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Proposal - Keyser Marston Associations 2026-03-13From: Jessica Franklin <jfranklin@keysermarston.com> Sent: Friday, March 13, 2026 12:14 PM To: Monika Radeva Cc: Kevin Engstrom Subject: Qualifications to provide on call Economic Development Services Attachments: La Quinta-on call economic development.pdf Follow Up Flag: Follow up Flag Status: Flagged Categories: Blue Category EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. You don't often get email from jfranklin@keysermarston.com. Learn why this is important Hello, Attached please find Keyser Marston's Statement of Qualifications to provide Economic Development Services to the City of La Quinta. Please feel free to contact us with any questions. Best, Jessica KEYSER MARSTON ASSOCIATES Jessica Franklin Office/ Production Manager (415) 398-3050 x221 goo Colusa Ave, Suite 203 I Berkeley, CA 94707 jfranklin©keysermarston.com I www.keysermarston.com Real Estate Advisory I Affordable Housing I Enhanced Infrastructure Financing Districts I Fiscal & Economic Impacts I Land Use Economics I Economic Development Confidentiality Notice: This communication and any attached document(s) are confidential and privileged, and intended for sole use of the addressee. If you receive this communication in error, please contact the sender at email or phone number above. 1 Qualifications to Provide Economic Development Services City of La Quinta March 2026 KEYSER MARSTON ASSOCIATES City of La Quinta 1 Qualifications: Economic Development — On -Call Services March 2026 Table of Contents 1 Statement of Qualifications 1 A. Proposed Project Personnel 1 B. Firm Overview 8 C. KMA Service Areas 9 D. Experience with Similar Work, including Municipal Governmental Agencies 10 2 Fee Schedule 15 City of La Quinta 1 Qualifications: Economic Development — On -Call Services March 2026 1 1. STATEMENT OF QUALIFICATIONS A. Proposed Project Personnel KMA's Los Angeles office is managed by Kathleen Head and includes three additional Senior Principals. Each KMA prin- cipal has a specific area of expertise that allows the firm to provide services in all aspects of public finance, real estate consulting, economic development, and affordable housing services. Summaries of the KMA Los Angeles staff members that may assist the City are provided below, with full resumes following. Kevin Engstrom Senior Principal Mr. Engstrom specializes in real estate market feasibility and financial feasibility services. For over 25 years, Mr. Engstrom has assisted numerous public agencies with a full range of services relating to hotel development, strategic planning, market analyses, ground leases, reuse analy- ses, highest and best use studies, and developer selection services. Kathleen Head President & Managing Principal Ms. Head has been with KMA since 1983, and she manages the housing related services per- formed by the Los Angeles office. Ms. Head also provides public sector clients with real estate economic analyses for a wide variety of land uses. Ms. Head's specific areas of expertise are affordable housing transaction structuring and program creation; community benefits analyses related to projects requesting zoning modifications; and public/private joint development trans- actions. Julie Romey Senior Principal Ms. Romey has over 30 years of real estate and affordable housing experience. Ms. Romey has had a role in structuring development agreements, affordable housing strategies, HOME Pro- gram policies and procedures manuals, preparing HOME Layering Analyses, and monitoring af- fordability restrictions and loan agreements. She also assists Successor Agencies with shut down, long range property management plans, and SB 341 issues. In addition, she assisted Pasadena and Glendale with structuring transactions that utilize the New Markets Tax Credit program in financing residential ownership projects. Tim Bretz Senior Principal Mr. Bretz has been with KMA since 2008. He has assisted a number of public agencies with real estate and economic analysis assignments. Mr. Bretz has performed feasibility, market, commu- nity benefits, and reuse analyses for residential, mixed -use, hotel, office, and industrial projects. He analyzes residential projects with affordability components and is familiar with Tax Credits, Tax -Exempt Bonds, Property Tax Increment Housing Set -Aside funds, and HCD affordable housing funding sources. Courtney Holt Manager Ms. Holt joined KMA in 2017 with a background in asset management, economic and market analysis, and land use planning. Ms. Holt's work at KMA focuses on affordable housing studies and nexus analyses, market and demographic studies, HOME Program policies and procedures, and affordable housing monitoring and compliance review. Prior to joining KMA, she assisted public sector clients in the creation of hybrid zoning codes and enhanced development standards to spur economic revitalization. Ryan Koyanagi Associate Mr. Koyanagi has been with KMA since March 2022. He has assisted with market studies and affordable housing feasibility studies for several jurisdictions across California. City of La Quinta I Qualifications: Economic Development — On -Call Services I March 2026 I 2 KEYSER MARSTON ASSOCIATES Years in the Industry 25+ KEVIN ENGSTROM Mr. Engstrom is a Senior Principal in KMA's Los Angeles office. For 20 years, he has provided public and private clients with real estate and financial expertise. Key Role Mr. Engstrom has provided public and private clients with real estate and financial expertise including market and financial feasibility studies, fiscal impact analyses, economic revitalization consulting, financial modeling, developer selection, and disposition consulting. Market and Feasibility Studies Mr. Engstrom has conducted a number of market and feasibility studies for cities throughout California, including the counties of Orange, Los Angeles, Riverside, San Bernardino, Ventura, and Fresno. For these analyses, Mr. Engstrom assessed current market conditions; projected future demand for residential, retail, office, industrial, and hotel development; tested the financial feasibility of prototypical projects; prepared fiscal impact projections; and created implementation strategies. Projects have included general plan updates, specific plans, master plans, corridor studies, economic development strategies, and highest and best use analyses. Disposition Consulting Mr. Engstrom has consulted in all areas of the disposition process for surplus properties for public agencies. His experience includes project planning, preparing and evaluating Requests for Proposals/Qualifications, developer selection, negotiation support, and financial feasibility analyses for cities throughout Southern California, including Los Angeles, Anaheim, Brea, Glendale, Long Beach, Poway, Pasadena, Moorpark, Palm Desert, San Juan Capistrano, and San Bernardino. Market and Financial Services for Hotel Projects Mr. Engstrom has provided consulting services for over 75 hotel projects throughout California, including the Olympic North Hotels, Beverly Hills Montage, Huntington Beach Grand Hyatt, Anaheim Doubletree, and the Glendale Embassy Suites. The analyses have included market assessments, financial feasibility analyses, public revenue projections, review of EB-5 financing strategies, and the development of financial assistance programs. Professional Credentials Mr. Engstrom earned his Bachelor's degree from Villanova University and his Master's degree from the University of Arizona. For over five years, Mr. Engstrom instructed the Basic Pro and Advanced Pro Forma Class at the CRA's Redevelopment Institute in Southern California. He has taught at the American Planning Association California annual conference and has also served as an instructor at California State University -Fullerton in the Geography department. City of La Quinta I Qualifications: Economic Development — On -Call Services I March 2026 I 3 KEYSER MARSTON ASSOCIATES Years in the Industry 40+ KATHLEEN H. HEAD Ms. Head is the President of Keyser Marston Associates, Inc. and the Managing Principal of the Los Angeles office. She joined the firm in 1983, and she provides public and private clients with real estate economic analyses for a wide variety of land uses. Key Role Ms. Head plays a key role in structuring affordable housing transactions, strategy development, policy analyses, and program creation for housing successors to former redevelopment agencies, cities, and counties throughout California. She also actively participates in crafting California legislative housing initiatives. During her tenure at KMA, Ms. Head has assisted more than 100 public sector clients throughout California, including Long Beach, Anaheim, Burbank, Culver City, Los Angeles, Pasadena, Huntington Beach, Santa Ana, and Costa Mesa. Affordable Housing Ms. Head advises clients in structuring a wide variety of affordable housing projects, with transactions ranging from the complex leveraging and layering of multiple funding sources for multi -phased mixed -use projects to the simple acquisition and rehabilitation of single buildings. Her involvement ranges from the initial creation of RFP/Qs for developer solicitation to the negotiation and implementation of the Affordable Housing Agreement that will guide the development. Development Agreements and Entitlement Strategies Ms. Head advises clients on development agreements and entitlement strategies for surplus properties and underutilized properties. She assists clients in the creation of specific plans, downtown plans, and incentive zoning programs. As part of this process, she assists jurisdictions in preparing value enhancement analyses to be used as one metric in the imposition of community benefits requirements for properties being considered for zoning modifications. Public/Private Commercial Development Ms. Head is recognized as an expert in real estate advisory services related to public/ private joint development transactions. She has assisted public sector clients throughout Southern California in the analysis and implementation of commercial, office, industrial, hotel, and mixed -use projects. Ms. Head's role in the disposition of properties includes project planning, preparation of RFQs/RFPs, developer selection, and transaction structuring. Professional Credentials Ms. Head holds Master's degrees in Business Administration and Urban Planning from UCLA and a Bachelor's degree in History from UCLA. She has taught courses related to Disposition and Development Agreements, the developer selection process, Advanced Affordable Housing and Inclusionary Housing, and is a frequent speaker at League of Cities, American Planning Association, and National Association of Housing and Redevelopment conferences. City of La Quinta I Qualifications: Economic Development — On -Call Services I March 2026 I 4 Allk iti 1 '6' V KEYSER MARSTON ASSOCIATES Years in the Industry 30+ Professional Credentials Julie holds a master's degree in real estate finance from Cornell University and a bachelor's degree in business administration from San Diego State University. She co -taught the "Planning and Economic Development Finance" class in the School of Policy, Planning and Development at USC for two years. She is a member of the Cornell Real Estate Council and a board member of California Association of Local Housing Finance Agencies (CAL-ALHFA). JULIE ROMEY Julie Romey is a Senior Principal in the Los Angeles office of Keyser Marston Associates, Inc. Julie provides public and private clients with real estate economic analysis, and with expertise in market rate and affordable housing in California. Key Role For more than 30 years, Julie has analyzed real estate projects on a market and site -specific level. In KMA's Los Angeles office, Julie has a role in structuring development agreements for projects in Anaheim, Brea, Irvine, Fullerton, Los Angeles, Long Beach, Pasadena, Carson, Huntington Beach, and Compton. Affordable Housing Transactions Throughout her career, Julie has been involved in analyzing residential projects with affordability components, with a majority of these projects utilizing the federal low income housing tax credit program. Other funding sources Julie has experience with are low- and moderate -income housing asset funds (LMIHAF), HOME funds, No Place Like Home, tax-exempt bonds, and other State of California housing programs. Affordable Housing Strategies/Programs Julie works with Cities to ensure their housing programs are SB 341 compliant, including drafting a template for the annual report that is used by most Housing Successors across the State of California. She has helped clients develop efficient homebuyer approval processes. She has assisted the Cities of Anaheim, Fullerton, and Huntington Beach with the ongoing monitoring of their affordable housing projects and qualifying homebuyers. Project Management Services Julie provides understaffed clients with project management services such as training housing department staff on affordable housing processes, assist at various levels of involvement with construction and permanent closings, including final underwriting, lender calls, managing the legal document process. Ground Lease Transactions Julie has reviewed and negotiated ground leases for various jurisdictions. She has worked with developers, lenders and policy decision makers to establish terms that satisfy the requirements of all parties. In particular, Julie has assisted the City and County of Los Angeles to create policies for ground leasing affordable housing sites. Developer Selection Julie has reviewed numerous development proposals on behalf of governmental entities such as LACDA, LAHD, and the cities of Fullerton, Huntington Beach, Placentia, and Long Beach. Her role in the developer selection process includes preparing the RFP/RFQ/NOFA, reviewing the financial proposal and pro forma submitted by the proposers, scoring development proposals based on the RFP requirements, taking part in developer interviews, developing deal term sheets, attending negotiation meetings with staff, reviewing draft development agreements, and preparing financial analyses and presentations for decision makers. CSU Chancellor's Office Julie provided financial modeling services to CSU Monterrey Bay during the ground lease negotiations for a large mixed use project on campus. She is currently working with CSUF that analyzes the feasibility of providing employee affordable housing. Julie has also worked with CSUC in determining the feasibility of developing a site partially owned by the Campus and the City of Chico. City of La Quinta I Qualifications: Economic Development — On -Call Services I March 2026 I 5 KEYSER MARSTON ASSOCIATES Years in the Industry 15+ TIM BRETZ Tim Bretz is a Senior Principal in the Los Angeles office of Keyser Marston. Since joining the firm in 2008, Tim has provided public sector clients with real estate advisory services and economic analyses for a wide variety of land uses. Tim plays an active role in the firm's affordable housing practice. Key Role Tim is actively involved in the structuring of public -private real estate transactions, the selection of development teams for publicly -funded real estate projects, fiscal and economic impact analyses, project feasibility analyses, and affordable housing nexus studies. Tim also provides project management services to a number of clients. During his tenure in the Keyser Marston Los Angeles office, Tim has assisted more than 50 public sector clients including Anaheim, Long Beach, Los Angeles, Pomona, San Bernardino County, San Diego, Santa Ana, and West Hollywood. Real Estate Advisory Services Tim provides real estate advisory services to public sector clients throughout Southern California. These services involve a variety of land uses including residential, retail, office, hotel, industrial and mixed -use projects. Tim conducts market analyses, and prepares financial feasibility and value enhancement analyses. Tim provides advisory support to clients during the negotiations process for both disposition and development agreements, and ground leases. Community Benefits / Value Capture Analysis Tim assists jurisdictions in preparing value enhancement analyses to be used as one metric in the imposition of community benefits requirements on properties being considered for zoning modifications. Tim has prepared value enhancement analyses for residential, mixed -use, hotel and commercial projects throughout Southern California. Disposition Services Tim regularly assists clients in the disposition of publicly -owned properties. His involvement includes creating RFP/Q's, evaluating developer responses, interviewing development teams, and analyzing financial information. This assistance includes ensuring that the public agency's disposition process complies with Surplus Land Act requirements. Affordable Housing Services Tim has extensive experience advising clients on the structuring of a wide variety of residential and mixed -use projects with an affordable housing component. This expertise includes analyzing project feasibility for a range of project types, including projects that require the complex leveraging and layering of multiple funding sources. In addition, Tim prepares both residential and non-residential affordable housing nexus studies that comply with the Mitigation Fee Act. Professional Credentials Tim holds a Master of Planning degree from the University of Southern California and a Bachelor of Science degree in Biology from the University of California at San Diego. Tim teaches courses related to the structuring of public -private real estate transactions and affordable housing finance. He has also been engaged as an expert witness on affordable housing disposition and finance issues. City of La Quinta I Qualifications: Economic Development — On -Call Services I March 2026 I 6 KEYSER MARSTON ASSOCIATES Years in the Industry 10+ COURTNEY HOLT Courtney Holt is a Manager in the Los Angeles office of Keyser Marston Associates, Inc. (KMA). She joined KMA in 2017 with a background in asset management, economic and market analysis, and land use planning. Key Role Ms. Holt's work at KMA focuses on affordable housing and nexus analyses, compliance with local, state and federal housing programs, market and demographic studies, and inclusionary housing studies and agreements for public sector clients. Affordable Housing Programs & Strategies Ms. Holt has assisted in the analysis of numerous affordable housing projects and studies in Los Angeles, Monterey, and Orange County. Past projects include the physical and financial assessment of public housing developments in the City and County of Los Angeles, affordable housing monitoring and compliance review, writing requests for proposals (RFP's) for the sale of City -owned properties, and reviewing and scoring affordable housing projects serving special needs populations for a variety of Los Angeles County funding sources, including the No Place Like Home Program, the Mental Health Housing Program, Section 8 Project -Based Vouchers, and Project -based Veterans Affairs Supportive Housing Vouchers. In addition, she has assisted cities with compliance to the regulatory requirements applicable to HOME -funded projects and written HOME Program Policies & Procedures manuals for the Cities of Orange and San Bernardino. Project Management Services Ms. Holt provides public sector clients with project management services for construction and permanent loan closings, including financial underwriting, management of the legal document process, participation in lender calls on behalf of the client, and assisting clients with unanticipated issues that arise during the closing process. Market Studies Ms. Holt has participated in preparing market demand analyses, economic studies, and demographic profiles for public sector clients around the Southern California region, including the cities of Anaheim, Irvine, Long Beach, San Bernardino, Whittier and Los Angeles, as well as Los Angeles and San Bernardino Counties. Professional Credentials Ms. Holt holds a Master of Planning degree and Real Estate Development certificate from the University of Southern California, and a Bachelor of Arts degree in International Studies from the University of Washington. She is currently a member of the American Planning Association (APA) and the Young Professionals Group at the Urban Land Institute (ULI), and previously served on ULI's Transit- Oriented Development Committee. City of La Quinta I Qualifications: Economic Development — On -Call Services I March 2026 I 7 KEYSER MARSTON ASSOCIATES RYAN TUONG AN KOYANAGI Ryan Tuong An Koyanagi is an Associate in the Los Angeles office. He joined KMA in 2022 and has worked on a variety of projects ranging from permanent supportive housing to general plan updates. Areas of Specialization Economic Development Assist local governments and universities in identifying avenues for future growth through the preparation of studies evaluating existing conditions, opportunities and constraints in retail, office, industrial, residential and hospitality markets. Recent relevant projects include: • City of Chino — General Plan Update • City of Chico/California State University, Chico — Lost Park Redevelopment • California State University, Fullerton — 2039 Master Plan (Faculty Housing Plan) Real Estate Advisory Assist local governments in drafting and evaluating Requests for Proposals/ Qualifications for the development of surplus land. Recent relevant projects include: • City of Placentia — Baker Street Scattered Sites RFP/Q & Developer Selection • City of Beverly Hills — City Sites Affordable Housing RFP Evaluation Affordable Housing Assist local governments and agencies in tasks necessary for the development of affordable housing projects including the evaluation of developer pro formas, drafting of subsidy layering reviews, loan closing for affordable housing projects as well as evaluating the feasibility of inclusionary housing programs. Recent relevant projects include: • City of Redlands — Inclusionary Housing Evaluation • City of Santa Ana — Housing Authority Services (Westview House & WISEPIace Permanent Supportive Housing) Professional Credentials Ryan has a B.A. in Geography and a Geographic Information Systems Certificate from California State University, Fullerton. City of La Quinta 1 Qualifications: Economic Development — On -Call Services March 2026 8 B. Firm Overview KMA is a full -service real estate, financial, housing, and economic consulting firm specializing in real estate advisory and evaluation services, and financial analyses. The firm's public -sector clients include nearly every major municipality in California, as well as counties, ports, special districts, universities, and former military bases. KMA is known for its full range of real estate services providing creative, pragmatic solutions to complex urban develop- ment challenges. Our practice areas include: Real Estate A• visory Enhanced Infrastructure Financing Districts IAffordable Land Use Housing Economics Fiscal and Economic Impacts Economic Development The majority of KMA's assignments involve long-standing client relationships. Current notable public sector clients include the Cities of Palm Desert, San Bernardino, Los Angeles, Long Beach, Anaheim, Manhattan Beach, Torrance, Palo Alto, San Francisco, and San Diego, among many others. KMA provides consulting services on projects of differing scales including the negotiation of some of the most catalyt- ic projects in California: the Metropolis Project in Los Angeles, Anaheim Convention Center Hotels, DSRT Surf in Palm Desert, Oracle Park in San Francisco, and the Grand Avenue Joint Powers Authority Mixed Use Project. KMA is equally effective in projects of smaller scale including an analysis of development opportunities for the Civic Center redevelop- ment in El Segundo, Anaheim Packing House, the Shoppes at Chino Hills and the redevelopment of the VallCo Center in Cupertino. In addition, the firm has conducted market and fiscal analyses for cities, counties, Universities, water districts and private entities throughout the Coachella Valley, Los Angeles County, Orange County and the Inland Empire. The increased complexities of real estate and ground lease transactions demand a strong technical understanding of real estate and financing markets as well as a keen understanding of California laws that affect the disposition of public property. The firm is unique among other real estate consulting firms by possessing this specific combination of skills. The combined knowledge and expertise in these areas has resulted in KMA's ability to provide services which not only comply with the current policies and practices pertaining to local development, but which are also based on a funda- mental understanding of real estate markets, valuation, and financing. For more information about KMA, please visit our website at www.keysermarston.com. Experience KMA has over 50 years of experience assisting clients throughout the West in real estate market and evaluation services, negotiation services, structuring public/private transactions, community benefits analyses, affordable housing policies, and project implementation services. Cost Effectiveness KMA is able to be cost effective for our clients given our ability to provide comprehensive services relating to market and financial feasibility, economic analysis, direct implementation experience and public finance without the need for multi- ple consultants. Commitment KMA offers the commitment of principals who are recognized leaders in real estate advisory services throughout Califor- nia. Our philosophy and structure results in clients having maximum direct contact with the firm's principals. City of La Quinta I Qualifications: Economic Development — On -Call Services I March 2026 I 9 C. KMA Service Areas Descriptions of KMA's real estate and economic devel- opment consulting services that are pertinent to the City engagement follow: REAL ESTATE SERVICES Market Feasibility Assessment KMA has undertaken real estate feasibility studies to help clients identify the market demand for specific or alter- native land uses. This analysis is utilized as an essential component in a client's strategic land planning process. Specifically, the Los Angeles office has prepared numerous commercial, industrial, retail, and housing market oppor- tunity assessments, and has assisted public agencies in the identification and implementation of mid- to long-term revitalization plans. Many of these analyses have been conducted in support of specific plan activities. Prnivrt Finnririnl Fynhintn KMA's formidable expertise in pro forma analysis has been employed by clients to evaluate the financial feasibility of a wide range of projects. Financial feasibility analysis pro- vides clients with a clear perspective on private sector de- velopment economics for proposed projects. This service is a key factor in identifying the need for, and extent of, public investment. Land uses within our expertise include a variety of mixed -use projects, hotel, office, all forms of re- tail, industrial, airport -related commercial, market -rate and affordable housing, automobile dealerships, entertainment oriented sports and convention centers, and transit orient- ed regional and local uses. As appropriate, these analyses include both static and discounted cash flow approaches. Disposition/Owner Participation/Ground Lease Consultina KMA's disposition services include assisting clients with the preparation of developer solicitation documentation, analysis of development proposals, developer selection, participation in negotiations, and assistance with transac- tion structuring. If requested, KMA takes an active role in the negotiation process, a role which has led to hundreds of final Disposition and Development Agreements, Owner Participation Agreements, and Development Agreements. KMA also advises clients regarding financial structuring utilizing its expertise in the deployment of public revenue funding sources, including Mello -Roos financing, parking revenue bonds, Certificates of Participation, Section 108 loans, and other grants and loans, including the use of developer advances. KMA also has unparalleled experience in the negotiation of ground leases between the public and private sectors. Fiscal Impact Analyses KMA has developed extensive experience in fiscal/econom- ic impact analysis, specifically in the assessment of revenue and cost impacts to public entities as a result of proposed development or implementation plans. The analyses eval- uate capital costs, and annual ongoing revenue and service cost impacts, as well as an evaluation of employment and income effects. KMA has completed a number of assign- ments evaluating the financial consequences of public vs. private ownership of public facilities, and other infrastruc- ture improvements. .onomic Benefit and Site -Specific Revenue Analysis KMA's array of services includes assessment of site -spe- cific public revenues which can also include evaluations of population, employment, and income effects. KMA has provided site -specific revenue analyses for projects rang- ing from small infill developments to significant catalytic redevelopment projects. Develoament 4areements/Entitlement Strategies KMA assists clients in the creation of specific plans, down- town plans, and incentive zoning programs. As part of this process, KMA assists jurisdictions in preparing value enhancement analyses to be used as one metric in the imposition of community benefits requirements on proper- ties being considered for zoning modifications. City of La Quinta I Qualifications: Economic Development — On -Call Services I March 2026 I 10 Disposition Documentation Reports KMA utilizes its knowledge and technical skills to prepare the specific analyses required by the California Govern- ment Code (Code). Code Sections 52201 and 53083 specify the reporting requirements when public agencies dispose of properties for economic development purposes or pro- vide financial assistance to projects. KMA provides clients with a financial analysis that identifies the reuse valuation of public land holdings and/or costs and benefits associat- ed with financial assistance. KMA then prepares a written analysis that meets the requirements of Code Sections 52201 and 53083 and is frequently utilized in support of presentations to executive boards and City Councils. Specialized Services Targeted to Product Types KMA has extensive experience in analyzing the usual product types of residential, commercial, industrial, and hospitality uses. In addition, KMA also has a long track record providing financial analysis services for transit -ori- ented development projects, a wide -range of mixed -use projects, airport -related commercial, automobile dealer- ships, parking garages, and entertainment -oriented sports and convention centers, as well as transit -oriented regional and local uses. ECONOMIC DEVELOPMENT SERVICES Revitalization Strateaie. KMA has undertaken numerous revitalization studies for public clients. Based on sound and in-depth analysis of market conditions, KMA develops strategies that empha- size implementation. The analyses of market conditions include demographic trends, employment patterns, com- mercial activities and leakage of retail sales to neighboring communities. From these analyses, KMA is able to assist clients in formulating and implementing economic revital- ization strategies through the development of a targeted industry retention and attraction program. Business Incentive Programs KMA has evaluated various business retention mecha- nisms, including sales tax rebates, property tax rebates, utility tax discounts, and direct financial assistance. KMA also advises Business Improvement Districts (BIDS) on commercial revitalization programs through the design of positioning and repositioning strategies, through the iden- tification of market potential and niche opportunities, and strategies to retain and attract specific tenants. We assist in negotiations with property owners, brokers, prospective retailers, and local officials, as well as assisting with the structuring of funding programs. Tenant Identification and Recruitment Based upon an in-depth analysis of market potential and representation of existing tenants, KMA assists public agencies in formulating strategic tenant recruitment plans. Through the contacts KMA has established from our pri- vate sector clients, KMA can identify tenant interests and assess their potential fit in the marketplace. Strategic Plans for Retail, Commercial & Industrial 1 .-,..- KMA's economic development services include identifying the optimal mix of retail, commercial, and industrial uses. Our expertise in this area has been particularly effective for defense and military base conversion projects, as well as industrial use conversions. KMA advised the City of Long Beach with respect to the conversion of a 260-acre former manufacturing facility to modern commercial uses (Douglas Park) and is working with the City of Los Angeles to preserve and retain its industrial economic base. KMA's services have assisted public sector clients in formulating policies that maximize future public revenue potential while maintaining an appropriate land use balance. D. Experience with Similar Work, including Municipal Governmental Agencies Examples of KMA's long standing relationships with clients for whom we provide similar services are presented on the following pages. As described in the firm overview, the majority of KMA's hundreds of clients - including the projects described on the following pages - are municipal governmental agencies. City of La Quinta 1 Qualifications: Economic Development — On -Call Services March 2026 11 Economic Services for Commercial and Residential Projects City of Long Beach, CA Contact Mary Frances Torres, SR/WA Real Estate Development Bureau Manager Economic Development Dept 411 W. Ocean Blvd. 10th Floor Long Beach, CA 90802 562.570.6846 Mary.Torres@longbeach.gov Meggan Sorensen Bureau Manager Community Development Housing & Neighborhood Services Bureau 411 W. Ocean Blvd., 3rd Floor Long Beach, CA 90802 562.570.5269 Meggan.Sorensen@longbeach.gov KMA provides ongoing assistance to the City on a variety of real estate projects ranging from large scale retail entertainment projects, repositioning of retail centers, industrial and marina ground leases and hotels. KMA served as the real estate member of the negotiating team for the development of the Pike retail project at Queensway Bay. The Pike was developed by Oliver McMillan and Developer Diversified Realty. The development is on a State Tidelands lease and development assistance was provided through a public financing of the parking structure. KMA has assisted the City evaluating the financial feasibility of numerous hotel projects, including a review of market projections, development costs, operating parameters, public revenue projections and feasibility gaps. Working with the City, the findings of the KMA analyses were utilized to structure subsidy programs to promote project feasibility. The City also has a large holding of leased properties in the Tidelands, Alamitos Bay, around Long Beach Airport and at other locations in the City. KMA works with the Economic & Property Development Department to evaluate the leases, participate in the rent renegotiation process and evaluate lease extension requests. Projects are as diverse as office building complexes, industrial buildings, flight operation buildings, yacht clubs, marine service yards as well as retail, restaurant and hotel projects (e.g. Breakers Hotel, American Life Hotel). KMA also works with the City's Housing Department to evaluate and negotiate transactions in the downtown area and throughout the City. Most recently, KMA conducted an inclusionary housing feasibility study for the City, which included evaluating the financial feasibility of on -site and in -lieu fee requirements and the impacts created by the imposition of affordable housing requirements. City of La Quinta I Qualifications: Economic Development — On -Call Services I March 2026 I 12 On-Call/General Services City of Anaheim and the Successor Agency to the Anaheim Redevelopment Agency, CA Contact Sergio M. Ramirez Economic Development Director City of Anaheim 200 S. Anaheim Boulevard Anaheim, CA 92805 714.765.4627 sramirez@anaheim.net KMA has provided ongoing advisory services to the City since the late 1970's for a variety of real estate and capital improvement projects, as well as economic development and affordable housing consulting. Services to the City include market evaluation and feasibility analyses for a variety of land uses. In recent years KMA evaluated market opportunities for Anaheim's major corridors, including a review of residential, office, retail and hotel market conditions which identify the types of development best suited for the area given immediate and long-term demand. KMA then prepared a series of development programs that included a mix of commercial and residential prototypes, and evaluated the feasibility of projects at varying levels of development intensity. The analysis identified the density levels required to effectuate the development and redevelopment of catalytic sites along the Corridors. KMA has recently been assisting the City in the disposition process for parcels that are subject to the Surplus Land Act. The KMA role is to assist the City in identifying a strategy for the site's development, preparing the exemption resolution, the Notice of Availability and the Request for Proposals. KMA also assists in evaluating the proposals that are submitted, and participates in the negotiations process with the selected developer. A small sample of additional recent projects includes the preparation of a community based specific plan for the West Anaheim area, the Gardenwalk, JW Marriott Hotel, the Anaheim Doubletree Hotel, the Packing House Redevelopment and Residential Project, Downtown Anaheim and the ARTIC station. For these projects, KMA reviewed the projected development costs, operating costs and operating parameters, and assisted the City throughout the negotiation process. KMA acted as the principal real estate advisor to City, helping to structure public -private partnerships which included providing financial assistance to the projects. City of La Quinta I Qualifications: Economic Development — On -Call Services I March 2026 I 13 Real Estate and Housing Services City of Palm Desert, CA Contact Martin Alvarez Director of Economic Development 73510 Fred Waring Drive Palm Desert, CA 92260 760.776.6384 malvarez@palmdesert.gov KMA provides ongoing assistance to the City on a variety of real estate projects ranging from large scale entertainment projects, repositioning of retail centers, mixed use developments, residential and hotels. KMA has assisted the City evaluating the financial feasibility of numerous hotel projects, including a review of market projections, development costs, operating parameters, public revenue projections and feasibility gaps. Recent projects include the Desert Surf Wave Park where KMA evaluated the feasibility of a proposed wave park, luxury hotel and residential development. The analysis included a review of development costs, operating costs and return requirements for the wave park, hotel and for -sale residential in the development. Other recent projects have included a fiscal analysis of a proposed large-scale annexation by the City, public revenue projections for in support of community facility districts, and hotel feasibility analyses. Included in these projects is the recently opened El Paseo Hotel, where KMA evaluated the underlying market conditions, prepared cost estimates, evaluated project feasibility, prepared public revenue projections and helped structure a subsidy program to implement the development of a luxury hotel that opened adjacent to the City's El Paseo retail district. KMA also works with the City's Housing Authority to evaluate and negotiate affordable housing transactions throughout the City. Most recently, KMA conducted several financial gap analyses for multifamily projects that requested below market rate land transactions and/or low and moderate income housing asset funds for financial assistance. KMA also assisted with the construction loan and land transaction closings for two recent projects that are under construction. City of La Quinta 1 Qualifications: Economic Development — On -Call Services March 2026 14 2. COST PROPOSAL The fee schedule provided below is the standard KMA hourly fee schedule for the staff members proposed to conduct work for the City of La Quinta. Keyser Marston Associates, Inc 2025/26 Hourly Rates Chairman, President, Managing Principals* $305 Senior Principals* $295 Principals* $275 Managers* $245 Senior Associates $205 Associates $185 Senior Analysts $170 Analysts $145 Technical Staff $105 Administrative Staff $90 Directly related job expenses not included in the above rates are: auto mileage, parking, air fares, hotels and motels, meals, car rentals, taxis, telephone calls, delivery, electronic data processing, graphics and printing. Directly related job expenses will be billed at 110% of cost. Monthly billings for staff time and expenses incurred during the period will be payable within thirty (30) days of invoice date. * Rates for individuals in these categories will be increased by 50% for time spent in court testimony.