HomeMy WebLinkAbout2026 05-29 CC AGENDA PKT - SPECIALAGENDA
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.
Meetings: Regular City Council Meetings are held on the first and third Tuesday of the month at
6:00 p.m. Special Closed Session Meetings and Workshops may be same day, the start time is
based on needs. Check Special Agendas for times.
Location: Regular City Council Meetings are held in the Council Chamber located at City Hall,
1243 National City Boulevard, National City, CA 91950, the meetings are open to the public.
Agendas and Material: Agendas and Agenda Packet for items listed are available on the City
website, and distributed to the City Council no less than 72 hours before the City Council Meeting.
Sign up for E-Notifications to receive alerts when items are posted.
Public Participation: Encouraged in a number of ways as described below. Members of the
public may attend the City Council Meeting in person, watch the City Council Meeting via live web
stream, or participate remotely via Zoom. Recording of Meetings are archived and available for
viewing on the City’s website.
To listen to the live stream in Spanish, you must register for Zoom prior to the meeting for access.
All Zoom registration must be completed two (2) hours prior to the City Council Meeting for
access.
Public Comment: Persons wishing to address the City Council on matters not on the agenda
may do so under Public Comments. Those wishing to speak on items on the agenda may do so
when the item is being considered. Please submit a Speaker’s Slip to the City Clerk before the
meeting or immediately following the announcement of the item. All comments will be limited
up to three (3) minutes. The Presiding Officer shall have the authority to reduce the time allotted
to accommodate for a large number of speakers. (City Council Policy 104)
All written comment must be submitted no later than four (4) hours prior to the start of the
meeting to allow time for distribution to the City Council.
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.
Spanish Interpretation Services: Spanish Interpretation Services are available; please
contact the City Clerk before the start of the meeting for assistance. clerk@nationalcityca.gov
American Disabilities Act Title II: In compliance with the American Disabilities Act of 1990,
persons with a disability may request an agenda in appropriate alternative formats as required by
Title II. Any person with a disability who requires a modification or accommodation to participate
in a meeting should direct such request to the City Clerk’s Office (619) 336-4228 at least 24 hours
in advance of the meeting.
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 City-
Owned 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 homeowne rship
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.
Page 2 of 301
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 grant-
funded 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 webpag e
(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.
Page 3 of 301
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.
Page 4 of 301
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-to-
Ownership Rental For-Sale
Product Type Townhomes Stacked-Flats Single-Family Home
with ADU
Duplexes, Stacked-
Flats, 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")
Page 5 of 301
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 two-
bedroom 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
Page 6 of 301
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.
Page 7 of 301
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
Page 8 of 301
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 low-
income 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
Page 9 of 301
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
Page 10 of 301
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
Page 11 of 301
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 two-
bedroom units not
ideal for families
Proposal lacks
homeownership
opportunities
Page 12 of 301
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
Page 13 of 301
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 CDC-
HA 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
Page 14 of 301
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 City-
owned 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
Page 15 of 301
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
Page 16 of 301
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.
Page 17 of 301
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.
Page 18 of 301
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
Page 19 of 301
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.
Page 20 of 301
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.
Page 21 of 301
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
Page 22 of 301
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
Page 23 of 301
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 multi-
tenanted 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.
Page 24 of 301
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.
Page 25 of 301
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.
Page 26 of 301
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)
Page 27 of 301
Page 28 of 301
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 qualiflcations, vision, flnancial proposal, and
approach.
Selection and
Notiflcation 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/portal-
home
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-proflt or for-proflt
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 are invited to propose the acquisition and development
of all six (6) sites or specify which individual site(s) they intend to pursue.
Page 29 of 301
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 Confiict of Interest Code
Page 30 of 301
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) City-
owned 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.
Page 31 of 301
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.
Page 32 of 301
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 City
Housing 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.
Page 33 of 301
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
Page 34 of 301
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
Page 35 of 301
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 Speciflc
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
Page 36 of 301
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
Speciflc 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
Page 37 of 301
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 (MXD-
2) 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 cost -
sharing 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
Page 38 of 301
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
Page 39 of 301
13
III. SUBMITTAL REQUIREMENTS
Development Teams must include the following information in a brief and concise format. The CDC-
HA 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 CDC-
HA, 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.
Page 40 of 301
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.
Page 41 of 301
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
Page 42 of 301
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).
Page 43 of 301
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.
Page 44 of 301
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:
Page 45 of 301
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 CDC-
HA 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.
Page 46 of 301
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.
Page 47 of 301
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.
Page 48 of 301
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
Page 49 of 301
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.
Page 50 of 301
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.
Page 51 of 301
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
Page 52 of 301
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.
Page 53 of 301
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.
Page 54 of 301
Evaluation of Developer
Proposals
Own National City
Homeownership Development
Request for Proposals
Page 1 of 83 Page 55 of 301
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
Page 2 of 83 Page 56 of 301
APPENDIX A
DEVELOPMENT TEAM AND EXPERIENCE
Own National City
Homeownership Development RFP
City of National City
Page 3 of 83 Page 57 of 301
TABLE 1
DEVELOPMENT TEAM AND EXPERIENCE
OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP
CITY 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 2017
C. 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 years
Experience (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 -2020
Environmental 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;mdrPage 4 of 83 Page 58 of 301
TABLE 1
DEVELOPMENT TEAM AND EXPERIENCE
OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP
CITY 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 Malcomb
B.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 construction
Production Type Affordable Rent-to-Own Affordable Rental Affordable for-sale townhomes Mixed-Use: office, hotel residential, retail
Affordability 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;mdrPage 5 of 83 Page 59 of 301
TABLE 1
DEVELOPMENT TEAM AND EXPERIENCE
OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP
CITY 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 Family
Number 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 2026
C. Apply/Secure Financing
March 2026 - September 2027 February 2026 - June 2028 No state/federal subsidy
D. Begin Construction September 2027 June 2028 July 2026 - September 2030
E. 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;mdrPage 6 of 83 Page 60 of 301
EXHIBIT 3
FINANCIAL PROPOSAL
OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP
CITY 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 $422
C.Total Development Costs - ($/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 $0
Partner & Donor Capital Contribution $2,544,000 $0 $110,000 $1,586,000 $0 $1,087,000 $0 $0 $0 $11,381,000
Private 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;lagPage 7 of 83 Page 61 of 301
APPENDIX B
SITE 1: PURPLE COW
Own National City
Homeownership Development RFP
City of National City
Page 8 of 83 Page 62 of 301
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
Page 9 of 83 Page 63 of 301
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
Page 10 of 83 Page 64 of 301
B.1
Community HousingWorks and Habitat for Humanity
Site 1: Highland & Eta Street
("Purple Cow")
Page 11 of 83 Page 65 of 301
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;emaPage 12 of 83 Page 66 of 301
Community HousingWorks and Habitat for Humanity
Site 1: Highland Eta Street
("Purple Cow")
TABLE 2
ESTIMATED DEVELOPMENT COSTS
OWN NATIONAL CITY HOMEOWNERSHIP DEVELOPMENT RFP
CITY 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 Directs
Interest During Construction $492,305 $49,231 7.3% of Directs $3,776,045 $46,049 13.4% of Directs
Title/Recording/Escrow $0 $0 0.0% of Directs $80,000 $976 0.3% of Directs
TCAC Fees $0 $0 0.0% of Directs $424,826 $5,181 1.5% of Directs
Operating 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 GBA
V. 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;emaPage 13 of 83 Page 67 of 301
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;emaPage 14 of 83 Page 68 of 301
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;emaPage 15 of 83 Page 69 of 301
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;emaPage 16 of 83 Page 70 of 301
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;emaPage 17 of 83 Page 71 of 301
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;emaPage 18 of 83 Page 72 of 301
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;emaPage 19 of 83 Page 73 of 301
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;emaPage 20 of 83 Page 74 of 301
APPENDIX C
SITE 2: DIVISION STREET
Own National City
Homeownership Development RFP
City of National City
Page 21 of 83 Page 75 of 301
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
Page 22 of 83 Page 76 of 301
C.1
Community HousingWorks and Habitat for Humanity
Site 2: Division Street and R Avenue
("Division Street")
Page 23 of 83 Page 77 of 301
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;emaPage 24 of 83 Page 78 of 301
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;emaPage 25 of 83 Page 79 of 301
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;emaPage 26 of 83 Page 80 of 301
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;emaPage 27 of 83 Page 81 of 301
APPENDIX D
SITE 3: ROOSEVELT LOT
Own National City
Homeownership Development RFP
City of National City
Page 28 of 83 Page 82 of 301
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
Page 29 of 83 Page 83 of 301
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
Page 30 of 83 Page 84 of 301
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
Page 31 of 83 Page 85 of 301
D.1
Community HousingWorks and Habitat for Humanity
Site 3: Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")
Page 32 of 83 Page 86 of 301
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;emaPage 33 of 83 Page 87 of 301
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;emaPage 34 of 83 Page 88 of 301
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;emaPage 35 of 83 Page 89 of 301
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;emaPage 36 of 83 Page 90 of 301
D.2
Otumba LLC and San Andres REG Inc.
Site 3: Roosevelt Avenue and W. 11th Street
("Roosevelt Lot")
Page 37 of 83 Page 91 of 301
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;emaPage 38 of 83 Page 92 of 301
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;emaPage 39 of 83 Page 93 of 301
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;emaPage 40 of 83 Page 94 of 301
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;emaPage 41 of 83 Page 95 of 301
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; emaPage 42 of 83 Page 96 of 301
APPENDIX E
SITE 4: A AVENUE LOT
Own National City
Homeownership Development RFP
City of National City
Page 43 of 83 Page 97 of 301
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
Page 44 of 83 Page 98 of 301
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
Page 45 of 83 Page 99 of 301
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
Page 46 of 83 Page 100 of 301
E.1
Community HousingWorks and Habitat for Humanity
Site 4: A Avenue and E. 11th Street
("A Avenue Lot")
Page 47 of 83 Page 101 of 301
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;emaPage 48 of 83 Page 102 of 301
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;emaPage 49 of 83 Page 103 of 301
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;emaPage 50 of 83 Page 104 of 301
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;emaPage 51 of 83 Page 105 of 301
E.2
Otumba LLC and San Andres REG Inc.
Site 4: A Avenue and E. 11th Street
("A Avenue Lot")
Page 52 of 83 Page 106 of 301
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;emaPage 53 of 83 Page 107 of 301
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;emaPage 54 of 83 Page 108 of 301
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;emaPage 55 of 83 Page 109 of 301
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; emaPage 56 of 83 Page 110 of 301
APPENDIX F
SITE 5: LAMBS' THEATER
Own National City
Homeownership Development RFP
City of National City
Page 57 of 83 Page 111 of 301
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
Page 58 of 83 Page 112 of 301
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
Page 59 of 83 Page 113 of 301
F.1
Casa Familiar
Site 5: Plaza Boulevard and E Avenue
("Lambs' Theater")
Page 60 of 83 Page 114 of 301
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;emaPage 61 of 83 Page 115 of 301
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;emaPage 62 of 83 Page 116 of 301
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;emaPage 63 of 83 Page 117 of 301
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;emaPage 64 of 83 Page 118 of 301
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;emaPage 65 of 83 Page 119 of 301
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;emaPage 66 of 83 Page 120 of 301
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;emaPage 67 of 83 Page 121 of 301
F.2
Community HousingWorks and Habitat for Humanity
Site 5: Plaza Boulevard and E Avenue
("Lambs' Theater")
Page 68 of 83 Page 122 of 301
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;emaPage 69 of 83 Page 123 of 301
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;emaPage 70 of 83 Page 124 of 301
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;emaPage 71 of 83 Page 125 of 301
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;emaPage 72 of 83 Page 126 of 301
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;emaPage 73 of 83 Page 127 of 301
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;emaPage 74 of 83 Page 128 of 301
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;emaPage 75 of 83 Page 129 of 301
APPENDIX G
SITE 6: PLAZA BONITA
Own National City
Homeownership Development RFP
City of National City
Page 76 of 83 Page 130 of 301
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
Page 77 of 83 Page 131 of 301
G.1
Community HousingWorks and Habitat for Humanity
Site 6: Plaza Bonita Center Way
("Plaza Bonita")
Page 78 of 83 Page 132 of 301
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;emaPage 79 of 83 Page 133 of 301
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;emaPage 80 of 83 Page 134 of 301
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;emaPage 81 of 83 Page 135 of 301
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;emaPage 82 of 83 Page 136 of 301
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;emaPage 83 of 83 Page 137 of 301
Page 1 of 59 Page 138 of 301
Page 2 of 59 Page 139 of 301
Page 3 of 59 Page 140 of 301
Page 4 of 59 Page 141 of 301
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
Page 5 of 59 Page 142 of 301
(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-to-
Ownership
For-Sale For-Sale Rent-to-
Ownership Rental For-Sale
Product Type Townhomes Stacked-
Flats
Single-Family Home
with ADU
Duplexes, Stacked-
Flats, 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
Page 6 of 59 Page 143 of 301
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 TownhomesTownhomes
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 $0 $0 $2,170,000 $0$0 $2,870,000 $0 $0 $0
$0 $0 $0 $1,500,000 $0$0 $1,500,000 $0 $0 $0
$1,087,000 $0 $0 $0 $11,381,000$2,544,000 $0 $110,000 $1,586,000 $0
$0 $1,190,000 $0 $0 $0$0 $0 $0 $0 $996,000
$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
$332,000
Yes Yes Yes Yes YesYesNoYesYesYes
CITY-OWNED PROPERTY LOCATIONS
UNIT TYPE & MIX
---------8 vouchers from
NCHA
------8 vouchers from
NCHA
---------
Page 7 of 59 Page 144 of 301
EVALUATION CRITERIA
Page 8 of 59 Page 145 of 301
Site 1: Highland & Eta St.
(“Purple Cow”)
Key Opportunities & Constraints:
+Potential for detached single-family
residential development
+Strong frontage along N Highland Avenue
+±15-foot grade difference presents
topographical challenges
+The private street (Soltura Lane) presents
access and circulation challenges
Site & Zoning MXC-1 Zone
Lot Area (SF)67,910
Densi ty 48 DU/AC
# of Units 74 (allowable)
F.A.R. (Mixed-Use)2
F.A.R. (Single-Use)1
Height 50' & 3 Stories Max.
Height (Adjacent to
Residential Zone)
Same as adjacent
zone (within 50 feet)
Building Format
# of Stories 3 (allowable)
Construction Type Type 5 - Wood
Development Standards
Street Wall 75% Min.
Building Setbacks
Street Wall 0' Min., 15' - 1st and
2nd story Max.
Other None
Other, Adjacent to
Residential Zone
Same as the
equivalent setback in
the adjacent
residential zone
Building Stepbacks
3rd story stepback
(from 2nd story street
wall)
8' Min., No Max.
3rd story stepback
(from 2nd story walls
adjacent to RS zone)
15' Min., No Max.
Site 1: Highland & Eta
1 Page 9 of 59 Page 146 of 301
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site Area
Total Site Area
For-Sale or Rental For-Sale Rental
Product Type Townhomes Stacked-Flats
II. PROJECT DESIGN
Number of Stories 2 to 3 Stories 4 Stories
Number of Units 10 Units 82 Units
Types of Units 3 Bedrooms 1 and 2
Bedrooms
Parking Spaces 10 82
Parking Ratio 1.00 1.00
CHW/Habitat
1.47 Acres
0.00 Acres
1.47 Acres
Highland and Eta Street
("Purple Cow")
SITE 1
1
DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/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 - For-
Sale
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
Page 10 of 59 Page 147 of 301
Community
HousingWorks and
Habitat for
Humanity
Site 1: Highland &
Eta Street
("Purple Cow")
1
Page 11 of 59 Page 148 of 301
1
Page 12 of 59 Page 149 of 301
1
Page 13 of 59 Page 150 of 301
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
Page 14 of 59 Page 151 of 301
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”)
Site & Zoning RS-2 Zone
Lot Area (SF)6,400
Density 1 DU/Lot
# of Units 1
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
10% of lot size
Minimum Usable Open
Space
N/A
Site 2: Division Street & R Ave
Page 15 of 59 Page 152 of 301
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
Page 16 of 59 Page 153 of 301
2
Page 17 of 59 Page 154 of 301
2
Page 18 of 59 Page 155 of 301
2
Page 19 of 59 Page 156 of 301
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
Page 20 of 59 Page 157 of 301
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 11 th Street
(“Roosevelt Lot”)
Site & Zoning DSPD-6 Zone
Lot Area (SF)4,791
Density 75 DU/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
Same as adjacent zone
(within 50 feet)
Building Format
# of Stories 6 Max., 3 Min.
Construction Type Type 5 - Wood
Development Standards
Street W all 75% Min.
Building Setbacks
Street 0' Min., 10' - 1st and 2nd
story Max.
Other None
Other, Adjacent to
R esidential Zone
Same as equivalent
setback in the adjacent
residential zone
Building Stepbacks
5th story stepback
from 4th story street
8' Min., No Max.
3rd, 4th, and 5th story
stepback from 2nd
story walls adjacent to
RS Zone
15' Min., No Max.
Site 3: Roosevelt Ave & W 11th St
Page 21 of 59 Page 158 of 301
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
$481,000
20 Units
For-Sale
Duplexes, Stacked
Flats, and Lofts
Roosevelt Avenue
and W. 11th Street
("Roosevelt Lot")
SITE 3
CHW/Habitat
Community HousingWorks
SD Habitat for Humanity
Page 22 of 59 Page 159 of 301
3
Page 23 of 59 Page 160 of 301
3
Page 24 of 59 Page 161 of 301
3
Page 25 of 59 Page 162 of 301
Otumba and San Andres Real Estate Group
SITE 3
Roosevelt Avenue and W.
11th Street
("Roosevelt Lot")
Otumba/
San Andres
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site Area Total
Site Area
0.11 Acres
0.45 Acres
0.56 Acres
For-Sale or Rental For-Sale and Rent-to-Own
Product Type Stacked-Flats
II. PROJECT DESIGN
Number of Stories 8 Stories
Number of Units 121 Units (1)
Types of Units 1 and 2 Bedrooms
Parking Spaces 139
Parking Ratio 1.15
3
DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/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
Page 26 of 59 Page 163 of 301
3
Page 27 of 59 Page 164 of 301
3
Page 28 of 59 Page 165 of 301
3
Page 29 of 59 Page 166 of 301
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
Page 30 of 59 Page 167 of 301
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
Site & Zoning DSPD-5A Zone
Lot Area (SF)3,911
Density 75 DU/AC Max.
# of Units 38 Max. (allowed)
F.A.R.3:1 Max.
Height 50' (allowed)
Height (Adjacent to
R esidential Zone
Same as adjacent zone
(within 50 feet)
Building Format
# of Stories 5 Max.
Construction Type Type 5 - Wood
Development Standards
Street W all 75% Min.
Building Setbacks
Street 0' Min., 10' - 1st and 2nd
story Max.
Other None
Other, Adjacent to
R esidential 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 4: E Plaza Blvd & A Avenue
Page 31 of 59 Page 168 of 301
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
$362,000
Yes
CITY-OWNED PROPERTY LOCATIONS
UNIT TYPE & MIX
No
---
Community HousingWorks
SD Habitat for Humanity
Page 32 of 59 Page 169 of 301
4
Page 33 of 59 Page 170 of 301
4
Page 34 of 59 Page 171 of 301
4
Page 35 of 59 Page 172 of 301
4
Otumba/
San Andres
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site
Area Total Site Area
0.09 Acres
0.38 Acres
0.47 Acres
For-Sale or Rental For-Sale*
Product Type Townhomes
II. PROJECT DESIGN
Number of Stories 3 Stories
Number of Units 18 Units (2)
Types of Units 4 Bedrooms
Parking Spaces 37
Parking Ratio 1.12
SITE 4
A Avenue and E. Plaza Blvd
("A Avenue Lot")
DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/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
Page 36 of 59 Page 173 of 301
4
Page 37 of 59 Page 174 of 301
4
Page 38 of 59 Page 175 of 301
4
Page 39 of 59 Page 176 of 301
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 Page 40 of 59 Page 177 of 301
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
Densi ty 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
a djacen t to RS Zone
15' Min., No Max.
Site 5: E Plaza Blvd & E Ave
Page 41 of 59 Page 178 of 301
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
$610,000
60 units
Rent-to-Own
Stacked Flats
Casa Familiar
Plaza Boulevard
and E Avenue
("Lambs'
Theater")
Page 42 of 59 Page 179 of 301
5
Page 43 of 59 Page 180 of 301
5
Page 44 of 59 Page 181 of 301
5
Page 45 of 59 Page 182 of 301
CHW/Habitat
I. PROJECT DECRIPTION
Total Site Area
City Property Additional Site
Area Total Site Area
0.39 Acres
0.00 Acres
0.39 Acres
For-Sale or Rental Rental
Product Type Stacked-Flats and Townhomes
II. PROJECT DESIGN
Number of Stories 5 Stories
Number of Units 62 Units
Types of Units Studios, 1, & 2 Bedrooms
Parking Spaces 44
Parking Ratio 0.71 Spaces/Unit
SITE 5
Plaza Boulevard and E Avenue
("Lambs' Theater")
Community HousingWorks
SD Habitat for Humanity
5
DEVELOPERS WHO RESPONDED BY SITE
A. Direct Costs ($/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
NCHAPage 46 of 59 Page 183 of 301
5
Page 47 of 59 Page 184 of 301
5
Page 48 of 59 Page 185 of 301
5
Page 49 of 59 Page 186 of 301
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
Page 50 of 59 Page 187 of 301
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
Page 51 of 59 Page 188 of 301
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")
Page 52 of 59 Page 189 of 301
Site 6
Page 53 of 59 Page 190 of 301
6
Page 54 of 59 Page 191 of 301
6
Page 55 of 59 Page 192 of 301
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
Page 56 of 59 Page 193 of 301
Page 57 of 59 Page 194 of 301
Page 58 of 59 Page 195 of 301
•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
Page 59 of 59 Page 196 of 301
Project Site Designs
Page 1 of 105 Page 197 of 301
Site 1: Highland and
Eta Street
(“Purple Cow”)
Community
HousingWorks
and
Habitat for Humanity
Page 2 of 105 Page 198 of 301
p / 50OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
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
Page 3 of 105 Page 199 of 301
p / 51OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
COMMONS & RECREATION APARTMENTS
TOWNHOMES
PURPLE COW - AXONOMETRIC VIEW
ENTRY PLAZA
Page 4 of 105 Page 200 of 301
p / 52OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
----
----
BIKE PARKING
BOH
TRASH
BOH
43 SPACES
24 SPACES
12 SPACES
--------
BOH
TOWNHOMES ABOVE
0'4'8'16'
2 3 4' - 6 1 /4 "
75'
- 2"
UP
UP
----
-
---
LOBBY
MAIL
--------
24 SPACES
12 SPACES
ETA STREET
DELTA STREET
ETA STREET
D E L TA P A R K L A N E
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
"
2 9' - 6 3 /4 "
1 6' - 0"
2 4' - 0 "
1 6' - 0 "
2 4' - 0"
1 6' - 0 "
2 4' - 0 "
1 6' - 0"
2 4' - 0 "
1 6' - 0 "
2 9' - 6 3/4"
2 3 6' - 0 1/2 "
76'
- 10 1/4"
-
---
----
--------
BUCKY LANE
ETA STREET
DELTA STREET
ETA STREET
D E L TA P A R K L A N E
0'4'8'16'
2 9' - 6 3 /4 "
1 6' - 0"
2 4' - 0"
1 6' - 0 "
2 4' - 0 "
1 6' - 0 "
2 4' - 0 "
1 6' - 0"
2 4' - 0"
1 6' - 0 "
2 9' - 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
Page 5 of 105 Page 201 of 301
p / 53OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
-
---
-
---
-
---
24 SPACES
12 SPACES
COMMONS
APARTMENTS
TOWNHOMES
EPSILON STREET
BUCKY LANE
ETA STREET
DELTA STREET
N
H
I
G
H
L
A
N
D
A
V
E
.
ETA STREET
D E L TA P A R K L A N E
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
Page 6 of 105 Page 202 of 301
p / 54OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
-
---
-
---
-
---
24 SPACES
12 SPACES
COMMONS
APARTMENTS
TOWNHOMES
EPSILON STREET
BUCKY LANE
ETA STREET
DELTA STREET
N
H
I
G
H
L
A
N
D
A
V
E
.
ETA STREET
D E L TA P A R K L A N E
SOLTURA LANE
PLAZA
0'4'8'16'
PLAYGROUND
PEDESTRIAN
VEHICLES
BUS STOP
(300-FOOT RADIUS)
PURPLE COW - SITE PLAN
Page 7 of 105 Page 203 of 301
p / 55OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignPURPLE COW - N HIGHLAND AVENUE VIEW
Page 8 of 105 Page 204 of 301
p / 56OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignPURPLE COW - PLAZA & COMMONS AREA VIEW
Page 9 of 105 Page 205 of 301
p / 57OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
PURPLE COW
CONTEXT VIEW 2
PURPLE COW
CONTEXT VIEW 1
PURPLE COW - PHOTOMONTAGE
Page 10 of 105 Page 206 of 301
p / 58OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
----
BIKE PARKING
BOH
TRASH
BOH
43 SPACES
24 SPACES
12 SPACES
-
---
-
---
BOH
TOWNHOMES ABOVE
0'4'8'16'
2 3 4' - 6 1 /4 "
7
5'
-
2
"
FL.00 - PLAN
EPSILON ST.
N
H
I
G
H
L
A
N
D
A
V
E
.
PLAYGROUND
WELCOMING PLAZA
TREES ALONG STREET FRONTAGE
FENCE ALONG PARKING
PLANTING AS VISUAL BARRIER TO PARKING
TREES ALONG STREET FRONTAGE
Page 11 of 105 Page 207 of 301
p / 59OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
UP
-
---
----
LOBBY
MAIL
-
---
-
---
24 SPACES
12 SPACES
ETA STREET
DELTA STREET
ETA STREET
D E L TA P A R K L A N E
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
"
2 9 ' - 6 3 /4 "
1 6 ' - 0 "
2 4 ' - 0 "
1 6 ' - 0 "
2 4 ' - 0 "
1 6 ' - 0 "
2 4 ' - 0 "
1 6 ' - 0 "
2 4 ' - 0 "
1 6 ' - 0 "
2 9 ' - 6 3 /4 "
2 3 6' - 0 1 /2 "
7
6'
-
1
0
1
/
4
"
FL.01 - PLAN
EPSILON ST.
N
H
I
G
H
L
A
N
D
A
V
E
.
PLAYGROUND WELCOMING PLAZA
Page 12 of 105 Page 208 of 301
p / 60OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
----
-
---
-
---
BUCKY LANE
ETA STREET
DELTA STREET
ETA STREET
D E L TA P A R K L A N E
0'4'8'16'
2 9 ' - 6 3 /4 "
1 6 ' - 0 "
2 4 ' - 0 "
1 6 ' - 0 "
2 4 ' - 0 "
1 6 ' - 0 "
2 4 ' - 0 "
1 6 ' - 0 "
2 4 ' - 0 "
1 6 ' - 0 "
2 9 ' - 6 3 /4 "
7
6'
-
1
0
1
/
4
"
FL.02-04 - PLAN
EPSILON ST.
N
H
I
G
H
L
A
N
D
A
V
E
.
PLAYGROUND WELCOMING PLAZA
Page 13 of 105 Page 209 of 301
p / 61OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
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)
Page 14 of 105 Page 210 of 301
p / 62OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
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)
Page 15 of 105 Page 211 of 301
Site 2: Division Street
and R Avenue
(“Division Street”)
Community
HousingWorks
and
Habitat for Humanity
Page 16 of 105 Page 212 of 301
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.
Page 17 of 105 Page 213 of 301
p / 64OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignDIVISION STREET - AXONOMETRIC VIEW
MAIN HOME
ADU+GARAGE
Page 18 of 105 Page 214 of 301
p / 65OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
-
---
23' - 4"
25
'
-
7
1
/
4
"
0'4' 8'16'
-
---
-
---
23' - 4"
40
'
-
6
"
47
'
-
1
0
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
Page 19 of 105 Page 215 of 301
p / 66OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
-
---
E D I V I S I O N S T R E E T
DELTA STREET
N
R
A
V
E
.
I
N
T
E
R
S
T
A
T
E
8
0
5
N
S
A
V
E
.
LA POSADA STREET
N
Q
A
V
E
.
N
T
A
V
E
.RS-2
I
OS
DIVISION STREET - ZONING OVERLAY
SINGLE FAMILY HOME, 1-2
FLOORS, WOOD FRAMED
EL TOYON SCHOOL, 1 FLOOR,
WOOD FRAMED
Page 20 of 105 Page 216 of 301
p / 67OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
-
---
E D I V I S I O N S T R E E T
DELTA STREET
N
R
A
V
E
.
I
N
T
E
R
S
T
A
T
E
8
0
5
N
S
A
V
E
.
LA POSADA STREET
N
Q
A
V
E
.
N
T
A
V
E
.
DIVISION STREET - SITE PLAN
PEDESTRIAN
VEHICLES
EL TOYON SCHOOL
(300-FOOT RADIUS)
BUS STOP
Page 21 of 105 Page 217 of 301
p / 68OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignDIVISION STREET - STREET VIEW
Page 22 of 105 Page 218 of 301
p / 69OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
DIVISION STREET
CONTEXT VIEW 2
DIVISION STREET
CONTEXT VIEW 1
DIVISION STREET - PHOTOMONTAGE
Page 23 of 105 Page 219 of 301
p / 70OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
-
---
23' - 4"
25
'
-
7
1
/
4
"
0'4'8'16'
FL.00 - PLAN
E DIVISIO
N
S
T
.
N
R
A
V
E
N
U
E
HOUSE ABOVE
DRIVEWAY
Page 24 of 105 Page 220 of 301
p / 71OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
-
---
23' - 4"
40
'
-
6
"
47
'
-
1
0
1
/
2
"
15' - 0"25' - 0"
0'4'8'16'
FL.01 - PLAN
E DIVISIO
N
S
T
.
N
R
A
V
E
N
U
E
ACCESSORY
DWELLING
UNIT
DRIVEWAY
ENTRY
TERRACE PL
A
N
T
E
R
S
Page 25 of 105 Page 221 of 301
p / 72OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
TERRACE
-
---
-
---
25
'
-
0
"
40' - 0"
0'4'8'16'
FL.02 - PLAN
E DIVISIO
N
S
T
.
N
R
A
V
E
N
U
E
DRIVEWAY
TERRACE PL
A
N
T
E
R
S
Page 26 of 105 Page 222 of 301
p / 73OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
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
MAIN HOUSEGARAGE &
ADU ABOVE
Page 27 of 105 Page 223 of 301
Site 3:
Roosevelt Avenue
and W. 11th Street
(“Roosevelt Lot”)
Community
HousingWorks
and
Habitat for Humanity
Page 28 of 105 Page 224 of 301
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.
Page 29 of 105 Page 225 of 301
p / 75OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignROOSEVELT - AXONOMETRIC VIEW
TOWNHOMES
FLATS
LOFTS
Page 30 of 105 Page 226 of 301
p / 76OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
-
---
--
W 11T H S T R E E T
R
O
O
S
E
V
E
L
T
A
V
E
.
W 12T H S T R E E T
H
O
O
V
E
R
A
V
E
.
N
A
T
I
O
N
A
L
C
I
T
Y
B
L
V
D
-
---
----
-
MCR-1RS-4
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
Page 31 of 105 Page 227 of 301
p / 77OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
-
---
-
-
W 11T H S T R E E T
R
O
O
S
E
V
E
L
T
A
V
E
.
W 12T H S T R E E T
H
O
O
V
E
R
A
V
E
.
N
A
T
I
O
N
A
L
C
I
T
Y
B
L
V
D
-
---
----
-
ROOSEVELT - SITEPLAN
(300-FOOT RADIUS)
ELECTRICAL SUBSTATION
POLICE STATION
PEDESTRIAN
VEHICLES
BUS STOP
CITY HALL
Page 32 of 105 Page 228 of 301
p / 78OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignROOSEVELT - STREET VIEW
Page 33 of 105 Page 229 of 301
p / 79OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
ROOSEVELT
CONTEXT VIEW 1
ROOSEVELT
CONTEXT VIEW 2
ROOSEVELT - PHOTOMONTAGE
Page 34 of 105 Page 230 of 301
p / 80OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
----
N
A
T
I
O
N
A
L
C
I
T
Y
B
L
V
D
---
0'4'8'16'
1 0 7' - 1 1/2"
46' - 3"
16' - 0"
1 6' - 0"
1 6' - 0"
1 6' - 0"
27' - 6 1/2
"
-
---
----
---
0'4'8'16'
1 0 7' - 1 1/2"
46' - 3"
1 6' - 0"
1 6' - 0"
1 6' - 0"
1 6' - 0"
1 6' - 0"
41' - 6
1/2
"
-
---
----
---
0'4'8'16'
1 0 7' - 1 1/2"
46' - 3"
41' - 6
1/2
"
1 6' - 0"
1 6' - 0"
1 6' - 0"
1 6' - 0"
1 6' - 0"
UP
-
---
-
---
---
0'4'8'16'
1 0 7' - 1 1/2"
46' - 3"
41' - 6 1/2
"
1 6' - 0"
1 6' - 0"
1 6' - 0"
1 6' - 0"
1 6' - 0"
UP
-
---
-
---
---
0'4'8'16'
1 0 7' - 1 1/2"
46' - 3"
41' - 6 1/2
"
1 6' - 0"
1 6' - 0"
1 6' - 0"
1 6' - 0"
1 6' - 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
MEZZANINELEVEL 5
Page 35 of 105 Page 231 of 301
p / 81OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
----NATIONAL CITY BLVD
-
--
0'4'8'16'
1 0 7 ' - 1 1 /2 "
4
6'
-
3"
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
2
7'
-
6
1
/
2
"
FL.01 - PLAN
COVERED
D
R
I
V
E
W
A
Y
ENTRY
TRASH
ELECT.
R
O
O
S
E
V
E
L
T
A
V
E
N
U
E
W 11TH S
T
R
E
E
T
LOBBY
PEDESTR
I
A
N
VEHICLES
MAIL
Page 36 of 105 Page 232 of 301
p / 82OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
----
-
--
0'4'8'16'
1 0 7 ' - 1 1 /2 "
4
6'
-
3"
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
4
1'
-
6
1/
2
"
FL.02 - PLAN
TRASH
ELECT.
R
O
O
S
E
V
E
L
T
A
V
E
N
U
E
W 11TH S
T
R
E
E
T
O
P
E
N
E
G
R
E
S
S
B
A
L
C
O
N
Y
ROOF
Page 37 of 105 Page 233 of 301
p / 83OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
----
-
--
0'4'8'16'
1 0 7 ' - 1 1 /2 "
4
6'
-
3"
4
1'
-
6
1/
2
"
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
FL.03 & FL.04 - PLAN
TRASH
ELECT.
R
O
O
S
E
V
E
L
T
A
V
E
N
U
E
W 11TH S
T
R
E
E
T
OPEN EGR
E
S
S
B
A
L
C
O
N
Y
OPEN TO B
E
L
O
W
Page 38 of 105 Page 234 of 301
p / 84OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
----
-
--
0'4'8'16'
1 0 7 ' - 1 1 /2 "
4
6'
-
3"
4
1'
-
6
1/
2
"
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
FL.05 - PLAN
TRASH
ELECT.
R
O
O
S
E
V
E
L
T
A
V
E
N
U
E
W 11TH S
T
R
E
E
T
OPEN EGR
E
S
S
B
A
L
C
O
N
Y
OPEN TO B
E
L
O
W
Page 39 of 105 Page 235 of 301
p / 85OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
----
-
--
0'4'8'16'
1 0 7 ' - 1 1 /2 "
4
6'
-
3"
4
1'
-
6
1/
2
"
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
MEZZANINE
R
O
O
S
E
V
E
L
T
A
V
E
N
U
E
W 11TH S
T
R
E
E
T
OPEN TO B
E
L
O
W
OPEN TO B
E
L
O
W
Page 40 of 105 Page 236 of 301
p / 86OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
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
LO
F
T
S
FL
A
T
S
TO
W
N
H
O
M
E
S
Page 41 of 105 Page 237 of 301
Site 3:
Roosevelt Avenue
and W. 11th Street
(“Roosevelt Lot”)
Otumba LLC. and
San Andres Real
Estate Group
Page 42 of 105 Page 238 of 301
NATIONAL CITY RFP
ROOSEVELT AVENUE
NATIONAL CITY, CA
CONCEPTUAL DESIGN
SDG25-0028-00
06.06.2025
TOTAL PAGE IN THIS PACKAGE: 5
Page 43 of 105 Page 239 of 301
W. 11th S
T
R
E
E
T
N
A
T
I
O
N
A
L
C
I
T
Y
B
L
V
D
.
R
O
O
S
E
V
E
L
T
A
V
E
.
3 LEVELS OF PODIUM
PARKING WITH 5 LEVELS
OF RESIDENTIAL LIVING
UP
LOBBY/ MAIL
+/-1,923 SF
TRASH
2
4
'
24'
RETAIL 1
+/-550 SF
BIKE
STORAGE
RETAIL 2
+/-550 SF
DOWN
FLOOR 22 FLOOR 336 DWELLING UNITS
FLOOR 4421 DWELLING UNITS
AMENITY SPACE
+/-989 SF
FLOOR 5-85-8 88 DWELLING UNITS
TR
A
S
H
TR
A
S
H
TR
A
S
H
TR
A
S
H
ROOFTOP
ROOFTOPR
0 10 20 50 100
1" =20'
PAGE
2025.06.06
SDG25-0028-00Conceptual 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
206.06.2025
NATIONAL CITY, CA - SDG25-0028-00
ROOSEVELT AVENUE - CONCEPTUAL SITE PLANThis conceptual design is based upon a preliminary review of entitlement requirements
and on unveri ed 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 re ect municipal code
compliance. All colors shown are for representative purposes only. Refer to material
samples for actual color veri cation.
Page 44 of 105 Page 240 of 301
SECOND FLOOR
12' - 0"
THIRD FLOOR
22' - 0"
FIRST FLOOR
0' - 0"
SIXTH FLOOR
52' - 6"
FIFTH FLOOR
42' - 3"
SEVENTH FLOOR
62' - 9"
EIGHTH FLOOR
73' - 0"
TOP PLATE
82' - 0"
FOURTH FLOOR
32' - 0"
PARKING
PARKING
PARKING UNITS
RETAIL/ LOBBY
UNITSUNITS
PODIUM DECK
UNITSUNITS
UNITSUNITS
UNITSUNITS
UNITSUNITS
WEST 11TH STREET
BUILDING SECTION
PAGE
306.06.2025
NATIONAL CITY, CA - SDG25-0028-00
ROOSEVELT AVENUE - CONCEPTUAL BUILDING SECTIONThis conceptual design is based upon a preliminary review of entitlement requirements
and on unveri ed 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 re ect municipal code
compliance. All colors shown are for representative purposes only. Refer to material
samples for actual color veri cation.
Page 45 of 105 Page 241 of 301
WALKABILITY MAP CHARACTER IMAGES
PAGE
406.06.2025
NATIONAL CITY, CA - SDG25-0028-00
ROOSEVELT AVENUE - WALKABILITY MAP + CHARACTER IMAGESThis 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.
Page 46 of 105 Page 242 of 301
PAGE
506.06.2025
NATIONAL CITY, CA - SDG25-0028-00
ROOSEVELT AVENUE - CONCEPTUAL RENDERINGThis conceptual design is based upon a preliminary review of entitlement requirements
and on unveri ed 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 re ect municipal code
compliance. All colors shown are for representative purposes only. Refer to material
samples for actual color veri cation.
Page 47 of 105 Page 243 of 301
Site 4: A Avenue and
E. 11th Street
(“A Avenue Lot”)
Community
HousingWorks
and
Habitat for Humanity
Page 48 of 105 Page 244 of 301
SITE 04 A AVENUE
Framed by mature trees and walkable connections to parks and shopping, A
Avenue delivers three generous for-sale townhomes, each with rooftop decks
and private garages. The design balances scale and privacy, offering
family-sized living in the heart of a transitioning urban neighborhood.
Page 49 of 105 Page 245 of 301
p / 88OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignA-AVENUE - AXONOMETRIC VIEW
TOWNHOMES
Page 50 of 105 Page 246 of 301
p / 89OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
-
---
0'4'8'16'
UP
-
---
-
---
0'4'8'16'
-
---
-
---
0'4'8'16'
LEVEL 1 LEVEL 2 LEVEL 3
UNITS CONSTR. TYPE TOWNHOME 3 BR TOTAL OVERALL AREAS FL. 1 FL. 2 FL. 3 ROOF ACTUAL TOTAL
QUANTITY 3 3 GROSS FLOOR AREA 1420 1856 1856 343 5,475
TOTAL 3 3 PARKING 756 0 0 0 756
% ACTUAL 100.00%100.00%CONDITIONED 664 1,856 1,856 343 4,719
AVG. UNIT AREA 1,825
UNIT AREAS TYPE VB 5475 5475
PARKING 3 3
A AVENUE - UNIT COUNT ANALYSIS
A-AVENUE - AREA SUMMARIES
Page 51 of 105 Page 247 of 301
p / 90OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
-
-
---
-
---
--
W P L A ZA B L V D
W 1 1 S TR E E T
A
A
V
E
N
U
E
N
A
T
I
O
N
A
L
C
I
T
Y
B
L
V
D
R
O
O
S
E
V
E
L
T
A
V
E
N
U
E
B
A
V
E
N
U
E
-
---
-
---
-
RM-1
DSP-ZONE 5A
RS-2
DSP-ZONE 6
A-AVENUE - ZONING OVERLAY
MULTIFAMILY RESIDENTIAL , 4-6 FLOORS,
WOOD FRAMED OVER GARAGE
SINGLE FAMILY HOME , 1-2 FLOORS, WOOD
FRAMED
HISTORIC BUILDING , 1-2 FLOORS,
MASONRY CONSTRUCTION
COMMERCIAL, 1-2 FLOORS,
WOOD CONSTRUCTION
Page 52 of 105 Page 248 of 301
p / 91OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
-
-
---
-
---
--
W P L A ZA B L V D
W 1 1 S TR E E T
A
A
V
E
N
U
E
N
A
T
I
O
N
A
L
C
I
T
Y
B
L
V
D
R
O
O
S
E
V
E
L
T
A
V
E
N
U
E
B
A
V
E
N
U
E
-
---
-
---
-
A-AVENUE - SITE PLAN
PEDESTRIAN
VEHICLES
(300-FOOT RADIUS)
BUS STOP
Page 53 of 105 Page 249 of 301
p / 92OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignA-AVENUE - SOUTH STREET VIEW
Page 54 of 105 Page 250 of 301
p / 93OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignA-AVENUE - NORTH STREET VIEW
Page 55 of 105 Page 251 of 301
p / 94OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
A AVENUE
CONTEXT VIEW 1
A AVENUE
CONTEXT VIEW 2
A-AVENUE - PHOTOMONTAGE
Page 56 of 105 Page 252 of 301
p / 95OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
----
0'4'8'16'
FL.01 - PLAN
SHARED
D
R
I
V
E
W
A
Y
A-AVENUE
PEDESTR
I
A
N
VEHICLES
Page 57 of 105 Page 253 of 301
p / 96OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
----
0'4'8'16'
FL.02 - PLAN
A-AVENUE
Page 58 of 105 Page 254 of 301
p / 97OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
----
0'4'8'16'
FL.03 - PLAN
A-AVENUE
Page 59 of 105 Page 255 of 301
p / 98OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
PH (40-FEET)
ROOF (30-FEET)
FL.3 (20-FEET)
FL.2 (10-FEET)
FL.1 (00-FEET)
SECTION VIEW
P.L.P.L.
(SOLAR PANELS)
SHARED DRIVEWAY
Page 60 of 105 Page 256 of 301
Site 4: A Avenue and
E. 11th Street
(“A Avenue Lot”)
Otumba LLC. and
San Andres Real
Estate Group
Page 61 of 105 Page 257 of 301
NATIONAL CITY RFP
A AVENUE
NATIONAL CITY, CA
CONCEPTUAL DESIGN
SDG25-0028-00
06.06.2025
TOTAL PAGE IN THIS PACKAGE: 5
Page 62 of 105 Page 258 of 301
N
A
T
I
O
N
A
L
C
I
T
Y
B
L
V
D
.
E. PLAZA
B
L
V
D
.
A
A
V
E
.
3 STORY TOWNHOMES
ABOVE PODIUM
PARKING
28'
3 STORY TOWNHOMES
ALONG A AVE.10'
8'-11"
FLOOR 2-32-3 FLOOR 44
BUILDING OUTLINE BELOW
16'34'34'
16
'
12'-8"
16
'
42'
37'
0 10 20 50 100
1" =20'
PAGE
2025.06.02
SDG25-0028-00Conceptual Site Plan
National City - 6 Lot RFP
SCHEME: 06
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 20 40 100 200
1" =40'
PAGE
206.06.2025
NATIONAL CITY, CA - SDG25-0028-00
A AVENUE - CONCEPTUAL SITE PLANThis conceptual design is based upon a preliminary review of entitlement requirements
and on unveri ed 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 re ect municipal code
compliance. All colors shown are for representative purposes only. Refer to material
samples for actual color veri cation.
Page 63 of 105 Page 259 of 301
PAGE
306.06.2025
NATIONAL CITY, CA - SDG25-0028-00
A AVENUE - CONCEPTUAL BUILDING SECTION
TOWNHOME UNIT
1ST FLOOR
A AVENUE
SECOND FLOOR
10' - 3"
THIRD FLOOR
20' - 6"
FIRST FLOOR
0' - 0"GRADE
PODIUM DECK
10' - 3"
THIRD FLOOR
20' - 6"
FOURTH FLOOR
30' - 9"
TOP PLATE
39' - 9"
TOP PLATE
29' - 6"
TOWNHOME UNIT
2ND FLOOR
TOWNHOME UNIT
3RD FLOOR
TOWNHOME UNIT
1ST FLOOR
TOWNHOME UNIT
2ND FLOOR
TOWNHOME UNIT
3RD FLOOR
PARKING
ELEVATOR
BUILDING SECTION
This conceptual design is based upon a preliminary review of entitlement requirements
and on unveri ed 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 re ect municipal code
compliance. All colors shown are for representative purposes only. Refer to material
samples for actual color veri cation.
Page 64 of 105 Page 260 of 301
PAGE
406.06.2025
NATIONAL CITY, CA - SDG25-0028-00
A AVENUE - WALKABILITY MAP + CHARACTER IMAGES
WALKABILITY MAP CHARACTER IMAGES
This conceptual design is based upon a preliminary review of entitlement requirements
and on unveri ed 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 re ect municipal code
compliance. All colors shown are for representative purposes only. Refer to material
samples for actual color veri cation.
Page 65 of 105 Page 261 of 301
PAGE
506.06.2025
NATIONAL CITY, CA - SDG25-0028-00
A AVENUE - CONCEPTUAL RENDERINGThis conceptual design is based upon a preliminary review of entitlement requirements
and on unveri ed 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 re ect municipal code
compliance. All colors shown are for representative purposes only. Refer to material
samples for actual color veri cation.
Page 66 of 105 Page 262 of 301
Site 5:
Plaza Boulevard and
E Avenue
(“Lambs’ Theater”)
Casa Familiar, Inc.
Page 67 of 105 Page 263 of 301
28
Project Design
Komunidad National City is a visionary, community-centered housing project that transforms a
historically significant site—the former Lamb’s Theatre—into a vibrant, inclusive, and
sustainable neighborhood asset. The project is designed to foster intergenerational
homeownership, active mobility, social cohesion, and long-term affordability through a
thoughtfully planned built environment grounded in both cultural memory and forward-thinking
design.
Conceptual Site Plan and Development Program
The conceptual site plan for Komunidad National City integrates three parcels—two owned by
Casa Familiar and one city-owned—into a single, unified development. The plan emphasizes
pedestrian connectivity, outdoor living, and community gathering, while providing a variety of
residential and commercial spaces.
Key Elements Include:
• 60 for-sale affordable housing units (1-, 2-, and 3-bedroom configurations) organized in
two buildings that frame a central courtyard
• Flexible commercial space along the main street frontage, designed to activate the ground
level and support local entrepreneurs
• Outdoor paseos and landscaped walkways are used to connect residents and guest to an
outdoor performance space, inspired by the legacy of the Lamb’s Theatre, providing
community gathering areas and celebrating the site’s cultural past
• Shared amenities include a community room, indoor lounges, central courtyard, and
children’s play areas.
• Each unit will be given its personal washer and dryer.
• Sustainable design features including all-electric construction, drought-tolerant
landscaping, biofiltration/rainwater treatment planters, and stormwater detention basins
• Integrated mobility options:
o 68 total parking spaces
o Micro Transit drop-off zone
o Centralized bike room and in-unit bike storage
o Pedestrian-oriented entries and circulation pathways
Surrounding Context (within 300 feet):
The project is situated within a mixed-use neighborhood that includes small-scale residential
housing, commercial retail, and civic buildings. It is bordered by Central Elementary School to
the north, Walmart Supercenter to the east, Kimball Park to the south, and a residential
Page 68 of 105 Page 264 of 301
29
community to the west. The design thoughtfully responds to the surrounding context through
stepped massing, smooth transitions, and transparent ground-level elements that enhance the
pedestrian experience.
Cross-Sections of Major Building Types
Type V-A (wood framed) low and mid-rise buildings are proposed, each with distinct massing
and functionality:
Building A – Mixed-Use Residential + Commercial (3-4 Stories):
• Lower Floor: Parking garage, utilities and storage spaces
• Ground Floor: Flexible commercial space (retail/office), community room, bike room,
and lobby
• Upper Floors: Residential units arranged around a central courtyard. Exterior elevated
walkways and stacked circulation cores are used to access the units.
• Floor-to-Floor Heights:
o Ground floor: ~15 ft (to accommodate commercial ceiling height)
o Residential floors: ~10 ft per floor
• Overall height: ~45-50 ft
• Green Roof / Solar Panels atop mechanical penthouses where feasible
Building B – Residential (3 Stories):
• All Floors: Residential units arranged around a central courtyard, all accessed from front
doors located on the ground floor.
• Outdoor balconies and interior-facing units to promote safety and social interaction
• Consistent floor-to-floor height of ~10 ft, with gabled or flat roofs to respond to adjacent
lower-scale homes
• Interior Courtyard Access and small private patios on the ground level and rooftop.
Context and Perspective Drawings (Narrative Description)
Perspective Illustration Narrative:
The visual representation of Komunidad National City shows two distinct buildings framing a
central landscaped courtyard that acts as the heart of the community. Paseos connect residents
and visitors to outdoor seating areas, community gardens, and play zones. The architecture
blends modern urban design with warm, tactile materials—stucco, wood accents, and perforated
metal for shade screens and balcony railings.
Page 69 of 105 Page 265 of 301
30
The street-facing commercial frontage integrates large windows and shaded arcades, promoting
transparency and engagement with the public realm. The massing steps back from the street to
respect neighboring one- and two-story buildings, and the project's form is broken up with varied
rooflines and articulated facades.
Contextual massing diagrams demonstrate how the project fits within the surrounding
neighborhood, maintaining pedestrian scale and continuity with adjacent streetscapes. Special
attention is paid to the transition zones between commercial and residential areas, with clear
pathways, seating, and wayfinding.
Design Intent Summary
Komunidad National City is designed to be a model of equitable, sustainable urban infill, where
design reinforces community ownership, mobility, and cultural identity. The integration of
permanently affordable for-sale housing, ground-level commercial space, climate-resilient
infrastructure, and resident-centered amenities reflects a commitment to long-term impact,
inclusive growth, and the cultural legacy of National City.
Please see attachment 9.1 for the full design detail and rendering of the proposed project.
Page 70 of 105 Page 266 of 301
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
16
4
2
U
n
i
v
e
r
s
i
t
y
A
v
e
.
S
u
i
t
e
2
0
7
Sa
n
D
i
e
g
o
,
C
a
9
2
1
0
3
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
ar
c
h
i
t
e
c
t
s
ye
l
l
o
w
g
i
r
a
f
f
e
ye
l
l
o
w
g
i
r
a
f
f
e
TITLE SHEET
KO
M
U
N
I
D
A
D
:
NA
T
I
O
N
A
L
C
I
T
Y
Co
p
y
r
i
g
h
t
2
0
2
5
,
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
r
c
h
i
t
e
c
t
:
De
v
e
l
o
p
e
r
:
A0
Al
l
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
a
n
d
p
l
a
n
s
i
n
d
i
c
a
t
e
d
o
r
r
e
p
r
e
s
e
n
t
e
d
b
y
t
h
e
s
e
d
r
a
w
i
n
g
s
a
r
e
o
w
n
e
d
b
y
,
a
n
d
p
r
o
p
e
r
t
y
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
a
n
d
w
e
r
e
c
r
e
a
t
e
d
,
e
v
o
l
v
e
d
,
a
n
d
d
e
v
e
l
o
p
e
d
a
s
i
n
s
t
r
u
m
e
n
t
s
o
f
s
e
r
v
i
c
e
o
n
,
a
n
d
i
n
c
o
n
n
e
c
t
i
o
n
w
i
t
h
t
h
e
s
p
e
c
i
f
i
e
d
p
r
o
j
e
c
t
a
n
d
s
i
t
e
.
N
o
n
e
o
f
t
h
e
s
e
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
o
r
p
l
a
n
s
s
h
a
l
l
b
e
u
s
e
d
b
y
o
r
d
i
s
c
l
o
s
e
d
t
o
a
n
y
p
e
r
s
o
n
,
f
i
r
m
,
o
r
o
r
g
a
n
i
z
a
t
i
o
n
f
o
r
a
n
y
p
u
r
p
o
s
e
w
h
a
t
s
o
e
v
e
r
w
i
t
h
o
u
t
w
r
i
t
t
e
n
p
e
r
m
i
s
s
i
o
n
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
KOMUNIDAD NATIONAL CITY
Casa Familiar, Inc. plans to redevelop E. Plaza Blvd. & E Avenue (Lamb Theater) site in coordination with
two adjacent, contiguous parcels under our ownership. By integrating these sites, we aim to create a
larger-scale, affordable for-sale housing development that fully maximizes the potential of the city-
owned parcel. This unified approach will allow us to deliver a cohesive, community-centered project that
reflects local needs and strengthens neighborhood connectivity.
Komunidad National City is an innovative, community-rooted development setting a new standard for
affordable housing in National City. This visionary project delivers up to 60 rent-to-own units held under
a Community Land Trust (CLT) model — creating a unique pathway to permanent affordability and
resident ownership in National City.
Page 71 of 105 Page 267 of 301
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
16
4
2
U
n
i
v
e
r
s
i
t
y
A
v
e
.
S
u
i
t
e
2
0
7
Sa
n
D
i
e
g
o
,
C
a
9
2
1
0
3
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
ar
c
h
i
t
e
c
t
s
ye
l
l
o
w
g
i
r
a
f
f
e
ye
l
l
o
w
g
i
r
a
f
f
e
GROUND
FLOOR
KO
M
U
N
I
D
A
D
:
NA
T
I
O
N
A
L
C
I
T
Y
Co
p
y
r
i
g
h
t
2
0
2
5
,
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
r
c
h
i
t
e
c
t
:
De
v
e
l
o
p
e
r
:
A1
Al
l
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
a
n
d
p
l
a
n
s
i
n
d
i
c
a
t
e
d
o
r
r
e
p
r
e
s
e
n
t
e
d
b
y
t
h
e
s
e
d
r
a
w
i
n
g
s
a
r
e
o
w
n
e
d
b
y
,
a
n
d
p
r
o
p
e
r
t
y
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
a
n
d
w
e
r
e
c
r
e
a
t
e
d
,
e
v
o
l
v
e
d
,
a
n
d
d
e
v
e
l
o
p
e
d
a
s
i
n
s
t
r
u
m
e
n
t
s
o
f
s
e
r
v
i
c
e
o
n
,
a
n
d
i
n
c
o
n
n
e
c
t
i
o
n
w
i
t
h
t
h
e
s
p
e
c
i
f
i
e
d
p
r
o
j
e
c
t
a
n
d
s
i
t
e
.
N
o
n
e
o
f
t
h
e
s
e
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
o
r
p
l
a
n
s
s
h
a
l
l
b
e
u
s
e
d
b
y
o
r
d
i
s
c
l
o
s
e
d
t
o
a
n
y
p
e
r
s
o
n
,
f
i
r
m
,
o
r
o
r
g
a
n
i
z
a
t
i
o
n
f
o
r
a
n
y
p
u
r
p
o
s
e
w
h
a
t
s
o
e
v
e
r
w
i
t
h
o
u
t
w
r
i
t
t
e
n
p
e
r
m
i
s
s
i
o
n
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
X
PROPERTY LINE
R.O.W. DEDICATION
PERVIOUS PAVERS
CONCRETE PODIUM
CONCRETE SIDEWALK
GRASS
BIOFILTRATION PLANTERS
TREES
SHADE STRUCTURE
CAR PARKINGS SPACE
BIKE PARKINGS SPACE
SOLAR PANELS
VIEW POINT
1
UP
DN
UP DN
UPDN
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP UP UP UP UP
UPUPUPUPUP UP
UPUPUPUPUP
UP
UP
UP
24
'
-
0
"
5'-0"
5'
-
0
"
162'-0"3'-0"
24
'
-
0
"
5'
-
0
"
20
4
'
-
3
1
/
4
"
98'-0"
12
0
'
-
0
"
22
'
-
0
"
18
'
-
0
"
18
'
-
0
"
18
'
-
0
"
22
'
-
0
"
18
'
-
0
"
FRANC SHUTTLE STOP
A
B
111111
1 1 1 1 1 1
1111
11111111
1
11
1 1
11
1111
60
'
-
0
"
UNIT 3A(LOWER)UNIT 3A(LOWER)UNIT 3A(LOWER)UNIT 3A(LOWER)UNIT 3A(LOWER)UNIT 3A(LOWER)
UNIT 3A
(LOWER)
UNIT 3A
(LOWER)
UNIT 3A
(LOWER)
UNIT 3A
(LOWER)
UNIT 3A
(LOWER)
UNIT 3A(LOWER)UNIT 3A(LOWER)UNIT 3A(LOWER)UNIT 3A(LOWER)UNIT 3A(LOWER)
UNIT 3B(SIM.)
UNIT 1A
UNIT 1A
UNIT 1A
UNIT 1A
UNIT 1A
UNIT 1A
TRASH
UTILITIES
STORAGE
PARKING
PARK/THEATER
ELEVATOR
STAGE
BIKEROOM
UP
UPDN
UPDN
N
LINE / SYMBOL LEGEND
LEVEL 1/GROUND FLOOR BUILDING PLAN
SCALE: 1" = 20'1
PARK / OUTDOOR THEATER VIEW
NO SCALE B
CORNER VIEW FROM E AVE.
NO SCALE A
Page 72 of 105 Page 268 of 301
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
16
4
2
U
n
i
v
e
r
s
i
t
y
A
v
e
.
S
u
i
t
e
2
0
7
Sa
n
D
i
e
g
o
,
C
a
9
2
1
0
3
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
ar
c
h
i
t
e
c
t
s
ye
l
l
o
w
g
i
r
a
f
f
e
ye
l
l
o
w
g
i
r
a
f
f
e
LEVEL 2 FLOOR
PLAN
KO
M
U
N
I
D
A
D
:
NA
T
I
O
N
A
L
C
I
T
Y
Co
p
y
r
i
g
h
t
2
0
2
5
,
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
r
c
h
i
t
e
c
t
:
De
v
e
l
o
p
e
r
:
A2
Al
l
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
a
n
d
p
l
a
n
s
i
n
d
i
c
a
t
e
d
o
r
r
e
p
r
e
s
e
n
t
e
d
b
y
t
h
e
s
e
d
r
a
w
i
n
g
s
a
r
e
o
w
n
e
d
b
y
,
a
n
d
p
r
o
p
e
r
t
y
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
a
n
d
w
e
r
e
c
r
e
a
t
e
d
,
e
v
o
l
v
e
d
,
a
n
d
d
e
v
e
l
o
p
e
d
a
s
i
n
s
t
r
u
m
e
n
t
s
o
f
s
e
r
v
i
c
e
o
n
,
a
n
d
i
n
c
o
n
n
e
c
t
i
o
n
w
i
t
h
t
h
e
s
p
e
c
i
f
i
e
d
p
r
o
j
e
c
t
a
n
d
s
i
t
e
.
N
o
n
e
o
f
t
h
e
s
e
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
o
r
p
l
a
n
s
s
h
a
l
l
b
e
u
s
e
d
b
y
o
r
d
i
s
c
l
o
s
e
d
t
o
a
n
y
p
e
r
s
o
n
,
f
i
r
m
,
o
r
o
r
g
a
n
i
z
a
t
i
o
n
f
o
r
a
n
y
p
u
r
p
o
s
e
w
h
a
t
s
o
e
v
e
r
w
i
t
h
o
u
t
w
r
i
t
t
e
n
p
e
r
m
i
s
s
i
o
n
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)
UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)
7
8
9 DN
8 9
DN
89
DN
4 5 6 7 8 9 10 11 12 13 14 15
DN
4 5 6 7 8 9 10 11 12 13 14 15
DN
4 5 6 7 8 9 10 11 12 13 14 15
DN
4 5 6 7 8 9 10 11 12 13 14 15
DN
4 5 6 7 8 9 10 11 12 13 14 15
DN
4 5 6 7 8 9 10 11 12 13 14 15
DN
DN DN DN DN DN
DNDNDNDNDN DN
DNDNDNDNDN
DN
DN
1 2 3
UP
1 2 3
UP
1 2 3
UP
1 2 3
UP
1 2 3
UP
1 2 3
UP
DN
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
7
8
9
UP
DN
1 2 3 4 5 6 7 8 9
UP DN
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
C
D
1
2
3
4
5
6
7
8
9 DN
123456789
DN
123456789
DN
UNIT 2A(MIDDLE)
UNIT 1A
UNIT 3A(MIDDLE)
UNIT 2A
(MIDDLE)
UNIT 2A(MIDDLE)
UNIT 2A(MIDDLE)
UNIT 2A(MIDDLE)
UNIT 2A
(MIDDLE)
UNIT 1A
UNIT 1A
UNIT 1A
UNIT 1A
UNIT 1A
UNIT 1A UNIT 1A UNIT 1A
COMMUNITYROOM
UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)
UNIT 3A
(MIDDLE)
UNIT 3A
(MIDDLE)
UNIT 3A
(MIDDLE)
UNIT 3A
(MIDDLE)
UNIT 3A
(MIDDLE)
UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)UNIT 3A(MIDDLE)
UNIT 1A
UNIT 1A
UNIT 2A(LOWER)UNIT 2A(LOWER)UNIT 2A(LOWER)
COMMERCIAL COMMERCIAL
COMMERCIAL COMMERCIAL COMMERCIAL
COURTYARD
3,500 SF
PROPERTYMANAGEMENTELEVATORE-BIKESHARE
1
2
3
4
5
6
7
8
9
UP
DN
123456789
UPDN
X
PROPERTY LINE
R.O.W. DEDICATION
PERVIOUS PAVERS
CONCRETE PODIUM
CONCRETE SIDEWALK
GRASS
BIOFILTRATION PLANTERS
TREES
SHADE STRUCTURE
CAR PARKINGS SPACE
BIKE PARKINGS SPACE
SOLAR PANELS
VIEW POINT
1
NN
LINE / SYMBOL LEGEND
2
COURTYARD VIEW
NO SCALE D
CORNER VIEW FROM PLAZA BLVD.
NO SCALE C
LEVEL 1/GROUND FLOOR BUILDING PLAN
SCALE: 1" = 20'
Page 73 of 105 Page 269 of 301
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
16
4
2
U
n
i
v
e
r
s
i
t
y
A
v
e
.
S
u
i
t
e
2
0
7
Sa
n
D
i
e
g
o
,
C
a
9
2
1
0
3
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
ar
c
h
i
t
e
c
t
s
ye
l
l
o
w
g
i
r
a
f
f
e
ye
l
l
o
w
g
i
r
a
f
f
e
LEVEL 3 FLOOR
PLAN
KO
M
U
N
I
D
A
D
:
NA
T
I
O
N
A
L
C
I
T
Y
Co
p
y
r
i
g
h
t
2
0
2
5
,
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
r
c
h
i
t
e
c
t
:
De
v
e
l
o
p
e
r
:
A3
Al
l
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
a
n
d
p
l
a
n
s
i
n
d
i
c
a
t
e
d
o
r
r
e
p
r
e
s
e
n
t
e
d
b
y
t
h
e
s
e
d
r
a
w
i
n
g
s
a
r
e
o
w
n
e
d
b
y
,
a
n
d
p
r
o
p
e
r
t
y
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
a
n
d
w
e
r
e
c
r
e
a
t
e
d
,
e
v
o
l
v
e
d
,
a
n
d
d
e
v
e
l
o
p
e
d
a
s
i
n
s
t
r
u
m
e
n
t
s
o
f
s
e
r
v
i
c
e
o
n
,
a
n
d
i
n
c
o
n
n
e
c
t
i
o
n
w
i
t
h
t
h
e
s
p
e
c
i
f
i
e
d
p
r
o
j
e
c
t
a
n
d
s
i
t
e
.
N
o
n
e
o
f
t
h
e
s
e
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
o
r
p
l
a
n
s
s
h
a
l
l
b
e
u
s
e
d
b
y
o
r
d
i
s
c
l
o
s
e
d
t
o
a
n
y
p
e
r
s
o
n
,
f
i
r
m
,
o
r
o
r
g
a
n
i
z
a
t
i
o
n
f
o
r
a
n
y
p
u
r
p
o
s
e
w
h
a
t
s
o
e
v
e
r
w
i
t
h
o
u
t
w
r
i
t
t
e
n
p
e
r
m
i
s
s
i
o
n
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
4 5 6 7 8 9 10 11 12 13 14 15
DN
4 5 6 7 8 9 10 11 12 13 14 15
DN
4 5 6 7 8 9 10 11 12 13 14 15
DN
4 5 6 7 8 9 10 11 12 13 14 15
DN
4 5 6 7 8 9 10 11 12 13 14 15
DN
4 5 6 7 8 9 10 11 12 13 14 15
DN
DN
DN DN DN DN DN
DNDNDNDNDN DN
DNDNDNDNDN
8
9 DN
8 9
DN
DNDNDNDNDN
1 2 3 4 5 6 7 8 9
UP DN
123456
UP
123456
UP
123456
UP
123456
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
7
8
9
UP
DN
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
G
E
G
E
F F
1
2
3
4
5
6
7
8
9DN
123456789
DN
UNIT 3A(UPPER)
UNIT 3A(UPPER)
UNIT 3A(UPPER)
UNIT 3A(UPPER)
UNIT 3A(UPPER)
UNIT 3A(UPPER)
UNIT 3A
(UPPER)
UNIT 3A
(UPPER)
UNIT 3A
(UPPER)
UNIT 3A
(UPPER)
UNIT 3A
(UPPER)
UNIT 2A(UPPER)
UNIT 2A(UPPER)
UNIT 2A
(UPPER)
UNIT 2A(UPPER)
UNIT 2A(UPPER)
UNIT 2A(UPPER)
UNIT 2A(MIDDLE)
UNIT 2A(MIDDLE)
UNIT 2A
(MIDDLE)
UNIT 2A(MIDDLE)
UNIT 2A(MIDDLE)UNIT 2A(MIDDLE)UNIT 2A(MIDDLE)
UNIT 2A(MIDDLE)UNIT 2A(MIDDLE)UNIT 2A(MIDDLE)UNIT 2A(MIDDLE)UNIT 2A(MIDDLE)
UNIT 3A(UPPER)
UNIT 3A(UPPER)
UNIT 3A(UPPER)
UNIT 3A(UPPER)
UNIT 3A(UPPER)
UNIT 1A
ELEVATOR
UNIT 3B(SIM.)
123456789
UPDN
1
2
3
4
5
6
7
8
9
UP
DN
80.00'
FOUNDATION
80.00'
FOUNDATION
90.00'
LEVEL 1
90.00'
LEVEL 1
100.00'
LEVEL 2 / PODIUM
100.00'
LEVEL 2 / PODIUM
110.00'
LEVEL 3
110.00'
LEVEL 3
120.00'
LEVEL 4
120.00'
LEVEL 4
130.00'
LEVEL 5 / LOWER ROOF
130.00'
LEVEL 5 / LOWER ROOF
140.00'
UPPER ROOF
140.00'
UPPER ROOF
15
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
48
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
33
'
-
0
"
UNIT 2A
UNIT 3AUNIT 1A UNIT 3A UNIT 3A
UNIT 2A
UNIT 2A
COMMERCIAL
80.00'
FOUNDATION
80.00'
FOUNDATION
90.00'
LEVEL 1
90.00'
LEVEL 1
100.00'
LEVEL 2 / PODIUM
100.00'
LEVEL 2 / PODIUM
110.00'
LEVEL 3
110.00'
LEVEL 3
120.00'
LEVEL 4
120.00'
LEVEL 4
130.00'
LEVEL 5 / LOWER ROOF
130.00'
LEVEL 5 / LOWER ROOF
140.00'
UPPER ROOF
140.00'
UPPER ROOF
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
X
PROPERTY LINE
R.O.W. DEDICATION
PERVIOUS PAVERS
CONCRETE PODIUM
CONCRETE SIDEWALK
GRASS
BIOFILTRATION PLANTERS
TREES
SHADE STRUCTURE
CAR PARKINGS SPACE
BIKE PARKINGS SPACE
SOLAR PANELS
VIEW POINT
1
80.00'
FOUNDATION
80.00'
FOUNDATION
90.00'
LEVEL 1
90.00'
LEVEL 1
100.00'
LEVEL 2 / PODIUM
100.00'
LEVEL 2 / PODIUM
110.00'
LEVEL 3
110.00'
LEVEL 3
120.00'
LEVEL 4
120.00'
LEVEL 4
130.00'
LEVEL 5 / LOWER ROOF
130.00'
LEVEL 5 / LOWER ROOF
140.00'
UPPER ROOF
140.00'
UPPER ROOF
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
2'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
33
'
-
0
"
35
'
-
0
"
UNIT 2A
UNIT 3A
UNIT 1A
UNIT 3A UNIT 3A UNIT 3A UNIT 3A
N
LINE / SYMBOL LEGEND
LEVEL 3 BUILDING PLAN
SCALE: 1" = 20'3
BUILDING SECTION - G
SCALE: 1" = 20'G
BUILDING SECTION - F
SCALE: 1" = 20'F
BUILDING SECTION - E
SCALE: 1" = 20'E
Page 74 of 105 Page 270 of 301
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
16
4
2
U
n
i
v
e
r
s
i
t
y
A
v
e
.
S
u
i
t
e
2
0
7
Sa
n
D
i
e
g
o
,
C
a
9
2
1
0
3
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
ar
c
h
i
t
e
c
t
s
ye
l
l
o
w
g
i
r
a
f
f
e
ye
l
l
o
w
g
i
r
a
f
f
e
LEVEL 4 / ROOF
PLAN
KO
M
U
N
I
D
A
D
:
NA
T
I
O
N
A
L
C
I
T
Y
Co
p
y
r
i
g
h
t
2
0
2
5
,
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
r
c
h
i
t
e
c
t
:
De
v
e
l
o
p
e
r
:
A4
Al
l
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
a
n
d
p
l
a
n
s
i
n
d
i
c
a
t
e
d
o
r
r
e
p
r
e
s
e
n
t
e
d
b
y
t
h
e
s
e
d
r
a
w
i
n
g
s
a
r
e
o
w
n
e
d
b
y
,
a
n
d
p
r
o
p
e
r
t
y
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
a
n
d
w
e
r
e
c
r
e
a
t
e
d
,
e
v
o
l
v
e
d
,
a
n
d
d
e
v
e
l
o
p
e
d
a
s
i
n
s
t
r
u
m
e
n
t
s
o
f
s
e
r
v
i
c
e
o
n
,
a
n
d
i
n
c
o
n
n
e
c
t
i
o
n
w
i
t
h
t
h
e
s
p
e
c
i
f
i
e
d
p
r
o
j
e
c
t
a
n
d
s
i
t
e
.
N
o
n
e
o
f
t
h
e
s
e
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
o
r
p
l
a
n
s
s
h
a
l
l
b
e
u
s
e
d
b
y
o
r
d
i
s
c
l
o
s
e
d
t
o
a
n
y
p
e
r
s
o
n
,
f
i
r
m
,
o
r
o
r
g
a
n
i
z
a
t
i
o
n
f
o
r
a
n
y
p
u
r
p
o
s
e
w
h
a
t
s
o
e
v
e
r
w
i
t
h
o
u
t
w
r
i
t
t
e
n
p
e
r
m
i
s
s
i
o
n
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
8 9
DN
DN
DN
DN
DN
DN DN DN
8
9 DN
DNDNDNDNDN
1 2 3 4 5 6
UP
1 2 3 4 5 6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
1
2
3
4
5
6
UP
J
H
123456789
DN
1
2
3
4
5
6
7
8
9DN
UNIT 2A(MIDDLE)UNIT 2A(MIDDLE)UNIT 2A(MIDDLE)
UNIT 2A
(UPPER)
UNIT 2A(UPPER)
UNIT 2A(UPPER)
UNIT 2A(UPPER)
UNIT 2A(UPPER)UNIT 2A(UPPER)
UNIT 2A(UPPER)
UNIT 2A(UPPER)UNIT 2A(UPPER)
UNIT 2A(LOWER)UNIT 2A(LOWER)
ELEVATOR
UNIT 2A
(MIDDLE)
UNIT 2A(MIDDLE)
X
PROPERTY LINE
R.O.W. DEDICATION
PERVIOUS PAVERS
CONCRETE PODIUM
CONCRETE SIDEWALK
GRASS
BIOFILTRATION PLANTERS
TREES
SHADE STRUCTURE
CAR PARKINGS SPACE
BIKE PARKINGS SPACE
SOLAR PANELS
VIEW POINT
1
N
LEVEL 4 BUILDING / ROOF PLAN
SCALE: 1" = 20'4
LINE / SYMBOL LEGEND
ARIEL VIEW FROM SOUTH CORNER
NO SCALE J
VIEW FROM UNIT PATIO
NO SCALE H
Page 75 of 105 Page 271 of 301
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
16
4
2
U
n
i
v
e
r
s
i
t
y
A
v
e
.
S
u
i
t
e
2
0
7
Sa
n
D
i
e
g
o
,
C
a
9
2
1
0
3
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
ar
c
h
i
t
e
c
t
s
ye
l
l
o
w
g
i
r
a
f
f
e
ye
l
l
o
w
g
i
r
a
f
f
e
ENLARGED UNIT
PLANS
KO
M
U
N
I
D
A
D
:
NA
T
I
O
N
A
L
C
I
T
Y
Co
p
y
r
i
g
h
t
2
0
2
5
,
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
r
c
h
i
t
e
c
t
:
De
v
e
l
o
p
e
r
:
A4
Al
l
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
a
n
d
p
l
a
n
s
i
n
d
i
c
a
t
e
d
o
r
r
e
p
r
e
s
e
n
t
e
d
b
y
t
h
e
s
e
d
r
a
w
i
n
g
s
a
r
e
o
w
n
e
d
b
y
,
a
n
d
p
r
o
p
e
r
t
y
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
a
n
d
w
e
r
e
c
r
e
a
t
e
d
,
e
v
o
l
v
e
d
,
a
n
d
d
e
v
e
l
o
p
e
d
a
s
i
n
s
t
r
u
m
e
n
t
s
o
f
s
e
r
v
i
c
e
o
n
,
a
n
d
i
n
c
o
n
n
e
c
t
i
o
n
w
i
t
h
t
h
e
s
p
e
c
i
f
i
e
d
p
r
o
j
e
c
t
a
n
d
s
i
t
e
.
N
o
n
e
o
f
t
h
e
s
e
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
o
r
p
l
a
n
s
s
h
a
l
l
b
e
u
s
e
d
b
y
o
r
d
i
s
c
l
o
s
e
d
t
o
a
n
y
p
e
r
s
o
n
,
f
i
r
m
,
o
r
o
r
g
a
n
i
z
a
t
i
o
n
f
o
r
a
n
y
p
u
r
p
o
s
e
w
h
a
t
s
o
e
v
e
r
w
i
t
h
o
u
t
w
r
i
t
t
e
n
p
e
r
m
i
s
s
i
o
n
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
224 sq ft
20
'
-
0
"
11
'
-
9
"
20'-9"
31
'
-
9
"
UP
OFFICE/
STORAGE
UNIT 3A
(LOWER)
GARAGE
(380 sq ft)
* USE UNIT 1A PLAN FOR ADU CONVERSION IN FUTURE
BIKE CHARGING/
STORAGE
BIOFILTRATION
PLANTER
582 sq ft
10
'
-
9
"
21
'
-
0
"
31
'
-
9
"
14'-6"6'-3"
20'-10"
CL
O
S
E
T
UP
W/DRW/DR
UNIT 1A
BEDROOM
KITCHEN
BATHROOM
LIVING/
DINING
STOOP
F
BIKE CHARGING/STORAGE
BIOFILTRATION
PLANTER
615 sq ft
UNIT 3A
(MIDDLE)
UP
10
'
-
9
"
21
'
-
0
"
15'-1"5'-9"
20'-10"
31
'
-
9
"
BEDROOM 1
KITCHEN
CL
O
S
E
T
KITCHEN
LIVING/
DINING
DN
W/DRF
615 sq ft
UNIT 2A
(MIDDLE)
UP
15'-1"5'-9"
20'-10"
10
'
-
9
"
21
'
-
0
"
31
'
-
9
"
BEDROOM 1
LIVING/
DINING
KITCHEN
CL
O
S
E
T
DN
W/DRW/DR
BATHROOM
F 300 sq ft
UNIT 2A
(UPPER)
DN
15'-1"5'-9"
5'
-
3
"
10
'
-
9
"
15
'
-
9
"
20'-10"
31
'
-
9
"
CL
O
S
E
T
BEDROOM 2
PATIO
(250 sq ft)
BI
O
F
I
L
T
R
A
T
I
O
N
PL
A
N
T
E
R
502 sq ft
UNIT 3A
(UPPER)
DN
4'
-
9
"
10
'
-
8
"
10
'
-
9
"
5'
-
7
"
15'-1"5'-9"
20'-10"
31
'
-
9
"
CLOSET
CLOSET
BEDROOM 2
PATIO
(100 sq ft)
BEDROOM 3
BI
O
F
I
L
T
R
A
T
I
O
N
PL
A
N
T
E
R
SCALE: 1/4" = 1'-0"5UNIT 3A - FLOOR PLAN (LOWER)
SCALE: 1/4" = 1'-0"1UNIT 1A - FLOOR PLAN
SCALE: 1/4" = 1'-0"6UNIT 3A - FLOOR PLAN (MIDDLE)
SCALE: 1/4" = 1'-0"2UNIT 2A - FLOOR PLAN (LOWER LEVEL)
SCALE: 1/4" = 1'-0"3UNIT 2A - FLOOR PLAN (UPPER LEVEL)
SCALE: 1/4" = 1'-0"7UNIT 3A - FLOOR PLAN (UPPER)
SCALE: 1:1.27 4UNIT 1A AND 2A - SECTION CUT
SCALE: 1:1.18 8UNIT 3 - SECTION CUT
UNIT 2A
(LOWER)
2AUNIT 2A
(UPPER)
UNIT 1A
UNIT 3A
(MIDDLE)
UNIT 3A
(UPPER)
UNIT 3A
(LOWER)
PATIO
SOLAR
PATIO
SOLAR
Page 76 of 105 Page 272 of 301
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
16
4
2
U
n
i
v
e
r
s
i
t
y
A
v
e
.
S
u
i
t
e
2
0
7
Sa
n
D
i
e
g
o
,
C
a
9
2
1
0
3
ye
l
l
o
w
g
i
r
a
f
f
e
a
r
c
h
i
t
e
c
t
s
ar
c
h
i
t
e
c
t
s
ye
l
l
o
w
g
i
r
a
f
f
e
ye
l
l
o
w
g
i
r
a
f
f
e
DEVELOPMENT
SUMMARY
KO
M
U
N
I
D
A
D
:
NA
T
I
O
N
A
L
C
I
T
Y
Co
p
y
r
i
g
h
t
2
0
2
5
,
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
r
c
h
i
t
e
c
t
:
De
v
e
l
o
p
e
r
:
A6
Al
l
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
a
n
d
p
l
a
n
s
i
n
d
i
c
a
t
e
d
o
r
r
e
p
r
e
s
e
n
t
e
d
b
y
t
h
e
s
e
d
r
a
w
i
n
g
s
a
r
e
o
w
n
e
d
b
y
,
a
n
d
p
r
o
p
e
r
t
y
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
a
n
d
w
e
r
e
c
r
e
a
t
e
d
,
e
v
o
l
v
e
d
,
a
n
d
d
e
v
e
l
o
p
e
d
a
s
i
n
s
t
r
u
m
e
n
t
s
o
f
s
e
r
v
i
c
e
o
n
,
a
n
d
i
n
c
o
n
n
e
c
t
i
o
n
w
i
t
h
t
h
e
s
p
e
c
i
f
i
e
d
p
r
o
j
e
c
t
a
n
d
s
i
t
e
.
N
o
n
e
o
f
t
h
e
s
e
i
d
e
a
s
,
d
e
s
i
g
n
s
,
a
r
r
a
n
g
e
m
e
n
t
s
,
o
r
p
l
a
n
s
s
h
a
l
l
b
e
u
s
e
d
b
y
o
r
d
i
s
c
l
o
s
e
d
t
o
a
n
y
p
e
r
s
o
n
,
f
i
r
m
,
o
r
o
r
g
a
n
i
z
a
t
i
o
n
f
o
r
a
n
y
p
u
r
p
o
s
e
w
h
a
t
s
o
e
v
e
r
w
i
t
h
o
u
t
w
r
i
t
t
e
n
p
e
r
m
i
s
s
i
o
n
o
f
Y
E
L
L
O
W
G
I
R
A
F
F
E
A
R
C
H
I
T
E
C
T
S
I
N
C
.
SITE INFO
ADDRESS: 500 E. PLAZA BLVD., 1023 E AVE., 1033 E AVE. NATIONAL CITY, CA 91950
APN: 5565603900, 5565603800, 5565603700
LOT AREA: 15,625 SF (.36 ACRES) + 19,550 SF (.45 ACRES) + 15,980 SF (.37 ACRES) = 51,155 SF (1.18 ACRES)
ZONING INFO
BASE ZONE: MXD-2, RM-2
BASE DENSITY ALLOWED: 27 DU (MXD-2) + 22 DU (RM-2) + 18 DU (RM-2) = 67 DU
DENSITY PROPOSED: 60 DU
F.A.R. ALLOWED (PER NATIONAL CITY MUNICIPAL CODE 18.50):
62,500 SF ( MXD-2) + 78,200 SF (RM-2) + 63,920 SF (RM-2) = 204,620 SF
F.A.R. PROPOSED: 79,582 SF
HEIGHT ALLOWED: 65' (MXD-2), 65' (RM-2). 65' RM-2
HEIGHT PROPOSED: 48' MAX.
STORIES ALLOWED: 5 STORIES (MXD-2), 6 STORIES (RM-2)
STORIES PROPOSED: 5 STORIES
PARKING REQ.: NOT REQ. PER AB 2097
CAR PARKING PROPOSED: 35 SPACES (GARAGE) + 32 SPACES (UNIT 3A) = 67 SPACES
BIKE PARKING REQ (LONG-TERM): 30 SPACES
BIKE PARKING REQ (SHORT-TERM): 30 SPACES
BIKE PARKING PROPOSED (LONG-TERM): 92 SPACES
BIKE PARKING PROPOSED (SHORT-TERM): 10 SPACES
UNTI TABULATION
RESIDENTIAL:
(18) UNIT 1A (1 BEDROOM/1 BATH) 583 SF EA.
(24) UNIT 2A (2 BEDROOM/2 BATH) 915 SF EA.
(18) UNIT 3A (3 BEDROOM/2BATH/2 CAR GARAGE) 1,600 SF EA.
TOTAL (60) RES. UNITS @ 61,254 SF
COMMERCIAL:
(2) COMMERCIAL UNITS 583 SF EA.
(3) COMMERCIAL UNITS 300 SF EA
TOTAL (5) COMM. UNITS @ 2,915 SF
COMMUNITY AREA:
PARK/OUTDOOR PERFORMANCE SPACE 6,000 SF
COURTYARD 3,500 SF
PLAYGROUND 600 SF
COMMUNITY ROOM 1,000 SF
TOTAL COMMUNITY AREA 11,100 SF
E Av
e
.
H
a
r
b
o
r
D
r
i
v
e
Na
t
i
o
n
a
l
C
i
t
y
B
l
v
d
.
Highl
a
n
d
A
v
e
.
E. 12t
h
S
t
.
D A
v
e
.
Plaza B
l
v
d
.
E. 8th
S
t
r
e
e
t
963
967
967
962
968
Trolley Blu
e
L
i
n
e
968
929
929
929
.8 Mile distance from site to
8th St. Transit station
500 E. Plaza Blvd
1019-1047 D Ave.
963
962
300’ Radius
300’ Radius
MXD-2
RM-2
RM-1
MXC-2 E
A
v
e
.
E. 12th St.
K
i
m
b
a
l
l
W
a
y
D
A
v
e
.
Plaza Blvd.
Specic Plan
Institution
500 E. Plaza Blvd
RM-3
1019-1047 E. D Ave.
N
DEVELOPMENT SUMMARY
LAND USE MAP
NO SCALE 2
PUBLIC TRANSPORTATION ACCESS 1
Page 77 of 105 Page 273 of 301
Site 5:
Plaza Boulevard and
E Avenue
(“Lambs’ Theater”)
Community
HousingWorks
and
Habitat for Humanity
Page 78 of 105 Page 274 of 301
SITE 05 LAMB’S THEATER
Located at a major gateway to the city core, the Lamb’s Theater site
maximizes active frontage and livability with a mix of rental units,
podium-level townhomes, a central courtyard, and rooftop amenity space.
With its stepped massing and civic presence, the building is designed to
engage Plaza Boulevard while transitioning thoughtfully into the residential
block behind it.
Page 79 of 105 Page 275 of 301
p / 100OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
RENTAL TOWNHOMES
AMENITY SPACE
COURTYARD
LAMBS THEATER - AXONOMETRIC VIEW
PARKING BELOW
APARTMENTS
Page 80 of 105 Page 276 of 301
p / 101OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
GARAGE ENTRY
44 STALLS
BIKES
TRASH
BOH
BOH
BOH
----
-
---
1 3 3 ' - 2 1 /4 "
125'
-
9 3/4"
UP
LOBBY
COMMON AREA
----
----
D
A
V
E
N
U
E
A
L
L
E
Y
C E N TRAL E L EM EN TA R Y SCH O O L
W AL M ART
2 3' - 8 1 /4 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6' - 0 "
1 6' - 0 "
1 6' - 0 "
2 2 ' - 0 "
2 2' - 0 "
2 2 ' - 0 "
2 2' - 0 "
28'
- 6 1
/2"
26' -
5"
6
6'
- 0"
2 2 ' - 8 1/4 "
2 3' - 5 1 /4 "
1 2 8 ' - 9 "
120' -
11
1/4"
UP
----
----
3' - 6"
D
A
V
E
N
U
E
A
L
L
E
Y
2 3 ' - 8 1 /4 "
1 6' - 0 "
1 6' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6' - 0 "
28'
- 6 1
/2"
26' -
5"
6
6'
- 0"
1 2 8' - 9 "
120' -
11
1/4"
2 4 ' - 7 1 /4 "
----
-
---
AMENITY
A
L
L
E
Y
28'
- 6 1
/2
"
26'
- 5"
66' -
0"
1 2 0' - 9 "
120'
-
11
1/
4"
2 4' - 8 3 /4 "
2 4 ' - 0 "
2 4' - 0 "
2 4' - 0 "
2 4' - 0 1 /4 "
FLOOR CONSTR. TYPE STUDIO JR 1 BEDROOM 1 BEDROOM TOWNHOME 2 BR TOTAL OVERALL AREAS FL. 0 (GARAGE)FL. 1 FL. 2 FL. 3 FL. 4 FL. 5 ROOF ACTUAL TOTAL
FL.00 TYPE IA –––––17000 12385 12191 10020 9184 7857 0 68,637
FL. 01 TYPE IIIA, TYPE VB*1 5 5 6 17 0 897 897 897 897 897 0 4,485
FL. 02 TYPE IIIA, TYPE VB*1 5 6 –12 0 0 691 691 691 691 0 2,764
FL. 03 TYPE IIIA, TYPE VB*1 5 6 –12 2,114 1,504 1,171 1,662 1,662 1,278 0 9,391
FL. 04 TYPE IIIA 1 5 6 –12 0 10,114 10,329 7,667 6,831 5,250 0 40,191
FL. 05 TYPE IIIA 1 –8 –9 0 767 0 0 0 638 0 1,405
ROOF TYPE IIIA –––––PARKING 14,886 0 0 0 0 0 0 14,886
5 20 31 6 62 NET AREA 10,881 10,329 7,667 6,831 5,888 0 41,596
8.06%32.26%50.00%9.68%100.00%81%
521 530 616 1,315 648
2605 10600 19096 7890 40191
PARKING STALLS –1 31 12 44
AMENITY / LOBBY
EFFICIENCY WITHOUT GARAGE
WEIGHTED AVG UNIT SIZE (SF)
*NOTE: TOWNHOME STYLE UNITS ON SOUTH PORTION OF THE SITE CAN BE CONSTRUCTION TYPE VB
Unit areas provided are NET, defined by centerline of party walls and interior face of exterior wall and corridor wall.
GROSS FLOOR AREA
CIRCULATION
CIRCULATION (EXTERIOR)
MECH AND OTHER
UNITS
LAMB THEATER - UNIT COUNT ANALYSIS
UNIT TYPE TOTALS
UNIT TYPE AS % OF TOTAL
AVG. TYPE UNIT AREA (SF)
UNIT TYPE TOTAL AREAS (SF)
FL.00 FL.01 FL.02-FL.04 FL.05
LAMBS THEATER - AREA SUMMARIES
Page 81 of 105 Page 277 of 301
p / 102OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
-
---
-
-
--
E P L A Z A B L V D
E
A
V
E
N
U
E
D
A
V
E
N
U
E
A
L
L
E
Y
MXD-2
RM-2
RM-1
I
LAMBS THEATER - ZONING OVERLAY
SINGLE FAMILY HOME , 1-2 FLOORS, WOOD
FRAMED
SINGLE FAMILY HOME , 1-2 FLOORS,
WOOD FRAMED
LARGE RETAIL , 1 FLOOR, STEEL FRAME &
CONCRETE TILT UP
CENTRAL ELEMENTARY SCHOOL
Page 82 of 105 Page 278 of 301
p / 103OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
-
---
-
-
--
E P L A Z A B L V D
E
A
V
E
N
U
E
D
A
V
E
N
U
E
A
L
L
E
Y
LAMBS THEATER - SITE PLAN
PEDESTRIAN
VEHICLES (300-FOOT RADIUS)
WALMART
CENTRAL ELEMENTARY SCHOOL
BUS STOP
BUS STOP
Page 83 of 105 Page 279 of 301
p / 104OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignLAMBS THEATER - E PLAZA BLVD VIEW
Page 84 of 105 Page 280 of 301
p / 105OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignLAMBS THEATER - COURTYARD VIEW
Page 85 of 105 Page 281 of 301
p / 106OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignLAMBS THEATER - D AVENUE VIEW
Page 86 of 105 Page 282 of 301
p / 107OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
LAMBS THEATER
CONTEXT VIEW 2
LAMBS THEATER
CONTEXT VIEW 1
LAMBS THEATER - PHOTOMONTAGE
Page 87 of 105 Page 283 of 301
p / 108OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
GARAGE
ENTRY
44 STALLS
BIKES
TRASH
BOH
BOH
BOH
-
---
----
1 3 3 ' - 2 1 /4 "
1
2
5
'
-
9
3
/
4
"
FL.00 - PLAN
E PLAZA
B
L
V
D
E
A
V
E
N
U
E
PARKING
ENTRY
Page 88 of 105 Page 284 of 301
p / 109OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
LOBBY
COMMON AREA
-
---
----
D
A
V
E
N
U
E
A
L
L
E
Y
C E N TRAL E L EM EN TA R Y SCH O O L
W AL M ART
2 3 ' - 8 1 /4 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2
8
'
-
6
1
/
2
"
2
6
'
-
5
"
6
6
'
-
0
"
2 2 ' - 8 1 /4 "
2 3 ' - 5 1 /4 "
1 2 8 ' - 9 "
1
2
0
'
-
1
1
1
/
4
"
FL.01 - PLAN
E PLAZA
B
L
V
D
E
A
V
E
N
U
E
Page 89 of 105 Page 285 of 301
p / 110OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
----
3'
-
6"
D
A
V
E
N
U
E
A
L
L
E
Y
2 3 ' - 8 1 /4 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
2
8
'
-
6
1
/
2
"
2
6
'
-
5
"
6
6
'
-
0
"
1 2 8 ' - 9 "
1
2
0
'
-
1
1
1
/
4
"
2 4 ' - 7 1 /4 "
FL.02 - PLAN
E PLAZA
B
L
V
D
E
A
V
E
N
U
E
Page 90 of 105 Page 286 of 301
p / 111OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
UP
-
---
----
D
A
V
E
N
U
E
A
L
L
E
Y
2 3 ' - 8 1 /4 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
1 6 ' - 0 "
2
7
'
-
8
1
/
2
"
2
7
'
-
3
"
6
6
'
-
0
"
1 2 8 ' - 9 "
1
2
0
'
-
1
1
1
/
4
"
2 4 ' - 7 1 /4 "
FL.03 & FL.04 - PLAN
E PLAZA
B
L
V
D
E
A
V
E
N
U
E
Page 91 of 105 Page 287 of 301
p / 112OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
----
AMENITY
A
L
L
E
Y
2
8
'
-
6
1
/
2
"
2
6
'
-
5
"
6
6
'
-
0
"
1 2 0 ' - 9 "
1
2
0
'
-
1
1
1
/
4
"
2 4 ' - 8 3 /4 "
2 4 ' - 0 "
2 4 ' - 0 "
2 4 ' - 0 "
2 4 ' - 0 1 /4 "
FL.05 - PLAN
E PLAZA
B
L
V
D
E
A
V
E
N
U
E
Page 92 of 105 Page 288 of 301
p / 113OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
ROOF (50-FEET)
FL.5 (40-FEET)
FL.4 (30-FEET)
FL.3 (20-FEET)
FL.4 (10-FEET)
FL.1 (00-FEET)
FL.0 (-10-FEET)
P.L.P.L.
E PLAZA BLVD
APARTMENTSRENTAL TOWNHOMES
VIEW TO SOUTH
PARKING GARAGE
SECTION VIEW
(SOLAR PANELS)
Page 93 of 105 Page 289 of 301
Site 6: Plaza Bonita
Center Way
(“Plaza Bonita”)
Community
HousingWorks
and
Habitat for Humanity
Page 94 of 105 Page 290 of 301
SITE 06 PLAZA BONITA
Nestled into hillside terrain, Plaza Bonita steps 30 townhomes along the slope
to preserve views, privacy, and outdoor connectivity. A proposed trail network
and community garden expand access to green space, reinforcing the site’s role
as both a housing hub and a wellness asset for the surrounding neighborhood.
Page 95 of 105 Page 291 of 301
p / 115OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
TOWNHOMES
PLAYGROUND
COMMONS
COMMUNITY GARDENS
PARK TRAIL
PLAZA BONITA - AXONOMETRIC VIEW
Page 96 of 105 Page 292 of 301
p / 116OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
----
----
----
----
LEVEL 1 LEVEL 2
UNITS CONSTR. TYPE TOWNHOME 3 BR TOWNHOME 4 BR TOWNHOME 4 BR+TOTAL OVERALL AREAS FL.0 FL. 1 FL. 2 ROOF ACTUAL TOTAL
QUANTITY 15 9 6 30 2711 28244 26757 2978 60,690
TOTAL 15 9 6 30 PARKING 2711 4455 0 0 7,166
% ACTUAL 50.00%30.00%20.00%100.00%CONDITIONED –23,789 26,757 2,978 53,524
AVG. UNIT AREA 1,915 1,915 2,455
UNIT AREAS TYPE VB 28725 17235 14730 60690
GARAGE 15 –6 21
SITE PARKING 12 12
PLAZA BONITA - UNIT COUNT ANALYSIS
GROSS FLOOR AREA
Unit areas provided are NET, defined by centerline of party walls and interior face of exterior wall and corridor wall.
Townhome 4-BR garage parking, where provided, is below home.
PLAZA BONITA - AREA SUMMARIES
Page 97 of 105 Page 293 of 301
p / 117OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
----
OS
RS-2
RS-1
PLAZA BONITA - ZONING OVERLAY
SINGLE FAMILY HOME , 1-2 FLOORS, WOOD
FRAMED
SWEETWATER HEIGHTS PARK
SINGLE FAMILY HOME , 1-2 FLOORS, WOOD
FRAMED
Page 98 of 105 Page 294 of 301
p / 118OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
-
---
----
PLAZA BONITA - SITE PLAN
SWEETWATER HEIGHTS PARK
PLAYGROUND
P
L
A
Z
A
B
O
N
I
T
A
C
E
N
T
E
R
W
A
Y
PEDESTRIAN
VEHICLES
VEHICLES
COMMUNITY
GARDEN
(300-FOOT RADIUS)
Page 99 of 105 Page 295 of 301
p / 119OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignPLAZA BONITA - STREET VIEW
Page 100 of 105 Page 296 of 301
p / 120OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project DesignPLAZA BONITA - COMMONS VIEW
Page 101 of 105 Page 297 of 301
p / 121OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
PLAZA BONITA
CONTEXT VIEW 2
PLAZA BONITA
CONTEXT VIEW 1
PLAZA BONITA- PHOTOMONTAGE
Page 102 of 105 Page 298 of 301
p / 122OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
---
-
----
FL.01 - PLAN
PLA
Z
A
B
O
N
I
T
A
C
E
N
T
E
R
W
A
Y
PLAYGROUND
P
A
R
K
I
N
G
B
E
L
O
W
(1
2
)
S
I
T
E
P
A
R
K
I
N
G
T
R
A
I
L
T
O
P
A
R
K
COMMUNITY GARDEN
Page 103 of 105 Page 299 of 301
p / 123OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
---
-
----
FL.02 - PLAN
PLA
Z
A
B
O
N
I
T
A
C
E
N
T
E
R
W
A
Y
PLAYGROUND
COMMUNITY GARDEN
Page 104 of 105 Page 300 of 301
p / 124OWN NATIONAL CITY | PROPOSAL FOR HOMEOWNERSHIP DEVELOPMENT
9. Project Design
P.L.
VIEW TO SOUTH
EL. 32-FEET
P.L.
EL. 108-FEET
SECTION VIEW
FL.2 (10-FEET)
FL.1 (00-FEET)
ROOF (20-FEET)
GARAGE
PH (30-FEET)
TYPICAL TOWNHOME
Page 105 of 105 Page 301 of 301