Kosmont CompaniesPROPOSAL FOR: ON -CALL
ECONOMIC DEVELOPMENT
CONSULTING SERVICES
CITY OF LA QUINTA
kos
On -Call Economic Development Consulting Services
COVER LETTER
SECTION 1.
FIRMS BACKGROUND, STATEMENT OF
QUALIFICATIONS, AND EXPERIENCE
SECTION 2.
REFERENCES OF CALIFORNIA GOVERNMENT AGENCIES
(PREFERABLY CITIES UTILIZING)
SECTION 3.
COMPLETE PRICING LIST (OR FEE SCHEDULE)
SECTION 4.
LIST OF COMPLEMENTARY SERVICES OFFERED BY
PROPOSER ALONG WITH CORRESPONDING PRICES
SECTION 5.
STAFFING AND PROJECT ORGANIZATION
SECTION 6.
SUBCONTRACTING SERVICES (N/A)
SECTION 7.
DISCLOSURES
SECTION 8.
METHODOLOGY
SECTION 9.
ACKNOWLEDGEMENT OF INSURANCE REQUIREMENTS
(ATTACHMENT 2)
SECTION 10.
NON -COLLUSION AFFIDAVIT (ATTACHMENT 3)
SECTION 11.
ACKNOWLEDGEMENT OF ADDENDA (ATTACHMENT 4)
PAGE 1 - 2
PAGE 3-18
PAGE 19 - 23
PAGE 24 - 25
PAGE 26 - 27
PAGE 28 - 30
PAGE 31
PAGE 32
PAGE 33 - 35
PAGE 37
PAGE 38
PAGE 39
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
www.kosmont.com
kosmon .
companies
March 23, 2026
City of La Quinta
Attn: Oscar Mojica, Deputy City Clerk
78495 Calle Tampico
La Quinta, California 92253
Delivered via email to OMoiica@LaQuintaCA.gov.
Re.: Request for Qualifications ("RFQ") for On -Call Economic Development Consulting Services
Dear Mr. Mojica and City Staff:
Kosmont & Associates, Inc. doing business as Kosmont Companies ("Consultant" or "Kosmont") is
pleased to present this proposal to City of La Quinta ("Client" or "City") for as -needed economic
development consulting services.
Kosmont, a certified Minority Business Enterprise ("MBE") and Small Business Enterprise ("SBE"), is
a full -service local government, economics and real estate advisory firm with a 40-year track record
of working with cities and public agencies on over 1,000 economic development strategies, real
estate market analyses, and public -private projects, including the management of real estate and
public finance transactions exceeding $10 billion. What sets Kosmont apart is our understanding of
how economics relates to project shaping, as well as our understanding of both the public and
private sectors. Kosmont has provided hundreds of public agencies with economic development
services since 1986.
Our consulting team comprises over 15 highly skilled professionals, including former City Managers,
Directors of Economic Development, Community Development, and Financial Services, who
possess extensive knowledge and expertise in their respective fields. Kosmont was founded by
Chairman and CEO Larry J. Kosmont, CRE° and is led by President and Innovating Commerce Serving
Communities ("ICSC") Legacy Volunteer / Ambassador and Chair Emeritus of Community
Advancement, Mr. Ken K. Hira. If selected for this assignment, Mr. Hira would act as the Principal
Advisor.
Kosmont Companies 1
Mailing Address: 1601 N. Sepulveda Blvd., #382 (424) 297-1070 Physical Address: 1230 Rosecrans Ave., #630
Manhattan Beach, CA90266 www.kosmont.com Manhattan Beach, CA90266
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
kosmo pares
Kosmont is exceptionally well -suited to provide the requested on -call services to the City with knowledge of
the local region serving clients such as Banning, Calimesa, Cathedral City, Chino, Desert Hot Springs, Indian
Wells, Moreno Valley, Palm Desert, Visit Greater Palm Springs (VGPS), and Riverside County to name a
few. Our expertise includes economic development and land use strategies; market demand analyses; fiscal
impact analyses; project financial feasibility analyses (e.g., pro forma analyses); real estate negotiation
assistance, deal structuring, acquisition, and project shaping; valuation analyses; identification and application
of economic development tools such as tax increment financing district analyses (e.g., enhanced
infrastructure financing districts ["EIFDs"]) and other funding mechanisms; and project marketing.
As requested in the RFQ, the information and pricing provided within our proposal is valid for ninety (90) days
from the date of this letter. The individuals who will be assigned to perform work for the City are free of
conflict of interest (acknowledgement of local area clients as mentioned above). Our team is enthusiastic,
ready, and available to provide the requested services when called upon and looks forward to the
opportunity to assist the City.
We are available to discuss our proposal further at your convenience.
Sincerely,
Ken K. Hira
President
SUBMITTED BY: KOSMONT AND ASSOCIATES, INC., DBA KOSMONT COMPANIES
Physical/Main Office: 2301 Rosecrans Avenue, Suite 4140, El Segundo, CA 90245
Mailing: 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266
Office: (424) 297-1070 / Fax: (424) 286-4632
Principal Advisor / Primary Contact: Ken K. Hira, President / (949) 226-0288 / khira@kosmont.com
Contract Negotiation: Kelly Aguilar, Director of Admin. & Ops. / (424) 297-1071 / kaguilar@kosmont.com
Kosmont Companies Follow Kosmont: On re 2
(424) 297-1070
www.kosmont.com
KOSMONT MISSION:
Pursuit of four�iffarsofslrenjlk...
9nnova6on, Jnf�rafion, 9nfeff9ence, and 9nfy,
On the cuffinj e4e of products and services
Achieve financialsuccess for our public and private sector clients
Committed to communifprosperi%and quality of life
Professional standards of the 4�4esf ca(&r
SECTION 1.
40 /T `Years
FIRMS BACKGROUND,
STATEMENT OF QUALS,
AND EXPERIENCE
3
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
KOSMONT AND ASSOCIATES, INC. DBA KOSMONT COMPANIES- www.kosmont.com
a. Since 1986 - 40 years in Business
b. Taxpayer ID Number: 95-4257431
t' c. Kosmont has been providing economic development consulting for 40 years.
I�OSIIl011� d. Team resumes are provided within this section. See pages 14 —18.
e. Larry J. Kosmont, 100% Owner - Incorporated in California 02/06/1990
f. Subsidiary of a parent company: N/A
g. Project experience and references with similar work may be found further herein in "Section 2. References."
h. Kosmont, 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 strategies/plans, retail/business strategies, project finance, transaction structuring, negotiations,
market analysis, feasibility studies, special district analysis, and community outreach/project implementation services
for both the public and private sectors. Kosmont was founded in 1986 by Larry J. Kosmont, CRE°, Chairman and CEO,
is nationally recognized and has been financially stable throughout the firm's history. 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 shaping, as well as our
understanding of both the public and private sectors. Rather than just write reports, Kosmont believes in a
comprehensive approach to advisory services that Analyzes, Strategizes, and Implements. Kosmont will integrate our
established ability, strengths, seasoned experience, and hands-on approach 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, CRD, CFD)
Downtown Revitalization
Asset Management Plans
Planning and Development Services
Project Evaluation
Project Financials & Pro -Forma Assessment
Property Acquisition/Leasing
Land Use/Entitlements
Due Diligence Reports
• Developer Selection RFQ/RFP & DDA/ENA Real Estate Economics & Financial Advisory Services
• Sustainable Economic Development • Fiscal & Economic Impacts
• ROPS & RDA Dissolution Advisory Services • Project Economics, Highest & Best Use (HBU) & Market
Studies
Land Use/Zoning and Community Planning Services • Public & Private Financing Structures
• DEVELOPMENT OPPORTUNITY RESERVE (D.O.R.)° • Affordable Housing (Pro Forma, Housing Element,
• Sales Tax Assessment Revenue (STAR*)' Negotiations, Feasibility)
• Other Zoning & Implementation Strategies for Economic Development
Kosmont's Mission Statement is the pursuit of four pillars of strength: Innovation, Integration, Integrity, and
Intelligence. We are on the cutting edge of products and services; we achieve financial success for our public and
private sector clients; we are committed to community prosperity and quality of life; and our professional standards
are of the highest caliber.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
kOs•O11 . www.kosmont.com
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
• California Association for Local Economic Development (CALED) d
Awards of Excellence Program
— 2024 City of Pacifica Vision 2025 & Beyond
— 2017 Redondo Beach Marine Ave Hotels Project
— 2014 South Gate Azalea Retail Project
• California City Management Foundation (CCMF)
Kosmont Companies is the proud recipient of the
— 2022 CCMF Corporate Sponsor of the Year Award
• Southern California Association of Governments (SCAG)
— Sustainability Award: 5/2019 — City of Placentia
• L.A. Business Journal (LABJ) Latino Business of the Year Awards
Kosmont Companies is the proud recipient of the
— 2015 Small Private Latino Business of the Year Award
• Larry J. Kosmont, CRE° is the honored recipient of the:
— 2025 CALED Golden Bear — Econ Dev highest achievement
— 2016 California Business Properties Association (CBPA)
Champion of the Industry Award
For his service in real estate and economic development
— 1980 City of Seal Beach John H. Nail Memorial Award
Awarded annually by the City Managers Department of
the League of California Cities
• Ken K. Hira is the honored recipient of the:
— 2024 ICSC Lifetime ICSC Trustees' Distinguished Service Award
based on over 20 years of volunteer leadership
Kosmont Companies is proud to be in the
Los Angeles Business Journal 2022 and 2025 Book of Lists
Listed in the Top 100 Minority -Owned Businesses
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KOSMONT COMPANIES
PA 1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
kosmY1011 . www.kosmont.com
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THE EVOLUTION OF RETAIL
2013
Big Box Shrinkage
2014
Place is New Anchor Tenant
2015
Blended Use: Place, not Space
2016
Millennials Want Experience
2017
E-tail is about Omni -channeling
2018
Distribution Revolution Creates
Redustrial
2019
Storytelling via Social Media
2020
Think Outside The Box
2021
Innovation
2022
2023
Convenience
Technologies
�I'
2024
Right Sizing
2025
Value
Retail
Reimagining -
amazon
Re-dustrial
IBOPIS & Pickup
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pickup
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
BLENDED USE
Residential / Hospitality
OV44L --I Experiential / Curbside Retail
# o Health / Wellness / Open Space
Food / Grocery / Restaurants
Office / Telecommuting Alternatives
Fulfillment / E-Commerce
ILand uses are evolving and integrating ... hybrid
Iworking, amenitized rental living, hotel
concierge, experiential / service retail, and
Lflexible industrial
• Enhanced Infrastructure Financing Districts (EIFD) • Opportunity Zones
• Community Revitalization & Investment Authority (CRIA) • Development Opportunity Reserve (D.O.R.J°
• Affordable Housing Authority (AHA) • Sales Tax Assessment Revenue (STAR*)'
KOSMONT COMPANIES
PA 1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
ko Sl-n4on www.kosmont.com
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CITY OF LA QUINTA
On -Call Economic Development Consulting Services
This is a high-level explanation of the Kosmont Retail Now!® platform which is a tool kit for both public and
private sectors to attract retail. It is a comprehensive and proactive retail attraction initiative which identifies
existing conditions, sets a path, targets retailers and produces economic development results in today's
omnichannel environment.
From our many years as public sector real estate advisors and hands on private sector experience, Kosmont
understands the need for successful sales tax revenue enhancement and incentive programs. The Kosmont
Companies Team offers the in-depth research, real world expertise, and long-term relationships needed to
bring viable retail to projects and communities. Today's trends in the evolution of retail include experience,
value, food & beverage, place, omnichanneling, and blended use.
See our Kosmont Retail Now!' approach below.
Our Approach
Analyze
✓ Demographics and Economics
✓ Employment Inflow and Outflow
✓ Retail Trade Area Definition
✓ Market Supply and Demand Assessment
✓ Sales Tax Generation
Strategize
✓ Retail Sales Surplus / Leakage
✓ Supportable Retail Space by Category
✓ Retailer Voids / Predictive Intelligence
✓ Retailer / Developer Targeting
✓ Opportunity Site Assessment
Implement
✓ Public Private Partnerships and Financing Tools
✓ Citywide and Opportunity Site Marketing Material
✓ Leverage ICSC Leadership and Relationships
✓ Hands -On Retail Recruitment and Deal Making
✓ Project -Specific Transaction Structuring
Ongoing Economic Development and
Retail Recruitment Advisory Services
KOSMONT COMPANIES
FA 1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
kOS -n www.kosmont.com
i.nn�ank.
REIMAGINING LAND USE IS
PRIMARY OPPORTUNITY FOR CITIES
Kosmont has provided advisory services for many Reimagination Projects,
Downtown Districts, and Financing Districts across California.
Brentwood
EIFD Advisory
Santa Rosai
an Francis'
From
Sausalito
Commercial
District
Analysis
IUnion City
Retail Advisory
Santa I
State Street
/ Retai
cramento
Vacaville
irfield
Antioch
6 tcr:k.ton
L iv
San Jose
Salina
� a
t
St Helena
Downtown District
Strategies
Napa
EIFD Advisory
Pittsburg
EIFD & Econ.
Dev. Advisory
IMountain House I
Commercial Land Use Advisory
Capitola
Mall Reimagination Advisory
F— Buellton / Solvang
�onomic Development Strategy
& Advisory
La Verne I
EIFD Advisory
L an cas to
Oxnard
Baldwin Hills (Capri Capital)
Blended Use Real Estate
Advisory Long B
Santa Monica
DTSM Third Street Promenade
Community Workshops
Placentia
Economic
Laguna Hills Development
Mall Reimagination Advisory /EIFD
Advisory
Buena Park
District Advisory
CIant dcpa
- iedral
In
l Ana city Palrn
N urri eta
Oceanside
tiara Ne,
- if
ivana
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Kosmont has been a virtual and engaged company for years and embraces a variety of digital tools for analysis
and leadership resources to inform retail and economic development advisory services. Technologies are
powerful tools for economic development.
Demographic / ESRI Business Analyst Online,
4#esri
Market Data CoStar, CRMLS, STIR (0
Location / ArCG I S
Visitor Placer.ai
t)
Analytics
Placer.ai
GIS Data —
Analysis / ArcGIS, QGIS, Online WebApps CoStar
Sharing
Stakeholder
Web Conferences & Screen Sharing C�MLS
Meetings
Community SurveyMonkey
Webinars /Virtual Meetings
Outreach
Project Microsoft Teams, SharePoint •
Management Zoom
Digital Polling /
Google Forms, SurveyMonkey
Surveys
1117
LL ORGANIZATIONS AND AD •
TCallfarr ie At:Nociafion for
cc, Los Angeles L Local Lcunouiic Development
w LEAGUE OF 'Z COUMY ED
`J CALIFORNIA e� Business
CITIES Federatlan
INNOVATING COMMERCE i„ „ , , , , e , , ,,, M
SERVING COMMUNITIES C A L I F 0 R N I A
CITY MANAGEMENT FOUNDATION
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
ICOS•on . www.kosmont.com
rnmpant�
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Kosmont is a leader in assisting clients with the utilization of economic development implementation tools that
enable public agencies to put their strategies into action and capture value.
Strategic Zoning and
Land Use Tools
Use new zoning value for community
benefits with Development Opportunity
Reserve D.O.R.°
Special Districts
Enhanced Infrastructure Financing
Districts (EIFD), Climate Resilience
Districts (CRD), & other district tools to
motivate private investment,
fund infrastructure, and attract grant
funds
Surplus Land Act as
Asset Management Strategy
Public agencies should look at SLA as a
"Value Capture" opportunity to
productively use public properties
Revenue
Replacement Tools
Replace anticipated sales tax revenue by
creating general fund equivalency with
Sales Tax Assessment Revenue (STAR*)°
Tax Exempt Financing
Opportunity to generate savings and
create general fund resources for
community reinvestment
Other Public Money
(OPM)
Pursue grant funds from state / federal /
other sources to fund planning and
projects that advance your Econ. Dev.
objectives
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070 1
ICUSI•Yl011 www.kosmont.com
i.Hi�ank.
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Kosmont has been providing cities, counties, other public agencies, and private sector real estate development and
investment entities with economic development, real estate, and public finance advisory services since 1986. In that
time, we have guided the development of more than 1,000 public -private projects. Kosmont currently provides
advisory services to help numerous city and county clients across California, navigate and implement comprehensive
economic development and infrastructure funding strategies in partnership with the private sector.
Kosmont is the undisputed leader in tax increment financing (TIF) in California, currently servicing over 50 EIFD clients
in various stages of their life cycles. Kosmont formed the only successful City/County EIFD partnerships in existence
across the State, assisting both the Counties of Los Angeles and Orange with developing their tax increment sharing
policies to partner with our clients, the Cities of La Verne, Palmdale, Carson, and Placentia. Kosmont has successfully
formed 22 of the approximately 37 fully -operating EIFDs in California. Kosmont is the only firm to facilitate successful
TIF/EIFD implementation in the County of Los Angeles since the dissolution of California Redevelopment Agencies in
2012.
Kosmont has been uniquely capable in assisting our municipal agency clients in structuring multi -component
infrastructure funding and financing strategies, including contributions of property tax increment and other local
resources from multiple taxing entities (e.g., City and County), as well as successful complementary grant funding
acquisition catalyzed by the other local contributions.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
www.kosmont.com
kosmon .
rnmpant�
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Exhibit 1: Kosmont Financing Districts in Progress Statewide (includes Market and Fiscal Impact Analysis)
- . In Formation Process
Carson City Nevada
O
Sacramento
C
4fFranclscoQ
c
an Jose
• Q
0 no
Ins Ve9w
P.
0
t
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OQ
jan D19W
KOSMONT COMPANIES
• 1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
k O tiIn 1,1, www.kosmont.com
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Exhibit 1 Continued: Sample of Kosmont-Led Financing District Progress by Stage of Implementation (Table and
Legend Correspond to Map on Previous Page)
Apple Valley
Banning
Barstow
Brentwood
Buena Park
Carson + L.A. County
Citrus Heights
Covina
Fairfield
Fresno
Fresno County
Humboldt County
Indian Wells
Imperial County
La Verne + L.A. County
Long Beach
Los Angeles (Downtown, San Pedro, other)
Los Angeles County Uninc. West Carson
Madera County (3 Districts)
Modesto + Stanislaus County
Mount Shasta + Siskiyou County
Napa
Oakland
Ontario
Palmdale + L.A. County
Pittsburg
Placentia + Orange County
Rancho Cucamonga
Redlands
Redondo Beach + L.A. County
Riverside
Sacramento County (Unincorporated)
San Jose
Sanger
Santa Cruz
Santa Fe Springs
Selma
Vacaville
Yucaipa
Industrial and housing supportive infrastructure
Downtown revitalization, industrial infrastructure
Industrial and housing supportive infrastructure
Housing, employment, and transit -supportive infrastructure
Mall reimagination, housing -supportive infrastructure
Remediation, affordable housing, recreation
Mall reimagination
Downtown housing and blended use supportive infrastructure
Downtown, housing, and transit -supportive infrastructure
Downtown, housing and transit -supportive infrastructure
Industrial and commercial supportive infrastructure
Coastal mixed -use and energy supportive infrastructure
Housing and tourism -supportive infrastructure
Industrial, renewable energy, and housing and infrastructure
Housing and transit -supportive infrastructure
Economic empowerment and affordable housing
Affordable housing and transit -supportive infrastructure
Housing / bio-science / tech infrastructure
Water, sewer, roads and other housing infrastructure
Downtown, housing, and recreation infrastructure
Rural brownfield mixed -use infrastructure
Downtown, housing, tourism supportive infrastructure
Affordable housing and infrastructure
Industrial and housing infrastructure
Housing and commercial infrastructure
Housing, commercial, and tech park infrastructure
Housing and TOD infrastructure
Blended use and connectivity infrastructure
Education related and blended use infrastructure
Parks / open space, recreation infrastructure
Affordable housing and infrastructure
Industrial / commercial supportive infrastructure
Affordable housing and TOD infrastructure
Housing and commercial supportive infrastructure
Downtown and blended use infrastructure
Blended use infrastructure
Water, sewer, and other housing supportive infrastructure
Housing and business park infrastructure
Housing and commercial infrastructure
Fully Formed In Formation Process Under Evaluation
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
www.kosmont.com
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Mr. Ken K. Hira serves as President for Kosmont Companies. An expert in real estate
and economic development, Mr. Hira brings over 30 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.
Project Role: A former Executive Vice President and mixed/blended-use developer, Mr. Hira
portfolio of over $100 million of retail sites, while operating the commercial division of
Principal Advisor the company. Prior to this, as Managing Director of Acquisitions for a development
Years with Firm: 17+ company and Vice President of Development at a development firm, he evaluated and
Years of Experience: 30+ underwrote hundreds of acres of land, successfully captured and negotiated anchor
tenant commitments creating $60 million of value in ground -up development and
Education: redevelopment and was responsible for 800,000 square feet of retail entitlement,
Bachelor of Economics design and development. As Vice President of a shopping center company based in
and Business, UCLA San Diego (6 years), 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 a licensed Real Estate Agent by the State of California Department of Real
Estate with Kosmont Realty (DRE # 02350461). He is an active ICSC volunteer leader. He was nominated and served as
the Co -Chair of the ICSC Community Advancement 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. Mr. Hira is currently an ICSC Foundation Mentor, designated as a Legacy
Volunteer / Ambassador, Chair Emeritus of Community Advancement, and the proud recipient of the 2024
Lifetime ICSC Trustees' Distinguished Service Award.
RELEVANT EXPERIENCE: Mr. Hira has managed hundreds of public & private sector consulting assignments. A few of
his more recent projects are summarized below:
• City of Banning (Comprehensive Economic Development Strategy)
• City of Calimesa (Econ Dev Advisory, Business Attraction ICSC, KR brokerage)
• City of Chino (Econ Dev and Real Estate Advisory, Econ Dev Training)
• City of Desert Hot Springs (Economic Development Advisory, Business Attraction ICSC, EIFD)
• City of Indian Wells (Business Attraction ICSC, Public Private Projects, Market Analyses)
• City of Cathedral City (Auto Dealerships SWOT Analysis)
• City of Laguna Hills (Mall Reimagination, fiscal impact analysis, DA negotiation assistance)
• City of Moreno Valley (Market/Fiscal Impact Analyses, Development Agreement negotiation assistance WLC)
• City of Mountain House (Commercial Analysis for Community Services District lead to incorporation of City, GP
Economic Development Element - ongoing)
• City of Norwalk (Economic Development Opportunity Plan, Public Private Residential / Commercial Project)
• City of Pacifica (Economic Opportunities Study and Implementation, Hotel Analysis, SLA, Developer RFQ/P)
• City of Santa Clarita (Market Analysis, RFQ/Ps, Public Private projects, DA negotiation assistance - ongoing)
• City of St. Helena (Asset Mmgt Study, Retail Workshop, Public Private Project shaping, SLA, Developer RFQ/P)
• City of Tustin (Market Analysis, Fiscal Analysis, Public Private project shaping - ongoing)
• City of 29 Palms (Business Attraction ICSC)
• City of Wildomar (Econ Dev Advisory, Hotel study/update, Public Private project shaping - ongoing)
• City of Yucca Valley (Business Attraction ICSC — ongoing)
CITY OF LA QUINTA
I,
Project Role:
Project Manager
Years with Firm: 20
Years of Experience: 25+
Education:
- Master of Business
Administration,
Pepperdine University
with honors
- Bachelor of Science in
Urban Planning and Real
Estate Development,
University of Southern
California
On -Call Economic Development Consulting Services
,jr VicP PrP-Sidc
Mr. Wil Soholt brings over 25 years of experience with 20 of those years at Kosmont
Companies and functions as the firm's financial and investment strategist for
public/private deals. He serves clients primarily through the evaluation and
preparation of financial analyses/pro forma, the formulation and implementation of
negotiation strategies, capital structures, and the design of development programs
and strategic plans that benefit both clients and their communities.
Mr. Soholt's analytical capabilities extend to financial, economic and geographic
modeling, supporting a wide variety of projects that blend issues of real estate, land
use, and finance. These include feasibility modeling, acquisition strategies,
demographic projections, data mining, and Monte Carlo / probability -based analyses.
Mr. Soholt has a talent for consensus building, creative problem solving, and
identifying opportunities to capture hidden value.
LICENSES/AFFILIATIONS:
Mr. Soholt is an instructor in Real Estate Development Finance for the California
Association of Local Economic Development (CALED) and a Real Estate Broker / Senior
Managing Director for Kosmont Realty, licensed by the State of California Department
of Real Estate (DRE No. 01836503).
RELEVANT EXPERIENCE: Throughout his career, Mr. Soholt has managed hundreds of public and private sector
consulting assignments. Some of his relevant engagements are summarized below:
• Market analysis and development feasibility studies for the Cities of Camarillo and South Gate, Sacramento
County, and various private sector clients including Caruso, Kilroy Realty Corporation, and Walton Street Capital.
• Site specific tax sharing / revenue augmentation agreements for the Cities of Monrovia, Redondo Beach, and
South Gate, and various private sector clients.
• Highest and best use / pro forma analyses and property valuation for the Cities of Brookings, Pasadena, and
Redondo Beach, the Los Angeles Community College District, Motion Picture and Television Fund, and various
private sector clients including confidential Fortune 1000 companies.
• Fiscal impact analysis of development projects for the Cities of Aliso Viejo, Hermosa Beach and Lancaster, and
various private sector clients including Deca Companies, Kilroy, Primestor, Shopoff, and Skechers.
• Annexation, sphere of influence, and infrastructure funding studies for Cities of Folsom, South Gate, and
various private sector clients.
• Hotel and conference / convention center analyses and transaction structuring for the Cities of Camarillo,
Manteca, Menifee, Redondo Beach, Santa Clarita, and Seal Beach, and San Joaquin County.
• Affordable housing / pro forma analysis and negotiation for Los Angeles County, and the Cities of Camarillo,
Irwindale, National City, Simi Valley, and Yorba Linda.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
k o S 01, www.kosmont.com
CITY OF LA QUINTA
Project Role:
Co -Project Manager
Years with Firm: 6+
Years of Experience: 21+
Education:
- Master of Real Estate
Development, University
of Southern California
- Master of Geography
(Urban Geography and
Geographic Information
Systems), University of
California, Santa Barbara
- Bachelor of Arts,
Geography, University of
California, Santa Barbara
On -Call Economic Development Consulting Services
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Mr. Ryan Aubry is a Senior Advisor with Kosmont Companies. He supports clients on
development feasibility, financial analyses and market analyses. Additionally, he has
extensive experience with public -private partnerships and the tools used to effectuate
them including ground -leases, tax sharing agreements, and fiscal impact analyses.
Mr. Aubry has held executive development roles leading some of the largest P3
mixed -use projects in Southern California. These include the four high-rise tower
Metropolis project in Downtown Los Angeles, as well as the District NoHo project in
North Hollywood. The latter was secured via a Request for Proposals (RFP) issued by
Metro for land it controls at one of its primary transit hubs.
Mr. Aubry possesses extensive experience with affordable housing, entitlements,
construction, retail, and hospitality. He played an instrumental role in the
development of the Metropolis Hotel Indigo, including securing a tax sharing
agreement with the City of Los Angeles. At 350 rooms, the hotel is the largest within
the IHG - Hotel Indigo flag global portfolio.
LICENSES/AFFILIATIONS:
Mr. Aubry is President and shareholder of a boutique lodging operation in Mammoth
Lakes, California. He is also a member of the Urban Land Institute (ULI).
RELEVANT EXPERIENCE: Mr. Aubry's career spans the areas of economic
development, land use policy and real estate development. He supports clients on
development feasibility, financial analyses and market analyses. Recent projects
within are summarized below:
• City of Anaheim (Economic Development Strategy)
• Cal Poly Pomona: (Facilitation of a Public -Private Partnership Project)
• City of Commerce: (Facilitation of a Public -Private Partnership Project)
• County of Los Angeles (Structuring of a Ground Lease for a Major Development)
• City of Los Angeles (Negotiation of a Transient Occupancy Tax -Sharing Agreement)
• City of Norwalk (Financial Analysis / Downtown Revitalization)
• City of South Gate (Economic Development Strategy)
• City of Los Angeles (Large Scale Mixed -use Development Project)
• City of Norco (Facilitation of a Public -Private Partnership Project)
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070 1
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On -Call Economic Development Consulting Services
Mr. Joseph Dieguez is a Senior Vice President with Kosmont Companies serving public
and private sector clients primarily through market and economic analyses, strategic
planning, and real estate development advisory. His recent work includes special / tax
increment district implementation (including Enhanced Infrastructure Financing
Districts and Community Revitalization and Investment Authorities), market supply
and demand analysis, fiscal impact and economic benefit studies, financial feasibility
and development pro forma evaluation, and property reuse strategies for
municipalities, real estate investment and development firms, and multiple Fortune
500 clients.
Project Role:
Special Districts Advisory Prior to joining Kosmont Companies, Mr. Dieguez served as a senior analyst at a real
estate investment and development firm and as an analyst at a top management
Years with Firm: 15 consulting firm, responsible for industry, market, portfolio and property -level
Years of Experience: 20 analysis, negotiations, and transaction execution support for investment banks,
private equity firms, and other financial institution clients. Joseph was previously an
Education: assistant project manager at a construction management firm, where he assisted with
Bachelors of Science, RFQ/P development and project implementation.
Mechanical Engineering,
Massachusetts Institute LICENSES/AFFILIATIONS: Mr. Dieguez is a licensed Real Estate Salesperson, licensed
of Technology by the State of California Department of Real Estate (No. 01893926). He is also a
Municipal Advisor Representative having achieved the MSRB Series 50 professional
qualification and is duly registered with the SEC/MSRB.
RELEVANT EXPERIENCE: A few of his more recent projects are summarized below:
• County of Ventura — EIFD Partnership Evaluation for City of Thousand Oaks EIFD, Countywide EIFD Policy
• County of Sonoma — EIFD Partnership Evaluation for City of Santa Rosa EIFD
County of Humboldt - Samoa Peninsula EIFD Formation
County of Madera — EIFD Evaluation and EIFD Annual Report Preparation (three EIFDs)
County of Sacramento— Unincorporated Metro Air Park EIFD Evaluation and Formation
County of Los Angeles — EIFD Policy, Unincorporated West Carson EIFD Evaluation and Formation
County of Riverside — Unincorporated Thousand Palms EIFD Evaluation and Initial Formation
City of Rancho Cucamonga — EIFD Evaluation and Formation
City of Yucaipa — EIFD Evaluation and Formation
City of Los Angeles — Downtown EIFD Evaluation, San Pedro EIFD Evaluation and Formation
City of La Verne and County of L.A. — Enhanced Infrastructure Financing District (EIFD) Formation + Debt Issuance
City of Carson + L.A. County — EIFD Evaluation and Formation
Southern California Associated of Governments (SCAG) — Financing District Technical Advisor
City of Placentia + County of Orange — County EIFD Policy, EIFD Formation and Debt Issuance, Annual Report Prep
City of Sebastopol - EIFD Evaluation including City and Unincorporated Sonoma County 5t" Supervisorial District
City of Napa — EIFD Evaluation and Formation, Annual Report Preparation
City of San Rafael — EIFD evaluation
City of Santa Cruz — EIFD and Climate Resilience District (CRD) Evaluation
City of Seaside — EIFD and Community Revitalization and Investment Authority (CRIA) Evaluation
City of Fresno — Downtown / Blackstone Bus Rapid Transit Corridor EIFD Formation, Annual Report Preparation
City of San Luis Obispo — Development Agreement Negotiation, Infrastructure Financing Plan Preparation,
Community Facilities District Formation and Debt Issuance
CITY OF LA QUINTA
Project Role:
Project Research and
Support
Years with Firm: <1
Years of Experience: 1
On -Call Economic Development Consulting Services
Ms. Lily Schenk is a Project Analyst with Kosmont Companies, providing support to
senior personal through GIS mapping, financial analysis, project due diligence,
analysis, and regulatory review.
Ms. Schenk's background is in land development, geospatial, and cartography. Prior to
joining Kosmont, she studied urban planning and construction management, and
economic development at Arizona State University. Her thesis was on the impact of
Opportunity Zones. Ms. Schenk's experience includes stakeholder outreach, feasibility
studies, market analyses, and land development.
LICENSES/AFFILIATIONS:
Ms. Schenk is a member of ICSC and the Urban Land Institute. She also holds an
Arizona Real Estate License.
RELEVANT EXPERIENCE:
Education:
Edu Urban Planning, ' City of Montebello (Demographic and Market Analysis for Special Plan)
BSP Arizona State University City of Lake Forest (Industrial Market Analysis)
• City of Orange (Market Analysis)
• City of Palmdale (Economic Development strategy)
• City of Palmdale (Retail Analysis)
• City of Yreka (Financing District Strategy)
• City of Thousand Palms (Financing District Strategy)
• City of Montebello (Financing District Strategy)
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
kOS•O11 . www.kosmont.com
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
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On -Call Economic Development Consulting Services
Kosmont has 40 years of public and private sector experience and in-depth expertise in economic development, real
estate market studies, public private project development, fiscal / economic impact, and public municipal finance
services to support our client needs. We have guided the development of more than 1,000 public -private projects.
Kosmont continues to serve numerous clients after initial assignments on an on -going and long-term basis.
Kosmont currently provides advisory services to help numerous city and county clients across California, navigate, and
implement comprehensive economic development. We have recently worked with or are actively engaged in projects
for various nearby municipal clients including the cities of Banning, Calimesa, Cathedral City, Chino, Desert Hot
Springs, Indian Wells, Moreno Valley, Palm Desert, Visit Greater Palm Springs (VGPS), and Riverside County to name a
few.
Therefore, our knowledge of the area positions us to mobilize quickly and deliver substantial value across
assignments. We will leverage our team's local expertise to meet project goals effectively. The project descriptions
along with corresponding references on the following pages provide a brief snapshot of Kosmont's extensive
experience, capabilities, and broad range of services we offer.
Kosmont Client: CITY OF CALIMESA, 908 PARK AVENUE, CALIMESA, CA 92320
Contact/Reference: Will Kolbow, City Manager / (909) 795-9801 ext. 231 / wkolbow@calimesa.Pov
Project Dates: 12/2024 — ongoing Kosmont Team: Ken K. Hira, Wil Soholt, & Andrew Perez
The City of Calimesa ("Calimesa" or "City") retained Kosmont Companies ("Kosmont") to prepare a preliminary
market and economic development analysis ("Analysis") to assess existing conditions and identify strategic
opportunities to support long-term economic growth and diversification within the City.
As part of the Analysis, Kosmont evaluated Calimesa's retail,
industrial, housing, and medical office markets, including
trends in rents, vacancy, absorption, and regional positioning.
The work identified opportunities to expand service -oriented
and flexible retail, capture unmet demand for industrial and
logistics uses, and address gaps in multi -family housing and
healthcare services. Kosmont also assessed the City's role as a
bedroom community and explored strategies to enhance local
economic activity through targeted development of
opportunity sites throughout the City. Kosmont continues to
support the City in identifying economic development
strategies as well as supporting them through business
attraction services and potential implementation approaches
aligned with market conditions and regional growth dynamics.
Gi N. we"a"CMPM"
Market and Economic Development Analysis Report complete. City rehired Kosmont for implementation services,
which are currently ongoing. Further, Kosmont Realty represented City as buyer's broker of building for future City
Hall, which closed on 3/10/26.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
kO5•011 www.kosmont.com
• CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Kosmont Client: CITY OF NORWALK, 12700 NORWALK BLVD, NORWALK, CA 90650 [ See Letter of Rec. ]
Contact/Reference: Jesus Gomez, City Manager / (562) 929-5944 / JGomez@norwalkca.gov
Project Dates: 2018 - ongoing Sample Work: Kosmont- Norwalk EDOP- Adopted 10/23
Kosmont Team: Ken K. Hira, Wil Soholt, Thomas Jirovsky, and Fernando Sanchez
The City of Norwalk contracted Kosmont Companies to develop a comprehensive Economic Development
Opportunities Plan ("EDOP") for the City. Kosmont utilized the existing City General Plan, interviews with City Council
members, previous studies and reports and conducted research to provide a current description of the local and
regional market, economic, demographic, and employment findings.
Kosmont evaluated market supply and demand conditions for various development types (retail, entertainment
district, and hotel). Analyses included retail sales leakage/capture and a Strengths, Weaknesses, Opportunities, and
Threats ("SWOT") analysis to evaluate economic development potential for 10 identified economic nodes.
Additionally, Kosmont solicited site visits with business prospects/developers, conducted public workshops, and
prepared opportunity site marketing materials, and represented the City at various ICSC and related real estate
conferences. The first iteration of the EDOP was adopted by the Norwalk City Council on October 2, 2018.
Kosmont continues to work with the City to assess economic development tools and funding sources to implement
projects at key economic nodes identified in the EDOP including City owned real estate assets / opportunities
programmed for future development. Kosmont assisted the City with implementation services and updating the
EDOP. The updated EDOP was presented to Norwalk City Council in the Fall of 2023.
In 2025, Kosmont and City collaborated on a key infrastructure TIF district tool and an EIFD was formed in
partnership with LA County.
Kosmont assisted with developer collaboration and public private project implementation including the blended use
projects known as The Walk and the Transit Village Project. The Walk broke ground in February 2026 and is under
construction.
Most recently, we prepared a Placer.ai trends analysis that contained the following: visitation trends; demographics
for residents, employees who work in the City, and out -of -market visitors; an analysis of the most visited places in the
City; a retail leakage analysis (highlighting the key retail categories that are leaking and the top locations where retail
sales are leaking); and a retailer void analysis that identified potential tenants for four development locations.
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where Norwalk residents shop outside of the City (i.e., the areas where sales are leaking to)
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Fcr Perez, Mayor
,ala, Vice Mayor
Councilmcmber
Councilmirmber
Councilmcmbcr
rr, City Manager
August 1, 2020
To Whom It May Concern:
RE: Letter of Recommendation for Kosmont Companies
In my transition from my previous city to City of Norwalk at the beginning of 2018, 1 knew the importance of
Economic Development. After Kosmont Companies helped me in my prior City, they were one of the first phone
calls I made when coming to Norwalk They performed insightful research and analysis in order to achieve
market intelligence, they collaborated with the City Council in identifying strategic economic nodes, and they
prepared an Economic Development Opportunities Plan that was implementable, which we have used as our
roadmap! The EDOP was adopted by ordinance by the City Council in October 2018.
As part of implementation and because Kosmont is so well connected to the private sector, the City met and built
relationships with key development partners. Those partners are in Exclusive Negotiation Agreements (ENAs)
with the City on large critical opportunity sites.
This is what one of my Councilman had to say about Kosmont .. `As a first year City of Norwalk Councilman
and retired member of city management for 30 years, 1 learned firsthand at the 2018 ICSC Conference in Las
Vegas the invaluable role Kosmont Companies brings to a city's economic development potential r learned many
things at the conference with two of the most important ones being. (1) the complexity of development and project
financing requires an extremely knowledgeable and visionary city manager, and (2) cities working with Kosmont
executives like Ken Nira can connect a city to the exact people%ompanies to maximize and ultimately accomplish
your city's transformational economic development plan. " - Tony Ayala, Councilmember City of Norwalk
Kosmont represents the best in class when it comes to client relations We have counted on them on a long
term basis and even through a pandemic, their reliability and integrity are second to none.
The City truly appreciates working with Kosmont and looks forward to our future together We are happy to
recommend Kosmont based on extensive experience, innovation, deep industry relationships and hands on
approach to economic development and real estate advisory services. If you have any questions, you can reach
me at igomez@norwalkca.gov or (562) 715-1621.
Sincerely,
Jes omez
City nager, City of Norwalk
12700 NORWALK BOULLAARD, CO. BOX 1030, NORWALK, CA 90651 • PHONE: 562.929.5700 • FAX: 562.929.5773 • WWW.NORWALK.ORG
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Kosmont Client: CITY OF SANTA CLARITA, SANTA CLARITA, CA
Contact/Reference: Jason Crawford, Director of Community Development
(661) 255-4969 / irawford@santa-clarita.com
Project Dates: 2010 — ongoing Kosmont Team: Ken K. Hira and Wil Soholt
Kosmont Companies was retained by the City of Santa Clarita Successor Agency to assist with services including the
evaluation of downtown revitalization opportunities in Old Town Newhall on Main Street to be anchored by a new
library. Kosmont marketed the Agency -owned block Project to retailers and developers, promoted the opportunity
site at Innovating Commerce Serving Communities (ICSC formerly known as International Council of Shopping
Centers) conferences, researched financing solutions for the Project including a potential parking structure, and
provided an Implementation Strategy and an Approach presentation to the City/Agency.
Kosmont was retained subsequent to the above services to draft a Request for Proposals (RFP) on the City's behalf in
connection with an approximate 1.7 acre mixed/blended-use catalyst development opportunity site at the corner of
Main Street and Lyons Avenue in Old Town Newhall. Kosmont reviewed the letters of intent and financial proposals
received and advised the City in the selection of a preferred development partner. Kosmont provided additional
negotiation support, including detailed pro forma review and evaluation of comparable theater development projects
in Southern California. Kosmont also prepared the requisite Economic Development Subsidy Report pursuant to
Assembly Bill 562.
The public parking structure is complete for this mixed/blended-use project anchored by Laemmle Theatres. Preview
of the New Laemmle Theatre in Old Town Newhall
This video of the Newhall Crossings project that was in response to a successful starter project for Old Town Newhall
that Kosmont assisted on by acquiring the core catalyst site. Kosmont then selected and negotiated a Development
Agreement including an economic analysis as well as a related former RDA Property Disposition Transaction. The 372-
car parking structure and Laemmle Theater for this project are now open to the public.
Kosmont is currently engaged by the City to assist with the potential development of proximate parcels including
compliance with the Surplus Land Act, developer RFP, Public Private Project shaping, and DA negotiation
assistance.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
kosMA116n www.kosmont.com
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
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CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Kosmont consulting services are based on the fee schedule found below:
Professional Services
President
$435.00 / hour
Sr. Vice President/Sr. Advisor/Sr. Managing Director
$405.00 / hour
Vice President/Project Advisor
$295.00 / hour
Senior Project Analyst
$210.00 / hour
Project Analyst/Project Research
$195.00 / hour
Assistant Project Analyst/Assistant Project Manager
$170.00 / hour
Project Promotion/Graphics/GIS Mapping Services
$ 95.00 / hour
administrative Support
$ 90.00 / hour
Additional Expenses
In addition to professional services (labor fees):
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1) An administrative fee for in-house copy, fax, phone, postage costs, digital/technological support and related
administrative expenses will be charged, which will be computed at four percent (4.0 %) of monthly Kosmont
Companies professional service fees incurred; plus
2) Out-of-pocket expenditures, such as travel and mileage, professional printing, and delivery charges for
messenger and overnight packages will be charged at cost.
3) Project/Market data sources for support of evaluation and analysis e.g., ESRI, CoStar/STR, Placer.ai, IMPLAN,
ParcelQuest and other based on quoted project cost.
4) 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.
5) Consultant's attendance or participation at any public meeting, whether such participation is in person,
digital, video and/or telephonic (e.g., City Council, Planning Commission, Public Agency Board, other)
requested by Client and are beyond those specifically identified in the Scope of Work 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.
Rates Effective until December 31, 2026. For and during the term of the subject Agreement, the above referenced
rates in each category will be increased, effective January 1, 2027, and annually thereafter, to reflect the
adjustment in the CPI (U.S. Dept. of Labor, Bureau of Labor Statistics) All Cities Average Consumer Price Index for
the prior year. As an example, the US City Average Consumer Price Index (CPI-U) for December 2025 was 0.3,
representing a change of 2.7 percent over the index of the previous 12 months.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
k o S 01, www.kosmont.com
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
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CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Kosmont is a full -service firm which also provides various integrated services through two independent and affiliated
firms: Kosmont Realty ("KR") and Kosmont Financial Services ("KFS"). KR is a full service and licensed real estate
brokerage firm and KFS is a public finance firm providing financial advisory services, and is registered with the SEC.
In the aggregate, Kosmont Companies, KR, and KFS have extensive experience working with local and State
government on real estate transactions between public agencies and private parties and structured project financing
involving public and private funding sources. Collectively, Kosmont provides public agencies broad access to real
estate consultants and brokers, public sector deal structure experts, and public -private financial advisors. We know
of no other integrated set of companies that can provide a full complement of Economic Development Services,
Real Estate Brokerage, and Municipal Advisory. Our diverse roles and experience in the real estate and financial
industries have made us highly adaptable and skilled for this type of assignment. The chart below represents
Kosmont's wide -array of integrated services.
PRICING: For services performed by KR or KFS, a separate agreement would be required. Pricing would be based on a
mutually agreed -upon scope of services. Due to the nature of real estate and public finance, services must be clearly
defined to establish an accurate pricing structure.
KOSMONT SERVICES OVERVIEW
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www.Kosmont.com I (424) 297-1070
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PUBLIC FINANCE
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*Since 1986 * Full Service* Integrated* Experienced*
ECONOMIC DEVELOPMENT, HOUSING.
PUBLIC•PRNATE PROJECTS,
PROJECT IMPLEMENTATION
• Public / Private Transactions (P3)
Structuring /Proved Shaping /Entitlements
• Economic Development Strategies / Plans
• Housing Strategies & Implementation
A ffordable / /Varlet Rate / value Capture
Zonings /Density Opportunity Bank (D.O. B. )'
• TIFs: EIFD, Climate Districts (CRD), CRIA
Ara`ysis, Formatror,. Implementation
• Developer Selection RFQIP & ENA/DDA
• Project Funding IF inancing Strategies
• Green Economic Development
Sustainabdity /Resdience /CGrrateActror
• Kosmont Retail Now!®
Anaty t cs / Recruitment / Predictive A. f
• Market/Feasibility Analysis & Fiscal Impact
PROPERTY SALES. LEASING,
ASSET SERVICES, SURPLUS LAND ACT
• Brokerage (CA DIRE # 02058445)
• Surplus Land Act(SLA)
Advesory. Compliance, & Transactions
• Real Estate Market Analysis and
Negotiations
• Buy / Sell / Lease I Ground Lease
• Developer/ Buyer Selection
• RFQ/P & ENA/DDA Negotiations
• Public / Private Transactions (P3)
• Zoning & Implementation
• Valuation/Broker Opinion of Value (BOV)
• Asset Management Plans
PUBLIC FINANCE ADVISORY
AND TRANSACTIONS SERVICES
• SECIMSRB Registered Municipal Advisor
Lease Revenue Bonds
• Tax Increment Financing (TIF) Funding
E!FD /CRIA /Housing /Climate Districts
• Housing Finance —Affordable/hfarletPate/
felon -Profit / Education
• Land -Secured Financings (CFDs & ADs)
• General Fund & Lease Financings
• Public I Private Transactions (P3)
• Utility 1 Enterprise Lease Financings
• Private Placements
• Climate Resilience I Disaster Recovery
Districts (CRDs / DRDs)
Sustainability, Infrastructure, Green Finanang
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
kosmon
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CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Kosmont brings a well-rounded and seasoned professional cohort with the required expertise and exemplary skillsets
to provide the requested services. Most senior staff have been with Kosmont for a decade or longer, providing
continuity on assignments and a well of relevant knowledge and experience. We have the extensive experience, a
proven track record, and the qualifications to provide the knowledge, guidance, and execution of those services
necessary to assist the City with the requested services.
If selected, Kosmont's Project Manager will be Mr. Wil Soholt. Mr. Soholt, Kosmont Senior Vice President brings over
25 years of experience with 20 of those years at Kosmont Companies and functions as the firm's financial and
investment strategist for public/private deals. He serves clients primarily through the evaluation and preparation of
financial analyses/pro-forma, the formulation and implementation of negotiation strategies, capital structures, and
the design of development programs and strategic plans that benefit both clients and their communities. He will
oversee the projects from start to completion and be responsible for day-to-day management of the engagement with
the City and coordination of the Kosmont team to ensure projects are completed on time and within budget.
Mr. Soholt will be supported by the following key team members:
• Mr. Ken K. Hira, Kosmont President & ICSC Legacy Volunteer / Ambassador, Chair Emeritus of Community
Advancement has expertise in real estate and economic development. He brings over 30 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 land use
trends, retail business retention/attraction, negotiating public -private transactions, and implementing blended -use
projects. He will provide project oversight, quality control, strategic advisory support, and make public
presentations as necessary as the Principal Advisor.
Mr. Ryan Aubry, Kosmont Sr. Advisor supports clients on development feasibility, financial analyses and market
analyses. Additionally, he has extensive experience with public -private partnerships and the tools used to
effectuate them including ground -leases, tax sharing agreements, and fiscal impact analyses. He will provide co -
project manager public -private project support.
Joseph Dieguez, Sr. Vice President serves clients primarily through market and economic analyses, strategic
planning, & real estate development advisory. His recent work includes special / tax increment district
implementation including EIFD and CRIA, market supply & demand analysis, fiscal impact & economic benefit
studies, financial feasibility & development pro forma evaluation, and property reuse strategies for municipalities,
real estate investment & development firms, and Fortune 500 clients. He will provide Special Districts Advisory.
• Ms. Lily Schenk, Kosmont Project Analyst provides support to senior personal through GIS mapping, financial
analysis, project due diligence, analysis, and regulatory review. For this assignment, she will provide project
research and support.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
k o S 01, www.kosmont.com
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
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CA1.11 URNIA
PRINCIPAL ADVISOR
koSmmlq9UD Ken K. Hira, President
_„-„
Wil Soholt, Sr. Advisor
Ryan Aubry, Sr. Advisor I I Joseph Dieguez, Sr. V.P.
Lily Schenk, Project Analyst
Our team is enthusiastic, ready, and available to provide the requested services when called upon.
ADDITIONAL INFORMATION
• Team members are assigned as appropriate based on their skills, qualifications and availability in order to
adequately provide services to the City and stay within budget.
• If needed, other team members not included herein may be assigned to work on projects in a support or
research role.
• Resumes for the above key team members may be found in Section 1. of this proposal.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382P1 Manhattan Beach, CA 90266 1 424.297.1070
kOS•0I1 www.kosmont.com
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CITY OF LA QUINTA
On -Call Economic Development Consulting Services
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DISCLOSURES
Kosmont & Associates, Inc, dba
Kosmont Companies has no agreement
failures, civil or criminal litigation, or
pending investigations within the last
kh.- five (5) or prior, to disclose.
32
CITY OF LA QUINTA
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On -Call Economic Development Consulting Services
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Approach to Tasks: The prospective assignment and consulting services that Kosmont will provide will be of a
relatively limited scope and duration, and advisory in nature. Kosmont will be making recommendations only, which
advise the Client and jurisdictions, including its elected officials, appointed officials and staff, which they can accept or
reject. None of Kosmont's staff will act in a capacity as an elected official, nor appointed official, nor as staff, nor as
serving in a "designated" position.
The approach for economic impact and development analysis services begins with clearly defining the project scope,
objectives, and desired outcomes in coordination with City staff. Upon initiation, a kickoff meeting is conducted with
key stakeholders to establish communication protocols, share relevant documents, review the work plan, confirm
priorities, and develop a project timeline.
The initial phase focuses on establishing a baseline understanding of the City's economic and fiscal conditions. This
may include the evaluation of industry composition, employment trends, workforce characteristics, and demographic
conditions, as well as the assessment of the local real estate market and development pipeline. In addition, Kosmont
conducts a detailed review of the City's fiscal structure, including major revenue sources, service responsibilities, and
budget constraints. This baseline ensures that all projections are grounded in local conditions and provides context
for evaluating how a proposed project or policy aligns with the City's broader economic landscape.
The proposed development or policy scenario is then translated into a detailed set of assumptions that reflect how
the project may affect the City. This includes defining land uses, development intensity, phasing, and investment
levels, as well as estimating operational characteristics such as occupancy, sales activity, and employment generation.
Economic impact analysis is conducted to quantify how the proposed project could contribute to the local and
regional economy. Using industry -standard modeling tools, the analysis estimates direct, indirect and induced effects.
Kosmont may estimate the primary fiscal revenues (e.g., property tax, direct and indirect sales tax, hotel transient
occupancy tax), primary fiscal expenditures (e.g., public safety, service costs, community services), and resulting net
fiscal impact to be generated by the alternative development scenarios given assumptions of buildout and
stabilization. The results provide the City with a clear understanding of how the project may support job creation,
increase economic output, and generate income for residents and businesses.
The methodology also considers implementation and financing strategies, linking analytical findings to feasibility. This
includes evaluating funding mechanisms such as public -private partnerships, tax increment financing districts, and
other incentive structures. Where applicable, the analysis identifies feasibility gaps and potential subsidy
requirements, as well as recommends phasing strategies to optimize project delivery.
Results are compiled into clear, decision -oriented deliverables, including detailed technical reports, executive
summaries, and visualizations that communicate key findings effectively. Presentations to council and staff are often
conducted to support understanding and facilitate informed decision -making. Throughout the process, a strong
emphasis is placed on transparency, documentation, and quality assurance to ensure that the analysis is credible,
defensible, and tailored to the specific economic and policy context of the project.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
kOS• 111 . www.kosmont.com
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
Kosmont has served clients throughout California for 40 years and attributes its continued success and extensive
track record to delivering value and completing projects on time. Kosmont's approach to providing consulting services
is to understand each project and the unique opportunities and challenges they present and then to incorporate our
expertise, knowledge, and services as appropriate.
Kosmont utilizes a system of controls and has an organized structure in place to effectively manage and ensure each
project's success. We believe in maintaining regular communication with appropriate client staff / representatives to
keep activities in alignment with the client's schedule. This could involve emails, conference calls, virtual meetings
(Zoom or Teams), and in -person meetings (when necessary) with the appropriate parties working on a project. In
addition to project meetings, Kosmont will provide an open channel of communication and understanding between
client and the Kosmont team. To satisfy project management needs, Kosmont will make its staff and team available to
client as necessary to complete the assignment per requirements of client.
Kosmont allocates tasks and responsibilities to team members based on subject -matter expertise and available
capacity to optimize efficiency, cost effectiveness, and on schedule delivery of work product to its clients. Tasks
within the skill sets and responsibility of a Project Manager ("PM") are completed by that PM and remaining tasks are
sent out to the appropriate parties (i.e., other team members, clients, subconsultants). The PM then actively monitors
the progress of tasks distributed to confirm they are completed in a timely and accurate manner.
In order for projects to proceed smoothly and efficiently, Kosmont utilizes a series of comprehensive checklists based
on years of project management experience and includes various aspects and milestones from proposal to close-out
for detailed tasks on various types of projects to carefully manage schedule and cost, and to deliver work product.
These checklists are utilized monthly to report potential challenges and keep the project on track to ensure the
requested deadlines are met.
Additionally, the Kosmont team corresponds internally by utilizing SharePoint and Microsoft Office Teams.
Specifically, Microsoft Office Teams allows the Kosmont project team to make and relay information in real time and
keep everyone up to date on the latest project information. This streamlines our communication, saves time, and
allows the entire project team access to current information keeping everyone on the same page and the project
moving forward.
Finally, Kosmont staff members participate in staffing calls two to three times a week and monthly project meetings
to discuss the progress of each project, confirm future tasks, and provide updates to the PM. This ensures efficiency
in workload, reduces redundancy, and provides a forum for cross checking each team member's work and affords the
PM the ability to confirm the predetermined checklists of each phase of the project are proceeding smoothly while
being completed in the highest quality and most efficient manner possible. Mr. Ken K. Hira reviews work product for
quality control purposes prior to submission to clients.
KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 1 424.297.1070
kOS• 111 www.kosmont.com
CITY OF LA QUINTA
On -Call Economic Development Consulting Services
kosmon
rumpmhies
ATTACHMENT 2
INSURANCE REQUIREMENTS ACKNOWLEDGEMENT
Must be executed by proposer and submitted with the proposal
Kelly Aguilar (Iname) hereby acknowledge and confirm that
Kosmont & Associates, Inc
(name of company) has reviewed
the City's indemnif cation 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 Director of Admin & Operations of Kosmont & Associates, Inc.
(Title) (Company)
Commercial General Liability (at least as broad as +SO CG 0001):
® $1 000,000 per occurrence/$2,000 000 aggregate OR
❑ $2.000,000 per occurrence/$4,000 000 aggregate
R $5.000,000 per occurrence/$5,000 000 aggregate
Must include the following endorsements:
General Liability Additional Insured
General Liability Primary and Non-cortributcry
Commercial Automobile Liability (at least as broad as ISO CA 0001).
® $1,000.000 combined single limit for bodily injury and property damage
® Auto Liability Additional Insured
Workers' Compensation (per statutory requirements):
® Statutory Limits / Employer's Liability $1 000,000 per accident or disease
Must include the following endorsements:
Workers' Compensation Endorsement with Waiver o,' Subrogation; OR
Workers' Compensation Declaration of Sole Proprietor (if applicable)
Professional Liability (Errors and Omissions)
® Errors and Omissions liability insurance with a limit of not less than $1,000.000 per claim
Cyber Liability
❑ $1 .000,000 per occurrence/$2,000 000 aggregate
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4'0a��ra
ATTACHMENT 3
NON -COLLUSION AFFIDAVIT FORM
Must be executed by proposer and submitted with the proposal
I, Larry J Kosmont (name) hereby declare as follows:
I am Chairman & CEO
(Title)
of Kosmont & Associates, Inc.
(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: Larry J Kosmont
Proposer Title: Chairman & CEO
Company Name: Kosmont & Associates, Inc. dba Kosmont Companies
Address: 2301 Rosecrans Ave., Suite 4140, El Segundo, CA 90245
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C& Qa��tra
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
Page 11 of 11