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• Respondents must demonstrate qualifications and experience directly relevant to the development of the site(s). The proposal shall include, at a minimum:
o Firm Experience: A description summarizing the Respondent’s experience in completing similar developments, with an emphasis on the type of proposed residential development (single-family or multi-family) on publicly owned land (and/or through long-term ground leases, if applicable). The narrative should highlight the firm’s demonstrated ability to navigate complex regulatory frameworks and to deliver projects that balance housing objectives, community character, and compliance with applicable State and Federal laws. o Comparable Projects: References shall be provided for no fewer than three recent projects with scopes of work similar to this RFP. For each project, include:
▪ Project description, location, and date completed orsubstantially completed. ▪ Density, population and income levels served, and total number of units. ▪ Structure of any public/private partnerships involved. ▪ Financing sources utilized (including LIHTC, AHSC, tax-exempt bonds, or other State/Federal programs).
▪ Role of the Respondent in securing financing and regulatory approvals. ▪ Identification of resident services and service providers, if applicable. ▪ Description of special circumstances (e.g., phased development, inclusion of public amenities, adaptive reuse, etc.).
▪ Description of property management and any long-term operations challenges. ▪ Client/owner contact information, including name, title, phone number, and email. o Developer Qualifications in Funding Programs: Evidence of successful experience structuring and securing funding for home-ownership and/or rental housing developments as relevant for the proposed development, including through philanthropic or State/Federal housing finance programs.
o Key Personnel: A statement identifying the consultants and staff assigned to this project.
Provide detailed résumés for each of the key personnel who will be responsible for major components of the scope of services (project management, financial structuring, design, construction, property management, and resident services). o Capacity and Timeliness: Evidence of the firm’s capacity to deliver projects of thisscale within schedule and budget, including ability to produce required deliverables in a timely fashion. o Public Presentation Experience: Description of the firm’s ability to present project plans, financial structures, and progress reports to IHA/City staff, elected officials, and/or the general public.
o JointVentures: Identificationof any joint venture partnersfor this project, their roles, and their relevant qualifications.
o Consultants: Identification of key consultants expected to participate in the project, their roles, and their relevant qualifications.
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Section Four – Outline Strategies and Options
For each site on which the Respondent proposes to develop, please provide:
• Detailed description of methodology and strategiesfor planning, entitlement, design, and delivery of the Project.
• Discussion of how the Project will comply with or seek variances from the City’s zoning standards and, as appropriate, objective development criteria in Chapter 17.14 Multi-Family Objective Design Standards
• Outline of the approach to community-serving elements. • Discussion ofsustainability, energy efficiency, and long-term durability strategies. • Outline of how the development will be financed, including anticipated funding sources (private debt and equity financing, LIHTC, AHSC, State/federal programs, etc.). • Preliminary strategies for ensuring compliance with applicable State laws (Surplus Land Act, Housing Element law, CEQA, etc.).
Section Five – Conceptual Design
For each site on which the Respondent proposes to develop, please provide:
• A conceptual site plan identifying proposed building layout, massing, unit count, parking, circulation, and open space.
• A design narrative describing architectural style, materials, and how the project integrates with surrounding neighborhood character.
• Optional: Illustrative renderings, elevations, or images(encouraged but not required).
Section Six – Financial Information and Expectations
The Respondent shall provide clear evidence of financial capacity to successfully finance, construct, and operate (as relevant) the proposed Project. For each site on which the Respondent proposes to develop, this section shall include, at a minimum:
• Development Pro Forma: A detailed development pro forma estimating total project costs from predevelopment through unit sales and/or stabilized operations. The pro forma shall include:
o Allsources and uses offunds covering design, construction, and operations, including unit sales or net operating income.
o Identification of hard and soft costs for development. o Statement confirming cost estimates include payment of California prevailing wages. o Interest rate assumptions for all sources of debt and equity. o Calculation of the developer’s fee and/or priority return on investment. o Projected cash flows over a 15-year period, from project initiation through unit sales and/or stabilized operations, including debt service and cash flow distributions to financing partners as appropriate.
• Underlying Assumptions: The pro forma shall clearly identify all critical assumptions used in developing the financial model, including but not limited to:
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o Household income levels for any income-restricted affordable units. o Unit sale prices and/or lease rates
o Unit sales pace and/or lease-up absorption rate.
o Operating costs as a percentage of revenue for rental components. o Timing and amounts of loan repayments (all sources).
o Replacement reserves and capital expenditures for rental components. • Financial Offer: A clear statement of the expectations for IHA participation in the Project (which should also be reflected in the Development Pro Forma), regarding any:
o Fixed payments from the Developer to the IHA for land acquisition or lease, and how the amounts were derived.
o Contingent payments for the IHA based on the performance of the project, including the metrics by which such contingent payments will be determined.
Note: The IHA recognizes that the initial assumptions and projections may be subject to change as the project undergoes further due diligence regarding site conditions, design, community expectations, external funding pursuits, etc. The initial Development Pro Forma and Financial Offer will thus represent the Developer’s best estimate of the overall financial projections and terms, and may be amended through future negotiations to the extent justified through additional information or requirements.
In addition to the above information for each proposed site, please provide the following information regarding the Respondent:
• Evidence of Financing Capacity: Documentation that demonstratesthe Respondent (including any proposed partners) has sufficient financial capacity to undertake the project, including:
o Letters of support, commitment, or intent from lenders, equity partners, or other funding sources.
o Evidence of the Respondent’s ability to provide required equity contributions. o Examples of recent successful financial closings on projects ofsimilarscale and complexity. • Funding Expertise: Evidence of successful experience securing competitive State and Federal funding, or other housing and infrastructure funding sources. • Financial Statements: Audited or reviewed financial statements for the Respondent (and joint venture partners, if applicable) for the past three years. • Litigation Statement: A clear statement regarding whether the Respondent has been involved in any litigation or claims within the past five (5) years. This includes any claims or litigation against or filed by the Respondent. Provide a description of any such claims or litigation. If it has been resolved, describe the resolution.
Section Seven – References
• Provide references from public sector partners or approving bodies for three recent projects in which Respondent performed services similar to the Services for the proposed Project. List projects which have been completed, or as a minimum, are substantially completed. For each
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project, (a) provide a description of project and services performed, to support the claim it is similar to the proposed Project; (b) provide a client/owner contact person, title, address and telephone number; and (c) identify key staff on the project and other key personnel. • Provide references from financial lenders or investors for three recent projects in which Respondent performed services similar to the Services for the proposed Project. List projects which have been completed, or as a minimum, are substantially completed. For each project, (a) provide a description of project and services performed, to support the claim it is similar to the proposed Project; (b) identify roles played by the reference organization in the financing of the project; and (c) provide a lender/investor contact person, title, email address and telephone number.
Section Eight – Estimated Project Timeline
For each site on which the Respondent proposes to develop, Respondents shall provide a detailed project development schedule through completion that contains time and performance benchmarks and includes all predevelopment activities and any plans for phased development. The proposal shall provide a narrative and graphical schedule of all phases of development including, but not limited to, securing of financing, formulation of development concepts, community outreach, environmental review, permitting, design, environmental reviews, planning reviews, construction, modular processes, marketing, and resident selection(s). At a minimum, the schedule shall address:
• Predevelopment activities and entitlement submittals. • Securing financing, including equity, debt, and State/Federal funding applications. • Design development and coordination with the IHA and the City. • Community engagement activities.
• Environmental review (CEQA and technicalstudies).
• Permitting and approvals.
• Construction activities, including any modular or phased development. • Marketing, sales or lease-up, and resident selection. • Stabilization and transition to property management for any rental component.
The timeline should reflect realistic assumptions and demonstrate the Respondent’s ability to deliver a project of this scale on schedule.
Section Nine – Property Management and Long-Term Operations (for any rental component) • Identification of proposed property management entity, including a Homeowners Association as relevant.
• Description of management experience with similar projects. • Plan for resident services and long-term stewardship of the development. • Strategiesfor ensuring high-quality maintenance and community compatibility.
5.2. Proposal Submittal
1. Proposal Due Date
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Proposals are due electronically through PlanetBids portal before 5:00 pm on [Date], 2026.
2. Proposal Submission
a. It is the sole responsibility of Respondent to see that its Proposal is received in proper time.
b. Respondentshall carefully examine the instructions contained herein and satisfy itself as to the conditions with which it must comply prior to submitting its Proposal, and to the conditions affecting the award of contract.
c. If more than one Proposal is offered by any individual, firm, partnership, corporation, association, or any combination thereof, under the same or different names, all such Proposals may be rejected.
d. All Respondents are hereby notified that any collusive agreement fixing prices so as to control or affect the awarding of this contract is in violation of the competitive bid requirements of State law and may render void any contract let under such circumstances.
5.3. Irregular Proposals
A Proposal may be rejected if it shows any alteration of form, additions not called for, conditional Proposals, incomplete Proposals, erasures, or irregularities of any kind. If the Proposal amount is changed after the amount is originally inserted, the change should be initialed.
5.4. IHA's Rights To Accept or Reject Responses and/or Terminate RFP In accordance with applicable law, IHA expressly reserves the right to further consider, accept or reject any or all Proposals submitted in response to this RFP; to request additional information or clarification of information submitted;to cancel or modify, in part or in its entirety, this RFP, or to request new Proposals or pursue any other means for obtaining the services contemplated by this RFP.
IHA reserves the right, in its sole discretion, to waive mandatory requirements provided that all of the otherwise responsive Proposals fail to meet the same mandatory requirements and the failure to do so does not otherwise materially affect this RFP and selection process.
IHA reserves the right to modify or suspend any and all aspects of the selection process indicated in this RFP, to waive any defects as to form or content of this RFP, or to reject any or all proposals.
IHA reserves the right and retains full discretion to negotiate, modify, or reject any proposed terms, conditions, or components of a Proposal, including, without limitation, provisions pertaining to the lease or sale of IHA-owned property and any other contractual arrangements.
This RFP does not commit IHA to enter into a contract or to proceed with the Project or any actions or components of the Project.
IHA is not responsible for, nor shall it bear, any costs incurred in the preparation of Proposals and/or any work rendered by a firm prior to a contract award, and Respondents waive any claim against the IHA for costs incurred in preparing a Proposal in response to this RFP.
SECTION 6. PROPOSAL EVALUATION AND SELECTION PROCESS
6.1. Selection Committee
IHA will appoint a Selection Committee to review and evaluate all Proposals; contact Respondents as required; and make recommendations regarding the selection of a Selected Respondent. The Selection
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Committee may consist of IHA/City staff and others designated by IHA Executive Director or their designee.
6.2. Evaluation Process
During the evaluation process the Selection Committee may conduct independent research, request additional relevant information specific to the evaluation process, and seek assistance from reliable sources to clarify, explain, or otherwise participate in the evaluation process without issuing an Addendum. Proposals will not be ranked based solely on financial offers. The Selection Committee shall make its decision based on committee members’ analysis and assessment of each Proposal’s positive, neutral, and negative attributes.
IHA reserves the right to conduct its own due diligence of the respondents prior to selection of a Selected Respondent.
6.3. Interviews
The IHA, in its sole discretion, may prepare a short list of Respondents for interviews. Respondents who are invited to attend an interview will be notified in writing. Instructions regarding interview agendas and contents shall be provided with that notification. Only the actual personnel who will be responsible for the work should come to the interview. The interviews shall be solely for the benefit of IHA and shall not be open to the public or to other Respondents.
6.4. Selection Process
Based on the results ofthe evaluation process,the Selection Committee will identify the Respondent to be recommended to the Irwindale Housing Authority Board of Commissioners.
The Housing Authority Board, in its sole discretion, may either approve, reject, or approve or reject with conditions, the Selection Committee’s recommendations. IHA reserves the right to modify the proposal criteria outlined in this RFP.
6.5. Limitations on Communications
Respondents to this RFP are instructed not to contact elected officials, IHA/City staff or members of the Selection Committee regarding the selection process. Efforts to lobby or influence individuals involved in this selection process may, at IHA’s sole discretion, result in dismissal from further consideration.
SECTION 7. PROPOSAL EVALUATION CRITERIA
Proposals will be evaluated on a comparative, competitive basis, based upon the RFP’s submittal requirements, including the experience, organization and qualifications of the firm and individuals proposed, the project concept, and the proposed financial terms. Specific evaluation criteria will include:
No. Evaluation Criteria Weight
1. Development Experience and Qualifications
• Demonstrated success completing similar development projects in California.
• Experience with projects on publicly owned land or through ground leases.
• Ability to navigate State and Federal housing laws and funding programs.
30% of Total
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2. Financial Capacity and Feasibility
• Strength and completeness of the development pro forma. • Evidence of committed or likely financing sources.
• Track record of securing funding through philanthropic and State/Federal programs.
30% of Total
3. Development Program
• Respondents must clearly articulate a comprehensive project vision and plan.
• Quality and feasibility of the conceptualsite plan and design narrative. • Evaluation will consider the proposed schedule, site layout, and approach to project delivery.
• Proposals must demonstrate neighborhood compatibility, compliance with applicable regulations, and adherence to use requirements and restrictions.
24% of Total
4. Community Benefit
• Proposals will be evaluated on the extent to which they provide meaningful community benefits, and demonstrate community engagement.
16% of Total
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SECTION 8. CONDITIONS GOVERNING THIS RFP
8.1. Confidentiality
IHA has made a determination in accordance with Government Code Section 6255 that all Proposals submitted in response to this RFP shall not be made public by IHA until after IHA has executed and adopted by resolution an agreement with the selected respondent. In the event a Respondent wishes to claim portions of its proposal exempt from disclosure under the Public Records Act, it is incumbent upon Respondent to clearly identify those portions with the word “confidential” printed on the lower righthand corner of the page, along with a written justification as to why such information should be exempt from disclosure. However, IHA will make a decision based upon applicable laws.
Proprietary or confidential data must be readily separable from the proposal in order to facilitate eventual public inspection of the non-confidential portion of the proposal. Confidential data is normally restricted to confidential financial information.
8.2. Applicable Laws/Miscellaneous
Respondents are required to sign and submit the Authorization, stating their agreement to comply with the following terms and conditions of this RFP:
A. The Selected Respondent, its employees, agents, contractors, and subcontractors shall maintain professional licenses required by the laws of the State of California at all times while performing services for the Project.
B. The Selected Respondent shall comply with the laws of the State of California requiring employers to insure against liability for Worker’s Compensation while performing Services for this Project.
C. The Selected Respondent shall comply with all California prevailing wage laws as required by California Labor Code Section 1720, et seq. and 1770, et seq., as well as California Code of Regulations, Title 8, Section 1600, et seq.
D. All services shall comply with all statutes, ordinances, regulations, codes, and requirements of all governmental entities, including federal, state, county, and municipal entities, relating to the project.
E. This RFP and any resultant agreement shall be governed by the laws of the State of California.
The parties agree to the jurisdiction and venue of the appropriate courts in County of Los Angeles and the State of California.
F. All data and information provided by IHA or referred to in this RFP is furnished for the convenience of interested parties in preparing a Proposal. The Respondent shall defend, indemnify and hold harmless IHA from any and all liability, claims, or expenses whatsoever, incurred by, or on behalf of, the Respondent’s response to this RFP. IHA expressly disclaims any and all liability for representation or warranties, express or implied, contained in the RFP or any other written or oral communication transmitted or made available to interested parties, including any errors of omission.
8.3. Insurance Requirements (Limits to Be Determined by the IHA’s Risk Manager) Commencing on the date the IHA Council approves an ENA and continuing for the life of the Project, the selected Developer shall obtain and maintain, at its sole cost, all insurance coverage required by the IHA.
Required coverage is anticipated to include, but may not be limited to, comprehensive general liability, automobile liability, professional liability, workers’ compensation, and employer’s liability insurance.
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The development team may also be required to obtain property and hazard insurance, as well as builder’s risk insurance, in amounts sufficient to cover full replacement cost and/or as otherwise determined appropriate by the IHA. Construction contractors will be required to maintain liability and builder’s risk insurance in coverage amounts established by the IHA.
Final insurance limits and specific policy requirements—including endorsements, including without limitation additional insured endorsements naming the IHA, its elected and appointed officials, officers, employees, contractors, and representatives, and any requirements for 100% replacement-cost coverage—will be determined by the IHA’s Risk Manager and specified during contract negotiation. The IHA reserves the right to modify, increase, or expand the required insurance coverage or limits based on project-specific considerations.
8.4. Conflict of Interest
By submitting a response to this RFP, the Respondent represents and warrants that no public official, officer, or employee of the City is in any manner interested, directly or indirectly, in the RFP, any contract resulting from this RFP, or any profits expected to arise therefrom, as set forth in California Government Code section 1090. Respondent further represents and warrants that it presently has no interest, and agrees that it will not acquire any interest, that would create a conflict of interest under California Government Code sections 1090 et seq. or 87100 et seq. during the performance of services under any contract resulting from this RFP.
Respondent shall disclose any actual, potential, or perceived conflicts of interest, including any current or recent (within the preceding 24 months) financial interest in real property located within the City. The City reserves the right to reject any proposal or determine a Respondent ineligible for award if the City concludes that the disclosed relationship may impair the Respondent’s ability to provide independent and objective services. Respondent shall remain free from conflicts of interest throughout the term of the engagement and shall promptly disclose any conflict of interest that arises during the performance of the work.
Further, California Government Code section 84308, as amended, commonly referred to as the “Levine Act,” regulates certain campaign contributions made to officers of local agencies by parties, participants, and agents in proceedings involving contracts and other covered matters. The Levine Act generally provides that while a proceeding involving a contract is pending, and for 12 months following the date a final decision is rendered in the proceeding, Board members (including Board member alternates) and officers may not accept, solicit, or direct a campaign contribution of more than $500 from an applicant for the contract or their agents, if the Board member or officer knows or has reason to know that the applicant has a financial interest. The Levine Act also generally requires Board members and officers who have received from an applicant for a contract or their agents a campaign contribution of more than $500 in the preceding 12 months to disclose the contribution on the record of the proceeding in which a contract is being considered before the decision on the contract is rendered, and to refrain from making, participate in making, or in any way attempt to use their official position to influence the decision on the contract if the officer has willfully or knowingly received the contribution. The Levine Act provides certain opportunities to cure. Applicants are responsible for reviewing and complying with the current law.