National City City Council
May 29, 2026

AGENDA
Special Meeting
City Council Chamber - 1243 National City
Boulevard, National City, CA
Ron Morrison, Mayor Stephen Manganiello, Acting City Manager Luz Molina, Vice-Mayor - District 1 Heidi Skinner, Interim City Attorney Jose Rodriguez, Councilmember -District 2 Shelley Chapel, MMC, City Clerk Ditas Yamane, Councilmember – District 3
Marcus Bush, Councilmember – District 4
_______________________________________________________________________ The City Council also sits as the City of National City Community Development Commission, Housing Authority, Joint Powers Financing Authority, and Successor Agency to the Community Development Commission as the National City Redevelopment Agency
Thank you for participating in local government and the City of National City Council Meetings.

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EFFECTIVE JANUARY 1, 2023
All Contributions to Candidates and Current Elected Officials are required to self-report a Declaration of Campaign Contribution to a Councilmember of more than $250 within the past year (effective Jan 1, 2023). This report may be included on the Public Comment Speaker Slip to be completed prior to the City Council Meeting.

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AGENDA
Special Meeting
City Council Chamber - 1243 National City
Boulevard, National City, CA
Ron Morrison, Mayor Stephen Manganiello, Acting City Manager Luz Molina, Vice-Mayor - District 1 Heidi Skinner, Interim City Attorney Jose Rodriguez, Councilmember -District 2 Shelley Chapel, MMC, City Clerk Ditas Yamane, Councilmember – District 3
Marcus Bush, Councilmember – District 4
_______________________________________________________________________ The City Council also sits as the City of National City Community Development Commission, Housing Authority, Joint Powers Financing Authority, and Successor Agency to the Community Development Commission as the National City Redevelopment Agency
Gracias por participar en las reuniones del gobierno local y del Consejo de la Ciudad de National City.

Reuniones: Las reuniones regulares del Consejo Municipal se llevan a cabo el primer y tercer martes del mes a las 6:00 p.m. La reunión especial de sesión privada y los talleres pueden ser el mismo día, la hora de inicio se basa en las necesidades. Consulte las agendas especiales para conocer los horarios.

Ubicación: Las reuniones regulares del Concejo Municipal se llevan a cabo en la Cámara del Consejo ubicada en el Ayuntamiento, 1243 National City Boulevard, National City, CA 91950, las reuniones están abiertas al público.

Agendas y Material: Las Agendas y el Paquete de Agenda para los temas enumerados están disponibles en el sitio web de la Ciudad y se distribuyen al Concejo Municipal no menos de 72 horas antes de la Reunión del Concejo Municipal. Regístrese para recibir notificaciones electrónicas cuando se publiquen artículos.

Participación pública: Se fomenta de varias maneras como se describe a continuación. Los miembros del público pueden asistir a la Reunión del Concejo Municipal en persona, ver la Reunión del Concejo Municipal a través de la transmisión web en vivo o participar de forma remota a través de Zoom. Las grabaciones de las reuniones están archivadas y disponibles para su visualización en el sitio web de la Ciudad.

Para escuchar la transmission en Español, registration por Zoom es requerido antes del comienzo de la sesión.

Todo registro para la trasmisión por Zoom debe completarse dos (2) horas antes de la Reunión del Concejo Municipal.

Comentario Público: Las personas que deseen dirigirse al Concejo Municipal sobre asuntos que no están en la agenda pueden hacerlo bajo Comentarios públicos. Quienes deseen hacer uso de la palabra sobre los temas del programa podrán hacerlo cuando se esté examinando el tema.

Por favor, envíe una solicitud del orador al Secretario de la Ciudad antes de la reunión o inmediatamente después del anuncio del artículo. Todos los comentarios estarán limitados a tres (3) minutos. El Presidente tendrá la autoridad para reducir el tiempo asignado para dar cabida a un gran número de oradores. (Política del Concejo Municipal 104) Si desea enviar comentarios por escrito, envíe un correo electrónico a la Oficina del Secretario de la Ciudad al menos 1 hora antes de la Reunión del Consejo Municipal para dar tiempo a la distribución al Consejo Municipal.

Todos comentarios deben estar sometidos a más tardar cuatro (4) horas antes del comienzo de la sesión.

A PARTIR DEL 1 DE ENERO DE 2023
Todas las contribuciones a los candidatos y funcionarios electos actuales deben autoinformar una Declaración de contribución de campaña a un concejal de más de $ 250 en el último año (a partir del 1 de enero de 2023). Este informe puede incluirse en el Recibo del orador de comentarios públicos que se completará antes de la reunión del Concejo Municipal Servicios de interpretación en español: Los servicios de interpretación en español están disponibles, comuníquese con el Secretario de la Ciudad antes del inicio de la reunión para obtener ayuda.

Título II de la Ley de Discapacidades Americanas: En cumplimiento con la Ley de Discapacidades Americanas de 1990, las personas con discapacidad pueden solicitar una agenda en formatos alternativos apropiados según lo requerido por el Título II. Cualquier persona con una discapacidad que requiera un modificación o adaptación para participar en una reunión debe dirigir dicha solicitud a la Oficina del Secretario de la Ciudad (619) 336-4228 al menos 24 horas antes de la reunión.

State of California )
)ss.

County of San Diego )

AFFIDAVIT OF POSTING
I, Shelley Chapel, MMC, City Clerk of the City of National City, hereby declare under penalty of perjury that this notice of a Special Meeting was called by the City Council of the City of National City was posted and provided on Wednesday, May 27, 2026, at 1:00 p.m. Said meeting to be held Friday, May 29, 2026, at 4:00 p.m. in the City Hall, City Council Chambers, 1243 National City Blvd., in the City of National City, California.

Said notice was posted on the Bulletin Boards in front of City Hall and the Library.

Shelley Chapel
Shelley Chapel, MMC, City Clerk

AGENDA
Consolidated Special Meeting

Friday, May 29, 2026, 4:00 p.m.

City Council Chamber - 1243 National City Boulevard
National City, CA
Pages

1. CALL TO ORDER

2. ROLL CALL

3. PLEDGE OF ALLEGIANCE TO THE FLAG

4. PUBLIC COMMENT (Comment will be specific to Agenda Item) Speakers will have up to three (3) minutes.

5. STAFF REPORT

5.1 Own National City Homeownership RFP Proposal Recommendations 2 Recommendation:

Review, Receive Presentation, and Provide Staff Direction to Enter Discussions with Select Development Teams to Draft Exclusive Negotiation Agreements (“ENAs”) for Future City Council Consideration at a Subsequent Meeting Date.

6. CLOSED SESSSION

6.1 PUBLIC EMPLOYMENT
Government Code Section 54957(b)(1)
Position: City Manager

7. ADJOURNMENT

AGENDA REPORT
Department: Community Development
Prepared by: Angelita Palma and David McEachern, Community Development Meeting Date: Friday, May 29, 2026
Approved by: Stephen Manganiello, Acting City Manager
SUBJECT:

Own National City Homeownership RFP Proposal Recommendations RECOMMENDATION:

Review, Receive Presentation, and Provide Staff Direction to Enter Discussions with Select Development Teams to Draft Exclusive Negotiation Agreements (“ENAs”) for Future City Council Consideration at a Subsequent Meeting Date.

BOARD/COMMISSION/COMMITTEE PRIOR ACTION:

1. September 19, 2023, City Council Meeting Revisions to Policy 901

2. City Council Resolution 2023-139, Management of Real Property Policy 901 Amendment

3. CDC-HA Resolution 2023-111, SANDAG HAP 2.0 grant application for “Own National City”

4. CDC-HA Resolution 2024-89, Local Preference Policy Amendment

5. CDC-HA Resolution 2024-93, RFQ for On-Call Housing Consulting Services

6. CDC-HA Resolution 2024-94, Authorization to use HAP 2.0 grant funds for Own National City

7. CDC-HA Resolution 2025-95, RFP Agreement for City-Owned Properties for Homeownership

8. March 18, 2025, City Council Homeownership Special Workshop: Homeownership on CityOwned Properties and Homeownership Study Preliminary Findings

9. City Council Resolution 2026-37 DTSC to oversee the investigation and/or remediation of any potential hazardous substances at 921-929 National City Blvd and 1028 A Avenue.

EXPLANATION:

BACKGROUND
On February 7, 2023, a City Council Policy #105 request was added to the regular agenda to review and discuss City Council Policy # 901 Management of Real Property (Sale, Lease, Rental, Surplus) at the next regularly scheduled City Council meeting with the intent to expand homeownership opportunities within City-owned Properties. On February 21, 2023, Housing Authority staff provided a presentation on historic and current homeownership programs and projects in National City; market data and trends affecting the feasibility of homeownership development; and potential policies to prioritize and promote homeownership development on City-owned property. Staff received direction from the City Council to revisit at a future date, with proposed changes to the Policy and other recommended policy actions to consider, to further incentivize homeownership development in National City.

Following the City Council’s direction, several key actions and milestones were completed to advance homeownership initiatives and related policy efforts. The City Council adopted a Local Preference Policy Amendment (CDC-HA Resolution 2024-89, February 6, 2024), while also navigating significant external funding changes, including State of California budget reductions affecting SANDAG’s funding available for housing and planning efforts available to National City which staff applied and received a grant for in the amount of $450,000 so that efforts to advance homeownership did not affect the general fund. Concurrently, the Focused General Plan Update (FGPU found at www.nationalcityca.gov/generalplan), a four-year, HAP 1.0 and SGIP grantfunded effort, was completed in Spring 2024 and later served as a foundational planning resource for the Own National City Study.

To support staff, the Housing Authority released a Request for Qualifications (RFQ) for On-Call Housing Consulting Services on May 2, 2024, and subsequently approved an Agreement for Housing Consulting Services (Resolution 2024-9) on June 18, 2024. Additional progress included SANDAG making HAP 2.0 funds available on August 1, 2024, followed by formal authorization of HAP 2.0 funding (CDC-HA Resolution 2024-94) on November 5, 2024. In early 2025, the City advanced public engagement and implementation efforts with the launch of the project webpage (www.nationalcityca.gov/ownnatcity) on January 21, 2025, approval of an agreement for RFP/grant funds (Resolution 2025-95) on the same date, and issuance of a Public Notice of Vacant Real Property Available for Disposition on February 11, 2025.

On January 21, 2025, the Community Development Commission-Housing Authority of the City of National City (“CDC-HA”) entered into an agreement with Keyser Marston Associates, Inc. (“KMA”), a multi-disciplined real estate and economic consulting firm, to draft, solicit, and evaluate a request for proposals (“RFP”) for City-owned properties to create for-sale homeownership opportunities as part of a project called “Own National City.” Own National City is intended to propel the implementation of City Council Policy No. 901 (Exhibit A), by prioritizing the development of homeownership units on City-owned properties zoned for residential use, thereby helping to reduce the disparity in homeownership rates between National City and the surrounding region.

This space was intentionally left blank.

The CDC-HA released the RFP (Exhibit B) on March 19, 2025, seeking:
 Experienced non-profit or for-profit developers to enter into one or more Exclusive Negotiation Agreements to complete due diligence,
 Negotiate a Disposition and Development Agreement, and  Ultimately develop the site(s) with affordable and/or mixed-income for-sale housing.

Development teams were asked to demonstrate their experience, capability/qualifications, and creativity in delivering affordable homeownership projects Submittals were required to include:
 Relevant development experience
 Financial capacity
 Conceptual development plans
 Project design approach
 Financial proposal
 Other pertinent supporting information
A total of nine (9) proposals were received across the six (6) City-owned RFP properties.

The proposals were analyzed by KMA and CDC-HA staff based on the Evaluation Criteria listed in the RFP, including:

1. The financial strength and capacity of the Development Team and their experience in developing comparable projects.

2. Duration of affordability, ratio of affordable units to total units, and income range targeted.

3. Project design that includes a proposed mix of unit sizes suitable for families.

4. Proposals’ overall financial proposal.

PROPOSALS RECEIVED
The three development teams listed below submitted proposals to the RFP. Information on each team can be found in Exhibit C and project site designs can be found in Exhibit E.  Casa Familiar, Inc., 501(c)(3) a nonprofit organization  Community HousingWorks and San Diego Habitat for Humanity, 501(c)(3) nonprofit organizations
 Otumba LLC. and San Andreas Real Estate Group, for-profit entities A summary of the proposal characteristics is included below. Detailed analyses of key features of the proposals are included in Exhibit C.

This space was intentionally left blank.

PROPOSALS RECEIVED (CONTINUED)

RECOMMENDATIONS
The following tables summarize the development proposals received and provides recommendations on the selected development team for each site.

SITE 2 SITE 6
Division Street and
R Avenue
("Division Street")
Plaza Bonita
Center Way
("Plaza Bonita")
CHW/Habitat CHW/Habitat Otumba/
San Andres CHW/Habitat Otumba/San Andres Casa Familiar CHW/Habitat CHW/Habitat I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site
Area Total Site Area

0.15 Acres

0.00 Acres

0.15 Acres

0.11 Acres

0.00 Acres

0.11 Acres

0.11 Acres

0.45 Acres

0.56 Acres

0.09 Acres

0.00 Acres

0.09 Acres

0.09 Acres

0.38 Acres

0.47 Acres

0.39 Acres

0.82 Acres

1.21 Acres

0.39 Acres

0.00 Acres

0.39 Acres

3.32 Acres

0.00 Acres

3.32 Acres
For-Sale or Rental For-Sale Rental For-Sale For-Sale Rental & Rent-to-Ownership For-Sale For-Sale Rent-toOwnership Rental For-Sale Product Type Townhomes Stacked-Flats Single-Family Home with ADU
Duplexes, StackedFlats, Lofts, & Stacked-Flats Townhomes Townhomes Stacked-Flats Stacked-Flats & Townhomes Townhomes
F. Commercial Space No No No No No No No 883 SF No No
II. PROJECT DESIGN
Number of Stories 2 to 3 Stories 4 Stories 2 Stories 6 Stories 8 Stories 4 Stories 3 Stories 5 Stories 5 Stories 3 Stories Number of Units 10 Units 82 Units 2 Units 20 Units 121 Units (1) 3 Units 18 Units 60 Units 62 Units 30 Units Affordability 10 units- 70% AMI
82 units- 49%
AMI average
2 units- 70% AMI 20 units- 70% AMI 3 units- 40% AMI
3 units- 70%
AMI
2 units- 40%
AMI
60 units- 49%
AMI average
62 units- 49%
AMI average
30 units- 70% AMI
Types of Units 3 Bedrooms 1 & 2
Bedrooms
3 Bedroom &
2 Bedroom ADU Studios & 1 Bedrooms 1 & 2 Bedrooms (2) 3 Bedrooms 4 Bedrooms (2) 1, 2, & 3
Bedrooms
Studios, 1, & 2
Bedrooms 3 & 4 Bedrooms
Parking Spaces 10 82 2 4 139 3 37 68 44 33
Parking Ratio (Spaces/Unit) 1.00/Unit 1.00/Unit 1.00/Unit 0.20/Unit 1.15/Unit 1.00/Unit 2.05/Unit 1.13/Unit 0.71/Unit 1.10/Unit CHW/Habitat

1.47 Acres

0.00 Acres

1.47 Acres
SITE 1 SITE 3 SITE 4 SITE 5
Highland Ave. and
Eta Street
("Purple Cow")
Roosevelt Avenue and
W. 11th Street
("Roosevelt Lot")
A Avenue and
E. 11th Street
("A Avenue Lot")
Plaza Boulevard and
E Avenue
("Lambs' Theater")

Site 1: Highland and Eta Street (“Purple Cow”)
Staff Recommendation Key Highlights Proposal Findings
Staff recommendation is to
select the proposal by
Community
HousingWorks
and
Habitat for Humanity
Development Team Capacity:
 Extensive experience in developing affordable rental and for-sale housing  Sufficient financial resources to carry out the proposed development  Prior experience developing affordable housing in National City  Strong track record working with the target population Proposed Project:
 10 for-sale townhomes for households earning up to 70% Area Median Income (AMI) with 45-year deed restrictions
 82 rental units for households at 30%-60% AMI for 55 years  Unit mix comprised of three-bedroom for-sale units and one- and twobedroom rental units Financial Proposal:
 For-sale component:
 Assumes land contribution from City
 Financing deficit of $2.5 M to be funded by partner and donor contributions
 Rental component:
 Long-term ground lease with the City with an estimated lease value of $2.9 M.
 Assumes proposed allocation of eight (8) project-based vouchers (PBVs) from the City.
 Financing deficit of $4.4 M to be funded with a residual receipts loan from the City for the lease value of the site ($2.9 M) and $1.5 M cash contribution from the City.
 Proposal sufficiently
meets RFP scope
for developer
capacity/experience,
project design, and
financial feasibility
 The limited number
of homeownership
units compared to
rental units reflects
the development
team’s goal of
supporting
affordable
homeownership
while preserving
financial feasibility
through tax credit–
financed rental
housing

Site 2: Division Street and R Avenue (“Division Street”) Staff Recommendation Key Highlights Proposal Findings
Staff recommendation is to
select the proposal by
Community
HousingWorks
and
Habitat for Humanity
Development Team Capacity:
 Extensive experience in developing affordable for-sale housing  Sufficient financial resources to carry out the proposed development  Prior experience developing affordable housing in National City  Strong track record working with the target population Proposed Project:
 One (1) three-bedroom single-family home for a household earning up to 70% AMI with a 45-year deed restriction
 One (1) two-bedroom accessory dwelling unit (ADU)
Financial Proposal:
 Assumes land contribution from City
 Financing deficit of $110,000, to be funded by partner and donor contributions
 Proposal sufficiently
meets RFP scope
for developer
capacity/experience,
homeownership,
project design, and
financial feasibility
This space was intentionally left blank.

Site 3: Roosevelt Avenue and W. 11th Street (“Roosevelt Lot”) Staff Recommendation Key Highlights Proposal Findings
Staff recommendation is to
select the proposal by
Community
HousingWorks
and
Habitat for Humanity
Development Team Capacity:
 Extensive experience in developing affordable for-sale housing  Sufficient financial resources to carry out the proposed development  Prior experience developing affordable housing in National City  Strong track record working with the target population Proposed Project:
 20 for-sale units for households earning up to 70% AMI with 45-year deed restrictions
 Studio and one-bedroom units in a mix of duplexes, stacked-flats, lofts, and townhomes
Financial Proposal:
 Assumes land contribution from City
 Financing deficit of $1.6 M, proposed to be funded by partner and donor contributions
 Proposal sufficiently
meets RFP scope
for affordability,
homeownership,
and financial
feasibility
 Project design is
partially restricted
by land use
characteristics

Staff Recommendation
Otumba LLC. and San
Andres Real Estate Group
The proposal is not
recommended.

The proposal by Otumba
LLC. and San Andres was
not advanced for further
consideration due to the
findings.

Site 3: Roosevelt Avenue and W. 11th Street (“Roosevelt Lot”) Development Team Capacity:
 Did not demonstrate previous comparable affordable housing experience  Financial capacity review indicates a low level of liquidity and working capital
 Limited experience developing housing for low-income households  Lack of comparable development experience in San Diego County Proposed Project:
 121 rental units
 City-owned site developed in combination with adjacent parcels currently owned or under control by Developer
 After the 7th year of project operations, six (6) units are proposed to convert from rental to for-sale
 Three (3) of the six (6) for-sale units are proposed to be sold to very lowincome households  The six (6) for-sale units include a mix of one- and two-bedroom units  Unit mix for rental units not provided
Financial Proposal:
 Assumes land contribution from City
 100% of project costs to be financed with equity from Ultra-High Net Worth Family Office
 Identity and financial capacity/financial statements for Ultra-High Net Worth Family Office not provided
 For-sale pro forma reflects financing deficit of $996,000, to be funded by Ultra-High Net Worth Family Office
 Financial pro forma for rental units not provided
Proposal Findings
 Low yield of
affordable units
 No homeownership
units initially, only
six (6) of 121 units
are planned to
convert to
homeownership
 Pro forma
submitted does not
reflect entire
project, therefore
financial feasibility
of total project
cannot be fully
evaluated
 Limited comparable
experience and lack
of information on
the financial
capacity of
investment partners
create additional
risk

Site 4: A Avenue and E. 11th Street (“A Avenue Lot”)
Staff Recommendation Key Highlights Proposal Findings
Staff recommendation is to
select the proposal by
Community
HousingWorks
and
Habitat for Humanity
Development Team Capacity:
 Extensive previous comparable experience developing affordable for-sale housing
 Sufficient financial resources to carry out the proposed development  Prior experience developing affordable housing in National City  Strong track record working with the target population Proposed Project:
 Three (3) for-sale townhomes for households earning up to 70% AMI with 45-year deed restrictions
 All townhomes consist of three-bedroom units
Financial Proposal:
 Assumes land contribution from City
 Financing deficit of $1.1 M proposed to be funded by partner and donor contributions
 Proposal sufficiently
meets RFP scope
for affordability,
homeownership,
project design, and
financial feasibility
Staff Recommendation
Otumba LLC. and San
Andres Real Estate Group
The proposal is not
recommended.

The proposal by Otumba
LLC. and San Andres was
not advanced for further
consideration due to the
findings.

Site 4: A Avenue and E. 11th Street (“A Avenue Lot”)
Development Team Capacity:
 Did not demonstrate previous comparable experience
 Financial capacity review indicates low level of liquidity and working capital  Lack of comparable experience in San Diego County
 Limited experience developing housing for low-income households Proposed Project:
 18 for-sale units
 Developer actively pursuing the acquisition of two adjacent parcels to expand project footprint
Proposal Findings
 Low yield of
affordable units
 Pro forma
submitted does not
reflect entire
project, therefore
financial feasibility
cannot be fully
evaluated

 Two (2) for-sale units restricted to very-low income households with 45-year resale restrictions, the balance of units are market-rate  All for-sale units consist of four-bedroom units
 Unit mix for rental units not provided
Financial Proposal:
 Assumes land contribution from City
 Financing deficit of $1.2 M to be funded by Ultra-High Net Worth Family Office
 Identity and financial capacity/financial statements for Ultra-High Net Worth Family Office not provided
 Pro forma for development on adjacent parcels not provided  Limited comparable
experience and
unverified financial
capacity of
investment partners
create additional
risk
Site 5: Plaza Boulevard and E Avenue (“Lambs’ Theater”) Staff Recommendation Key Highlights Proposal Findings
Staff recommendation is to
select the proposal by
Casa Familiar, Inc.

Development Team Capacity:
 Key personnel have relevant comparable experience
 Prior experience developing affordable housing in National City  Organization appears fiscally sound
 Strong track record working with target population
 Experience obtaining financing from Federal and State funding sources Proposed Project:
 60 rent-to-own units for households developed through a Community Land Trust (CLT) model
 15-year rental period before option for homeownership begins  Units restricted at 30%-60% AMI
 City-owned site developed in combination with adjacent parcels already owned by the Developer
 Recommendation is
based on
innovation and
potential for a
substantial number
of homeownership
units
 Although no
homeownership
units would exist
initially, the
proposal takes a
unique approach to
providing affordable
homeownership,
however there is
uncertainty relating

Financial Proposal:
 Assumes land contributed by City
 Innovative financing plan to achieve homeownership with a CLT  Developer initiated a comparable model, the Avanzando CLT in San Ysidro, in 2024
to the lack of a
track record for this
model
Staff Recommendation
The proposal is not
recommended.

Community HousingWorks
and
Habitat for Humanity
Site 5: Plaza Boulevard and E Avenue (“Lambs’ Theater”) Development Team Capacity:
 Extensive previous comparable experience developing affordable rental housing
 Sufficient financial resources to carry out proposed development  Prior experience developing affordable housing in National City  Strong track record working with target population
Proposed Project:
 60 rental units affordable to households at 30% - 60% AMI  No for-sale units
 Rental units restricted for 55 years
 Unit mix consists of studios, one-, and two-bedroom units Financial Proposal:
 Long-term ground lease with City with an estimated lease value of $2.2 M  Assumes proposed allocation of eight (8) PBVs from the City  Project has a financing deficit of $3.7 M to be funded with a residual receipts loan from the City for the lease value of the site ($2.2 M) and $1.5 M cash contribution from the City
Proposal Findings
 Proposal sufficiently
meets RFP scope
for affordability,
project design, and
financial feasibility
 Unit mix of studios,
one-, and twobedroom units not
ideal for families
 Proposal lacks
homeownership
opportunities

Site 6: Plaza Bonita Center Way (“Plaza Bonita”)
Staff Recommendation Key Highlights Proposal Findings
Staff recommendation is to
select the proposal by
Community
HousingWorks
and
Habitat for Humanity
Development Team Capacity:
 Extensive previous comparable experience developing affordable for-sale housing
 Sufficient financial resources to carry out the proposed development  Prior experience developing affordable housing in National City  Strong track record working with the target population Proposed Project:
 30 for-sale townhomes for households earning up to 70% AMI with 45-year deed restrictions
 Mix of three- and four-bedroom units
 Northeastern portion of property (East of Plaza Bonita Center Way) will remain undeveloped and utilized as a community garden
Financial Proposal:
 Assumes land contribution from City
 Project has a financing deficit of $12.6 M, proposed to be funded by partner and donor contributions
 Challenging site characteristics, including access and topography, contribute to a high financing deficit
 Proposal sufficiently
meets RFP scope
for affordability,
homeownership,
and project design
 Projected financial
feasibility is partially
strained by site
characteristics

NEXT STEPS
Direct staff to draft Exclusive Negotiating Agreements (“ENA”) with the selected development teams. The ENAs will be presented to Council for approval before execution.

FINANCIAL STATEMENT:

The CDC-HA may need to assist the homeownership project by deferring the receipt of payment for the value of the land to make it financially feasible to build homeownership units. The CDCHA may consider providing loans to make homes affordable for lower-income first-time homebuyers by leveraging equity generated by the development. If the CDC-HA assists the homebuyer through a loan secured by the homebuyer’s housing unit, the City’s subsidy will be recaptured and reutilized when the property is sold or transferred. Staff time will be charged to both the Housing Authority fund and the General Fund until ENAs are executed. Once executed, staff time and fees will be recaptured to the greatest extent possible.

To date, excluding staff time funded by the Housing Authority and General Fund since February 2023, the total investment of funds for this homeownership initiative described in this report has been at least $625,942. Of that amount, $450,000 was a SANDAG Housing Acceleration Program (“HAP 2.0”) grant.

RELATED CITY COUNCIL 2020-2025 STRATEGIC PLAN GOAL:

Housing and Community Development
ENVIRONMENTAL REVIEW:

This is not a project under CEQA and is therefore not subject to environmental review. CCR15378; PRC 21065.

PUBLIC NOTIFICATION:

The Agenda Report was posted at least 72 hours before the Regular Meeting date and time, and 24 hours before a Special Meeting in accordance with the Ralph M. Brown Act.

ORDINANCE:

Not Applicable
EXHIBITS:

Exhibit A- City Council Policy 901
Exhibit B- RFP
Exhibit C- RFP Proposal Evaluation
Exhibit D- PowerPoint
Exhibit E- Project Site Designs

CITY COUNCIL POLICY

CITY OF NATIONAL CITY
TITLE: Management of Real Property POLICY #901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
Background:

The City of National City is owner of substantial real property which is used for various municipal purposes. As public service needs change, the requirements for these properties may be revised and, on occasion, certain parcels may be in excess of the City's current need. This requires that each individual site be reviewed in terms of its potential for future public use, as well as its potential economic benefit to the City.

The proceeds from the sale and lease of City-owned lands and the revenues generated from leases are normally utilized for General Fund purposes unless the property sold or leased belonged to a restricted program.

Purpose:

It is the purpose of this policy 1) to establish a procedure by which unused and marginally used City-owned real estate is reviewed for its potential public use, and for designating unneeded parcels for lease or sale; 2) to provide methodology for the sale or exchange of City-owned real estate and 3) to establish policies for the leasing of Cityowned real property; and 4) to require the development of homeownership units with maximized affordability on city-owned property (parcels) zoned for residential use and include a 75% local preference for residents of National City.

Policy:

It is the City's policy to manage its real estate assets so that municipal needs which rely on these assets may be properly implemented. It is not the City's policy to speculate in real estate. The City Council will review City-owned real estate not used for municipal purposes and determine the appropriate use of the property. Those properties not needed for either City or public use within the foreseeable future, may be made available for lease or sale.

The City shall optimize the sale price or lease rent from City-owned real estate based on relevant factors, including 1) an appraisal reflecting current market value when either a transaction or authorization to sell or lease is presented to the City Council, 2) prevailing economic conditions and market trends, and 3) any special benefits to accrue from the sale or lease.

The City shall seek market value for its properties. Discounts will not be negotiated unless an extraordinary need or circumstance is recognized by Council Resolution setting forth the amount of the discount from appraised value and the public purpose served in justification of the discount.

City staff under the direction of City Manager shall prepare and present to the City Council a comprehensive Property Management Plan with periodic reviews as needed, and updates to the City Council. The Property Management Plan shall include an overall

TITLE: Management of Real Property POLICY # 901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
review of the City's real estate portfolio (or inventory), an operating plan for corporate property, a disposition plan for surplus property, market research to support anticipated transactions and a request for authority to act within defined parameters (as described in this policy).

The major elements of the property management plan are to include:
• Property evaluation and characterization of real estate assets • Strategy for City occupied real estate
• Investment Portfolio Plan (leases to for-profit tenants) • Review of not-for-profit leases
• Disposition Plan for surplus assets
• Business Case development review to support proposed transactions • Legal document development and review
Procedure for Sale of City-Owned Real Estate:

A. Real Estate Review
As part of an overall property management plan for the City's real estate assets, staff will review the City's property inventory to determine which properties are no longer needed for public facilities or to support the elements of the General Plan and whose disposition will provide a greater public benefit.

B. Homeownership Requirement
City-owned property zoned for residential use is required to develop homeownership units with maximized affordability on city-owned property zoned for residential use and include a 75% local preference for residents of National City.

When a City-owned property is considered for disposition by the City or Housing Authority, a study will be conducted using various development models, conditions, and options that impact the project budget, development, and unit affordability. The findings and considerations from the study by the Housing Authority must be presented to City Council for review. The City Council may accept the study or direct staff to issue a request for proposals on the subject property.

The study will analyze and evaluate various development models for homeownership, which may include:
• Condominiums
• Townhomes
• Limited-Equity Cooperatives
• Rent-to-own units
• Community Land Trusts
• Other Models or Combinations Thereof

TITLE: Management of Real Property POLICY # 901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
The study of the subject property will also analyze and evaluate various conditions and options that may impact the project budget, development, and unit affordability for homeownership, which may include:
• Construction Defect Insurance Law
• Gap Financing Options
• State Legislation
• Deed Restrictions
• Ratio of market rate to affordable homeownership units • Unit size and distribution with an emphasis on larger units • Funding available to subsidize affordable homeownership such as pre-paid mortgage insurance or first-time homebuyer programs
• Other Conditions and Options
C. Available Real Estate for Sale
A City-owned property may become available for sale if:
• The property is not currently used by the City or does not support a municipal function; and
• The property is vacant and has no foreseeable use by the City; and • The property is a non-performing or under-performing asset and greater value can be generated by its sale; and
• Significant economic development opportunities can be generated by selling the property.

Factors to be considered in determining whether a property should be sold include:
• Will the City be relieved of potential liabilities and/or cost of maintaining property that does not generate income or provide public benefit? • Property tax increment that will be created by returning the properties to the tax rolls.
• Stimulation of the economy by providing opportunities for private sector investment.
• Generation of revenue.
• The sale of the property will generate greater economic value than a ground lease if a ground lease is a feasible option.

D. Governmental Clearance Process
Government Code Section 54222 requires that a local agency proposing to dispose of surplus property must first notify all governmental agencies operating within the City as to the availability of the property. The agencies are given 60 days to respond with an intent to acquire, if not, the property may be deemed cleared for public sale.

Regarding the list of properties for sale:
• Governmental agencies are regularly contacted as the surplus list is updated. • City departments are individually contacted as the surplus list is updated. • Council members are given a preliminary review and opportunity to comment on foreseeable uses for the property.

TITLE: Management of Real Property POLICY # 901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
E. Approval Process
• City-owned properties that have been identified by the City Manager as candidates for sale will be presented to the City Council for approval to be sold.
• If a property is of a type and location that would make a ground lease feasible, an economic analysis of the benefits of lease vs. sale will be conducted.
• If the property is zoned for residential use a study will be conducted using various development models, conditions, and options that impact the project budget, development, and unit affordability. The findings and considerations from the study by the Housing Authority must be presented to City Council for review. The City Council may accept the study or direct staff to issue a request for proposals on the subject property.
• If City Council determines that the property may be sold, it shall authorize City Manager to sell the property for a price equal to or greater than a minimum price established by a current (less than six months old) appraisal.

The authorization to sell the property will be valid for twelve months from the date of City Council action.
• The City Manager or designee may enter into purchase and sale agreements, close escrows and execute and deliver grant deeds to the purchasers of the properties at prices equal to or greater than the minimum price approved by City Council on terms and conditions deemed reasonable, and in the City's best interests.
• City Manager or designee will provide a report to the City Council, regarding the price, terms, and conditions of all transactions.
• Properties that cannot be sold at a price equal to or greater than the minimum price approved by Council will be returned to Council for further consideration prior to disposition. Council approval will be required to sell a property at a price less than the minimum price previously approved by the City Council.

F. Method of Sale
Properties may be sold by any method allowed by City Council Policy. This includes direct negotiation, request for proposal, listing with a broker, sealed bid, auction or other appropriate method as determined by the City Council. Possible method of sale for all properties will be included in the enabling resolution authorizing their sales.

G. Marketing
Properties offered for sale shall receive the widest possible exposure to the open marketplace. This may be accomplished through direct marketing techniques, such as requests for proposals (RFP), advertising, exposure through the real estate media, posting the property on the multiple listing service, or any other appropriate method. When appropriate, properties may be listed for sale with qualified real estate brokers. The authorization to utilize the services of a real estate broker will be contained in the enabling resolution.

TITLE: Management of Real Property POLICY # 901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
H. Real Estate Brokers
Real estate brokers may be used to represent the City in the sale of its properties.

Brokers will be selected for individual assignments through Requests for Proposals (RFP) or Requests for Qualifications (RFQ) and a subsequent bid or other methods that result in the City receiving the services of a qualified broker at the best value to the City. The maximum approved commission rate will be contained in the enabling resolution for the property's sale. If the property is listed with a broker, the City reserves the right to exclude from the listing agreement potential buyers whose interest in purchasing a subject property has been made a part of the record prior to the execution of such agreement.

I. Exclusively Negotiated Sales
It will be the City's policy to insure the highest price for its real estate by pursuing open market transactions. However, on certain occasions, an exclusively negotiated sale may be justified as applicable and may be approved under one of the following conditions:

1. When a parcel is landlocked.

2. When the sale is to a contiguous owner.

3. When a fee interest in a pipeline or other right-of-way is no longer required, it may be sold to a contiguous owner. A restrictive pipeline easement of adequate width or other required easements will be reserved from said sale.

4. When other governmental, public and quasi-public agencies submit acquisition proposals a sale may be consummated. These agencies shall include but not be limited to: Federal, State, and County agencies; school districts, special districts, and regulated utility companies.

5. When qualified non-profit institutional organizations offer to purchase City-owned land, a negotiated sale may be consummated at fair market value providing there is: 1) a development commitment, and 2) a right to repurchase or a reversion upon
a condition subsequent. Institutional organizations such as places of public assembly, hospitals, extended care facilities, private schools and community service organizations are required to develop under the City's conditional use permit procedure.

6. When a property has been offered by public auction and no acceptable bids were received, it may be sold on a negotiated basis to any applicant submitting an acceptable offer within six months following the date of auction.

7. Real property exchanges may be consummated by direct negotiation. However, exchanges will be considered only with other governmental agencies or when there is an advantage to the City.

J. Rezoning
Prior to completion of the sales transaction, City land shall be considered for rezoning in accordance with the General Plan, existing community plans or other City Council direction if a higher sale price will result. Also, all unnecessary easements

TITLE: Management of Real Property POLICY # 901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
affecting title to the property shall be removed if this will result in a commensurate increase in value.

K. Easements
The City will receive current fair market value for the removal of restrictive easements or access rights previously paid for by the City or other governmental agency or reserved in a sale of City property.

L. Priority Handling
Since time is of essence in land transactions, all such actions by the City Council and staff shall be given the highest priority and special handling.

M. Public Utilities Installed by Private Entities
The applicant for the use of unimproved City land for public purposes, such as streets, sewers, and other public utilities, shall compensate the City for the fair market value of the rights to be granted by the City. The amount of compensation shall be established by appraisal.

Procedure for leasing City-owned Real Property
The City of National City has a very diverse real estate portfolio. While the policies herein are to act as the standard that governs most leases, the City acknowledges that parts of its leasing portfolio have specialized needs or restrictions. In these cases, this policy will act as a framework for a sub-policy that will govern a specific area. Should a conflict arise between the framework policy and the sub-policy, the sub-policy will govern.

A. Criteria for Leasing
City property shall be considered for leasing when one or more of the following criteria apply:

1. The property is not required for current municipal use, but is to be held for possible future use and can be leased as an interim measure.

2. The property can only be leased because of legal restraints. For example, property held under Tideland trust grants or as dedicated parks.

3. The City requires substantial control over development, use and reuse of the property.

4. The property has the immediate potential of a high return to the City because of its high demand and type of use, such as commercial and industrial land.

5. The property can be efficiently utilized by a provider of services needed by the City.

6. The property can be leased to promote a substantial economic development opportunity.

TITLE: Management of Real Property POLICY # 901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
B. Property Management Plan
The City Council may approve the execution of lease transactions that meet the terms of the City's asset strategy for a particular property previously approved by City Council in an overall Property Management Plan. Negotiated transactions that fall outside of the parameters of an approved Property Management Plan either will be submitted individually for City Council approval, or deferred until the next periodic update and approval of the plan.

C. Lessee Selection for New Leases
Competitive offers for lease of City property shall be solicited from the open market place. This may be accomplished through a number of marketing techniques, such as Request for Proposals (RFPs), a marketing subscription system, direct advertising, use of a Multiple Listing Service (MLS), listing with a broker, posting the property and any other appropriate means.

In certain limited situations, the City may exclusively consider a single proposal for lease of City property. Potential lessees wishing to exclusively negotiate with the City must submit for City staff review a business case with sufficient justification as to how it is capable of optimizing the use of the property and return to the City, thereby negating the need for a competitive process. This information will be included when the lease transaction is presented for City Council approval.

Leasehold proposals shall be evaluated in terms of:

1. The degree to which the proposed use is in compliance with the City's strategic plan for the property.

2. In terms of the amount of consideration offered in the form of rent.

3. In terms of the financial feasibility of the proposal.

4. The capability, expertise and experience of the potential lessee with respect to the proposed leasehold development and operation.

5. If new development is proposed, a development plan that includes a description of the development team and its qualifications.

6. The details of each person or entity that will have an interest in the proposed lease

7. Special public benefits to be derived (if any).

D. Rate of Return
The City shall obtain fair market rents for its leases commensurate with the highest and best use of the property. The fair market rent shall be based on an appraisal that complies with the definition of Market Rent found in the Uniform Standards of Professional Appraisal Practice (USPAP) published by the Appraisal Foundation.

The appraisal shall be no more than six months old at the time the lease transaction is presented for City Council approval. If the cost of an appraisal is not justified by the anticipated rents, the City may choose an alternative method to establish rent.

City leases shall contain terms and conditions which will sustain a fair rate of return throughout the duration of the lease.

TITLE: Management of Real Property POLICY # 901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
E. Rental Terms
Rental terms may be negotiated on the basis of fixed rates (flat rent leases) or percentages of the lessee's gross income derived from business conducted on the property, with a provision for a minimum rent on percentage leases.

F. Percentage Leases
Minimum Rent
The minimum rent component for a new percentage lease shall be set at no less than eighty percent (80%) of the fair market rent as defined above. In certain cases, a portion of the minimum rent may be abated for new construction or redevelopment on the leasehold. The minimum rent shall be adjusted upward throughout the duration of the lease at intervals of not more than every five (5) years to reflect no less than eighty percent (80%) of the average annual rent actually paid or accrued during the three (3) years preceding the adjustment. In no event shall the adjusted minimum rent be less than the minimum rent in existence immediately preceding the adjustment.

Percentage Rates
Percentage leases shall provide for adjustments of percentages rates every five (5) years to current fair market rates as established by appraisals of prevailing market percentage rates primarily within the Southern California area.

G. Flat Rate Leases
Market Rate Adjustments
Flat rate leases shall provide for upward adjustment of rent every five (5) years to current fair market rent.

Consumer Price Index Adjustments
Flat rate leases shall provide for upward adjustment of rent in the interval term between market rate adjustments by changes in the consumer price index. The index used for consumer price index adjustments will be the All Urban Consumers index for Los Angeles - Riverside - Orange County, California with a base year of 1982-84.

If the U.S. Department of Labor indices are no longer published, another substitute index generally recognized as authoritative will be used. Flat rate leases may include pre-determined periodic increases to rent instead of consumer price index adjustments. These periodic increases would occur at least every five (5) years.

H. Rent Arbitration
Leases can provide for binding arbitration when the City and lessee cannot agree on the new rent for a rental period under review. The City and lessee shall each select a professional independent real estate appraiser who in turn will select a third independent real estate appraiser to determine the fair market rent. If the two selected appraisers fail to mutually select a third appraiser, then the third appraiser will be appointed in accordance with the rules of the American Arbitration

TITLE: Management of Real Property POLICY # 901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
Association. The City and lessee shall pay the cost of its own selected appraiser and equally share the cost of the third appraiser.

I. Appraisal Assumptions
City leases shall include a definition of the fair market value to be used to adjust rent and an identification of the premise for that value. In establishing the fair market value of leased property, any appraisal shall consider the property as a fee simple absolute estate and as vacant and available for lease or sale for the authorized purposes of the lease at the commencement of the rental period under review. Rates established for purposes of periodic percentage rental adjustments shall not consider any abatement as may be appropriate in a "new" development of vacant land. It shall also be assumed that all
required regulatory approvals to permit the use authorized in the lease have been obtained.

J. Lease Term
Short-Term Lease
The City Manager, at all times, shall have power, without advertising, notice, or competitive bidding, to lease any City property for a term of three (3) years or less (short-term lease). The City Council will be notified of a short-term lease not later than fifteen (15) days following its execution. A short-term lease may not be renewed without approval of the City Council. The City Manager, or designee may also execute rental agreements covering up to eighteen (18) months for tenant occupancy of City-owned residential housing.

Long-Term Lease
A lease in excess of three (3) years requires a resolution passed by a majority vote of all members of the City Council. The length of lease term shall be based on the level of capital improvements to be made by the lessee and the economic life expectancy of the development. These factors can be determined utilizing cost estimating and economic life expectancy resources such as tables provided by Marshall Valuation Service. The City may consider other relevant information in determining if a longer lease term is warranted, such as if the proposed leasehold development is expected to generate above average returns to the City or significantly improve the quality of the property. A lease shall not exceed 55 years unless the conditions set forth in Government Code section 37380(b) are met, K. Lease Amendments
Amendments to long-term leases require City Council approval. The City's agreement to an amendment may be contingent upon updating sections of the lease to incorporate current City standard lease provisions and an adjustment to fair market rent.

L. Subleases
A lessee may sublease all or part of the leased property to a qualified sub-lessee subject to approval by the City. No sublease shall be approved which would be

TITLE: Management of Real Property POLICY # 901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
detrimental to the City's rights under the master lease or for a use that is not consistent with uses allowed by the master lease. The City Manager may authorize subleases which meet these conditions and which do not require amendment of the master lease. Unless special circumstances exist. Leases shall provide for the City to receive a minimum of fifty percent (50%) of the incremental gross rental revenues due to the lessee from subleases.

M. Leasehold Financing
The City will not subordinate its fee interest to encumbrances placed against any leasehold by a lessee. The City Council may approve appropriate financial encumbrances of the leasehold interest, which provide that all loan proceeds are used for authorized improvement of the property until the leasehold is fully developed in accordance with the lease. City staff shall take appropriate steps to review the proposed financing and insure that loan proceeds go into the leasehold. Maximum loan proceeds shall not be in excess of seventy-five percent (75%) loan-to-value, where "value" refers to the leasehold improvements, as determined by a lender's appraisal which has been reviewed and approved by City staff. The loan term shall not exceed the term of the lease.

Loans or refinancing in the form of encumbrances against the lease for the purpose of reducing equity or financing the sale of leasehold interest will not be allowed until the property is fully developed for uses authorized in the lease. After the property is developed, such financing may be permitted so long as there is also substantial benefit to be gained by the City. This may take the form of either a percentage share of the loan proceeds or an upward adjustment to the rent. Either of which shall be based on commercially reasonable comparables found in the market.

N. Leasehold Improvements
Leasehold improvements installed by lessees shall be removed at the lease termination without cost to the City, or will revert to the City, at the City's option. All leasehold improvements and alterations require prior written approval of the City Council.

O. Maintenance and Utilities Responsibility
City leases shall require the lessee to maintain all improvements on the property at its own expense and be responsible for the cost of all utilities. Leases for multitenanted space shall include specific requirements delineating appropriate responsibilities.

P. Lease Audits
All percentage leases may be audited by the City’s Finance Department in the first year of operation to establish proper reporting procedures and at least once every three (3) years thereafter. More frequent audits may be made if appropriate. The City shall reserve the right to audit all other leases and agreements subject to this Council Policy, if determined to be warranted by the City’s Finance Department.

TITLE: Management of Real Property POLICY # 901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
Q. Leasehold Assignments
Requests for assignment of leasehold interest shall be evaluated on the same basis as the criteria used in evaluating a leasehold proposal. The City Manager may authorize assignments which do not require amendment of the master lease.

Consent may be contingent on the payment of additional consideration to the City, either as a percentage share of the purchase price of the leasehold interest or an upward adjustment to the rent. Either of which shall be based on commercially reasonable comparables found in the market. If new financing is involved in the sale, the requirements of 'Leasehold Financing' shall apply.

R. Lease Extensions & Renewals
Requests from existing lessees for lease extensions or renewals may be considered if such proposals promote capital investment and redevelopment of City property.

Whenever an existing lessee is seeking renewal of an expiring long-term lease that is not contemplated in a previously approved property management plan, the City Manager will bring the issue before the applicable City Council Committee with an appropriate recommendation. In addition to the criteria used to assess new lease proposals, City staff also will review the lessee's history with respect to: maintenance of the property; compliance with existing lease terms; prompt rent payments; and a rental return consistent with maximizing the property's full potential.

The lessee must propose capital investment that: will increase the value or the useful life of the leasehold improvements by an amount more than can be reasonably amortized over the remaining lease term; is not recurring in nature; and is at least ten percent (10%) or more of the value of the existing improvements. It specifically should exclude expenditures to correct deferred maintenance and expenditures for repairs to keep the existing improvements in good condition. The length of any extended lease term shall be calculated by the same method used for calculating the length of new leases.

S. City's Interest in Leasehold Improvements
City lease agreements provide the City the right to assume ownership of the leasehold improvements at the end of the lease. The value of the City's interest in the leasehold improvements can be appraised using widely accepted appraisal methods. In the event the City grants a lessee a lease extension, the City shall be compensated by an amount equal to the change in present value attributable to the deferral of its interest in the leasehold improvements. This amount either can be paid as an upfront payment at the beginning of the extended term or amortized over time with appropriate interest applied. The City shall offset from the value of its interest in the leasehold improvements any increased economic benefit derived from an extended lease. The City shall not receive any compensation for its interest in the leasehold improvements on leases extended prior to the last twenty percent (20%) of the existing term.

TITLE: Management of Real Property POLICY # 901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
T. Leasing to Non- Profit Organizations
It shall be the policy of the City Council to allow direct negotiation with nonprofit organizations for the use of City-owned lands for the purpose of providing the community with cultural, recreational, educational enrichment, and other public services to the citizens and visitors of National City. Relative to this policy the following will apply:

1. Available City property shall be leased at fair market value to nonprofit organizations when it is deemed by Council that appropriate public benefit will be derived.

2. The only discount in the land rental rate which will be considered is that which will be a direct offset to City expenditures. An example would be where the non-profit organization is constructing and operating a facility to provide a service that would otherwise be a recognized obligation of the City to provide.

3. Council approval of a prospective nonprofit organization’s use of City-owned land shall be obtained prior to commencement of lease negotiations.

4. No lease will become effective until firm financial commitments have been obtained under an appropriate lease option arrangement.

5. Lessees will be required to construct, operate, and maintain the premises at their sole cost.

6. Lessees shall be incorporated nonprofit organizations under the laws of the State of California.

7. Development on parklands shall be in conformance with City park development plans, and construction shall comply with City park design criteria.

8. Lessees shall provide desired services and facilities to the general public without discrimination as to race, color, creed, sex, age, or national origin.

9. When leases permit revenue producing activities, some measure of rental compensation shall be paid to the City. However, this provision will not apply to occasional fund raising events provided the funds are used exclusively for the specified purpose(s) of the lease.

10. Properties with significant potential for commercial, industrial, or scientific research uses shall not be available for nonprofit use.

11. Subleases will be considered on their individual merits by the City and consistency with conditions placed upon the City. Fees generated from subleasing will belong to the City and be deposited with the City upon receipt by the Agency.

U. Security Deposits
The standard security deposit for a new lease agreement shall be equivalent to two (2) month's rent. The security deposit may take the form of cash, an instrument of credit or a faithful performance bond. For a lessee making a substantial investment in improvements, the security deposit will be refunded upon completion of the improvements.

TITLE: Management of Real Property POLICY # 901
(Sale, Lease, Rental, Surplus)
ADOPTED: June 19, 1984 AMENDED: September 19, 2023
Related Policy References
Government Codes: 37350 and 37380
Government Codes: 54200-54232, 54235-54237
Prior Policy Amendments
August 14, 1990
January 22, 2019 (Resolution No. 2019-10)

2 Pre-Proposal
Conference
No pre-proposal conference will be held.

Site Tours No organized site tours of the six (6) sites will be held.

Deadline for Submittal
of Questions
May 2, 2025, 11:59 p.m.

Written questions and comments must be submitted electronically via PlanetBids. Only written communications shall be considered. All questions will be answered in writing and posted on PlanetBids.

Deadline for RFP
Submittal
June 6, 2025, 11:59 p.m.

Development Teams are required to submit their RFP response electronically via the City’s PlanetBids portal, as described herein.

Development Team
Interviews
August 11 – 28, 2025
The CDC-HA may select one or more Development Teams to participate in interviews to discuss their qualifications, vision, financial proposal, and approach.

Selection and
Notification of
Development Team(s)
October 7, 2025
Request For Proposals (RFP) at a Glance
Issue Date: March 19, 2025
Project Title Own National City RFP
Bidding Platform The RFP is available for download at the City of National City’s ebidding platform, PlanetBids at https://vendors.planetbids.com/portal/24103/portalhome Any and all updates, addenda, questions, answers, and changes to the RFP will be distributed through the PlanetBids portal. The City will not be held responsible or liable if interested development teams do not register for this solicitation and miss any information to this RFP.

Description of Project The Community Development Commission-Housing Authority (“CDC-HA”) of the City of National City (“City”) seeks to increase homeownership opportunities for National City residents as a tool for pursuing fair housing and equal access to housing.

It is the CDC-HA’s objective to create affordable for-sale housing on six (6) City-owned sites. The CDC-HA is seeking experienced non-profit or for-profit developers to enter into one or more Exclusive Negotiation Agreements to complete due diligence, negotiate a Disposition and Development Agreement, and ultimately develop the site(s) with affordable and/or mixed-income forsale housing.

Development Teams are invited to propose the acquisition and development of all six (6) sites or specify which individual site(s) they intend to pursue.

3 Own National City
Homeownership Development
Request for Proposals
Issued by: Community Development Commission-Housing Authority of the City of National City Contents
I. INTRODUCTION AND BACKGROUND....................................................................................... 4 II. OVERVIEW OF DEVELOPMENT OPPORTUNITIES..................................................................... 6 III. SUBMITTAL REQUIREMENTS ................................................................................................. 13 IV. SELECTION PROCESS AND CRITERIA...................................................................................... 20 V. SURPLUS LANDS ACT CONSIDERATIONS................................................................................ 22 VI. PROPERTY CONDITIONS ........................................................................................................ 24 VII. DECLARATIONS AND ADDITIONAL INFORMATION................................................................ 25 VIII. ATTACHMENTS
Attachment A - Map of City-Owned Sites
Attachment B - Parcel Maps
Attachment C - Utilities Maps
Attachment D - City Council Policy #901 – Management of Real Property Attachment E - Financial Pro forma Template
Attachment F - Preliminary Title Reports
Attachment G - Phase I Environmental Site Assessments
Attachment H - City of National Conflict of Interest Code

4 I. INTRODUCTION AND BACKGROUND
A. Introduction
National City, California is the second oldest city in San Diego County. National City was incorporated on September 17, 1887 and is located 5 miles south of downtown San Diego, on San Diego Bay, and 10 miles north of Baja California, Mexico. The City is bordered by San Diego to the north and east, Chula Vista to the south, the unincorporated areas of Lincoln Acres and Bonita to the south and southeast, and San Diego Bay to the west. The City is centrally located, within 20 minutes travel time of over 1.4 million people. This accessibility is comparable to Downtown San Diego's.

The CDC-HA is facilitating affordable to market rate homeownership development opportunities on six (6) separate City-owned sites (Attachment A – Map of City-owned Sites). Development Teams are invited to propose the acquisition and development of all six (6) sites or specify which individual site(s) they intend to pursue. Development Teams that can demonstrate the experience, capability, and creativity to develop affordable homeownership developments are invited to respond to this Request for Proposals (RFP) by outlining their relevant experience, financial capabilities, conceptual plans, project design, financial proposal, and other pertinent information to enable the CDC-HA to identify Development Teams for consideration.

The selection process will consist of two phases. The first phase will involve identification of a shortlist based on team qualifications, financial proposal, and ability to achieve the objectives of the CDC-HA. The second phase will involve interviews of each of the shortlisted teams with CDC-HA staff. The CDC-HA intends to select one or more Development Teams to develop the six (6) Cityowned sites and enter into an Exclusive Negotiation Agreement(s) (“ENA”) with each development team to negotiate the terms of a Disposition and Development Agreement (“DDA”). The DDA will provide the legal and financial arrangement between the CDC-HA and the selected development team(s) to prompt development of the City-owned sites with the agreed upon program, design, and purchase price.

The CDC-HA has retained the economic consulting firm of Keyser Marston Associates, Inc. (“KMA”) to assist with the solicitation and evaluation of the RFP responses.

5 B. Background
In August 2024, the City was awarded Housing Acceleration Program 2.0 (“HAP 2.0”) grant funds from the San Diego Association of Governments (“SANDAG”) to assess the development potential and feasibility of potential homeownership models on six (6) sites through a plan titled “Own National City” https://www.nationalcityca.gov/ownnatcity. The Own National City Study is currently underway. Preliminary findings have assisted the CDC-HA in drafting this RFP.

Own National City will propel the implementation of City Council Policy No. 901 (Attachment D – City Council Policy #901) prioritizing the development of homeownership units on City-owned land zoned for residential use and helping to reduce the disparity in homeownership rates between National City and the surrounding region. The objectives of the Own National City plan are:

1. Accelerate infill development that facilitates housing supply, choice, and affordability by:
• Implementing the desired buildout of housing density prioritized in the Focused General Plan Update (FGPU) https://www.nationalcityca.gov/fgpu and in City policies. • Providing new housing on vacant City-owned parcels that will contribute towards the City’s Regional Housing Needs Allocation (RHNA) objectives and bring housing supply closer to demand, alleviating housing price pressure.
• Allowing the CDC-HA, through its stewardship of City-owned land, primary control over the type of housing built and the degree of affordability for future residents. • Increasing homeownership opportunities for National City residents.

2. Affirmatively further fair housing, specifically intended to address the following conditions:
• Only 34.2% of the National City population are homeowners compared with 54.5% for the surrounding San Diego County.
• The six (6) City-owned sites are located in Census Tracts that are almost entirely Low or Moderate Resource areas, defined by economic indicators including poverty, adult education, employment, job proximity, median home value, and additional environmental indicators.

3. Reduce Vehicle Miles Traveled (VMT) as the City-owned sites are within close proximity to transit, which will help reduce VMT and associated emissions.

6 II. OVERVIEW OF DEVELOPMENT OPPORTUNITIES
The six (6) City-owned sites are located on non-contiguous properties throughout the City, as listed below. The lot sizes listed below are estimates and not based on a civil survey.

Site Site Name Site Address Site Size Owner
1 Highland & Eta Street
(“Purple Cow”)
North Highland Avenue and
Epsilon Street 67,910 SF National CityHousing Authority 2 Division Street &
R Avenue
(“Division Street”)
N/A 6,400 SF City of National City
3 Roosevelt Avenue &
W 11th Street
(“Roosevelt Lot”)
38 W. 11th Street 4,791 SF National City
Housing Authority
4 A Avenue & E 11th Street
(“A Avenue Property”) 1028 A Avenue 3,911 SF National City Housing Authority 5 E Plaza Blvd & E Avenue
(“Lambs’ Theater”) 500 Plaza Boulevard 16,990 SF City of National City 6 Plaza Bonita Center Way
(“Plaza Bonita”)
Plaza Bonita Center
Way and Valley Road
144,491
SF City of National City
Following is a brief summary of each site including zoning, allowable building format, and development standards.

This space was intentionally left blank.

7 Site 1: Highland & Eta Street (“Purple Cow”)
Site 1, the Purple Cow site, consists of six (6)
parcels totaling approximately 1.56-acres at
Highland Avenue and Epsilon Street.

Site 1 is within the Mixed-Use Corridor, Minor
(MXC-1) zone, which allows for 48 dwelling
units per acre. The MXC-1 zone supports the
creation of mixed-use corridors at a scale
compatible with
adjacent single-family residential neighborhoods.

Source: Citythinkers, March 2025.

Assessor Parcel
Numbers
551-470-15, 551-470-17,
551-470-18, 551-470-19,
551-470-43, 551-470-48
Owner Housing Authority
Existing Use Vacant

8 Site 2: Division Street & R Avenue (“Division Street”) Site 2 is located at the intersection of Division
Street and R Avenue and consists of 0.15 acres.

Site 2 is located within the Small Lot Residential
(RS-2) zone allowing for nine (9) dwelling units
per acre. The purpose of the RS-2 zone is to
provide areas for single-family detached
residences on small lots.

Source: Citythinkers, March 2025.

Assessor Parcel
Number
552-403-14
Owner City of National City
Existing Use Vacant

9 Site 3: Roosevelt Avenue & W 11th Street
Site 3, the Roosevelt Lot, is located at 38 W. 11th
Street. The site consists of 0.11 acres. Existing
uses on the site include a vacant single-family
home.

Site 3 is located within the Downtown Specific
Plan District 6 (DSPD-6) zone, allowing for
development with a FAR of up to 6:1 and a
minimum FAR of 3:1.

Source: Citythinkers, March 2025.

Assessor
Parcel Number
555-114-01
Owner Housing Authority
Existing Use Vacant

10 Site 4: A Avenue & E 11th Street
Site 4 is located at 1028 A Avenue, adjacent
to the historic Brick Row townhomes. The site
consists of 0.09 acres.

Site 4 is located within the Downtown
Specific Plan District 5A (DSPD-5A) zone,
allowing for development with a FAR of up to
3:1.

Source: Citythinkers, March 2025.

Assessor Parcel
Number
556-553-08
Owner Housing Authority
Existing Use Vacant

11 Site 5: E Plaza Blvd & E Avenue
Site 5, the Lambs’ Theater site, is an approximately

0.39-acre site at 500 E. Plaza Boulevard. Site 5 is
located within the Mixed-Use District, Major (MXD2) zone allowing for development at 75 dwelling units per acre. The MXD-2 zone supports the
creation of mixed-use districts that serve as the
primary activity centers within the City.

Development of Site 5 will require the installation
of a full-traffic signal at E Avenue and E. Plaza
Boulevard.

The City is willing to entertain entering into a costsharing agreement with the selected Development Team for the installation of the traffic
signal.

Assessor Parcel
Number
556-560-39
Owner City of National City
Existing Use Vacant

12 Source: Citythinkers, March 2025.

Site 6: Plaza Bonita Center Way
Site 6 consist of six (6) parcels totaling
approximately 3.32 acres on both sides of
Plaza Bonita Center Way near Valley Road.

Site 6 is located within the Small Lot
Residential (RS-2) zone allowing for
development at nine (9) dwelling units per
acre. The MXD-2 zone supports the creation
Source: Citythinkers, March 2025.

Assessor Parcel
Number
564-310-03,
564-290-71,
564-290-74,
564-290-75
Owner City of National City
Existing Use Vacant

13 III. SUBMITTAL REQUIREMENTS
Development Teams must include the following information in a brief and concise format. The CDCHA reserves the right to request additional information during the evaluation of the RFP responses and to reject any and all responses. Each response must be divided into sections and labeled according to the headings listed below.

A. Content and Organization

1. Cover: The cover shall identify the name of the development team, address, telephone number, and e-mail address of the principal contact.

2. Table of Contents: The table of contents shall be complete and clear, listing headings and pages to enable easy reference.

3. Cover Letter: The cover letter shall be brief and clearly identify the Development Team’s principal contact, including all forms of contact for this individual. The signatory shall be an individual with legal authority to bind the prime, partners, and subcontractors.

4. Developer Experience:
a. Identify the lead Development Team member that would enter into the DDA with the CDCHA, including partners, lead planning and design firm(s), and other consultants, if known. b. For each firm of the Development Team, briefly describe its role, relevant experience, partners, and specialization.
c. Identify the project manager and personnel implementing the development concept through day-to-day management and their level of experience and responsibility. d. Provide resumes for each of the project managers and key staff members that will be working on development of the sites.
e. Provide additional information regarding the Development Team that identifies length of time in business, ownership structure, operating structure, principal offices, and specify which office would service development of the sites.

14 5. Comparable Development:
a. Provide narrative that details whether the Development Team has developed affordable or mixed-income for-sale residential developments.
b. Provide up to three (3) examples of comparable project experience. The CDC-HA prefers examples of projects that are underway or were completed within the past ten (10) years by the principals of the Development Team. The projects should include location, size, and amenities.
c. Describe affordability compliance experience with Regulatory Agreements, and other applicable State and Federal rules and regulations.
d. Indicate if the Development Team has experience working on projects in the City of National City.

6. Financial Capability:
a. Most current unaudited financial statement on a year-to-date basis including balance sheet, income statement, and cash flow statements.
b. Last three (3) years of audited financial statements prepared by an independent certified public account firm that include a balance sheet, income statement, cash flow statement and associated notes to the financial statements. If audited financial statements are not available, then provide the last three (3) years of tax returns submitted to the IRS. c. Provide narrative that identifies the Development Team’s capacity and financial strength to secure the equity and financing required to implement the proposed project. d. Disclose if the Development Team has ever defaulted on its financial obligations, has had developments that were foreclosed upon, or if bankruptcy has ever been filed.

15 7. Project Description:
a. Indicate which sites the Development Team intends to pursue for development. For each property, provide a brief narrative describing the envisioned development, affordability mixes, approach to development, and how the project fits into the Development Team’s overall business strategy.
b. Other than proposals subject to California Government Code Section 37364 (see Section V below), the CDC-HA’s preferred range for unit affordability is 60-80% of San Diego County Area Median Income (“AMI”). Affordable units are to be restricted for a minimum of 45 years. c. Indicate if the affordable housing units will be developed in mixed-income buildings with market-rate units or separately as standalone 100% affordable buildings. d. Describe the principal features likely to be included in the Development Team’s proposed development program.

8. Homeownership Program:

For the affordable homeownership component of proposals:
a. A description of the proposed affordability program or mechanism as applied to the proposed development
b. The Development Team’s experience with similar affordability programs or mechanisms on other projects.
c. A description of the Development Team’s plan for ongoing operations, maintenance, and resale of units to ensure long-term affordability.
d. Identification of required participation by the CDC-HA, either upfront or ongoing, related to legal, financial, or operating issues

16 9. Project Design:

Provide a conceptual development plan that includes at a minimum, site plan, cross-sections, and context/perspective drawings to convey the overall design intent of the proposed development.
a. A centered development site plan documenting buildings, streets and projects/land uses within three hundred (300) feet of the property as well as materials and related architectural elements. The site plan should illustrate the proposed development concept for the site, including proposed building footprint(s), proposed space type, defined by either square footage or a percentage of the overall floor area, proposed landscape design concept(s), parking with parking counts, and vehicular and pedestrian access. b. A cross-section through each unique building that illustrates the major spaces, floor-to-floor heights, and volumes envisioned.
c. An illustration of the proposed development (plan, aerial sketch, photomontage, etc.) clearly showing representative floor plans/unit plan layouts, massing and the relationship to adjacent structures and finished grades, open spaces, streets, and any parking areas. This drawing should clearly illustrate the relationship of the project to the adjoining streets and the neighborhood. The perspective should show the proposed development in context with the adjacent building masses roughed in. Context elements shall be rendered and do not need to be photo-realistic but must accurately convey the bulk, scale, and character of the surrounding area.

Part III. A. Project Aides and Guidance

1. To aide in the project design of each site, utility maps (Attachment C - Utility Maps) showing the approximate location of sewer lines, water lines, and storm drains are attached. The utility maps are provided for informational purposes only. Development Teams are responsible for performing their own research necessary to implement the development project.

2. Any waivers or exceptions to Land Use requirements requested under Government Code 65915 (State Density Bonus Law) shall be reviewed, vetted, and approved by the City. Any zone variances requested under Government Code 65906 shall be processed per the regulations contained in National City Municipal Code section 18.12.120 (Variances).

17 10. Financial Pro Forma:

Complete and submit a separate Financial Pro Forma Template (Attachment E – Financial Pro Forma Template) for each property proposed for development. Development Teams proposing two (2) or more sites developed as a “scattered site” or “non-contiguous” development may submit a consolidated financial pro forma for the scattered-site development.

The pro forma template provides worksheets within each table to input a breakdown of the project concept’s components, estimated development costs, affordability mix, unit sales prices, financing sources, and other data and information about the project. Development Teams may alter the template to better fit their project, as needed. Completion and submittal of the pro forma template is required; however, respondents may also submit a supplemental pro forma in their own format.

The pro forma should include:
a. Project Description – building square footage (gross and net), number of stories, construction type, unit mix by bedroom type, affordability mix (number of affordable units and number of market-rate units), parking type, and number of parking spaces. b. Development Costs – all-in development budget including all direct, indirect, and financing costs.
• Identify whether the direct cost estimate reflects a premium for labor requirements including State of California prevailing wages and/or Davis-Bacon wages. • All required development fees charged by the City for development should be accounted for within the pro forma.
• Explain in detail the amounts proposed for any other non-third-party fees.

18 c. Sales Proceeds – the proposed sales prices for the market-rate and affordable units. • Market-rate sales prices – provide the market-rate sales price for each unit type; include evidence that the market rate sales prices shown in the pro forma are reasonable and achievable.
• Affordable sales prices – provide the proposed affordable sales prices for each income level by bedroom type. Other than proposals subject to California Government Code Section 37364 (see Section V below). , calculate using an income allocation to housing cost ratio of 40%. Include the assumptions utilized for the affordable sales price calculations including:
- Number of bedrooms
- Household size
- Household income limits
- Utility allowance
- HOA fees
- Annual property tax estimate
- Underwriting assumptions used to
estimate supportable mortgage (i.e.,
interest rate, term, etc.)
- Homebuyer downpayment
d. Net Operating Income – provide an estimate of net operating income from commercial and/or other project components, if applicable.

11. Financial Approach:
a. Provide an explicit narrative and financial illustration of the proposed financing approach for the proposed development.
b. Identify any multi-phase construction financing commitments that would be required for the proposed development.
a. Indicate if capital funding for development of the affordable housing will utilize external public subsidies from the State or Federal government and if so, include the estimated amount from each source or program.

12. CDC-HA Responsibilities:

Provide an explicit narrative and financial illustration of all components of the development team’s financial proposal to the CDC-HA, including:

19 a. Confirmation that the sites and any improvements on the sites will be transferred in an “as is” condition.
b. The estimated land payment to the CDC-HA, if any. If justified, the CDC-HA is willing to consider the contribution of its land at no cost. The CDC-HA will only consider a full or partial land subsidy for proposals with affordable units. c. If the Developer Team is requesting other financial contributions from the CDC-HA beyond free land, then describe the estimated amount, structure, and timing of the proposed CDCHA financial contributions to the project. d. Any responsibilities that will be requested of the CDC-HA during the development, marketing, and initial sales processes.
e. Any responsibility that will be requested of the CDC-HA on an on-going basis.

The requested financial proposal to the CDC-HA shall be fully supported by the information provided in the Financial Pro Forma Template.

13. Implementation Timeframe:

Discuss the development team’s timeline to initiate and complete development activities after executing a DDA including: formulation of development concepts; City planning review; estimate of actual costs; securing public and private financing; development schedule; and marketing and sales to new homeowners.

B. Questions and Comments
Written questions and comments must be submitted electronically via PlanetBids no later than May 2, 2025 at 11:59 p.m. Only written communications regarding this RFP will be considered.

PlanetBids is the only acceptable method for submission of questions. All questions will be answered in writing. The CDC-HA or KMA will distribute questions and answers without identification of the inquirer(s) to all Development Teams who are on record as having received this RFP, via PlanetBids. No oral communications can be relied upon for this RFP. Addenda will be issued, via PlanetBids, addressing questions or comments that are determined by the CDC-HA to cause a change to any part of this RFP.

20 Unless otherwise authorized herein, Development Teams who are considering submitting a RFP response, or who submit a proposal in response to this RFP, are prohibited from communicating with CDC-HA staff or KMA about this RFP from the date this RFP is issued until a contract is awarded.

C. Submittal Deadline
Development Teams are required to provide their RFP response electronically via the City’s PlanetBids portal no later than June 6, 2025 at 11:59 p.m.

Incomplete submittals, incorrect information, or late submittals shall be cause for disqualification.

The CDC-HA assumes no responsibility for any delay in submission of proposals electronically.

Submissions by mail, personal delivery, courier service, or fax are not acceptable.

IV. SELECTION PROCESS AND CRITERIA
A. Evaluation Criteria
Development Teams will be evaluated on:
• The strength and capacity of the Development Team and the team’s experience with implementation of comparable projects. Failure to demonstrate sufficient capacity and experience shall be cause for disqualification.
• Affordability duration, ratio of affordable units to total units, and income range targeted. • Project design including a proposed mix of unit sizes suitable for families. • Proposals’ overall financial feasibility. Failure to demonstrate sufficient feasibility shall be cause for disqualification.

21 The CDC-HA has assigned the following point system to the specific evaluation criteria.

Criteria Total Points
Developer Experience and Financial Capability 40 points Project Description 20 points
Project Design, Livability, & Community Context 15 points Financial Proposal to CDC-HA 25 points
B. Final Development Team Selection Process
a. Upon receipt of the responses to the RFP, CDC-HA staff and KMA will evaluate the Development Team proposals, based upon the criteria outlined in this RFP. A report summarizing Development Team proposals will be presented to the City Council.
b. The City Council shall decide at its sole discretion whether to recommend selection of one or more Development Teams and execution of an ENA with the selected Development Team(s). Any decisions or actions regarding the ultimate final Development Team selection and execution of an ENA shall be at the sole discretion of the City Council, and the City Council may decide, in its sole discretion, to reject the selected Development Team(s) and to not authorize execution of an ENA with the selected Development Team(s).
c. If the City Council approves and authorizes the execution of the proposed ENA with that Development Team, the CDC-HA will then execute an ENA with the selected Development Team(s) and negotiate the DDA terms providing for the legal and financial arrangement between the CDC-HA and the selected Development Team ensuring the development of the sites.

22 C. Submittal Schedule
The solicitation, receipt, and evaluation of RFP responses, and the process for selecting a Development Team/development program, are anticipated to observe the following timeframe.

Milestone Date
Issue RFP March 19, 2025
Deadline to Ask Questions May 2, 2025
RFP Submittals Due June 6, 2025
Evaluation of Developer Proposals June 9 – August 8, 2025 Developer Interviews (if needed) August 11 – 28, 2025
City Council Meeting October 7, 2025
The CDC-HA reserves the right to alter the above dates at any time. Appropriate and timely notifications will be made to Development Teams via PlanetBids.

V. SURPLUS LANDS ACT CONSIDERATIONS
The following sites meet the definition of exempt surplus land under the Surplus Lands Act set forth in Section 54221(f)(1)(B) of the California Government Code, namely each of the sites consists of land that is less than one-half acre in area and is not contiguous to land owned by a state or local agency that is used for open-space or low- and moderate-income housing purposes:

Site Site Name Site Address Site Size
Assessor Parcel
Number
2 Division Street & R Avenue N/A 6,400 SF 552-403-14
3 Roosevelt Ave. &
W 11th Street
38 W. 11th Street 4,791 SF 555-114-01
4 A Avenue & E 11th Street 1028 A Avenue 3,911 SF 556-553-08 5 Plaza Blvd. & E Avenue
(“Lambs’ Theater”)
500 E. Plaza Boulevard 16,990 SF 556-560-39

23 The following parcels comprising Site 1 and Site 6 must each qualify as exempt surplus land.

Site Site Name Site Address Assessor Parcel Numbers
1 Highland and Eta Street
(“Purple Cow”)
249 N. Highland 551-470-15
307 N. Highland 551-470-17
311 N. Highland 551-470-18
315 N. Highland 551-470-18
217 N. Highland
N/A
551-470-43
551-470-48
6 Plaza Bonita Center Way 6402 Valley Road 564-290-71
3404 Valley Road 564-310-03
N/A 564-290-74
N/A 564-290-75
As the City of National City intends to cause the parcels comprising Site 1 and Site 6 to be developed into affordable housing, the parcels, as listed above, must meet at a minimum the definition of exempt surplus land under the Surplus Land Act set forth in Section 54221(f)(1)(A) of the California Government Code. Namely, the parcels comprising Sites 1 and Site 6 will be transferred pursuant to California Government Code Section 37364 and meet at a minimum all of the criteria of Section 37364, as follows:

1. Not less than 80 percent (80%) of the area of each parcel will be used for development of housing.

2. Not less than 40 percent (40%) of the total number of housing units developed on each parcel will be affordable to households whose incomes are equal to, or less than, 75 percent (75%) of the maximum income of lower income households, and at least half of those will be affordable to very low income households.

3. The dwelling units produced will be restricted by a regulatory agreement to remain continually affordable to those persons and families for not less than 30 years. The regulatory agreement will contain a provision making the covenants and conditions of the agreement binding upon successors-in-interest of the housing sponsor. The regulatory agreement will be recorded in the grantor-grantee index to the name of the property owner as grantor and to the name of the City of National City as grantee.

24 Parcel maps for each site are included in this RFP as an attachment (Attachment B – Parcel Maps).

VI. PROPERTY CONDITIONS
Preliminary title reports (Attachment F –Preliminary Title Reports) for each site have been prepared and are provided for informational purposes only. Development Teams are responsible for performing their own research to investigate property boundaries, hazards, topography, and the like.

Development team submissions shall assume a transfer of the City-owned sites and any improvements on the sites in an “as is” condition subject to all known and unknown environmental materials, contaminants, and remediation processes. Any future development will be expected to comply with all California Environmental Quality Act (CEQA) requirements, and all Federal, State, and local environmental laws and requirements.

Phase I Environmental Assessments (Attachment G – Phase I Environmental Site Assessments) have been conducted on each property and are provided as part of this RFP for informational purposes. In the course of negotiations for the sale of each site, the selected development team(s) will be responsible to perform and pay for all environmental remediation that may be necessary to implement the development project. Therefore, the selected development team(s) may decide to conduct additional investigations of the sites during the negotiation process as the CDC-HA does not warrant the condition of the site or whether or not any hazardous substances impact the sites.

The development of each site shall comply with all Federal, State, and local environmental laws and after the development is complete, there should not be any land use restrictions on the property.

Any DDA resulting from the RFP will stipulate that the selected development team(s) will purchase the site in an “as in” condition with no warranty, expressed or implied by the CDC-HA, as to the condition of the site, the soil or water, its geology, or the presence of known or unknown faults or other conditions.

25 VII. DECLARATIONS AND ADDITIONAL INFORMATION
A. City of National City Rights Pertinent to this Solicitation

1. The CDC-HA reserves the right to reject all RFP responses for any reason without indicating the reason(s) for rejection.

2. The CDC-HA reserves the right to amend this solicitation by addendum. The CDC-HA is bound only by what is expressly stated in this solicitation and any authorized written addenda thereto.

3. The CDC-HA accepts no financial responsibility for any costs incurred by the Development Teams during the selection process. All RFP responses become the property of the CDC-HA and may be used in any way deemed appropriate.

4. The CDC-HA shall not be responsible to pay any broker fees associated with the transfer of the site(s).

5. RFP responses will be considered valid for 120 days after submittal deadline.

B. Withdrawal of Solicitation
The CDC-HA reserves the right to withdraw this solicitation at any time without prior notice and makes no representation that any agreement will be awarded to any development team. Additionally, the CDC-HA expressly reserves the right to postpone opening responses to this solicitation for its own convenience, and/or to waive any informality or irregularity in the responses received.

C. Public Disclosure
Development Teams understand that as a general rule all documents received by the CDC-HA are considered public records. Therefore, all submittals shall be made available for public inspection according to applicable disclosure rules and regulations. If the respondent considers his or her submittal as proprietary and/or otherwise exempt from disclosure, he or she must submit a written request for a determination of whether the documents can be withheld from public disclosure no later than 15 days prior to the due date of the submittal. The CDC-HA’s legal counsel will make a

26 determination of confidentiality. If a determination is not obtained prior to the submittal deadline, all document(s) shall be subject to public disclosure.

D. Confidential Solicitation
The CDC-HA will not share the details of individual responses to this solicitation with competing Development Teams during the selection process. After the selection process ends and prior to legislative action on the DDA, all solicitations become public information (except those portions determined as confidential per Section C. Public Disclosure, above).

E. News Releases
The Development Team agrees that, if selected, the CDC-HA will review and approve all news releases and other public comment pertaining to this solicitation and/or subsequent agreement(s).

All news releases will be submitted in writing to the CDC-HA for review prior to being published.

F. Conflict of Interest/Financial Disclosure
The Development Team agrees, if selected, to comply with the City’s Conflict of Interest Code (Attachment H – City of National City Conflict of Interest Code). Principals and key personnel of each Development Team are required to make such disclosures.

G. Indemnification
The Development Team agrees, if selected, to indemnify and hold harmless the City of National City, CDC-HA, and all officers and employees of each entity from any and all liability, claims, costs (including reasonable attorneys’ fees), demands, damages, expenses, and causes of action.

H. Examination of Solicitation
The respondent understands that the information provided herein is intended solely to assist the respondent in Submittal preparation. To the best of the CDC-HA’s knowledge, the information provided is accurate. However, the CDC-HA does not warrant such accuracy, and any errors or omissions will not invalidate this solicitation. Further, by submitting a response to this solicitation, the respondent represents that he or she has thoroughly examined and become familiar with work required in the solicitation and is capable of performing quality work and to achieve the objectives of the CDC-HA.

27 I. Nondiscrimination Policy
The respondent shall not discriminate on the basis of race, gender, religion, national origin, ethnicity, sexual orientation, age, or disability in the solicitation, selection, hiring or treatment of subcontractors and subconsultants, vendors, or suppliers. The respondent shall provide equal opportunity for subcontractors and subconsultants to participate in subcontracting opportunities.

The respondent understands and agrees that violation of this policy is considered a material breach and will result in removal from consideration.

J. Local Business and Employment
Development Teams acknowledge that the CDC-HA seeks to promote employment and business opportunities for local residents and firms on all CDC-HA contracts. The selected Development Team(s) shall, to the extent legally possible, solicit applications for employment and proposals for subcontracts for work associated with this document from local residents and firms as opportunities occur. The selected Development Team(s) shall agree to hire qualified local residents and firms whenever feasible.

K. Prevailing Wages
It is the responsibility of the Developer to conform to all applicable Federal and State labor laws including requirements, if any, to pay prevailing wages.

L. Clarifications
This document is not an offer to enter into an agreement with any party. By submission of a proposal in response to this RFP, the submitting party and its principals, directors, officers, partners, and their affiliates waive any and all rights to challenge the RFP, the CDC-HA in connection therewith for any cause whatsoever at law or in equity, including, but not limited to, any action based in contract, tort, or common law or applicable statutes or regulations. No agreements or understandings between the CDC-HA and the selected Development Team shall be binding until DDA documents have been duly executed and delivered by the Development Team and the CDC-HA, and, after the CDC-HA has received requisite approval of the City Council for the transaction.

Evaluation of Developer
Proposals
Own National City
Homeownership Development
Request for Proposals

Exhibit 1 Developer Experience and Financial Capability Exhibit 2 Project Description and Project Design
Exhibit 3 Financial Proposal
Exhibit 4 Preliminary Scorecard Comparison

APPENDIX A DEVELOPMENT TEAM AND EXPERIENCE
APPENDIX B SITE 1: PURPLE COW
B.1 Community HousingWorks and Habitat for Humanity
APPENDIX C SITE 2: DIVISION STREET
C.1 Community HousingWorks and Habitat for Humanity
APPENDIX D SITE 3: ROOSEVELT LOT
D.1 Community HousingWorks and Habitat for Humanity
D.2 Otumba LLC and San Andres REG Inc.

APPENDIX E SITE 4: A AVENUE LOT
E.1 Community HousingWorks and Habitat for Humanity
E.2 Otumba LLC and San Andres REG Inc.

APPENDIX F SITE 5: LAMBS' THEATRE
F.1 Casa Familiar
F.2 Community HousingWorks and Habitat for Humanity
APPENDIX G SITE 6: PLAZA BONITA
G.1 Community HousingWorks and Habitat for Humanity

EVALUATION OF DEVELOPER PROPOSALS

HOMEOWNERSHIP DEVELOPMENT REQUEST FOR PROPOSALS

CITY OF NATIONAL CITY

APPENDICIES

APPENDIX A

DEVELOPMENT TEAM AND EXPERIENCE
Own National City
Homeownership Development RFP
City of National City

TABLE 1

DEVELOPMENT TEAM AND EXPERIENCEOWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFPCITY OF NATIONAL CITY

COMMUNITY HOUSINGWORKS HABITAT FOR HUMANITY OTUMBA LLC

SAN ANDRES REAL ESTATE
GROUP INC.

I. DEVELOPMENT ENTITY
A. Project Role Lead Developer Lead Developer For-Sale Development Partner Development Investor Development Manager B. Year Founded 1973 1988 1988 2014 2017C. Address 119 W. Hall Avenue San Ysidro, CA 92173 3111 Camino Del Rio N. San Diego, CA 92108 8128 Mercury Court San Diego, CA 92111 P.O. Box 1588 Rancho Santa Fe, CA 92037 45 Breeze Avenue Los Angeles, CA 90291 D. Ownership Structure nonprofit nonprofit nonprofit private corporation private corporation E. Units Completed --- 4,971 units 200 units --- ---
II. KEY PERSONNEL
A. Key Personnel #1 Emily Jacobs Kevin Leichner Kwofi Reed Antonio Sacido Alex San Andres Position Vice President and Community
Development Officer
Senior Vice President of Housing and Real Estate Development President and CEO Manager Managing Principal
Years at Organization 1 year 2 years 3 years 11 years 8 yearsExperience (past 10 years) --- LISC --- Lowe Enterprises San Diego Housing Commission AECOMM
B. Key Personnel #2 Georgette Gomez Stephen Swiecicki Jonathan Atun, CPA Thomas Greek Position Community Development &
Strategy Officer
Vice President Forward Planning Chief Financial Officer Design & Construction Years at Organization 2 years 9 years ---
Experience (past 10 years) Toyon Strategies, 2021- 2022 --- --- City of San Diego Councilmember, 2016 -2020Environmental Health Coalition, 2004 - 2016 C. Key Personnel #3 Tim Baker Jonathan Lee Theresa DeMarco Matthew Goldstein Position Acquisition & Finance Officer Project Manager Construction Director Design & Construction Years at Organization 6 months 2 years ---
Experience (past 10 years) BRIDGE Housing, 2024 --- --- Chelsea Investment Corporation, 2010 - 2024

CASA FAMILIAR
San Diego Housing Commission, 2012 - 2024
Prepared by: Keyser Marston Associates, Inc.Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;mdr

TABLE 1

DEVELOPMENT TEAM AND EXPERIENCEOWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFPCITY OF NATIONAL CITY

COMMUNITY HOUSINGWORKS HABITAT FOR HUMANITY OTUMBA LLC

SAN ANDRES REAL ESTATE
GROUP INC.

CASA FAMILIAR
III. DEVELOPMENT TEAM
A. Architect Yellow Giraffe Architects (YGA) Miller Hull Ware MalcombB. General Contractor -- Highland -- C. Engineer -- Pasco Lauret Suiter & Associates (PLSA) --D. Construction Manager JP&K Construction Management -- -- E. Property Management ConAm Management ConAm Management -- F. Attorney Bocarsly Emden Cowan Esmail &
Arndt
-- --
G. Financial Consultant California Housing Partnership
Corporation (CHPC)
California Housing Partnership Corporation (CHPC) --
IV. COMPARABLE PROJECTS
A. Project Comparable #1 Avanzando Paradise Creek Apartments 405 W. 18th Street Ivy Station Role Lead Developer Lead Developer Lead Developer Led by Alex San Andres before forming San Andres Real Estate Group City San Diego (San Ysidro) National City National City Culver City, CA Development Type New construction New construction New construction New constructionProduction Type Affordable Rent-to-Own Affordable Rental Affordable for-sale townhomes Mixed-Use: office, hotel residential, retailAffordability Mix --- 100% AMI and 30% - 50% AMI 80% AMI --- Target Population Family Family Family ---
Number of units 103 units 201 units 6 units 200 units (market + affordable)Date Opened TBD Phase 1 2016; Phase II 2018 2021 2021 B. Project Comparable #2 St. Regis Park Apartments Kimball Highland Master Plan El Norte Parkway Condos San Pedro Courthouse Redevelopment Role Led by Tim Baker before joining Casa
Familiar
Lead Developer Lead Developer Engaged by Lead Developer to provide financial and development services
City Chula Vista National City Escondido San Pedro, CA
Type Acquisition/rehabilitation New construction New construction Acquisition/rehabilitation Tenure Rental Rental Affordable for-sale condominiums Mixed-Use: residential and commercial Affordability Mix --- 30% - 70% AMI 80% AMI 20% of residential units @ 80% AMI Target Population Families Seniors and families Family ---Number of units 119 units 145 units 10 units 300 units (market + affordable)Date Opened 2020 2024 2024 TBD Comparable projects provided were
for San Andres Real Estate Group
and Ware Malcomb only
Prepared by: Keyser Marston Associates, Inc.Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;mdr

TABLE 1

DEVELOPMENT TEAM AND EXPERIENCEOWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFPCITY OF NATIONAL CITY

COMMUNITY HOUSINGWORKS HABITAT FOR HUMANITY OTUMBA LLC

SAN ANDRES REAL ESTATE
GROUP INC.

CASA FAMILIAR
C. Project Comparable #3 San Diego Square Kimball and Morgan Tower Comm22 (Logan Heights) Affinity At Wendell Role Led by Emily Jacobs before joining
Casa Familiar
Lead Developer Partnership with BRIDGE Housing Development Consultant City San Diego National City Escondido Wendell, North Carolina Type Acquisition/rehabilitation Acquisition/rehabilitation New construction New Construction Tenure Rental Rental Affordable for-sale condominiums Build-to-Rent Affordability Mix 50% AMI 30% - 50% AMI 50% - 80% AMI Market-Rate Target Population Seniors Seniors Family FamilyNumber of units 156 units 145 units 11 units 170 Units Year Opened 2016 2016 2020 ---
V. IMPLEMENTATION TIMEFRAME
A. Enter DDA June 2026 February 2026 July 2025 - September 2025 B. Project Design December 2026 - September 2027 January 2026 - May 2028 April 2026 - September 2026C. Apply/Secure Financing March 2026 - September 2027 February 2026 - June 2028 No state/federal subsidyD. Begin Construction September 2027 June 2028 July 2026 - September 2030E. Project Complete June 2029 January 2030 September 2030 - December 2030 Comparable projects provided were
for San Andres Real Estate Group
and Ware Malcomb only
Prepared by: Keyser Marston Associates, Inc.Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;mdr

EXHIBIT 3

FINANCIAL PROPOSALOWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFPCITY OF NATIONAL CITY SITE 2 SITE 6
Division Street and
R Avenue
("Division Street")
Plaza Bonita Center
Way
("Plaza Bonita")
CHW/Habitat CHW/Habitat Otumba/ San Andres CHW/Habitat Otumba/ San Andres Casa Familiar CHW/Habitat CHW/Habitat Townhomes Stacked Flats Single-Family Home with ADU Duplexes, Stacked Flats, and Lofts Stacked-Flats Townhomes Townhomes Stacked Flats Townhomes and Stacked Flats Townhomes 10 Units - For-Sale 82 Units - Rental 1 Unit + 1 ADU For-Sale 20 Units For-Sale 3 Units For-Sale (1) 3 Units For-Sale 2 Units For-Sale (1) 60 units Rent-to-Own 62 Units Rental 30 Units For-Sale I. DEVELOPMENT COSTS
A. Direct Costs ($/Unit) $679,000 $344,000 $553,000 $481,000 $431,000 $791,000 $606,000 $610,000 $368,000 $853,000 B. Direct Costs ($/SF GBA) $333 $384 $269 $423 $451 $433 $281 $460 $412 $422C. Total Development Costs - ($/Unit) (2) $839,000 $535,000 $691,000 $554,000 $474,000 $928,000 $780,000 $891,000 $594,000 $954,000 D. Total Development Costs - ($/GBA) (2) $411 $597 $336 $487 $495 $509 $362 $672 $664 $472 E. Prevailing Wages No Yes No No No No No Yes Yes No
II. FINANCING DEFICIT AND PROPOSED FUNDING SOURCES
A. Financing Deficit ($2,544,000) ($3,972,000) ($110,000) ($1,586,000) ($996,000) ($1,087,000) ($1,190,000) $0 ($3,061,000) ($11,381,000) Per Unit ($254,000) ($48,000) ($55,000) ($79,000) ($166,000) ($362,000) ($595,000) $0 ($49,000) ($379,000) B. Proposed Funding Sources
City Residual Receipts Loan $0 $2,870,000 $0 $0 $0 $0 $0 $0 $2,170,000 $0 City Cash Contribution $0 $1,500,000 $0 $0 $0 $0 $0 $0 $1,500,000 $0Partner & Donor Capital Contribution $2,544,000 $0 $110,000 $1,586,000 $0 $1,087,000 $0 $0 $0 $11,381,000Private Equity Investment $0 $0 $0 $0 $996,000 $0 $1,190,000 $0 $0 $0 Total Proposed Funding Sources $2,544,000 $4,370,000 $110,000 $1,586,000 $996,000 $1,087,000 $1,190,000 $0 $3,670,000 $11,381,000 Per Unit $254,000 $53,000 $55,000 $79,000 $332,000 $362,000 $595,000 $0 $59,000 $379,000 C. Requires City Land Contribution Yes No Yes Yes Yes Yes Yes Yes Yes Yes D. Project Based Vouchers --- 8 vouchers from NCHA --- --- --- --- --- --- 8 vouchers from NCHA --- E. Subject to Ground Lease No Yes No No No No No No No
(1) Pro forma provided by Developer reflects affordable for-sale units only. Financial pro forma for balance of project not provided.(2) Excludes acquisition costs, if applicable.

CHW/Habitat
SITE 1 SITE 3 SITE 4 SITE 5
Highland and Eta Street
("Purple Cow")
Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")
A Avenue and E. 11th Street
("A Avenue Lot")
Plaza Boulevard and E Avenue
("Lambs' Theater")
Prepared by: Keyser Marston Associates, Inc.Filename i:\Own National City RFP - Proposal Evaluation_v3;9/26/2025;lag

APPENDIX B
SITE 1: PURPLE COW
Own National City
Homeownership Development RFP
City of National City

SITE 1: Highland and Eta Street (“Purple Cow”)
Community HousingWorks and Habitat for Humanity
For-Sale Component Rental Component
Project Design • All units are three (3) bedroom units • Mix of one (1) and two (2) bedroom units Estimate of
Development Costs
• Development costs appear within a
reasonable range for comparable
projects
• Development costs appear within a
reasonable range for comparable projects
Affordable Sales
Values (For-Sale
Component) and
Rental Income and
Expenses (Rental
Component)
• Calculation of affordable sales prices
were based on HUD income limits for
households at 70% AMI
• Estimated affordable sales prices in
financial pro forma may be overstated
if development is subject to Health &
Safety Code 50052.5, requiring
calculation of affordable sales prices
based on median income published
by HCD
• Rental income and operating expenses
appear within a reasonable range for
comparable tax credit projects
Site Acquisition • Assumes land contribution from City • Assumes rental component will be developed under a long-term ground
lease (75-99 years)
• For purposes of analysis, lease value is
estimated at $2,870,000; actual lease
value to be determined by a third-party
appraisal
Proposed Funding
Sources
• Funding sources consisting of
CalHome and WISH are anticipated to
fund 66% of the net sales proceeds
• Pro forma reflects financing deficit of
$2,544,000
• Financing deficit is anticipated to be
funded by partner and donor capital
contributions
• Primary funding sources consist of:
 Federal Low Income Housing Tax
Credit Equity
 Deferred Developer Fee
 County of San Diego
 Community Resource Development
Plan (CRDP) Regional Center San
Diego
 CDBG Disaster Recovery (DR)
• Pro forma reflects financing deficit of
$4,370,000

SITE 1: Highland and Eta Street (“Purple Cow”)
Community HousingWorks and Habitat for Humanity
For-Sale Component Rental Component
• Financing deficit is anticipated to be
funded by:
 $2,870,000 residual receipts loan
from the City. Actual residual
receipts loan amount will be based
on the appraised value of the City’s
property and paid with residual
receipts on a pro rata basis with
other soft loans.
 $1,500,000 City cash contribution
• Deferred Developer Fee is expected to
be paid by Year 14, allowing the City to
receive residual receipts
Other City
Obligations
• Negotiate and execute Disposition
and Development Agreement or
Purchase Agreement
• Conduct Surplus Land Act process or
Government Code Section 52201
Report
• Ensure CEQA clearance is completed
prior to land transfer
• Negotiate and finalize long-term
affordability and resale restrictions
• Monitor resale transactions and
enforce price restrictions or shared
equity formulas
• Approve eligible buyers and income
certifications
• Monitor and enforce deed restrictions
and affordability covenants
* Habitat will oversee all screening and
approval of for-sale buyer applications
• Negotiate and execute Disposition and
Development Agreement
• Negotiate and execute Ground Lease
Agreement
• Approve and execute supporting legal
documents
• Complete CEQA environmental review
• Coordinate PBV commitments for up to
25% of total rental units and execute
AHAP and HAP contracts (total of 8 PBVs)
• Support entitlement approvals and
permitting processes
• Coordinate with Developer and financing
partners to facilitate project closing
• Monitor ground lease compliance;
affordability and regulatory compliance;
PBV administration; and property
performance
• Ensure reporting and transparency to
other public entities

B.1
Community HousingWorks and Habitat for Humanity
Site 1: Highland & Eta Street
("Purple Cow")

Community HousingWorks and Habitat for Humanity
Site 1: Highland Eta Street
("Purple Cow") TABLE 1

PROJECT DESCRIPTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
I. Site Area 16,117 SF 0.37 Acres 47,916 SF 1.10 Acres
II. Product Type
III. Gross Building Area
Net Residential Area 20,400 SF 100% 57,404 SF 78%
Common Areas/Circulation 0 SF 0% 16,142 SF (1) 22%
Total Gross Building Area 20,400 SF 100% 73,546 SF 100% IV. Construction Type
V. Number of Stories 2-3 Stories 4 Stories
VI. Unit Mix
Junior One Bedroom 0 Units 0% 0 SF 36 Units 44% 540 SF
One Bedroom 0 Units 0% 0 SF 28 Units 34% 722 SF
Two Bedroom 0 Units 0% 0 SF 18 Units 22% 986 SF
Three Bedroom 10 Units 100% 2,040 SF 0 Units 0% 0 SF
Number of Units 10 Units 100% 2,040 SF 82 Units 100% 700 SF VII. Affordability Mix
Units @ 30% AMI 0 Units 0% 27 Units 33%
Units @ 60% AMI 0 Units 0% 54 Units 66%
Units @ 70% AMI 10 Units 100% 0 Units 0%
Manager 0 Units 0% 1 Unit 1%
Total/Average 10 Units 100% 82 Units 100%
Average Affordability (2) 70% of AMI 49% of AMI
VIII. Parking
Number of Spaces 10 Spaces 82 Spaces
Parking Ratio 1.00 Spaces/Unit 1.00 Spaces/Unit
(1) Includes circulation (7,720 SF), mechanical and other (5,451 SF), and amenity/lobby (2,973 SF). Excludes parking. (2) Excludes manager unit.

Podium
For-Sale Component Rental Component
Type V over Type I (parking)
Average
Number of Units Unit Size
Type V
Average
Number of Units Unit Size
Attached Garage
Townhomes Stacked Flats
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Site 1: Highland Eta Street
("Purple Cow")
TABLE 2ESTIMATED DEVELOPMENT COSTSOWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFPCITY OF NATIONAL CITY Totals Per Unit Totals Per Unit
I. Direct Costs(1)
Off-Site Improvements(2) $0 $0 $0 Per SF Site $0 $0 $0 Per SF Site On-Sites/Landscaping (3) $323,545 $32,355 $20 Per SF Site $3,495,532 $42,628 $73 Per SF Site Parking $0 $0 Included Below $3,821,310 $46,601 Included Below Shell Construction (3) $5,824,051 $582,405 $285 Per SF GBA $19,464,640 $237,374 $265 Per SF GBA FF&E/Amenities $0 $0 Allowance $100,000 $1,220 Allowance Photovoltaic $108,000 $10,800 Allowance $0 $0 Allowance Contingency $533,298 $53,330 8.5% of Directs $1,357,762 $16,558 5.1% of Directs Total Direct Costs $6,788,894 $678,889 $333 Per SF GBA $28,239,245 $344,381 $384 Per SF GBA II. Indirect Costs
Architecture & Engineering $544,001 $54,400 8.0% of Directs $1,578,300 $19,248 5.6% of Directs Permits & Fees(2) $380,000 $38,000 $19 Per SF GBA $1,716,579 $20,934 $23 Per SF GBA Legal & Accounting $32,640 $3,264 0.5% of Directs $322,000 $3,927 1.1% of Directs Taxes & Insurance $20,000 $2,000 0.3% of Directs $502,242 $6,125 1.8% of Directs Construction Manager $0 $0 0.0% of Directs $285,000 $3,476 1.0% of Directs Developer Fee $0 $0 0.0% of Directs $5,399,399 $65,846 19.1% of Directs Marketing/Lease-Up $0 $0 0.0% of Directs $115,000 $1,402 0.4% of Directs Contingency $48,832 $4,883 5.0% of Indirects $228,798 $2,790 2.3% of Indirects Total Indirect Costs $1,025,473 $102,547 15.1% of Directs $10,147,318 $123,748 35.9% of Directs III. Financing Costs
Loan Fees $78,144 $7,814 1.2% of Directs $872,971 $10,646 3.1% of DirectsInterest During Construction $492,305 $49,231 7.3% of Directs $3,776,045 $46,049 13.4% of DirectsTitle/Recording/Escrow $0 $0 0.0% of Directs $80,000 $976 0.3% of DirectsTCAC Fees $0 $0 0.0% of Directs $424,826 $5,181 1.5% of DirectsOperating Lease-Up/Reserves $0 $0 0.0% of Directs $346,815 $4,229 1.2% of Directs Total Financing Costs $570,449 $57,045 8.4% of Directs $5,500,657 $67,081 19.5% of Directs IV. Total Costs - Excl. Acquisition $8,385,000 $838,500 $411 Per SF GBA $43,887,000 $535,207 $597 Per SF GBAV. Add: Acquisition Costs $0 $0 $0 Per SF Site $2,870,000 $35,000 $60 Per SF Site VI. Grand Total Costs - Incl. Acquisition $8,385,000 $838,500 $411 Per SF GBA $46,757,000 $570,207 $636 Per SF GBA (1) Excludes the payment of prevailing wages.(2) Estimate; not verified by KMA or the City.(3) Includes pro rata share of general requirements, contractor overhead, and contractor profit.

Comments Comments
For-Sale Component Rental Component
Prepared by: Keyser Marston Associates, Inc.Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Site 1: Highland Eta Street
("Purple Cow")
TABLE 3
ESTIMATE OF AFFORDABLE SALES PRICES - LOW INCOME, 70% AMI

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Number of Bedrooms 4 4
I. Benchmark Household Size 6.0 5.0 (1)
County of San Diego Median income $151,750 (2) $141,250 (3) Percent of AMI 88.5% (4) 70%
II. Benchmark Household Income $134,350 $98,875
Income Allocation to Housing 30% 40% (5)
Amount Available for Housing $40,305 $39,550
III. HOA Fees $400 /Month $4,800 $400 /Month $4,800
Utilities(6) $503 /Month $6,036 $503 /Month $6,036
Annual Taxes 1.25% $4,406 1.25% $4,293
IV. Available for Mortgage $25,063 $24,421
V. Interest Rate 5.89% 5.89%
Down Payment 0.0% 0.0%
VI. Supportable Mortgage $352,491 $343,457
Add: Down Payment $0 $0
VII. Maximum Unit Price (Rounded) $352,000 $343,000
(1) Assumed family size per California Health & Safety Code §50052.5, reflects the number of bedrooms in the unit plus one. (2)
(3)
(4) Imputed by KMA. Differs from CHW pro forma which indicates target affordability level of 70% AMI. (5) Assumes a household income to housing cost ratio of up to 40%, per guidance from RFP. (6) Developer estimate, utility allowance profile not provided.

Source: State of California Department of Housing and Community Development, San Diego County Department of Housing and Community Development, California Redevelopment Law H&SC § 50052.5.

CHW / Habitat KMA
Reflects median income for a six (6) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Reflects median income for a five (5) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Note changes in bold and italics reflect KMA changes to Developer assumptions.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Site 1: Highland Eta Street
("Purple Cow")
TABLE 4

ESTIMATE OF FINANCING DEFICIT - FOR-SALE COMPONENT

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Total Per Unit
I. Net Sales Proceeds $3,520,000 $352,000
II. Sources of Funds
CalHome $2,000,000 $200,000
WISH $321,000 $32,099
Total Sources of Funds $2,321,000 $232,099
III. Total Supportable Investment $5,841,000 $584,000
IV. (Less) Development Costs - Excluding Acquisition ($8,385,000) ($839,000) V. Financing Deficit ($2,544,000) ($254,000)
VI. Proposed Funding Sources
Partner & Donor Capital Contributions $2,544,000 $254,000 City Land Donation $0 $0
Total $2,544,000 $254,000
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Site 1: Highland Eta Street
("Purple Cow") TABLE 5

NET OPERATING INCOME

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
# of Tenant PBV Total Total
I. Gross Scheduled Income Units $/Month Subsidy (1) $/Month Annual Junior One Bedroom @ 30% AMI 14 $855 $0 $855 $143,640
Junior One Bedroom @ 30% AMI 6 $855 $810 $1,665 $119,880 Junior One Bedroom @ 60% AMI 16 $1,785 $0 $1,785 $342,720 One Bedroom @ 60% AMI 28 $1,785 $0 $1,785 $599,760
Two Bedroom @ 30% AMI 5 $1,013 $0 $1,013 $60,780
Two Bedroom @ 30% AMI 2 $1,013 $1,034 $2,047 $49,128
Two Bedroom @ 60% AMI 10 $2,130 $0 $2,130 $255,600
Two Bedroom Manager 1 $0 $0 $0 $0
Total/Average 82 $1,513 $84 $1,597 $1,571,508
Add: Other Income $8 /Unit/Month $7,872
Total Gross Scheduled Income (GSI) $1,579,380
II. Effective Gross Income (EGI)
(Less) Vacancy 5.0% of GSI ($78,969)
Total Effective Gross Income (EGI) $1,500,411
III. Operating Expenses
(Less) Operating Expenses $6,100 /Unit/Year ($500,200)
(Less) Tenant Services $488 /Unit/Year ($40,000)
(Less) Property Taxes/Assessments $37 /Unit/Year ($3,000) (Less) Replacement Reserves $300 /Unit/Year ($24,600)
(Less) Monitoring Fees $231 /Unit/Year ($18,920)
Total Expenses $7,155 /Unit/Year ($586,720)

39.1% of EGI
IV. Net Operating Income (NOI) $913,691
(1) Per data request response dated September 3, 2025, Developer assumes eight (8) projects-based vouchers from the National City Housing Authority. Developer will apply after execution of Disposition and Development Agreement.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Site 1: Highland Eta Street
("Purple Cow") TABLE 6

ESTIMATE OF FINANCING DEFICIT - RENTAL COMPONENT

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
I. Sources of Funds Total Per Unit
Supportable Permanent Loan $10,600,000 $129,000
Tax Credit Equity Investment - Federal $19,373,000 $236,000 Deferred Developer Fee $2,899,000 $35,000
General Partner Equity Contribution $0 $0
County of San Diego - Innovative Housing Trust Fund (IHTF) $3,500,000 $43,000 CRDP Regional Center San Diego $3,113,000 $38,000
CDBG-Disaster Recovery (DR) $3,000,000 $37,000
Income During Construction $168,000 $2,000
Refunds $132,000 $2,000
Total Sources of Funds $42,785,000 $522,000
II. (Less) Development Costs - Including Acquistion ($46,757,000) ($570,000) III. Financing Deficit ($3,972,000) ($48,000)
IV. Proposed Funding Sources
City Residual Receipts Loan (1) $2,870,000 $35,000
City Cash Contribution (2) $1,500,000 $18,000
Total $4,370,000 $53,000
(1)
(2) Requires cash contribution from City or other funding source.

Reflects the value of the ground lease from the rental component. Value will be established based on the appraised value and will be reflected as a capitalized note paid with residual receipts on a pro rata basis with other soft loans.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Site 1: Highland Eta Street
("Purple Cow") TABLE 7
15-YEAR CASH FLOW PROJECTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
1 2 3 4 5
I. Gross Scheduled Income
Rental Income 2.5% $1,571,508 $1,610,796 $1,651,066 $1,692,342 $1,734,651 Other Income 2.5% $7,872 $8,069 $8,271 $8,477 $8,689
(Less) Vacancy 5.0% ($78,969) ($80,943) ($82,967) ($85,041) ($87,167) II. Effective Gross Income $1,500,411 $1,537,921 $1,576,369 $1,615,779 $1,656,173 (Less) Operating Expenses (1) ($586,720) ($605,148) ($624,220) ($643,959) ($664,387) III. Net Operating Income $913,691 $932,773 $952,149 $971,820 $991,786 (Less) Debt Service - Permanent Loan ($794,861) ($794,861) ($794,861) ($794,861) ($794,861) IV. Project Cash Flow $118,830 $137,912 $157,288 $176,959 $196,925 V. Asset Management Fees
(Less) Limited Partner Fee 3.0% ($7,500) ($7,725) ($7,957) ($8,195) ($8,441) (Less) General Partner Fee 3.0% ($20,000) ($20,600) ($21,218) ($21,855) ($22,510) Total Asset Management Fees ($27,500) ($28,325) ($29,175) ($30,050) ($30,951) VI. Net Project Cash Flow $91,330 $109,587 $128,113 $146,909 $165,973 VII. Developer Fee Repayment
Beginning Balance $2,899,399 $2,808,069 $2,698,482 $2,570,368 $2,423,459 Interest 0.0% $0 $0 $0 $0 $0
(Less) Cash Flow Credit ($91,330) ($109,587) ($128,113) ($146,909) ($165,973) Ending Balance $2,808,069 $2,698,482 $2,570,368 $2,423,459 $2,257,486 VIII. Cash Flow Available for Distribution $0 $0 $0 $0 $0 (1) Reflects annual escalation at 3.5% for operating
expenses and replacement reserves; 2.0% for property
taxes; and 0% for tenant services and monitoring fees.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Site 1: Highland Eta Street
("Purple Cow") TABLE 7
15-YEAR CASH FLOW PROJECTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPM

CITY OF NATIONAL CITY
I. Gross Scheduled Income
Rental Income 2.5%
Other Income 2.5%
(Less) Vacancy 5.0%
II. Effective Gross Income
(Less) Operating Expenses (1)
III. Net Operating Income
(Less) Debt Service - Permanent Loan
IV. Project Cash Flow
V. Asset Management Fees
(Less) Limited Partner Fee 3.0%
(Less) General Partner Fee 3.0%
Total Asset Management Fees
VI. Net Project Cash Flow
VII. Developer Fee Repayment
Beginning Balance
Interest 0.0%
(Less) Cash Flow Credit
Ending Balance
VIII. Cash Flow Available for Distribution
(1) Reflects annual escalation at 3.5% for operating
expenses and replacement reserves; 2.0% for property
taxes; and 0% for tenant services and monitoring fees.
6 7 8 9 10
$1,778,017 $1,822,467 $1,868,029 $1,914,730 $1,962,598
$8,906 $9,129 $9,357 $9,591 $9,831
($89,346) ($91,580) ($93,869) ($96,216) ($98,621)
$1,697,577 $1,740,017 $1,783,517 $1,828,105 $1,873,808
($685,530) ($707,412) ($730,058) ($753,496) ($777,754)
$1,012,047 $1,032,605 $1,053,459 $1,074,609 $1,096,054
($794,861) ($794,861) ($794,861) ($794,861) ($794,861)
$217,186 $237,744 $258,598 $279,748 $301,193
($8,695) ($8,955) ($9,224) ($9,501) ($9,786)
($23,185) ($23,881) ($24,597) ($25,335) ($26,095)
($31,880) ($32,836) ($33,822) ($34,836) ($35,881)
$185,306 $204,908 $224,776 $244,912 $265,312
$2,257,486 $2,072,180 $1,867,272 $1,642,496 $1,397,584
$0 $0 $0 $0 $0
($185,306) ($204,908) ($224,776) ($244,912) ($265,312)
$2,072,180 $1,867,272 $1,642,496 $1,397,584 $1,132,273
$0 $0 $0 $0 $0
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Site 1: Highland Eta Street
("Purple Cow") TABLE 7
15-YEAR CASH FLOW PROJECTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPM

CITY OF NATIONAL CITY
I. Gross Scheduled Income
Rental Income 2.5%
Other Income 2.5%
(Less) Vacancy 5.0%
II. Effective Gross Income
(Less) Operating Expenses (1)
III. Net Operating Income
(Less) Debt Service - Permanent Loan
IV. Project Cash Flow
V. Asset Management Fees
(Less) Limited Partner Fee 3.0%
(Less) General Partner Fee 3.0%
Total Asset Management Fees
VI. Net Project Cash Flow
VII. Developer Fee Repayment
Beginning Balance
Interest 0.0%
(Less) Cash Flow Credit
Ending Balance
VIII. Cash Flow Available for Distribution
(1) Reflects annual escalation at 3.5% for operating
expenses and replacement reserves; 2.0% for property
taxes; and 0% for tenant services and monitoring fees.
11 12 13 14 15
$2,011,663 $2,061,955 $2,113,504 $2,166,341 $2,220,500
$10,077 $10,329 $10,587 $10,852 $11,123
($101,087) ($103,614) ($106,205) ($108,860) ($111,581)
$1,920,653 $1,968,669 $2,017,886 $2,068,333 $2,120,041
($802,859) ($828,842) ($855,734) ($883,565) ($912,369)
$1,117,794 $1,139,827 $1,162,152 $1,184,768 $1,207,672
($794,861) ($794,861) ($794,861) ($794,861) ($794,861)
$322,933 $344,966 $367,291 $389,907 $412,811
($10,079) ($10,382) ($10,693) ($11,014) ($11,344)
($26,878) ($27,685) ($28,515) ($29,371) ($30,252)
($36,958) ($38,066) ($39,208) ($40,385) ($41,596)
$285,975 $306,900 $328,083 $349,522 $371,215
$1,132,273 $846,298 $539,398 $211,315
$0 $0 $0 $0
($285,975) ($306,900) ($328,083) ($211,315)
$846,298 $539,398 $211,315 $0
$0 $0 $0 $138,207 $371,215
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

APPENDIX C
SITE 2: DIVISION STREET
Own National City
Homeownership Development RFP
City of National City

SITE 2: Division Street and R Avenue (“Division Street”) Community HousingWorks and Habitat for Humanity
Project Design • Only provides two (2) units on site (1 single-family home and 1 ADU) Estimate of
Development Costs
• Development costs appear within a reasonable range for comparable projects • On-Site improvement budget assumes required drainage
Affordable Sales
Values
• Calculation of affordable sale prices were based on HUD income limits for households at 70% AMI
• Estimated affordable sales prices in financial pro forma may be overstated if development is subject to Health & Safety Code 50052.5, requiring calculation of affordable sales prices based on median income published by HCD • Developer assumed a household income to housing cost ratio of 30% vs up to 40% (per guidance in RFP) based on previous experience with target population Site Acquisition • Assumes land contribution from City
Proposed Funding
Sources
• Funding sources consisting of CalHome and WISH are anticipated to fund 57% of the net sales proceeds
• Pro forma reflects financing deficit of $110,000
• Financing deficit is anticipated to be funded by partner and donor capital contributions
Other City
Obligations
• Negotiate and execute Disposition and Development Agreement or Purchase Agreement
• Conduct Surplus Land Act process or Government Code Section 52201 Report • Ensure CEQA clearance is completed prior to land transfer • Negotiate and finalize long-term affordability and resale restrictions • Monitor resale transactions and enforce price restrictions or shared equity formulas • Approve eligible buyers and income certifications
• Monitor and enforce deed restrictions and affordability covenants * Habitat will oversee all screening and approval of for-sale buyer applications

C.1
Community HousingWorks and Habitat for Humanity
Site 2: Division Street and R Avenue
("Division Street")

Community HousingWorks and Habitat for Humanity
Site 2: Division Street and R Avenue
("Division Street")
TABLE 1

PROJECT DESCRIPTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
I. Site Area 6,400 SF 0.15 Acres
II. Product Type
III. Gross Building Area (GBA)
Net Residential Area 4,113 SF 100%
Common Areas 0 SF 0%
Total GBA 4,113 SF 100%
IV. Construction Type Type V
V. Number of Stories 2 Stories
VI. Unit Mix
Main House - Three Bedroom 1 Unit 3,168 SF
ADU - Two Bedroom (1) 1 Unit 945 SF
Total Number of Units 2 Units 2,057 SF
VII. Affordability Mix
Units @ 70% AMI 2 Unit
VIII. Parking
Parking Type
Total Parking Spaces 2 Spaces
Parking Ratio 1.0 Spaces/Unit
(1) ADU is located above detached garage.

Average
Unit Size
Detached Garage
Number of Units
Single-Family Home with ADU
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Site 2: Division Street and R Avenue
("Division Street")
TABLE 2

ESTIMATED DEVELOPMENT COSTS

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Totals Per Unit Comments
I. Direct Costs (1)
Off-Site Improvements (2)(3) $94,156 $47,078 $15 Per SF Site On-Site Improvements/Landscaping (3) $12,946 $6,473 $2 Per SF Site Parking $0 $0 Included Above
Shell Construction (3) $820,335 $410,168 $199 Per SF GBA Photovoltaic $18,000 $9,000 Allowance
Contingency $161,200 $80,600 17.4% of Directs
Total Direct Costs $1,106,638 $553,319 $269 Per SF GBA
Photovoltaic
II. Indirect Costs
Architecture & Engineering $102,000 $51,000 9.2% of Directs Permits & Fees (2) $58,000 $29,000 $14 Per SF GBA
Legal & Accounting $8,000 $4,000 0.7% of Directs
Taxes & Insurance $5,000 $2,500 0.5% of Directs
Developer Fee $0 $0 0.0% of Value
Marketing/Sales $0 $0 0.0% of Directs
Contingency $8,650 $4,325 5.0% of Indirects
Total Indirect Costs $181,650 $90,825 16.4% of Directs
III. Financing Costs
Loan Fees $12,883 $6,442 1.2% of Directs
Interest During Construction $81,162 $40,581 7.3% of Directs Total Financing Costs $94,045 $47,023 8.5% of Directs
IV. Development Costs - Excl. Acquisition $1,382,333 $691,167 $336 Per SF GBA (1) Excludes the payment of prevailing wages.
(2) Per Developer; not verified by the City or KMA.
(3) Includes pro rata share of general requirements, contractor overhead, and contractor profit.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Site 2: Division Street and R Avenue
("Division Street")
TABLE 3
ESTIMATE OF AFFORDABLE SALES PRICES - LOW INCOME, 70% AMI

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Number of Bedrooms 5 5
I. Benchmark Household Size 8.0 6.0 (1)
County of San Diego Median income $172,650 (2) $151,750 (3) Percent of AMI 88.5% (4) 70%
II. Benchmark Household Income $152,850 $106,225
Income Allocation to Housing 30% 40% (5)
Amount Available for Housing $45,855 $42,490
III. HOA Fees $400 /Month $4,800 $400 /Month $4,800
Utilities(6) $604 /Month $7,248 $604 /Month $7,248
Annual Taxes 1.25% $5,055 1.25% $4,555
IV. Available for Mortgage $28,752 $25,887
V. Interest Rate 5.89% 5.89%
Down Payment 0.0% 0.0%
VI. Supportable Mortgage $404,390 $364,101
Add: Down Payment $0 $0
VII. Maximum Unit Price (Rounded) $404,000 $364,000
(1) Assumed family size per California Health & Safety Code §50052.5, reflects the number of bedrooms in the unit plus one. (2)
(3)
(4) Imputed by KMA. Differs from CHW pro forma which indicates target affordability level of 70% AMI. (5) Assumes a household income to housing cost ratio of up to 40%, per guidance from RFP. (6) Developer estimate, utility allowance profile not provided.

Source: State of California Department of Housing and Community Development, San Diego County Department of Housing and Community Development, California Health & Safety Code §50052.5.

CHW / Habitat KMA
Reflects median income for a eight (8) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Reflects median income for a six (6) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Note changes in bold and italics reflect KMA changes to Developer assumptions.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Site 2: Division Street and R Avenue
("Division Street")
TABLE 4

ESTIMATE OF FINANCING DEFICIT

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Total Per Unit
I. Net Sales Proceeds $808,000 $404,000
II. Sources of Funds
CalHome $400,000 $200,000
WISH $64,000 $32,099
Total Sources of Funds $464,000 $232,099
III. Total Supportable Investment $1,272,000 $636,000
IV. (Less) Development Costs - Excluding Acquisiton ($1,382,000) ($691,000) V. Financing Deficit ($110,000) ($55,000)
VI. Proposed Funding Sources
Partner & Donor Capital Contributions $110,000 $55,000
City Land Donation $0 $0
Total $110,000 $55,000
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

APPENDIX D
SITE 3: ROOSEVELT LOT
Own National City
Homeownership Development RFP
City of National City

SITE 3: Roosevelt Avenue and w. 11th Street (“Roosevelt Lot”) Community HousingWorks and
Habitat for Humanity
Otumba LLC and
San Andres Real Estate Group Inc.

Project Design • Includes a range of small unit
configurations: studios, one bedrooms,
one bedrooms with a loft, and one
bedroom townhomes
• Requires site assemblage to expand
development site:
 One (1) adjacent parcel is owned by
the Developer
 One (1) parcel is under contract with
the Developer
• Developer is proposing three (3)
affordable units on the City’s property
• Residential units are integrated within
a proposed 121-unit multi-family
residential development
Estimate of
Development Costs
• Development costs appear within a
reasonable range for comparable
projects
• On-Site improvement budget assumes
required erosion control, grading,
storm drain and retention basin,
fencing, fire/water/sewer lines and
other utility connections, and
hardscape and landscape
• Development costs appear low when
compared to comparable projects
• Pro forma submitted does not reflect
balance of proposed project; therefore,
it is uncertain if the project as a whole
is feasible

SITE 3: Roosevelt Avenue and w. 11th Street (“Roosevelt Lot”) Community HousingWorks and
Habitat for Humanity
Otumba LLC and
San Andres Real Estate Group Inc.

Affordable Sales
Values
• Calculation of affordable sale prices
were based on HUD income limits for
households at 70% AMI
• Estimated affordable sales prices in
financial pro forma may be overstated
if development is subject to Health &
Safety Code 50052.5, requiring
calculation of affordable sales prices
based on median income published by
HCD
• Developer assumed a household
income to housing cost ratio of 30% vs
up to 40% (per guidance in RFP) based
on previous experience with target
population
• Developer is proposing to convert six
(6) units from rental to ownership
housing in the 7th year following
building stabilization
• Calculation of affordable sale prices
were based on HUD income limits for
households at 40% AMI. Developer
indicates the project will apply HCD
income limit standards if required by
State funding sources or programs
• Developer assumed a household
income to housing cost ratio of 30% vs
up to 40% (per guidance in RFP) due to
for-sale units initial operation as rental
units
• Developer pro forma indicates
Developer-funded 3.0% downpayment
for first-time homebuyers
Site Acquisition • Assumes land contribution from City • Assumes land contribution from City Proposed Funding
Sources
• Funding sources consisting of CalHome
and WISH are anticipated to fund 96%
of the net sales proceeds
• Pro forma reflects financing deficit of
$1,586,000
• Financing deficit is anticipated to be
funded by partner and donor capital
contributions
• Pro forma reflects financing deficit of
$995,000
• Financing deficit is anticipated to be
funded by Ultra-High-Net-Worth
(UHNW) Family Office, private source
equity
• Per the Developer proposal, 100% of
project costs will be financed with
UHNW equity
Other City
Obligations
• Negotiate and execute Disposition and
Development Agreement or Purchase
Agreement
• Conduct Surplus Land Act process or
Government Code Section 52201
Report
• No legal, financial, or operational
participation from the City either
upfront or on an ongoing basis
• All affordability mechanisms,
operations, and compliance will be
administered by Developer

SITE 3: Roosevelt Avenue and w. 11th Street (“Roosevelt Lot”) Community HousingWorks and
Habitat for Humanity
Otumba LLC and
San Andres Real Estate Group Inc.
• Ensure CEQA clearance is completed
prior to land transfer
• Negotiate and finalize long-term
affordability and resale restrictions
• Monitor resale transactions and
enforce price restrictions or shared
equity formulas
• Approve eligible buyers and income
certifications
• Monitor and enforce deed restrictions
and affordability covenants
* Habitat will oversee all screening and
approval of for-sale buyer applications

D.1
Community HousingWorks and Habitat for Humanity
Site 3: Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")

Community HousingWorks and Habitat for Humanity
Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")
TABLE 1

PROJECT DESCRIPTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
I. Site Area 4,791 SF 0.11 Acres
II. Product Type
III. Gross Building Area (GBA)
Net Residential Area 16,220 SF 71%
Common Areas (1) 6,543 SF 29%
Total GBA 22,763 SF 100%
IV. Construction Type Type III
V. Number of Stories 6 Stories
VI. Unit Mix
Studio 8 Units 525 SF
One Bedroom 3 Units 680 SF
One Bedroom + Loft 5 Units 1,096 SF
One Bedroom Townhome 4 Units 1,125 SF
Total Number of Units 20 Units 811 SF
VII. Affordability Mix
Units @ 70% AMI 20 Units
VIII. Parking
Parking Type
Total Parking Spaces 4 Spaces
Parking Ratio 0.2 Spaces/Unit
(1) Includes circulation (4,089 SF), mechanical and other (1,884 SF), and back of the house (570 SF). Excludes parking.

Average
Number of Units Unit Size
Structured
Duplexes, Stacked Flats, Lofts, and Townhomes
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")
TABLE 2

ESTIMATED DEVELOPMENT COSTS

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Totals Per Unit Comments
I. Direct Costs (1)
Off-Site Improvements (2)(3) $221,988 $11,099 $46 Per SF Site On-Site Improvements/Landscaping (3) $1,332,199 $66,610 $278 Per SF Site Parking $0 $0 Included Above
Shell Construction (3) $6,245,755 $312,288 $274 Per SF GBA Amenities/FF&E $886,673 $44,334 Allowance
Photovoltaic $180,000 $9,000 Allowance
Contingency $756,050 $37,803 8.7% of Directs
Total Direct Costs $9,622,665 $481,133 $423 Per SF GBA
II. Indirect Costs
Architecture & Engineering $279,048 $13,952 2.9% of Directs Permits & Fees (2) $340,000 $17,000 $15 Per SF GBA
Legal & Accounting $35,000 $1,750 0.4% of Directs
Taxes & Insurance $23,000 $1,150 0.2% of Directs
Developer Fee $0 $0 0.0% of Value
Marketing/Sales $0 $0 0.0% of Directs
Contingency $33,852 $1,693 5.0% of Indirects
Total Indirect Costs $710,900 $35,545 7.4% of Directs
III. Financing Costs
Loan Fees $103,336 $5,167 1.1% of Directs
Interest During Construction $651,015 $32,551 6.8% of Directs Total Financing Costs $754,351 $37,718 7.8% of Directs
IV. Development Costs - Excl. Acquisition $11,087,916 $554,396 $487 Per SF GBA (1) Excludes the payment of prevailing wages.
(2) Per Developer; not verified by the City or KMA.
(3) Includes pro rata share of general requirements, contractor overhead, and contractor profit.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")
TABLE 3
ESTIMATE OF AFFORDABLE SALES PRICES - LOW INCOME, 70% AMI

OWN NATIONAL CITY

CITY OF NATIONAL CITY
Number of Bedrooms 1 1
I. Benchmark Household Size (1) 2.0 2.0
County of San Diego Median income (2) $104,650 $104,650 Percent of AMI 88.5% (3) 70%
II. Benchmark Household Income $92,650 $73,255
Income Allocation to Housing 30% 40% (4)
Amount Available for Housing $27,795 $29,302
III. HOA Fees $400 /Month $4,800 $400 /Month $4,800
Utilities (5) $223 /Month $2,676 $223 /Month $2,676
Annual Taxes 1.25% $3,038 1.25% $3,263
IV. Available for Mortgage $17,281 $18,563
V. Interest Rate 5.89% 5.89%
Down Payment 0.0% 0.0%
VI. Supportable Mortgage $243,039 $261,068
Add: Down Payment $0 $0
VII. Maximum Unit Price (Rounded) $243,000 $261,000
(1) Assumed family size per California Health & Safety Code §50052.5, reflects the number of bedrooms in the unit plus one. (2)
(3) Imputed by KMA. Differs from CHW pro forma which indicates target affordability level of 70% AMI. (4) Assumes a household income to housing cost ratio of up to 40%, per guidance from RFP. (5) Developer estimate, utility allowance profile not provided.

CHW / Habitat KMA
Reflects median income for a two (2) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Source: State of California Department of Housing and Community Development, San Diego County Department of Housing and Community Development, California Health & Safety Code §50052.5.

Note changes in bold and italics reflect KMA changes to Developer assumptions.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")
TABLE 4

ESTIMATE OF FINANCING DEFICIT

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Total Per Unit
I. Net Sales Proceeds $4,860,000 $243,000
II. Sources of Funds
CalHome $4,000,000 $200,000
WISH $642,000 $32,099
Total Sources of Funds $4,642,000 $232,099
III. Total Supportable Investment $9,502,000 $475,000
IV. (Less) Development Costs - Excluding Acquisition ($11,088,000) ($554,000) V. Financing Deficit ($1,586,000) ($79,000)
VI. Proposed Funding Sources
Partner & Donor Capital Contributions $1,586,000 $79,000 City Land Donation $0 $0
Total $1,586,000 $79,000
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

D.2
Otumba LLC and San Andres REG Inc.

Site 3: Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")

Otumba LLC and San Adres REG Inc.

Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")
TABLE 1
PROJECT DESCRIPTION (1)

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
I. Site Area (2) 4,791 SF 0.11 Acres
II. Product Type
III. Gross Building Area (GBA)
Net Residential Area 5,324 SF 93%
Common Areas 416 SF 7%
Total GBA 5,740 SF 100%
IV. Construction Type
V. Number of Stories 8 Stories
VI. Unit Mix
One Bedroom 2 Units 708 SF
Two Bedroom 4 Units 977 SF
Total Number of Units 6 Units 887 SF
VII. Affordability Mix
Units @ 40% AMI 3 Units 50%
Average Affordability 40% of AMI
VIII. Parking
Parking Type
Total Parking Spaces 6 Spaces
Parking Ratio 1.0 Spaces/Unit
(1) Residential units are integrated within a proposed 121-unit multi-family residential development. (2) Reflects City parcel only. Per Developer proposal, the development site will include the following additional properties:
1115 Roosevelt Avenue (owned by Otumba LLC) 5,530 SF 0.13 Acres * 1112 National City Boulevard (under contract by Otumba LLC) 14,225 SF 0.33 Acres * Total Additional Site Area 19,755 SF 0.45 Acres
* Source: Scoutred.com
Stacked Flats
Average
Number of Units Unit Size
Podium
Type III over Type I (parking)
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Otumba LLC and San Adres REG Inc.

Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")
TABLE 2

ESTIMATED DEVELOPMENT COSTS

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Totals Per Unit Comments
I. Direct Costs (1)
Off-Site Improvements (2) $0 $0 $0 Per SF Site
On-Site Improvements/Landscaping $42,149 $7,025 $9 Per SF Site Parking $358,413 $59,736 $59,736 Per Space
Shell Construction $1,945,728 $324,288 $339 Per SF GBA
Amenities/FF&E (3) $58,760 $9,793 Allowance
Contingency $181,416 $30,236 7.5% of Directs
Total Direct Costs $2,586,466 $431,078 $451 Per SF GBA
II. Indirect Costs
Architecture & Engineering $64,388 $10,731 2.5% of Directs Permits & Fees (2) $62,544 $10,424 $11 Per SF GBA
Legal & Accounting $7,438 $1,240 0.3% of Directs
Taxes & Insurance $27,588 $4,598 1.1% of Directs
Developer Fee $54,879 $9,147 1.9% of Value
Marketing/Sales $27,000 $4,500 1.0% of Directs
Contingency $12,492 $2,082 5.1% of Indirects
Total Indirect Costs $256,329 $42,722 9.9% of Directs
III. Financing Costs
Loan Fees $0 $0 0.0% of Directs
Interest During Construction $0 $0 0.0% of Directs
Total Financing Costs $0 $0 0.0% of Directs
IV. Development Costs - Excl. Acquisition $2,842,795 $473,799 $495 Per SF GBA (1) Excludes the payment of prevailing wages.
(2) Per Developer; not verified by the City or KMA.
(3) Includes amenities/FF&E ($56,529) and retail tenant improvements ($2,231).

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Otumba LLC and San Adres REG Inc.

Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")
TABLE 3
ESTIMATE OF AFFORDABLE SALES PRICES - VERY LOW INCOME, 40% AMI - ONE BEDROOM

OWN NATIONAL CITY

CITY OF NATIONAL CITY
Number of Bedrooms 1 1
I. Benchmark Household Size (1) 2.0 2.0
County of San Diego Median income (2) $104,650 $104,650 Percent of AMI 50.6% (3) 40%
II. Benchmark Household Income $52,950 $41,860
Income Allocation to Housing 30% 40% (4)
Amount Available for Housing $15,885 $16,744
III. HOA Fees $375 /Month $4,500 $375 /Month $4,500
Utilities(5) $160 /Month $1,920 (5) $258 /Month $3,096 (6) Annual Taxes 1.15% $1,574 1.15% $1,321
IV. Available for Mortgage $7,891 $7,827
V. Interest Rate 5.75% 5.75%
Down Payment 3.0% 3.0%
VI. Supportable Mortgage $137,235 $111,765
Add: Down Payment $0 (7) $3,450
VII. Maximum Unit Price (Rounded) $137,000 $115,000
(1) Assumed family size per California Health & Safety Code §50052.5, reflects the number of bedrooms in the unit plus one. (2)
(3) Imputed by KMA. Differs from Otumba/San Andres pro forma which indicates target affordability level of 40% AMI. (4) Assumes a household income to housing cost ratio of up to 40%, per guidance from RFP. (5) Developer estimate, utility allowance profile not provided. (6)
(7)
Source: State of California Department of Housing and Community Development, San Diego County Department of Housing and Community Development, California Health & Safety Code §50052.5.

Otumba / San Andres KMA
Reflects median income for a two (2) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Otumba/San Andres pro forma indicates 3.0% downpayment. Per data request response received September 4, 2025, the Development Team will fund downpayments.

KMA estimate based on City of National City Utility Allowance Schedule, effective October 1, 2024. Includes electric heat, electric cooking, electric water heater, other electric, air conditioning, water, sewer, and trash.

Note changes in bold and italics reflect KMA changes to Developer assumptions.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Otumba LLC and San Adres REG Inc.

Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")
TABLE 4
ESTIMATE OF AFFORDABLE SALES PRICES - VERY LOW INCOME, 40% AMI - TWO BEDROOM

OWN NATIONAL CITY

CITY OF NATIONAL CITY
Number of Bedrooms 2 2
I. Benchmark Household Size (1) 3.0 3.0
County of San Diego Median income (2) $117,700 $117,700 Percent of AMI 50.6% (3) 40%
II. Benchmark Household Income $59,550 $47,080
Income Allocation to Housing 30% 40% (4)
Amount Available for Housing $17,868 $18,832
III. HOA Fees $375 /Month $4,500 $375 /Month $4,500
Utilities $170 /Month $2,040 (5) $346 /Month $4,152 (6) Annual Taxes 1.15% $1,885 1.15% $1,471
IV. Available for Mortgage $9,443 $8,709
V. Interest Rate 5.75% 5.75%
Down Payment 3.0% 3.0%
VI. Supportable Mortgage $164,226 $124,360
Add: Down Payment $0 $3,840 (7)
VII. Maximum Unit Price (Rounded) $164,000 $128,000
(1) Assumed family size per California Health & Safety Code §50052.5, reflects the number of bedrooms in the unit plus one. (2)
(3) Imputed by KMA. Differs from Otumba/San Andres pro forma which indicates target affordability level of 40% AMI. (4) Assumes a housing income to housing cost ratio of up to 40%, per guidance from RFP. (5) Developer estimate, utility allowance profile not provided. (6)
(7)
Source: State of California Department of Housing and Community Development, San Diego County Department of Housing and Community Development, California Health & Safety Code §50052.5.

Otumba / San Andres KMA
Reflects median income for a two (2) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Otumba/San Andres pro forma indicates 3.0% downpayment, but downpayment not included in calculation of maximum unit price.

KMA estimate based on City of National City Utility Allowance Schedule, effective October 1, 2024. Includes electric heat, electric cooking, electric water heater, other electric, air conditioning, water, sewer, and trash.

Note changes in bold and italics reflect KMA changes to Developer assumptions.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Otumba LLC and San Adres REG Inc.

Roosevelt Avenue and W. 11th Street
("Roosevelt Lot") TABLE 5

ESTIMATE OF FINANCING GAP

OWN NATIONAL CITY REQUEST FOR PROPOSALS

CITY OF NATIONAL CITY
Price Price
Units Per SF Per Unit Gross Sales
I. Market-Rate Units
One Bedroom @ Market 1 708 SF $699 $495,000 $495,000
Two Bedroom @ Market 2 977 SF $691 $675,000 $1,350,000
Total/Average - Market-Rate Units 3 887 SF $694 $615,000 $1,845,000 II. Affordable Units
One Bedroom @ 40% AMI 1 708 SF $194 $137,000 $137,000
Two Bedroom @ 40% AMI 2 977 SF $168 $164,000 $328,000
Total/Average - Affordable Units 3 887 SF $176 $155,000 $465,000 III. Gross Sales Proceeds 6 887 SF $435 $385,000 $2,310,000 (Less) Cost of Sale @ 5.0% of Gross Sales Proceeds ($116,000) (Less) Target Developer Profit @ 15.0% of Gross Sales Proceeds ($347,000) IV. Net Sales Proceeds $1,847,000
V. (Less) Development Costs - Excluding Acquisition ($2,843,000) VI. Financing Deficit ($996,000)
VII. Proposed Funding Sources
Ultra-High-Net-Worth (UHNW) Family Office (1) $996,000
Total $996,000
(1) Per Developer proposal, 100% of project costs will be financed with equity investment from committed private sources.

Average
Unit Size
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3\9/26/2025; ema

APPENDIX E
SITE 4: A AVENUE LOT
Own National City
Homeownership Development RFP
City of National City

SITE 4: A Avenue and E. 11th Street
Community HousingWorks and
Habitat for Humanity
Otumba LLC and
San Andres Real Estate Group Inc.

Project Design • All units are 3 bedroom units • Requires site assemblage – potentially two (2) to four (4) parcels not owned
by Developer; per Developer site
acquisition is projected to be
completed within 6 to 9 months
• Developer is proposing two (2)
affordable units on the City’s property
• Both affordable units are four (4)
bedroom units
• Developer is proposing an 18-unit
townhome development
Estimate of
Development Costs
• Development costs appear within a
reasonable range for comparable
projects
• Development costs appear within a
reasonable range for comparable
projects
• Pro forma submitted does not reflect
balance of proposed project; therefore,
it is uncertain if the project as a whole
is feasible

SITE 4: A Avenue and E. 11th Street
Community HousingWorks and
Habitat for Humanity
Otumba LLC and
San Andres Real Estate Group Inc.

Affordable Sales
Values
• Calculation of affordable sale prices
were based on HUD income limits for
households at 70% AMI
• Estimated affordable sales prices in
financial pro forma may be overstated
if development is subject to Health &
Safety Code 50052.5, requiring
calculation of affordable sales prices
based on median income published by
HCD
• Developer assumed a household
income to housing cost ratio of 30.% vs
up to 40% (per guidance in RFP) based
on previous experience with target
population
• Calculation of affordable sale prices
were based on HUD income limits for
households at 40% AMI. Developer
indicates the project will apply HCD
income limit standards if required by
State funding sources or programs
• Developer assumed a household
income to housing cost ratio of 30% vs
up to 40% (per guidance in RFP) due to
for-sale units initial operation as rental
units
• Developer pro forma indicates 3.0%
downpayment to be Developer-funded
Site Acquisition • Assumes land contribution from City • Assumes land contribution from City Proposed Funding
Sources
• Funding sources consisting of CalHome
and WISH are anticipated to fund 69%
of the net sales proceeds
• Pro forma reflects financing deficit of
$1,087,000
• Financing deficit is anticipated to be
funded by partner and donor capital
contributions
• Pro forma reflects financing deficit of
$1,190,000
• Financing deficit is anticipated to be
funded by Ultra-High-Net-Worth
(UHNW) Family Office, private source
equity
• Per the Developer proposal, 35% of
project costs will be financed with
UHNW equity
Other City
Obligations
• Negotiate and execute Disposition and
Development Agreement or Purchase
Agreement
• Conduct Surplus Land Act process or
Government Code Section 52201
Report
• No legal, financial, or operational
participation from the City either
upfront or on an ongoing basis
• All affordability mechanisms,
operations, and compliance will be
administered by Developer

SITE 4: A Avenue and E. 11th Street
Community HousingWorks and
Habitat for Humanity
Otumba LLC and
San Andres Real Estate Group Inc.
• Ensure CEQA clearance is completed
prior to land transfer
• Negotiate and finalize long-term
affordability and resale restrictions
• Monitor resale transactions and
enforce price restrictions or shared
equity formulas
• Approve eligible buyers and income
certifications
• Monitor and enforce deed restrictions
and affordability covenants
* Habitat will oversee all screening and
approval of for-sale buyer applications

E.1
Community HousingWorks and Habitat for Humanity
Site 4: A Avenue and E. 11th Street
("A Avenue Lot")

Community HousingWorks and Habitat for Humanity
A Avenue and E. 11th Street
("A Avenue Lot")
TABLE 1

PROJECT DESCRIPTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
I. Site Area 3,911 SF 0.09 Acres
II. Product Type
III. Gross Building Area (GBA)
Net Residential Area 5,475 SF
Common Areas 0 SF
Total GBA 5,475 SF
IV. Construction Type Type V
V. Number of Stories 4 Stories
VI. Unit Mix
Three Bedroom 3 Units 1,825 SF
VII. Affordability Mix
Units @ 70% AMI 3 Units
VIII. Parking
Parking Type
Total Parking Spaces 3 Spaces
Parking Ratio 1.0 Spaces/Unit
Average
Number of Units Unit Size
Attached Garage
Townhomes
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
A Avenue and E. 11th Street
("A Avenue Lot")
TABLE 2

ESTIMATED DEVELOPMENT COSTS

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Totals Per Unit Comments
I. Direct Costs (1)
Off-Site Improvements (2)(3) $170,429 $56,810 $44 Per SF Site On-Site Improvements/Landscaping (3) $236,100 $78,700 $60 Per SF Site Parking $0 $0 Included Above
Shell Construction (3) $1,692,282 $564,094 $309 Per SF GBA Amenities/FF&E $60,454 $20,151 Allowance
Photovoltaic $27,000 $9,000 Allowance
Contingency $186,536 $62,179 8.6% of Directs
Total Direct Costs $2,372,801 $790,934 $433 Per SF GBA
II. Indirect Costs
Architecture & Engineering $85,000 $28,333 3.6% of Directs Permits & Fees (2) $105,000 $35,000 $19 Per SF GBA
Legal & Accounting $15,000 $5,000 0.6% of Directs
Taxes & Insurance $7,000 $2,333 0.3% of Directs
Developer Fee $0 $0 0.0% of Value
Marketing/Sales $0 $0 0.0% of Directs
Contingency $10,600 $3,533 5.0% of Indirects
Total Indirect Costs $222,600 $74,200 9.4% of Directs
III. Financing Costs
Loan Fees $25,954 $8,651 1.1% of Directs
Interest During Construction $163,510 $54,503 6.9% of Directs Total Financing Costs $189,464 $63,155 8.0% of Directs
IV. Development Costs - Excl. Acquisition $2,784,865 $928,288 $509 Per SF GBA (1) Excludes the payment of prevailing wages.
(2) Per Developer; not verified by the City or KMA.
(3) Includes pro rata share of general requirements, contractor overhead, and contractor profit.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
A Avenue and E. 11th Street
("A Avenue Lot")
TABLE 3
ESTIMATE OF AFFORDABLE SALES PRICES - LOW INCOME, 70% AMI

OWN NATIONAL CITY

CITY OF NATIONAL CITY
Number of Bedrooms 3 3
I. Benchmark Household Size 5.0 4.0 (1)
County of San Diego Median income $141,250 (2) $130,800 (3) Percent of AMI 88.5% (4) 70%
II. Benchmark Household Income $125,050 $91,560
Income Allocation to Housing 30% 40% (5)
Amount Available for Housing $37,515 $36,624
III. HOA Fees $400 /Month $4,800 $400 /Month $4,800
Utilities (6) $402 /Month $4,824 $402 /Month $4,824
Annual Taxes 1.25% $4,171 1.25% $4,034
IV. Available for Mortgage $23,720 $22,966
V. Interest Rate 5.89% 5.89%
Down Payment 0.0% 0.0%
VI. Supportable Mortgage $333,673 $323,072
Add: Down Payment $0 $0
VII. Maximum Unit Price (Rounded) $334,000 $323,000
(1) Assumed family size per California Health & Safety Code §50052.5, reflects the number of bedrooms in the unit plus one. (2)
(3)
(4) Imputed by KMA. Differs from CHW pro forma which indicates target affordability level of 70% AMI. (5) Assumes a household income to housing cost ratio of up to 40%, per guidance from RFP. (6) Developer estimate, utility allowance profile not provided.

Source: State of California Department of Housing and Community Development, San Diego County Department of Housing and Community Development, California Health & Safety Code §50052.5.

CHW / Habitat KMA
Reflects median income for a five (5) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Reflects median income for a four (4) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Note changes in bold and italics reflect KMA changes to Developer assumptions.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
A Avenue and E. 11th Street
("A Avenue Lot")
TABLE 4

ESTIMATE OF FINANCING DEFICIT

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Total Per Unit
I. Net Sales Proceeds $1,002,000 $334,000
II. Sources of Funds
CalHome $600,000 $200,000
WISH $96,000 $32,099
Total Sources of Funds $696,000 $232,099
III. Total Supportable Investment $1,698,000 $566,000
IV. (Less) Development Costs ($2,785,000) ($928,000)
V. Financing Deficit ($1,087,000) ($362,000)
VI. Proposed Funding Sources
Partner & Donor Capital Contributions $1,087,000 $362,000 City Land Donation $0 $0
Total $1,087,000 $362,000
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

E.2
Otumba LLC and San Andres REG Inc.

Site 4: A Avenue and E. 11th Street
("A Avenue Lot")

Otumba LLC and San Adres REG Inc.

A Avenue and E. 11th Street
("A Avenue Lot")
TABLE 1
PROJECT DESCRIPTION (1)

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
I. Site Area (2) 3,911 SF 0.09 Acres
II. Product Type
III. Gross Building Area (GBA)
Net Residential Area 4,032 SF 94%
Common Areas 277 SF 6%
Total GBA 4,309 SF 100%
IV. Construction Type Type V
V. Number of Stories 3 Stories
VI. Unit Mix
Four Bedroom 2 Units 2,016 SF
VII. Affordability Mix
Average Affordability 40% of AMI
VIII. Parking
Parking Type
Total Parking Spaces 2 Spaces
Parking Ratio 1.0 Spaces/Unit
(1) Total proposed residential development is anticipated to include 18 townhomes. (2) Reflects City parcel only. Per Developer proposal, the development site will include the following additional properties:
1040 A Avenue 2,404 SF 0.06 Acres *
32 W. Plaza Boulevard 13,957 SF 0.32 Acres *
Total Additional Site Area 16,361 SF 0.38 Acres
* Source: Scoutred.com
Average
Number of Units Unit Size
Attached Garage
Townhomes
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Otumba LLC and San Adres REG Inc.

A Avenue and E. 11th Street
("A Avenue Lot")
TABLE 2

ESTIMATED DEVELOPMENT COSTS

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Totals Per Unit Comments
I. Direct Costs (1)
Off-Site Improvements (2) $0 $0 $0 Per SF Site
On-Site Improvements/Landscaping $38,889 $19,445 $10 Per SF Site Parking $51,389 $25,695 $25,695 Per Space
Shell Construction $958,863 $479,432 $223 Per SF GBA
Amenities/FF&E $22,222 $11,111 Allowance
Contingency $141,435 $70,718 13.2% of Directs
Total Direct Costs $1,212,798 $606,399 $281 Per SF GBA
II. Indirect Costs
Architecture & Engineering $113,889 $56,945 9.4% of Directs Permits & Fees (2) $19,444 $9,722 $5 Per SF GBA
Legal & Accounting $11,538 $5,769 1.0% of Directs
Taxes & Insurance $49,857 $24,929 4.1% of Directs
Developer Fee $40,263 $20,132 2.6% of Value
Marketing/Sales $15,385 $7,693 1.3% of Directs
Contingency $17,550 $8,775 7.0% of Indirects
Total Indirect Costs $267,926 $133,963 22.1% of Directs III. Financing Costs
Loan Fees $16,500 $8,250 1.4% of Directs
Interest During Construction $54,094 $27,047 4.5% of Directs HOA Dues on Unsold Units $9,600 $4,800 0.8% of Directs
Total Financing Costs $80,194 $40,097 6.6% of Directs
IV. Development Costs - Excl. Acquisition $1,560,918 $780,459 $362 Per SF GBA (1) Excludes the payment of prevailing wages.
(2) Per Developer; not verified by the City or KMA.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Otumba LLC and San Adres REG Inc.

A Avenue and E. 11th Street
("A Avenue Lot")
TABLE 3
ESTIMATE OF AFFORDABLE SALES PRICES - VERY LOW INCOME, 40% AMI

OWN NATIONAL CITY

CITY OF NATIONAL CITY
Number of Bedrooms 4 4
I. Benchmark Household Size (1) 5.0 5.0
County of San Diego Median income (2) $141,250 $141,250 Percent of AMI 54.3% (3) 40%
II. Benchmark Household Income $76,750 $56,500
Income Allocation to Housing 30% 40% (4)
Amount Available for Housing $23,025 $22,600
III. HOA Fees $400 /Month $4,800 $400 /Month $4,800
Utilities $185 /Month $2,220 (5) $578 /Month $6,936 (6) Annual Taxes 1.15% $2,666 1.15% $1,574
IV. Available for Mortgage $13,339 $9,290
V. Interest Rate 5.75% 5.75%
Down Payment 3.0% 3.0%
VI. Supportable Mortgage $231,983 $132,655
Add: Down Payment $0 (7) $4,110
VII. Maximum Unit Price (Rounded) $232,000 $137,000
(1) Assumed family size per California Health & Safety Code §50052.5, reflects the number of bedrooms in the unit plus one. (2)
(3) Imputed by KMA. Differs from Otumba/San Andres pro forma which indicates target affordability level of 40% AMI. (4) Assumes a household income to housing cost ratio of up to 40%, per guidance from RFP. (5) Developer estimate, utility allowance profile not provided. (6)
(7)
Source: State of California Department of Housing and Community Development, San Diego County Department of Housing and Community Development, California Health & Safety Code §50052.5.

Otumba / San Andres KMA
Reflects median income for a two (2) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Otumba/San Andres pro forma indicates 3.0% downpayment. Per data request response received September 4, 2025, the Development Team will fund downpayments.

KMA estimate based on City of National City Utility Allowance Schedule, effective October 1, 2024. Includes electric heat, electric cooking, electric water heater, other electric, air conditioning, water, sewer, and trash.

Note changes in bold and italics reflect KMA changes to Developer assumptions.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Otumba LLC and San Adres REG Inc.

A Avenue and E. 11th Street
("A Avenue Lot") TABLE 4

ESTIMATE OF FINANCING DEFICIT

OWN NATIONAL CITY REQUEST FOR PROPOSALS

CITY OF NATIONAL CITY
Price Price
Units Per SF Per Unit Gross Sales
I. Affordable Units
Four Bedroom @ 40% AMI 2 2,016 SF $115 $232,000 $464,000 II. Gross Sales Proceeds $464,000
(Less) Cost of Sale @ 5.0% of Gross Sales Proceeds ($23,000) (Less) Target Developer Profit @ 15.0% of Gross Sales Proceeds ($70,000) III. Net Sales Proceeds $371,000
IV. (Less) Development Costs - Excluding Acquisition ($1,561,000) V. Financing Deficit (2) ($1,190,000)
VI. Proposed Funding Sources
Ultra-High-Net-Worth (UHNW) Family Offices (1) $1,190,000 Total $1,190,000
(1) Per Developer proposal, 35% of project costs will be financed with equity investment from committed private sources.

Average
Unit Size
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3\9/26/2025; ema

APPENDIX F
SITE 5: LAMBS' THEATER
Own National City
Homeownership Development RFP
City of National City

SITE 5: Plaza Boulevard and E Avenue (“Lambs’ Theater”) Casa Familiar Community HousingWorks and
Habitat for Humanity
Project Design • Development plan includes two (2)
adjacent parcels owned by Developer
allowing for expanded development
site
• 30% of the units are three-bedroom
units, with the balance proposed as
one- and two-bedrooms units
• Includes a range of small unit
configurations: studios, junior one
bedrooms, one bedrooms, and two
bedroom townhomes
Estimate of
Development Costs
• Development costs appear to be on the
higher end when compared to
comparable projects
• Development costs appear within a
reasonable range for comparable
projects
Rental Income and
Expenses (Rental
Component)
• Developer is proposing a rent-to-own
structure using the Community Land
Trust (CLT) model
• All rental units will convert to
ownership units after the initial 15-year
affordability period
• Pro forma provided reflects rental
period only; pro forma for conversion
of property to ownership after the
initial rental period not provided
• Rental income and operating expenses
appear within a reasonable range for
comparable tax credit projects
Site Acquisition • Assumes land contribution from City • Developed under a long-term ground lease (75-99 years)
• For purposes of analysis, lease value is
estimated at $2,170,000. Actual lease
value to be determined by a third-party
appraisal
Proposed Funding
Sources
• Primary funding sources consist of
 Federal Low Income Housing Tax
Credit Equity
 Deferred Developer Fee
 General Partner Equity
Contribution
 Affordable Housing Program (AHP)
• Primary funding sources consist of
 Federal Low Income Housing Tax
Credit Equity
 Deferred Developer Fee
 County of San Diego
 Community Resource Development
Plan (CRDP) Regional Center San
Diego

SITE 5: Plaza Boulevard and E Avenue (“Lambs’ Theater”) Casa Familiar Community HousingWorks and
Habitat for Humanity
 Affordable Housing Sustainable
Communities (AHSC) Program
 AHSC Housing Related
Infrastructure (HRI) Grant
 County of San Diego
• Pro forma does not reflect a financing
deficit
• Pro forma reflects financing deficit of
$3,670,000
• Financing deficit is anticipated to be
funded by:
 $2,170,000 residual receipts loan
from the City. Actual residual
receipts loan amount will be
based on the appraised value of
the City’s property and paid with
residual receipts on a pro rata
basis with other soft loans.
 $1,500,000 City cash contribution
Other City
Obligations
• Potential partnership with City to apply
for public agency eligible funding
sources
• Support entitlement approvals and
permitting processes
• Provide waivers or reductions to City
development impact fees
• Monitor resale transactions and
enforce price restrictions
• Provide support in approving eligible
buyers and income certifications
• Monitor and enforce deed restrictions
and affordability covenants
• Negotiate and execute Disposition and
Development Agreement
• Negotiate and execute Ground Lease
Agreement
• Approve and execute supporting legal
documents
• Complete CEQA environmental review
• Coordinate PBV commitments for up
to 25% of total rental units and
execute AHAP and HAP contracts (total
of 8 PBVs)
• Support entitlement approvals and
permitting processes
• Coordinate with Developer and
financing partners to facilitate project
closing
• Monitor ground lease compliance;
affordability and regulatory
compliance; PBV administration; and
property performance
• Ensure reporting and transparency to
other public entities

F.1
Casa Familiar
Site 5: Plaza Boulevard and E Avenue
("Lambs' Theater")

Casa Familiar
Plaza Boulevard and E Avenue
("Lambs' Theater")
TABLE 1

PROJECT DESCRIPTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
I. Site Details
E. Plaza Boulevard & E Avenue 16,990 SF 0.39 Acres
1101-1119 E Avenue (1) 15,980 SF 0.37 Acres
1019-1049 E Avenue (1) 19,550 SF 0.45 Acres
Total Site Area 52,520 SF 1.21 Acres
II. Product Type
III. Gross Building Area (2)
Net Residential Area 61,254 SF 77%
Community Room 1,000 SF 1%
Commercial Units 883 SF 1%
Common Areas/Circulation 16,445 SF 21%
Total Gross Building Area 79,582 SF 100%
IV. Construction Type
V. Number of Stories 5 Stories
VI. Unit Mix
One Bedroom 18 Units 30% 583 SF
Two Bedroom 24 Units 40% 915 SF
Three Bedroom 18 Units 30% 1,600 SF
Number of Units 60 Units 100% 1,021 SF
VII. Affordability Mix
Units @ 30% AMI 10 Units 17%
Units @ 50% AMI 29 Units 48%
Units @ 60% AMI 20 Units 33%
Manager 1 Unit 2%
Total/Average 60 Units 100%
Average Affordability (3) 49% of AMI
VIII. Parking (4)
Number of Spaces 68 Spaces
Parking Ratio 1.13 Spaces/Unit
(1) Currently owned by the Developer.
(2) Source: yellow giraffe architects design plans.
(3) Excludes manager unit.
(4) Developer is also proposing to include 102 bike spaces.

Stacked Flats
Podium
Average
Number of Units Unit Size
Type V
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Casa Familiar
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 2

ESTIMATED DEVELOPMENT COSTS

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Totals Per Unit
I. Direct Costs(1)
Off-Site Improvements $0 $0 $0 Per SF Site
On-Sites/Landscaping (2)(3) $3,045,722 $50,762 $58 Per SF Site Parking $0 $0 Included Below
Shell Construction (3) $31,788,582 $529,810 $399 Per SF GBA FF&E/Amenities $50,000 $833 Allowance
Contingency $1,731,715 $28,862 5.0% of Directs
Total Direct Costs $36,616,019 $610,267 $460 Per SF GBA II. Indirect Costs
Architecture & Engineering $2,568,493 $42,808 7.0% of Directs Relocation $500,000 $8,333 Allowance
Permits & Fees(2) $95,000 $1,583 $1 Per SF GBA
Legal & Accounting $652,500 $10,875 1.8% of Directs
Taxes & Insurance $700,000 $11,667 1.9% of Directs
Developer Fee $6,515,388 $108,590 17.8% of Directs
Marketing/Lease-Up $200,000 $3,333 0.5% of Directs
Contingency $304,161 $5,069 2.7% of Indirects
Total Indirect Costs $11,535,542 $192,259 31.5% of Directs III. Financing Costs
Loan Fees $615,189 $10,253 1.7% of Directs
Interest During Construction $3,645,306 $60,755 10.0% of Directs Interest During Lease-Up $0 $0 0.0% of Directs
Accrued Interest on Soft Debt $82,025 $1,367 0.2% of Directs Title/Recording/Escrow $205,000 $3,417 0.6% of Directs
TCAC Fees $220,183 $3,670 0.6% of Directs
Operating Lease-Up/Reserves $548,109 $9,135 1.5% of Directs Total Financing Costs $5,315,812 $88,597 14.5% of Directs IV. Total Costs - Excl. Acquisition $53,467,000 $891,117 $672 Per SF GBA V. Add: Acquisition Costs $3,015,944 $50,266 $57 Per SF Site VI. Grand Total Costs - Incl. Acquisition $56,482,944 $941,382 $710 Per SF GBA (1) Includes the payment of prevailing wages.
(2) Estimate; not verified by KMA or the City.
(3) Includes pro rata share of prevailing wage/labor compliance.

Comments
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Casa Familiar
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 3

NET OPERATING INCOME

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
# of Total Total
I. Gross Scheduled Income Units $/Month (1) Annual
One Bedroom @ 30% AMI 4 $856 $41,088
One Bedroom @ 50% AMI 10 $1,476 $177,120
One Bedroom @ 60% AMI 4 $1,786 $85,728
Two Bedroom @ 30% AMI 3 $1,013 $36,468
Two Bedroom @ 50% AMI 11 $1,758 $232,056
Two Bedroom @ 60% AMI 10 $2,129 $255,480
Three Bedroom @ 30% AMI 3 $1,158 $41,688
Three Bedroom @ 50% AMI 8 $2,018 $193,728
Three Bedroom @ 60% AMI 6 $2,449 $176,328
Two Bedroom Manager 1 $0 $0
Total/Average 60 $1,722 $1,239,684
Add: Other Income $0 /Unit/Month $0
Total Gross Scheduled Income (GSI) $1,239,684
II. Effective Gross Income (EGI)
(Less) Vacancy 5.0% of GSI ($61,984)
Total Effective Gross Income (EGI) $1,177,700
III. Operating Expenses
(Less) Operating Expenses $8,042 /Unit/Year ($482,513)
(Less) Security $100 /Unit/Year ($6,000)
(Less) Tenant Services $500 /Unit/Year ($30,000)
(Less) Property Taxes/Assessments $45 /Unit/Year ($2,700) (Less) Replacement Reserves $500 /Unit/Year ($30,000)
(Less) Monitoring Fees $30 /Unit/Year ($1,800)
Total Expenses $9,217 /Unit/Year ($553,013)

47.0% of EGI
IV. Net Operating Income (NOI) $624,687
V. (Less) Mandatory Debt Service (AHSC) 0.42% of MHP Loan ($8,400) VI. NOI After Mandatory Debt Services $616,287
(1) Maximum affordable rents reflect California Tax Credit Allocation Committee 2025 maximum income levels for projects placed in service on or after April 1, 2025, less monthly utility allowances.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Casa Familiar
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 4

ESTIMATE OF FINANCING DEFICIT

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
I. Sources of Funds Total Per Unit
Supportable Permanent Loan $6,800,000 $113,000
Tax Credit Equity Investment - Federal $22,463,000 $374,000 Deferred Developer Fee $1,372,000 $23,000
General Partner Equity Contribution $1,570,000 $26,000
Affordable Housing Program (AHP) $2,000,000 $33,000
Affordable Housing Sustainable Communities (AHSC) Program $17,847,000 $297,000 AHSC Housing Related Infrastructure (HRI) Grant $2,950,000 $49,000 County of San Diego - Innovative Housing Trust Fund (IHTF) $1,400,000 $23,000 Accrued Interest on Soft Debt $82,000 $1,000
Total Sources of Funds $56,484,000 $941,000
II. (Less) Development Costs - Including Acquisiton ($56,483,000) ($941,000) III. Financing Deficit $1,000 * $0
* Allow for rounding.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Casa Familiar
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 5
15-YEAR CASH FLOW PROJECTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
1 2 3 4 5
I. Gross Scheduled Income
Rental Income 2.0% $1,239,684 $1,264,478 $1,289,767 $1,315,563 $1,341,874 (Less) Vacancy 5.0% ($61,984) ($63,224) ($64,488) ($65,778) ($67,093) II. Effective Gross Income $1,177,700 $1,201,254 $1,225,279 $1,249,785 $1,274,780 (Less) Operating Expenses (1) ($553,013) ($569,603) ($586,691) ($604,292) ($622,421) III. Net Operating Income $624,687 $631,651 $638,588 $645,492 $652,359 (Less) Debt Service - Permanent Loan ($468,462) ($468,462) ($468,462) ($468,462) ($468,462) (Less) Debt Service - AHSC ($74,958) ($74,958) ($74,958) ($74,958) ($74,958) IV. Project Cash Flow $81,267 $88,231 $95,168 $102,072 $108,939 V. Asset Management Fees
(Less) Limited Partner Fee 3.0% ($5,000) ($5,150) ($5,305) ($5,464) ($5,628) (Less) General Partner Fee 3.0% ($25,000) ($25,750) ($26,523) ($27,318) ($28,138) Total Asset Management Fees ($30,000) ($30,900) ($31,827) ($32,782) ($33,765) VI. Net Project Cash Flow $51,267 $57,331 $63,341 $69,291 $75,174 VII. Developer Fee Repayment
Beginning Balance $1,371,936 $1,320,669 $1,263,338 $1,199,998 $1,130,707 Interest 0.0% $0 $0 $0 $0 $0
(Less) Cash Flow Credit ($51,267) ($57,331) ($63,341) ($69,291) ($75,174) Ending Balance $1,320,669 $1,263,338 $1,199,998 $1,130,707 $1,055,533 VIII. Cash Flow Available for Distribution $0 $0 $0 $0 $0 (1) Reflects annual escalation at 3.0% for all operating expenses.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Casa Familiar
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 5
15-YEAR CASH FLOW PROJECTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPM

CITY OF NATIONAL CITY
I. Gross Scheduled Income
Rental Income 2.0%
(Less) Vacancy 5.0%
II. Effective Gross Income
(Less) Operating Expenses (1)
III. Net Operating Income
(Less) Debt Service - Permanent Loan
(Less) Debt Service - AHSC
IV. Project Cash Flow
V. Asset Management Fees
(Less) Limited Partner Fee 3.0%
(Less) General Partner Fee 3.0%
Total Asset Management Fees
VI. Net Project Cash Flow
VII. Developer Fee Repayment
Beginning Balance
Interest 0.0%
(Less) Cash Flow Credit
Ending Balance
VIII. Cash Flow Available for Distribution
(1) Reflects annual escalation at 3.0% for all operating expenses.
6 7 8 9 10
$1,368,711 $1,396,086 $1,424,007 $1,452,487 $1,481,537
($68,435) ($69,804) ($71,200) ($72,624) ($74,077)
$1,300,276 $1,326,281 $1,352,807 $1,379,863 $1,407,461
($641,094) ($660,326) ($680,136) ($700,540) ($721,557)
$659,182 $665,955 $672,671 $679,323 $685,904
($468,462) ($468,462) ($468,462) ($468,462) ($468,462)
($74,958) ($74,958) ($74,958) ($74,958) ($74,958)
$115,762 $122,535 $129,251 $135,903 $142,484
($5,796) ($5,970) ($6,149) ($6,334) ($6,524)
($28,982) ($29,851) ($30,747) ($31,669) ($32,619)
($34,778) ($35,822) ($36,896) ($38,003) ($39,143)
$80,984 $86,713 $92,355 $97,900 $103,341
$1,055,533 $974,549 $887,836 $795,481 $697,581
$0 $0 $0 $0 $0
($80,984) ($86,713) ($92,355) ($97,900) ($103,341)
$974,549 $887,836 $795,481 $697,581 $594,240
$0 $0 $0 $0 $0
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Casa Familiar
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 5
15-YEAR CASH FLOW PROJECTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPM

CITY OF NATIONAL CITY
I. Gross Scheduled Income
Rental Income 2.0%
(Less) Vacancy 5.0%
II. Effective Gross Income
(Less) Operating Expenses (1)
III. Net Operating Income
(Less) Debt Service - Permanent Loan
(Less) Debt Service - AHSC
IV. Project Cash Flow
V. Asset Management Fees
(Less) Limited Partner Fee 3.0%
(Less) General Partner Fee 3.0%
Total Asset Management Fees
VI. Net Project Cash Flow
VII. Developer Fee Repayment
Beginning Balance
Interest 0.0%
(Less) Cash Flow Credit
Ending Balance
VIII. Cash Flow Available for Distribution
(1) Reflects annual escalation at 3.0% for all operating expenses.
11 12 13 14 15
$1,511,168 $1,541,391 $1,572,219 $1,603,663 $1,635,737
($75,558) ($77,069) ($78,611) ($80,183) ($81,787)
$1,435,610 $1,464,322 $1,493,608 $1,523,481 $1,553,950
($743,203) ($765,499) ($788,464) ($812,118) ($836,482)
$692,406 $698,823 $705,144 $711,362 $717,468
($468,462) ($468,462) ($468,462) ($468,462) ($468,462)
($74,958) ($74,958) ($74,958) ($74,958) ($74,958)
$148,986 $155,403 $161,724 $167,942 $174,048
($6,720) ($6,921) ($7,129) ($7,343) ($7,563)
($33,598) ($34,606) ($35,644) ($36,713) ($37,815)
($40,317) ($41,527) ($42,773) ($44,056) ($45,378)
$108,669 $113,876 $118,951 $123,886 $128,671
$594,240 $485,571 $371,696 $252,744 $128,858
$0 $0 $0 $0 $0
($108,669) ($113,876) ($118,951) ($123,886) ($128,671)
$485,571 $371,696 $252,744 $128,858 $187
$0 $0 $0 $0 $0
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

F.2
Community HousingWorks and Habitat for Humanity
Site 5: Plaza Boulevard and E Avenue
("Lambs' Theater")

Community HousingWorks and Habitat for Humanity
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 1

PROJECT DESCRIPTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
I. Site Area 16,990 0.39 Acres
II. Product Type
III. Gross Building Area
Net Residential Area 40,191 SF 72%
Common Areas/Circulation 15,281 SF (1) 28%
Total Gross Building Area 55,472 SF 100%
IV. Construction Type
V. Number of Stories 5 Stories
VI. Unit Mix
Studio 5 Units 8% 521 SF
Junior One Bedroom 20 Units 32% 530 SF
One Bedroom 31 Units 50% 616 SF
Two Bedroom Townhome 6 Units 10% 1,315 SF
Number of Units 62 Units 100% 648 SF
VII. Affordability Mix
Units @ 30% AMI 13 Units 21%
Units @ 50% AMI 22 Units 35%
Units @ 60% AMI 26 Units 42%
Manager 1 Unit 2%
Total/Average 62 Units 100%
Average Affordability (2) 49% of AMI
VIII. Parking
Number of Spaces 44 Spaces
Parking Ratio 0.71 Spaces/Unit
(1)
(2) Excludes manager unit.

Stacked Flats and Townhomes
Includes circulation (4,485 SF), mechanical and other (9,391 SF), and amenity/lobby (1,405 SF). Excludes exterior circulation and parking.

Type III (stacked flats) and V
(townhomes) over Type I (parking)
Number of Units Unit Size
Subterranean
Average
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 2

ESTIMATED DEVELOPMENT COSTS

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Totals Per Unit
I. Direct Costs(1)
Off-Site Improvements(2) $0 $0 $0 Per SF Site
On-Sites/Landscaping $1,789,098 $28,856 Included Below
Parking $2,977,887 $48,030 Included Below
Shell Construction (3) $16,874,693 $272,172 $304 Per SF GBA FF&E/Amenities $100,000 $1,613 Allowance
Photovoltaic $0 $0 Allowance
Contingency $1,102,815 $17,787 5.1% of Directs
Total Direct Costs $22,844,493 $368,460 $412 Per SF GBA II. Indirect Costs
Architecture & Engineering $1,608,300 $25,940 7.0% of Directs Permits & Fees(2) $1,690,399 $27,265 $30 Per SF GBA
Legal & Accounting $342,000 $5,516 1.5% of Directs
Taxes & Insurance $418,383 $6,748 1.8% of Directs
Construction Manager $280,000 $4,516 1.2% of Directs
Developer Fee $4,565,528 $73,638 20.0% of Directs
Marketing/Lease-Up $200,000 $3,226 0.9% of Directs
Contingency $447,691 $7,221 4.9% of Indirects
Total Indirect Costs $9,552,301 $154,069 41.8% of Directs III. Financing Costs
Loan Fees $798,075 $12,872 3.5% of Directs
Interest During Construction $3,154,616 $50,881 13.8% of Directs Title/Recording/Escrow $80,000 $1,290 0.4% of Directs
TCAC Fees $212,546 $3,428 0.9% of Directs
Operating Lease-Up/Reserves $179,137 $2,889 0.8% of Directs Total Financing Costs $4,424,374 $71,361 19.4% of Directs IV. Total Costs - Excl. Acquisition $36,821,000 $593,887 $664 Per SF GBA V. Add: Acquisition Costs $2,170,000 $35,000 $128 Per SF Site VI. Grand Total Costs - Incl. Acquisition $38,991,000 $628,887 $703 Per SF GBA (1) Includes the payment of prevailing wages.
(2) Estimate; not verified by KMA or the City.
(3) Includes pro rata share of general requirements, contractor overhead, and contractor profit.

Comments
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 3

NET OPERATING INCOME

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
# of Tenant PBV Total Total
I. Gross Scheduled Income Units $/Month Subsidy (1) $/Month Annual Studio @ 30% AMI 2 $805 $0 $805 $19,320
Studio @ 30% AMI 1 $805 $732 $1,537 $18,444
Studio @ 50% AMI 2 $1,384 $0 $1,384 $33,216
Junior One Bedroom @ 30% AMI 1 $855 $0 $855 $10,260
Junior One Bedroom @ 30% AMI 3 $855 $810 $1,665 $59,940 Junior One Bedroom @ 50% AMI 10 $1,475 $0 $1,475 $177,000 Junior One Bedroom @ 60% AMI 6 $1,785 $0 $1,785 $128,520 One Bedroom @ 30% AMI 1 $855 $0 $855 $10,260
One Bedroom @ 30% AMI 3 $855 $810 $1,665 $59,940
One Bedroom @ 50% AMI 10 $1,475 $0 $1,475 $177,000
One Bedroom @ 60% AMI 17 $1,785 $0 $1,785 $364,140
Two Bedroom Townhome @ 30% AMI 1 $1,013 $0 $1,013 $12,156 Two Bedroom Townhome @ 30% AMI 1 $1,013 $1,034 $2,047 $24,564 Two Bedroom Townhome @ 60% AMI 3 $2,130 $0 $2,130 $76,680 Two Bedroom Townhome Manager 1 $0 $0 $0 $0
Total/Average 62 $1,468 $107 $1,575 $1,171,440
Add: Other Income $8 /Unit/Month $5,953
Total Gross Scheduled Income (GSI) $1,177,393
II. Effective Gross Income (EGI)
(Less) Vacancy 5.0% of GSI ($58,870)
Total Effective Gross Income (EGI) $1,118,523
III. Operating Expenses
(Less) Operating Expenses $6,100 /Unit/Year ($378,200)
(Less) Tenant Services $645 /Unit/Year ($40,000)
(Less) Property Taxes/Assessments $48 /Unit/Year ($3,000) (Less) Replacement Reserves $300 /Unit/Year ($18,600)
(Less) Monitoring Fees $230 /Unit/Year ($14,270)
Total Expenses $7,324 /Unit/Year ($454,070)

40.6% of EGI
IV. Net Operating Income (NOI) $664,453
(1) Per data request response dated September 3, 2025, Developer assumes eight (8) projects-based vouchers from the National City Housing Authority. Developer will apply after execution of Disposition and Development Agreement.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 4

ESTIMATE OF FINANCING DEFICIT

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
I. Sources of Funds Total Per Unit
Supportable Permanent Loan $7,710,000 $124,000
Tax Credit Equity Investment - Federal $20,686,000 $334,000 Deferred Developer Fee $2,066,000 $33,000
General Partner Equity Contribution $0 $0
County of San Diego - Innovative Housing Trust Fund (IHTF) $3,000,000 $48,000 CRDP Regional Center San Diego $2,300,000 $37,000
Income During Construction $28,000 $0
Refunds $140,000 $2,000
Total Sources of Funds $35,930,000 $580,000
II. (Less) Development Costs - Including Acquistion ($38,991,000) ($629,000) III. Financing Deficit ($3,061,000) ($49,000)
IV. Proposed Funding Sources
City Residual Receipts Loan (1) $2,170,000 $35,000
City Cash Contribution (2) $1,500,000 $24,000
Total Sources of Funds from City $3,670,000 $59,000
(1)
(2) Requires cash contribution from City or other funding source.

Reflects the value of the ground lease from the rental component. Value will be established based on the appraised value and will be reflected as a capitalized note paid with residual receipts on a pro rata basis with other soft loans.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 5
15-YEAR CASH FLOW PROJECTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
1 2 3 4 5
I. Gross Scheduled Income
Rental Income 2.5% $1,171,440 $1,200,726 $1,230,744 $1,261,513 $1,293,051 Other Income 2.5% $5,953 $6,102 $6,254 $6,411 $6,571
(Less) Vacancy 5.0% ($58,870) ($60,342) ($61,850) ($63,397) ($64,981) II. Effective Gross Income $1,118,523 $1,146,486 $1,175,148 $1,204,527 $1,234,640 (Less) Operating Expenses (1) ($454,070) ($468,018) ($482,453) ($497,393) ($512,854) III. Net Operating Income $664,453 $678,468 $692,695 $707,134 $721,786 (Less) Debt Service - Permanent Loan ($578,149) ($578,149) ($578,149) ($578,149) ($578,149) IV. Project Cash Flow $86,304 $100,319 $114,546 $128,985 $143,637 V. Asset Management Fees
(Less) Limited Partner Fee 3.0% ($7,500) ($7,725) ($7,957) ($8,195) ($8,441) (Less) General Partner Fee 3.0% ($20,000) ($20,600) ($21,218) ($21,855) ($22,510) Total Asset Management Fees ($27,500) ($28,325) ($29,175) ($30,050) ($30,951) VI. Net Project Cash Flow $58,804 $71,994 $85,371 $98,935 $112,685 VII. Developer Fee Repayment
Beginning Balance $2,065,528 $2,006,724 $1,934,730 $1,849,359 $1,750,424 Interest 0.0% $0 $0 $0 $0 $0
(Less) Cash Flow Credit ($58,804) ($71,994) ($85,371) ($98,935) ($112,685) Ending Balance $2,006,724 $1,934,730 $1,849,359 $1,750,424 $1,637,738 VIII. Cash Flow Available for Distribution $0 $0 $0 $0 $0 (1) Reflects annual escalation at 3.5% for operating
expenses and replacement reserves; 2.0% for property
taxes; and 0% for tenant services and monitoring fees.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 5
15-YEAR CASH FLOW PROJECTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPM

CITY OF NATIONAL CITY
I. Gross Scheduled Income
Rental Income 2.5%
Other Income 2.5%
(Less) Vacancy 5.0%
II. Effective Gross Income
(Less) Operating Expenses (1)
III. Net Operating Income
(Less) Debt Service - Permanent Loan
IV. Project Cash Flow
V. Asset Management Fees
(Less) Limited Partner Fee 3.0%
(Less) General Partner Fee 3.0%
Total Asset Management Fees
VI. Net Project Cash Flow
VII. Developer Fee Repayment
Beginning Balance
Interest 0.0%
(Less) Cash Flow Credit
Ending Balance
VIII. Cash Flow Available for Distribution
(1) Reflects annual escalation at 3.5% for operating
expenses and replacement reserves; 2.0% for property
taxes; and 0% for tenant services and monitoring fees.
6 7 8 9 10
$1,325,377 $1,358,511 $1,392,474 $1,427,286 $1,462,968
$6,735 $6,904 $7,076 $7,253 $7,434
($66,606) ($68,271) ($69,978) ($71,727) ($73,521)
$1,265,506 $1,297,144 $1,329,572 $1,362,812 $1,396,882
($528,856) ($545,417) ($562,556) ($580,295) ($598,653)
$736,650 $751,727 $767,016 $782,517 $798,229
($578,149) ($578,149) ($578,149) ($578,149) ($578,149)
$158,501 $173,578 $188,867 $204,368 $220,080
($8,695) ($8,955) ($9,224) ($9,501) ($9,786)
($23,185) ($23,881) ($24,597) ($25,335) ($26,095)
($31,880) ($32,836) ($33,822) ($34,836) ($35,881)
$126,621 $140,741 $155,045 $169,532 $184,199
$1,637,738 $1,511,118 $1,370,376 $1,215,331 $1,045,799
$0 $0 $0 $0 $0
($126,621) ($140,741) ($155,045) ($169,532) ($184,199)
$1,511,118 $1,370,376 $1,215,331 $1,045,799 $861,600
$0 $0 $0 $0 $0
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Plaza Boulevard and E Avenue
("Lambs' Theater") TABLE 5
15-YEAR CASH FLOW PROJECTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPM

CITY OF NATIONAL CITY
I. Gross Scheduled Income
Rental Income 2.5%
Other Income 2.5%
(Less) Vacancy 5.0%
II. Effective Gross Income
(Less) Operating Expenses (1)
III. Net Operating Income
(Less) Debt Service - Permanent Loan
IV. Project Cash Flow
V. Asset Management Fees
(Less) Limited Partner Fee 3.0%
(Less) General Partner Fee 3.0%
Total Asset Management Fees
VI. Net Project Cash Flow
VII. Developer Fee Repayment
Beginning Balance
Interest 0.0%
(Less) Cash Flow Credit
Ending Balance
VIII. Cash Flow Available for Distribution
(1) Reflects annual escalation at 3.5% for operating
expenses and replacement reserves; 2.0% for property
taxes; and 0% for tenant services and monitoring fees.
11 12 13 14 15
$1,499,542 $1,537,031 $1,575,457 $1,614,843 $1,655,214
$7,620 $7,811 $8,006 $8,206 $8,411
($75,359) ($77,243) ($79,174) ($81,153) ($83,182)
$1,431,804 $1,467,599 $1,504,289 $1,541,896 $1,580,444
($617,653) ($637,316) ($657,667) ($678,729) ($700,526)
$814,151 $830,283 $846,622 $863,168 $879,917
($578,149) ($578,149) ($578,149) ($578,149) ($578,149)
$236,002 $252,134 $268,473 $285,019 $301,768
($10,079) ($10,382) ($10,693) ($11,014) ($11,344)
($26,878) ($27,685) ($28,515) ($29,371) ($30,252)
($36,958) ($38,066) ($39,208) ($40,385) ($41,596)
$199,045 $214,068 $229,265 $244,634 $260,172
$861,600 $662,556 $448,488 $219,223
$0 $0 $0 $0
($199,045) ($214,068) ($229,265) ($219,223)
$662,556 $448,488 $219,223 $0
$0 $0 $0 $25,411 $260,172
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

APPENDIX G
SITE 6: PLAZA BONITA
Own National City
Homeownership Development RFP
City of National City

SITE 6: Plaza Bonita Center Way (“Plaza Bonita”)
Community HousingWorks and Habitat for Humanity
Project Design • Provides three-bedroom and four-bedroom townhomes Estimate of
Development Costs
• Development costs appear within a reasonable range for comparable projects • On-Site improvement budget assumes extensive site grading and balancing due to sloped terrain, storm drain retention basis, wet and dry utility connections, retaining walls with drainage and waterproofing, hardscape and landscaping, fences and gates Affordable Sales
Values
• Calculation of affordable sale prices were based on HUD income limits for households at 70% AMI
• Estimated affordable sales prices in financial pro forma may be overstated if development is subject to Health & Safety Code 50052.5, requiring calculation of affordable sales prices based on median income published by HCD Site Acquisition • Assumes land contribution from City
Proposed Funding
Sources
• Funding sources consisting of CalHome and WISH are anticipated to fund 69% of the net sales proceeds
• Pro forma reflects financing deficit of $12,657,000
• Financing deficit is anticipated to be funded by partner and donor capital contributions
Other City
Obligations
• Negotiate and execute Disposition and Development Agreement or Purchase Agreement
• Conduct Surplus Land Act process or Government Code Section 52201 Report • Ensure CEQA clearance is completed prior to land transfer • Negotiate and finalize long-term affordability and resale restrictions • Monitor resale transactions and enforce price restrictions or shared equity formulas • Approve eligible buyers and income certifications
• Monitor and enforce deed restrictions and affordability covenants * Habitat will oversee all screening and approval of for-sale buyer applications

G.1
Community HousingWorks and Habitat for Humanity
Site 6: Plaza Bonita Center Way
("Plaza Bonita")

Community HousingWorks and Habitat for Humanity
Plaza Bonita Center Way
("Plaza Bonita")
TABLE 1

PROJECT DESCRIPTION

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
I. Site Area 144,490 SF 3.32 Acres
II. Product Type
III. Gross Building Area (GBA)
Net Residential Area 60,690 SF
Common Areas 0 SF
Total GBA 60,690 SF
IV. Construction Type Type V
V. Number of Stories 3 Stories
VI. Unit Mix
Three Bedroom 15 Units 1,915 SF
Four Bedroom 9 Units 1,915 SF
Four Bedroom w/Garage 6 Units 2,455 SF
Total Number of Units 30 Units 2,023 SF
VII. Affordability Mix
70% AMI 30 Units
VIII. Parking
Parking Type
Total Parking Spaces 33 Spaces
Parking Ratio 1.1 Spaces/Unit
Average
Number of Units Unit Size
Attached Garage / Surface
Townhomes
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Plaza Bonita Center Way
("Plaza Bonita")
TABLE 2

ESTIMATED DEVELOPMENT COSTS

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Totals Per Unit Comments
I. Direct Costs (1)
Off-Site Improvements (2)(3) $335,672 $11,189 $2 Per SF Site On-Site Improvements/Landscaping (3) $3,675,395 $122,513 $25 Per SF Site Parking $0 $0 Included Above
Shell Construction (3) $17,303,662 $576,789 $285 Per SF GBA Amenities/FF&E $310,039 $10,335 Allowance
Photovoltaic $268,000 $8,933 Allowance
Contingency $3,705,982 $123,533 17.1% of Directs
Total Direct Costs $25,598,751 $853,292 $422 Per SF GBA II. Indirect Costs
Architecture & Engineering $448,000 $14,933 1.8% of Directs Permits & Fees (2) $510,000 $17,000 $8 Per SF GBA
Legal & Accounting $45,000 $1,500 0.2% of Directs
Taxes & Insurance $32,111 $1,070 0.1% of Directs
Developer Fee $0 $0 0.0% of Value
Marketing/Sales $0 $0 0.0% of Directs
Contingency $51,756 $1,725 5.0% of Indirects
Total Indirect Costs $1,086,867 $36,229 4.2% of Directs III. Financing Costs
Loan Fees $266,856 $8,895 1.0% of Directs
Interest During Construction $1,681,194 $56,040 6.6% of Directs Total Financing Costs $1,948,050 $64,935 7.6% of Directs IV. Development Costs - Excl. Acquisition $28,633,668 $954,456 $472 Per SF GBA (1) Excludes the payment of prevailing wages.
(2) Per Developer; not verified by the City or KMA.
(3) Includes pro rata share of general requirements, contractor overhead, and contractor profit.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Plaza Bonita Center Way
("Plaza Bonita")
TABLE 3
ESTIMATE OF AFFORDABLE SALES PRICES - LOW INCOME, 70% AMI

OWN NATIONAL CITY

CITY OF NATIONAL CITY
Number of Bedrooms 3 3
I. Benchmark Household Size 5.0 4.0 (1)
County of San Diego Median income $151,750 (2) $130,800 (3) Percent of AMI 88.5% (4) 70%
II. Benchmark Household Income $134,350 $91,560
Income Allocation to Housing 30% 40% (5)
Amount Available for Housing $40,305 $36,624
III. HOA Fees $400 /Month $4,800 $400 /Month $4,800
Utilities (6) $402 /Month $4,824 $402 /Month $4,824
Annual Taxes 1.25% $4,171 1.25% $4,034
IV. Available for Mortgage $23,720 $22,966
V. Interest Rate 5.89% 5.89%
Down Payment 0.0% 0.0%
VI. Supportable Mortgage $333,673 $323,072
Add: Down Payment $0 $0
VII. Maximum Unit Price (Rounded) $334,000 $323,000
(1) Assumed family size per California Health & Safety Code §50052.5, reflects the number of bedrooms in the unit plus one. (2)
(3)
(4) Imputed by KMA. Differs from CHW pro forma which indicates target affordability level of 70% AMI. (5) Assumes a household income to housing cost ratio of up to 40%, per guidance from RFP. (6) Developer estimate, utility allowance profile not provided.

Source: State of California Department of Housing and Community Development, San Diego County Department of Housing and Community Development, California Health & Safety Code §50052.5.

CHW / Habitat KMA
Reflects median income for a five (5) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Reflects median income for a four (4) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Note changes in bold and italics reflect KMA changes to Developer assumptions.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Plaza Bonita Center Way
("Plaza Bonita")
TABLE 4
ESTIMATE OF AFFORDABLE SALES PRICES - LOW INCOME, 70% AMI

OWN NATIONAL CITY

CITY OF NATIONAL CITY
Number of Bedrooms 4 4
I. Benchmark Household Size 6.0 5.0 (1)
County of San Diego Median income $151,750 (2) $141,250 (3) Percent of AMI 88.5% (4) 70%
II. Benchmark Household Income $134,350 $98,875
Income Allocation to Housing 30% 40% (5)
Amount Available for Housing $40,305 $39,550
III. HOA Fees $400 /Month $4,800 $400 /Month $4,800
Utilities (6) $503 /Month $6,036 $503 /Month $6,036
Annual Taxes 1.25% $4,406 1.25% $4,293
IV. Available for Mortgage $25,063 $24,421
V. Interest Rate 5.89% 5.89%
Down Payment 0.0% 0.0%
VI. Supportable Mortgage $352,491 $343,457
Add: Down Payment $0 $0
VII. Maximum Unit Price (Rounded) $352,000 $343,000
(1) Assumed family size per California Health & Safety Code §50052.5, reflects the number of bedrooms in the unit plus one. (2)
(3)
(4) Imputed by KMA. Differs from CHW pro forma which indicates target affordability level of 70% AMI. (5) Assumes a household income to housing cost ratio of up to 40%, per guidance from RFP. (6) Developer estimate, utility allowance profile not provided.

Source: State of California Department of Housing and Community Development, San Diego County Department of Housing and Community Development, California Health & Safety Code §50052.5.

CHW / Habitat KMA
Reflects median income for a six (6) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Reflects median income for a five (5) person household. Source: State of California Department of Housing and Community Development (HCD) 2025 income limits.

Note changes in bold and italics reflect KMA changes to Developer assumptions.

Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

Community HousingWorks and Habitat for Humanity
Plaza Bonita Center Way
("Plaza Bonita")
TABLE 5

ESTIMATE OF FINANCING DEFICIT

OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP

CITY OF NATIONAL CITY
Total Per Unit
I. Net Sales Proceeds
Three Bedroom 15 Units $5,010,000 $334,000
Four Bedroom 15 Units $5,280,000 $352,000
Total Net Sales Proceeds 30 Units $10,290,000 $343,000
II. Sources of Funds
CalHome $6,000,000 $200,000
WISH $963,000 $32,099
Total Sources of Funds $6,963,000 $232,099
III. Total Supportable Investment $17,253,000 $575,000
IV. (Less) Development Costs - Excluding Acquisition ($28,634,000) ($954,000) V. Financing Deficit ($11,381,000) ($379,000)
VI. Proposed Funding Sources
Partner & Donor Capital Contributions $11,381,000 $379,000 City Land Donation $0 $0
Total $11,381,000 $379,000
Prepared by: Keyser Marston Associates, Inc.

Filename: Own National City RFP - Proposal Evaluation_v3;9/26/2025;ema

DEVELOPERS CASA FAMILIAR COMMUNITY HOUSINGWORKS/

HABITAT FOR HUMANITY

OTUMBA LLC/SAN ANDRES

REAL ESTATE GROUP
Year Founded 1973 1988 2014 / 2017
Location San Ysidro San Diego Rancho Santa Fe / Los Angeles Role Lead Developer Lead Developer/For-Sale
Developer Partner
Development Investor
Development Manager
Key Personnel Emily Jacobs
Georgette Gomez
Tim Baker
Kevin Leichner
Stephen Swiecicki
Jonathan Lee
Kwofi Reed
Antonio Sacido
Alex San Andres
Comparable
Developer Projects
Avanzando
St. Regis Park Apartments
San Diego Square
Paradise Creek Apartments
Kimball Highland Master Plan
Kimball and Morgan Towers
405 W. 18th Street
El Norte Parkway Condos
Comm 22 (Logan Heights)
Ivy Station
San Pedro Courthouse
Redevelopment
Affinity at Wendell
II. COMPARABLE PROJECTS
I. DEVELOPMENT ENTITIY

DEVELOPERS

(3) (3) (3)

DEVELOPER RFP RESPONSES

CITY-OWNED PROPERTY

LOCATIONS
SITE 1 SITE 2 SITE 3 SITE 4 SITE 5 SITE 6
Highland Ave. and
Eta Street
("Purple Cow")
Division Street and
R Avenue
("Division Street")
Roosevelt Avenue and
W. 11th Street
("Roosevelt Lot")
A Avenue and
E. 11th Street
("A Avenue Lot")
Plaza Boulevard and
E Avenue
("Lambs' Theater")
Plaza Bonita
Center Way
("Plaza Bonita")

DEVELOPERS WHO
RESPONDED BY SITE CHW/Habitat CHW/Habitat CHW/Habitat Otumba/ San Andres CHW/Habitat Otumba/
San Andres Casa Familiar CHW/Habitat CHW/Habitat
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site
Area Total Site Area

1.47 Acres

0.00 Acres

1.47 Acres

0.15 Acres

0.00 Acres

0.15 Acres

0.11 Acres

0.00 Acres

0.11 Acres

0.11 Acres

0.45 Acres

0.56 Acres

0.09 Acres

0.00 Acres

0.09 Acres

0.09 Acres

0.38 Acres

0.47 Acres

0.39 Acres

0.82 Acres

1.21 Acres

0.39 Acres

0.00 Acres

0.39 Acres

3.32 Acres

0.00 Acres

3.32 Acres
For-Sale or Rental For-Sale Rental For-Sale For-Sale
Rental &
Rent-toOwnershipFor-Sale For-Sale Rent-toOwnership Rental For-Sale Product Type Townhomes StackedFlats
Single-Family Home
with ADU
Duplexes, StackedFlats, Lofts, &
Townhomes
Stacked-Flats Townhomes Townhomes Stacked-Flats Stacked-Flats & Townhomes Townhomes
II. PROJECT DESIGN
Number of Stories 2 to 3 Stories 4 Stories 2 Stories 6 Stories 8 Stories 4 Stories 3 Stories 5 Stories 5 Stories 3 Stories Number of Units 10 Units 82 Units 2 Units 20 Units 121 Units (1) 3 Units 18 Units 60 Units 62 Units 30 Units Types of Units 3 Bedrooms 1 & 2
Bedrooms
3 Bedroom &
2 Bedroom ADU Studios & 1 Bedrooms 1 & 2 Bedrooms (2) 3 Bedrooms 4 Bedrooms (2) 1, 2, & 3 Bedrooms
Studios, 1, & 2
Bedrooms 3 & 4 Bedrooms
Parking Spaces 10 82 2 4 139 3 37 68 44 33
Parking Ratio (Spaces/Unit) 1.00/Unit 1.00/Unit 1.00/Unit 0.20/Unit 1.15/Unit 1.00/Unit 2.05/Unit 1.13/Unit 0.71/Unit 1.10/Unit

DEVELOPER RFP RESPONSES

DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/Unit)
B. Direct Costs ($/SF GBA)
C. Total Development Costs - ($/Unit) (2)
D. Total Development Costs - ($/GBA) (2)
E. Prevailing Wages
A. Financing Deficit
Per Unit
B. Proposed Funding Sources
City Residual Receipts Loan
City Cash Contribution
Partner & Donor Capital Contribution
Private Equity Investment
Total Proposed Funding Sources Per Unit
C. Requires City Land Contribution
D. Project Based Vouchers
CHW/Habitat Otumba/
San Andres Casa Familiar CHW/Habitat CHW/Habitat
SITE 6
Highland and Eta Street
("Purple Cow")
Division Street and
R Avenue
("Division Street")
Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")
A Avenue and E. 11th Street ("A
Avenue Lot")
Plaza Boulevard and E Avenue
("Lambs' Theater")
Plaza Bonita
Center Way
("Plaza Bonita")
SITE 1 SITE 2 SITE 3 SITE 4 SITE 5
CHW/Habitat CHW/Habitat CHW/Habitat Otumba/
San Andres
10 Units - For-Sale 82 Units -
Rental
1 Unit + 1 ADU
For-Sale
20 Units
For-Sale
3 Units
For-Sale (1)
Townhomes Stacked Flats
Single-Family
Home
with ADU
Duplexes, Stacked
Flats, and Lofts Stacked-Flats
3 Units
For-Sale
2 Units
For-Sale (1)
60 units
Rent-to-Own
62 Units
Rental
30 Units
For-Sale
Townhomes Stacked Flats Townhomes and
Stacked Flats Townhomes Townhomes
I. DEVELOPMENT COSTS
$679,000 $344,000 $553,000 $481,000 $431,000 $791,000 $606,000 $610,000 $368,000 $853,000 $333 $384 $269 $423
$839,000 $535,000 $691,000 $554,000 $474,000 $928,000 $780,000 $891,000 $451 $433 $281 $460 $412 $422
$594,000 $954,000
$411 $597 $336 $487 $495 $509 $362 $672 $664 $472
No Yes No No
($1,087,000) ($1,190,000) $0 ($3,061,000) ($11,381,000
II. FINANCING DEFICIT AND PROPOSED FUNDING SOURCES
($2,544,000) ($3,972,000) ($110,000) ($1,586,000) ($996,000) No No No Yes Yes No
($362,000) ($595,000) $0 ($49,000) ($379,000) ($254,000) ($48,000) ($55,000) ($79,000) ($166,000) $0 $2,870,000 $0 $0 $0 $0 $0 $0 $2,170,000 $0
$0 $1,500,000 $0 $0 $0 $0 $0 $0 $1,500,000 $0
$2,544,000 $0 $110,000 $1,586,000 $0 $1,087,000 $0 $0 $0 $11,381,000 $0 $0 $0 $0 $996,000 $0 $1,190,000 $0 $0 $0
$1,087,000
$362,000
$1,190,000
$595,000
$0
$0
$3,670,000
$59,000
$11,381,000
$379,000
$2,544,000
$254,000
$4,370,000
$53,000
$110,000
$55,000
$1,586,000
$79,000
$996,000
$332,000
Yes Yes Yes Yes Yes Yes No Yes Yes Yes

CITY-OWNED PROPERTY LOCATIONS

UNIT TYPE & MIX
--- --- --- 8 vouchers from
NCHA
--- --- 8 vouchers from
NCHA
--- --- ---

EVALUATION CRITERIA

Site 1: Highland & Eta St.
(“Purple Cow”)
Key Opportunities & Constraints:
+ Potential for detached single-family
residential development
+ Strong frontage along N Highland Avenue
+ ±15-foot grade difference presents
topographical challenges
+ The private street (Soltura Lane) presents
access and circulation challenges
Site & Zoning MXC-1 Zone
Lot Area (SF) 67,910
Density 48 DU/AC
# of Units 74 (allowable)
F.A.R. (Mixed-Use) 2
F.A.R. (Single-Use) 1
Height 50' & 3 Stories Max.

Height (Adjacent to
Residential Zone)
Same as adjacent
zone (within 50 feet)
Building Format
# of Stories 3 (allowable)
Construction Type Type 5 - Wood
Development Standards
Street Wall 75% Min.

Building Setbacks
Street Wall 0' Min., 15' - 1st and
2nd story Max.

Other None
Other, Adjacent to
Residential Zone
Same as the
equivalent setback in
the adjacent
residential zone
Building Stepbacks
3rd story stepback
(from 2nd story street
wall)
8' Min., No Max.
3rd story stepback
(from 2nd story walls
adjacent to RS zone)
15' Min., No Max.

Site 1: Highland & Eta
1

I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site Area
Total Site Area
For-Sale or Rental For-Sale Rental
Product Type Townhomes Stacked-Flats

II. PROJECT DESIGN
Number of Stories 2 to 3 Stories 4 Stories
Number of Units 10 Units 82 Units
Types of Units 3 Bedrooms 1 and 2
Bedrooms

Parking Spaces 10 82
Parking Ratio 1.00 1.00

CHW/Habitat

1.47 Acres

0.00 Acres

1.47 Acres
Highland and Eta Street
("Purple Cow")
SITE 1

1 DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/Unit)
B. Direct Costs ($/SF GBA)
C. Total Development Costs - ($/Unit) (2)
D. Total Development Costs - ($/GBA) (2)
E. Prevailing Wages
A. Financing Deficit
Per Unit
B. Proposed Funding Sources
City Residual Receipts Loan
City Cash Contribution
Partner & Donor Capital Contribution
Private Equity Investment
Total Proposed Funding Sources Per Unit
C. Requires City Land Contribution
D. Project Based Vouchers
Highland and Eta Street
("Purple Cow")
SITE 1
CHW/Habitat
10 Units - ForSale
82 Units -
Rental
Townhomes Stacked
Flats
I. DEVELOPMENT COSTS
$679,000 $344,000
$333 $384
$839,000 $535,000
$411 $597
No Yes
II. FINANCING DEFICIT AND PROPOSED FUNDING SOURCES
($2,544,000) ($3,972,000)
($254,000) ($48,000)
$0 $2,870,000
$0 $1,500,000
$2,544,000 $0
$0 $0
$2,544,000
$254,000
$4,370,000
$53,000
Yes No

CITY-OWNED PROPERTY LOCATIONS

UNIT TYPE & MIX
--- 8 vouchers
from NCHA
Community HousingWorks
SD Habitat for Humanity

Community
HousingWorks and
Habitat for
Humanity
Site 1: Highland &
Eta Street
("Purple Cow")
1

1

1

STAFF RECOMMENDATION
Site 1: Highland & Eta St. (“Purple Cow”) | CHW/HABITAT • Proposal sufficiently meets RFP scope for developer capacity/experience, project design, and financial feasibility
• The limited number of homeownership units compared to rental units reflects the development team’s goal of supporting affordable homeownership while preserving financial feasibility through tax credit–financed rental housing
1

Key Opportunities & Constraints:
+ Proximity to public transit and freeway access
+ ±10-foot grade difference from the street
presents topographical challenges
+ Site access from this street would be
challenging
+ Front and rear setbacks restrict development on
small lot
+ Division St and the freeway cause high noise
levels and fast-moving traffic
+ Access to utilities severely constrained due to
limited frontage and potential obstructions
+ Single family and Duplex (approx. 3 units)
Site 2: Division St. & R Ave
(“Division St”)
S ite & Zoning R S -2 Zone
Lot Area (S F ) 6,400
D ensity 1 D U/Lot
# of Units 1
Lot C overage 75%
Height 35'
B uilding F ormat
# of S tories 2 (allowable)
C onstruction T ype T ype 5 - W ood
D e v e lopme nt S tandards
M inimum S e tbacks
(P rimary S tructure )
F ront 20'
S ide-Interior 5'
S ide-E xterior 10'
R ear 25'
M inimum S e tbacks
(Accessory
S tructure)
F ront 20'
S ide-Interior 5'
S ide-C orner 5'
R ear 5'
D etatched B uilding
S eparation
5'
# of D etatched
B uildings
3 per full 5,000 S F of lot
area
Maximum Area T otal
for Accessory
10% of lot siz e
Minimum Usable O pen
S pace
N/A
S ite 2: Div is io n S treet & R Av e

2 SITE 2
Division Street and
R Avenue
("Division Street")
CHW/Habitat
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site
Area Total Site Area

0.15 Acres

0.00 Acres

0.15 Acres
For-Sale or Rental For-Sale
Product Type Single-Family
Home with ADU
II. PROJECT DESIGN
Number of Stories 2 Stories
Number of Units 2 Units
Types of Units 3 Bedroom and 2
Bedroom ADU
Parking Spaces 2
Parking Ratio 1.00 Spaces/Unit

DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/Unit)
B. Direct Costs ($/SF GBA)
C. Total Development Costs - ($/Unit) (2)
D. Total Development Costs - ($/GBA) (2)
E. Prevailing Wages
A. Financing Deficit
Per Unit
B. Proposed Funding Sources
City Residual Receipts Loan
City Cash Contribution
Partner & Donor Capital Contribution
Private Equity Investment
Total Proposed Funding Sources Per Unit
C. Requires City Land Contribution
D. Project Based Vouchers
E. Subject to Ground Lease
Division Street
and
R Avenue
("Division
Street")
CHW/Habitat
1 Unit + 1 ADU
For-Sale
Single-Family
Home
with ADU
I. DEVELOPMENT COSTS
$553,000
$269
$691,000
$336
No
II. FINANCING DEFICIT AND PROPOSED FUNDING SOURCES
($110,000)
($55,000)
$0
$0
$110,000
$110,000
$55,000
$0
Yes
---

CITY-OWNED PROPERTY LOCATIONS

UNIT TYPE & MIX
No
Community HousingWorks
SD Habitat for Humanity

2

2

2

STAFF RECOMMENDATION
Site 2: Division Street and R Avenue ("Division Street") | CHW/HABITAT • Proposal sufficiently meets RFP scope for developer capacity/experience, homeownership, project design, and financial feasibility
2

Key Opportunities & Constraints:
+ Easy driveway access
+ Potential views to the bay
+ Ground floor activation potential
+ Corner lot
+ Walkable neighborhood
+ Small lot area (50’ parcel width)
+ Heavy adjacent auto/industrial use
+ Approx. 2’ of fill across the site, may require
re-compaction or export of soil
Site 3: Roosevelt Ave &
W 11th Street
(“Roosevelt Lot”)
S ite & Zoning DS P D-6 Zone
Lot Area (S F ) 4,791
D ensity 75 D U/AC Max.
# of Units 35 Max., 17 Min.

F .A.R . 6:1 Max., 3:1 Min.

Height 250' (allowed)
Height (Adjacent to
R esidential Zone
S ame as adjacent z one
(within 50 feet)
B uilding F ormat
# of S tories 6 Max., 3 Min.

C onstruction T ype T ype 5 - W ood
D e v e lopme nt S tandards
S treet W all 75% Min.

B uilding S e tbacks
S treet 0' Min., 10' - 1s t and 2nd
story Max.

O ther None
O ther, Adjacent to
R esidential Zone
S ame as equivalent
setback in the adjacent
residential z one
B uilding S te pbacks
5th story stepback
from 4th story street
8' Min., No Max.
3rd, 4th, and 5th s tory
s tepback from 2nd
story walls adjacent to
R S Zone
15' Min., No Max.

S ite 3: Ro o s ev elt Av e & W 11th S t

3 SITE 3
Roosevelt Avenue and W.
11th Street
("Roosevelt Lot")
CHW/Habitat
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site Area
Total Site Area

0.11 Acres

0.00 Acres

0.11 Acres
For-Sale or Rental For-Sale
Product Type Duplexes, Stacked-Flats,
Lofts, and Townhomes
II. PROJECT DESIGN
Number of Stories 6 Stories
Number of Units 20 Units
Types of Units Studios and 1 Bedrooms
Parking Spaces 4
Parking Ratio 0.20 Spaces/Unit

DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/Unit)
B. Direct Costs ($/SF GBA)
C. Total Development Costs - ($/Unit) (2)
D. Total Development Costs - ($/GBA) (2)
E. Prevailing Wages
A. Financing Deficit
Per Unit
B. Proposed Funding Sources
City Residual Receipts Loan
City Cash Contribution
Partner & Donor Capital Contribution
Private Equity Investment
Total Proposed Funding Sources Per Unit
C. Requires City Land Contribution
D. Project Based Vouchers
E. Subject to Ground Lease

CITY-OWNED PROPERTY LOCATIONS

UNIT TYPE & MIX
No
---
Yes
$1,586,000
$79,000
$0
$1,586,000
$0
$0
($79,000)
No
II. FINANCING DEFICIT AND PROPOSED FUNDING SOURCES
($1,586,000)
$487
$423
$554,000
I. DEVELOPMENT COSTS
$481,000
20 Units
For-Sale
Duplexes, Stacked
Flats, and Lofts
Roosevelt Avenue
and W. 11th Street
("Roosevelt Lot")
SITE 3
CHW/Habitat
Community HousingWorks
SD Habitat for Humanity

3

3

3

Otumba and San Andres Real Estate Group
SITE 3
Roosevelt Avenue and W.
11th Street
("Roosevelt Lot")
Otumba/
San Andres
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site Area Total
Site Area

0.11 Acres

0.45 Acres

0.56 Acres
For-Sale or Rental For-Sale and Rent-to-Own
Product Type Stacked-Flats
II. PROJECT DESIGN
Number of Stories 8 Stories
Number of Units 121 Units (1)
Types of Units 1 and 2 Bedrooms
Parking Spaces 139
Parking Ratio 1.15
3 DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/Unit)
B. Direct Costs ($/SF GBA)
C. Total Development Costs - ($/Unit) (2)
D. Total Development Costs - ($/GBA) (2)
E. Prevailing Wages
A. Financing Deficit
Per Unit
B. Proposed Funding Sources
City Residual Receipts Loan
City Cash Contribution
Partner & Donor Capital Contribution
Private Equity Investment
Total Proposed Funding Sources Per Unit
C. Requires City Land Contribution
D. Project Based Vouchers
E. Subject to Ground Lease

CITY-OWNED PROPERTY LOCATIONS

UNIT TYPE & MIX
No
---
Yes
$996,000
$332,000
$996,000
$0
$0
$0
($166,000)
II. FINANCING DEFICIT AND PROPOSED FUNDING SOURCES
($996,000)
No
$495
$474,000
$451
I. DEVELOPMENT COSTS
$431,000
3 Units
For-Sale (1)
Stacked-Flats
Roosevelt Avenue
and W. 11th Street
("Roosevelt Lot")
SITE 3
Otumba/
San Andres

3

3

3

STAFF RECOMMENDATION
Site 3: Roosevelt Avenue and W. 11th Street ("Roosevelt Lot") | CHW/HABITAT • Proposal sufficiently meets RFP scope for affordability, homeownership, and financial feasibility • Project design is partially restricted by land use characteristics 3

Key Opportunities & Constraints:
+ Positive street frontage on A Ave
+ Mostly graded site
+ Historical character & preservation
+ Walkable neighborhood
+ Small lot area (50’ parcel width)
+ Potential access issues due to limited
frontage
+ High noise levels
+ Integrating new row-homes with existing
architectural style and scale may pose
design challenges
Site 4: 1028 A Avenue
S ite & Zoning DS P D-5A Zone
Lot Area (S F ) 3,911
D ensity 75 D U/AC Max.
# of Units 38 Max. (allowed)
F .A.R . 3:1 Max.

Height 50' (allowed)
Height (Adjacent to
R esidential Zone
S ame as adjacent z one
(within 50 feet)
B uilding F ormat
# of S tories 5 Max.

C onstruction T ype T ype 5 - W ood
D e v e lopme nt S tandards
S treet W all 75% Min.

B uilding S e tbacks
S treet 0' Min., 10' - 1s t and 2nd
story Max.

O ther None
O ther, Adjacent to
R esidential Zone
S ame as equivalent
setback in the adjacent
residential z one
B uilding S te pbacks
5th story stepback
from 4th story street
wall
8' Min., No Max.
3rd, 4th, and 5th s tory
s tepback from 2nd
story walls adjacent to
R S Zone
15' Min., No Max.

S ite 4: E Plaza B lv d & A Av enue

4 CHW/Habitat
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site
Area Total Site Area

0.09 Acres

0.00 Acres

0.09 Acres
For-Sale or Rental For-Sale
Product Type Townhomes
II. PROJECT DESIGN
Number of Stories 4 Stories
Number of Units 3 Units
Types of Units 3 Bedrooms
Parking Spaces 3
Parking Ratio 1.00 Spaces/Unit
SITE 4
A Avenue and E. Plaza Blvd
("A Avenue Lot")

DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/Unit)
B. Direct Costs ($/SF GBA)
C. Total Development Costs - ($/Unit) (2)
D. Total Development Costs - ($/GBA) (2)
E. Prevailing Wages
A. Financing Deficit
Per Unit
B. Proposed Funding Sources
City Residual Receipts Loan
City Cash Contribution
Partner & Donor Capital Contribution
Private Equity Investment
Total Proposed Funding Sources Per Unit
C. Requires City Land Contribution
D. Project Based Vouchers
E. Subject to Ground Lease
CHW/Habitat
A Avenue
and E. 11th
Street ("A
Avenue Lot")
SITE 4
3 Units
For-Sale
Townhomes
I. DEVELOPMENT COSTS
$791,000
$928,000
$433
$509
($1,087,000)
II. FINANCING DEFICIT AND PROPOSED FUNDING SOURCES
No
($362,000)
$0
$0
$1,087,000
$0
$1,087,000
$362,000
Yes

CITY-OWNED PROPERTY LOCATIONS

UNIT TYPE & MIX
No
---
Community HousingWorks
SD Habitat for Humanity

4

4

4

4 Otumba/
San Andres
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site
Area Total Site Area

0.09 Acres

0.38 Acres

0.47 Acres
For-Sale or Rental For-Sale*
Product Type Townhomes
II. PROJECT DESIGN
Number of Stories 3 Stories
Number of Units 18 Units (2)
Types of Units 4 Bedrooms
Parking Spaces 37
Parking Ratio 1.12
SITE 4
A Avenue and E. Plaza Blvd
("A Avenue Lot")

DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/Unit)
B. Direct Costs ($/SF GBA)
C. Total Development Costs - ($/Unit) (2)
D. Total Development Costs - ($/GBA) (2)
E. Prevailing Wages
A. Financing Deficit
Per Unit
B. Proposed Funding Sources
City Residual Receipts Loan
City Cash Contribution
Partner & Donor Capital Contribution
Private Equity Investment
Total Proposed Funding Sources Per Unit
C. Requires City Land Contribution
D. Project Based Vouchers
E. Subject to Ground Lease
Otumba/
San Andres
A Avenue
and E. 11th
Street ("A
Avenue
Lot")
SITE 4
2 Units
For-Sale (1)
Townhome
s
I. DEVELOPMENT COSTS
$606,000
$780,000
$281
$362
($1,190,000)
II. FINANCING DEFICIT AND PROPOSED FUNDING SOURCES
No
($595,000)
$0
$0
$0
$1,190,000
$1,190,000
$595,000
Yes

CITY-OWNED PROPERTY LOCATIONS

UNIT TYPE & MIX
No
---
Otumba and San Andres Real Estate Group

4

4

4

STAFF RECOMMENDATION
A Avenue & E Plaza Blvd (“A Avenue Property”) | CHW/HABITAT • Proposal sufficiently meets RFP scope for affordability, homeownership, project design, and financial feasibility
4

Key Opportunities & Constraints:
+ Proximity to Central Elementary School
+ Proximity to public transit
+ Reduced car reliance
+ Corner lot with positive frontage
+ ±15-foot grade difference presents topographical
challenges
+ Potential access issues
+ Urban-scale and mixed-use requirements may
increase project complexity and costs
+ E Plaza Blvd experiences high noise levels and
fast-moving traffic
Site 5: E Plaza Blvd & E Ave
(“Lambs’ Theater”)
Site & Zoning MXD-2 Zone
Lot Area (SF) 16,990
Density 75 DU/AC Max.
# of Units 29 Max. (allowed)
F.A.R. (Mixed-Use) 3.5 Max.

F.A.R. (Single-Use) 2.5 Max.

Height 65' (allowed)
Height (Adjacent to
Residential Zone
Same as adjacent
zone (within 50 feet)
Building Format
# of Stories 5 Max.

Construction Type Type 5 - Wood
Development Standards
Street Wall 75% Min.

Building Setbacks
Street 0' Min., 10' - 1st and
2nd story Max.

Other None
Other, Adjacent to
Residential Zone
Same as equivalent
setback in the
adjacent residential
zone
Building Stepbacks
5th story stepback
from 4th story street
wall
8' Min., No Max.
3rd, 4th, and 5th
story stepback from
2nd story walls
adjacent to RS Zone
15' Min., No Max.

Site 5: E Plaza Blvd & E Ave

Casa Familiar
5 Casa Familiar
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site
Area Total Site Area

0.39 Acres

0.82 Acres

1.21 Acres
For-Sale or Rental Rent-to-Own
Product Type Stacked-Flats
II. PROJECT DESIGN
Number of Stories 5 Stories
Number of Units 60 Units
Types of Units 1, 2, and 3 Bedrooms
Parking Spaces 68
Parking Ratio 1.13 Spaces/Unit
SITE 5
Plaza Boulevard and E Avenue
("Lambs' Theater")

DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/Unit)
B. Direct Costs ($/SF GBA)
C. Total Development Costs - ($/Unit) (2)
D. Total Development Costs - ($/GBA) (2)
E. Prevailing Wages
A. Financing Deficit
Per Unit
B. Proposed Funding Sources
City Residual Receipts Loan
City Cash Contribution
Partner & Donor Capital Contribution
Private Equity Investment
Total Proposed Funding Sources Per Unit
C. Requires City Land Contribution
D. Project Based Vouchers
E. Subject to Ground Lease

CITY-OWNED PROPERTY LOCATIONS

UNIT TYPE & MIX
No
---
Yes
$0
$0
$0
$0
$0
$0
Yes
$0
$0
II. FINANCING DEFICIT AND PROPOSED FUNDING SOURCES
$672
$891,000
$460
I. DEVELOPMENT COSTS
$610,000
60 units
Rent-to-Own
Stacked Flats
Casa Familiar
Plaza Boulevard
and E Avenue
("Lambs'
Theater")

5

5

5

CHW/Habitat
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site
Area Total Site Area

0.39 Acres

0.00 Acres

0.39 Acres
For-Sale or Rental Rental
Product Type Stacked-Flats and Townhomes
II. PROJECT DESIGN
Number of Stories 5 Stories
Number of Units 62 Units
Types of Units Studios, 1, & 2 Bedrooms
Parking Spaces 44
Parking Ratio 0.71 Spaces/Unit
SITE 5
Plaza Boulevard and E Avenue
("Lambs' Theater")
Community HousingWorks
SD Habitat for Humanity
5 DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/Unit)
B. Direct Costs ($/SF GBA)
C. Total Development Costs - ($/Unit) (2)
D. Total Development Costs - ($/GBA) (2)
E. Prevailing Wages
A. Financing Deficit
Per Unit
B. Proposed Funding Sources
City Residual Receipts Loan
City Cash Contribution
Partner & Donor Capital Contribution
Private Equity Investment
Total Proposed Funding Sources Per Unit
C. Requires City Land Contribution
D. Project Based Vouchers
E. Subject to Ground Lease
CHW/Habitat
Plaza
Boulevard and
E Avenue
("Lambs'
Theater")
SITE 5
62 Units
Rental
Townhomes
and
Stacked Flats
I. DEVELOPMENT COSTS
$368,000
$412
$594,000
$664
($3,061,000)
II. FINANCING DEFICIT AND PROPOSED FUNDING SOURCES
Yes
($49,000)
$2,170,000
$1,500,000
$0
$0
$3,670,000
$59,000
Yes

CITY-OWNED PROPERTY LOCATIONS

UNIT TYPE & MIX
Yes
8 vouchers from
NCHA

5

5

5

STAFF RECOMMENDATION
Site: 5 E Plaza Blvd & E Ave (“Lambs’ Theater”) | CASA FAMILIAR • No homeownership units initially; proposal takes a unique approach to providing affordable homeownership, however the track record for this type of proposal does not yet exist • A 15-year delayed conversion process without a successful example for comparison introduces uncertainty to the prospect of achieving homeownership
• Recommendation is based on the innovation and potential for a substantial number of homeownership units relative to the City’s parcel size
5

Key Opportunities & Constraints:
+ Near Sweetwater Heights Park
+ Potential views
+ ±50-foot grade difference presents
topographical challenges
+ Significant access/circulation constraints due
to high-speed and high-volume traffic coming
from SR-54 offramp on Plaza Bonita Center
Way
+ Potential fire access challenges
Site 6: Plaza Bonita
Center Way (“Plaza Bonita”)
Site & Zoning RS-2 Zone
Lot Area (SF) 144,490
Density 9 DU/AC
# of Units 29
Lot Coverage 75%
Height 35'
Building Format
# of Stories 2 (allowable)
Construction Type Type 5 - Wood
Development Standards
Minimum Setbacks
(Primary Structure)
Front 20'
Side-Interior 5'
Side-Exterior 10'
Rear 25'
Minimum Setbacks
(Accessory
Structure)
Front 20'
Side-Interior 5'
Side-Corner 5'
Rear 5'
Detatched Building
Separation
5'
# of Detatched
Buildings
3 per full 5,000 SF of lot
area
Maximum Area Total
for Accessory
Structures
10% of lot size
Minimum Usable
Open Space
N/A
Site 6: Plaza Bonita Center-Way
6

COMMUNITY HOUSINGWORKS
& HABITAT FOR HUMANITY
6 SITE 6
Plaza Bonita Center Way
("Plaza Bonita")
CHW/Habitat
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site
Area Total Site Area

3.32 Acres

0.00 Acres

3.32 Acres
For-Sale or Rental For-Sale
Product Type Townhomes
II. PROJECT DESIGN
Number of Stories 3 Stories
Number of Units 30 Units
Types of Units 3 and 4 Bedrooms
Parking Spaces 33
Parking Ratio 1.10 Spaces/Unit

DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/Unit)
B. Direct Costs ($/SF GBA)
C. Total Development Costs - ($/Unit) (2)
D. Total Development Costs - ($/GBA) (2)
E. Prevailing Wages
A. Financing Deficit
Per Unit
B. Proposed Funding Sources
City Residual Receipts Loan
City Cash Contribution
Partner & Donor Capital Contribution
Private Equity Investment
Total Proposed Funding Sources Per Unit
C. Requires City Land Contribution
D. Project Based Vouchers
E. Subject to Ground Lease

CITY-OWNED PROPERTY LOCATIONS

UNIT TYPE & MIX
(1) Pro forma provided by Developer reflects affordable for-sale units only. Financial pro forma for balance of project not provided.
(2) Excludes acquisition costs, if applicable.

No
---
Yes
$11,381,000
$379,000
$0
$11,381,000
$0
$0
($379,000)
($11,381,000
II. FINANCING DEFICIT AND PROPOSED FUNDING SOURCES
No
$472
$954,000
$422
$853,000
I. DEVELOPMENT COSTS
30 Units
For-Sale
Townhomes
CHW/Habitat
SITE 6
Plaza Bonita
Center Way
("Plaza
Bonita")

Site 6

6

6

STAFF RECOMMENDATION
Site 6: Plaza Bonita Center-Way (“Plaza Bonita”) | CHW/HABITAT • Proposal sufficiently meets RFP scope for affordability, homeownership, and project design • Projected financial feasibility is partially strained by site characteristics

• The analysis contained in this document is based, in part, on data from secondary sources such as state and local government, planning agencies, real estate brokers, and other third parties. While KMA believes that these sources are reliable, we cannot guarantee their accuracy. • The analysis assumes that neither the local nor national economy will experience a major recession. If an unforeseen change occurs in the economy, the conclusions contained herein may no longer be valid.
• The findings are based on economic rather than political considerations. Therefore, they should be construed neither as a representation nor opinion that government approvals for development can be secured.
• Development opportunities are assumed to be achievable during the specified time frame. A change in development schedule requires that the conclusions contained herein be reviewed for validity. • The analysis, opinions, recommendations and conclusions of this document are KMA's informed judgment based on market and economic conditions as of the date of this report. Due to the volatility of market conditions and complex dynamics influencing the economic conditions of the building and development industry, conclusions and recommended actions contained herein should not be relied upon as sole input for final business decisions regarding current and future development and planning. • Any estimates of development costs, capitalization rates, income and/or expense projections are based on the best available project-specific data as well as the experiences of similar projects. They are not intended to be projections of the future for the specific project. No warranty or representation is made that any of the estimates or projections will actually materialize. • KMA is not advising or recommending any action be taken by City with respect to any prospective, new, or existing municipal financial products or issuance of municipal securities (including with respect to the structure, timing, terms, and other similar matters concerning such financial products or issues). • KMA is not acting as a Municipal Advisor to the City and does not assume any fiduciary duty hereunder, including, without limitation, a fiduciary duty to the City pursuant to Section 15B of the Exchange Act with respect to the services provided hereunder and any information and material contained in KMA’s work product. • The City shall discuss any such information and material contained in KMA’s work product with any and all internal and/or external advisors and experts, including its own Municipal Advisors, that it deems appropriate before acting on the information and material.

KMA Team Limiting Conditions

Project Site Designs

Site 1: Highland and
Eta Street
(“Purple Cow”)
Community
HousingWorks
and
Habitat for Humanity

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 50

9. Project Design

9. Project Design
A rare opportunity to co-locate for-rent and for-sale affordable housing, the Purple Cow site supports a multi-generational, income-diverse community with shared open space designed for play, gathering, and wellness. Its proximity to future Purple Line transit and major corridors makes it a key anchor for equitable growth in National City’s north end.

SITE 01
PURPLE
COW

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 51

9. Project Design

COMMONS & RECREATION APARTMENTS

TOWNHOMES

PURPLE COW - AXONOMETRIC VIEW

ENTRY PLAZA

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 52

9. Project Design
UP
-
---

BIKE PARKING
BOH
TRASH
BOH
43 SPACES
24 SPACES
12 SPACES
-
---
-
---
BOH

TOWNHOMES ABOVE
0' 4' 8' 16'
234' - 6 1/4"
75' - 2"
UP
UP
-
---
-
---
LOBBY
MAIL
-
---
-
---
24 SPACES
12 SPACES

ETA STREET

ETA STREET

DELTA PARK LANE

COMMUNITY ROOM
0' 4' 8' 16'
19' - 1" 19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 1" 191' - 0 1/2"
49' - 0"
29' - 6 3/4" 16' - 0" 24' - 0" 16' - 0" 24' - 0" 16' - 0" 24' - 0" 16' - 0" 24' - 0" 16' - 0" 29' - 6 3/4" 236' - 0 1/2"
76' - 10 1/4"
-
---
-
---
-
---
-
---

BUCKY LANE

ETA STREET

ETA STREET

DELTA PARK LANE
0' 4' 8' 16'
29' - 6 3/4" 16' - 0" 24' - 0" 16' - 0" 24' - 0" 16' - 0" 24' - 0" 16' - 0" 24' - 0" 16' - 0" 29' - 6 3/4" 76' - 10 1/4"
LEVEL 0 LEVEL 1 LEVELS 2-4

APARTMENTS
FLOOR CONSTR. TYPE JR 1 BEDROOM 1 BEDROOM 2 BEDROOM TOTAL OVERALL AREAS 0 (GARAGE) FL. 1 FL. 2 FL. 3 FL. 4 ROOF ACTUAL TOTAL FL. 00 TYPE I-A – – – – 17783 17783 17783 17783 17783 650 89,565 FL. 01 TYPE VA 9 7 3 19 0 1930 1930 1930 1930 0 7,720
FL. 02 TYPE VA 9 7 5 21 3,469 333 333 333 333 650 5,451 FL. 03 TYPE VA 9 7 5 21 12,647 14,919 14,919 14,919 0 57,404 FL. 04 TYPE VA 9 7 5 21 0 2,973 0 0 0 0 2,973
ROOF TYPE VA – – – – 14,314 0 14,314
UNIT TYPE TOTALS 36 28 18 82 NET AREA 15,620 14,919 14,919 14,919 0 60,377

43.90% 34.15% 21.95% 100.00% EFFICIENCY WITHOUT GARAGE 84% 540 722 986 700
19440 20216 17748 57404
PARKING STALLS 36 28 18 82
CONSTR. TYPE 3BR TOTAL FL. 1 FL. 2 ROOF ACTUAL TOTAL
QUANTITY 10 10 9805 9489 1106 20,400
TOTAL 10 10 PARKING 2420 0 0 2,420
% ACTUAL 100.00% 100.00% 7,385 9,489 1,106 17,980
AVG. UNIT AREA 2,040
UNIT AREAS TYPE VA 20400 20400
PRIVATE GARAGE 10 10

GROSS FLOOR AREA

CONDITIONED
Unit areas provided are NET, defined by centerline of party walls and interior face of exterior wall and corridor wall.

Townhome unit area includes garage, similar note as above.

FOR-SALE TOWNHOMES

OVERALL AREAS

PURPLE COW - UNIT COUNT ANALYSIS
UNIT TYPE AS % OF TOTAL
AVG. TYPE UNIT AREA (SF)

UNIT TYPE TOTAL AREAS (SF)

GROSS FLOOR AREA

CIRCULATION

MECH AND OTHER
UNITS

AMENITY / LOBBY

PARKING

WEIGHTED AVG UNIT SIZE (SF)

PURPLE COW - AREA SUMMARIES

APARTMENTS APARTMENTS APARTMENTS

TOWNHOMES TOWNHOMES TOWNHOMES

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 53

9. Project Design
UP
-
---
-
---
-
---
-
---
24 SPACES
12 SPACES

COMMONS

APARTMENTS

TOWNHOMES

EPSILON STREET

BUCKY LANE
N

HIGHLAND
AVE.

ETA STREET

DELTA PARK LANE

SOLTURA LANE
PLAZA
0' 4' 8' 16'

PLAYGROUND
SINGLE FAMILY HOME, 1-2

FLOORS, WOOD FRAMED
MULTIFAMILY, 1-2 FLOORS,

WOOD FRAMED

LOW RISE COMMERCIAL
SINGLE FAMILY HOME, 1-2

FLOORS, WOOD FRAMED

CHURCH BUILDING

CITY OF SAN DIEGO
MXC-1
RM-2
RS-2

PURPLE COW - ZONING OVERLAY

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 54

9. Project Design
UP
-
---
-
---
-
---
-
---
24 SPACES
12 SPACES

COMMONS

APARTMENTS

TOWNHOMES

EPSILON STREET

BUCKY LANE
N

HIGHLAND
AVE.

ETA STREET

DELTA PARK LANE

SOLTURA LANE
PLAZA
0' 4' 8' 16'

PLAYGROUND

PEDESTRIAN

VEHICLES

BUS STOP
(300-FOOT RADIUS)

PURPLE COW - SITE PLAN

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 55

9. Project Design PURPLE COW - N HIGHLAND AVENUE VIEW

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 56

9. Project Design PURPLE COW - PLAZA & COMMONS AREA VIEW

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 57

9. Project Design

PURPLE COW
CONTEXT VIEW 2

PURPLE COW
CONTEXT VIEW 1

PURPLE COW - PHOTOMONTAGE

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 58

9. Project Design
UP

BIKE PARKING
BOH
TRASH
BOH
43 SPACES
24 SPACES
12 SPACES
-
---
-
---
BOH

TOWNHOMES ABOVE
0' 4' 8' 16'
234' - 6 1/4"
75' - 2"
FL.00 - PLAN
EPSILON ST.

N HIGHLAND AVE.

PLAYGROUND

WELCOMING PLAZA

TREES ALONG

STREET FRONTAGE

FENCE ALONG

PARKING

PLANTING AS VISUAL

BARRIER TO PARKING

TREES ALONG

STREET FRONTAGE

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 59

9. Project Design
UP
UP
LOBBY
MAIL
-
---
-
---
24 SPACES
12 SPACES

COMMUNITY ROOM
0' 4' 8' 16'
19' - 1" 19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 1" 191' - 0 1/2"
49' - 0"
29' - 6 3/4" 16' - 0" 24' - 0" 16' - 0" 24' - 0" 16' - 0" 24' - 0" 16' - 0" 24' - 0" 16' - 0" 29' - 6 3/4" 236' - 0 1/2"
76' - 10 1/4"
FL.01 - PLAN
EPSILON ST.

N HIGHLAND AVE.

PLAYGROUND

WELCOMING PLAZA

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 60

9. Project Design
-
---
-
---
0' 4' 8' 16'
29' - 6 3/4" 16' - 0" 24' - 0" 16' - 0" 24' - 0" 16' - 0" 24' - 0" 16' - 0" 24' - 0" 16' - 0" 29' - 6 3/4" 76' - 10 1/4"
FL.02-04 - PLAN
EPSILON ST.

N HIGHLAND AVE.

PLAYGROUND

WELCOMING PLAZA

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 61

9. Project Design
10' - 0" 10' - 0"
10' - 0" 10' - 0"

SECTION VIEW
FL.2 (20-FEET)
FL.1 (10-FEET)
ROOF (30-FEET)
FL.2 (10-FEET)
FL.1 (00-FEET)
ROOF (20-FEET)
PH (40-FEET)
PH (30-FEET)

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 62

9. Project Design
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0"

SECTION VIEW
ROOF (40-FEET)
FL.4 (30-FEET)
FL.3 (20-FEET)
FL.2 (10-FEET)
FL.1 (00-FEET)
FL.0 (-10-FEET)
P.L. P.L.

OPEN SPACE

APARTMENTS TOWNHOMES

PARKING GARAGE
FL.2 (15-FEET)
FL.1 (05-FEET)
ROOF (25-FEET)
(SOLAR PANELS)

Site 2: Division Street
and R Avenue
(“Division Street”)
Community
HousingWorks
and
Habitat for Humanity

SITE 02

DIVISION
STREET
Tucked into an existing single-family neighborhood near schools and parks, Division Street offers a thoughtfully scaled for-sale home with a detached ADU. It’s designed to support a growing or multi-generational household while reinforcing the neighborhood’s character and walkability.

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 64

9. Project Design DIVISION STREET - AXONOMETRIC VIEW

MAIN HOME
ADU+GARAGE

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 65

9. Project Design
-
---
23' - 4"
25' - 7 1/4"
0' 4' 8' 16'
-
---
-
---
23' - 4"
40' - 6"
47' - 10 1/2"
15' - 0" 25' - 0"
0' 4' 8' 16'

TERRACE
-
---
-
---
25' - 0"
40' - 0"
0' 4' 8' 16'
UNITS CONSTR. TYPE DADU HOUSE TOTAL OVERALL AREAS FL.0 FL.1 FL.2 ACTUAL TOTAL QUANTITY TYPE VB 1 1 2 GROSS FLOOR AREA 597 2516 1000 4,113 TOTAL 1 1 2 PARKING 597 0 0 597
% ACTUAL 50.00% 50.00% 100.00% CONDITIONED 0 2,516 1,000 3,516 AVG. UNIT AREA 945 1,786
UNIT AREAS 945 3168 4113
GARAGE – 2 2
Unit areas provided are NET, defined by centerline of party walls and interior face of exterior wall and corridor wall.

DIVISION - UNIT COUNT ANALYSIS

GROSS FLOOR AREA
LEVEL 0
LEVEL 1 LEVEL 2

DIVISION STREET - AREA SUMMARIES

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 66

9. Project Design
UP
-
---
-
---

E DIVISION STREET

DELTA STREET
N R AVE.

INTERSTATE
805
N S AVE.

N Q AVE.

RS-2
N T AVE.

I
OS

DIVISION STREET - ZONING OVERLAY
SINGLE FAMILY HOME, 1-2

FLOORS, WOOD FRAMED
EL TOYON SCHOOL, 1 FLOOR,

WOOD FRAMED

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 67

9. Project Design
UP
-
---
-
---

E DIVISION STREET

DELTA STREET
N R AVE.

INTERSTATE
805
N S AVE.

N Q AVE.

N T AVE.

DIVISION STREET - SITE PLAN

PEDESTRIAN

VEHICLES

EL TOYON SCHOOL
(300-FOOT RADIUS)

BUS STOP

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 68

9. Project Design DIVISION STREET - STREET VIEW

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 69

9. Project Design

DIVISION STREET
CONTEXT VIEW 2

DIVISION STREET
CONTEXT VIEW 1

DIVISION STREET - PHOTOMONTAGE

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 70

9. Project Design
-
---
-
---
23' - 4"
25' - 7 1/4"
0' 4' 8' 16'
FL.00 - PLAN
E DIVISION ST.

N R AVENUE

HOUSE ABOVE

DRIVEWAY

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 71

9. Project Design
-
---
-
---
23' - 4"
40' - 6"
47' - 10 1/2"
15' - 0" 25' - 0"
0' 4' 8' 16'
FL.01 - PLAN
E DIVISION ST.

N R AVENUE

ACCESSORY

DWELLING
UNIT

DRIVEWAY
ENTRY

TERRACE PLANTERS

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 72

9. Project Design

TERRACE
-
---
-
---
25' - 0"
40' - 0"
0' 4' 8' 16'
FL.02 - PLAN
E DIVISION ST.

N R AVENUE

DRIVEWAY

TERRACE PLANTERS

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 73

9. Project Design
10' - 0" 10' - 0"
5' - 5 3/4" 10' - 0" 10' - 0"

SECTION VIEW
ROOF (35-FEET)
FL.02 (20-FEET)
FL.01 (10-FEET)
ROOF (20-FEET)
FL.01 (10-FEET)
FL.00 (00-FEET)

N R AVENUE

GARAGE & MAIN HOUSE

ADU ABOVE

Site 3:

Roosevelt Avenue
and W. 11th Street
(“Roosevelt Lot”)
Community
HousingWorks
and
Habitat for Humanity

SITE 03

ROOSEVELT
LOT
Situated within the Downtown Specific Plan area, the Roosevelt Lot proposes a slender, urban infill building that exceeds density goals while respecting neighborhood scale. Varied unit types—including townhomes, flats, and lofts—create flexibility for different household needs and lifestyles.

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 75

9. Project Design ROOSEVELT - AXONOMETRIC VIEW

TOWNHOMES
FLATS
LOFTS

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 76

9. Project Design
UP
-
---
-
---
-
-
W 11TH STREET

ROOSEVELT
AVE.

W 12TH STREET
HOOVER
AVE.

NATIONAL
CITY
BLVD
-
---
-
RS-4 MCR-1
DSP-ZONE 6

ROOSEVELT - ZONING OVERLAY
COMMERCIAL, 1-2

FLOORS, WOOD FRAMED
SINGLE FAMILY HOME , 1-2

FLOORS, WOOD FRAMED
COMMERCIAL , 1-2 FLOORS, WOOD FRAMED

OR CONCRETE MASONRY UNITS
MULTIFAMILY RESIDENTIAL , 4-6 FLOORS,

WOOD FRAMED OVER GARAGE

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 77

9. Project Design
UP
-
---
-
---
-
-
W 11TH STREET

ROOSEVELT
AVE.

W 12TH STREET
HOOVER
AVE.

NATIONAL
CITY
BLVD
-
---
-

ROOSEVELT - SITEPLAN
(300-FOOT RADIUS)

ELECTRICAL SUBSTATION

POLICE STATION

PEDESTRIAN

VEHICLES

BUS STOP

CITY HALL

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 78

9. Project Design ROOSEVELT - STREET VIEW

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 79

9. Project Design

ROOSEVELT
CONTEXT VIEW 1

ROOSEVELT
CONTEXT VIEW 2

ROOSEVELT - PHOTOMONTAGE

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 80

9. Project Design
-
---

NATIONAL CITY BLVD
-
-
-
0' 4' 8' 16'
107' - 1 1/2"
46' - 3"
16' - 0" 16' - 0" 16' - 0" 16' - 0"
27' - 6 1 /2"
-
---
-
-
-
0' 4' 8' 16'
107' - 1 1/2"
46' - 3"
16' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0"
41' - 6 1 /2"
-
---
-
-
-
0' 4' 8' 16'
107' - 1 1/2"
46' - 3"
41' - 6 1 /2"
16' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0"
UP
-
---
-
---
-
-
-
0' 4' 8' 16'
107' - 1 1/2"
46' - 3"
41' - 6 1 /2"
16' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0"
UP
-
---
-
---
-
-
-
0' 4' 8' 16'
107' - 1 1/2"
46' - 3"
41' - 6 1 /2"
16' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0"
LEVEL 1

ROOSEVELT STREET - UNIT COUNT ANALYSIS - FOR SALE CONDO'S FLOOR CONSTR. TYPE JR 1 BEDROOM 1 BEDROOM TOWNHOME LOFT TOWNHOME 1 BR TOTAL OVERALL AREAS (SF) FL. 1 FL. 2 FL. 3 FL. 4 FL. 5 FL. 6 ROOF ACTUAL TOTAL FL. 01 TYPE IIIA – – – 4 4 GROSS FLOOR AREA 2925 4791 4791 4791 4791 4791 0 26,880 FL. 02 TYPE IIIA – 1 – – 1 CIRCULATION (EXTERIOR) 0 513 1163 1163 1250 0 0 4,089 FL. 03 TYPE IIIA 4 1 – – 5 MECH AND OTHER 314 314 314 314 314 314 0 1,884 FL. 04 TYPE IIIA 4 1 – – 5 UNITS 1,675 3,426 2,780 2,780 2,780 2,780 0 16,221 FL. 05 TYPE IIIA – – 5 – 5 LOBBY 550 0 0 0 0 0 0
FL. 06* TYPE IIIA – – – – – BACK OF HOUSE 570 0 0 0 0 0 0 570 UNIT TYPE TOTALS 8 3 5 4 20 PARKING 1,268 0 0 0 0 0 0 1,268 UNIT TYPE AS % OF TOTAL 40.00% 15.00% 25.00% 20.00% 100.00% NET AREA 2,795 3,426 2,780 2,780 2,780 2,780 0 17,341 AVG. TYPE UNIT AREA (SF) 525 680 1,096 1,125 EFFICIENCY WITHOUT PARKING 72% UNIT TYPE TOTAL AREAS (SF) 4200 2040 5480 4500 16220 EFFICIENCY W/ PARKING INCLUDED IN UNIT 67% PARKING STALLS – – – 4 4 WEIGHTED AVG UNIT SIZE (SF) 811 *NOTE: FLOOR 06 CONSISTS ENTIRELY OF MEZZANINES AND THEREFORE IS NOT CLASSIFIED AS A STORY PER BUILDING CODE.

Unit areas provided are NET, defined by centerline of party walls and interior face of exterior wall and corridor wall.

LEVEL 2 LEVEL 3&4
LEVEL 5 MEZZANINE

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 81

9. Project Design
-
-
-
0' 4' 8' 16'
107' - 1 1/2"
46' - 3"
16' - 0" 16' - 0" 16' - 0" 16' - 0"
27' - 6 1 /2"
FL.01 - PLAN

COVERED DRIVEWAY
ENTRY
TRASH
ELECT.

ROOSEVELT AVENUE
W 11TH STREET
LOBBY

PEDESTRIAN

VEHICLES
MAIL

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 82

9. Project Design
-
-
-
0' 4' 8' 16'
107'
-
1 1/2"
46' - 3"
16'
-
0"
16'
-
0"
16'
-
0"
16'
-
0"
16'
-
0"
41' - 6 1 /2"
FL.02 - PLAN
TRASH
ELECT.

ROOSEVELT AVENUE
W 11TH STREET

OPEN EGRESS BALCONY
ROOF

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 83

9. Project Design
-
-
-
0' 4' 8' 16'
107' - 1 1/2"
46' - 3"
41' - 6 1 /2"
16' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0"
FL.03 & FL.04 - PLAN
TRASH
ELECT.

ROOSEVELT AVENUE
W 11TH STREET

OPEN EGRESS BALCONY

OPEN TO BELOW

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 84

9. Project Design
UP
-
-
-
0' 4' 8' 16'
107' - 1 1/2"
46' - 3"
41' - 6 1 /2"
16' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0"
FL.05 - PLAN
TRASH
ELECT.

ROOSEVELT AVENUE
W 11TH STREET

OPEN EGRESS BALCONY

OPEN TO BELOW

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 85

9. Project Design
UP
-
-
-
0' 4' 8' 16'
107' - 1 1/2"
46' - 3"
41' - 6 1 /2"
16' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0"

MEZZANINE

ROOSEVELT AVENUE
W 11TH STREET

OPEN TO BELOW

OPEN TO BELOW

OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT p / 86

9. Project Design
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0"
FL.2 (10-FEET)
FL.3 (20-FEET)
FL.4 (30-FEET)
FL.5 (40-FEET)
MEZZ. (50-FEET)
ROOF (60-FEET)
FL.1 (00-FEET)
P.L.

W 11TH STREET

VIEW TO SOUTH
P.L.

SECTION VIEW
(SOLAR PANELS)

COVERED DRIVEWAY

LOFTS FLATS TOWNHOMES

Site 3:

Roosevelt Avenue
and W. 11th Street
(“Roosevelt Lot”)
Otumba LLC. and
San Andres Real
Estate Group

NATIONAL CITY RFP

ROOSEVELT AVENUE

NATIONAL CITY, CA

CONCEPTUAL DESIGN
SDG25-0028-00

06.06.2025
TOTAL PAGE IN THIS PACKAGE: 5

W. 11th STREET
NATIONAL CITY BLVD.

ROOSEVELT AVE.
3 LEVELS OF PODIUM
PARKING WITH 5 LEVELS

OF RESIDENTIAL LIVING
UP

LOBBY/ MAIL
+/-1,923 SF
TRASH
24'
24'
RETAIL 1
+/-550 SF
BIKE

STORAGE
RETAIL 2
+/-550 SF
DOWN
FLOOR 2 2 FLOOR 3 3 6 DWELLING UNITSFLOOR 4 4 21 DWELLING UNITS

AMENITY SPACE
+/-989 SF
FLOOR 5-8 5-8 88 DWELLING UNITS

TRASHTRASH
TRASH
TRASH

ROOFTOP

ROOFTOP R
0 10 20 50 100
1" =20'
PAGE
2025.06.06
SDG25-0028-00 Conceptual Site Plan
National City - 6 Lot RFP
SCHEME: 05
Roosevelt Ave & W 11th St, National City, California
01 Boundary Source:

REGRID PARCEL DATA
www.regrid.com
Stormwater Management Design:

ASSUMED OFF-SITE
This conceptual design is based upon a
preliminary review of entitlement
requirements and on unverified and possibly
incomplete site and/or building information,
and is intended merely to assist in exploring
how the project might be developed.

NORTH
0 25 50 125 250
1" =50'
PAGE
2 06.06.2025
NATIONAL CITY, CA - SDG25-0028-00
ROOSEVELT AVENUE - CONCEPTUAL SITE PLAN This conceptual design is based upon a preliminary review of entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended merely to assist in exploring how the project might be developed. Signage shown is for illustrative purposes only and does not necessarily reflect municipal code compliance. All colors shown are for representative purposes only. Refer to material samples for actual color verification.