Joslyn_Center-Adjacent_Residential_Development_Opportunity.pdf

REQUEST FOR PROPOSAL

2026-RFP-062

JOSLYN CENTER-ADJACENT RESIDENTIAL DEVELOPMENT

OPPORTUNITY

City of Palm Desert

73-510 Fred Waring Drive

Palm Desert, CA 92260

RELEASE DATE: October 1, 2026

DEADLINE FOR QUESTIONS: October 12, 2026

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

RESPONSES MUST BE SUBMITTED ELECTRONICALLY TO:

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

City of Palm Desert

REQUEST FOR PROPOSAL

Joslyn Center-Adjacent Residential Development Opportunity

1. Background and Introduction

2. Notice Inviting Proposals

3. Development Scope and Objectives

4. Requests for Clarification

5. Content and Format of Proposal

6. Selection Process

7. Evaluation Criteria

8. Submittal Requirements

9. General Conditions

10. Protests

Attachments:

A - Land Appraisal Report

Request For Proposal #2026-RFP-062 Title: Joslyn Center-Adjacent Residential Development Opportunity

1. Background and Introduction

1.1. Summary

The City of Palm Desert (“City”) invites qualified residential developers, builders, and development teams to submit qualifications and preliminary development concepts for the potential disposition and residential development of City-owned vacant land adjacent to the Joslyn Center.

The property is generally located at 44215 San Pascual Avenue, Palm Desert, California, and consists of two parcels identified as Assessor’s Parcel Numbers 627-102-025 and 627-102-017. Together, the parcels contain approximately 42,253 square feet, or 0.97 acres. The site is generally rectangular, level at street grade, and accessible from San Pascual Avenue.

The City seeks a feasible residential development concept that is compatible with surrounding uses, responsive to local housing market conditions, and consistent with applicable zoning, General Plan policies, and development standards. Proposers should demonstrate experience completing comparable residential developments and present a realistic approach to site planning, obtaining required approvals, and project delivery.

The appraisal materials provided in Attachment A identify the property’s zoning as Residential-2 (R-2), report a density range of 3 to 10 dwelling units per acre, and indicate that utilities are available to the site.

Surrounding uses include residential development, retail and office uses, care facilities, and vacant land.

This information is provided for preliminary planning purposes; proposers are responsible for verifying development requirements, utility availability and capacity, and site conditions affecting their proposed concepts.

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

Following the initial evaluation, the City anticipates identifying the top three developers for further consideration. These developers may be invited to interviews and asked to provide clarifications, concept refinements, supplemental information, and additional development details before the City identifies a preferred proposer or proposers for negotiations. Selection or participation in negotiations does not constitute project approval or convey rights to the property. Any transaction remains subject to applicable requirements, approval of final transaction documents by the appropriate governing body, and execution by all required parties.

1.2. Background

The City is exploring the potential disposition and residential development of its vacant property adjacent to the Joslyn Center. Through this solicitation, the City seeks development concepts that respond to the site’s size, location, and surrounding uses and demonstrate a practical path from initial planning through completed construction.

The City’s objectives include encouraging compatible residential development, making effective use of the available land, and identifying a development team with demonstrated experience delivering comparable projects. Proposed concepts should address neighborhood compatibility through thoughtful building placement, scale, architectural character, access, parking, and landscaping.

The City is not prescribing a single preferred residential product type. Potential concepts may include single-family homes, small-lot development, duplexes, triplexes, courtyard housing, townhomes, multifamily rental housing, for-sale condominiums, or mixed residential formats. Concepts may also include an affordable, workforce, or attainable housing component, or limited complementary community-serving or live/work elements where permitted and appropriate. Proposers should explain why their concept is feasible and appropriate for the site, supported by market rationale, preliminary site planning, and relevant development experience. The City encourages proposals that demonstrate sensitivity to neighborhood context, desert-appropriate design, accessibility, and long-term project stewardship.

The City will consider the proposed development concept together with the team’s qualifications, relevant experience, implementation approach, and schedule. Proposers should clearly identify assumptions, anticipated approvals, and any requested City participation that could affect successful delivery of the project.

1.3. Contact Information

Project Contact:

Mariela Salazar

Management Analyst

Email: msalazar@palmdesert.gov

Phone: (760) 574-5284

Procurement Contact:

Celina Cabrera

Senior Management Analyst

Email: ccabrera@palmdesert.gov

Phone: (760) 776-6449

Department:

Economic Development

1.4. Timeline

The dates below are tentative. The City may revise the schedule by notice or addendum through OpenGov

Procurement. Issuance of this RFP does not obligate the City to select a proposer or complete a property transaction. All stated times are Pacific Time.

Release of Request for Proposal October 1, 2026 mailto:msalazar@palmdesert.gov tel:(760)574-5284 mailto:ccabrera@palmdesert.gov tel:(760)776-6449

Last Day to Submit Questions for

Clarification

October 12, 2026, 2:00pm

Clarifications Issued by City on or before October 19, 2026, 2:00pm

Deadline for Receipt of Proposals submitted on or before

November 2, 2026, 2:00pm

2. Notice Inviting Proposals

2.1. NOTICE

RFP No.: 2026-RFP-062

Project Title: Joslyn Center-Adjacent Residential Development Opportunity

The City of Palm Desert (“City”) invites qualified residential developers, builders, and development teams to submit qualifications and preliminary development concepts for the potential disposition and residential development of City-owned vacant land adjacent to the Joslyn Center.

The property is generally located at 44215 San Pascual Avenue, Palm Desert, California, and consists of

Assessor’s Parcel Numbers 627-102-025 and 627-102-017, totaling approximately 0.97 acres. Property information and development objectives are provided in herein.

Proposals must be submitted electronically through the City's bid management provider, OpenGov

Procurement, no later than 2:00 pmPacific Time on Monday, November 2, 2026. Proposals may not be submitted by fax, email, telephone, mail, hand delivery, or other means; any proposals received through any means other than OpenGov Procurement will not be accepted.

The City anticipates identifying top developers for further consideration. Selection does not constitute project approval, convey rights to the property, or obligate the City to complete a transaction. Any subsequent transaction remains subject to applicable requirements, negotiation, required approvals, and execution of final transaction documents.

The City reserves the right to reject any or all proposals, amend or cancel this RFP, or pursue an alternative disposition process consistent with applicable requirements.

The City of Palm Desert is committed to inclusion and diversity and welcomes proposals and bids from contractors, consultants, and vendors of all faiths, creeds, ancestries, and ethnicities without regard to disability, gender identity, sexual orientation, or immigration status. The City condemns and will not tolerate prejudice, racism, bigotry, hatred, bullying, or violence towards any group within or outside of our community.

2.2. DEVELOPMENT SCOPE AND TRANSACTION FRAMEWORK

The development opportunity and objectives are described in Section 3, Development Scope and

Objectives. Proposal submission requirements are provided in Section 5, Content and Format of

Proposal.

This RFP seeks development qualifications and preliminary concepts for further consideration. Any subsequent property disposition and development responsibilities will be established through negotiated transaction documents, as described in Section 3.7, subject to City Attorney review, required

City approvals, and execution by all required parties.

2.3. REGISTRATION

Interested proposers may register as vendors and download the Request for Proposals (“RFP”). To register, visit the City's electronic bidding website, OpenGov Procurement, and proceed to "Subscribe" as a vendor with the City to receive new project notifications. Interested proposers may "Follow" the RFP to view and/or download the RFP details, receive addenda alerts and notices, and draft and submit a response.

2.4. PRE-PROPOSAL MEETING

For this RFP, there is no pre-proposal meeting.

3. Development Scope and Objectives

3.1. Purpose

The City of Palm Desert seeks a qualified development team and a feasible residential development concept for two City-owned vacant parcels adjacent to the Joslyn Center, generally located at 44215 San

Pascual Avenue. The property consists of Assessor’s Parcel Numbers 627-102-025 and 627-102-017 and totals approximately 0.97 acres.

This RFP is intended to identify development concepts and teams for further consideration. Proposals shall address the proposed residential development, relevant team experience, site planning considerations, anticipated approvals, implementation approach, and schedule.

3.2. Residential Development Concept

The City is not prescribing a single preferred residential product type. Proposers may submit any of the residential concepts described in Section 1.2, subject to applicable development requirements and approvals. The proposed concept shall be supported by market rationale, preliminary site planning, and relevant development experience. The City makes no representation that any specific development program will be approved. The concept shall address:

A. Proposed residential product type, estimated number of units, and rental or ownership structure.

B. The parcel or parcels included in the proposal and how the proposed development would function as a coherent project.

C. Preliminary density, building placement, height, massing, and architectural character.

https://secure.procurenow.com/portal/cityofpalmdesert

D. Compatibility with neighboring residential, commercial, and care facility uses.

E. Vehicle access, circulation, parking, and pedestrian connections.

F. Landscaping, shade, water efficiency, sustainability, and desert-appropriate design features.

G. Accessibility considerations for residential units, common areas, parking, and pedestrian routes, consistent with applicable requirements.

H. Any proposed affordable, workforce, or attainable housing component and other anticipated community benefits.

Concepts shall be sufficiently detailed to allow the City to understand and compare the proposed development approaches. Preliminary conceptual plans are encouraged but are not required at this stage.

Any plans submitted shall be identified as conceptual and subject to further review and refinement.

3.3. Due Diligence and Property Conditions

Proposers are responsible for conducting their own due diligence concerning the property and proposed development, including, as applicable:

A. Title, legal descriptions, surveys, boundaries, easements, and encumbrances.

B. Environmental conditions, soils, and geotechnical considerations.

C. Utility availability and service requirements.

D. Zoning, land use, density, height, setbacks, parking, access, design, subdivision, and entitlement requirements.

E. Environmental review requirements, including the California Environmental Quality Act (CEQA).

F. Circulation, off-site improvements, development impact fees, and other City fees.

G. Market and construction feasibility.

The initial proposal shall describe the proposer’s approach to due diligence and identify known site constraints and assumptions affecting feasibility.

The property may be offered on an “as-is, where-is, with all faults” basis, except as expressly provided in a final approved agreement. Reference materials are provided for informational purposes and do not replace independent verification. The appraisal materials indicate that a preliminary title report and Phase

I environmental assessment were not available for the appraiser’s review. Proposers should not rely solely on the appraisal report.

3.4. Development Team and Relevant Experience

The proposed team shall demonstrate experience relevant to the development concept and the ability to manage the project from initial due diligence through completion and occupancy or sale.

Relevant experience may include residential infill, small-lot, multifamily, or other neighborhood-compatible development; coordination with public agencies; securing development approvals; and completing projects with comparable site or implementation challenges.

Proposers shall identify the lead developer, key personnel, proposed responsibilities, and anticipated participation of architects, engineers, contractors, land use advisors, and other consultants. Team members not yet selected shall be identified by their anticipated role and the proposed timing of their selection.

3.5. Implementation and Approval Strategy

Proposers shall describe a practical approach to advancing their concept through the following stages, as applicable:

A. Property due diligence and confirmation of development feasibility.

B. Discussions and negotiation of potential property disposition and development terms.

C. Concept refinement and preparation of required planning applications.

D. Environmental review and other required reviews and approvals.

E. Community outreach and coordination with affected stakeholders, if proposed.

F. Design development, construction documentation, and permitting.

G. Construction, project completion, and occupancy or sale/lease-up.

The approach shall identify major dependencies, potential obstacles, and proposed measures to address risks. Proposers shall explain how the team would coordinate its work and manage schedule changes or unresolved site conditions.

3.6. Proposed Development Schedule

Proposers shall provide an estimated schedule covering due diligence, potential agreement negotiations, planning and environmental review, permitting, site control or property closing, construction, and occupancy or sale/lease-up, as applicable.

The schedule shall identify major milestones, the assumed starting point, anticipated durations, and activities dependent on City action or approval by other agencies. Proposers shall clearly explain assumptions that could affect the proposed schedule.

3.7. Financial Information and Future Transaction Terms

Purchase price offers, financing evidence, proof of funds, earnest money terms, and other financial offers shall not be included with initial proposals. The City may request financial capacity information, proposed purchase price, and other business terms from proposers advanced to a subsequent review, negotiation, or disposition stage.

Depending on the transaction structure, subsequent documents may include an Exclusive Negotiating

Agreement, Purchase and Sale Agreement, Disposition and Development Agreement, development covenants or performance schedules, affordable housing covenants where applicable, and other documents determined necessary by the City Attorney.

Future agreements may establish development milestones, reporting obligations, restrictions, and remedies for failure to perform. Final terms will be subject to City Attorney review and applicable City approvals.

3.8. Potential Next Steps

Following the initial evaluation, the City anticipates identifying the top three developers for further consideration. These developers may be invited to participate in interviews and provide clarifications, concept refinements, supplemental information, and additional development details before the City identifies a preferred proposer or proposers for negotiations.

The City may request financial capacity information, proposed purchase price, and other business terms during a subsequent review, negotiation, or disposition stage, as described in Section 3.7.

Selection for further consideration or participation in negotiations does not guarantee a property transaction, convey rights to the property, constitute approval of a development concept, or authorize construction. Development responsibilities, performance milestones, and other transaction terms will be established through subsequent agreements. Any transaction remains subject to applicable requirements, approval of final transaction documents by the appropriate governing body, and execution by all required parties.

4. Requests for Clarification

All questions, requests for interpretations or clarifications, either administrative or technical must be requested in writing VIA THE "Q&A" tab through the City’s online bid management provider (“OpenGov-

Procurement”).

All written questions, if answered, will be answered in writing, conveyed to all interested firms, and posted through OpenGov-Procurement. Oral statements regarding this RFP by any persons should be considered unverified information unless confirmed in writing. To ensure a response, questions must be received in writing by 2:00 pm (local time) on Monday, October 12, 2026.

5. Content and Format of Proposal

5.1. Development Proposal and Qualifications*

Submit a proposal addressing the requirements below in the order listed. The proposal shall explain how the proposed development concept and development team respond to Section 3, Development Scope and Objectives. The City may deem a proposal incomplete if required information is omitted.

Initial proposals shall not include purchase price offers, financing evidence, proof of funds, lender commitments, earnest money terms, or other financial offers. Any subsequent request for financial information or business terms will be handled as described in Section 3.7.

A. Cover Letter

Provide a cover letter signed by an authorized representative of the proposer identifying:

1. The proposer’s name and proposed development entity.

https://secure.procurenow.com/portal/cityofpalmdesert

2. The primary contact person and contact information.

3. The property or parcels included in the proposal.

4. A brief description of the proposed residential development.

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

B. Development Team Qualifications and Experience

Provide the following information regarding the developer and proposed team:

1. Developer name, legal structure, and principals.

2. Proposed project manager and key personnel, including their anticipated responsibilities.

3. Architect, civil engineer, land use counsel, contractor, and other key consultants, if known.

4. Relevant residential development experience, including comparable completed projects and experience with infill, small-lot, multifamily, mixed residential, or other neighborhood-compatible development.

5. Experience working with public agencies on property transactions and development projects.

6. References from public agencies, partners, consultants, or project stakeholders familiar with the team’s relevant work.

For each comparable completed project presented, identify its name, location, residential product type, number of units, completion date, and the proposed team members’ actual roles. Explain its relevance to this opportunity. Clearly distinguish experience of the proposing entity from experience gained by individual team members while working for other organizations.

For each reference, provide the individual’s name, organization, relationship to the project or team, and current contact information.

C. Development Concept

Provide a narrative describing the proposed residential development and why it is feasible, compatible, and appropriate for the property. Support the concept with market rationale, preliminary site planning considerations, and relevant development experience.

Address the following:

1. Proposed use and residential product type.

2. Property or parcels included in the proposal.

3. Estimated number of residential units and proposed rental or ownership structure.

4. Preliminary density, site utilization, building height, and massing.

5. Parking, access, and circulation.

6. Architectural character and compatibility with the surrounding neighborhood, adjacent Joslyn

Center, and nearby uses.

7. Sustainability, water efficiency, shade, landscaping, and desert-appropriate design features.

8. Accessibility considerations and the proposed approach to long-term project stewardship.

9. Any proposed affordable, workforce, or attainable housing component.

10. Anticipated community benefits and alignment with the City’s development objectives.

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

Identify requested City participation as a project assumption without submitting a financial offer.

Conceptual plans are encouraged but are not required at the initial proposal stage. Any plans submitted shall be clearly labeled as conceptual and subject to City review and applicable entitlement processes.

D. Implementation Approach

Provide a project implementation narrative describing:

1. The proposed approach to the due diligence responsibilities identified in Section 3.3.

2. Known site constraints and assumptions affecting the development concept or project feasibility.

3. Entitlement strategy and anticipated reviews and approvals.

4. Community outreach approach, if any.

5. Anticipated project delivery method and construction approach.

6. Proposed property or site planning approach.

7. Proposed performance milestones.

8. Key risks and the proposed approach to managing those risks.

Explain how the proposed approach would advance the development concept from initial due diligence through project completion and occupancy or sale/lease-up.

E. Proposed Development Schedule

Provide an estimated schedule showing the following milestones, as applicable:

1. Due diligence.

2. Negotiation of future agreements.

3. Entitlement submittal and review.

4. Planning Commission or City Council approvals.

5. Building permit submittal and review.

6. Property closing or other site control milestone.

7. Construction start.

8. Construction completion.

9. Occupancy or sale/lease-up.

Identify the assumed starting point, anticipated durations, and major dependencies or assumptions affecting the schedule, including required City or other agency actions.

F. Exceptions and Requested Modifications

Identify any exceptions, qualifications, or requested modifications to this RFP or the anticipated transaction terms described in it. For each item, identify the applicable section, explain the requested modification, and provide proposed alternative language where appropriate.

If no exceptions or modifications are requested, state “None.”

The City may consider or reject exceptions in its sole discretion.

*Response required

5.2. Non-Collusion Declaration*

The undersigned certifies that they are authorized to make this declaration on behalf of the proposer and that the following statements are true and correct:

1. The proposal is genuine and has been prepared independently, without collusion, fraud, or improper communication with any other proposer or City representative.

2. The proposer has not directly or indirectly induced or solicited another proposer to submit a false or sham proposal, refrain from submitting a proposal, or participate in any agreement intended to improperly influence the competitive selection process.

3. The proposer has disclosed any actual, potential, or perceived conflict of interest involving the proposer, its principals, team members, consultants, or proposed development partners, including any financial, business, familial, or employment relationship with a City official, officer, employee, consultant, or representative involved in this RFP or the approval process.

By selecting this checkbox, I certify that I am authorized to submit this declaration on behalf of the proposer and that the statements above are true and correct.

☐ Please confirm

*Response required

5.3. Conflict of Interest Disclosure*

Describe any actual, potential, or perceived conflicts of interest identified above. If none, enter “None.”

*Response required

5.4. Iran Contracting Act Certification*

(Public Contract Code section 2200 et seq.)

As required by California Public Contract Code Section 2204, the Contractor certifies subject to penalty for perjury that the option selected below relating to the Contractor’s status in regard to the Iran

Contracting Act of 2010 (Public Contract Code Section 2200 et seq.) is true and correct.

Note: In accordance with Public Contract Code Section 2205, false certification of this form shall be reported to the California Attorney General and may result in civil penalties equal to the greater of

$250,000 or twice the Contract amount, termination of the Contract and/or ineligibility to bid on contracts for three years.

☐ The Contractor is not identified on the current list of person and entities engaged in investment activities in Iran prepared by the California Department of General Services in accordance with subdivision (b) of Public Contract Code Section 2203; or a financial instruction that extends, for 45 calendar days or more, credit in the amount of $20,000,000 or more to any other person or entity identified on the current list of persons and entities engaging in investment activities in Iran prepared by the California Department of General Services in accordance with subdivision (b) of Public Contract Code

Section 2203, if that person or entity uses or will use the credit to provide goods or services in the energy sector in Iran.

☐ The City or Authority has exempted the Contractor from the requirements of the Iran Contracting Act of 2010 after making a public finding that, absent the exemption, the City or Authority will be unable to obtain the goods and/or services to be provided pursuant to the Contract.

☐ The amount of the Contract payable to the Contractor for the Project does not exceed $1,000,000.

*Response required

5.5. Litigation, Default, Bankruptcy, and Project Foreclosure Disclosures* Disclose any litigation, defaults, bankruptcies, or project foreclosures involving the proposer within the past five (5) years. For each disclosure, provide a brief description, the proposer’s involvement, and the current status or outcome.

If none, enter “None.”

*Response required

5.6. Project Team Resumes*

Provide resumes for the proposed project manager and identified key development team members.

Include relevant qualifications, residential development experience, anticipated project responsibilities, and professional licenses, where applicable.

*Response required

5.7. Authorized Representative*

Authorized Representative

Identify the representative authorized to submit the proposal on behalf of the proposer. Provide the representative’s full name, title, business address, email address, and telephone number.

Authority and signature requirements for any subsequent transaction documents will be confirmed before execution.

*Response required

5.8. Certification of Proposal*

Certification of Proposal

By submitting this proposal, the authorized representative certifies that the information provided is true and correct to the best of their knowledge and that any exceptions or requested modifications have been identified as required by this RFP.

The proposer acknowledges that selection or participation in negotiations does not convey rights to the property or bind the City to a transaction.

☐ Please confirm

*Response required

6. Selection Process

1. 6. Selection ProcessThe City will review proposals for responsiveness and evaluate them using the criteria in Section 7. During its review, the City may request clarification or additional information.Following the initial evaluation, the City anticipates identifying the top three developers for further consideration. These developers may be invited to interviews and asked to provide concept refinements, supplemental information, and additional development details.Following this review, the City may identify a preferred proposer or proposers for negotiations or further consideration. Any subsequent request for financial capacity information, proposed purchase price, or other business terms will be handled as described in

Section 3.7.The City may negotiate with one or more proposers. If negotiations do not result in acceptable terms, the City may discontinue negotiations, pursue discussions with another proposer, reject all proposals, or pursue an alternative disposition process.Any negotiated transaction documents will be subject to City Attorney review and approval by the City Council or other applicable governing body. No proposer obtains rights to the property through proposal submission, ranking, interviews, selection, or negotiations. Any transaction requires approval and execution of final transaction documents by all required parties.

7. Evaluation Criteria

Each criterion will be scored on a scale of 0 to 5. Weighted points will be calculated by dividing the criterion score by 5 and multiplying the result by the criterion’s assigned weight. The maximum total weighted score is 100 points.

Initial proposal scoring will not include purchase price offers, financing evidence, proof of funds, or other financial offers.

No. Evaluation Criteria Scoring Method Weight (Points)

1. Development Concept, Design Quality, and

Neighborhood Compatibility

The City will evaluate the quality and suitability of the proposed residential development concept, including:

• Appropriateness of the proposed residential product type, estimated unit count, rental or ownership structure, and market rationale.

• Preliminary site utilization, density, building height, massing, and architectural character.

• Compatibility with the surrounding neighborhood, adjacent Joslyn

Center, and nearby uses.

• Approach to parking, access, circulation, and accessibility.

• Incorporation of sustainability, water efficiency, shade, landscaping, and desert-appropriate design.

• Recognition of applicable development requirements and site constraints.

Conceptual plans are encouraged but are not required. A proposal will not be considered incomplete solely because conceptual plans are omitted; the narrative must provide sufficient information to evaluate the concept.

0-5 Points 25 (25% of Total)

2. Developer Qualifications and Relevant

Experience

The City will evaluate the demonstrated qualifications and relevant experience of the developer and proposed team, including:

• Successful completion of comparable residential developments.

• Relevance of prior projects to the proposed residential product, site characteristics, scale, and implementation challenges.

• Experience with infill, small-lot, multifamily, mixed residential, or other neighborhood-compatible development, as relevant to the proposed concept.

• Experience with public agency transactions and development approvals.

• Qualifications, responsibilities, and relevant experience of the proposed project manager and key team members.

• Demonstrated project delivery record and supporting references.

Evaluation will consider the actual roles performed by the proposing entity and individual team members on the projects presented. General firm history or years in business alone will not establish comparable project experience.

0-5 Points 30 (30% of Total)

3. Implementation Approach, Entitlement

Strategy, and Schedule Feasibility

The City will evaluate whether the proposal presents a practical and credible approach to project delivery, including:

• Understanding of due diligence responsibilities, known site constraints, and assumptions affecting feasibility.

• Identification of anticipated entitlements, environmental review, permits, and other required approvals.

• Proposed project delivery and construction approach.

• Community outreach approach, if proposed.

• Identification of key risks and proposed measures to address them.

• Realistic sequencing and timing of due diligence, negotiations, approvals, site control, construction, and occupancy or sale/lease-up.

• Clear performance milestones and recognition of dependencies on City or other agency actions.

Schedules will be evaluated for realism and support, rather than speed alone.

0-5 Points 20 (20% of Total)

4. Housing, Community Benefits, and Alignment with City Objectives

The City will evaluate how the proposed development advances the objectives described in Sections 1 and 3, including:

• Contribution to housing opportunities in Palm Desert.

• Beneficial use of the vacant City-owned property.

• Any proposed affordable, workforce, or attainable housing component.

• Other identified community benefits and responsiveness to neighborhood context.

• Approach to long-term project stewardship.

• Clarity and credibility of the proposed benefits, including any assumptions or requested City participation affecting their delivery.

The City is not prescribing a single preferred residential product type or requiring an affordable, workforce, or attainable housing component. Proposals will be evaluated on the benefits they demonstrate and their alignment with the City’s stated objectives.

0-5 Points 15 (15% of Total)

5. Completeness, Responsiveness, and Clarity

The City will evaluate whether the proposal:

• Addresses the required proposal contents and disclosures.

• Provides clear, organized, and internally consistent information.

• Explains assumptions, qualifications, exceptions, and requested modifications.

• Provides sufficient supporting detail to evaluate the development concept, team qualifications, and implementation approach.

This criterion evaluates the substance and clarity of the submission rather than the sophistication of its graphic presentation.

0-5 Points 10 (10% of Total)

8. Submittal Requirements

8.1. General

Proposers shall submit the information required by Section 5, Content and Format of Proposal, and complete all required questions, certifications, and uploads in OpenGov Procurement.

Proposals shall demonstrate the development team’s qualifications, the suitability of the proposed residential concept, and a practical approach to implementation and project delivery. The City may request clarification or supplemental information during its review.

Initial proposals shall not include purchase price offers, financing evidence, proof of funds, lender commitments, earnest money terms, or other financial offers. Any subsequent request for financial capacity information or business terms will be handled as described in Section 3.7.

8.2. Preparation

Proposals shall be organized in the order specified in Section 5 and provide clear, concise, and complete responses. Supporting materials should directly relate to the proposed development concept, relevant team experience, or implementation approach.

Proposers shall clearly identify assumptions, known constraints, requested City participation, and any exceptions or requested modifications. Conceptual plans are encouraged but are not required with the initial proposal. Any plans submitted shall be identified as conceptual and subject to further review and applicable approvals.

8.3. Property Review and Due Diligence

Proposers shall review the property information provided with this RFP and address the due diligence responsibilities described in Section 3.3. Initial proposals shall identify known site constraints, assumptions affecting feasibility, and the proposed approach to further investigation.

Reference materials are provided for informational purposes and do not replace independent verification. Proposers are responsible for evaluating how site conditions and applicable development requirements may affect their proposed concepts.

Issuance of this RFP does not authorize entry onto the property or physical testing, sampling, excavation, or other intrusive investigations. Any such activities require prior written City authorization.

Requests concerning site access shall be submitted through OpenGov Procurement.

8.4. Authorization

The proposal cover letter shall be signed by a representative authorized to submit the proposal on behalf of the proposer. The proposer shall identify that representative and provide the contact information requested in Section 5.

Authority and signature requirements for any subsequent transaction documents will be confirmed before execution.

8.5. Confidentiality of Proposal

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

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

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

8.6. Submittal Instructions

Proposals must be submitted electronically through the City’s OpenGov Procurement portal at https://procurement.opengov.com/portal/cityofpalmdesert no later than 2:00 pm, on or before Monday, November 2, 2026.

Proposals submitted by email, fax, mail, hand delivery, or other means will not be accepted. The electronic submission system will not accept late proposals.

Proposers are solely responsible for completing all required responses, uploading the required documents, and confirming successful submission before the deadline. Saving a draft response or uploading documents without completing the submission process does not constitute submission.

Proposers should allow sufficient time to complete the submission process and resolve potential technical issues. The proposer is responsible for its equipment, internet connectivity, and ability to use the electronic submission system.

Proposers experiencing technical difficulties may contact OpenGov Procurement Support through the support options available in the platform. Neither the City nor OpenGov Procurement guarantees that assistance will be available or that a technical issue will be resolved before the submission deadline.

Technical difficulties do not relieve the proposer of responsibility for timely submission.

9. General Conditions

9.1. Amendments to RFP

The City reserves the right to amend the RFP or issue to all Proposers addenda to answer questions for clarification.

9.2. Amendments to Proposals

Unless specifically requested by the City, no amendment, addendum or modification will be accepted after a proposal has been submitted to City. If a change to a proposal that has been submitted is desired, the submitted proposal must be withdrawn and the replacement proposal submitted prior to the deadline stated herein for receiving proposals.

9.3. Non-Responsive Proposals

A proposal may be considered non-responsive if conditional, incomplete, or if it contains alterations of form, additions not called for, or other irregularities that may constitute a material change to the proposal.

9.4. Costs for Preparing

The City will not compensate any Proposer for the cost of preparing any proposal, and all materials submitted with a proposal shall become the property of the City. The City will retain all proposals submitted and may use any idea in a proposal regardless of whether that proposal is selected.

9.5. Cancellation of RFP

City reserves the right to cancel this RFP at any time prior to contract award without obligation in any manner for proposal preparation, interview, fee negotiation or other marketing costs associated with this

RFP.

9.6. Price Validity

Prices provided by Proposers in response to this RFP are valid for 90 days from the proposal due date. The

City intends to award the contract within this time but may request an extension from the Proposers to hold pricing, until negotiations are complete, and the contract is awarded.

9.7. No Commitment to Award

Issuance of this RFP and receipt of proposals does not commit the City to award a contract. City expressly reserves the right to postpone the proposal for its own convenience, to accept or reject any or all proposals received in response to this RFP, to negotiate with more than one Proposer concurrently, or to cancel all or part of this RFP.

9.8. Right to Negotiate and/or Reject Proposals

City reserves the right to negotiate any price or provision, task order or service, accept any part or all of any proposals, waive any irregularities, and to reject any and all, or parts of any and all proposals, whenever, in the sole opinion of City, such action shall serve its best interests and those of the tax-paying public. The Agreement, if any is awarded, will go to the Proposer whose proposal best meets City’s requirements.

9.9. Non-Discrimination

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

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

10. Protests

The procedures set forth in this section are mandatory and are the sole and exclusive remedy of a bidder, proposer or other vendor to dispute the award of a contract that the city solicits through a competitive process. A protest that does not comply with these procedures with these procedures may be summarily rejected and the person submitting the protest shall be deemed to have waived all rights to relief.

10.1. Protests of Solicitation Method

By submitting a bid, proposal or other application for a contract award, the bidder, proposer or other vendor shall be deemed to have waived all rights to challenge the city's method for procuring the contract or any discrepancy in the solicitation process or documents. Bidders, proposers, or vendors may submit bids, proposals or other applications under protest. Protests under this section shall be submitted in writing to the official designated to receive the bid, proposal or other application and shall contain a full summary of the factual and legal basis for the protest.

10.2. Waiver

Any person that: (1 ) did not directly submit a bid or proposal, (2) is not responsible or qualified to receive the contract, (3) failed to submit a responsive bid or proposal, (4) is not in line to receive the contract or is otherwise ineligible to receive the contract, (5) is otherwise not beneficially interested in the award, or

(6) fails to submit a timely protest shall be deemed to have waived the right to protest the award of the contract. Any protest deemed waived will be subject to summary rejection without further consideration and the person will have no right to any relief.

10.3. Protests of Award

A bidder, proposer or other vendor applying for a city contract through a competitive process may submit a written protest of the award of the contract. The protest shall identify and explain the factual and legal grounds for the protest. Any grounds not raised in the written protest are deemed waived by the protesting bidder.

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

10.4. Timing of Protest of Award

Protests shall be submitted in writing to the official designated to receive the bid, proposal or other application within the following times:

1. If of another bidder, within five (5) calendar days after the bid opening date.

2. If the City of Palm Desert makes a recommendation to the City Council/Housing Authority to award a proposal or other application, then within five (5) calendar days following the issuance of the recommendation and prior to the date of the award.

3. If in response to a notice of intent to reject a bid, proposal or other application, then within five

(5) calendar days following the issuance of the notice of intent.

10.5. Protest Review and Response

If the protest is timely and complies with the above requirements, the City of Palm Desert shall review the protest, any response from the challenged bidder, proposer or other vendor, and all other relevant information. The City of Palm Desert will provide a written decision to the protester in a reasonable amount of time. If the protest is in response to a recommendation of award to the City of Palm Desert then the protest will be considered concurrently with the award of the contract, and the approval authority's action is final.

10.6. Conflicts

The protest procedures contained in this section shall not apply if a particular solicitation contains a different protest procedure. This section does not limit or eliminate a claimant's obligations under the

Government Claims Act, Government Code Section 900 et seq.