Development Proposals for 13269 Van Nuys Blvd. _ 13460 Van Nuys Blvd..pdf

City of Los Angeles

Request for Proposals (RFP) for Development Proposals for 13269 Van Nuys Blvd. & 13460 Van Nuys Blvd.

RAMP ID No. 230828

Issued by the Community Investment Department (CID) of the City of Los Angeles

Date Issued: July 30, 2026

Proposal Deadline: September 17, 2026

RFP OVERVIEW

DATE ISSUED: July 30, 2026

RAMP ID: 230828

TITLE: Pacoima Lifestyle Center and MEND Building

DESCRIPTION:

The City of Los Angeles Community Investment Department is seeking a developer for the development of the Pacoima Lifestyle Center and / or the MEND Building

PROPOSAL

DEADLINE:

September 17, 2026, at 5:00:00 p.m.

PROPOSAL

DELIVERY

ADDRESS:

Attention: CID – Real Estate Via Electronic Submission to:

jeffrey.lewis@lacity.org

CONTRACT

ADMINISTRATOR:

Jeff Lewis CID, Real Estate

VIRTUAL PRE

PROPOSAL

CONFERENCE:

A mandatory Virtual Pre-Proposal Conference will take place on Google Meet on August 18, 2026, at 11:00 AM. The meeting link will be posted on RAMP and can be requested by sending an RSVP email to jeffrey.lewis@lacity.org

QUESTIONS:

Proposers may submit questions regarding this RFP by emailing jeffrey.lewis@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 August 21, 2026. Final responses will be posted by August 27, 2026.

mailto:jeffrey.lewis@lacity.org https://www.rampla.org/s/

TABLE OF CONTENTS

1. Executive Summary..........................................................................................Page 4

2. Background ………………….............................................................................Page 4

3. Development Requirements and Expectations ................................................Page 7

4. Proposal Content and Submission....................................................................Page 12

5. Evaluation and Selection Process................................................................ …Page 19

6. Submission Terms............................................................................................Page 23

7. General Terms and Conditions ........................................................................Page 31

8. Proposer Checklist ...........................................................................................Page 33

1. EXECUTIVE SUMMARY

The City of Los Angeles through its Community Investment Department (CID) is seeking proposals for the redevelopment of two City-owned properties: 1) the Pacoima Lifestyle Center and 2) the MEND Building.

1) The Pacoima Lifestyle Center is an existing actively managed commercial property located at 13269 Van Nuys Boulevard, which includes approximately 18,000 s.f.

of retail on an approximately 50,000 s.f. site. The City is soliciting proposals for a mixed-use redevelopment of the site that incorporates housing, with a preference for buildings no taller than eight stories, subject to applicable entitlements and regulatory approvals.

2) The MEND Building is a property located at 13460 Van Nuys Boulevard. The building is 17,626 s.f. on an approximately 24,000 s.f. site. The City is seeking redevelopment proposals for the site that include a mix of housing and other community-serving uses, with a preference for buildings no taller than seven stories, subject to applicable entitlements and regulatory approvals.

CID is requesting proposals for either one site or both sites. CID seeks to enter into an Exclusive Negotiation Agreement (“ENA”), which may lead to a Disposition and Development Agreement (“DDA”) with the selected Development Team(s).

2. BACKGROUND

2.1 Location

The Lifestyle Center, located at Van Nuys Boulevard and San Fernando Road directly across from the future Van Nuys/San Fernando rail station, and the MEND building, less than a half mile away at Van Nuys Boulevard and Cayuga Avenue, sit along the under-construction East San Fernando Valley Light Rail line. Together, these sites offer a strong opportunity for transit-oriented mixed-use development in a corridor positioned for growth.

Although Pacoima represents 42% of permitted projects in the corridor, most development has been limited to small-scale ADUs due to historically low-density zoning.

Even though the area contains almost half of the corridor’s retail buildings, it has not seen recent mixed-use multifamily projects with ground-floor retail.

2.2 Planning and Legislation

The Project presents a strong opportunity to deliver housing in Pacoima within the framework of the City of Los Angeles’ Citywide Housing Incentive Program (CHIP) and near the forthcoming East San Fernando Valley Light Rail Transit line. As investment increases along the corridor, both sites are well positioned for residential or mixed-use development that supports the City’s goal of accelerating housing production on publicly owned land and aligns with the goals of the in-progress East San Fernando Valley Transit Neighborhood Plan (ESFV TNP).

The ESFV TNP supports increased residential density, mixed-use development, and walkable design near future transit stations, creating a clear policy foundation for higher-intensity development along the corridor. At the same time, the CHIP may provide access to coordinated financing tools, regulatory incentives, interdepartmental support, and related incentives that can help improve project feasibility and streamline delivery, subject to negotiation and required approvals. Together, these frameworks create a meaningful opportunity for developers to deliver new housing—particularly mixed-income and affordable units—supported by strong policy alignment, improved regional access, and continued public investment in infrastructure and streetscape improvements.

Lifestyle Center

MEND Building

2.3 Property Information

Both properties are owned by the City of Los Angeles. The MEND site includes one vacant building that is in severe disrepair and will require demolition. The Lifestyle Center consists of four buildings that are largely vacant, though some tenants remain under existing leases. It should be noted that the Lifestyle Center’s site is bisected by an alley, and is adjacent to a property used by a church.

PROPERTY ADDRESS APN

Pacoima Lifestyle

10801 N San Fernando Road

2619-017-900

10807 N San Fernando Road

13263 W Van Nuys Blvd

13265 W Van Nuys Blvd

13267 Van Nuys Blvd

13269 Van Nuys Blvd

10823 N San Fernando Road 2619-017-901

10825 N San Fernando Road

13273 W Van Nuys Blvd 2619-017-902

13296 W Van Nuys Blvd

13277 W Van Nuys Blvd 2619-017-903

13301 Pinney St 2619-017-904

13277 Pinney St 2619-017-905

MEND

13460 W Van Nuys Blvd

2620-011-900 13466 W Van Nuys Blvd

10579 N Cayuga Ave

10603 N Cayuga Ave

2.4 Environmental Status

City staff have completed Phase I and Phase II Environmental Site Assessments, along with supplemental investigations, for both sites. The studies identified conditions typical for properties of similar age and past commercial use. Based on the work completed to date, no significant soil contamination has been identified, no underground storage tanks appear to be located on site, and regulatory agencies have not required further investigation under current commercial conditions. The selected developer will be responsible for addressing any environmental conditions as part of redevelopment and will indemnify the City from any associated risks or liabilities. All environmental reports and supporting documentation for due diligence review are included with this RFP on RAMP, which is the Regional Alliance Marketplace for Procurement:

http://www.rampla.org.

The MEND building is in very poor condition and has significant structural and safety issues. Inspections by the City of Los Angeles Bureau of Engineering and the General Services Department determined that rehabilitation is not feasible and that bringing the building up to current standards would be impractical. As a result, the building will need to be demolished to allow for safe redevelopment of the site.

3. Development Requirements and Expectations

3.1 MEND Site Potential Uses and Programs

The City envisions the MEND building as a mixed-use development with affordable housing and community-serving space that supports college-aged students and local entrepreneurs. The City is also open to a 100% residential project that incorporates affordable housing. The City prefers development proposals for the MEND site with buildings no taller than seven stories, subject to applicable entitlements and regulatory approvals. Potential programs and concepts include the uses outlined below; however, the City remains open to other ideas that align with this general theme and are consistent with allowable uses.

● Student Housing: The project could include student housing, if feasible, serving students attending nearby colleges, trade schools, or workforce training programs.

Units could be structured to maintain affordability and support stability.

● Street Vending Permit Program and Education: A program to assist entrepreneurs in obtaining their street vending permits is envisioned, along with classroom space dedicated to street vending permit education.

● Culinary Incubator and Commissary Space: The project could include a culinary incubator/ commissary space featuring a health-certified commercial prep kitchen, storage, and food handling areas. Commissary space could be rented to small businesses, with reduced rates for participants enrolled in a street vendor certification program.

● Entrepreneurship Training and Community-Serving Space: The project could also provide entrepreneurship training, along with community-serving office or small business space.

The City encourages respondents to propose creative and financially feasible concepts consistent with this vision and will consider alternative program configurations that further support entrepreneurship.

3.2 Pacoima Lifestyle Center Potential Uses

Respondents to the RFP are encouraged to submit proposals for the Pacoima Lifestyle Center that meet the following criteria:

1. Support small business development in Pacoima

2. Create housing opportunities for families and households across a range of sizes and income levels

3. Increase housing density and commercial opportunities to take advantage of the forthcoming East San Fernando Valley Light Rail Transit Project

The City’s preference for the Lifestyle Center site is a mixed-use development with new housing above active ground-floor retail, with a strong focus on preserving existing neighborhood-serving businesses. The City prefers development proposals for the

Lifestyle Center site with buildings no taller than eight stories, subject to applicable entitlements and regulatory approvals.

Two of the four buildings on the site are currently occupied by tenants, but much of the property is vacant or otherwise redevelopable today without tenant displacement.

Proposals that avoid permanent tenant displacement to an off-site location will receive the highest consideration. Tenant relocation on-site may be considered, depending on the phasing of the project. If new commercial space is developed, current tenants should be given the right of first refusal to lease the space at market-rate rent.

3.3 General Requirements

Proposals for both sites must demonstrate clear economic feasibility and a realistic path to beginning construction within 24 months of award. Projects should be designed to integrate with the surrounding neighborhood, reflect Pacoima’s character, and contribute to the community’s long-term growth. Proposals should also support the local economy by activating the site, creating quality jobs, and providing neighborhood-serving uses.

Housing is required for both sites and may include a mix of market-rate, affordable, mixed-income, homeownership, and/or rental units. Parking should be unbundled and average approximately one space per unit, with flexibility for spaces to be leased either to residential or commercial tenants or, in coordination with Metro, to Metro riders.

3.4 Surplus Land Act

All proposals must comply with the Surplus Land Act. Here are the potential paths:

A) The Pacoima Lifestyle Center must include an affordable housing development sold or leased pursuant to Government Code section 37364 which meets the following threshold requirements:

a) No less than 80% of the parcel must be used for the development of housing, AND no less than 40% of the housing units are restricted to households earning 60% AMI, with at least half of these units affordable to very low-income (at or below 50% AMI) households.

B) The MEND Building site may meet the same “exemption” for the Surplus Land Act as outlined above in “A”, or may meet the following exemption:

A 100% affordable housing development for persons of low or moderate income.

● RENTAL UNITS: At least 75% of the residential units shall be restricted to lower-income households (up to 60% AMI)

● FOR SALE UNITS: Maximum sales price or rent must be at least 20% below median market sales prices or rents for a minimum of 55 years (rental housing) or 45 years (ownership housing).

● Mixed use developments with ancillary ground floor commercial space are allowed.

C) “Mixed Use” Exemption (Gov. Code Sec. 54221(f)(1)(G))

A mixed-use development that is larger than 1 acre in size and includes no less than 300 residential units.

a) At least 25% of the total number of residential units must be restricted to lower- income households (up to 50% AMI, depending on the definition), AND

b) Maximum sales price or rent must be at least 20% below median market sales prices or rents for a minimum of 55 years (rental housing) or 45 years (ownership housing).

3.5 Fair Market Value

The site will be leased or sold at Fair Market Value as established by an MAI appraiser, unless the proposal includes quantifiable community benefits that can offset the value of the property.

The Office of the City Administrative Officer (CAO) will perform a Community Benefit

Analysis to determine the value of the community benefits and the reduction (if any) in market lease or sale price.

3.6 Hiring and Contracting

Proposers must commit to hiring local residents for both construction and permanent operations, with final terms to be negotiated as part of the DDA. The City intends to prioritize local residents and targeted hires in accordance with the following guidelines:

1. Local Hiring (Construction) - At least 30% of the total project construction hours shall be performed by City of Los Angeles residents that live in the following zip code tiers.

● Tier 1 - all City of Los Angeles zip codes within a 3-mile radius of the Site

● Tier 2 - all City of Los Angeles zip codes having at least two census tracts (or portions thereof) in which the median annual household income is less than 50 percent of the County of Los Angeles’ median annual household income, and/or at least two census tracts (or portions thereof) where the rate of unemployment exceeds 200 percent of the County of Los Angeles’ unemployment rate as reported by the most recent U.S. Census Bureau Data.

● Tier 3 - all City of Los Angeles zip codes having at least two census tracts (or portions thereof) in which the median annual household income is less than the County of Los Angeles’ median annual household income and/or at least two census tracts (or portions thereof) where the rate of unemployment exceeds 100 percent County of Los Angeles’ unemployment rate as reported by the most recent U.S. Census Bureau data

● Before employing worker(s) from Tier 3 zip codes, the available pool of local residents whose primary place of residence is within Tier 2 zip codes must first be exhausted.

2. Local Hiring (Operation/Permanent Jobs)

● Tier 1 - all zip codes within a 3-mile radius of the Site

● Tier 2 - all zip codes within the City where the average percentage of households living below 200 percent of the federal poverty line is greater than the County average for such households.

● Before employing worker(s) from Tier 2 zip codes, the available pool of local residents whose primary place of residence is within Tier 1 zip codes must first be exhausted.

3. Transitional Workers - At least 10% of the total project construction hours shall be performed by City of Los Angeles residents. The following criteria groups will be used to identify Transitional Workers, with priority first given to Group 1.

● Group 1 - Faces at least one of the following barriers to employment:

○ Being a Veteran;

○ Having a documented history of involvement with the justice system;

○ Being homeless;

● Group 2 - Is an LA/OCBTC approved Multi-Craft Core Curriculum (MC3)

Apprenticeship Readiness Program graduate or a graduate of either a Los Angeles Unified School District High School (LAUSD) or LAUSD Affiliated Trade Program, or, faces at least two of the following barriers to employment:

○ Having household income below 50% of the Los Angeles County’s median annual household income;

○ Emancipated from the foster care system;

○ Receiving public assistance;

○ Lacking a GED or high school diploma;

○ Being an apprentice with less than 15% of the apprenticeship hours required to graduate to journey level within a bona fide apprenticeship program

○ Being a custodial single parent;

○ Suffering from long-term unemployment.

3.7 The Planning/Entitlement Process

The City is committed to working with the selected Development Team to achieve all necessary entitlements. CID will assist the selected Development Team with coordinating across City agencies. However, it is the ultimate responsibility of the 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 in the permit review 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, building and environmental conditions, and entitlements for this community plan area.

3.8 Financial Assistance

Assistance from the City of Los Angeles, if any, will be determined on the basis of the proposal submitted and subsequent negotiations with the Development Team selected through the RFP process. Those proposals that maximize private financing (debt and equity) and minimize competitive sources of assistance (public funds, grants or other) will be given additional points.

The project must be financially self-sustaining. Proposals must include detailed descriptions of how the development will achieve this objective and a pro-forma that includes revenue and operating cost projections.

3.9 Land Disposition Preference

The City’s preference for disposition is a long-term ground lease of 55 years with options for extension upon negotiation with the selected developer in compliance with California Government Code Section 37380.

4. PROPOSAL CONTENT AND 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, proposers must be willing and able to commit to the Proposal Items and all provisions in the Standard Provisions for City Contracts, posted in RAMP. The contents of the winning Proposal will be deemed as a binding commitment and may be included as an attachment to any Agreement.

Submissions must be formatted to standard letter-sized 8.5” X 11” paper. Limit responses to a maximum of sixty (60) pages in electronic format.

4.2 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 Proposer 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.

Your written submission to this RFP process will be the primary basis on which the City will consider its selections; therefore, proposers should be as thorough and as detailed as possible when responding to each Proposal Item. Proposers will not be able to add 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.

4.3 Submission Requirements

The submission consists of the elements listed below, which shall be answered as completely as possible in the outlined organizational order. Please submit information in appropriate detail for each of the items described below to allow adequate review and evaluation of your proposal:

● Cover Letter

● Development Team Qualifications

● Financial Capacity

● Proposed Development and Design

● References

4.3.1 Cover Letter

The cover letter shall be no more than two (2) single-spaced pages and must be signed by an authorized officer of the lead firm. The cover letter should summarize the key elements of the proposal and include the name, title, physical address, email address, and telephone number of the primary contact person.

4.3.2 Development Team, Qualifications

The City of Los Angeles places particular importance on a Development Team’s ability to guide a project from initial concept through successful completion. Strong weight in the evaluation process will be given to a Development Team that has experience and a successful track record in each of the following areas:

● Demonstrated track record delivering comparable mixed-use affordable housing 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

● Proven track record of high-quality property management and subsidy compliance, including income and asset verification

● Experience developing publicly owned land

To demonstrate the necessary experience and qualifications, proposals are required to provide the following:

a) A description of the Development Team, including key roles and responsibilities, organizational structure, and the names and affiliations of all team members.

b) Resumes of all key Development Team members assigned to the project. Resumes must describe each team member’s relevant project experience and specific technical skills, as applicable.

c) Provide a list of similar development projects in which the Development Team and proposed associates/team members have participated. For each project, describe the team’s role and relationship to the project (i.e., developed, owned, operated, and/or managed), provide a general project description, and note any unique challenges.

Include the project location, total project cost, funding sources, land uses, project duration, and completion date. Each sample project description shall not exceed two

(2) pages.

1. If example projects include retail, please provide a list of current tenants

2. If the example projects included physical, publicly accessible community benefits, such as amenities or open space, describe the community benefits provided

3. If the example projects resulted in the creation of permanent jobs with wages exceeding applicable minimum wage laws, describe the number of jobs created, estimated wages, and any additional benefits provided to workers

4. Describe whether any of the example projects were developed on publicly owned land

d) Describe the team’s experience with projects in Los Angeles.

4.3.3 Financial Capacity

Particular emphasis will be placed on the Development Team’s demonstrated financial capacity to successfully deliver projects through completion. Strong weight in the evaluation process will be given to a Development Team that can prove experience and show a successful track record in each of the following areas:

● Closing financing within required timeframes and commencing construction in a timely manner

● Delivering projects with long-term operational and financial sustainability

● Securing financing for comparable development projects, including projects that combine multiple public and private funding sources

● Obtaining and managing public funding programs, including tax credits, bonds, and other gap financing, and working effectively with lenders, investors, and public agencies

● Bringing projects to financial close on schedule and navigating changing market conditions, including cost increases, interest rate changes, and funding gaps

● Delivering projects on public land or through public-private partnerships, including ground lease structures

● Managing project financing through construction and into operations, including converting construction financing to long-term financing and achieving stable project performance

Projects that use the lowest amount of City subsidy will receive additional points. To demonstrate the necessary experience and qualifications, proposals are required to provide the following:

a) Examples of comparable completed and in-progress projects, including total development cost and financing sources (e.g., LIHTC, bonds, conventional debt, and grants)

b) Description of financing strategies used in prior projects

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

d) Description of access to capital, including the ability to secure loans and compete for public funding sources, if applicable, to complete the proposed project

e) Disclosure of any prior bankruptcies and all outstanding judgments, pending or final, against the Developer or any related individual or entity, if applicable

4.3.4 Proposed Development & Design

The development concept should present a thoughtful, compelling vision for the site that responds to the goals of this RFP, fits well within the surrounding area, and creates lasting value for residents, businesses, and the broader community. To allow the City to evaluate the proposed concept and design approach, please provide the following:

a) A general overview of the type of development and uses that the Team considers appropriate for the site. It is important that the Team include a range of all potential types of uses that it believes might be appropriate for and provided on site.

Responses should reflect responsiveness to the Citywide Housing Incentive Program and applicable zoning processes, as well as the strength of the proposal in advancing economic vitality through site activation, job creation, neighborhood-serving uses, ground-floor activation, integration with adjacent properties, and a thoughtful parking and mobility strategy.

b) If applicable, indicate which tenants or operators have been identified for the site, if any, and the Development Team’s working relationship and/or ability to secure a lease with that entity.

c) Provide concept project renderings or precedent images to convey the vision for the project.

d) Proposed Deal Structure: Indicate division of responsibilities for the project’s successful completion.

e) Initial Conditions: Indicate any initial conditions or requirements, which are needed to be granted by a governmental entity. These initial conditions include, but are not limited to, financial assistance, monetary contributions or land write down, tax credit programs, technical assistance, City variances or special entitlement processing, and any similar contingency which could result in additional time and resources on City’s behalf to complete the project.

f) Project Time Schedule: A schedule of performance outlining the estimated time for each step and phase. Include a summary “timeline” or other similar graphic representation of the development processes. The schedule should recognize the time involved in finalizing development agreements, receiving project entitlements, designing the project, financing the project, commencing construction and completing construction, and commencing operations.

4.3.5 References

Provide a list with a minimum of three (3) references. You will need to provide a minimum of one (1) reference from a lender. If your team has worked with a public agency, please provide a reference from that agency. The references provided should include the name, title, agency/business name, addresses, email address and telephone number for the reference. Also include a brief description of the relevant project and the reference’s role and relationship to the project.

4.4 PRELIMINARY SCHEDULE

This schedule indicates intended dates for the RFP review & response process. The City may adjust this schedule as needed. Adjustments to dates below will be posted to the RFP listing on www.rampla.org.

Date Event

July 30, 2026 Release RFP

August 14, 2026 RSVP and Written Questions due for Virtual Pre-Proposal Conference

August 18, 2026 Virtual Pre-Proposal Conference via Google Meet - 11:00 a.m.

August 21, 2026 Final Written Questions due

September 2, 2026 Business Inclusion Program (BIP) Outreach Deadline 11:59 p.m.

August 27, 2026 Final Q&A posted to RAMP

September 17, 2026 DEADLINE FOR RFP RESPONSES - 5:00:00 p.m.

September 18, 2026 BIP Summary Sheet Due – 4:30 p.m.

Interviews As Determined - Week of September 28, 2026

October 2026 Select Development Team

4.5 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 August 18, 2026, at 11:00 a.m. on Google Meet. The meeting link will be posted on RAMP and can be requested by sending an RSVP email to jeffrey.lewis@lacity.org no later than August 14, 2026.

To the extent possible, please provide questions in writing to jeffrey.lewis@lacity.org before the conference, which will enable staff to prepare responses in advance.

The last date to submit questions to jeffrey.lewis@lacity.org is August 21, 2026. The final question and answer response document will be posted on RAMP on August 27, 2026.

As covered under Title II of the Americans with Disabilities Act, the City of Los Angeles 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, https://www.rampla.org/s/ mailto:jeffrey.lewis@lacity.org please contact Jeff Lewis at jeffrey.lewis@lacity.org at least five working days prior to the scheduled event.

4.6 RAMP 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 230828.

4.7 BUSINESS INCLUSION PROGRAM OUTREACH

The City has a Business Inclusion Program (BIP) and is committed to ensuring full and 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), and other business enterprises (OBE) in the provision of all goods and services to the City on a contractual basis. As such, this City has set anticipated goals of 18% MBE, 4% WBE, 25% SBE, 8% EBE, and 3% DVBE that consultants should strive to meet in the RFP.

All respondents, regardless of the respondents’ plans on subcontracting/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 must be 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. This applies to all bidders, including those with existing sub-contractors and those not planning to use sub-contractors. Proposers are encouraged to start BIP 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 Walkthrough document (https://www.rampla.org/resource/1709679554000/RAMP_BIP_walkthrough) for instructions on how to conduct the outreach on RAMP. If you have additional questions or concerns, please contact jeffrey.lewis@lacity.org.

4.8 LOCAL BUSINESS PREFERENCE PROGRAM (LBPP) ORDINANCE.

Additionally, proposers are advised that any proposals submitted and any contract awarded from this procurement process shall be subject to the applicable provisions of Los Angeles Administrative Code Section 10.25, Local Business Preference Program (LBPP) Ordinance. The City is committed to maximizing opportunities for local businesses, as well as encouraging local businesses to locate and operate in Los Angeles County. The LBPP Ordinance allows the Department to apply additional points to the Proposal’s final score under certain conditions.

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

Proposers seeking additional information regarding the requirements of the Local Business Preference Program Ordinance may visit the Bureau of Contract Administration’s website at http://bca.lacity.org. If interested in certification, please engage with the Bureau of Contract Administration as soon as possible.

4.9 QUESTIONS AND TECHNICAL ASSISTANCE

All questions must be submitted by email to jeffrey.lewis@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, please provide questions in writing to jeffrey.lewis@lacity.org before the pre-proposal conference, which will enable staff to prepare responses in advance. The last date to submit questions to jeffrey.lewis@lacity.org is August 21, 2026.

The final question and answer response document will be posted on RAMP on August 27, 2026.

From the submission of proposals until a public recommendation of acceptance/rejection of the proposal has been made, all City personnel involved in the project will be specifically directed against holding any meetings, conferences, or technical discussions with any respondent except as provided in the RFP.

5. EVALUATION AND SELECTION PROCESS

5.1 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, the proposed development plan, as well as the ability of the respondent to 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 the Development Team members, and take any other information into account in its evaluation of the responses.

CID reserves the right to request clarification or additional information from the Development Team(s) and to request that the Development Team(s) make presentations to community groups or others.

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

http://bca.lacity.org/ mailto:jeffrey.lewis@lacity.org https://www.rampla.org/s/

Once staff makes its final recommendation, the selected Development Team must be approved by the Mayor and the Los Angeles City Council (“Council”). Upon approval of the Development Team, CID staff will prepare an Exclusive Negotiation Agreement (ENA) to enter into a Disposition and Development Agreement (DDA) with the selected Development Team.

The review and selection process are anticipated to take approximately 90 days from the “Due Date.” During this time period, CID staff will evaluate all proposals based on the information submitted. RFP respondents may be asked to meet with the CID staff, Council and the community to present and/or discuss their proposal.

The consultant selected through this RFP will be expected to comply and stay current with the City’s insurance requirements as well as City Policies required for contracting with the City. The Standard Provisions for City Contracts can be found on

RAMP.

5.2 EVALUATION CRITERIA

CID staff will perform a preliminary screening of proposal documents and information for responsiveness, factuality, and verifiability. A Selection Panel made up of City staff from CID and/or other departments will review and score each complete and fully responsive proposal based on the following categories and may include consideration of any or all of the listed factors at the City’s sole discretion. The Pacoima Lifestyle Center and the Mend Building will be scored as independent projects. Consequently, a proposer’s score on the Pacoima Lifestyle Center will not affect the proposer’s score on the Mend Building, or vice versa.

1 Development Team and Qualifications 40 total

• Demonstrated track record delivering comparable mixed-use affordable housing 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

• Proven track record of high-quality property management and subsidy compliance, including income and asset verification

• Experience developing publicly owned land

2 Financial Capacity 30 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 total

- Responsiveness to the Citywide Housing Incentive Program and other applicable entitlement or zoning processes.

- Strength of the proposal in advancing the economic vitality of the

Pacoima community, including site activation, quality job creation, and support for neighborhood-serving uses.

- Ground-floor activation

- Integration with adjacent properties.

- Parking strategy, including unbundled parking and other mobility considerations.

4 Interview 10 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

Scores within each category will be based on the evaluation panel’s assessment of the overall quality, feasibility, and responsiveness of the proposal relative to the criteria described. The City may consider the proposal as a whole and is not required to score each individual bullet point separately.

The City reserves the right to consider information provided in the proposal, references, prior experience with the proposer, and other relevant information in its evaluation of proposals.

5.3 DEADLINE FOR SUBMISSION OF PROPOSALS

Proposals must be electronically delivered by 5:00:00 p.m. on the submission deadline date (“Proposal Submission Deadline”) of September 17, 2026, to jeffrey.lewis@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 at its discretion request additional documents if the proposer fails to provide all required documentation and copies. Submission of a proposal shall constitute acknowledgment and acceptance of all terms and conditions contained in the RFP.

Proposals submitted after the Proposal Submission Deadline shall be considered late and will not be reviewed. Timely submission of proposals is the sole responsibility of the 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 does not constitute a proposal submission.

5.4 PROPOSAL REVIEW PROCESS

Proposals received by the Proposal Submission Deadline as specified in this RFP will be evaluated as outlined below.

5.4.1 Threshold Review

Proposals will be reviewed to determine the completeness of required documentation (including compliance documents), whether minimum eligibility requirements have been met, and compliance with the City’s Administrative and General Contracting Requirements, including compliance with BIP.

Proposers that fail to submit or complete the required documentation and satisfactorily comply with the City’s requirements will be deemed as non-responsive, eliminated from further consideration, and will not proceed to the proposal evaluation process.

5.4.2 Proposal Evaluation

A review committee composed of City staff will be designated to evaluate/score the proposals. All eligible proposals shall be reviewed, scored, and ranked on the criteria outlined above. The reviewers will recommend a short list of two Development Team(s) to interview. Based upon these evaluations, and the interview score, the reviewers shall make a recommendation to City Council.

5.5 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.

Appeals shall be emailed to Assistant General Manager Fred Jackson no later than five

(5) business days from the date that the notification was emailed. Applicants may file an appeal by submitting a written request and identifying the specific reason for the appeal to:

Fred.Jackson@lacity.org Subject Line: RE: APPEAL RFP 230828 - Pacoima Lifestyle Center and MEND Building

Written appeals may not be more than three (3) 8.5 x 11 pages and shall request an appeals review be granted. Written appeals must include the following information: a) The name, address and telephone number of the proposer; b) The name/title of RFP to 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.

A panel composed of selected staff will review the appeal for this RFP. After the close of the review, CID’s General Manager or Assistant General Manager shall make a final determination for the protest and shall respond accordingly.

The City is not responsible for representations made by any of its officers or employees prior to the approval of an agreement unless such understanding or representation is included in this RFP or in subsequent written addenda. The City is responsible only for that which is expressly stated in this solicitation document and any authorized written addenda thereto.

6. SUBMISSION TERMS

6.1 ADDENDA

The City reserves the right to issue addenda to this RFP, which may add additional requirements which a proposal must meet to be considered responsive. All addenda will be posted on the RFP listing on the RAMP website at www.rampla.org. Proposers shall acknowledge receipt of all amendments to the solicitation documents in their proposal.

Failure to acknowledge receipt of all amendments and include all of the requirements of the amendments in the proposal may render the proposal nonresponsive and cause it to be rejected. Prior to submitting its proposal to the City on the RAMP website for consideration, each Proposer is responsible for checking the RAMP website to ensure that it has received all applicable amendments.

mailto:Fred.Jackson@lacity.org

6.2 IN WRITING

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, and spreadsheets. The City may deem a proposal non-responsive if the proposer fails to provide all required documentation, and in such a case, the proposal will be eliminated from further consideration in the evaluation process.

6.3 BEST OFFER

The proposal shall include the Proposer’s best terms and conditions. Submission of the proposal shall constitute a firm and fixed offer to the City that will remain open and valid for a minimum of six (6) months from the submission deadline.

6.4 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 documents for this RFP. Consortiums, joint ventures, or teams submitting proposals will not be considered responsive unless it is established that all contractual responsibility rests solely with one Proposer or one legal entity. The proposal must identify the entity responsible.

6.5 INFORMATION REQUESTED AND NOT FURNISHED

The information requested and the manner of submission are essential to permit prompt evaluation of all proposals. Accordingly, the City reserves the right to declare as non-responsive and reject any proposals for which information is requested and is not furnished, or when a direct or complete answer is not provided.

6.6 CONDITIONS, LIMITATIONS AND EXPLANATIONS

The Proposer shall not change any wording in the RFP or associated documents. Any explanation requested by City reviewers shall be submitted in a written letter. Proposals offered subject to conditions and/or limitations may be rejected as non-responsive.

6.7 PROPOSAL ERRORS

The Proposer is responsible for all errors or omissions incurred by Proposer in preparing the proposal. Proposer will not be allowed to alter proposal documents after the Proposal Submission Deadline, except as permitted by the City. The City reserves the right to make corrections or amendments due to errors identified in the proposal by the City or the Proposer. This type of correction or amendment will only be allowed for 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.

6.8 PROPOSAL CLARIFICATION

The City reserves the right to request at any phase of the evaluation process that Proposers clarify information provided in RFP responses, including assumptions used in the RFP response. All clarifications must be coordinated in writing with, authorized by, and made by the Contract Administrator. Clarifications must be submitted in writing by the requested deadline. Otherwise, the RFP response will be deemed non-responsive or evaluated without the benefit of the clarification requested.

If the City determines that all proposers failed to submit requested information or adequately respond to the same 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. Responses to RFP Addendum questions must be submitted in writing by the stated deadline; otherwise, the RFP response will be deemed nonresponsive or evaluated without the benefit of the clarification requested.

6.9 WAIVER OF MINOR ADMINISTRATIVE IRREGULARITIES

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

6.10 INTERPRETATION AND CLARIFICATIONS OF RFP REQUIREMENTS

The City will consider prospective recommendations or suggestions regarding any requirements before the pre-proposal conference.