Bellflower City Council
October 14, 2024

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TO: Honorable Mayor and Members of the City Council
ATTENTION: Ryan Smoot, City Manager
FROM: Elizabeth C. Oba, Director of Planning and Building Services SUBJECT: Consideration and possible action to authorize the City Manager to execute: 1) Task Order No. 6 with Dudek, for the preparation of a Project Environmental Impact Report; and 2) Agreement File No. 805.1, in a form approved by the City Attorney, with De Novo Planning Group, for the preparation of a Specific Plan, Housing Element Amendment, and Environmental Justice Element for City owned property located at 9030 Somerset Boulevard ("Subject Property").

DATE: October 14, 2024

EXECUTIVE SUMMARY
The Subject Property — formerly a golf course and open space - consists of approximately 22 acres and is currently under lease to Hollywood Sports Park as an outdoor recreation opportunity to residents of the community and surrounding areas. The State of California has determined that there is a significant regional and statewide need for housing available to various income levels, and local plans have identified the critical need for open space.

Understanding these needs, and in furtherance of the goals and policies set forth in recent updates to the Housing Element of the City's General Plan, the City intends on amending the land use for and rezoning this site to allow for future mixed -uses (high -density residential and open space uses). In order to accomplish this, a Zone Change, General Plan Amendment, and a Project Environmental Impact Report ("EIR") are required. In addition, staff determined that a new Environmental Justice Element of the City's General Plan is required. On April 8, 2024, the City Council authorized the City Manager to release the Notice of Preparation ("NOP"), which is the first step in the process of preparing the EIR, and to execute a Task Order with Dudek for preparation of an EIR. Following the April 8, 2024 meeting, the NOP was prepared and was sent to City stakeholders and the public for public comment. On July 10, 2024, a scoping meeting was held as part of the NOP process.

Following the completion of the NOP, a defined scope for the EIR was prepared along with an updated cost proposal from Dudek. Staff also sought out consulting services for the preparation of a Specific Plan related to the Zone Change and amendments to the General Plan, which includes amending the Housing Element and preparing a new Environmental Justice Element. It is recommended that the City Council authorize the City Manager to execute Task Order No. 6 with Dudek to prepare the EIR and to execute Agreement File No. 805.1 with De Novo Planning Group to prepare the Specific Plan, Housing Element Amendment, and Environmental Justice Element for the Subject Property.

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Staff Report — Dudek Task Order and De Novo Planning Group Agreement October 14, 2024

RECOMMENDATION TO CITY COUNCIL
1) Authorize the City Manager to execute Task Order No. 6 with Dudek for preparation of an EIR; and
2) Authorize the City Manager to execute Agreement File No. 805.1, in a form approved by the City Attorney, with De Novo Planning Group for preparation of a Specific Plan, Housing Element Amendment, and Environmental Justice Element; and 3) Approve a budget amendment to allocate $710,000 for the contract services in Account No. 542-42054-4132; or
4) Alternatively, discuss and take other action related to this item.

FISCAL IMPACT
Task Order No. 6 with Dudek will not exceed $320,000 for environmental planning consulting services. Agreement File No. 805.1 with De Novo Planning Group will not exceed $390,000 for planning consulting services. These consulting services will be provided under the General Plan/Zoning Update Contract Services Account No. 542-42054-4132.

DISCUSSION
The State of California has identified housing affordability as a significant challenge facing local communities and the state as a whole, and Bellflower residents in particular have consistently ranked the ability to afford housing in our community as one of the most serious issues facing our community. In a 2023 survey, 81 % of residents identified a lack of affordable housing as a very or somewhat serious problem facing Bellflower.

The Subject Property consists of approximately 22 acres which is currently zoned for and operated as open space and outdoor recreation available to Bellflower residents and visitors.

Understanding the community's priorities and the statewide need to build housing affordable to all income levels, and although the site is currently under lease to Hollywood Sports Park for those purposes, the City intends on amending the land use for and rezoning the site to allow for alternative uses in the future to include mixed uses, such as high density residential and open spaces uses to assist the City in meeting the demand for affordable housing and its obligations under the Regional Housing Needs Allocation ("RHNA"). There is no specific development project proposed at this time.

Dudek — Task Order
On April 8, 2024, the City Council authorized the City Manager to release the NOP and conduct a scoping meeting, which is the first step in the process of preparing the EIR, and to execute a Task Order with Dudek for preparation of an EIR. The purpose of the NOP is to seek public comments on what should be addressed in the scope of the EIR. The purpose of the scoping meeting is to further receive input on the scope of the EIR. -2-

Staff Report — Dudek Task Order and De Novo Planning Group Agreement October 14, 2024

DISCUSSION — Continued
The NOP was sent to stakeholders and the public on April 22, 2024 and the public review period commenced on April 26, 2024. On July 10, 2024, a scoping meeting was held and no one from the public participated. On July 25, 2024, the 90-day public review period for the NOP ended and 6 comment letters were received from the following agencies: 1) Native American Heritage Commission, 2) Gabrieleno Band of Mission Indians — Kizh Nation, 3) LA County Sanitation Districts, 4) Caltrans, 5) South Coast AQMD, and 6) Metro.

Following the completion of the NOP public review period and the scoping meeting, Dudek prepared an updated scope and budget for the EIR. Dudek's updated cost proposal was based on the updated scope and is estimated at $320,000 to complete the EIR. The City has an existing Professional Services Agreement with Dudek for on -call consulting services related to CEQA review. The preparation and completion of the NOP and the scoping meeting was accomplished under that agreement by Task Order No. 4. Since the estimated cost to complete the EIR exceeds the maximum amount allowed under the existing agreement, Task Order No. 6 was prepared and requires City Council approval for the amount and the scope of work (Attachment A).
• De Novo Planning Group —Agreement File No. 805.1
In order to amend the land use for and rezone the Subject Property to allow for future mixed uses, in addition to the EIR, a Zone Change, General Plan Amendment, Specific Plan, and Environmental Justice Element are proposed. The General Plan Amendment includes revising the Land Use Plan in the Land Use Element from Open Space to Mixed Use, and amending the Certified 2021-2029 Housing Element for consistency. The Zone Change includes changing the current zoning from O-S (Open Space) to Specific Plan. The Specific Plan will include illustrative designs and development standards for high -density residential and open space on the Subject Property. Given that two elements of the General Plan will be amended concurrently (e.g. Land Use and Housing), an Environmental Justice Element is also required.

De Novo Planning Group will prepare the Specific Plan, amendments to the Housing Element, and a new Environmental Justice Element of the General Pan. De Novo Planning Group is a land use and environmental planning firm specializing in general plan updates, community planning, environmental studies, and sustainability planning. The City previously obtained consulting services from De Novo Planning Group to prepare new sign regulations, which were adopted in 2020.

To complete the Specific Plan, Housing Element amendment, and the Environmental Justice Element, De Novo Planning Group estimates the project cost to be $390,000. Agreement File No. 805.1 was prepared (Attachment B).

ATTACHMENTS
Dudek— Task Order No. 6.......................................................................................4 De Novo Planning Group —Agreement File No. 805.1................................................5 -3-

CITY OF BELLFLOWER
AGREEMENT FILE NO. 1034
TASK ORDER NO. 6
Date Prepared: October 14, 2024
Consultant/Contractor Name: Dudek
Project Name: Hollywood Sports Park Proposal (General Plan Amendment No. 24-01 and Zone Change No. 24-01)
Account Number: 542-42054-4132
Total Cost: $320,000
Description of services to be performed under this Task Order:

Preparation of a Project Environmental Impact Report for the zone change and general plan amendments to allow for the future development of mixed -uses (high -density residential and open space uses) at the Hollywood Sports Park site located at 9030 Somerset Boulevard (Assessor's Parcel Numbers 6271-001-900 and 6271-001-901).

Recommended/Approved by:

Elizabeth C. Oba, Director of Planning and Date
Building Services
Ryan Smoot, City Manager Date
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AGREEMENT FILE NO. 805.1

PROFESSIONAL SERVICES AGREEMENT

BETWEEN

THE CITY OF BELLFLOWER AND

DE NOVO PLANNING GROUP

FOR PLANNING CONSULTANT SERVICES
THIS AGREEMENT is entered into this 14th day of October 2024, by and between the CITY OF BELLFLOWER, a municipal corporation and general law city ("CITY") and De Novo Planning Group, a California Corporation ("CONSULTANT").

1. CONSIDERATION.

A. As partial consideration, CONSULTANT agrees to perform the work listed in the SCOPE OF SERVICES, below;
B. As additional consideration, CONSULTANT and CITY agree to abide by the terms and conditions contained in this Agreement;
C. As additional consideration, CITY agrees to pay CONSULTANT a sum not to exceed $390,000 for CONSULTANT's services. CITY may modify this amount as set forth below. Unless otherwise specified by written amendment to this Agreement, CITY will pay this sum as specified in the attached Exhibit 'A" which is incorporated by reference.

2. SCOPE OF SERVICES.

A. CONSULTANT will perform services listed in the attached Exhibit "B," which is incorporated by reference.

B. CONSULTANT will, in a professional manner, furnish all of the labor, technical, administrative, professional and other personnel, all supplies and materials, equipment, printing, vehicles, transportation, office space and facilities, and all tests, testing and analyses, calculation, and all other means whatsoever, except as herein otherwise expressly specified to be furnished by CITY, necessary or proper to perform and complete the work and provide the professional services required of CONSULTANT by this Agreement.

3. PERFORMANCE STANDARDS. While performing this Agreement, CONSULTANT will use the appropriate generally accepted professional standards of practice existing at the time of performance utilized by persons engaged in providing similar services. CITY will continuously monitor CONSULTANT's services. CITY will notify CONSULTANT of any deficiencies and CONSULTANT will have fifteen (15) days after such notification to cure any shortcomings to CITY's satisfaction. Costs associated with curing the deficiencies will be borne by CONSULTANT.

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City of Bellflower
Agreement File No. 805.1
De Novo Planning Group

4. PAYMENTS. For CITY to pay CONSULTANT as specified by this Agreement, CONSULTANT must submit a detailed invoice to CITY which lists the hours worked and hourly rates for each personnel category and reimbursable costs (all as set forth in Exhibit "B") the tasks performed, the percentage of the task completed during the billing period, the cumulative percentage completed for each task, the total cost of that work during the preceding billing month and a cumulative cash flow curve showing projected and actual expenditures versus time to date.

5. NON -APPROPRIATION OF FUNDS. Payments due and payable to CONSULTANT for current services are within the current budget and within an available, unexhausted and unencumbered appropriation of the CITY. In the event the CITY has not appropriated sufficient funds for payment of CONSULTANT services beyond the current fiscal year, this Agreement will cover only those costs incurred up to the conclusion of the current fiscal year.

6. ADDITIONAL WORK.

A. CITY's city manager ("Manager") may determine, at the Manager's sole discretion, that CONSULTANT must perform additional work ("Additional Work") to complete the Scope of Work. If Additional Work is needed, the Manager will give written authorization to CONSULTANT to perform such Additional Work.

B. If CONSULTANT believes Additional Work is needed to complete the Scope of Work, CONSULTANT will provide the Manager with written notification that contains a specific description of the proposed Additional Work, reasons for such Additional Work, and a detailed proposal regarding cost.

C. Payments over $60,000 for Additional Work must be approved by CITY's city council. All Additional Work will be subject to all other terms and provisions of this Agreement.

7. FAMILIARITY WITH WORK.

A. By executing this Agreement, CONSULTANT agrees that it has:

Carefully investigated and considered the scope of services to be performed;
ii. Carefully considered how the services should be performed; and iii. Understands the facilities, difficulties, and restrictions attending performance of the services under this Agreement.

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City of Bellflower
Agreement File No. 805.1
De Novo Planning Group

B. If services involve
CONSULTANT has
acquainted with the
services hereunder.
conditions that may
CONSULTANT will
proceed except at C
received from CITY.
work upon any site, CONSULTANT agrees that
or will investigate the site and is or will be fully
conditions there existing, before commencing the
Should CONSULTANT discover any latent or unknown
materially affect the performance of the services,
immediately inform CITY of such fact and will not
:ONSULTANT's own risk until written instructions are

8. TERM. The term of this Agreement will be from October 14, 2024 to October 31, 2027. Unless otherwise determined by written amendment between the parties, this Agreement will terminate in the following instances:

A. Completion of the work specified in Exhibit "A";
B. Termination as stated in Section 16.

9. TIME FOR PERFORMANCE.

A. CONSULTANT will not perform any work under this Agreement until:

CONSULTANT furnishes proof of insurance as required under Section 23 of this Agreement; and
ii. CITY gives CONSULTANT a written notice to proceed.

B. Should CONSULTANT begin work on any phase in advance of receiving written authorization to proceed, any such professional services are at CONSULTANT's own risk.

10. TIME EXTENSIONS. Should CONSULTANT be delayed by causes beyond CONSULTANT's control, CITY may grant a time extension for the completion of the contracted services. If delay occurs, CONSULTANT must notify the Manager within forty- eight hours (48 hours), in writing, of the cause and the extent of the delay and how such delay interferes with the Agreement's schedule. The Manager will extend the completion time, when appropriate, for the completion of the contracted services.

11. CONSISTENCY. In interpreting this Agreement and resolving any ambiguities, the main body of this Agreement takes precedence over the attached Exhibits; this Agreement supersedes any conflicting provisions. Any inconsistency between the Exhibits will be resolved in the order in which the Exhibits appear below:

Exhibit A: Scope of Work
Exhibit B: Fee Schedule
Exhibit C: Proposal
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City of Bellflower
Agreement File No. 805.1
De Novo Planning Group

12. CHANGES. CITY may order changes in the services within the general scope of this Agreement, consisting of additions, deletions, or other revisions, and the contract sum and the contract time will be adjusted accordingly. All such changes must be authorized in writing, executed by CONSULTANT and CITY. The cost or credit to CITY resulting from changes in the services will be determined in accordance with written agreement between the parties.

13. TAXPAYER IDENTIFICATION NUMBER. CONSULTANT will provide CITY with a Taxpayer Identification Number.

14. PERMITS AND LICENSES. CONSULTANT, at its sole expense, will obtain and maintain during the term of this Agreement, all necessary permits, licenses, and certificates that may be required in connection with the performance of services under this Agreement.

15. WAIVER. CITY's review or acceptance of, or payment for, work product prepared by CONSULTANT under this Agreement will not be construed to operate as a waiver of any rights CITY may have under this Agreement or of any cause of action arising from CONSULTANT's performance. A waiver by CITY of any breach of any term, covenant, or condition contained in this Agreement will not be deemed to be a waiver of any subsequent breach of the same or any other term, covenant, or condition contained in this Agreement, whether of the same or different character.

16. TERMINATION.

A. Except as otherwise provided, CITY may terminate this Agreement at any time with or without cause.

B. CONSULTANT may terminate this Agreement at any time with CITY's mutual consent. Notice will be in writing at least thirty (30) days before the effective termination date.

C. Upon receiving a termination notice, CONSULTANT will immediately cease performance under this Agreement unless otherwise provided in the termination notice. Except as otherwise provided in the termination notice, any additional work performed by CONSULTANT after receiving a termination notice will be performed at CONSULTANT's own cost; CITY will not be obligated to compensate CONSULTANT for such work.

D. Should termination occur, all finished or unfinished documents, data, studies, surveys, drawings, maps, reports and other materials prepared by CONSULTANT will, at CITY's option, become CITY's property, and CONSULTANT will receive just and equitable compensation for any work satisfactorily completed up to the effective date of notice of termination, not to exceed the total costs under Section 1(C).

E. Should the Agreement be terminated pursuant to this Section, CITY may procure on its own terms services similar to those terminated.

F. By executing this document, CONSULTANT waives any and all claims for damages that might otherwise arise from CITY's termination under this Section.

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City of Bellflower
Agreement File No. 805.1
De Novo Planning Group

17. OWNERSHIP OF DOCUMENTS; EXCEPTIONS; WARRANTY. Except as otherwise provided below, all documents, data, studies, drawings, maps, models, photographs and reports prepared by CONSULTANT (collectively, "Documents") under this Agreement are CITY's property. CONSULTANT may retain copies of such Documents as desired but will deliver all original materials to CITY upon CITY's written notice. CITY agrees that use of CONSULTANT's completed work product, for purposes other than identified in this Agreement, or use of incomplete work product, is at CITY's own risk. CONSULTANT warrants that all Documents it drafts and completes pursuant to this Agreement constitutes original work. Specifically, CONSULTANT understands and agrees that use of artificial intelligence (Al) tools including, without limitation, ChatGPT, Microsoft's Bing Chat, Google's Bard, and Meta's LLaMA (Large Language Model Meta Al), in the performance of this Agreement does not constitute an original work, i.e., submitting Documents generated by such Al tools to CITY and representing it as CONSULTANT's original work constitutes a material breach of this Agreement, constitutes a false claim, and may also violate applicable intellectual property right laws including, without limitation, United States Copyright Law. Accordingly, and notwithstanding any other provision of this Agreement as to ownership, CITY specifically rejects ownership of such Documents. CONSULTANT is required to indemnify and defend CITY to the fullest extent allowed by applicable law should it violate this Section.

18. PUBLICATION OF DOCUMENTS. Except as necessary for performance of service under this Agreement, no copies, sketches, or graphs of materials, including graphic art work, prepared pursuant to this Agreement, will be released by CONSULTANT to any other person or public CITY without CITY's prior written approval. All press releases, including graphic display information to be published in newspapers or magazines, will be approved and distributed solely by CITY, unless otherwise provided by written agreement between the parties.

19. INDEMNIFICATION.

A. CONSULTANT agrees to the following:

Indemnification for Professional Services. CONSULTANT will save harmless and indemnify and at CITY's request reimburse defense costs for CITY and all its officers, volunteers, employees and representatives from and against any and all suits, actions, or claims, of any character whatever, brought for, or on account of, any injuries or damages sustained by any person or property resulting or arising from any negligent or wrongful act, error or omission by CONSULTANT or any of CONSULTANT's officers, agents,
employees, or representatives, in the performance of this Agreement, except for such loss or damage arising from CITY's sole negligence or willful misconduct.

Indemnification for other Damages. CONSULTANT indemnifies and holds CITY harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising out of this Agreement, or its performance, except for such loss or damage arising from CITY's sole negligence or willful N

City of Bellflower
Agreement File No. 805.1
De Novo Planning Group

misconduct. Should CITY be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of this Agreement, or its performance, CONSULTANT will defend CITY (at CITY's request and with counsel satisfactory to CITY) and will indemnify CITY for any judgment rendered against it or any sums paid out in settlement or otherwise.

B. For purposes of this section "CITY" includes CITY's officers, officials, employees, agents, representatives, and certified volunteers.

C. It is expressly understood and agreed that the foregoing provisions will survive termination of this Agreement.

D. The requirements as to the types and limits of insurance coverage to be maintained by CONSULTANT as required by Section 23, and any approval of said insurance by CITY, are not intended to and will not in any manner limit or qualify the liabilities and obligations otherwise assumed by CONSULTANT pursuant to this Agreement, including, without limitation, to the provisions concerning indemnification.

20. ASSIGNABILITY. This Agreement is for CONSULTANT's professional services.

CONSULTANT's attempts to assign the benefits or burdens of this Agreement without CITY's written approval are prohibited and will be null and void.

21.INDEPENDENT CONTRACTOR. CITY and CONSULTANT agree that CONSULTANT will act as an independent contractor and will have control of all work and the manner in which is it performed. CONSULTANT will be free to contract for similar service to be performed for other employers while under contract with CITY.

CONSULTANT is not an agent or employee of CITY and is not entitled to participate in any pension plan, insurance, bonus or similar benefits CITY provides for its employees.

Any provision in this Agreement that may appear to give CITY the right to direct CONSULTANT as to the details of doing the work or to exercise a measure of control over the work means that CONSULTANT will follow the direction of the CITY as to end results of the work only.

22. AUDIT OF RECORDS. CONSULTANT will maintain full and accurate records with respect to all services and matters covered under this Agreement. CITY will have free access at all reasonable times to such records, and the right to examine and audit the same and to make transcript therefrom, and to inspect all program data, documents, proceedings and activities. CONSULTANT will retain such financial and program service records for at least three (3) years after termination or final payment under this Agreement.
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City of Bellflower
Agreement File No. 805.1
De Novo Planning Group

23. INSURANCE.

A. Before commencing performance under this Agreement, and at all other times this Agreement is effective, CONSULTANT will procure and maintain the following types of insurance with coverage limits complying, at a minimum, with the limits set forth below:

Type of Insurance
Commercial general liability
Professional Liability
Business automobile liability
Workers compensation
Limits
$2,000,000
$1,000,000
$1,000,000
Statutory requirement
B. Commercial general liability insurance will meet or exceed the requirements of the most recent ISO-CGL Form. The amount of insurance set forth above will be a combined single limit per occurrence for bodily injury, personal injury, and property damage for the policy coverage. Liability policies will be endorsed to name CITY, its officials, and employees as "additional insureds" under said insurance coverage and to state that such insurance will be deemed "primary" such that any other insurance that may be carried by CITY will be excess thereto. Such endorsement must be reflected on ISO Form No. CG 20 10 11 85 or 88, or equivalent. Such insurance will be on an "occurrence," not a "claims made," basis and will not be cancelable or subject to reduction except upon thirty (30) days prior written notice to CITY.

C. Professional liability coverage will be on an "occurrence basis" if such coverage is available, or on a "claims made" basis if not available. When coverage is provided on a "claims made basis," CONSULTANT will continue to renew the insurance for a period of three (3) years after this Agreement expires or is terminated. Such insurance will have the same coverage and limits as the policy that was in effect during the term of this Agreement, and will cover CONSULTANT for all claims made by CITY arising out of any errors or omissions of CONSULTANT, or its officers, employees or agents during the time this Agreement was in effect.

D. Automobile coverage will be written on ISO Business Auto Coverage Form CA 00 01 06 92, including symbol 1 (Any Auto).

E. CONSULTANT will furnish to CITY duly authenticated Certificates of Insurance evidencing maintenance of the insurance required under this Agreement and such other evidence of insurance or copies of policies as may be reasonably required by CITY from time to time. Insurance must be -11-

City of Bellflower
Agreement File No. 805.1
De Novo Planning Group

placed with insurers with a current A.M. Best Company Rating equivalent to at least a Rating of "A:VII."
F. Should CONSULTANT, for any reason, fail to obtain and maintain the insurance required by this Agreement, CITY may obtain such coverage at CONSULTANT's expense and deduct the cost of such insurance from payments due to CONSULTANT under this Agreement or terminate pursuant to Section 16.

G. Self -Insured Retention/Deductibles. All policies required by this Agreement must allow CITY, as additional insured, to satisfy the self -insured retention ("SIR") and deductible of the policy in lieu of CONSULTANT (as the named insured) should CONSULTANT fail to pay the SIR or deductible requirements. The amount of the SIR or deductible is subject to the approval of the City Attorney and the Finance Director. CONSULTANT understands and agrees that satisfaction of this requirement is an express condition precedent to the effectiveness of this Agreement. Failure by CONSULTANT as primary insured to pay its SIR or deductible constitutes a material breach of this Agreement. Should CITY pay the SIR or deductible on CITY's behalf upon the CONSULTANT'S failure or refusal to do so in order to secure defense and indemnification as an additional insured under the policy, CITY may include such amounts as damages in any action against CONSULTANT for breach of this Agreement in addition to any other damages incurred by CITY due to the breach.

24. USE OF SUBCONTRACTORS. CONSULTANT must obtain CITY's prior written approval to use any consultants while performing any portion of this Agreement. Such approval must approve of the proposed consultant and the terms of compensation.

25. INCIDENTAL TASKS. CONSULTANT will meet with CITY monthly to provide the status on the project, which will include a schedule update and a short narrative description of progress during the past month for each major task, a description of the work remaining and a description of the work to be done before the next schedule update.

26. NOTICES. All communications to either party by the other party will be deemed made when received by such party at its respective name and address as follows:

If to CONSULTANT:

Attention: Amanda Tropiano
De Novo Planning Group
108 E. Main Street, Suite 108
Tustin, CA 92780
(714) 453-7711
[email protected]
If to CITY:

Attention: Elizabeth C. Oba
City of Bellflower
16600 Civic Center Drive
Bellflower, CA 90706
(562) 804-1424
[email protected]
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City of Bellflower
Agreement File No. 805.1
De Novo Planning Group

Any such written communications by mail will be conclusively deemed to have been received by the addressee upon deposit thereof in the United States Mail, postage prepaid and properly addressed as noted above. In all other instances, notices will be deemed given at the time of actual delivery. Changes may be made in the names or addresses of persons to whom notices are to be given by giving notice in the manner prescribed in this paragraph.

27. CONFLICT OF INTEREST. CONSULTANT will comply with all conflict of interest laws and regulations including, without limitation, CITY's conflict of interest regulations.

28. ❑ This Section applies only if box is checked. POLITICAL REFORM ACT. CONSULTANT agrees that it will be considered a public official subject to the Political Reform Act of 1974 for purposes of this Agreement. CONSULTANT agrees and warrants that it has no financial interests which may be materially affected by the project for which the Initial Study, as specified in the SERVICES, is being prepared. Such financial interests may include, without limitation, interests in business entities, real property, or sources of income exceeding $500 received within the past year. CONSULTANT further warrants that, before executing this Agreement, it reviewed the Political Reform Act of 1974 and the Fair Political Practices Commission regulations, including, without limitation, Chapter 7 of Title 2 of the California Administrative Code, Section 18700, et seq., in order to determine whether any conflict of interest would require CONSULTANT to refrain from performing the SERVICES or in any way attempting to use its official position to influence the governmental decisions underlying the subject environmental clearances.

29. SOLICITATION. CONSULTANT maintains and warrants that it has not employed nor retained any company or person, other than CONSULTANT's bona fide employee, to solicit or secure this Agreement. Further, CONSULTANT warrants that it has not paid nor has it agreed to pay any company or person, other than CONSULTANT's bona fide employee, any fee, commission, percentage, brokerage fee, gift or other consideration contingent upon or resulting from the award or making of this Agreement. Should CONSULTANT breach or violate this warranty, CITY may rescind this Agreement without liability.

30. THIRD PARTY BENEFICIARIES. This Agreement and every provision herein is generally for the exclusive benefit of CONSULTANT and CITY and not for the benefit of any other party. There will be no incidental or other beneficiaries of any of CONSULTANT's or CITY's obligations under this Agreement.

31. INTERPRETATION. This Agreement was drafted in, and will be construed in accordance with the laws of the State of California, and exclusive venue for any action involving this agreement will be in Los Angeles County.

32. COMPLIANCE WITH LAW. CONSULTANT agrees to comply with all federal, state, and local laws applicable to this Agreement.
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City of Bellflower
Agreement File No. 805.1
De Novo Planning Group

33. ENTIRE AGREEMENT. This Agreement, and its Attachments, sets forth the entire understanding of the parties. There are no other understandings, terms or other agreements expressed or implied, oral or written. There are Click here to enter text.

Attachments to this Agreement. This Agreement will bind and inure to the benefit of the parties to this Agreement and any subsequent successors and assigns.

34. RULES OF CONSTRUCTION. Each Party had the opportunity to independently review this Agreement with legal counsel. Accordingly, this Agreement will be construed simply, as a whole, and in accordance with its fair meaning; it will not be interpreted strictly for or against either Party.

35. SEVERABILITY. If any portion of this Agreement is declared by a court of competent jurisdiction to be invalid or unenforceable, then such portion will be deemed modified to the extent necessary in the opinion of the court to render such portion enforceable and, as so modified, such portion and the balance of this Agreement will continue in full force and effect.

36. AUTHORITY/MODIFICATION. The Parties represent and warrant that all necessary action has been taken by the Parties to authorize the undersigned to execute this Agreement and to engage in the actions described herein. This Agreement may be modified by written amendment. CITY's Manager, or designee, may execute any such amendment on behalf of CITY.

37. ELECTRONIC SIGNATURES. This Agreement may be executed by the Parties on any number of separate counterparts, and all such counterparts so executed constitute one agreement binding on all the Parties notwithstanding that all the Parties are not signatories to the same counterpart. In accordance with Government Code §16.5, the Parties agree that this Agreement, agreements ancillary to this Agreement, and related documents to be entered into in connection with this Agreement will be considered signed when the signature of a party is delivered by electronic transmission. Such electronic signature will be treated in all respects as having the same effect as an original signature.

38. CAPTIONS. The captions of the paragraphs of this Agreement are for convenience of reference only and will not affect the interpretation of this Agreement.

39. TIME IS OF ESSENCE. Time is of the essence for each and every provision of this Agreement.

40. FORCE MAJEURE. Should performance of this Agreement be prevented due to fire, flood, explosion, acts of terrorism, war, embargo, government action, civil or military authority, the natural elements, or other similar causes beyond the Parties' reasonable control, then the Agreement will immediately terminate without obligation of either party to the other.
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City of Bellflower
Agreement File No. 805.1
De Novo Planning Group

41. STATEMENT OF EXPERIENCE. By executing this Agreement, CONSULTANT represents that it has demonstrated trustworthiness and possesses the quality, fitness and capacity to perform the Agreement in a manner satisfactory to CITY. CONSULTANT represents that its financial resources, surety and insurance experience, service experience, completion ability, personnel, current workload, experience in dealing with private consultants, and experience in dealing with public agencies all suggest that CONSULTANT is capable of performing the proposed contract and has a demonstrated capacity to deal fairly and effectively with and to satisfy a public CITY.

IN WITNESS WHEREOF, the parties hereto have executed this Agreement the day and year first hereinabove written.

CITY OF BELLFLOWER
Ryan Smoot, City Manager
ATTEST:

Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:

Karl H. Berger, City Attorney
ATTACHMENTS:

Exhibit A
Exhibit B
Exhibit C

DE NOVO PLANNING GROUP
Amanda Tropiano, Principal
Taxpayer ID No. 26-2962235
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October 4, 2024
Elizabeth Oba
Director of Planning and Building Services
City of Bellflower Community Development Department
16600 Civic Center Drive
Bellflower, CA 90706
Subject: Updated Proposal for the Hollywood Sports Park Project Environmental Impact Report Dear Ms. Oba:

Dudek appreciates the opportunity to submit this proposal to the City of Bellflower (City) for professional environmental services on the Hollywood Sports Park Project. As part of Dudek's initial task for this project, Dudek assisted the City with the circulation of a Notice of Preparation (NOP) and conducted a scoping meeting. Six comment letters from various organizations were received during the scoping period.

At this time, Dudek understands the City has decided to move forward with the project, including development of a specific plan, revisions to elements of the City's General Plan, and zoning code amendments. These actions require the preparation of an environmental impact report (EIR), as anticipated by the NOP and scoping process.

The EIR is envisioned to provide a mostly programmatic level of analysis, though the development of a specific plan document may enable the EIR to include some project -level analyses.

Dudek understands that another consultant will be preparing the specific plan, general plan elements, and other planning documents. Dudek will use those documents to inform the EIR project description and serve as the basis for the analysis. Based on the passage of time since the authorization for the NOP work and to reflect additional details about the EIR process, Dudek proposes the included scope of work and budget for preparation of an EIR for the project.

Project Understanding
The City of Bellflower Planning and Building Services department circulated the NOP for the project know as Hollywood Sports Park Proposal (General Plan Amendment No. 24-01 and Zone Change No. 24-01). The scoping period began on April 26, 2024 and closed on July 25, 2024. A scoping meeting was held on July 10, 2024.

The project would include the future development of mixed -uses (high -density residential and open space uses) within City -owned property currently being utilized by the Hollywood Sports Park, a 22.0-acre site used for recreational activities and events that include outdoor paintball, airsoft, softpellet tag, and gelburst. The project site, which is located at 15240 Lakewood Boulevard, 9030-9146 Somerset Boulevard, and 9215 Flora Vista

SUBJECT: HOLLYWOOD SPORTS PARK PROJECT EIR PROPOSAL
Street (Assessor's Parcel Numbers 6271-001-900 and 6271-001-901), is owned by the City and leased to the operator of the sports park. The site is currently designated Open Space by the City's General Plan Land Use Element, and OS Open Space by the City's Zoning Code. Project boundaries include Somerset Boulevard to the north, the Los Angeles County Metropolitan Transportation Authority (MTA) right-of-way to the south; and Lakewood Boulevard further to the west. Surrounding uses include strip commercial along Somerset Boulevard to the north, single-family residential neighborhoods located to the south and east, and mixed industrial and commercial uses, along with a mobile home park, to the west.

Proposed project approvals would include an amendment to the General Plan (GPA No. 24-01), which would amend the Land Use Plan in the Land Use Element to revise the project site from the current Open Space land use designation to the proposed Mixed Use land use designation, and amend the Housing Element for consistency; as well as a Zone Change (ZC No. 24-01) to amend the Zoning Map in the Zoning Code to change the project site from the existing OS Zone to the "Specific Plan".

Dudek understands at this time, actual mixed -use development and design plans have not been created and are not being reviewed or considered by the City. Therefore, to quantify potential impacts to the greatest extent possible, a development scenario has been formulated based on a maximum development density and those permitted uses as established by the proposed GPA and ZC. Proposed GPA No. 24-01 will allow high -density residential uses and open space uses. For purposes of analysis, Dudek anticipates 20.5 acres of the 22.0-acre Project Site could be utilized for high -density residential uses (100 dwelling units/acre maximum); while the remaining 1.5 acres could be utilized for open space uses. Based on this 100 du/acre maximum density, the

20.5-acre portion of the Project Site could allow for a gross of 2,050 residential units. However, given that parking, landscaping, common areas, internal streets, and other infrastructure would reduce developable residential area, it is assumed that there will be a 20 percent reduction of the 2,050 dwelling units. Therefore, for purposes of analysis, it is estimated that 1,640 dwelling units could be developed at the Project Site. Regarding open space uses, it is anticipated that outdoor active open space and recreational activities would be allowed.

Dudek understands the City would like the EIR to analyze the impacts of implementing the GPA and ZC using the maximum -density development scenario that has been envisioned. The EIR would be relied upon to the extent possible as future development approvals are considered by the City. Future projects are anticipated to utilize CEQA streamlining provisions for later projects under a program EIR. The focus of this proposal effort has been on updating the scope of work for Task 2 (EIR) based on current information and project understanding. Task 2 would be processed as an individual task order under Dudek's existing master services agreement with the City.

Dudek's Task 2 proposal anticipates the technical analysis and level of documentation that would be needed based on our current understanding of the project and the City's CEQA compliance needs.

Finally, Dudek understands that the City is moving forward with the project and EIR in absence of application from a third party such that the City is the project sponsor. Should the City decide to discontinue the project at any time, Dudek would be notified to stop work. In this event, Dudek would stop all work immediately and would not continue to prepare or finalize technical reports or EIR components.

DUDEK
OCTOBER 4, 2024
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SUBJECT: HOLLYWOOD SPORTS PARK PROJECT EIR PROPOSAL
Project Management Team
The project management team for the EIR will include Cori Resha, senior project manager, and Emily Seklecki, project manager. Emily will oversee the day-to-day management of the EIR, while Cori will provide senior review and support management of the project. Both Emily and Cori worked on the NOP for the project, and have worked together on many other projects. Their close collaboration during all aspects of the project will ensure that the City is provided with a quality CEQA document that meets the City's needs.

Scope of Work
Task 2 Environmental impact Report
With the close of the scoping period in July 2024, the City has decided to move forward with preparation of the EIR. Based on the nature of the project description and our understanding of the project, Dudek will prepare the EIR with an eye towards streamlining the CEQA review for later development projects. By providing a programmatic analysis in the EIR, subsequent applications for development within the project site would be able to utilize CEQA streamlining provisions to provide efficiency and expedience during the development review process. As the City has indicated that another consultant will be preparing a specific plan, general plan amendments, and the zoning amendment, Dudek will utilize those documents to provide as much project -level analysis, enhancing the streamlining opportunities for future projects within the specific plan.

Dudek understands the City prepared an EIR in 2000 for approval of a project to replace an existing golf course on the project site with the current sports facility. Dudek will review the prior EIR and incorporate all relevant information into the proposed EIR.

Sabtask 2.1: Technical Reports
Preparation of the EIR sections would begin with technical reports as warranted by project information. Dudek will also utilize existing City and other agency planning documents, City ordinances, and a site visit to develop the background and analysis. Technical reports that would be completed for the EIR include the following topics:
■ Air Quality, Greenhouse Gas Emissions, and Energy
■ Biological Resources
■ Archaeological and Paleontological Resources
■ Tribal Cultural Resources
■ Hazards and Hazardous Materials
■ Noise
■ Transportation
Dudek assumes technical analysis for aesthetics/visual simulations will not be needed because the project will propose development within an urbanized area that will be compatible with existing conditions. Dudek assumes technical analysis will not be needed for historic resources because the site's existing facilities were constructed D U D C K m� � OCTOBER 4, 2024 3
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SUBJECT: HOLLYWOOD SPORTS PARK PROJECT EIR PROPOSAL
after 2000 and do not meet the age requirements to be considered historically significant. Dudek will provide one draft version (electronic only) of each technical report to the City. Comments on the draft reports would be addressed during the preparation of the final reports. Should additional drafts be needed, a scope and budget augmentation may be needed.

Deliverables
■ Draft technical reports in electronic format (MS Word) ■ Finalized technical reports in electronic format (MS Word and PDF) Subtask 2.2: Administrative Draft EIR
Dudek will prepare an Administrative Draft EIR (ADEIR) for City review. Preparation of the ADEIR sections would utilize the technical reports prepared by Dudek as discussed in Subtask 2.1. Dudek will also utilize existing City and other agency planning documents, City ordinances, and a site visit to develop the background and analysis.

Each section will describe the existing regional setting, project site and nearby features, which will constitute the baseline conditions for the evaluation of impacts. Existing federal, state, and local laws and regulations, including the City's General Plan goals, policies, and implementation programs, City codes, development standards and design guidelines, will be reviewed and summarized as applicable in the regulatory setting of each technical section of the ADEIR. The methods of analysis and City standards of significance used for determining impacts of the project will be explicitly described in each technical sections of the ADEIR, including any assumptions that are important to understand the conclusions of the analysis.

The analysis of each topic in the ADEIR would evaluate the impacts of the proposed project against existing, baseline conditions (based on the date of the NOP), as well as the project's contribution to cumulative impacts.

Where available, mitigation will be recommended for significant impacts, and the effectiveness of the mitigation measures will be described. The ADEIR would also include evaluation of alternatives to the proposed project as required by CEQA. The alternatives would include a No Project Alternative, and additional development alternatives. The development alternatives would be developed based on the project objectives established for the project, with the goal of reducing any of the significant impacts identified in the ADPEIR. This scope of work assumes development and analysis of two development alternatives. Should additional alternatives for analysis be proposed, a change order may be required.

Deliverables
■ Administrative Draft EIR in electronic format (MS Word) Subtask 2.3: Public Review Draft EIR
Following the City's review and comment of all sections of the ADEIR, Dudek would revise the ADEIR to produce a Screencheck Draft EIR. It is assumed that only limited revisions would be required at this stage to respond to City comments on the administrative draft, and no additional technical analysis would be required. Should comments on the ADEIR warrant additional technical analysis or require a substantial effort to review the document, an amendment may be needed. The Screencheck Draft EIR would be submitted to the City in electronic format (MS Word and PDF) so they City may review the document for any major flaws prior to the document being finalized QU D c V OCTOBER 4, 2024 4
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SUBJECT. HOLLYWOOD SPORTS PARK PROJECT EIR PROPOSAL
into the Public Draft EIR. It is assumed that City comments/revisions on the Screencheck Draft EIR would be minor, as befits a screencheck draft, and that comments requiring additional analysis or substantial revisions may require a modification to the scope and budget. During this stage, Dudek would provide the City will provide a draft version of the notice of availability (NOA) that is required as part of the public review process for the Draft EIR. Dudek will also provide drafts of the notice of completion (NOC) and summary form as required by the State Clearinghouse. It is assumed that comments on the Screencheck Draft EIR would be minimal and not require substantial revisions by Dudek.

Once the Draft EIR is finalized and ready for printing, an electronic version and three hard copies would be delivered to the City.

It is important to note that CEQA requires a Draft EIR to be released for public review and comment for a period of at least 30 but no more than 60 days. Dudek will coordinate with the City to determine the public review period for the Draft EIR, which will be reflected in the Draft EIR and associated notices.

Dudek will upload the public Draft EIR and required forms to the State Clearinghouse's CEQAnet database on the City's behalf. Dudek would also coordinate the mailing of hard copies of the NOA to interested parties, agencies, and stakeholders. Mailing of the NOA is assumed to include no more than 50 recipients and would be transmitted via regular mail service, and there is no need for certified mailing. The City would be responsible for electronic transmittal of the Draft EIR and/or notices to any parties that have requested such notice or documents. The NOA is also required to be published in a newspaper of general circulation; the City would be responsible for coordination and costs associated with newspaper publication. The City would also be responsible for uploading the Draft EIR and notices to its website and physical posting of notices as required. This scope assumes that three hard copies of the Draft EIR (with appendices included on CD or flash drive) would be provided to the City. If the City wishes for additional hard copies of the Draft EIR to be produced and mailed to local libraries, the scope and cost estimate can be modified to reflect this component.

Deliverables
■ Screencheck Draft EIR in electronic format (MS Word and PDF) • Public Draft EIR (electronic and up to 3 hard copies), NOA, NOC, and SCH summary form Subtask 2.4:Administrative Final OR
Following the close of the public review period for the Draft EIR (30-60 days, as discussed above), Dudek would prepare an Administrative Final EIR (AFEIR) in compliance with all CEQA requirements. This task includes bracketing all comments received from agencies, organizations, tribes, and the public and preparing written responses to be included in the AFEIR. If comments received reiterate the same concerns, Dudek will prepare master responses to address those comments. This scope of work assumes receipt of up to 15 comment letters and 75 individual comments. If more than 15 comment letters and/or 75 comments are received or detailed comment letters from attorneys or other organizations that raise complex CEQA issues indicating the potential for project litigation, Dudek may request a budget augment. Should comments on the Draft EIR raise new issues or require that new surveys or technical studies be conducted to complete adequate responses, Dudek will initiate discussions immediately with City staff to evaluate the options for CEQA processing. It is anticipated that during ®U D C K � OCTOBER 4, 2024 5
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SUBJECT: HOLLYWOOD SPORTS PARK PROJECT EIR PROPOSAL
development of the AFEIR, Dudek would coordinate with City staff to understand and develop the City's preferred language for responding to comments that do not raise issues with the analyses or adequacy of the Draft EIR.

The AFEIR will include the text of the Draft EIR, revised to reflect any changes resulting from the responses to comments or City -initiated changes. All changes to the text of the Draft EIR will be identified in strike out and underline in the AFEIR.

Another required component of the AFEIR is a mitigation monitoring and reporting program (MMRP). Dudek will draft the MMRP document, which identifies the mitigation measures discussed in the Draft EIR to reduce or eliminate significant impacts of the project. The MMRP will include the text of all mitigation measures and include columns indicating the timing and responsibility for the mitigation measures.

As part of the Final EIR process, Dudek will also draft the required CEQA Findings of Fact (FOF) and, if needed, a Statement of Overriding Considerations (SOC). An SOC is required when an EIR identifies any impacts of a project that would be significant and unavoidable. While Dudek would draft the SOC, it is assumed that the City would provide information to be used in the SOC, such as any studies indicating the need for the project, any market analyses supporting the project, and any other information that should be considered when deciding whether to approve a project despite its significant environmental impacts. The CEQA FOF document is compiled using the analysis and conclusions in the Draft EIR, and includes the required findings regarding project impacts and alternatives. The administrative Final EIR submitted to the City for review would include the MMRP, FOF, and SOC, if needed.

Deliverables
■ Administrative Final EIR, including responses to all comments received and presentation of all text changes proposed to the Draft EIR in electronic format (Word and PDF). ■ Required notices (NOC, NOD) in electronic format (Word and PDF). ■ CEQA Findings of Fact and Statement of Overriding Considerations in electronic format (Word).

Subtask 2.5: Final EIR
Following receipt of one set of reconciled comments and revisions on the administrative Final EIR, Dudek will revise the document to produce the public Final EIR. Once the public Final EIR is prepared, Dudek will provide the City with electronic versions (Word and PDF) and up to three hard copies. The City shall be responsible for distribution of the responses to agency comments to the respective agencies, which is required at least 10 days prior to project approval. Dudek shall upload the Final EIR to the State Clearinghouse's CEQAnet database. In anticipation of the project moving to a public hearing shortly following the release of the Final EIR, Dudek will prepare a notice of determination (NOD) to be filed following project approval, as required by CEQA.

As part of the Final EIR process, Dudek's project manager and senior project manager would attend and participate as needed in up to two (2) public hearings for the project. Dudek would assist City staff with CEQA language to be used in the staff report. Dudek would also develop PowerPoint slides to be used during public hearings to provide information regarding the CEQA process and the EIR. Following project approval, Dudek will submit the NOD to the Los Angeles County Clerk, along with the required fees (check from the City payable to Los D U D E K OCTOBER 4, 2024 6
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SUBJECT: HOLLYWOOD SPORTS PARK PROJECT EIR PROPOSAL
Angeles County to cover the current filing fee and Fish & Game fee). Once filed with the County Clerk and a receipt received for payment of fees, Dudek will upload the NOD to the CEQAnet database, as required by CEQA.

Deliverables
■ Final EIR in electronic and hard copy formats.
■ Required notices (NOC, NOD).
■ Attendance of two (2) public hearings and preparation time.

Subtask 2.6: Project Management and Meetings
Dudek's project manager and senior project manager will oversee all aspects of the project related to CEQA compliance, technical support, staff oversight, scheduling, and budget management. Dudek will participate in regular progress meetings with the City during an anticipated 18-month period of EIR preparation.

Fee Estimate
Work pursuant to this contract will be billed on a time -and -materials basis in accordance with Dudek's current rate sheet, not to exceed $317,195.00 for Task 2.
�D U D E V .,��..�,..® ....�� OCTOBER 4, 2024 7
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SUBJECT. HOLLYWOOD SPORTS PARK PROJECT EIR PROPOSAL
MilestoneTask
Task 2 Environmental Impact Report
Fee

2.1 Technical Reports

2.1.1 Air Quality, Greenhouse Gas Emissions, and Energy $27,165.00

2.1.2 Biological Resources
$11,820.00

2.1.3 Archaeological and Paleontological Resources
$22,830.00

2.1.4 Tribal Cultural Resources
$6,545.00

2.1.5 Hazards and Hazardous Materials
$12,615.00

2.1.6 Noise
$16,665.00

2.1.7 Transportation
$21,600.00

2.2 Administrative Draft EIR
$27,165.00

2.3 Public Review Draft EIR
$11,820.00

2.4 Administrative Final EIR
$22,830.00

2.5 I
Public Final EIR
$6,545.00 I

2.6 Project Management and Meetings
I
Totalii
$12,615.00 ".

Thank you for the opportunity to assist the City with this important project. Please contact me at 916 438 5303 or [email protected] if you have any questions.

Sincerely,
Corinne Resha,JD
Senior Project Manager
Att.: Fee Estimate
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Exhibit A
Scope of Work
Task 1: Specific Plan
CONSULTANT will prepare a Specific Plan that will allow for the future development of mixed -uses (high -density residential and open space uses) at the Hollywood Sports Park site located at 9030 Somerset Boulevard (Assessor's Parcel Numbers 6271-001-900 and 6271-001-901) ("Project Site"). Specific tasks associated with the preparation of the Specific Plan are detailed in Exhibit C (Proposal).

Task 2: Housing Element Amendment
CONSULTANT will prepare an amendment to the City's Housing Element to recognize the Project Site as an underutilized site that could be developed as higher density residential, and the Project Site will be identified as a new "Housing Opportunity Area." Specific tasks associated with the preparation of the Housing Element Amendment are detailed in Exhibit C (Proposal).

Task 3: Environmental Justice Element
CONSULTANT will prepare a new Environmental Justice Element of the City's General Plan. Specific tasks associated with the preparation of the Environmental Justice Element are detailed in Exhibit C (Proposal).

Task 4: Study Session and Public Hearings
CONSULTANT will facilitate and be present for up to six (6) study sessions and/or public hearings related to the consideration and adoption of the Specific Plan, Housing Element Amendment, and Environment Justice Element.
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Exhibit B
Fee Schedule
CONSULTANT must complete the Scope of Work provided in Exhibit A of this Agreement for a not -to -exceed cost of $390,000.

CONSULTANT's hourly rates for consultant services are as follows:

Position
Hourly Rate
Principal
$185
Principal Planner
$160
Senior Planner + Designer
$125
Associate Planner
$115
Assistant Planner
$95
The subconsultant costs are as follows:

Subconsultant
Costs
EPS
$10,000
JZMK
$60,000
Fuscoe
$50,000
Mailing will be billed at cost.
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De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
October 7, 2024
Duane Morita
Consultant to the City of Bellflower
16600 Civic Center Dr, Bellflower, CA 90706
dmorita55@r?mail.com 1 (714) 457-5712
SUBJECT: Proposal to Prepare Planning Documents Related to Hollywood Sports Park Proposal

PROJECT UNDERSTANDING
On behalf of De Novo Planning Group, thank you for the opportunity to submit this proposal to prepare planning documents related to the Hollywood Sports Park Proposal, including preparation of 1) a Specific Plan, 2) an amendment to the City of Bellflower's Housing Element, and 3) a new Environmental Justice Element for the City of Bellflower. We understand that the City is already in the process of preparing a Program Environmental Impact Report to assess the future development of mixed -uses (high -density residential and open space uses) within City owned property currently being utilized by Hollywood Sports Park, and that work effort will be completed under a separate contract.

The Project Site consists of the existing 22.0-acre Hollywood Sports Park site which is located at 9030 Somerset Boulevard (Assessor's Parcel Numbers 6271-001-900 & 6271-001- 901) ("Project Site"). The Project Site is currently utilized for recreational activities and events that include outdoor paintball, airsoft, soft -pellet tag, and gelburst, set within movie remnants, rock walls, and other settings.

The Project Site is currently designated Open Space by the City's Land Use Plan in the General Plan's Land Use Element and 0-S Open Space by the City's Zoning Map in the Bellflower Municipal Code ("BMC"). The City proposes to re -designate the Project Site to "Mixed -Use" and "Specific Plan" in the General Plan's Land Use Element and BMC, respectively. The Certified 2021-2029 Housing Element will be amended to identify the Project Site as an underutilized residential site that could be developed as higher density residential and will include the Project Site as a new Housing Opportunity Area. The Housing Element, as currently certified, can achieve and satisfy the City's Regional Housing Needs Allocation (RHNA) obligation. With the proposed GPA and ZC, the Project Site will be able to accommodate approximately 1,640 housing units which would serve as additional buffer to the City's RHNA obligation. This Proposal facilitates development of additional housing in the City in accordance with policies and objectives in the Housing Element.

Given thatthe City will be amending two or more Elements concurrently (Land Use and Housing), the City is obligated to prepare a new Environmental Justice Element in accordance with State law. This proposal includes the necessary planning actions to prepare the requested Specific Plan, amendment to the Housing Element, and new Environmental Justice Element.

DE NOVO PLANNING GROUP
180 E MAIN STREET, SUITE 108 ITUSTIN, CA 92780
[email protected] 1 (714) 453-7711
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Hollywood Sports Park Project

SCOPE OF WORK
We have prepared the following work plan based on our understanding of the project.

TASK 1: SPECIFIC PLAN
De Novo, partnering with Economic and Planning Systems, JZMK Architects, and Fuscoe Engineering, will prepare a Specific Plan for the Project Site in accordance with State law. The Specific Plan will include narratives, diagrams, photos, and graphics to help illustrate important information. We expect that the Specific Plan will include the following chapters:

Introduction: Vision Statement Purpose and Intent, Authority and Scope, General Plan Consistency, Relationship to City and County Plans and Programs, Relationship to Environmental Assessment Context: Site Description, Existing Circulation and Site Accessibility, Surrounding Land Uses and Development, Topography and Hydrology, Geology and Soils, Biological Resources, and Environmental Considerations (note that the Specific Plan project team expects to receive information on geology, soils, biological resources, and environmental considerations from the team preparing the associated CEQA documentation) Land Use Plan: Land Use Objectives, Plan Overview, and Illustrative Site Plan Mobility Plan: Proposed transportation components, including improvements that support the planned land use, Development standards for the primary components of public and private infrastructure.

Development and Design Standards: Statement of Purpose and Intent, Definition of Terms, Approved land use types; Development ratios, density, massing'and form; building setbacks and easements; site access; open space and site amenities; public realm guidelines; plant palette for public and private realm.

Infrastructure and Phasing: Grading, Sewer Plan, Water Plan, Drainage Plan, Solid Waste Plan, Project Phasing Schedule (note that this information will be prepared by JZMK Architects and Fuscoe Engineering and provided to the team preparing the associated CEQA documentation)
Administration: Responsibility, Interpretation, Implementation, General Notes, Severability, Maintenance Responsibility, General Capital Improvement Financing Mechanisms Administrative Draft chapters of the Specific Plan will be presented to Staff for review and comment. Staff will provide consolidated comments on each chapter. Based on this input, the team will prepare a Public Review Draft Specific Plan for circulation. Following public review, including hearings bythe Planning Commission and City Council, the team will prepare a Final Specific Plan (adopted).

Deliverables:

Administrative Draft Specific Plan in PDF/digital format; Public Review Draft Specific Plan in PDF/digital format and 15 printed copies; Final (Adopted) Specific Plan in PDF/digital format and 15 printed copies -27-

Hollywood Sports Park Project
TASK 2: HOUSING ELEMENT AMENDMENT
The City of Bellflower City Council adopted the City's 2021-2029 Housing Element on January 20, 2022 and the California Department of Housing and Community Development (HCD) found the adopted housing element to be in full compliance with State Housing Element Law on September 9, 2022.

De Novo will prepare an amendment to the City's Housing Element to recognize the Hollywood Sports Park site as an underutilized residential site that could be developed as higher density residential and will include the Project Site as a new Housing Opportunity Area. In its adopted Housing Element, the City already demonstrates a surplus of available sites at all income levels. The Hollywood Sports Park site would be added to the City's sites inventory and shown as additional surplus available at the appropriate income levels as determined by the site's expected density.

We expect that the amendment to the City's Housing Element will include revisions to the following sections:

1. Housing Plan

2. Housing Constraints/Governmental Constraints

3. Housing Resources/Housing Opportunity Areas (including a new Large Sites analysis)

4. Housing Resources/Summary of Available Sites

5. Housing Resources/Consistency with AFFH

6. Appendix B: Housing Opportunity Areas
Only the amended sections need to be submitted to HCD for review. Additionally, the City's existing Housing Element certification carries forward even as HCD is reviewing amended sections of the Housing Element.

For the purposes of this proposal, De Novo assumes two rounds of public review of draft revisions and two rounds of HCD review and comment. Should additional rounds of review be required by the State in order to resolve issues raised by the Housing Element review team, that work will be charged on a time and materials basis.

Deliverables:

Administrative Draft Review Housing Element Amendment; Screencheck Draft Review Housing Element Amendment; Public Review Draft Housing Element Amendment #1; Public Review Draft Housing Element Amendment #2; two rounds of responses to HCD comments including ongoing coordination via email/phone/virtual meetings with assigned HCD reviewer TASK 3: ENVIRONMENTAL JUSTICE ELEMENT

3.1 COMMUNITY ENGAGEMENT
Community engagement is an important part of the public planning process when preparing an Environmental Justice Element. The key components of our community engagement program are described below.

ADVERTISEMENTS/EDUCATIONAL MATERIALS
We propose sharing project information on the City's website and via existing City social media accounts. De Novo will prepare text and graphics (as needed) for posting information about workshops and meetings, as well as availability of draft documents. We assume that City staff will post the material online and print and deliver hard copies as necessary (for example, if mailed letters on the City's letterhead need to be sent to select stakeholders).

We will also prepare a project factsheet for posting online and to have available for future in -person activities.

Project advertisements, the project factsheet, and pop-up event materials will be prepared in English and Spanish.

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Hollywood Sports Park Project

ONLINE SURVEY
4 To gather broad input on the topic of environmental justice (which will help inform the scope of the new Element), De Novo will prepare and post an online survey to collect public input. This effort will allow community members to share insights on the seven mandatory environmental justice topics (see Task 2) as well as general input related to the disadvantaged community in Bellflower. The online survey will be conducted in English and Spanish.

OPEN HOUSE
At the beginning of the work program, we will prepare for and facilitate an open house specifically dedicated to the topics of environmental justice in Bellflower. This could include confirming the identification of areas within the community that warrant special attention (potentially beyond area identified by CalEnviroScreen), activities focused on the seven mandatory environmental justice topics, or other ideas of local interest.

STAKEHOLDER INTERVIEWS (4)
Assembling and coordinating with a list of key community stakeholders with knowledge of local environmental justice issues will allow the project team and the City to engage in more specific discussions than could occur at public workshops and open houses. Our team will plan and facilitate the stakeholder interviews to discuss key environmental justice and community health and wellness issues facing Bellflower. These interviews will be conducted virtually and, if necessary, City Staff will provide translation services. The list of stakeholders could include regional agencies and nonprofit representatives, County representatives, representatives from faith -based institutions, the school district, and other local and regional stakeholders.

Deliverables:
• Content for website and online engagement; project factsheet; preparation and facilitation for one community Open House; one online survey; up to four (4) stakeholder interviews on environmental justice; public engagement summary report.

3.2 ENVIRONMENTAL JUSTICE BACKGROUND REPORT
De Novo will conduct a comprehensive analysis regarding environmental pollution exposure in Bellflower using CalEnviroScreen 4.0 and other available resources. We will research the social, economic, and pollution data sets. We will review other environmental and health databases and resources to identify indicators measuring citywide inclusivity and equity, as well as underlying socio-economic variables including home purchasing power, unemployment rate, educational attainment, and poverty levels. The information will be consolidated into a Background Report which will be used, in concert with public input, to develop the scope of the Environmental Justice Element. An Administrative Draft will be provided and City Staff will provide one set of consolidated comments.

Deliverables:
• Administrative Draft and Final Environmental Justice Element Background Report

3.3 ENVIRONMENTAL JUSTICE ELEMENT
SB 1000 went into effect in 2018, requiring local governments to identify environmental justice communities (called "disadvantaged communities") in their jurisdictions and address environmental justice in their general plans. This law has several purposes, including to facilitate transparency and public engagement in local governments' planning and decision -making processes, reduce harmful pollutants and the associated health risks in environmental justice communities, and promote equitable access to health -inducing benefits, such as healthy food options, housing, public facilities, and recreation.
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Hollywood Sports Park Project 5
In September 2023, the California Attorney General published guidance to help local governments comply with SB 1000. The documents discuss the historical background of environmental justice, including the legacy of discriminatory land use policies that led to pollution inequities that persist today. A key goal of SB 1000 is to reduce disproportionate pollution burdens, including the unequal impacts of climate change.

SB 1000 requires jurisdictions to first identify "disadvantaged communities" (or DACs); using the findings of CalEnviroScreen 4.0 as a starting point, only a limited area of Bellflower is considered a DAC. For this area (at a minimum), the City must be responsible for addressing a minimum of seven EJ-related issues:
• Pollution exposure (including air quality)
• Public facilities
• Food access
• Safe and sanitary homes
• Physical activity
• Community engagement
• Prioritization of improvements and programs addressing the needs of DACs De Novo will prepare an Environmental Justice Element, consistent with current guidance provided by the California Attorney General, for Staff review and comment. We assume that De Novo will receive one consolidated set of Staff comments on the Administrative Draft Element. Using these comments, De Novo will prepare a Public Review Draft Element for presentation to the public, Planning Commission and City Council. Based on direction from City Council, De Novo will prepare a final (adopted) Environmental Justice Element.

Deliverables:
• Administrative Draft, Public Review Draft, and Final (Adopted) Environmental Justice Element TASK 4 STUDY SESSION AND PUBLIC HEARINGS
De Novo's Principal and/or Principal Planner will facilitate up to six (6) study sessions and/or public hearings related to the Project. It is expected that the Specific Plan will need to be adopted prior to adopting an amendment to the Housing Element. Adoption of the Environmental Justice Element is expected to occur concurrent with one of the other items (i.e., concurrent with the Specific Plan or concurrent with the Housing Element). This scope of work excludes preparation of Staff Reports, Resolutions, and Ordinances.

Deliverables:
• Preparation for an attendance at six study sessions and/or public hearings -30-

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-31-

Hollywood Sports Park Project

SCHEDULE
Task
Month
1 2
3 4
5 6
7 8
Task 1: Specific Plan
Task 2: Housing Element
Amendment
Task 3: Environmental
Justice Element
Task 4: Study Sessions and
Public Hearings

PROPOSALTERMS
We truly appreciate being considered for this project. We are confident that our experience, record of success, and Principal -level attention to the project will prove to be extremely valuable to the City. Amanda Tropiano is the Principal contact and is authorized to sign agreements and bind De Novo Planning Group in our proposal. Ms.

Tropiano can be reached at (714) 453-7711 or [email protected]. r
Amanda Tropiano
Principal
-32-

EDUCATION
MA, Urban and Regional Planning,
University of California, Irvine
BA, Urban Studies and Planning,
University of California, San Diego
BA, Political Science: Comparative
Politics,
University of California, San Diego
Study Abroad Program,
University of Sussex

ORGANIZATIONS
Urban Land Institute
International Association for Public
Participation (IAP2)
American Planning Association
Congress for New Urbanism
Amanda Tropiano

PRINCIPAL
Amanda Tropiano is a principal with De Novo Planning Group and is responsible for leading the firm's Southern California practice. Amanda has successfully managed a wide variety of land use and environmental planning projects for public and private sector clients, including numerous General Plans, specific plans, corridor plans, strategic plans, sustainability programs, visioning projects, transit - oriented development plans, zoning documents, outreach programs, and CEQA projects. Amanda is also an IAP2 trained public outreach practitioner and has completed project management training with PSMJ. Amanda consistently brings to the table her passion, creativity, and strategic thinking to make sure every project exceeds her client's expectations. Amanda brings a unique project management style to her clients, where she relies on collaboration, communication, and creativity to identify and proactively address potential opportunities and challenges. She is a skilled public speaker and enjoys working with members of the public, stakeholders, and elected and appointed officials throughout the planning process.

RELEVANT PROJECT EXPERIENCE
General Plan Update, Housing
Element, Safety Element, and EIR,
City of Lake Forest
General Plan Update and EIR,
City of Laguna Niguel
General Plan Update, Rezoning, ODS,
and EIR,
City of Lomita
Housing Element, Rezoning Program,
ODS, and CEQA Compliance,
City of Laguna Hills
Housing, Safety, and Circulation
Element Update
City of Rancho Santa Margarita
General Plan Update, Hawthorne Blvd
Specific Plan Update, and EIR,
City of Lawndale
General Plan Update, Housing
Element, EIR, and CAP,
City of San Jacinto
General Plan Update, Housing
Element, Zoning Update, and EIR,
City of Indian Wells
General Plan Update, Housing
Element, Zoning Update, and EIR,
City of San Marcos
Housing Element Update and EIR,
City of Sausalito
Focus General Plan Update and EIR,
City of Glendale
General Plan Update and EIR,
County of Orange
General Plan Update and EIR,
City of La Verne
1300 Bristol Mixed -Income Project,
City of Newport Beach
Housing Element Update,
City of Temecula
Springs Specific Plan and EIR,
Sonoma County
Irvine Neighborhood Plan,
City of Irvine
General Plan Update and EIR,
City of Westminster*
General Plan Update and EIR,
City of Menifee*
SAVI Ranch Land Use and Mobility
Vision Plan,
City of Yorba Linda*
Vision Plan,
City of Carson*
Downtown Bellflower Transit -
Oriented Development Specific Plan
City of Bellflower*
* Project was completed by Ms. Tropiano while she was employed at another planning firm
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
-33-

EDUCATION
Perry A. Banner

PRINCIPAL PLANNER
Perry Banner brings a combined 20 years of experience in local government and private practice planning to the firm with work in both the United States and Canada. Perry possesses a diverse range of skills, including project management, land use analysis, and policy development. His capabilities also include economic development and real estate development.

Perry has successfully managed a wide variety of urban planning projects, including general plans, community plans, specific plans, transit -oriented development plans, zoning documents, and public outreach programs. His passion lies in helping communities, neighborhoods, and their residents visualize the future and giving them the tools to make well-informed decisions. He believes in questioning conventional wisdom and always looking at problems from multiple angles and viewpoints to find effective and innovative solutions to develop plans that create results. Perry also supports private sector clients in navigating public agency approval processes.

RELEVANT PROJECT EXPERIENCE
BA, Economics General Plan Update, Zoning Code
University of Western Ontario, London, Update and EIR
Canada City of Lomita
Diploma, Urban and Regional
Planning Technology
Fanshawe College, London, Canada
Ross Minority Program in Real
Estate
University of Southern California, Los
Angeles

ORGANIZATIONS
American Planning Association
Congress for New Urbanism
General Plan Update and EIR
City of San Marcos
General Plan Update and EIR
City of San Jacinto
General Plan Update and EIR
City of Lawndale
General Plan Update and EIR
City of Rolling Hills Estates*
Community Plans Continuum Project
County of San Bernardino*
Housing Element Update (6th Cycle)
City of Stanton
Housing Element Update (6th Cycle)
City of Hawthorne
Housing Element Update (6th Cycle)
City of Westminster
Housing Element Update (6th Cycle)
City of Sausalito
Housing Element Update (6th Cycle)
City of Sonoma
Housing Element Update (6th Cycle)
City of Matinez
Local Hazard Mitigation Plan, Safety
Element Update and EJ Element
City of Glendora
Local Hazard Mitigation Plan and
Safety Element Update
City of Lawndale*
Meredith International Centre Specific
Plan Amendment
Craig Development Corp/City of Ontario*
Pueblo Viejo Implementation Strategy
Plan and Design Guidelines
City of Coachella*
One Metro West Specific Plan and
EIR (Peer Review)
City of Costa Mesa*
Small Lot Subdivision Ordinance
City of Orange
TOD Overlay — Marine Avenue Green
Line Station
Cities of Lawndale, Hawthorne and
Redondo Beach*
Commercial Cannabis Program
City of Pasadena*
Short-term Rental Program
City of Pasadena*
SOMO Village Development Project
City of Rohnert Park
Pilot Travel Center (Palmdale)
Pilot Company
1413t and Normandie Townhomes
Project ISIMND
The Olson Company
* Project was completed by Mr. Banner while he was employed at another agency or planning firm.

De Novo Planning Group
A Land Use Planning. Design, and Environmental Firm
-34-

EDUCATION
MCP, City Planning, Urban Design
Concentration
University of Pennsylvania,
Philadelphia
BS, Urban, Rural, and
Environmental Planning,
Brigham Young University, Provo
Research,
Cambridge University (UK), Pembroke
College

ORGANIZATIONS
Urban Land Institute
AICP Certified, American Planning
Association
AICP Certification # 35377
U.S. Green Building Council
LEED AP BD+C,
Credential Id # 10433552-AP-BD+C
Megan Thorne, Aiu, LEED AP BD+C
SENIOR PLANNER + DESIGNER
Megan Thorne is a senior planner and project manager with De Novo Planning Group. With over 15 years of professional planning experience, Megan has worked on a wide variety of planning projects for public and private sector clients, including numerous specific plans, general plans, corridor plans, site plans, design guidelines, strategic plans, sustainability programs, visioning projects, transit - oriented development plans, zoning documents, outreach programs, and 3D visualizations. Megan possesses the ability to think creatively and envision change while keeping projects grounded with achievable benchmarks and implementable policy goals. She excels at communicating complex information and policy ideas in a compelling and simple manner. As a designer, Megan has differentiated herself with her hand -drawing abilities as well as her technical skills. Her technical expertise includes 3D modeling, graphic design, and web design. She continues to pioneer ways new technology can improve old processes from community outreach approaches to the web -publication of planning documents.

RELEVANT PROJECT EXPERIENCE
Burbank Media District Specific Plan
City of Burbank*
Rialto Specific Plan Update
City of Riafto*
River Walk Specific Plan
Stanislaus County
Downtown Bellflower Transit -
Oriented Development Specific Plan
City of Bellflower*
West Carson Transit -Oriented
Development Specific Plan
City of West Carson*
Morena Corridor Specific Plan
City of San Diego*
Long Beach Southeast Area (SEASP)
Specific Plan
City of Long Beach*
Stanton Plaza Specific Plan
Amendment and EIR Addendum
City of Stanton*
Airport Gateway Specific Plan
Inland Valley Development Agency*
Harmony Specific Plan
Lewis Companies, City of Highland*
De Anza Revitalization Plan
City of San Diego*
Fontana Downtown Design
Guidelines
City of Fontana
Irvine Neighborhood Plan
City of Irvine
General Plan Update and EIR
City of San Jacinto
General Plan Update and EIR
City of La Verne
General Plan Update and EIR
City of Lake Forest
General Plan Update and EIR
City of Westminster*
General Plan Update and EIR
City of San Marcos
South El Monte Zoning Code Update
City of South El Monte*
Hemet Zoning Code Update
City of Hemet*
ADU Ordinance and Guidebook
City of lone
City of Bellflower Sign Code Update
City of Bellflower
Temecula CAP Baseline Study
City of Temecula*
OCCOG Geospatial Solutions
Orange County Council of
Governments*
Housing Policy Leadership Academy
Southern California Association of
Governments*
Livermore Downtown Visioning & Site
Planning
City of Livermore*
* Project was completed by Ms. Thorne while she was employed at another planning firm De Novo Planning Group SIMON
A Land Use. Planning, D—ign, and Environmental Firm
-35-

EDUCATION
Master of City and Regional
Planning,
Cal Poly, San Luis Obispo
BA, Political Science,
University of California, Los Angeles

ORGANIZATIONS
American Planning Association
Association of Environmental
Professionals
Congress for the New Urbanism

LICENSESICERTIFICATIONS
American Institute of Certified
Planners, 2023, No. 343661
AWARDS
2019 California Planning Foundation,
Central Coast Section Scholarship
2019 & 2020 Errett Fisher Foundation
Scholarship
Erik Anderson, AICP

ASSOCIATE PLANNER
Erik has worked on a diverse range of projects for public and private sector clients, with a focus on environmental and sustainability planning, land -use planning, and policy development. Erik provides project support in the preparation of CEQA documentation and long-range planning documents, including General Plans, Housing Elements, Zoning updates, and Local Hazard Mitigation Plans. His experience includes grassroots lobbying with a non-profit environmental organization and work in the legal field. Erik is passionate about serving communities and creating innovative work through place -based development strategies

RELEVANT PROJECT EXPERIENCE
General Plan Update, Zoning Update,
and EIR,
City of Lomita
Housing Element, Rezoning Program,
and ODS CEQA Compliance,
City of Laguna Hills
General Plan Update, Zoning Update,
and EIR
City of San Jacinto
General Plan Update, Hawthorne Blvd
Specific Plan Update, and EIR
City of Lawndale
Zoning Update and Addendum to
General Plan EIR
City of Westminster
General Plan Land Use and Zoning
Amendments EIR
City of Gardena
General Plan Update and EIR
City of Red Bluff
Downtown Core EIR
City of Fontana
Mountain House Incorporation IS/ND
San Joaquin County
SR-120 Interchange IS/MND
City of Lath ro p/Caltrans
Circulation Element Update IS/ND
City of Bell Gardens
U-Haul Expansion IS/MND
City of Gardena
2354 San Clemente ISIMND
City of Laguna Beach
385 Nyes Place ISIMND
City of Laguna Beach
1500 Raymond Ave Industrial IS/MND
City of Fullerton
1901 Via Burton Industrial CEQA
City of Fullerton
Applied Medical Expansion IS/MND
City of Lake Forest
2500 North Hollywood Way Hotel EIR
City of Burbank
The Harper Mixed Use Project EIR
City of West Hollywood
The Commons at Aliso Viejo ISIMND
City of Aliso Viejo
Paradise Chevrolet ISIMND
City of Temecula
Focused General Plan Update
City of Glendale
Local Hazard Mitigation Plan
Laguna Hills, CA
Housing and Safety Element Update
City of Rancho Santa Margarita
Housing Element Update (6th Cycle)
Cities of Lawndale, Glendale,
Hawthorne, La Verne, Avalon, Lake
Forest, Rancho Santa Margarita,
Westminster, Martinez, Temecula, and
San Jacinto
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
-36-

EDUCATION
BA, Political Science,
University of California, San Diego
Master of City and Regional
Planning,
Cal Poly, San Luis Obispo

ORGANIZATIONS
American Planning Association
Association of Environmental
Professionals
AWARDS
2023 City and Regional Planning
Outstanding Student Award
2023 Academic Award of Excellence,
APA Central Coast Division
Abdul Jama

ASSISTANT PLANNER
Abdul is an Assistant Planner with De Novo Planning Group. He has earned a Master Degree in City and Regional Planning from Cal Poly, San Luis Obispo.

Abdul has a deep interest in community development and environmental planning.

He has worked on a diverse range of projects for public and private sector clients, with a focus on environmental, land -use planning, and policy development. Abdul provides project support in the preparation of CEQA documentation and long- range planning documents, including General Plans and Local Hazard Mitigation Plans. His past experience included overseeing the entitlement process for technological infrastructure such as telecommunication towers and Electric Vehicle (EV) charging stations. Abdul is excited to provide top quality environmental, land use and policy development to all communities and individuals,

RELEVANT PROJECT EXPERIENCE
General Plan Update
City of Lomita
General Plan Update
City of Laguna Niguel
Local Hazard Mitigation Plan
City of Glendora
3201 Walnut Industrial IS/MND
City of Signal Hill
Downtown Concept Plan
City of Desert Hot Springs*
Downtown Campbell Vision Plan
City of Campbell*
* Project was completed by Mr. Jama while enrolled as a Graduate Student in City and Regional Planning at Cal Poly, San Luis Obispo
De Novo Planning Group
®1•■
A land Use Planning, Design, and Environmental Firm
-37-

�n
Jason Moody
Managing Principal
Education
ABOUT
Master of Public Policy, UC
As a Managing Principal at EPS, Jason has worked at the firm for over 20 years Berkeley, 1995
and has been instrumental in building the firms presence in Southern California.

BA in Economics, UC Santa
He has extensive experience in the areas of real estate market and financial Cruz, 1988
analysis, socio-economic forecasting, regional economics, and corridor Previous Employment
revitalization. He regularly works for both public and private sector clients, Budget Analyst for City of San
focusing on the feasibility and economic implications of individual projects as well Francisco (1995)
as larger areas, including mixed -use districts, corridors, and entire cities. Jason Research Analyst, Fisher Center
has applied this expertise in numerous land use planning and policy efforts, for Real Estate and Urban
including General Plans, Specific Plans, and Master Plans, as part of Economics (1994-5)
multidisciplinary teams.

Business Analyst, Port Authority
of New York/New Jersey (1994)

SELECTED REDEVELOPMENT & REVITALIZATION PROJECT EXPERIENCE Print Media Journalist, States
News Service, Washington, DC
Redevelopment Feasibility and Policy Guidance for Tustin Specific Plans (1989-1992)
EPS evaluated development economics and provided policy guidance designed to stimulate private investment in two specific plan areas targeted by the City, one Affiliations
along the Red Hill Ave. commercial corridor and the other focused in the historic International Downtown
downtown.

Association
International Economic
Development Strategies for Westminster Mixed Use Districts Development Council
EPS is leading a multi -disciplinary team to evaluate regulatory and programmatic Publications/Presentations
initiatives to promote re -investment and development within the mixed -use districts of the City of Westminster - areas that currently serve as traditional "Retail versus Housing:
auto -oriented commercial corridors.

Rethinking the Fiscal Paradigm
Meta -hosted webinar,
Lake Forest General Plan Update and Mixed -Use Zoning Codes June 10, 2022
EPS was part of a team that developed the City of Lake Forest's General Plan "Bay Area Downtowns: Place
Update, which was APA Orange County's 2021 Comprehensive Plan of the Year, Types and Post Pandemic
and that project was followed by a mixed -use zoning codes effort to advance the Prospects."San Mateo Council
vision and transform largely industrial areas into high -quality mixed -use of Cities, May 22, 2022
developments.
"Repositioning Languishing
Assets: Building for the Missing Fullerton Rail District Specific Plan Middle."ULI Urban EPS is providing economic, market, and development feasibility analysis to Revitalization Council, Fall 2020 support the Fullerton Rail District Specific Plan, a 35-acre underutilized legacy "COVID-19: Cross -Cutting
industrial area with public land, located within the Downtown.

Trends toward a New Reality."
Westminster Mail Specific Plan
Lambda Alpha International
EPS provided analysis of development feasibility and public financing options for Spring / Summer, 2020
the Implementation Chapter of the Westminster Mall Specific Plan designed to "Town Centers: Typologies and
reposition and revitalize an under -performing shopping center with mixed -use Policy Directions," Bay Area
development. The Specific Plan was approved in 2022 and won the 2023 APA Planning Directors Association
Orange Section "Economic Planning & Development Award of Excellence". (BAPDA), Spring 2017 Meeting
"Urban -Suburbia," Urban Land
Magazine, October 2008
Economic & Planning Systems, Inc.

The Economics of Land Use
1330 Broadway, Suite 450 , Oakland, CA 94612
510.841.9190 , [email protected] , www.epsys.com
W

JASON MOODY 1 2

SELECTED REDEVELOPMENT & REVITALIZATION PROJECT EXPERIENCE (CONTINUED) Mission Viejo Civic Core Strategic Plan and Visioning Effort EPS served as the lead economist on a multi -disciplinary team retained by the City of Mission Viejo to strategically redevelop its civic and commercial core. The EPS developed strategies to re -position a relatively antiquated cluster of retail centers to better adapt to emerging trends in consumer shopping patterns.

Fiscal and Economic Peer Review of Santa Ana Cabrillo Town Center EPS was retained by the City of Santa Ana to provide a third -party peer review of a fiscal and economic impact analysis of the residential mixed use Cabrillo Town Center project.

Duarte Huntington Drive/Town Center Revitalization Strategy EPS served as the lead economist on the multi -disciplinary consultant team for the Duarte Town Center Specific Plan, a proposed mixed -use activity center intended to serve as Duarte's civic and cultural hub. EPS conducted several follow up studies for the City, including negotiation support for individual projects and 'complete streets" financing analysis.

Glendora Commercial Corridor Revitalization Study
EPS provided market analysis to support reinvestment strategies for two separate commercial corridors for the City of Glendora, one for Arrow Highway and the other for the historic Route 66.

Market and Financial Analysis to Support State Corridor Housing Legislation EPS is providing market and financial analysis to support the California State Assembly draft new legislation to support housing, including AB 2011, approved in 2022 to support housing along major commercial corridors and SB 423 which would modify and extend SB 35.

Rolling Hills Estates Commercial District Market Study
Working for the City of Rolling Hills Estates, EPS evaluated the market conditions affecting revitalization of the Peninsula Commercial District and provided strategic policy recommendations to the City Council.

Downtown Rialto Revitalization and TOD Strategy
EPS provided market and financial analysis to support a comprehensive commercial revitalization and TOD strategy for downtown Rialto, a bedroom community in the San Gabriel Valley.

Carlsbad Village Revitalization Strategy
EPS is providing economic analysis and strategic implementation recommendations to help the City of Carlsbad leverage the location and historic setting of its Downtown to create a more successful mixed -use district.

Downtown San Clemente Development Framework
EPS provided market analysis and financial feasibility testing of targeted opportunity sites to support a Development Framework document intended to guide planning efforts for downtown San Clemente, a historic beach town in Southern California.

Redwood City El Camino Real Corridor Plan
EPS evaluated market and development feasibility issues relevant to implementing a comprehensive revitalization plan along the El Camino Real corridor in Redwood City.

San Bruno Transit Corridor Area Strategic Plan
EPS was retained by the City as part of a multi -disciplinary team to evaluate the market and financial feasibility of revitalization strategies and specific opportunity sites for a mixed -use corridor encompassing the City's downtown and both BART and Caltrain stations.

Signal Hill the Signal Hill Civic Center Master Plan
EPS evaluated financing options to support a master plan to include a new Community Center, a performing arts amphitheater, and related infrastructure to be integrated within the City of Signal Hill's existing civic center and community park.
-39-

JZMK PROPOSAL

LOMITA GENERAL PLAN UPDATE
Andrew Watkins is an architect, urban designer, and planner with over 20 years of professional experience. Andrew is licensed in California and Massachusetts.

As a principal at JZMK, his work focuses on large-scale urban design projects that explore the confluence of ecology and urbanism. Andrew has led the design of community
plans, urban design and new city planning projects in
diverse locales, the United States, China, Indonesia, India, South Africa, Botswana, Ethiopia, Germany, Italy, Armenia and Mexico.

Andrew's work focuses on place making and creating
high -quality public realms. His project experience includes urban and suburban revitalization as well as green -field development, with new community work totaling over 20,000 acres of development featuring more than 50,000 homes,
retail, commercial and light industrial districts.

Andrew has particular interests in projects that engage wellness and the ecological systems of food, mobility, waste, shelter and water.

A Full Member of ULI, he is part of the national Residential Neighborhood Development Council, Health Leaders
Network and serves locally as part of the Building Healthy Places Council and For Sale Housing Council. Andrew holds a Bachelors of Architecture from Syracuse University and a Masters of Architecture in Urban Design from the Graduate School of Design at Harvard University.

ANDREW WATKINS

PRINCIPAL, DIRECTOR OF URBAN DESIGN & PLANNING

ROLE ON PROJECT PRINCIPALS IN CHARGE AND PROJECT

MANAGER
YEARS EXPERIENCE 20

EDUCATION MASTERS IN ARCHITECTURE IN

URBAN DESIGN

HARVARD UNIVERSITY

BACHELOR OF ARCHITECTURE,

SYRACUSE UNIVERSITY SCHOOL

OF ARCHITECTURE
CONTACT [email protected]

PROFESSIONAL EXPERIENCE

LAKE FOREST GENERAL PLAN
CLIENT: CITY OF LAKE FOREST
LOCATION: LAKE FOREST CALIFORNIA
Urban design and planning services were provided for the City of Lake Forest General Plan Update. Lake Forest was pursuing a modern General Plan that would reflect contemporary community values and priorities — and provide the framework to balance quality of life with improved economic and fiscal conditions. As part of the larger General Plan Land Use Map, five focus areas were identified as potential locations for future growth, to support economic development, maintain fiscal sustainability, and help create activity nodes.

LAKE FOREST MIXED -USE ZONING
CLIENT: CITY OF LAKE FOREST
LOCATION: LAKE FOREST CALIFORNIA
The Lake Forest Mixed Use Zoning Code builds on the City's recently adopted General Plan Update 2040 by developing new codes for five mixed -use activity centers/focus areas. The code include five distinct types of mixed -use designations that focus on high quality public realms and allow for a blend of residential and non-residential uses at varying densities and intensities. The new mixed -use development areas will provide diverse housing options as well as the flexibility to attract new and desirable development typologies.

SAN MARCOS GENERAL PLAN
CLIENT: CITY OF SAN MARCOS
LOCATION: SAN MARCOS, CALIFORNIA
The San Marcos General Plan provides contemporary updates on the key topics of land use, equity, housing, economic development, transportation, and parks and recreation. The process is a community -driven effort to ensure the community's needs and objectives are reflected in an update intended to guide development over the next 10 to 20 years. 4 -40-

r. h
°
!hi ti�

IAN ADAM, MESM, CPSWQ, QSD
EDUCATION 'IF r Vice President, Specialty Proctices/Stormwoter Manager j "'r= Irvine, CA ► MESM, Master of Environmental Science and Management
Donald Bren School of Environmental Science and Management Ian is Vice President, Specialty Practices and Fuscoe's Stormwater Management team leader. His University of California, Santa Barbara specialty is water resources, with an emphasis in water quality regulations, sea -level rise policy, ► BS, Science - Ecology and Systematic Biology Clean Water Act Citizen Suits and resource agency negotiation. Since joining Fuscoe in 2001, Ian California Polytechnic State University, San Luis Obispo has served as an effective leader and technical resource for numerous projects and clients.

REGISTRATIONS/CERTIFICATIONS
► Certified Professional Stormwater Quality (CPSWQ)
For the past decade, Ian's experience with local and regional professional thoroughbred stabling ► QSD/QSPCession
operations has led to him to become an expert on CAFO NPDES permitting, including the negotiation of unique individual permits with the top management levels of all three Southern

AFFILIATIONS
California Regional Water Quality Control Boards (San Diego, Santa Ana and Los Angeles). Ian has ► BIVOrange County
also worked extensively in the California Coastal Zone, processing Coastal Development Permits, ► National Association of Environmental Professionals
addressing Sea -Level Rise technically and politically, and working in partnership with Coastal ► Urban land Institute
Staff on individual projects, Specific Plans and Local Coastal Programs. Through this experience, ► U.S. Green Building Council
Ian is uniquely trained to address complex drainage and water quality projects for both public and private clients, especially those needing site -specific solutions, multi -phased schedules and high-level regional board involvement. For the past two years, Ian has been assisting local municipalities and counties on regional stormwater improvement projects, including both feasibility and final design.

Ian has worked on over 60 General Plan Updates and Specific Plans throughout California to assist municipalities and developers with infrastructure assessments, zoning approvals, EIR technical support and long term capital improvement planning, including:
► City of Santa Ana General Plan Update
► Doheny Village Specific Plan
► City of Westminster General Plan Update
► City of Fountain Valley General Plan
FEI TEAM MEMBER SINCE 2001 ► City of long Beach, Long Beach Southeast Area Specific Plan ► FEI PRINCIPAL SINCE 2011 City of Bellflower TOD Specific Plan -41-