Tierra West Advisors0 ,
TIERRAWEST
A D V I S O R S
REQUEST FOR QULIFICATIONS
CITY OF LA QUINTA
ON -CALL ECONOMIC DEVLOPMENT
CONSULTING SERVICES
MARCH 23, 2026
OSCAR MOJICA
DEPUTY CLERK
78495 CALLE TAMPICO
LA QUINTA, CA 92253
r .11l1WrtbjIV*]
OMOJICA@LAQU INTACA.GOV
TABLE OF CONTENTS
Contents
Page
Title Page
1
Table of Contents
2
1. Cover Letter
3-4
Firms Background, Statement of Qualifications, and Experience
5-8
2. References of California government agencies (preferably cities utilizing)
9 - 12
3. Complete Pricing List (or Fee Schedule)
13 - 14
4. List of Complementary Services Offered by Proposer along with
Corresponding Prices
15
5. Staffing and Project Organization
16 - 17
6. Subcontracting Services
18
7. Disclosures
18
8. Explanation of Methodology
19 - 21
9. Acknowledgement of Insurance Requirements
Attachment 2
10. Non -Collusion Affidavit
Attachment 3
11. Acknowledgement of Addenda
Attachment 4
Resumes
Appendix A
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1. Cover Letter
March 23, 2026
City of La Quinta
Attn: Oscar Mojica, Deputy City Clerk
78495 Calle Tampico
La Quinta, California 92253
Email: omojica@LaQuintaCA.gov
Dear Mr. Mojica,
Tierra West Advisors, Inc. ("Tierra West") is pleased to submit the enclosed Statement of
Qualifications in response to the City of La Quinta's Request for Qualifications for On -Call
Economic Development Consulting Services. Tierra West is a strategic consulting and
financial advisory firm specializing in economic development, real estate feasibility analysis,
fiscal impact analysis, and public -private partnership advisory services for municipal and
public agency clients throughout California.
For more than four decades, Tierra West's principals and senior staff have supported cities
and public agencies in evaluating development proposals, conducting economic and fiscal
analyses, and advising on strategies that promote investment, job creation, and long-term
economic sustainability. Our team regularly prepares feasibility analyses, financial
projections, and policy evaluations that assist public agencies in making informed economic
development decisions and maximizing community benefits from development initiatives.
Tierra West Advisors' main office is located at:
Tierra West Advisors, Inc.
2616 E. 3rd Street
Los Angeles, California 90033
Phone: (323) 265-4400
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This office will serve as the location from which consulting services will be provided to the
City of La Quinta.
The primary contact for this proposal and any resulting contract is:
John Yonai, Principal/Chairman
Tierra West Advisors, Inc.
2616 E. 3rd Street
Los Angeles, California 90033
Phone:323-265-4440
Email: Jyonai@tierrawestadvisors.com
Tierra West confirms that all information and pricing contained in this proposal shall remain
valid for a period of not less than ninety (90) days following the proposal submission
deadline. Tierra West further confirms that any individual assigned to perform services for
the City of La Quinta will be free of any conflict of interest and will comply with all applicable
professional and ethical requirements.
We appreciate the opportunity to submit our qualifications and look forward to the possibility
of supporting the City of La Quinta with economic development consulting services. Should
the City have any questions regarding this submission, please feel free to contact the
undersigned.
Sincerely,
Tierra West Advisors, Inc.
John Yonai, Principal/Chairman
Phone: 323-265-4440
Email: Jyonai@tierrawestadvisors.com
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Firms Background, Statement of Qualifications, and Experience
Tierra West Advisors, Inc. ("Tierra West") is a strategic consulting and financial advisory firm providing
economic development consulting services to municipalities, housing authorities, and other public
agencies throughout California. The firm specializes in economic and fiscal impact analysis, development
feasibility analysis, financial modeling, and advisory services related to public -private development
initiatives.
Through the experience of its principals and professional staff, Tierra West has supported numerous
municipal clients in evaluating development proposals, preparing economic and financial analyses, and
advising on strategies that promote investment, job creation, and long-term economic sustainability.
The information below provides the firm background, qualifications, and experience requested in the
City of La Quinta RFQ.
a. Number of Years in Business
Tierra West Advisors, Inc. is a strategic consulting and financial advisory firm serving municipalities and
public agencies throughout California. The firm's principals collectively bring more than 40 years of
experience providing economic development consulting, financial analysis, and development advisory
services.
Year of Incorporation: July 2006
b. Taxpayer Identification Number
Taxpayer Identification Number (TIN): 87-0805280
c. Number of Years Providing Economic Development Consulting
Tierra West's principals and senior staff have provided economic development consulting and financial
advisory services to public agencies for more than four decades of combined professional experience.
Services include those listed in the RFP Scope of Work. in summary:
• Economic impact analysis
• Development feasibility analysis
• Real Estate Economics
• Fiscal and revenue analysis
• Public/private partnership advisory
• Market and regional economic analysis
These services align directly with the consulting services described in the City of La Quinta RFQ.
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d. Project Manager and Key Personnel
John Yonai — Principal / Chairman (Project Manager)
40+ years of experience in real estate economics, development feasibility analysis, and public/private
partnership advisory.
Rose Acosta Yonai — Principal / CEO
Specializes in real estate market analysis, redevelopment asset management, and community
engagement strategies.
Lauren Yonai — Vice President / Associate
Nearly 20 years of experience supporting municipal consulting and public agency projects.
Danilo Batson — Director
30+ years of experience in municipal operations, public works leadership, and capital project delivery.
Chris Chung — Director
30+ years of experience in city management, economic development, and public/private partnership
advisory.
Manuel (Manny) Mancha — Director
35+ years of experience in community development, urban planning, and land use regulation.
Wayne Morell — Director
Extensive experience in municipal planning, development services, and department leadership.
Jane McFaren — Associate
Provides project management, proposal coordination, and administrative support across public
agency projects.
Rob Hoffman — Senior Analyst
Provides financial modeling, feasibility analysis, and economic research support.
Kristin DiMirez —Senior Analyst
Provides economic development, grant strategy, and public -sector support.
Resumes provided in Appendix A
If
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e. Firm Ownership and Incorporation
Firm Name: Tierra West Advisors, Inc.
Ownership: The firm is led by John Yonai (Principal/Chairman) and Rose Acosta Yonai (Principal).
State of Incorporation: California
Date of Incorporation: 2007
f. Parent Company
Tierra West Advisors, Inc. is not a subsidiary of a parent company.
g. Experience with Similar Work
City of Commerce
Financial advisory, feasibility analysis, and transactional structuring for the Citadel mixed -use
expansion, including outlet retail, hotel, office, and casino redevelopment, with full P3 strategy,
development agreement support, and revenue analysis.
City of Downey
Financial advisory services and development feasibility analysis for a major retail development
initiative.
City of Garden Grove
Financial analysis supporting economic development agreement for renovation of a major hospitality
and tourism facility.
City of Redlands
Financial feasibility analysis and advisory services supporting a housing development initiative.
Project Aligned References are provided in Section 3 — References.
h. Experience with Municipal Government Agencies
Tierra West has provided advisory services to numerous California municipalities including:
City of Bell Gardens / Bell Gardens Community Development Commission
Services: On Call - Economic Consulting Services; Land leases, Land Sale, P3s, Valuations
City of Commerce — Citadel 1 & 2; Economic & Financial Analysis and Transactional Structuring
Services: Disposition, Sale and Expansion of mixed -use project, Entitlement & Development Strategy
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City of Downey - Promenade Development of Former NASA Site
Services: Real estate; Disposition and Sale, Development Agreement Negotiations, AB562/Tax
Sharing
City of Garden Grove - Willowick Golf Course
Services: 100 acre development, Hotels/Land Sale/Housing, AB562/Tax Sharing
City of Huntington Beach: The Strand — Alternative Ownership Structures and Highest/Best Use
Analysis
Services: Entitlement/Development Strategy, Pro Forma Modeling, Quantify City Revenue, P3s, etc
City of Huntington Park - Focused General Plan Update
Services: Project Management of multi -disciplinary HUD TOD Planning Grant and Community
Outreach
Korean American National Museum and City of Los Angeles
Services: Mixed -use expansion and upgrades, financial analysis, deal structuring, financial benefits
Housing Authority of City of Los Angeles (HACLA) — Financial Advisory Services
Services: On -Call — providing strategic planning efforts and delivering key financial analyses
HUD/City of L.A - Northeast Los Angeles River Collaborative; Workforce Development Grant
Services: Project Management of $2.25M Grant, Alternative Funding/Financing, Vision Plan
Los Angeles MTA / Aecom — Regional Connector Transit Corridor Project
Services: ROW Support - Project Management, Coordination, Negotiations, Acquisition Coordination
City of Orange - Stadium Nissan AB562/Tax Sharing Report
Services: Entitlement/Development Strategy, Pro Forma Modeling, Quantify City Revenue, P3s
City of Pomona and Vehicle Parking District (VPD)
Services: Project management, feasibility, monetize VPD - adaptive reuse, community services
City of Redlands — Homekey Project Review and long-term operating feasibility
Services: Acquisition strategies, financial assessment, ownership restructuring, public subsidies,
City of San Jacinto - Comprehensive Economic Development Strategic Plan (CEDS)
Services: Developing & implementing CEDS and support for City's Brokers Roundtable Discussions
series
These engagements include financial analysis, development feasibility review, economic
impact evaluation, and advisory support for public/private development initiatives.
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2. References of California government agencies (preferably cities utilizing)
The following references highlight representative projects performed by Tierra West Advisors for
California municipal government agencies. These engagements demonstrate the firm's experience
providing financial advisory services, economic development consulting, and feasibility analysis services
consistent with the scope of services described in the City of La Quinta RFQ.
Reference 1— City of Commerce
a. Client Information
Client: City of Commerce
Client Project Manager: Ernie Hernandez, City Manager
Telephone: 323-680-8994
Email: ehernandez@lynwoodca.gov
b. Project Description
Tierra West Advisors collaborated with the City of Commerce on disposition/sale and expansion of the
Citadel mixed -use project, including increasing the outlet center to 450,000 square feet, 70 new
retailers, 300,000 square feet of office, 200 hotel rooms and increased project site by 10 acres.
Implementation services including, structuring, negotiations, consensus, due diligence, planning,
valuation, council presentations, financial analysis, revenue analyses for the redevelopment of the
existing casino and expansion. This included environmental impact reporting and strategy along with
economic analysis and strategic planning and preparing for development including pro forma modeling
for project projections. Additionally, completed revenue financial analyses to quantify City revenue.
c. Project Start and End Date
2015 - Ongoing
d. Staff Assigned
• John Yonai — Principal / Project Manager
• Rose Acosta-Yonai — Principal/CEO
• Lauren Yonai — Associate/Vice President
• Chris Chung — Director
• Danilo Batson — Director
• Manny Mancha — Director
• Wayne Morrell - Director
• Jane McFarren — Associate
• Kristin DiMirez — Sr. Analyst
• Rob Hoffman — Sr. Analyst
If
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Reference 2 — City of Garden Grove
a. Client Information
Client: City of Garden Grove
Client Project Manager: Lisa Kim, City Manager
Telephone: (714) 741-5124
Email: lisak@ggcity.org
b. Project Description
Tierra West Advisors provided financial advisory services to evaluate a proposed economic
development agreement associated with the renovation and continued operation of a major hospitality
and tourism facility in the City of Garden Grove. Services included financial feasibility analysis,
preparation of tax revenue projections related to transient occupancy tax (TOT), and economic
development advisory services supporting evaluation of a proposed public/private partnership.
c. Project Start and End Date
June 2024 - November 2024
d. Staff Assigned
• John Yonai — Principal / Project Manager
• Rose Acosta-Yonai — Principal/CEO
• Lauren Yonai — Associate/Vice President
• Chris Chung — Director
• Danilo Batson — Director
• Manny Mancha — Director
• Wayne Morrell - Director
• Jane McFarren —Associate
• Kristin DiMirez — Sr. Analyst
• Rob Hoffman — Sr. Analyst
e. Summary of Final Outcome
Tierra West's financial analysis assisted the City in evaluating the feasibility and fiscal implications of a
proposed economic development agreement intended to support renovation of the facility while
maintaining the City's tourism revenue base and economic activity associated with the property.
Reference 3 — City of Downey
a. Client Information
Client: City of Downey
Client Project Manager: Roger Bradley, City Manager
Telephone: (562) 904-7284
Email: RBradlev@downeyca.org
IN
If
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b. Project Description
Tierra West Advisors provided financial advisory services and development feasibility analysis to
support a proposed redevelopment initiative involving the relocation of an automobile dealership and
the attraction of a major retail development within the City of Downey. Services included preparation
of financial models, economic and fiscal analysis, and advisory support related to a proposed
public/private partnership involving multiple stakeholders.
c. Project Start and End Date
2023 - Ongoing
d. Staff Assigned
• John Yonai — Principal / Project Manager
• Rose Acosta-Yonai — Principal/CEO
• Lauren Yonai — Associate/Vice President
• Chris Chung — Director
• Danilo Batson — Director
• Manny Mancha — Director
• Wayne Morrell - Director
• Jane McFarren — Associate
• Kristin DiMirez — Sr. Analyst
• Rob Hoffman — Sr. Analyst
e. Summary of Final Outcome
Tierra West prepared financial models and revenue projections evaluating the economic and fiscal
implications of the proposed development. The analysis supported City decision -making regarding
development feasibility, anticipated economic benefits, and the financial participation structure among
the project partners.
Reference 4 - City of Redlands
a. Client Information
Client: City of Redlands
Client Project Manager: Chris Boatman, Assistant City Manager
Telephone: (909) 798-7510
Email: CBoatman@cityofredlands.org
b. Project Description
Tierra West Advisors provided financial advisory services and feasibility analysis related to a housing
project supported through state housing funding programs. The firm conducted pro forma financial
modeling, evaluated funding structures, and provided advisory services regarding project stabilization and
long-term financial viability.
c. Project Start and End Date
August 2024 - Ongoing
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d. Staff Assigned
• John Yonai — Principal / Project Manager
• Rose Acosta-Yonai — Principal/CEO
• Lauren Yonai — Associate/Vice President
• Chris Chung — Director
• Danilo Batson — Director
• Manny Mancha — Director
• Wayne Morrell - Director
• Jane McFarren — Associate
• Kristin DiMirez — Sr. Analyst
• Rob Hoffman — Sr. Analyst
e. Summary of Final Outcome
Tierra West's analysis assisted the City in evaluating financial feasibility and identifying potential
strategies to stabilize project operations and maintain long-term housing services. The firm's
advisory work supported the City's efforts to identify viable financial and operational solutions
for the project.
If
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3. Complete Pricing List (or Fee Schedule)
Tierra West Advisors, Inc. ("Tierra West") proposes to provide the requested On -Call Economic
Development Consulting Services on a time -and -materials basis using the hourly rates identified in the
fee schedule below. Services will be performed on an as -needed basis under task assignments issued by
the City of La Quinta, and the hourly rates listed below will apply to professional staff assigned to each
project.
Assignments may include economic development consulting, economic and fiscal impact analysis,
development feasibility evaluation, financial modeling, and preparation of reports supporting City
economic development initiatives consistent with the Scope of Services described in the RFQ.
a. Fee Schedule by Position
Position / Title
i
Hourly Rate
Principal
$275
Director
$245
Senior Associate
$185
Senior Analyst
$150
Analyst
$135
Associate
$185
Research Assistant/Research Tech
$115
Word Processor
$85
Clerical
$70
Reimbursable Expenses
Cost plus 10%
These positions correspond to the professional staff who may be assigned to perform services including
financial analysis, economic development strategy evaluation, development feasibility analysis, economic
impact analysis, and preparation of advisory reports.
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b. Potential Reimbursable Non -Personnel Expenses
Certain non -personnel expenses may be incurred during the performance of services and may be eligible
for reimbursement if authorized by the City. These expenses may include:
• Reproduction and printing of reports or presentation materials
• Specialized data acquisition or market research required for economic analysis
• Travel expenses associated with project meetings or site visits, if required
• Postage or delivery services for project documentation
• Meeting or presentation materials required for public or stakeholder meetings
Reimbursable expenses, if applicable, will be invoiced at actual cost without markup and will be incurred
only as necessary to support the completion of assignments under this on -call agreement.
If
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4. List of Complementary Services Offered by Proposer along with Corresponding Prices
In addition to the core economic development consulting services described in the Scope of Services, Tierra
West Advisors, Inc. ("Tierra West") offers a range of complementary advisory services that may assist the
City of La Quinta in evaluating development opportunities, preparing economic analysis, and implementing
economic development initiatives.
Service
Description
CorrespondingComplementary
Pi
Economic and Fiscal
Preparation of economic and fiscal impact analyses for
Billed at hourly
Impact Analysis
proposed development projects, including evaluation of
rates in Section 3
job creation, employment impacts, tax revenue
(Principal,
projections, and regional economic effects.
Director, Analyst)
Development
Evaluation of development feasibility scenarios including
Billed at hourly
Feasibility Analysis
financial modeling, return -on -investment analysis, and
rates in Section 3
assessment of potential development outcomes.
Public/Private
Advisory services supporting evaluation and structuring
Billed at hourly
Partnership Advisory
of potential public/private partnerships, including review
rates in Section 3
of financial participation structures and development
agreements.
Market and Economic
Research and analysis of market conditions, economic
Billed at hourly
Research
trends, and demographic indicators supporting
rates in Section 3
development feasibility and economic development
planning.
Financial Modeling and
Development of financial models and scenario analyses
Billed at hourly
Scenario Analysis
evaluating alternative development structures,
rates in Section 3
infrastructure investments, or financing strategies.
Stakeholder and Public
Preparation of presentation materials, summary reports,
Billed at hourly
Presentation Support
and supporting documentation for City staff
rates in Section 3
presentations, stakeholder meetings, or economic
development discussions.
These services may be requested by the City on an as -needed basis under task assignments issued as part
of the on -call consulting agreement. The complementary services listed below reflect Tierra West's
experience assisting municipalities with financial analysis, development feasibility evaluation, and
strategic economic development planning.
Unless otherwise specified, the services listed below would be billed using the applicable hourly rates
identified in Section 3 — Complete Pricing List (or Fee Schedule) based on the staff classification assigned
to the work
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S. Staffing and Project Organization
Tierra West Advisors, Inc. ("Tierra West") will provide the City of La Quinta with a multidisciplinary
consulting team experienced in economic development consulting, financial analysis, development
feasibility evaluation, and advisory services related to public/private development initiatives. The firm's
staffing structure is designed to provide both senior -level strategic guidance and analytical support
necessary to evaluate economic development opportunities and development proposals.
Under this on -call consulting agreement, Tierra West will assign staff based on the specific requirements
of each project assignment issued by the City. The team will include senior advisors responsible for project
oversight and strategic guidance, as well as analysts responsible for financial modeling, economic analysis,
and preparation of technical reports supporting City decision -making.
*Full resumes provided in appendices A.
Project Manager
John Yonai — Principal / Partner
John Yonai will serve as the Project Manager and primary point of contact for the City of La Quinta. Mr.
Yonai has more than 40 years of experience providing financial advisory services, development feasibility
analysis, and economic development consulting to public agencies and municipalities. His experience
includes evaluating development proposals, structuring public/private development partnerships, and
preparing financial and economic analyses that support municipal decision -making as well as having
provided La Quinta with similar economic development services in the early 1990's through 2006
Senior Advisory Staff
Rose Acosta Yonai — Principal / Partner
Rose Acosta Yonai provides expertise in real estate market analysis, redevelopment asset management,
and community engagement strategies supporting municipal development initiatives.
Lauren Yonai — Vice President / Associate
Lauren Yonai supports project assignments through research, report preparation, and financial analysis
support. Her work includes underwriting support, project research, and assistance with preparation of
analytical reports supporting municipal development and economic development initiatives.
Danilo R. Baston — Director
Accomplished municipal leader with 30+ years of experience overseeing public works, infrastructure
systems, and capital programs, including multi -million -dollar budgets and citywide operations. Expert in
contract management, grant administration, and delivering efficient, community -focused public services
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Christopher Chung — Director
Seasoned public -sector executive with 30+ years of leadership in city management, economic
development, and public -private partnerships, delivering large-scale revitalization and complex real estate
transactions. Brings deep expertise in fiscal management, planning, and organizational leadership across
major Southern California municipalities.
Manny (Manuel) Mancha — Director
Community development leader with 35+ years of planning experience, specializing in California land use
law, CEQA, and long-range planning implementation. Proven track record managing municipal
departments, RFP processes, and complex development programs.
Wayne Morrell — Director
Veteran urban planning professional with extensive municipal experience spanning planning, housing,
economic development, and code enforcement. Brings full lifecycle project oversight, including
development review, environmental compliance, and department leadership.
Jane McFarren - Associate
Provides comprehensive project management and administrative support across all phases of
development, including RFP coordination, reporting, and financial tracking. Known for strong
collaboration, compliance oversight, and effective coordination with contractors and project teams.
Technical and Analytical Staff
Kristin DiMirez —Senior Analyst
Kristin DiMirez supports projects through economic development research, grant writing and strategy,
supporting proposal preparation, planning, and data -driven community investment initiatives.
Rob Hoffman — Senior Analyst
Rob Hoffman supports project assignments through financial modeling, feasibility analysis, and economic
research supporting evaluation of development proposals and economic development initiatives.
Staffing Approach
Tierra West's staffing approach allows the firm to provide both strategic advisory services and detailed
technical analysis depending on the needs of each assignment. Senior principals provide project oversight
and strategic guidance, while directors and analysts perform financial modeling, economic analysis,
research, and preparation of reports supporting the City's evaluation of development opportunities.
Assignments may include services such as economic impact analysis, financial feasibility evaluation,
market analysis, and advisory support related to development agreements and economic development
initiatives. Staff assignments will be made based on the expertise required for each task and the scope of
work defined by the City. Additional staff may be assigned depending on the nature and scope of each
project assignment issued under this on -call agreement
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6. Subcontracting Services
Tierra West Advisors, Inc. ("Tierra West") does not propose the use of subcontractors for this
engagement. The firm's in-house team possesses the experience and technical expertise necessary to
perform the economic development consulting services described in this Request for Qualifications,
including economic and fiscal impact analysis, development feasibility evaluation, financial modeling, and
advisory services related to public/private development initiatives.
Tierra West's multidisciplinary staff includes principals, directors, and analysts with extensive experience
supporting municipal governments in evaluating development proposals, preparing financial analyses, and
advising on economic development strategies. As a result, Tierra West anticipates performing the services
requested under this on -call consulting agreement using its internal professional staff.
If, during the course of a specific assignment, the City determines that specialized services would be
beneficial to the project, Tierra West may request approval from the City to engage a qualified
subcontractor with expertise relevant to the particular assignment. Any such subcontracting arrangement
would be subject to the City's review and approval and would be limited to the specific services authorized
by the City.
Tierra West acknowledges that assignment of the contract is prohibited, and any subcontracting
arrangement, if approved by the City, would remain under the management and responsibility of Tierra
West.
At this time, no subcontractors are proposed.
7. Disclosures
Tierra West Advisors, Inc. ("Tierra West") has reviewed the disclosure requirements described in this
Request for Qualifications regarding prior agreement performance, litigation, and investigations.
Tierra West Advisors affirms that the firm has no alleged significant prior or ongoing agreement failures
and has not been involved in any civil or criminal litigation or investigation resulting in a judgment of guilt
or liability within the past five (5) years.
Tierra West has consistently provided consulting services to municipal governments and public agencies
and has maintained a professional record of performing its contractual obligations in accordance with the
terms and conditions of its client agreements.
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Accordingly, Tierra West Advisors confirms that there is no negative history to disclose under the
requirements of this Request for Qualifications.
8. Explanation of Methodology
Tierra West Advisors, Inc. ("Tierra West") provides economic development consulting services using a
structured, data -driven methodology designed to assist municipalities in evaluating development
opportunities, assessing economic impacts, and making informed policy and investment decisions. The
firm's approach integrates financial analysis, development feasibility evaluation, and economic impact
assessment to support responsible economic development planning and public/private investment
strategies.
Because the services requested by the City of La Quinta will be provided on an on -call basis, the specific
methodology applied to each assignment will depend on the nature of the project and the information
available at the time of engagement. It has also has been our experience that the success of most
economic development strategies involves community and stakeholder participation and buy -in. In
most cases, their local insight and input will lead to the project's overall successful implementation.
However, Tierra West generally applies the following analytical framework when conducting economic
development strategies and economic impact analyses.
Tierra West's approach combines financial analysis, economic impact evaluation, and development
feasibility assessment to support informed economic development decision -making by municipal
governments.
Project Kickoff and Coordination
At the outset of each assignment, Tierra West coordinates with City staff to clarify the objectives of the
analysis, identify available background information, and define the scope of work for the project. This
initial coordination typically includes review and analysis of the City's existing demographic and
socioeconomic data, labor force characteristics, real estate trends, sales tax revenue and other key
essential economic data relevant to each respective assignment.
This step ensures that the analysis performed aligns with the City's economic development goals and
the specific questions that City staff or decision -makers seek to evaluate.
Data Collection and Background Research
Following Project Kickoff, Tierra West collects and reviews available project documentation, which may
include key demographic trends and forecasts, social factors, economic factors, real estate trends, and
financial indicators necessary to conduct the requested analysis. Depending on the assignment, this
information may include development proposals, project budgets, financial projections, market data,
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workforce statistics, and publicly available economic indicators. Additionally, current and historical
data, along with projections, may be obtained from state, regional, and local sources, including tax
records and Census Bureau data, as well as from professional business intelligence platforms such as
CoStar and other industry publications.
This step establishes an accurate understanding of the proposed development project, its financial
structure, and the broader economic conditions that may influence project feasibility and economic
impact.
Economic and Financial Analysis
Tierra West conducts financial and economic analysis to evaluate the potential impacts and feasibility
of proposed development initiatives. This work may include financial modeling, evaluation of projected
revenues and costs, and analysis of potential economic outcomes associated with development
projects. Depending on the requested task and desired outcome, Tierra West's economic modeling
approaches include, Discounted Cash Flow Analysis, Budget Modeling and Forecasting, Sensitivity
Analysis, Municipal Revenue Analysis, Three Statement Modeling, to name a few.
Typical analyses may include:
• Economic impact analysis
• Fiscal impact analysis
• Workforce and employment impact evaluation
• Return -on -investment (ROI) analysis
• Market and feasibility studies
• Financial modeling and scenario analysis
• Evaluation of tax revenue projections
• Analysis of potential infrastructure financing strategies
These analyses assist municipalities in understanding the economic benefits, fiscal implications, and
financial sustainability of proposed development initiatives. In an effort to remain proactive and
relevant with projections and forecasting, Tierra West also takes into consideration readily available
economic information, such as Interest Rates, Sales/SF, Tax Revenue/Per Capita/Per number of
Businesses, Rate of Return, Cap Rates, etc.
Evaluation of Economic Development Opportunities
Based on the results of the analysis, Tierra West evaluates how proposed development projects or
policy initiatives may contribute to the City's broader economic development objectives. This may
include identifying opportunities for job creation, business expansion, capital investment, and
increased economic activity within the community.
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The firm may also assist in evaluating development agreements, tax revenue -sharing arrangements,
and other economic development strategies intended to maximize public benefit.
Reporting and Presentation of Findings
Following completion of the analysis, Tierra West prepares written reports, memoranda, or
presentation materials summarizing the methodology, findings, and conclusions of the analysis. When
required, Tierra West prepares reports consistent with applicable statutory requirements, including
Government Code Section 53083, which governs economic development subsidy reporting.
Typical deliverables provided to our Municipal Clients include: the preparation of detailed memos,
funding strategy summaries, and comparison matrices outlining eligibility criteria, application
procedures, deadlines, and compliance obligations for all relevant local, state, and federal funding
sources. Where applicable, we will also prepare funding timelines, capital stack illustrations, and
narrative support materials for inclusion in grant or financing applications.
Verbal briefings will be provided to review and refine strategic funding recommendations, clarify
application requirements, and coordinate responsibilities across City departments and external
partners. These materials are prepared in a format suitable for review by City staff and, when
appropriate, presentation to decision -making bodies or stakeholders.
Ongoing Coordination with the City
Because services will be provided on an on -call basis, Tierra West maintains ongoing coordination with
City staff throughout each assignment. This communication ensures that analyses remain aligned with
City priorities and that any additional analytical needs can be addressed efficient
9. Acknowledgement of Insurance Requirements (Attachment 2)
Proposals must include a written statement that, if selected, the proposer will provide the minimum
insurance coverage and indemnification noted in Exhibits E and F, respectively, of the City's Agreement
for Contract Services included as Attachment 1.
10. Non -Collusion Affidavit (Attachment 3)
Proposals must include an executed Non -Collusion Affidavit, included as Attachment 3, executed by an
official authorized to bind the firm.
11. Acknowledgement of Addenda (Attachment 4)
If any addendum/addenda are issued, the proposer shall initial the Acknowledgement of Addenda,
included as Attachment 4.
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Appendices
A.
JOHN YONAI / Principal -Chairman
Principal John Yonai has an extensive background in the areas of real estate and
finance for the private and public sector, providing project management and
implementation services. John leads assignments that have included project
structuring, market and financial analysis, agreement negotiations,
redevelopment plans/amendments, real estate acquisition/disposition, bond
issues, project planning/scheduling, ROW, land -use, and feasibility analysis.
Over the course of his expansive 40+ year career John has refined his expertise
in revenue projections, financial evaluation, and fiscal consultations. John has a long-standing
relationship working with both public agencies and private entities, specializing in the preparation
and assessment of real estate development proposals, land use planning, development strategies,
P3s/P4s, project/program management, development agreement negotiations, project conception,
real estate market analysis, financial/economic feasibility, public outreach, entitlement approvals,
and project close-out. He has also provided interim Project Management and Community
Development Director services for several Southern California cities. Mr. Yonai offers aggressive and
innovative solutions while he manages department budgets, public works services, and community
development. As Project Manager and Economic Development Advisor to the Northeast Los Angeles
Riverfront Collaborative with HUD and City of Los Angeles, John implemented an approach linking
land -use plans and economic development strategies to further the LA River Master Plan and
ongoing riverfront revitalization.
EDUCATION PROFESSIONAL AFFILIATIONS / CERTIFICATIONS
Graduate School of Management
Urban Land Institute (ULI)
Real Estate Finance Certificate
International Council of Shopping Center Owners (ICSC)
University of California, Los Angeles
CA Association of Realtors (CAR)
Bachelor of Science-Business/Finance
National Association -Corporate Real Estate Executives
Loyola Marymount University
CA Licensed Real Estate Broker: License No: 00632122
CA Redevelopment Association (CRA) Past member
If
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ROSE ACOSTA-YONAI / Principal -CEO
Rose Acosta-Yonai provides a variety of real estate and project/program
advisory services. Has a comprehensive understanding of real estate
transactions and acquisitions, project coordination, and has been
involved in the acquisition and disposition of multiple property types
within the private and public sector. Project services have involved
document review and preparation, project implementation, negotiations, and coordination with
legal counsel for the acquisition of real property interest including fee interest, leasehold interests,
easement license agreements, and stakeholder coordination of involved parties. Knowledgeable in
the areas of appraisal reviews, market values and preparation of BOVs. Provided relocation
assistance services on behalf of Los Angeles World Airways (LAWA) to households displaced by the
City's acquisition of property through the LAWA Voluntary Residential Acquisition and Relocation
Program. Responsible for the quality and responsiveness of staff and assignments; coordinates,
oversees and assists with all company projects. Contract Administration: review and implementation
of project; inclusive of quality and accuracy of all administrative work.
EDUCATION PROFESSIONAL AFFILIATIONS / CERTIFICATIONS
Bachelor of Science — Sociology CA Association of Realtors (CAR)
Loyola University Marymount CA Licensed Real Estate Salesperson License No: 00909698
CA Association of Realtors (CAR)
LAUREN YONAI / Vice -President - Associate
Lauren Yonai oversees real estate advisory support services and helps manage
the implementation of complex public and private sector development
initiatives. Her responsibilities include coordinating strategic planning efforts,
scheduling and tracking project milestones, assembling critical data, and
producing high -quality documentation for feasibility studies, public reports,
and marketing submittals including proposals, SOQs, and RFP responses. Lauren brings strong
research and analytical capabilities, regularly conducting due diligence including title and lien
research, property profile analysis, and demographic or economic data sourcing. She supports
market research in the development of Broker Opinion of Value (BOV) reports. Additionally, she
maintains detailed project progress reporting tools that track budget performance, schedules, and
deliverables to ensure timely and accountable project execution. Known for her ability to produce
polished and impactful communication materials, she plays a key role in the visual and narrative
development of Tierra West's external -facing deliverables and community engagement materials.
EDUCATION PROFESSIONAL AFFILIATIONS / CERTIFICATIONS
Loyola Marymount University Notary Public — California, Commission #2314389
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Bachelor of Business LMU Entrepreneurship Family Business Center
CHRISTOPHER CHUNG / Director
Christopher Chung is a seasoned public -sector executive and economic
development consultant with over 30 years of experience in city management,
economic development, project entitlements, and public -private partnerships.
He has a proven track record of eliminating structural deficits, managing
municipal budgets exceeding $100 million, revitalizing communities, and
facilitating major real estate transactions, including affordable housing
developments. As a trusted advisor to both public agencies and private
developers, Chris brings deep expertise in planning, fiscal management, and
organizational leadership. His career includes senior leadership roles such as City Manager,
Redevelopment Agency Director, and Planning Director for several prominent Southern California
municipalities, where he led complex initiatives and delivered impactful results through strategic
vision and hands-on project management.
EDUCATION
Cal State Polytechnic Univ., Pomona
Bachelor of Science -Urban and Regional Planning
MANUEL (MANNY) MANCHA / Director
Manuel Mancha is a seasoned Community Development professional with
over 35 years of public sector planning experience. As a former
Community Development Director, he led multifaceted municipal
operations encompassing planning, building, housing, code enforcement,
and animal services. With a strong foundation in urban and regional
planning, he brings deep expertise in California Planning and Zoning Law,
CEQA, and the Subdivision Map Act. Manny also brings extensive
experience in reviewing and administering General Plans, Development Codes, Overlay Zones, and
other long-range planning tools. He has developed and managed RFPs, led consultant teams, and
kept municipalities aligned with evolving state and federal planning laws.
EDUCATION
Bachelor of Science
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WAYNE MORRELL / Director
Wayne M. Morrell has vast experience working in the Planning
and Development Department for a major municipality in Southern
California. He is a seasoned urban planning professional with extensive
experience in municipal planning and development. He has risen through
the ranks from Assistant Planner to Director and has expertise in planning,
building, housing, economic development, and code enforcement.
Oversaw, evaluated, and directed developer contracts, housing
development plans, and monitored environmental clean-up process for W _
major housing project. As Director of Planning, had oversight of Planning Department, Building
Division, Housing, Economic Development and Code Enforcement. Planned, organized, directed, and
evaluated work of department personnel ensuring compliance with applicable State and Local laws,
codes and regulations. Throughout his career, he has worked on a wide variety of projects, including
industrial, residential, institutional, and commercial developments, demonstrating his versatility and
deep understanding of urban planning challenges.
EDUCATION
California State University — Fullerton
BA - Psychology
Master's of Public Administration
JANE MCFARREN / Associate
Jane McFarren, Administrative Lead , has 20 + years in the education
field, working both as a classroom teacher and Administrator. She
holds a Master of Education degree and has hand -on experience �.
developing lesson plans, presentation materials and rubrics, creating
engaging instructional presentations and follow-up assessments of
course content and effectiveness. Her passion for teaching is
demonstrated by meeting the needs and interests of each learner
and making learning meaningful and accessible. Since retirement, Jane has been focusing her
efforts in the emergency preparedness sector, attending numerous FEMA courses, as well as
becoming a Red Cross volunteer as an Emergency Shelter Associate.
EDUCATION
Bachelor of Arts, Liberal Arts
Master's of Education
If
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ROB HOFFMAN / Senior Analyst
Rob plays a critical role on the Tierra West Advisors team as a
senior financial analyst, bringing sharp analytical acumen and a
deep command of financial modeling, pro forma analysis, and
project feasibility assessments. Rob is the technical backbone of
our financial efforts, consistently delivering precise, data -driven
insights that support sound decision -making for public agencies.
Rob conducts in-depth research on city demographics, real estate
markets, and economic trends, transforming complex data into clear, actionable recommendations.
His meticulous attention to detail and fluency with numbers ensure that all work products are
accurate, defensible, and aligned with the City's long-term goals. Rob's work underpins the financial
integrity of Tierra West's reports and presentations. His commitment to delivering high -quality,
trustworthy analysis makes him an indispensable member of the team and a reliable resource for
cities seeking to evaluate and advance financially feasible development strategies.
EDUCATION PROFESSIONAL AFFILIATIONS / CERTIFICATIONS
BSBA Business Economics
Certificate in Finance
Eller College of Management
University of Arizona
KRISTIN DIMIREZ / Senior Analyst
Kristin DiMirez is a human -centered workforce strategist and economic
development professional with over 12 years of experience supporting
complex, mission -driven organizations across healthcare, higher
education, and public -sector consulting. She brings a unique cross -sector
perspective that bridges talent strategy, community engagement, and
economic development to support organizational growth and community
impact. In her current role with Tierra West Advisors, Kristin supports
CFA Level III Candidate
CFA Institute
economic development and strategic advisory efforts for public -sector clients, including RFP/RFQ
preparation, grant writing, funding strategy, and development of planning documents aligned with
federal and local guidelines. She contributes to Equitable Community Revitalization Grant (ECRG)
initiatives, conducts demographic and market research, and supports community engagement
strategies that prioritize transparency, accountability, and long-term investment.
EDUCATION PROFESSIONAL AFFILIATIONS / CERTIFICATIONS
Bachelor's of Science, Sociology, Loyola Marymount Diversity, Equity, and Inclusion Certificate - Cornell
Master's of Education, King's College, London
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ATTACHMENT 2
INSURANCE REQUIREMENTS ACKNOWLEDGEMENT
Must be executed by proposer and submitted with the proposal
I, John Yonai, hereby acknowledge and confirm that Tierra West Advisors has reviewed
the City's indemnification and minimum insurance requirements as listed in Exhibits E and
F of the City's Agreement for Contract Services (Attachment 1); and declare that insurance
certificates and endorsements verifying compliance will be provided if an agreement is awarded.
I am Principal and Chairman of Tierra West Advisors
Commercial General Liability (at least as broad as ISO CG 0001):
® $1,000,000 per occurrence/$2,000,000 aggregate OR
❑ $2,000,000 per occurrence/$4,000,000 aggregate
❑ $5,000,000 per occurrence/$5,000,000 aggregate
Must include the following endorsements:
General Liability Additional Insured
General Liability Primary and Non-contributory
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 of 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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ATTACHMENT 3
NON -COLLUSION AFFIDAVIT FORM
Must be executed by proposer and submitted with the proposal
I, John Yonai, hereby declare as follows:
am Principal and Chairman of Tierra West Advisors, 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: John Yonai
Proposer Title: Principal and Chairman
Company Name: Tierrra West Advisors
Address: 2616 East 3rd. St. Los Angeles, CA 90033
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ATTACHMENT 4
ACKNOWLEDGEMENT OF RECEIPT OF ADDENDA
Must be executed by proposer and submitted with the proposal,
If no addenda has been issued, mark "N/A" under Addendum No. indicating
Not Applicable and sign
ADDENDUM NO.
SIGNATURE INDICATING RECEIPT
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