RFP 2026-04 10th Street Vacant Lot – Civic Center Complex Affordable Rental Housing Development
| Location: | California |
|---|---|
| Posted: | Jun 25, 2026 |
| Due: | Jul 8, 2026 |
| Agency: | City of Del Mar |
| Type of Government: | State & Local |
| Category: |
|
| Publication URL: | To access bid details, please log in. |
| Bid Title: |
RFP 2026-04 10th Street Vacant Lot – Civic Center Complex Affordable Rental Housing Development
|
| Category: | Professional Services |
| Status: | Open |
|
Attachment Preview
CITY OF DEL MAR, CALIFORNIA
REQUEST FOR PROPOSALS
No. [2026-04]
10th Street Vacant Lot – Civic Center Complex
Affordable Rental Housing Development
I. INTRODUCTION
A. General Information
The City of Del Mar is seeking proposals from qualified development teams to partner
on an affordable rental housing project at a City-owned lot in the Civic Center Complex
(10th Street, APN 300-093-17; see Attachment “A”). The proposed project should deliver
4 to 8 fully affordable units for lower-income households, with flexibility based on pro
forma recommendations. While meeting the City’s Housing Element target of at least
four lower-income units, teams are encouraged to maximize affordability of up to eight
units.
The site is located within the California Coastal Zone, east of the shoreline, and does
not contain any sensitive coastal resources. The site is within the City’s Coastal
Development Permit (CDP) jurisdiction. Any prospective development on the site will be
subject to approval of a CDP issued by the City of Del Mar in accordance with the City’s
Certified Local Coastal Program. The CDP will not be appealable to the California
Coastal Commission.
The 10th Street site offers a highly convenient location within the Civic Center Complex,
placing future residents within easy walking distance of Del Mar’s downtown village
services, public transit options, Del Mar Community Connections Senior Center (local
non-profit), Shores Park, and a variety of community amenities. Its central location
ensures quick access to essential services, recreational areas, and downtown shops,
making it an ideal setting for affordable rental housing that supports both mobility and
an active lifestyle. This proximity enhances the quality of life for residents, especially
seniors and those relying on transit, by providing seamless connections to daily needs
and social opportunities.
City of Del Mar
Request For Proposals
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10th Street Affordable Housing
The City is committed to working collaboratively with the selected developer, providing
active support throughout all phases—from concept through lease-up. To maximize site
development capacity, Del Mar is open to a shared parking arrangement utilizing Civic
Center parking. The City looks forward to partnering with a developer who shares its
vision of expanding housing opportunities in this civic setting.
The goal is for the City Council to formally select a development team by September
2026. The selected team will enter into an Exclusive Negotiating Agreement (ENA) with
the City. The ENA will not obligate the City to approve a project or enter into a lease
agreement. Instead, the ENA will establish a good faith negotiating period and timeline
for developer completion of pre-development plans, studies, environmental review and
processing, permit processing, and negotiation of a lease agreement, housing
agreement, and disposition and development agreement.
The developer will be responsible for identifying a financing proposal and securing
project financing to enable closing of the real estate transaction. Subject to negotiations,
the City will contribute the land and some funding (i.e., loans or grants) to the project
financing as necessary for project success. Up to $500,000 may be contributed by the
City for predevelopment costs, pending City Council approval.
B. About the City
Incorporated in 1959, the City of Del Mar is a Charter Law City with a Council-Manager
form of government. The Del Mar City Council consists of five members, one of whom
is chosen on a rotating basis to serve a one-year term as mayor. Del Mar is located just
20 minutes north of downtown San Diego on the southern California coast.
Approximately 3,900 residents call this 2.2 square mile city their home. The City of Del
Mar shoreline includes over two miles of white sandy beaches, parks, and coastal trails
and hosts millions of visitors on an annual basis. Residents and visitors enjoy excellent
weather and a variety of outdoor activities at the City's parks and Downtown Village. The
Del Mar Fairgrounds, a State-owned, regional entertainment venue in the north area of
the City of Del Mar, hosts millions of visitors each year including the annual San Diego
County Fair, horse racing, concerts, festivals, trade shows, consumer expos, equestrian
competitions, sporting events, and fundraisers.
The City employs approximately 69 full-time employees and up to 100 part-time
employees. The City’s total budget for the Fiscal Year 2026-2027 is $64.97 million,
including $6.39 million Operating and Maintenance budget and $29.03 million Capital
budget. Annual budget documents and prior year Annual Comprehensive Financial
Reports
are
available
online
via
the
City’s
website:
https://www.delmar.ca.us/132/Budget-Financial-Reports.
C. Inquiries
Questions and inquiries regarding this RFP must be received by Friday, June 5, 2026
by 5:30 p.m. PST, and directed in writing by email to Nestor Machado, Associate
Management Analyst, at nmachado@delmar.ca.us All inquiries must reference “RFP
City of Del Mar
Request For Proposals
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10th Street Affordable Housing
[2026-04] 10th Street Affordable Housing ENA” in the title or subject line. Questions and
inquiries submitted over the telephone will not be accepted.
D. Submittal Requirements
Proposals are due on or before Wednesday, July 1, 2026, no later than 5:30 p.m. PST.
Proposals should be submitted via email to Nestor Machado, Associate Management
Analyst, at nmachado@delmar.ca.us The submittal must reference “RFP 2026-04 10th
Street Affordable Housing ENA” in the title or subject line. Facsimile submittals will not
be accepted.
II. ANTICIPATED TIMELINE
Anticipated timeline for the RFP process is outlined below and is subject to change without
notice:
Action
Notice of RFP
Questions Due
Responses to Questions Posted
Deadline to Submit Proposals
City Review of Proposals
Development Team Interviews
Selected Development Team Notified
Council Consideration of ENA
ENA Start Date
Tentative Timeline/Deadline
May 22, 2026
Friday, June 5, 2026, by 4:30 p.m. PST
Wednesday, June 10, 2026
Wednesday, July 1, 2026, by 5:30 p.m.
PST
July 2 – July 10, 2026
Week of July 20, 2026
July 29, 2026
August 25, 2026
September 1, 2026
III. SCOPE OF SERVICES
The selected development team will be expected to negotiate and, if approved by the City,
perform the scope of services during the ENA negotiating period and subsequent phases
as applicable. The scope described below is intended to be consistent with the Project
objectives and the City’s anticipated predevelopment funding approach.
A. Execute ENA
The selected Respondent will enter into an Exclusive Negotiating Agreement (ENA)
substantially in the form of the ENA framework prepared by the City (Attachment “B”).
The ENA will establish an exclusive and good-faith negotiating period and will set forth
milestone requirements, reporting expectations, and other terms. The ENA does not
City of Del Mar
Request For Proposals
3
10th Street Affordable Housing
obligate the City to approve a project, enter into a ground lease, or provide additional
funding beyond what is ultimately approved by the City Council.
B. Complete ENA Milestones
• Complete feasibility analysis, site due diligence, and concept development sufficient
to confirm program viability for a 100% affordable, 4 to 8-unit rental project. The
City’s Housing Element sets a target of 4 lower income units for this site. If viable,
the City’s desire is to achieve up to 8 units at very low income.
• Advance project design through permit-ready plans consistent with City standards
and coastal context. The City expects that development team will proceed with
project design to have building permits issued on or before December 31, 2027.
• Prepare and submit entitlement applications and other discretionary approvals as
applicable.
• Support environmental review under California Environmental Quality Act (CEQA)
and National Environmental Policy Act (NEPA), if applicable, including preparation
of technical studies and coordination with City staff/consultants.
• Develop a financing strategy and implementation plan, including identification of
funding sources and an anticipated schedule to achieve financial closing.
• Provide regular status updates, deliverables, and milestone documentation as
required under the ENA.
• Prior to building permit issuance, negotiate successful terms for the Ground Lease,
Housing Agreement, and Disposition and Development Agreement.
C. Utilize City Funding Towards Predevelopment Task Work
The City may provide up to $500,000 in City predevelopment funding to advance the
Project through entitlements and permits. This contribution may be structured as either
a loan or a grant, with the specific funding structure to be determined as part of the
overall project financing. Funding terms will be negotiated during the ENA and are
subject to City Council approval. A summary of anticipated eligible costs and high-level
draw mechanics is included as Attachment C.
IV. GUIDANCE FOR PREPARATION OF PROPOSAL
A. Development Parameters
• Site: 10th Street vacant lot within the Civic Center Complex (APN 300-093-17).
• Program: Four (4) to eight (8) rental units.
• Affordability: 100% very-low income/low income (VLI/LI), with a minimum 55-year
affordability term subject to lender requirements. The term of the regulatory
agreement will be aligned with the ground lease.
City of Del Mar
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10th Street Affordable Housing
• Lease: The ground lease term is anticipated to range from approximately 57 to 75
years, subject to lender requirements, and approval by the City Council.
• Design: Two-story scale compatibility and context-sensitive design appropriate for
the coastal community. Anticipate incorporation of development setbacks and noise
reduction measures along the west property line.
• Architecture: Complement the Downtown and Civic Center architectural character,
incorporating a design that reflects the scale and appearance of a single-family
residence, with high-quality architectural detailing that integrates seamlessly with the
surrounding neighborhood
• Parking: Explore opportunities for shared parking agreement with adjacent Civic
Center parking facilities, which includes parking in an existing parking structure and
surface parking lot adjacent to the development site. Direct pedestrian access from
the north property line to City parking facilities is available, including an accessible
path of travel to parking spaces at street level and to an elevator in the parking
structure that provides a continuous accessible pedestrian path of travel to City Hall
and Town Hall at a level above and to the Camino del Mar street level at the highest
elevation to the east that connects to bus stops on both sides of Camino del Mar
between 10th Street and 9th Street to the south.
B. Target Population, Conceptual Site Plan & Architecture
• Utilizing the Developer’s market understanding, community demographics,
community amenities, and site planning, identify the most suitable target population
for the site. City consultants prepared architectural concepts and financial feasibility
studies in June 2022 that explored development of senior housing, which appears
to be the most suitable population type for the small unit size anticipated
(approximately 500 square feet per unit).
• Conceptual site plan illustrating building footprint(s), unit layout/program, unit size,
primary pedestrian access, open space, and relationship to adjacent Civic Center
uses.
• Provide a proposed off-site parking plan for use of existing parking spaces in the
Civic Center parking facility. Identify the target number of parking spaces for the 10th
Street affordable housing and explain operational details (i.e., if full-time dedicated
parking or time-restricted parking is needed) and justification for the need.
• Shared parking narrative and diagram (if proposed) describing assumptions, hours
of use, and operations/management.
• Amenity concept identifying proposed resident and community-serving amenities
(e.g., courtyard/open space, community room, laundry, storage, outdoor seating,
landscaping), and how amenities support livability on a small infill site.
City of Del Mar
Request For Proposals
5
10th Street Affordable Housing
This is the opportunity summary page. It provides an overview of this opportunity and a preview of the attached documentation.
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