Proposal - Frontline Facility Solutions LLC
PROPOSAL FOR
RESIDENTIAL PROPERTY MANAGEMENT SERVICES
FOR
DUNE PALMS MOBILE HOME ESTATES
Submitted to:
La Quinta Housing Authority
Attn: Doug Kinley, Senior Management Analyst
78495 Calle Tampico, La Quinta, California 92253
Submitted by:
FRONTLINE FACILITY SOLUTIONS LLC
California DVBE | Service-Disabled Veteran-Owned Small Business
11786 Hi Ridge Rd, Lakeside, CA 92040
www.frontlinefacilitysolutions.com
February 20, 2026
1. COVER LETTER
February 20, 2026
Doug Kinley, Senior Management Analyst
City of La Quinta
78495 Calle Tampico
La Quinta, California 92253
RE: Proposal for Residential Property Management Services – Dune Palms Mobile Home
Estates
Dear Mr. Kinley:
Frontline Facility Solutions LLC (FFS) is pleased to submit this proposal to provide residential
property management services for Dune Palms Mobile Home Estates. As a Service-Disabled
Veteran-Owned Small Business headquartered in Southern California, we bring a unique
combination of licensed real estate expertise, large-scale property portfolio management
experience, and a veteran-led commitment to mission excellence.
Our leadership team offers over 40 years of combined facilities and property management
experience, including management of portfolios exceeding 5 million square feet, $200 million in
P&L responsibility, and recent public sector experience with the San Diego Airport Authority. Our
COO, Timothy Stone, holds an active California Real Estate License (#02072180) and has
direct experience in lease administration, tenant relations, and property operations.
We understand the unique regulatory environment governing California mobile home parks,
including the Mobilehome Residency Law (Cal. Civ. Code §798-799.11), and are committed to
ensuring full compliance while fostering a safe, well-maintained community for Dune Palms
residents.
This proposal and all pricing contained herein shall remain valid for ninety (90) days from the
date of submission. We confirm that all individuals who will perform work for the City are free of
any conflict of interest.
Respectfully submitted,
Timothy Stone, COO
Frontline Facility Solutions LLC
11786 Hi Ridge Rd, Lakeside, CA 92040
Phone: (619) 875-9996
Email: tim@frontlinefacilitysolutions.com
2. FIRM BACKGROUND, QUALIFICATIONS, AND EXPERIENCE
2(a) Number of Years in Business
Frontline Facility Solutions LLC was established in November 2024. While newly incorporated,
our firm’s principals bring over 40 years of combined experience in facilities management,
property operations, and real estate services, with continuous professional experience dating
back over two decades.
2(b) Taxpayer Identification Number
EIN: 33-2373272
2(c) Years Performing This Service
Our leadership team brings extensive relevant experience:
• Timothy Stone (COO): 20+ years in facilities management and property operations,
including 5+ million square feet of portfolio management, lease administration, tenant
relations, and licensed real estate practice
• Carlos Carrillo (CEO): 20+ years in facilities management, including multi-site
operations, regulatory compliance (FDA/GMP, SOX, ISO), and team leadership
Combined, our principals have over 15 years of direct property and tenant management
experience, including rent collection, lease enforcement, maintenance coordination, and
regulatory compliance.
2(d) Resumes of Key Personnel
Timothy Stone – Chief Operating Officer & Project Manager
Licenses: California Real Estate License #02072180 (Active)
Education: MA in Management, University of Redlands
Former Position: Facilities Management Specialist, San Diego Airport Authority (February
2025 – January 2026)
• Managing multi-terminal campus operations for San Diego International Airport
• Coordinating maintenance across critical infrastructure supporting 25+ million annual
passengers
• Ensuring regulatory compliance with FAA, TSA, and local codes
• Vendor management and work order execution across distributed facilities
Prior Experience:
• Account Director, CBRE (2021-2023): Managed 5M+ sq ft portfolio across US and
Germany; $200M P&L responsibility; grew account revenue 260% from $2.5M to $9M;
led 36-person multi-city team; achieved $2M+ annual savings
• Portfolio Manager, General Atomics (2018-2021): Primary liaison for 30-building defense
contractor campus; $25M annual operating budget; federal security and compliance
protocols
• Licensed Real Estate Professional: 70+ transactions totaling $30M+; lease
administration, property management, tenant relations
Carlos Carrillo – Chief Executive Officer
Certifications: Certified Maintenance Manager (CMM)
Education: MBA in Project Management
Military: 20 Years, United States Marine Corps
Former Position: Sr. Account Director, CBRE/ASML (2024 – January 2026)
• Managing $12M fixed-price contract for 585,000 sq ft semiconductor campus
• Supervising 44 employees with full P&L accountability
• Ensuring SOX compliance and regulatory adherence
Prior Experience:
• Account Director, CBRE/Abzena (2022-2024): $8M fixed-price contract across six life
sciences sites in two states; FDA/ISO/GMP compliance; achieved 90% workflow
efficiency improvement; zero audit findings
• Facilities Manager, Steris Isomedix (2020-2022): $2M maintenance budget; ISO 9000
compliance; $1.3M CAPEX project delivery
2(e) Firm Ownership
Frontline Facility Solutions LLC is a California Limited Liability Company, organized in
November 2024.
• Carlos Carrillo – CEO & Majority Owner
• Timothy Stone – COO & Co-Founder
The firm is certified as a Service-Disabled Veteran-Owned Small Business (SDVOSB) and holds
California DVBE Certification #2048986.
2(f) Parent Company
Frontline Facility Solutions LLC is an independent company and is not a subsidiary of any
parent company.
3. APPROACH AND METHODOLOGY
3(a) Management Approach
FFS will provide comprehensive property management services for Dune Palms Mobile Home
Estates with a focus on regulatory compliance, resident satisfaction, and operational efficiency.
Our approach is built on four pillars:
Property Maintenance & Operations
FFS will supervise and manage the general upkeep and maintenance of the mobile home park:
• Implement systematic preventive maintenance program for common areas, landscaping,
infrastructure, and utilities
• Establish 24/7 emergency maintenance response protocols with defined response times
• Coordinate repairs and emergency maintenance requests in a timely and efficient
manner
• Conduct regular property inspections to ensure compliance with state and local building
codes, health and safety standards, and mobile home park regulations
• Conduct regular inspections of tenant spaces and common areas to ensure compliance
with park rules, regulations, and maintenance standards
• Coordinate annual comprehensive inspections with City Staff for necessary park
improvements as required by the Authority
• Maintain detailed maintenance logs and work order tracking system
• Ensure grounds keeping and common area upkeep meets community standards
Tenant Relations & MRL Compliance
FFS will serve as the primary point of contact for tenants regarding all property-related matters.
Our approach to tenant relations is grounded in full compliance with California’s Mobilehome
Residency Law (Cal. Civ. Code §798-799.11):
• Address tenant concerns, complaints, and disputes in a professional and timely manner
• Ensure all rent increase notices comply with MRL 90-day written notice requirement
(§798.30)
• Follow MRL “just cause” eviction procedures (§798.55, 798.56) with proper
documentation
• Provide residents with current MRL text annually when significant changes occur
(§798.15)
• Respect homeowner rights including peaceful assembly, pet ownership, and home sales
in place (§798.50-798.74)
• Maintain proper procedures for space entry, alterations approval, and rule changes per
MRL requirements
• Document all resident communications and maintain organized files for potential HCD
inquiries
Leasing & Rent Collection
FFS will oversee the complete leasing process for vacant spaces:
• Screen prospective tenants in compliance with Fair Housing laws and MRL requirements
• Execute compliant rental agreements incorporating all MRL-required provisions
(§798.15)
• Collect rent payments with accurate record-keeping of payments received and
outstanding balances
• Enforce late payment penalties in accordance with rental agreements and MRL
• Maintain accurate records of all financial transactions
• Conduct periodic market or rent studies to support proposed rent escalations or
adjustments
• Ensure rent adjustments align with prevailing market conditions and operational needs
Financial Reporting & Budgeting
FFS will provide comprehensive financial management and reporting:
• Provide monthly financial reports including income, expenses, and detailed summary of
all transactions
• Assist in development of annual budgets including forecasting income and expenses
• Provide recommendations for cost-saving measures while maintaining service quality
• Implement and maintain financial controls to ensure effective management of resources
• Coordinate prevailing wage compliance for applicable maintenance projects per DIR
requirements
Regulatory Compliance
FFS will ensure full compliance with all applicable state and local laws governing mobile home
parks:
• California Health and Safety Code regulations applicable to mobile home parks
• Mobilehome Residency Law (Cal. Civ. Code §798-799.11) requirements
• California Fair Housing laws and federal Fair Housing Act provisions
• Local building codes, health standards, and safety regulations
• Prepare and submit all required documentation and reports to the City or on behalf of the
City as needed
• Implement and maintain policies and procedures to protect the rights of mobile home
residents
• Ensure fair treatment of all residents under state law
• Maintain compliance documentation for regulatory audits and inspections
Community Engagement & Conflict Resolution
FFS is committed to fostering a positive, harmonious community environment at Dune Palms:
• Build positive relationships with residents through regular communication and
accessibility
• Coordinate community events and meetings to promote resident engagement
• Distribute regular community communications (newsletters, notices, updates)
• Address and mediate conflicts between residents professionally and in accordance with
California law
• Mediate disputes between residents and management using best practices and
MRL-compliant procedures
• Promote a safe, respectful, and harmonious living environment for all residents
Other Services
FFS will provide additional services as needed for effective park management:
• Emergency preparedness planning and response coordination
• Vendor procurement and contract management for specialized services
• Capital improvement planning and project coordination
• Any other services deemed necessary for effective and efficient management of Dune
Palms Mobile Home Estates, as mutually agreed upon by the City and FFS
3(b) Transition Timeline
Phase Activities
Weeks 1-2 Contract execution; obtain necessary permits and licenses; coordinate
with outgoing management; review existing leases, vendor contracts,
and financial records
Weeks 3-4 On-board staff; comprehensive property inspection; meet with residents;
establish emergency protocols; set up financial systems
Week 5+ Full operations; implement preventive maintenance program; begin
monthly reporting; host initial community meeting
4. REFERENCES
The following references demonstrate our team’s qualifications in property management, public
sector operations, and regulatory compliance:
Reference 1: San Diego Airport Authority (Public Sector)
Client Name: San Diego Airport Authority
Contact: Greg Skalnik, Contract Manager | (847) 627-0522 |
gskalnik@san.org
Project: Facilities Management – Multi-terminal airport campus
Dates: February 2025 – January 2026
Staff Assigned: Timothy Stone
Summary: Managing facilities operations for critical public infrastructure
serving 25M+ annual passengers. Federal regulatory compliance
(FAA/TSA). 24/7 operational readiness. Multi-stakeholder
coordination.
Reference 2: CBRE – Integrated Facilities Management
Client Name: CBRE (Multi-Client Portfolio)
Contact: Antonio Ferrar, Facility Manager | (480) 466-1449 |
antonio.ferrer480@gmail.com
Project: Integrated Facilities & Property Management – 5M+ sq ft
portfolio
Dates: June 2021 – June 2023
Staff Assigned: Timothy Stone
Summary: $200M P&L responsibility. Grew account 260% ($2.5M to $9M).
Led 36-person team across multiple cities. Achieved $2M+
annual savings. Lease administration, tenant relations, property
operations.
Reference 3: General Atomics (Defense Contractor)
Client Name: General Atomics
Contact: Nick Vang, Lead PM | (858) 220-5697 | nicholas.vang@cbre.com
Project: Facilities Portfolio Management – 30-building defense contractor
campus
Dates: February 2018 – June 2021
Staff Assigned: Timothy Stone
Summary: $25M annual operating budget. Primary liaison for 30-building
campus. Federal security compliance. Vendor management and
contract oversight.
Reference 4: Real Estate & Lease Administration
Contact: Jonathan Jackson, Managing Broker | (951) 775-3322 |
jonathanjackson33@gmail.com
Staff Assigned: Timothy Stone
Summary: Licensed California Real Estate Professional (#02072180). 70+
transactions totaling $30M+. Lease administration, tenant
relations, property management operations.
5. FEE SCHEDULE
FFS proposes the following fee structure for management of Dune Palms Mobile Home Estates
(100 spaces, ~84 currently occupied):
Monthly Management Fee
Service Monthly Fee
Base Property Management Fee $29,254/month
Annual Contract Value $351,048/year
Included in Base Fee:
• One (1) full-time On-Site Property Manager
• One (1) full-time Maintenance Technician Monday-Friday.
• Basic property maintenance and repair services
• Tenant relations and MRL compliance management
• Rent collection and lease administration
• Monthly financial reporting
• Vendor coordination and oversight
• Community engagement and conflict resolution
• Executive oversight from FFS leadership
• Landscaping and Pool Service
• Basic tools and consumable items needed for maintenance (paint, pool chemicals, weed
killer, etc…)
• Software for tracking work orders, rent, occupancy, licenses
Prevailing Wage Compliance
FFS is committed to full compliance with California prevailing wage requirements. All
maintenance staff will be compensated at or above the California Department of Industrial
Relations (DIR) prevailing wage rates for Riverside County (Determination RIV-2025-2). The fee
structure above reflects the following prevailing wage classifications:
Position DIR Classification Total Hourly Rate
Maintenance Technician 1 Laborer Group 1 $72.00/hr
Total hourly rates include basic hourly rate plus all required fringe benefits (health and welfare,
pension, vacation/holiday, and training) per DIR requirements. FFS will maintain certified payroll
records and comply with all DIR reporting requirements as applicable.
Additional Services (As Needed)
Service Fee
New Tenant Lease-Up Fee $500 per new lease
Market/Rent Study $1,500 per study
Capital Project Management (projects >$10,000) 5% of project cost
Eviction Coordination (legal fees separate) $750 per proceeding
6. COMPLEMENTARY SERVICES
FFS offers the following additional services that may benefit Dune Palms Mobile Home Estates:
Service Pricing
Construction Project Management 5-10% of project cost (scope dependent)
Energy Efficiency Assessment $2,500
Emergency Preparedness Planning $1,500
7. STAFFING AND PROJECT ORGANIZATION
Project Organization
FFS will dedicate the following staff to Dune Palms Mobile Home Estates:
Project Manager: Timothy Stone, COO
• Primary point of contact for the Authority
• Overall contract accountability and strategic oversight
• Financial reporting and budget management
• Regulatory compliance oversight
Executive Oversight: Carlos Carrillo, CEO
• Quality assurance and contract performance review
• Escalation point for complex issues
• Strategic planning support
On-Site Property Manager: To Be Hired (1 FTE)
• Day-to-day property operations and resident relations
• Rent collection and lease enforcement
• Maintenance coordination and vendor supervision
• MRL compliance and documentation
• Community engagement and conflict resolution
Maintenance Technician 1: To Be Hired (1 FTE - Mon-Friday)
• Preventive and corrective maintenance
• Grounds keeping and common area upkeep
• Work order response and completion
• Infrastructure inspections and repairs
All staff will be FFS employees with all associated payroll, benefits, and employment liability
managed by FFS as specified in the Agreement. Maintenance technicians will be compensated
at California prevailing wage rates per DIR Riverside County determinations.
8. SUBCONTRACTING SERVICES
FFS intends to complete as much work as possible through self-performance using our own
personnel and resources. However, when specialized services or repairs fall outside our
in-house capabilities, we will coordinate qualified, licensed vendors as a pass-through
arrangement with no markup—unlike most firms that add contractor fees to subcontracted work.
FFS will perform all property management, tenant relations, financial reporting, and compliance
functions with our own personnel. Routine maintenance and repair services that can be
performed in-house will be handled by our staff. When outside vendors are required for
specialized work, FFS will manage the vendor relationship, coordinate scheduling, and ensure
quality control, but all vendor costs will be passed through to the Authority at actual cost with
zero markup.
All vendors will be required to maintain appropriate insurance and comply with prevailing wage
requirements where applicable. Major capital projects will be competitively bid in accordance
with the Authority's procurement requirements. This pass-through model provides the Authority
with maximum cost transparency and eliminates unnecessary contractor markup fees while
maintaining FFS's single point of accountability for all facility operations.
9. DISCLOSURES
Frontline Facility Solutions LLC affirms the following:
• There are no alleged significant prior or ongoing agreement failures involving FFS or its
principals
• There is no civil or criminal litigation or investigation pending involving FFS or its
principals
• Neither FFS nor its principals have been judged guilty or liable in any civil or criminal
matter within the last five (5) years
FFS has no negative history to disclose.
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ATTACHMENT 2
INSURANCE REQUIREMENTS ACKNOWLEDGEMENT
Must be executed by proposer and submitted with the proposal
(name) hereby acknowledge and confirm that
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, �,� LLC(name of company) has reviewed
the City's indemnification and minimum insurance requirements as listed in Exhibits E and
F of the City's Agreement for Contract Services (Attachment 1); and declare that insurance
certificates and endorsements verifying compliance will be provided if an agreement is awarded.
I am of 1
(Title) (Company)
Commercial General Liability (at least as broad as ISO CG 0001)
$1,000,000 (per occurrence); $2,000,000 (general aggregate)
Must include the following endorsements:
General Liability Additional Insured
General Liability Primary and Noncontributory
Commercial Auto Liability (at least as broad as ISO CA 0001)
$1, 000, 000 (per accident)
Worker's Compensation (per statutory requirements)
Must include the following endorsements:
Worker's Compensation Waiver of Subrogation
Worker's Compensation Declaration of Sole Proprietor if applicable
ATTACHMENT 3
NON -COLLUSION AFFIDAVIT FORM
Must be executed by proposer and submitted with the proposal
(name) hereby declare as follows:
I am r% C; of rig *'t ,� j-c�(, �: } ��' .+. ^s L L(
(Title) Company)
the party making the foregoing proposal, that the proposal is not made in the interest of, or on behalf
of, any undisclosed person, partnership, company, association, organization, or corporation; that the
proposal is genuine and not collusive or sham; that the proposer has not directly or indirectly induced
or solicited any other proposer to put in a false or sham proposal, and has not directly or indirectly
colluded, conspired, connived, or agreed with any proposer or anyone else to put in a sham proposal,
or that anyone shall refrain from proposing; that the proposer has not in any manner, directly or
indirectly, sought by agreement, communication, or conference with anyone to fix the proposal price of
the proposer or any other proposer, or to fix any overhead, profit, or cost element of the proposal price,
or of that of any other proposer, or to secure any advantage against the public body awarding the
agreement of anyone interested in the proposed agreement; that all statements contained in the
proposal are true; and, further, that the proposer has not, directly or indirectly, submitted his or her
proposal price or any breakdown thereof, or the contents thereof, or divulged information or data relative
hereto, or paid, and will not pay, any fee to any corporation, partnership, company, association,
organization, proposal depository, or to any member or agent thereof to effectuate a collusive or sham
proposal.
I declare under penalty of perjury under the laws of the State of California that the foregoing is true and
correct.
Proposer Signature
Proposer Name:
Proposer Title: a(�
Company Name: �r�n1'l,,,P I GIB,1, 0 (Ur') -1S LI,L
Address: (r7s16 %�� di1e I'�bC L(4eS, G�p ('7 b,�IL
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ATTACHMENT 4
ACKNOWLEDGEMENT OF RECEIPT OF ADDENDA
Must be executed by proposer and submitted with the proposal;
If no addenda has been issued, mark "N/A" under Addendum No. indicating
Not Applicable and sign
ADDENDUM NO.
2
SIGNATURE INDICATING RECEIPT