REQUEST FOR PROPOSAL

2026-RFP-063

ALESSANDRO ALLEY (WEST) RESIDENTIAL DEVELOPMENT

OPPORTUNITY

City of Palm Desert

73-510 Fred Waring Drive

Palm Desert, CA 92260

RELEASE DATE: October 1, 2026

DEADLINE FOR QUESTIONS: October 12, 2026

RESPONSE DEADLINE: November 2, 2026, 2:00 pm

RESPONSES MUST BE SUBMITTED ELECTRONICALLY TO:

https://procurement.opengov.com/portal/cityofpalmdesert

City of Palm Desert

REQUEST FOR PROPOSAL

Alessandro Alley (West) Residential Development Opportunity

1. Background and Introduction

2. Notice Inviting Proposals

3. Development Scope and Requirements

4. Requests for Clarification

5. Content and Format of Proposal

6. Selection Process

7. Evaluation Criteria

8. Submittal Requirements

9. General Conditions

10. Protests

Attachments:

A - Alessandro Alley 4 Lots - Appraisal Report

B - Alessandro Alley 3 Lots- Appraisal Report

Request For Proposal #2026-RFP-063 Title: Alessandro Alley (West) Residential Development Opportunity

1. Background and Introduction

1.1. Summary

The City of Palm Desert (“City”), together with the Successor Agency to the Redevelopment Agency of the City of Palm Desert (“SARDA”), as applicable, invites qualified residential developers, builders, and development teams to submit qualifications and development proposals for the disposition and development of six vacant parcels located generally along San Antonio Circle, San Clemente Circle, and

Alessandro Drive in Palm Desert, California.

The City seeks a qualified respondent or respondents capable of delivering high-quality residential development that is compatible with the surrounding neighborhood, responsive to local market conditions, and consistent with applicable zoning, General Plan policies, and development standards.

The offered properties consist of four SARDA parcels and two City parcels. The SARDA parcels are located generally at 44870 San Antonio Circle/San Clemente Circle and are identified as APNs 627-071-

067, 627-071-069, 627-074-014, and 627-071-068. Together, these four parcels contain approximately

51,835 square feet, or 1.19 acres. Individual parcels range from approximately 0.14 to 0.42 acres, and two of the four parcels are contiguous.

The two City parcels are located generally at 44889 San Clemente Circle and are identified as APNs 627-

071-065 and 627-071-070. These parcels are noncontiguous and together contain approximately 23,522 square feet, or 0.54 acres, subject to City verification.

The combined six-parcel opportunity contains approximately 75,357 square feet, or 1.73 acres, subject to City verification. All six offered parcels are vacant, have reported street access, and are reported to have utilities available to the sites, subject to independent verification by respondents. Final ownership, legal descriptions, title matters, parcel areas, and parcel grouping will be confirmed during the disposition process.

APN 627-071-071 is excluded from this solicitation and will be retained by the City. Respondents must not assume access, parking, utilities, construction staging, open space, or other project rights across the retained parcel unless expressly authorized by the City in a future written agreement.

Additional property information is provided in Attachment A — Land Appraisal Alessandro Alley (West).

The appraisal materials are provided for informational purposes only and do not replace respondent due diligence or independent verification. Any reference in those materials to APN 627-071-071 does not include that parcel in this solicitation.

The City may consider proposals for all six offered parcels as a combined development opportunity, either identified parcel group, or individual parcels. Respondents must clearly identify the parcels included in their proposals and explain how the proposed development remains coherent, feasible, and compatible with the surrounding neighborhood if fewer than all six parcels are proposed.

This Request for Proposals (“RFP”) requests qualifications and development concepts only at the initial proposal stage. Respondents must not submit proposed purchase prices, financing evidence, proof of funds, earnest money deposits, or other financial offer terms with their initial proposals. The City may request financial capacity information, a proposed purchase price, and other business terms only from respondents advanced to a subsequent review, negotiation, or disposition stage.

This RFP does not constitute an offer or commitment to convey any property. No respondent will acquire rights to the properties unless and until final transaction documents are approved by the applicable governing body and executed by all required parties.

1.2. Background

The offered properties are located generally north of Alessandro Drive, with frontage along San Antonio

Circle and San Clemente Circle. The surrounding area is an established neighborhood characterized primarily by single-family homes to the north and south, with commercial and community-serving uses toward Alessandro Drive and the Highway 111 corridor.

The properties are identified as being within the Downtown Edge Transition Overlay (“DE-O”) zone and the Downtown General Plan land use designation. The DE-O is intended to provide an appropriate transition between downtown-oriented development and adjoining residential neighborhoods.

Respondents must independently verify the current zoning designation, allowed uses, development standards, and entitlement requirements applicable to their proposed concepts.

The City seeks a cohesive, high-quality residential infill development that puts vacant public land into productive use while protecting the character and livability of the surrounding neighborhood.

Development concepts should incorporate appropriate building height, massing, setbacks, privacy protection, landscaping, lighting, and access. Proposals should also demonstrate desert-responsive architecture and landscaping, water efficiency, shade, pedestrian comfort, durable materials, and long-term stewardship.

Potential residential concepts may include:

• Single-family detached or small-lot homes;

• Townhomes, rowhomes, or other attached ownership formats;

• Duplexes, triplexes, courtyard housing, or other missing-middle housing types;

• Low- to moderate-density multifamily rental housing with a strong neighborhood transition;

• For-sale condominium development, subject to applicable approvals;

• Mixed residential formats that maintain a coherent site-planning and architectural concept;

• Residential projects that include an affordable, workforce, or attainable housing component;

and

• Other residential concepts demonstrably consistent with current DE-O regulations and the City’s transition and compatibility objectives.

The City is not prescribing a single unit count, tenure, or product type. The preferred concept will be driven by site conditions and neighborhood compatibility rather than maximum theoretical yield. Proposals should generally locate lower-scale forms along single-family edges and place any additional height or intensity away from those edges.

Respondents should generally plan access from the existing public street frontages on San Antonio Circle and/or San Clemente Circle. Access through the retained parcel, private property, alleys, or other parcels must not be assumed without documented legal rights and City approval. Each proposed development must demonstrate how access, parking, open space, utilities, drainage, solid waste, emergency access, and construction staging can be accommodated on the proposed parcel assemblage.

The City seeks proposals that present a realistic approach to due diligence, entitlement, environmental review, subdivision, permitting, infrastructure, and construction, with a credible path to timely implementation. The City makes no representation that any specific development program, unit count, entitlement path, or transaction structure will be approved.

1.3. Contact Information

Project Contact:

Mariela Salazar

Management Analyst

Email: msalazar@palmdesert.gov

Phone: (760) 574-5284

Procurement Contact:

Celina Cabrera

Senior Management Analyst

Email: ccabrera@palmdesert.gov

Phone: (760) 776-6449

Department:

Economic Development

1.4. Timeline

The dates listed below are tentative and subject to change by the City. Any changes will be communicated through OpenGov Procurement. The City reserves the right to modify the schedule, amend or cancel this

RFP, or decline to proceed with a disposition. Issuance of this RFP does not obligate the City or SARDA to select a respondent or enter into a transaction.

Release of Request for Proposal October 1, 2026

Last Day to Submit Questions for

Clarification

October 12, 2026, 2:00pm

Clarifications Issued by City on or before October 19, 2026, 2:00pm mailto:msalazar@palmdesert.gov tel:(760)574-5284 mailto:ccabrera@palmdesert.gov tel:(760)776-6449

Deadline for Receipt of Proposals submitted on or before

November 2, 2026, 2:00pm

2. Notice Inviting Proposals

2.1. Notice

RFP No.: 2026-RFP-063

Project Title: Alessandro Alley (West) Residential Development Opportunity

The City of Palm Desert (“City”), together with the Successor Agency to the Redevelopment Agency of the

City of Palm Desert (“SARDA”), as applicable, invites qualified residential developers, builders, and development teams to submit qualifications and development proposals for six vacant parcels located generally along San Antonio Circle, San Clemente Circle, and Alessandro Drive in Palm Desert, California.

The offered properties consist of four SARDA parcels, identified as APNs 627-071-067, 627-071-069, 627-

074-014, and 627-071-068, and two City parcels, identified as APNs 627-071-065 and 627-071-070. APN

627-071-071 is excluded from this solicitation and will be retained by the City.

Proposals must be submitted electronically through OpenGov Procurement no later than 2:00 pm Pacific

Time, on Monday, November 2, 2026.

Proposals submitted by email, fax, telephone, mail, hand delivery, or any method other than OpenGov

Procurement will not be accepted. Respondents are responsible for completing their electronic submissions before the deadline.

2.2. Purpose and Development Opportunity

The City seeks development concepts that provide high-quality residential infill, respect the surrounding neighborhood, and demonstrate a feasible approach to entitlement and implementation. Proposals may address all six offered parcels, either identified parcel group, or individual parcels, as described in

Section 1.

The development objectives, property conditions, due diligence responsibilities, and anticipated transaction framework are described in Section 3.

This RFP requests qualifications and development concepts only at the initial proposal stage.

Respondents must not include proposed purchase prices, earnest money deposits, proof of funds, lender commitments, detailed financing terms, or other financial offers unless later requested by the

City.

Following its initial evaluation, the City may invite selected respondents to participate in interviews, provide clarifications or refined concepts, and submit financial capacity information, proposed purchase prices, or other business terms as part of a subsequent review, negotiation, or disposition process.

2.3. Future Agreements and Approvals

Any resulting transaction will be subject to negotiation, applicable legal requirements, review by the City

Attorney, and approval by the appropriate governing body. Transaction documents may include an

Exclusive Negotiating Agreement, Purchase and Sale Agreement, Disposition and Development

Agreement, development covenants, performance requirements, or other documents determined necessary by the City and City Attorney.

Issuance of this RFP, submission of a proposal, advancement to a subsequent review stage, or participation in negotiations does not create any right to acquire or develop the properties. No binding obligation will arise unless and until final transaction documents are approved by the applicable governing body and executed by all required parties.

The City reserves the right to reject any or all proposals, negotiate with one or more respondents, select multiple respondents for different parcels, modify or cancel this RFP, or decline to proceed with a disposition, consistent with applicable law.

2.4. Registration and Solicitation Communications

Interested respondents may access this RFP and submit proposals through the City’s OpenGov

Procurement portal: https://procurement.opengov.com/portal/cityofpalmdesert

Respondents should register with OpenGov Procurement and follow this solicitation to receive notifications, view solicitation documents and addenda, and prepare and submit their responses.

Respondents are responsible for reviewing all posted materials and addenda before submitting a proposal.

All questions and requests for clarification must be submitted through the OpenGov Procurement Q&A tab by the deadline stated in Section 1.4 and in accordance with Section 4.

Oral statements regarding this RFP should be considered unverified unless confirmed in a written response or addendum issued by the City. Changes to the RFP will be issued by written addendum through OpenGov Procurement.

3. Development Scope and Requirements

3.1. Purpose and Scope

This RFP is intended to identify qualified respondents and preferred residential development concepts for the properties described in Section 1. The City will consider proposals for the combined six-parcel opportunity, either identified parcel group, or individual parcels.

Respondents must identify the parcels included in their proposals and explain how the proposed development functions on the selected parcel assemblage. Proposals involving fewer than all offered parcels must explain how the concept remains coherent, feasible, and compatible with the surrounding neighborhood.

The initial proposal must address the respondent’s qualifications, development concept, implementation approach, and anticipated schedule in accordance with Section 5. Conceptual plans are encouraged but are not required at the initial proposal stage. Any plans submitted must be clearly identified as conceptual and subject to City review and applicable entitlement processes.

Respondents must not include proposed purchase prices, earnest money deposits, proof of funds, lender commitments, detailed financing terms, or other financial offers with their initial proposals. Such information may be requested only from respondents advanced to a subsequent review, negotiation, or disposition stage.

3.2. Residential Development Objectives

The City seeks a cohesive, high-quality residential infill concept that reinforces the Downtown Edge

Transition Overlay district’s transition function and respects the established single-family neighborhood.

Proposed development concepts should:

• Provide an appropriate residential scale and a thoughtful relationship between buildings, entries, public streets, and surrounding properties;

• Protect neighborhood privacy through appropriate height, massing, setbacks, building orientation, and landscape buffering;

• Generally locate lower-scale residential forms along single-family edges and place any additional height or intensity away from those edges;

• Provide usable open space, shade, and pedestrian comfort;

• Incorporate desert-responsive architecture, water-efficient landscaping, durable materials, and long-term stewardship;

• Minimize traffic, service, and circulation conflicts; and

• Demonstrate a feasible relationship between the parcels included in the proposal.

The City is not prescribing a single unit count, tenure, or residential product type. Concepts should respond to site conditions and neighborhood compatibility rather than maximum theoretical yield.

Potential residential formats are described in Section 1.2.

Respondents should identify any proposed affordable, workforce, or attainable housing component and explain the community benefits associated with their concepts.

3.3. Zoning, Development Standards, and Entitlements

The properties are identified as being within the Downtown Edge Transition Overlay (“DE-O”) zone and the Downtown General Plan land use designation. These designations and the development guidance in this RFP are provided for preliminary planning purposes and do not replace independent verification of applicable requirements.

Respondents are responsible for verifying permitted uses, development intensity, height, setbacks, frontage, open space, parking, landscaping, access, utilities, design standards, subdivision requirements, environmental review, and building requirements with the City and other agencies having jurisdiction.

Condominium or other ownership configurations may require additional approvals.

At a minimum, respondents should review the applicable provisions of Palm Desert Municipal Code Title

25, including requirements governing downtown districts, objective design standards, parking and loading, landscaping, environmental review, and community engagement, together with Title 26 subdivision requirements.

Proposals must identify the anticipated entitlement and approval process, preliminary development standards compliance, known environmental constraints, anticipated California Environmental Quality

Act (“CEQA”) review pathway, and likely technical studies. Respondents must independently assess the applicability of State housing law to their proposed concepts.

The City makes no representation that any specific development program, unit count, entitlement path, or transaction structure will be approved.

3.4. Access, Infrastructure, and Site Function

Proposed development must demonstrate how access, circulation, parking, open space, utilities, drainage, solid waste collection, emergency access, service functions, and construction staging can be accommodated on the proposed parcel assemblage.

Respondents should generally plan access from existing public street frontages on San Antonio Circle and/or San Clemente Circle. Access through private property, alleys, or other parcels must not be assumed without documented legal rights and City approval.

APN 627-071-071 is excluded from this solicitation and will remain under City ownership. Proposed development must function independently of that parcel. Respondents must not assume access, parking, utilities, construction staging, open space, or other project rights across the retained parcel unless expressly authorized by the City in a future written agreement.

Although the appraisal materials report street access and utilities as available, respondents must independently verify the legal and functional access and utility requirements for their proposed concepts.

Proposals must identify infrastructure and utility assumptions, known off-site improvement needs, and site constraints that may affect feasibility or implementation.

3.5. Due Diligence and Property Conditions

The properties may be offered on an “as-is” basis, except as may be expressly provided in a final agreement approved by the City or applicable governing body.

Respondents are responsible for conducting their own due diligence, including, but not limited to:

• Title and legal description review;

• Survey and boundary review;

• Environmental assessment;

• Soils and geotechnical review;

• Utility verification;

• Easement and encumbrance review;

• Zoning and entitlement feasibility;

• CEQA requirements;

• Access, circulation, parking, and off-site improvement requirements;

• Development impact fees and other City fees;

• Market feasibility; and

• Construction feasibility.

The appraisal materials provided in Attachment A — Land Appraisal Alessandro Alley (West) note that legal descriptions, title reports, Phase I environmental reports, and physical inspection reports were not provided to the appraiser. Respondents should not rely solely on the appraisal reports for due diligence.

Attachment A and other reference materials are provided for informational purposes only and do not replace respondent due diligence or independent verification. APN 627-071-071 remains excluded from this solicitation notwithstanding any reference to that parcel in the appraisal materials.

3.6. Implementation Approach and Schedule

Respondents must describe a realistic approach to due diligence, entitlement, environmental review, subdivision, permitting, infrastructure, and construction, as applicable to the proposed development.

The implementation approach must identify key assumptions, known constraints, anticipated approvals, proposed project delivery methods, community engagement, performance milestones, and risks that may affect feasibility or timing.

Respondents must explain how project requirements, phasing, and feasibility would change depending on whether all offered parcels or only selected parcels are included.

The proposed schedule must address the applicable stages of due diligence, negotiation of future agreements, entitlement review, governing-body approvals, building permits, property closing or site control, construction, and occupancy or sale/lease-up.

Detailed submission requirements are provided in Section 5. Any future development obligations and performance milestones will be established through approved and executed transaction documents.

3.7. Transaction Framework and Legal Process

Following review of proposals, the City may invite selected respondents to participate in interviews, concept refinements, negotiations, or a subsequent disposition process. Financial capacity information, proposed purchase prices, and other business terms may be requested only from respondents advanced to a subsequent stage.

Any resulting transaction may be documented through one or more of the following, as determined by the City and City Attorney:

• Exclusive Negotiating Agreement;

• Purchase and Sale Agreement;

• Disposition and Development Agreement;

• Development covenant or performance schedule;

• Affordable housing covenant, if applicable;

• Reversion, repurchase, or other performance remedies if development milestones are not met;

and/or

• Other documents determined necessary by the City Attorney.

The disposition of publicly owned land may be subject to the California Surplus Land Act and other applicable laws. The City, with advice from the City Attorney, will determine the legal status and required disposition procedure separately for each parcel or legally supportable parcel grouping, considering ownership, proposed transaction structure, the parcels included, and any applicable exemptions.

A proposal for all offered parcels does not ensure that all parcels will proceed under the same legal process or schedule. Legal requirements may affect timing, required notices, eligible purchasers, affordability obligations, deed restrictions, parcel sequencing, and approval procedures. The City may revise the parcel grouping, transaction sequence, or solicitation process to comply with applicable law.

This RFP does not supersede required statutory notices, negotiations, public hearings, governing-body approvals, or review by the California Department of Housing and Community Development, if applicable.

No respondent will acquire any rights to the properties unless and until final transaction documents are approved by the applicable City, SARDA, or other governing body and executed by all required parties.

4. Requests for Clarification

All questions and requests for interpretation or clarification regarding this RFP, whether administrative or technical, must be submitted in writing through the Q&A tab for this solicitation in OpenGov Procurement.

Questions must be submitted no later than 2:00 pm, Pacific Time, on Monday, October 12, 2026. To ensure consideration, respondents should submit all questions before this deadline.

The City’s responses, if provided, will be issued in writing and posted through OpenGov Procurement for all interested respondents to review. Changes to the RFP will be issued by written addendum through

OpenGov Procurement.

Oral statements regarding this RFP should be considered unverified unless confirmed in a written response or addendum issued by the City. Respondents are responsible for reviewing posted responses and addenda before submitting their proposals.

5. Content and Format of Proposal

5.1. Qualifications and Development Proposal*

Upload your qualifications and development proposal in PDF format, organized into Parts A–F below.

Each proposal should include the requested information in the order listed. The City may deem a proposal incomplete if required information is omitted.

Initial proposals must not include proposed purchase prices, earnest money deposits, proof of funds, lender commitments, detailed financing terms, or other financial offers. The City may request such information only from respondents advanced to a subsequent review, negotiation, or disposition stage.

Part A — Cover Letter

Provide a cover letter signed by an authorized representative of the respondent. The letter should identify:

• The respondent;

• The proposed development entity;

• The primary contact person;

• The parcels or parcel groups of interest; and

• The type of residential development proposed.

Do not include purchase price, deposits, or financial offer terms in the cover letter.

Part B — Development Team Qualifications

Provide information regarding the developer and key team members, including:

• Developer name and legal structure;

• Principals and project manager;

• Architect, civil engineer, land use counsel, contractor, and other key consultants, if known;

• Relevant residential development experience;

• Comparable completed projects; and

• References from public agencies, partners, consultants, or project stakeholders.

Part C — Development Concept

Provide a narrative and preliminary development concept addressing the following:

Residential Concept and Parcel Configuration

• Proposed use and residential product type;

• Parcels included in the proposal;

• Estimated number of units;

• Rental or ownership structure;

• Any affordable, workforce, or attainable housing component; and

• A parcel-by-parcel concept matrix explaining unit count, access, parking, open space, infrastructure, entitlement assumptions, and standalone feasibility for each parcel or parcel group proposed.

Design and Neighborhood Compatibility

• Preliminary building height and massing;

• Architectural character and compatibility with the surrounding neighborhood;

• Sustainability, water efficiency, shade, landscaping, and desert-appropriate design features; and

• Community benefits and neighborhood compatibility considerations.

Zoning and Environmental Review

• A preliminary zoning and development standards compliance table addressing use, floor area ratio (FAR), height, setbacks, open space, parking, and anticipated permit path; and

• A preliminary environmental constraints analysis addressing anticipated California

Environmental Quality Act (CEQA) requirements and compliance, the anticipated CEQA pathway, and likely technical studies.

Access, Infrastructure, and Site Operations

• Parking approach;

• Access, emergency access, circulation, solid waste, service, and construction-staging concept, including confirmation that the plan does not rely on APN 627-071-071; and

• Infrastructure and utility expectations, including any known off-site improvements.

Community Engagement and City Coordination

• Community engagement approach consistent with Palm Desert Municipal Code Section

25.60.160; and

• Any requested City coordination, approvals, incentives, concessions, or policy considerations.

Conceptual plans are encouraged but are not required at the initial proposal stage. If provided, plans should be clearly labeled as conceptual and subject to City review and entitlement processes.

Part D — Implementation Approach

Provide a project implementation narrative describing:

• The respondent’s overall approach to due diligence;

• Entitlement strategy and anticipated approvals;

• Community outreach approach, if any;

• Anticipated project delivery method;

• Known site constraints or assumptions;

• Requested parcel grouping and an explanation of how project requirements, phasing, and feasibility change if all offered parcels or only selected parcels are included;

• Proposed performance milestones;

• Key risks and the proposed risk-management approach; and

• Any assumptions that may affect project feasibility.

Part E — Schedule

Provide a proposed schedule showing, as applicable:

• Due diligence period;

• Negotiation timeline for any future agreements;

• Entitlement submittal;

• Planning Commission or City Council approvals, if applicable;

• Building permit submittal;

• Property closing or site control milestone, if applicable;

• Construction start;

• Construction completion; and

• Occupancy or sale/lease-up timeline.

Part F — Exceptions to the RFP or Anticipated Terms

Identify any exceptions, qualifications, or requested modifications to this RFP or anticipated transaction documents. The City may consider or reject exceptions in its sole discretion.

*Response required

5.2. Conflict of Interest and Non-Collusion*

Each respondent shall disclose any actual, potential, or perceived conflict of interest involving the respondent, its principals, team members, consultants, or proposed development partners, including any financial, business, familial, or employment relationship with any City or SARDA official, officer, employee, consultant, or representative involved in the RFP or approval process.

Provide the disclosure in the response field below. If there are no conflicts to disclose, state “None.”

By submitting a proposal, the respondent represents that its proposal has been prepared independently and without collusion, fraud, or improper communication with any other respondent or City representative.

*Response required

6. Selection Process

The City anticipates conducting the selection process as follows:

1. Initial Proposal ReviewA City review committee will evaluate proposals based on qualifications, development concept, implementation approach, and responsiveness, using the evaluation criteria in Section 7.The initial evaluation will address qualifications and development concepts only. Respondents must not submit proposed purchase prices, financing evidence, proof of funds, earnest money deposits, or other financial offer terms with their initial proposals.

2. Advancement for Further ReviewBased on the initial evaluation, the City anticipates advancing up to three highest-ranked respondents for interviews, clarification, concept refinement, and further business review.Advanced respondents may be invited to participate in interviews and may be asked to provide clarifications, refined concepts, supplemental information, financial capacity information, a proposed purchase price, and other business terms. Financial information and transaction terms may be requested only from respondents advanced to this subsequent stage.Advancement does not create any right to negotiate, acquire property, or receive reimbursement.

3. Selection of NegotiationsFollowing the subsequent review stage, the City may select a preferred respondent or respondents for negotiations or further consideration.The City reserves the right to negotiate with one or more respondents and to select multiple respondents for different parcels. The City is not obligated to select any proposal and may select the proposal or proposals that provide the best overall alignment with the City’s goals, development quality, feasibility, public benefit, and legal requirements.

4. Governing-Body ConsiderationAny negotiated transaction documents will be submitted to the

City Council and/or SARDA governing board for consideration and approval, as applicable.Selection of a preferred respondent or participation in negotiations does not constitute approval of a transaction or create a binding obligation. The City shall have no obligation unless and until final transaction documents are approved by the applicable governing body and executed by all required parties.

5. Subsequent Development ProcessThe selected respondent proceeds with due diligence, entitlement, closing, and development obligations only after required approvals and executed agreements.The City reserves the right to request clarification or additional information, modify the schedule, negotiate with one or more respondents, select multiple respondents for different parcels, reject all proposals, cancel or amend this RFP, or take other action consistent with applicable law and the City’s best interests.All costs incurred by respondents in preparing proposals, participating in interviews, conducting due diligence, or negotiating transaction documents are the sole responsibility of the respondents. The City will not reimburse proposal costs.

7. Evaluation Criteria

The City will evaluate initial proposals using the criteria and weights below. The initial evaluation will address qualifications, development concepts, implementation approach, and responsiveness. Purchase prices, financial capacity information, and other financial offer terms are not requested and will not be evaluated at this stage.

Following the initial evaluation, the City anticipates advancing up to three highest-ranked respondents for further review in accordance with Section 6. Advancement does not create any right to negotiate, acquire property, or receive reimbursement.

The City is not obligated to select any proposal and may select the proposal or proposals that provide the best overall alignment with the City’s goals, development quality, feasibility, public benefit, and legal requirements.

No. Evaluation Criteria Scoring Method Weight (Points)

1. Development Concept, Design Quality, and

Neighborhood Compatibility

The City will evaluate the proposed residential product type, site planning, architectural character, design quality, and overall concept feasibility. Consideration will include compatibility with the surrounding neighborhood, the transition to nearby single-family homes, and the relationship between the parcels included in the proposal.

The evaluation will consider how the concept addresses building height and massing, privacy, access, parking, open space, shade, infrastructure, and site operations, including how the development functions independently of retained APN 627-071-071.

0-5 Points 25 (25% of Total)

2. Developer Qualifications and Relevant

Experience

The City will evaluate the developer’s relevant residential development experience, comparable completed projects, delivery record, experience working with public agencies, and the qualifications of the proposed development team.

Consideration will include the experience of the principals, project manager, and identified key consultants, together with references from public agencies, partners, consultants, or project stakeholders.

0-5 Points 30 (30% of Total)

3. Implementation Approach, Entitlement

Strategy, and Schedule Feasibility

The City will evaluate the feasibility of the proposed implementation approach, including due diligence, entitlement strategy, anticipated approvals, environmental review, infrastructure, construction approach, and proposed schedule.

Consideration will include performance milestones, known site constraints, key assumptions, risk management, and how project requirements, phasing, and feasibility change depending on the parcels included in the proposal.

0-5 Points 20 (20% of Total)

4. Housing, Community Benefit, and

Compatibility with City Objectives

The City will evaluate the proposed development’s contribution to the City’s housing and community objectives, including any workforce, affordable, or attainable housing component or other public benefits.

Consideration will include neighborhood fit, alignment with the City’s residential infill and transition objectives, and the proposed community engagement approach.

0-5 Points 15 (15% of Total)

5. Completeness, Responsiveness, and Clarity of

Proposal

The City will evaluate the completeness, organization, and clarity of the proposal and its responsiveness to the RFP instructions.

Consideration will include whether the proposal addresses the requested information, clearly identifies the parcels proposed for development, and explains the development concept, implementation approach, assumptions, and requested exceptions or modifications.

0-5 Points 10 (10% of Total)

8. Submittal Requirements

8.1. General

Respondents should submit the information requested in Section 5 in the order specified to allow the City to evaluate and compare proposals. The City may deem a proposal incomplete if required information is omitted and reserves the right to request clarification or additional information.

Initial proposals must not include proposed purchase prices, earnest money deposits, proof of funds, lender commitments, detailed financing terms, or other financial offers. Financial capacity information, proposed purchase prices, and other business terms may be requested only from respondents advanced to a subsequent review, negotiation, or disposition stage.

8.2. Preparation

Proposals should provide a clear, concise description of the respondent’s qualifications, relevant experience, proposed development concept, implementation approach, and schedule. Emphasis should be placed on completeness, responsiveness to the RFP, and clarity of the information presented.

Conceptual plans are encouraged but are not required at the initial proposal stage. If provided, plans should be clearly labeled as conceptual and subject to City review and entitlement processes.

8.3. Property Review and Due Diligence

Respondents are responsible for conducting their own due diligence regarding the offered properties, as described in Section 3.5.

Appraisal reports and other reference materials are provided for informational purposes only and do not replace respondent due diligence or independent verification. Respondents should not rely solely on the appraisal reports for due diligence.

8.4. Authorization

The proposal shall include a cover letter signed by an authorized representative of the respondent, as described in Section 5, Part A.

8.5. Public Records

All proposals, correspondence, documents, and materials submitted to the City in response to this RFP may be subject to disclosure under the California Public Records Act and other applicable law.

Respondents should not submit confidential, proprietary, or trade secret information unless such information is clearly identified and separated. The City will not be bound by any blanket confidentiality designation. If a respondent believes any portion of its proposal is exempt from disclosure, the respondent must identify the specific portion and legal basis for nondisclosure.

The City shall make the final determination regarding disclosure, and by submitting a proposal, each respondent agrees to indemnify, defend, and hold harmless the City and its officials, officers, employees, and agents from any claim, action, or liability arising from the City’s withholding or disclosure of submitted materials.

8.6. Submittal Instructions

Proposals must be submitted electronically through the City’s OpenGov Procurement portal by the proposal submission deadline stated in Section 1.4:

https://procurement.opengov.com/portal/cityofpalmdesert

Respondents must upload their qualifications and development proposal in PDF format and complete the required response fields identified in Section 5. Proposals submitted by email, fax, telephone, mail, hand delivery, or any method other than OpenGov Procurement will not be accepted.

Respondents are responsible for ensuring that their proposals are complete and successfully submitted before the deadline. Respondents should allow sufficient time to upload documents, complete the required response fields, and verify successful submission through OpenGov Procurement.

Respondents experiencing technical difficulties should seek assistance through the support resources available within OpenGov Procurement.

9. General Conditions

9.1. Reservations and Discretion

The City reserves the right, in its sole discretion, to:

• Reject any or all proposals;

• Waive minor irregularities;

• Request clarification or additional information;

• Request financial capacity information, proposed purchase price, and other business terms from respondents advanced to a subsequent review stage;

• Modify the schedule;

• Amend or cancel this RFP;

• Negotiate with one or more respondents;

• Select multiple respondents for different parcels;

• Decline to sell or otherwise dispose of one or more parcels;

• Require additional approvals, covenants, or development obligations;

• Require City Council, SARDA, or other governing board approval; and

• Take any action consistent with applicable law and the City’s best interests.

9.2. No Entitlement or Binding Obligation

This RFP is a request for qualifications and development concepts only and does not constitute an offer, commitment, or agreement by the City to sell, lease, convey, or otherwise dispose of any property.

No respondent shall obtain any right, entitlement, priority, or claim against the City, SARDA, or any property by submitting a proposal, being interviewed, being ranked, being selected for further review, or entering negotiations.

The City shall have no obligation unless and until final transaction documents are approved by the applicable governing body and executed by all required parties.

9.3. Respondent Costs

All costs incurred by respondents in preparing proposals, participating in interviews, conducting due diligence, or negotiating transaction documents are the sole responsibility of the respondents. The City will not reimburse proposal costs.

9.4. Use of Proposal Materials

By submitting a proposal, each respondent grants the City the right to use, copy, retain, and evaluate the proposal and related materials for purposes of this RFP, public review, staff reports, governing body consideration, and any required legal or administrative process.

No respondent shall be entitled to compensation for the City’s use of proposal concepts, except as may be expressly provided in a future written agreement approved by the City.

9.5. Applicable Law and Future Agreement Terms

This RFP and any resulting process shall be governed by California law.

Any future transaction shall be subject to final terms reviewed by the City Attorney and approval of the

City Council, which may include insurance, indemnity, defense, prevailing wage, labor compliance, default, reversion, repurchase, performance schedule, affordable housing, reporting, and other provisions determined necessary by the City.

9.6. Prevailing Wage and Labor Compliance

Respondents are solely responsible for determining whether any proposed project, site improvements, off-site improvements, public improvements, reimbursement, subsidy, land write-down, or other public participation triggers California prevailing wage, public works, skilled and trained workforce, apprenticeship, or other labor compliance requirements.

The City makes no representation regarding the applicability of such requirements. Any resulting agreement may require compliance with all applicable labor laws.

9.7. Covenants and Restrictions

The City may require deed restrictions, affordability covenants, right-of-reverter, repurchase rights, performance milestones, reporting obligations, or other restrictions necessary to comply with the Surplus

Land Act, California Department of Housing and Community Development (HCD) requirements, affordable housing requirements, or other applicable law.

9.8. Non-Discrimination

The City does not discriminate on the basis of race, color, national origin, religion, age, ancestry, medical condition, disability or gender in consideration for an award of contract.

The City's commitment to diversity and inclusion can be found here.

10. Protests

10.1. Review of Submitted Proposals

Submitted proposals will be made available for review in accordance with the California Public Records

Act and after submission of a Public Records Act request to the City Clerk’s Office.

10.2. Protest Requirements

Proposers may file a protest pursuant to Palm Desert Municipal Code Section 3.30.110.

To be considered valid, a protest must:

a. Be filed in writing no later than 5:00 p.m., local time, on the fifth business day after the City issues a

Notice of Intent to Award for the subject project, based on one or more of the following grounds:

• The Proposer’s disagreement with the City’s determination or recommendation regarding the

Proposer’s proposal;

• Noncompliance with the RFP;

• Noncompliance with City policy; or

• Noncompliance with state or federal law.

b. Clearly identify the specific irregularity or basis for the protest;

c. Specify, in detail, the factual and legal grounds for the protest; and

d. Include all relevant supporting documentation at the time of filing.

https://www.cityofpalmdesert.org/our-city/departments/city-manager/inclusion

10.3. Filing Location

All protests shall be filed with the City official designated to receive protests and delivered to the following address:

City of Palm Desert, Mariela Salazar, 73-510 Fred Waring Drive, Palm Desert, CA 92260

10.4. City Review and Decision

The City will review and evaluate the basis of a protest provided it is filed in strict conformity with the requirements of this section. The City shall provide the Proposer submitting the protest with a written statement concurring with or denying the protest.

Action by the City relative to the protest will be final and not subject to appeal or reconsideration.

The procedures and time limits in this section are mandatory and are the Proposer’s sole and exclusive remedy in the event of a protest. Failure to comply with these procedures will constitute a waiver of any right to further pursue the protest, including filing a Government Code claim or legal proceedings.