June 11, 2018 NOTICE ADDENDUM NO. 3 to REQUEST FOR

June 11, 2018

NOTICE

ADDENDUM NO. 3 TO REQUEST FOR PROPOSALS FOR MIXED-USE AFFORDABLE HOUSING DEVELOPMENT AT THE VERMONT MANCHESTER TRANSIT PRIORITY PROJECT SITE RFP NO. CDC18-060

The County of Los Angeles through the Community Development Commission of the County of Los Angeles (Commission) issue this Addendum No. 3 (Addendum) before the proposal is due, to provide proposers with responses to questions emailed. In case of a conflict between the original RFP package and this Addendum, this Addendum shall govern. All requirements contained in the RFP package shall apply to this Addendum, and the general character of the project called for in this Addendum shall be the same as originally set forth in the applicable portions of the RFP documents, unless otherwise specified under this Addendum. All incidental work necessitated by this Addendum, as required to complete the project, shall be included in the proposal, although not specifically mentioned in this addendum. The balance of the RFP documents shall remain unchanged.

This addendum is hereby made part of the RFP documents.

QUESTIONS AND ANSWERS

1. Regarding the parking structure included in the RFP, can you inform us how many parking spaces in the structure were allocated to the boarding school? Is there another number of parking spaces in the parking structure that have been allocated for specific uses? If so, can you provide those numbers?

Per Los Angeles County Code, Title 22, Division 1, Chapter 22.52, Part 11, the County requires a given number of vehicular parking spaces for various uses including but not limited to commercial, residential and schools uses. However, because the Los Angeles County has asserted sovereign immunity pursuant to Section 65402 of the Government Code, this proposed project is afforded a level of flexibility regarding development standards, including parking requirements. Still, as part of the Site Plan review process, Los Angeles County Regional Planning will review the proposed project by the selected developer and determine if the proposed project is in substantial compliance with the applicable provisions of Title 22 of the Los Angeles County Code, including Part 11. The Site Plan Review is a ministerial, administrative review.

Early consultation with LA County Regional Planning was conducted as part of the development of the proposed project conceptual plan and environmental clearance process.

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LA County Regional Planning advised that a minimum parking amount of 383 parking spaces for the proposed project will be required, generally in accordance with Part 11 of the Los Angeles County Code. The parking allocations were distributed as follows and includes a reduction of 17 parking spaces from the total amount of 400 parking spaces: - 200 parking spaces for 50,000 square feet of building area for community serving commercial retail; 1 automobile parking space for each 250 square feet of commercial - 90 parking spaces for 180 affordable residential units; 0.5 automobile parking spaces for each 100% affordable residential unit per AB 744 - 30 parking spaces for 20 faculty residential units; 1.5 automobile parking spaces for each one-bedroom apartment - 80 parking spaces for public charter boarding school; 1 automobile parking spaces for each five persons based on the occupancy load of the largest auditorium or room used for public assembly.

2. Is the location of the parking structure at the rear of the property shown in Figure 3 fixed?

On December 5, 2017, the County's Board of Supervisors authorized the property acquisition and certified the Vermont Manchester Joint Development Transit Priority Project’s environmental clearance documentation. The proposed project includes: - A 6-story mixed-use affordable housing and community serving/commercial retail component; - A transit plaza / bus transfer center, and public open space; - A 6-story boarding school with 20 faculty residential units; and - 4.5-level parking structure

A conceptual site plan was included as part of the project description associated with the approval of the environmental clearance, which included a parking structure, located along the easternmost portion of the project site along the north side of 85th Street. The County’s approval established the proposed project’s building envelope, range of uses, and envelope of environmental impacts, adhering to the statutory requirements of the Sustainable Communities, Transit Priority (California Public Resources Code [PRC] Sections 21155 & 21155.1).

The County desires to minimize delays to project implementation and avoid major or significant project modifications that could cause subsequent environmental review. Should a proposal include changes to the project and the changes would result in new significant environmental impacts or change the severity of previously approved project, the California Environmental Quality Act may require additional

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or subsequent environmental review. Therefore, County has requested proposers to demonstrate compliance with the proposed project’s environmental clearance document, and the location of the parking structure should remain in the identified location so as to avoid unnecessary delays to project implementation unless an alternative location can be identified that avoids the impacts previously discussed.

3. Does the 283-stall parking include the required parking for the Boarding School?

Please refer to answer for question #1 regarding parking spaces for the public charter boarding school.

4. Can the classroom/seminar building be relocated to be closer to the Boarding School?

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Environmental Quality Act requirements. The proposed project must adhere to the project building envelopes and project parameters, including but not limited to building heights, total square footages, land uses, overall circulation and site plan. So long as such parameters are adhered to, certain project modifications or refinements that do not create new significant environmental impacts or change the severity of previously approved project may be considered.

5. Is the width of the new access from Manchester Ave to 85thSt as shown in Fig 3 fixed?

The County will require the Boarding School Development Team and Affordable Housing/Mixed Use Development Team to closely coordinate the overall project design and implementation to ensure that the project is a unified designed development, addresses community input, and adheres to the California Environmental Quality Act requirements. The proposed project must adhere to the project building envelopes and project parameters, including building heights, total square footages, land uses, and overall circulation and site plan. So long as such parameters are adhered to, certain project modifications or refinements that do not create in new significant environmental impacts or change the severity of previously approved project may be considered by the County and during the Site Plan Review process.

The Street Vacation Approval Process with the City of Los Angeles will determine the final width of the new access road from Manchester Avenue to 85th Street.

6. If the Retail space required exceeds 50,000 sf, can the Transit Plaza be reduced?

The Project components, including the retail and the transit plaza can be modified so long as it meets the checklist requirements for the Sustainaible Communities Transit Priority Project’s CEQA Exemption criteria including but not limited to the following: - At least 50% residential use - 20 units per acre minimum - Project is 15% more efficient than Title 24 standards

The County may consider project refinements so long as the schedule can be maintained and compliance with the project parameters as identified in the CEQA clearance can be demonstrated.

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7. There appears to be no specific zoning for the proposed parcels, other than following LA County zoning standards. Are there any specific requirement or standards? Can a Specific Plan be considered as one of the mechanisms to establish development standards?

The proposed project will be required to complete a Site Plan Review process, which involves the County Regional Planning Department to review whether the Project complies with Los Angeles County Code Title 22 Planning and Zoning. It is an administrative procedure and does not require a public hearing. Because the County has asserted sovereign immunity, the proposed project is not subject to the City of Los Angeles’ zoning regulations or special provisions within a Community Standards District relative to setbacks, parking, height, and related standards. Development and design standards for the Project should be developed in concert with the community and County feedback and would not require a Specific Plan.

As part of the Site Plan Review process, the selected developer will complete schematic design drawings for the project including detailed floor plans, elevations, public area features, landscape features, parking facilities and building sections, and submit proposed plans to the Department of Regional Planning for administrative review.

8. Under the Community Development Commission NOFA, will the project be subject to the maximum subsidy per project for areas within or outside of the City Los Angeles?

The proposed project will be treated as an unincorporated LA County project for both scoring and calculating maximum subsidies.

9. When calculating minimum parking requirements for the commercial component, should we assume County or City standards?

The proposed project will be required to complete a Site Plan Review process, which involves the County Regional Planning Department to review whether the proposed project complies with Los Angeles County Code Title 22 Planning and Zoning, including Part 11 Vehicle Parking Space. It is an administrative procedure and does not require a public hearing. Because the County has asserted sovereign immunity, the proposed project is not subject to the City of Los Angeles’ zoning regulations or special provisions within a Community Standards District relative to setbacks, parking, height, and related standards.

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Early consultation with LA County Regional Planning was conducted as part of the development of the proposed project conceptual plan and environmental clearance process.

LA County Regional Planning advised that a minimum parking amount of 383 parking spaces for the Project will be required, generally in accordance with Part 11 of the LA County Code. The parking allocations were distributed as follows and includes a reduction of 17 parking spaces from the total amount of 400 parking spaces: - 200 parking spaces for 50,000 square feet of building area for community serving commercial retail; 1 automobile parking space for each 250 square feet of commercial - 90 parking spaces for 180 affordable residential units; 0.5 automobile parking spaces for each 100% affordable residential unit per AB 744 - 30 parking spaces for 20 faculty residential units; 1.5 automobile parking spaces for each one-bedroom apartment - 80 parking spaces for public charter boarding school; 1 automobile parking spaces for each five persons based on the occupancy load of the largest auditorium or room used for public assembly

10. Can a portion of the 100 spaces in the underground structure be used for the housing or does it all have to be designated for the commercial uses? Can we include more than 100 spaces below grade?

The 100 spaces below grade are designated for the commercial uses, and was created in consultation with the LA County Regional Planning office. The County will require the Development Team to adhere to the California Environmental Quality Act requirements. The Project must adhere to the project building envelopes and project parameters, including but not limited to building heights, total square footages, land uses, overall circulation and site plan. So long as such parameters are adhered to, certain project modifications that do not create new significant environmental impacts or change the severity of the previously approved project may be considered.

11. Has Metro provided guidance on what amenities and programming it wants included in the Transit Plaza?

Metro is in the process of a two –year project to develop standards and guidelines for Metro’s Bus Rapid Transit (BRT) corridors. The upcoming “BRT Vision & Guidelines” will address the design of busways, stations, rider amenities and related street improvements. Metro is also in the process of studying the Vermont Transit Corridor, which will provide BRT service within the Vermont Blvd right-of-

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way. The design and configuration of the busway and stations has not yet been finalized.

The Vermont Transit Corridor is anticipated to include a station/stop at the intersection of Vermont Blvd and Manchester Ave. The specific location and configuration of the station/stop has not yet been determined. A side-running BRT station could be integrated into the future transit plaza. A center-running BRT station would be adjacent, rather than connecting to, the future transit plaza. For purposes of this RFP, assume that the transit plaza shall include wayfinding, real- time transit information, seating, shelters, and lighting. The design and placement of these elements should be coordinated with Metro.

The selected developer will have to coordinate closely with Metro Planning on the design of the transit plaza as it relates to the existing service, the Vermont BRT Transit Corridor project and BRT Vision & Guidelines. Other Metro Departments must be consulted regarding the transit plaza design including: ensuring convenient and efficient board and lighting and amenities (e.g. wayfinding, artwork, real-time transit information, seating, shelters, lighting, etc.), as well as safe and accessible pathways between the future BRT station/stop and the proposed development. The Metro Development Review Team will serve as the coordinator between the developer and various Metro Departments, and can be reached at [email protected] and 213-418-3484.

12. What are Metro’s specifications for the transit career training facility? Can it be smaller than 15,000 sf? Is there any guidance available on what lease rate Metro would pay for the space? Do they have funds available to contribute towards that portion of the commercial development?

The size of the facility is still to be determined and it may be feasible to reduce the size from 15,000 square feet based on Metro’s ultimate feedback. For purposes of this RFP assume that Metro will require 15,000 square feet and that the lease payment will be market rate rent.

13. Are there any County or Metro funds identified to help pay for the parking structure, particularly given the limitation on using tax credit proceeds for parking beyond the maximum spaces allowed by CTCAC regulations?

The developer will only be responsible for paying for the number of spaces associated with the mixed-use development project (200 parking spaces for commercial and 90 spaces for residential). The developer will have the opportunity to negotiate with Metro for the development of “park and ride” spaces should both parties chose to do so. For purposes of this RFP assume no park-and-ride spaces.

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The boarding school will be responsible for financing their portion of parking spaces. For purposes of this RFP, Proposer’s should only consider the costs for the 290 spaces associated with the mixed-use project.

14. How many parking spaces are required for the Charter Boarding School and has a lease rate been determined?

Please refer to answer for question #1 regarding parking spaces for the public charter boarding school. A lease rate has not yet been determined.

15. In what condition will the site be delivered? Will the County be conducting any environmental remediation or will the project be responsible?

The site will be delivered in “as is” condition, as a site without any improvements. The site will not be graded. Please refer to the original RFP package for a description of environmental assessments that have already been completed for the site. The County is in the process of procuring an environmental services consultant to conduct a limited phase II environmental site assessment for the project site. The phase II will be available to the selected developer.

16. Can the County provide any details regarding the community outreach it has already conducted? What organizations has it met with and what were the results?

The Office of Supervisor Mark Ridley-Thomas has already hired Kounkey Design Initiative, which in partnership with the Los Angeles Neighborhood Land Trust and LURN, will be hosting a series of community outreach events beginning in July to get community feedback on both interim uses of the site, as well as the long term design of the final project. A minimum of three additional on-site events are planned for the remainder of the fiscal year. It is desired that the chosen development team closely coordinate community outreach with this ongoing initiative. Initially outreach has already been done to familiarize community stakeholders with the general scope of the project. This outreach includes the neighborhood councils, adjacent property owners, civic, non-profit and faith based entities in the surrounding area.

17. Do the detailed budget, predevelopment budget, pro forma, and development timeline count towards the 20-page limit?

Yes.

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18. Are there any specifications regarding the planned width of the alley that runs north-south from Manchester to 85th Street?

The Street Vacation Approval Process with the City of Los Angeles will determine the final width of the new access road from Manchester Avenue to 85th Street.

19. Is the triangular island/diagonal shown on the Conceptual Site Layout at the southeast corner of Manchester and the alley required? Are you going to provide the dimensions?

The triangular cut-out is not required. For purposes of this RFP and in order to keep the boarding school site separate, the parcels for this project include the following parcel numbers;6032-012-904; 6032-012-004 to 006; 6032-012-905 6032-013-002 to 008; and 6032-013-905. Please note that portions of the parcels that make up the transit plaza and portions of the parcels that make up the parking structure may be part of the boarding school development, therefore exact site area may change during the design process in coordination with the boarding school. Any changes should not impact the project significantly. Please consider that although the projects are separate they do share parking and should be unified by the transit plaza. In addition, the project must adhere to the project building envelopes and project parameters, including building heights, total square footages, land uses, overall circulation and site plan.

20. Has Metro provided any plans and specifications for the bus turnout and shelters along Vermont? Can we included a curb cut away in front of the transit plaza for buses to load and unload passengers?

Yes, a curb cut away can be included. Final specifications can be negotiated with Metro as part of the predevelopment process.

21. Is the $6 million in Proposition A Local Return funds structured as a grant or a loan? If loan, is there any guidance regarding terms?

The $6 million will be a grant for the project.

22. Does the County’s exercise of sovereign immunity over the site change which agency the project would apply to for Project Based Vouchers for Permanent Supportive Housing units? Similarly, should the pro forma utilize the City or County’s utility allowance?

The Housing Authority of the City of Los Angeles would have jurisdiction for any project-based rental assistance.

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23. If the project applies for 9% tax credits, would it go into the HCID managed pipeline or would it be considered Balance of Los Angeles County due to County’s soveregin immunity over the site?

Since the project is in the City of Los Angeles, it would fall under the HCID’s jurisdiction for 9% tax credits.

24. Please confirm how many parking spaces Metro will require for the Training Facility.

Please refer to answer for question #1 above. The commercial parking spaces shall serve the commercial uses including Metro’s training facility.

25. Please confirm how many parking spaces the Boarding School will require for its needs.

Please refer to answer for question #1 above.

26. Please confirm the amount of subsidy or contribution available from the County or other sources for the cost of building the parking structure as it relates to amount of parking used by Metro and the Boarding School?

The developer for the mixed-use project will only be responsible for the costs of the parking spaces attributed to the mixed-use project (290 spaces). Please refer to answer for question #1 for more information.

27. Is Metro considering this as a possible Park-and-Ride location?

The developer will have the opportunity to negotiate with Metro for the development of park-and-ride spaces should both parties chose to do so. For purposes of this RFPassume no park-and-ride spaces.

28. Will the parking be available to the public?

Please refer to answer for question #1; 200 parking spaces will be available for the commercial uses.

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29. Can the developer charge fees to the public for the use of the parking?

Yes, to be negotiated as part of the lease and contract award. Developer teams may provide their proposed fees.

30. Please confirm the entry to the school is intended to be facing the Plaza (facing South).

The design of the boarding school has not been finalized. The selected developer for the mixed-use project and the developer for the boarding school will have to coordinate design and construction efforts. For purposes of this RFP, proposers should refer to the conceptual layout provided and should provide any explanations for deviations from the layout. The County desires to minimize delays to project implementation and therefore proposers should avoid major or significant project modifications that could cause subsequent environmental review.

31. Please confirm the approximate area and size of the Boarding school.

The proposed building area for the public charter boarding school will be approximately 175,170 sf occupying an approximate area of 1.15 acres of the entire transit priority project site. As shown on the conceptual site layout, the boarding school will be located in the northwest corner of the transit priority project site.

32. Does the Boarding school have any programmatic or design considerations we need to keep in mind as we design our project?

The County will require the Boarding School Development Team and Affordable Housing/Mixed Use Development Team to closely coordinate the overall project design and implementation to ensure that the project is a unified design and adheres to the California Environmental Quality Act requirements. The open space/transit plaza should unify the two projects.

33. At what point is the Boarding school project intended to commence construction? Can we use the Boarding school area as staging during our construction?

The Proposer should not assume that the boarding school site would be available for construction staging. County can work with Boarding School Development team and Affordable Housing/Mixed Use Development Team to coordinate construction efforts.

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34. Does Metro expect to use this as part of its BRT plan, or could the BRT stop at the transit plaza be via a drop-off pocket off the main lanes, enabling the frontage road to be repurposed for other uses or parking? Please provide clarity on the status of the frontage road between the site and through traffic lanes on Vermont.

Metro is anticipating a BRT station at Vermont Blvd and Manchester Ave. The station may be a side-running BRT station that could connect to the transit plaza, therefore, for purposes of this RFP the frontage road should not be repurposed for other uses or parking. Please see answer for question #11 above for more information about the transit plaza.

35. Does the RFP’s stated height limit for the site also pertain to the area occupied by the parking structure?

Yes.

36. Could you please provide site/building setbacks at the lot periphery?

The proposed project will be required to complete a Site Plan Review process, which involves the County Regional Planning Department to review whether the Project complies with Los Angeles County Code Title 22 Planning and Zoning. It is an administrative procedure and does not require a public hearing. Because the County has asserted sovereign immunity, the proposed project is not subject to the City of Los Angeles’ zoning regulations or special provisions within a Community Standards District relative to setbacks, parking, height, and related standards. Development and design standards for the proposed project should be developed in concert with the community and County feedback and would not require a Specific Plan.

37. Could or does the design of the transit plaza also include that of a pedestrian/bus shelter relating to the rest of the project?

Please refer to answer for question #11 above.

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38. Will a bus turnout be required in the right of way along Vermont?

Yes.

39. What setbacks are required from the PL for the property?

The proposed project will be required to complete a Site Plan Review process, which involves the County Regional Planning Department to review whether the Project complies with Los Angeles County Code Title 22 Planning and Zoning. It is an administrative procedure and does not require a public hearing. Because the County has asserted sovereign immunity, the proposed project is not subject to the City of Los Angeles or special provisions within a Community Standards District relative to setbacks, parking, height, and related standards. Development and design standards for the Project should be developed in concert with the community and County feedback and would not require a Specific Plan.

40. Is LEED designation required and if so what level?

Project buildings must be 15% more energy efficient than required by Title 24 (California Building Standards Code).

41. Will solar panels or grey water systems be required?

Energy conservation standards are specified in the original RFP package. As stated above project buildings must be 15% more energy efficient than required by Title 24 (California Building Standards Code). It is up to the developer teams to propose any systems above and beyond what is already required or needed to satisfy requirements of any proposed funding sources.

42. Will the County require a public art component?

Yes.

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43. Please advise as to whether or not any off site advertising, or billboards would be permitted.

That is to be determined during the planning process.

44. Will a project Pylon sign or Gateway sign be allowed?

That will be determined during the planning process.

45. Please confirm the amount of area (size and approximate dimensions) requested by Metro for the Open space requirement.

Please refer to answer for question # 11 above.

46. Please note any programmatic requirements for the Plaza area by Metro.

Still to be determined. Please refer to answer for question #11 above. For purposes of this RFP, assume that the transit plaza shall include wayfinding, real- time transit information, seating, shelters, and lighting.

47. Please provide approximate size and dimensions for the required Metro Training room.

For purposes of this RFP assume the Metro Training facility will be 15,000 square feet and will be part of the commercial space of the project.

48. How many restrooms will Metro require for the Training Room? This is to be determined.

49. Is the developer expected to be responsible for all utility relocations within the Premises of the project?

Yes.

50. If there are public improvements required of the developer, will that be through the City’s B Permit process or through the County?

Through the County.

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51. Will there be any off site requirements of the developer? If there are please clarify in detail.

Please refer to the proposed project’s environmental clearance document for project obligations. Off-site improvements may be determined during the Site Plan Review process, the street vacation approval process with the City of Los Angeles or any utility modifications/relocations resulting from utility investigations.

52. Do you have any composite utility map of the project including West 85th Street?

No, a composite utility map is currently not available. The developer team will need to obtain and can coordinate with the County.

53. Is the vacation of West 85th Street supported by the Council Office and the County?

It is supported by the City of Los Angeles and the County.

54. Will the vacation of West 85th Street be processed through the City or County (or both)?

This will be processed through the City.

55. Are there a required amount of community outreach meetings? If so, at what stages of development are these required?

That is something each developer team must propose. As stated in the RFP, community outreach is of paramount importance for the successful development of the proposed project. Therefore, the Proposer must submit a draft Community Outreach Plan that will be part of the evaluation criteria.

56. Has a project name been discussed with the community?

No, a project name for the completed development has not been discussed with the community.

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57. Has the community brought up any other specific uses (other than Grocery) that are considered important and worth pursuing?

The community has expressed interest in restaurant, pharmacy, and healthy food options.

58. Are there any specific tenant names that the community has requested? What tenants have showed interest in the site to date?

Northgate supermarket and Smart and Final have expressed interest in the site. Please see attached letters (Attachment No. 1 to this Addendum).

59. Are there are incentive packages offered by the agencies for first time small business owners, entrepreneurs or local business owners seeking to move or grow into the project.

The Community Development Commission administers small business loan programs to assist small business owners including loan programs that are designed to assist small businesses move to transit oriented developments. The Commission can work with the selected developer to provide information to potential commercial tenants.

60. Can plan check and permit processing fees be waived by the County?

This will be treated as a transitional affordable housing project, therefore, permit and plan check fees associated with the affordable housing portion of the proposed project may be waived.

61. What is the minimum ground rent required by the County?

Proposers should provide their proposed ground rent and provide justification for their assumptions.

62. What is the maximum Term allowed by the County for the ground lease?

The ground lease term will be negotiated in a way that will allow the selected developer to secure financing for the proposed project. Lease terms will be negotiated with the selected developer. Developer teams should provide their proposed terms in their responses to the RFP.

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63. Will the County be indemnifying ground lessee for all existing environmental conditions?

Lease terms will be negotiated with the selected developer. The property will be provided in an “as-is” condition. Please refer to the RFP for environmental assessment work that has already been conducted on the site.

64. Will a Project Labor Agreement (PLA) be required?

The use of a PLA for this project is still to be determined.

65. Who will be responsible for maintenance of the Transit Plaza?

For purposes of this RFP, assume that the transit plaza will be maintained by the developer.

66. Do the detailed budget, predevelopment budget, pro forma, and development timeline count towards the 20-page limit?

Yes.

67. Have there been any other LACDC/County projects developed via sovereign immunity?

The most recent project that has been approved under sovereign immunity is the Vermont Corridor project in Korea Town. Only some portions of the project were approved under sovereign immunity. The project was approved on May 22, 2018.

68. Would you please share the PowerPoint presentation from the proposer’s conference?

Please see attached PowerPoint presentation (Attachment No. 2 to this Addendum).

69. What is the timing on the litigation and what is the process?

Litigation issues related to this RFP (including challenges to the County’s right-to- take the property, the CEQA lawsuit, and the Brown Act lawsuit) have been resolved as of May 17, 2018. Additional litigation activies will occur that are unrelated to this RFP.

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70. Would you please clarify the total number of affordable housing and housing for teachers? Are the housing units for teachers considered part of the mixed-use project?

No, these are two separate projects. Twenty faculty units are part of the boarding school project which will be part of the boarding school building and will be the responsibility of the boarding school developer. Up to 180 units are part of the mixed-use project which is part of this RFP.

71. Is this envisioned as an acquisition or ground lease?

Ground Lease.

72. Is there any scenario where the retail can be a separate project from the affordable housing?

No, but it can be a separate air space parcel.

73. Is there a maximum for parking or is the amount of parking listed in your plans required?

That is something to negotiate with Regional Planning. However, it is recommended to meet that number. Please refer to answer for question #1.

74. Is the parking structure serving the school?

Yes, please refer to answer for question #1.

75. Is this project going through County planning or city planning?

The proposed project will go through County Regional Planning, except for the street vacation and utility issues. The County will assist with the street vacation process that is under the City of Los Angeles’ jurisdiction, and coordination with the City on utility issues.

76. Will you be putting out a list of the attendees for the Proposer’s Conference?

Yes, please see attached (Attachment No. 3 to this Addendum).

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77. Is the transit plaza the open space with landscaping?

Yes.

78. Do you have a template pro forma? Or Fixed rents for some of the uses?

No, we will not be providing a template pro forma. Please use the assumptions that are described in this addendum and in the RFP.

79. Can the 20 pages be back to back to equal 40 pages?

No. Please use 12-point font and 1-inch margins.

80. What is the collaboration between the boarding school project and mixed- use project?

The County will require the Boarding School Development Team and Affordable Housing/Mixed Use Development Team to closely coordinate the overall project planning, design and implementation strategy to ensure that the proposed project is a unified designed development, addresses community input, and adheres to the California Environmental Quality Act requirements.

81. Are you excavating land for underground parking?

No.

82. Is there going to be surface parking?

That is up to the developer team to propose, but the developer should be mindful that the project must accommodate all components of the project. Additionally, as stated above, early consultation with LA County Regional Planning was conducted as part of the development of the proposed project conceptual plan and environmental clearance process.

LA County Regional Planning advised that a minimum parking amount of 383 parking spaces for the proposed project will be required, generally in accordance with Part 11 of the LA County Code. The parking allocations were distributed as follows and includes a reduction of 17 parking spaces from the total amount of 400 parking spaces: - 200 parking spaces for 50,000 square feet of building area for community serving commercial retail; 1 automobile parking space for each 250 square feet of commercial

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ATTACHMENT NO. 1

Letters of Interest

   ATTACHMENT NO. 2

Pre-Proposer’s Conference Presentation

6/11/2018

MIXED-USE AFFORDABLE HOUSING DEVELOPMENT AT THE VERMONT MANCHESTER TRANSIT PRIORITY PROJECT SITE RFP NO. CDC 18-060 County of Los Angeles Community Development Commission/Housing Authority of the County of Los Angeles

Agenda

• Welcome & Introductions • Presentation • Site Description • Overview • Submission Requirements • Timeline • Closing: Q & A

1 6/11/2018

Disclaimer

Although questions will be discussed at the pre-proposal conference, proposers should only rely on responses and information provided in written addendums when formulating their proposals. Oral clarification or responses to questions will not be considered as official and binding responses.

Addendum to RFP

• Addendum will be posted following pre-proposal conference

• Addendum will include the following: • Official answers to questions discussed at conference • Official answers to emailed questions • Any new information that may be added

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Site Description

• 8400 & 8500 block of S. Vermont Avenue in the City of Los Angeles • Vacant Land • Approximately 4.2 acres (entire Transit Priority Project) • Second Supervisorial District

Current Conditions

Demolition of vacant structure underway.

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Opportunity

• Activate Economic Redevelopment in the Area • Mixed-Use Development (residential/commercial) • Transit Plaza/Open Space • Career Training Center

Project Overview

• Part of the larger Transit Priority Project • CEQA Exemption • Development Parameters • Street Vacation

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CEQA Exemption

Project Elements Sustainable Communities CEQA Exemption Criteria Transit Priority Project • At least 50% residential use • 20 units per acre minimum • Located within ½ mile of major transit stop or high quality transit corridor

• Site less than eight acres • 200 residential units maximum (includes boarding school); Land Use with no less than 10% low income; or not less than 5% very-low income units • No loss of affordable housing units • No impact to wetlands, protected species, historical resources, wildland fire hazards, seismic, etc. Environmental • Site has been subject to preliminary endangerment assessment • Not located on developed open space • Project is 15% more efficient than Title 24 standards

DEVELOPMENT PARAMETERS

Project Elements Description Residential • 180 affordable units (mixed-use) • 6 floors • Approximately 79’ high, 213,800 sf • Ground floor community serving retail Commercial • Approximately 50,000 sf (mixed-use) • Training Center • 200 dorm rooms / 20 faculty units Public Charter Boarding • 6 floors School (NOT A PART) • Approximately 74’ high, 175,170 sf

• Total 383 spaces Parking • 4.5 level structure - 283 spaces • 1 level below commercial - 100 spaces • Publicly accessible with access to existing and Transit Plaza/Bus Transfer future transit Center and Open Space • Approximately 52,115 sf • Approximately 418,970 sf (includes boarding Total Building Area school)

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Special Considerations

• Complete site plan review process with County Department of Regional Planning (DRP) • Street Vacations (City approvals) • Training Center • Boarding School • Community/stakeholder engagement

General Submission Requirements

• One (1) original and five (5) copies of the proposal • One unalterable electronic version on CD or flash drive • Must be submitted in sealed envelopes by mail or hand delivered by Wednesday, June 27, 2018 at 4:30 PM • All architectural drawings should be submitted on 11' x 17’ sheets

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Proposal Submission Requirements

1 Cover Letter and Authority to Propose- not 6 Financing Strategy included in total page count 7 Community Outreach and Engagement Strategy 2 Table of Contents – not included in total page count 8 County’s Requirements for Workforce Hiring and HUD Section 3 3 Executive Summary – not included in total page count, but should be no more than three pages 9 References – not included in total page count.

4 Developer Team Total Page Count: 20 pages

5 Project Design and Concept - 11” x 17” drawings- not included in total page count

Workforce Hiring Requirements

• HUD Section 3 • Local and Targeted Worker Hiring Program • Project Labor Agreement

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Evaluation Criteria

What’s Next?

Release of RFP ...... Friday, 04/27/18 Registration Deadline for Proposers’ Conference ...... Monday, 05/14/18 Mandatory Proposers’ Conference (10 am Pacific Time) ...... Thursday, 05/17/18 Written Questions Due (5 pm Pacific Time) ...... Wednesday, 05/30/18 Questions and Answers Released ...... Wednesday, 06/06/18 Proposals Due by (4:30 pm Pacific Time) ...... Wednesday, 06/27/18 Oral Interviews (optional) ...... 07/2018 Evaluation Committee Recommends a Proposer ...... 08/2018 County's Board of Supervisors Approval of ENA ...... 09/2018

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Timeline

ENA Executed & Review proposals and Submission to Board for Select Developer Approval of Selected Deposit Paid Developer/ENA ($25,000) June 27, 2018 – September 2018 August 2018 September 2018

Closing

Q & A

9 ATTACHMENT NO. 3

Pre-Proposer’s Conference Attendee List VERMONT MANCHESTER PROJECT - RFP #CDC18-060 PRE-PROPOSAL CONFERENCE: 05/17/18 ATTENDEE LIST

#NAME TYPE 1 Abode Communities Developer 2 Amcal Multi-Housing, Inc. Developer 3 Bridge Housing Developer 4 Chelsea Investment Corporation Investment Corporation 5 City of Los Angeles - Economic and Workforce Development Government 6 Clifford Beers Developer 7 Data Com Design Group Design 8 EAH Housing Developer 9 East Los Angeles Community Corporation Developer 10 Excellent Education Community Development/Non-Profit 11 FSY Architects Architect 12Gensler Architect 13 GSE (Gateway-Sci Eng) Engineering 14 Hart Reatly/NC NVISION Development Group Developer 15 Hugh Martinez Real Estate 16 IMA Landscape Architects 17 Innovative Housing Opportunities Developer 18 KFA Architect 19 KW Commercial Broker/Developer 20 LINC Housing Developer 21 MBK Construction/Vantage Development Partners Contractor/Developer 22 McCormick Baron Salazar Developer 23 Muniservices/AVENU Developer 24 National CORE Developer 25 New Economics for Women Developer 26 Portillo Schussold Consulting Consultant 27 Primestor Development, Inc. Developer 28 Regency Centers Developer 29 Skid Row Housing Trust Developer 30 Square One Homes, LLC Developer 31 Sticks Holdings Developer 32 SVA Architects Architect 33 The Albert Group Architect 34 The Richman Group Developer 35 Thomas Safran and Associates Developer 36 TSM, Inc. Architect 37 Vermont Village Community Development Corporation Community Development/Non-Profit 38 Women Organizing Resources Knowledge & Services (WORKS) Community Development/Non-Profit