Kosmont Companies ProposalPrepared For
CITY OF LA QUINTA
April 15, 2019
PROPOSAL FOR
Professional Brokerage Services
RFP# CC18-085
Prepared By
Kosmont Companies
1601 N. Sepulveda Blvd. #382
Manhattan Beach, CA 90266
(424) 297-1070
STATEMENT OF QUALIFICATIONS
In response to “Request for
Qualifications to provide Economic
Development and Real Estate
Analysis Services”
COVER LETTER PAGE 1 -2
SECTION A. MEET THE TEAM PAGE 3 -7
SECTION B. RELEVANT PROJECTS AND REFERENCES PAGE 8 -14
SECTION C. FIRM EXPERIENCE PAGE 15 -17
SECTION D.FEE SCHEDULE PAGE 18
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com
TABLE OF
CONTENTS
i
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
City of La Quinta
Gem of the Desert
April 15,2019
Mr.Gilbert Villalpando,Assistant to the City Manager
City of La Quinta,City Manager's Office
78-495 Calle Tampico
La Quinta,CA 92253
Re:City of La Quinta Request for Qualifications (RFQ)to Provide Professional Economic Development
and Real Estate Analysis Services
Dear Mr.Villalpando,City Staff and Consultant Selection Committee:
Kosmont &Associates,Inc.,doing business as Kosmont Companies (“Kosmont”or “Consultant”),is pleased
to present this statement of qualifications to the City of La Quinta (“City”)and the La Quinta Housing
Authority (“Authority”)for Economic Development and Real Estate Analysis Services.
Kosmont Companies,a certified Minority Business Enterprise (“MBE”)and Small Business Enterprise
(“SBE”),is a full-service advisory firm that focuses on economic development,real estate,and public
finance.Kosmont has a 32+year track record of working with hundreds of cities and public agencies on
economic development strategies and real estate projects,with a focus on implementation.
What sets Kosmont apart is public and private sector experience and a multi-disciplinary approach which is
achieved through staff that includes former public officials/city staff (City Managers,Directors of Economic
Development/Redevelopment/Community Development)and private sector developers and financial
analysts.Our diverse public and private sector experience and expertise in multiple areas,such as
economic development strategies,real estate market analyses,highest and best use studies,pro forma
due diligence and financial feasibility analyses,structuring options/business terms for land disposition,
evaluating financing options for public improvements and public/private partnerships,and assisting in
marketing surplus properties,make us the ideal firm to provide the City with the requested Real Estate
Financial/Economic Services.
Kosmont has experience working closely with numerous City staffs on major real estate and economic
development initiatives over many years.As an example,we have been working with the City of Redondo
Beach for seven years soliciting,evaluating and negotiating development agreements for commercial
development on the waterfront.For the City of South Gate,Kosmont analyzed local market conditions,
managed a developer RFQ/RFP process,evaluated public financing options and negotiated an agreement
for the ultimate construction of approximately 370,000 square foot regional retail/entertainment center
(“azalea”).
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 I www.kosmont.com 1
Kosmont was recently awarded the California Association for Local Economic Development (“CALED”)2017
Award of Excellence for Economic Development Partnerships for our work on the Redondo Beach Marine
Avenue Hotels Project and before that the 2015 Award of Excellence in Economic Development Partnerships
for the South Gate Azalea Project.Kosmont has worked with numerous clients including municipal government
clients throughout the State,specifically on complex public/private real estate projects.
We believe our knowledge and qualifications will support the conclusion that Kosmont is exceptionally
qualified to deliver the desired services.Kosmont looks forward to the opportunity to be of service to the City
and the Authority and are available to discuss our qualifications at your convenience.
Sincerely,
Ken K. Hira
President
PROJECT MANAGER
Mr. Brian Moncrief
Senior Vice President
bmoncrief@kosmont.com
(805) 469-7364
4KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.456.3088 I www.kosmont.com
City of La Quinta
Proposal for Economic Development and
Real Estate Analysis Services
April 15, 2019
2
SECTION A.
MEET THE TEAM
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com 3
Kosmont brings a well-rounded and seasoned professional cohort with the required expertise and exemplary skillsets
to provide the requested services.The Kosmont team is well acquainted with the local and regional economic
context.We have extensive experience,a proven track record,and the qualifications to provide the knowledge,
guidance,and execution of those services necessary to assist the City and the Authority in making informed decisions
moving forward.Our team is enthusiastic,ready,and will be available to provide those services when called upon.
If selected,the Project Manager will be Mr.Brian Moncrief.Mr.Moncrief brings over a decade of experience
providing consulting and advisory services to a multitude of cities,counties,special districts,and private developer
clients throughout California.Mr.Moncrief’s ability to integrate both public and private sector perspectives helps
achieve successful outcomes in the pursuit of economic and real estate development projects and programs.Mr.
Moncrief is a licensed real estate agent and personally experienced with the service areas requested by the City as
listed on page 17 of this proposal.Mr.Moncrief will be responsible for day to day management of the engagement
with the City,and coordination of the Kosmont team.
Mr.Moncrief will be supported by the following key team members:
•Mr.Ken K.Hira,Principal Advisor:Mr.Hira is President of Kosmont Companies and an expert in real estate and
economic development.He brings over 25 years of varied experience in virtually every aspect of acquisition,
entitlement,development,financing,asset management,disposition,downtown revitalization,and strategic
plans.His strengths include a keen understanding of retail trends,business retention/attraction,negotiating
public-private transactions and implementing blended-use projects that revitalize communities and assist in
economic development/tax generation programs.Mr.Hira will provide general project oversight,strategic
advisory support,and as necessary,support in public presentations.
•Ms.Felicia Williams,Project Support:Ms.Williams is a Senior Vice President at Kosmont Companies and assists
municipal clients with a comprehensive approach to economic development and climate action,in addition to
grant writing and identifying funding sources for key projects.She has a background in public finance,economic
development,and sustainability.Ms.Williams will work directly with Mr.Moncrief and provide project support.
•Mr.Fernando Sanchez,Project Research:Mr.Sanchez,Senior Vice President of Kosmont Companies,assists public
and private sector clients with market and economic analyses,strategic planning,and real estate development
advisory.His recent work includes market supply and demand analysis,prioritization of strategic opportunity sites
for retail and future development,analysis of potential development uses,and geospatial analysis of boundaries
and funding and financing feasibility studies of new infrastructure financing districts such as Enhanced
Infrastructure Financing Districts (EIFDs)and Community Revitalization and Investment Authorities (CRIAs).Mr.
Sanchez will provide various research and analytical support to the team as appropriate.
Kosmont staff will be assigned as appropriate based on their skills and qualifications in order to adequately provide
services to the City and stay within budget.If needed,additional team members such as Project Analysts may be
utilized to provide additional research and project administrative support.The following pages contain the resumes
and qualifications for Kosmont’s key team members.
SECTION A.
MEET THE TEAM CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com 4
Ken K. Hira Principal Advisor / President
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION A.
MEET THE TEAM
Mr.Ken K.Hira serves as President for Kosmont Companies.An expert in
real estate and economic development,Mr.Hira brings over 25 years of varied
experience in virtually every aspect of acquisition,entitlement,development,
financing,asset management,disposition,downtown revitalization,and
strategic plans.His strengths include a keen understanding of retail trends,
business retention/attraction,negotiating public-private transactions and
implementing blended-use projects that revitalize communities and assist in
economic development/tax generation programs.
A former Executive Vice President of the Irvine-based developer,Pacific Century Commercial,
Mr.Hira managed a portfolio of over $100 million of retail sites,while operating the commercial
division of the company.Prior to this,as a Managing Director of Acquisitions for Westrust and a Vice
President of Development at Lewis Retail Centers,he evaluated and underwrote hundreds of acres
of land,successfully captured and negotiated anchor tenant commitments creating $60 million of
value in ground-up development and redevelopment,and was responsible for 800,000 square feet
of retail entitlement,design and development.As Vice President of GMS Realty,Mr.Hira entitled
one million square feet of retail development projects,as well as led the acquisition of 24
neighborhood and community shopping centers,totaling 3.3 million square feet and valued at $375
million,and organized a $287 million recapitalization.
LICENSES/AFFILIATIONS:Mr.Hira is an active volunteer leader of the International Council of Shopping Centers.He
was nominated and serves as the Co-Chair of the ICSC P3 Retail Advisory Board,nationally advocating public-private
partnerships,while previously serving as the ICSC Western Division P3 Retail Co-Chair,Southern California State
Director,Program Committee Chair and Alliance Co-Chair.
EDUCATION:Mr.Hira holds a Bachelor degree in Economics and Business from UCLA.
RELEVANT EXPERTISE AND EXPERIENCE:Throughout his career,Mr.Hira has managed over 1,000 public sector
consulting assignments.A few of the more recent projects are summarized below:
•City of St. Helena (Highest & Best Use Analysis / Asset Strategy / Downtown Retail Analysis)
•City of Twentynine Palms (Economic Development Plan)
•City of Buellton (Market & Economic Analysis and Economic Development Plan / Specific Plan with
Development Opportunity Reserve D.O.R.TM)
•City of South Gate (Market Study, Development Strategy, and Kosmont Retail NOW!TM )
•City of Daly City (Economic Development Strategy / Opportunity Site Marketing and Developer Negotiations)
•Sacramento County (Retail/Asset Strategy)
•Third Street Promenade, Santa Monica (Downtown District/Retail Strategy)
•City of Placentia (Economic Impact Analysis and Various Real Estate Advisory Services Supporting Economic
Development and Parking Structure TOD Project)
•City of Santa Clarita (RFP Services and Developer Negotiations)
•City of Laguna Hills (Negotiating Development Agreement for large blended-use project)
•City of Norwalk (Economic Development Strategic / Opportunities Plan)
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com 5
Brian Moncrief Project Manager / Senior Vice President
Mr.Brian Moncrief is a Senior Vice President with Kosmont Companies and
brings over a decade of experience providing consulting and advisory services to
a multitude of cities,counties,special districts,and private developer clients
throughout California.Mr.Moncrief’s ability to integrate both public and private
sector perspectives helps achieve successful outcomes in the pursuit of
economic and real estate development projects and programs.
Mr.Moncrief currently provides advisory services to help many clients navigate the legal
and technical aspects of the dissolution of redevelopment agencies,develop site-specific
and/or large-scale strategies for the management,disposition and development of public
agency real estate assets,and assist with the preparation and implementation
of comprehensive economic development strategies.
LICENSES/AFFILIATIONS:Mr.Moncrief is a Real Estate Salesperson,licensed by the State of California
Department of Real Estate (DRE No.01932052)and a member of the International Council of Shopping
Centers (ICSC)and Urban Land Institute (ULI).In 2014,he was the recipient of ULI’s Emergent Leadership
Award for Innovation and,in 2015 and 2016,he served as co-chair for the ULI YLG Pro Bono Technical
Assistance Panel.
EDUCATION:Mr.Moncrief holds a Bachelor of Arts degree in Political Science from the University of California at
Irvine and a Master of Public Administration degree from California State University,Long Beach.
RELEVANT EXPERTISE AND EXPERIENCE:
•City of Placentia,Project Real Estate Advisory Services -Lease agreement review,negotiation,and identification
of options/strategies to facilitate the disposition of a former redevelopment agency real property asset;valuation
of public agency owned land;real estate brokerage services for public agency assets;HSC 33433 Summary Report
preparation;enhanced infrastructure financing district (EIFD);fiscal impact analyses;RFQ/P preparation,outreach,
marketing proposal evaluation for City-owned property.
•City of Santa Ana,Project Real Estate and Financial Advisory Services -Real estate market and pro-forma
analysis/review,real estate transaction structuring,and development agreement negotiations to facilitate
development of mixed-use opportunity site.
•City of Poway,Project Real Estate and Financial Advisory Services -Real estate market analysis,Government
Code 52201 report,community outreach services,and development of implementation strategies to accelerate
private and public sector investment as part of City’s downtown revitalization efforts;RFQ/P preparation,
outreach,marketing and proposal evaluation for 14 acre Town Center site.
•Merced Designated Local Authority (DLA),Twentynine Palms Successor Agency,Riverbank DLA,Fiscal
Consultant/Continuing Disclosure Services -Evaluated and analyzed current and projected property tax revenues,
historical assessed value trends,land uses,top ten taxpayers,assessment appeals and taxing agency agreements
for the preparation of fiscal consultant reports and the preparation of annual continuing disclosure reports.
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION A.
MEET THE TEAM
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com 6
Felicia Williams Project Support / Senior Vice President
Ms.Felicia Williams is a Senior Vice President at Kosmont Companies and
assists municipal clients with a comprehensive approach to economic
development and climate action,in addition to identifying funding sources for
key projects.She has a background in public finance,economic development,
and sustainability.Most recently she worked for PFM Financial Advisors LLC
helping local governments finance environmental projects.Her prior experience
includes originating PACE loans at CleanFund Commercial PACE Capital;
corporate finance at Edison International /Southern California Edison;fixed
income investment banking at RBC Capital Markets,First Albany Capital,and
Goldman Sachs;and real estate /economic development consulting at Kosmont
Companies.
Specifically for Kosmont clients,Ms.Williams provides financial feasibility analysis for various types of
infrastructure and tax increment financing districts,fiscal impact analysis,Specific /General Plan land use
analysis,and Climate Action Plan implementation and project financing.
LICENSES/AFFILIATIONS:
Ms.Williams is a Municipal Advisor Representative having achieved the MSRB Series 50 professional qualification,and
is duly registered with the U.S.Securities and Exchange Commission.
EDUCATION:
Ms.Williams received her M.B.A.in Finance from the University of Michigan Ross School of Business,her M.A.in
Urban Planning from UCLA,and her B.A.in Public Policy from Stanford University.
RELEVANT EXPERTISE AND EXPERIENCE:
•Enhanced Infrastructure Financing District (EIFD)Feasibility Analysis
o LA County –West Carson
o City of Carson
o City of Duarte
o City of Inglewood
o City of La Verne
o City of Pittsburg
o City of Redondo Beach
o City of Richmond
•Agoura Hills AVE Market Feasibility Analysis –residential/commercial data analysis,land use and zoning analysis,
and market feasibility report
•Lomita,Downtown Vision Plan -Retail leakage analysis and evaluation of land use and Zoning Code amendments
to fulfill revitalization of Downtown area
•Western Riverside County COG,Streetlight Acquisition &LED Upgrade -Evaluated funding and structuring
options for 11 cities acquiring 50,000 streetlights from SCE and upgrading for LED and Smart City applications
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION A.
MEET THE TEAM
Mr.Fernando Sanchez is a Vice President with Kosmont Companies
assisting public and private sector clients with market and economic analyses,
strategic planning,and real estate development advisory.His recent work
includes market supply and demand analysis,prioritization of strategic
opportunity sites for retail and future development,analysis of potential
development uses,and geospatial analysis of boundaries and funding and
financing feasibility studies of new infrastructure financing districts such as
Enhanced Infrastructure Financing Districts (EIFDs)and Community
Revitalization and Investment Authorities (CRIAs).
Prior to joining Kosmont Companies,Mr.Sanchez also worked as an Analyst for Entertainment and
Culture Advisors,a Los Angeles-based economic consulting firm specializing in the entertainment and
attractions industry.Other previous experience includes working as an Analyst and Project Manager for
JDT International Inc.,a residential real estate developer in Philadelphia,and working as a
Transportation Planner with the City of Philadelphia Mayor’s Office of Transportation and Utilities.
LICENSES/AFFILIATIONS:Mr.Sanchez is a member of the American Planning Association and the Urban Land
Institute.He also serves as the Treasurer of the Princeton Club of Southern California.
EDUCATION:Mr.Sanchez holds a Master of City Planning degree from the University of Pennsylvania,where he
focused on public and private real estate development.He also holds a Bachelor of Arts in Sociology with minors in
Urban Studies,Latin American Studies,and Spanish from Princeton University.
LANGUAGES:Mr.Sanchez is fluent in English and Spanish.
RELEVANT EXPERTISE AND EXPERIENCE:
Real Estate Services
•City of San Fernando (E.D.and Asset Analysis)
•City of St.Helena (Civic Center and Blended Use Analysis)
•Downtown Santa Monica (Real Estate Retail Corridor Strategies)
•City of Oxnard (RFQ/RFP preparation)
•City of Placentia (RFQ/RFP preparation)
•City of Arroyo Grande (Hotel RFQ/P preparation)
Econ Development Strategies (Market Analysis,&Land Use Strategy)
•City of Twentynine Palms (E.D.Plan)
•City of Thousand Oaks (E.D.Specific Plan)
•City of Gardena (Artesia Corridor Specific Plan)
•City of Tustin (Red Hill Corridor Specific Plan)
•City of Agoura Hills (Specific Plan Market Analysis)
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com
Fernando Sanchez Project Research / Vice President
7
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION A.
MEET THE TEAM
SECTION B.
RELEVANT PROJECTS
& REFERENCES
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
8
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com
Kosmont has been retained by the City of Redondo Beach since 2007
serving as the real estate and financial advisor to the City on multiple
real estate projects.The City of Redondo Beach initially retained
Kosmont to develop an Asset Management Plan for the City’s pier and
harbor area.The area needs revitalization and cohesive strategies to
encourage and foster development by leveraging public and private
resources.Following an in-depth fiscal analysis of the City and the
waterfront special district funds,and real estate investment and
market dynamics,Kosmont assisted the City in drafting a Business Plan
for the area,which was adopted by the City in 2010.
Kosmont’s recommendations and strategies are now being
implemented to promote and accelerate revitalization of the area
including the Waterfront Revitalization Plan and the AES Power Plant
Reuse Plan and related Public Private real estate transactions.
AES Power Plant Reuse:AES,a NYSE public traded energy
corporation recently approved a real estate transaction for the sale
of the 50.1 acre site to a private developer and has confirmed that
plant operations are to be terminated by 2020.The development
requires entitlement approvals by the City of Redondo Beach
including approval by majority vote of City residents,the property is
currently zoned Open Space and Power Plant.
In 2016,Kosmont was retained to prepare numerous reuse valuation analyses,including the fiscal impact of
residential,commercial and mixed-use scenarios on the 50.1-acre former power plant site.Kosmont Companies
currently represents the City in the negotiations of the anticipated public private transaction which could include
among other amenities,wetlands restoration,a large coastal park and recreation amenity,public parking,as well
as private uses including but not limited to hotels,retail and restaurants,office and entertainment uses.
In addition to the services pertaining to the AES site,Kosmont is also supporting the City on an as needed basis with
the negotiation of multiple leases,fiscal and financial analysis,and general transactional support pertaining to the
development of hotel,office,retail,restaurant and visitor serving amenities within the City.This includes efforts to
implement a negotiated and documented $400 million-dollar waterfront revitalization project that completed the
CEQA process in the fall of 2016,which is currently being litigated.
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION B.
RELEVANT PROJECTS
& REFERENCES
Kosmont has served clients throughout California for over 32 years and has an extensive track record of completing
projects and successfully bringing those projects to fruition.Kosmont’s approach to providing consulting services is to
understand each project and the unique opportunities and challenges each one presents and then to incorporate our
expertise,knowledge,and services as appropriate.The project descriptions provided here and on the following pages
are only an abbreviated sample of what we have to offer,highlighting the various types of services we provide as it
relates to the corresponding RFQ.
CITY OF REDONDO BEACH:AES Power Plant Reuse, Pier Plaza and International Boardwalk,
Redondo Beach Marina, Waterfront Revitalization, and Marine Avenue Hotels Real Estate Advisory
TESTIMONIAL:“Kosmont delivers an array of technical and deal making skills that public agencies cannot develop
in-house.Their ability to understand economic development projects from the city,developer and financier
perspectives has delivered tremendously successful results for Redondo Beach.”
Peter Grant,City Manager,City of Cypress (Former Asst.City Manager,City of Redondo Beach)
CITY OF REDONDO BEACH:AES Power Plant Reuse, Pier Plaza and International Boardwalk,
Redondo Beach Marina, Waterfront Revitalization, and Marine Avenue Hotels Real Estate Advisory
WINNER of the California Assoc. for Local Economic Development (CALED) Awards of Excellence Program
“2017 Award of Excellence for Economic Development Partnerships –Redondo Beach Marine Ave Hotels Project ”
Pier Plaza &International Boardwalk:Kosmont served as the City’s broker for the acquisition of Pier Plaza and
International Boardwalk as part of the revitalization of the Pier and Waterfront area.Acquisition is core to City’s
economic development strategy of aggregating leaseholds to support the overall revitalization on the waterfront.
Kosmont also structured and closed $11.1 Million in lease-leaseback financing (105%financing)for the City’s
acquisition of the two properties.The financing was tailored for the City’s varied short,intermediate,and long-term
goals for redevelopment of the properties and included a low variable interest rate,a moderate amortization term,
and a swap to fix the interest rate in the near term.
Redondo Beach Marina:Kosmont served as the City’s broker for the acquisition of the Redondo Beach Marina as part
of the revitalization of the Pier and Waterfront area.As part of the acquisition Kosmont also structured and closed
lease-leaseback financing totaling $12.5 million (101%financing).The financing was tailored for the City’s varied
short,intermediate,and long-term goals for redevelopment of the property.
Waterfront Revitalization:As mentioned previously,Kosmont assisted in the implementation of the Asset
Management Plan,which included a fiscal and economic impact analysis,to derive a series of policies for the
management and redevelopment of the leaseholds on the 150 acres that comprise the Redondo Beach Pier and
surrounding waterfront district.Kosmont developed strategies for encouraging business investment and assisted in
the determination of optimum use and tenant mixes to achieve the City’s revenue and revitalization goals.As part of
the implementation of the Asset Management Plan,Kosmont completed negotiations for the Shade Hotel (Zislis
Group),a luxury boutique hotel developed on land owned by the City that opened in 2016.
Marine Avenue Hotels Real Estate Advisory (TOD):Kosmont worked with the City and Developer to identify funding
sources and negotiate a lease-leaseback structure to fund the development of three hotels (Hilton Garden Inn,
Marriott Courtyard,and Homewood Suites)within the City.Kosmont used a pledge of future city revenues as a
backstop to help underwrite financing to make the 503-room project feasible for the developer and the City.The
Hilton Garden Inn and Courtyard Marriott opened in 2014,and the Homewood Suites by Hilton opened in 2017.
9
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION B.
RELEVANT PROJECTS
& REFERENCES
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com 10
Kosmont has been under contract with the City of South Gate since 2003,and currently serves as the real estate,
financial and economic development advisor to the City on multiple real estate projects and public private
partnerships,including the following:
Economic Element:Kosmont drafted the Economic Element of the City’s comprehensive General Plan update.The
ultimate objective of this assignment was to create a roadmap for the City to follow in the coming years which would
deliver the basis for sound fiscal decisions.The General Plan was adopted by the South Gate City Council.
Retail Market Study:Kosmont prepared a market study to analyze and identify the retail market potential for the
City,and illustrate the level of retail leakage experienced by South Gate.The Study was intended to assist the City in
assessing whether new retail development was appropriate and to help proposed projects fulfill unmet market
demand.The Study also provided the City with the basic market factors,which assisted in developer and retailer
evaluation of opportunities within the City of South Gate.
Azalea Regional Shopping Center:This project,located in South Gate,California is approximately 370,000 square foot
regional promotional and entertainment retail center on 30 acres.Kosmont led public-private negotiations on behalf
of the City of South Gate.In addition,Kosmont developed the developer RFQ,helped the City select a development
team and ultimately negotiated the Development Agreement.Kosmont also prepared an Urban Decay Analysis that
evaluated the local demand for the various types of retail within the proposed project,compared that demand to the
available retail amenities within the City and surrounding communities,and estimated the impacts this proposed
project might have on local retailers.
Innovative Approach:Kosmont was instrumental in attracting a qualified retail developer and soliciting retailers
interest in a public private transaction.Kosmont prepared a Comprehensive Economic Development Strategy (CEDS)
on the City’s behalf as an essential measure for the successful acquisition of approximately $2.5 million in U.S.
Economic Development Administration (EDA)Grant funds for the Project.In May of 2012,Kosmont successfully
negotiated and executed an Infrastructure Financing Agreement to fund off-site improvements necessary to make the
project feasible.Kosmont subsequently served as financial advisor in the issuance of approximately $34 million in
Water Utility Bonds (A-rating)at a True Interest Cost (TIC)of 4.35%to fund public improvements.The project had its
grand opening in August 2014.CEDS for this project was successful and approved by the USEDA.Additionally,the
transaction Kosmont formulated and negotiated on behalf of the city included a unique participation clause
whereby the city received a $5 million dollar performance fee in July 2017 triggered by the developer refinancing.
View the South Gate azalea Project Video.
EXCERPT FROM LETTER OF RECOMMENDATION:
“The City of South Gate and Kosmont
Companies have enjoyed a long term
collaborative relationship on Economic
Development matters and we look forward to
their continued support &expertise in guiding
our long-range goals.”
-Michael Flad,City Manager,City of South Gate
CITY OF SOUTH GATE: Economic Element, Market Study, Development Strategy, and
Kosmont Retail NOW!®
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION B.
RELEVANT PROJECTS
& REFERENCES
Kosmont collaborated with the City on a planning team to prepare
and implement a Specific Plan and utilize an Economic Development
tool known as a Development Opportunity Reserve (D.O.R.)TM,along
with complementary funding tools,to induce private investment into
the Avenue of Flags downtown district.
SAMPLE WORK PRODUCT:
Buellton-Economic Development Strategy & Implementation Plan
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com 11
Kosmont was retained by the City of Buellton in response to a Request for Proposals (RFP)for the preparation of a
Market &Economic Analysis and Economic Development Implementation Plan (Plan).Kosmont was later additionally
retained for the initial implementation of the Plan,including recruitment of targeted retailers/developers (e.g.Habit
Burger)for identified development opportunity sites within the City (e.g.Crossroads at Buellton Village).
Kosmont collaborated closely with the Buellton Visitors Bureau/Chamber of Commerce to identify development
opportunity sites,prepare marketing flyers,solicit retailer interest and conduct developer outreach at ICSC
conferences in Monterey,San Diego,and Las Vegas between 2013 and 2017.
CITY OF BUELLTON: Economic Dev. Services / Market Analysis / Kosmont Retail NOW!TM
EXCERPT FROM LETTER OF RECOMMENDATION:
“I would be pleased to recommend Kosmont Companies to any
prospective client seeking to use their services.”
-Marc P.Bierdzinski,City Manager,City of Buellton
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION B.
RELEVANT PROJECTS
& REFERENCES
12
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com
Joe Hoefgen
City Manager
City of Redondo Beach
415 Diamond St., Redondo Beach, CA 90277
(310) 937-5315
Joe.hoefgen@redondo.org
CITY OF
REDONDO BEACH
Economic Development, Fiscal & Real
Estate Advisory Services
2007 –Current Advisor
Michael Flad
City Manager
City of South Gate
8650 California Avenue, South Gate, CA 90280
Direct: (323) 563-9503 / Cell: (818) 632-3110
mflad@sogate.org
[ See Following Letter of Recommendation ]
CITY OF
SOUTH GATE
Economic Element, Market Study, Development
Strategy, and Kosmont Retail NOW!®
2003 –Current Advisor
Marc Bierdzinski
City Manager
City of Buellton
107 W. Hwy 246, Buellton, CA 93427
(805) 688-5177
marcb@cityofbuellton.com
[ See Following Letter of Recommendation ]
CITY OF
BUELLTON
Economic Dev. Services / Market Analysis /
Kosmont Retail NOW!TM
2013 –Current Advisor
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION B.
RELEVANT PROJECTS
& REFERENCES
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com 13
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION B.
RELEVANT PROJECTS
& REFERENCES
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com 14
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION B.
RELEVANT PROJECTS
& REFERENCES
SECTION C.
FIRM EXPERIENCE
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com 15
FIRM EXPERIENCE
Kosmont and Associates, Inc. dba Kosmont Companies
Physical/Main Office: 1230 Rosecrans Ave. Suite 630, Manhattan Beach, CA 90266
Mailing: 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266
Founded: 1986 (32 Years) -Entity: Corporation
Kosmont Companies,a certified Minority Business Enterprise (“MBE”)and certified Small Business Enterprise (“SBE”),
is a real estate and economic development services firm offering a full range of real estate and financial advisory,
economic development/retail strategies,project finance,transaction structuring,negotiations,market analysis,
special district analysis,digital community outreach,and project implementation services for both the public and
private sectors.Kosmont Companies was founded in 1986 and is nationally recognized.With decades of advisory
services,Kosmont has assisted hundreds of public agencies in their quest for services and successful public private
projects.What sets Kosmont apart is our understanding of how economics relates to future project planning,as well
as our understanding of both the public and private sectors.Kosmont will integrate our established ability,strengths,
seasoned experience,and hands-on knowledge to deliver the requested consulting services.
A brief highlight of our services is as follows:
Economic Development Consulting Services
•Economic Development Strategies (EDSP/CEDS)
•Kosmont Retail NOW!™Platform
•Special Districts (EIFD, CRIA, CFD)
•OppSites (economic dev online marketplace)
•digiConversation® (digital community outreach)
•Downtown Revitalization
•Asset Management Plans
•Tax/Fee Analysis
•Developer Selection RFQ/RFP & DDA/ENA
•Sustainable Economic Development
Land Use/Zoning and Community Planning Services
•Development Opportunity Reserve (D.O.R.™)
•Sales Tax Assessment Revenue (STAR*™)
•Other Zoning & Implementation Strategies for Economic Development
Our staff includes economic consultants,real estate brokers and public finance professionals along with former real
estate developers and city and community development officials that provide an in-depth understanding of the
California economy,its local real estate markets and financing options to more effectively respond to our Clients
advisory needs.
Kosmont is a full service firm which also provides various other services through Kosmont Realty (“KR”)and Kosmont
Transactions Services (“KTS”).If real estate brokerage and/or public finance transactional services may be needed,
Kosmont Companies can call upon the expertise of KR or KTS as appropriate.KR is a full service and licensed real
estate brokerage firm.KTS is a public finance firm providing financial advisory services that is currently registered
with the Securities and Exchange Commission (“SEC”)and the Municipal Securities Rulemaking Board as a Municipal
Advisor (“MSRB”)and certified as a Minority Business Enterprise (“MBE”).
Planning and Development Services
•Project Evaluation
•Project Financials & Pro-Forma Assessment
•Property Acquisition/Leasing
•Land Use/Entitlements
•Due Diligence Report
Real Estate Economics & Financial Advisory Services
•Fiscal & Economic Impacts
•Project Economics, Highest & Best Use (HBU) &
Market Studies
•Public & Private Financing Structures
•Affordable Housing (Pro Forma, Housing Element,
Negotiations, Feasibility)
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION C.
FIRM EXPERIENCE
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com 16
L.A. Business Journal Latino Business of the Year Awards “2015 Small Private Latino Business of the Year Award”
Mr. Larry J. Kosmont, CRE®is a recipient of:“2016 California Business Properties Association (CBPA) Champion of the Industry Award”( for his service in real estate and economic development )
In the aggregate,Kosmont Companies,KR,and KTS have extensive experience working with local and Stategovernmentonrealestatetransactionsbetweenpublicagenciesandprivatepartiesandstructuredprojectfinancinginvolvingpublicandprivatefundingsources.Collectively,Kosmont provides public agencies broadaccesstorealestateconsultantsandbrokers,public sector deal structure experts,and public-private financialadvisors.Our diverse roles and experience in the real estate and financial industries have made us highlyadaptableandskilledforthistypeofassignment.The chart below represents Kosmont’s wide-array of servicesandexperience.
California Association for Local Economic Development (CALED) Awards of Excellence Program
“2017 Award of Excellence for Economic Development Partnerships –Redondo Beach Marine Ave Hotels Project ”
“2015 Award of Excellence in Economic Development Partnerships -South Gate azalea Project”
Kosmont Companies is the proud recipient of the following awards:
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION C.
FIRM EXPERIENCE
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com 17
Kosmont has been providing trusted advisory services to municipal government clients for decades.Through our in-
depth team of experienced economic development and real estate professionals,we are fully capable of providing
the City and the Authority with a one stop shop that can provide the following services as requested in the
corresponding RFQ:
Economic Development:
•Plan, organize, assign, review and participate in major economic development and business
•attraction and retention projects; plan and implement programs to stimulate commercial
•development in the City;
•Manage the development of major economic studies relating to targeted areas, industries, and
•development programs; assist with the preparation of long-range plans and special studies in
•coordination with City departments and other public agencies;
•Conduct special studies and analyses; prepare and submit comprehensive reports on all aspects of
•assigned programs and projects;
•Identify and market sites for business development;
•Write grant applications for federal and state loan programs; draft or review resolutions and staff
•reports, prepare and maintain data records and reports;
•Establish and maintain liaison with organizations, private business firms, developers, brokers, public
•agencies, property owners, and the general public to promote the and facilitate the planning and
•execution of economic development activities;
•Negotiate and administer contracts between the City/Authority and business developers, prepare
•contracts and other related documents between the City/Authority and developers; and
•Meet with developers of major projects and appropriate departments to identify and resolve
•planning/building needs.
Real Estate Services:
•Plan, review, and participate in the technical activities of appraisal*, negotiation, investigation,
•relocation and recording related to City and Authority real property interest.;
•Develop and implement schedules and methods for property acquisition and management activities;
•Analyze the appraisal and title research needs of assignments and determine the advisability of
•contracting work;
•Conduct negotiations with property owners and other parties of interest; and
•Represent the City or Authority in the community and at professional meetings as required.
*Kosmont is not an MAI appraiser.
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
SECTION C.
FIRM EXPERIENCE
SECTION D.
FEE SCHEDULE
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070
www.kosmont.com 18
SECTION D.
FEE SCHEDULE
Rates shall remain in effect until December 31,2019.
*Professional Hourly Rates are for real estate services and consulting about various financing options.Fee structure
would be negotiated if/when Kosmont Realty is engaged for brokerage services and if/when Kosmont Transactions
Services is engaged for municipal finance/bond services.
Professional Services
Chairman &CEO $375.00/hour
President $345.00/hour
Senior Vice President/Senior Advisor $305.00/hour
Vice President $210.00/hour
Senior Project Analyst $195.00/hour
Project Analyst/Project Research $165.00/hour
Assistant Project Analyst/Assistant Project Manager $125.00/hour
GIS Mapping/Graphics Service $95.00/hour
Clerical Support $60.00/hour
If needed, additional team members, such as Project Analysts (not included in the resumes portion of the proposal)
may be assigned to work on this project and assist in a support or research role.
•Additional Expenses
In addition to professional services (labor fees):
1)Out-of-pocket expenditures,such as travel and mileage,professional printing,and delivery charges for
messenger and overnight packages will be charged at cost.
2)If Kosmont retains Third Party Vendor(s)for Client (with Client’s advance approval),fees and cost will be billed
to Client at 1.1X (times)fees and costs.
3)Consultant’s attendance or participation at any public meeting requested by Client will be billed at the
professional services (hourly)fees as shown on this rate sheet.
•Charges for Court/Deposition/Expert Witness-Related Appearances
Court-related (non-preparation)activities,such as court appearances,depositions,mediation,arbitration,
dispute resolution and other expert witness activities,will be charged at a court rate of 1.5 times scheduled
rates,with a 4-hour minimum.
CITY OF LA QUINTA
Economic Development & Real Estate Analysis Services