June 17, 2025
Richmond Housing Authority (RHA)
Economic Development
DATE: June 17, 2025
TO: Chair Martinez and Members of the Board of
Commissioners of the Richmond Housing Authority
(RHA)
FROM: Nannette Beacham, Economic Development Director
Antoinette Terrell, Executive Director of RHA
Gregory Palomino, Administrative Assistant
Subject:
Select Eden Housing & Community Housing Development
Corporation as the Preferred Developer for the
Redevelopment of Nystrom Village and Negotiate and
Execute an Exclusive Right to Negotiate Agreement
(ERNA) for the Redevelopment of Nystrom Village
FINANCIAL IMPACT: No financial impact at this time.
PREVIOUS COUNCIL
ACTION:
December 17, 2024
STATEMENT OF THE
ISSUE:
RHA began a procurement process to identify an
affordable housing development partner to reposition and redevelop the Nystrom Village public housing project site.
This effort is a required action to reposition the RHA
Public Housing portfolio, stemming from the 2019 Public Housing Authority Recovery And Sustainability (PHARS)
Agreement with HUD. Past attempts to redevelop
Nystrom Village have failed, however with the recent
positive track record of RHA finding partners for the
Hacienda and Nevin Plaza sites, RHA released an RFQ
and received multiple qualified proposals. The selection committee has selected Eden Housing & Community
Housing Development Corporation as the preferred
development partner to redevelop Nystrom Village.
AGENDA
REPORT
June 17, 2025
RECOMMENDED ACTION: ADOPT a resolution rescinding Resolution No. 2205, in which the Richmond Housing Authority initially selected Gorman & Company and Novin Development as the
preferred development team and APPROVE the
recommendation of the Selection Committee selecting
Developer Eden Housing & Community Housing
Development Corporation as the preferred development
team, and to negotiate and execute an Exclusive Right to Negotiate Agreement (ERNA) for the redevelopment of
Nystrom Village with a term not to exceed ninety (90)
days with an option for one mutually approved extension of not more than thirty (30) days – Richmond Housing
Authority (Antoinette Terrell 510 620-6784/Nannette
Beacham 510 621-1306).
DISCUSSION:
The redevelopment of Nystrom Village represents the pivotal initiative in the ongoing efforts to revitalize the Richmond Housing Authority (RHA) Public Housing portfolio, a mandate underscored by the 2019 Public Housing Agency Recovery and Sustainability (PHARS) Agreement and Action Plan with United States Department of Housing and Urban Development (HUD). In an effort to further this goal, Resolution No. 2205 was adopted on December 17, 2024, authorizing RHA to negotiate and execute an ERNA with Gorman & Company and Novin Development for the redevelopment project.
However, a procurement error was identified subsequent to its passage and necessitates the recession of the original resolution in order to ensure compliance with HUD procurement guidelines and allow RHA to rectify the error.
Project Background
Nystrom Village, a 9-acre, four-block development in central Richmond, currently consists of 51 aging structures housing 100 public housing units built in 1941. The housing development is situated between Florida and Virginia Ave (North to South) and South 13 Street and South 16 Street (East to West) in Richmond, CA 94804. The site has a mix of 1, 2, and 3-bedroom units.
June 17, 2025
Developer Solicitation and Evaluation Process
The Request for Qualifications (RFQ) for the Redevelopment of Nystrom Village was officially released on May 15, 2024. Extensive outreach was conducted through the City of Richmond BidOnline system and targeted communications to ensure broad participation from experienced affordable housing developers. A Pre-Proposal Hybrid Meeting was held on June 17, 2024, attracting a strong turnout from prospective development teams, providing an opportunity for clarification and deeper understanding of RHA's vision and requirements. The deadline for questions was July 10, 2024, and final proposals were due via the City of Richmond BidOnline system by 3:00 PM (PDT) on August 21, 2024. The specific goals for the project are as follows:
One-for-One Replacement: The absolute priority is the one-for-one replacement of the 100 existing public housing units in Phase 1 and guaranteeing all current residents the right to return to new units upon completion. Housing Stock Increase: The project aims to significantly increase the overall housing density, transforming the 9-acre site into a dynamic community Long-Term Affordability: A core objective is to preserve long-term affordability beyond the initial 100 replacement units.
Financial Sustainability: The redevelopment must establish a financially viable model that leverages private investment and maximizes available public subsidies to ensure long-term stability.
Historic Preservation & Community Integration: A unique aspect is the preservation and adaptive reuse of 3 to 5 historically significant duplexes with the vision to transform these structures into vital community assets. Enhanced Quality of Life: The redevelopment seeks to improve safety, security, and the overall quality of life for residents.
June 17, 2025
Robust Resident and Community Engagement: Emphasize ongoing, transparent communication with residents throughout the relocation and construction process.
Received Proposals
Ninety-three (93) prospective bidders downloaded the opportunity, and 3 responsive proposals were submitted at the deadline. The RHA received three proposals from:
o Eden Housing & Community Housing Development Corporation (CHDC) (Attachment 1).
o Gorman & Company and Novin Development
o National Community Renaissance
Evaluation Process
The initial evaluation process was conducted by a selection committee comprised of a City of Richmond (COR) Economic Development representative, a COR Community Development representative, a COR Finance representative, and two COR community representatives. Following this first round of scoring, Eden Housing & Community Housing Development Corporation (CHDC) and Gorman & Company and Novin Development were identified as the top two most qualified bidders, moving forward to the next stage of the selection process, with the scoring criteria and the overall total scores below (Attachment 2):
Management Capacity: Evidence of ability to perform the work – principals, staff, experience, technical and professional competence.
15 Prior Performance: quality of work, cost control, compliance with performance schedules.
15 Experience: experience in developing land, affordable housing, and mixed- income housing units that utilized innovative and creative approach 15 Proposed Development Plan and Schedule: including schedule for completion of Phase 1 and subsequent phases, as applicable.
Additional Points for the incorporation of historical preservation 15 5
Proposed Community and Resident Engagement Plan: consistency with desired development goals
10 Financial Capacity: Firm’s documented ability to obtain financial commitments from state and local agencies, private investors, and banks. A proven track record of a creative and viable financial plan that does not rely on RHA funding. 15 Business Offer: Proposed share of residual receipts, purchase price, ground lease payments and other terms.
10 Total 100
June 17, 2025
Scorer 1 Scorer 2 Scorer 3 Scorer 4 Scorer 5
Total
Score
Average
Score
Eden/CHDC 90 93 96 92 83 454 90.8
Gorman/Novin 83 88 86 80 89 426 85.2
National
Community Ren. 82 92 63 88 79 404 80.8
Summary of Finalist Proposals
The two development teams finalist presented strong proposals, each with distinct strengths for the Nystrom Village redevelopment. A brief overview of their key aspects includes:
Eden Housing & Community Housing Development Corporation (CHDC):
Experience & Capacity: Eden Housing has 55 years of experience, having developed, acquired, or rehabilitated over 12,600 affordable homes, and currently manages 163 properties. They have completed 16 affordable housing communities in Contra Costa County, including one in Richmond, and are highly experienced in obtaining affordable housing financing through HUD, HCD, and local resources. CHDC is a pillar in the Richmond community, owning 6 housing communities in the city, and provides services to low- and moderate-income residents.
Proposed Project Concept & Design: They propose 111 units in Phase I for replacement housing, comprising one-bedroom, two-bedroom, and three- bedroom units, plus an on-site manager's unit. Their approach involves relocating residents from Block D to other existing blocks to minimize disruption before beginning new construction at Block D. They also plan for EV charging stations, secured bike facilities, and have plenty of experience with electrification of units.
On-site amenities will include a resident resource networking center, an outdoor play area, a technology suite, exercise facilities, a community meeting space, and outdoor gardening.
Gorman & Company and Novin Development:
Experience & Capacity: Gorman & Company has a 40-year track record, having completed 13,656 units in 168 projects since 1984. They have extensive experience with Public Housing Authorities, RAD, and Section 18 transactions, having completed 3,791 units in 32 public housing redevelopment projects across 10 states. Novin Development's principals have been involved with over 9,143 multifamily units throughout California.
Proposed Project Concept & Design: Their proposal targets the redevelopment of Nystrom Village as a proposed 403-unit affordable rental and for-sale townhome community. They intend to stitch together local destinations, including mass transit, parks, and the community center. They plan to preserve five historic cottages on the south portion of "Block A," adjacent to Martin Luther June 17, 2025
King Jr. Park, for potential community uses. Their strategy focuses on temporarily relocating Block A residents to other accommodations to allow redevelopment of the Phase 1 replacement units. Upon completion, all residents will be offered an opportunity to move into the newly completed 100-unit PHA replacement housing.
To gain a deeper understanding of their proposals and capabilities, formal presentations interviews were conducted with the shortlisted teams, Eden Housing & CHDC and Gorman & Company and Novin Development. These sessions allowed the selection committee to evaluate both teams understanding of the Nystrom Village vision, assess their proposed solutions to specific project challenges, and clarify assumptions and implementation strategies.
Presentations and Interviews with Eden Housing & CHDC and Gorman & Company and Novin Development
Prior to the interviews beginning, one of the selection committee members recused themselves from the process leaving us with four (4) remaining scorers.
Gorman & Company and Novin Development Presentation:
The interview with Gorman & Company and Novin Development, in partnership with Richmond Neighborhood Housing Services (NHS) and Opticos Design, conveyed a highly professional, experienced, and well-prepared impression (Attachment 3). The team members introduced themselves clearly, highlighting their extensive national and local experience in affordable housing development and urban planning. The presentation felt structured and comprehensive, covering various aspects from phased development and financing to community engagement, relocation, and sustainability.
There was a strong emphasis on their established track record and their ability to navigate complex funding landscapes and resident needs. The tone was confident and reassuring, particularly when addressing potential challenges like federal budget cuts, demonstrating flexibility and a reliance on California's strong state programs. The presence of NHS and Opticos Design alongside Gorman and Novin reinforced a holistic approach to the project, suggesting a team that is not only capable of large-scale development but also deeply committed to community integration and thoughtful design.
Eden Housing & CHDC Presentation:
The interview with Eden Housing and Community Housing Development Corporation (CHDC), with FORA Architects, gave a strong impression of deep local roots, community-driven values, and a meticulous, grounded approach (Attachment 4). Donald Gilmore of CHDC immediately set a tone of personal connection to Richmond, emphasizing his long-standing affiliation with South Richmond and past work with Neighborhood Housing Services in the area. This established a sense of authenticity and commitment to the community beyond just the project itself. The discussion felt highly detailed, particularly regarding the specifics of Block D's development, including June 17, 2025
unit types, parking, and on-site relocation. There was an emphasis on listening to the community, avoiding "engagement fatigue," and not over-promising or over-committing, suggesting a practical and trustworthy demeanor. The team also highlighted CHDC's broader community-wide programs, showcasing their extensive involvement in improving the community as a whole.
Following comprehensive evaluations and detailed interviews, the selection committee rescored the two finalists with the scores below (Attachment 5):
Scorer 1 Scorer 2 Scorer 3 Scorer 4
Total
Score
Average
Score
Eden/CHDC 97 89 85 78 349 87.25
Gorman/Novin 94 86 84 72 336 84
Based on a re-evaluation of the scoring criteria after the presentations and interviews, the Selection Committee has chosen developer Eden Housing & Community Housing Development Corporation as the most qualified team to move forward with the Nystrom Village redevelopment project.
City staff is requesting Board of Commissioners to adopt a resolution rescinding Resolution No. 2205, in which the Richmond Housing Authority initially selected Gorman & Company and Novin Development as the preferred development team and APPROVE the recommendation of the Selection Committee selecting Developer Eden Housing & Community Housing Development Corporation as the preferred development team, and to negotiate and execute an Exclusive Right to Negotiate Agreement (ERNA) for the redevelopment of Nystrom Village with a term not to exceed ninety (90) days with an option for one mutually approved extension of not more than thirty (30) days (Attachment 6).
DOCUMENTS ATTACHED:
Attachment 1 – EdenBid
Attachment 2 – Scoring Matrix Round 1
Attachment 3 – Gorman Novin Presentation to RHA
Attachment 4 – Eden CHDC Presentation to RHA
Attachment 5 – Scoring Matrix Round 2
Attachment 6 – RHA Resolution Nystrom Redevelopment