CBA Submission Form PDF - PDF Templates

COMMUNITY BENEFITS PLAN SUBMISSION FORM

Thursday, January 30, 2025

The City of Cleveland recognizes its unique role in ensuring that development projects directly benefit the communities in which they are built and that public dollars benefit the entire community, including historically underrepresented minorities, women, and small businesses. While the baseline for a CBA includes meeting the MBE/FBE/CSB and local workforce targets the City has required for years, we believe a strong CBA can build from that base and help impact our City in a myriad of other ways. Investing time to discuss community benefits early in the project can create a more meaningful and impactful project for the community, the developer, and the City.

The City of Cleveland has designated two types of Community Benefits Agreements - Standard CBA and Expanded CBA.

A Standard CBA is for all projects receiving $250,000 or more in City assistance and under $20 million in total cost (including residential tax abatements for projects under $75 million); the CBO outlines a set of mandatory community benefits.

An Expanded CBA is for all projects receiving $250,000 or more in City assistance with a project cost of over $20 million (including residential tax abatement projects over $75 million in total cost). An Expanded CBA consist of the mandatory community benefits listed in the Standard CBA; it must also be coupled with additional community benefits to be considered for legislative approval. The CBO provides a great deal of flexibility in determining the appropriate additional community benefits related to the project. The CBO offers categories, suggested considerations of additional community benefits, and associated requirements that must be met.

Based on the CBO, City Council will not approve any development project incentives, nor can the City close on any incentive agreements or contracts until all community benefits are agreed upon. Therefore, the preference is to begin the conversation about community benefits early in the process; however, the Administration will not engage in the process until the Developer has a firm development project that will move forward.

The purpose of this document is to summarize the specific objectives the Applicant is committing to in its Community Benefits Plan (CBP) in quantifiable and/or measurable terms with S.M.A.R.T. milestones – Specific, Measurable, Achievable, Relevant, and Timely – and timelines wherever possible. If the SMART method is not applied, the application may be rescinded. Applicants are strongly encouraged to clearly and concisely respond to each answer in the space provided.

For example, in response to your plan to provide internship opportunities to City of Cleveland residents, here's how you can answer using S.M.A.R.T. milestones:

"John Doe Development, Inc. plans to provide internship opportunities to two (2) City of Cleveland Residents who are currently enrolled as students at Tri-C (Specific) for a total of 50 workable hours at the pay rate of $20 per hour (Measurable). The goal is to have hired the intern by the start of construction (Achievable). The selected Interns will assist the Development team with fulfilling other required elements of the CBA, like planning and organizing Community Stakeholder Meetings and compliance reporting, while providing the Intern with the ability to enhance their soft skill set that is transferrable and can be valuable to them once they have completed their program and have entered into the workforce as professionals (Relevant). Once the Interns have successfully fulfilled their 50 workable hours, if the opportunity presents itself for future employment, we would like to give them first consideration to become official members of our team here at Neighborhood Family Practice. (Timely)."

** Before meeting with the Administration, the Developer should have: **

Proforma for the project
Site plan
Project development timeline

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COMPANY INFORMATION

Please provide company information for the Lead Applicant. The Lead Applicant is the party requesting to be the recipient of the City of Cleveland financial assistance/incentive, responsible for handling disbursements of funds, project management, and overseeing all compliance reporting requirements to the Office of Equal Opportunity (OEO).

Name of Company/Developer:

The NRP Group c/o Churchill Gateway II LLC

Primary Address:

1228 Euclid Ave, 4th Floor

Cleveland, OH, 44115

United States

Tax Identification Number

993678661

Primary Phone Number:

(216) 475-8900

Website:

https://nrpgroup.com/

Year Established:

1995

Business Structure of Developer (Please check one):

For-Profit

Type of Entity:

Limited Liability Company - LLC

Nature of Business - Please provide a brief summary of the business:

The NRP Group is a vertically integrated Developer, Contractor, and Property Manager, currently operating in 17 states. NRP Group is fully responsible for the design, construction and management of the proposed development. Churchill Gateway II LLC is an SPE formed specifically for the development of Churchill Gateway II, located at 10526 Churchill Ave. The development is a 70-unit, single-building multifamily project, affordable to and occupied by residents earning 30%-60% of the area median income.

Please note if this developer qualifies as any of the following, as defined in the City of Cleveland Municipal Code. (Please check all that apply.):

None

Are there any affiliate subsidiaries, parent, and/or partner companies?:

Yes

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COMPANY OWNERSHIP INFORMATION

Please provide company ownership of the Lead Applicant company submitted on the previous page.

Name:

J. David Heller

Title:

President & CEO

Primary Email Address:

legal@nrpgroup.com

Primary Phone Number:

(216) 475-8900

Will the person listed above be the main point of contact for this development project?:

Please list contact information for the main point of contact within the organization for this development project

First Name	Carolyn
Last Name	Behmer
Title	Development Project Manager
Phone	216-865-9798
Email	cbehmer@nrpgroup.com

Does the company have more than one (1) Owner?:

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PROJECT OVERVIEW - SCOPE OF WORK

This section describes the proposed Development Project and the related Scope of Work for which the Developer is seeking a financial incentive or assistance from the City of Cleveland.

Name of Project:

Churchill Gateway II LLC

Project Address:

10526 Churchill Ave

Cleveland, Ohio, 44106

The requested dollar amount of financial assistance from the City of Cleveland:

832,570

First Name	Last Name	Date Acquired
The City of Cleveland	The City of Cleveland

Type of development (Please check all that apply):

New Build

Please describe the proposed project:

Churchill Gateway II is a proposed 70-unit affordable multifamily development. The project consists of a single elevator-serviced building with 1-, 2-, and 3-bedroom units. The project will be affordable to residents earning 30%-60% of the area median income. Amenities include a fitness center, exterior bike parking, playground, community space & covered porch, pet stands, and in-unit washer and dryer. The site consists of surface parking and ample green space, with access to additional street parking. The development is a Phase 2 of "The Davis", a 52-unit development constructed on the same site in 2022. The site is owned by the City of Cleveland and was home to the former Harry E Davis School building.

Anticipated project start date:

Wednesday, April 30, 2025

Anticipated project end date:

Friday, July 17, 2026

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PROJECT OVERVIEW - SCOPE OF WORK

This section describes the proposed Development Project and the related Scope of Work for which the Developer is seeking a financial incentive or assistance from the City of Cleveland.

Uses of Project Funds:

	Dollar Amount $
Acquisition (Land/Building)	2200
Building (Construction/Renovation)	13926750
Machinery & Equipment	0
Infrastructure	1349195
Soft Cost (Fees, Miscellaneous)	6990887

Are there other Uses of Project Funds that are not mentioned in the above question?

Total Project Cost:

$22269032

Total Hard Construction Cost:

$13926750

Is the hard construction budget listed above the same as the amount negotiated with the Department of Economic/Community Development:

Sources of Project Funds:

	Dollar Amount $
Equity Investment	15747895
City of Cleveland	832570
Bank Loan(s) (Total)	4510000
Other Government Loan(s) (Total)	0

Are there other Sources of Project Funds that are not mentioned in the above question?

Name of Source	Dollar Amount $
Deferred Developer Fee	1178567

Total Project Sourc

es:

$22269032

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PROJECT OVERVIEW - SCOPE OF WORK

This section describes the proposed Development Project and the related Scope of Work for which the Developer is seeking a financial incentive or assistance from the City of Cleveland.

Will the Developer have more than one (1) General Contractor working on the project?

Will the Developer be self-performing any portion of the hard construction:

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COMMUNITY BENEFITS PLAN

Summarize the specific objectives the Applicant is committing to in its Community Benefits Plan (CBP) in quantifiable terms with SMART milestones – Specific, Measurable, Achievable, Relevant, and Timely – and timelines wherever possible. If the SMART method is not applied, the application will be rescinded.

Is the Applicant seeking to receive $250,000 or more in City financial assistance for a development project with a total cost UNDER $20 million (including residential tax abatements for projects UNDER $75 million in total)?

Is the Applicant seeking to receive $250,000 or more in City financial assistance for a development project with a total cost of OVER $20 million (including residential tax abatements for projects OVER $75 million in total)?

Yes

Please provide SPECIFIC plan of action to utilize subcontractors to meet or exceed the MBE, FBE, and CSB participation goals of Fifteen percent (15%) of certified Minority Business Enterprise (MBE) firms, seven percent (7%) of certified Female Business Enterprise (FBE) firms and eight percent (8%) to Cleveland Small Business (CSB) participation.

 The Developer commits to engaging MBE, FBE, and CSB-certified pre-construction and during construction, and will actively seek professional service MBE, FBE, and CSB consultants. NRP is focused on engaging with minority vendors and consultants during the design phase, versus during the construction phase. At the time of this agreement, the Developer has engaged $300,000+ in professional minority contracts and is seeking out additional opportunities to increase this number. This may include executing smaller contracts with minority consultants, versus a large lump contract with a full service architect.  NRP is actively seeking out networking opportunities and commits to attending a minimum of three Cleveland-area networking and professional development events in an effort to engage with MBE, FBE and CSB professionals and subcontractors.  NRP commits to engaging with Contractors Assistance Association, Greater Cleveland Partnership, and other local resource organizations to increase our network of minority businesses. To support subcontractors, the Contractor will pay for any subcontractor to attend posted workshops at no cost to the subcontractor (posted on Contractor Assistance Association).

Please provide a specific plan of action to employ or cause its contractors to employ Cleveland residents for twenty percent (20%) of the total Construction Work Hours (as defined in Section 188.01(c) of the Fannie M. Lewis Resident Employment Law on constructing the project

 The Developer and Contractor are relying on City of Cleveland and local contacts to source Cleveland-resident subcontractors. The subcontractors are aware of the project's need to actively hire City of Cleveland residents. We highly encourage any subcontractor with open positions to please consider City of Cleveland residents in its hiring process.  The Project commits to hiring a third-party consultant to actively assist subcontractors & their employees with paperwork and Section 3 and M/WBE certification with the City of Cleveland. The consultant will be completely on-call to assist subs and their employees.

Please provide a specific plan of action to employ residents of the City who are certified as low-income residents for four percent (4%) of the total Resident Construction Work Hours (as defined in Section 188.01(c) of the Fannie M. Lewis Resident Employment Law on constructing the project.

 The Developer and Contractor have found the resident and low-income resident employment goals to be challenging to meet, as subcontractors and their employees are hesitant to register as low income. We will encourage low income works to register as low income.  The Project commits to hiring a third-party consultant to actively assist subcontractors & their employees with paperwork and Section 3 and M/WBE certification with the City of Cleveland. The consultant will be completely on-call to assist subs and their employees.

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COMMUNITY BENEFITS PLAN

Please provide a specific plan to create and/or participate in mentor/protégé programs for certified MBEs, FBEs, CSBs.

 The Developer and Contractor commit to hosting a minimum of 2 (two) informational and networking session opportunities for CMSD high school students at its corporate offices and/or on school location  The Developer commits to participating in a minimum of one (1) internship or one (1) mentorship opportunity with a City of Cleveland resident participating in an established program (such as CollegeNow, or ACE mentorship program, among other programs)

Please provide a specific plan to include Registered Apprenticeship programs AND provide PAID Internship opportunities for adult Cleveland residents, as well as a plan to provide pre-apprenticeship, paid internship, opportunities for City of Cleveland high school graduates and students who are Cleveland residents.

 The Developer and General Contractor commits to offering a minimum of three (3) paid internships totaling not less than 50 hours with a pay rate of not less than $20 per hour to CMSD high school students, or adult or community college students;  Additionally, the Developer & Contractor commit to creating shadowing opportunities for a minimum of 30 students (CMSD Middle School through High School) through the course of the project and prior to its completion

Please provide a specific plan that shows a commitment to meeting periodically with community stakeholders to obtain their input on the development project (at least three (3) times at minimum during the project design phase, during construction, and post-project).

The Developer commits to meeting with community stakeholders. The Project will meet with OEO for a pre-construction meeting, and will check in with OEO at regular intervals to communicate minority hiring progress, in addition to the monthly reports that are due. The Developer will conduct at least three stakeholder meetings in a public forum, either in person or virtually, to discuss the project.

Please provide a specific plan to provide quarterly reports to the Office of Equal Opportunity(OEO) regarding CBA compliance.

The Contractor is very familiar with the B2GNow, LCP Tracker portals, as well as the Section 3 workbooks required by the City of Cleveland. The Contractor's project management staff is responsible for facilitating all paperwork in a timely fashion, and correcting any deficiencies in paperwork. Again, the project has hired a third-party MBE consultant to assist contractors with any paperwork, registration, and training on how to use the reporting portals.

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Please provide a specific plan to promote, support, and participate in workforce collaborations similar to those supported in the manufacturing, information technology, and healthcare sectors that expand job opportunities for communities of color and women.

The Contractor commits to hosting at least one (1) subcontractor job fair to solicit workforce from these specific groups. The Contractor will conduct outreach to local organizations aligned with this mission to expand work opportunities to these specific groups.

Please provide a specific plan to host job fairs and contractor information/networking sessions about upcoming contracting opportunities.

The Contractor commits to hosting at least one (1) subcontractor job fair to solicit workforce.

Please provide a specific plan to unbundle construction work into smaller bid packages of sizes suitable for competition by MBE, FBE, and CSB firms.

The Contractor commits to unbundling larger bid packages; The Contractor will meet with local contacts from Greater Cleveland Partnership or other established organizations to facilitate subcontractor outreach and provide smaller bid package opportunities to those subcontractor networks.

Please provide a specific plan to promote opportunities for investment in the Development Project, including but not limited to community investment trusts and community land ownership.

Due to the nature of the project financing (equity via federal low income housing tax credits), promoting opportunities for investment in the project is not feasible.

Please provide a specific plan to incorporate LEED principles and additional sustainable business practices into the design and construction of the Development Project.

The Developer commits to achieving LEED Gold

Please provide a specific plan to provide neighborhood infrastructure and safety improvements, including but not limited to curbs, street paving, sidewalks, multi-purpose and bicycle paths, pedestrian traffic-calming measures, parks and green space, landscaping, lighting, security cameras, bicycle racks, signage, public art, and blight removal to the extent not provided by the City or other public entity.

The Developer has developed and designed the Project to incorporate:  Greenspace and outdoor communal space, including a playground & communal wrap-around porch  Ample bicycle racks  Increased security measures, including cameras and license plate readers  Phase I and Phase II of the Churchill Development reduced blight and created a public access point between Orville and Churchill Avenues. The project created parallel parking, additional public sidewalk, and lighting where there previously was none. The project site was the formerly abandoned and vacant Harry E Davis School. The site has granted the City of Cleveland a public access easement, so that the roadway & sidewalks are fully accessible to the public (at no cost, as the project maintains these areas).

Please provide a specific plan to provide Affordable housing units in conjunction with the Development Project and/or contribute to a fund for that purpose.

The Project is fully affordable, with 100% of the units affordable to and occupied by residents earning up to 60% of the Area Median Income.

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Please provide a specific plan to use Cleveland Public Power as the project's preferred electricity provider.

Unfortunately, the project is unable to engage CPP as the electric provider as the electric infrastructure from CEI is already in place; This is an affordable LIHTC project; the cost of relocation and change to CPP would’ve been cost prohibitive. The Contractor does work with CPP when possible.