SR-12-14-2004-8C
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OEe 1 4 2004
Dec:ember 14, 2004 Santa Monica, California
TO: City Council
FROM: City Staff
SUBJECT: Civic Center Villa~)e Housing
INTRODUCTION
This report recommends that the City Council provide policy guidance necessary to
proceed with a Request for Proposals (RFP) to be issued to three developer-design
team finalists, Bridge Housing Corporation, Castle and Cook, Inc., and The Related
Companies for the Village at the Civic Center. Village District massing guidelines and
an allowance of a partial for-sale option as a proposal alternative for the Village at the
Civic Center are the two outstanding issues.
BACKGROUND
In '1993, the City adopted the Civic Cemter Specific Plan, which established a vision for
the Civic Center area. In April 2000, the City's Redevelopment Agency purchased 11.3
acres of the RAND property.
Recognizing the unique opportunities associated with public ownership of a majority of
the properties in the Civic Center area, in 2001 the City embarked on a comprehensive
update to the Civic Center Specific Plan by establishing the Civic Center Working Group
to guide the community planning process.
DEe I 4 2004
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ThEl draft Civic Center Specific Plan developed through an extensive community
planning process and released for public review in late 2002, provides policies for the
development of 16 acres of open space, including three signature parks, a diverse
housing program to activate and enlivl:m the public spaces by creating a new
neighborhood, enhanced circulation systems for bicyclists, pedestrians, transit, and
autos, and new and enhanced community facilities.
In 2003, the City began preparation of the EIR assessing the draft Civic Center Specific
Plan and required related actions. The draft EIR was released for public review during
June and July 2004, comments were addressed and the Final EIR was completed in
October 2004. Before the Specific Plan can be approved, the Planning Commission
must review the Plan and EIR and malke a recommendation to the City Council. Upon
completion of this step, Council will consider adoption of the Plan.
DISCUSSION
Concurrent with preparation of the EIR, the City has taken preliminary steps related to
the eventual development of the mixed-use Village District in the Civic Center. Staff
anticipates issuing a Request for Proposals for development of the Village District and
seeks direction on related issues.
Village District
The proposed Civic Center Specific Plan provides for housing and open space elements
within the area known as the Village District (Attachment A). The Village is envisioned
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as an urban neighborhood with low and mid-rise mixed-income, mixed-use buildings
that will be closely integrated with open space and mews and the existing RAND and
1733 Ocean Avenue buildings.
The proposed Civic Center Specific Plan provides for up to 325 residences on three
individual sites. Up to 20,000 square feet of ground-floor, neighborhood-serving
commercial uses are contemplated on the two sites along Ocean Avenue. At least 160
of the residences are required to be affordable to very-low and low-income households.
The developed Village sites will be owned by the development entity through either a
fee conveyance or long-term ground lease. To maintain maximum financial flexibility,
the conveyance determination will be decided with the selection of the final developer
and execution of the developer's agre1ement.
Request for Qualifications
A Request for Qualifications (RFQ) was issued on May 27, 2004, to solicit prospective
developer-design teams interested in the development of the Village. The RFQ
included background information on Santa Monica and the Civic Center Specific Plan,
general guidelines and conceptual timelines for development of the Civic Center Village,
and submission requirements. Respondents were required to identify developer and
design team members and demonstrate their abilities to develop the entire Village or
individual sites within the area.
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Sixteen responses to the RFQ were rE!ceived (Attachment B) and evaluated by a
committee comprised of representatives from the departments of Planning and
Community Development, Finance, RE~source Management, Community and Cultural
Services, and Environmental and Publlic Works Management, and the City Manager and
City Attorney's offices. The committeE~ was assisted in its evaluation by consultants
experienced in urban design, architecture, real estate and economic development.
The committee used the following eva'luation criteria identified in the RFQ: experience in
successfully completing comparable developments; financial capacity; and
demonstrated understanding of and ability to comply with the scope of the development,
guidelines and submission requirements. The committee ranked three developer-
design teams as the top choices.
The three selected teams have the demonstrated ability to complete the design and
development of the Village in a compr,ehensive manner and will advance to the Request
for Proposals (RFP) stage of the selection process. Attachment C provides a
representative sampling of the compalrable developments of the three selected
developer-design teams. The developer-design teams may enhance their teams with
additional expertise prior to responding to the RFP and will include a public artist as part
of the team from a pre-qualified list of artists compiled for this development through a
separate juried process. Staff anticipates that the developer-design teams will expend a
significant amount of time, energy and funds in responding to the RFP. Following
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evaluation of the responses and final adoption of the Civic Center Specific Plan, the
committee will recommend a developE~r-design team for the Village to the City Council.
Before an RFP can be issued, staff needs Council direction on two issues: Village
District massing guidelines and tenure options for residences.
Village District Massing Options
In its preparation of the Civic Center plan, the Working Group's goal was to provide a
housing program generally equivalent to the number of units permitted under the prior
Specific Plan. In order to reconcile this goal with the goal of providing as much open
space as possible, the Working Group recommended that residential heights on the
three sites in the Village District resemble those of adjacent buildings (new RAND
Headquarters, Viceroy Hotel and 173~S Ocean office building). Densities of up to 325
units within a small land area would be realized and inclusion of larger apartments that
are suitable for families with children would be possible with such height parameters.
In its approval of the Civic Center land use plan, Council reviewed two massing
alternatives for the Village District housing intended to meet the goal of up to 325 units,
including family housing. As directed by Council, both alternatives were analyzed in the
Specific Plan EIR. Option A (see Attachment D) would permit heights of 85 feet (eight
floors) on Sites 8 and C and 56 feet (five floors) on Site A. This alternative is consistent
with the Working Group's initial concept and provides residential heights that are similar
to those of RAND and the Viceroy Hotel. Option B would restrict all three housing sites
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to 56 feet and five floors, with one 120-foot by 70-foot portion of Site C (immediately
adjacent to the Viceroy Hotel) permitted to 120 feet and eleven floors.
The EIR concluded that neither alternative would create significant shade and shadow
effects. Option A would create greater winter morning shadowing (see Attachment E) of
Olympic Drive and the Palisades Garden Walk open space (north of Olympic Drive) and
involve greater overall bulk along Ocean Avenue. Option B would reduce the winter
morning shadowing (see Attachment F) of Olympic Drive and Palisades Garden Walk,
create a thin winter afternoon shadow across Main Street, reduce the overall bulk along
Ocean Avenue, and allow one element to reach a height that has not been built in Santa
Monica in the recent past. Option B is expected to be more cost effective to construct
by concentrating the more costly taller elements. Due to the reduced shadows,
increased visual and massing diversity, and cost-efficiency, Option B provides more
appropriate governing standards for the Village District. The design of the Village would
be required to fall within these parame!ters as part of the community design process
described above.
A third option, Option C, has been prepared as a hybrid between Options A and B, while
falling within the parameters of the EIR's shade and shadow study. This option would
generally limit all three sites to 56 feet and five floors, allowing one 120-foot element on
site C and one 85-foot element on site B. Option C is expected to provide the greatest
flexibility for the eventual Village development-design team to reach a total development
program of 325 units, while increasing visual and massing diversity. This option also
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provides a development envelope that best responds to the scale of the new RAND
headquarters.
Tenure Options for Residences
Another consideration in the preparation of the RFP is the tenure characteristics of the
residences. The Civic Center Specific: Plan does not specify whether the proposed
Village residences are to be rental-only or a mixture of rental and individual ownership.
The inclusion of some for-sale residences would significantly enhance the economics of
financing the Village, thereby reducin~l public subsidies. Including homeownership in
the mix could create greater diversity iin the Village to better integrate the Civic Center
with the character of other Santa Monica neighborhoods. The requirement for a
minimum of 160 affordable residences within the Village would not be affected by
allowing the for-sale option.
Staff recommends that RFP respondents be allowed to propose a partial for-sale
residential scenario and an all-rental residential development scenario. The
Committee's final recommendation to the City Council would include consideration of
the public benefit trade-offs of the two scenarios. For example, a development-design
team might propose one site be developed as for-sale residences and the other two
sites as rental residences. The public: benefit in this scenario might involve inclusion of
a greater number of more affordable residences offset by the values created by the for-
sale residences, or private financing of infrastructure that would otherwise be publicly
funded.
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NEXT STEPS
Following Council direction, an RFP will be issued to the three design-development
team finalists. Staff anticipates returning to Council in January seeking direction on the
timing of the recently proposed Santa Monica Place redevelopment relative to adoption
of the Civic Center Specific Plan.
The RFP will give direction to the prospective developer-design teams regarding the
community participation and entitlement process for the Village. The selected
developer-design team will be expectE~d to coordinate and participate in a dynamic,
collaborative community planning proGess commonly referred to as a charrette that will
yield an urban design for the Village that is both economically feasible and
representative of the shared vision of the community. The charrette is envisioned as a
five- to ten-day iterative process where the developer-design team will host, listen and
respond to community and stakeholde~r forums and develop conceptual plans, pro
formas, timelines, and financing plans. The process would culminate in timely review by
relevant boards, commissions, and City Council leading to an approved conceptual
design, entitlements and financing arrangement.
BUDGET I FINANCIAL IMPACT
With the selection of the final developE~r-design team and prior to the execution of the
developer's agreement, the budget impact will be determined. This approach will
provide for maximum flexibility in detelrmining what City financing participation may be
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necessary or desirable. If a subsidy is necessary, the funds could be provided through
redevelopment agency housing set-aside funds, as identified in the recently adopted
Santa Monica Redevelopment Agency Implementation Plan (FY2004/05 to FY2008/09).
RECOMMENDA liON
It is recommended that the City Counc:il provide direction on Village District massing
guidelines and tenure characteristics for the residences, so that a Request for
Proposals for the development of the Village at the Civic Center can be issued to the
developer-design teams of: Bridge Housing; Castle and Cook, Inc.; and The Related
Companies.
Prepared by:
Gordon Anderson, Assistant City Manager
Jeff Mathieu, Director, Resource Management
Bob Moncrief, Housing and Redevelopment Manager
Ron Barefield, Housing Administrator
Suzanne Frick, Director, Planning and Community Development
Andy Agle, Assistant Director, Planning and Community Development
Barbara Stinchfield, Director, Community and Cultural Services
Karen Ginsberg, Assistant Director, Community and Cultural Services
Craig Perkins, Director, Environmental and Public Works Management
Steve Stark, Director, Finance
Attachments:
A. Village Map
B. RFQ Developer-Design Team Hespondents
C. Representative Sampling of Developments
D. Village Massing Options A, Band C
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E. Option A Shade and Shadow Diagrams
F. Option B Shade and Shadow Diagrams
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Attachment B
The Village Request for Qualifications Responses
Development Entity Design/Support Team
A.F. Evans Company, Inc. RNL Design
A.F. Evans Development, Inc. Frederick Fisher Partners
Evans Property Mgmt, Inc. HKS Architects
Rios Clementi Hale
KPFF Engineers
CTG Energetics
AMCAL Multi-Housing Van Tilburg, Banvard and Soderberg
Trammell Crowe Residential Campbell & Campbell Landscape Architect
McCormack Baron Salazar Global Green
WORKS Arup
Walkable Communities
Corporate Services Group
BRIDGE Housing Corporation and McLarand Vasquez Emsiek & Partners
BRE Properties, Inc. ah'be Landscape Architects
Allen Realty Company (ARC)
Fancher Partners
BRIDGE Urban Infill Land Development BUILD
Castle & Cooke, Inc. Arnold Savrann, AlA
Steadfast Apartment Communities Van Tilburg, Banvard and Soderberg
Pamela Burton & Company
Zinner Consultants
Novogradec & Company
Cox, Castle and Nicholson
Marathon Communications
Matt Construction
Community Corporation of Kanner Architects
Santa Monica Katherine Spitz Associates
Gensler
Domino Realty Mgmt. Company Togawa & Smith, Inc.
Melendrez Design Partners
East West Partners Hornberger & Worstell
Corum Real Estate ah'be Landscape Architects
EMC Financial Corporation EIP Associates
Foundation for Affordable Housing Fields Devereaux Architects & Engineers
Las Palmas Foundation John V. Mutlow Urban Design Architect
Brown, Winfield & Cazoneri, Inc. Ralph Mechur Architects
MWW Group GreenWorks
Wald Realty Advisors Pamela Burton & Company
Nabih Youssef & Associates
KPFF
MACTEC
KAKU Associates, Inc.
1 of2
The Village Request for Qualifications Responses
Development Entity Design/Support Team
Fairfield Residential LLC The Landau Partnership Inc.
Kamplan McLaughlin Diaz
ima+design
FountainGlen Properties, LP James Mickartz, Architect (JMA)
RJM Design Group, Inc.
ADS Consulting Engineers
MCE and Associates
GLP Engineering
Davar and Associates
Goldrich & Kest Industries, LLC Nadel Architects,1 nc.
GMP Architects
Simon & Associates
ah'be Landscape Architects
KOR Realty Group Killefer Flammang Architects
Pamela Burton & Company Landscape Architects
Lincoln Property Company GMP Architects
Meta Housing John Cotton Architects
Equity Residential ah'be Landscape Architects
Olson Company Ehrenkrantz Eckstut & Kuhn Architects, Inc.
Simpson Housing Solution RTKL
Studio One Eleven, (Perkowitz + Ruth Architects)
KTGY
FORMA
The Related Companies of California Moore Ruble Yudell
Konig Eizenberg
Pugh + Scarpa
Mia Lehrer + Associates with Hood Design
Wolf Architecture
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ATTACHMENT C
RECOMMENDED TEAMS FOR DEVELOPMENT PROPOSAL SUBMITTALS
REPRESENTATIVE SAMPLING OF COMPARABLE DEVELOPMENTS
I. Developer
Bridge Housing Corporation (Affordable Residential Developer)
BRE Properties, Inc. (Market Rate Residential Developer)
II. Design Team McLarand Vasquez Emsiek & Partners (Architect)
Ah'be (Landscape Architect)
BRIDGE has substantial experience developing a wide variety of affordable housing
projects. BRE focuses primarily on development and management of market-rate
apartment communities. The team has demonstrated a commitment to the
development of sustainable affordable housing in an infill environment.
BRIDGE Housing Corporation
Marin City USA - Marin City, CA
. Ownership: 22 of 85 residences at 80 -120 percent of area median income
(AMI)
. Rental: 94 of 255 residences at 35 - 80 percent of AMI; and 8 of the 255
residences at 80 -120 percent of AMI
. Affordable and market rate rental and for-sale apartments, retail space, and
infrastructure developments on 47 acres
. The development includes a childcare center, a church, tennis courts, playing
fields, and a playground
. Completed: 1998
Madela Gatewav - Oakland. CA
. 168 rental residences at 0 - 60 percent of AMI
. 14 ownership residences at 65, -100 percent of AMI
. Affordable rental flats and townhouses; affordable ownership townhomes;
20,000 square feet of retail space; and various infrastructure developments on
4.3 acres
. Total Project Cost: $53.2 million
o Rental: $42 million;
o Ownership: $5.5 million; and
o Infrastructure: $5.7 million
. Rental completion: November 2004
. Ownership: In predevelopment
Metro Center Senior Apartments - Foster City, CA
. 60 affordable senior apartments at 40 - 60 percent of AMI; and 42 market-rate
apartments on 2.62 acres
. Total Project Cost: $15 million
. Completed: 1997
Mabuhay Court Apartments & Northside Community Center - San Jose, CA
. 96 affordable senior apartments (at 30 - 50 percent of AMI); and 16,000
square foot city-owned community center on 1.7 acres
. Total Project Cost: $22.6 million
. Completed: 2002
One Church Street Apartments - San Francisco, CA
. 93 affordable units at 20 - 60 percent of AMI on 1 acre site
. Total Project Cost: $27.2 million
. Completed: 2002
BRE Properties
Pinnacle at Fullerton - Fullerton, CA
. 192 apartment residences on 2.4 acres
. Project consists of four stories of apartments over two levels of parking and
retail
· The development includes a central courtyard, a swimming pool, spa, outdoor
entertainment, barbecue area, club room, and fitness center
· Completed: April 2004
Pinnacle at MacArthur Place - South Coast Metro, CA
. 253 rental apartment residences on 3.5 acres
. 20,000 square feet of retail space
. Residences range in size from 551 up to 1,525 square feet
. The development includes 4,000 square foot clubhouse, a retail promenade, a
pool, spa, sun decks, picnic and barbecue areas, and a fitness center
. Completed: 2004
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Pinnacle at Taleaa - San Clemente. CA
. 362 apartment residences on 16.9 acres
. Includes a 5,040 square foot resident clubhouse, business center, a pool, spa,
lounge, and fitness facility
. Completed: 2004
The Heiahts - Chino Hills, CA
. 208 apartment residences on 12.74 acres
. Includes a pool, spa, fitness center, clubhouse, business center, movie theater,
and a playground
. Estimated completion: 2005
McLarand Vasquez Emsiek
Fruitvale Transit Villaae - Oakland. CA
. 10 acre mixed-use project adjacent to an existing BART station and Fruitvale's
central business district
. Replacement of on-grade parking lot with commercial, retail and entertainment
. 30,000 square feet of retail/restaurant space, 60,000 square feet of office,
40,000 square foot health clinic, 12,000 square foot community resource
center, 5,000 square foot library, and 47 residential live/work residences
. The development consists of two buildings with retail on the first floor,
community facilities on the second floor and loft housing on the third floor
. Completed: 2004
Promenade at Rio Vista - San Dieao, CA
. 970 residences on 13.8 acre mixed-use site
. Six buildings of four stories over two level subterranean garage
. Commercial and retail to surround a large common area
. Completed: 2004
Durant Villaae - Oakland. CA
. 168 residences
. Three story for-sale townhomes
. Completed: March 2003
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Las Bouaainvilleas - Oakland. CA
. 68 affordable senior apartment residences
. One building of many on the 30 acre mixed-use project around the Fruitvale
BART station
. Completed: May 1998
Ab'he
Belmont VillaGe - Hollvwood. CA
. Designed the perimeter of the building and the two courtyards located inside
the building
. Cost: $120,000
Castlewood Senior HousinG - Los Anaeles. CA
. Designed a courtyard and site designs for this subsidized senior housing
apartment building
. Cost: $300,000
Park West Senior HousinG - Los AnGeles. CA
. Designed two courtyards, a circular swimming pool, an amphitheater space,
fountains, and connecting walkways
. Completed: 2002
. Cost: $375,000
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I. Developer
Castle and Cooke, Inc. - (Market Rate Residential Developer)
Steadfast Apt Communities (Affordable Housing Developer)
II. Design Team Van Tilburg, Banvard & Soderberg, AlA (Architects)
Pamela Burton & Company (Landscape Architects)
Castle and Cooke's experience is focused on the development of large-scale, master
planned communities. Steadfast has demonstrated ability to develop affordable
housing, mixed-use development and infill housing.
Castle and Cooke, Inc.
Westlake Hotel and Wellness Center - Thousand Oaks, CA
. 20 acre, 473,155 total square foot mixed-use development includes 267 room
hotel, conferencing facilities, full-service spa, and fitness center
. Medical facility with physicians on staff to provide diagnostic services and
outpatient recuperative facilities
. Total Project Cost (estimated): $200 million
. Expected completion: April 2006
Lake Sherwood Golf Club - Thousand Oaks, CA
. 1,900 acre residential community (+669 lots) surrounding the Sherwood
Country Club and Golf Course
. Total Project Cost: 500 million +
. Expected completion of full development scope: 2015
Mililani Mauka - Mililani, HI
. 1,300 acre master planned residential community in central Oahu
. Residential units will range from affordable entry-level apartments to upper-end
single family homes
. The development includes regional commercial shopping centers,
neighborhood recreation centers, and community parks
. Project costs 1998- 2007: $745 million (1998 - 2003: $433 million, 2004: $92
million, 2005-2007: $220 million)
. Project began in 1989 and expected for completion by the end of 2007
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The AlberhiIJ Ranch Proiect - Lake Elsinore. CA
. 511 acres with 1,178 single family residences and 392 multifamily residences
. The project will also include new school facilities, and a 30 acre regional park
. Construction: 2004-2011
. First residence sales: 2005
. Final residence sales: 2011
Seven Oaks - Bakersfield. CA
. 1,700 acre master planned community (+/- 900 lots) surrounding the Seven
Oaks Country Club and Golf Course
. Total Project Cost: $265 million
. Construction commenced: 1991
. Estimated completion: 2008
The Crossin as at Corona - Corona, CA
. 536,00 square feet of retail space has been leases, and 925,000 square feet of
additional retail space is planned
. Total Project Cost: $100 million
. Estimated completion: 2005
Steadfast Apartment Communities
Plaza Apartments - Boise. 10
. 299 affordable apartment residences (at 60 percent or less of AMI) and 25,300
square feet of retail space
. 30 of the residences will be available to Section 8 voucher holders
. Mixed-use project ("The Civic Plaza Project") is a part of the larger 20 acre
master planned project ("Ada County Courthouse Corridor Project and Idaho
Place Project")
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River Run Apartments - Corona, CA
. 360 affordable senior apartments (90 percent reserved for low-income seniors,
10 percent reserved for very low-income seniors)
. The project consists of six three-story apartment buildings with one and two
bedroom units
. The project includes a community room, picnic and barbecue area, a pool,
shuffleboard, laundry facilities and gated entry
. Financing package includes funds from East-West Bank, Fannie Mae, Century
Housing, the City of Corona, and the Flood Control District
. Estimated completion: Late 2004
The Courts - Oxnard. CA
. Steadfast recently entered into exclusive negotiations with the Housing
Authority
. 260 public housing residences on 30 acres
. The project will be financed with 4 percent Tax Credits, Tax Exempt Bonds,
and State of California Multi-Family Housing Program (MPH) Funds
Van Tilburg, Banvard and Soderbergh
Castelar Apartments - Chinatown: Los Anaeles, CA
. 103 affordable family apartments
. High-density infill (1 acre site)
. 1,800 square foot community facility, two levels of parking,
. 9 percent tax credits secured from the California Tax Credit Allocation
Committee
· Total Project Cost: $16 million, exclusive of land
Fairwav Ranch Community - Dublin, CA
. 900 residences on 22 acres of vacant land- 322 senior residences, 304 family
apartment residences, 6,500 square feet of retail and 5,000 square feet of
community use facilities
. 535 of the 626 residences in the first phase are reserved for affordable
incomes, while 91 of the residences are market-rate
. Total Project Cost: $105 million, exclusive of land
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Archstone Pasadena - Pasadena. CA
. 120 residences over 7,500 square feet of ground floor retail (total building
square feet 125,000)
. Five-story mixed-use residential and retail building on a 1.1 acre site
. Total Project Cost: $28 million, exclusive of land
Pamela Burton & Company
Colorado Center (formerlv MGM Plaza and Colorado Place) - Santa Monica. CA
. 14 acre site, six buildings with extensive walkways, planting areas and plazas
over a three level parking garage and a public park
. Update to 20+year appearance of development
. Total Project Cost: $11,000,000
. Completed: April 2004
Santa Monica Library - Santa Monica. CA
. New library facility: 71,102 square feet on a three acre site
. Total Project Cost: $42,600,000
. Estimated completion: December 2004
UCLA Orlho/Jedic Hos/Jital - Santa Monica. CA
. Development includes a park space, courtyards and plazas surrounding a
hospital replacement facility and parking structure
. Total Project Cost: $132,000,000
· Estimated completion: December 2004
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I. Developer
The Related Companies
II. Design Team Moore Ruble Yudell Architects & Planners
Koning Eizenberg Architecture (KEA)
Pugh + Scarpa
Mia Lehrer + Associates (Landscape Architect)
The California Related Companies' experience is concentrated in both mixed-income
and affordable housing development. Related has extensive experience in obtaining
conventional and governmental financing; and leveraging resources. The team's
Statement of Qualifications (SOQ) demonstrated the ability to undertake mixed-use
development, infill housing and public-private joint ventures.
The Related Companies
Pueblo del Sol- Los Anaeles. CA
. 377 affordable one, two, three, and four bedroom town homes and flat
residences at 30-60 percent of AMI
. 93 units comprised of three and four bedroom single-family homes - 27 of the
homes are intended for former public housing residents
. Financing: Housing Authority of Los Angeles - $20.5 million invested (as part of
a HOPE VI Grant to the Housing Authority), SunAmerica Affordable Housing
Partners & Fannie Mae - $50.5 million invested
. New development includes: 1.5 acre park, several play areas for children, new
Metro transit stop, new high school to be built by the Los Angeles Unified
School District, 6,000 square foot community facility with pool, 6,000 square
foot community service facility for after school use, computer lab, and a social
welfare office
. Affordable rental residences completion: Fall 2003
. Ownership residences completion: Summer 2004
The Paramount - San Francisco. CA
. 487 apartment residences
. 98 low-income residences (20 percent of total residences) - 17 percent at 50
percent of AMI and 3 percent at 40 percent of AMI
. 26,000 square feet of retail space on the first two floors
. Financed with $100 million in tax-exempt bonds, $28 million in taxable bonds,
and $38 million equity from Teacher's Retirement System of the State of Ohio
. Built on a site owned by San Francisco Redevelopment Agency
. Completed: 2001
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Paseo del Oro - San Marcos, CA
. 120 mixed-income residences (80 percent of the residences at 45 - 50 percent
of AMI) and 23,000 square feet of retail space on five acres
. The project includes a pool, two activity centers for community services and
social service programs
. Completed: 2002
Moore Ruble Yudell Architects & Planners
606 Broadwav - Santa Monica, CA
. 53 apartment residences, 47,000 square feet of residential in a six story
building
. Residences range in size from 700 square feet to 1,000 square feet, with some
two-story residences in the upper floors
. 6,500 square feet of commercial and retail on a 15,000 square foot lot
. Includes three levels of below grade parking, an exercise facility, a recreation
room, common-area lobby, and a garden court
. Total Project Cost: $6.8 million
. Estimated completion: May 2006
Tanao Housina - Malmo, Sweden
. 27 residences
. The project includes photovoltaic panels that produce more than 100 percent of
the building's energy needs and triple glazing containing aragon gas for
insulation
. Completed: 2001
Karow Nord Master Plan - Karow. Bezirk Weil3ensee, Germanv
. 5,000 new residences, as well as new schools, recreation, and shopping
integrated into small historic village
. Completed: 1992
The Watermark Tower- San Francisco. CA
. 140 residences in a 22-story high-rise on a 0.5 acre site
. Estimated completion: 2006
10
Ocean A venue Comorate Headauarters - Santa Monica. CA
. 75,000 square foot four-story office building
. Also includes retail and restaurants on the ground floor and 260-car parking
garage
. Total Project Cost: $25 million
. Completed: 2002
Santa Monica Main Ubrarv - Santa Monica. CA
. 110,000 square foot two-story building, over three-level 600 car underground
parking
. A library building with auditorium, community rooms, a small museum, and a
cafe
. Total Project Cost: $50,500,000
. Estimated completion: 2005
Koning Eizenberg Architecture
5th Street Familv Housina - Santa Monica. CA
. 32 residences, including three bedroom townhouses, and two and four
bedroom disabled access units
. Total Project Cost: $3,520,000
. Completed: April 1998
Mia Lehrer + Associates
Campus at Plava Vista Master Plan + Streetscape - Plava Vista. CA
. Designing a 78-acre project area including a public park, courtyards, and
walkways
. No other development details provided
Santee Court - Los Anaeles. CA
· Adaptive reuse development consisting of 578 live/work residences and
100,000 square feet of retail space
. Responsible for the design of the rooftop amenities, a garden courtyard, and a
promenade
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Metropolitan Lofts - Los Anaeles. CA
. Development will consist of 274 loft residences and 11,000 square feet of
commercial space
. Responsible for designing the central courtyard
. Estimated Completion: 2004
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