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
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SEP 141990 PM
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A G E N D A
LYNWOOD REDEVELOPMENT AGENCY
September 18, 1990
REGULAR MEETING
7:30 P.M.
LYNWOOD CITY HALL', 11330 BULLIS ROAD
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ROBERT HENNING
LOUIS J. HEINE
MEMBER
EVELYN WELLS
MEMBER
AGENCY COUNSEL
JAMES D. CLARK
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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
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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.
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3. ACQUISITION SERVICES
Comments:
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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
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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.
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pISCUSSION ITEMS
INFORMATIONAL ITEMS
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None
CLOSED SESSION ITEMS
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None
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AGENCY ORAL AND WRITTEN COMMUNICATION
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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
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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
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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.
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RICHARDS, WELLS, HENNING
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PUBLIC ORAL COMMUNICATIONS:
Louis Ross, property owner in city, spoke on his efforts to get
his property developed.
Hearing no further response, j
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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
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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
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Chairman i
APPROVED
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Secretary
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REGULAR MEETINGISEPTEMBER 4, 1990
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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.
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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
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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
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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
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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
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DATE: September 18, 1990
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE A ENCY
FROM: Kenrick Karefa- Johnson rid(
Director of Community Development
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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.
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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.
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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
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& 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.
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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
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IRA RESOLUTION NO. •
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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:
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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
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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.
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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.
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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.
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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.
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7. Consultant will prepare lists of compensable items
of improvements pertaining to the realty.
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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,
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which are reasonably available
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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.
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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
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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.
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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:
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NICKERSON & ASSOCIATES
7882 DENNI STREET .; LA PALMA, CALIFORNIA 90623
BUS, (213) 8604350 . FAX (213) 860.5348
July 23, 1990
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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
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At this time Nickerson & Ass'ociates respectfully submit a quote
to assist you in your accessment of the financial feasibility
of the proposed project.
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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
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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.
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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
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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
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Ms. Johonna Jacobs - Howard
Lynwood Redevelopment Agency
June 22, 1990
Page 2
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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'
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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.
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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.
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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
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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
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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:
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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
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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-
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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-
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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 . .
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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-
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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
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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-
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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-
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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.
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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.
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• 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.
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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
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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
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(707) 648 -4575
(714) 640 -7035
(213)687 -2100
(714) 686 -1450
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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.
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