Proposal for
Stoneman Site Development Proposal Analysis
Prepared by
Mobius Planning
1030 S. Country Glen Way
Anaheim, Ca 92808
714-323-5371
Exhibit 1
Mobius Planning
1030 S. Country Glen Way
Anaheim, CA 92808
714-323-5731
Isidro Figueroa
Community Development Director
City of San Marino
2200 Huntington Drive
San Marino, CA 91108
Dear Mr. Figueroa,
Mobius Planning is pleased to submit our proposal to assist the City in analyzing the development proposals for the Stoneman Site. Mobius Planning has done significant work in affordable housing development, including doing just this sort of analysis for a number of regional housing trusts in Los Angeles and Orange Counties. My resume is included as part of this proposal.
This proposal includes a project overview, detailed work plan that fully encompasses the scope of services; project schedule; and project budget. The scope primarily consists of the analysis of the development proposals and the necessary meetings with City staff, and elected and appointed officials to help the City understand the relative merits of each proposal.
The enclosed proposal shall remain valid for a period of not less than 120 calendar days from the date of submittal.
Please do not hesitate to contact me directly should you have any questions or need additional information regarding our proposal.
With kindest regards,
Grant Henninger, Principal
Project Overview
On December 10, 2025, the City of San Marino issued a Request for Qualifications / Request for Proposals for Multi-Family Residential Development at the Stoneman Site. The Stoneman Site is a cityowned site identified in the City Housing Element as suitable for affordable housing development. In adopting the Housing Element in 2025, the City committed to the development of a minimum of 49 units affordable to lower income households on the Stoneman Site. The Request of Qualification / Request for Proposal (RFP/RFQ) issued by the City was the first step towards the development of the Stoneman Site.
In response to the RFP/RFQ, the City received approximately thirteen development proposals for the Stoneman Site. Each development proposal included a proposal summary, list of qualifications and experience of the developer, strategies and options for the proposed development, conceptual designs, project timelines, development proforma, and financial statements of the developer.
At this time, the City is in need of assistance evaluating the proposals it has received, with special attention given to analysis of the development proformas. It is anticipated that each of the proformas will include both public and private funding sources for the development, including Low Income Housing Tax Credits and tax credit equity, Measure A funds from the San Gabriel Valley Regional Housing Trust and/or the Los Angeles County Affordable Housing Solutions Agency, tax-exempt bonds, Affordable Housing and Sustainable Communities funds, Multifamily Housing Program funds, and/or Infill Infrastructure Grant Program funds, among other potential funding programs. As part of this analysis, Mobius Planning will evaluate both the sufficiency and probability of securing these funds in order for the development to commence construction.
In addition to the analysis of the development proposals, Mobius Planning will meet with City staff, and elected and appointed officials throughout the evaluation process to ensure the City has all of the necessary information to select a preferred proposal. These meetings are not anticipated to include any community meetings or other community engagement other than at regularly scheduled public meetings such as City Council, Planning Commission, and Design Review Committee.
Resume: Grant M. Henninger
Work Experience
Founding Principal Mobius Planning
Nine years
• Founded urban planning and entitlement consulting firm specializing in affordable housing.
• Oversee and conduct creation activities for new regional housing finance trusts, to include stakeholder outreach, strategic planning, and entity formation. • Prepare Housing Elements for cities out of compliance with State housing law. • Prepare Notices of Funding Availability and loan documents for a loan program for regional housing trusts.
• Review and analyze affordable housing project proposals and financial proformas prior to loan commitment and funding.
• Draft and negotiate legislation for the implementation of local affordable housing programs.
• Research housing policies and develop financing strategies to help cities and regions meet their housing needs.
• Present to city councils and planning commissions regarding requirements of State housing law, housing policies, and regional affordable housing production efforts.
Project Manager T&B Planning, Inc.
Five years
• Coordinated teams of architects, engineers, and landscape architects to provide high quality land use designs that enhance community character and property value. • Wrote entitlement documents, including Specific Plans, Master Plans, and Planned Unit Development documents to maximize project feasibility. • Managed technical consultants and synthesize findings into California Environmental Quality Act compliant documents, including Initial Studies, Environmental Impact Reports, Mitigated Negative Declarations, and Negative Declarations. • Researched applicable General Plan policies and zoning codes for the entitlement of master planned communities.
Project Manager I Jamboree Housing Corporation
Five years
• Oversaw the acquisition, entitlement, financing, design, and construction of multifamily apartment buildings. • Applied to local and state agencies for funding, including the California Tax Credit Allocation Committee, California Department of Housing and Community Development, County of Orange Community Services, and the Anaheim Housing Authority.
• Assembled the architectural and engineering teams required in order to design apartment buildings.
• Solicited bids and negotiated contracts for the construction of apartment buildings with general contractors.
Volunteer Experience
Commissioner Anaheim Planning Commission
Three years
• Implement the City's General Plan and Zoning Code through the review and approval of discretionary applications for land development.
• Advise the City Council on amendments to the General Plan and Zoning Code. • Determine adequacy of CEQA documents for development projects.
Chair Anaheim Community Services Board
Seven years
• Elected Board Chair for two years by the other Board members. • Recommended Community Development Block Grant funding levels for Anaheim non-profits to the Anaheim City Council.
• Reviewed applications submitted by local not-for-profits to determine the effectiveness and value of the programs they provided to the City of Anaheim. • Visited non-profit service centers to ensure they provided the services outlined in their applications.
Committee Member Anaheim Housing Element Ad-Hoc Committee One year
• Advised the Anaheim City Council on housing policy for the City of Anaheim. • Attended community workshops to solicit input on housing policy from community members.
• Prepared specific policies and goals to address the housing needs of Anaheim residents.
Education
B.A. Political Science, California State University, Fullerton
Scope of Work
This Scope of Work includes a detailed breakdown of the work required to complete the Project, including a description of all deliverables and required meetings.
Task 1: Kick-Off
Mobius Planning will meet with City staff to review the RFP/RFQ requirements, the City’s goals for the development at the Stoneman Site, and any initial thoughts on the development proposals from City staff. This meeting may be in-person or virtual.
Task 2: Analize Development Proposals
Mobius Planning will analyze each of the development proposals provided by the City. As part of this analysis, Mobius Planning will provide a brief summary of each proposal, along with any areas of concern with the design, financial feasibility, or developer capacity. Additionally, each project will be scored based on the criteria identified in the RFP/RFQ and ranked according to the scores received.
Throughout the analysis process, Mobius Planning will work with City staff to identify any outstanding information that is missing from each of the proposals and work with the developers to fill in that missing information.
Deliverables
• Development proposal summary
• Development proposal comment matrix
• Development proposal score and ranking
Task 3: Meetings
Mobius Planning will meet with City staff to review the development proposals once the necessary analysis has been completed. At this meeting, Mobius Planning will review the summaries of the development proposals, discuss any concerns identified in the development proposals, and present the scoring for each project.
Once City staff has had a chance to review the proposals, Mobius Planning will assist in presenting the analysis findings to the Design Review Committee, Planning Commission, and City Council, including drafting staff reports for each public meeting.
Deliverables
• Draft staff report for Design Review Committee
• Draft staff report for Planning Commission
• Draft staff report for City Council
Project Schedule
TASK DURATION
(weeks) 1 2 3 4 5 6 7 8 9
Task 1: Kick-Off 1
Task 2: Analize Development Proposals 4
Task 3: Meetings 4
Project Budget
Task Not to
Exceed Amount
Task 1: Kick-Off
Billed hourly at $175/hr. $1,000
Task 2: Analize Development Proposals
Billed per proposal at $2,500/proposal $32,500
Task 3: Meetings
Billed hourly at $175/hr. $5,000
Project Total $38,500