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HomeMy Public PortalAboutA1990-09-18LRAL x IMOODREDEVELOPMENT AGENCY 0 11330 BULLIS ROAD LYNWOOD, CALIFORNIA 90262 (2 1 3) 6010220 Robert Henning, CHAIRMAN Paul Richards, VICE CHAIRMAN Louis J. Heine, MEMBER R E C E I V E D I Armando Rea, MEMBER CITY OF LYNWOOD Evelyn Wells, MEMBER CITY CLERKS OFFICE I SEP 141990 PM P 7 A G E N D A LYNWOOD REDEVELOPMENT AGENCY September 18, 1990 REGULAR MEETING 7:30 P.M. LYNWOOD CITY HALL', 11330 BULLIS ROAD I ROBERT HENNING LOUIS J. HEINE MEMBER EVELYN WELLS MEMBER AGENCY COUNSEL JAMES D. CLARK I A. Call Meeting to Order. B. Roll Call. ( HENNING- HEINE - REA- RICHARDS- WELLS) CHAIRMAN PAUL H. RICHARDS II VICE CHAIRMAN ARMANDO REA MEMBER EXECUTIVE DIRECTOR CHARLES G. GOMEZ OPENING CEREMONIES: A 1 2. Certification of Agenda Posting by Secretary. PUBLIC ORAL COMMUNICATIONS (Regarding Agenda Items Only) ITEMS FOR CONSIDERATION• MINUTES OF PREVIOUS MEETING Regular Meetings of August 21, 1990 and September 4, 1990 A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF LYNWOOD, CALIFORNIA, ALLOWING AND APPROVING THE DEMANDS AND WARRANTS THEREFOR. I jl 0 3. ACQUISITION SERVICES Comments: 0 i REGULAR ITEMS - NICKERSON & ASSOCIATES To request Agency approval to enter into an Agreement with Nickerson & Associates tolp real estate acquisition services for the commercial and residential properties located on the proposed Freedom Ford site. The proposed location for the project is boundouth by Los Flores Boulevard; on the north by;Imperial Highway; on the east by the 710 Freeway offram; and roughly bounded on the west by Atlantic Avenue. Recommendati i Staff respectfully requests that, after consideration, the Agency adopt the attached resolution approving the attached Agreement with Nickerson & Associates to provide land acquisition services at a cost not to exceed $26,400. 4. REAPPROPRIATION AND TRANSFER OF FUNDS TO COVER OUTSTANDING ENCUMBRANCES AND CIP COSTS AT END OF FISCAL YEAR 1989 -90 Comments: To have the Agency adopt reappropriating funds to cove Capital Improvement Project ending June 30, 1990. 1 Recommendation; the attached resolution outstanding encumbrances and (CIP) costs for Fiscal Year It is recommended that the Lynwood Redevelopment Agency adopt the attached resolution entitled: "A RESOLUTION OF THE LYNWOOD REDEVELOPMENT AGENCY AUTHORIZING THE APPROPRIATION AND TRANSFER OF FUNDS TO COVER OUTSTANDING ENCUMBRANCES AND 5. CIP COSTS AT THE END OF FISCAL YEAR 1989 -90" CONSULTANT SERVICES FOR SPECIALIZED REDEVELOPMENT STAFF SUPPORT Comments: To request that the AGency consider entering into an Agreement with GRC - Copenhaver, Inc. to provide specialized redevelopment project implementation services on a time and material basis. Recommendation: Staff respectfully recommends that, after consideration, the Lynwood Redevelopment Agency adopt the attached Resolution approving an Agreement for redevelopment project implementation consultant services with GRC - Copenhaver, Inc., establishing the contract amount for Fiscal Year 1990 -91 not to exceed $20,000.00, andiauthorze the Chairman to execute the Agreement. 2 f pISCUSSION ITEMS INFORMATIONAL ITEMS i i None CLOSED SESSION ITEMS I None i AGENCY ORAL AND WRITTEN COMMUNICATION I PUBLIC ORAL'COMMUNICATION ADJOUR NMENT: Motion to adjourn to a Regular Meeting of the Lynwood Redevelopment Agency to be held October 2, 1990, at 7:30 p.m. in the Council Chambers of City Hall, 11330 Bullis Road, Lynwood, California. i I f : \redevetp \agenda \tra \tracvr \sf J 3 L 0 REGULAR MEETING AUGUST 21, 1990 The Redevelopment Agency of the City of Lynwood met in a regular session in the City Hall, 11330 Bullis Road, on the above date. Chairman Henning in the chair. Members Heine, Rea, Richards, wells, Henning answered the roll 0 call. 9 Also present were Executive Director Gomez, General Counsel Barbosa, Secretary Hooper and Treasurer Wi*ight. Secretary announced the agenda had been duly posted in accordance with The Brown Act. PUBLIC ORAL COMMUNICATIONS: AGENDA ITEMS ONLY: Hearing no response, public oral'communications was closed. ITEMS FOR CONSIDERATION: It was moved by Mr. Rea, seconded by Mrs. Wells to approve the minutes of Regular Meeting - August 7, 1990. ROLL CALL: AYES: MEMBERS HEINE, REA, RICHARDS, WELLS, HENNING NOES: NONE ABSENT: NONE LRA RESOLUTION NO. 90 -43 entitled: "A RESOLUTION OF THE REDEVELOP- MENT AGENCY OF THE CITY OF LYNWOOD, CALIFORNIA ALLOWING AND APPROV- ING THE DEMANDS AND WARRANTS THEREFOR." was presented. It was moved by Mr. Richards, seconded by Mr. Wells to adopt the resolution. i ROLL CALL: AYES: MEMBERS HEINE, REA, RICHARDS, WELLS, HENNING NOES: NONE ABSENT: NONE l REGULAR ITEMS: IRA RESOLUTION NO. 90 -44 entitled: "A RESOLUTION APPROVING THE FIRST EXTENSION TO THE EXCLUSIVEI'NEGOTIATION AGREEMENT BETWEEN THE LYNWOOD REDEVELOPMENT AGENCYJAND MKWT DEVELOPMENT COMPANY FOR THE DEVELOPMENT OF THE FREEDOM FORD PROJECT BOUNDED ON THE NORTH BY IMPERIAL HIGHWAY, ON THE EAST BY INTERSTATE 710, ON THE SOUTH BY LOS FLORES BOULEVARD AND WRIGHT ROAD, AND ON THE WEST BY THE FIRST ALLEY EAST OF ATLANTIC BOULEVARD." was presented. It was moved by Mr. Rea, seconded by Mr. Heine to adopt the resolution. ROLL CALL: AYES: MEMBERS HEINE, REA, RICHARDS, WELLS, HENNING NOES: NONE ABSENT: NONE I It was moved by Mr. Richards, Session item - Authorization Members and Certain Staff of Matters, over to City Council ROLL CALL: AYES: MEMBERS HEINE, REA, NOES: NONE ABSENT: NONE seconded by Mr. Rea to hold Closed for Outside Counsel to Represent the�Agency in Certain Litigation Closed Session. 1 RICHARDS, WELLS, HENNING i PUBLIC ORAL COMMUNICATIONS: Louis Ross, property owner in city, spoke on his efforts to get his property developed. Hearing no further response, j i public oral communications was closed. It was moved by Mr. Richards„ seconded by Mr. Heine and carried to recess. Agency was reconvened from Closed Session. Agency Counsel Barbosa stated the Agency heard a report on the _) on -going litigation and there was no action at this time. There was no further action a it was moved by Mr. Richards, seconded by Mrs. Wells to adjourn. ROLL CALL: AYES: MEMBERS HEINE, REA, RICHARDS, WELLS, HENNING NOES: NONE ABSENT: NONE i Chairman i APPROVED i Secretary i I I REGULAR MEETINGISEPTEMBER 4, 1990 I I iG 1 T The Redevelopment Agency of the City of Lynwood met in a regular session in the City Hall, 11330 Bullis Road, on the above date at 7 :38 p.m. Chairman Henning in the chair.) Members Heine, Rea, Richards, Wells, Henning answered the roll call. I Also present were Executive Director Gomez, General Counsel Barbosa, Secretary Hooper and Treasurer Wright. Secretary announced the agenda had been duly posted in accordance with The Brown Act. PUBLIC ORAL COMMUNICATIONS: AGENDA ITEMS ONLY: Hearing no response, public oral communications was closed. ITEMS FOR CONSIDERATION: LRA RESOLUTION NO. 90 -45 entitled: "A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF LYNWOOD, CALIFORNIA ALLOWING AND APPROVING THE DEMANDS AND WARRANTS THEREFOR." was presented. It was moved by Mr. Heine, seconded by Mr. Rea to adopt the resolution. ROLL CALL: AYES: MEMBERS HEINE, REA, RICHARDS, WELLS, HENNING NOES: NONE ABSENT: NONE I Executive Director Gomez requested that a short Closed Session be held at the end of City Council meeting. It was moved by Mr. Richards, seconded by Mrs. Wells to recess to Closed Session. Agency was reconvened at 8:43 p.m. General Agency Counsel Barbosa stated settlement with regards to the DeWitt action at this time. There was no further business and it seconded by Mrs. Wells to adjourn. Agency met and discussed matter. No need for was moved by Mr. Richards, Chairman i APPROVED Secretary • 0 RESOLUTION NO. LRA A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE CITY OF LYNWOOD LYNWOOD, CALIFORNIA ALLOWING AND AVPROVING THE'DEMANDS AND ORDERING WARRANTS THEREFOR The Redevelopment Agency of the City of Lynwood does hereby resolve as follows: Section 1. That the demands presented, having been regularly audited, are hereby allowed and approved, and that warrants ordered drawn therefor by the Agency Treasure to the payee and in the amounts indicated. WARRANT• /DATE PAYEE DESC AMOUNT AREA A ALAMEDA f � f� A z 276 09 -90 FRANK SANDERS OTRLY PYMT-SANDERS' PROP 14.491.57 14.491.57 0.00 277 09 -18 -90 SECURITY PACIFIC NAT. BANK TAX INCREMLNT TRSFR /F.A. 61.727.22 61.727.22 0.00 3059 09 -15-90 SPOILED CHECK SPOILED CHICK 0.00 3060 09 -18 - 90 EASTMAN KODAK CO. MONO BLACK TONER 64.84 32.42 32.42 3061 09 -18 - 90 EXPRESS MESSENGER COURIER SERVICES 8/90 60.50 60.50 0.00 3062 09 -18-90 LYNGATE PRINTING COMPANY BUSINESS CARDS 29.36 29.36 0.00 3063 09 -18-90 LYNWOOD REDEVELOPMENT AGENCY FUND TRSFGG /SANDERS' PROP 14.491.57 14,491.57 0.00 3064 09 -18-90 MORELAND AND ASSOCIATES AUDIT /ACCIC ASSIST 8/90 1.645.14 822.57 822.57 '► 3065 09 -18-90 RELIABLE OFFICE SUPPLY & EQUIP NAME PLATES— JACOBS /KAREFA 30.00 15.00 15.00 3066 09 -18 -90 TIMELY TEMPORARY TEMPORARY HELP 833.75 416.87 416.88 +* TO TAL 93.373.95 92.087.08 1.286.87 Section 2. That the Agency Secretary shall certify to the adoption of the resolution and shall deliver a certified copy to the Agency Treasure and shall retain a copy thereof for the record. PASSED, APPROVED AND ADOPTED THE _ day of 1990 ATTEST: a ANDREA L. HOOPER ROBERT HENNING SECRETARY CHAIRMAN. Lynwood Redevelopment Agency a DATE: September 18, 1990 TO: HONORABLE CHAIRMAN AND MEMBERS OF THE A ENCY FROM: Kenrick Karefa- Johnson rid( Director of Community Development 1 SUBJECT: ACOUISITION SERVICES- NICKERSON & ASSOCIATES PURPOSE: To request Agency approval to enter into an Agreement with Nickerson & Associates to provide real estate acquisition services for the commercial andlresidential properties located on the proposed Freedom Ford site. The proposed location for the project is bounded on the south by Los Flores Boulevard; on the north by Imperial Highway; on the east by the 710 Freeway off - ramp; and roughly bounded on the west by Atlantic Avenue. FACTS: 1. The Lynwood Redevelopment Agency is currently in the exclusive negotiations periodi with MKWT Development Company, owner of Freedom Ford, to consider a proposal to relocate their current operations in South Gate to Lynwood. 2. It is necessary to identify an acquisition agent to provide acquisition services in anticipation of the Agency's approval of the project. 3. Agency staff initiated aiconsultant selection process to request proposals from consultants experienced in land acquisition. I 4. Agency staff received proposals from three consultant firms, evaluated each proposal; as well as conducted interviews with each firm to make a selection for recommendation to the Agency. 5. After careful consideration of the Agency's interest and the needs of the property owners on the site proposed for Freedom _Ford, Agency staff selected Nickerson & Associates to provide the land acquisition services for the project. ANALYSIS AND CONCLU The consultant selection process for the land acquisition services focused on the following criteria: (1) expertise and experience in land acquisition; (2) familiarity with the Lynwood area; (3) ability to communicate in both English and Spanish; and, (4) cost effectiveness. Upon completion of this selection process staff concluded that Nickerson & Associates was the firm that could best represent the Agency in the acquisition of the properties designated for the proposed Freedom Ford project site. i The Agency has previously utilized the services of Nickerson & Associates as a land acquisition agent for other redevelopment projects and has been satisfied with its overall performance, including availability and commitment. Additionally, Nickerson AGENDA ITEM 3 L 0 & Associates is familiar with the southeast Area of Los Angeles County, having performed acquisition services for the cities of Maywood, Cudahy and Huntington Park. Nickerson & Associates will provide the Spanish /English bilingual services necessary to negotiate the land acquisition with the property owners on theiproject site. Of the three land acquisition proposals received, Nickerson & Associates is by far the most cost effective, with a quote of $26,400. The price quoted in'the proposals submitted by the other two consultant firms were considerably higher, namely, $47,100 and $42,000. i Staff's recommendation is based on the review of the proposals and interviews with consultants. For the purpose of your review, each of the proposals are attached. RECOMMENDATION: Staff respectfully request that after consideration the Agency adopt the attached resolution approving the attached Agreement with Nickerson & Associates to 'provide land acquisition services at a cost not to exceed $26,400 dk6 \ljh \stafrpni090590 IRA RESOLUTION NO. • i A RESOLUTION OF THE LYNWOOD REDEVELOPMENT AGENCY ENTERING INTO AN AGREEMENT WITH NICKERSON & ASSOCIATES WHEREAS, the Lynwood Redevelopment Agency is currently in the exclusive negotiations period with MKWT Development Company, owner of Freedom Ford, to consider a proposal to relocate their current operations to Lynwood; and WHEREAS, it is necessary to identify an acquisition agent to provide land acquisition services in the event that the Agency approves the Freedom Ford project; and WHEREAS, Agency staff initiated a consultant selection process, requesting proposalslfrom consultants experienced in land acquisition; and WHEREAS, Agency staff evaluated the three proposals received and held interviews with each consultant firm to select an acquisition agent; and WHEREAS, after careful :consideration of the Agency's interests and the needs of the property owners on the proposed Freedom Ford site, Nickerson & Associates was selected to provide the land acquisition services for the project; and WHEREAS, the Agency has !previously utilized Nickerson & Associates to perform land acquisition services for other redevelopment projects, thereby determining that it is a well - qualified firm by training and experience to perform the needed services. i NOW THEREFORE, the Lynwood Redevelopment Agency does hereby resolve as follows: I Section 1. The Lynwood Redevelopment Agency hereby consents to the execution of the Agreement between the Agency and Nickerson & Associates to provide land acquisition services for the Freedom Ford project at a c i ost not to exceed $26,400. Section 2. The Lynwood Redevelopment Agency hereby directs the Chairman to execute said Agreement. PASSED, APPROVED and ADOPTED this leth. day of September, 1990. ROBERT HENNING, CHAIRMAN ATTEST: Andrea L. Hooper, Secretary APPROVED AS TO FORM: I APPROVED AS TO CONTENT: City Attorney i Kenrick R. Karefa- Johnson Community Development Director NOTED AS TO CONTENT: Alfretta Earnest Interim Director of Finance dk6 \jjh \resnicks \090790 CONSULTANT SERVICES AGREEMENT FOR LAND ACQUISITION SERVICES THIS AGREEMENT is entered into on this day of ------------- - - - - -- -1990, by and between the LYNWOOD REDEVELOPMENT AGENCY (hereinafter referred to as the "AGENCY "), and NICKERSON & ASSOCIATES, (hereinafter referred to as the "CONSULTANT ") . W I T N E S S E T H WHEREAS, the Agency has undertaken certain activities pursuant to the California Community Redevelopment Law necessary to the planning and execution of redevelopment projects; and WHEREAS, the Agency desires to engage the Consultant to render certain technical assistance to negotiate land acquisition for the Freedom Ford project; and WHEREAS, the Consultant represents that it is qualified to perform such services under this Agreement. NOW, THEREFORE, THE PARTIES HERETO DO MUTUALLY AGREE AS FOLLOWS: I. SCOPE OF SERVICES A. Subject to the terms'and conditions set forth in this Agreement, the Consultant shall provide to the Agency the basic services as described: 1. Consultant will review all title reports and and appraisals, prepared by independent appraisers, of parcels to be acquired in order that the acquisition agent may be familiar enough with these aspects to conduct negotiations in a professional manner. , 2. Consultant will prepare all offer letters, appraisal summary statements, acquisition agreements, deeds, and other required documents in accordance with agency counsel, and in conformance with State and Federal regulations. 3. Consultant will negotiate with property owners, their agents or representatives, commercial or industrial tenants or lessees for purchase of real property rights or interests as required by the Agency. The Agency's written offer to purchase and attach appraisal summary statement will be presented to the vested title owner, his agent or representative, commercial or industrial tenant, lessee, or their agents or representatives, whenever possible, anywhere in the United States. i i 4. Consultant wil'1 deliver to the Agency, the receipted copies of offers letters, with the appraisal summary statements attached, as soon as possible after initiation of negotiations. Whenever thelproperty owner, his agent or representative, refuses to receipt the offer for purchase, a certification of the tender of such offer will be delivered to the proper entity of the Agency. i 5. Consultant wills continue negotiations with the property owners, their agents or representatives, tenants, lessees, their agents or representatives,, until every reasonable effort has been exhausted, and upon advice of the Agency that the only remaining method of acquisition is through the power of eminent domain. 1 6. When precondemnation proceedings have been instituted by the Agency, Consultant will provide the assistance necessary to aid the Agency's condemnation counsel. Consultant will continue negotiations after the filing of the action in eminent domain, as the Agency's counsel desires. 7. Consultant will maintain a diary containing all pertinent information and contacts concerning the status of the acquisition and owner's attitude in each file. 8. Every thirty (30) days, Consultant will provide the Agency with written status of the acquisition of various parcels. Consultant will verbally communicate with Agency staff on a regular basis, and will have frequent meetings with acquisition agents and relocation consultants. 9. Consultant will transmit all executed documents to the Agency in a manner ready for transmittal to the Agency's escrow agent, if any, with all necessary jurats and certificates of acceptance attached. Files maintained by the Consultant will be delivered to the Agency uponicompletion. B. Subject to the terms and conditions set forth in this Agreement, the Consultant shall provide to the Agency, if so desired, the additional services as described: 1. If requested byithe Agency, Consultant will open all escrows with the escrow agent of the Agency's choosing, monitor same, provide all additional documentation required by the escrow agent, supervise the closing of all escrows, and review, all closing statements to ensure that no adjustments or reimbursements are left incomplete. 2. Consultant will ,prepare tax cancellation letters for signature by the Agency's authorized officer when the Agency's grant deed has been 'returned from the office of the County Recorder. 3. Consultant will act as liaison with the title company and escrow agent. 4. Consultant will obtain reconveyances, substitution of trustee and subordination agreements, when necessary. 5. Consultant will ( coordinate the various aspects of the project. 6. Consultant willlreview and analyze fixture and equipment appraisals and !make recommendations as to compensability of various items {of improvements pertaining to the realty, thereby assisting Agency's counsel in making the final legal determination. I 7. Consultant will prepare lists of compensable items of improvements pertaining to the realty. i 8. Consultant will prepare all documentation in Spanish, if the Agency so desires. II. ASSISTANCE. DATA AND INFORMATION TO BE FURNISHED BY THE AGENCY The Agency shall provide: the Consultant with any plans, publications, reports, statistics, records or other data or information pertinent to services to be performed hereunder, f ! 2 9 which are reasonably available i to the Agency. The Agency shall additionally provide the Consultant with appropriate staff assistance and shall take prompt and appropriate action when it will assist in insuring proper and timely performance by the Consultant hereunder. III. COMPENSATION AND METHOD OF!PAYMEN The Consultant agrees to provide the land acquisition services identified in the Scope of Services Section of the Agreement The specific rates for these services are identified as follows: A. Compensation 1. The Consultant will provide the land acquisition consulting services described in the Scope of Services, Section I.,A., items 1 through 9, to the Agency for the flat rate of seven hundred dollars ($700.00) per parcel. The total cost for these services will not exceed 'twenty -six thousand, four hundred dollars ($26,400). a. The invoiceifor each parcel so acquired will be presented for payment after delivery to Agency of all executed escrow documents, including, but not limited to purchase agreements and grant deeds. 2. In those instances where the Consultant has spent a minimum of ten (10) hours negotiating the purchase of a parcel, and a resolution of necessity is obtained by the Agency, the sum of four hundred fifty dollars ($450.00) shall be paid to Consultant, which shall be the -total compensation to be paid to Consultant for said parcel. I a. The invoice for payment will be submitted to the Agency after the resolution of necessity has been approved by the Agency. b. If settlement is obtained by Consultant before the date of pretrial conference on any parcel on which a resolution of necessity has been obtained, and Consultant has been paid a partial payment, then, and in that event, Consultant shall submit an invoice for the remaining one -half of the total compensation as hereinabove provided. I C. The invoice for the remaining compensation for each parcel so acquired will be presented for payment after delivery to Agency of all executed escrow documents, including, but not limited to, purchase agreements and grant deeds. 3. In addition to the flat rate stated in paragraph A of this section; on parcels that require negotiations for a tenant or lessee's interest inithe property, or negotiations for purchase of a tenant, lessee 'or owner - occupant's interest in improvements pertaining to the realty (fixtures and equipment) there is a fee of six hundred dollars ($600.00) for each interest so acquired. 4. If so desired by the Agency, Consultant will provide the additional land acquisition consulting services described in the Scope of Services, Section I.,B., items 1 through 8 at a flat rate of sixty -five dollars ($65.00) per hour. These services are not included in the fee for basic services. The invoices for these services will be submitted at the 0 0 completion of the work so assigned. B. Method of Payment Payments for invoices will be made by the Agency, within 30 days of receipt. IV. METHOD AND TIME OF PERFORMANCE Consultant will commence to provide the land acquisition services upon receiving the official authorization from Agency staff, which is contingent upon the Agency entering into a Disposition and Development Agreement with the developer of the Freedom Ford project. Upon receipt of official! authorization, Consultant will continue to provide land acquisition services until all properties on the site have been acquired or until so designated by the Agency. V. TERMINATION This Agreement may be, terminated by either party on thirty (30) days written notice to the other. The effective date of cancellation being the 30th day of said written notice. Consultant shall be entitled to the compensation earned by it prior to the date of termination, computed pro rata up to and including the date of termination. VI. ATTORNEY'S FEES In the event that it becomes necessary for either party to this Agreement to bring a legal suit to enforce any of the provisions of the Agreement, the parties agree that a court of competent jurisdiction may determine and fix reasonable attorney fees to be paid the successful litigant. I IN WITNESS WHEREOF, the,Agency and the consultant have executed this Agreement as of; the date first hereinabove set forth. LYNWOOD REDEVELOPMENT AGENCY By: Chairman By: Secretary NICKERSON & ASSOCIATES By: 1 4 • NICKERSON & ASSOCIATES 7882 DENNI STREET .; LA PALMA, CALIFORNIA 90623 BUS, (213) 8604350 . FAX (213) 860.5348 July 23, 1990 i Lynwood Redevelopment Agency 11330 Bullis Road Lynwood, CA 90262 Attention: Johonna Jecobs- Howard Subject: Acquisition Services Freedom Ford Redevelopment Project Dear Johonna: I Pursuant to your request, the following represents the Real Estate Acquisition Fees necessary to acquire the various interest relative to the proposed Freedom Ford Redevelopment Project. We have segregated the costs per parcel in the far right column on the list you provided, titled, (list of property owners on proposed Freedom Ford I At this time Nickerson & Ass'ociates respectfully submit a quote to assist you in your accessment of the financial feasibility of the proposed project. t After reviewing the information you have provided us we feel that the low end cost would be $18,000.00 and a not to exceed quote of $26,400.00. Please review our scope of services to have a thorough under- standing of the services to be provided for the amount quoted. I trust this is the information you require. Please feel free to call me (213) 860 -1350 if,you have any questions, Very truly yours, I Stephen M. Nickerson Consultant SMN /arl I 1. COMPANY HISTORY Nickerson & Associates is a land acquisition and relocation assistance consulting organization providing all facets of land acquisition and relocation assistance to the public and pri.vaLO nectOr:s. T.n addition, we can provide assistance in the areas of acquisition of fixtures and equipment, preparation of land sale escrows, and bulk sale escrows, appraisals, legal and other related services through affiliated companies. Our business office is at 7882 Denni Street, La Palma, California 90623. The firm's two principals are H. E. Nickerson and Stephen M. Nickerson. Both men have a wide range of experience in land acquisition, relocation assistance, acquisition of fixtures..and, equipment treatment of claims of loss of goodwill, and the implementation of all .aspects of requirements set forth in Section 7260 et seq of the California Government Code. The staff is bilingual. Nickerson & Associates currently provides land acquisition and relocation consulting services to many cities, redevelopment agencies and private sector companies. Over the years we have acquired over two thousand commercial and residential properties and relocated the owners and /or tenants herein. Among our clients are the following: Maywood Redevelopemnt Agency Cudahy Redevelopemnt Agency Huntington Park Redevelopment' City of Huntington Park Redevelopemnt Agency of the City City of South Gate Redevelopment Agency of the City Bell Gardens Redevelopment Agency Lynwood Redevelopment Agency ; Norwalk Redevelopment Agency Arcadia Redevelopment Agency West Covina Redevelopment Agency Count E of South Gate, California of Oxnard, California y o Lo:; Ange7.es Community Development Commission 9'ur oi�tnr.nC Agency I The principals have been called upon to assist in both HUD financed and state act public ,'projects. HUNTINGTON PARK REDEVELOPMENT;AGENCY: (CONTINUED) 3. Lugo Plaza Redevelopment Project - Purchase of 1 hotel - 5 commercial buildings - 6 bulk sale escrows for purchase of fixtures and equipment. 4. Seville Senior Citizens Redevelopment Project - 9 single family and multi - family residences - 2 churches - 3 commercial buildings - 3 bulk sale escrows for purchase Of fixtures and equipment. u l.i.,in i l Lai, i luuleve Lopmeiit ProjecL - 1 hotel - 6 cormnerci.al buildings - 5 bulk sale escrows for purchase of fixtures and equipment. 6. Industrial Redevelopment Project - 2 single family residences - 35 commercial and industrial buildings 35 bulk sale escrows for purchase of fixtures and equipment. 7•. Rita Parking Lots - Hud Grant - 8 single family and multi- family residences. I 8. Central Business District Redevelopment Project - 240 single family and multi - family residences - 48 commercial buildings,- 53 bulk sale escrows for purchase of fixtures and equipment. 9. Santa Fe Redevelopment Project - 27 single family and multi - family residences - 16 commercial buildings - 23 bulk sale escrows for purchase of fixutes and equipment. CITY OF HUNTINGTON PARK 1. Santa Fe Avenue Improvement Project - Acquisition of 34 corner cut -offs for street widening. 2. Purchase of subsurface water rights - Acquisition of 348 acre feet of subsurface water rights. LYNWOOD REDEVELOPMENT AGENCY: 1.• Sanders Plumbing Redevelopment Project - 1 commercial building and 1. bu.l k <cale escrow. 1. CITY O F SOUTH GATE: 1. Deeble Street Improvement Project - Acquisition of 7 10' strips of land for street widening. 2. Missouri Street Improvement Project - Acquisition of 53 corner cut -offs for street improvements. RELOCATION SERVICES LOS ANGEI,LS COUNTY C OMMUNITY DEVELOPMENT COMMISSION: 1. Maravilla Redevelopment Project - 14 residential relocations. 2. Investigation of fraud - Restoring relocation assistance to 13 individuals illegally deprived of benefits due them. 3. Century Freeway Housing Program - On going relocation of displacees. u 5. SCOPE OF SERVICES Public agencies seek assistance from Nickerson & Associates because we are responsive and able to adapt our program to the immediate needs of cities and redevelopment agencies. We provide a complete range of acquisition and relocation services. The scope of services for land acquisition and relocation assistance includes, but is not limited to the following: ON A. Review all title reports and appraisals, prepared by independant appraisers, of parcels to be acquired in order that the acquisition agent may be familiar enough with these aspects to conduct negotiations in a professional manner. B. Prepare all offer letters, appraisal summary statements, acquisition agreements, deeds, and other required documents in accordance with agency counsel, and in conformance with State and Federal regulations. C. Negotiate personally with property owners, their agents or representatives, commercial or industrial tenants or lessees for purchase of real property rights or interests as required by the agency. The agency's written offer to purchase and attach appraisal summary statement will be presented to the vested title owner, his agent or representative, commercial or industrial tenant, lessee, or their agents or representatives, whenever possible, anywhere in the United States. D. Receipted copies of offerjletters, with the appraisal summary statements attached, will be delivered to the agency as soon as possible after initiation of negotiations. Whenever the property owner, his agent, or representative, refuses to receipt the offer for purchase, a certification ;of the tender of such offer will be delivered to the proper entity of the agency. Personal negotiations wi.l.l continue with the property ownnrn, I:hcir Me')L.n or rohr.enentati.ves, tenants, the.i.r agenl.s or representatives, until every reasonable effort has been' exhausted, and upon advice of the agency that the only remaining method of acquisition is through the power of eminent domain. 6. j,. ;4 L ;a. III. LAND ACQUISITION (CONTINUED) 0 0. Review and analyze fixture and ,equipment appraisals and make recommendations as to compensability of various items of improvements pertaining to the realty, thereby assisting agency's counsel in making the final legal determination. P. Prepare lists of compensable items of improvements pertaining to the realty., Q • l'�eh. i'c aJ.l locum <= nl.aLi.oi in Spanish, if desired. IV. RELOCATION ASSISTANCE A. Personal interviews of prospective displacees in order to establish relocation housing needs and special requirements. B. Inform displaced persons of available relocation assistance with a complete explanation of the relocation process. C. Searching for relocation sites, referring same to displacees. D. Preparation and distribution of informational haml:)hlete;, Notices of Displacement, 90 -day Notice to Vacate, and other material and notices as required. E. Determination of eligibility and statutory amounts of relocation assistance benefits. F. Preparation, execution, and submittal of claim forms to agency. G. Physical inspection of replacement housing to determine if such housing meets the "decent, safe and sanitary" criteria. Delivery of benefit checks and other legally required I�nyiucnl.r Co c.Ln.imnnP.:�. I. Provide referrals, when appropriate, to respective social service agencies and community organizations, and advise of economic and social aids available to displacees. M V. PERSONNEL Expertise in relocation and land acquisition is crucial to the successful consummation of any project with a minimum of Political in fighting. Nickerson & Associates has a professional staff of experienced, bilingual, consultants, specializing in land acquisition and locating replacement housing. Nickerson & Associates is willing and able to make a major committment to any agency project. We are staffed to provide quality service, as we have over the years to more than 20 cities and agencies. The current staff of Nickerson & Associates consists of two Principals, a senior real estate associate who serves as a linguist, escrow coordinator, and relocation consultant, together with secretarial and clerical staff. Though our entire staff would be involved in any agency project, H. E. Nickerson and Stephen M. Nickerson would be project managers, and would be directly responsible for the acquisition of project property and relocation assistance consultation to displacees moving from the project area. STAFF QUALIFICATIONS NICKERSON - During the past twenty -five years, H. E. Nickerson has been involved with the acquisition of over 2,000 residential, commercial and industrial properties and the relocation of residential owners and tenants, industrial and commercial lessees and tenants. ALBERTA R. LUCERO - Escrow Coordinator, Acquisition Agent, Relocation Consultant. Ms. Lucero is well versed in real estate acquisition, appraisals, escrows, acquisition and relocation. Ms. Lucero will be working directly with displacees in locating replacement housing, processing claim forms, and implementing the statutory requirements of the relocation assistance program. Ms. Lucero also works closely with Ilir +lrnn.lc:n who hnvit .11LLJu or no knowledge of the English language. STEPHEN M. NICKERSON - Experienced in real estate development Of multi - family housing in the states of New Mexico and Colorado, and land acquisition and relocation in many cities in Southern California. Steve has specialized in acquisition Of fixtures and equipment, residential and commercial properties and in the relocation of residential, commercial and industrial properties. He participated in the HUD relocation project on the Jicarilla Apache Reservation at Dulce, New Mexico from 1976 through 1979. 10. REFERENCES Glen Desmond M.A.I. 13160 Mindenao Way Suite 270 MrI t' hl'l 11''i I;"Y cA 90207 C. Edward Dilkes Attorney at Law 2800 Twenty- Eighth Street Suite 315 Santa Monica, California William F. Jacobs Fixture and Equipment Appraisals 5500 Bolsa Avenue, Suite 132 Huntington Beach, California James R. Watson, Developer Watson and Associates 101 Main Street, Suite A Seal Beach, California 90740' Donna Block, Escrow Officer Sanwa Bank California 9000 East valley Boulevard Rosemead, California Lockman & Associates Engineers and Planners 249 E. Pomona Boulevard Monterey Park, California Attention: Micheal J. Wagner Director of Planning & Development 1] (213) 822 -5552 (213) 450 -9582 (714) 894 -8186 (213) 430 -0503 (818) 288 -0220 (213) 724 -0250 12. r I i LAND ACQUISITION VI. FEE SCHEDULE SECTION A Nickerson & Associates (hereinafter referred to as "Consultant ") is willing to provide the aforementioned land acquisition consulting services to the agency for the flat rate of ;;IWXN MINI MI .111d No/ 100 Ix)I1L7/\w;' ( ' /00.00) per parcel. The above mentioned flat rate will include all services 1 hereinabov.e described in Paragraphs III - A through I inclusive. Invoices for payment will be submitted to the agency on a date specified in order that the invoice can be placed on the warrant register at the agency's.next,regularly scheduled meeting. The invoice for each parcel. so acquired will be presented after execution by the authorized officer of the Agency of the Certificate of Acceptance for each parcel. In those instances where Consultant has spent a minimum of ten (10) hours negotiating the purchase of a parcel, and a resolution of necessity is obtained by the Agency, the sum of FOUR HUNDRED FIFTY and No /100 :DOLLARS ($450.00) shall be paid to Consultant, which shall be the total compensation to be paid to Consu'l'tant for said parcel.' The invoice for payment will be submitted to agency after the resolution of necessity has been approved by Agency. If settlement is obtained by Consultant before the date of pre -trial conference on any parcel on which a resolution of necessity has been obtained, and Consultant has been paid a partial payment, then, and in ,that event, Consultant shall submit an invoice for the remaining one -half of the total compensation as hereinabove prpvided. In addition to this flat rate,;on parcels that require negotiations for a tenant or lessee's interest in the hropert cn- nogotiati.ons for purchase of a tenant, lessee M' ownr!r occut,xint:':, lnt.orestl in improvements pertaining to the realty. (fixtures and equipment) a fee of SIX HUNDRED and No /100 DOLLARS ($600.00) for each interest so acquired. , i3. 0 I SECURITY LAND & RIGHT OF WAY SERVICES, INC. X 4 1 0 r; ,IUN„ 1 1990 June 20, 1990 I Lynwood Redevelopment Agency 11,130 Mullis Rnarl I yHwuwl, I'.,II Ilnrrl I,, 4(171,! Attention: Kenrick Karefa- Johnson Interim Director of Commun Development Reference: Request for Proposal, Acquisition Services Freedom Ford Site Security Land & Right of Way Services, Inc. (hereinafter called "Security ") has been successfully providing acquisition 25 years. and related services to public agencies for over Security can and will experienced personnel provide, through its staff and subcontractors, skilled and in the highly specialized relocation, and property fields of appraisal, acquisition, management. ": Projocl. I Isl Security is very well takings. Security has positioned to serve your needs as to both full and partial personnel acquisition of partial available who are well versed in the appraisal and takings based Irroporl address such special benefits, on cons trucl.ion in the mannor proposers, and issues as: beforo and at for valuation, severance danlayos, cost measures. to cure impact of grade changes, and mitigating design Pursuant to sor•v • ices, your Request. for Proposal, Security hereb referenced y submits its proposal for the Lxhibi1. "A ": Acquisit. ion Services 1'xh it) i1. "13 ": S(.hnrhllr' of Ines and Charges I XII Ill II "I. ": Projocl. I Isl .Ind Job Referencos 4500 East Pacific Coast Highway, Suite 320, Long Beach, Colifornio 90804 (213) 498 -9693 Fox (213) 498.3575 City of Lynwood !Attention: Kenrick Karefe- Johnson June 20, 1990 Page Two Security has the experience and capability to provide your City complete and professional real with the most estate acquisition consulting service available today. Our staff is experienced in the acquisition process, particularly numerous problems involved with property acquisition. in solving the The enclosed proposal is hereby submitted for your information. I ra ,r hr adv kod I.ho l Sorur i l,y . an In'nv Ido I ho 1( (111 I s 11, Ion sory Ice In(IO'hor W11 I) nny of I.ho rolafod s(Ipara In l or services. Should you have any questions or require further information, please (213) 498 -9693. contact us at Sincerely, Roger Cunningham Vice President RLC /rmr Encl. I.xfliBll "A" ACQUISITION SERVICES Security shall review title reports, appraisal reports and other documents in sufficient detail to properly prepare to negotiate with owners and other parties in interest to acquire the interests required by Agency /City. Security shall prepare, offer 1etLers, summary statements, and lists of items of ingn•nvnnirnt :, porl.,r in in l to 111f) roa l l..y whe.re applicable and add 11. Iona l doc:unurnl s Lhal. niay he required. Security shall conduct negotiations with property owners and all other parties in interest. Formal offers to purchase will be made, where possible, in person, to property owners residing anywhere in Southern California. Where properties are not acquired within a reasonable period of time, negotiators shall be alternated and negotiations shall continue until all reasonable efforts have been exhausted. All acquisitions will be performed in accordance with federal, state and local laws and regulations where applicable. Security shall maintain for each parcel, a complete and current record file. Maintain a diary report of all contacts made with the property owner and /or representative and a summary of the status of negotiations indicating attitudes of owners, problem areas, and other pertinent information. Security shall prepare agreements necessary for acquisition (escrow instructions) deeds, and other documents in accordance with requirements of' Agency /City's legal counsel. Security shall conduct negotiations for Rights of Entry for hazardous, toxic testing and for temporary construction purpose. Security shall conduct negotiat ions, for Loss Rent Agreements, where applicable, as to those parcels identified by Agency /City as "Full Takes ". Security shall promptly transmit to Agency /City the acceptance of offer letter, documents executed by Owners and other parties in interest. Included in the transmittal packets sent to the Agency /City will be the executed deeds, acquisition agreements, rental statements, statements of information, hazard us waste disclosure statements (if applicable), and other documents as y be required or requested by Agency /City, and a report may summarizing the perl.inen1. da1. a rola1.ive Le, I.hn transacl.ion. SecurII.y shall coordinate with Agency /City's designated legal counsel, appraiser, title company and City staff. 061990in page _ of 1. xhiblt "I SCHEDULE OF FEES AND CHARGES Real property acquisition services, would be based on the following per parcel fee schedule: I'MI TAKFS 0 $1,550. per parcel Upon the signing of the escrow instructions by both Seller and Agency /City, Contractor's fee shall be due and payable. If a resolution of necessity has been adopted, Contractor's fee would be due and payable. In the event of condemnation, Agency /City shall pay Contractor's fee based upon the above schedule at the time of the adoption of said resolution. The above fee schedule shall Include the rollowing: travel wit:hln Southern California. Any additional expenses as a direct result of Agency /City request will be charged to the Agency /City. In instances in which there is a tenant or lessee on a parcel for which separate negotiations are required to obtain release or assignment of their interests in the Property, including tenant's items of Improvements Pertaining to the Realty (fixtures and equipment), or both, a fee of SEVEN HUNDRED SEVENTY -FIVE AND NO /100 - - DOLLARS ($775.00) per tenant. Residential tenants would not require separate negotiations unless they have a lease. If, after Contractor has commenced negotiations for acquisition of a parcel, and prior to adoption of the resolution, the Agency /City determines to terminate said negotiations and eliminate said parcel from the project area, Contractor shall be compensated at the rate of SIXTY FIVE AND NO /100 - DOLLARS ($65.00) per hour for actual work performed. In no event shall the total compensation exceed the amount provided for in the schedule above or the amount for partial taking had the parcel acquisition or partial taking been accomplished. For determining said maximum compensation, valuation shall be the most recent appraised value or subsequent valuation inade. by the Agency/City prior to termination or elimination from the project. Page _ of EXHIBIT "B" If desired, our firm would also be willing to provide additional services covering real estate matters relating to the Agency /City's activities which would consist, in part., of the following: A. Consultation regarding the preparation of required documents in compliance with applicable State and Federal Law and approval of legal counsel. B. Preparation of required documents for acquisition of real estate and items of Improvements Pertaining to the Realty (fixtures and equipment), where applicable. I'rrp;rral. ion of of for Io Lars, suuunar'y staLoinenl.s, and 1 is Ls of 1, he approved Ilonis of Improvement, Ile r1.al;nirig L0 Lhe Realty (fixtures and equipment.). D. Review and analysis of appraisal reports and title reports. E. Participate in staff meetings to coordinate acquisition and relocation. F. Assist in clearance of title,to properties acquired by the Agency /City in accordance with terms of the Agency /City's disposition and development. agreements. G. Act as liaison between the Agency /City and escrow, if required. H. Act as liaison between the Agency /City and title company regarding title matters, if required. ]. Assist legal counsel in order to complete the acquisition program at the earliest possible date. J. General consultation. C. Processing of documents and acting as In -house coordinator with the deparl.- ments, agencies, and condemnation counsel to assure a speedy acquisition and /or possession of required properties. Out fee for the above services is at the rate of SIXTY FIVE AND NO /100 - - DOLLARS ($65.00) per hour. Our office is also able to provide additional services as follows: a: For the processing of the modified bulk sale procedure - purchase by I.he Lil.,y of the tonant's or lessee's items of ImprovenienLs PerLa ill ill g I,( Lhe Rea ll.y (f ixturrs and r.(Iuipmenl.). Iho fee for such service is TOUR IIUNDIi1:I) AND NO/ 100 DOLLARS ($400.00) for each tenant or lessee, plus oul. of- pockel. expense (advertising and secur•it,y interest statement from the Secretary of State). b: For the processing of partial takings, in- house, under the auspices of the City Attorney's office, for THREE HUNDRED AND NO /100 - - DOLLARS ($300.00) per parcel, plus out -of- pocket expenses. 060690111 Page -__ --- of Bernardo D. Medina 1485 N. Michigan Avenue Pasadena, California 91104 OBJECTIVE: A responsible position in Real Estate Acquisition and Property Management where my abilities and experience can be fully and effectively utilized. EDUCATION: Associate of Arts, Pasadena City College, Pasadena, California - 1972 Major in History, Minor in Real Estate l'nli for nln SI.nln IhIivorni.ty, Lon An go Ion, Ca Iifor'nin Work Related Courses: Real Estate Principles Legal Aspects of Real Real Estate Practices Real Estate Appraisal Escrows Financing Estate - Residential EXPLRiENCLI; REAL ESTATE, ACQUISITION AGENT - Community Redevelopment- Agcvcy Jan 1.900 to City of Los Angeles, 354 S. Spring St Los Angeles, California Present Primary Duties: To conduct, coordinate, monitor and process all real estate acquistion activities in assigned redevelopment project areas. Negotiate and purchase real property, fixtures and equipment, lease hold interest, and goodwill claims, provide consultation and interpretation of Agency policy to property owners and tenants. Conduct negotiation with property owners, or ChcLr agenLc, for the purchase of property for public improvements inclu- ding but not limited to alley and street widenings, land assemblage for public housing, and park sites. Recommend and supervise the preparation of legal documents including grant deeds, escrow instructions, quitclaim deeds, special acknowledements, affidavits, and other technical. documents. Monitor, coordinate, verify and review all appraisal, title company, acquisiton and escrow work and make field inspect - I.ons required for each parcel.. Maintain close laison with Engineering, Accounting, Rehous- ing and Property Management; convene meetings of outside and in -house specialists to discuss and solve problems involved in the acquisition process. Prepare and coordinate all internal and external reports on acquisition activities assigned as required by the Depart- ment, Agency, HUD or other agencies. Prepare Board Memoran- dums and Resolutions for action by the Agency Board relative to condemnation matters. s, I x" cr I 9 Sep 1.976 to REHOUSING and PROPERTY MANAGEMENT SPECIALIST Den 3.979 City of Los Angeles, 354 S. Spring St Los Angeles, California Primary Duties: Perform and provide assistance to residential and business owners and /or tenants,•that are to be displaced by redevelop- ment projects, in obtaining suitable replacement units by developing /maintaining contacts with reality and property management firms. Responsible for ensuuring that diplaees neodn /rlghLs are proLected. Aug 1974 to RELOCATION AIDE -'Pasadena Redevelopment Agency, AUG 1.976 1.50 S. Los Robles Avenue, Suite 350, Pasadena, California Military - U.S.Army, 1967 - 1969 Honerable discharge Aircraft Repairman, Specialist 4 Vietnam 1968 - 1969 Fluent in Spanish Primary Duties: Contact residents, businesses and institutions to determine their relocation needs; locate, evaluate, secure and make appropriate referrals to relocation resources. Assist dlpl.acees in preparation of claim forms. Conduct surveys and interviews and prepare summary and statistical reports. PERSONAL: 'Married, 2 children REFERENCES: Available upon request PROJECT PARTICIPATION: Community Redevelopment Agency, City of Los Angeles South Park Jewelry Mart Produce Market Convention Center North Hollywood Core Area Pico Union I 6 II Wilmington 4: (t 1 X11161 1 "C'' a; a � PAR IIAI I IS Of JOB IdIIRI.NfIS AND PROJILIS 01 SICURIIY IANII Alhambra Redevelopment Agency III South first. Street, Alhambra, camornia 91(.101 Mr. Michael Martin, Deputy IWul% Director Projects: Acura, Chrv;lrr: Honda (618) 510 -Sono Anaheim Redevelopment. Agency 300 South Harbor Boulevard. SOW 900, Anaheim, f.a l 1 roi n is 92605 Illisa St.ipkovich, lxac.ulivn Dirnclor nr" Robert 7ur Schur iede, Properly qni v ir,rs Mnna�irr Proton -,: Al1111, h,,, (714) 533 W5o I �1' r'lia�,( Baldwin Park Redevelopmenl. Agvitu y 14403 fast. Pacific Avenue, Baldwin Park, California 91706 Beverly Pearce, Acting Director Projects: West.slar, Purnte Merced, Central Business 2 Dist,r Community Redevelopment Agency of UP City of Buena Palk 6650 Beach Boulevard, Buena Park, California 90622 May Wong Hui', Economic Oevelnpmont. Manager pro - jecl.s: Civic 1'cnlrr fxpanslon, Mancheslrr', Auto)Rowl 782R Redevelopment. Agency of the City or Burbank and City or 275 Fast Olive Avenue, Burbank, Calirornt,a Burbank 91502 William R. Kelly, Assistant. Fxecul,ive Director Projects: Burbank Mall, Behunin, (616) 953 -95$r Chula'Vista Redevelopment: Agnnry . 1 276 fourth Avenue, Chula Vista, California 92010 David Gustafson, Acting Dirprinr Projert: Park land (619) 691 -5171 City of Costa Mesa and Costa Mesa Rpdevolopmpni Agency 77 fair Drive, Costa Mesa, California 92626 1200 Robert Assistant City Inglnppr Projoc'I.s: Virtorid Slrnpl Wldpnlnp (714) 756 52D6 Marilyn Whisenand, Director Projects: Lincoln Park, lriangln Squaw., Downtown City cif Culver City and Culvrr rily Rpdpvalnpment Agr.ncy 9696 Culver Boulevard, Suite 308, cnlvnr CI Y, California 90232 Jody Hall I s srr, Conmuln I l y Drvv I opmr I) it 1 nr alul Ass 141 ant Ixpiulivp 1lirpcl,or (213) 202 5175 Prn,jprl Robot I',nn Ilnulpvar'd W)doninq, KOr Way Iasemenf, lucerne Avenue Widnniug Clanson Sol)"Ivrda 1 wri and Jarferson t?, Washington Culver r'3. lox 111115 Mall (152090m Page of Project List R Job References I X111141 1 "( " 9 DuarLn Redevelopmenl, Agency 1600 Huntington Ilrive, DuarLe, ralifornia 91010 fd Cox, Director Projects: Lewis InducI vial, Civic Center Project. (810) 3577931 Hunting Lon Drive ProjecL, Sesmas Urerl, City of Glendale 61 1 1 ;1.,l Broadway, li l Poch l e, i a l i loo n i.r 9121)1, Mr, David Ramsay, CiL,y Manager (818) 956 2140 Projects: Several lire SLaL inns Sites, Glennaks, Verdugo Adohr Glendale Redevelopment Agency 633 East Broadway, Glendale, Calirornia 91206 Susan Shick, Director or Long Beach Redevelopment Agency (213) 956 -2005 Projects: Galleria I and 11, Central Business District., Glenoake City of Palmdale 708 Fast. Palmdale Boulevard, Palmdale, California 93350 Michael Michhel, Assistant Civil Ingineer (005) 713 3162 Pro,ject.s: Civic C.rnLer Expansion, Park R Ride City of Pico Rivera and Pica Rivrra Redevelopment, Agency 5615 Passons Boulevard, Pico Rivnra, California 90660 David Caretto, AssistanL Cily Manager (213) 942-2000 Projects: Gateway Commercial and Residential, frossroads Plaza, Whill,ier RonInvard sl.roet widening, KrusP Road sLreel. widening, l.r Gallatin Road imprnvemenL, Porip Seet. improvement, Radeveleopmonl. Agency of Lhe Cily of San Uiegu C/o CiLy Centre Devolopment Lar, . 121 Broadway, Suite 601, San Dingo, ralifornia 92101 Pamela Hamilton, Lxeculive Vice PiPSidenl. (619) 236 -7101 Projects: Hor•lon Pla?a, Marina, Columbia, Gas lamp, rmerald- Shap-ry Center , WPsL Covina RcdpvolnpmonL Agency 1444 Wes! Garvey, South, P. 0, Ho) 144n, WPSI Covina, (alifornin 91793 1Ponard hint„ Ass id ant Ir.eciilivp 111reclnt (SIR) R14 8417 Prn I : Rank IIh. ,t I I ,uie inn 062090m Page of 0 0 7 WILLDAN ASSOCIATES ❑ ENGINEERS & PLANNERS Prolessionot Consulting Services Since 1964 June 22, 1990 Ms. Johonna Jacobs - Howard Administrative Analyst II Lynwood Redevelopment Agency 11330 Bullis Road Lynwood, California 90262 Subject: Proposal for Property Acquisition Services Dear Ms. Jacobs - Howard: In response to your invitation, Willdan Associates is pleased to submit this proposal to provide acquisition and real property services to the Lynwood Redevelopment Agency. We have prepared the enclosed typical proposed Scope of Services provided by our firm for site acquisition and related work. We have also included information describing the technical qualifications and experience record of our firm, our Real Property Services Supervisor and selected personnel. We believe we are uniquely qualified to undertake and coordinate any real property or real estate related assignments for the following reasons: We are a municipal consulting firm. Our Real Property Services Section is staffed with former public agency Real Property Agents who are aware of the public agency's needs and desires in undertaking projects of this type. We, in effect, serve as an extension of the Agency's staff. Please see the enclosed resumes for names and experience of our staff members available to work on Agency projects. Our Real Property Services Section staff have extensive experience in apl)I'alStll review, acquisition services, relocation assistance, property management, escrow coordination, and related real estate services. This not only allows us to perform any of these functions, but also assures an excellent liaison function between the appraisers, acquisition agents, escrow officers, property managers, and the Agency staff. We are aware of the various steps in the acquisition processes 29)S ANAHEIM 80ULEVAHO • SUIIE 100 • ANAHEIM, CALIFOnNIA 928 05-3896-(714)7745740-(213)924 1631 • FAX (714)77,! 6.1(38 0 Ms. Johonna Jacobs - Howard Lynwood Redevelopment Agency June 22, 1990 Page 2 0 and strive to expedite those steps by being responsive and visible to the property owners in any given project area. Mr. Mike Green, SR /WA, our Real Property Services Supervisor, has many years experience working with various cities and redevelopment agencies in Riverside, San Bernardino, Ventura, San Diego, Orange and Los Angeles Counties, including HUD and FAU- funded projects. He understands the complexity of these types of projects and the importance of building rapport and a cooperative working relationship with each property owner to achieve the primary goal of a successfully negotiated settlement. Resumes of key personnel, proposed scope of services, related experience, and our fee for services are enclosed for your convenience. We are sincerely interested in any real property related assignments and look forward to assisting your staff in implementing the upcoming acquisition project. Respectfully submitted, W� A SOCIATES Charles W. Lake Vice President/ Regional Office Manager CWL:MNG:ssg 89130/2000/010 A' I I , . ,� . 1. Review preliminary title reports, appraisal reports, and other documents in sufficient detail in preparation for negotiations with property owners and other parties to obtain the interest in the real property required by the Agency. 2. Prepare and personally deliver, if physically possible, an offer to purchase and summary of appraisal to acquire fee!title or other interests from each property owner on behalf of the Agency. 3. Meet with each property or tenant owned business owner at appointed times, convenient for the owner, to present offers, explain the acquisition process and gather information. Follow -up and negotiate with each property or tenant owed business owner as necessary to resolve any problems and arrive at a mu- tually agreeable settlement (a maximum of four personal contacts with each property owner in order to obtain required executed documents). 4. Prepare, have reviewed and approved by the Agency, the proper transfer document, a purchase contract or escrow instructions. Have each property or tenant owned business owner approve and execute contract or escrow instructions and transfer document. 5. Open and coordinate escrow if required by the Agency. 6. Coordinate acquisitions with Agency staff, property or tenant owned business owners, and appraiser. This includes prompt transmittal of executed documents (notarized deeds, acquisition agreements, etc.) to the Agency for acceptance and processing. Recommend condemnation action, if necessary, and submit required justification in writing to Agency Attorney. However, our primary goal will be to reach a successful acceptance of the offer with each property owner. We will work with the Agency staff in recommending alternative approaches to achieve acceptance. Client Responsibility Legal descriptions and deeds will be provided by the Agency or title company. 2. Title and escrow fees, if used, to be paid directly to provider by the Agency. • i V.. - �yi f r . e.. PROJECT MANAGEMENT Willdan Associates can offer a highly qualified team of professionals with the technical qualifications and communication skills necessary to meet the challenges of this project. A key point in our approach to this project will be the designation of Mr. Joe f Magdaleno as Project Manager to oversee the project and report directly to the City. The Project Manager will be fully responsible for scheduling, negotiating, coordinating and quality assurance. He will serve as a d liaison with the City's staff to ensure conformance with the City's objectives and completion of the project on schedule. P 11. As we have stated, Mr. Joe Magdaleno of our Property Services Department will be assigned as Project Manager for this undertaking. Mr. Magdaleno has over 12 years experience working with various public agencies and quasi -public agencies in California, including jobs such as the Buena Clinton Project in the City of Garden Grove, the Imperial Highway Widening (FAU) projects in the City of Brea, and the Los Angeles County Redevelopment Community in Maravilla. He also speaks, reads and writes Spanish fluently. He understands the complexity of this type of project and the importance of building and maintaining rapport and a cooperative working relationship between the agency and the public, Negotiations with property owners will be performed by our Project Manager and Mr. Rick Adler. Mr. Adler brings over 16 years experience in negotiations for residential, commercial and industrial properties with and for public agencies including jobs in the City of Santa Ana such as the First Street widening project (FAU), the Broadway overerossing project (Freeway, MacArthur Boulevard extension (State Highway) in the City of Irvine and the Imperial Highway widening (FAU) in the City of Brea. Mr. Micheal Green, SR/WA, Supervisor of our Real Property Services Department, will also be available for review of work performance and consultation as may be necessary for difficult negotiation situations. Resumes of these key personnel follow. i PROJECT FEE We propose to provide acquisition services as outlined in the Scope of Services ,presented herein for a lump sum fee amount of $47,100. This fee is based on the following: 14 Commercial Parcels $18 (12 Ownerships at $1,500 Each) 15 Residential Parcels 19,500 (15 Ownerships at $1,300 Each) 8 Tenant Owned Business 9 (8 Fixture and Equipment Acquisitions at $1,200 Each) Total Fee $47,100 i It is proposed that monthly progress payments be made for the work performed during the preceding month based on our standard billing rates in effect at the time work is I erformed, The cumulative total of all invoices will not exceed the stated fee amount without prior authorization of the Agency. d . 3• y , i� u. i; RELATED EXPERIENCE - REAL PROPERTY SERVICES The following is a brief description of some of the more important Real Property Services projects undertaken by our firm. Eastern Municipal Water District - Homeland /Green Acres Sewer Project This was a major sewer assessment district requiring acquisition of over 350 easements Willdan Associates was responsible for valuation preparation, setting up a holding escrow, negotiations with the property owners, acquisition of rights of entry and assisting the district in condemnation activities. Contact: L.M. Libeu, Assistant to the General Manager, (714) 925 -7676. City of Norco - Sewer Assessment District No 195 This project required acquisition for sewer easements and rights of entry on eighty Parcels. Willdan Associates was responsible for preparation of valuations for the easements, acquisition, and rights of entry. documents and coordination of condemna- tion activities to complete the project as well as negotiations with property owners to acquire each easement and right of entry. Contact: Robert Woodings, City Engineer /Director of Public Works, (714) 735 -3900. City of Brea - Imperial Boulevard Widening Phase I and Phase II This was an FAU project involving acquisition of partial and full takings of residential and commercial properties. The project also included relocation of residential and commercial tenants. Willdan's staff was responsible for all acquisition and relocation services in compliance with Caltrans' regulations including preparation of last resort housing plans, along with coordinating escrows and title work. This project was one of the largest FAU projects to date involving approximately $5 million in right -of -way acquisition's and relocations. Contact: Mr. Sam Peterson, City Engineer, City of Brea, (714) 990 -7600. Los Angeles County Department of Public Works Park and Ride Site This project involved acquiring two major sites fur County Park and Ride facilities. Willdan's Real Property Section coordinated the right -of -way engineering, title, appraisal, acquisition, and relocation necessary to acquire these sights. Our staff ordered and reviewed the title and appraisal reports and performed the right -of -way the relocation assistance activities for both commercial and residential displacements required by the project. Contact: Mr. Everett Millais, Redevelopment Administrator, City of San Buena- ventura, (805) 648 -7881. City of Monterey Park - Rural Drive Widenin The staff performed all right -of -way acquisition, document preparation, and relocation assistance required for the project. Easement acquisitions were obtained from 57 property owners. The project was funded through a Housing and Community Development Act grant from HUD. Contact: City of Monterey Park, (213) 307 -1330. City of Oceanside - El Camino Shopping Center Assessment District The staff was responsible for acquisition of commercial properties and relocation of business tenants in conjunction with this assessment district project. This involved preparation of all required documents and negotiations with tenants, owners, and their legal representatives. Contact: City of Oceanside, (714) 439 -7157. Crescenta Valley Q2LInly Water District Sewer Asse sment District This project involved the acquisition of easements on over 500 parcels in connection with a large sewer assessment district for this water district located in the foothills of La Crescenta and La Canada- Flintridge. The firm was responsible for coordination of the right -of -way acquisition with the design and assessment engineer and for preparation of the required right -of -way documents and negotiation of the acquisitions with the property owners. The project was partially funded through an Environmental Protection Agency Clean Water Act grant: Contact: Mr. Robert Argenio, Manager, Crescenta Valley County Water District, (213) 248 -3925. DATE: September 18, 1990 TO: Honorable Chairman and Members of the Agency FROM: Alfretta F. Earnest, Director of Finance / SUBJECT: Reappropriation and Transfer of Funds to Cover Outstanding Encumbrances and CIP Costs at End of Fiscal Year 1989 -90 OBJECTIVE• To have the Agency adopt the attached resolution reappropriating 'funds to cover outstanding encumbrances and Capital Improvement Project (C I P) costs for Fiscal Year ending June 30, 1990. FACTS: 1). Funds were appropriated and purchase orders were issued to vendors for goods and services during the 1989 -90 Fiscal Year. However,' invoices for these items had not been received nor paid prior to June 30, 1990. 2). Several Capital Improvement Projects had not been com- pleted by June 30', 1990, which has resulted in the carry- over of costs into the new fiscal year. 3), The Budget for 1990 -91 does not include funds to cover outstanding encumbrances and CIP carry over costs for Year Fiscal ending June 30, 1990, so there is a need to reappropriate funds to cover these expenditures. 4). Attachment "A" shows a each Expenditure and CIP reappropriation is being 5). This procedure is standa is in accordance with principles. RECOMMENDATION: It is recommended that the Lynwood City Council adopt the attached resolution entitled: "A RESOLUTION OF THE LYNWOOD REDEVELOPMENT AGENCY AUTHORIZING TILL APPR01 AND TRANSFER OF FUNDS TO COVER OUTSTANDING ENCUMBRANCES AND C I P COSTS AT THE END OF FISCAL YEAR 1989 -90." AGENDA ITEM budget surplus at year end for project improvement cost in which requested. rd in governmental accounting and generally accepted accounting Y LYNWOHD HI D1 V[ I (Pril N I ')U tj(, y 131 JDU I I 1 1 , 1)1)j I I I !.;(:Ol Yl nIt Pll llli, . I(INI 0 AL "A" Inn X1 >l 111 )1 1 1 1 11 , 41 mm I I /I mm MN I v'v ow I AT (�(j "A WduvaloPment rund (IV): I f!cja I !;(':T V i cr1 100 py uj in t I MI)y W Aywa "A" RndwvpinpmNnL Fund (IH) 1 0(7 Pr ()j(:c: I I MF)Y ()v Afamnda bacluvw1opmunt Fund Plannimn swyvirm 111 N&; 0 AL "A" Inn X1 >l 111 )1 1 1 1 11 , 41 mm I I /I mm MN I v'v ow I lii*1411"1601 m f.lfl A RESOLUTION OF THE LYNWOOD REDEVELOPMENT AGENCY AUTHORIZING THE APPROPRIATION AND TRANSFER OF FUNDS TO COVER OUTSTANDING ENCUMBRANCES AND C I P COSTS AT END OF FISCAL YEAR 1989 -90 WHEREAS, purchase orders were issued and invoices had not been received for goods and services prior to year -end; and WHEREAS, certain Capital Improvement Projects (CIP) had not been completed prior to June 30, 1990, resulting in a carry over of costs into the new fiscal year; and WHEREAS, it is necessary to reappropriate funds to cover outstanding encumbrances and CIP carry over costs for Fiscal Year ending June 30, 1990. NOW, THEREFORE, the Agency does hereby find, order and proclaim as follows: Section 1. That-the Executive Director or his designee is authorized to make the following appropriations: FROM: T0: AMOUNT:' $28,526.50 12 -5020 10,000.00 12 -5032 11,215.50 Area "A" Redevelopment Fund 12 -5100 7,311.00 Uappropriated Fund Balance $ 1,347.00 18 -5100 1,347.00 Area "A" 1986 Redev. Fund Unappropriated Fund Balance $ 12.00 22 -5032 12.00 Alameda Redevelopment Fund Unappropriated Fund Balance TOTALS $29,885.50 PASSED, APPROVED AND ADOPTED this , 1990. day of ROBERT HENNING, Chairman Lynwood Redevelopment Agency ATTEST: ANDREA L. HOOPER, Secretary Lynwood Redevelopment Agency APPROVED AS TO FORM: City Attorney 11 APPROVED AS TO CONTENT: Alfretta F. Earnest, Director of Finance STATE OF CALIFORNIA ) ss. COUNTY OF LOS ANGELES ) I, the undersigned, City Clerk of the City of Lynwood, do hereby certify that the foregoing resolution was passed and adopted by the Lynwood Redevelopment Agency at a regular meeting held on the day of 1990. AYES: NOES: ABSENT: City Clerk, City of Lynwood STATE OF CALIFORNIA ) ss. COUNTY OF LOS ANGELES ) I, the undersigned City Clerk of the City of Lynwood and Clerk of the City Council of said City, do hereby certify that. the above and foregoing is a full, true and correct copy of Resolution No. on file in my office and that said resolution was adopted on the date and by the vote therein stated. Dated this day of 1990. City Clerk DATE: September 18, 1990 TO: HONORABLE CHAIRMAN AND MEMBERS OF THE AGENCY FROM: Kenrick R. Karefa- Johnson, Director Community Development Department SUBJECT: CONSULTANT SERVICES FOR SPECIALEZED REDEVELOPMENT STAFF SUPPORT Purpose: To request that the Agency consider entering into an Agreement with GRC - Copenhaver, Inc. to provide specialized redevelopment project implementation services on a time and material basis. Background: Agency staff is in the final phase of the preliminary work on the Freedom Ford project as it relates to financial feasibility analysis, relocation, and acquisition costs. The preparatory work dealing with relocation has been completed and this has concluded the services of a Willdan Associate Consultant. The Freedom Ford project is entering the phase in which the Agency staff has to negotiate the deal points which will lead to a Disposition and Development Agreement between the Agency and the Developer. The negotiation of Disposition and Development Agreements with car dealerships require special expertise which includes the area of the operating covenants and evaluation of dealership management. Without expert assistance, the current Agency staff is not equipped with the experience and expertise to accomplish a successfully negotiated contract in an efficient manner. Facts: 1. The Agency staff has identified GRC - Copenhaver, Inc. to be a consultant firm which could provide the necessary expertise in the negotiations with the project proponent. 2. GRC - Copenhaver will assist the Agency in several aspects of the tasks necessary to accomplish a successfully negotiated contract with the developer of the dealership site. Analysis and Conclusion: Staff is eager to have a study session on all costs and revenues, DDA Deal Points, and relocation plans with the Agency within the next 3 weeks. At this meeting, the Agency will be able to make the go /no -go decision. GRC - Copenhaver, Inc. is well qualified in the field and has required experience with many Redevelopment Agencies that have developed single -user car dealerships, as well as auto centers. (See attached Statement of Qualifications.) The firm will provide the Agency with proformas for negotiating purposes, and will work with staff to determine the negotiating strategy of the Agency. This would result in discovering the actual capabilities of the developer to make the project a reality, prior to committing Agency assistance to the project. Base upon the project proforma and the determined returns to the Agency, GRC - Copenhaver will assist staff in identifying a method for financing the development, as well as the formulation of an appropriate assistance package. It is staff's professional opinion that, due to the specialized nature of the Agency's needs with regard to the complex negotiation necessary to successfully complete the Freedom Ford project, the Agency would be well served if it chooses to acquire the expertise of GRC - Copenhaver, Inc. The contract will be on an hourly basis and limited to periodic needs relative to the Freedom Ford dealership negotiations and other specific projects as approved by the Agency. !,.lENDA 1TESd E Recommendation: 9 Staff respectfully recommends that, after consideration, the Lynwood Redevelopment Agency adopt the attached Resolution approving an Agreement for redevelopment project implementation consultant services with GRC- Copenhaver, Inc., establishing the contract amount for Fiscal Year 1990 -91 not to exceed $20,000.00, and authorize the Chairman to execute the Agreement. Attachments: 1. Resolution 2. Statement of Qualifications 3. Agreement lra \17 \grc \091490 \sf • IRA RESOLUTION 90- • A RESOLUTION OF THE LYNWOOD REDEVELOPMENT AGENCY APPROVING AN AGREEMENT FOR REDEVELOPMENT PROJECT IMPLEMENTATION CONSULTANT SERVICES WITH GRC- COPENHAVER, INC. ESTABLISHING THE CONTRACT AMOUNT FOR FISCAL YEAR 1990 -91 NOT TO EXCEED $20,000.00, AND AUTHORIZING THE CHAIRMAN TO EXECUTE A NEW AGREEMENT UPON AGENCY COUNSEL APPROVAL WHEREAS, the Lynwood Redevelopment Agency, on May 15, 1990 has entered into an Exclusive Negotiation Agreement with MKWT Development Company for the purpose of negotiating a Disposition and Development Agreement for the development of the Freedom Ford auto dealership; and WHEREAS, the Freedom Ford project is entering the phase in which the Agency staff has to negotiate the deal points which will lead to a Disposition and Development Agreement; and WHEREAS, the negotiation of Disposition and Development Agreements with car dealerships require special expertise to accomplish a successfully negotiated Disposition and Development Agreement; and WHEREAS, the Agency staff needs to insure sound Disposition and Development Agreements; and WHEREAS, the Agency staff needs to augment their skills with that of specialists in order to accomplish successful negotiations; and WHEREAS, GRC- Copenhaver, Inc. is well qualified in the field; and WHEREAS, the Agreement will be on an hourly basis and limited to periodic needs relative to the Freedom Ford dealership negotiations and other specific projects as approved by the Lynwood Redevelopment Agency; NOW, THEREFORE, the Lynwood Redevelopment Agency does hereby resolve as follows: Section 1: The Lynwood Redevelopment Agency hereby consents to the execution by the Chairman of the Agreement with GRC - Copenhaver, Inc. for redevelopment consultant services for a contract amount not to exceed $20,000.00 in Fiscal Year 1990 -91. Section 2: The Agency hereby adopts this Resolution and directs and authorizes the Chairman to execute an Agreement with GRC - Copenhaver, Inc. upon approval of Agency Council. PASSED, APPROVED and ADOPTED at a regular meeting duly held on the 18th. day of September, 1990. ATTEST: ROBERT HENNING, CHAIRMAN Anarea L. Hooper, Secretary APPROVED AS TO FORM: APPROVED AS TO CONTENT: General Counsel NOTED AS TO CONTENT: Alfretta Earnest Interim Director of Finance Kenrick R. Karefa- Johnson Community Development Director lra \17 \9rcreso \091490 \sf 0 0 AGREEMEN'I'1''OR Rh; DI';VR,I,OI'MI?N'I'CONSUI;I'INC SI?It�'I(:I ?.ti 13E'I'W KI- ;N'I'1 I I-; RE DEVELOPIVIVNT AGENCY OFT HE CI'T'Y OR LYNWOOI) AND GRC - COPT ?NHAVE INC. THIS AGREEMENT is made and entered into this _— day of , 1990, by and between the Redevelopment Agency of the City of Lynwood, a body corporate and politic in the State of California (hereinafter called "Agency "), and GRC - Copenhaver, Inc. a California Professional Corporation (hereinafter called "Consultant ") RECITALS WHEREAS, Agency desires to undertake activities necessary to implement the RedevelopmellL flans of the Lynwood Redevelopment Agency, which services require o level of staff support presently unavailable to Agency; and WHERI ?AS, Consultant represents that it is qualified to perform the services under Lhis conLract. NOW, 'rHEREj, and in consideration of mutual covenants hereinafter contained, iL is muLually agreed between Llre p;u•Lics :Is follows: COVENAN'T'S AItTICLI.1. SCOPI:0I'SEItVICES Consultant shall perform redevelopment implementation services as are directed by the Executive Director or his designee, including, but not limited, to the following: -I - v�iia E 0 A. Developer Solicitation and Agrreemcnt Negoti pion /Prep a pion I. Development Projects and Developer Identification Consultant will assist Agency in identifying specific development projects and project developers for the redevelopment project. 2. Project Proforma Consultant will analyze proformas provided by private developers in order Lo determine the type and level of Agency assistance (if any) needed for the Project to go forward. Such determination will include an independent analysis of Lhe aCtual development costs, the return on investment to be received by the developer ;111(1 a discussion of the potential returns to Agency once the (levelopment occurs. J. Financing Method Based upon the Project proforma and return to Agency if the project is developed, CorlaulLanL will develop a recommended method for financing the development project. The financing method identified will generally describe the structure of the financial assistance package, the benefit to the developer and include an estimate of Agency's costs, if any, in providing such assistance. I. Agreement Negotiation C0115UILant will negotiate in cooperaLlon with the EX'CUtiVe Director, the basic terms and conditions of an agreement with respect to public and private participation in the development project. During such negotiations, Consultant will continually assess the balance between the desirability of the development and the potential cost to Agency, the goal being to maximize the impact of each Agency dollar. 5. Agreement Preparation Based upon the negotiated terms and conditions described above, Consultant, in conjunction with Agency's legal counsel, will prepare the ncccss;lry Disposition and Development Agreement (DDA) or Owner P; 'tieipaLion nr;I cnL -2- (OPA) which sets forth the developer's and Agency's obligation of performance for the development project. Consultant will also work with staff and the developer to cAnblish n development time line for inclusion in the nl;rcernent. 6. Agreement Presentation Consultant will prepare the appropriate analysis of each negotiated agreement. Such analysis will be in the form of "staff reports" and will be tailored to the needs of Agency Board members who will be considering whether to commit to each agreement. 7. Contract Monitoring Consultant will periodically monitor the contracted development projects during the pre - construction and construction phases and advise the Executive Director Oil contract compliance. Completion notices will be prepared where required and appropriate. B. I,;tn(l AiJ uiSit,io n Consultant will assist Agency or its agents in acquiring real property for redevelopment. Such assistance may include negotiating the purchase on Agency's behalf, preparing the necessary acquisition documents, such as the Offer to Acquire and Purchase Agreements, and monitoring the activities of the various participants, such as appraisers, real property agents, escrow officers and title companies. In offering these services, Consultant will follow legally delined ncquisition procedures. C. relocation Consultant will provide relocation services as required to implement the redevelopment program. Such relocations will be carried out in conformance with the Relocation Plan and the Acquisition and Relocation Rules and regulations adopted by Agency. RIE 1). Project Management At the direction of the Executive Director, Consultant is prepared to provide the management services required to move the Lynwood program forward. 'Phis includes prioritizing, scheduling and coordinating the activities of other contractors so that the projects can be accomplished in a reasonable timeframe with the least financial exposure to Agency. We are prepared to meet with the Executive Director on a scheduled basis and provide periodic progress reports suitable for Agency review. Additionally, Consultant is capable of providing the administrative support necessary to prepare annual reports and filings to the State, debt statements to the County, Prepare Agency budget, legal advertising and assist Agency in its public information efforts. ARTICLE II. AMENDMEN'PS'PO SCOPI 01 SI ?ItVICI?S Agency may request changes in the Scope of Services to be performed hereunder. Such changes, including any increase or decrease in the rate of Consultant's compensation, shall he mutually agreed upon by and between Agency and Consultant and shall he incorporated in written amendments to this Agreement. ARTICLE III. WORK ORDi ?KS Consultant agrees that work will be performed under the direction of the EXCCUtiVe Director and in accordance with Agency Work Orders detailing the specific services to he performed by Consultant. AR'I'ICLb:IV. CONSULTANTS COMPENSATION AND ME'1 Oh PAYM ENT For services provided pursuant to Article I, Sections A, B, C, and D of this Agreement, Consultant shall be compensated at the following hourly rates, payable within thirty (30) days following receipt of Consultant's invoice: 4- Principals $101.00 per hour Senior Associates $75.00 per hour Associates $60.00 per hour Graphics Specialists $46.00 per hour Secretarial /Clerical $38.50 per hour Invoices will describe services provided and the time required for each service. AR'PIC1.1; V. TIME OF l"I" Consultant agrees that it will diligently and responsibly pursue the performance of the services required of him by this Agreement and Work Orders prepared pursuant to this Agreement. If a delay beyond the control of Consultant is encnunLcred, ;i ti llic extensioin mutually agreed upon in writing by Agency and Consultant nuiy ha 14ran(ed. Consultant shall present documentation satisfactory to Agency to substantiate any request for a tittle extension. i \ItTICLE VI• C001'll:RATION BY A(;I ?NCY /CITY All infurnuiLio i, d: ta, reports, records, :aid neaps as are existing, ;iv;,ilahlc necessary for carrying out the work as outlined in the Scope of Services shall be furnished to Consultant, without charge by Agency or City. Agency or City shall cooperate with Consultant in every way possible to facilitate, without undue delay, the work to be performed under this Agreement and Work Orders prepared pursuant to this Agreement. ARTI(:I.h, VII. I)ESIGNATED RI NCESHNTATIVEs The following individuals are hereby designated as representatives of Agency and Consultant respectively to act as liaison between the parties: Agency: Executive Director- Lynwood Redevelopment Agency Consultant Stephen A. Copenhaver- Principal and 5- 0 0 Any chnnl;c in designated represcoLnLives shall be promptly reported to the oLher parLY in order to ensure proper coordination ofthe Project, AIt'1'ICIJ?VI11• SI'ANUAIMS()I,'PKIN"0101ANCE Consultant shall comply with all applicable laws, ordinances and codes of the federal, state, and local governments while performing the services described herein in a good, skillful, and professional -like manner. AR'I'ICIJ IX. OWNERSHIP OF DOCUMENT'S All reports, files, and other material prepared tinder this Agreement shall he and remain the property of the City or Agency. AIN'IC1,1? X. LEGAL RIP VII]WS All legal reviews of documents prepared by ConsultanL are the responsibility of Agency. AIC1'ICIJ? XI. AU'I'11Oit1'I'Y 0F C0NSUTA'ANT Cion SU l LanL shall be an independenL contractor and shall not incur or have Lhc power to incur any debt, obligation or liability whatever against Agency or City. Consultant shall, as required, represent the City or Agency as its agent in contracts, solicitations, and negotiations concerning the implernentntinn of the Lynwood Redevelopment Project, but Consultant shall be wiLhout authority to hind A ;cney ur City in any way with respect to terms, conditions, sale prices, times of performance, or �rnY other matter related to Agency's or City's legal liability or performance with respect to the implementation of the l Redevelopment Project. AR'I'IC1,I: XII. 'I'R.ItMINA'I'I0N Isither parLy May terminate this Agreement upon thirty (30) days' written notice to the other. In the event of such termination, Consultant shall be compensated for all services performed and expenses incurred to the date of notice of termination ns 6- 0 0 described in a written report to Agency prepared by Consultant, less any amounts previously paid by Agency. INRTICLE \III. NO'I'ICI ?S Notice by Agency to ConsaILanL shall be deemed delivered if sent by cerLifiecl mail, return receipt requested to GRC - Copenhaver, Inc., 2220 L. Alosta Avenue, Suite 205, Glendora, California 91740. Notice by Consultant to Agency shall be deemed delivered if sent by certified mail, return receipt requested to the Executive Director, Redevelopment Agency of the City of Lynwood, 11330 BuIlis Road, Lynwood, California 90262, AIUVICI,H XIV. CONI IN'1'1?Itl?S'I' Consultant represents and agrees that Consultant has not employed any person to solicitor procure this Agreement, and has not made, and will not make, any payment or any agreement for the payment of any commission, percentage, brokerage, contingent fees, or other cnmpensntion in connection with the procuremenL of thi s Agreement, CUnSUILnnL fur•Lhw' represents and agrees Utnt he has nut now, ;111(1 will nut, A t e r ire any interest, direct or indirect, present or prospective, in any of the property acquired by Agency, during the term of this Agreement. ConSUILMit further represents thuL it has not employed, and will not employ in connection with work to be performed hereunder, any person having an interest, direct or indirect, in any of the property acquired by Agency during the term of this Agreement. ARTICLE XV. INDEMNIFICATION CI,AUSK Neither party llcretn shall be liable for any damages proximately resulting f'r'om the negligent or wrongful actions or omissions of the other parties, employees, agents or contractors performing under this Agreement, and each party shall indemnify, defend and save harmless the other party from such damages or liability. i7 AIN'ICI,I , i X1 /1. HN'I'IItK AG' ltHKNIENT This Agreement shnll consLitute the entire Agreement beLwcen the pill Anv ninendrnenls U. or clarifw;'Li 1" accessary Ln this AgrccorenL shn11 he if writin; ;uul ncknowledged by both parties to the Agreement. EXeCated in duplicate the day and year first written above. G RC - Copenhaver, Inc. Y, '' ) i _ %. -.: ✓� _ � �,`� /.— _-�L -- ass_. -_ Stephen A. Copenhaver, Principal BY 13y Itedevelupment Agency of the City of Lynwood Chairperson, 1 Redevelopment Agency Attest: Agency Scc•rotnry 8- 0 I GVC-COPMPAVEQ, I NC . Rcdcvelopmcnl I>Innnin8 and Implcmontutlon July 10, 1990 Mr. Kenrick Karefa- Johnson Community Development Director Lynwood Redevelopment Agency 11330 Bullis Road Lynwood, California 90262 Dear Mr. Karefa- Johnson: We wish to thank you for providing us with this opportunity to submit a statement of qualifications to provide the Lynwood Redevelopment Agency with redevelopment implementation services. We are most interested in working with the Lynwood Redevelopment Agency and staff, and we believe that our experience and expertise fit particularly well with the Agency's needs as outlined in the Request for Qualifications (RFQ). Our discussions indicate a broad need for professional services within the fields of redevelopment and financing. Our work history, ranging from real- estate analysis and development- strategy formulation for cities such as La Mirada to our role as program director in Brea responsible for all redevelopment functions for the Agency for a period of five years, indicates our expertise in providing redevelopment implementation services. We believe that no other firm has the scope of expertise we offer and that GRC - Copenhaver, Inc., is one of only a handful of firms that truly specializes in the implementation of redevelopment projects. GRC is comfortable working as an extension of in -house staff and understands well the role of managing project activities under the broad direction of the Executive Director. A partial listing of clients with whom we have worked and of some representative projects are attached to this letter along with a list of references. We have excellent working relationships with our clients and urge you to feel free to contact our references. 150 W. 4'ir6t Street, (Suite 240 • Claremont, CA 91711 -4139 • (714) 625 -6731 vii is 0 Mr. Karefa- Johnson July 10, 1990 Page 2 of 2 0 Also included is a fee schedule. We are currently compensated for our services in a variety of ways, depending upon a client's specific needs. Compensation methods include a monthly retainer fee, fixed fees for particular projects, and remuneration for time actually spent based on an hourly rate. All services for the Lynwood Redevelopment Agency will be performed at the direction of the Executive Director or his designee and in accordance with work orders detailing the specific services to be performed. The work orders would be structured on a time - and - materials basis and may specify a maximum fee for any particular task. We believe that this method of compensation will provide the Agency with maximum management and cost control. Alternatively, we would be willing to perform work on a lump -sum or retainer basis given a clearer understanding of the required scope of services. We look forward to meeting with you personally and hopefully assisting the Agency in attaining its full redevelopment potential. Sincerely, 4 /. PAS Stephen A. Copenhaver President TABLE OF CONTENTS INTRODUCTION TO THE FIRM SCOPhI OF SEltvICI;S REPRESENTATIVE PROJECTS PERSONAL RESUMES REFERENCES ..... FEE SCHEDULE . . 0 :J C.}44x M'F.'t; it »4r�r. �t + 1�f�� ^ C? -� -.. - ♦ , t 4 r. titiR t... t c. � 2. .tix r r } `� ' ��4 �..�>• 3 ! _. 3'rr Y r C _.._ • ry � Sj r 4/ (i . i a k t j f ti A � rf � _ - i f .'• "'+.'r' x F f b 3 r C.,. ° � v k '.-r rte'. . 'v+ 'J � T ; t : / C � � ri_� c J' F ,^•YC44 F Itr... S`c? t � �^ � tt y r 4. r '. .Y .._ 'il 1.:1 t Y y '�x i tear o ...� •f T .x+ i INTRODUCTION TO THE FIRM Background of the Firm GRC - Copenhaver, Inc., has been offering comprehensive planning, economic development and redevelopment services to southern California cities for over six years. The firm specializes and occupies a unique niche in the redevelopment community as an implementation company capable of making projects a reality, and assisting agencies in achieving their full redevelopment and economic development potential. GRC - Copenhaver, Inc., has the in -house capability of performing the full realm of implementation activities which may be required to move Lynwood's economic development and redevelopment programs forward. GRC understands redevelopment from both the private and public perspectives and can address development projects from the marketing, economic feasibility and pre - development stages through project negotiations, completion and administration. The Project Team GRC is known in the field of redevelopment for being very responsive to the needs of its clients. We have achieved this reputation through personalized service, a sensitivity to the demands on public bodies and employees, and tailoring products to the particular needs of the client. All work for the Lynwood Redevelopment Agency will be performed by Mr. Copenhaver or his Senior Associate, Pamela Eicholtz, both of whom have extensive experience with the public sector and redevelopment implementation. Mr. Stephen Copenhaver has over 21 years of experience in redevelopment and economic development implementation, planning and finance and manages the GRC team. Mr. Copenhaver worked for three southern California municipalities for over -1- 15 years and has been a consultant to over 25 cities the last six years. Mr. Copenhaver's experience has exclusively been in the areas of community development/redevelopment and he has developed comprehensive redevelopment and economic development programs tailored to the specific needs of several cities. Mr. Copenhaver has been responsible for working with a wide range of development teams, citizen groups and committees and fully understands the need to listen to and build consensus among competing interests. Ms. Pamela Eicholtz joined GRC after several years' experience in the public sector working for the Cities of Brea and Monrovia. In her five years with GRC, Ms. Eicholtz has actively participated in the negotiation and preparation of dozens of development agreements for affordable senior housing, office, hotel and commercial redevelopment projects and negotiated settlements on behalf of agencies and cities for the acquisition of several redevelopment project sites. Ms. Eicholtz also serves as a relocation agent and assists agencies with procuring developers for site - specific redevelopment projects and performing development proforma and economic analysis. Experience of the Firm GRC - Copenhaver, Inc., works for several cities and redevelopment agencies throughout southern California in various capacities, and each redevelopment agency we have served has framed a unique role for us depending upon the level of staff support the agency enjoys or outside expertise required to fulfill the Agency's goals. GRC's role ranges from acting as the consultant project manager for redevelopment agencies which have limited staff support, to serving as the overall redevelopment implementation consultant on a day -to -day basis, or being "on call" on a project or as- needed basis. Our experience includes: property acquisition and relocation services; developer and user solicitation; preparing and analyzing economic development proformas; analyzing development feasibility; determining the sensitivity of project cost to changes in land value, architectural changes and financing methods; negotiating and 2- a preparing development agreements involving land sales, property exchanges, ground leases, participation and bond financings; and assisting agencies in preparing agency budgets and financial plans, planning and prioritizing agency projects and activities, and preparing multi -year work programs and cash -flow analyses. During the last four years, GRC - Copenhaver, Inc., has acquired over $50 million in property for various municipalities and relocated numerous residents, churches, commercial tenants and industrial businesses. In addition to these acquisition and relocation efforts, the firm has been involved in over 25 shopping center projects ranging from a small neighborhood center in Claremont to the addition of over 550,000 square feet to the Brea Mall involving structured parking and the addition of three major department stores. These shopping center projects have involved complex negotiations and analysis of development economics in strong and weak market areas. Although shopping center projects have been the emphasis of most municipalities in recent years, GRC - Copenhaver, Inc., has performed professional services for auto center or recreational vehicle sales projects in Corona, Monrovia, Claremont, Colton, and La Mirada and is currently involved in auto center efforts in Upland and Vallejo, Hotel projects in La Mirada, Garden Grove, Commerce, Perris, Buena Park and Brea, industrial projects in San Dimas, Commerce, Brea, Perris and Upland, and numerous attached and detached residential projects, including affordable senior housing developments in several communities, round out the implementation background of our firm. The following is a partial list of cities for whom we have worked: Claremont Simi Valley San Dimas San Fernando Upland Colton Hawaiian Gardens Corona Visalia Downey Commerce Banning Monrovia Buena Park Rancho Cucamonga Stanton La Mirada Cypress Vallejo Brea -3- Y� l L., Y l nr 1 , ✓)...:.. it t 1 l Y :kty;'.fy . . t � h J if"' � L'�' 1 w F Y•' � i•5 r .t ,. G { ' 4: �n •nT h � � I` k ' Y " i , iK 4 y v S . v"`C'riJ3S•i; �r IY' tAM1 i41M14 C ' \rttl - +� i > "Y 1 ! 1.. f r . 1 �� .!i �' 4 . M bJ� Y��4 �•��!/S \�l. .ur an � Y C { 4 .� J rh M r i t � N• ♦ 1 C�6 5 N , r a• f t h ti .�1 1 J Y ) r 4 1 , t ry }. • , tf- 1 e '.' r � r Y {y h \ 3 6 J� J t '! .. 4 -'Fri � f( f ♦ t r r ' 1 t k' .: i t ' • � .. t J 1 '. ` .IgrY. ll f t r / 1 J. { t I 4 .� J rh M r i ♦ 4 1 , t r • tf- ' ` r Y'. r 1 t ' 1 t k' r' 1 J. tf- ' ` r 1 J. SCOPE OF SERVICES Approach GRC is most effective serving as an extension of Agency staff, and. has in -house capabilities to provide the full range of services which may be required by the Lynwood Redevelopment Agency. The scope of services which may be provided by our firm is set forth below. All work will be performed at the direction of the City Manager/Executive Director or his designee in accordance with work orders detailing the specific services to be performed, and specifying a maximum fee for any particular task. All of the activities required by the Agency will be performed in close coordination with staff. Regular briefing meetings will be held with staff and we will provide regular written progress reports on all tasks to which we are assigned. If required to properly manage the redevelopment program, GRC may be called upon to set up regular office hours at the redevelopment offices to field phone calls from citizens and the development community and meet with staff on ongoing projects. Project Activities • Developer, Site and User Identification GRC can assist the Agency in identifying specific development sites, projects and project developers for development projects, and will match developers and users with appropriate sites. GRC can act as the Agency's development "advocate," assisting inquiring developers and users in locating development sites and packaging realistic and workable proposals for staff consideration. GRC can also prepare packages tailored to the needs of firms the City desires to capture, including materials on travel time, traffic patterns, regional access, demographics, land values, -4- 0 0 housing availability, competition, purchasing power, rail availability and other factors which are of relevance to potential developers and users. • Project Proforma Analysis GRC will prepare proformas for negotiating purposes and re -use appraisals, and analyze proformas provided by private developers in order to determine the type and level of Agency or City assistance, if any, needed for a project to go forward. Such determinations will include an independent analysis of the developer's scope of development, the financial capabilities of the developer and the ability of the developer to make the project a reality, actual development costs, rental rates, the return on investment to be received by the developer or user and a discussion of the potential returns to the Agency and City once the development occurs, including increases in property tax increment, sales tax and employment opportunities. . • Agency Assistance Package/Financing Method Prior to committing Agency or City assistance to a project, GRC will work with staff to determine the negotiating stance of the Agency and City and the level of assistance which can be offered. The level of City or Agency assistance to be made available for a given project and the form this assistance will take will be dependent upon the Agency's overall priorities, the need for and the desirability of the use on the proposed site, the return the community can expect from its investment, and an independent analysis of the developer's need for assistance. Municipal assistance can take many forms, from up -front cash in the form of a land - price write down, public improvements, securing bonds, assisting a project over time through a sales -tax or tax - increment reimbursement program based on performance criteria, a property exchange program, or it may be that the City and Agency's ability to assemble property Is all that will be required to induce development and that no financial assistance will be necessary. 5- Based upon the project proforma and the determination of the returns to the Agency and City if the project is developed, GRC will identify a method for financing the development project and recommend an appropriate assistance package. GRC will describe the structure of the assistance package, the benefit to the developer or user, include an estimate of the cost to the Agency or City, if any, in providing such assistance, and analyze how this project fits in with the Agency's overall redevelopment program. • Agreement Negotiation If based on the package submitted by the developer or user there is a desire to proceed to negotiate with the entity, GRC will negotiate in cooperation with the Executive Director or his designee, the basic terms and conditions of an agreement with respect to public and private participation in the development project. During such negotiations, GRC will continually assess the balance between the desirability of the development and the potential costs to the Agency and City, the goal being to maximize the impact of each municipal dollar. Successful negotiations will culminate in a Memorandum of Understanding setting forth the business deal points and a timeline for completing the negotiation of a development agreement for presentation to the Agency Board and City „ Council. • Agreement Preparation Based upon the negotiated terms and conditions described above, GRC will prepare the necessary development agreement or ground lease which sets forth the developer's and Agency's obligations of performance for the development of the project. GRC will also work with staff and the developer to establish a schedule of performance and scope of development for inclusion in the agreement. • Agreement Presentation GRC will prepare the appropriate analyses of each negotiated agreement. Such analyses will be in the form of "staff reports" and will be tailored to the needs of the Agency Board and City Council to make reasonable judgments on whether to commit to each agreement. GRC will also prepare notices of public hearing, resolutions, the State- mandated reports summarizing the cost of the agreement to the Agency, and any other related materials required for the Agency Board's and City Council's consideration of the agreement. • Contract Monitoring GRC will periodically monitor the contracted development projects during the pre- construction and construction phases and advise staff on contract compliance. Completion notices will be prepared where required and appropriate. • Land Acquisition GRC will assist the Agency or its agents in acquiring real property for redevelopment. Such assistance may include negotiating the purchase on the Agency's behalf, preparing the necessary acquisition documents, such as the Offer to Acquire and Purchase Agreements, and monitoring the activities of the various participants, such as appraisers, real property agents, escrow officers and title companies. In offering these services, GRC follows legally defined acquisition procedures. • Relocation GRC will provide relocation services as required to implement the npproved development project. Such relocations will be carried out in conformance with the Relocation Plan and the Acquisition and Relocation Rules and Regulations adopted by the State of California. 7- • Project Management At the direction of the Executive Director, GRC is prepared to provide management services, including prioritizing, scheduling and coordinating the activities of other involved entities, such as title and escrow agents, attorneys, architects and engineers, contractors, property owners and tenants, so that the projects can be accomplished in a reasonable timeframe with the least financial exposure to the Agency and City. GRC will meet with staff on a scheduled basis and provide periodic progress reports suitable for Agency Board review. • Market Feasibility /Economic development Strategy GRC can develop a strategy and program for economic development to identify opportunities for projects and maximize the development potential of the City. This process includes establishing a data base which may be easily updated by the City on land resources, building resources, a review of competition in surrounding cities and an analysis of the market potential resulting from existing and future demographics, and analyzing this inventory to set forth specific sites for development, and tenant prospects. An action program will also be devised which will include a plan for promoting these development opportunities, procuring developers, and set forth incentive programs, project acquisition strategies and financing techniques. Agency Administration GRC Js available to assist staff in preparing the appropriate materials for Agency Board and City Council agenda packets related to the scope of services set forth herein and to attend and prepare presentation materials for Agency Board, City Council, Planning Commission, Project Area Committee and other public meetings. Project Programming and Financing At the direction of the Executive Director, GRC will provide the following services with respect to project programming and financing: • Preparation of complete revenue projections of sales tax, tax increment and other revenues to the Agency, such as property disposition and lease income, suitable for both project planning and bond financing purposes (a different approach is required for each purpose). • Multi -year budgets and Agency financing plans organizing and analyzing Agency finances and prioritizing projects and work efforts, including pass - through agreements and revenue pledges to private and public entities, and administrative budgets. • Annual audit services to determine the accuracy of the County Assessor's tax rolls. • Analysis of-capacity for bond financing. • Periodic financial reports suitable for distribution to the Agency Board illustrating revenues, obligations, assets and priorities. • Assistance in the revenue - projection aspect of constructing official statements for bond issues. Reporting Requirements CRC is capable of providing the ndministrntive support necessary to prepare annual reports and filings to the State, work with independent financial auditors, prepare debt statements to the County, prepare Agency budgets and work programs and legal Q v advertising and assist the City and Agency in their public - information efforts with regard to Agency budgeting and programming. GRC is also experienced in setting up Agency administrative systems tailored to a particular organization and developing multi -year work programs and financial plans, including realistic tax- increment projections, which will assist Agency staff in budgeting efforts, assessing requests for Agency assistance, in complying with State and County statutory requirements, and setting program priorities. All financial programs will be in a format which can be easily manipulated by Agency staff to reflect altered priorities and timelines for development. -10- . -]*j PI t r 3` c `s i �i.: is _• y � t i � t c t . -.t r3a 2 _ � i• :.3 ._ 51 . S S j . F :>. � � �}- j �4 rvs.2 t� ' . V ( is � r � pr F ♦ a t rr ♦ - yc� r ,4 r - 'r ♦ sp s S . -( P s YyGl 3 L. t #S i Y .tax — wl..m__.- ..- x,..�., .r.�..w�e.A� .}.:G': _ .,(�.. .. ._., f •.1 ^ -.. .. .�� _ . _.. ♦... _Y� . -. .se _. ti ... .a, _., .� 0 0 REPRESENTATIVE PROJECTS GRC - Copenhaver, Inc., presently provides development planning, financial and implementation services to several municipal clients throughout California. Our firm has gained an excellent reputation for performance, and takes special pride in our ability to provide the full range of services a public agency would require to plan and package n variety of development projects and programs. The following are a few representative examples of the type of work which has been performed by the personnel assigned to the Lynwood Redevelopment Agency. • Brea. As the program director responsible for all redevelopment projects for a period of five years, GRC prepared the statutory specific plan, assisted in the preparation of the redevelopment plan, and acted as the lead consultant and project manager of a $100 million budget for the revitalization of the core housing and downtown commercial area, including the acquisition and redevelopment of a 22 -acre shopping center and the negotiation and preparation of dozens of development agreements for in -fill residential, commercial and office redevelopment projects. GRC also served as the Agency's consultant on the expansion of the regional mall to include two additional department stores and a Class "A" hotel, and the development of several hundred thousand square feet of office and industrial development. • Claremont. As the Agency's overall redevelopment consultant for over six years, CRC has been involved in the preparation and implementation of the Agency's Village and Foothill Corridor redevelopment project areas, including providing property acquisition and relocation services, proforma and economic feasibility analysis, developer solicitation, negotiations and development agreement preparation for a high - quality freeway auto mall, a 155 -unit "independent - living" affordable senior citizen complex, rehabilitation of a community -level shopping center and the Griswold's hotel and historic specialty - retail development. GRC also assists staff in the day -to -day operation of the Agency, including preparing agenda materials, formulating Agency work 11- 0 9 programs and budgets, assisting staff in complying with State and County financial requirements, and fills in for staff as required. • Colton. GRC has negotiated and prepared development agreements for the renovation and expansion of Dieterich International truck sales facility on the I -10 Freeway, the 35 -acre Cooly Ranch recreational vehicle and sales and service center, including approximately 30 dealerships, Walmart and K mart shopping centers on off - freeway sites in the project area, and the rehabilitation of the Mt. Vernon shopping center. •. Corona. GRC prepared and implemented the auto mall and industrial park specific plan, including assisting staff in property acquisition, auto - dealer relocation and negotiation of development agreements, and analyzing the economic feasibility of a freeway business park and an Alpha Beta shopping center. • Cypress. Serving as the Agency's overall redevelopment implementation consultant for the past two years, GRC has acquired over $1.5 million of property and relocated all occupants as required for an affordable senior housing project, prepared the replacement housing plan, and held several workshops with the Agency Board, Senior Commission and Project Area Committee to formulate a Request for Proposals; assisted in the negotiation and preparation of an Owner Participation Agreement for a 671 -unit residential project; and is in the process of preparing a five -year Agency financial plan, including an accounting of the cost and timing of public and private improvement projects and tax - increment projections after accounting for housing set -aside funds and pass- through agreements for all of the Agency's project areas. • Hawaiian Gardens. Serving as the consultant redevelopment project manager under the Executive Director, GRC assisted staff in complying with filings to the State, debt statements to the County and preparing annual reports; acquired over 25 acres of property, relocated all tenants and owner - occupants and procured developers and negotiated and prepared two 12- development agreements resulting in the development of ten- and five -acre shopping centers. • La Mirada. GRC has assisted staff in analyzing the economic feasibility and negotiating the expansion of the La Mirada Mall, the development of over one - half mile of mixed -use freeway development, a hotel project and three neighborhood -level shopping centers. • Monrovia. GRC prepared strategies to retain and strengthen the City's downtown commercial area and auto dealership base. • San Dimas Redevelopment Agency. Assisting the Executive Director for over six years, GRC has been involved in the preparation and implementation of the Agency's Creative Growth Redevelopment Project Area, including the development of a redevelopment strategy and the negotiation and preparation of development agreements for two large freeway- oriented shopping center developments, an industrial development, and ice skating rink and bowling center development. Additionally, GRC is serving as the lead consultant for the redevelopment of a downtown neighborhood shopping center, including determining the highest and best use of the site and performing a re -use analysis, procuring a developer and developing various acquisition and development scenarios. • Stanton. GRC was involved in the creation and implementation of the Stanton Community Development Project, including proforma analysis and negotiation of development agreements for a Home Club shopping center development, a Price Savers, a community -level shopping center, and recently negotiated and prepared the development agreement for a 335 -unit affordable senior citizen housing and civic center complex involving a multi - family housing revenue bond issue and an innovative use of density -bonus concessions. GRC was recently nnsigned the tank of developing it city -wido economic development strategy to identify and promote opportunities for projects, maximize development potential, develop incentive programs, and formulate project acquisition strategies and financing techniques. -13- • Upland. GRC has provided all redevelopment plan preparation, acquisition and development contract negotiation services for a 25 -acre shopping center anchored by a Von's Pavillion and Home Depot, and the 115 -acre Airport Project Area, including acquisition of property and negotiation and preparation of development agreements for industrial park/commercial development. GRC also recently developed administrative systems and a work program for the Agency, and prepared tax - increment projections and an analysis of bonding capacity for the Agency. -14- 0 • STEPHEN A. COPENHAVER PRESIDENT Mr. Stephen A. Copenhaver is the president and owner of GRC- Copenhaver, Inc. Mr. Copenhaver has over 21 years of management experience in the fields of municipal planning, engineering, economic development and redevelopment. His educational background and working familiarity with the various applicable laws and guidelines has resulted in the successful completion of a wide spectrum of public- and private - sector assignments. Mr. Copenhaver is a graduate engineer from California State University at Fullerton. Mr. Copenhaver worked for the cities of Fullerton, Commerce and Garden Grove for over 15 years in capacities ranging from building and engineering assignments to the full range of planning and redevelopment positions, including the position of Director of Community Development/Executive Director. Mr. Copenhaver's broad experience in all facets of municipal development include work on the development of Coyote Hills/Sunny Hills area of Fullerton, the development of over three million square feet of industrial park space, over one- and one -half million square feet of office development, over 40 shopping centers, numerous residential developments, auto dealerships and hotel developments. In addition to his development experience, Mr. Copenhaver has served as program manager for several special - purpose projects including a municipal water company and a refuse to energy plant and has secured in excess of $40 million in State and Federal Grants. Since leaving municipal employment, Mr. Copenhaver has built an economic development consulting business specializing in planning, developer negotiations, proforma analysis, property acquisition, relocation, financing and development strategies. Client services range from program management to financial analyst depending upon client and program needs. Project services incorporate the full range of services required for successful planning, development and redevelopment efforts. Mr. Copenhaver's recent management experience is illustrated by the following representative assignments: • A specific plan for the development of a 200 -acre residential and commercial area of Brea. • A specific plan for the development of an auto center in the City of Corona. -15- • Downtown development plans for the cities of Perris and Monrovia. • An implementation strategy for the waterfront in the City of Vallejo. • Program manager for a $150 million redevelopment project in Brea which includes the full range of residential and commercial property. • Project- oriented assignments for a wide range of clients concerning statutory development agreements, municipal code amendments and development processing. • Redevelopment projects including the Buena Park Mall, La Mirada Mall, Stonewood Mall in Downey and dozens of neighborhood, community and off - price shopping centers, low- and high -end housing projects, industrial and office projects and public projects including public buildings and parks. • The acquisition of over $75,000,000 in property for public agencies. • Highest and best use studies for Downey, Buena Park, Upland and Hawaiian Gardens. Mr. Copenhaver is active in the California Redevelopment Association and served as a state board member for over two years and in several other planning and development groups. He has been a speaker at numerous seminars ranging from the MMASC, NAHRO, CRA, and MFO groups. Representative Client list: • Bakersfield • Baldwin Park • Banning • Brea • Buena Park • Claremont • Colton • Commerce • Corona • Cypress • Downey • Foothill Fire District • Hawaiian Gardens • Indio • La Mirada • Lompoc • Monrovia • Upland • Perris • Rancho Cucamonga • San Dimas • San Fernando • Simi Valley • Stanton • Vallejo • Visalia -1G- PAMELA M. EICHOLTZ SENIOR ASSOCIATE Ms. Eicholtz has worked for GRC as a specialist in development implementation since 1985, joining the firm after three years' experience in municipal planning, finance and redevelopment with the public sector. In her five years with GRC, Ms. Eicholtz has actively participated in the negotiation and preparation of dozens of development agreements for affordable senior housing, office, hotel and commercial redevelopment projects, involving participation, bond financings and sophisticated public - private financing techniques. Serving as an acquisition and relocation agent, Ms. Eicholtz has negotiated settlements on behalf of agencies and cities for the acquisition of several redevelopment project sites and public right of way and successfully relocated churches, mixed -use, retail - commercial and residential displacees. Ms. Eicholtz also enjoys assisting agencies with procuring developers for site - specific redevelopment projects, and performing development proforma and economic analysis. Ms. Eicholtz previously served as staff to the City Manager and City Council of the City of Brea, and acted as staff to the Monrovia Redevelopment Agency and Planning Commission while with the Monrovia Community Development Department. Ms. Eicholtz received a Master of Public Administration degree from the Maxwell School of Citizenship and Public Affairs at Syracuse University, New York. She received a Bachelor of Science degree in Economics and Political Science from California State University at Fullerton. 17- m is Tw. nz_ 7 m is 0 0 REFERENCES I. Claremont Redevelopment Agency Peggy Proestos, Economic Development Director (714) 399 -5341 Suzanne Taylor, Redevelopment Coordinator (714) 399 -5342 246 Indian Hill Boulevard, Claremont, CA 91711 2. Cypress Redevelopment Agency Dnrrell Essex, Executive Director (714) 229 -6680 Christine Eynon, Planning Director (714) 229 -6720 5 Orange Avenue, Cypress, CA 90630 3. La Mirada Redevelopment Agency Gary Sloan, Executive Director (213) 943 -0131 Don White, Economic Development Director (213) 943 -0131 13700 S. La Mirada, La Mirada, CA 90638 4. Brea Redevelopment Agency Frank Benest, Executive Director (714) 990 -7710 Jim Cutts, Community Development Director (714) 990 -7689 Number One Civic Center Circle, Brea, CA 92621 5. Colton Redevelopment Agency Jennifer Thornberry, Economic Development Director (714) 370 -5052 650 North La Cadena Drive, Colton, CA 92324 6. Stanton Redevelopment Agency Terry Matz, Executive Director (714) 220 -2220 Michael Bouvier, Planning Director (714) 220 -2220 10660 Western Avenue, Stanton, CA 90680 7. San Dimas Redevelopment Agency Robert Poff, Executive Director (714) 599 -7855 245 E. Bonitn Avenue, San Dimas, CA 91773 ME U �J 8. Vallejo Redevelopment Agency Edward Wohlenberg, Executive Director 555 Santa Clara Street, Vallejo, CA 94590 9. Stradling, Yocca Carlson & Rauth Thomas P. Clark, Partner 660 Newport Center Drive, Suite 1600 Newport Beach, CA 92660 10. Brown, Winfield Canioneri Kenneth Brown, Partner 300 S. Grand Avenue, Suite 1500 Los Angeles, CA 90071 -3125 11. Best, Best& Krieger John Brown, Partner #400 Mission Square, 3750 University Avenue Riverside, CA 92501 u (707) 648 -4575 (714) 640 -7035 (213)687 -2100 (714) 686 -1450 19- �i Y " F - 7 T 4 .' l 'mot. r 4 +.�5 t .. 7 'k' � < N '•� .: J Sy�J� A f _. t 1 { y. * s - .}{ +{��, sr , c, � � r r � �. �c �1 N � .. ✓ h � T # -..� y Jty yY - + � r ,Irr. vq J'f t l .:z r j r 4 t.. t r 'K• � � � �.' ! T _ �. j a t y; � 1 � — T ( .. � i - .. [ �. 4 Il ) r -_ ',Y � t "� i_ t v t E . i " y �i � t � � � F i r y � � { � I i � 9'r i t,�`Y 4 Tt4 i I. ~! '.< .4 - F 1, 1 4 a �U r "{I }� T 7 1 >'� ' '� �11 rrt -JS _ - h y r } � I t 7. t n r rt�'� 9 t � �2 r F y n_ �''y Si ly f 1 I 5 ( t1 .N�i ' r1 t f ySl' " �\ � "�f1 � + � -: �'! t a �. is +�___ t y� r� y ji • t r ` ;.i � '� p y ., Y y 1 �M1 z r h .1' Y } , "� r -` is : y� s T� 1 Y l •c "_ FEESCHEDULE Professional services are performed incrementally on a time - and - materials fee schedule with a not -to- exceed cap at the following rates; Position Principal Senior Associate Associate Graphics Clerical Hourly Rate $101.00 per hour $ 75.00 per hour $ 60.00 per hour $ 45.00 per hour $ 38.50 per hour Printing, and expenses such as travel, art supplies, fax and long - distance telephone charges are charged at actual cost, plus a 10- percent handlingcharge. 20