Agenda Item 8R — Torrance City Council, March 24, 2026

8R
Date: March 24, 2026
To: Honorable Mayor and Members of the City Council
From: Shant Megerdichian, General Services Director
By: Milton Sanabria, Administrative Services Manager | [email protected] Subject: General Services – Award Consulting Services Agreement for Owner’s Representative Services for New Parking Structure at Transit Regional Center.

Expenditure: Not-to-Exceed $1,809,600 (Non-General Fund).

RECOMMENDATION
Recommendation of the General Services Director that City Council award a consulting services agreement to MOCA Systems, Inc. for an amount not-to-exceed $1,809,600, for Owner’s Representative services for a new parking structure at the Transit Regional Center, for a period beginning March 24, 2026, and ending February 28, 2030.

FUNDING
Funding is available in the RTC Parking Structure Construction project (FAC0022-CN0001) – Non-General Fund.

DISCUSSION
The City of Torrance solicited proposals from qualified firms to provide Owner’s Representative (Owner’s Rep) services for the planning, design, and construction of a new parking structure at the Torrance Transit Regional Center (TTRC). The project will be delivered using the Design- Build method and includes a temporary parking lot to maintain operations, followed by construction of the permanent multi-level facility.

The Owner’s Representative will serve as the City’s primary liaison throughout design and construction, providing oversight of schedule, budget, quality, and regulatory compliance. A key component of this role will be supporting design development through constructability and feasibility reviews to ensure the proposed parking structure is practical, cost-effective, and aligned with project objectives.

Following a competitive procurement process, the City is seeking to award a contract to the selected firm to provide Owner’s Representative services and advance the Design-Build delivery of this critical transit project.

A Request for Proposal (RFP B2025-28) was issued in November 2025 for Owners Representative services for Planning, Design, and Construction of a new parking structure. Ten (10) proposals were received on January 16, 2026. Of the ten proposals received, three (3) 1 City Council
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proposals were considered nonresponsive for failure to sign a proposal. The four highest scoring proposals were invited to an interview panel. The RFP established defined, weighted evaluation criteria, with each proposal independently scored by a four-member evaluation panel. During the evaluation process, panelists were provided only with the proposal content itself and were not given access to cost or reference information at that stage. Cost and reference materials were distributed separately after the technical evaluations were completed to preserve impartiality. As a result, the scores below reflect the strength, responsiveness, and overall quality of each proposal as evaluated against the published criteria. The individual panel scores were averaged to produce final rankings. Evaluation results were posted on PlanetBids a minimum of two weeks prior to the anticipated Council meeting date, and all proposers were notified.

Description of Evaluation
Criteria
Maximum
Points
MOCA
Systems,
Inc.

Skanska
USA, Inc.

Ardurra Group,
Inc.

Azimuth
Zero, Inc.

Project Understanding
and Approach 20 19 18 19 14
Experience with Similar
Projects 20 19 20 16 16
Team Qualifications and
Key Personnel 15 14 13 12 11
Project Management,
Schedule, and Cost
Control Approach
15 13 14 13 14
Quality Assurance /
Quality Control (QA/QC) 10 7 8 9 9
References & Past
Performance 10 10 8 8 8
Communication and
Coordination Plan 10 9 8 8 9
Total 100 91 89 85 81
Upon completion of the RFP process, MOCA Systems, Inc., of Irvine, California, was determined to be the best-qualified firm to provide Owner's Representative Services, achieving the highest overall score of 91.
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Ranking Vendor Name City State Evaluation
Score
Proposal Price
1 MOCA Systems, Inc. Irvine CA 91 $1,809,600
2 Skanska USA, Inc. Riverside CA 89 $1,969,262
3 Ardurra Group, Inc. Torrance CA 85 $1,712,610
4 Azimuth Zero El Segundo CA 81 $1,295,000
5 Transtech Engineers, Inc. Chino CA 79 N/A
6 Partner Engineering Torrance CA 76 N/A
7 Kane Construction
Services, Inc.

North
Hollywood
CA 75 N/A
8 Maestro Development,
LLC*
Glendale CA N/A N/A
9 Axion Global Engineering
Solutions*
Diamond Bar CA N/A N/A
10 Brookwood Program
Management, LLC*
Ross CA N/A N/A
*Disqualified due to submission of unsigned forms
MOCA Systems, Inc. achieved the highest overall evaluation score due to its extensive experience managing the design and construction of various types of parking and civil infrastructure, including large-scale above and below-grade parking structures. MOCA demonstrated a track record of efficiently and successfully delivering parking structure projects in the design-build delivery for multi-level structures and keeping within tight project timelines.

MOCA provides comprehensive project management assets to help navigate the design and construction process, reduces risks by continuously reinforcing mission, vision, organizational requirements, institutional concerns, and operational expectations, and has in-depth knowledge of various public projects for governmental public agencies.

To further support the evaluation, MOCA Systems, Inc. provided examples of comparable parking structure projects completed as Owner's Representatives, as summarized below:
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Project Name Location Contract
Value
Delivery
Method
Description / Scope
Minnesota
State Capitol
Parking
Structure
State of
Minnesota
$14.5 Million Design Build Within 16 months, the project team managed to complete four-level
parking structure with over 530
stalls, integrating into surroundings
and enhancing accessibility for
employees, visitors, stakeholders,
delivering on-time and within
budget.

New Burbank
Library and
Parking
Structure
City of
Burbank,
California
$25.8 Million Progressive
Design Build
Parking Structure 310 parking stalls
to support visitor and city staff
parking needs for the new Central
Library and Civic Center with a
focus on quality, safety, and long-
term value.
(SMF) Parking
and Revenue
Control
Sacramento,
California
$230M Design Build Terminal B Parking garage at
Sacramento International Airport.

Provided site civil, traffic, structural,
and parking design and
construction services for 5,500 stall
parking garage.

Each of these projects required close coordination and were successfully completed on time and within budget. Based on the evaluation and scoring of proposals, MOCA Systems Inc. has proven experience in comparable projects, and has demonstrated ability to deliver Owners Representative Services for multi-level parking structures on time and on budget under the design-built delivery method.

ATTACHMENTS

1. Consulting Services Agreement

2. MOCA Systems, Inc. Revised Proposal

3. RFP (B2025-28)

4. MOCA Systems, Inc. Proposal
4 MOCA - Consulting Services Agreement.docx 1

CONSULTING SERVICES AGREEMENT

This CONSULTING SERVICES AGREEMENT (“Agreement”) is made and entered into as of March 24, 2026 (the “Effective Date”), by and between the CITY OF TORRANCE, a municipal corporation (“CITY”), and MOCA Systems, Inc., a Delaware corporation (“CONSULTANT”).

RECITALS:

A. CITY wishes to retain the services of an experienced and qualified CONSULTANT to Owner's Representative Services for Planning, Design, and Construction of a New Parking Structure Located at Transit Regional Center.

B. In order to obtain the desired services, CITY has circulated its Request for Proposal for Owner's Representative Services for Planning, Design, and Construction of a New Parking Structure Located at Transit Regional Center, RFP No. B2025-28 (the “RFP”).

C. CONSULTANT has submitted a Proposal (the “Proposal”) in response to the RFP. In its Proposal CONSULTANT represents that it is qualified to perform those services requested in the RFP. Based upon its review of all proposals submitted in response to the RFP, CITY is willing to award this Agreement to CONSULTANT.

AGREEMENT:

1. SERVICES TO BE PERFORMED BY CONSULTANT
CONSULTANT will provide the services and install those materials listed in CONSULTANT’s Proposal submitted in response to the RFP. A copy of the RFP is attached as Exhibit A. A copy of the Proposal is attached as Exhibit B.

CONSULTANT warrants that all work and services set forth in the Proposal will be performed in a competent, professional and satisfactory manner.

2. TERM
Unless earlier terminated in accordance with Paragraph 4 below, this Agreement will continue in full force and effect from the Effective Date through February 28, 2030.

3. COMPENSATION
A. CONSULTANT’s Fee.

For services rendered pursuant to this Agreement, CONSULTANT will be paid in accordance with the Compensation Schedule set forth in the Proposal; provided, however, that in no event will the total amount of money paid CONSULTANT, for services initially contemplated by this Agreement, exceed the sum of $1,809,600 (“Agreement Sum”), unless otherwise first approved in writing by CITY.

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MOCA - Consulting Services Agreement.docx 2
B. Schedule of Payment.

Provided that CONSULTANT is not in default under the terms of this Agreement, upon presentation of an invoice, CONSULTANT will be paid the fees described in Paragraph 3.A. above, according to the Compensation Schedule. Payment will be due within 30 days after the date of the invoice.

4. TERMINATION OF AGREEMENT
A. Termination by CITY for Convenience.

1. CITY may, at any time, terminate the Agreement for CITY’s convenience and without cause.

2. Upon receipt of written notice from CITY of such termination for CITY’s convenience, CONSULTANT will:

a. cease operations as directed by CITY in the notice;
b. take actions necessary, or that CITY may direct, for the protection and preservation of the work; and
c. except for work directed to be performed prior to the effective date of termination stated in the notice, terminate all existing subcontracts and purchase orders and enter into no further subcontracts and purchase orders.

3. In case of termination for CITY’s convenience, CONSULTANT will be entitled to receive payment for work executed, together with costs incurred by reason of the termination, along with reasonable overhead and profit on work not executed.

B. Termination for Cause.

1. If either party fails to perform any term, covenant or condition in this Agreement and that failure continues for 15 calendar days after the nondefaulting party gives the defaulting party written notice of the failure to perform, this Agreement may be terminated for cause; provided, however, that if during the notice period the defaulting party has promptly commenced and continues diligent efforts to remedy the default, the defaulting party will have such additional time as is reasonably necessary to remedy the default.

2. In the event this Agreement is terminated for cause by the default of CONSULTANT, CITY may, at the expense of CONSULTANT
and its surety, complete this Agreement or cause it to be completed. Any check or bond delivered to the CITY in connection with this Agreement, and the money payable thereon, will be forfeited to and remain the property of the CITY. All moneys due CONSULTANT under the terms of this Agreement will be retained by CITY, but the retention will not release CONSULTANT and its 6 MOCA - Consulting Services Agreement.docx 3
surety from liability for the default. Under these circumstances, however, CONSULTANT and its surety will be credited with the amount of money retained, toward any amount by which the cost of completion exceeds the Agreement Sum and any amount
authorized for extra services.

3. Termination for cause will not affect or terminate any of the rights of CITY as against CONSULTANT or its surety then existing, or that may thereafter accrue because of the default; this provision is in addition to all other rights and remedies available to the CITY under law.

C. Termination for Breach of Law.

In the event CONSULTANT or any of its officers, directors, shareholders, employees, agents, subsidiaries or affiliates is convicted (i) of a criminal offense as an incident to obtaining or attempting to obtain a public or private contract or subcontract, or in the performance of a contract or subcontract; (ii) under state or federal statutes of embezzlement, theft, forgery, bribery, falsification or destruction of records, receiving stolen property, or any other offense indicating a lack of business integrity or business honesty that currently, seriously, and directly affects responsibility as a public consultant or CONSULTANT; (iii) under state or federal antitrust statutes arising out of the submission of bids or proposals; or (iv) of violation of Paragraph 19 of this Agreement; or for any other cause CITY determines to be so serious and compelling as to affect CONSULTANT’s responsibility as a public consultant or CONSULTANT, including but not limited to, debarment by another governmental agency, then CITY reserves the unilateral right to terminate this Agreement or to impose such other sanctions (which may include financial sanctions, temporary suspensions or any other condition deemed appropriate short of termination) as it deems proper. CITY will not take action until CONSULTANT has been given notice and an opportunity to present evidence in mitigation.

5. FORCE MAJEURE
If any party fails to perform its obligations because of strikes, lockouts, labor disputes, embargoes, acts of God, inability to obtain labor or materials or reasonable substitutes for labor or materials, governmental restrictions, governmental regulations, governmental control, judicial orders, enemy or hostile governmental action, civil commotion, fire or other casualty, or other causes beyond the reasonable control of the party obligated to perform, then that party’s performance will be excused for a period equal to the period of that cause for failure to perform.

6. RETENTION OF FUNDS
CONSULTANT authorizes CITY to deduct from any amount payable to CONSULTANT (whether or not arising out of this Agreement) any amounts the payment of which may be in dispute or that are necessary to compensate CITY 7 MOCA - Consulting Services Agreement.docx 4
for any losses, costs, liabilities, or damages suffered by CITY, and all amounts for which CITY may be liable to third parties, by reason of CONSULTANT’s acts or omissions in performing or failing to perform CONSULTANT’s obligations under this Agreement. In the event that any claim is made by a third party, the amount or validity of which is disputed by CONSULTANT, or any indebtedness exists that appears to be the basis for a claim of lien, CITY may withhold from any payment due, without liability for interest because of the withholding, an amount sufficient to cover the claim. The failure of CITY to exercise the right to deduct or to withhold will not, however, affect the obligations of CONSULTANT to insure, indemnify, and protect CITY as elsewhere provided in this Agreement.

7. CITY REPRESENTATIVE
The Director of General Services is designated as the “City Representative,” authorized to act in its behalf with respect to the work and services specified in this Agreement and to make all decisions in connection with this Agreement.

Whenever approval, directions, or other actions are required by CITY under this Agreement, those actions will be taken by the City Representative, unless otherwise stated. The City Manager has the right to designate another City Representative at any time, by providing notice to CONSULTANT.

8. CONSULTANT REPRESENTATIVE(S)
The following principal(s) of CONSULTANT are designated as being the principal(s) and representative(s) of CONSULTANT authorized to act in its behalf with respect to the work specified in this Agreement and make all decisions in connection with this Agreement:

Anthony Houston Drum, Vice President

9. INDEPENDENT CONTRACTOR
CONSULTANT is, and at all times will remain as to CITY, a wholly independent contractor. Neither CITY nor any of its agents will have control over the conduct of CONSULTANT or any of CONSULTANT’s employees, except as otherwise set forth in this Agreement. CONSULTANT’s agents and employees are not and shall not be considered employees of CITY for any purpose. CONSULTANT may not, at any time or in any manner, represent that it or any of its agents or employees are in any manner agents or employees of CITY. CITY has no duty, obligation, or responsibility to CONSULTANT’s agents or employees under the Affordable Care Act. CONSULTANT is solely responsible for any tax penalties associated with the failure to offer affordable coverage to its agents and employees under the Affordable Care Act and any other liabilities, claims and obligations regarding compliance with the Affordable Care Act with respect to CONSULTANT’s agents and employees. CITY is not responsible and shall not be held liable for CONSULTANT’s failure to comply with CONSULTANT’s duties, obligations, and responsibilities under the Affordable Care Act. CONSULTANT agrees to defend, indemnify and hold CITY harmless for any and all taxes and penalties that may be assessed against CITY as a result of CONSULTANT’s obligations under the Affordable Care Act relating to CONSULTANT’s agents and employees.
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10. BUSINESS LICENSE
CONSULTANT must obtain a City business license prior to the start of work under this Agreement, unless CONSULTANT is qualified for an exemption.

11. OTHER LICENSES AND PERMITS
CONSULTANT warrants that it has all professional, contracting and other permits and licenses required to undertake the work contemplated by this Agreement.

12. FAMILIARITY WITH WORK
By executing this Agreement, CONSULTANT warrants that CONSULTANT (a) has thoroughly investigated and considered the scope of services to be performed, (b) has carefully considered how the services should be performed, and (c) fully understands the facilities, difficulties and restrictions attending performance of the services required under this Agreement. If the services involve work upon any site, CONSULTANT warrants that CONSULTANT has or will investigate the site and is or will be fully acquainted with the conditions there existing, prior to commencement of the services set forth in this Agreement.

Should CONSULTANT discover any latent or unknown conditions that will materially affect the performance of the services set forth in this Agreement, CONSULTANT must immediately inform CITY of that fact and may not proceed except at CONSULTANT’s risk until written instructions are received from CITY.

13. CARE OF WORK
CONSULTANT must adopt reasonable methods during the term of the Agreement to furnish continuous protection to the work, and the equipment, materials, papers, documents, plans, studies and other components to prevent losses or damages, and will be responsible for all damages to persons or property, until acceptance of the work by CITY, except those losses or damages as may be caused by CITY’s own negligence.

14. CONSULTANT’S ACCOUNTING RECORDS; OTHER PROJECT RECORDS Records of CONSULTANT’s time pertaining to the project, and records of accounts between CITY and CONSULTANT, will be kept on a generally recognized accounting basis. CONSULTANT will also maintain all other records, including without limitation, specifications, drawings, progress reports and the like, relating to the work and services identified in Exhibit A. All records will be available to CITY during normal working hours. CONSULTANT will maintain these records for three years after final payment.

15. INDEMNIFICATION
CONSULTANT will indemnify, defend, and hold harmless CITY, the Successor Agency to the Former Redevelopment Agency of the City of Torrance, the City Council, each member thereof, present and future, members of boards and commissions, their officers, agents, employees and volunteers (collectively “City Affiliates”) from and against any and all liability, expenses, including defense costs and legal fees, and claims for damages whatsoever, including, but not 9 MOCA - Consulting Services Agreement.docx 6
limited to, those arising from breach of contract, bodily injury, death, personal injury, property damage, loss of use, or property loss however the same may be caused and regardless of the responsibility for negligence. The obligation to indemnify, defend and hold harmless includes, but is not limited to, any liability or expense, including defense costs and legal fees, arising from the negligent acts or omissions, or willful misconduct of CONSULTANT, its officers, employees, agents, subCONSULTANTs or vendors. CONSULTANT’s obligations to indemnify, defend and hold harmless will apply even in the event of concurrent negligence on the part of City Affiliates, except for liability resulting solely from the negligence or willful misconduct of City Affiliates. Payment by CITY is not a condition precedent to enforcement of this indemnity. In the event of any dispute between CONSULTANT and CITY, as to whether liability arises from the sole negligence of City Affiliates, CONSULTANT will be obligated to pay for the defense of City Affiliates until such time as a final judgment has been entered adjudicating City Affiliates as solely negligent. CONSULTANT will not be entitled in the event of such a determination to any reimbursement of defense costs including but not limited to attorney’s fees, expert fees and costs of litigation.

16. NON-LIABILITY OF CITY OFFICERS AND EMPLOYEES
No officer or employee of CITY will be personally liable to CONSULTANT, in the event of any default or breach by the CITY or for any amount that may become due to CONSULTANT.

17. INSURANCE
A. CONSULTANT and its subCONSULTANTs must maintain for the duration of the Agreement at their sole expense the following insurance, which will be full coverage not subject to self-insurance provisions:

1. Automobile Liability, including owned, non-owned and hired vehicles, with at least the following limits of liability:

a. Primary Bodily Injury with limits of at least $500,000 per person, $1,000,000 per occurrence; and

b. Primary Property Damage of at least $250,000 per
occurrence; or

c. Combined single limits of $1,000,000 per occurrence.

2. Commercial General Liability including coverage for premises, products and completed operations, independent
CONSULTANTs/vendors, personal injury and contractual
obligations with combined single limits of coverage of at least $2,000,000 per occurrence, $4,000,000 aggregate.

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3. Workers' Compensation coverage as required by the Labor Code of the State of California and, if workers' compensation is required, employer's liability insurance with minimum limits of ($1,000,000) per occurrence or occupational illness. The Workers' Compensation policy shall be endorsed with a waiver of subrogation in favor of the CITY for all work performed by the CONSULTANT, its employees, agents and subconsultants.

4. Professional Liability (Errors and Omissions): Insurance appropriate to the CONSULTANT’S profession, with limits no less than $2,000,000 per occurrence or claim, $4,000,000 aggregate.

B. The insurance provided by CONSULTANT will be primary and non- contributory.

C. CITY, the Successor Agency to the Former Redevelopment Agency of the City of Torrance, the City Council and each member thereof, members of boards and commissions, every officer, agent, official, employee and volunteer must be named as additional insureds under the automobile and general liability policies.

D. CONSULTANT must provide certificates of insurance including all required amendatory endorsements (or copies of the applicable policy language effecting coverage required by this clause) indicating appropriate coverage, to the City Clerk of the City of Torrance before the commencement of work.

E. Each insurance policy required by this Paragraph must contain a provision that no termination, cancellation or change of coverage can be made without notice to the CITY.

F. If the CONSULTANT maintains broader coverage and/or higher limits than the minimums shown above, the CITY requires and shall be entitled to the broader coverage and/or the higher limits maintained by the CONSULTANT. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the CITY.

G. The procuring of insurance shall not be construed as a limitation on liability nor as full performance of the indemnification provisions of the CONSULTANT.

H. Claims Made Policies
If any of the required policies provide coverage on a claims-made basis:
a. The Retroactive Date must be shown and must be before the date of the contract or the beginning of contract work.
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b. Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of the contract of work. c. If coverage is canceled or non-renewed, and not replaced with another claims-made poli cy form with a Retroactive Date prior to the contract effective date, the Vendor must purchase “extended reporting” coverage for a minimum of five (5) years after completion of contract work.

I. CONSULTANT hereby grants to CITY a waiver of any right to subrogation which any insurer of said CONSULTANT may acquire against the CITY by virtue of the payment of any loss under such insurance. CONSULTANT agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation, but this provision applies regardless of whether or not the CITY has received a waiver of subrogation endorsement from the insurer.

J. Self-insured retentions must be declared to and approved by the CITY.

The CITY may require the CONSULTANT to provide proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention. The policy language shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the named insured or CITY.

18. SUFFICIENCY OF INSURERS
Insurance required by this Agreement will be satisfactory only if issued by companies admitted to do business in California, rated “A” or better in the most recent edition of Best’s Key Rating Guide, and only if they are of a financial category Class VII or better, unless these requirements are waived by the Risk Manager of CITY (“Risk Manager”) due to unique circumstances. In the event the Risk Manager determines that the work or services to be performed under this Agreement creates an increased or decreased risk of loss to CITY, the CONSULTANT agrees that the minimum limits of any insurance policies or performance bonds required by this Agreement may be changed accordingly upon receipt of written notice from the Risk Manager; provided that CONSULTANT will have the right to appeal a determination of increased coverage by the Risk Manager to the City Council of CITY within 10 days of receipt of notice from the Risk Manager.

19. CONFLICT OF INTEREST
A. No officer or employee of the CITY may have any financial interest, direct or indirect, in this Agreement, nor may any officer or employee participate in any decision relating to the Agreement that affects the officer or employee’s financial interest or the financial interest of any corporation, partnership or association in which the officer or employee is, directly or indirectly interested, in violation of any law, rule or regulation.

B. No person may offer, give, or agree to give any officer or employee or former officer or employee, nor may any officer or employee solicit, demand, accept, or agree to accept from another person, a gratuity or an offer of employment in connection with any decision, approval, 12 MOCA - Consulting Services Agreement.docx 9
disapproval, recommendation, preparation or any part of a program requirement or a purchase request, influencing the content of any specification or procurement standard, rendering of advice, investigation, auditing, or in any other advisory capacity in any way pertaining to any program requirement, contract or subcontract, or to any solicitation or proposal.

20. NOTICE
A. All notices, requests, demands, or other communications under this Agreement will be in writing. Notice will be sufficiently given for all purposes as follows:

1. Personal delivery. When personally delivered to the recipient, notice is effective on delivery.

2. First Class mail. When mailed first class to the last address of the recipient known to the party giving notice, notice is effective three mail delivery days after deposit in a United States Postal Service office or mailbox.

3. Certified mail. When mailed certified mail, return receipt requested, notice is effective on receipt, if delivery is confirmed by a return receipt.

4. Overnight delivery. When delivered by an overnight delivery service, charges prepaid or charged to the sender’s account, notice is effective on delivery, if delivery is confirmed by the delivery service.

5. Facsimile transmission. When sent by fax to the last fax number of the recipient known to the party giving notice, notice is effective on receipt. Any notice given by fax will be deemed received on the next business day if it is received after 5:00 p.m. (recipient’s time) or on a non-business day.

6. Addresses for purpose of giving notice are as follows:

CONSULTANT: MOCA Systems, Inc.
210 Progress, Suite 240
Irvine, CA 92618

Fax: N/A

CITY: City Clerk
City of Torrance
3031 Torrance Boulevard
Torrance, CA 90503
Fax: (310) 618-2931

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B. Any correctly addressed notice that is refused, unclaimed, or undeliverable because of an act or omission of the party to be notified, will be deemed effective as of the first date the notice was refused, unclaimed or deemed undeliverable by the postal authorities, messenger or overnight delivery service.

C. Either party may change its address or fax number by giving the other party notice of the change in any manner permitted by this Agreement.

21. PROHIBITION AGAINST ASSIGNMENT AND SUBCONTRACTING
This Agreement and all exhibits are binding on the heirs, successors, and assigns of the parties. The Agreement may not be assigned or subcontracted by either CITY or CONSULTANT without the prior written consent of the other.

22. INTEGRATION; AMENDMENT
This Agreement represents the entire understanding of CITY and CONSULTANT as to those matters contained in it. No prior oral or written understanding will be of any force or effect with respect to the terms of this Agreement. The Agreement may not be modified or altered except in writing signed by both parties.

23. INTERPRETATION
The terms of this Agreement should be construed in accordance with the meaning of the language used and should not be construed for or against either party by reason of the authorship of this Agreement or by any other rule of construction that might otherwise apply. To the extent that the terms of the RFP or Proposal are inconsistent with the terms of this Agreement, the terms of this Agreement shall control.

24. SEVERABILITY
If any part of this Agreement is found to be in conflict with applicable laws, that part will be inoperative, null and void insofar as it is in conflict with any applicable laws, but the remainder of the Agreement will remain in full force and effect.

25. TIME OF ESSENCE
Time is of the essence in the performance of this Agreement.

26. GOVERNING LAW; JURISDICTION
This Agreement will be administered and interpreted under the laws of the State of California. Jurisdiction of any litigation arising from the Agreement will be in Los Angeles County, California.

27. COMPLIANCE WITH STATUTES AND REGULATIONS
CONSULTANT will be knowledgeable of and will comply with all applicable federal, state, county and city statutes, rules, regulations, ordinances and orders.

28. WAIVER OF BREACH
No delay or omission in the exercise of any right or remedy by a nondefaulting party on any default will impair the right or remedy or be construed as a waiver. 14 MOCA - Consulting Services Agreement.docx 11
A party’s consent or approval of any act by the other party requiring the first party’s consent or approval will not be deemed to waive or render unnecessary the other party’s consent to or approval of any subsequent act. Any waiver by either party of any default must be in writing and will not be a waiver of any other default concerning the same or any other provision of this Agreement.

29. ATTORNEY’S FEES
Except as provided for in Paragraph 15, in any dispute, litigation, arbitration, or other proceeding by which one party either seeks to enforce its rights under this Agreement (whether in contract, tort or both) or seeks a declaration of any rights or obligations under this Agreement, the prevailing party will be awarded reasonable attorney’s fees, together with any costs and expenses, to resolve the dispute and to enforce any judgment.

30. EXHIBITS
All exhibits identified in this Agreement are incorporated into the Agreement by this reference.

31. CONSULTANT’S AUTHORITY TO EXECUTE
The persons executing this Agreement on behalf of CONSULTANT warrant that (i) CONSULTANT is duly organized and existing; (ii) they are duly authorized to execute this Agreement on behalf of CONSULTANT; (iii) by so executing this Agreement, CONSULTANT is formally bound to the provisions of this Agreement; and (iv) the entering into this Agreement does not violate any provision of any other Agreement to which CONSULTANT is bound.

32. PUBLIC RECORDS ACT
Any documents submitted by the CONSULTANT; all information obtained in connection with the CITY’s right to audit and inspect the CONSULTANT’s documents, books, and accounting records pursuant to paragraph 14 CONSULTANT’s Accounting Records; Other Project Records; as well as those documents which were required to be submitted in response to the Request for Proposals (RFP) used in the solicitation process for this Contract become the exclusive property of the City. All such documents become a matter of public record and shall be regarded as public records. Exceptions will be those elements in the California Government Code Section 7920.000 et seq. (Public Records Act) and which are marked “trade secret”, “confidential”, or “proprietary”.

The CITY shall not in any way be liable or responsible for the disclosure of any such records including, without limitation, those so marked, if disclosure is required by law, or by an order issued by a court of competent jurisdiction.

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In the event the CITY is required to defend an action on a Public Records Act request for any of the aforementioned documents, information, books, records, and/or contents of a proposal marked “trade secret”, “confidential”, or “proprietary”, the CONSULTANT agrees to defend and indemnify the CITY from all costs and expenses, including reasonable attorney’s fees, in action or liability arising under the Public Records Act.

CITY OF TORRANCE,
a municipal corporation

_______________________________
George K. Chen, Mayor

MOCA Systems, Inc.
a California corporation

By:________________________________
Anthony Houston Drum
Vice President

ATTEST:

_______________________________
Rebecca Poirier, MMC
City Clerk

APPROVED AS TO FORM:

PATRICK Q. SULLIVAN
City Attorney

By: ____________________________
Jocelyn N. Sarigumba
Deputy City Attorney

Attachments: Exhibit A Request for Proposals
Exhibit B Proposal

Rev. 0424
16 EXHIBIT A

REQUEST FOR PROPOSALS

[To be attached]

17 EXHIBIT B

PROPOSAL

[To be attached]

18 MOCA SYSTEMS, INC.
210 PROGRESS, SUITE 240
IRVINE, CA 92618
(949) 264-8129
mocasystems.com

4 March 2026

Loretta Perez
Staff Assistant - General Services Department City of Torrance Purchasing Division
3031 Torrance Blvd.

Torrance, CA 90503

RE: RFP No. B2025-28 - Owner’s Representative Services for Planning, Design, and Construction of a New Parking Structure Located at Transit Regional Center

Dear Loretta,

Thank you for your trust in MOCA Systems, Inc. (MOCA) to support the City of Torrance in the development of a New Parking Structure at Transit Regional Center. We appreciate the opportunity to provide Owner’s Representative services for your project and look forward to our long-term partnership.

Please see the following Scope of Services and Fee Proposal for: Owner’s Representative Services for Planning, Design, and Construction of a New Parking Structure Located at Transit Regional Center (Project), located at 485 Crenshaw Blvd, Torrance, CA.

The new parking structure will serve as a critical component to the success of the Transit Regional Center and projected to open as soon as the summer of 2028 per the project schedule. We understand the scope of work to consist of an above-grade parking structure of approximately 1,000 parking stalls and adjacent site work, with a total construction budget of up to $38,000,000.

Within this proposal we are including:

 Scope of Services Description for MOCA and all Subconsultants  Exclusions
 Fee Proposal
 Project Schedule
 Loaded Hourly Rate Sheets
 Monthly Fee Schedule of Values for Contract Extension

SCOPE OF SERVICES

Below is our proposed scope of services for the Project. We have outlined our scope of services by Phase, which correlates to the fee proposal on subsequent pages. The project is outlined in the following three phases of work. Refer to the Project Schedule for further details.

PHASE 1 – PRE-DESIGN AND PROCUREMENT SUPPORT

 Facilitate a kick-off meeting with the City’s project team and MOCA.  Conduct a project alignment workshop with key City stakeholders.  Identify project stakeholders and team member responsibilities and create project contact list.  Facilitate meetings with the City’s project team.
 Collect and review available information, records, and drawings related to existing conditions.  Based on the City’s requirements for the project, provide program and cost validation, and comments to the previous 30% Design Documents.
 Develop an overall project schedule tailored to the City’s plans and schedule requirements.  Assist in Design Build evaluation and selection.
 Support the contract negotiations of the selected Design-Build (DB) team.

Consultant participants: Kimley-Horn

19 ATTACHMENT 2
MOCA SYSTEMS, INC.
210 PROGRESS, SUITE 240
IRVINE, CA 92618
(949) 264-8129
mocasystems.com

Phase I Deliverables:

 30% Design Document Review Comments
 Project Schedule
 Project Directory
 Monthly Reports
 Meeting Minutes

Phase I - Optional Additional Services

 Master Planning for future phases of at the Regional Transit Center  Cost Estimating Services

PHASE II – DESIGN MANAGEMENT

 Facilitate kick-off meeting with the Selected Design-Build Team, City’s project team and MOCA.  Conduct a scoping confirmation workshop with key City stakeholders, MOCA, and the Selected Design - Build Team.  Facilitate weekly coordination meetings with the Design-Build Team, City’s project team and MOCA.  Facilitate weekly design meetings with MOCA and Design-Build Team.  Review design packages for compliance with City standards.  Conduct constructability and value engineering reviews.  Coordinate plan reviews across departments and agencies.  Manage DB team progress for adherence to schedule, budget, quality, safety, and regulatory compliance.  Review 30% Design Package
 Review 60% Design Package
 Review 90%/IFC Plans and Specifications
 Develop and maintain project control dashboard (Projectmates)  Facilitate coordination meetings and maintain documentation for audit and compliance.

Consultant participants: Kimley-Horn

Phase II Deliverables:

 Provide up to three (3) milestone drawing set reviews  Monthly Reports
 Meeting Minutes

Phase II – Optional Additional Services

 Cost Estimating Services

PHASE III – CONSTRUCTION OVERSIGHT

 Monitor construction progress, schedule and budget.
 Monitor change order, submittal and RFI logs.
 Maintain project control dashboard (Projectmates).
 Provide monthly progress reports, budget updates, and risk assessments.  Review and recommend approval of pay applications and change orders.  Facilitate coordination meetings and maintain documentation for audit and compliance.  Full-time on-site construction management representative.  Coordinate construction closeout.

Consultant participants: Kimley-Horn

Phase III Deliverables:

 Weekly Observation Reports
 Monthly Project Progress Reports.
 Meeting Minutes (Owner-Architect-Contractor meeting minutes will be performed by the Design-Build Team) 20 MOCA SYSTEMS, INC.
210 PROGRESS, SUITE 240
IRVINE, CA 92618
(949) 264-8129
mocasystems.com

 Final Project Report
 Risk Assessment Matrix and Log

Phase III – Optional Additional Services

 Cost Estimating Services

SPECIAL INSPECTIONS ALLOWANCE

 We have provided an allowance in our fee for code-required special inspection services, up to $100,000.  Special inspection subconsultant will be marked up with a 10% management fee.

EXCLUDED SERVICES

 Cost Estimating Services
 Master Planning for future phases of at the Regional Transit Center  Temporary parking lot is not included in this scope of services  Site investigations including but not limited to Geotechnical, Survey, or Environmental Site Assessments  Materials Testing
 Hazardous Materials Removal
 Comprehensive Building Operations Manual
 Any service not specifically noted as included in the proposal above is considered excluded or an additional service.

LUMP SUM FEE PROPOSAL

The below fee proposal is for a 27-month term per the project schedule outlined below.

Phase I: Pre-Design and Procurement Support
Phase II: Design Management
Phase III: Construction Oversight

Lump Sum Fee: $1,358,000

Special Inspection Allowance: $100,000

Reimbursable Expenses Allowance: $50,000

Subtotal: $1,508,000

Contingency Allowance (20%): $301,600

Maximum Contract Fee: $1,809,600

PROJECT SCHEDULE
The project schedule will be a total of 27 months including three (3) phases outlined below.

Phase I: Pre-Design and Procurement Support 6 months March 2026 – September 2026 Phase II: Design Management 9 months September 2026 – June 2026 Phase III: Construction Oversight 12 months June 2027 – June 2028

Should the project extend beyond the schedule listed herein, MOCA will bill at a monthly rate as outlined below. This proposal is based upon the schedule and scope of services as outlined in this proposal. MOCA reserves the right to request additional services if schedule or scope changes due to no fault of our own.

21 MOCA SYSTEMS, INC.
210 PROGRESS, SUITE 240
IRVINE, CA 92618
(949) 264-8129
mocasystems.com

HOURLY RATE SHEET - MOCA

MOCA’s rates are effective for the entirety of the 27-month contract duration. Should the project extend beyond the 27-month schedule, the hourly rates will be utilized below, subject to 3% annual increase from contract execution date.

Classification Rate Escalated Extension Rate (Escalated 2 years)

Executive Vice President $390 $414
Vice President $310 $329
Principal Project Manager $265 $281
Senior Manager $230 $244
Project Manager $180 $191
Assistant Project Manager $145 $154
Project Administrator $110 $117

HOURLY RATE SHEET – KIMLEY HORN

Kimley-Horn’s rates are effective for the entirety of the 27-month contract duration. Should the project extend beyond the 27-month schedule, the hourly rates will be utilized below, subject to 3% annual increase from contract execution date.

Classification Rate Escalated Extension Rate (Escalated 2 years)

Analyst I $170 $180
Analyst II $180 $191
Professional $240 $255
Senior Professional I $330 $150
Senior Professional II $385 $408
Senior Technical Support $310 $329
Technical Support $180 $191
Support Staff $160 $170

MONTHLY FEE SCHEDULE OF VALUES FOR CONTRACT EXTENSION
The below outlined schedule of values represents our monthly fee for extension of construction oversight, should the project extend beyond the 27-month contract duration. Note that this monthly fee does not include the special inspector(s). The hourly rates utilized below are the “escalated extension rates”.

Classification Hourly Rate Hours Per Month Total
Vice President $310 8 $2,632
Principal Project Manager $265 74 $20,794
Project Manager $180 160 $30,560
Senior Professional II (KH) $385 8 $3,264
$57,250 per month

Owner’s Representative Services Contract Extension $57,250 per month Allowance for Extension of Code-Required Special Inspection Services TBD by Special Inspector

22 MOCA SYSTEMS, INC.
210 PROGRESS, SUITE 240
IRVINE, CA 92618
(949) 264-8129
mocasystems.com

We appreciate this opportunity and look forward to collaborating with you on this project. Please do not hesitate to contact me with any additional questions or requests.

Sincerely,

Houston Drum, AIA, DBIA, LEED AP
Vice President
[email protected]
(760) 954-5884

23 Request for Proposals (RFP)
City of Torrance | 3031 Torrance Blvd, Torrance CA 90503 | www.TorranceCA.Gov RFP
No. B2025

28 Owner's Representative Services for Planning, Design, and Construction of a New Parking Structure Located at Transit Regional Center
RFP Submittal Information
No mail or hand delivered Proposals. No faxed proposals.

No Late proposals.

Location: City of Torrance
Purchasing Division
3031 Torrance Blvd.

Torrance, CA 90503
Close Date:

January 16, 2026
Time Deadline: 12:00 p.m. Local (Pacific) Time
Submittal Requirements
Your submittal must include the following:
• Vendor
’s Response (Section III of this document) on the forms provided. If additional space is required, please attach additional pages.
• Proposer’s Affidavit (Attachment 1)
Pr
oposers will be disqualified if their proposal does not include the above items.

Prior to the award of a Contract
The successful vendor must submit the following to the City of Torrance • Proof of insurance as indicated in the terms and conditions of this RFP document. • Proof of a City of Torrance Business License, please contact the City of Torrance Business License Office at (310) 618-5923.

Questions Regarding this RFP Must be Submitted on PlanetBids • The deadline to submit questions is 12:00 Noon Pacific Time on December 4, 2025. • All questions regarding this RFP must be submitted online. 24 ATTACHMENT 3
RFP No. B2025 - 28 RFP for Owner’s Representative Services for Planning, Design, and Construction of a New Parking Structure at Transit Regional Center

SECTION I RFP INSTRUCTIONS AND INFORMATION
Notic

her

eby

ven that proposals

will

be received

online

until

12 :0
0 p.m.

January 16, 2026

SECTION

1 –
BACKGROUND :

The City

Torrance is

on the western side of Los

A
ngel es County. It is boarded by t he P alos V erdes Peninsula on the south,

the City

of Gardena on the north, the City

of Redondo Beach on the north and
w
est boundaries, the City

of Lomita on the eas
t

and the Pacific

O
c ean on the west. The City
encompasses

an area of approximately

21 square miles, 329

m
i les of Streets, 1870 intersections, 550
m
iles

of sidewalks, 47,000 Street Trees, 6 Public

Libraries, a

Municipal

A
irport,

Transit System,

46 Parks

R
ecreation Amenities, 6 Fire

S
tations, 1

Police Station and 1 Police Community

C
enter, and
has

an estimated population of approximately

1 46

,
115, which makes

T
orrance one

of the top 10 cities

in Los

A
ngeles

C
ounty

i
n

r
egards

population.

Project

O
verview:

The City

i
s

soliciting proposals

qualified firms

to provide Owner’s

R
epr esentative (Owner’s Rep)
services

for

the planning, design, and construction of a new

arking Structure located at the Torrance
Transit Regional

C
enter

(
TTRC).

The project

will

be delivered using the Design

-B

uild method to accelerate delivery,

e
nsure design
integration,

and maintain project accountability.

The project

will

be executed in two major

phas
es:

Phase 1:

Temporary

P
arking Lot

–
supporting transit operations

dur
ing

main construction.

Phase 2:

Permanent Parking Structure

–
multi-level

fac
ility

with parking, lighting, access

c
ontrols,
landscaping, and related

s
ite improvements.

The Owner’s

R
ep scope

w
ill

appl
y

pr
imarily

to the Permanent Parking Structure and coordinati
on

of
any

nec
essary

i
nter faces w ith the temporary fac ility.

Qualifications and Expertise

Firms

s
hould demonstrate:

• Ex
perience managing Design

Build projects for public agencies
• Proven success overseeing parking, transportation, or civil infrastructure projects • Ability to manage multi-

phase construction while maintaining operational continuity • Familiarity with City of Torrance or Southern California municipal procedures • Strong knowledge of CEQA compliance, Caltrans coordination, and public contract code requirements
City Objectives
Through this engagement, the City aims to establish a proactive partnership that ensures the successful delivery of the Transit Center parking improvements. The Owner’s Rep will play a key role

in safeguarding
public investment, supporting interdepartmental
coordination, and

ensuring that the final facility reflects the City’s commitment to safety, accessibility, and long-term sustainability.
25 The Owner’s Representative (Owner’s Rep) RFP for the Torrance Transit Regional Center Parking Structure Design-Build project should clearly define the role as a key manager and liaison overseeing integrated design and construction phases. The summary includes:
• The Owner’s Rep acts as the City's primary liaison with the design - build contractor, coordinating all project phases from design approval through construction closeout

• They ensure adherence to schedule, budget, quality, safety, and regulatory compliance.
• Responsibilities include facilitating design reviews, managing permits, monitoring construction progress, reviewing change orders, and coordinating final inspections and

documentation.

SECTION 2 – PROJECT DESCRIPTION
The new parking structure will serve as a critical

component of

the Torrance Transit Regional
Center, supporting the City’s long-term transit mobility, sustainability, and multimodal

goals.

Key anticipated elements include: - 500+ structured parking stalls for commuters and transit users
•

Integration with existing bus bays, drop-off zones, and pedestrian circulation •

ADA-compliant routes, accessible parking,

and elevator systems
•

Electric vehicle (EV) charging infrastructure
•

Photovoltaic canopy (PV-ready or installed, pending final budget) •

Secure

bicycle storage and lighting upgrades
•

Stormwater retention and landscape improvements consistent with LID requirements

The City intends to initiate the Design-Build procurement

following the Owner’s Rep selection.

26 SECTION 3 – PROPOSED SITE
The project site is located at the Torrance Transit Regional Center, near Crenshaw Boulevard and Del Amo Boulevard, on City-owned property currently under development as part of the larger Transit Center campus.

A conceptual site map and boundary exhibit will be provided as an attachment to this RFP.

Definitions

Word Definition as applied to this RFP
City The City of Torrance, California
Vendor, Contractor,
Proposer, Firm or
Consultant
The person, firm, company or corporation providing services to the City, or submitting a proposal in response to this RFP
Contract, Purchase
Order, Agreement,
Purchasing Agreement
The agreement between the awarded Vendor and the City as a result of this Request for Proposals

Proposal Submittal

Form:

Prospective bidders must submit bids in

electronic only format
at
https://pbsystem.planetbids.com/portal/47426/portal-

home

;
The proposal must be made on the form
provided and uploaded on PlanetBids.

Scan and attach the following required documents to your eBid

This list may not be all-

inclusive;
additional items may be required elsewhere in bid specifications.

Failure to provide required
documents with bid may cause the bid to be deemed non

responsive.)

If an individual makes the proposal, it must be signed by that individual, with an address and

telepho

ne number. If made by a business entity, it

must be signed by an

authorized person that

execute

s
binding agreements and

cont

racts. A full business address and

telephone

are required.

27 Blank spaces in the

proposal
form must be completed

using ink, indelible pencil, typewriter or digitally.

The

text of the

proposal
form must not be changed and no additions. Any unauthorized conditions, limitations, or provisos attached to a proposal will render it informal and may cause its rejection.

Alterations by erasure or interlineations must be explained or noted in the proposal form over the signature of the Proposer.

Questions:

All questions regarding this RFP must be submitted online no later than 12:00 PM December 4,

2025

Answers to questions will be posted online for all interested bidders to review. Bidders who have downloaded bid documents by the time that the questions are responded to will receive an automated email notifying them of additional information and/or addendums that have been posted to the website. No questions via telephone. No questions submitted after deadline.

Written answers
and any
other changes to the RF

P
will be sent

via Planetbids to all known p

ros
pective proposers

as
an
addendum to the RFP.

Errors and Omissions:

The proposer may not

take advantage of any errors and/or omissions in these specifications or in the proposer’s specifications submitted with its proposal. If there are

err

ors or omissions, you will be
notified.

Proposers Examination of Requirements:

The Proposer is required to examine carefully the site, the instructions, information and specifications of this document, investigate the condition

s
, the character, quality and quantity of work to be
performed as required by this document. Submission of a proposal will be considered prima facie evidence that the Proposer has made such examination.

Reservation:

The City reserves the right to revise or amend these specifications prior to the date set

for opening
proposals. Revisions and amendments will be identified

by an addendum to this RFP. If the revisions
require

additional time to enable vendors to respond, the City may postpone the opening date accordingly. In such case, the addendum will include an announcement of the new proposal submittal due date.

Attach all addenda

to the proposal. Failure to attach any addendum may render the

proposal
non

-
responsive and ca

use for rejection

The City reserves the right to award a contract to a company solely based on

the initial proposal
submitted. The City reserves the right to require more information and clarification on information submitted in the proposal to complete the evaluation.

The City Council reserves the right to reject any and all

proposal
s received, to take all proposals
under advisement for a period not to exceed ninety (90) days after the date of the opening, to

waive
any informality on any proposal, and to be the sole judge of the relative merits of the material and or service mentioned in the respective proposals received. The City reserves the right to reject any proposal not accompanied with all data or information required.

This Request for Proposals does not commit the City to award a contract or to pay any cost incu

rred
in the preparation of a proposal. All responses to this RFP document become the property of the City of Torrance.

The City reserves the right to examine all factors bearing on a Proposer’s ability to perform the services under the contract. The City reserves the right to reject any proposal not accompanied with 28 all data or information required. The City reserves the right to cancel this solicitation, without penalty, at its sole discretion.

Affidavit:

An affidavit form is enclosed. It must be completed signifying that the proposal is genuine and not collusive or made in the interest or on behalf of

any person not named in the proposal, that th

e
proposer has not directly or indirectly induced or solicited any other proposer to put in a sham proposal or any other person, firm, or corporation to refrain from proposing, and that the proposer has not in any manner sought by collusion to secure for itself an advantage over any other proposer. Any proposal submitted without an affidavit or in violation of this requirement will be rejected. (Attachment 1)

Evaluation

of Proposals

The City will be the sole determiner of suitability to the City’s needs. Proposals are rated according to their completeness and understanding of the City’s needs, conformance to the requirements of the technical specifications,

compatibility with the City’s current technology and operations,

prior
experience with similar scope of work, financial capabilities, delivery, and cost. Cost including

any
ongoin

g m
aintenance and support cost are

reviewed to

determine

which proposal best meets the
needs of the Cit

y
.

The City will take into consideration a local Torrance vendor sales tax rebate of 1

.5
% for proposals
submitted by a Torrance vendor that include a material component.

The City’s project evaluation team will evaluate proposals based on the evaluation criteria listed below. Points will be assigned to each criterion up to a maximum of 100 points. Proposals will be ranked and that ranking will be made public.

Subsequently, the City may interview a qualified Firm, prior to deciding

whether
to recommend the
award of an Agreement.

29 Line Evaluation Criteria Description Possible Points 1 Project Understanding & Approach Clarity in understanding project objectives, phasing, risks, and Design - Build oversight
requirements.
20 2 Experience with Similar Projects Demonstrated success on comparable municipal parking, transportation, or
Design-Build infrastructure projects.
20 3 Team Qualifications & Key
Personnel
Technical expertise, roles, and availability
of key staff; strength of proposed project
manager.
15 4 Project Management, Schedule,
and Cost Control Approach
Defined processes for schedule tracking,
budget monitoring, and change - order
management.
15 5 Quality Assurance / Quality Control
(QA/QC)
Procedures for review, documentation,
and ensuring deliverable accuracy.
10 6 References & Past Performance Verified client references and record of meeting project goals for quality, cost, and
schedule.
10 7 Communication & Coordination
Plan
Approach to stakeholder communication,
reporting, and collaboration with City staff.
10 Maximum Total Points = 100

PART I

–
EVALUATION OF PROPOSALS: After receipt of proposals for this project, the City’s project evaluation committee will evaluate proposals based on the criteria listed below (with exception of cost) and

develop a short list of qualified Firms. The Firms on this short list will

be
invited to interview with the City.

Qualifications

Based Selection (QBS)

California statute requires all government agencies—

both state and local
—

to utilize

QBS in

Government Code §4525

, and its following sections:

“Notwithstanding any other provision
of law, selection by a state and local agency head for professional services … shall be on the basis of demonstrated competence and on the professional qualifications necessary for the satisfactory performance of the services required.”

Landscaping, Engineering, Architectural, Surveying, And Construction Management: The retention of professional services for architectural, landscape architectural, engineering, land surveying or construction project management shall be on the basis of demonstrated competence and on the professional qualifications necessary for the satisfactory performance of the services required, and at fair and reasonable prices to the city, in accordance with section 4526 of the Government Code.

A Request for Proposal and/or Statement of Qualifications shall be prepared by the initiating city department, and proposal requests solicited, where practical, from at least three (3) professional services providers.

PART II

–
INTERVIEW:

An interview will be held for qualified firms at the discretion of the City.

30 PART III – Final Selection: The Evaluation Team will determine and identify proposals that are qualified to perform the services and will rank the proposals based on their demonstrated competence

and professional qualifications deemed necessary for the satisfactory performance of the services required. The top vendor/firm with the most qualified ranking, will be selected for cost/pricing negations.
*** If a c
ontract cannot be successfully negotiated with the top

rated vendor /firm, the negotiations
with the designated vendor/firm may be determined in writing and negotiations may be started with the next highest

rated vendor/firm. This process will continue until the negotiations are successfully concluded with a firm.

The Contract:

The awarded vendor

will

be required

to enter

i
nto

a written contract with the City

of Torrance.

Attached is

a copy

of the

standardized contract

(Attachment A), which will

be modified to reflect the
awarded RFP

. A c
opy

o
f this

R
FP

and the accepted proposal

will

be attached to and become a part
of the contract.

Contract

Term

The initial

contract will

for

a period of

four

(4)
years

March

1, 2026

February

28 , 20

30 .

Independent

C
ontractor:

The successful

oposer

w
ill

at all

t
imes

r
emain

to the City
,

a wholly

i
ndependent contractor.

Neither

the City

nor

any

of its

ag
ents

w
ill

hav
e control

ov
er

the conduct of the Contractor

a
ny

the
Contractor’s

em
ployees,

ex
cept as

o
therwise set

for
th in the

awarded

Agreement.

The Contractor’s

agents

and employees

ar
e not

and will

not be considered employees

the City

for

pur
pose.

The
Contractor

may

not, at any

ti
me or

i
n any manner , represent that it or an y of its agen ts or em ployees are in any

m
anner

agents

em
ployees

of the City. The City

has

no duty, obligati
on,

r
esponsibility

to the Contractor’s

agents

em
ployees

under

th
e Affordable Care Act.

The Contractor

s
olely

responsible

for

any

tax

p
enalties

a
ssociated with

the failure to

offer

affor
dable coverage to its

age
nts

and employees

under

th
e Affordable Care Act and any

other

l
iabilities, claims

and obligations

regarding compliance with the Affordable Care Act with respect to the Contractor’s

agents

and

employees.

The City

i
s

not responsible or

liable for

the Contractor’s

fai
lure to comply

with

the
Contractor’s

duties, obligations, and

esponsibilities

under

th
e Affordable

Care Act. The Contractor

agrees

to defend, indemnify

and hold the City

harmless

for

a
ll

tax
es

an
d penalties

t
hat may

assessed against the City

because

of the Contractor’s

obligations

under

the Affordable Care Act
r
elating to the Contractor’s

agents

an
d employees.

Payments:

Complete payment on the contract

price will

made in approximately

t
hirty

(
30)

da
ys from date of
delivery, or

completi
on

and acceptance, unless

otherwise provided for

i
n

P
roposer’s

proposal

i
n
these specifications. Payments

w
ill

be made upon verification and acceptance by

th
e City

of contract
services

per
formed and upon the City’s

eceipt of a correct invoice.

Suspension of

P
rocurement:

The City

m
ay

s
uspend,

in writing all

a porti
on

of the procurement of materials

s
ervices

pur
suant
to this

RFP

and subsequent contract agreement, in the event unforeseen

c
ircumstances

m
ak e such
procurement impossible

i
nfeasible, or

i
n the

event,

City

s
hould determine it to be in the best interest
of City

to cancel

s
uch procurement of services

m
aterials.

In the event

of termination, selec
ted

Proposer

w
ill

per

form

s
uch additional

w
ork

as i
s necessary f or the
orderly

fi
ling

of documents

and

closing of project.

31 The selected Proposer will be compensated for the terminated procurement based on materials or services actually furnished or performed prior to the effective date of termination, plus the work reasonably required for filing and closing.

Notice of Intent to Award:

Approximately two (2) weeks

prior to the anticipated City Council meeting awarding a contract because

of the RFP, the City will notify all proposer’s of its intent to award. Results will be posted on

https://vendors.planetbids.com/portal/47426/portal-

home

32 RFP No. B2025

28 Owner's Representative Services

for Planning, Design, and Construction of a New
Parking Structure Located at The Transit Regional Center

SECTION II TECHNICAL REQUIREMENTS

Overview/Introduction:

The City of Torrance is requesting proposals from qualified vendors for Owner's Representative Services for Planning, Design, and Construction of a New Parking Structure Located at The Transit Regional Center.

This RFP is intended to be as descriptive as possible. However, Proposers may not take advantage of omissions or oversights in this document. Proposers must supply products and services that meet or exceed the requirements of this RF

. In the event of a dispute over installation or performance, the needs of the City of Torrance will govern.

Work Plan

/SOW
:

The City seeks an experienced firm to act as an extension of City staff, providing independent project management, technical oversight, and advisory services throughout all phases of the Design

Build process

—
from procurement to closeout.

A. Core Responsibilities
• Represent the City’s interests through all project phases. • Review and advise on Design - Build procurement documents. • Oversee design development, constructability, and value engineering. • Monitor construction quality, schedule, safety, and change control. • Facilitate agency coordination and ensure compliance with all applicable regulations. • Manage documentation, reporting, and final acceptance procedures.

B. Detailed Tasks
The detailed task list shall include the following categories:

1. Pre- Design and Procurement Support

2. Design Management

3. Construction Oversight

4. Project Controls and Reporting

5. Project Closeout

6. Optional / Additional Services
Deliverables will include project management plans, progress reports, change order logs, meeting minutes, design review memos, and a final closeout report.

All deliverables shall be submitted in searchable PDF and editable formats (Word/Excel) and conform to City document standards.

Scope

of Services
To ensure that this multi-

phased project is delivered on time, within budget, and in accordance with City standards, the City intends to retain an Owner’s Representative to act as an extension

of City staff. The Owner’s Rep will provide project management, technical oversight, and advisory services throughout all phases of the Design-Build process — from procurement through final acceptance.
33 This support is essential to:
• Coordinate between the City, design - build contractor, and external stakeholders • Manage project scope, cost, and schedule
• Ensure compliance with regulatory, safety, and environmental requirements • Maintain transparency and accountability in procurement and construction activities • Provide expert oversight to protect the City’s interests The selected Owner’s Rep firm will assist the City with all aspects of project delivery, including but not limited to:
• Pre-Design and Procurement Support
o Assist in preparing the Design-Build RFP, evaluation criteria, and
selection documents
o Support proposal evaluations and interviews
o Review conceptual designs, project phasing, and cost
estimates
• Design Management
o Review design submittals for compliance with City standards o Conduct constructability and value engineering reviews o Coordinate plan reviews across departments and agencies • Construction Oversight
o Monitor construction progress, schedule, and budget
o Review and recommend approval of pay applications and change orders o Provide field inspection coordination and quality assurance oversight o Track RFIs, submittals, and closeout documentation
• Project Controls and Reporting
o Develop and maintain a project management dashboard or reporting system
o Provide monthly progress reports, budget updates, and risk assessments o Facilitate coordination meetings and maintain documentation for audit and compliance
Anticipated Project Timeline
• Owner’s Rep Selection: Q2 2025
• Design-Build Procurement Support: Q3–Q4 2026
• Temporary Parking Lot Construction: Late 2026 – Early 2027 • Permanent Parking Lot Design and Construction: 2027 – 2028 34 RFP No. B2025

28 Owner's Representative Services for Planning, Design, and Construction of a New Parking Structure Located at the Transit Regional Center

SECTION III PROPOSAL SUBMITTAL

***

FAILURE TO COMPLETE ALL ITEMS IN THIS SECTION MAY INVALIDATE PROPOSAL ***

In accordance with your "Request for Proposals (

RFP
)

", the following proposal is submitted to the City
of Torrance.

RFP Submitted By:

________________________________________________________________________________

Name of Company

________________________________________________________________________________

Street Address City Zip Code

________________________________________

_____________________________________

Telephone Number Fax Number

________________________________________

_____________________________________

Printed Name/Title E-

Mail Address

________________________________________

___________________________________

Signature

Date

Form of Business Organization: Please indicate the following (check one).

Corporation Partnership Sole Proprietorship Other: ___________________________

Do you have a Parent Company ? No Yes,
_______________________________________

(Name of Parent Company)
Do you have any Subsidiaries ? No Yes,
_______________________________________

(Name of Subsidiary Company)
Business History:

Years in business under your current name and form of business organization? ________ Years If less than three (3) years and your company was in business under a different name, what was that name?
________________________________________________________________________________

________________________________________________________________________________

Contact for Additional Information:

Please provide the name of the individual at your company to contact for any additional information:

________________________________________

__________________________________

Printed Name

Title
________________________________________

__________________________________

Telephone

E-

Mail Address

35 Proposal Submittal (continued):

Vendor Name: ____________________________________________________________

Payment Terms:

The

City of Torrance Payment terms are Net 30.

The City does not make

pre
-
payments or pay upon receipt.

Do you offer any discounted invoice terms? _____________________________

Project Start and Completion:

The City requires the project to start as soon as possible from the award of a

contract
and the project
completed as soon as possible. Specific

periods
that are mutually agreed upon will be established
after award of a

contract.

Project Manager:

Please provide the name of the individual at your company who will serve as Project Manager for this contract.

_________________________________________

__________________________________

Name

Title

_______________________ __________________ ____________________________________

Telephone Number Fax Number Email Address

Contract Representative:

Please provide the name of the individual at your company who will be responsible for administering this contract.

____________________________________________ _________________________________

Name

Title

_______________________ __________________

_________________________________

Telephone Number Fax Number Email Address

36 Vendor Name: ____________________________________________________________

Sub Contractors:

If awarded, will you be using

sub

contractors
to carry out the scope of work required in this RFP?

Yes, we will be using sub- contractors and have listed their contact information below.

No, we will not be using any sub - contractors for this project.

_______________________ __________________ ______________________________

Company Name Contact

Name

Title

_______________________ __________________ ________________________________

Telephone Number Fax Number Email Address

Please explain the working relationship between your company and the

sub
-

contractor

_________________________________________________________________________________

37 Proposal Submittal (continued):

Vendor Name: ____________________________________________________________

Background and Recent Experience with Similar Projects:

In the space below, please provide a narrative explaining your background and recent experience with similar projects as the scope of work identified in this RFP. (Please attach ad

ditional sheet if

needed.)

38 Proposal Submittal (continued):

Vendor Name: ____________________________________________________________

Work Plan for Each Required Task:

In the space below, please describe in detail the methodology you will be utilizing to conduct for each task. (Please attach additional sheets if

needed.)

39 Proposal Submittal (continued):

Vendor Name: ____________________________________________________________

References:

Please supply the names of companies/agencies for which you recently supplied comparable goods/services as requested in this RFP. A minimum of three (3) references is required; additional references are op

tional. References from public
agencies are preferred.

Do not include the City of
Torrance as a reference for this RFP.

1 Name of Company/Agency:

Street Address:

City:

State, Zip Code:

What Product/Service did you
provide to this Company/Agency?

Name of Person to Contact:

Phone Number of Contact:

Email Address of Contact:

2 Name of Company/Agency:

Street Address:

City, State Zip Code:

What Product/Service did you
provide to this Company/Agency?

Name of Person to Contact:

Phone Number of Contact:

Email Address of Contact:

3 Name of Company/Agency:

Street Address:

City, State Zip Code:

What Product/Service did you
provide to this Company/Agency?

Name of Person to Contact:

Phone Number of Contact:

Email Address of Contact:

40 Proposal Submittal (continued):

Vendor Name: ____________________________________________________________

RFP Submittal Requirement and Acknowledgement
Vendors are required to answer each of the questions listed below. You must indicate below that you have provided this information in your proposal submittal. You must attach additional sheets to your RFP submittal describing in detail the service you are proposing.

RFP Scope of Work Question s

Indicate what page in your
proposal you have
answered this question.

Did you include a signed Affidavit Form with your RFP Submittal?

Yes No

Did you attach additional sheets to answer the Background and Recent Experience with Similar Projects information on page ____ of this RFP?

Yes No

Page ___ of our submittal.

Did you complete a project proposal as described in the Technical Requirements?

Yes No

Did you review all addenda , if any, issued by the City?

Yes No

Did you include resumes of no more than three (3) qualified candidates?

Yes No

Page ___ of our submittal.

Did you include References?

Yes No

Page ___ of our submittal

Are your Wage Rates (Non - Prevailing) Included?

Yes No

Page ___ of our submittal.

Have you included Proposed Alternative Language to City’s Pro Forma Consulting Services Agreement (if applicable)

Yes No

Page ___ of our submittal

41 Proposal Submittal (continued):

V
endor Name: ____________________________________________________________

RFP Submittal Requirement and Acknowledgement Continued Vendors are required to answer each of the questions listed below. You must indicate below that you have provided this information in your proposal submittal. You must attach additional sheets to your RFP submittal describing in detail the service you are proposing.

RFP Scope of Work Questions Indicate what page in your
proposal you have answered
this question.

Please indicate your price to provide monthly services as indicated in this RFP
$ _____________/Month
Did you describe your experience with three (3) comparable Design - Build or parking structure projects for public agencies Yes No P
age ___ of our submittal.

Did you describe your services, overview of firm, size, locations, and relevant licenses, project understanding and approach, scope of work and deliverables, project timeline

?
Yes No
P
age ___ of our submittal.

42 20

RFP Document Revised September, 2019

ATTACHMENT 1

STATE OF CALIFORNIA
PROPOSER’S AFFIDAVIT

COUNTY OF LOS ANGELES

____________________

________ being first duly sworn

deposes and says:

1. That he/she is the ___________________________ of _____________________________

(Title of Office) (Name of Company)

Hereinafter called “proposer”, who has submitted to the City of Torrance a proposal for

__________________________________________________________________________

(Title of RFP)

2. That the proposal is genuine; that all statements of fact in the proposal are true;

3. That the proposal was not made in the interest or behalf of any person, partnership, company, association, organization or corporation not named or disclosed;

4. That the Proposer did not, directly or indirectly, induce solicit or agree with anyone else to submit a false or sham proposal, to refrain from proposing, or to withdraw his proposal, to raise or fix the proposal price of the Proposer or of anyone else, or to raise or fix any overhead, profit or cost element of the Proposer’s price or the price of anyone else; and did not attempt to induce action prejudicial to the interest of the City o

f Torrance, or
of any other Proposer, or anyone else interested in the proposed contract;

5. That the Proposer has not in any other manner sought by collusion to secure for itself an advantage over the other Proposer or to induce action prejudicial to the interests of the City of Torrance, or of any other Proposer or of anyone else interested in the proposed contract;

6. That the Proposer has not accepted any proposal from any subcontractor or materialman through any proposal depository, the bylaws, rules or regulations of which prohibit or prevent the Proposer from considering any proposal from any subcontractor or material man, which is not processed through that proposal depository, or which prevent any subcontractor or materialman from proposing to any contractor who does not use

the
facilities of or accept proposals from or through such proposal depository;

7. That the Proposer did not, directly or indirectly, submit the Proposer’s proposal price or any breakdown thereof, or the contents thereof, or divulge information or data relative thereto, to any corporation, partnership, company, association, organization, proposal depository, or to any member or agent thereof, or to any individual or group of individuals, except to the City of Torrance, or to any person or persons who have a partnership or other financial interest with said Proposer in its business.

8. That the Proposer has not been debarred from participation in any State or Federal works project.

Dated this ____ day of ________________, 20_____.

_____________________________________

(Proposer Signature)

_____________________________________

(Title)

43 x-01
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES New Parking Structure at
Transit Regional Center
City of Torrance
RFP No. B2025-28
16 January 2026
44 ATTACHMENT 4
01 MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES Owner's Representative Services for Planning, Design, and Construction of a New Parking Structure Located at Transit Regional Center

City of Torrance
Purchasing Division
RFP No. B2025-28
16 January 2026

1. Vendor Response - Section III Forms 04

2. Affidavit Form - Attachment A 13

3. Firm Overview 15

4. Description of Services 18

5. Team Qualifications & Key Personnel 24

6. Relevant Experience 32

7. Project Understanding & Approach 37

8. Wage Rates 53
Appendix 56
MOCA
SYSTEMS, INC.

MOCA
SYSTEMS, INC.

MSI
MSI
45 02
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES 16 January 2026
City of Torrance
Purchasing Division
3031 Torrance Blvd.

Torrance, CA 90503
RE: RFP No. B202528 - City of Torrance New Parking Structure Located at Transit Regional Center | Owner's Representative Services To Whom It May Concern:

MOCA Systems, Inc. (MOCA) is honored for the opportunity to propose on this critical project for the City of Torrance and to support the City in delivering a new state-of-the-art parking structure at the Torrance Transit Regional Center (TTRC) as your Owner's Representative. We understand what an integral role the new parking structure will play in the TTRC and the overall development of the larger Transit Center campus and, as such, the importance of building a parking structure with design integration, safety, accessibility and sustainability in mind. MOCA shares the City's commitment to provide a forward-thinking parking structure for a more environmentally sustainable and accessible future in the safest and most cost effective manner, and we firmly believe we are the highest-qualified team to deliver this project with all of these requirements.

MOCA is a unique Owner's Representative firm with extensive experience providing project and construction management on some of the most complex public projects in the country. As experts in public projects, we understand the importance of safeguarding public investment and the City's interests and, as a team led by licensed architects and contractors, we understand the complete process of design and construction and will be your partner throughout the life of a project. From conception to completion, our seasoned team of experts has an unrivaled track record of delivering projects on time, on budget, and with all the owner's requirements. Our expertise is demonstrated through our:

1. Experience in design-build delivery: MOCA has found great success with project implementation using both traditional and progressive Design-Build delivery methods. We understand the advantages and risks with design-build and are veterans in navigating challenges throughout the process. At present, our proposed MOCA team is working to deliver the City of Burbank a new library, civic center, and parking structure using the progressive design- build delivery method. MOCA has also successfully delivered a host of other public projects using design-build, including the 10th and O Street Building in Sacramento, California, the Minnesota Senate Office Building in St. Paul, Minnesota, and six K-12 schools within the Park City School District in Park City, Utah.

2. Successful construction management of parking, transportation, and civil infrastructure: Our MOCA team has vast experience managing the construction of various types of parking and civil infrastructure, including large-scale above and below grade parking structures, such as our recent work on the State of California New Capitol Annex Building Parking Structure in Sacramento, California, and the Minnesota State Capitol Parking Structure in St. Paul, Minnesota. MOCA's demonstrated track record of efficiently and successfully delivering parking structure projects is notably exhibited in the design-build delivery of the State of Minnesota's four-level structure in less than a year and a half.

We recognize that the City has already made great strides in establishing an award-winning transit system and, as such, it would be a privilege for MOCA to partner with the City in its vision of creating a safe, accessible and sustainable transit system for its residents and transit users. We sincerely appreciate the opportunity to bring our expertise to the City and look forward to collaborating with you to deliver this significant project.

Sincerely,
Houston Drum, AIA, LEED AP
Vice President | Project Executive
(760) 954-5884
MOCA SYSTEMS, INC.
210 PROGRESS, SUITE 240
IRVINE, CA 92618
(949) 264-8129
mocasystems.com
MOCA
SYSTEMS, INC.

MOCA
SYSTEMS, INC.

MSI
MSI
46 03
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES 1 Vendor Response -
Section III Forms
47 48
49 50
51 52
53 54
55 05
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES 2 Affidavit Form -
Attachment A
56 57
07 MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES 3 Firm Overview
58 15
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES

FIRM OVERVIEW

FIRM OVERVIEW
MOCA Systems, Inc. (MOCA) is responsible for some of the nation's most significant public projects, and is the leader in intelligent construction design, planning and management.

We provide innovative services and technologies for Owners, designers, and contractors to create execution plans, manage the construction process in real time, and ensure projects are on time and on budget, from conception to completion. We believe the alignment of quality, scope, cost, risk, and schedule is critical to the success of our clients and their projects.

With over 120 employees and 10 offices throughout the United States, including an office in Southern California , MOCA provides capabilities that improve how design and construction is delivered.

MOCA is a nationally recognized Owner's Representative firm providing visionary project definition, leadership, and management. Our approach is highly collaborative, focusing on partnering with our clients to deliver their complete expectations, on time and on budget.

OUR SERVICES
MOCA offers a comprehensive suite of services including:
• Early Project Definition
○ Visioning Workshops
○ Test Fits and Feasibility Studies
○ Programming and Needs Assessments
○ Master Planning
○ Performance Criteria
○ Conceptual Design
○ Bridging Documents
• Owner's Project Management
• Construction Management
• Project Controls
• Schedule Management
• Cost Engineering
• Economic Services
• Facilities Condition Assessments
In addition to our services offerings, we developed Touchplan®, our premier construction planning platform that ensures everything outlined in the master schedule is meticulously executed daily, enhancing communication and collaboration on the job site.

SALT LAKE CITY, UT

SAN ANTONIO, TX

HOUSTON, TX

NICEVILLE, FL

MINNEAPOLIS, MN

ARLINGTON, VA

BOSTON, MA

SACRAMENTO, CA

IRVINE, CA

KANSAS CITY, MO
MOCA Systems, Inc.
59 16
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES

FIRM OVERVIEW
Southern California
As locals, we are fully committed to the responsible development of Southern California and helping owners deliver projects that have a lasting impact.

LOCAL PRESENCE
MOCA’s Southern California office, located in Irvine, is a part of Southern California’s creative community, bringing fresh thinking and trusted expertise. Whether helping an owner envision a new building or reinventing an existing landmark, our aim is to make Southern California an even better place to live and work.

Our Southern California office founder and Vice President, Houston Drum, is a native Southern Californian. Houston was raised in Southern California, he is an alumnus of Cal Poly Pomona and UCLA, and he has practiced his entire career here. Houston loves, cherishes, and understands the Southern California culture and context.

MOCA Southern California Office Location | 210 Progress, Suite 240, Irvine, CA 92618

NATIONAL RESOURCES
For over 25 years MOCA has helped owners deliver some of the most technically complex and politically significant projects across the United States. It is truly our team members and subject matter experts that enable us to continue to deliver at such a high level. At MOCA, we embrace collaborative teams that utilize the best experts for each project. As a national firm with professionals located across the United States, we are able to have a strong local presence and also harness expertise across the firm. We are committed to being an invaluable resource for every Owner and to deliver the best possible outcome on every project.
60 17
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES 4 Description of Services
61 18
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES

DESCRIPTION OF SERVICES

OUR DESIGN AND CONSTRUCTION PROCESS
As an Owner, there are numerous hurdles when designing and constructing your asset. MOCA provides comprehensive project management assets to help Owners navigate the design and construction process and tackle problems when they arise.

MOCA helps you select the best design and construction
teams available and reduces risk by continuously reinforcing your mission, vision, organizational requirements, institutional concerns, and operational expectations. While advocating for your interests, we collaborate with contractors, architects, engineers, local authorities, and other project stakeholders to meet the goals of your projects.

We work together to ensure configuration of the design, quality, materials, and components meet the project guidelines.

We ensure the Owner’s vision and scope remain intact and help inform the decision-making process throughout the life of the project. We take our in-depth knowledge of design and construction and pass that expertise on to the Owner’s team. We have in-depth knowledge of various commercial
construction projects and excel at politically sensitive projects.

We serve as your eyes and ears on a project to ensure that the project team remains aligned with your requirements, budget expectations, and schedule needs.

WE PLAN DELIBERATEL Y TO EXECUTE QUICKL Y
We take the time to understand what matters most to our clients and it starts with our Vision Workshops and Planning Charrettes. We guide you through the procurement and design process by meeting with all stakeholders and interested tenant groups to involve them in the planning process. This is the time when we learn and document the subtleties that are essential to achieve consensus. This process gives us the tools we need to create an achievable and realistic comprehensive program plan.

HISTORY OF PROVEN RESULTS
92% of our projects are completed on-time, on-budget, and within scope and Owners get:
5% more delivered space
7% – 10% overall cost savings
8% – 10% shorter project schedules
100% quality expectations delivered

MOCA Services aims to represent you and what you value in your project as an Owner and ensure that your vision is realized through the results.

Owner's Project Management
Salt Lake City Public Safety Building
Salt Lake City, Utah
62 19
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES

DESCRIPTION OF SERVICES
Seasoned Experts in Public Projects
Since our inception, MOCA has been leading the industry in helping institutions and government agencies envision and deliver significant public projects throughout the United States.

PUBLIC PROJECT DELIVERY
The majority of the projects we do at MOCA are public
projects for governmental public agencies. Given the number of stakeholders typically involved and the scrutiny public projects endure from the general public, we understand that public projects are inherently complex and challenging to manage. We are seasoned experts at developing projects with full transparency while keeping the process moving along through strategic stakeholder and public engagement. Too often, public projects can get hung up in endless debate and circular direction leading to a stalled project. Our MOCA team has a demonstrable track record of navigating these complex public processes and building consensus to ensure the project continues to move forward toward being realized, through a smooth and transparent process.

Right: Salt Lake County District Attorney Office Building and Parking Garage - Downtown | Salt Lake City, Utah
Below: Salt Lake County District Attorney Office Building - West Jordan | Salt Lake City, Utah
63 20
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES

DESCRIPTION OF SERVICES
MOCA is seasoned in managing collaborative and alternative delivery methods, such as traditional design-build, progressive design-build, P3 (public private partnership), and construction manager at risk (CMAR).

COLLABORATIVE DELIVERY
In today's climate of inflated costs, schedule pressures, and legal complexities, many owners look toward collaborative delivery methods, such as design-build, P3, or CMAR. Each of these delivery methods offers advantages and disadvantages, and each has variations in how they can be structured. MOCA has extensive experience in each of these methods and helps owners navigate the nuances of collaborative delivery methods.

DESIGN-BUILD OVERSIGHT AND MANAGEMENT
MOCA has found great success in the implementation of both traditional and progressive Design-Build delivery methods.

Design-Build is a unique delivery structure that offers several advantages from a schedule, budget, and efficiency standpoint.

We help owners navigate this unique delivery strategy which has the design team contracted directly under the general contractor. Our design-build projects are always structured to ensure the process is still highly collaborative and fully inclusive of the owner, design team, and contractor every step of the way.

Below: Working with the State of California and the Department of General Services (DGS), MOCA served as Owner's Representative on the 10th and O Street Building in Sacramento, CA, which utilized the Progressive Design-Build delivery method for the project.

Design-Build Experience
64 21
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES

DESCRIPTION OF SERVICES
Kimley-Horn is widely recognized throughout the parking industry as a leader in community parking management processes, innovative technology and operations approaches, and creative solutions to support the needs of the communities we serve.

Founded in 1967, Kimley-Horn is a full-service, multidisciplinary planning and engineering consulting firm with more than 9,700 employees in 147 offices nationwide, including 10 Southern California offices such as our Los Angeles and Orange County locations. With this support network, we are not only a trusted parking consultant, but also a resource for transportation, smart cities, circulation, and asset management issues. Our parking specialists are part of a team of planners and engineers who address the full range of land use and transportation issues. We tailor solutions that efficiently meet your needs today while laying groundwork for anticipated growth.

To quote one of our clients: "Kimley-Horn has been a valued consultant for the expansion of the UNLV Tropicana Parking Garage. Their expertise and desire to do the very best for their clients was very apparent on this project and others they have worked on over the years. Every question, need, or concern is always immediately addressed with the utmost professionalism." ~Tad McDowell, University of Nevada, Las Vegas Director of Business Affairs, Parking and Transportation Services.

Below: University of Nevada, Las Vegas Transit Center Parking Garage | Las Vegas, Nevada Kimley-Horn Services
65 22
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES

DESCRIPTION OF SERVICES
MOCA + Kimley-Horn
MOCA has brought on Kimley-Horn (KH), who will act as our subject matter expert in Transportation, Parking, and Civil Engineering for the City of Torrance New Parking Structure at the Transit Regional Center (TTRC). With the combined expertise and strengths of MOCA and KH, we are confident our team can deliver your project to completion with the highest level of client service and satisfaction.

Kimley-Horn is a nationwide consulting firm, with ten offices located in the Southern California area. For over 50 years, KH has been providing design and construction services to cities, counties, and communities, across the country. KH is known for its industry leading transportation services and wealth of integrated parking and mobility experience. KH's team consists of parking specialists, such as our team's lead parking consultant Blake Clamp, who can address all aspects of parking and transportation issues.

As MOCA's consultant, Kimley-Horn will offer its comprehensive parking garage engineering expertise throughout all phases of the project. KH will work closely with MOCA and the City of Torrance to ensure all aspects of delivering a cost-effective, efficient and long-lasting parking garage are considered.

Above: Knowledge Park Deck B | Rock Hill, South Carolina | Kimley-Horn During the procurement phase, KH will assist in developing any parking related RFP content and evaluation criteria for the Design-Builder. KH will also work with MOCA to review conceptual designs and submittals. During the design phase, Kimley-Horn's expertise will be leveraged through the review and advisement on specific parking-related equipment, systems, and design elements, to ensure the selected team meet the City's needs. During the construction phase, KH will review garage related RFIs, submittals, and change orders. They will provide quality assurance on-site as needed and may contribute to MOCA's deliverables and reporting.

Throughout the life of the project, MOCA will bring the expertise in design, construction and project management for design- build projects, and Kimley-Horn will bring a deep understanding of parking, transportation, and civil infrastructure. This strategic alliance will ensure we deliver you a project on time, within the established GMP , and equipped with all of the City of Torrance's parking requirements.
66 23
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES 5 Team Qualifications
and Key Personnel
67 24
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES

TEAM QUALIFICATIONS AND KEY PERSONNEL
We have assembled a best-in-class team of experts to serve the City of Torrance to fully deliver a new parking structure at the Torrance Transit Regional Center (TTRC). Each team member we have brought onto our team was hand-selected for their significant experience in all the scopes of services set forth in the RFP .

Our team will be led by our MOCA Vice President and Project Executive, Houston Drum, AIA, DBIA, LEED AP . Houston is a Southern California native and a member of the American Institute of Architects (AIA) and a Certified Design-Build Professional (DBIA). He fully understands the integrated and collaborative process to deliver through Design-Build. He has over 17 years of experience envisioning, designing and delivering award-winning public projects beloved by the users and the communities they serve. As part of the Long Beach Civic Center Redevelopment, Houston completed two projects for the City of Long Beach utilizing the design-build delivery method, including the Billie Jean King Main Library and Parking Garage and the Long Beach City Hall and Port Headquarters Buildings and Parking Garage. Currently, Houston is leading the New Burbank Library and Parking Structure project which is being delivered through progressive design-build.

Houston also has significant experience working on public parking and transportation projects. Prior to working at MOCA, Houston was an architect with Skidmore, Owings & Merrill (SOM) where he lead the design team for the 10 West Walnut Office Building and Parking Garage, which included a 1,350 stall 3-story shared use below grade parking structure to serve office , retail and residential tenants. He also led the 8500 Sunset Residences and Parking Garage project. This mixed-use development project consisted of a 3-story below-grade parking structure.

Houston's expertise and unwavering commitment ensures each project is delivered on time, on budget, and with all the project requirements. Houston has a hands-on style, working closely with the client and guiding the project team. He keeps an eye on the larger picture and guides the client and team to make holistic and informed decisions.

Min Pan, AIA, Senior Project Manager, will be the primary point of contact throughout the duration of the project. Min will serve as the day-to-day liaison between the City of Torrance and the MOCA team over the entire project life cycle, ensuring clear communication, goal alignment, and seamless execution.

Min will support Houston in the management of the project and will be dedicated to your project from conception through completion. He is a seasoned architect with significant experience in public projects.

Roles and Responsibilities
Min has successfully delivered numerous complex projects, such as the LA x Airport Police Facility and Parking Structure.

Delivered through progressive design-build, this 950-stall garage was designed to accommodate a range of specialty vehicle sizes, with clear separation between fleet and civilian parking and a speed ramp configuration that supports rapid dispatch and efficient emergency response.

Min and Houston started working together over nine years ago at SOM, and have since collaborated on several major projects, including the New California Capitol Annex Building and Below Grade Parking, the Billie Jean King Main Library and Parking Garage, and the Long Beach City Hall and Port Headquarters Buildings and Parking Garage. As long time colleagues, Min and Houston have developed a seamless working relationship that ensures each project is delivered on time and on budget.

MOCA has also strategically engaged Kimley-Horn (KH), our Transportation, Parking, and Civil Engineering Consultant to act as our subject matter expert throughout the life of the project.

Led by Blake Clamp, PE , and his team, we are confident that KH's expertise will add critical value to the project team to ensure industry best practices are applied and adhered to.

Blake is a structural engineer and parking consultant with over 13 years of experience. He has worked with clients for both design services as well as owner's representative services.

Blake will act as KH's main point of contact throughout the life of the project. Blake has been involved with conceptual planning and design for parking structures, parking functional layouts, development of technical specifications, permitting, construction, and failure analysis of building systems.

As part of the Knowledge Park Deck C project (design-build) in Rock Hill, South Carolina, Blake worked with his KH team as the lead design consultant and provided parking, structural, and MEP/FP engineering design services. Blake was an integral team member for the 5,500-stall Sacramento International Airport (SMF) Terminal B Parking and Revenue Control System project, which is under construction and being delivered through design-build.

Kimley-Horn will work in tandem with MOCA to ensure the TTRC parking structure meets the aspirational, programmatic, schedule, and budget goals of the City.
*After review of the Q&A responses, we understand the City of Torrance is interested in having a special inspector be a part of the Owner's Representative team. As the requirements for this inspector were not explicitly written, we would like to select this individual/firm that will fulfill the specialty inspector collaboratively with the City to ensure that the needs of the role are met with the appropriate level of expertise.
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MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES Houston Drum is an architect and Vice President in MOCA’s Southern California office and Continuous Alignment™ practice, with over 17 years of experience focusing on a wide range of markets including civic, government, cultural, adaptive reuse, and parking structures.

Over the course of his career, he has designed and executed some of the most notable and complex projects in the United States. Houston is committed to envisioning and delivering projects that inspire the public, are functional and meet the needs of his clients and the users, are efficient, and are completed on-time and on-budget. Houston brings a rigorous attention to detail that leaves no stone unturned and a spirit of collaboration that fully involves the client throughout the entire process.

SELECT PROJECTS
New California Capitol Annex Building and Below Grade Parking | CMAR Sacramento, California | Completion 2027 | 538,000 sf | $1.1b | 150 Stalls The New Capitol Annex Building, deemed "The People's House," not only represents the highest level of architecture achievable in our time, but also honors California's history as reflected in the national landmark building and its neo-classical architecture. As part of the Capitol Complex, the development includes a 150-stall below-grade parking structure with double-height stackers to serve the State Legislature and the Governor.

New Burbank Library and Parking Structure | Progressive Design-Build Burbank, California | Completion 2029 | $25.8m | 310 Stalls The new parking structure for the City of Burbank will provide 310 parking stalls to support the new Central Library and Civic Center. Planned to be delivered through a progressive design build process, the project will serve both visitor and City staff parking needs, with an emphasis on safety, clear way-finding, and operational efficiency, while incorporating active ground floor programs such as a City staff gym, ceramic studios, and book lockers to enhance the pedestrian experience and integrate the garage into the surrounding civic and downtown context.
*Billie Jean King Main Library and Parking Garage | Design-Build Long Beach, California | 2019 | 93,500 sf | $60m | 390 Stalls As part of the Long Beach Civic Center Redevelopment, the LEED Platinum Billie Jean King Main Library acts as the "front door" to the revitalized Lincoln Park. The building's program provides a flexible and welcoming environment, enhancing user accessibility and staff efficiency. The lightweight mass timber building was built on top of an existing 1970's below grade concrete parking structure that was retrofitted to serve as public visitor parking.
*Long Beach City Hall and Port Headquarters Buildings and Parking Garage | Design-Build
Long Beach, California | 2019 | 504,000 sf | $335m | 420 Stalls The Long Beach City Hall and Port Headquarters buildings are the defining elements of the Long Beach Civic Center master plan that revitalizes 22 acres of the city's downtown area by creating a vibrant, mixed-use district. Identical in mass and proportion, the new City Hall and Port Headquarters are designed to symbolize transparency and accessibility in both form and function, and visually connect the interiors to the outdoors. The civic complex includes a new below grade parking garage that serves City and Port staff.

EDUCATION
Master of Architecture, University of
California Los Angeles
Bachelor of Architecture, Cal Poly
Pomona

YEARS EXPERIENCE
17+

LICENSES/CERTIFICATIONS
Registered Architect: CA, UT, AZ, SC
DBIA Certified Professional
LEED Accredited Professional

PROFESSIONAL AFFILIATIONS
Member: Design-Build Institute of
America (DBIA)
Member: American Institute of
Architects (AIA)
Member: United States Green Building
Council (USGBC)
*Project from previous employer
Houston Drum AIA, DBIA, LEED AP
Project Executive | Vice President

TEAM QUALIFICATIONS AND KEY PERSONNEL
MOCA
SYSTEMS, INC.

MOCA
SYSTEMS, INC.

MSI
MSI
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MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES

TEAM QUALIFICATIONS AND KEY PERSONNEL
*10 West Walnut Office Building and Parking Garage | CMAR Pasadena, California | 2021 | 233,000 sf | $123m | 1,350 Stalls This LEED Gold five-story Class-A creative office complex features a split-core plan and an exposed concrete structure, creating large open office spaces with daylight on all sides.

The building features large floor-to-ceiling glass and natural materials such as brick, concrete, and wood to create a warm and inviting environment. The development includes a 3-story shared use below grade parking structure to serve office tenants, retail patrons, and residents.
*8500 Sunset Residences and Parking Garage | CMAR
West Hollywood, CA | 2017 | 473,240 sf | $97m | 300 Stalls 8500 Sunset is a transformative mixed-use project at the heart of the world-famous Sunset Strip. The two-acre development is comprised of two eight-story towers, offering a total of 190 residential units above a large retail podium and an open air plaza. The project draws on the neighborhood's cultural legacy to create a hub of activity, bringing together a mixture of uses and increasing the site's density to promote a more sustainable model of urban living. The residents are served by a 3-story below-grade parking structure.
*1 Hotel West Hollywood and Parking Garage | CMAR
West Hollywood, CA | 2017 | 388,000 sf | $113m | 350 Stalls At the heart of the iconic Sunset Strip, perched at the foot of the Hollywood Hills, 1 Hotel West Hollywood creates a new urban public space with an ambitious art program that's integrated into a full-service boutique hotel. The two-tower complex includes two restaurants, a private rooftop lounge, pool deck, lobby bar, public space, and a variety of meeting areas. The hotel includes a 3-story below grade parking structure that services hotel guests and retail patrons of the Sunset Strip.

Missouri State Capitol Complex New Senate Garage
Jefferson City, Missouri | Completion 2028 | 600 Stalls The master plan proposes a five level Senate Garage with approximately 600 parking spaces to support the Capitol campus and the public. The garage leverages the site’s natural topography to provide separate access points for members and the public, with dedicated entry levels and elevator cores.

Designed to recess into the hillside, the structure incorporates an internal speed ramp and remains largely out of view from the Capitol, preserving the integrity of the historic grounds and key vistas.

South Carolina Capitol Complex Parking Garage
Columbia, SC | Completion 2029 | 2,000 Stalls
The parking planning is an integral part of the long term development of the Capitol Complex. The scope includes
modification and expansion of the existing garage into a fully underground facility to support the expanded Senate and House buildings. The plan also includes a new off-campus parking structure to support relocated state agencies, along with a new visitor parking structure.
*2500 Cedar Springs Mixed-Used Development
Dallas, Texas | Completion 2029 | 2,500 stalls
A new vibrant 1.3-million sf, three tower mixed-use development in Uptown Dallas. The project consists of a 300-unit residential tower, a 450,000 sf office tower, a 200-key hotel and 125 unit condo tower, as well as a 6-story below grade parking garage accommodating 2,500 vehicles. The glassy towers are designed to float above a pedestrian scaled podium that frame a central open space.
10 West Walnut Parking Garage
Pasadena, California
Houston Drum (at SOM)
70 27
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES Min Pan is an architect and Senior Project Manager in MOCA’s Southern California office and Continuous Alignment™ practice, with over 10 years of experience taking projects from conception to completion. He specializes in complex public projects that demand the highest level of execution. Min is a long-term California resident with an international background, and he has extensive experience delivering high-profile projects such as the Long Beach Civic Center and the State of California New Capitol Annex Building. With a rigorous, detail-oriented approach, Min ensures that all aspects of a project - technical, design, and execution - are thoughtfully considered.

His ability to think holistically and to lead collaborative teams enables him to navigate challenges while delivering high-quality solutions.

EDUCATION
Master of Architecture, Southern
California Institute of Architecture
Bachelor of Engineering, Nanjing
University

YEARS EXPERIENCE
10+

LICENSES/CERTIFICATIONS
Registered Architect: CA

PROFESSIONAL AFFILIATIONS
Member: American Institute of
Architects (AIA)
*Project from previous employer
Min Pan AIA, LEED GA
Senior Project Manager

TEAM QUALIFICATIONS AND KEY PERSONNEL

SELECT PROJECTS
New Burbank Library and Parking Structure | Progressive Design-Build Burbank, California | Completion 2029 | $25.8m | 310 Stalls The new parking structure for the City of Burbank will provide 310 parking stalls to support the new Central Library and Civic Center. Planned to be delivered through a progressive design build process, the project will serve both visitor and City staff parking needs, with an emphasis on safety, clear way-finding, and operational efficiency, while incorporating active ground floor programs such as a City staff gym, ceramic studios, and book lockers to enhance the pedestrian experience and integrate the garage into the surrounding civic and downtown context.

*LAX Airport Police Facility Parking Structure | Progressive Design-Build Los Angeles, California | 2021 | 950 Stalls | $40m
This new facility for the LA x Police Department is designed to support public safety and security at one of the world’s most important airports. Targeting LEED Gold certification, the project consists of a 200,000 sf headquarters with an enclosed practice range, a secure training courtyard, and parking for 950 vehicles. The parking structure is designed to accommodate a range of specialty vehicle sizes, with clear separation between fleet and civilian parking and a speed ramp configuration that supports rapid dispatch and efficient emergency response.

*Long Beach City Hall and Port Headquarters Buildings and Parking Garage | Design-Build
Long Beach, California | 2019 | 504,000 sf | $335m | 420 Stalls The Long Beach City Hall and Port Headquarters buildings are the defining elements of the Long Beach Civic Center master plan that revitalizes 22 acres of the city's downtown area by creating a vibrant, mixed-use district. Identical in mass and proportion, the new City Hall and Port Headquarters are designed to symbolize transparency and accessibility in both form and function, and visually connect the interiors to the outdoors. The civic complex includes a new below grade parking garage that serves City and Port staff.

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MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES New California Capitol Annex Building and Below Grade
Parking | CMAR
Sacramento, California | Completion 2027 | 538,000 sf | $1.1b | 150 stalls
The New Capitol Annex Building, deemed "The People's
House," not only represents the highest level of architecture achievable in our time, but also honors California's history as reflected in the national landmark building and its neo-classical architecture. As part of the Capitol Complex, the development includes a 150-stall below-grade parking structure with double- height stackers to serve the State Legislature and the Governor.

*301 Capitol Mall Parking Structure
Sacramento, California | 2018 | 1100 Stalls | $55m
As part of the mixed use high rise development, the parking garage is an approximately 1,100 stall multi level facility integrated into the podium, serving office, residential, retail, and visitor uses. Vehicular access is provided from 3rd Street, 4th Street, and L Street to support efficient circulation and distributed entry points. The garage is designed to accommodate mixed user groups, coordinate with the tower core, and support active street frontages through residential liner units and retail edges, reinforcing a walkable and pedestrian oriented downtown environment.

TEAM QUALIFICATIONS AND KEY PERSONNEL
LAX Airport Police Facility Parking Structure
Los Angeles, California
Min Pan (at Skidmore, Owings & Merrill)
72 29
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES Blake is a structural engineer and parking consultant experienced in providing design services for new parking facilities as well as serving as owner's representative. His responsibilities include project management of multidisciplinary design teams, engineering analysis, and design of new facilities, condition assessment and restoration of existing facilities, field investigations, and report preparation. Blake has been involved with conceptual planning and design for parking structures, parking functional layout and planning, development of technical specifications, permitting, construction, and failure analysis of all aspects of building systems. He has experience leading multidisciplinary teams for clients ranging from private entities to public agencies and delivering projects on time and under budget.

SELECT PROJECTS
University of Nevada, Las Vegas (UNLV) Transit Center Parking Garage | Design-Build Las Vegas, Nevada | Ongoing | 1,500 Stalls | $50M
Kimley-Horn partnered with UNLV to provide owner's representative and professional design services for the design-build bridging documents for the UNLV Transit Center Parking Garage. This six-level facility, designed to accommodate approximately 1,500 vehicles, features ground-floor shell space for future office and retail use—supporting campus growth and enhancing mobility. As part of Kimley-Horn's role, they conducted a thorough traffic access study, recommending intersection improvements to optimize campus circulation as part of the project.

Sacramento International Airport (SMF) Parking and Revenue Control System | Design-Build
Sacramento, California| Ongoing | $230M
Kimley-Horn provided owner's representative and professional design services to inform the design-build bridging documents for the new Terminal B parking garage at Sacramento International Airport. Our team provided site civil, traffic, structural, and parking design services for the 5,500-stall parking garage. Through development of the design-build criteria document, Kimley-Horn worked collaboratively with various stakeholder groups to develop a criteria document package which allowed the owner to achieve their desired number of parking spaces while also sparking creativity of the proposers.

Spartanburg Government Center Parking Garage | CMAR
Spartanburg, South Carolina | Ongoing | 1,000 Stalls | $30M Kimley-Horn was selected to provide structural engineering, parking consulting, MEP/fire protection (FP) engineering design services for a new 1,000 stall precast parking garage in Spartanburg, South Carolina. The Spartanburg Government center garage is a six-level precast concrete structure wrapped with wood framed multifamily which connects underground to a new administration building. This complex project involved tight coordination between multiple owners, general contractors, and design teams all working on separate elements of the project.

EDUCATION
Bachelor of Science, Civil and
Environmental Engineering,
University of South Carolina

YEARS EXPERIENCE
13 LICENSES/CERTIFICATIONS
Professional Engineer in
Arizona #83764
South Carolina #34585
Kansas #27474

PROFESSIONAL AFFILIATIONS
American Institute of
Architects, Member
International Parking and
Mobility Institute, Planning, Design,
and Construction Committee Member
Urban Land Institute, Member
Blake Clamp PE
Structural Engineer and Parking Consultant

TEAM QUALIFICATIONS AND KEY PERSONNEL
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MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES

TEAM QUALIFICATIONS AND KEY PERSONNEL
Grain District Parking Garage | CMAR
Spartanburg, South Carolina | 2025 | 640 Stalls | $30M
Kimley-Horn provided structural engineering, parking consulting, and MEP/FP engineering design services for a new 640 stall precast parking garage in Spartanburg, SC to support event parking at the newly constructed minor league baseball
stadium. The project includes ground level conditioned retail space with an independent roofing system, complex vehicular movements, and event management coordination.

White Street Parking Garage
Rock Hill, South Carolina | Ongoing | 365 Stalls | $10M Kimley-Horn was selected as the lead design consultant for the White Street Parking Garage for the City of Rock Hill, South Carolina. In addition to leading the design team, Kimley-Horn provided civil, parking, structural, and MEP/FP engineering design services. This 365-stall facility serves public users coming to the downtown area to shop, dine, and play. Working directly with the City of Rock Hill, Kimley-Horn worked to ensure all of the City's requirements were met and that the design was delivered on time and under budget.

Knowledge Park Deck C | Design-Build
Rock Hill, South Carolina | 2024 | 464 Stalls | $10M
Kimley-Horn was selected as the lead design consultant for the Knowledge Park Deck C parking garage by a private developer in Rock Hill, South Carolina. In addition to leading the design team, Kimley-Horn provided parking, structural, and MEP/FP engineering design services. This 464-stall facility serves private users of an adjacent apartment complex within the Knowledge Park development.

Knowledge Park Deck B | CMAR
Columbia, South Carolina| 2023 | 663 Stalls | $14M
Kimley-Horn was selected as the lead design consultant for Parking Deck B in the Knowledge Park development. Deck B is 5 levels (ground + four elevated) of precast concrete construction with 663 parking spaces, ground level retail, and a bus depot with fleet bus charging stations. The deck will serve patrons to the Knowledge Park district, office patrons at the Lowenstein building, and will act as event parking for the Rock Hill Sport and Event center. The ground-level retail consists of 14,000 square feet of leasable retail spaces covered with a steel frame and TPO roof system underneath the precast parking structure.

Knowledge Park Deck B
Columbia, South Carolina

ADDITIONAL PROJECTS
Spartanburg Judicial Parking Garage
Spartanburg, South Carolina | 2021 | 582 Stalls | $12M
Greenville County Square Admin Parking Garage
Greenville, South Carolina | 2023 | 1,021 Stalls | $25
244 Perimeter Parking Garage
Atlanta, Georgia | 2022 | 453 Stalls | $13m
Freed Street Parking Garage | CMAR
Columbia, South Carolina| 2022 | 657 Stalls | $9M
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MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES 6 Relevant Experience
75 32
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES Minnesota State Capitol Parking Structure
RELEVANT E x PERIENCE
St. Paul, Minnesota
When faced with the urgent need to replace hundreds
of lost parking spaces, our team responded with a
swift and innovative design-build solution, delivering
a modern parking structure at a scale unprecedented
for the Capitol Complex.

Client
State of Minnesota
Completion
2014
Budget
$14.5m
Project Size
532 parking stalls
Delivery Method
Design-Build
Within just 16 months, MOCA managed the project team to complete a four-level facility with over 530 stalls, seamlessly integrated into its surroundings while enhancing accessibility for employees, visitors, and stakeholders. The project includes EV charging stations, secure contract parking, and public parking, ensuring flexibility for diverse user needs. Despite a challenging site constrained by adjacent buildings with sensitive equipment and major streets that remained open throughout construction, the team overcame logistical and engineering hurdles to deliver on time and within budget.

Designed in less than three months, the final solution reflected the priorities of multiple stakeholder groups. It respected the architectural context of the campus, preserved key sightlines, and incorporated sustainable stormwater management. With no option to connect directly to the sewer system, the team devised a creative retention solution integrated into the pedestrian plaza, transforming a regulatory requirement into a value-added amenity. This project demonstrates our ability to deliver complex, high-profile parking structures under tight timelines, while balancing functionality, sustainability, and design excellence. We are prepared to bring the same expertise, innovation, and commitment to your project.

MOCA
SYSTEMS, INC.

MSI
MSI
76 33
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES New Burbank Library and Parking Structure
RELEVANT E x PERIENCE
Burbank, California
The City of Burbank has engaged MOCA to plan and
deliver a purpose-built parking structure for the new
Central Library and Civic Center through progressive
design-build, with a focus on quality, safety, and long- term value.

Client
City of Burbank
Completion
Ongoing - 2029
Budget
$185m (Overall)
$25.8m (Garage)
Project Size
310 Parking Stalls
Delivery Method
Progressive Design-Build
The proposed parking structure completes the Civic Center Master Plan and is intended to serve the entire block by supporting both visitor and City staff parking needs. MOCA collaborated early with the City’s Planning Department and consultant team to evaluate parking demand through traffic and parking studies, ensuring the structure is appropriately sized, operationally efficient, and aligned with the broader downtown development vision.

The structure is planned with a focus on safety, clear signage, and flexibility to accommodate future needs, including expanded EV charging and photovoltaic integration. Screening elements, green walls, and landscape enhancements are incorporated to integrate the garage into the surrounding urban fabric and enhance the user experience. Vertical circulation elements are designed to be efficient, well lit, and highly visible, supporting intuitive way-finding and pedestrian orientation. Active ground floor uses facing the new Central Library, such as a gym, ceramic studios, and book lockers, are planned to activate the building frontage and enhance the pedestrian experience.

MOCA
SYSTEMS, INC.

MSI
MSI
77 34
MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES RELEVANT E x PERIENCE
Sacramento, California
Kimley-Horn provides owner's representative and
professional design services to inform the
design-build bridging documents for the new Terminal
B parking garage at the Sacramento International
Airport.

Client
Sacramento International
Airport (SMF)
Completion
Ongoing
Budget
$230M
Project Size
5,500 Stalls
Delivery Method
Design-Build
Our team has provided site civil, traffic, structural, and parking design services for the 5,500-stall parking garage. Through development of the design-build criteria document, Kimley-Horn worked collaboratively with various stakeholder groups to develop a criteria document package which allowed the owner to achieve their desired number of parking spaces while also sparking creativity of the proposers.

PROJECT UNDERSTANDING AND APPROACH
Project Understanding
The City of Torrance is uniquely situated with direct access to major highways, such as the Pacific Coast Highway, I-405 (one of the busiest highways in the nation) and I-110, connecting vital population centers and economic hubs, such as Orange County, San Fernando Valley, Pasadena and Downtown
Los Angeles, and serving major ports and LA x (one of the largest and busiest airports in the world). This strong regional connectivity makes the City, and more specifically the Torrance Transit Regional Center, a key transportation hub of Los Angeles County. As such, we recognize that delivering a new multi-level, 500+ stall parking structure is essential to supporting the City’s (and the broader region’s) long-term transit mobility.

We understand that the project will be completed in two phases, the Temporary Parking Lot (Phase 1) and the Permanent
Parking Structure (Phase 2), and the selected Owner’s
Representative firm (Owner's Rep) will focus on Phase 2. The Owner's Rep must take the 30% complete design documents and take it through to full build-out using Design-Build delivery method, ensuring alignment between the City’s vision, scope, schedule and budget, and ensuring accountability and
transparent communication with the City and all stakeholders.

The key project drivers include, but are not limited to:

Operational Continuity: As an active transit facility, continuity of operations and seamless transition is critical, emphasizing the importance of coordinating with the Owner's Rep for Phase 1.

Design Integration: All components must be coordinated to support multimodal circulation for enhanced functionality.

Accessibility: The parking structure must serve all users, including people with disabilities, low-income users, and seniors (who make up a significant portion of the City’s population).

Sustainability: Steps must be taken to reduce environmental impacts and promote energy efficiency and sustainable
transportation, including EV charging, solar-ready infrastructure and stormwater improvements.

Public Safety: The parking structure must adhere to the highest standards of quality and regulatory requirements as well as include components that prioritize user safety.

Strategic Vision: The plan and budget must be strategically developed to guide future investments and infrastructure in order to safeguard public investment and the City's interests.

We understand that the City is recognized for its award-winning transit system and MOCA would be honored to partner with the City in its visionary mission to alleviate congestion and improve public transportation in California, and to provide its residents with a safe, accessible and sustainable public transit system, with long term operational performance.
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MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES

PROJECT UNDERSTANDING AND APPROACH
MOCA's unique approach to project delivery creates trusting relationships and demonstrative results. The construction process is complex, and problems like schedule and budget slippages can happen early if the project team is not aligned.

MOCA uses a time-tested approach known as Continuous
Alignment™ to ensure the project team is on the same page from early onset, which is critical to delivering a project on time and on budget.

As your owner's representative, we will be with the City of Torrance every step of the way, from procurement to project completion and closeout. It is our job to facilitate collaboration among key participants and technical experts, ensuring
transparent communication and aligning expectations. We will host frequent meetings with you, the design-builder, and key consultants. By having all project experts at one table, we can examine your project from every perspective, mitigating mistakes and oversights, while strengthening design and delivery decisions, and ensuring the project work stays within the agreed upon GMP .

Our team structure based on inclusive collaboration provides the best platform for quality control, and is one of our highest priorities from the very beginning of a project. Our oversight will begin with the procurement of the design-builder. We will assist your team in procuring and selecting the most qualified entity to deliver your project. During the design phase, we will work closely with the design-builder in proactive design management including design reviews at each key milestone. We monitor the project with careful scrutiny through construction and project closeout. We will be present on site every day throughout construction, working closely with your contractor, inspectors and consultants, and are actively involved during punch list activities.

Throughout the life of your project, we can identify and manage project risks through budget monitoring and schedule tracking.

We use platforms such as Projectmates and Smartsheet to document and track these issues early on, developing resolution strategies as any issues arise. We will provide the City with monthly budget and schedule reports, ensuring transparency and fostering collaboration for needed corrections or problem solving. As a team that is experienced and properly managed, MOCA can deliver you a high quality parking structure that aligns with your City's needs.

Project Approach
Murray City Hall
Murray, Utah
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MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES

PROJECT UNDERSTANDING AND APPROACH
Traditional Process CONTINUOUS ALIGNMENT™
Full Scope
<1%
Success
On Schedule
Over
Schedule
Over
Budget
Less
Scope
On Budget
On Schedule On Budget
Full Scope
92%
Success

OUR UNIQUE PROCESS
MOCA is a unique Owner's Representative firm due to our proprietary process for early project definition and project management, called Continuous Alignment™.

Continuous Alignment™ is a process developed by MOCA that works from the very beginning of the project to make sure that the project is holistically and clearly focused on delivering the full scope, schedule, and budget. Under the traditional process these elements are not aligned, and less than 1% of projects succeed. However, using our Continuous Alignment™ process, we have delivered large, complex and politically sensitive projects on time and on budget 92% of the time with all the Owner's requirements. Continuous Alignment™ is a collaborative process that not only delivers the project but builds trust and respect between all parties involved. We have utilized this process on all of our completed and in-progress projects, and it is especially useful on Design-Build projects where collaboration is inherent but the speed and required integration of the delivery model necessitate leadership and robust central communication.

Traditionally, the Owner of a project is allowed to pick only two of the three elements – scope, schedule, or budget. The contractor gets to control the other. The Owner is paying for all three, so why should the Owner not get to have a say in all three!?
To address this reemerging issue and deliver the project that meets the owner objectives, we developed a pre-design process that aligns the scope of the project with the schedule and the budget. We then manage the design and construction process to stay in that alignment – Continuous Alignment™.

Our proprietary process was developed to deliver all the Owner's expectations while eliminating uncertainty with cost, schedule, budget, and quality.

PROJECT UNDERSTANDING AND APPROACH

PROCUREMENT OF THE DESIGN-BUILDER
MOCA is seasoned in procuring and managing collaborative and alternative delivery methods, including design-build (DB), and has extensive experience structuring procurement and selection processes, including writing the Requests for Qualifications (RFQs) and Requests for Proposals (RFPs). We initiate the process by typically facilitating presentations for the project to industry partners to attract the top Architecture, Engineering, and Construction (AEC) firms. Simultaneously, MOCA will review any existing project documentation including the 30% design documents produced by Partner Engineering. We will then work closely with the City of Torrance to craft the design-build RFP and help manage the selection process, including conducting firm interviews. Once the preferred teams are identified, we will manage the negotiation process including fees and contract language, along with key personnel from the City.

One of the risks with a design-build procurement process, is not getting the absolute best qualified firms for each respective discipline. It is common in any design-build project that teams are locked-in very early and fully loaded with exclusive consultants to maintain a competitive advantage. This means you could wind up with the best architect, but a weaker contractor, or a great architect and contractor but perhaps the structural engineer from another team was better suited.

Additionally we have found that many cities put extremely onerous qualifications in place that are difficult to comply with, forcing unwanted teaming partnerships or knocking some of the better consultants out of the running too early.

We help navigate these issues with you to ensure that your procurement process leads to the very best team in all
disciplines, so that you get the project outcome you are paying for.

There are a few strategies we recommend implementing in the design-build procurement process:
• Communicate early and often with the design and
construction industry what the intended procurement timeline and qualification requirements will likely be, to give design- build teams time to formulate appropriate partnerships.

These teaming choices are big decisions for firms to make and we want to facilitate a process that gets the best teams to pursue the project.
• Strike a balance in the qualifications requirements. While it is important to weed out the less-qualified firms, putting too restrictive of qualifications can all but ensure that very qualified firms will not be able to pursue the opportunity.

• Leave the critical subconsultants and subcontractors open-ended. We can provide language in the RFP that
asks design-build teams to recommend multiple qualified consultants subcontractors (structural engineer, concrete subcontractor, etc.), allowing you, the owner, to have input on those selections after the design-builder is awarded the project.

Pre-Design and Procurement Support
Below: Our process for procurement of the Design-Builder for the TTRC parking garage project begins with fully understanding your vision and your progress on the project to date. We will work closely with the City to craft the procurement documents and process to ensure you select the best possible team to deliver your project.
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RFP PROPOSAL EVALUATION & CONTRACT NEGOTIATION
In addition to developing RFQ/P's and structuring procurement processes, MOCA has significant experience in managing
the proposal evaluation and contract negotiation process. As we have completed numerous design-build projects and are intimately familiar with the benefits as well as the potential risks (and mitigation strategies), we are able to help craft the selection process to provide the best procurement outcome.

In order to reap the significant benefits of design-build, it is imperative the selection process favors those who know how to deliver through design-build and understand the collaborative structure of the process.

We will work with the City of Torrance on complex project components to help refine the proposal scoring requirements and develop the interview format to ensure you are able to determine which teams not only have the proper experience, but also the collaborative mindset needed for DB to succeed. Upon determining the preferred DB team, we will work with their team, the City of Torrance, and each party's legal counsel to negotiate the contract terms and finalize the fee proposal and detailed scope of services.

We have found the primary risks for the Owner in Design- Build are the tendency for teams to not fully include the Owner in every aspect of the design process, the potential for quality drop, and the ability for the architect to reject work since they work directly under the contractor. It is imperative that the contract language and design management process is structured to form a collaborative and inclusive team environment, protect you from quality drop, and that expectations are made that the architect must have the ability to control quality by rejecting non-conforming work.

PRE-DESIGN AND PROCUREMENT DELIVERABLES
• RFQ/P for DB procurement and attachments
• Review of the 30% Design Documents
• Weekly Reports
• Monthly Reports
• Meeting Minutes
Above: MOCA has extensive experience in Design-Build and fully understands both the benefits and risks of this delivery method. We will help the City navigate the nuances of design-build to ensure the best possible outcome while protecting the City's interests. 86 43
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PROJECT UNDERSTANDING AND APPROACH

COLLABORATIVE WORKSHOPS
Once the design-build team has been procured, we begin every project's design phase with a series of collaborative design workshops that involve the City's internal departments, the owner's representative, and the DB team. These workshops are facilitated by MOCA and cover a wide variety of topics from site planning, to plan reviews, to building systems, to parking planning, and everything in between. Our goal with these workshops is to ensure that all issues and approaches are considered, with all the experts at the same table.

We have found great success in having all stakeholders involved together, in allowing the scope, functional and aspirational requirements, budget and schedule to all be in alignment from the beginning. At the completion of the collaborative scoping phase, we will have a project scope that aligns with the agreed upon GMP and schedule.

REVIEW OF CONCEPTUAL DESIGNS AND COST
MOCA will work closely with the design-build team to review Partner Engineering's 30% design documents, site assessments, and any other supporting pre-design work. We will ensure the concept design memorializes all the preferred approaches developed with the stakeholder team.

We will also assess the current state of the project budget in its entirety and evaluate the proposed contingencies and allowances. We will begin to offer value engineering recommendations and provide oversight as the GMP continues to develop.

DESIGN MANAGEMENT
As the team moves into design development, MOCA will work closely with the design-build team as they progress beyond the 30% design documents. We will monitor the scope and ensure the project stays within the desired budget as the team refines the design and coordinates the structural system and building systems. Kimley-Horn will assist MOCA with reviewing and advising on specific equipment and systems such as such as parking guidance systems, security and safety technology, and EV chargers. Their expertise will ensure the design has clear space allocation and efficient circulation for vehicles as well.

At each major milestone, MOCA will provide a thorough review of all drawings and specifications to ensure the project is being developed in accordance with the City's established vision. We will work with you and the DB team to establish a GMP that aligns with design, and maintain cost transparency throughout the remainder of design documentation and construction.

We will be working closely with the construction team during early design phases to understand construction sequencing and long lead items such as utilities. One of the advantages to having the contractor involved early is it allows us to minimize schedule risk and begin enabling work earlier in the process to ensure we stay on pace with the anticipated completion date.

We understand the City has procured a CEQA consultant directly for this project. We have significant experience in CEQA and the entitlement process and will work closely with the City and the CEQA consultant to ensure the project moves forward while adhering to the environmental review process established by the City.

Design Management
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MATERIAL SELECTION AND MOCK-UPS
We will work closely with the design-build team to select finishes and materials and review those with the City
stakeholders. It will also be critical for Kimley-Horn to review materials to ensure they meet all parking structure performance criteria. Once materials are selected, we will identify with the design-builder what mock-ups the owner would like to have during construction. They can range from material, to enclosure, to finish mock-ups.

As a team led by licensed architects, with significant experience in the design and delivery of parking structures and buildings, MOCA has a deep passion for high-quality craftsmanship for all of our clients. We have found that mock-ups provide a way to confirm finishes, uncover constructibility issues, and prevent mistakes in the field prior to installation. The best mock-ups are used to inform the design, construction and installation methodologies. On many projects, we request certain design- build trades to be brought on early, to bring their expertise to the design and detailing process, and ensure cost certainty.

Bottom: On the State of California New Capitol Annex Building and Below Grade Parking, MOCA had the contractor perform concrete and shotcrete mock-ups, which presented a full scale practice run, set the quality standard, tested materials and methods, trained the installation crew, and reduced risk and rework.

DESIGN MANAGEMENT DELIVERABLES
• Collaborative Scoping Workshop Summary Report
• Design review memo on the Design Builders 60% Design Package
• Design review memo on the 90% Design Package (if GMP is negotiated at 90% Design)
• List of Required Permits (required prior to groundbreaking) • Comments on Design Builders’ Guaranteed Maximum Price • Weekly Reports
• Monthly Reports
• Meeting Minutes
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CONSTRUCTION DOCUMENTS & RFIS
As the project moves into construction documents and
permitting, we will conduct constructibility reviews and continue to ensure the project remains in alignment with the GMP . At this stage in the process, the design-builder may begin to mobilize on site preparations for the new structures such as utilities, excavation, and other enabling work.

With the help of Kimley-Horn, MOCA will actively review the drawing sets. We will review the drawing set and specifications prior to submitting for permit or issuing for construction. We have found these 'extra sets of eyes' prove to be invaluable in minimizing Requests for Information (RFIs) and preventing mistakes in the field.

To protect the best interests of the City of Torrance and the project design, our team will work closely with the contractor as they are developing their approaches to installation methods and techniques such as crane selection, mobilization plans, and truck hauling routes.

Above: MOCA provided daily on-site observation on the New Capitol Annex Building during construction.

CONSTRUCTION PHASE MANAGEMENT
Throughout the construction phase, we will coordinate closely with the City, design-builder, and other project team members through regular meetings to ensure smooth procedures, timely progress, and effective scheduling. We will also collaborate closely with your Commissioning Agent, to facilitate system testing, verification, and documentation, ensuring that all building systems function as intended. We will develop and maintain a detailed operational schedule that outlines realistic activity sequences, labor and material allocations, and timelines for processing shop drawings and long-lead items. At every stage, we will monitor progress and safety, promptly identifying any variances and recommending adjustments to keep the
project on track. Our transparent approach means that all coordination—including periodic observations, clarifications with the architect, and the logging of contractor submissions—will be documented and communicated with detailed reports to the City, ensuring that you the Owner stay informed every step of the way.

Construction Oversight
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SCHEDULE REVIEWS
MOCA has expertise in scheduling and planning tools, policies, and procedures for developing, managing, maintaining, and controlling project schedules. Our team provides schedule management services for government, education, and
commercial projects.

During construction, MOCA will regularly monitor the
construction schedule and track deviations from the original baseline. As any schedule or delay claims arise, our team will thoroughly review and audit the proposed claim from the contractor. While we treat the contractor with fairness, we will analyze and report on the schedule to ensure the City of Torrance is protected from false or misguided claims.

COST CONTROL
MOCA will also advise on cost control during the construction phase. We will review subcontractor submissions, participate in procurement discussions, monitor and review payment
applications and assess change orders addressing costs that have been submitted for consideration.

It is common in design-build for the contractor to shift budgetary allocations around as unforeseen issues arise in one area. As an example, the contractor might incur additional costs due to unexpected costs during excavation, and they would therefore need to pull funds from another budgetary bucket such as exterior screening to ensure staying on budget and under the fixed-limit of construction cost. We call this "quality drop", when the project stays on the budget but the owner is not getting the best value for that budget.

Throughout construction, we will be tracking how the contractor shifts funds around to cover these types of issues, to ensure the City of Torrance is kept apprised and can make informed decisions regarding changes. We will also issue weekly change order logs, which will track the progress on any open change management items.

Below: For the New Capitol Annex Building, MOCA provided schedule auditing services to fully review the contractor's schedule and provide a second set of eyes. This auditing ensured the accuracy of the schedule and limited change orders due to errant schedule extension.
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BUDGET MANAGEMENT
Beyond construction costs, MOCA will develop and manage a holistic project budget inclusive of all of the City's soft costs using a project management software called Projectmates. We utilize this sophisticated budget software to not only allocate funds to specific categories, but to also intelligently track how funds have been shifted around as decisions are being made. Projectmates allows our team to track your project expenditures, exposures, and contractual commitments, as well as identify potential vulnerabilities. Using Projectmates, we will provide the City a monthly budget update.

QUALITY MANAGEMENT
MOCA will provide oversight of the DB Team's Quality
Assurance/Quality Control Plan process during the construction phase. We will perform daily reviews of the construction process to ensure adherence with the project contract
documents and provide a weekly electronic log of construction activities that will be maintained and transmitted to the City of Torrance including photo and narrative documentation regarding construction progress and corrective actions. MOCA will coordinate with the City and the DB team in a collaborative fashion to ensure that all quality control/quality assurance requirements are implemented in a timely fashion.

In addition to quality oversight of the design phase, MOCA will also provide ongoing quality review services for the evaluation of construction activities, such as building system trades coordination, installation and sequence planning, and building envelope and interior construction.

INSPECTIONS
MOCA will also provide field inspection coordination throughout construction. We will act as the lead contact for the inspection and geotechnical consultants and act as the conduit of
information from the inspection team to the City and the DB Team. We will work with your DB and inspector to ensure scheduled inspections align with the project schedule. We will also monitor any inspections or testing that fall under the design-build team. We will review inspection and site visit reports and will confer with the DB team and the City on any found deficiencies.

CONSTRUCTION OVERSIGHT DELIVERABLES
• Weekly Reports
• Weekly Observation Reports
• Monthly Reports
• Schedule Reports
• Budget Updates
• Final Report
• Meeting Minutes
• Change Order Logs
Below: With the help of Projectmates cost tracking feature, MOCA can manage your project budget in its entirety with intelligent history.
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PROJECT UNDERSTANDING AND APPROACH

COORDINATION AND REGULATORY MEETINGS
MOCA will work closely with the design-build team to ensure they are pursuing options in a holistic manner, considering cost and schedule for every potential idea. As your Owner Representative, we will investigate all ideas and provide all the information required for you to make informed decisions that you can feel confident in moving forward with.

MOCA will provide support to the City of Torrance to ensure strong and coordinated communication between the DB
team, the owner, internal City departments, and other project consultants. We will also provide project update meetings to the City as needed, and any other executive level individuals with interest in the project.

We will host regulatory meetings to encourage collaboration and build consensus. This allows each party to contribute to the direction of the project in an inviting forum. For each meeting, a weekly agenda will be developed, and meeting minutes will be kept and distributed prior to the next meeting.

PROJECT MANAGEMENT AND REPORTING
Our team is committed to complete transparency for the City of Torrance Parking Structure project. MOCA and Kimley Horn will provide regular updates to keep the City appraised of the project status including key milestones, budget, schedule, scope, risk assessment, and any concerns or issues that arise. All items that are recorded in a formal report will first be communicated to the City verbally to ensure there is owner approval on the report data before finalizing. All reports will be developed in a succinct and clear format.

MOCA uses Projectmates, a project management software, to manage our projects holistically. Projectmates allows you, the owner, to see all of your project information and data in one place. Projectmates is equipped with a dashboard overview of your project, a comprehensive budget tracking tool, and a schedule feature where we can track the project schedule and milestones. We can also track project risks and manage your projects invoicing and change order process with the software platform. Projectmates is capable of producing meeting
minutes and reports of all types.

WEEKL Y REPORT

At the end of each week, MOCA will provide the City weekly progress reports to demonstrate any project changes that impact or may potentially impact the budget or schedule. Each potential issue will be clearly documented and summarized to include the change, the reason for the change, and the strategy to mitigate the change. MOCA will evaluate each potential change and provide a summary of potential impacts to the cost or schedule. MOCA will also disclose any critical issues or concerns that may have arisen that week. Additionally, as the project enters construction MOCA will also distribute a weekly observation report summarizing all progress and activity on the construction site to keep the City informed. Any areas of concern will be highlighted and discussed in the next weekly owner, architect, contractor (OAC) meeting.

MONTHL Y REPORT
For each active Task Order, MOCA will develop a month
progress report that will include:
• Task number
• Task coordinator
• Task title
• The authorized expenditure
• Dates of the working period
• Total dollars invoiced to date
• Task order percent completion
• Percent of authorized task order cost invoiced to date • Original and approved completion date of each task order by the design-builder
The report will contain an executive summary describing the work accomplished, work left to remain, and the estimated completion date.

FINAL REPORT
At the end of the project completion and our contract, MOCA will develop a comprehensive final report that outlines and summarizes all Owner Representative team efforts and
outcomes for all work delivered on the project, from conception to completion. Each effort and task will contain a description of the end results for each task.

Project Controls and Reporting
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PROJECT UNDERSTANDING AND APPROACH

RECORD DRAWINGS
Throughout the construction phase, MOCA will ensure the DB team is updating the documents to reflect the revisions through RFIs and bulletins, and the conditions being built in the field are captured. At the completion of construction, MOCA will request record drawings from the DB team and share these with the City for records and for the operations and maintenance team.

OWNER MOVE-IN ASSISTANCE

Once substantial completion is achieved, our Owner move-in assistance ensures a seamless transition to final occupancy by addressing all outstanding issues and coordinating final closeout tasks. We will direct the architect to prepare a detailed punch list of incomplete or unsatisfactory items and then closely monitor the contractor’s efforts to resolve them.

In parallel, we will coordinate with City personnel to inspect utilities, operating systems, and equipment for readiness, assist with initial set-up, testing, and staff training, and oversee the commissioning process.

PROJECT CLOSE-OUT
Upon final completion, we will secure all required
documentation, transfer keys, manuals, and records, facilitate the issuance of occupancy certificates, and finalize all administrative closeout activities. Additionally, we will conduct an 11-month warranty check to ensure all systems are working appropriately prior to any warranty expiration.

PROJECT CLOSE-OUT DELIVERABLES
• Final Report
• Record Drawings
• Final Documentation Transfer
Project Closeout
Below: During the Murray City Hall project, MOCA worked closely with the contractor and City personnel throughout the verification of punch list activities. We also assisted the Owner with furniture and department move-ins and saw the project through closeout. 93 50
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PROJECT UNDERSTANDING AND APPROACH
Optional / Additional Services
In addition to all of the aforementioned abilities that address the scope of services outlined in the RFP , MOCA offers a number of additional services should the City be interested in utilizing our expertise. We are seasoned veterans in full Owner’s Representative services including facility/land evaluation and test fitting, project space programming, master planning, conceptual design and bridging, cost engineering, economic advisory, and facilities condition assessments.

SITE EVALUATION, PROGRAMMING AND TEST -FITTING
MOCA has expertise in developing detailed project programs including space planning, test-fitting, and system requirements, to ensure the size and scope of the building are in alignment with budget from the onset. Test fitting the program allows us to understand the potential layout of a building on a unique site, as well as take into account other user specific issues such as circulation, security, and adjacencies, all of which can have a significant impact on the size and budget.

MASTER PLANNING
Our experienced team helps you assess your needs and
develops master plans that guide the future design team's work. We develop master plans through a series of highly intensive and collaborative workshops with owner project leadership to identify high-level master plan goals including spatial, functional, and aspirational requirements, and research and analyze the existing conditions including site, circulation, context, parking, and building facilities. These short term and long term comprehensive, strategic, and facilities master plans create a holistic design/planning vision and execution strategy for multi-project developments, campuses, and institutions.

DESIGN GUIDELINE DOCUMENTS
MOCA has extensive experience developing design guidelines that can be provided to future project teams. We have found it critical that guidelines be developed in order to ensure future development is designed in a way that is cohesive across all future project sites. Design guidelines are developed to provide this level of consistency but also maintain flexibility for each design team, giving them appropriate room to develop their unique vision within a unified system.

CONCEPTUAL DESIGN AND BRIDGING
Our in-house Continuous Alignment™ team is comprised entirely of licensed architects and design professionals, each with an extensive award-winning design background. Our team has the capability to develop complete Concept Design and Bridging Documents packages to fully validate the project program and Owner's goals. By developing a project to this level of completion prior to onboarding the architect and contractor, we have found it gives the ability to tighten the scope, budget, schedule, and aspirational goals, leading to more predictable results that ensure the Owner's vision is fully realized. Initiating Concept Design and Bridging Documents allows the owner an inexpensive way to vision a project in graphic form and capture all the project requirements before an architect is procured. As part of this process, we work with the owner and stakeholders to develop a complete set of conceptual plans and renderings that enables us to fully validate the project program, budget, schedule and design goals. The end result is a holistic vision and vetted program that can be more accurately priced.

COST ENGINEERING
At MOCA Services, our team of Certified Cost Professionals have extensive expertise preparing construction cost estimates at all project design and construction phases. Our unique capability is an efficient transition from parametric/conceptual estimate through the detailed design life cycle to enable Owners to administer a more effective execution of their programs and thereby reduce project costs and minimize risk.

ECONOMIC ADVISORY
MOCA Services offers a wide range of economic services to meet both individual project and portfolio needs to ensure your projects are economically viable and sustainable. They provide critical insights and analyses that guide investment decisions, assess project feasibility, and shape portfolio strategies, enabling stakeholders to make informed decisions and optimize resource allocation. By leveraging these services, construction projects can achieve better financial outcomes, mitigate risks, and align with broader economic trends and policies.

FACILITIES CONDITION ASSESSMENTS
MOCA offers our Digital Facilities Condition Assessment (FCA) service, where we manage the technical intricacies of FCAs.

Unlike traditional FCAs that rely on extensive physical document production and supporting communications overhead, Digital FCAs provide clients with an accessible, always-current, system- level view of the condition, requirements, and risks of the physical plant and all its component structures and systems.

This system-level perspective enables more accurate alignment with long-term capital planning, avoiding the inefficiencies of piecemeal upgrades and repairs and helping clients achieve cost-effective, sustainable improvements.
*For additional services requested, we will utilize the included hourly rates to develop our additional service fees. 94 51
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PROJECT UNDERSTANDING AND APPROACH

SCHEDULE OVERVIEW
At MOCA, we pride ourselves in our ability to think holistically with scope, budget, schedule, operations, and phasing to ensure all issues are aligned and working together. We understand the critical nature of maintaining operations of public facilities, such as a transit center. We will work closely with you to develop a detailed project plan and schedule that maintains critical operational services to the City, while completing construction as quickly as possible.

We understand based on the RFP that the City is initially considering the following timeline:

Design-Build Procurement Support
Q3-Q4 2026
Temporary Parking Lot Construction
Late 2026 - Early 2027
Permanent Parking Lot Construction
2027-2028

SCHEDULE ANAL YSIS
We have worked closely with owners to develop the best
possible strategies to maintain operations and condense construction schedules. Any time we can save will allow us to move more money into the facility, providing the City with the absolute best value. The schedule assumptions listed here are approximate based on our limited understanding of the project.

Our team will work closely with the City to refine the schedule during design.

Our proposed schedule begins right after the owner's
representative contract has been executed. Starting the six-month procurement process in Q2 of 2026 instead of Q3 will save the City three months of schedule time. We will then move into the design phase of the permanent parking lot. Although the temporary parking lot does not fall under MOCA's scopes of services, we recommend constructing this lot in concurrence with the design of the permanent lot. Once permitting for the permanent structure is secured, we have allocated 12 months to construction and closeout.

This proposed schedule leads to a final completion in June 2028.

SCHEDULE SUMMARY

PHASE OF WORK DURATION
Scope Validation and Procurement 6 Months
Design Phase
Design
Temporary Parking Lot (concurrent with design)
Permitting
9 Months
6 Months
6 Months
3 Months
Construction 12 Months
TOTAL
Projected Start Date
Projected Final Completion
27 Months
2 Yrs, 3 Mo.

WAGE RATES
Rate Sheet
MOCA Systems, Inc.

ORGANIZATIONAL LEVEL HOURL Y RATE
Executive Vice President $390
Vice President $310
Principal Project Manager $265
Senior Project Manager $230
Project Manager $180
Assistant Project Manager $145
Project Administrator $110
*Rates are effective through December 31, 2026 and will increase by 3% each year thereafter. *Our assumed monthly fee provided in the Section III forms is based on our proposed 27-month project schedule. Any scope required beyond 27 months for new projects can be billed at this same monthly fee, pending the evaluation of scopes of services and rate increases. *Our assumed monthly fee provided in the Section III forms includes the fee for an inspector, which MOCA will hire once we are contracted and have a greater understanding of the City's needs.
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WAGE RATES
Rate Sheet
Kimley-Horn

ORGANIZATIONAL LEVEL HOURL Y RATE
Analyst I $170
Analyst II $180
Professional $240
Senior Professional I $330
Senior Professional II $385
Senior Technical Support $310
Technical Support $180
Support Staff $160
*Rates are effective through December 31, 2026. Subject to annual adjustment thereafter *Internal Reimbursable Expenses will be charged at 5% of Labor Billings. External Reimbursable Expenses will be charged at 15% mark-up, or per the Contract.
*Sub-Consultants will be billed per the Contract
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MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES Appendix
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MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES David Hart is an architect and Executive Vice President of the Continuous Alignment™ practice, with over 40 years of experience in master planning; programming; program management; architecture; and the design of large, complex, and politically sensitive projects.

He has significant experience with public architecture, including public libraries, city halls, police departments, and civic centers. Prior to joining MOCA, he was the Executive Director of the Utah State Capitol Preservation Board. Having served as the facility Owner he is fully knowledgeable and acquainted with the needs that government Owners have. He provides this perspective while supporting the early stages and throughout the project.

SELECT PROJECTS
Minnesota State Capitol Parking Structure | Design-Build St. Paul, Minnesota | 2014 | 532 stalls | $14.5m (garage) The State of Minnesota was in urgent need to replace hundreds of parking spaces, and in just 16 months, MOCA was able to deliver a four level parking garage through design-build.

The project was designed in less than three months and reflected the priorities of all State stakeholders and upheld the integrity of the project site. The structure included EV charging stations, secure contract parking, and public parking.

New Burbank Library and Parking Structure | Progressive Design-Build Burbank, California | Completion 2029 | 310 stalls | $25.8m (garage) The new parking structure for the City of Burbank will provide 310 parking stalls to support the new Central Library and Civic Center. Planned to be delivered through a progressive design build process, the project will serve both visitor and City staff parking needs, with an emphasis on safety, clear way-finding, and operational efficiency, while incorporating active ground floor programs such as a City staff gym, ceramic studios, and book lockers to enhance the pedestrian experience and integrate the garage into the surrounding civic and downtown context.

New California Capitol Annex Building and Below Grade Parking | CMAR Sacramento, California | Completion 2027 | 538,000 sf | $1.1b | 150 stalls The New Capitol Annex Building, deemed "The People's House," not only represents the highest level of architecture achievable in our time, but also honors California's history as reflected in the national landmark building and its neo-classical architecture. As part of the Capitol Complex, the development includes a 150-stall below-grade parking structure with double-height stackers to serve the State Legislature and the Governor.

Salt Lake County Downtown District Attorney Office Building & Parking Structure | CMAR
Salt Lake City, Utah | 2018 | 281 stalls| $5.5m (garage) MOCA was selected to take over a failed first attempt by the County in designing a new facility for the County District Attorney. MOCA provided Owner's Representative and Project Management services for the design and construction of the Downtown District Attorney Office Building in Salt Lake City which consists of a parking garage equipped with 281 parking stalls, a dedicated bicycle storage room, two covered stair access, and an elevator.

EDUCATION
Master of Architecture, University of
Utah
Bachelor of Science, City Planning
and Urban Design and Geography,
University of Utah

YEARS EXPERIENCE
40+

LICENSES/CERTIFICATIONS
Registered Architect: UT, MO, CO, WY

PROFESSIONAL AFFILIATIONS
Fellow: American Institute of
Architects (AIA)
David Hart FAIA, NAC
Executive Vice President
APPENDI x | RESUMES
MOCA
SYSTEMS, INC.

MOCA
SYSTEMS, INC.

MSI
MSI
100
57 MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES APPENDI x | RESUMES
*Utah State Capitol and Parking Garages | Phase 1: Design- Build | Phase 2: CMAR
Salt Lake City, Utah | 2010 | 855 stalls| $525m (total project) The first phase of the Utah State Capitol consisted of the design and construction of new buildings in the east and west of the complex and a renovated center plaza with a 150 stall below grade parking structure. The phase also consisted of an additional structure, with 250 stalls below grade and 80 stalls at surface level. Phase two consisted of the Capitol restoration and base isolation as well as the construction of a 375 stall below grade parking garage.

Salt Lake City Public Safety Building | CMAR
Salt Lake City, Utah | 2012 | 460 stalls | $125m
The Salt Lake City Public Safety Building and Emergency Operations Center is a facility located in Downtown Salt Lake City. The facility was planned for multiple stakeholders, including the police department, the fire department and the City's emergency services. This facility is the first Net-Zero Energy public safety building in the country. The public safety building was equipped with a two story underground garage with 460 stalls.

State of Minnesota Senate Office Building | Progressive Design-Build
St. Paul, Minnesota | 2015 | 155,000 sf | $80m
MOCA helped the State of Minnesota identify how this project would support legislative goals and managed all aspects of the design and construction process for this building. Through progressive design-build, MOCA successfully delivered a state-of-the-art functional office space for the State Senate employees and staff. 4% of the project budget was saved and the project was completed three months ahead of schedule.

State of California Capitol Visitor's Center | Progressive Design-Build
Sacramento, California | Completion 2029 | 28,000 sf | $78.5m The Visitor Center is the prime entry point for all visitors, school children, and guests who visit the capitol to see the facility, experience its rich history, and learn about the State government. MOCA worked with the State of California to design a welcome center that acts as the building's hub and that offers visitors their own entry, alleviating congestion at other access points.

State of California 10th and O Street Building | Progressive Design-Build
Sacramento, California | 2021 | 472,600 sf | $434m
MOCA worked with the Department of General Services and the Joint Rules Committee to identify and deliver the ideal swing space for the California State Legislative and Executive branches of government. As part of the California Capitol Complex, MOCA had to ensure uninterrupted operations during the construction of the New Capitol Annex Building.

Park City High School Expansion | Progressive Design-Build Park City, Utah | 2025 | 154,700 sf | $50m
The addition to the existing Park City High School added 128,00 sf to accommodate 400 additional 9th grade students currently housed at Treasure Mountain Junior High. The north area of the site was reconfigured to provide additional staff parking and access to the back of house functions of the project. The addition provided another 20 parking stalls bringing the total to 538.

State of Minnesota Senate Office Building
St. Paul, Minnesota
101
58 MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES APPENDI x | RESUMES

SELECT PROJECTS
New California Capitol Annex Building and Below Grade Parking | CMAR Sacramento, California | Completion 2027 | 538,000 sf | $1.1b | 150 stalls The New Capitol Annex Building, deemed "The People's House," not only represents the highest level of architecture achievable in our time, but also honors California's history as reflected in the national landmark building and its neo-classical architecture. As part of the Capitol Complex, the development includes a 150-stall below-grade parking structure with double-height stackers to serve the State Legislature and the Governor. *Utah State Capitol and Parking Garages | Phase 1: Design-Build | Phase 2: CMAR Salt Lake City, Utah | 2010 | 855 stalls| $525m (total project) The first phase of the Utah State Capitol consisted of the design and construction of new buildings in the east and west of the complex and a renovated center plaza with a 150 stall below grade parking structure. The phase also consisted of an additional structure, with 250 stalls below grade and 80 stalls at surface level. Phase two consisted of the Capitol restoration and base isolation as well as the construction of a 375 stall below grade parking garage.

EDUCATION
Bachelor of Science, Construction
Management, Louisiana State
University

YEARS EXPERIENCE
30+

LICENSES/CERTIFICATIONS
State of UT - B100 - General Building
Contractor Qualifier
Paul Ernst
Construction Management Lead
Paul Ernst is the Construction Management Lead, with over 30 years of experience in facility and program construction management.

His experience in construction and project management includes new building construction, the renovation of existing buildings, building demolition, site work, and other facets of general building construction. He specializes in Progressive Design-Build projects including six recent schools with the Park City Unified School District.

His field experience and education enable him to produce quality work products while maintaining realistic budgets to meet clients’ expectations. Paul leads state and local projects for MOCA and is strategically involved in projects providing Owner’s Representative services.

MOCA
SYSTEMS, INC.

MSI
MSI
102
59 MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES APPENDI x | RESUMES
Ecker Hill Middle School Expansion | Progressive Design-Build Summit Park, Utah | 2025 | 97,400 sf | $32.3m
One of the Park City Schools District goals was to
accommodate the reorganization of the school to include grades six, seven and eight into the existing school to enhance learning opportunities for students. The expansion included a new CTE Community, two new learning centers, an expanded gymnasium and a cafeteria. PCSD desired new spaces that were as energy efficient as possible and incorporate green materials while working within the allotted budget limitations.

Jeremy Ranch Elementary School Expansion | Progressive
Design-Build
Summit Park, Utah | 2024 | 22,600 sq ft | $13.5m
Since 1982, Jeremy Ranch Elementary School has welcomed Pre-K-5 elementary school students. The addition was designed with energy efficient mechanical and electrical systems and is capable of staying below an EUI of 35. The interior of the building was also designed with materials to ensure the lifetime of the building is maximized, while creating a healthy and inviting space for its patrons.

Parley’s Park Elementary School Expansion | Progressive Design-Build
Snyderville Basin, Utah | 2025 | 23,000 sf | $10.9m
A master plan was developed for The Park City School District, addressing all six schools within the district. As a result of the master plan, Parley’s Park Elementary, which was originally constructed in 1980, received a 23,000 sf addition that supported the students and faculty continuous growth and changing needs.

Trailside Elementary School Expansion | Progressive
Design-Build
East Basin, Utah | 2025 | 10,500 sf | $5.9m
MOCA managed Trailside Elementary's expansion project
from the very beginning. The expansion included additional classroom and support space for pre-kindergarten functions, wraparound community service spaces, improved drop off
patterns, rework back of house access to improve student safety and mechanical/electrical work to support the
improvements.

McPolin Elementary School Expansion | Progressive
Design-Build
Park City, Utah | 2024 | 22,600 sf | $14.2m
As the owner's representative for the Park City School
District, MOCA managed and oversaw every stage of McPolin Elementary's expansion. The expansion included additional pre-kindergarten classrooms and additional service spaces focused on the community and meeting community needs.

Outdoor play space was constructed adjacent to the addition for the preschool's use as well.

Salt Lake City Public Safety Building
Salt Lake City, Utah
103
60 MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES Anna Lim is a project manager and licensed architect with 5+ years of experience in the industry. Her project experience spans master planning, mixed-use development, education, office, and media production studios mainly focused in the Southern California region.

Additionally, her professional background includes work as a Graphic Designer and Editor at publications specializing in architectural history such as Gulf Pacific Press, and as a Business Development & Public Relations Manager at Morphosis Architects. Originally from the Sacramento Valley, she holds a Bachelor of Science in Architectural Studies from the University of Southern California and a Masters of Architecture from the University of Pennsylvania.

SELECT PROJECTS
New Burbank Central Library, Civic Center & Parking Garage | Progressive Design-Build Burbank, California | Expected Completion 2029 | 310 stalls | $25.8m (garage only) A transformational project at the heart of Downtown Burbank defined by a new Central Library, Civic Center, outdoor plaza, and above-ground parking structure. The project advances Burbank's vision for a more modern and welcoming destination, celebrating learning and community.
*LA Mission College Bio-Science Lab Building | Design-Build Sylmar, California | 2025 | 18,000 sf | $13m
A new building to expand LAMC's East Campus and growing biotechnology programs, aiming to fill workforce gaps in the biomanufacturing industry. The project is aiming for LEED Platinum certification and includes labs, classrooms, supporting tech spaces, and integration with an existing surface lot of parking.
*1353 W Fulton St Mixed-Use Development | Design-Build
Chicago, Illinois | Completion 2026 | $140m
A 29-story tower in Chicago's Fulton Market neighborhood that will introduce ~300 residential units, retail, amenities, and an above-grade parking garage of ~115 spaces. *Lincoln Elementary School Renovation and Feasibility Study | Design-Bid-Build Long Beach, California | 2025 | 30,000 sf
A renovation of Lincoln Elementary School's existing buildings for MEP , HVAC, and related interior improvements, as well as a long-term feasibility study of the overall campus. The feasibility study considered demolition of existing portable structures, a new building, revitalized outdoor amenities, staff parking, and vehicular pick-up/drop-off options. *UCSB Phase II East Campus Housing Project | CMAR
Santa Barbara, California | Completion 2028 | 1,028,000 sf An infill and redevelopment for UC Santa Barbara's East Campus that will replace older residence halls and add ~1,280 new undergraduate beds to support students. Additionally, the project introduces amenities, protected bike paths, and outdoor spaces that integrate with an adjacent lagoon and coastline.

EDUCATION
M. Arch II,
University of Pennsylvania
Certificate in Real Estate Design
& Development, University of
Pennsylvania
B.S. Architectural Studies, University
of Southern California
B.S. Business Administration,
University of Southern California

YEARS OF EXPERIENCE
5+

LICENSES/CERTIFICATIONS
Registered Architect: CA

PROFESSIONAL AFFILIATIONS
American Institute of
Architects (AIA)
National Council of Architectural
Registration Boards (NCARB)
*Projects from previous employer
APPENDI x | RESUMES
Anna Lim AIA, NCARB
Project Manager
MOCA
SYSTEMS, INC.

MOCA
SYSTEMS, INC.

MSI
MSI
104
61 MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES APPENDI x | RESUMES
*Centro Westlake Mixed-Use Development
Los Angeles, California | 2022 - 2024 | 1,200,000 sf
A transit-oriented, mixed-use development planned above the Westlake-MacArthur Park Metro Station that will transform under-utilized land into a new neighborhood hub with ~670 residential units, ~300 hotel units, retail, office space, automated parking garage of 970 spaces, and extensive open space improvements tied to the existing transit plaza.
*Alameda Crossing Production Studios
Los Angeles, California | 2023 - 2024 | 364,000 sf
A production studio campus in the Arts District of Downtown Los Angeles planned on a roughly 9-acre site formerly used as a Greyhound bus terminal. The project includes sound stages, production support warehouses, retail, office, and an above- grade parking garage of ~720 spaces.
*2500 Cedar Springs Mixed-Use Development
Dallas, Texas | 2022 - 2024 | 1,400,000 sf
A major mixed-use development planned by Lincoln Property Company on a 4-acre site in Uptown Dallas, introducing three high-rise towers of office, apartments, hotel, and retail. The development is united by a shared ground level outdoor plaza and two levels of underground parking.
*Pok Ta Pok Resort Master Plan
Cancun, Mexico | 2024 | 3.5 acres
A large mixed-use development of 57 hectare on a former golf course in Cancun, Mexico, known as Pok Ta Pok. The master plan envisions luxury mid-rise condominium buildings, hotels, single-family homes, a retail shopping district, and various types of public open space. The project integrates a parking podium at the base of each building with adjacent eco-parks that help to mediate potential flooding.
*301 Ocean Drive Mixed-Use Development
Miami, Florida | 2024 | 280,000 sf
301 Ocean Drive is the first new condo project permitted in over a decade within the highly-exclusive township of Key Biscayne.

The 13-story development features ground-level luxury
retail, ~50 residential units of ~3,000 sf each, two levels of underground parking, and a lush outdoor landscape experience connecting the property to the oceanfront.
*Kaiser Permanente, 74 Pasadena Ave | Design-Bid-Build
Pasadena, California | 2023 - 2024 | 30,000 sf
A renovation of the existing lobby, corner retail space, exterior entry plaza, and exterior screening on an adjacent parking garage to improve public circulation, accessibility, and street- facing presence.

Pok Ta Pok Master Plan | Vehicular Bridge Above Eco-Park Cancun, Mexico
105
62 MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES Sherry is an experienced civil engineer with more than 20 years on major building projects throughout Southern California, including civic projects and educational facilities. She effectively interfaces with clients, supervises, coordinates work with other engineers and drafters, and is responsible for project design and production, overall project coordination, and construction administration. Sherry’s extensive background in architecture and construction management gives her a comprehensive understanding of design and construction.

This in-depth knowledge provides invaluable insight to engineering services, ultimately enhancing the project’s overall design and positively affecting the budget and schedule.

SELECT PROJECTS
LACCD, Pierce College, Parking Lot 6 | Lease-Lease Back Los Angeles, California | 2019 | 68 Stalls | $1.8M
Kimley-Horn's work for Parking Lot 6 included improvements to site grading and drainage, paving and horizontal control plan, and erosion control within the parking lot vicinity.

Specific enhancements covered ADA accessibility features, replacement of curbs, gutters, and sidewalks, irrigation upgrades, and the installation of a fire lane. Additionally, we performed site work such as constructing walkways, stairs, ramps, and masonry walls to support accessibility and safety throughout the parking lot area.

Cedars Sinai Marina Del Rey, Lincoln Parking Lot | Design-Bid-Build Marina Del Rey, California | 2019 | 98 Stalls | $4.8M
Kimley Horn provided civil, structural engineering, and landscape architecture services for a 98-stall parking lot near Cedars Sinai Marina Del Rey Hospital. Civil engineering covered grading, drainage, utility services, Low Impact Development (LID) design, paving, erosion control, Storm Water Pollution Prevention Plan (SWPPP) preparation, and off-site improvements to meet the City of LA Mobility Plan 2035 requirements. Structural engineering involved retaining walls, perimeter walls, and light pole footings.

SOCCCD, Saddleback College, Connector Road and Parking Lot B | Design-Build Mission Viejo, California | 2020 | 538 Stalls | $5.8M
Kimley-Horn provided on-site civil engineering service for 1,200 linear feet of new roadway connecting the existing Parking lot 5A to the College Drive East at north side of the new tennis courts, and a 538-stalls new Parking Lot 5B. The civil engineering design included grading, and drainage design, pavement design and horizontal control plan, erosion control, SWPPP preparation, existing utility conflicts verification, water quality management plans, hydrology/hydraulic calculations, ADA parking design and travel path upgrades.

SOCCCD, Saddleback College, Parking Lot 1, 7, and 7A Resurfacing Project | Design-Bid-Build
Mission Viejo, California | 2024 | 492 Stalls | $500K
Kimley-Horn provided civil engineering services for the Parking Resurfacing Project, which improved the safety and functionality of campus parking facilities, and the resurfacing of existing parking lots, addressing issues such as wear and tear, drainage, and accessibility.

Scope included civil engineering for grading and drainage. The project was completed in 2024.

EDUCATION
Master of Science, Civil Engineering,
University of California, Los Angeles
Bachelor of Science, Architecture,
Azad University of Art and
Architecture

YEARS EXPERIENCE
20 LICENSES/CERTIFICATIONS
Professional Engineer in
California #77729
Sherry Ranta PE
Civil Engineer
APPENDI x | RESUMES
106
63 MOCA SYSTEMS, INC. | RFP NO. B2025-28 | CITY OF TORRANCE NEW PARKING STRUCTURE AT TTRC | OWNER'S REPRESENTATIVE SERVICES Jeff brings more than 12 years of MEP engineering experience across municipal, industrial, healthcare, and federal facilities. He excels in HVAC systems and plumbing design, producing permit-ready documents, and coordinating with multidisciplinary teams. Jeff ensures compliance with LEED standards and federal codes like UFC and ASHRAE, integrating energy-efficient strategies into every project when applicable. His collaborative approach and technical precision deliver reliable, cost-effective solutions tailored to client needs, meeting stringent federal requirements while promoting sustainability and conservation.

SELECT PROJECTS
Anoka County, Government Center Parking Ramp
Anoka, Minnesota | Ongoing | 1,200 stalls
The seven-level, cast-in-place, post-tensioned structure was designed to support both employees and visitors, the ramp incorporates long-span structural framing, intuitive circulation, LED lighting, electrical vehicle (EV) ready infrastructure, and open - parking design features that reduce mechanical and fire protection system needs.

Tishomingo Event Center Parking Garage
Tishomingo, Oklahoma | 2024 | 450 stalls
Kimley-Horn was responsible for the design of the multi-level parking garage, including stairwells and elevators, parking layout and vertical clearances, and parking and access control systems.

Water Street Parking Garage
Dickinson, Texas | Ongoing | 230 Stalls | $4.5m
This 230-spot multi-level parking garage for the City of Dickinson acts as support of a future project development. Kimley-Horn was responsible for the design of the multi-level parking garage.

City of Scottsdale, Old Town Scottsdale Parking Garage | Design-Build Scottsdale, Arizona | Ongoing
Kimley-Horn is providing professional design services for the new Scottsdale Old Town Garage as part of the City of Scottsdale’s design-build delivery. Our work includes civil, structural, MEP , and related engineering services, as well as technical coordination. We are supporting the project from design through construction, delivering documents, resolving technical issues, and ensuring the garage meets city requirements, performance goals, and schedule expectations. Construction costs and contract terms remain confidential.

University of Wisconsin, Madison, Parking Garage Assessments Madison, Wisconsin | 2020 | 600 Stalls | $23.6m
Kimley-Horn conducted a predesign study for UW-Madison to investigate the potential scenarios for constructing a parking garage. This project included an ADA-complaint facility with 600+ parking spaces, including motorcycle, moped, and bicycle parking.

Features a 206,000-square-foot, three-bay, five-level parking facility, with north/south drive aisles.

EDUCATION
Bachelor of Science, Mechanical
Engineering, Bradley University

YEARS EXPERIENCE
12 LICENSES/CERTIFICATIONS
Professional Engineer in
California #41683
Montana #2018021259
Arizona #68987
Utah #12174873
Idaho #19986
Texas #140265
Florida #90923
Alabama #40539
Kentucky #37014
Louisiana #0046039
Arkansas #20546
Tennessee #125718
New Mexico #27374
Mississippi #32643
Washington #23027063
Oklahoma #34479
Nebraska #E-20547
Ohio #91099
Massachusetts #59492
Nevada #034595
Jeff Smith PE
Mechanical and Plumbing Engineer
APPENDI x | RESUMES
107
Salt Lake County Downtown District Attorney
Office Building and Parking Structure
Salt Lake City, Utah
Contact
Houston Drum, aia, dbia, leed ap
Vice President | Project Executive
[email protected]
O: (949) 264-8129
C: (760) 954-5884
MOCA Systems, Inc.
210 Progress, Suite 240
Irvine, California 92618
mocasystems.com
mocaservices.com
touchplan.io
MOCA
SYSTEMS, INC.

MOCA
SYSTEMS, INC.

MSI
MSI
108

Torrance City CouncilMarch 24, 2026

Torrance City Council
March 24, 2026