Development of the Manchester Avenue Site.pdf

City of Los Angeles

Request for Proposals (RFP) for Development of the

Manchester Avenue Site

RAMP ID No.230429

Issued by the Community Investment Department of the City of Los Angeles

Date Issued: August 14, 2026 Proposal Deadline: October 1, 2026

RFP Overview

DATE ISSUED: Friday, August 14, 2026

RAMP ID: 230429

ADDRESSES: 1630, 1636, and 1640 W. Manchester Avenue, Los Angeles, CA 90047

APN: 6037-001-900 (Includes all three addresses)

DESCRIPTION: City of Los Angeles seeks Commercial or Mixed Use development.

PROPOSAL

DEADLINE:

Thursday, October 1, 2026, at 5:00:00 p.m.

PROPOSAL

DELIVERY

ADDRESS:

Attention: CID – Real Estate Via Electronic Submission to: michael.cham@lacity.org

CONTRACT

ADMINISTRATOR:

Michael Cham CID, Real Estate Division

VIRTUAL PRE

PROPOSAL

CONFERENCE:

An optional Virtual Pre-Proposal Conference will take place on Google Meet on Tuesday, September 1, 2026, at 10:30 AM.

The meeting link will be posted on RAMP and can be requested by sending an RSVP email to michael.cham@lacity.org

QUESTIONS: Proposers may submit questions regarding this RFP by emailing michael.cham@lacity.org. All questions and answers will be made available to all proposers on the RAMP website at: www.rampla.org. No individual answers will be given. The final deadline for questions is Friday, September 4, 2026. Final responses will be posted by Thursday, September 10, 2026.

1. Overview The City of Los Angeles (City)throughitsCommunityInvestmentDepartment(CID)is seekingproposalsforthedevelopmentoftheManchesterAvenueSite(Site),andseeks to enter into an Exclusive Negotiation Agreement (ENA), which may lead to a Disposition and Development Agreement (DDA)withtheselectedDevelopmentTeam.

The City is eager toreviewproposalsfromdevelopersthatarewillingtodesign,build, and manage the parcel of land in the most creative way to capitalize on its use.

2. Site Detail and Background

2.1 Property Background

LocatedinCouncilDistrict8andtheSouthLosAngelesCommunityPlanArea,theSite consists of 1630, 1636, and 1640 W. Manchester Avenue, Los Angeles, CA 90047.

Thelotsarelocatedmid-blockonthesouthsideofW.ManchesterAvenuebetweenS.

DenkerAvenueandS.HarvardBoulevard.TheSitehasoneAssessor'sParcelNumber (APN #6037-001-900) corresponding to three rectangular lots, totaling approximately 19,519.304 square feet, or 0.45 acres. The Site is vacant and not improved with any buildings or structures. The Site is owned by the City of Los Angeles.

2.3 Zoning and Planning

TheSiteiszonedC2-1-CPIOandisdesignatedasCommunityCommercialintheSouth Los Angeles Community Plan. Additionally, the site is located in the General Corridor Subarea (Subarea C) of the South Los Angeles Community Plan Implementation Overlay (CPIO) andtheVermont/ManchesterRecoveryRedevelopmentPlan.TheSite is also located in the South Los Angeles Alcohol Sales Specific Plan. The Site hasa Height District 1 designation which has no heightorstorieslimitintheCzoneandan FAR limit of 1.5:1 FAR. While there is no heightlimitationintheC2zone,Transitional Height requirements for the South Los Angeles CPIO Corridors Subareas apply.

The Site is located within one-half mileofamajortransitstop.PerSection65863.2of theCaliforniaGovernmentCode(AB2097),nominimumvehicularparkingrequirement applies to development projects within one-half mile of amajortransitstop.Thisdoes not apply toanyprojectsthatdesignateanyportiontothefollowinguses:hotel,motel, bed and breakfast inn or other transient lodging use.

Vicinity Map:

Map of the proposed project:

3. Development Requirements and Expectations

3.1 Acceptable Uses and City Preferences

Respondents to the RFP are encouraged to submit a development project proposal (“Project”) for the Site that meets the criteria below:

● The Project is commercial uses OR mixed-use with residential (marketrateand/or affordable) and commercial uses.

● The Project’s proposed land use complies with its zoning, C2-1-CPIO. Any developmentwouldneedtocomplywiththeusespermittedbytheC2Zone,Height District1,andtheadditionalregulationsrequiredbytheSouthLACPIO.TheSouth LACPIOlimitscertaintypesofusesincloseproximitytoexistingusesinSubareaC, including auto-related uses, off-site alcohol sales, smoke/vapor shops, and check-cashing businesses, among others.

● The City’s preference is for the Project to comply with all other requirements, but deviationsthatwouldrequirediscretionaryactionssuchasvariancesarepermitted.

TheProjectshouldalsoconsiderparkingneedsfortheirProject,whichmaysuggest going above and beyond the City’s minimum requirements.

AllproposalsmustcomplywiththeSurplusLandAct(SLA).TheCityhasobtained an exemption under the SLA, pursuant to California Government Code Section 54221(f)(1)(B), because the surplus land is less than one-half (1/2) an acre. If a proposersubmitsaproposalthatfor,whateverreason,invalidatestheCity’sexemption pursuanttosection54221(f)(1)(B),theproposerwillstillberequiredtocomplywiththe

SLA.

3.2 Community Input and Public Benefits

TheCityhasconductedanextensivecommunityengagementprocessfortheSite,and asummaryofthekeyfindingsandcommunityinputisprovidedforyourreference(see Exhibit A on RAMP). Proposers are strongly encouraged to review this summary and thoughtfully consider the community's perspectives. While the City places significant value on developers' attention to community needs and aspirations, we also expect proposers to exercisetheirprofessionalexpertiseinprojectfeasibility,marketdemand, financial viability, design innovation, and long-term sustainability.

CID seeks to promote the economicgrowthandprosperityoftheCityofLosAngeles.

TheRFPreflectstheconcertedeffortoftheCityandthecommunitytomeetthesegoals that integrate local identity with a sense of place through appropriate scale, density, land use, and sensitive urban design.

3.3 The Planning/Entitlement Process

The City of LosAngelesiscommittedtoworkingwiththeselectedDevelopmentTeam to achieve all necessary entitlements. CID will assist the selected DevelopmentTeam with coordinating across City agencies. However, it istheultimateresponsibilityofthe Development Team to secure all necessary permits, approvals, and entitlements required for the selected project.

The Development Team(s) further acknowledges that receipt of this RFP does not constitute approval by CID or the City of any required permits, applications, or allocations, and in no way limits the discretion of CID or the City inthepermitreview and approval process.

The Development Team must conduct their own due diligence before submitting a response and are strongly encouraged to conduct research related to the planning, zoning,buildingandenvironmentalconditions,andentitlementsforthiscommunityplan area.

3.4 Financial Assistance

TheCity'spreferenceisthattheProjectrequirenofinancialassistancefromtheCityof Los Angeles. As fleshed out further in this RFP, Proposals must include detailed descriptions of how the Development Team will finance the Project.

3.5 Land Disposition Preference

TheCity'spreferencefordispositionisalong-termgroundleaseofupto55yearsatfair marketvalue,withoptionsforextensionuponnegotiationwiththeselecteddeveloper,in compliance with California Government Code Section 37380. Proposals for alternate means of disposition are allowed, including but not limited to, sale, or lease-to-own.

4. PROPOSAL SUBMISSION

4.1 Proposal Format

Proposals shall be based only on the material contained in this RFP, amendments, addenda, and/or other material published by the City relating to this RFP. Proposals must meet the requirements outlined in this RFP. It is requested that proposals be prepared economically and avoid the use of unnecessary promotional material.

Proposals should include detailed responses to each Evaluation Criteria. If selected, proposersmustbewillingandabletocommittotheProposalItemsandallprovisionsin the Standard Provisions for City Contracts, posted in RAMP. The contents of the winningProposalwillbedeemedasabindingcommitmentandmaybeincludedasan attachment to any Agreement.

Submissions must be formatted to standard letter-sized 8.5” X 11” paper. Limit responses to a maximum of forty (40) pages in electronic format.

4.2 Deadline and Delivery

Proposals mustbeelectronicallydeliveredby5:00:00p.m.onthesubmissiondeadline date(“ProposalSubmissionDeadline”)ofOctober1,2026,tomichael.cham@lacity.org.

Proposers shall complete and return all applicable documents, including any forms, attachments, appendices, and exhibits to this RFP. The City may deem a proposer nonresponsive, or atitsdiscretionrequestadditionaldocumentsiftheproposerfailsto provide all required documentation and copies. Submission of a proposal shall constituteacknowledgmentandacceptanceofalltermsandconditionscontainedinthe

RFP.

Proposals submitted after the Proposal Submission Deadline shall be considered late andwillnotbereviewed.Timelysubmissionofproposalsisthesoleresponsibilityofthe proposer. Proposers are encouraged to submit proposals well in advance of the Proposal Submission Deadline. Proposals not received by the Proposal Submission Deadline are not subject to appeal rights. Uploading documents doesnotconstitutea proposal submission.

All proposals must be submitted in writing via electronic method and proposers shall complete and return all applicable documents including, but not limited to, written responses,questionnaires,forms,appendices,andspreadsheets.TheCitymaydeema proposalnon-responsiveiftheproposerfailstoprovideallrequireddocumentation,and in such a case, the proposal will be eliminated from further consideration in the evaluation process.

4.3 Addenda

The City reserves the right to issue addenda to this RFP, which may add additional requirementswhichaproposalmustmeettobeconsideredresponsive.Alladdendawill bepostedontheRFPlistingontheRAMPwebsiteatwww.rampla.org.Proposersshall acknowledge receiptofallamendmentstothesolicitationdocumentsintheirproposal.

Failuretoacknowledgereceiptofallamendmentsandincludealloftherequirementsof the amendments in the proposal mayrendertheproposalnonresponsiveandcauseit to be rejected. Prior to submitting its proposal to the City on the RAMP website for consideration, each Proposer isresponsibleforcheckingtheRAMPwebsitetoensure that it has received all applicable amendments.

4.4 Best Offer

TheproposalshallincludetheProposer'sbesttermsandconditions.Submissionofthe proposalshallconstituteafirmandfixedoffertotheCitythatwillremainopenandvalid for a minimum of six (6) months from the submission deadline.

4.5 RAMP LA Instructions

All documents for this RFP will be uploaded to RAMP. Once you have registered, the RFP documents will be available for download at the bottom of the Summary page under Documents. The RAMP ID is 230429.

The RFP is only available to businesses that have selected specific NAICS codes. One of the codes you select must match a code listed below, or you will not be able to access the RFP and supporting documents. Here are the NAICS codes for this opportunity:

● 236116 – New Multifamily Housing Construction (except Operative Builders)

● 236220 – Commercial and Institutional Building Construction (Construction of Buildings)

● 541310 – Architectural Services (Architectural, Engineering, & Related Services)

● 531390 – Other Activities Related to Real Estate

4.6 Business Inclusion Program (BIP) Outreach

TheCityhasaBusinessInclusionProgram(BIP)andiscommittedtoensuringfulland equitable participation by minority business enterprises (MBE), women business enterprises (WBE), small business enterprises (SBE), emerging business enterprises (EBE), disadvantaged business enterprise (DBE), disabled veteran business enterprises(DVBE),andotherbusinessenterprises(OBE)intheprovisionofallgoods and services to the City on a contractual basis. As such, this City hassetanticipated goals of 18% MBE, 4% WBE, 25% SBE, 8% EBE, and 3% DVBE that consultants should strive to meet in the RFP.

All respondents, regardlessoftherespondents'plansonsubcontracting/subconsulting, must perform subcontractor outreach online 15 days prior to the RFP due date, and complete the summary sheet the day after the RFP due date. Requirements mustbe completed on RAMP, www.rampla.org. A proposer's failure to complete the BIP outreach by the required deadline will result in the proposal being deemed non-responsive.Thisappliestoallbidders,includingthosewithexistingsub-contractors and those not planning to usesub-contractors.ProposersareencouragedtostartBIP outreach early to allow time to resolve any technical issues that may arise. RAMP support staff can take five business days to respond to requests for assistance.

Additional information is available on RAMP. Refer to the attached City Contracting Requirements Checklist and Compliance Forms (Section 1.A Business Inclusion Program) for the BIP requirements, and the RAMP BIP Outreach Instruction WalkthroughdocumentforinstructionsonhowtoconducttheoutreachonRAMP.Ifyou have additional questions or concerns, please contactmichael.cham@lacity.org.

(https://www.rampla.org/resource/1709679554000/RAMP_BIP_walkthrough)

4.7 Virtual Pre-Proposal Conference

A virtual pre-proposal conference will be held to provide an overview of the RFP process and to respond to questions regarding the requirements of the RFP. The conference is scheduled for September 1, 2026, at 10:30 a.m. on Google Meet. The meetinglinkwillbepostedonRAMPandcanberequestedbysendinganRSVPemail to michael.cham@lacity.org no later than August 28, 2026.

mailto:michael.cham@lacity.org

To the extent possible, pleaseprovidequestionsinwritingtomichael.cham@lacity.org before the conference, which will enable staff to prepare responses in advance.

The last date to submit questions to michael.cham@lacity.org is September 4, 2026.

The final question and answer response document will be posted on RAMP on September 10, 2026.

AscoveredunderTitleIIoftheAmericanswithDisabilitiesAct,theCityofLosAngeles does not discriminate on the basis of disability and, upon request, will provide reasonable accommodation to ensure equal access to its programs, services, and activities. If an individual with a disability requires accommodations to attend a pre-proposal conference, please contact Michael Chamatmichael.cham@lacity.orgat least five working days prior to the scheduled event.

4.8 Questions and Technical Assistance

All questions must be submitted by email to michael.cham@lacity.org. Please identify the RFP title on the email subject line. To ensure a fair and consistent distribution of information, all questions will be answered in a Q&A document available on the RFP listing on www.rampla.org. No individual answers or responses will be given.

To the extent possible, pleaseprovidequestionsinwritingtomichael.cham@lacity.org before the pre-proposal conference, which will enable staff to prepare responses in advance.Thelastdatetosubmitquestionstomichael.cham@lacity.orgisSeptember4, 2026. The final question and answer response document will be posted onRAMPon September 10, 2026.

From the submission of proposals until a public recommendation of acceptance/rejection oftheproposalhasbeenmade,allCitypersonnelinvolvedinthe project will be specifically directed against holding any meetings, conferences, or technical discussions with any respondent except as provided in the RFP.

5. PROPOSAL CONTENTS

5.1 Tips for a Successful Proposal

Proposers shall consider the following guidelines in preparing their proposals

● Read the RFP in its entirety prior to submitting questions.

● Ensure the proposal is well-organized in its response to the defined objectives.

● Verify that the proposal is complete and thoroughly responds to all Proposal

Items and Compliance Documents described in the RFP and Checklist

● Formulate responses precisely and with detail; avoid vague, general, or open-ended responses.

● Explain how your response furthers the stated objectives and how you will be able to quantitatively demonstrate your success if you are selected.

● If there are significant risks in your strategy, flag these and include plans to mitigate those risks, addressing any contingencies that may arise.

YourwrittensubmissiontothisRFPprocesswillbetheprimarybasisonwhichtheCity willconsideritsselections;therefore,proposersshouldbeasthoroughandasdetailed as possible whenrespondingtoeachProposalItem.Proposerswillnotbeabletoadd to or change their proposals after the proposal submission deadline. The City may deem a proposer non-responsive if the proposer fails to provide all required documentation.

5.2 Submission Requirements

1. Cover Letter

Two(2)single-spacedpagesmaximum,signedbyanauthorizedofficeroftheleadfirm, summarizing and highlightingthemajorpointscontainedintheRFPresponse.Include the name, title, physical work address, email address, and work telephone numberof the key contact person.

2. Development Team, Qualifications, and Financial Capacity

The Development Team's ability to see a project from conception through fruition is especially important to the City of Los Angeles. While prior experience in each ofthe areasbelowisnotrequiredtosubmitacompetitiveproposal,theCitywillgivefavorable consideration in the evaluation process to Development Teams that can demonstrate experience and a successful track record in one or more of the following areas:

● Successfulandrecentdevelopment,ownership,andmanagementofprojectsofthe type and size proposed;

● Demonstratedaccesstoprivatecapitalandsuccessfulcompetitionforpublicfunds, if applicable;

● Development of projects in the City of Los Angeles, particularly in South Los Angeles; and

● Experience developing publicly owned land.

Proposers who do not have direct experience in one or more of these areas are still encouraged to submit and should describe how their team's relevant experience, partnerships, or capacity otherwise positions them to successfully deliver the project.

To demonstratethenecessaryexperienceandqualifications,proposalsarerequiredto provide the following:

2A. Team Qualifications and Experience

a) Identification and organization of the Development Team, including the names and organizational affiliations of all Team members.

b)ResumesofallkeyDevelopmentTeammemberswhowillbeassignedtotheproject.

Resumes must describe each member's relevant project experience as related to the subject submittal and specific technical skills, if applicable.

c) A list of one (1) to two (2) similar development projects in which the Development Teamandproposedassociates/teammembershaveparticipated,ifavailable.Foreach project, include: a general description, location, total project costs, sources of funds, land uses, length of time to complete, and completion date. Keep each project description to no more than two (2) pages. For each project, also indicate, if applicable:

● If the project includes retail, a list of current tenants;

● If the project includes physical, publicly accessible community benefits (such as amenities or open space), a description of those benefits;

● If the project created permanent jobs with wages exceeding minimum wage, the number of permanent jobs, estimated wages, and any other benefits provided to workers; and

● Whether the project was developed on publicly owned land.

Proposers without directly comparable project experience are not required to provide example projects and will not be penalized for their absence; such proposers should instead rely on the qualifications described elsewhere in this section.

d) A description of the Team's experience with projects in South Los Angeles, if any, and how the Team's composition relates to the demographics of South Los Angeles.

TeamswithoutdirectSouthLosAngelesexperienceshoulddescribehowtheyintendto build local knowledge, relationships, and trust in the community.

2B. Financial Capacity

e) Financial statements for the Developer and/or principals demonstrating financial capacity to develop the proposed project.

f) A description of the Team's access to capital and ability to compete for loans and public funding sources (if applicable) to complete the proposed project.

g) A statement of any prior bankruptcies and all outstanding judgments, pending or final, against the Developer or any related individual or entity (if applicable).

3. Proposed Project

The development concept should present a thoughtful, compelling vision for the Site thatrespondstothegoalsofthisRFP,fitswellwithinthesurroundingarea,andcreates lastingvalueforresidents,businesses,andthebroadercommunity.ToallowtheCityto evaluate the proposed concept and design approach, please provide the following:

a) A general overview of the type of development and uses the Team considers appropriatefortheSite,consistentwithSection3.1.TheTeamshouldincludetherange of potential uses it believes may be appropriate for the Site.

b) Development Program Range. Because ultimate project feasibility depends on financing availability, interest rates, land value, and other market conditions that may shift between proposal submission and financial closing, proposers shall identify a target development program for each proposed use type (e.g., residential, retail), expressed as a range of total square footage and, where applicable, unit count (e.g., “X–Ysquarefeet”/“X–Yunits”),ratherthanasinglefixedfigure.Foreachusetype,the proposed range must:

● Remain consistent with the land use limitations identified in Section 3.1; and

● Include a brief narrative explaining the assumptions driving each end of the range (e.g., construction cost basis, anticipated financingstructure,caprate,or interest rate assumptions).

Therangedisclosedintheproposal,foreachusetype,mayserveastheouterbounds of the negotiated development program during ENA and DDA negotiations. A developmentprogramoutsidetherangedisclosedatproposalstage—foranyusetype —willbetreatedasamaterialchangetotheproposal,subjecttoadditionalCityreview, re-evaluation, and/or Council approval, and is not guaranteed to be accommodated.

c)InitialConditions.Identifyanyconditionsorapprovalsrequiredfromagovernmental entity, including but not limited to financial assistance, monetary contributions or land write-down, tax credit programs, technical assistance, City variances, or special entitlementprocessing—andanysimilarcontingencythatcouldaddtimeorresources on the City's behalf to complete the project.

d)Ifapplicable,identifyanytenantsoroperatorsidentifiedorenvisionedfortheSite, including the Development Team's working relationship with and/or ability to secure a lease with the named tenant(s)/operator.

e) Concept project renderings or precedent images conveying the overall vision, aestheticdirection,andarchitecturalapproachfortheproject.Asinglesetofrenderings communicating the general concept is sufficient; final orfullyresolveddesignsarenot expected at this stage.

4. Wage Requirements

TheCityrequiresthatprojectsdevelopedonCity-ownedlandsupportfairwagesforthe workers who build and operate them. To allow the City to evaluate wagecompliance, please provide the following:

a)Confirmtheproject'scompliancewithCaliforniaprevailingwagerequirements(Labor Code §1720 et seq.) for all construction work performed on the project.

b) Confirm the project's commitment topayingprevailingwageratesforallpermanent jobs created on the project, and describe how wages and employee benefits may be affected by unforeseen financial challenges or changing market conditions.

5. Financial Feasibility of the Proposed Project

The financial feasibility of the proposed project is critical to the City's evaluation of whether the Development Team's vision can be realistically delivered. A compelling development concept carries little weight if it cannot be financed, constructed, and sustained through operations. The City is looking for a clear, well-supported financial picture that demonstrates the proposed project is grounded in realistic cost assumptions, credible funding sources, and defensible market data.Proposersshould present their financial analysis with enough transparency and detail that the City can assess both the strength of the underlying assumptions and the DevelopmentTeam's understanding of the risks involved in delivering a project of this type and scale.

To allow the City to evaluate the financial feasibility of the proposed project, please provide the following:

a) Sources of Funds. Identify all anticipated sources of funding for the project, including debt (construction and permanent loans), equity/capital investment, and any public sources (e.g.,taxcredits,grants,subsidies,orotherpublicfinancingprograms).

For each source, indicate the anticipated amount, the status of that funding (e.g., committed, anticipated, to be pursued), and any material conditions or contingencies tied to securing it.

b) DevelopmentBudget.Provideatotaldevelopmentcostbudgetconsistentwiththe development program range(s) described in Section 3(b), broken out by major cost category (e.g., acquisition/land, hard costs, soft costs, financing costs, contingency).

c) Operating Pro Forma. Provide a high-level project operating pro forma reflecting current market conditions, including an estimated 10-year cash flow summary. At minimum, the pro forma should identify: projected gross revenue, major operating expense categories, net operating income, and key underlying assumptions (e.g., rental/sale rates, vacancy, cap rate, orinterestrateassumptions).Adetailed,line-item proformaisnotrequiredatthisstage;theproformawillberefinedandupdatedasthe project progresses through ENA and DDA negotiation. Proposers may submit thepro forma in any format.

d)MarketData.Providemarketdatasupportingthefeasibilityoftheproject'sprojected revenue streams (e.g., comparable rental or sales data, absorption trends, demand studies). Market data should be specific to South Los Angeles or comparable submarkets and should be current as of the date of proposal submission.

e) Financing Risk and Contingency. Describe how the proposed financial structure accounts for potential shifts in interest rates, construction costs, or capital market conditions between proposal submission and financial closing, and identify any contingency plans should anticipated funding sources fail to materialize as proposed.

6. Draft Community Engagement Plan

Provide a draft community engagement plan indicating how the community will be engagedtoparticipateinandbenefitfromtheproposedprojectthroughoutallphasesof development. Describe the methods proposed to engage residents affected by the project, as well as stakeholders who can participate in the project's economic benefits.

7. Schedule of Performance

A schedule of performance outlining the estimated time for each step and phase, in both narrative and graphic form. The schedule should include, at minimum:selection, ENA negotiation and execution, DDA negotiation, finalization of development agreements, design, environmental review, entitlements, financing, DDA execution, construction commencement and completion, and operations. Incorporate time for relatedCityreviewandapproval,andidentifypartyresponsibility(Developer,City,etc.)

for each milestone.

8. References

Provide a minimum of three (3) references, including at leastone(1)fromalender.If the Team has worked with a public agency, provideareferencefromthatagency.For each reference, include name, title, agency/business name, address, email, and telephone number.

6. PROPOSAL EVALUATION

6.1 Selection Process

All proposals submitted in response to this RFP will be reviewed for their relative strengths and weaknesses based on the submission requirements and evaluation criteria described herein, including consistency with the goals and objectives of this RFP. In addition, proposals will be reviewed for completeness, developer and team experience, theproposeddevelopmentplan,aswellastheabilityoftherespondentto finance, undertake and complete the proposed project in accordance with an agreed upon time schedule.

At their discretion, CID may contact references and industry sources, investigate previous projects and current commitments, interview some or all oftheDevelopment Team members, and take any other information into account in its evaluation of the responses. CID reservestherighttorequestclarificationoradditionalinformationfrom the Development Team(s) and to request that the Development Team(s) make presentations to community groups or others.

IfthecompositionoftheDevelopmentTeam(s)changes,thedeveloperwillberequired to notify CID of these changes and, at its sole discretion, CID will determine whether this revised Development Team meets the requirements of the Request for Proposals.

Once staff makes its final recommendation, the selected Development Team must be approvedbytheMayorandtheLosAngelesCityCouncil(“Council”).Uponapprovalof the Development Team, CID staff will prepare an Exclusive Negotiation Agreement (ENA)toenterintoaDispositionandDevelopmentAgreement(DDA)withtheselected Development Team

Duringthereviewandselectionprocess,CIDstaffwillevaluateallproposalsbasedon the information submitted. RFP respondents may be asked to meet with CID staff, Council and the community to present and/or discuss their proposal.

The consultant selected through this RFP willbeexpectedtocomplyandstaycurrent with the City's insurance requirements as wellasCityPoliciesrequiredforcontracting with the City. The Standard Provisions for City Contracts can be found on RAMP.

6.2 Evaluation Criteria

CIDstaffwillperformapreliminaryscreeningofproposaldocumentsandinformationfor responsiveness,factuality,andverifiability.ASelectionPanelmadeupofCitystafffrom CIDand/orotherdepartmentswillreviewandscoreeachcompleteandfullyresponsive proposalbasedonthefollowingcategoriesandmayincludeconsiderationofanyorall of the listed factors at the City's sole discretion.

1. Development Team and Qualifications (40 points total)

Demonstrated track record delivering comparable mixed-use developments on time and on budget

Prior experience working with cities in California, ideally the City of Los Angeles, and navigating entitlement and CEQA processes

Experience working with local communities to facilitate cooperation around development

Experience developing publicly owned land

Development of projects in the City of Los Angeles, and particularly in South Los Angeles

2. Financial Capacity (30 points total)

Demonstrated track record of closing financing within required timeframes and commencing construction in a timely manner.

Demonstrated experience delivering projects with long-term operational and financial sustainability.

Proven ability to secure and close financing for comparable development projects, including projects that combine multiple public and private funding sources.

Experience obtaining and managing public funding programs (e.g., tax credits, bonds, and other gap financing), and working effectively with lenders, investors, and public agencies.

Track record of bringing projects to financial close on schedule and navigating changing market conditions, including increases in costs, interest rates, and funding gaps.

Experience delivering projects on public land or through public-private partnerships, including ground lease structures.

Ability to manage project financing through construction and into operations, including converting construction financing to long-term financing and achieving stable project performance.

Amount of City subsidy anticipated

3. Proposed Development and Design (20 points total)

Responsiveness to applicable entitlement or zoning processes.

Strength of the proposal in advancing the economic vitality of the South Los Angeles community, including site activation, quality job creation, and support for neighborhood-serving uses.

Ground-floor activation

Integration with adjacent properties.

Parking strategy and mobility considerations.

4. Interview (10 points total)

Demonstrate ability to present qualifications of the team and project proposal to an audience, as would happen at a community meeting

Demonstrate ability to describe how the project will handle the potential challenges outlined in the RFP response, and to show approach to problem-solving

Demonstrate ability to ask thoughtful questions and engage in constructive dialogue with the City team

6.3 Proposal Review Process

Threshold Review: Proposals will be reviewed to determine the completeness of required documentation(includingcompliancedocuments),whetherminimumeligibility requirements have been met, and compliance with the City's Administrative and General Contracting Requirements, including compliance with BIP.

Proposers that failtosubmitorcompletetherequireddocumentationandsatisfactorily complywiththeCity'srequirementswillbedeemedasnon-responsive,eliminatedfrom further consideration, and will not proceed to the proposal evaluation process.

Proposal Evaluation: A review committee composed of City staffwillbedesignatedto evaluate/score the proposals. All eligible proposals shall be reviewed, scored, and rankedonthecriteriaoutlinedabove.Thereviewerswillrecommendashortlistoftwo Development Team(s) to interview. Based upon these evaluations, and the interview score, the reviewers shall make a recommendation to City Council.

6.4 Proposal Appeal Process

Proposers may make an appeal of decision based only on procedural issues for this RFP. A protest based on non-selection alone or disagreement with the award of a contract is not sufficient grounds for a protest.

AppealsshallbeemailedtoAssistantGeneralManagerFredJacksonnolaterthanfive (5)businessdaysfromthedatethatthenotificationwasemailed.Applicantsmayfilean appealbysubmittingawrittenrequestandidentifyingthespecificreasonfortheappeal to:

Fred.Jackson@lacity.org

Subject Line: RE: APPEAL RFP 230429 – Manchester Avenue Site

Written appeals may not be more than three (3) 8.5 x 11 pages and shall requestan appeals review be granted. Written appeals must include the following information: a) Thename,addressandtelephonenumberoftheproposer;b)Thename/titleofRFPto which the organization responded; c) Detailed statement of the grounds for appeal.

Written appeals may not include any new or additional information that was not submitted with the original proposal. Only one appeal per proposal will be permitted.

ApanelcomposedofselectedstaffwillreviewtheappealforthisRFP.Afterthecloseof the review, CID's General Manager or Assistant General Manager shall make a final determination for the protest and shall respond accordingly.

TheCityisnotresponsibleforrepresentationsmadebyanyofitsofficersoremployees prior to the approval of an agreement unless such understanding or representation is includedinthisRFPorinsubsequentwrittenaddenda.TheCityisresponsibleonlyfor that which is expressly stated in this solicitation document and any authorizedwritten addenda thereto.

7. SCHEDULE

This schedule indicates intended dates for the RFP review & response process. The Citymayadjustthisscheduleasneeded.Adjustmentstodatesbelowwillbepostedto the RFP listing onwww.rampla.org.

Date Event

August 14, 2026 Release RFP mailto:Fred.Jackson@lacity.org http://www.rampla.org/

August 28, 2026 RSVP and Written Questions due for Virtual Pre-Proposal Conference

September 1, 2026 Virtual Pre-Proposal Conference via Google Meet – 10:30 a.m.

September 4, 2026 Final Written Questions due

September 10, 2026 Final Q&A posted to RAMP

September 16, 2026 Business Inclusion Program (BIP) Outreach Deadline 11:59 p.m.

October 1, 2026 DEADLINE FOR RFP RESPONSES – 5:00:00 p.m.

October 2, 2026 BIP Summary Sheet Due – 4:30 p.m.

Week of October 12, Interviews As Determined

November 2026 Select Development Team

8. GENERAL TERMS AND CONDITIONS

8.1 Authorized Signatures

Proposals must be signed by a duly authorized officer eligible to sign contract documents and authorized to bind the company to all commitments made in the proposal. A non-officer individual, with authority to bind the Proposer to a contract, is sufficient to sign all applicable documentsforthisRFP.Consortiums,jointventures,or teams submitting proposals will not be considered responsive unless it is established thatallcontractualresponsibilityrestssolelywithoneProposeroronelegalentity.The proposal must identify the entity responsible.

8.2 Information Requested and Not Furnished

Theinformationrequestedandthemannerofsubmissionareessentialtopermitprompt evaluation of all proposals. Accordingly, the City reserves the right to declare as non-responsive and reject any proposals for whichinformationisrequestedandisnot furnished, or when a direct or complete answer is not provided.

8.3 Conditions, Limitations and Explanations

The Proposer shall notchangeanywordingintheRFPorassociateddocuments.Any explanationrequestedbyCityreviewersshallbesubmittedinawrittenletter.Proposals offered subject to conditions and/or limitations may be rejected as non-responsive.

8.4 Proposal Errors

The Proposer is responsible for all errors or omissions incurred by Proposer in preparing the proposal. Proposer will notbeallowedtoalterproposaldocumentsafter the Proposal Submission Deadline, except aspermittedbytheCity.TheCityreserves therighttomakecorrectionsoramendmentsduetoerrorsidentifiedintheproposalby the City ortheProposer.Thistypeofcorrectionoramendmentwillonlybeallowedfor typographical errors, transposition, or other obvious errors. Any changes will be date and time stamped and attached to the proposal. All changes must be coordinated in writing with, authorized by, and made by the Contract Administrator.

8.5 Proposal Clarification

The City reserves the right to request at any phase of the evaluation process that ProposersclarifyinformationprovidedinRFPresponses,includingassumptionsusedin the RFP response. All clarificationsmustbecoordinatedinwritingwith,authorizedby, and made by the ContractAdministrator.Clarificationsmustbesubmittedinwritingby the requested deadline. Otherwise, the RFP responsewillbedeemednon-responsive orevaluatedwithoutthebenefitoftheclarificationrequested.IftheCitydeterminesthat allproposersfailedtosubmitrequestedinformationoradequatelyrespondtothesame RFP question or request for data, the City may, at its discretion, issue an RFP Addendum and provide all proposers with an opportunity to respond to the RFP question. ResponsestoRFPAddendumquestionsmustbesubmittedinwritingbythe stated deadline; otherwise, the RFP response will be deemed nonresponsive or evaluated without the benefit of the clarification requested.

8.6 Waiver of Minor Administrative Irregularities

The City reserves the right, at its sole discretion, to waive minor administrative irregularities contained in any proposal.

8.7 Interpretation and Clarifications of RFP Requirements

The City will consider prospective recommendations or suggestions regarding any requirements beforethepre-proposalconference.Allrecommendationsorsuggestions mustbemadeinwritingandsubmittedtotheContractAdministrator.TheCityreserves the right to change or amend any and all requirements of the RFP.

8.8 Proposal Submission Deadline

TimelysubmissionofcompleteproposalsisthesoleresponsibilityoftheProposer.The City reserves the right to determine the timeliness of all submissions. The proposals must be received by the Contract Administrator in the published manner or at the published location and by the published submission deadline included with this RFP.

8.9 Cost of RFP

All costs of proposal preparation shallbebornebytheProposer.TheCityshallnot,in any event, be liable for any pre-contractual expenses incurred by proposers in the preparation and/or submission of the proposals. Proposals shall not include any such expenses as part of the proposed budget.

8.10 Withdrawal of Proposals

The Proposer may withdraw a submitted proposal in writing at any time before the specified due dateandtime.Awrittenrequest,signedbyanauthorizedrepresentative of the company, must be submitted to the Contract Administrator. After withdrawing a previously submitted proposal, the Proposer may submit anotherproposalatanytime up to the Proposal Submission Deadline.

8.11 Selection of Vendor

TheProposerwiththehighestscorebasedontheRFPcriteriaandthatalsosatisfiesall City contracting requirements will be recommended for selection. Selection is not restrictedtothelowestofferorbid.Shouldcontractnegotiationsnotbesuccessfulwith theselectedProposer,theCitymay,basedonitssolediscretion,negotiatewiththenext most qualified Proposer.

8.12 Rejection of Proposals

TheCityreservestherighttoselectproposerswhoseproposals,inthesolejudgmentof the City, best meet the needs of the City. The Cityshallhavetherighttorequestthat Respondents provide additional information regarding any particular services or group(s) of services contained in their proposals, and to enter into negotiations with Respondents for said service(s). The City reserves the right to reject any or all proposals; to waive any minor informality or non-material irregularities in proposals received; to reject any unapproved alternate or incomplete proposal(s); and reserves the right to reject the proposal of any proposer who has previously failed to perform competently in any prior business relationship with theCity.Therejectionofanyorall proposals shall not render the City liable for costs or damages.

8.13 RFP Withdrawal, Cancellation, Other Options

The City reserves therighttowithdraworcanceltheRFPatanytimeifitdeemssuch action necessary. If suchactionistaken,theCitymayre-issuetheRFP.TheCityalso reserves the right to select or contract with more than one respondent to this RFP.

Furthermore,theCitymayexerciseitsrightnottoselectanyproposerfromthisRFP,if it determines that there was no responsive proposer. If an inadequate number of proposals is received or the proposals received are deemed non-responsive, not qualified, or not cost-effective, the City may, at its sole discretion, reissue theRFPor select a consultant for a sole-source contract. The award of the contract issubjectto the successful negotiation of the terms and conditions of an agreement. The City reserves the right to verify all information in theproposal.Iftheinformationcannotbe confirmed, the City reserves the right to reduce the rating points awarded. The City reserves the right to require a pre-award interview and site inspection.

8.14 Vendor Evaluation Program

WhenthetermoftheagreementsunderthisRFPhasconcluded,theCitymayevaluate the Contractor's performance. The City may also conduct evaluations of the Contractor'sperformanceduringthetermofanycontractoragreement.Asrequiredby Section 10.39.2 of the Los Angeles AdministrativeCode,evaluationswillbebasedon specified criteria, including the quality of the work product or service performed, the timeliness of performance, financial issues, and the expertise of personnel that the Contractor assigns to the contract. A Contractor who receives a “Marginal” or “Unsatisfactory” rating will be provided with a copy of the final City evaluation and allowed fourteen (14) calendar days to respond. The City will use the final City evaluationandanyresponsefromtheContractortoevaluateProposalsandtoconduct reference checks when awarding future service contracts.

8.15 Lobbying Law Compliance

Proposers bidding for a Contract, as defined in Los Angeles Administrative Code Section 10.40.1, shall submit with their bid, the Bidder Certification CEC Form 50 as prescribed by the CityEthicsCommissionacknowledgingandagreeingtocomplywith the disclosure requirements and prohibitions established intheLosAngelesMunicipal Lobbying Ordinance.

This ordinance serves to identify persons engaged in compensated lobbyingactivities aimedatinfluencingthedecisionsofCitygovernment.Additionalinformationregarding these restrictionsmaybeobtainedfromtheCityEthicsCommissionat(213)978-1960 orhttps://ethics.lacity.org.

8.16 Campaign Contributions

ProposersaresubjecttoCharterSection470(c)(12)andrelatedordinances.Asaresult, proposers may not make campaign contributions to and or engage in fundraising for https://ethics.lacity.org/ certain elected City officials or candidates for elected City office from the time they submit the Proposal until either the contract is approved or, for successful proposers, twelvemonthsafterthecontractissigned.TheProposer'sprincipalsandsubcontractors performing $100,000.00 or more in work on the contract, as well as the principals of those subcontractors, are also subject to the same limitations on campaign contributions and fundraising.

Proposers must submit CEC Form 55, see Section 9, totheawardingauthorityatthe same time the Proposal is submitted. The Form requires proposers to identify their principals,theirsubcontractorsperforming$100,000.00ormoreinworkonthecontract, and the principals of those subcontractors. Proposers must also notify their principals andsubcontractorsinwritingoftherestrictionsandincludesuchnoticeincontractswith subcontractors. Proposals submitted without a completed CEC Form 55 shall be deemed non-responsive. ProposerswhofailtocomplywithCitylawmaybesubjectto penalties,terminationofcontractanddebarment.Additionalinformationregardingthese restrictions and requirements may be obtained from the City Ethics Commission at

(213) 978-1960 or https://ethics.lacity.org.

8.17 Confidentiality

All documents, records, and information provided by the City to the Contractor, or accessed or reviewed by the Contractor during the performance of the services, will remain the property of the City. All such documents, records, and information (“Confidential Information”) are confidential. The Contractor agrees not to provide Confidential Information, nor disclose their content or any information contained in it, either orally or in writing, to any other person or entity. The Contractoragreesthatall Confidential Information used or reviewed in connection withtheContractor'sworkfor the City will be used only to carryoutCitybusinessandcannotbeusedforanyother purpose. The Contractor will be responsible for protecting the confidentiality and maintaining the security of City documents and records initspossession.Confidential Information will be made available to Contractor's employees, agents, and subcontractors only on a need-to-know basis. The Contractor must not remove Confidential Information from City facilities without prior approval. Attheconclusionof services, the Contractor will promptly return all Confidential Information and will not retain copies. The Contractor shall disclose the intent to use any service provider outside the continental United States to handle any aspect of the work and shall describethemethodsusedtoprotecttheCity'sinterests.TheCityreservestherightto approve any such service provider.AnybreachofsecurityshallrequiretheContractor tonotifytheCityandallaffectedapplicants,attheContractor'scost,andtheContractor shall indemnify the City for any breaches of security and improper disclosure of confidential information.

8.18 Government Taxation Forms

Proposers must submit the following three forms at the same time the Proposal is submitted:

a. IRS Request for Taxpayer Identification and Certificate (Form W-9);

b. Evidenceofhavingappliedfororobtainedataxregistrationaccountnumber(Cityof L.A. Tax Registration Certificate number and Vendor Registration number);

c. State of California Withholding Exemption Certificate (Form 590) or Non-resident Withholding Certification (Form 587), if the proposer is located outside of California.

8.19 Required Documents to be Submitted Through RAMP if Selected

EqualBenefitsOrdinance:Proposersareadvisedthatanycontractawardedunderthis procurement process shall be subject to the applicable provisions of the Los Angeles Administrative Code Section 10.8.2.1, Equal Benefits Ordinance (EBO). All proposers shallcompleteanduploadtheEqualBenefitsOrdinanceAffidavitbeforetheawardofa City contract exceeding $25,000.00.

First Source Hiring Ordinance: Unless approved for an exemption, contractors under service contracts exceeding $25,000.00 with a term of at least three (3) months, and certain recipients of City Loans or Grants, shallcomplywiththeprovisionsoftheFirst Source Hiring Ordinance (FSHO).

DisclosureOrdinancesAffidavit:Unlessotherwiseexempt,anycontractawardedunder thisRFPwillbesubjecttotheSlaveryDisclosureOrdinance(SDO)andtheDisclosure of Border Wall Contracting Ordinance (DBWCO), both completed electronically on

RAMP.

8.20 Fair Chance Initiative for Hiring Ordinance

City Contractors and subcontractors with 10 or more employees are prohibited under LosAngelesAdministrativeCodeSection10.48fromseekingajobapplicant'scriminal historyinformationuntilajobofferismadeandfromwithdrawingajobofferunlessthe employer performs an assessment of the applicant's criminal historyandthedutiesof the position. Contractors and subcontractors are required to include information regarding the ordinance in all job solicitations and advertisements andtopostnotices informing job applicants of their rights.

8.21 Iran Contracting Act of 2010

By California Public Contract Code Sections 2200-2208, all bidders submitting proposals for, entering into,orrenewingcontractswiththeCityforgoodsandservices estimated at $1,000,000 or more are required to complete, sign, and submit the“Iran Contracting Act of 2010 Compliance Affidavit.”

8.22 Definition of Terms

The following terms used in the RFP documents shall be construed as follows:

1. “City” shall mean the City of Los Angeles.

2. “Department” shall be considered synonymous with the City’s Community Investment Department.

3. “Agreement” shall be considered synonymous with the term “Contract.”

4. “Developer” shall mean the individual,partnership,corporationorotherentityto which an agreement is awarded, and shall be synonymous with the terms “vendor”, “consultant”, “proposer”, or “respondent.”

8.23 Property of City / Proprietary Material

AllproposalssubmittedinresponsetothisRFPwillbecomethepropertyoftheCityand subjecttotheCaliforniaPublicRecordsAct(CaliforniaGovernmentCodeSection7290 et seq.). Proposers must identify all trade secrets or otherproprietaryinformationthat theproposersclaimisexemptfromthePublicRecordsAct.TheCityAttorneywillmake an independent determination regarding whether the identified information is disclosable.

IntheeventaProposerclaimssuchanexemption,theProposerisrequiredtostatein the proposal the following: “The Proposer will indemnify the City and its officers,…