Info-Tech Research Group Inc. | Sole Source Document |
Company Name | Date
ATTN: Rob Lasky
Infomration Technology Manager
610 Foster City Boulevard, Foster City, CA 94404
12/16/2024
Re: City of Foster City, California Sole Source Justification letter Dear Rob Lasky,
This sole source justification document highlights Info-Tech Research Group’s (“Info-Tech”) unique ability to meet your IT department’s goals and initiatives through our services, which include online research, training, and remote advisory subscriptions.
Info-Tech is the sole source provider for the services and deliverables offered through our membership subscriptions. These proprietary services are exclusive to Info-Tech and are not available from any other vendor.
Info-Tech provides exclusive services through our subscription offerings, including:
Research Blueprint Publications: Practical guides designed for project execution. Comprehensive Research Taxonomy: Connected and thorough coverage. Visual Content Format: Framework-driven and easy to understand. Unlimited Analyst Calls: Structured series to complete key initiatives. Guided Implementation Services: Unlimited advisory calls and touchpoints from project kick- off to completion.
Concierge Services: High-impact, one-day consulting engagements. Benchmarking Services: Powerful diagnostic tools based on real data, included with memberships.
Workshops: Five-day facilitated sessions to address major issues and pressing projects. Training Program Add-ons: Three- to six-month engagements to build confidence, knowledge, and skills within IT teams.
Curriculums and Program Deliverables: Grounded in proprietary research blueprints and tools. Optimized Membership Terms: Designed to maximize usage and value.
Info-Tech will provide best practice research to the Information Technology staff at the City of Foster City, enabling the IT division to drive significant business value. Our research and advisory services span Artificial Intelligence, Applications, CIO, Infrastructure & Operations, Security, Project & Portfolio Management, Data and Business Intelligence, Enterprise Architecture, Vendor Management, and industry-specific technology silos. These services will support a complex IT department responsible for a diverse range of tasks and services.
As a prospective member of Info-Tech’s services, the City of Foster City cannot obtain the proposed membership at a lower price from any third-party technology reseller.
Sincerely,
R.Kukoly
Robyn E. Kukoly
Bids and Contracts Specialist
[email protected]
1-888-670-8889
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DATE: February 2, 2026
TO: Mayor and Members of the City Council
VIA: Stefan Chatwin, City Manager
Marlene Subhashini, Assistant City Manager
FROM: Sofia Mangalam, Community Development Director
Nori Jabba, Housing and Sustainability Manager
DEPARTMENT: Community Development
SUBJECT: IMPLEMENTATION OF HOUSING ELEMENT PROGRAMS:
SUPPORTIVE HOUSING IN THE CITY’S EXISTING UNIT
PURCHASE PROGRAM (EUPP) UNITS
RECOMMENDATION
It is recommended that the City Council, via Minute Order, accept the report and confirm staff’s approach regarding supportive housing at the City-owned Existing Unit Purchase Program (EUPP) units as part of the implementation of two (2) Housing Element programs.
EXECUTIVE SUMMARY
The adopted Housing Element for planning period 2023-31 contains two (2) programs specific to supportive housing. The first program (H-E-1-a) is to implement tenant preferences for the City-owned EUPP units so that when vacancies occur, housing providers have an opportunity to propose renting the unit to provide supportive housing.
The second program (H-F-1) is to provide facilities and services for those with special needs.
Recently, one (1) of the six (6) City-owned EUPP units became vacant, providing an opportunity to begin transitioning it for use as supportive housing.
Generally speaking, there is a broad range of population groups that meet the definition of supportive housing and special needs. The City’s definition for supportive housing is
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specified in the City’s Municipal Code, Chapter 17.04.020 and special needs groups are included in the Housing Element Program H-F-1 (see definitions below in the Background section of this report). These groups were identified as a result of the Housing Needs Assessment (Housing Element 2023-2031, Appendix A) prepared during the Housing Element preparation.
Transitioning the current vacant EUPP unit to supportive housing to meet those specific special needs groups fulfills the goals of two (2) Housing Element programs. The City currently does not own any supportive or special needs housing. However, it should be noted that senior housing is considered special needs housing, and the City regulates two (2) senior housing properties through the Below Market Rate (BMR) Rental Housing program: Metro Center Senior Apartments and Alma Point Senior Apartments.
Based on Council affirmation of staff’s approach to implementing the Housing Element Programs, staff will prepare and issue Request for Proposals (RFP) for the supportive housing/special needs providers and for the transition of the vacant EUPP unit.
Additionally, the vacant unit needs interior and exterior painting, as well as various upgrades and improvements, due to wear and tear associated with prior long-term occupancy.
Subsequently, staff will return to the City Council for approval of the supportive housing service provider and general contractor, and of budget appropriations associated with the contract execution with the supportive/special needs housing provider and the costs associated with rehabilitation of the unit.
BACKGROUND
The Housing Element is an integral part of the Foster City General Plan that identifies the community’s housing needs, states the community’s goals and objectives regarding housing production, rehabilitation, preservation, and conservation to meet those needs, and defines the policies and programs. The chapter containing Housing Goals, Policies, and Programs forms the housing policy roadmap for the City and describes the implementation measures that the City needs to undertake in the planning period 2023-
31. The two (2) programs relevant to this staff report are as follows:
1. Program H-E-1-a Existing Unit Purchase Program-Opportunities for Supportive Housing: Implement the tenant preferences adopted in January 2023 for the Existing Unit Purchase Program (City-owned units) so that when vacancies occur, housing providers have an opportunity to propose renting the unit to provide supportive housing for people with disabilities and if no acceptable proposals are received, then continue to maintain the existing units owned by the City as rentals for large very low- and low-income families.
Responsible Agency: Community Development Department, City Council Timeframe: As vacancies occur
Quantified Objectives: One (1) unit converted to supportive housing by 2031
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Performance Metric(s): Number of units converted to supportive housing Funding Source: Affordable Housing Fund
2. H-F-1 Special Needs. Encourage a mix of housing units throughout the City including those for lower-income seniors, veterans, families with children, single parents, young families, victims of domestic violence, farmworkers, and the disabled.
H-F-1-a Facilities and Services for Special Needs. Support housing that incorporates facilities and services to meet the health care, transit or social service needs of households with special needs, including seniors, extremely low-income households and persons, farmworkers, people with developmental disabilities, and persons with disabilities through an expedited permit review process.
Proactively contact non-profit service providers and developers for persons with disabilities and other special needs groups on annual basis to inquire about their needs and notify them about funding opportunities, as they become available. Responsible Agency: Community Development Department
Timeframe: Establish expedited permit review process and begin annual proactive outreach by December 2023
Performance Metric(s): Facilitate development of at least one (1) new facility
The Housing Element Programs include the City’s commitment to timeframes for implementation. The Annual Progress Report to the California Department of Housing and Community Development (HCD), due by April 1 of each year, reports on progress in implementation of these Programs. It should be noted that the City did establish the expedited permit review process and began annual proactive outreach in 2023 as called for in the Timeframe for Program H-F-1.
What is supportive housing?
The City’s Municipal Code, Chapter 17.04.020, defines supportive housing as follows:
“Supportive housing” means housing with no limit on length of stay, that is occupied by the target population as defined in Section 65582 of the California Government Code, and that is linked to on- or off-site services that assist the supportive housing residents in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.
Target population, as defined in Section 65582 (p) as follows:
“Target population” means persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided
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pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people.
In other words, supportive housing is a category of affordable housing that is broadly defined as permanent housing (as opposed to temporary or transitional housing) that includes access to support services to help at-risk community members, such as those with disabilities, health issues, or those experiencing chronic housing insecurity risk factors. Population groups for supportive housing include, but are not limited to:
Adults
Emancipated minors
Families with children
Elderly persons
Young adults aging out of the foster care system
Individuals exiting institutional settings
Veterans
Homeless people
Special Needs Housing
As part of the Housing Element 2023-31 process, the City conducted a Housing Needs Assessment. The Assessment examined demographics, employment, and housing trends and conditions that affect housing needs and informed the various programs included in the Housing Element.
The Assessment as included in the Housing Element has identified special housing needs, noting that some population groups may require specific program responses and may experience barriers to accessing stable housing due to their specific housing circumstances. This includes:
Large Households
Female-headed households
Seniors
People with disabilities
Homelessness
Farmworkers
Non-English speakers
In Foster City, 7.1% of residents have a disability of any kind and may require accessible housing. Additionally, 6.2% of Foster City households are larger households with five or more people, who likely need larger housing units with three bedrooms or more. 7.9% of households are female-headed families, which are often at greater risk of housing insecurity.
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Furthermore, the housing needs assessment elaborates on how people with disabilities face additional challenges, including displacement, ineligibility for many affordable rental units, overpayment of rent, disability bias, and transit dependency. The assessment then lists various Housing Element programs to address the needs of people with disabilities.
Similar to supportive housing, housing for special needs, as outlined in Housing Element Program H-F-1, includes housing for lower-income seniors, veterans, families with children, single parents, young families, victims of domestic violence, farmworkers, and the disabled that incorporates facilities and services to meet the health care, transit or social service needs of households with special needs.
ANALYSIS
On January 9, 2023, the City Council adopted City Resolution No. 2023-3 and adjusted the preferences for selection of tenants for the EUPP units to add as the first preference category, “a non-profit housing provider that will operate the unit for persons requiring supportive housing (as defined by FCMC Section 17.04.544).” Preferences 2 through 13 have been in place for over 20 years. Table 1 shows the preferences for the EUPP units.
Table 1. City of Foster City Preference Categories for City-Owned Duplexes and Single-Family Rental Homes (City Resolution No. 2023-3) Preference Description
1 A non-profit supportive housing provider that will operate the unit for persons requiring supportive housing (as defined by FCMC Section 17.04.544) 2 Very low-income tenants (as defined in California Health and Safety Code Section 50105) living and working in Foster City
3 Low-income tenants (as defined in California Health and Safety Code Section 50079.5) living and working in Foster City
4 Very low-income tenants (as defined in California Health and Safety Code Section 50105) living in Foster City
5 Low-income tenants (as defined in California Health and Safety Code Section 50079.5) living in Foster City
6 Very low-income tenants (as defined in California Health and Safety Code Section 50105) who are employees of the City of Foster City 7 Low-income tenants (as defined in California Health and Safety Code Section 50079.5) who are employees of the City of Foster City
8 Very low-income tenants (as defined in California Health and Safety Code Section 50105) who are classroom teachers employed by the San Mateo- Foster City School District, the San Mateo Union High School District, or the San Mateo County Community College District
9 Low-income tenants (as defined in California Health and Safety Code Section 50079.5) who are classroom teachers employed by the San Mateo-Foster City School District, the San Mateo Union High School District or the San Mateo County Community College District
10 Very low-income tenants (as defined in California Health and Safety Code Section 50105) who work in Foster City
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11 Low-income tenants (as defined in California Health and Safety Code Section 50079.5) who work in Foster City
12 Very low-income tenants (as defined by California Health and Safety Code Section 50105) – all others who are income qualified
13 Low-income tenants (as defined by California Health and Safety Code Section 50 as defined by California Health and Safety Code Section 50079.5) As stated in Housing Element Program H-E-1-a, in the event that no eligible proposals are received for supportive housing, the EUPP unit will be filled in preference order as listed above by the contracted property management firm.
Consideration for Supportive Housing
The City’s six (6) EUPP units, comprising of two (2) single-family homes (a three- bedroom unit and a five-bedroom unit) and four (4) duplex units (two and three-bedroom units) located in residential neighborhoods with limited access to transit and amenities.
Recently, one (1) of the EUPP units, a three-bedroom, single-family home, became vacant, presenting an opportunity to begin transitioning that EUPP unit for use as supportive housing geared to households in which occupants needing supportive services can live independently or with help from family or other household members and with off-site services (which could include coordination of in-home care providers such as In-Home Supportive Services (IHSS) Program workers).
Supportive housing for individuals needing extensive on-site services is not feasible for the EUPP units, as there is limited space for support functions. Thus, the City will need to enter into an agreement with an off-site service provider, a service provider that coordinates in-home services, or a service provider that could provide onsite services with the addition of an ADU on the property. Some of the considerations include:
a) Entering into an agreement with an agency that provides housing and support services for those with special needs. Services might include case management, counseling, coordination of care, training, etc. and would be provided in a dispersed, off-site environment. The Agreement would need to specify that the housing is for those with disabilities that meet the definition of supportive and special needs housing. Examples of possible agencies include CORA, Housing Choices, San Mateo County Housing Authority (Section 8 Program), HIP Housing’s Self-Sufficiency Program.
b) Entering into an agreement with an agency that provides housing for those with developmental disabilities in a group home setting with services provided both on and off-site or coordinated care services to those with developmental disabilities living in their own homes. Examples of possible agencies include Kainos Home and Training Center, PARCA, FHAR. FHAR, for example provides independent living training and supported living services to individuals who reside in their own home and/or apartment through their Community Outreach Program. FHAR also provides support services to individuals residing with their families. This option
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may require the addition of an ADU on site to help provide space for services or care coordination.
c) Entering into an agreement with an agency that provides supportive services and can refer eligible households for housing. Services would be provided in an off- site location or coordinated off-site for in-home care services. The agency would refer eligible households in need of housing to the City’s contracted property management firm that manages the EUPP units. The property management firm would create a waitlist to fill the units. The contracted agency would ensure that referred households meet the City’s eligibility criteria for disabilities, supportive services, and target population(s). The contracted property management firm would also verify income eligibility. Examples of agencies include: San Mateo County Health Association, CASA of San Mateo County, San Mateo County Human Services Agency, San Mateo County Health Department (In-Home Supportive Services Program), HIP Housing’s Self-Sufficiency Program.
Due to the nexus between the two (2) programs noted above, transition of the recently vacant EUPP unit for supportive housing to cater to certain special needs groups will also fulfil program H-F-1-a.
In order to meet the requirements of both programs, households would need to meet the following Household Eligibility Criteria:
oHousehold size meets the City’s standards for minimum and maximum occupancy for the size of the unit. The minimum household size is two (2) people for a two- bedroom unit, four (4) people for a three-bedroom unit, and eight (8) people for a five-bedroom unit. The EUPP units are not designed for single-person households. oHousehold income is extremely low (<30% of Area Median Income) or very low (<50% of Area Median Income).
oHousehold includes a member with a disability needing ongoing off-site support services to meet healthcare, transit, or social service needs. oHousehold is from one of the following population groups: veterans, seniors, families with children, single parents, young families, victims of domestic violence, persons with developmental disabilities.
To implement the two (2) programs, staff will issue an RFP to solicit proposals from supportive services/special needs agencies. Staff will then evaluate the proposals and return to the City Council with a recommendation to enter into an agreement with the service provider best suited for supportive housing in the EUPP units in general and, in particular, for the first vacant EUPP unit, a three-bedroom, 2-bath single-family home.
Proposals will be evaluated on criteria including, but not limited to:
the range of supportive services that the agency provides;
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household readiness: the number of households on a waitlist or identified by the agency that are in need of housing, and meet the household eligibility requirements as listed above and confirm that the agency has at least one household eligible for the first vacant EUPP unit (a three (3)-bedroom single-family home); and
costs to the City for program administration and any specifically requested tenant improvements (excluding requests for reasonable accommodations for those with disabilities).
Below is a list of various population groups listed in the eligibility criteria above for supportive/special needs housing, the supportive services they need, and agencies that could provide such services.
Lower-income seniors with disabilities
Assistance with daily living tasks, such as housekeeping, transportation services, health monitoring, coordination with healthcare and care providers, counseling, and coordination of disability-related services.
oList of agencies: Housing Choices, San Mateo County Health Department, Area Agency on Aging, San Mateo County Housing Authority (Section 8 Program), San Mateo County Health Department (In-Home Supportive Services Program).
Victims of domestic violence with a household member with disabilities Case management and advocacy, mental health and trauma-informed counseling, job training, educational support, childcare assistance, coordination of disability- related services.
oList of agencies: CORA, San Mateo County Department of Human Services.
Veterans with disabilities
Case management and connection to Veterans benefits and services, mental health counseling, coordination of medical care, job training, and coordination of disability-related services.
oList of agencies: US Department of Veterans Affairs, San Mateo County Veterans Service Office, Mental Health Association of San Mateo County, San Mateo County Housing Authority (Section 8 Program), San Mateo County Health Department (In-Home Supportive Services Program) Families with children, young families, single parents in which a household member has a disability
Case management, health monitoring and coordination with care providers, job training, educational support, counseling, life skills training, childcare assistance, and coordination of disability-related services.
oList of agencies: HIP Housing, San Mateo County Housing Authority (Section 8 Program), San Mateo County Health Department (In-Home Supportive Services Program)
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People with developmental disabilities
“Developmental Disability” is a disability as defined by Title 17, Section 54000 of the California Code of Regulations as attributable to any of the following conditions: Intellectual disability, cerebral palsy, epilepsy, autism, or disabling conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with an intellectual disability. In addition to the above, the disability must originate before age 18, be likely to continue indefinitely, constitute a "substantial disability" for the individual as defined by Title 17, Section 54001 of the California Code of Regulations (“Substantial disability” means the person has major problems in at least three of these areas: communication skills (receptive and expressive language), learning, self-care, mobility, self-direction, independent living, economic self-sufficiency.
Supportive services could include case management and care services related to helping the person with the areas listed above.
oList of Agencies: Golden Gate Regional Center, which provides services and support to individuals with developmental disabilities in Marin, San Francisco, and San Mateo counties.
Staff has reached out to a few off-site supportive housing providers, including CORA, Housing Choices, the County of San Mateo, and HIP Housing, to gauge potential interest in a supportive/special needs housing program, and all have expressed interest in the City’s program.
Additionally, staff would like to note that the now vacant EUPP unit was occupied for 10 years and on January 13, 2026, a building inspection was conducted to assess the work required for rehabilitation of the unit including replacement of the and repairs and upgrades, including plumbing work, mechanical system work, appliance replacement, replacement of insulation, electrical panel upgrade, etc. The estimated cost for the rehabilitation work is approximately $150,000, excluding any requests for reasonable accommodation for those with disabilities. The rehabilitation work might take three (3) to four (4) months and will occur in parallel to the RFP issuance and selection of the supportive services provider. Staff will request, as part of the RFP process for supportive services, that respondents include any known requests for reasonable accommodations so that they can be evaluated and included, as appropriate, in the rehabilitation project plan. Staff will return to the City Council for supplemental appropriation for rehabilitation costs and costs of providing supportive housing services.
California Environmental Quality Act
This item merely proposes direction to staff and does not result in any commitment to a specific project and is not a project for CEQA purposes. In the event that this is considered a project under CEQA, the proposed direction to staff would not result in a physical change to the environment, and accordingly, is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15061(b)(3) (the common sense exemption).
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FISCAL IMPACT
There is no fiscal impact associated with this item and issuance of RFP related to seeking proposals for Supportive Housing providers. However, there will be costs associated with the rehabilitation of the unit, and costs of providing supportive housing services. Staff will return to the City Council for appropriation of funds for the rehabilitation costs and entering into an agreement with the Supportive Housing provider.
CITY COUNCIL VISION, MISSION, AND VALUE/PRIORITY AREA
Smart Planning, Development, and the Local Economy
ATTACHMENTS:
None
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DATE: February 2, 2026
TO: Mayor and Members of the City Council
VIA: Stefan Chatwin, City Manager
Marlene Subhashini, Assistant City Manager
FROM: Sofia Mangalam, Community Development Director
DEPARTMENT: Community Development
SUBJECT: AGREEMENT WITH KOSMONT COMPANIES IN AN AMOUNT
NOT TO EXCEED $125,000 TO CONDUCT A REAL ESTATE
ECONOMIC MARKET ANALYSIS
RECOMMENDATION
It is recommended that the City Council adopt the attached Resolution authorizing: (1) the Mayor to execute an agreement with Kosmont Companies (Kosmont) in an amount not to exceed $125,000 to conduct a Real Estate Economic Market Analysis for the City; (2) approve a project contingency in the amount of $15,000 with authority given to the City Manager to execute agreement amendments up to the contingency amount, if necessary; and find the request exempt from the CEQA pursuant to section 15061(b)(3).
EXECUTIVE SUMMARY
On September 22, 2025, staff issued a Request for Proposals (RFP) from qualified consultants to conduct an independent professional Real Estate Economic Market Analysis. The objective of the analysis is to assess market trends and cycles, demographic trends, supply and demand dynamics, economic indicators, evaluate future needs, and provide strong baseline data that will be used to inform actionable strategies to guide sustainable growth and economic development.
The proposals were due by October 20, 2025. Eight (8) firms submitted proposals in response to the RFP. After initial review of the proposals, five (5) firms were invited for interviews. After conducting interviews, Kosmont stood out as the firm most capable of leading a successful process to conduct Real Estate Economic Market Analysis.
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BACKGROUND
Foster City is a "Planned Community," constructed and implemented on the basis of an organized program of development that was conceived over 30 years ago.
In 2013, the City undertook Commercial Market Analysis to assess retail/commercial strengths and weaknesses and develop a coordinated plan to improve retail/commercial citywide, with a specific focus on neighborhood shopping centers, including Pilgrim Triton, Charter Square, Beach Park Plaza, Metro Center, and Edgewater Shopping Center. Since 2013, Foster City has seen the completion of the Pilgrim-Triton Master Plan, Foster Square, Gilead Sciences Campus Expansion, Lincoln Center Life Sciences campus, a new Elementary school at Charter Square, and many other changes.
Currently, Foster City’s commercial and industrial lands are nearly built out. There is no traditional downtown or historic "main street," instead, retail activity is spread across five (5) retail shopping centers. Additional retail/commercial spaces are located within newer commercial and/or mixed-use developments, including the Chess Retail Center, Foster Square, Pilgrim Triton, and Parkside Towers.
The City initiated an RFP to conduct a Real Estate Economic Market Analysis to provide the City with a clear, data-driven understanding of current and emerging real estate and economic conditions in response to changing market dynamics, evolving demographic trends, and long-term development pressures.
The scope of work in the RFP included five (5) main components:
1. Citywide Real Estate Economic Market Assessment
Conduct a comprehensive real estate economic market analysis to identify current economic landscape, market trends and cycles including market leakage, demographic profile, supply and demand dynamics across commercial, office, retail, life science, and mixed-use sectors, and business climate indicators.
Develop a baseline inventory of existing properties in these sectors within Foster City.
Evaluate key market indicators such as vacancy rates, lease rates, and tenant mix.
Analyze market leakage to identify opportunities to retain and recapture spending within Foster City.
Identify and evaluate geographic constraints within the regional context that may impact local economic development.
Identify unmet demand, oversupply, and emerging trends across sectors. Identify opportunities for growth and investment.
Benchmark Foster City’s market performance against comparable cities.
2. Population and Psychographic Analysis
Prepare a comprehensive population and psychographic analysis, including a study of demographic profile and trends, evaluating consumer values,
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interests, lifestyle, etc., to understand consumer needs and behavior. The analysis should evaluate Foster City’s trade area, with a focus on market demand and supply and other constraints for commercial and retail uses, such as, but not limited to, grocery stores and restaurants.
3. Identify Future Economic Development Needs
Project future economic development needs in various market sectors through 2035 based on market analysis, population growth, employment trends, demographics, and other pertinent data specific to Foster City. Recommend opportunities for redevelopment or repurposing of properties to meet unmet demand in other asset classes, where appropriate. Recommend strategies to minimize commercial/retail vacancy rates, stimulate economic growth, retain/strengthen existing businesses, and attract new businesses.
Assess and recommend areas for infrastructure enhancement and investments to promote long-term sustainable economic development of the City.
4. City Council Engagement and Review Process
Identify a structured process for City Council participation, including one-on- one meetings with Council members to understand priorities and vision; three to four updates at City Council meetings to incorporate feedback through the process; and a final review and acceptance of the completed report.
5. Stakeholder and Community Engagement
Conduct structured outreach with key stakeholders, including:
Property owners, brokers, and developers
Major employers and business groups
Community organizations and residents
Document and integrate stakeholder input into final recommendations.
ANALYSIS
On September 22, 2025, staff issued an RFP requesting proposals from qualified consultants to conduct an independent professional Real Estate Economic Market Analysis with a due date of October 20, 2025. The RFP was advertised in the following ways, soliciting responses:
1. Sent to consulting firms via email
2. Posted on City’s RFP webpage
The RFP noted submitting questions by October 6, 2025, and by that date, staff received questions from five (5) consultants. The responses to the questions were then posted on the City website.
Subsequently, staff received proposals from eight (8) consulting firms, including: BAE Urban Economics, Inc. (“BAE”), HdL Companies (HdL), ECOnorthwest (ECO), HR&A
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Advisors, Inc. (“HR&A”), Calculus Commercial, Economic Growth Strategies (EGS), Kosmont Companies, and Precision Consulting Firm, LLC (Precision).
Staff conducted an initial evaluation of the proposals, including reviewing qualifications, relevant experience, project approach, ability to meet the City’s needs, and cost. Based on this evaluation, five (5) firms were invited to participate in interviews, including BAE, HdL, ECO, Kosmont and HR&A. The interview panel consisted of City Manager Stefan Chatwin, Assistant City Manager Marlene Subhashini, and Community Development Director Sofia Mangalam. After thorough deliberation, Kosmont was identified as the top- ranked firm.
Kosmont demonstrated strong technical expertise, a clear and practical project approach, and experience with similar projects for public agencies (in California). They recently worked with or are actively engaged in economic analysis projects for various municipal clients throughout the San Francisco Bay Area and Northern California cities, including waterfront/coastal communities statewide, such as Capitola, Daly City, Folsom, Laguna Beach, Malibu, Pacifica, Redondo Beach, San Rafael, Santa Barbara, Santa Cruz, Sausalito, and Union City. Kosmont will provide a comprehensive market analysis that assesses current real estate, economic, and demographic conditions; identifies challenges and opportunities across property sectors; and provides the City with clear, actionable strategies to support sustainable economic growth. Additionally, one of the references included in the RFP response spoke highly of Kosmont’s ability to deliver a comprehensive Real Estate Market Economic Analysis.
Upon selecting the consultant, staff had a follow-up discussion with Kosmont and requested that Kosmont provide an updated proposal, including a revised timeline, updated cost estimates for in-person community, focus group, and City Council meetings, and a final report identifying the action plan and next steps. The revised proposal from Kosmont estimates that the study could be completed in approximately eight (8) months for a total cost not to exceed $125,000 (Attachment #3).
Staff is recommending that the City Council authorize the execution of the agreement with Kosmont in an amount not to exceed $125,000. Additionally, a project contingency in the amount of $15,000 is recommended to pay for additional services to mitigate unforeseen tasks or for additional services that may be required.
CEQA
The approval of the agreement is exempt per CEQA Guideline Section 15061(b)(3), Common Sense Exemption (14 Cal. Code Regs. § 15061(b)(3)) because it can be seen with certainty that there is no possibility that this action may have a significant effect on the environment.
FISCAL IMPACT
The total cost of the agreement is not to exceed $125,000. Sufficient funds are available in Fund Account 001-0110-413-42-51 (City/District Manager – Administration Expenses for ‘Land Use Analysis/Economic Development Study’) to support this expenditure, and
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no appropriation is required. Additionally, a project contingency in the amount of $15,000 is recommended to pay for additional services to mitigate unforeseen tasks or for additional services that may be required. The proposed resolution would authorize the City Manager to execute task agreement amendments, as needed, up to the contingency amount.
CITY COUNCIL VISION, MISSION, AND VALUE/PRIORITY AREA
Smart Planning, Development, and the Local Economy
ATTACHMENTS:
Attachment 1 – Resolution
Attachment 2 – Agreement
Attachment 3 – Kosmont Updated Proposal
Attachment 4 – Kosmont Original Proposal
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RESOLUTION NO. ____________
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FOSTER CITY
AUTHORIZING THE MAYOR TO EXECUTE AN AGREEMENT WITH KOSMONT
COMPANIES TO CONDUCT A REAL ESTATE ECONOMIC MARKET ANALYSIS WITH AN AMOUNT NOT TO EXCEED $125,000, APPROVE A PROJECT CONTINGENCY IN THE AMOUNT OF $15,000 WITH AUTHORITY GIVEN TO THE CITY MANAGER TO
EXECUTE AGREEMENT AMENDMENTS UP TO THE CONTINGENCY AMOUNT, IF NECESSARY; AND FIND THE REQUEST EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA GUIDELINE SECTION 15061(B)(3)
CITY OF FOSTER CITY
WHEREAS, Foster City is a "Planned Community", constructed and implemented on the basis of an organized program of development that was conceived over 30 years ago; and
WHEREAS, Foster City’s commercial and industrial lands are currently nearly built out. There is no traditional downtown or historic "main street," instead, retail activity is spread across five (5) retail shopping centers. Additional retail/commercial spaces are located within newer commercial and/or mixed-use developments, including the Chess Retail Center, Foster Square, Pilgrim Triton, and Parkside Towers; and WHEREAS, on September 22, 2025, staff issued a Request for Proposals (RFP) from qualified consultants to conduct an independent professional Real Estate Economic Market Analysis; and
WHEREAS, the objective of the analysis is to assess market trends and cycles, demographic trends, supply and demand dynamics, economic indicators, evaluate future needs, and provide strong baseline data that will be used to inform actionable strategies to guide sustainable growth and economic development; and WHEREAS, the proposals were due by October 20, 2025, and eight (8) firms submitted proposals in response to the RFP; and
WHEREAS, after initial review of the proposals, five (5) firms were invited for interviews; and
WHEREAS, after conducting interviews, Kosmont stood out as the firm most capable of leading a successful process to conduct Real Estate Economic Market Analysis; and
WHEREAS, staff is recommending an agreement with Kosmont with an amount not to exceed $125,000 to conduct a Real Estate Economic Market Analysis for the City of Foster City; approve a project contingency in the amount of $15,000 with authority given to the City Manager to execute agreement amendments up to the contingency
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amount, if necessary and find the request exempt from the CEQA pursuant to section 15061(b)(3).
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Foster City does hereby:
1. Authorize the approval of the agreement is exempt per CEQA Guideline Section 15061(b)(3), Common Sense Exemption (14 Cal. Code Regs. § 15061(b)(3)) because it can be seen with certainty that there is no possibility that this action may have a significant effect on the environment;
2. Authorize the Mayor to execute an agreement with Kosmont with an amount not to exceed $125,000 to conduct a Real Estate Economic Market Analysis for the City of Foster City; and
3. Approve project contingency in the amount of $15,000 with authority given to the City Manager to execute agreement amendments up to the contingency amount, if necessary.
PASSED AND ADOPTED as a Resolution of the City Council of the City of Foster City at the regular meeting held on the 2nd day of February 2026, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ART KIESEL, MAYOR
ATTEST:
_______________________________
PRISCILLA SCHAUS, CITY CLERK
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PROFESSIONAL SERVICES AGREEMENT
FOR
REAL ESTATE ECONOMIC MARKET ANALYSIS
This Agreement is made and entered into as of the 2nd day of February, 2026 by and between the City of Foster City hereinafter cal led "CITY " and Kosmont Companies hereinafter called "CONSULTANT".
RECITALS
This Agreement is entered into with reference to the following facts and circumstances:
WHEREAS, CITY desires to engage CONSULTANT to provide professional services in the CITY;
WHEREAS, CONSULTANT is qualified to provide such services to the CITY and;
NOW, THEREFORE, in consideration of the mutual promises, covenants, terms and conditions hereinafter contained, the parties hereby agree as follows:
TERMS AND CONDITIONS
1. Services. The services to be performed by CONSULTANT under this Agreement shall include those services set forth in Exhibit A, which is, by this reference, incorporated herein and made a part hereof as though it were fully set forth herein.
Performance of the work specified in said Exhibit A is hereby made an obligation of CONSULTANT under this Agreement, subject to any changes that may be made subsequently hereto upon the mutual written agreement of the said parties.
Where in conflict, the terms of this Agreement supersede and prevail over any terms set forth in Exhibit A.
2. Term; Termination. (a) The term of this Agreement shall commence upon the date hereinabove written and shall expire upon completion of performance of services hereunder by CONSULTANT. (b) Notwithstanding the provisions of (a) above, CITY may with or without cause, direct CONSULTANT to suspend, delay or interrupt Services, in whole or in part, for such periods of time as CITY may determine in its sole discretion. (c) CITY may terminate performance of the Services under this Agreement in whole, or from ti me to time in part, for default, should CONSULTANT commit a material breach of this Agreement, or part thereof, and not cure such breach within ten (10) calendar days of the date of CITY’s written
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notice to CONSULTANT demanding such cure, in which case CONSULTANT shall be liable to CITY for all loss, cost, expense, damage and liability resulting from such breach and termination. (d) CITY may terminate performance of the Services under this Agreement in whole, or from time to time in part, for convenience, whenever CITY determines that such termination is in CITY’s best interests, in which case CONSULTANT shall be entitled to recover its costs expended up to the termination date plus reasonable profit thereon to the termination date as this Agreement would otherwise provide, but may recover no other cost, damage or expense. CONSULTANT shall continue its work throughout the course of any dispute, and CONSULTANT’s failure to continue work during a dispute shall be a material breach of this Agreement.
3. Compensation; Expenses; Payment . CITY shall compensate CONSULTANT for all services performed by CONSULTANT hereunder in an amount based upon CONSULTANT’s hourly rates during the time of the performance of said services. A copy of CONSULTANT ’s hourly rates for which services hereunder shall be performed are set forth in CONSULTANT’s fee schedule marked Exhibit “B” hereof, attached hereto and by this reference incorporated herein.
Notwithstanding the foregoing, the combined total of compensation and reimbursement of costs payable hereunder shall not exceed the sum of one hundred twenty-five thousand dollars ($ 125,000). Invoices for amounts in excess of one hundred twenty -five thousand dollars ($ 125,000) shall not be paid unless the performance of services and/or reimbursement of costs and expenses in excess of said amounts have been approved in advance of performing such services or incurring such costs and expenses by the City Manager (for contracts less than $50,000) or City Council (for contracts $50,000 or more) evidenced by motion duly made and carried and a written contract amendment having been executed.
Compensation and reimbursement of costs and expenses hereunder shall be payable upon monthly billing therefore by CONSULTANT to CITY, which billing shall include an itemized statement, briefly describing by task and labor category or cost/expense items billed. Final payment will be made when all Services required under this Agreement have been completed to the reasonable satisfaction of CITY including, without limitation, CONSULTANT's transmittal of all deliverables to CITY required by EXHIBIT A.
CITY shall not incur any charges under this Agreement, nor shall any payments become due to CONSULTANT for any payment period on the Project, until CITY receives all deliverables required under Exhibit A, SCOPE OF WORK AND SCHEDULE, for the payment period (if any) and reasonably accepts such deliverables as meeting the requirements of this
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Agreement. In cases where CONSULTANT has partially completed one or more deliverables due during a payment period, and if CONSULTANT demonstrates diligent progress thereon, then CITY may make a partial progress payment based upon percentage completion of the partially completed deliverables and diligent progress but taking into account any adverse impacts upon CITY. CITY shall not be liable for, and CONSULTANT shall not be entitled to, any payment for Services performed before this Agreement's execution.
4. Additional Services. In the event CITY desires the performance of additional services not otherwise included within the services described in Exhibit A, such services shall be authorized in advance of the performance thereof by the City Manager (for contracts less than $5 0,000) or City Council (for contracts $5 0,000 or more) by motion duly made and carried. Such amendment to this Agreement shall include a description of the services to be performed thereunder, the maximum compensation and reimbursement of costs and expenses payable theref or, the time of performance thereof, and such other matters as the parties deem appropriate for the accomplishment of such services. Except to the extent modified by written amendment, all other terms and conditions of this Agreement shall be deemed incorporated in each such amendment.
5. Records. CONSULTANT shall keep and maintain accurate records of all time expended and costs and expenses incurred relating to services to be performed by CONSULTANT hereunder. Said records shall be available to CITY for review and copying during regular business hours at CONSULTANT’s place of business or as otherwise agreed upon by the parties.
6. Authorization. This Agreement becomes effective when endorsed by both parties in the space provided below.
7. Reliance on Professional Skill of CONSULTANT. CONSULTANT represents that it has the necessary professional skills to perform the services required and the CITY shall rely on such skills of the CONSULTANT to do and perform the work. In performing services hereunder CONSULTANT shall adhere to the standards generally prevailing for the performance of expert consulting services similar to those to be performed by CONSULTANT hereunder.
CONSULTANT represents that it has reviewed Exhibit A and that in its professional judgment the Services to be performed under this Agreement can be performed for a fee within the maximum amount set forth in the Compensation Schedule established in Exhibit A and within the times specified for each individual Project.
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CONSULTANT represents that it possesses all necessary training, licenses and permits to perform the Services and that its performance of the Services will conform to the standards of practice of a professional having experience and expertise in performing professional services of like nature and complexity of the Services working on similar, successfully completed projects.
The granting of any progress payment by CITY, or the receipt thereof by CONSULTANT, or any inspection, review, approval or oral statement by any representative of CITY or any other governmental entity, shall in no way waive or limit the obligations in thi s Paragraph 7 or lessen the liability of CONSULTANT for unsatisfactory Services, including but not limited to cases where the defective or below standard Services may not have been apparent or detected at the time of such payment, inspection, review or approval.
8. Documents. All documents, plans, drawings, renderings, and other papers, or copies thereof, as finally rendered, prepared by CONSULTANT pursuant to the terms of this Agreement, shall, upon preparation and delivery to CITY, become the property of CITY.
9. Relationship of Parties. CONSULTANT is an independent Contractor and does not act as City ’s agent in any capacity, whatsoever. CONSULTANT is not entitled to any benefits that CITY provides to CITY employees, including, without limitation, worker’s compensation benefits or payments, pension benefits, health benefits or insurance benefits. Ter ms within this Agreement regarding direction apply to and concern the result of the CONSULTANT’s provision of Services, not the means, methods, or scheduling of the CONSULTANT’s work. CONSULTANT shall be solely responsible for the means, methods, techniques, sequences and procedures with respect to its provision of Services under this Agreement.
CONSULTANT shall pay all payroll taxes imposed by any governmental entity and shall pay all other taxes not specifically identified in this Agreement as CITY’s responsibility.
10. Schedule. CONSULTANT shall adhere to the schedule set forth in Exhibit A; provided, that CITY shall grant reasonable extensions of time for the performance of such services occasioned by governmental reviews of CONSULTANT’s work product or other unavoidable delays; provided, further, that such unavoidable delay shall not include strikes, lockouts, work stoppages, or other labor disturbances conducted by, or on behalf of, CONSULTANT’s officers or employees.
CONSULTANT acknowledges the importance to CITY of CITY’s Project schedule and agrees to put forth its best professional efforts to perform its services under this Agreement in a manner consistent with that schedule.
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11. Indemnity. To the fullest extent allowed by law, CONSULTANT hereby agrees to defend, indemnify, and save harmless CITY, its Council, boards, commissions, officers, employees , directors, volunteers and agents, from and against any and all claims, suits, actions liability, loss, damage, expense, injury (including, economic harm, injury to or death of any person, including an employee of CONSULTANT or its Subconsultants), cost (including, reasonable costs and fees of litigation) of every nature, kind or description, at law or equity, which may be brought against, or suffered or sustained by, City of Foster City, its Council, boards, commissions, officers, employees, directors, volunteers or agents that arise out of, pertain to, or relate to any negligence, recklessness, or willful misconduct of CONSULTANT, any Subconsultant, anyone directly or indirectly employed or retained by them, or anyone that they control. In the event one or more defendants is unable to pay its share of defense costs due to bankruptcy or dissolution of the business, the CONSULTANT shall meet and confer with other parties regarding unpaid defense costs.
The duty of CONSULTANT to indemnify and save harmless, as set forth herein, shall include the duty to defend as set forth in Section 2778 of the California Civil Code; provided, however, that nothing herein contained shall be construed to require CONSULTANT to indemnify City of Foster City, its Council, boards, commissions, officers, employees and agents against any responsibility or liability in contravention of Section 2782 of the California Civil Code.
CONSULTANT’s responsibility for such defense and indemnity obligations shall survive the termination or completion of this Agreement for the full period of time allowed by law.
The defense and indemnification obligations of this agreement are undertaken in addition to, and shall not in any way be limited by, the insurance obligations contained within this Agreement.
If CONSULTANT is a “design professional,” as defined in California Civil Code Section 2782.8(c), CONSULTANT shall indemnify, defend, and hold the Indemnitees harmless against Liability only to the extent such Liability arises out of, pertains to, or relates to CONSULTANT’s negligence, recklessness, or willful misconduct. In such an event, the cost to defend charged to CONSULTANT shall not exceed CONSULTANT’s proportionate percentage of fault.
12. Insurance. Prior to execution of this Agreement, CONSULTANT shall furnish to CITY Certificates of Insurance showing satisfactory proof that it maintains the insurance required by this Contract as set forth in EXHIBIT C, Insurance, which are attached and made a part of this Agreement.
CONSULTANT shall maintain all required insurance throughout the term of
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this Agreement and as otherwise provided in EXHIBIT C. In the event CONSULTANT fails to maintain any required insurance, and notwithstanding Paragraph 3 above, CITY may (but is not obligated to) purchase such insurance and deduct or retain premium amounts from any sums due CONSULTANT under this Agreement (or CONSULTANT shall promptly reimburse CITY for such expense).
CONSULTANT shall maintain insurance as required by this Agreement to the fullest amount allowed by law and shall maintain insurance for a minimum of five (5) years following completion of this project or service. In the event CONSULTANT fails to obtain or maintain completed operations coverage as required by this Agreement, the CITY at its sole discretion may purchase the coverage required and the cost will be paid by CONSULTANT.
13. WORKERS' COMPENSATION. CONSULTANT certifies that he is aware of the provisions of the Labor Code of the State of California which require every employer to be insured against liability for workers' compensation or to undertake self-insurance in accordance with the provisions of that Code, and CONSULTANT certifies that he will comply with such provisions before commencing the performance of the work of this agreement.
14. NON-DISCRIMINATION. The CONSULTANT will not discriminate against any employee or applicant for employment because of race, color, religion, sex or national origin. The CONSULTANT will take affirmative action to ensure that applicants are employed and the employees are treated during employment without regard to their race, color, religion, sex or national origin. Such action shall include, but not be limited to the following:
employment, advancement, demotion, transfer, recruitment, or recruitment advertising, layoff or termination, rates of pay or other forms of compensation, and selection for training, including apprenticeship. The CONSULTANT shall at all times be in compliance with the requirements of the Federal Americans With Disabilities Act (Public Law 101- 336) which prohibits discrimination on the basis of disability by public entities. The CONSULTANT agrees to post in conspicuous places available to employees and applicants for employment any notices provided by the CITY setting forth the provisions of this non-discrimination clause.
15. Notice. All notices required by this Agreement shall be given to the CITY and CONSULTANT in writing, by first class mail, postage prepaid, addressed as follows:
CITY: City of Foster City
610 Foster City Boulevard
Foster City, CA 94404-2299
Attention: Sofia Mangalam
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CONSULTANT: Larry J. Kosmont
2301 Rosecrans Avenue, Suite 4140
El Segundo, CA 90245
[email protected]
16. Non-Assignment. This Agreement is not assignable either in whole or in part.
17. Amendments. This Agreement may be amended or modified only by written agreement signed by both parties.
18. Validity. The invalidity in whole or in part of any provision of this Agreement shall not void or affect the validity of any other provision of this Agreement.
19. Governing Law. This Agreement shall be deemed to have been executed in the County of San Mateo, California. The formation, interpretation and performance of this Agreement shall be governed by the laws of the State of California, excluding its conflict of laws rules. A ny suit or action initiated by either party shall be brought in the County of San Mateo, California unless the parties agree otherwise in a written amendment to this Agreement. In the event of litigation between the parties hereto to enforce any provision of the Agreement, the unsuccessful party will pay the reasonable attorney’s fees and expenses of litigation of the successful party.
20. Mediation. Should any dispute arise out of this Agreement, the parties shall meet in mediation and attempt to reach a resolution with the assistance of a mutually acceptable mediator. Neither party shall be permitted to file legal action without first meeting in mediation and making a good faith attempt to reach a mediated resolution. The costs of the mediator, if any, shall be paid equally by the parties. If a mediated settlement is reached neither party shall be deemed the prevailing party for pur poses of the settlement and each party shall bear its own legal costs.
21. Conflict of Interest. CONSULTANT represents and warrants that it presently has no interest, and shall not have any interest, direct or indirect, which would conflict in any manner with the performance of work and services required under this Agreement. Without limitation, CONSULTANT represents to and agrees with CITY that CONSULTANT has disclosed any potential conflict of interest, and will have no future conflict of interest, in providing CITY services hereunder, including but not limited to, any interest (financial, share ownership, shared management, shared directors, or reporting responsibilities) CONSULTANT may presently have, or will have in the future, with respect to any other person or entity (including but not limited to potential suppliers, vendors, consultants, contractors, or
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regulatory agency) which may have an interest in the subject matter of the Services.
22. Liability of CITY.
Except as provided in Exhibit A, Services to be Provided by CONSULTANT and Exhibit C, Insurance, CITY's obligations under this Agreement shall be limited to the payment of the compensation provided for in Paragraphs 1, 3, and 4 of this Agreement,
Notwithstanding any other provision of this Agreement, in no event shall CITY be liable, regardless of whether any claim is based on contract, tort or otherwise, for any special, consequential, indirect or incidental damages, lost profits or revenue, aris ing out of or in connection with this Agreement, the Services, or the Project.
CITY shall not be responsible for any damage to persons or property as a result of the use, misuse or failure of any equipment used by CONSULTANT, or by any of its employees, even though such equipment be furnished, rented or loaned to CONSULTANT by CITY. The acceptance or use of such equipment by CONSULTANT or any of its employees shall be construed to mean that CONSULTANT accepts full responsibility for and shall exonerate, indemnify, defend and save harmless CITY from and against any and all claims for any damage or injury of any type, including attorneys' fees, arising from the use, misuse or failure of such equipment, whether such damage be to the CONSULTANT, its employees, CITY employees or third parties, or to property belonging to any of the above.
Nothing in this Agreement shall constitute a waiver or limitation of any right or remedy, whether in equity or at law, which CITY or CONSULTANT may have under this Agreement or any applicable law. All rights and remedies of CITY or CONSULTANT, whether under this Agreement or other applicable law, shall be cumulative.
23. Waiver of Default. Waiver of any default by either party to this Agreement shall not be deemed to be waiver of any subsequent default. Waiver or breach of any provision of this Agreement shall not be deemed to be a waiver of any other or subsequent breach, and shall not be construed to be a modification of the terms of this Agreement unless this Agreement is modified as provided below.
24. Force Majeure. Except for defaults of subconsultants at any tier, CONSULTANT shall not be liable for any excess costs if the failure to perform the Agreement arises from causes beyond the control and without the fault or negligence of CONSULTANT, including without limitation failure to reasonably mitigate any adverse impacts (Force Majeure). Force Majeure events include the following:
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Acts of God, fires, floods, earthquake, other natural disasters, epidemics and pandemics (other than COVID -19 or variants), abnormal weather conditions beyond the parameters otherwise set forth in this Article, nuclear accidents, strikes, lockouts, freight embargos, interruptions in service by a regulated utility, or governmental statutes or regulations enacted or imposed after the fact (together, “force majeure events”).
Any Force Majeure event with a duration in excess of 30 days entitles either party to terminate this Agreement with written notice to the other party, without further penalty or compensation.
25. Entire Agreement . This Agreement, including Exhibit s A, B , and C, comprises the entire Agreement.
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed on the date first above written by their respective officers duly authorized in that behalf.
CITY OF FOSTER CITY
Dated: _________________________________ Art Kiesel, Mayor
ATTEST:
Dated: ________________________________ Priscilla Schaus, City Clerk
APPROVED AS TO FORM
Dated:
Benjamin Stock, City Attorney
CONSULTANT
Dated:
Larry J. Kosmont, Chairman and CEO
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EXHIBIT A
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EXHIBIT B
FEE SCHEDULE
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EXHIBIT C
INSURANCE FORMS
CONSULTANT shall provide, in addition to the Certificates of Insurance, original Endorsement affecting the coverages specified in herein on the attached form. No substitute form will be accepted.
This is an Exhibit to, and made a part of and incorporated by reference to the Agreement dated February 2, 2026, by and between Kosmont Companies, hereinafter referred to as " Consultant”, and the City of Foster City, hereinafter referred to as "City", providing for professional services.
1. Consultant's Duty to Show Proof of Insurance. Consultant, in order to protect City and its Council members, officials, agents, officers, and employees against all claims and liability for death, injury, loss and damage as a result of Consultant's acts, errors, or omissions in connection with the per formance of Consultant's obligations, as required in this Agreement, shall secure and maintain insurance as described below. Consultant shall not perform any work under this Agreement until Consultant has obtai ned all insurance required under this section and the required certificates of insurance and all required endorsements have been filed with the City's authorized insurance representative, insurance Tracking Services Inc. (ITS). Receipt of evidence of insurance that does not comply with all applicable insurance requirements shall not constitute a waiver of the insurance requirements set forth herein. The required documents must be signed by the authorized representative of the insurance company shown on th e certificate. Upon request, Consultant shall supply proof that such person is an authorized representative thereof, and is authorized to bind the named underwriter(s) and their company to the coverage, limits and termination provisions shown thereon, Consultant shall promptly deliver to ITS a certificate of insurance, and all required endorsements, with respect to each renewal policy, as necessary to demonstrate the maintenance of the required insurance coverage for the term specified herein. Such certif icates and endorsements shall be delivered to ITS prior to the expiration date of any policy and bear a notation evidencing payment of the premium thereof if so requested. Consultant shall immediately pay any deductibles and self -insured retentions under all required insurance policies upon the submission of any claim by Consultant or City as an additional insured.
1.1 Insurance Requirements
Commercial General Liability Insurance
Commercial General Liability Insurance including, but not limited to, Contractual Liability Insurance (specifically concerning the indemnity provisions of this Agreement with the City ), Products-Completed Operations Hazard, liability for slander, false ar rest and invasion of privacy arising out of professional services rendered hereunder, Personal Injury (including bodily injury and death), and Property Damage for liability arising out of Consultant's performance of services under this Agreement. The Comm ercial General Liability insurance shall contain no exclusions or limitation for independent contractors working on the behalf of the named insured. Consultant shall maintain the Products -Completed Operations Hazard coverage for the longest period allowed by law following termination of this Agreement. The amount of said insurance coverage required by this Agreement shall be the policy limits, which shall be at least two million dollars ($2,000,000) each occurrence and five million dollars ($5,000,000) aggregate.
*Please note, the City will require a separate additional insured endorsement for the Commercial General Liability policy, listing the “City of Foster City, its Council members, officials, agents, officers, and employees”.
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[FOR THE FOLLOWING INSURANCE REQUIREMENTS, PLEASE CONSIDER IF EACH IS APPROPRIATE FOR THE SERVICE TO BE PROVIDED AND FOR THE CONSULTANT. UNCHECK THE CHECKBOX FOR ANY INSURANCE REQUIREMENT THAT IS NOT APPLICABLE. PLEASE CONTACT THE CITY MANAGER’S OFFICE WITH ANY QUESTIONS.]
☒ Business Automobile Liability Insurance
Automobile Liability Insurance against claims of Personal Injury (including bodily injury and death) and Property Damage covering any vehicle and/or all owned, leased, hired and non-owned vehicles used in the performance of Services pursuant to this Agreem ent with coverage equal to the policy limits, which shall be at least two million dollars ($2,000,000) each occurrence.
☒ Workers' Compensation Insurance
Consultant shall submit written proof that Consultant is insured against liability for workers' compensation in accordance with the provisions of section 3700 of the California Labor Code. Consultant shall require any Subconsultants to provide workers' compensation for all of the Subconsultants' employees, unless the Subconsultants' employees are covered by the insurance afforded by Consultant. If any class of employees engaged in work or services performed under this Agreement is not covered by California Labor Code section 3700, Consultant shall provide and/or require each Subconsultant to provide adequate insurance for the coverage of employees not otherwise covered. Consultant shall also maintain employer's liability insurance with limits of one million dollars ($1,000,000) for bodily injury or disease.
☒ Professional Liability Insurance
Professional Liability (Errors and Omissions) Insurance, for liability arising out of, or in connection with, all negligent acts, errors or omissions in connection with services to be provided under this Agreement, with no exclusion for claims of one insured against another insured, with coverage equal to the policy limits, which shall not be less than five million dollars ($2,000,000) per occurrence and five million dollars ($2,000,000) aggregate.
☒ Cyber Liability Insurance
Cyber Liability Insurance, covering network risk and cyber liability (including coverage for unauthorized access, failure of security, breach of privacy perils, as well at notification costs and regulatory defense) in an amount of not less than $1,000,000. Such insurance shall be maintained in force at all times during the term of the Contract and for a period of two years thereafter for services completed during the term of the Contract.
1.2 Self-Insured Retention
Any self -insured retentions in excess of $100,000 must be declared on the Certificate of insurance or other documentation provided to City and must be approved by the City Risk Manager.
1.3 Claims-Made Basis Coverage
If any of the insurance coverages required under this Agreement is written on a claims -made basis, Consultant, at Consultant's option, shall either (i) maintain said coverage for at least five (5) years following the termination of this Agreement with coverage extending back to the effective date of this Agreement; (ii) purchase an extended reporting period of not less than five (5) years following the termination of this Agreement; or (iii) acquire a full prior acts provision on any renewal or replacement policy.
2. City as Additional Insured
On Consultant's Commercial General Liability and Automobile policies, the City, its Council members, officers, directors, agents, employees, and volunteers, shall be named as additional insured's, but only with respect to liability
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arising out of the activities of the named insured. Any endorsement shall be provided using one of the following three options: (i) on ISO form CG 20 10 1 1 85; or (ii) on ISO form CG 20 37 10 01 plus either ISO form CG 20 10 10 01 or CG 20 33 10 01; or (iii) on such other forms which provide coverage at least equal to or better than form CG 20 10 1 1 85.
3. Insurance terms and conditions:
3.1 Cancellation of Insurance
The above stated insurance coverages required to be maintained by Consultant shall be maintained until the completion of all of Consultant's obligations under this Agreement except as otherwise indicated herein. Each insurance policy supplied by Consultant shall not be suspended, voided, cancelled or reduced in coverage or in limits except after ten (10) days written notice by Consultant in the case of non- payment of premiums, or thirty (30) days written notice in all other cases. This notice requirement does not waive the insurance requirements stated herein.
Consultant shall immediately obtain replacement coverage for any insurance policy that is terminated, canceled, non- renewed, or whose policy limits have been exhausted or upon insolvency of the insurer that issued the policy.
3.2 All insurance shall be issued by a company or companies admitted to do business in California and listed in the current "Best's Key Rating Guide" publication with a minimum rating of A-; VII Any exception to these requirements must be approved by the City Risk Manager.
3.3 If Consultant is, or becomes during the term of this Agreement, self -insured or a member of a self -insurance pool, Consultant shall provide coverage equivalent to the insurance coverages and endorsements required above.
The City will not accept such cover age unless the City determines, in its sole discretion and by written acceptance, that the coverage proposed to be provided by Consultant is equivalent to the above- required coverages.
3.4 For any claims related to the Agreement, the Consultant’s insurance coverage shall be primary insurance coverage at least as broad as ISO CG 20 01 04 13 as respects the City , its officers, officials, employees, and volunteers. Any insurance or self -insurance maintained by the City, its officers, officials, employees, or volunteers shall be excess of the Consultant’s insurance and shall not contribute with it.
3.5 Insurance coverages in the minimum amounts set forth herein shall not be construed to relieve Consultant for any liability, whether within, outside, or in excess of such coverage, and regardless of solvency or insolvency of the insurer that issues the coverage; nor shall it preclude the City from taking such other actions as are available to it under any other provision of this Agreement or otherwise in law.
3.6 Failure by Consultant to maintain all such insurance in effect at all times required by this Agreement shall be a material breach of this Agreement by Consultant. City , at its sole option, may terminate this Agreement and obtain damages from Consultant resulting from said breach. Alternatively, City may purchase such required insurance coverage, and without further notice to Consultant, City shall deduct from sums due to Consultant any premiums and associated costs advanced or paid by City for such insurance. If the balance of monies obligated to Consultant pursuant to this Agreement are insufficient to reimburse City for the premiums and any associated costs, Consultant agrees to reimburse City for the premiums and pay for all costs associated with the purchase of said insurance. Any failure by City to take this alternative action shall not relieve Consultant of its obligation to obtain and maintain the insurance coverages required by this Agreement.
3.7 Should any of the required insurance (other than errors and omissions insurance) be provided under a form of coverage that includes a general annual aggregate limit or provides that claims investigation or legal defenses costs be included in such general a ggregate limit, such general annual aggregate limit shall be double the occurrence or claims limit specified above.
3.8 City may (but is under no obligation to) secure project -specific insurance, wrap- up insurance, or administer an owner controlled insurance program ("OCIP"), in which case Consultant and its subconsultants shall communicate this fact to their insurance car riers and request that the risk of this project be excluded from their practice policies.
Consultant's fees under this Agreement (and the fee of its subconsultants under subconsultant agreements) shall be reduced by the amount of insurance premiums that m ay be avoided by Consultant and its subconsultants by virtue of the City's obtaining the project -specific insurance, wrap-up insurance or administering an OCIP, and the exclusion of
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this project from coverage of Consultant's and subconsultants policies. Construction Manager and its subconsultants shall afford City access to their books and records and cooperate with City in verifying the amount of savings realized.
ATTACHED
1. Insurance Coverage Form
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EXHIBIT C
This INSURANCE COVERAGE FORM modifies or documents insurance provided under the following:
Named Insured: Effective Work Date(s):
Description of Work/Locations/Vehicles:
ADDITIONAL INSURED: City of Foster City (CITY)
610 Foster City Boulevard, Foster City, CA 94404
Attention: _________________________________
Contract Administrator
Endorsement and Certificates of Insurance Required
The Additional Insured, its elected or appointed officers, officials, employees and volunteers are included as insureds with regard to damages and defense of claims arising from: (Check all that apply)
Insurer Policy
No.
General Liability : (a) activities performed by or on behalf of the Named Insured, (b) products and completed operations of the Named Insured, (c) premises owned, leased occupied or used by the Named Insured, and/or (d) permits issued for operations performed by the Named In sured. {Note:
MEETS OR EXCEEDS ISO Form # CG 20 10 11 85}
Auto Liability : the ownership, operation, maintenance, use, loading or unloading of any auto owned, leased, hired or borrowed by the Named Insured, regardless of whether liability is attributable to the Named Insured or a combination of the Named Insured and the Additional Insured, its elected or appointed officers, officials, employees or volunteers.
Other: [Cyber Liability, Installation Floater, etc.]
Certificates of Insurance Required (no endorsement needed) (Check all that apply) Insurer Policy No.
Workers Compensation : work performed by employees of the Named Insured while those employees are engaged in work under the simultaneous directions and control of the Named Insured and the Additional Insured.
Professional Liability:
PRIMARY/NON-CONTRIBUTORY: This insurance is primary and is not additional to or contributing with any other insurance carried by or for the benefit of Additional Insureds.
SEVERABILITY OF INTEREST: The insurance afforded by this policy applies separately to each insured who is seeking coverage or against whom a claim is made or a suit is brought, except with respect to the insurer’s limit of liability.
PROVISIONS REGARDING THE INSURED'S DUTIES AFTER ACCIDENT OR LOSS: Any failure to comply with reporting provisions of the policy shall not affect coverage provided to the Additional Insured, its elected or appointed officers, officials, employees, or volunteers.
CANCELLATION NOTICE. The insurance afforded by this policy shall not be suspended, voided, canceled, reduced in coverage or in limits except after thirty (30) days' prior written notice (ten (10) days if canceled due to non-payment) by regular mail return receipt requested has been given to the Additional Insured. Such notice shall be addressed as shown above.
WAIVER OF SUBROGATION: The insurer(s) named above agree to waive all rights of subrogation against the CITY, its elected or appointed officers, officials, agents, volunteers and employees for losses paid under the terms of this policy which arise from work performed by the Named Insured for the CITY.
Nothing herein contained shall vary, alter or extend any provision or condition of the Policy other than as above stated.
SIGNATURE OF INSURER OR AUTHORIZED REPRESENTATIVE OF THE INSURER
I, ______________________________________________________________(print/type name), warrant that I have authority to bind the above-named insurance company and by my signature hereon do so bind this company.
SIGNATURE OF AUTHORIZED REPRESENTATIVE (original signature required)
6.2 Attachment 2 - Agreement
175
Real Estate Economic Market Analysis 20
ORGANIZATION: TITLE:
ADDRESS:
TELEPHONE: ( ) DATE ISSUED:
6.2 Attachment 2 - Agreement
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FOSTER CITY REAL ESTATE ECONOMIC MARKET ANALYSIS
January 27, 2026 Revised Kosmont Scope and Budget
SCOPE OF SERVICES
Approach to Tasks: The prospective assignment and consulting services that Kosmont will provide to Foster City (“City”) will be of a relatively limited scope and duration, and advisory in nature. Kosmont will be making recommendations only, which advise the City and jurisdictions, including their elected officials, appointed officials, and staff, which they can accept or reject. None of Kosmont's staff will act as an elected official, appointed official, or as staff, nor as serving in a "designated" position.
Task 1. Kickoff Meeting / Project Orientation
Kosmont will coordinate a kickoff call with City staff to discuss the Client objectives, analytic approach and work schedule, as well as communication protocols. Subsequently, Kosmont will discuss the Scope of Services with the City Council at a retreat on Feb. 10.
In the week or two following the Council retreat, Kosmont will tour the City and neighboring area to review existing commercial and industrial land uses. Kosmont will have reviewed relevant planning documents such as the Annual Comprehensive Financial Report (“ACFR”), General Plan and Housing Element/ RHNA.
On the same trip as the tour, Kosmont would ideally like to get one-on-one meetings with Council members to understand priorities, opportunities and challenges to achieving their vision for the City. If some members are not available that day, virtual interviews can be conducted at a later date.
Task 2. Citywide Real Estate Economic Market Assessment Kosmont will conduct a comprehensive real estate economic market analysis to define current economic landscape, market trends and cycles including market leakage, supply and demand dynamics across commercial, office, retail, life science, hospitality and mixed-use sectors, as well as business indicators with the following subtasks:
Develop a baseline inventory of existing properties in these sectors. Evaluate key market indicators such as vacancy rates, lease rates, and tenant mix. Identify constraints within the region that may impact economic development. Identify unmet demand, oversupply, and emerging trends across sectors. Benchmark economic and financial performance of similar Bay Area cities.
Kosmont will utilize Placer.ai to analyze market leakage to identify opportunities to recapture spending within City with the following subtasks
Estimate trade area current annual dollar demand for retail goods and services based on existing resident demographics, visitor and employee spending Estimate how much of trade area demand is captured by retail facilities in the City (i.e. “leakage” or “surplus)
Translate retail demand into supportable square feet of retail space based on industry average sales volumes by retail category
Compare the supportable square footage with actual retail square footage to determine if more retail stores can be supported.
6.2 Attachment 3 - Kosmont Updated Proposal
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FOSTER CITY REAL ESTATE ECONOMIC MARKET ANALYSIS
January 27, 2026 Revised Kosmont Scope and Budget
Task 3. Demographic and Psychographic Analysis
Kosmont will utilize ESRI and other data sources to prepare a comprehensive population and psychographic analysis including: a study of demographic profile, (population, household incomes, race/ethnicity, housing preferences, educational attainment, employment by industry, commute patterns, resident/employee concentrations, and other metrics) to understand consumer needs and spending behavior. The analysis will focus on market demand and supply and other constraints for commercial and retail uses, such as but not limited to, grocery stores and restaurants.
Task 4. Stakeholder and Community Engagement
Kosmont will work with City staff to prepare an outreach plan that includes an in person community meeting, virtual and one in person business focus group meetings and online or social media surveys conducted with key stakeholders, including:
Property owners, brokers, and developers
Major employers and business groups
Community organizations and residents
Kosmont will prepare outreach and survey materials, including social media messaging / pamphlets and will document stakeholder input to incorporate into a presentation for City Council progress meetings.
Task 5. Identify Future Economic Needs
Kosmont will provide insights into local regional and national trends for multi-family, retail, office and industrial uses, and will forecast future economic conditions in various market sectors through 2035 based on market analysis, population growth, employment trends, demographics and other pertinent data specific to Foster City.
Task 6. Assess Opportunity Sites
The City has very little vacant land, but Kosmont will work with City to identify underutilized parcels (private sector and public sector), as appropriate. Foster City has five (5) main retail shopping centers, comprised of three (3) neighborhood commercial centers (Edgewater Place, Marlin Cove, and Beach Park Plaza) and two (2) regional-serving areas: The Marketplace along East Hillsdale Boulevard and the area along Metro Center Blvd. that includes Costco Wholesale. Kosmont will visit the existing commercial centers and other sites to understand visibility, access, tenant mix, pedestrian traffic patterns and vacancies to help guide potential strategies to strengthen existing businesses and attract new businesses.
Kosmont will research commercial and residential land values to inform assessment of redevelopment potential. Kosmont will recommend opportunities for redevelopment or repurposing of properties to meet unmet demand in other asset classes, where appropriate.
Kosmont will meet with Public Works to understand areas in need of infrastructure enhancement and investments to promote long term sustainable economic growth.
Task 7. City Council Progress Updates
Kosmont will provide in person updates at City Council meetings to present progress findings and gain Council feedback. Kickoff meeting followed by two or three progress updates - one following the market and demographic assessment and one or two updates following the community outreach and opportunity site analysis.
6.2 Attachment 3 - Kosmont Updated Proposal
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FOSTER CITY REAL ESTATE ECONOMIC MARKET ANALYSIS
January 27, 2026 Revised Kosmont Scope and Budget
Task 8. Action Plan and City Council Final Report
As a result of the Tasks 1-7, Kosmont will prepare a draft Report summarizing key data trends and analyses. Following receipt of comments from staff and Council, Kosmont will prepare a final Report, identifying action plan and next steps and will make an in-person presentation in PowerPoint format to Council for discussion and acceptance.
Projected Schedule and Budget
Kosmont estimates this assignment can be completed in approximately 8 months for not to exceed $125,000 accounting for numerous in person Council briefings.
6.2 Attachment 3 - Kosmont Updated Proposal
179
Prepared For
CITY OF FOSTER CITY
October 20, 2025
PROPOSAL FOR
Professional Brokerage Services
RFP# CC18-085
Prepared By
Kosmont Companies
1601 N. Sepulveda Blvd. #382
Manhattan Beach, CA 90266
(424) 297-1070
PROPOSAL FOR
REAL ESTATE ECONOMIC
MARKET ANALYSIS
Photo Credit: Foster City Community youtube.com/watch?v=4NGDfThD8OI
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October 20, 2025
Ms. Sofia Mangalam
Community Development Director
City of Foster City
City Hall, 610 Foster City Blvd.
Foster City, CA 94404
Delivered via email to [email protected].
Re.: City of Foster Request for Proposals for a Real Estate Economic Market Analysis Dear Ms. Mangalam and City Staff:
Kosmont & Associates, Inc. doing business as Kosmont Companies (“Consultant” or “Kosmont”) is pleased to present this proposal to the City of Foster City (“Client” or “City”) for a professional real estate market and economic analysis to assess market and demographic trends, supply and demand conditions to provide strong baseline data that will inform actionable strategies for sustainable economic growth in the City.
Foster City is located midway between San Francisco and San Jose on the western shoreline of the San Francisco Bay with direct access to the San Mateo-Hayward Bridge. City is a "Planned Community" that was conceived over 30 years ago to be home to 35,000 residents. The City encompasses 20 square miles, of which almost half is in San Francisco Bay, Belmont Slough, and a 218-acre system of man- made lagoons that wind throughout the City.
The City receives almost $60 million in General Fund tax revenues (heavily weighted towards property taxes). The most significant tax generators are Costco (sales tax) and Gilead Sciences (property taxes).
City also has strong financial reserves, but the 5-yr Financial Plan has identified substantial budget deficits over the next few years that could erode 50% of the reserves. The City has a strong jobs / housing balance with approximately 18,000 jobs and 11,000 housing units. The Regional Housing Needs Assessment (“RHNA”) has identified the need for 1,900 more housing units by 2031.
Kosmont, a certified Minority Business Enterprise (“MBE”) and Small Business Enterprise (“SBE”), is a full-service local government, economics and real estate advisory firm with a 39-year track record of working with cities and public agencies on over 1,000 economic development strategies, real estate market analyses, and public-private projects, including the management of real estate and public finance transactions exceeding $10 billion.
Kosmont Companies
Mailing Address: 1601 N. Sepulveda Blvd., #382 (424) 297-1070 Physical Address: 1230 Rosecrans Ave., #630 Manhattan Beach, CA 90266 www.kosmont.com Manhattan Beach, CA 90266 i
6.2 Attachment 4 - Kosmont Original Proposal
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What sets Kosmont apart is our understanding of how economics relates to project shaping, as well as our understanding of both the public and private sectors. Kosmont has provided hundreds of cities and other public agencies with economic development services since 1986.
Kosmont was founded by Chairman and CEO Larry J. Kosmont, CRE® and is led by President and ICSC Legacy Volunteer and Community Advancement Board Chair Emeritus, Mr. Ken K. Hira. If selected for this assignment, Mr. Hira would act as the Principal Advisor. The project manager will be Mr. Thomas Jirovsky, Senior Advisor who brings over 35 years experience in real estate economic, market, and financial analysis for public and private clients across the western U.S. In recent years, the Kosmont team has provided focused economic strategies for suburban waterfront communities, including Pacifica, Sausalito, San Rafael, and Santa Barbara.
With a staff of over 15 professionals (including former City Managers, Directors of Economic Development, Community Development, and Financial Services) and almost four decades of experience serving hundreds of communities across the State, Kosmont is ideally suited to help the City address the wide range of economic challenges, with expertise in public/private land use, market and financial feasibility, economic development, fiscal impact, real estate brokerage/Surplus Land Act (SLA), and public finance.
Our team is enthusiastic, ready, and available to provide the requested services when called upon and looks forward to the opportunity to assist the City. We are available to discuss our proposal further at your convenience.
Sincerely,
Larry J. Kosmont, CRE® Ken K. Hira
Chairman and CEO President
ii
Kosmont Companies
(424) 297-1070
www.kosmont.com
SUBMITTED BY: KOSMONT AND ASSOCIATES, INC., DBA KOSMONT COMPANIES Physical/Main Office: 2301 Rosecrans Avenue, Suite 4140, El Segundo, CA 90245 Mailing: 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 Office: (424) 297-1070 / Fax: (424) 286-4632
Principal Advisor / Point of Contact: Ken K. Hira, President / (949) 226-0288 / [email protected] Contract Negotiation: Kelly Aguilar, Director of Admin. & Ops. / (424) 297-1071 / [email protected]
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
Follow Kosmont: @KosmontTweets
6.2 Attachment 4 - Kosmont Original Proposal
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SECTION 1. FIRM QUALIFICATIONS PAGE 1 - 9
SECTION 2. MEET THE TEAM PAGE 10 - 16
SECTION 3. RELEVANT PROJECTS & REFERENCES PAGE 17 - 24 SECTION 4. APPROACH TO SCOPE OF SERVICES PAGE 25 - 31 SECTION 5. PROJECT BUDGET PAGE 32 - 34
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
iii
TABLE OF CONTENTS
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
Photo Credit: www.fostercity.org/publicworks/page/lagoon- system
6.2 Attachment 4 - Kosmont Original Proposal
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SECTION 1.
FIRM QUALIFICATIONS
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
1 6.2
Attachment 4 - Kosmont Original Proposal
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KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
KOSMONT AND ASSOCIATES, INC. DBA KOSMONT COMPANIES
Since 1986 - 39 years in Business - www.kosmont.com POINT OF CONTACT: Ken K. Hira, President – (949) 226-0288 / [email protected] Physical/Headquarters: 2301 Rosecrans Avenue, Suite 4140, El Segundo, CA 90245 Mailing: 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 Kosmont provides services to Clients in-person, virtually from satellite locations, and from the El Segundo headquarters across the Western U.S.
Kosmont, a certified Minority Business Enterprise (“MBE”) and certified Small Business Enterprise (“SBE”), is a real estate and economic development services firm offering a full range of real estate and financial advisory, economic development strategies/plans, retail/business strategies, project finance, transaction structuring, negotiations, market analysis, feasibility studies, special district analysis, community outreach/project implementation services for both the public and private sectors. Kosmont was founded in 1986 by Larry J. Kosmont, CRE®, Chairman and CEO, is nationally recognized and has been financially stable throughout the firm's history. With decades of advisory services, Kosmont has assisted hundreds of public agencies in their quest for services and successful public private projects.
What sets Kosmont apart is our understanding of how economics relates to future project shaping, as well as our understanding of both the public and private sectors. Rather than just write reports, Kosmont believes in a comprehensive approach to advisory services that Analyzes, Strategizes, and Implements. Kosmont will integrate our established ability, strengths, seasoned experience, and hands-on approach to deliver the requested consulting services. A brief highlight of our services is as follows.
Economic Development Consulting Services
• Economic Development Strategies (EDSP/CEDS)
• Kosmont Retail Now!® Platform
• Special Districts (EIFD, CRIA, CRD, CFD)
• Downtown Revitalization
• Asset Management Plans
• Developer Selection RFQ/RFP & DDA/ENA
• Sustainable Economic Development
• ROPS & RDA Dissolution Advisory Services
Land Use/Zoning and Community Planning Services
• DEVELOPMENT OPPORTUNITY RESERVE (D.O.R.)®
• Sales Tax Assessment Revenue (STAR*)®
• Other Zoning & Implementation Strategies for Economic Development Kosmont’s Mission Statement is the pursuit of four pillars of strength: Innovation, Integration, Integrity and Intelligence. We are on the cutting edge of products and services; we achieve financial success for our public and private sector clients, we are committed to community prosperity and quality of life, and our professional standards are of the highest caliber.
Planning and Development Services
• Project Evaluation
• Project Financials & Pro-Forma Assessment
• Property Acquisition/Leasing
• Land Use/Entitlements
• Due Diligence Reports
Real Estate Economics & Financial Advisory Services
• Fiscal & Economic Impacts
• Project Economics, Highest & Best Use (HBU) & Market
Studies
• Public & Private Financing Structures
• Affordable Housing (Pro Forma, Housing Element,
Negotiations, Feasibility) 2
KOSMONT COMPANIES OVERVIEW
SECTION 1.
FIRM QUALIFICATIONS
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
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KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
Kosmont is a full-service firm which also provides various integrated services through two independent and affiliated firms: Kosmont Realty (“KR”) and Kosmont Financial Services (“KFS”). KR is a full service and licensed real estate brokerage firm and KFS is a public finance firm providing financial advisory services, and is registered with the SEC.
In the aggregate, Kosmont Companies, KR, and KFS have extensive experience working with local and State government on real estate transactions between public agencies and private parties and structured project financing involving public and private funding sources. Collectively, Kosmont provides public agencies broad access to real estate consultants and brokers, public sector deal structure experts, and public-private financial advisors. We know of no other integrated set of companies that can provide a full complement of Economic Development Services, Real Estate Brokerage, and Municipal Advisory. Our diverse roles and experience in the real estate and financial industries have made us highly adaptable and skilled for this type of assignment. The chart below represents Kosmont’s wide-array of integrated services.
3 CITY OF FOSTER CITY
Real Estate Economic Market Analysis
SECTION 1.
FIRM QUALIFICATIONS
6.2 Attachment 4 - Kosmont Original Proposal
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KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
4 • California Association for Local Economic Development (CALED) Awards of Excellence Program
– 2024 City of Pacifica Vision 2025 & Beyond
– 2017 Redondo Beach Marine Ave Hotels Project
– 2014 South Gate Azalea Retail Project
• California City Management Foundation (CCMF)
Kosmont Companies is the proud recipient of the
– 2022 CCMF Corporate Sponsor of the Year Award
• Southern California Association of Governments (SCAG) – Sustainability Award: 5/2019 – City of Placentia
• L.A. Business Journal (LABJ) Latino Business of the Year Awards Kosmont Companies is the proud recipient of the
– 2015 Small Private Latino Business of the Year Award
• Larry J. Kosmont, CRE® is the honored recipient of the:
– 2025 CALED Golden Bear
– 2016 California Business Properties Association (CBPA) Champion of the Industry Award
For his service in real estate and economic development – 1980 City of Seal Beach John H. Nail Memorial Award
Awarded annually by the City Managers Department of
the League of California Cities
• Ken K. Hira is the honored recipient of the:
– 2024 ICSC Lifetime ICSC Trustees’ Distinguished Service Award based on over 20 years of volunteer leadership
Kosmont Companies is proud to be in the
Los Angeles Business Journal 2022 and 2025 Book of Lists as one of the Top 100 Minority-Owned Businesses.
PROUD RECIPIENTS OF THE FOLLOWING AWARDS
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
SECTION 1.
FIRM QUALIFICATIONS
6.2 Attachment 4 - Kosmont Original Proposal
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• Opportunity Zones
• Development Opportunity Reserve (D.O.R.)®
• Sales Tax Assessment Revenue (STAR*)®
New Vocabulary of Innovation
THE EVOLUTION OF RETAIL
2013 Big Box Shrinkage
2014 Place is New Anchor Tenant
2015 Blended Use: Place, not Space
2016 Millennials Want Experience
2017 E-tail is about Omni-channeling
2018 Distribution Revolution Creates Redustrial
2019 Storytelling via Social Media
2020 Think Outside The Box
2021 Innovation
2022 Convenience
2023 Technologies
2024 Right Sizing
ECONOMIC DEVELOPMENT IMPLEMENTATION - TOOLS THAT CREATE $CURRENCY$ FOR CITIES • Enhanced Infrastructure Financing Districts (EIFD)
• Community Revitalization & Investment Authority (CRIA) • Affordable Housing Authority (AHA)
BLENDED USE
Land uses are evolving and integrating … hybrid
working, amenitized rental living, hotel concierge,
experiential / service retail, and flexible industrial
Residential / Hospitality
Experiential / Curbside Retail
Health / Wellness / Open Space
Food / Grocery / Restaurants
Office / Telecommuting Alternatives
Fulfillment / E-Commerce
Re-dustrial
Retail
Reimagining
BOPIS & Pickup
Land Use Revolution
Retail Reimagine into Blended Use
Residential Renaissance based on housing shortage &
RHNA mandates
Office Reconfiguration for hybrid work patterns
Hotel Resetting driven by leisure travel &
potential conversions
Industrial Redistribution for flexible fulfillment and
last mile delivery
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
5 CITY OF FOSTER CITY
Real Estate Economic Market Analysis
SECTION 1.
FIRM QUALIFICATIONS
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KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
6 This is a high-level explanation of the Kosmont Retail Now!® platform which is a tool kit for both public and private sectors to attract retail. It is a comprehensive and proactive retail attraction initiative which identifies existing conditions, sets a path, targets retailers and produces economic development results in today’s omnichannel environment.
From our many years as public sector real estate advisors and hands on private sector experience, Kosmont understands the need for successful sales tax revenue enhancement and incentive programs. The Kosmont Companies Team offers the in-depth research, real world expertise, and long-term relationships needed to bring viable retail to projects and communities. Today’s trends in the evolution of retail include experience, value, food, place, omnichanneling, and blended use.
See our Kosmont Retail Now!® approach below.
Kosmont Retail Now!® Platform
Our Approach
Analyze
Demographics and Economics
Employment Inflow and Outflow
Retail Trade Area Definition
Market Supply and Demand Assessment
Sales Tax Generation
Strategize
Retail Sales Surplus / Leakage
Supportable Retail Space by Category
Retailer Voids / Predictive Intelligence
Retailer / Developer Targeting
Opportunity Site Assessment
Implement
Public Private Partnerships and Financing Tools
Citywide and Opportunity Site Marketing Material
Leverage ICSC Leadership and Relationships
Hands-On Retail Recruitment and Deal Making
Project-Specific Transaction Structuring
Ongoing Economic Development and
Retail Recruitment Advisory Services
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
SECTION 1.
FIRM QUALIFICATIONS
6.2 Attachment 4 - Kosmont Original Proposal
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REIMAGINING LAND USE IS
PRIMARY OPPORTUNITY FOR CITIES
Kosmont has provided advisory services for many Reimagination Projects, Downtown Districts, and Financing Districts across California.
Sausalito
Commercial
District
Analysis
Buellton / Solvang
Economic Development Strategy
& Advisory
Santa Barbara
State Street Downtown
/ Retail Study
St Helena
Downtown District
Strategies
Capitola
Mall Reimagination Advisory
Baldwin Hills (Capri Capital)
Blended Use Real Estate
Advisory
Laguna Hills
Mall Reimagination Advisory
Union City
Retail Advisory
Santa Monica
DTSM Third Street Promenade
Community Workshops
Buena Park
District Advisory
La Verne
EIFD Advisory
Placentia
Economic
Development
/ EIFD
Advisory
Mountain House
Commercial Land Use Advisory
Pittsburg
EIFD & Econ.
Dev. Advisory
Napa
EIFD Advisory
Brentwood
EIFD Advisory
7 6.2
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“TECHONOMIC DEVELOPMENT”
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
8 Kosmont has been a virtual and engaged company for years and embraces a variety of digital tools for analysis and leadership resources to inform retail and economic development advisory services. Technologies are powerful tools for economic development.
Demographic /
Market Data
ESRI Business Analyst Online,
CoStar, CRMLS, STR
Location /
Visitor
Analytics
Placer.ai
GIS Data
Analysis /
Sharing
ArcGIS, QGIS, Online WebApps
Stakeholder
Meetings Web Conferences & Screen Sharing
Community
Outreach
Webinars / Virtual Meetings
Project
Management
Microsoft Teams, SharePoint
Digital Polling /
Surveys Google Forms, SurveyMonkey
ORGANIZATIONS AND LEADERSHIP
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
SECTION 1.
FIRM QUALIFICATIONS
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KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
9 Kosmont is a leader in assisting cities with the utilization of economic development implementation tools that allow cities to put their strategies into action and capture value.
IMPLEMENTATION TOOLS
Strategic Zoning and
Land Use Tools
Use new zoning value for community
benefits with Development Opportunity
Reserve D.O.R.®
Revenue
Replacement Tools
Replace anticipated sales tax revenue by
creating general fund equivalency with
Sales Tax Assessment Revenue (STAR*)®
Special Districts
Enhanced Infrastructure Financing
Districts (EIFD), Climate Resilience
Districts (CRD), & other district tools to
motivate private investment,
fund infrastructure, and attract grant
funds
Tax Exempt Financing
Opportunity to generate savings and
create general fund resources for
community reinvestment
Surplus Land Act as
Asset Management Strategy
Public agencies should look at SLA as a
“Value Capture” opportunity to
productively use public properties
Other Public Money
(OPM)
Pursue grant funds from state / federal /
other sources to fund planning and
projects that advance your Econ. Dev.
objectives
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
SECTION 1.
FIRM QUALIFICATIONS
6.2 Attachment 4 - Kosmont Original Proposal
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SECTION 2.
MEET THE TEAM
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
10 6.2
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KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
11 MEET THE TEAM - ORGANIZATIONAL CHART
SECTION 2.
MEET THE TEAM
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
Our team is enthusiastic, ready, and available to provide the requested services when called upon.
Ken K. Hira, Kosmont President
PRINCIPAL ADVISOR
Thomas Jirovsky, Kosmont Sr. Advisor
PROJECT MANAGER
Fernando Sanchez, Kosmont V.P.
DATA MANAGER
Lily Schenk, Project Analyst
PROJECT SUPPORT & RESEARCH
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ADDITIONAL INFORMATION
• Team members are assigned as appropriate based on their skills, qualifications and availability in order to adequately provide services to the City for the length of the assignment and stay within budget. • If needed, other team members not included herein may be assigned to work on projects in a support or research role.
• The subsequent pages contain resumes for the above key team members.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
12 TEAM ROLES
Kosmont brings a well-rounded and seasoned professional cohort with the required expertise and exemplary skillsets to provide the requested services. Most senior staff have been with Kosmont for a decade or longer, providing continuity on assignments and a well of relevant knowledge and experience. We have the extensive experience, a proven track record, and the qualifications to provide the knowledge, guidance, and execution of those services necessary to assist the City with the requested services.
If selected, Kosmont’s Project Manager will be Mr. Thomas Jirovsky. Mr. Jirovsky, Kosmont Senior Advisor brings over 35 years of experience with 10+ of those years at Kosmont Companies. He provides services related to economic development and downtown strategies, development feasibility and financial incentives, fiscal and economic impact, real estate pro formas, and asset management to public agencies and developers. Mr. Jirovsky will oversee the Project from start to completion. He will be responsible for day-to-day management of the engagement with the City and coordination of the Kosmont team to ensure the Project is completed on time and within budget.
Mr. Jirovsky will be supported by the following key team members:
• Mr. Ken K. Hira, Kosmont President has expertise in real estate and economic development. He brings over 30 years of varied experience in virtually every aspect of acquisition, entitlement, development, financing, asset management, disposition, downtown revitalization, and strategic plans. His strengths include a keen understanding of land use trends, business retention/attraction, negotiating public-private transactions and implementing blended-use projects. He will provide project oversight, quality control, strategic advisory support, and make public presentations as necessary as the Principal Advisor. • Mr. Fernando Sanchez, Kosmont Vice President brings over 11 years of experience with 10+ of those years at Kosmont Companies. Mr. Sanchez assists public and private sector clients with market and economic analyses, strategic planning, and real estate development advisory. For this assignment, he will play the role of Data Manager.
• Ms. Lily Schenk, Kosmont Project Analyst provides support to senior personal through GIS mapping, financial analysis, project due diligence, analysis, and regulatory review. For this assignment, she will provide project research and support.
SECTION 2.
MEET THE TEAM
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
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RELEVANT EXPERIENCE: Mr. Hira has managed hundreds of public & private sector consulting assignments. A few of his more recent projects are summarized below:
• City of Capitola (Mall Reimagination, Zoning Strategies) • City of Daly City (Economic Development Advisory, Market Analysis, Public Private Project shaping) • City of Folsom (Future Folsom Economic Development / Retail Trend Presentation, EDSP) • City of Monterey (Lease Negotiation Assistance)
• City of Mountain House (Commercial Analysis for Community Services District lead to incorporation of City) • City of Napa (EIFD Implementation)
• City of Norwalk (Economic Development Opportunity Plan, Public Private Residential / Commercial Project) • City of Pacifica (Economic Opportunities Study and Implementation, Hotel Analysis) • City of San Rafael (Economic Development Strategic Plan, Mall Fiscal Impact Analysis, EIFD analysis) • City of Santa Barbara (Downtown / Retail Market Revitalization) • City of Santa Cruz (EIFD / CRD Analysis)
• City of Sausalito (Economic Opportunities Study)
• City of St. Helena (Asset Management Study, Retail Workshop, Public Private Project shaping, SLA, Developer RFQ/P)
• City of Turlock (Economic Development Strategic Plan update) • City of Union City (Comprehensive Retail Study)
• City of Watsonville (Economic Development Strategic Plan update) • Private Confidential Client (Public Private Project shaping, EIFD Analysis for development site in San Jose) Project Role:
Principal Advisor
Years with Firm: 17+
Years of Experience: 30+
Education:
Bachelor of Economics
and Business, UCLA
Ken K. Hira President 13 Mr. Ken K. Hira serves as President for Kosmont Companies. An expert in real estate and economic development, Mr. Hira brings over 30 years of varied experience in virtually every aspect of acquisition, entitlement, development, financing, asset management, disposition, downtown revitalization, and strategic plans. His strengths include a keen understanding of retail trends, business retention/attraction, negotiating public-private transactions and implementing blended-use projects that revitalize communities and assist in economic development/tax generation programs.
A former Executive Vice President and mixed-use developer, Mr. Hira managed a portfolio of over $100 million of retail sites, while operating the commercial division of the company. Prior to this, as Managing Director of Acquisitions for a development company and Vice President of Development at a development firm, he evaluated and underwrote hundreds of acres of land, successfully captured and negotiated anchor tenant commitments creating $60 million of value in ground-up development and redevelopment and was responsible for 800,000 square feet of retail entitlement, design and development. As Vice President of a shopping center company based in San Diego (6 years), Mr. Hira entitled one million square feet of retail development projects, as well as led the acquisition of 24 neighborhood and community shopping centers, totaling 3.3 million square feet and valued at $375 million, and organized a $287 million recapitalization.
LICENSES/AFFILIATIONS: Mr. Hira is an active ICSC volunteer leader. He was nominated and served as the Co-Chair of the ICSC Community Advancement Board, nationally advocating public-private partnerships, while previously serving as the ICSC Western Division P3 Retail Co-Chair, Southern California State Director, Program Committee Chair and Alliance Co-Chair. He is currently an ICSC Foundation Mentor, designated as a Legacy Volunteer, Chair Emeritus of Community Advancement and the proud recipient of the 2024 Lifetime ICSC Trustees’ Distinguished Service Award.
SECTION 2.
MEET THE TEAM
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
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Project Role:
Project Manager
Years with Firm: 15+
Years of Experience: 35+
Education:
- B.S. in Architecture,
University of Southern
California with honors
- MBA in Finance,
University of Southern
California
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
RELEVANT EXPERIENCE:
A few of his more recent projects are summarized below:
• City of Pacifica - Project Manager for Economic Opportunities Study • City of St. Helena - Project Manager for Asset Strategy/ Downtown Hotel RFQ/P • City of San Rafael – Project Manager for Economic Development Strategic Plan • City of Watsonville - Project Manager for Economic Development Strategy • City of Capitola - Project Manager for Hotel Feasibility Study • City of Eastvale - Project Manager for Downtown Master Plan Feasibility,Chandler Plan Area HBU study • City of Placentia - Project Manager for Chapman Corridor Development Opportunities • City of Indian Wells - Project Manager for Hotel Feasibility and incentive Analysis • City of Folsom - Project Manager for Economic Development Strategic Plan • City of El Segundo - Project Manager for Community Benefit Study for Smoky Hollow Specific Plan projects • City of Santa Barbara – Project Manager on Market Analysis for State Street Revitalization • City of Union City – Project Manger for Comprehensive Retail Study Thomas Jirovsky Senior Advisor 14 Mr. Thomas Jirovsky is a Senior Advisor with Kosmont Companies providing real estate development feasibility, fiscal and economic impact, and economic development and asset management strategies to public agencies, landowners and developers. Prior to joining Kosmont, he was a former Senior Managing Director of CBRE Consulting’s Los Angeles office, overseeing the national land use economics practice.
Through his 35+ year career he specialized in urban and suburban mixed-use development, market studies, pro forma analysis, land secured financing strategies, asset management, and public/private partnerships (“P3”) for small urban infill projects to large residential/commercial projects.
With a degree in both architecture and MBA finance, and experience in the development industry, he brings special expertise in understanding the challenges and opportunities facing residential and commercial development. He has managed hundreds of development feasibility studies for clients in small towns to large urban areas. Some recent assignments included HBU market studies in support of development strategies for San Rafael, Pacifica, Capitola, Thousand Oaks, Agoura Hills, Santa Barbara, St. Helena, Folsom, and Watsonville.
He has assisted a wide range of public agencies throughout California in evaluating hotel, retail, industrial and residential development projects, infrastructure financing economic development strategies and in negotiation of development agreements.
LICENSES/AFFILIATIONS:
Mr. Jirovsky is a LEED Accredited Professional and a member of the Innovating Commerce Serving Communities (ICSC) (formerly International Council of Shopping Centers) and Urban Land Institute (ULI).
SECTION 2.
MEET THE TEAM
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
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Mr. Fernando Sanchez is a Vice President with Kosmont Companies assisting public and private sector clients with market and economic analyses, strategic planning, and real estate development advisory. His recent work includes market supply and demand analysis, prioritization of strategic opportunity sites for retail and future development, analysis of potential development uses, and geospatial analysis of boundaries and funding and financing feasibility studies of new infrastructure financing districts, including Enhanced Infrastructure Financing Districts (EIFDs).
Prior to joining Kosmont Companies, Mr. Sanchez also worked as an Analyst for Entertainment and Culture Advisors, a Los Angeles-based economic consulting firm specializing in the entertainment and attractions industry. Other previous experience includes working as an Analyst and Project Manager for JDT International Inc., a residential real estate developer in Philadelphia, and working as a Transportation Planner with the City of Philadelphia Mayor’s Office of Transportation and Utilities.
LICENSES/AFFILIATIONS:
Mr. Sanchez is a member of the American Planning Association and the Urban Land Institute. He also serves as the Treasurer of the Princeton Club of Southern California.
LANGUAGES:
Mr. Sanchez is fluent in English and Spanish.
RELEVANT EXPERIENCE:
Samples of relevant projects are summarized below:
• City of Aliso Viejo (Economic Development Plan, Retail Recruitment) • City of Artesia (Economic Development Strategic Plan; Hotel Market Demand Analysis) • City of Buellton (Downtown Revitalization; Specific Plan with Development Opportunity Reserve (D.O.R.)®) • City of Clovis (Retail / Land Use Market Study, Mall Reimagination) • City of Daly City (Economic Development Strategy and Real Estate Advisory) • City of Delano (Demographic and Market Demand Analysis for General Plan Update, [sub to QK]) • City of Folsom (Economic Development Strategic Plan)
• City of Lake Forest (Retail Shopping Center Analysis) • City of Lomita (Retailer Void Analysis)
• City of Malibu (Retail Market and Visitation Analysis) • City of Norwalk (Economic Development Opportunities Plan / Visitation and Market Analyses) • City of St. Helena (Asset Strategy / Downtown Hotel RFQ/P) • City of Santa Barbara (Retail Market and Economic Development Strategy; State Street Downtown Revitalization) • City of Turlock (Economic Development Strategic Plan) • City of Union City (Comprehensive Retail Study)
• City of Watsonville (Economic Development Strategic Plan) Project Role:
Data Manager
Years with Firm: 10+
Years of Experience: 11+
Education:
- Master of City Planning,
Univ. of Pennsylvania,
(focus: public and private
real estate development)
- Bachelor of Arts,
Princeton University
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
Fernando Sanchez Vice President 15 SECTION 2.
MEET THE TEAM
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
198
Ms. Lily Schenk is a Project Analyst with Kosmont Companies, providing support to senior personal through GIS mapping, financial analysis, project due diligence, analysis, and regulatory review.
Ms. Schenk’s background is in land development, geospatial, and cartography. Prior to joining Kosmont, she studied urban planning and construction management, and economic development at Arizona State University. Her thesis was on the impact of Opportunity Zones. Ms. Schenk’s experience includes stakeholder outreach, feasibility studies, market analyses, and land development.
LICENSES/AFFILIATIONS:
Ms. Schenk is a member of ICSC and the Urban Land Institute. She also holds an Arizona Real Estate License.
RELEVANT EXPERIENCE:
• City of Montebello (Demographic and Market Analysis for Special Plan) • City of Orange (Market Analysis)
• City of Palmdale (Economic Development strategy)
• City of Palmdale (Retail Analysis)
• City of Yreka (Financing District Strategy)
• City of Thousand Palms (Financing District Strategy)
• City of Thousand Palms (Financing District Strategy)
• City of Montebello (Financing District Strategy)
Project Role:
Research and Support
Years with Firm: <1
Years of Experience: 1
Education:
BSP Urban Planning,
Arizona State University
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
Lily Schenk Project Analyst
16 SECTION 2.
MEET THE TEAM
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
199
SECTION 3.
RELEVANT PROJECTS
& REFERENCES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
17 6.2
Attachment 4 - Kosmont Original Proposal
200
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
18 SECTION 3. RELEVANT
PROJECTS & REFERENCES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
RELEVANT PROJECTS & REFERENCES
Kosmont has 39 years of public and private sector experience and in-depth expertise in economic development, real estate market studies, public private project development, fiscal / economic impact, real estate brokerage, and municipal finance services to support our client needs. We have guided development of more than 1,000 public- private projects and continues to serve numerous clients with implementation on an on-going long-term basis.
Kosmont provides advisory services to help numerous city and county clients across California, navigate, and implement comprehensive economic development. We have recently worked with or are actively engaged in economic analysis projects for various municipal clients throughout San Francisco Bay Area and Northern California cities including waterfront communities statewide such as of Capitola, Daly City, Folsom, Laguna Beach, Malibu, Pacifica, Redondo Beach, San Rafael, Santa Barbara, Santa Cruz, Sausalito, and Union City. Kosmont is well-acquainted with the local and regional economic landscape.
Our understanding of the local, regional, and national trends positions us to mobilize quickly and deliver substantial value on this assignment. We will leverage our team’s local expertise to meet project goals effectively. The projects below and those on the following pages, along with corresponding references, provide a brief snapshot of Kosmont’s extensive experience, capabilities, and broad range of services we offer.
The City of San Rafael is a bayfront community north of San Francisco that is the economic hub of Marin County.
Following loss of Redevelopment, the City has had to use new sales/use tax measures to generate sufficient funds for General fund operations.
To assist in achieving long term financial stability, the City retained Kosmont Companies to do the first Economic Development Strategic Plan (EDSP) that reviewed City General Plan and Downtown Precise Plan and did in depth real estate analysis of residential, commercial and industrial uses in several different submarket areas (Downtown, Northgate Mall, and the Canal Area). Kosmont also evaluated citywide economic conditions to determine strategies that enhance economic development to revitalize areas and increase General Fund tax revenues. The scope of work included significant stakeholder interviews and broad business and community outreach, including web-based surveys. The EDSP was presented and accepted by City Council on May 15, 2023. Kosmont continues to serve the City on special district implementation.
Kosmont Client: CITY OF SAN RAFAEL, 1400 FIFTH AVENUE, SAN RAFAEL, CA 94901 - (415) 485-3066 Contact Person: Micah Hinkle, Director Economic Development & Innovation (415) 485-4860 / [email protected]
Project Dates: 07/2022 – current advisor
Kosmont Team: Ken K. Hira, Thomas Jirovsky, Robert Valenti Sample Work: Kosmont - City of San Rafael EDSP 2023 [ See following Letter of Recommendation ] CITY OF SAN RAFAEL: Economic Development Strategic Plan
6.2 Attachment 4 - Kosmont Original Proposal
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LETTER OF RECOMMENDATION
19 SECTION 3. RELEVANT
PROJECTS & REFERENCES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
202
Kosmont Client: CITY OF PACIFICA, 540 CRESPI DRIVE, PACIFICA CA 94044 - (650) 738-7300 Contact/Reference: Yulia Carter, Asst. City Manager / C: (650) 740-2604, O: (650) 738-7402 / [email protected] [ See following Letter of Recommendation ]
Project Dates: 06/2022 – current advisor
Kosmont Team: Ken K. Hira, Thomas Jirovsky, Robert Valenti Sample work: Kosmont – Pacifica Economic Oppty Study Summary Presentation for Study Session: Jan 2023
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
CITY OF PACIFICA: Economic Opportunities Study
20 Kosmont is currently assisting the City of Pacifica with Surplus Land Act (SLA) and Economic Development implementation services following completion of an Economic Opportunities Study (EOS) for the City, a coastal community south of San Francisco. The EOS identifies commercial opportunities supported by market forces and enhanced by steps the City and community can take. Kosmont assisted the City by providing a market analysis and recommendations for each district. The goal is to create a compelling experience and foster a sense of community.
The EOS takes a close look at the five main business districts in the City. Given shifting consumer preferences and land uses, and uncertain economic times and fiscal challenges, it is important that Pacifica identify opportunities to spur select new development that can increase General Fund revenues.
Kosmont’s approach to preparing the Economic Opportunities Study included the following tasks:
• Review of City Budget and Planning documents, tour of the City and its business and residential districts • Interviews with City staff, Council members, and community stakeholders • Assessment of regional economic trends
• Assessment of local demographic and market conditions • In person and virtual outreach to gain insights as to needs and challenges and present preliminary findings • Identification of key opportunity sites and recommended land uses The EOS was presented and accepted by the City Council on March 27, 2023. Kosmont continues to serve the City on implementation.
Recently, the City of Pacifica received the California Association for Local Economic Development (CALED) Award of Excellence for Vision 2025 & Beyond. Kosmont was honored to be part of the collaborative project team.
SECTION 3. RELEVANT
PROJECTS & REFERENCES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
203
LETTER OF RECOMMENDATION
21 SECTION 3. RELEVANT
PROJECTS & REFERENCES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
204
Kosmont prepared a city-wide Economic Development Strategy (“Strategy”) in January 2017, updated the Strategy in November 2018 and presented the Strategy to City Council in February 2019.
In conjunction with the Strategy, Kosmont was retained by Daly City for developer targeting and outreach related three (3) opportunity site properties listed in the Successor Agency Long Range Property Management Plan (LRPMP) designed for future development, along with two (2) listed for sale (sold by KR). The opportunity sites include a hotel location, an office / auto related use, and a residential project. The hotel opportunity site is prominent and targeted for a full-service hotel adjacent to BART transit station.
As part of implementation, Kosmont prepared market supply and demand analysis for targeted land uses, including a dedicated hotel market analysis, evaluating historical and projected future supply and demand of hotel rooms by chain scale / service category. Kosmont also drafted and distributed a Request for Qualification and Proposals (RFQ/P) to the targeted developer and hotelier community. Kosmont reviewed and ranked developer/hotelier responses and assisted with interviews and initial public-private transaction negotiations. The City entered into three separate Exclusive Negotiation Agreements (ENA) with selected developers and Kosmont continues to assist City with Development Agreement negotiations. As part of ENA and DDA negotiations, Kosmont reviewed several iterations of hotel development pro forma analyses and provided feedback on accuracy and reasonableness on revenue, occupancy, cost, and profit assumptions in light of current market and economic conditions.
Kosmont Client: CITY OF DALY CITY, 333 90TH STREET, DALY CITY, CA 94015 – (650) 991-8000 Contact/Reference: Tatum Mothershead, Director of Economic & Community Development / (650) 991-8159 / [email protected] [ See following Letter of Recommendation ] Project Dates: 10/2016 – 10/2022
Kosmont Team: Ken K. Hira, Thomas Jirovsky, Joseph Dieguez CITY OF DALY CITY: Economic Development Strategy & Real Estate Advisory 22 SECTION 3. RELEVANT
PROJECTS & REFERENCES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
205
LETTER OF RECOMMENDATION
23 SECTION 3. RELEVANT
PROJECTS & REFERENCES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
206
Kosmont Companies was retained to do a Retail Study and Zoning Update for Union Landing, along with a comprehensive retail analysis using our Kosmont Retail NOW!® platform. Union City requested evaluation of zoning restrictions for four commercial subareas to determine ability to lease.
Union Landing is a 100-acre open air Power Center, anchored by Wal-Mart, Lowe’s Home Improvement, Century Theaters Best Buy, Burlington Coat Factory and several hotels, developed by 16 different property owners in the 1990’s. A Property Business Improvement District was formed to 2004 to address
management challenges.
With no central management organization, the City established four zoning subdistricts to manage the tenant mix with a goal of providing distinct areas for Sub-regional Commercial (i.e., big box retail) along I-880 freeway frontage, Sub-regional Specialty, Community Commercial for neighborhood services at the SWC of Alvarado-Niles Rd. and Dyer St., and Office Commercial for hotel/office use along Alvarado-Niles Rd.
24 SECTION 3. RELEVANT
PROJECTS & REFERENCES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
Kosmont Client: CITY OF TURLOCK, 156 S. BROADWAY, SUITE 270, TURLOCK, CA 95380 - (209) 668-5500 Contact/Reference: Anthony Sims, Economic Development Director / (209) 668-6031 / [email protected] Project Dates: 11/2024 – 5/2025
Kosmont Team: Ken K. Hira, Thomas Jirovsky, Fernando Sanchez The City of Turlock recently retained Kosmont to update the 2017 Economic Strategic Plan (“EDSP”) to reflect current market conditions and community economic development goals. The goal of the new EDSP is to analyze and update the City’s economic vision and goals, assess the City’s current competitive market position and demographics, and develop a list of prioritized goals and objectives.
Kosmont completed the EDSP in September 2025. Kosmont worked to not only update demographic and market data, but also provide an assessment of Turlock’s strengths, weaknesses, and opportunity sites for high-quality job growth and business development, establish a renewed vision for economic development in the City, identify and develop a list of prioritized goals and objectives to meet the economic development vision, and provide stakeholder- informed implementation strategies and performance measures that can guide the City for the next three to five years.
CITY OF TURLOCK: Economic Development Strategic Plan
Kosmont Client: CITY OF UNION CITY, 34009 ALVARADO-NILES ROAD, UNION CITY, CA 94587 – (510) 471-3232 Contact/Reference: Gloria Ortega, Economic Development Manager / (510) 675-5396 / [email protected] Project Dates: 01/2021 – 03/2021
Kosmont Team: Ken K. Hira, Thomas Jirovsky, Fernando Sanchez CITY OF UNION CITY: Union Landing
Kosmont made recommendations to modify the zoning and ease conditional use permitting within subareas.
6.2 Attachment 4 - Kosmont Original Proposal
207
SECTION 4.
APPROACH TO SCOPE
OF SERVICES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
25 6.2
Attachment 4 - Kosmont Original Proposal
208
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
26 Approach to Tasks: The prospective assignment and consulting services that Kosmont will provide will be of a relatively limited scope and duration, and advisory in nature. Kosmont will be making recommendations only, which advise the Client and jurisdictions, including its elected officials, appointed officials and staff, which they can accept or reject. None of Kosmont's staff will act in a capacity as an elected official, nor appointed official, nor as staff, nor as serving in a "designated" position.
TASK 1: KICKOFF MEETING / PROJECT ORIENTATION
Kosmont will attend a kickoff meeting with City staff to discuss the Client objectives, analytic approach, and work schedule, as well as communication protocols. Kosmont will tour the area to review existing commercial and industrial land uses.
Kosmont will prepare for the kickoff meeting by reviewing relevant planning documents such as the Annual Comprehensive Financial Report (“ACFR”), General Plan, Zoning map and Housing Element / RHNA. City to provide additional relevant documents, as necessary.
During this visit, Kosmont would ideally like to have one-on-one meetings with Council members to understand priorities, opportunities, and challenges to achieving their vision for the City.
SCOPE OF WORK
SECTION 4. APPROACH
TO SCOPE OF SERVICES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
PROJECT UNDERSTANDING / BACKGROUND
The Kosmont team understands that the City seeks a qualified firm to prepare a Real Estate Economic Market Analysis that will inform future policy decisions and actionable strategies. This study will evaluate existing market conditions, identify opportunities for growth, and provide data-driven insights to guide the City’s long-term vision for a vibrant and sustainable local economy.
The City has strong existing assets with a non-residential building stock including 3.9 million SF of office space, 1.8 million SF of industrial/research and development facilities, and 600,000 SF of commercial space, as well as 630 hotel rooms. According to Foster City's 2024 business license records, the City’s businesses employ approximately 19,837 people. While the City’s commercial and industrial lands are nearly built out, key employment districts such as Vintage Park, Chess-Hatch, and Lincoln Centre continue to serve as anchors of economic activity. In particular, Gilead Sciences, Inc., the City’s largest employer with nearly 8,000 employees, continues to invest in its existing campus and expanding its footprint through the redevelopment of smaller facilities into larger, modern research and office spaces. The City does not have a traditional downtown or a historic "main street." Instead, City retail activity is spread across five (5) retail shopping centers. There is substantial leakage to Bridgepointe Shopping Center in the City of San Mateo, home to national tenants like Target, Home Depot, Nordstrom Rack and is located just to the north of City limits. The City has three (3) hotels that serve the region: Crowne Plaza, TownePlace Suites by Marriott on Chess Drive, and Courtyard by Marriott on Shell Blvd.
Kosmont will build upon this foundation to deliver a comprehensive market analysis that assesses current real estate, economic, and demographic conditions; identifies challenges and opportunities across property sectors; and provides the City with clear, actionable strategies to support sustainable economic growth.
6.2 Attachment 4 - Kosmont Original Proposal
209
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
27 TASK 2. CITYWIDE REAL ESTATE ECONOMIC MARKET ASSESSMENT Kosmont will conduct a comprehensive real estate economic market analysis to define current economic landscape, market trends and cycles including market leakage, demographic profile, supply and demand dynamics across commercial, office, retail, life science, and mixed-use sectors, and business indicators. Kosmont will:
• Develop a baseline inventory of existing properties in these sectors • Evaluate key market indicators such as vacancy rates, lease rates, and tenant mix • Identify constraints within the region that may impact economic development • Identify unmet demand, oversupply, and emerging trends across sectors • Benchmark economic and financial performance of similar Bay Area cities.
Kosmont will analyze market leakage through our mobile data analytics provider Placer.ai to identify opportunities to recapture spending within City with the following subtasks:
• Estimate trade area current annual dollar demand for retail goods and services based on existing resident demographics, visitor and employee spending
• Estimate how much of trade area demand is captured by retail facilities in the trade area (i.e., “leakage” or “surplus”)
• Translate retail demand into supportable square feet of retail space based on industry average sales volumes by retail category
• Compare the supportable square footage with actual retail square footage to determine if more retail stores can be supported.
TASK 3. DEMOGRAPHIC AND PSYCHOGRAPHIC ANALYSIS
Kosmont will utilize ESRI and other data sources (such as Placer.ai) to prepare a comprehensive population and psychographic analysis including: a study of demographic profile and trends, (population, household incomes, race/ethnicity, housing preferences, educational attainment, employment by industry, commute patterns, resident/employee concentrations, and other metrics) to understand consumer needs and behavior. The analysis will evaluate City’s trade area, with a focus on market demand and supply and other constraints for commercial and retail uses, such as but not limited to, grocery stores and restaurants.
TASK 4. STAKEHOLDER AND COMMUNITY ENGAGEMENT
Kosmont will work with City staff and the Chamber of Commerce to conduct structured virtual outreach with key stakeholders, including:
• Property owners, brokers, and developers
• Major employers and business groups
• Community organizations and residents
Kosmont will document stakeholder input and incorporate into the recommendations.
SECTION 4. APPROACH
TO SCOPE OF SERVICES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
210
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
28 TASK 5. IDENTIFY FUTURE ECONOMIC NEEDS
Kosmont will provide insights into local regional and national trends for multi-family, retail, office and industrial uses, and will forecast future economic conditions in various market sectors through 2035 based on market analysis, population growth, employment trends, demographics, and other pertinent data specific to Foster City.
TASK 6. ASSESS OPPORTUNITY SITES
The City has little vacant land, but Kosmont will work with City to identify underutilized parcels (private sector and public sector). The City has five (5) main retail shopping centers, comprised of three (3) neighborhood commercial centers (Edgewater Place, Marlin Cove, and Beach Park Plaza) and two (2) regional-serving areas: The Marketplace along East Hillsdale Boulevard and the area along Metro Center Blvd. that includes Costco Wholesale. Kosmont will visit the existing commercial centers to understand tenant mix, traffic patterns, and vacancies to help guide potential strategies to retain/strengthen existing businesses and attract new businesses.
Kosmont will research commercial and residential land values to inform assessment of redevelopment potential.
Kosmont will recommend opportunities for redevelopment or repurposing of properties to meet unmet demand in other asset classes, where appropriate. Kosmont will provide a high-level assessment of the potential City tax revenues that could be expected from redevelopment.
Kosmont will also work with Public Works to assess and recommend areas for infrastructure enhancement and investments to promote long term sustainable economic growth.
TASK 7. CITY COUNCIL ENGAGEMENT AND REVIEW PROCESS
Kosmont will provide virtual updates at City Council meetings to incorporate feedback through the process, as appropriate. Kosmont will prepare a draft Report in PowerPoint format summarizing key data trends, analyses, and recommended strategies. Following receipt of comments from staff, Kosmont will make an in-person presentation to Council for acceptance of the completed report.
SECTION 4. APPROACH
TO SCOPE OF SERVICES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
SCHEDULE
Kosmont envisions that a draft Report can be completed within 4-5 months from kickoff meeting. City resources would be discussed per comments in Task 1. See Timeline on the following page.
The Kickoff meeting and one-on-one meetings with City Councilmembers will occur in November 2025. Virtual stakeholder and community engagement will occur November 2025 and January 2026. Draft report will be provided in PowerPoint presentation format to City staff in March 2026. Final report and in-person presentation to City Council will occur the same month.
6.2 Attachment 4 - Kosmont Original Proposal
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KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
29 SECTION 4. APPROACH
TO SCOPE OF SERVICES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
TIMELINE
TASKS 2025
NOVEMBER DECEMBER
2026
JANUARY FEBRUARY MARCH
1 Kickoff Meeting / Project Orientation
2 Citywide Real Estate Economic Market Assessment
3 Demographic and Psychographic Analysis
4 Stakeholder and Community Engagement
5 Identify Future Economic Needs
6 Assess Opportunity Sites
7 City Council Engagement and Review Process
Kosmont has served clients throughout California for 39 years and attributes its continued success and extensive track record to delivering value and completing projects on time. Kosmont’s approach to providing consulting services is to understand each project and the unique opportunities and challenges they present and then to incorporate our expertise, knowledge, and services as appropriate.
Kosmont utilizes a system of controls and has an organized structure in place to effectively manage and ensure each project’s success. We believe in maintaining regular communication with appropriate client staff / representatives to keep activities in alignment with the client’s schedule. This could involve emails, conference calls, virtual meetings (Zoom or Teams), and in-person meetings (when necessary) with the appropriate parties working on a project. In addition to project meetings, Kosmont will provide an open channel of communication and understanding between client and the Kosmont team. To satisfy project management needs, Kosmont will make its staff and team available to client as necessary to complete the assignment per requirements of client.
Kosmont allocates tasks and responsibilities to team members based on subject-matter expertise and available capacity to optimize efficiency, cost effectiveness, and on schedule delivery of work product to its clients. Tasks within the skill sets and responsibility of a Project Manager (“PM”) are completed by that PM and remaining tasks are sent out to the appropriate parties (i.e., other team members, clients, subconsultants). The PM then actively monitors the progress of tasks distributed to confirm they are completed in a timely and accurate manner.
PROJECT METHODOLOGY
6.2 Attachment 4 - Kosmont Original Proposal
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KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
30 In order for projects to proceed smoothly and efficiently, Kosmont utilizes a series of comprehensive checklists based on years of project management experience and includes various aspects and milestones from proposal to close-out for detailed tasks on various types of projects to carefully manage schedule and cost, and to deliver work product.
These checklists are utilized monthly to report potential challenges and keep the project on track to ensure the requested deadlines are met.
Additionally, the Kosmont team corresponds internally by utilizing SharePoint and Microsoft Office Teams.
Specifically, Microsoft Office Teams allows the Kosmont project team to make and relay information in real time and keep everyone up to date on the latest project information. Should unanticipated issues arise, Kosmont is able to relay updated information to the team and client quickly and adjust as necessary. This streamlined communication, saves time, and allows the entire project team access to current information keeping everyone on the same page and the project moving forward.
Finally, Kosmont staff members participate in staffing calls two to three times a week and monthly project meetings to discuss the progress of each project, confirm future tasks, and provide updates to the PM. This ensures efficiency in workload, reduces redundancy, and provides a forum for cross checking each team member’s work and affords the PM the ability to confirm the predetermined checklists of each phase of the project are proceeding smoothly while being completed in the highest quality and most efficient manner possible. Mr. Ken K. Hira reviews work product for quality control purposes prior to submission to clients.
PROJECT METHODOLOGY CONTINUED:
SECTION 4. APPROACH
TO SCOPE OF SERVICES
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
6.2 Attachment 4 - Kosmont Original Proposal
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SECTION 5.
PROJECT BUDGET
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
31 6.2
Attachment 4 - Kosmont Original Proposal
214
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
32 COST BREAKDOWN
NOTE: Duties and budgets may be allocated between tasks and personnel as deemed appropriate by Kosmont in order to adequately provide services to the City, stay within budget, and remain on schedule. If needed, other team members not included herein may be assigned to work on this project in a support or research role.
The proposed cost breakdown for the real estate market and economic analysis is shown below. Costs are based on Kosmont professional services fees (hourly) rate sheet found on the following page.
SECTION 5.
PROJECT BUDGET
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
Kosmont Budget:
Foster City Real Estate Market and
Economic Analysis
KOSMONT COMPANIES
Ken K. Hira,
President
Thomas Jirovsky,
Senior Advisor
Fernando Sanchez,
Vice President
Lily Schenk,
Project Analyst
Subtotal
$425
$395
$295
$195
Tasks
1 Kickoff Meeting / Project Orientation 4 16 6 8 $11,350 2 Citywide Real Estate Economic Market
Assessment 4 12 20 28 $17,800
3 Demographic and Psychographic Analysis 2 6 8 12 $7,920 4 Stakeholder and Community Engagement 6 8 4 2 $7,280
5 Identify Future Economic Needs 4 6 8 12 $8,770
6 Assess Opportunity Sites 2 12 8 8 $9,510
7 City Council Engagement and Review Process 8 16 8 4 $12,860 Reimbursable Expenses $4,500
Total Project Budget 30 76 62 74 $79,990
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KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
33 Professional Services
President $425.00 / hour
Sr. Vice President/Sr. Advisor/Sr. Managing Director $395.00 / hour Vice President/Project Advisor $295.00 / hour
Senior Project Analyst $205.00 / hour
Project Analyst/Project Research $195.00 / hour
Assistant Project Analyst/Assistant Project Manager $165.00 / hour Project Promotion/Graphics/GIS Mapping Services $ 95.00 / hour Clerical Support $ 80.00 / hour
Additional Expenses
In addition to professional services (labor fees):
1) An administrative fee for in-house copy, fax, phone, postage costs, digital/technological support and related administrative expenses will be charged, which will be computed at four percent (4.0 %) of monthly Kosmont Companies professional service fees incurred; plus
2) Out-of-pocket expenditures, such as travel and mileage, professional printing, and delivery charges for messenger and overnight packages will be charged at cost. 3) Project/Market data sources for support of evaluation and analysis e.g., ESRI, CoStar/STR, Placer.ai, IMPLAN, ParcelQuest and other based on quoted project cost.
4) If Kosmont retains Third Party Vendor(s) for Client (with Client’s advance approval), fees and cost will be billed to Client at 1.1X (times) fees and costs.
5) Consultant’s attendance or participation at any public meeting, whether such participation is in person, digital, video and/or telephonic (e.g., City Council, Planning Commission, Public Agency Board, other) requested by Client and are beyond those specifically identified in the Scope of Work will be billed at the professional services (hourly) fees as shown on this rate sheet.
Charges for Court/Deposition/Expert Witness-Related Appearances Court-related (non-preparation) activities, such as court appearances, depositions, mediation, arbitration, dispute resolution and other expert witness activities, will be charged at a court rate of 1.5 times scheduled rates, with a 4-hour minimum.
Rates Effective until June 30, 2026. For and during the term of the subject Agreement, the above referenced rates in each category will be increased, effective July 1, 2026, and annually thereafter, to reflect the adjustment in the CPI (U.S. Dept. of Labor, Bureau of Labor Statistics) All Cities Average Consumer Price Index for the prior year. As an example, the US City Average Consumer Price Index (CPI-U) for January 2025 was 317.671, representing a change of 3.0 percent over the index for January 2024.
KOSMONT HOURLY RATE SCHEDULE
SECTION 5.
PROJECT BUDGET
CITY OF FOSTER CITY
Real Estate Economic Market Analysis
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City of Foster City • 610 Foster City Boulevard, Foster City, CA 94404 P: (650) 286-3200 • E: [email protected]
OFFICE OF THE CITY COUNCIL
City of Foster City
February 2, 2026
San Francisco Planning Commission San Francisco Planning Department 49 South Van Ness Avenue, Suite 1400 San Francisco, CA 94103
Subject: Objection to Certification of FEIR for SFO Recommended Airport Development Plan (RADP), Case No. 2017-007468ENV
Dear President So and Commissioners,
The City of Foster City (City) submits these comments on the Final Environmental Impact Report’s Responses to Comments (RTC) for the SFO Recommended Airport Development Plan (RADP).
I. Core deficiency: the “no change in aircraft operations” premise is conclusory and not supported by substantial evidence in the RTC
• The RTC asserts that SFO will reach approximately 71.1 million annual passengers and ~506,600 annual aircraft operations ‘regardless of whether the RADP is implemented’ and uses that assertion to exclude aircraft noise and aircraft emissions from CEQA review. At the same time, the RTC acknowledges that, without the RADP ‘existing facilities could accommodate forecast increases’ only with ‘unacceptable level of service’ and ‘severe or unrecoverable delays.’ By definition in Appendix C, SFO’s ‘practical capaci ty’ is the operations level at which delays dissipate across hours rather than cascading; thus, RADP’s new gates, apron/RON/hold areas, and maintenance hangar are designed to relieve constraints and maintain acceptable LOS —thereby increasing the likelihood and accelerating the timeframe in which actual schedules will approach the practical-capacity operations level. Under CEQA Guidelines §15064(d), this is a reasonably foreseeable indirect effect that must be analyzed (aircraft -related noise and emissions), or alternatively, the FEIR must disclose the capacity/queuing/schedule -enablement analysi s demon - strating why such increases are not reasonably foreseeable.
• The RTC’s acknowledgment that existing facilities can accommodate forecast demand while asserting RADP is needed to “maintain an acceptable level of service” underscores that the project is intended to affect how operations are processed (e.g., delay recov ery/throughput). That nexus requires transparent operational evidence before excluding aircraft -related effects from CEQA scope. Absent such analysis, treating aircraft noise/emissions as out of scope is an unsupported narrowing of CEQA review.
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City of Foster City • 610 Foster City Boulevard, Foster City, CA 94404 P: (650) 286-3200 • E: [email protected]
II. Failure to evaluate reasonably foreseeable indirect effects of capacity enabling facilities (Guidelines §15064(d))
• The FEIR and RTC repeatedly assert that the RADP would not result in changes to airport operations (see AA-1, PD-1, and GC-CEQA-2) and use that premise to exclude aircraft noise and aircraft emissions from CEQA scope and to avoid analyzing reasonably foreseeable indirect effects and therefore neglect to analyze indirect effects reasonably foreseeable from the proposed capacity -enabling facilities (additional gates, apron/RON/hold space, and a maintenance hangar). The RTC also relies on Draft EIR Appendix C to claim that “these types of airport development projects (e.g., parking garages or providing contact gates) do not increase airfield/airspace capacity or induce people to purchase airline tickets to fly to that airport,” even as it simultaneously (a) states that long -term passenger activity levels are forecast to reach approximately 71.1 million annual passengers and about 506,600 annual aircraft operations regardless of whether the RADP is implemented, and (b) acknowledges that without the RADP the Airport would face “unacceptable level of service” with “severe or unrecoverable delays.” A conclusory statement that RADP will not increase operations is not a substitute for evidence showing why these facilities cannot or would not, as a practical matter, increase throughput, alter schedules, or otherwise change flight activity patterns. Given the RTC’s own admissions that the RADP is intended to align terminal/ground facilities with the runway syst em’s “practical capacity,” the relief of gate/apron/hold constraints is reasonably foreseeable to affect realized operations and schedule feasibility; under CEQA Guidelines §15064(d), those indirect effects must be analyzed or supported by a transparent capacity/queuing/ schedule-enablement demonstration.
III. Community noise disclosure: provide modern metrics and an arrivals-focused sensitivity review • The FEIR and RTC limit noise impacts analysis based on the predicate above, and on that basis decline to provide requested community experience metrics (e.g., N -Above, Lmax, nighttime event counts). Yet the record demonstrates that SFO already publishes N-Above in its community materials, evidencing the feasibility of an informal sensitivity analysis for overflown communities such as Foster City.
IV. Air quality: address ultrafine particulate matter and regional cumulative exposure • Ultrafine particulate matter (UFP) and regional cumulative exposure. The RTC acknowledges there are no adopted ambient standards or CEQA significance thresholds for UFPs and therefore relies on PM2.5/TAC methods. Nevertheless, CEQA allows qualitative analysis and disclosure where substantial evidence indicates potential health concern. Consistent with the City’s prior request for a meaningful cumulative and regional air quality analysis (including UFPs), the EIR should add an informational UFP discussion (sources, dispersion under arrival paths), a reasoned explanation of the extent to which the PM2.5/TAC HRA serves as a proxy for UFPs, and a limited monitoring or sensitivity-screen commitment for overflown communities. If SFO declines, please provide substanti al evidence explaining why such disclosure is infeasible.
V. Alternatives: insufficient quantitative comparison, specifically for Alternative C • CEQA requires enough information for meaningful evaluation, analysis, and comparison with the proposed project. The RTC argues detailed quantification is unnecessary, but given Alternative C is identified as environmentally superior among build options while also being able to meet most of the RADP project objectives compared to Alternatives A and B. Therefore, additional analysis and comparison between the RADP and Alternative C is warranted, and specifically an analysis of quantitative contrasts (construction phasing overlap, nearfield construction noise, landside traffic, and, if operational analysis warrants, aircraft related exposure). The absence of such analysis inhibits the Commission’s ability to make an informed decision.
6.3 Attachment 1 - Foster City Letter of Opposition
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City of Foster City • 610 Foster City Boulevard, Foster City, CA 94404 P: (650) 286-3200 • E: [email protected]
VI. Forecasts and ALUCP: reconcile disparities and disclose implications • The C/CAG Airport Land Use Committee identifies disparities between RADP demand forecasts (≈71.1 million annual passengers and ≈506,600 operations) and the SFO ALUCP forecasts (≈27 million passengers and 482,520 operations), and requests updating/coordinati on so that land use compatibility planning reflects current projections. The RTC recites this comment but does not demonstrate how this disparity is addressed in the environmental analysis.
VII. Recirculation is warranted (Guidelines §15088.5)
• The RTC states recirculation is not required, but because key information is missing or asserted rather than demonstrated, most notably the operational/throughput evidence underlying the exclusion of aircraft noise/air emissions, the lack of a regional cumulative screen, and insufficient alternatives quantification, significant new information is needed for informed decision-making, triggering recirculation.
Requests to cure deficiencies
To correct the foregoing deficiencies and ensure an adequate EIR, the City requests that the Planning Department:
1. Provide substantial evidence support for the “no change in operations” predicate. Disclose the capacity/queuing/schedule enablement analysis that demonstrates why the specific RADP elements (new gates, apron/RON/hold space, maintenance hangar) cannot increa se practical throughput or alter schedules; if such analysis does not exist, prepare it and revise the EIR accordingly.
2. Conduct a regional cumulative analysis of aircraft noise and air quality that evaluates combined exposure across SFO, OAK, SJC, SQL, and PAO to reflect overflight impacts on downrange communities.
3. Add an informational, non -threshold community exposure sensitivity review using modern metrics (N - Above, Lmax, nighttime event counts) for arrival path communities, noting that SFO already reports N - Above. This improves transparency irrespective of CEQA significance thresholds for construction/ground source noise.
4. Include a qualitative and, where feasible, screening level ultrafine particulate matter assessment for overflight areas, explaining methods, limitations, and how subsequent project level review will monitor and mitigate where warranted.
5. Expand alternatives analysis with quantitative contrasts for Alternative C on high salience metrics (construction emissions phasing/overlap, nearfield construction noise, landside traffic, and —if operational analysis reveals differences—aircraft related exposure).
6. Reconcile forecast/ALUCP disparities in coordination with C/CAG ALUC and disclose implications for land use compatibility and environmental effects; if additional analysis is required, incorporate it before certification.
7. Recirculate the Draft EIR after completing the above revisions to provide meaningful public review and informed decision-making.
The City respectfully requests that the Planning Commission decline to certify the RADP FEIR until the above deficiencies are addressed. Please provide notice of all future hearings, staff reports, responses, and determinations related to the RADP FEIR and project approvals.
Sincerely,
Mayor Art Kiesel
City of Foster City
6.3 Attachment 1 - Foster City Letter of Opposition
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DATE:February 2, 2026
TO:Mayor and Members of the City Council
VIA:Stefan Chatwin, City Manager
Marlene Subhashini, Assistant City Manager
FROM:Sofia Mangalam, Community Development Director
Nori Jabba, Housing and Sustainability Manager
Vanessa Brannon, Senior Management Analyst
SUBJECT: CITIZENS SUSTAINABILITY ADVISORY COMMITTEE 2025 YEAR END REPORT, REVIEW OF MISSION STATEMENT AND GOALS FOR 2026
RECOMMENDATION
It is recommended that the City Council, by Minute Order, review and accept the Citizens Sustainability Advisory Committee (CSAC) 2025 Year End Report (Attachment 1), Mission Statement and 2026 Goals (Attachment 2) and provide direction to the committee on other Council initiatives or priorities for the upcoming year.
EXECUTIVE SUMMARY
The Citizens Sustainability Advisory Committee has prepared a written Year-End Report for 2025, Goals for 2026, and reviewed its Mission Statement for the City Council's review and acceptance.
BACKGROUND AND ANALYSIS
Pursuant to Minute Order No. 802, each citizen advisory committee must prepare a written year-end report, review its mission statement, and prepare a written annual goals/work program for the upcoming year for presentation to the City Council at a City Council meeting in the first quarter of each year. CSAC members developed and discussed the 2025 Accomplishments and the 2026 Goals at the October 8, November 12, and December 10, 2025 Regular Meetings and approved the goals and accomplishments at the January 14, 2026 Regular Meeting.
CSAC’s Mission Statement for 2026 remains unchanged from 2025 and is as follows: The
7.1 7.1 Staff Report
220
Citizens Sustainability Advisory Committee shall advise the City Council on sustainability issues facing Foster City regarding Environmental, Economic, or Social sustainability and research, review, and provide comments on proposed programs and initiatives.
CEQA
Not Applicable
FISCAL IMPACT
There is no fiscal impact.
CITY COUNCIL VISION, MISSION, AND VALUE/PRIORITY AREA
Sustainability
ATTACHMENTS:
Attachment 1 – 2025 Citizens Sustainability Advisory Committee Year-End Report Attachment 2 – Mission Statement and 2026 Goals
7.1 7.1 Staff Report
221
Citizens Sustainability Advisory Committee (CSAC)
2025 Year-End Report
GOAL 1: Support City Staff in promoting and implementing the City's Updated Climate Action Plan (CAP).
Work with City staff to develop and administer pilot programs to test the "Community-Based Social Marketing" concept to help achieve behavioral changes to implement Year One CAP Initiatives.
Continue to seek creative, non-traditional ways to market sustainability to the Community.
Seek opportunities to align the Community with the goals of the City's Climate Action Plan by continuing to support staff in accomplishing activities in the CAP Implementation Plan.
Continue to increase community members' knowledge of sustainability topics.
ACCOMPLISHMENTS:
Committee members continue to learn about Community-Based Social Marketing and have achieved a better understanding of the psychology around encouraging sustainable action.
The Committee developed a pilot solar permit campaign that sent both emails and mailed flyers. This action addresses these actions in the City's Climate Action Plan 2024 Update:
oE-W.1.1.2: Promote appliance rebate programs offered by Peninsula Clean Energy (PCE), PG&E, and the Bay Area Air Quality Management District (BAAQMD).
oE-W.2.2.5: Promote awareness and understanding of electrification options to the construction industry and the community through education, outreach, and community partners.
oE-W.2.2.2: Develop and implement a community-wide education and outreach campaign to provide information, incentives, benefits, and technical support for building electrification to increase voluntary adoption of all-electric technologies.
Committee members continued to educate the Community about electrification at City events, including Earth Day, and at their popular booth at Summer Days.
7.1 Attachment 1 - 2025 Citizens Sustainability Advisory Committee Year-End Report
222
GOAL 2: Continue to seek out and promote sustainability best practices to the Foster City Community.
Organize and participate in community events like Earth Day and Clean Air Day. Promote sustainability initiatives to the business community. Seek collaborations with the Youth Advisory Committee and Parks and Recreation Committee members.
Continue to seek partnerships with local sustainability organizations. Continue developing blog posts to share sustainability best practices. Continue community outreach and engagement activities to help identify local community sustainability champions and advocates.
Continue Committee and personal sustainability goals.
Develop metrics for success.
ACCOMPLISHMENTS:
Earth Day
o400+ attendees learned about Earth Day from 14 different vendors, including San Mateo Office of Sustainability, Peninsula Clean Energy, and Recology
oDozens of children participated in the Trash-to-Art Contest oContinued to strengthen the partnership with the Foster City Library, which hosted and promoted the event
4th of July (Pancake Breakfast)
oWorked with Organizers to reduce single-use and bulk items where possible and encourage increased recycling and composting
oStrengthened partnerships with/Rotary and Foster City scouts Summer Days
oCSAC Booth for two days and connected with hundreds of community members
oTrash Sorting Game w/ earth-friendly prizes
COMMITTEE WORK:
The Committee members selected a Chair and a Co-Chair for 2025 The Committee welcomed two new resident members and one small business member
The Committee continued its subcommittee work in the following areas:
oCommunity Engagement
Developed two separate electrification surveys
oEvents
7.1 Attachment 1 - 2025 Citizens Sustainability Advisory Committee Year-End Report
223
Planned and managed ALL CSAC events, including Earth Day and Summer Days
Created best practices for future events
Developed new partnerships with local sustainability groups oBusiness
Strengthened the relationship with San Mateo County's Green Business Program
Committee members also conducted significant work outside of committee meetings to support sustainability:
oCommittee Chair Goel: Since she began using Ridwell, her family's landfill waste has now almost completely disappeared. She switched to a less carcinogenic laundry detergent and is looking for ways to reduce bleach use. Her salon business reached the highest Green Business level in San Mateo County.
oCommunity Vice-Chair Mitra: She delivered a statewide speech on climate change and its impacts on women's health at the AAUW 2025 Speech Trek Competition, raising awareness of this critical issue. She also joined the Youth Climate Ambassadors Leadership Program, leading community projects in San Mateo County to reduce greenhouse gas emissions, and partnered with Committee Chair Goel to help Baybasi incorporate more sustainable practices into their 2025 Durga Puja event. In addition, Vice Chair Mitra became the committee's liaison to the Youth Advisory Committee.
oCommittee Member Beglinger: She actively advanced environmental stewardship by volunteering with Our City Forest and the Pacific Beach Coalition to restore native habitats, organizing Earth Day cleanups along the Bay Trail at Oyster Point, and hosting a Yoga Hike & Flow Earth Day fundraiser for the Yosemite Conservancy. She continued to adopt zero- waste practices at home, reduced her flight activity by half compared to 2024, and deepened her commitment to environmental policy by engaging with environmental advocacy groups and activism. She also incorporated sustainability into her wedding by planning an eco-conscious elopement in Redwood National Park.
oCommittee Member Estalilla: He joined the Business Subcommittee and, with Chair Goel and Committee Member Beglinger, drafted a working roadmap to guide sustainable practices for local enterprises and outline steps to engage businesses in our city to align with our Climate Action Plan (CAP). Also created a working doc for youth engagement, collaborating with our Vice Chair Mitra to ensure Foster City’s next generation is actively involved in advancing sustainability initiatives and moving forward our CAP. He also became a SPUR Visionary sustaining member in 2025 and dedicated both resources and time to advancing equitable, long-term sustainability policies across the Bay Area. I also supported and became a
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224
sustaining member of organizations, including the Sierra Club – Loma Prieta Chapter, Sustainable San Mateo County, and Peninsula for Everyone. I also supported the Housing Leadership Council of San Mateo County as part of regional conversations on housing, equity, and environmental resilience. As a resident, along with my wife and three kids, we were able to reduce our overall household waste and energy usage by 1/3 and are continuing to find ways to improve on our 2025 usage. oCommittee Member Huo: He attended a variety of academic conferences/symposiums on topics such as Environmental Justice through the Lens of Indigenous Peoples, the Stanford Global Development Postdoctoral Fellows Conference, and the Stanford Food Summit.
Additionally, he participated in the 15 th annual Silicon Valley Bike Summit and Foster City's Community Bike Ride. He was also the CSAC liaison to the Parks Master Plan project. He volunteered at the City's Earth Day event and developed the sustainability sticker prize.
oCommunity Member Yan: She wrote and published a blog post on sustainable recycling, created a local recycling resource sheet for Foster City residents, created a shareable CSAC resource folder with printable flyers and resources for residents, and advocated for sustainable energy and available tax benefits to residents. Personally switched from a gas car to an EV.
Former members also had significant sustainability accomplishments in 2025 oFormer Committee Member Ron Haupt continued to work with the Structural Engineers Association of Northern California to develop a residential disaster/earthquake awareness training element that could be incorporated into CERT and made available to first responders. As a timed- out Committee Member, Haupt will continue CSAC involvement, attending meetings and investigating how a "Friends of Foster City Sustainability" activity might work.
oFormer Committee Member Marah Curry replaced her gas water heater with an electric heat pump water heater.
oFormer Committee Member Sid Gogi attended San Mateo High School Green Team meetings, where he gave feedback and participated in discussions on various Earth Day-related activities that were being planned for the school's Earth Week. He also attended a Youth Climate Rally in San Mateo Central Park, became a vegetarian for both ethical and environmental reasons, and was accepted into Stanford University, where he's studying public policy and sustainability.
oCommittee Member Nilofer Motiwala installed solar and battery storage at her home in Foster City, helped a school in San Mateo obtain solar energy, and collaborated with organizations such as Permit Power to reduce permitting time and cost barriers for solar installation. She also led community cleanups in Foster City with the Pacific Beach Coalition,
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225
maintained her Ridwell membership to divert hard-to-recycle items from the landfill, and continued loaning out reusable water dispensers, plates, and silverware for community events to help eliminate the need for single-use items.
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226
Citizens Sustainability Advisory Committee (CSAC)
2026 Mission Statement and Goals
Mission Statement: To serve in an advisory capacity at the pleasure of the City Council. The Citizens Sustainability Advisory Committee advises the City Council on sustainability issues facing Foster City regarding Environmental, Economic, or Social sustainability and researches, reviews, and provides comments on proposed programs and initiatives.
1. Support City Staff in promoting and implementing the City’s Updated Climate Action Plan (CAP).
Work with City staff to develop and administer pilot programs to test the “Community-Based Social Marketing” concept to help achieve behavioral changes to implement Year One CAP Initiatives. Continue to seek creative, non-traditional approaches to market sustainability to the Community.
Seek opportunities to align the Community with the goals of the City’s Climate Action Plan by continuing to support staff in accomplishing activities in the CAP Implementation Plan.
Continue to increase community members' knowledge of sustainability topics.
Scale the marketing program beyond the pilot stages.
2. Continue to seek out and promote sustainability best practices to the Foster City Community.
Organize and participate in community events like Earth Day and Clean Air Day.
Promote sustainability initiatives to the business community. Seek collaborations with the Youth Advisory Committee and Parks and Recreation Committee members.
Deepen existing partnership with local Community and businesses to post and advocate for current electrification programs. Host regular trash pick-ups and other community events so that CSAC engagement can go beyond the existing couple of events (e.g., Earth Day, Clean Air Day, Summer Days).
Continue to seek partnerships with local sustainability organizations. Continue developing blog posts to share sustainability best practices. Continue community outreach and engagement to identify local sustainability champions and advocates.
Continue Committee and personal sustainability goals.
7.1 Attachment 2 - Mission Statement and 2026 Goals
227
Encourage the use of Ridwell, which collects and upcycles plastic and styrofoam packaging that would otherwise end up in landfills. Create and implement a "Foster City Eco Apartment Guide." Create an initiative to help encourage the restoration of native habitats through the conversion of residential grass lawns to drought-tolerant and native plant lawns.
Draft a letter of recommendation from CSAC to the City Council in support of Assembly Bill 1243
Suggested speakers
oOur City Forest
oSunrise Movement Bay Area
Focus on programs that support community energy projects and local food systems, such as urban agriculture, and on policy proposals that encourage voluntary downscaling of economic activity. The goal is to help the Community operate within planetary boundaries while shifting emphasis from material growth to well-being, social equity, and democratic participation.
Advance efforts that strengthen the city’s ability to withstand, adapt to, and recover from both acute shocks and long-term stresses, ensuring that essential functions are maintained and the Community continues to thrive.
Promote the cultural and environmental value of biking by highlighting its personal and Community benefits.
Develop metrics for success.
7.1 Attachment 2 - Mission Statement and 2026 Goals
228
Prepared Date 01/05/2026 City of Foster City, CA
Accounts Payable Check Register
Accounting Period 2026/7
Report Number 20
Check Number Vendor Name Description
156944 DEPARTMENT OF JUSTICE 3 FINGERPRINT APPS
Check Date
1/5/2026
Check
Amount
96.00 96.00
Submitted for Information:
____________________________________________
Nate Cruz, Finance Director/City Treasurer
CHECKS ON THIS REGISTER PROCESSED AND MAILED ON JANUARY 5, 2026
8.1 Warrant Register Report FY 2025-2026 Number 20- January 5, 2026
229
Prepared Date 01/5/2026 City of Foster City, CA
Accounts Payable Check Register
Accounting Period 2026/7
Report Number 20A
ACH Date ACH Vendor Name Description
1/5/2026 ACH WILLIAM CLARK L ONGEVITY 12/16/2025-01/15/2026 210.00 1/5/2026 ACH BARBARA S CHUTZ LONGEVITY 12/16/ 2025-01/15/2026 200.00 1/5/2026 ACH DAVID VILLANUEVA LONGEVITY 12/16/2025-01/15/2026 200.00 1/5/2026 ACH MOSHE JOSHUA LONGEVITY 12/16/2025-01/15/2026 275.00 1/5/2026 ACH GLENN WILSON LO NGEVITY 12/16/2025-01/15/2026 140.00 1/5/2026 ACH ERIC EGAN LO NGEVITY 12/16/2025-01/15/2026 210.00 1/5/2026 ACH DOUGLAS ESTILL LONGEVITY 12/16/2025-01/15/2026 350.00 1/5/2026 ACH THOMAS LINARI LONGEVITY 12/16/2025-01/15/2026 350.00 1/5/2026 ACH MONICA MEDRANO LONGEVITY 12/16/2025-01/15/2026 345.00 1/5/2026 ACH JOSEPH PIE RUCCI LONGEVITY 12/16/ 2025-01/15/2026 140.00 1/5/2026 ACH BRIAN TIDWELL L ONGEVITY 12/16/2025-01/15/2026 210.00 1/5/2026 ACH MICHAEL TOWNS L ONGEVITY 12/16/2025-01/15/2026 350.00 1/5/2026 ACH CHARLES GOODWIN LONGEVITY 12/16/2025-01/15/2026 350.00 1/5/2026 ACH KENNKETH LAMBRO LONGEVITY 12/16/2025-01/15/2026 350.00 1/5/2026 ACH MOHAMMAD ASLAM LONGEVITY 12/16/2025-01/15/2026 345.00 1/5/2026 ACH KRAIG WHITNEY L ONGEVITY 12/16/2025-01/15/2026 350.00 1/5/2026 ACH ALBERT PIACENTE LONGEVITY 12/16/2025-01/15/2026 350.00 1/5/2026 ACH STEVEN A RCHER LONGEVITY 12/16/ 2025-01/15/2026 140.00 1/5/2026 ACH JOBEE FARRER LONGEVITY 12/16/2025-01/15/2026 275.00 1/5/2026 ACH DANIEL STRAMBI L ONGEVITY 12/16/2025-01/15/2026 350.00 1/5/2026 ACH LOUIS WARNER LONGEVITY 01/01/2026-01/15/2026 100.00 5,590.00
Amount
Submitted for Information:
____________________________________________
Nate Cruz, Finance Director/City Treasurer
ACH ON THIS REGISTER PROCESSED ON JANUARY 5, 2026
8.1 Warrant Register Report FY 2025-2026 Number 20 ACH- January 5, 2026
230
Prepared Date 01/15/2026 City of Foster City, CA
Accounts Payable Check Register
Accounting Period 2026/7
Report Number 21
Check Number Vendor Name Description
156945 AAA WORKSPACE GENERAL OFFICE SUPPLIES
156946 AMAZON CAPITAL SERVICES, INC. SUPPLIES FOR BUILDING DEPARTMENT 156947 ANIMAL DAMAGE MANAGEMENT, INC. GROUND SQUIRREL CONTROL SERVICES 156948 AT&T BUSINESS PHONE LINE SERVICES
156949 AXION COMMUNICATIONS TELEPHONE LINE FOR WF HOUSING BUILDING ENTRY 156950 BAY AREA WATER SUPPLY & FY25-26 Q3 REGULAR ASSESSMENT 156951 BAYSIDE BUILDING MATERIALS M ATERIALS & SUPPLIES FOR PARK 156952 BLUETRITON BRANDS IN C WATER DELIVERY SERVICE
156953 BRADY COMPANIES, LLC MISCELLANEOUS SUPPL IES FOR PARK PROGRAM 156954 CALIFORNIA PUBLIC POLICY GROUP I NC. LOBBYING SERVICES- DECEMBER 2025 156955 CINTAS CORPORATION UNIFORM/LAUNDRY SERVICES
156956 COPWARE, INC. CALIFORNIA PEACE OFFICE R LEGAL SOURCEBOOK SITE LICENSE:
FEBRUARY 2026 - JANUARY 2027
156957 CORE & MAIN LP SUPPLIES FOR PARK MAINTENANCE & SEWER PROGRAM 156958 CORY CALL TRAVEL REIMBURSEMENT: SMC POLICE CHIEF & SHERIFF 156959 CSG CONSULTANTS INC. GE NERAL ADMIN AND CONSTRUCTION INSPECTION SERVICES:
NOVEMBER 2025
156960 DAWUD BREWER EDUCATION REIMBURSEMENT
156961 EPS INC. EXCAVATION & INSPECTION OF MAIN WATER LINE 156962 ESTERO MUNICIPAL IMPROVEMENT DIST . WATER SERVICES- 10/10/25 -12/10/25 156963 EWING IRRIGATION PRODUCTS MISCELLANEOUS IRRIGATION SUPPLIES 156964 FORELAND PARTS INC. MISCE LLANEOUS VEHICLE SUPPLIES 156965 FRESHWORKS INC. GROWTH ANNUAL PLAN X 4 USERS
156966 FREYER & LAURETA, INC. CIP705 EMERGE NCY GENERATOR REPLACEMENT PROJECT:
ENGINEERING SERVICES- NOVEMBER 2025
156967 GAWFCO ENTERPRISES INC CAR WASH SERVICES
156968 GLADWELL GOVERNMENTAL SERVIC ES, INC RECORDS RETENTION LE GAL REVIEW, UPDATE & ADVICE 156969 THE GOODYEAR TIRE & RUBBER COMPANY VEHICLE SUPPLIES 156970 GRANITE ROCK COMPANY #26462 MISC ELLANEOUS MATERIAL FOR PARKS 156971 HIP HOUSING AFFORDABLE VENTURES INC WF HOUSING & CITY OWNED UNITS REPAIR & MAINTENANCE:
SEPTEMBER & OCTOBER 2025
156972 HOME DEPOT CREDIT SERVICES M ISCELLANEOUS SUPPLIES- WATER, STREET, SEWER & BUILDING 156973 JDH CORROSION CONSULTANTS, INC. CORROSION ENGINEER SERVICES FOR SEAWALL CORROSION
MONITORING
156974 KEVIN KASHIWAHARA BAC KGROUND INVESTIGATION
156975 LANGUAGE LINE SERVICES LANGU AGE LINE TRANSLATION SERVICES 156976 LWP CLAIMS SOLUTIONS INC ADMINISTRATION FEE: JANUARY 2026 156977 METRO LIGHTING DBA WESCHEM INC. LIGHTING SUPPLIES 156978 MICHELLE MONTERO EVENT ROOM RENTAL FEE REFUND
156979 MISSION CLOUD SERVICES, INC CALOPPS MONTHLY SUPPORT SERVICES & FC-AMAZON WEB
SERVICES
156980 MISSION LINEN SUPPLY-UNIFORM UNIFORM SERVICES FOR PARK 156981 NAVIA BENEFIT SOLUTIONS, INC. PARTICIPANT FEE: DECEMBER 2025 156982 NWESTCO LLC OPERATOR INSPECTION FOR LIFT STATION - DECEMBER 2025 156983 PACIFIC GAS & ELECTRIC COMPANY ELECTRICITY
156984 PACIFIC OFFICE AUTOMATION, INC COPIER USAGE CHARGES 156985 PEN MEDIA RECORDING SERVICES FOR CITY COUNCIL & PLANNING COMMITTEE
MEETINGS
156986 PIONEER MANUFACTURING COMPANY INC PLAYFIELD MATERIAL/SUPPLIES 156987 PLAN JPA GENERAL LIABI LITIES CLAIMS- NOVEMBER 2025 156988 PRISCILLA SCHAUS EMPLOYEE REIMBURSEMENT: CITY CLERK DEPARTMENT RETREAT 156989 PRUDENTIAL CLEANROOM SERVICES UNIFORM SERVICES & SUPPLIES 156990 QUADIENT FINANCE USA, INC. CITYWIDE POSTAGE
156991 RAPID FIRE SAFETY & SE CURITY LLC PREVENTATIVE MAINTE NANCE/INSPECTION SERVICES 156992 SAN FRANCISCO PUBLIC UTILITIES DRINKING WATER QUALITY TESTING 156993 SAN MATEO CO HEALTH D EPT POTABLE WATER LAB TESTS 156994 SAN MATEO COUNTY MOSQUITO ABATEMENT SERVICES
156995 SAN MATEO LAWN MOWER SH OP EQUIPMENT PARTS/SUPPLIES 156996 SAN MATEO LOCK WORKS INC. EXPRESS KEYS
156997 SARAH FERNANDEZ VISION REIMBURSEMENT: FY25/26
156998 SATHISH BALAKRISHNAN SYNTHETIC TURF REBATE
156999 SCHAAF & WHEELER CONSULTI NG D561 LAKESIDE PR OJECT: CONSTRUCTION SUPPORT SERVICES 157000 SERVICE PRESS INC. BUSINESS CARDS- CITY COUNCIL
157001 SST CONSULTING & INSURANCE SERVICES INVESTMENT ADVISORY SERVICES 157002 STANDARD INSURANCE COMPANY GROUP LIFE AND LONG-TERM DISABILITY INSURANCE:
157003 DEPARTMENT OF JUSTICE FINGERPRINT APPS SERVICES- DECEMBER 2025 157004 STATE WATER RESOURCES CONTROL BOARD LA GOON PUMP REHAB APPLICATION FEE 157005 T-MOBILE MONTHLY CITY WIDE CELLULAR SERVICES
157006 THE PERMANENTE MEDICAL GROUP INC. OCCUPATIONAL HEALTH SERVICES 157007 UNDERGROUND REPUBLIC WATER WORKS SUPPLIES FOR STREET 157008 URBAN INSIGHT, INC. CALOPPS TECHNOLOGY SUPPORT SUBSCRIPTION 157009 UTILITY TELECOM GROUP, LLC INTERNET SERVICES
157010 VERITIV OPERATING COM PANY JANITORIAL SUPPLIES
157011 VISION SERVICE PLAN - (CA) VISION INSURA NCE & COBRA VISION PREMIUM- JANUARY 2026 157012 WARMAN SECURITY ADDITIONAL CA RD READER- POLICE DEPARTMENT 157013 WILLDAN FINANCIAL SERVICE S CODE ENFORCEMENT SERVICES 157014 WILSEY HAM LEVEE PROTECTION PLANNING & IMPROVEMENT ON-CALL SERVICES Check Date Check Amount
1/15/2026 18.76
1/15/2026 91.85
1/15/2026 350.00
1/15/2026 976.69
1/15/2026 51.97
1/15/2026 45,432.25
1/15/2026 670.89
1/15/2026 97.91
1/15/2026 9,434.84
1/15/2026 5,000.00
1/15/2026 674.72
1/15/2026 1,270.00
1/15/2026 1,524.88
1/15/2026 163.00
1/15/2026 22,144.75
1/15/2026 1,000.00
1/15/2026 55,675.00
1/15/2026 62.60
1/15/2026 331.77
1/15/2026 152.97
1/15/2026 2,352.00
1/15/2026 38,372.50
1/15/2026 79.92
1/15/2026 550.00
1/15/2026 1,144.57
1/15/2026 799.78
1/15/2026 3,442.96
1/15/2026 2,177.29
1/15/2026 23,730.00
1/15/2026 1,500.00
1/15/2026 932.48
1/15/2026 6,583.33
1/15/2026 1,570.81
1/15/2026 84.00
1/15/2026 15,381.95
1/15/2026 205.62
1/15/2026 200.00
1/15/2026 125.00
1/15/2026 829.32
1/15/2026 368.50
1/15/2026 4,584.00
1/15/2026 4,532.25
1/15/2026 76,767.84
1/15/2026 175.00
1/15/2026 348.28
1/15/2026 549.00
1/15/2026 1,228.00
1/15/2026 1,065.00
1/15/2026 1,812.00
1/15/2026 19.61
1/15/2026 1,705.65
1/15/2026 19.18
1/15/2026 91.02
1/15/2026 4,624.00
1/15/2026 1,185.00
1/15/2026 256.36
1/15/2026 10,000.00
1/15/2026 8,230.71
1/15/2026 96.00
1/15/2026 2,921.00
1/15/2026 4,887.19
1/15/2026 1,134.00
1/15/2026 1,028.13
1/15/2026 2,750.00
1/15/2026 3,248.94
1/15/2026 4,295.37
1/15/2026 1,365.58
1/15/2026 5,888.25
1/15/2026 8,374.80
1/15/2026 2,277.00
8.1 Warrant Register Report FY 2025-2026 Number 21- January 15, 2026
231
Prepared Date 01/15/2026 City of Foster City, CA
Accounts Payable Check Register
Accounting Period 2026/7
Report Number 21
Check Number Vendor Name DescriptionCheck Date Check Amount 157015 YUE ZHUANG CLASS REFUND: WINTER26-C6-A
401,159.04
Submitted for Information:
____________________________________________
Nate Cruz, City Treasurer
CHECKS ON THIS REGISTER PROCESSED AND MAILED ON JANUARY 15, 2026 1/15/2026 145.00
8.1 Warrant Register Report FY 2025-2026 Number 21- January 15, 2026
232