CITY OF LAGUNA NIGUEL
CITY COUNCIL AGENDA ITEM
To: Honorable Mayor and Council Members
FROM: Jonathan Orduna, Community Development Director
DATE: February 15, 2022
SUBJECT: Approval of Amendment No. 1 to the Professional Services Agreement for On-Call Economic Development Services with Kosmont and Associates, Inc. to Prepare a Market Study for the Laguna Niguel General Plan Update
RECOMMENDATION
Staff recommends that the City Council:
1. Approve Amendment No. 1 to the Professional Services Agreement with Kosmont and Associates, Inc. to prepare a Market Study for the Laguna Niguel General Plan Update for an amount not to exceed $86,000 plus an additional 10% contingency;
2. Approve a not-to-exceed 10% contingency of the total contract with Kosmont, and Associates, Inc. in the amount of $8,600 if needed; and,
3. Authorize the City Manager to execute agreements and future amendments to the Professional Services Agreements, subject to the City Attorney making non- substantive changes.
BACKGROUND
On November 19, 2019, the City Council adopted the Strategic Plan to set goals and priorities for the City's future. Included within the Strategic Plan is an Implementation Action Plan which serves as a tool to guide City staff's work to ensure that the established goals are being achieved. Updating the City's General Plan is identified as an action item between 2021-2025 (Strategy No. 7 of Goal No. 5), and following the preparation of a Traffic Study, the preparation of a Market Study is the next step.
On December 7, 2021, the City Council approved a contract for Linscott, Law, and Greenspan Engineers (LLG) to prepare a Traffic Study to initiate the update. As part of the Traffic Study, LLG is evaluating circulation opportunities and constraints (both vehicular and multimodal transportation) associated with potential revisions to existing land use designations in the General Plan. Following LLG's assessment, staff will then identify up to four (4) opportunity areas within the City, which will be the basis for the Market Study. By evaluating market opportunities and constraints associated with several
land use alternatives, the Market Study will help guide the land use decision-making process.
On December 10, 2021, City staff distributed a Request for Proposals (RFP) which included the following three separate services:
1. Coordinate, facilitate, and prepare a comprehensive Market Study for the Laguna Niguel General Plan Update.
2. Coordinate, facilitate, and prepare a comprehensive Fiscal Study for the Laguna Niguel General Plan Update.
3. Be included on an on-call list for qualified economic development consultants.
This report and Professional Services Agreement only reflects Item No. 1 above which is for the coordination, facilitation, and preparation of a comprehensive market study for the Laguna Niguel General Plan Update. For Item No. 2 above, the contract for the selected consultant is less than $50,000 and is within the City Manager's signing authority. Item No. 3 will be considered as a separate report item at the February 15, 2022, City Council meeting.
ANALYSIS
As a result of the December 10, 2021 RFP, staff received qualifying proposals from five consultants for the preparation of a market study. The following work products were identified in the RFP describing what staff envisioned in a "Market Study":
• Assess the health of the City's current mix of non-residential uses and provide recommendations on how the City can improve its mix of non-residential uses. • Identify market potentials for four Opportunity Areas, which constitute under- utilized/under-performing properties, with respect to the following market segments: retail, dining, entertainment, personal and professional services, office, mixed-use housing, active and passive recreation, and light industrial. • Quantify future demand for the market segments listed above for the four Opportunity Areas over a defined time horizon (five to ten years) in terms of nonresidential square footage and the number of mixed-use housing units by housing type.
• Identify an optimal tenant mix for each Opportunity Area, including recommendations for geographically clustering mutually supporting uses, if relevant.
• Develop a focused set of recommendations for retaining, expanding, and recruiting desired businesses, as well as attract commercial, residential, and mixed-use development throughout the City, not just in the Opportunity Areas.
Qualifying proposals for the Market Studies were received from the following five firms (listed alphabetically):
• Economic and Planning Systems. Inc. - Cost: $57,760 / Timeline: 4 months • Hoffman Strategy Group - Cost: $86,000 / Timeline: 4 months • Keyser Marston Associates - Cost: $50,731 / Timeline 4 months • Kosmont and Associates, Inc. - Cost $86,000 / Timeline 4 months • PlaceWorks, Inc. - Cost: $144,272 / Timeline 7 months Kosmont and Associates, Inc. was selected based on several key factors which most notably included: 1) experience and understanding of the South Orange County market; 2) experience in preparing market studies for municipalities, 3) the quality and clarity of the proposal, and 4) schedule to perform the requested consulting services.
ALTERNATIVES CONSIDERED
The City Council may decide not to approve the Agreement with Kosmont and Associates, Inc. and may select an alternative consultant to perform the requested tasks. However, staff does not believe this action would result in a superior outcome. Kosmont and Associates, Inc. distinguished itself during the RFP process as having the required capability and competence to deliver the requested consulting services at a fair and reasonable cost and schedule to complete the study.
FISCAL REVIEW
There is adequate funding in the Fiscal Year 2021-22 Community Development Department budget for the project under Account No. 100-21-6715 (Laguna Niguel General Plan Update).
LEGAL REVIEW
The City Attorney has reviewed and approved the agreements and this staff report as to form.
CONCLUSION
Staff recommends that the City Council:
1. Approve Amendment No. 1 to the Professional Services Agreement with Kosmont Updasor an a mount not to exceed p fus an aginal i0% conting play.
2. Approve a not-to-exceed 10% contingency of the total contract with Kosmont, and Associates, Inc. in the amount of $8,600 if needed; and,
3. Authorize the City Manager to execute agreements and future amendments to the Professional Services Agreements, subject to the City Attorney making non- substantive changes.
Jamara Attorneau Reveri 9. Emis
Tamara S. Letourneau Kevin G. Ennis, Esq.
City Manager City Attorney
Hath
Jonathan Orduna John Morgan
Community Development Director Development Services Manager Erica Roen
Erica Roess
Senior Planner
Attachments:
A. Amendment No. 1 to the Professional Services Agreement with Kosmont and Associates, Inc.
ATTACHMENT A
Amendment No. 1 to the Professional Services Agreement with Kosmont and Associates, Inc.
AMENDMENT NO. 1 TO AGREEMENT FOR PROFESSIONAL SERVICES
ECONOMIC DEVELOPMENT ON-CALL SERVICES
THIS AMENDMENT NO. 1 for Professional Services ("Amendment No. 1"') is entered into as of the day of February 2022, by and between the City of Laguna Niguel, a municipal corporation, hereinafter the "City", and Kosmont & Associates, Inc., a California corporation, hereinafter the "Consultant".
RECIIALS:
1. Original Contract
A. On February 15, 2022 the City entered into a Professional Services Agreement with the Consultant to provide on-call professional services as requested by the City through June 30, 2025 (the "Agreement").
B. The Agreement states that the scope of services shall be established on a per project basis by written amendment to the Agreement. upon request by the City. The Agreement term including any subsequent Amendments, runs through June 30, 2025.
2. Amendment No. 1
C. The City now requires the Consultant to provide a Market Study for the Laguna Niguel General Plan Update, as specified herein.
D. City desires to enter into Amendment No. 1 to the Agreement ("Amendment No. 1"') with the Consultant to perform the requested services identified in Exhibit "A-1" attached hereto and incorporated herein by this reference.
AGREEMENI:
NOW, THEREFORE, in consideration of the foregoing premises and the mutual promises and covenants herein contained, the parties hereto agree as follows:
1. Services to be Performed by Consultant. • Subject to the provisions of the Agreement, Consultant shall prepare a Market Study for the City and deliver the work product as set forth in Exhibit "A-1."
1 13018-000312618364v1.doc
2. Additional or Different Services. Any changes shall be made only by written amendment to this Amendment No. 1.
3. Term. This Amendment No. 1 shall become effective as of the date stated above and, unless sooner terminated as provided in the Agreement, will continue in effect until the work is completed, except the indemnification provisions contained in paragraph 19 of the Agreement shall remain in full force and effect after this Amendment No. 1 is terminated.
4. Payment for Services. City agrees to compensate Consultant for providing the professional services described in Exhibit "A-1" and to pay for those services in an amount not to exceed Eighty-Six Thousand Dollars ($86,000.00). Consultant shall invoice the City monthly on a time and materials basis. City shall pay all proper invoices within thirty (30) days of receipt. Should City wish to dispute an invoice, it must do so in writing within twenty (20) days of receipt. Otherwise, invoices shall be deemed accurate and payable according to the terms thereof.
A ten percent (10%) contingency (allowance) of the total contract value in the amount of Eight Thousand Six Hundred Dollars ($8,600.00) shall be added to the Consultant's total bid proposal to account for unforeseen conditions or additional work related to this Project. The allowance shall be used solely by the City to address any unforeseen or additional work related to this Project. The Consultant shall obtain written approval from the City for the use of the allowance, which approval shall not be unreasonably withheld or delayed.
5. Continuation of Terms and Conditions of the Agreement. Except as otherwise expressly provided in this Amendment No. 1, all terms and conditions of the Agreement shall remain in full force and effect and shall apply to the performance of the Services.
6. Authority to Sign. The persons executing this Amendment No. 1 on behalf of the Consultant warrants and represents that they have the authority to execute this Amendment No. 1 and to bind the Consultant to the performance of the obligations hereunder.
2 13018-0003\2618364v1.doc
IN WITNESS WHEREOF, the parties hereto have executed this Amendment No. 1 as of the date first above written.
"CITY"
CITY OF LAGUNA NIGUEL
By: _
Tamara S. Letourneau
City Manager
ATTEST:
Thy Merritt,
Acting City Clerk
APPROVED AS TO FORM BY THE
CITY ATTORNEY FOR THE
CITY OF LAGUNA NIGUEL,
CALIFORNIA
Kevin G. Ennis, Esq.
City Attorney
"CONSULTANT"
KOSMONT & ASSOCIATES, INC.,
a California corporation
By: _
Print Name:
Title:
Brint Name:
Title:
3 13018-0003\2618364v1.doc
EXHIBIT "A-1"
PROPOSAL
13018-0003\2618364v1.doc
Prepared For
CITY OF LAGUNA NIGUEL
January 10, 2022
PROPOSAL FOR:
MARKET STUDY FOR
GENERAL PLAN UPDATE
Photo Credit: [email protected]
kosmont Prepared By
companies
since 1986 Kosmont Companies
1601 N. Sepulveda Blvd. #382
Manhattan Beach, CA 90266
(424) 297-1070
CITY OF LAGUNA NIGUEL
TABLE OF CONTENTS
Market Study for General Plan Update
SECTION 1. TRANSMITTAL LETTER PAGE 1 - 2
SECTION 2. CONSULTANT BACKGROUND INFORMATION PAGE 3 - 24 SECTION 3. APPROACH TO SCOPE OF WORK PAGE 25 - 28
SECTION 4.[ FEE SCHEDULE PAGE 29 - 30
SECTIONS 5 - 6. EX PARTE COMMUNICATION CERTIFICATE AND
DISQUALIFICATION QUESTIONNAIRE PAGE 31 - 32
Photo Credit: www.cityoflagunaniguel.org
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 www.kosmont.com
kosmont
ompanics
Section 1. Transmittal Letter
kosmont
companies
since 1986
January 10, 2022
City of Laguna Niguel
ATTN: Erica Roess, Senior Planner
Community Development Department
30111 Crown Valley Parkway
Laguna Niguel, CA 92677
Re. Request for Proposals General Plan Update - Market Study Dear Ms. Roess and City Staff:
Kosmont & Associates, Inc., doing business as Kosmont Companies ("Kosmont" or "Consultant") is pleased to present this proposal to the City of Laguna Niguel ("City" or "Client") for a Market Study ('Study") for the Laguna Niguel General Plan Update.
Kosmont, a certified Minority Business Enterprise ("MBE") and Small Business Enterprise ('SBE"), is a full-service economics and real estate advisory firm with an over 35-year track record of economic development advisory, including fiscal and economic impact analyses, market and financial feasibility analyses, downtown revitalization strategies, public finance strategies, and evaluation of real estate projects, as well as the management of real estate and public finance transactions.
Kosmont has provided both cities and developers with advisory services since 1986. In that time, we have guided more than 1,000 public-private projects, including land use market studies and developer attraction/negotiations. Kosmont currently provides advisory and on-call services to help numerous city clients along with developers across California navigate and implement comprehensive economic development and public/private financing strategies. Several examples of +5-year advisory engagements include the cities of Buellton, Daly City, Redondo Beach, South Gate, and Placentia.
Kosmont's consulting practice is led by President Mr. Ken K. Hira. Mr. Hira has expertise in real estate and economic development, bringing over 30 years of varied experience. He is Innovating Commerce Serving Communities ('ICS") (formerly International Council of Shopping Centers) U.S. P3 Retail Advisory Board Chair, which enables the firm to assist the City in market studies, business retention and recruitment, public private partnerships, and related tasks. If selected for this assignment, Mr.
Hira who lives and has a home office locally in Orange County would be Project Manager. Mr. Hira is excited for the opportunity to collaborate with the City on local economic development and real estate matters in the dynamic South Orange County region.
Kosmont Companies 1
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
CITY OF LAGUNA NIGUEL
Market Study for General Plan Update
kosmont
companies
since 1986
Kosmont's staff of professionals includes former City Managers, Directors of Economic Development, Community Development, and Financial Services. The Kosmont team assigned to this project has extensive and hands on experience providing the requested Economic and Market services. Kosmont understands the objectives and requirements of the Study and we believe this proposal will support the conclusion that Kosmont is exceptionally qualified to deliver the requested consulting services. We are enthusiastic, ready, and available to provide the requested services.
Clarifications to the City's Sample Professional Services Agreement: Due to the open-ended nature of one of the provisions of Section 19 E, which has no stated survival time period, if awarded the assignment, Kosmont would request additional wording to clarify a reasonable time period that has a nexus to when certain legal claims could be filed pertaining to Consultant's assignment, such as insertion of the words "for a period not to exceed 4 years after contract termination or expiration". Further, Kosmont would request that the City re- consider inclusion of the language in Section 18 D called "Insurance Requirements not Limiting" as it could bankrupt a consulting firm, and requires indemnification whether or not the consultant can procure insurance outside of its normal activities and expertise (such as insurance or responsibility for environmental contamination claims, etc.).
We look forward to the opportunity to serve the City of Laguna Niguel and are available to discuss further at your convenience.
Sincerely,
Ken K. Hira
President
KOSMONT AND ASSOCIATES, INC. DBA KOSMONT COMPANIES
Physical/Headquarters: 1230 Rosecrans Ave, # 630, Manhattan Beach, CA 90266 Mailing: 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 (424) 297-1070 / www.kosmont.com
Kosmont provides services to Clients virtually, in-person, from satellite locations (e.g., Orange County), and from the Manhattan Beach headquarters across the Western U.S.
PROJECT MANAGER / PRIMARY CONTACT / AUTHORIZED PRINCIPAL Mr. Ken K. Hira, President
Cell: (949) 226-0288 / Email: [email protected]
Kosmont Companies 2
Follow Kosmont: @KosmontTweets If in
(424) 297-1070
www.kosmont.com
CITY OF LAGUNA NIGUEL
Market Study for General Plan Update
KOSMONT MISSION:
Pursuit of four pillars of strength...
Innovation, Integration, miteligence, and Integrity
On the cutting edge of products and services
Achieve financial sucess for our public and private sector clients Committed to community prosperity and quality of life
Professional standards of the highest caliber
SECTION 2.
CONSULTANT
BACKGROUND
INFORMATION
kosmont
companies
since 1986
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
ABOUT US
KOSMONT AND ASSOCIATES, INC. DBA KOSMONT COMPANIES - www.kosmont.com California Corporation - Established 1986 - 35+ years in Business - 20 Staff Members Physical/Headquarters: 1230 Rosecrans Ave, # 630, Manhattan Beach, CA 90266 kosmont Mailing: 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 companies Kosmont provides services to Clients virtually, in-person, from satellite locations (e.g., since 1986
Orange County), and from the Manhattan Beach headquarters across the Western U.S.
Kosmont Companies ("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 Companies was founded in 1986 and is nationally recognized. 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.
Kosmont will integrate our established ability, strengths, seasoned experience, and hands-on approach to deliver the requested consulting services.
Rather than just write reports, Kosmont believes in a comprehensive approach to advisory services that Analyzes, Strategizes, and Implements. A brief highlight of our services is as follows.
Economic Development Consulting Services Planning and Development Services • Economic Development Strategies (EDSP/CEDS) • Project Evaluation • Kosmont Retail NOW!® Platform • Project Financials & Pro-Forma Assessment • Special Districts (EIFD, CRIA, CFD) • Property Acquisition/Leasing • Downtown Revitalization • Land Use/Entitlements
• Due Diligence Reports
• Asset Management Plans
• Developer Selection RFQ/RFP & DDA/ENA Real Estate Economics & Financial Advisory Services • Sustainable Economic Development • Fiscal & Economic Impacts • ROPS & RDA Dissolution Advisory Services • Project Economics, Highest & Best Use (HBU) & Market Studies
Land Use/Zoning and Community Planning Services
• Public & Private Financing Structures
• Development Opportunity Reserve (D.O.R.)® • Affordable Housing (Pro Forma, Housing Element, • Sales Tax Assessment Revenue (STAR*)® Negotiations, Feasibility) • 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.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 3 www.kosmont.com
Kosmont
ompanies
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
Kosmont is a full-service firm which also provides various integrated services through Kosmont Realty ("KR") and Kosmont Transactions Services ("KTS"). KR is a full service and licensed real estate brokerage firm and KTS is a public finance firm providing financial advisory services, and is registered with the SEC.
In the aggregate, Kosmont Companies, KR, and KTS 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.
KOSMONT SERVICES OVERVIEW
Real Estate
Finance/Economics kis
Development KR
Entitlements kosmont
kosmont kosmont
companies realty transactions services
KOSMONT COMPANIES KOSMONT REALTY KOSMONT TRANSACTIONS SERVICES
ADVISORY BROKERAGE PUBLIC FINANCE
→ * Full Service * Integrated * Experienced * + →
ECONOMIC DEVELOPMENT, REAL PROPERTY SALES, PUBLIC FINANCE ADVISORY
REAL ESTATE, LEASING, AND ASSET AND TRANSACTIONS SERVICES
PROJECT FINANCE, AND BASED SERVICES
IMPLEMENTATION STRATEGIES
• SEC / MSRB Registered Municipal
• Public / Private Transactions • Brokerage (CA DRE # 02058445) Advisor Structuring / Negotiation / Entitlements • Lease Revenue Bonds • Real Estate Market Analysis
• Developer Selection RFQ/P & ENA/DDA • Pension Obligation Bonds (POBs/LRBs) - Developer / Buyer Selection
• Project Funding / Financing Strategies Tax Increment Financing (TIF • REQ/P & ENA/DDA FD /CRIA / Housing / Transit District • TIF, EIFDs, CRIAs, Housing
Sustainability & Housing Districts • Ground Leases • Assessment / Special Tax / CFD Kosmont Retail NOW • Zoning & Implementation Strategies * Cast investment Management Semes ends / Analytics / Recruitme
• Retail Predictive Intelligence (A.I.) • Property Valuation / Broker Opinio General Fund & G.O. Financing f Value (BOV OPs / Lease/Leasebac
• Economic Development Strategies / Plans
• Asset Management Plans • Public/Private Partnerships (P3) • Market & Feasibility Analysis
• www.OppSites.cor • Utility / Enterprise Lease Financings • Fiscal Impact / Economic Benefit Studies online economic development marketplace • Private Placements
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 4 www.kosmont.com
kosmont
ompanies
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
KOSMONT COMPANIES AND LARRY KOSMONT ARE THE PROUD RECIPIENTS OF THE FOLLOWING AWARDS:
• Southern California Association of Governments (SCAG) Sustainability Award "5/2019 - City of Placentia" • Mr. Larry J. Kosmont, CRE® is a recipient of the
"2016 California Business Properties Association (CBPA) Champion of the Industry Award" ( for his service in real estate and economic development)
A
• California Association for Local Economic Development (CALED) L Awards of Excellence Program E
"2014 Award of Excellence in Economic Development Partnerships D South Gate azalea Project"
• California Association for Local Economic Development (CALED) Awards of Excellence Program
"2017 Award of Excellence for Economic Development Partnerships LOs ANGELES BUSINESS JOURNAL - Redondo Beach Marine Ave Hotels Project " was of the Tea • L.A. Business Journal Latino Business of the Year Awards "2015 Small Private Latino Business of the Year Award"
• Mr. Larry J. Kosmont, City of Seal Beach (1980) is a
recipient of the John H. Nail Memorial Award
(Awarded annually by the City Managers Department LATINO BUSINESS AWARDS
of the League of California Cities)
Larry J. Kosmont, Chairman
and CEO of Kosmont
Companies accepting the C
CBPA Champion of the
Industry Award for his service
in real estate and economic
development. Pictured with Pat
Donahue, Chairman and CEO E
of Donahue Schriber (left) and D
Rex Hime, President & CEO of
CBPA (right).
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 5 www.kosmont.com
kosmont
companies
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
MEET THE TEAM
Kosmont provides services to clients virtually, in-person, from satellite locations (e.g., Orange County), and from the Manhattan Beach headquarters across the Western U.S. For 35+ years Kosmont has been providing real estate and economic development services to public agencies throughout California. Kosmont brings a well-rounded and seasoned professional cohort with the required expertise and exemplary skillsets to provide the requested services as described herein.
The majority of Kosmont's senior-most staff have been with the firm for a decade or longer providing continuity on assignments. The Kosmont team has extensive experience, a proven track record to provide the knowledge, guidance, and execution of those services necessary to assist the City. If selected, the Project Manager will be Mr.
Ken K. Hira.
Mr. Hira is President of Kosmont Companies and an expert 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 retail/land use trends, business retention/attraction, negotiating public-private transactions and implementing blended-use projects. He will provide project oversight, strategic advisory, make public presentations, and oversee the project from start to completion. Mr. Hira will also be responsible for day-to-day management of the engagement with the City and coordination of the Kosmont team.
Mr. Hira will be supported by the following key team members:
• Mr. Thomas Jirovsky, Senior Advisor provides real estate development feasibility, fiscal and economic impact analyses to public agencies, landowners and developers. He is a former Senior Managing Director with CBRE national land use and economic consulting practice. He specializes in residential/commercial development feasibility, pro forma analysis and economic development strategies. Mr. Jirovsky will provide technical and strategic input to the market study.
• Mr. Robert Valenti, Vice President assists public and private sector clients with a wide range of market and economic analyses, public policy research, land use analyses, fiscal impact analyses, strategic planning, and real estate development advisory. He will provide project analysis, research and support.
Our team is enthusiastic, ready, and will be available to provide the requested services.
Team members will be assigned as appropriate based on their skills and qualifications in order to adequately provide services to the City and stay within budget. Project Analysts (not shown here) may be utilized to provide additional research and project support. The subsequent pages contain complete resumes and project experience for the above Kosmont key team members.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 6 www.kosmont.com
kosmont.
companics
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
Ken K. Hira President
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.
Project Role: A former Executive Vice President and mixed-use developer, Mr. Hira managed a Project Manager 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 Years with Firm: 13+ company and Vice President of Development at a development firm, he evaluated and Years of Experience: 30+ underwrote hundreds of acres of land, successfully captured and negotiated anchor tenant commitments creating $60 million of value in ground-up development and Education: redevelopment and was responsible for 800,000 square feet of retail entitlement, Bachelor of Economics design and development. As Vice President of a shopping center company based in and Business, UCLA 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 Satellite Office: centers, totaling 3.3 million square feet and valued at $375 million, and organized a Coto de Caza $287 million recapitalization.
LICENSES/AFFILIATIONS:
P3 Retall Mr. Hira is an active volunteer leader of the Innovating Commerce Serving Communities (ICSC) (formerly International Council of Shopping Centers). He was nominated and serves as the Co-Chair of the ICSC P3 Retail Advisory Board, nationally In Always Culp advocating public-private partnerships, while previously serving as the ICSC Western 3akg:t for my nest
Division P3 Retail Co-Chair, Southern California State Director, Program Committee Chair and Alliance Co-Chair.
RELEVANT EXPERIENCE:
Throughout his career, Mr. Hira has managed hundreds of public & private sector consulting assignments. A few of his more recent projects are summarized below:
• City of Anaheim (Strategic Site Analysis)
• City of Agoura Hills (Agoura Village Specific Plan Feasibility Analysis) • City of Norwalk (Economic Development Opportunity Plan, Market Analysis) • City of Aliso Viejo (Economic Development and Retail Plan) • City of Eastvale (Market and Opportunity Site Assessment) • City of Santa Barbara (State Street Downtown Revitalization) • City of Sausalito (Land Economics Study)
• City of Laguna Hills (Retail Reimagination)
• City of Mission Viejo (Market and Retail Study)
• City of Tustin (Specific Plan Market Analysis)
• City of St. Helena (Highest & Best Use Analysis / Asset Strategy / Downtown Revitalization) • City of Buellton (Market & Economic Analysis / Specific Plan with Development Opportunity Reserve D.O.R.®) • City of Daly City (Economic Development Strategy and Opportunity Site Developer Negotiations) • City of Placentia (Economic Impact Analysis and Various Real Estate Advisory Services Supporting Economic 7 Development and TOD Project)
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
Thomas Jirovsky Senior Advisor
Mr. Thomas Jirovsky is a Senior Advisor with Kosmont Companies. Mr. Jirovsky provides advisory services for real estate pro formas, development feasibility and financial incentives, fiscal and economic impact, and asset management to public agencies and developers.
He is a former Senior Managing Director with CBRE and headed their national land use and economic consulting practice. Prior to joining CBRE in 2000, he was CFO and a principal with Kotin, Regan & Mouchly, Inc.
Project Role: Throughout his 35-year career he has managed over 1,000 development projects Technical Advisor specializing in the areas of market and financial feasibility analysis, with particular emphasis on pro forma analysis of residential and commercial development, economic Years with Firm: 10+ development, land secured financing strategies, asset management, and public/private Years of Experience: 35+ joint ventures for hundreds of projects of all sizes.
Education: He has assisted a wide range of public agencies in evaluating market feasibility of - B.S. in Architecture, recreational, commercial, industrial and residential proposals, land infrastructure, University of Southern financing and in the negotiation of development agreements for commercial, industrial California with honors and mixed-use projects across the United States. - MBA in Finance,
University of Southern CA LICENSES/AFFILIATIONS:
Mr. Jirovsky is a LEED Accredited Professional and a member of the Innovating Satellite Office: Ojai
Commerce Serving Communities (ICS) (formerly International Council of Shopping Centers) and Urban Land Institute (ULI).
RELEVANT EXPERIENCE:
A few of his more recent projects are summarized below:
• City of Eastvale (Market and Opportunity Site Assessment) • City of Anaheim (Opportunity Site Advisory Services: Development Feasibility for 150-acre Anaheim Stadium site) • City of Santa Paula (Highest and Best Use Analysis for Gateway Site) • City of Newport Beach (Pro Forma Evaluation for high rise condominium) • City of South Gate (Gateway Specific Plan Pro Forma Feasibility Analysis) • City of Gardena (Artesia Corridor Specific Plan Pro Forma Feasibility) • City of Indian Wells (Hotel Pro forma review and tax incentives analysis) • Santa Fe Springs General Plan Update (Pro Forma Feasibility Analysis) • City of Agoura Hills (Agoura Village Specific Plan Pro Forma Analysis) • Riverside County (Cabazon Market study for general plan) • City of Banning (Comprehensive Economic Development Strategy)
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 8 www.kosmont.com
kosmoni
companies
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
Robert Valenti Vice President
Mr. Robert Valenti is a Vice President with Kosmont Companies, supporting public and private sector clients with market and economic analysis, land use analysis, fiscal impact analysis, strategic planning, and real estate development advisory. He also assists with geospatial analysis of boundaries and funding and financing feasibility studies of tax increment financing districts.
Prior to joining Kosmont Companies, Mr. Valenti served as a principal economic and Project Role: policy analyst for Rhode Island's Office of Management and Budget. While with OMB, Project Analysis, Mr. Valenti was responsible for conducting economic and regulatory impact analyses, Research and Support managing analytic projects that cut across multiple agencies, and providing strategic Years with Firm: 2+ support for complex and sensitive policy issues. He also has a background in urban policy and experience with housing program development with community Years of Experience: 6
development organizations.
Education:
- Master of Public Policy, RELEVANT EXPERIENCE:
Brown University A few recent samples of relevant projects are summarized below. - Bachelor of Arts in • City of Anaheim, CA - Opportunity Site Advisory Services political science, College • City of Sausalito - Land Economics Study of the Holy Cross in • Mountain House CSD - Commercial Land Use Analysis Worcester, MA • City of Laguna Hills - Fiscal Impact Analysis, Economic Research • Private Sector Clients (Fiscal Impact Analysis, Highest and Best Use Analysis Satellite Office: and Real Estate Advisory)
Los Angeles
Kosmont: Econ Development Strategies (Market/Demographic Analyses & Land Use Strategies) • City of Santa Ana - Opportunity Zone Strategy
• City of El Cajon - Opportunity Zone Strategy and Advisory Services • City of Santa Barbara (Downtown Strategic Plan)
• City of Los Angeles, CA - Downtown - EIFD Evaluation
• City of Fresno - Downtown / Blackstone Bus Rapid Transit Corridor EIFD Formation • City of Indian Wells - EIFD Evaluation
• City of El Segundo + L.A. County - EIFD Evaluation
Numerous cities and private sector clients in cities throughout California • Enhanced Infrastructure Financing District (EIFD) Feasibility Analysis - Palmdale, Azusa, El Segundo, Los Angeles State of Rhode Island, Office of Management and Budget
• Econometric modeling and forecasting of state revenues and correctional populations. • Creation, review, and evaluation of economic analyses for state policy issues and significant rulemaking actions
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 9 www.kosmont.com
kosmont
companics
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
RELEVANT EXPERIENCE
Kosmont has over 35 years of public and private sector expertise in real estate market studies, public private project development, fiscal / economic impact studies, and economic development services to support our client needs.
Since 1986, we have guided the development of more than 1,000 public-private projects.
Kosmont is well acquainted with the local and regional economic context, providing various advisory services for numerous cities such as Aliso Viejo, Laguna Beach, Laguna Hills, Newport Beach, Lake Forest, Mission Viejo, and San Juan Capistrano. Not to mention, Ken K. Hira lives and has a home office locally in Orange County. Our experience in these areas will enable us to ramp up expeditiously and add significant value for the general plan update. The relevant project descriptions provided here and on the following pages are only an abbreviated sample of Kosmont's extensive experience and capabilities in real estate market and highest and best use studies we offer. A list of references for these projects may be found at the end of this section.
CITY OF IRVINE: Real Estate Advisory Services
Kosmont Companies has been retained by the City of Irvine since 2017. Kosmont continues to provide a variety of as- needed real estate advisory services to the City including lease negotiations, financial evaluations, assistance with RFP/Q processes, and other similar services as requested by the City.
CITY OF EASTVALE: Opportunity Site Assessment
The City of Eastvale was approached by a developer who owned and planned to build on the hard corner of a development opportunity site at the northwest corner of Archibald Avenue and Chandler Street ("Site"). The developer planned to build on ~3 acres of the Site, while the City was interested in having the adjacent ~8 acres developed in addition to the hard corner.
The City requested assistance from Kosmont in April 2020 to provide an Opportunity Site Assessment ("Assessment") of two possible Site development scenarios - the
development of the hard corner alone and the
development of the entire Site. For this analysis, Kosmont created a Demographic/Economic Profile and evaluated the current status and existing market conditions within the City for retail, office, and residential uses as applicable to the Site. Kosmont also prepared an in-depth Strengths,
Weaknesses, Opportunities, and Threats ("SWOT") Analysis of the two development scenarios. The Assessment helped the City with project direction and inform the new General Plan. Conceptual Site Plan of the proposed development of the hard corner (boxed in blue) and a potential development Kosmont continues to assist the City on a variety of project in the adjacent area. specific services.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 10 www.kosmont.com
kosmont
companies
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
CITY OF ALISO VIEJO: Economic Development Services (Economic Development Plan, Business Attraction) and Kosmont Retail NOW!®
Kosmont was originally hired in May 2015 to provide economic development services to the City of Aliso Viejo ('City"). Kosmont was retained by the City in January 2019 to provide additional economic development services in the form of preparing an Economic Development Plan ("Plan") that builds on the City's original Plan from 2010. The purpose of the Plan was to evaluate existing demographic information and retail market conditions and identify and prioritize strategic opportunity site areas to successfully promote economic development within the City. Such opportunity sites included the Aliso Viejo Town Center, The Commons, a large UPS-owned site, and several office/biotechnology clusters located throughout the City. Kosmont assessed these opportunity sites via a Strengths, Weaknesses, Opportunities, and Threats ("SWOT") Analysis, emphasizing a blending of uses (retail/restaurant, office, hotel, residential, entertainment) for the Town Center and The Commons and the creation of R&D, tech office, and biotechnology space for the other opportunity site areas.
In addition to the update of the Economic Development Plan, Kosmont was also hired to assist the City on an on- going basis with marketing and outreach to targeted parties such as restaurants/retailers, biotechnology businesses, property owners, developers, and brokers in collaboration with City Staff for identified potential opportunity sites within the City. Kosmont was also retained to perform additional economic development services, such as analysis of possible fiscal impacts, economic benefits as needed, and business attraction including representation at ICSC conferences.
Furthermore, Kosmont assisted the City with the formulation of a Retail Retention and Recruitment Plan. Kosmont evaluated existing retail conditions, including demographic and employment conditions, supply and inventory (e.g., vacancy, lease rates), retail sales leakage/capture, and retailer voids. Kosmont identified key retailers for targeted outreach as well as potential funding sources, financing structures, incentives, and other economic development tools as relevant for potential retail development/redevelopment.
In June 2020, the City hired Kosmont to assist in obtaining federal funds, made available by the Economic Development Administration's ("EDA") Coronavirus Aid, Relief, and Economic Security Act ("CARES Act") recovery assistance initiative, to establish a city-wide Revolving Loan Fund ("RLF") to provide capital for economic recovery and resiliency purposes to existing small businesses, in wake of the COVID-19 pandemic. Kosmont assisted the City by selecting a participating non-profit organization (Southland Economic Development Corporation) that could assist with the administration of the RLF program, communicating with the local EDA representative to ensure submittal responsiveness, and drafting the RLF Plan and sending accompanying documentation to the EDA.
City Limits
Uog - 22 Brook
Ompermity. Site Area m
The Commons - Also Creek Rd. & Enterprise
Opportunty Area 44 Onportunity Site Area 02
asica/Brotech Clusters - Cityade Town Conler - Aliso Greek Rd & Enlarpnise 11 Aliso Viejo city limits and radii observed in demographic/market study Map of Opportunity Site Areas within the City of Aliso Viejo section of Economic Development Plan
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
CITY OF PLACENTIA: RFP/Q & Real Estate and Economic Development Advisory Services Over the past several years, the City of Placentia ("City") has retained Kosmont for a variety of real estate advisory and planning services, including fiscal impact studies, project/developer negotiations, public- private transaction structuring, project due diligence, pro forma analyses and highest-and-best-use, tax and other economic analyses.
KC provided PMP and real estate advisory services to the Successor Agency to the former Redevelopment Agency of the City of Placentia (Successor Agency) in an effort to help productively advance and ultimately secure approval of the disposition of the Successor Agency's property to provide public parking to support the City's downtown businesses and provide necessary supportive infrastructure for a new Metrolink Station.
The proposed $34 million Metrolink Station project will serve the City and surrounding region and become a catalyst in job creation, economic development growth and activity, and installation of critical public infrastructure to meet state and regional transportation goals and needs in the North Orange County area. KC aided the Successor Agency with advisory assistance to help develop and execute a preferred real estate disposition strategy/approach, assist with DOF negotiations, and prepare a Broker Opinion of Value (BOV) to substantiate current market value for the approval and successful disposition of the subject property.
Other engagements with the City include Successor Agency advisory services, real estate brokerage services for the sale of former RDA and city-owned properties, and real estate advisory and consulting services for a Request for Proposal ("RFP") process associated with the development of a city-owned, 1.8-acre property located at 350-380 S.
Placentia Avenue (the "Site"). The City's goals include creating quality, living-wage jobs, revenue generation, and supporting nearby economic development and master planning efforts. KC assisted with the management & distribution of an RFQ/P, evaluation of development proposals and negotiation of an ENA/DDA with the preferred developer.
In September 2019, the City held the groundbreaking for a new 116 room Springhill Suites by Marriott.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 12 www.kosmont.com
kosmont
companies
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
CITY OF PLACENTIA: Fiscal Impact & Economic Development Advisory Services, & EIFD Over the past several years, the City of Placentia ("City") has retained Kosmont for a variety of real estate advisory and planning services, including fiscal impact studies, project/developer negotiations and public-private transactions.
Kosmont was engaged by the Southern California Association of Governments ("SCAG") for special district and tax increment financing subject matter expertise and technical advisory, serving its 191 member cities.
Kosmont developed a special district technical screening application and assists with ongoing training services for its member cities. Kosmont is additionally leading over a dozen EIFD/CRIA "Pilot Projects" funded by SCAG throughout the SCAG region, involving district feasibility evaluation, stakeholder outreach, and actual district formation.
One Pilot project involved the City of Placentia, where Kosmont performed a market study and fiscal analysis as part of the initial EIFD feasibility study for an approximately 300-acre Transit-Oriented Development ("TOD") area surrounding their forthcoming Metrolink station. Kosmont also assisted Placentia with drafting of the required Infrastructure Financing Plan ("IFP") and tax increment negotiations with the County of Orange. Kosmont worked with Placentia and Orange County to form the first city and county cooperative EIF in the State, established on July 30, 2019.
The proposed $34 million Metrolink Station project will serve the City and surrounding region and become a catalyst in job creation, economic development growth and activity, and installation of critical public infrastructure to meet state and regional transportation goals and needs in the downtown and North Orange County area. KC aided the Successor Agency with advisory assistance to help develop and execute a preferred disposition strategy/approach.
Other Districts Turisdiction Purpose
Azusa Housing and transit-supportive intrastructure
in Progress Statewide Buena Park Mall re-imagination, community amerites Brentwood Housing and transit-supportive infrastructure (Partial List) Carson + L.A. County Remodiation, housing-basod infrastructuro, rocroation El Cajon Housing and transit-supportive infrastructure
El Segundo + LA. County Various infrastructure, regional connectivity Fresno Housing and transit-supportive infrastructure
West Sacramento Indian Wells Housing and tourism-supportive infrastructure EITD (approved) Imperial Counry - SCAG Housing, industrial, and greentield infrastructure La Verne + L.A. County Housing and transit-supportive intrastructure City of Sacramenlo Long Beach Housing and transt-supportive intrastructure Sar Fined
MED (approved) Los Angeles (Downtown) Housing and transit-supportive intrastructure Los Angeles (San Pedro) Housing and transit-supportive intrastructure Los Angeles (Vermont Corridor) Housing and transit-supportive intrastructure Madera County WID
* 2 (approved) Los Angeles County West Carson Blousing / bio-scleace / tech supportive infrastructure Los Angeles County East L.A. Housing supportive infrastructure, conunwity amerides HALITORN Greenfield infrastructure (water / sewer)
Madera County x 2
Fresno EIFD Flood control, affordable housing, remediation Napa
(approved) Ontario Housing and transit-supportive infrastructure Pittsburg Housing and transit-supportive infrastructure La Verne TOD
Placentla + Orange County Housing and transit-supportve intrastructure EIFD (approved)
Redondo Beach + L.A. Counry Parks / open space, recreation intrastructure LA County
Placentia TOD Riverside Housing and wransit-supportive infrastructure West Carson
EIFD (approved) Riverside County - Uninc, Salton Sea Water and housing-intrastructure EIFD (approved)
Sacramento County Industrial / commercal supportive infrastructure San lose Housing and transit-supportive intrastrucrue
San Diego Otay Mesa Santa Ana Housing and transit-supportive infrastructure HIED (approved) Santa Fe Springs Housing and transit-supportive infrastructure South Gate Housing and transit-supportive infrastructure Red markers are West Santa Ana Branch Transit Corridor Housing and transit-supportive infrastruenue AFDs/CRAs under 10 13
evaluation
Fully Formed In Formation Process Under Evaluation
kosmont. Source Iceman ED 3 male
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
CITY OF NORWALK: Economic Development Opportunities Plan and Implementation Services The Challenge
The City of Norwalk contracted with Kosmont Companies to develop a comprehensive Economic Development Opportunities Plan ("Plan" or "EDOP") to help the City highlight economic opportunities and assist staff with adapting to economic development and land use trends.
Our Response
Kosmont utilized the existing City General Plan, interviewed City Council members, reviewed previous studies and reports, and conducted demographic and market research to provide an economic baseline for the City. A SWOT analysis was conducted to measure the strengths, weaknesses, opportunities, and threats for various economic development nodes and potential development opportunity sites in the City. The EDOP was adopted by the Norwalk City Council on October 2, 2018. As part of implementation, Kosmont solicited site visits with developers, prepared opportunity site marketing materials, and represented the City at various ICS conferences, resulting in successful introductions and public private partnerships. Kosmont assisted and is assisting the City with market and fiscal analysis of targeted opportunity site.
Norwalk Citywide Economic Nodes The Impact
With Kosmont's assistance, Norwalk not only better
Name Downey,
understood its position in the regional economy and
Civic the steps it should take to ensure a secure
Center/Entertainment
District Santa Fe Springs economic future, but also was able to attract Professional Office
Development Center additional developer interest in targeted Norwa
California Youth opportunity sites and economic nodes in the City.
Authority
Tank Farm The City entered into Exclusive Negotiation
Agreements with developers on key opportunity
Front Street Node
sites. Kosmont continues to provide assistance to
San Antonio /
Firestone Node the City with ongoing project shaping and Alondra / Pioneer
Node negotiations with developers and with due diligence 105 Fw / Studebaker
Node and market reconnaissance for targeted potential
Five Points Node Belflorer development opportunity sites. 10 BOS Forestone Cerritos
Sample Work: City of Norwalk EDOP
TESTIMONIAL:
"As a first year City of Norwalk Councilman and retired member of city management for 30 years, / leamed firsthand at the 2018 ICSC Conference in Las Vegas the invaluable role Kosmont Companies brings to a city's economic development potential. / learned many things at the conference with two of the most important ones being: (1) the complexity of development and project financing requires an extremely knowledgeable and visionary city manager, and (2) cities working with Kosmont executives like Ken Hira can connect a city to the exact people/ companies to maximize and ultimately accomplish your city's transformational economic development plan."
- Tony Ayala, Councilmember City of Norwalk
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 14 www.kosmont.com
kosmontanis
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
CITY OF TUSTIN: Market Analysis
Kosmont Companies and Kimley-Horn were retained by the City of Tustin (City or Client) for the preparation of a market evaluation for the City's Red Hill Corridor as part of the Red Hill Corridor Specific Plan. Kosmont prepared a Kosmont Retail NOW!® Retail Market Analysis, Strategy, and Implementation Plan (Retail Plan) to support the market evaluation. The goal of the Retail Plan was to evaluate existing retail and mixed-use market conditions and provide recommended strategies to successfully promote economic development within the City.
Kosmont provided a description of the current local and regional economic, demographic, and employment findings and evaluated market supply and demand conditions for different development types (retail and residential).
Analyses included retail sales leakage/capture and an Opportunity Site Assessment, highlighting the strengths, challenges, and opportunities for economic development at various opportunity sites along the Red Hill Corridor.
Additionally, Kosmont provided an overview of potential financing strategies and tools that could be used to further economic development along the corridor.
Bryan Aves
Opportunity Site Area #1
North of 1-5
Vacant Parcel
San Juan St, Red Hill Corridor
5 Study Area
Total Area: ~60 acres
Opportunity Site Area #2.
Opportunity Site Area #4 El Camino Real North of I-5
South of 1-5
Big Lots Anchored Center
Fumiture Store
Opportunity Site Area #6 Opportunity Site Area #3
South of 1-5 Misson Ro. North of 1-5
Stater Bros. Anchored Center Key inn and Suites Site
Mitchell Ave,
Opportunity Site Area #5
South of 1-5
Opportunity Site Area #Z Vacant Gas Station
South of 1-5
Redhill Shopping Village Red Hill Ave,
5 Walnul Are.
Map of Study Area and of Opportunity Sites
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 15 www.kosmont.com
kosmont
ompanic
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
CITY OF BUELLTON: Economic Dev. Services / Market Analysis / Kosmont Retail NOW!® Kosmont was initially retained by the City of Buellton in response to a Request for Proposals for the preparation of a Market & Economic Analysis and Economic Development Implementation Plan (Plan). Kosmont was later retained for the initial implementation of the Plan, including recruitment of targeted retailers/developers (e.g., Habit Burger) for identified development opportunity sites within the City (e.g., Crossroads at Buellton Village).
Kosmont collaborated closely with the Bueliton Visitors Bureau/Chamber of Commerce to identify development opportunity sites, prepare marketing flyers, solicit retailer interest and conduct developer outreach at ICSC conferences in Monterey, San Diego, and Las Vegas over the past 7 years.
Kosmont collaborated with the City on a planning team to prepare and implement a Specific Plan and utilize an Economic Development tool known as a Development Opportunity Reserve (D.O.R.)®, along with complementary funding tools, to induce private investment into the Avenue of Flags downtown district. Adopted Oct. 2017.
Kosmont assisted the City in negotiation of a development agreement for a catalyst project in 2020 and continues to serve the City as an economic advisor.
SAMPLE WORK: Buellton Economic Development Strategy
EXCERPT FROM LETTER OF RECOMMENDATION:
"I would be pleased to recommend Kosmont Companies to any prospective client seeking to use their services."
- Marc P. Bierdzinski, Former City Manager, City of Buellton *NOW OPEN
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 16 www.kosmont.com
kosmont
companies
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
CITY OF DALY CITY: Economic Development Strategy & Real Estate Advisory Kosmont prepared a city-wide Economic Development Strategy ('Strategy") on January 2017, updated the Strategy on November 2018 and presented the Strategy to City Council on 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.
SAMPLE WORK PRODUCT: Daly City - Economic Development Strategy CITY OF SOUTH GATE: Economic Element / CEDS, Market Study. Development Strategy, and Kosmont Retail NOW!®, Gateway Specific Plan
The City of South Gate prepared a draft Specific Plan for the approximately 37-acre Gateway District to take advantage of new development opportunities associated with the West
Santa Ana Branch line transit project in planning by the Los Pancel
Angeles County Metropolitan Transportation Authority.
Kosmont was retained in 2019 by the City to review the draft Plan, as well as prepare a report on local and regional economic and market conditions to provide guidance for City for pursuit of highest and best land uses and strategies for project development. Kosmont also developed preliminary pro forma analysis for various land use concepts (residential, retail, office, light industrial and mixed-use) on development sites within the Plan area to determine financial feasibility residual land values for each land use, as compared to current market values.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 17 www.kosmont.com
kosmont
companies
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
CITY OF SOUTH GATE CONTINUED: Economic Element/CEDS, Market Study, Development Strategy, & Kosmont Retail NOW!® 8, Gateway Specific Plan Kosmont has contracted with the City of South Gate since 2003, and has served as the real estate, financial and economic development advisor to the City on multiple real estate projects and public private partnerships, including the following:
Gateway Specific Plan: Most recently, Kosmont prepared a financial feasibility analysis for the Gateway Specific Plan that is designed to include a transit-oriented development around a new light rail station connecting to downtown Los Angeles.
Economic Element / CEDS: Kosmont helped draft a Comprehensive Economic Development Strategy ("CEDS") that ultimately allowed the City to access an EDA grant and facilitate the development of a major sales tax revenue and job generating center. Kosmont also helped prepare the Economic Element of the City's General Plan update to create a roadmap for the City to follow in the coming years which could deliver the basis for sound fiscal decisions.
Retail Market Study: Kosmont prepared a market study to analyze and identify the retail market potential for the City, and illustrate the level of retail leakage experienced by South Gate. The Study was intended to assist the City in assessing whether new retail development was appropriate and to help proposed projects fulfill unmet market demand. The Study also provided the City with the basic market factors, which assisted in developer and retailer evaluation of opportunities within the City of South Gate.
Azalea Regional Shopping Center: This project, located in South Gate, California is approximately 370,000 square foot regional promotional and entertainment retail center on 30 acres. Kosmont led public-private negotiations on behalf of the City of South Gate. In addition, Kosmont developed the developer RFQ, helped the City select a development team and ultimately negotiated the Development Agreement. Kosmont also prepared an Urban Decay Analysis that evaluated the local demand for the various types of retail within the proposed project, compared that demand to the available retail amenities within the City and surrounding communities, and estimated the impacts this proposed project might have on local retailers.
Innovative Approach: Kosmont was instrumental in attracting a retail developer and retailers interested in a public private transaction. Kosmont successfully negotiated and executed an Infrastructure Financing Agreement to fund off-site improvements necessary to make the project feasible. Kosmont subsequently served as financial advisor in the issuance of approximately $34 million in Water Utility Bonds (A- rating) to fund public improvements. CEDS was approved by the USEDA.
azalea NOWOPEN
Additionally, Kosmont formulated and negotiated on
www.shopatazalea.com
behalf of the city a unique participation clause whereby
COMING SOON
the city received a $5 million dollar performance fee in 20S ULTA CVS Yogurtland
INN-OUT DATES
TWING STOPT
July 2017, triggered by the developer refinancing. Marshalls carter's Michaels petcost GoSTAcE
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Walmart wet seal
View the azalea Project Video.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 18 www.kosmont.com
kosmont
companics
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
CITY OF ANAHEIM: Stadium Negotiation Support; Opportunity Site Advisory Services The City of Anaheim owned the land for the Los Angeles Angels baseball stadium, and the Angels sought to purchase the entire 150-acre site, under provisions of a master Development Agreement (DA) that involved significant development profit potential. The City selected Kosmont as its real estate and economic advisor in summer 2019 to help negotiate a FMV purchase price based on the residual land value of proposed development program. Kosmont reviewed current development plans, appraisals, market data, and other analyses. Kosmont also critically reviewed fiscal and economic impact analysis done by the Angels consultants to validate the long-term economic benefits the proposed redevelopment plan would bring to the City. Kosmont helped prepare a Section 52201 report to support the land transfer, and participated in negotiations with the City and the Angels over a package of community benefits to be included in the DA.
In September 2020, the City approved the Purchase and Sale Agreement that called for $150 million cash payment to the City, an obligation to substantially rehab or rebuild the 43,000-seat stadium with no public money, to assure continued baseball operations through 2050. The City will also achieve construction of hundreds of affordable housing units and 7 acres of fully improved park space value at $170 million.
In addition, Kosmont has provided a variety of real estate advisory services to the City. Kosmont conducted opportunity site analysis regarding neighborhood-serving retail and specialty grocer uses, which included a review of the local retail market, identification of opportunity sites and development of a retail plan, and targeted retailer/developer outreach.
Kosmont also conducted a market analysis
regarding a major / unique shopping center in the
City, which included due diligence and market
research, stakeholder outreach, trade area
assessment, shopping center performance
assessment, identification of opportunity sites, and
strategies / approaches to further enhance the E BallRd g center in the future.
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Garden Grove
Gals fore Biid
Along with traditional market data sources, West
Kosmont also utilized a national artificial
intelligence (Al) platform for mobile analytic data Santa Ana to understand customer information and trade
areas.
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KOSMONT COMPANIES
K 1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 19 www.kosmont.com
kosmont
moanies
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
REFERENCES
CITY OF IRVINE, 1 CIVIC CENTER PLAZA, IRVINE, CA 92606-5207 John Russo, Retired Irvine City Manager (Currently Principal of SynchroniCITY Associates) (949) 435-9737 / [email protected]
[ See Following Letter of Recommendation]
CITY OF ALISO VIEJO, 12 JOURNEY, SUITE 100, ALISO VIEJO, CA 92656 Omar Dadabhoy, Community Development Dir. / (949) 425-2527 / [email protected] CITY OF PLACENTIA, 401 EAST CHAPMAN AVENUE, PLACENTIA, CA 92870 Damien Arrula, City Administrator - (714) 745-5615 / [email protected] CITY OF NORWALK, 12700 NORWALK BLVD, NORWALK CA 90650
Jesus Gomez, City Manager - (562) 929-5944 / [email protected] [ See Following Letter of Recommendation]
CITY OF DALY CITY, 333 90TH STREET, DALY CITY, CA 94015 Tatum Mothershead, Director of Economic and Community Development (650) 991-8159 / [email protected]
[ See Following Letter of Recommendation]
CITY OF SOUTH GATE, 8650 CALIFORNIA AVE., SOUTH GATE, CA 90280 Michael Flad, Former City Manager, Currently Asst. City Manager for the City of Jurupa Valley Office: (951) 332-6464 ext. 201, Cell: (818) 632-3110 / [email protected] [ See Following Letter of Recommendation ]
CITY OF ANAHEIM, 200 S. ANAHEIM BLVD. ANAHEIM, CA 92805 Jim Vanderpool, City Manager - (714) 765-5162 / [email protected] 125
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 20 www.kosmont.com
kosmont
companics
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
LETTER OF RECOMMENDATION
JR
September 25, 2020
RE: Letter of Recommendation for Kosmont Companies
To Whom it May Concern:
Since 2017, the City of Irvine utilized Kosmont Companies on a variety of assignments including real estate and economic analyses, transaction structuring and negotiation and long-range asset planning
Kosmont has proven exceptional in its ability to analyze and ascribe value to complex tinancial proposals, negotiate protective lease provisions, and distill complex analyses into a succinct set of considerations for decision makers at the City. I found Kosmonk's services to be efficient, thoughtful, in-depth, well-reasoned, and tremendously valuable as 1 made decisions that impacted the long-term future of the City and the Irvine community.
Tam pleased to endorse Kosmont for their real estate, economic development, and blic finance expertise. Please feel free bo reach out to me with any question garding my experience with Kosmont when I was Irvine City Manage Sincerely,
1lxao
John Russo
Irvine City Manager (Retired)
John Russo, Principal
SynchroniCITY Associates
7BSB Wiltegate Avenua
Riversido, CA 02506
[email protected]
(949) 435-9737 21
SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
LETTER OF RECOMMENDATION
Jennifer Perez, Mayor
CITY OF Tony Ayala, Vice Mayor
Rick Ramirez, Councilmember
NORWALK Maria Vincia, Councimenber
A Connected Community
Jesus M. Gomez, City Manager
August 1, 2020
To Whom It May Concern:
RE: Letter of Recommendation for Kosmont Companies
In my transition from my previous city to City of Norwalk at the beginning of 2018, I knew the importance of Economic Development. After Kosmont Companies helped me in my prior City, they were one of the first phone calls 1 made when coming to Norwalk. They performed insightful research and analysis in order to achieve market intelligence, they collaborated with the City Council in identifying strategic economic nodes, and they prepared an Economic Development Opportunities Plan that was implementable, which we have used as our roadmap! The EDOP was adopted by ordinance by the City Council in October 2018.
As part of implementation and because Kosmont is so well connected to the private sector, the City met and built relationships with key development partners. Those partners are in Exclusive Negotiation Agreements (ENAs) with the City on large critical opportunity sites.
This is what one of my Councilman had to say about Kosmont ... "As a first year City of Norwalk Councilman and retired member of city management for 30 years, / learned firsthand at the 2018 /CSC Conference in Las Vegas the invaluable role Kosmont Companies brings to a city's economic development potential. I learned many things at the conference with two of the most important ones being: (1) the complexity of development and project financing requires an extremely knowledgeable and visionary city manager, and (2) cities working with Kosmont executives like Ken Hira can connect a city to the exact people/companies to maximize and ultimately accomplish your city's transformational economic development plan." - Tony Ayala, Councilmember City of Norwalk Kosmont represents the best in class when it comes to client relations. We have counted on them on a long term basis and even through a pandemic, their reliability and integrity are second to none.
The City truly appreciates working with Kosmont and looks forward to our future together. We are happy to recommend Kosmont based on extensive experience, innovation, deep industry relationships and hands on approach to economic development and real estate advisory services. If you have any questions, you can reach me at [email protected] or (562) 715-1621.
incerel
City Manager, City of Norwalk
22 12700 NORWALK BOULEVARD, P.O. BOX 1030, NORWALK, CA 90651 • PHONE: 562.929.5700 • FAX: 562.929.5773 • WWW.NORWALK.ORG SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
LETTER OF RECOMMENDATION
VETFOR
CITY OF DALY CITY
333 - 90TH STREET
DALY CITY, CA 94015-1895
July 8, 2020
PHONE: (650) 991-8000
To Whom it May Concern:
RE: Letter of Recommendation for Kosmont Companies
Since August of 2013, Kosmont Companies has masterfully provided economic development and real estate advisory services to the City of Daly City and the Successor Agency to its Redevelopment Agency.
Kosmont's work began with the preparation and adoption of the Long Range Property Management Plan, which included two (2) properties for immediate liquidation and three (3) properties to be retained by the City for future development.
Kosmont Realty, a California licensed broker, co-listed and successfully sold both liquidation properties in 2017. Kosmont Companies developed and managed an extensive developer solicitation process that involved Requests for Qualifications (RFQ) and Proposals (RFP) for the three (3) future development properties. After lengthy due diligence, developer selection, and negotiation periods as part of Exclusive Negotiation Agreements (ENAs), successful Disposition and Development Agreements (DDAs) for the following key projects were approved by City Council in 2020:
1. Landmark Phase I| at 6401 Mission Street for the development of approximately 170 residential dwelling units by Equity Residential
2. Pacific Plaza Office at Junipero Serra Blvd. and Westlake Ave.:
a. Development of a mixed-use reception and events facility by Duggan's Serra Mortuary and Sierra Enterprises (separate DDA)
b. Development of a Carvana Automobile Vending Machine and Fulfillment Center of approximately eight stories by Thunder Village Property I! LLC (separate DDA) Kosmont worked closely with City staff and Council during numerous meetings, Closed Sessions and Public Hearings for project approvals, including preparation of 52201 Summary Reports for Economic Opportunity.
Kosmont continues to advise the City on the proposed Pacific Plaza Hotel at Junipero Serra Boulevard and John Daly Blvd. for the development of a hotel of approximately 200 rooms (existing ENA / DDA negotiations).
A big thank you to the Kosmont crew ... we couldn't do all of this without you! With Kosmont's technical and thought leadership, Daly City has been able to significantly advance and achieve the City's economic development objectives over the past seven years. We are pleased to endorse Kosmont for their real estate and economic development expertise, trusted advisory services, and collaborative approach. Please feel free to reach out with any questions regarding our experience with Kosmont at [email protected] or 650-991-8034.
Sincerely,
Ashtell
Tatum Mothershead 23
Director of Community and Economic Development, City of Daly City SECTION 2.
CITY OF LAGUNA NIGUEL
CONSULTANT BACKGROUND
Market Study for General Plan Update
INFORMATION
LETTER OF RECOMMENDATION
Office of the City Manager
8650 California Avenue, South Gate, CA 90280-3004
P: (323) 563-9501 F: (323) 569-2678
www.cityofsouthgate.org
City of
South
Gate
October 29, 2020
To Whom it May Concern:
Re: Letter of Recommendation for Kosmont Companies / Kosmont Transactions Services Since 2003, Kosmont Companies has been under contract with the City of South Gate and currently serves as the real estate, financial and economic development advisor to the City on multiple real estate projects and public private partnerships. The relationship with Larry Kosmont and his integrated team at Kosmont Companies and Kosmont Transactions Services is longstanding and is a model of success. As a City Manager for 30 years, I know the critical role Kosmont Companies can deliver to a city's economic development potential. The complexity of development and project financing requires extensive knowledge and experience. It also requires a team that is visionary, respected and connected to the decision makers in the retail, hospitality, residential and development business at every level, from broker to executive to debt/equity capital sources.
South Gate is an extremely dense city in LA County with a minority constituency that has benefitted from Kosmont's ability to promote and reposition the city into a successful and modemized hub of commercial and residential activity.
Specifically, Kosmont's work began with the acquisition of a 30 acre site on Firestone Boulevard and Atlantic Avenue and after surviving a near fatal economic downtum, Kosmont, on behalf of the City, managed the negotiation and development of the Azalea shopping center which is now the City's "centerpiece." Opened in August 2014, Azalea is prepared the initial developer RFQ, helped the City select a development team, and ultimately negotiated the development agreement.
Redied a in the den-dolar performan fe in oul am ange un by heare velopen eman whereby the city On the development implementation side of the Azalea transaction, in May of 2012, Kosmont successfully negotiated and executed an Infrastructure Financing Agreement to fund off-site improvements necessary to make Azalea feasible. Kosmont Transactions Services served as financial advisor in the issuance of approximately $34 million in Water Utility Bonds (A- rating) at a True Interest Cost (TIC) of 4.35% to fund public improvements necessary for the project to be built.
With Kosmont's strategic, technical expertise, and thought leadership, South Gate has been able to consistently advance and achieve the City's economic development objectives over the past 17 years. We are pleased to endorse Kosmont for their real estate, public finance and economic development expertise, and trusted advisory and collaborative approach.
24 CITY OF LAGUNA NIGUEL
Market Study for General Plan Update
SECTION 3.
APPROACH TO SCOPE
OF WORK
kosmont
companies
since 1986
SECTION 3.
CITY OF LAGUNA NIGUEL
APPROACH TO SCOPE
Market Study for General Plan Update
OF WORK
BACKGROUND
The City is a bedroom community located in south Orange County, with a population of approximately 65,000 and an average household income of $164,000. As part of a General Plan update, The City is establishing updated land uses and intensities for several Opportunity Areas in the City. The City is currently working with a transportation planning firm on a Traffic Study that will identify areas of excess circulation system capacity that can serve as opportunity areas for future development.
The City is seeking qualified consultants to prepare the (Market) Study that can help evaluate market opportunities and constraints, and understand support for land use alternatives for several Opportunity Areas, and guide the land use decision-making process. This Study will be used to inform a Fiscal Impact Study that assesses how land use decisions may impact the City's General Fund fiscal health.
APPROACH & SCOPE OF WORK
The Study will examine local and regional demographic, economic, and development trends to assess market conditions for commercial land uses. It is designed to provide the City with specific recommendations for types and intensities of land uses for four (4) Opportunity Areas by preparing detailed demand estimates for commercial and residential uses for up to three (3) land use scenarios within each Opportunity Area. The Study will also identify recommendations regarding optimal tenant mix at the Opportunity Areas, as well as recommendations for business expansion / attraction / retention activities to encourage development in these areas.
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 their 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: Orientation / Kick-Off Meeting / Tour
In preparation for the kickoff meeting, Kosmont will review select sections of the relevant documents, including previously prepared General Plans / Specific Plans, draft General Plan updates, traffic studies, and other documents provided by City.
Kosmont will meet with City staff to review proposed scope of work, outline schedule and communication protocols.
Consultant and City will discuss the City's goals and obtain an understanding of the City's current development patterns, and its economic development efforts planned or implemented. At the meeting, the City can provide Kosmont with existing relevant project, property, and/or market data (e.g., economic analyses, zoning data, previous market analyses, etc.). Kosmont will also tour key opportunity site locations and other target areas with City staff to better understand the current opportunities within the City's boundaries.
Kosmont and City staff will determine four (4) Opportunity Areas for future catalytic economic development for further analysis.
Kosmont anticipates one (1) in-person or virtual meeting with City staff associated with this task.
KOSMONT COMPANIES
k 25
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 www.kosmont.com
kosmont
companies
SECTION 3.
CITY OF LAGUNA NIGUEL
APPROACH TO SCOPE
Market Study for General Plan Update
OF WORK
Task 2: Site and Area Reconnaissance
Kosmont will review relevant planning documents regarding the Opportunity Areas, as well as existing site improvement and infrastructure needs. This task will evaluate vehicle traffic levels and site suitability for specific development types. Kosmont will inspect the surrounding neighborhoods to identify opportunities or limitations they might place on development potential for industrial, retail, office, hotel and residential mixed-use.
Task 3: Existing Conditions - Demographic and Market Analysis Utilizing local real estate market information from local brokers and other sources such as ESRI / CoStar / Placer.ai mobile analytics, Kosmont will analyze regional and local economic, demographic and property-market trends affecting the development potential of the areas.
Kosmont will prepare an Economic and Demographic Profile highlighting trends in household and business social and economic characteristics (population, households, race/ethnicity, incomes, housing preferences, age, employment trends, spending patterns, and other metrics) across specific geographic boundaries (e.g., City-wide and within a defined Trade Area.
Kosmont will also analyze current and historic commercial (e.g., retail, office, industrial multifamily residential) supply conditions, such as inventory, vacancy, and lease rates within a defined Trade Area. The market demand analysis for commercial and residential uses will identify and analyze demand by different categories (e.g., building class, age, GLA/SF, affordability level) as determined by Consultant. The retail market demand analysis will include retail subcategories and an examination of major concentrations of competitive retailing / shopping centers that serve market area residents, an analysis of retail center performance, and an identification of retailer voids by retail subcategories.
Deliverable: Existing conditions demographic and market analysis will be summarized in PowerPoint presentation format.
Task 4: Opportunity Areas and SWOT Analysis
Based on the Opportunity Areas identified and data collected / analyzed in Tasks 1 - 3, Kosmont will examine the historic absorption for relevant land uses and prepare an analysis of fundamental strengths, weaknesses, opportunities and threats (SWOT) for each land use type. Consultant will consider development trends and locational factors, such as visibility, access, traffic counts, circulation, amenities, synergies, walkability, proximity to transportation, infrastructure, and surrounding land uses as they relate to the market demand and development constraints of the Opportunity Areas. Consultant will suggest potential catalytic projects for each Opportunity Area to maximize the potential economic impact within the City.
Deliverable: The SWOT analysis will be developed in PowerPoint presentation format and merged with findings from Task 3 to form a Market Study Report.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 26 www.kosmont.com
kosmont
companies
SECTION 3.
CITY OF LAGUNA NIGUEL
APPROACH TO SCOPE
Market Study for General Plan Update
OF WORK
Task 5: Assessing Opportunity Areas - Demand and Tenant Mix Based on the SWOT Analysis conducted in Task 4, Kosmont will quantify future demand and development potential for each land use and/or a blend of land uses in the Opportunity Areas for the market segments identified over the next 5 - 10 years. This will include an evaluation of nonresidential square footage / number of mixed-use housing units by type, as well as an assessment of potential tenant mixes and recommendations for geographically clustering uses that are mutually supporting.
Task 6: Economic Development Recommendations
To inform implementation of the General Plan, Kosmont will prepare a set of recommendations for business expansion, attraction, and retention strategies that can be used to encourage development of commercial properties, both in the Opportunity Areas as well as City-wide. Kosmont will also prepare a high-level review of other implementation strategies, such as Development Opportunity Reserve (D.O.R.)®, Sales Tax Assessment Revenue (STAR*)®, Tax Increment Financing Districts, and other tools, as deemed relevant by Consultant.
Task 7: Prepare Market Study
Kosmont will present a draft Study that includes the historic background, analytic methodology, research data, feasibility findings and preliminary land use recommendations. Consultant anticipates one (1) virtual meeting and a single consolidated round of Client comments and revisions on draft work product before Kosmont provides a final version of work product. If necessary, additional meetings and rounds of comments and revisions can be accommodated on an hourly basis. Following feedback from the Client, Kosmont will prepare an executive level final Study / presentation in PowerPoint.
Kosmont anticipates one (1) virtual meeting with City staff associated with this task.
Deliverable: Study will be summarized in PowerPoint presentation format.
Task 8: Public Presentation and Meeting Assistance
Consultant is available to assist with preparation of additional presentation materials and participation in up to two (2) virtual or in-person presentations of the Study, including at hearings such as City Council meetings or public / community hearings. Any additional requested meetings to be billed at the professional services (hourly) fees as shown on the following page.
Kosmont can be available to make a presentation to the City Planning Commission or City Council.
Optional Task: Financial Feasibility Analysis
Kosmont can also prepare a high-level, illustrative pro forma analysis to assess the financial feasibility of the land use scenarios for the Opportunity Areas, as mutually determined by Consultant and City, to be summarized in a brief memorandum.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 27 www.kosmont.com
kosmont.
companics
SECTION 3.
APPROACH TO SCOPE CITY OF LAGUNA NIGUEL
Market Study for General Plan Update
OF WORK
SCHEDULE
Schedule assumes project initiation in early February 2022, per Tentative Schedule provided in RFP. Completion anticipated by June 30, 2022.
CITY OF LAGUNA NIGUEL
MARKET STUDY FOR GENERAL PLAN UPDATE
2022 CALENDAR
TASKS
Feb 2022 Mar 2022 Apr 2021 May 2022 June 2022 July 2022 Task 1: Orientation / Kick-Off
Meeting / Tour
Task 2: Site and Area
Reconnaissance
Task 3: Existing Conditions -
Demographic and Market Analysis
Task 4: Opportunity Areas and
SWOT Analysis
Task 5: Assessing Opportunity
Areas - Demand and Tenant Mix
Task 6: Economic Development
Recommendations
Task 7: Prepare Market Study
Task 8: Public Presentation and
Meeting Assistance
KOSMONT COMPANIES
28 1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 www.kosmont.com
kosmont
ompanies
CITY OF LAGUNA NIGUEL
Market Study for General Plan Update
SECTION 4.
FEE SCHEDULE
kosmont
companies
since 1986
SECTION 4. CITY OF LAGUNA NIGUEL
FEE SCHEDULE Market Study for General Plan Update
BUDGET BY TASK
Kosmont estimates the Market Study can be completed with a not-to-exceed budget of $76,000, broken out by tasks below:
TASKS Budget
Task 1: Orientation / Kick-Off Meeting / Tour $ 7,500
Task 2: Site and Area Reconnaissance $ 5,000
Task 3: Existing Conditions - Demographic and Market Analysis $ 18,000 Task 4: Opportunity Areas and SWOT Analysis $ 15,000
Task 5: Assessing Opportunity Areas - Demand and Tenant Mix $ 12,500 Task 6: Economic Development Recommendations $ 5,000
Task 7: Prepare Market Study $ 5,000
Task 8: Public Presentation and Meeting Assistance $ 8,000 NOT TO EXCEED TOTAL $76,000
Optional Task: $10,000
NOTE: Duties may be allocated between tasks and team members as deemed appropriate by Kosmont's Project Manager in order to adequately provide services to the Client and stay within budget. If needed, other team members may be assigned to work on this project in a support or research role.
The hourly fee schedule for professional services may be found on the following page in the event that the City has additional services requests.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 29 www.kosmont.com
SECTION 4. CITY OF LAGUNA NIGUEL
FEE SCHEDULE Market Study for General Plan Update
KOSMONT COMPANIES 2022 FEE SCHEDULE
Professional Services k
Chairman & CEO $395.00 / hour
kosmont
President $365.00 / hour companies
Since 1986
Senior Vice President/Senior Advisor $325.00 / hour
Vice President $225.00 / hour
Senior Project Analyst $195.00 / hour
Project Analyst/Project Research $165.00 / hour
Assistant Project Analyst/Assistant Project Manager $125.00/hour Project Promotion/Graphics/GIS Mapping Services $ 95.00 / hour Clerical Support $ 70.00 / 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, Placer.ai, CoStar/STR, IMPLAN 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 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 shall remain in effect until December 31, 2022.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 | Manhattan Beach, CA 90266 | 424.297.1070 30 www.kosmont.com
kosmont
ompanics
CITY OF LAGUNA NIGUEL
Market Study for General Plan Update
SECTIONS 5 - 6.
EX PARTE COMMUNICATIONS
CERTIFICATE
AND DISQUALIFICATION
QUESTIONNAIRE
kosmont
companies
since 1986
EX PARTE COMMUNICATIONS
CERTIFICATION
Please indicate by signing below one of the following two statements. Only sign one statement.
Statement One
I certify that Consultant and Consultant's representatives have not had any communication with a City Councilmember concerning the RFP for GENERAL PLAN UPDATE - MARKET AND FISCAL STUDIES AND ON-CALL ECONOMIC DEVELOPMENT SERVICES at any time after December 10, 2021.
Callia 1/6/2022
Signature Date
Ken K. Hira
Printed Name
OR
Statement Two
I certify that Consultant and Consultant's representatives have communicated after December 10, 2021 with a City Councilmember concerning the RFP for GENERAL PLAN
UPDATE - MARKET AND FISCAL STUDIES AND ON-CALL ECONOMIC DEVELOPMENT SERVICES. A copy of all such communications is attached to this form for public distribution.
Signature Date
Printed Name
DISQUALIFICATION QUESTIONNAIRE
The Consultant shall complete the following questionnaire:
Yes - No X
If the answer is yes, explain the circumstances in the following space:
Kaltina
1/6/2022
Signature Date
Ken K. Hira
Printed Name