Bradbury City Council
August 3, 2026

INCORPORATED
JULY 26, 1957

CITY OFF

BRADBURY

ADJOURNED MEETING
of the
CITY of BRADBURY

CITY COUNCIL
Monday, August 3, 2026 - 6:00 P.M.

BRADBURY CIVIC CENTER
600 Winston Avenue, Bradbury, CA 91008

BRADBURY
AGENDA
Adjourned Meeting of the Bradbury City Council
To be held on Monday, August 3, 2026
at the Bradbury Civic Center
600 Winston Avenue, Bradbury, CA 91008
OPEN SESSION 6:00 PM
Members of the public may provide live comments during the meeting by ZOOM video or telephone call. You will be able to hear the entire proceedings (other than the Closed Session) and speak during Public Comment, Public Hearing, and other authorized times. Members of the public must maintain silence and mute their microphones and telephones except during those times. The Zoom information is: One tap mobile +16694449171, 8591600704#, or https://us06web.zoom.us/j/8591600704?omn=85222049352.

Each item on the agenda, no matter how described, shall be deemed to include any appropriate motion, whether to adopt a minute motion, resolution, payment of any bill, approval of any matter or action, or any other action. Items listed as "For Information" or "For Discussion" may also be subject of an "action" taken by the Board or a Committee at the same meeting.

The City of Bradbury will gladly accommodate disabled persons or those who need accommodations for translation or interpretation services at a city public meeting. Please call the City Manager at 626.358.3218 at least 48 hours prior to the scheduled meeting for special assistance.

CALL TO ORDER
ROLL CALL: Mayor Bruny, Mayor Pro Tem Szymkowski, Councilmembers Lathrop, Barakat & Hale.

APPROVAL OF THE AGENDA: Majority Vote of City Council to proceed with City Business DISCLOSURE OF ITEMS REQUIRED BY GOVERNMENT CODE SECTION 1090 & 81000 ET.SEQ.

Agenda - City Council of the City of Bradbury Pg. 1 Adjourned Meeting - August 3, 2026

1. PUBLIC COMMENT
Anyone wishing to address the City Council on any matter that is not on the agenda for a public hearing may do so at this time. Please state your name and address clearly for the record and limit your remarks to five (5) minutes.

Please note that while the City Council values your comments, the City Council cannot respond nor take action until such time as the matter may appear on a forthcoming agenda. Routine requests for action should be referred to City staff during normal business hours, Monday through Friday, 8:30 a.m. - 5:00 p.m., at 626.358.3218.

ACTION ITEMS*

2. PROFESSIONAL SERVICES AGREEMENT WITH DE NOVO PLANNING GROUP, INC.:

ENVIRONMENTAL CONSULTANT - 1527 ROYAL OAKS DRIVE NORTH
AND

FIRST AMENDMENT TO AGREEMENT BETWEEN THE CITY OF BRADBURY AND SUNRISE REAL

ESTATE FOR THE PAYMENT AND FEES AND COSTS RELATED TO CONTRACT ENVIRONMENTAL, PLANNING, ENGINNERING AND LEGAL SERVICES FOR DEVELOPMENT OF 8.8 ACRES ON

ROYAL OAKS DRIVE NORTH
The Sunrise Real Estate owns 8.8 acres on the corner of Royal Oaks Drive North and Winston Avenue. They have submitted an application to develop the property and have been working on the environmental studies as part of the application process. The City does not have the environmental expertise to peer review such studies. As such, it is recommended that the Professional Services Agreement with De Novo be approved. The First Amendment between the City and Sunrise Real Estates recognizes that the developer will pay for the services of De Novo. As such, it is recommended that the First Amendment be approved.

3. DISCUSSION ON SALARY ADJUSTMENT FOR THE CITY MANAGER It is recommended that the City Council take the following actions: 1) increase the City Manager's salary to $215,000, retroactive to November 1, 2025 through April 30, 2026; 2) establish the City Manager's salary at $225,000 starting May 1, 2026; 3) authorize payment of the City Manager's retroactive difference from May 1, 2026 through July 31, 2026; and, 3) authorize retroactive pay to be issued immediately.

4. MATTERS FROM THE CITY MANAGER

5. MATTERS FROM THE CITY ATTORNEY
Agenda - City Council of the City of Bradbury Pg. 2 Adjourned Meeting - August 3, 2026

6. MATTERS FROM THE CITY COUNCIL
Mayor Bruny
Duarte Education Foundation
Mayor Pro Tem Szymkowski
League of California Cities
SGV Council of Governments
Councilmember Hale
LA County City Selection Committee
So. California Joint Powers Insurance Authority
Councilmember Barakat
LA County Sanitation Districts
Foothill Transit
SGV Mosquito & Vector Control District
Councilmember Lathrop
Duarte Community Education Council (CEC)

CLOSED SESSION

CALL TO ORDER/ROLL CALL

PUBLIC COMMENT - REGARDING CLOSED SESSION ONLY
RECESS TO CLOSED SESSION REGARDING:

A. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Government Code Section 54957 (b)(4)
Title: City Manager
ADJOURNMENT:

The City Council will adjourn to a Regular Meeting at the Bradbury Civic Center, 600 Winston Avenue, Bradbury, CA 91008 on Tuesday, August 18, 2026 at 7:00 p.m. *ACTION ITEMS: Regardless of a staff recommendation on any agenda item, the City Council will consider such matters, including action to approve, conditionally approve, reject or continue such item. Further information on each item may be procured from City Hall.
"I, Diane Jensen, City Clerk, hereby certify that I caused this agenda to be posted at the Bradbury City Hall entrance gate by 5:00 p.m. on Friday, July 31, 2026." City Clerk - City of Bradbury
Agenda - City Council of the City of Bradbury Pg. 3 Adjourned Meeting - August 3, 2026 • CALL TO ORDER

V PLEDGE OF ALLEGIANCE

ROLL CALL

APPROVAL OF AGENDA

DISCLOSURE OF ITEMS REQUIRED BY
GOVERNMENT CODE SECTION 1090 &
81000 ET.SEQ.

AGENDA ITEM NO. 1 - PUBLIC COMMENT
AGENDA ITEM NO. 2

PROFESSIONAL SERVICES AGREEMENT
WITH DE NOVO PLANNING GROUP, INC.

ENVIRONMENTAL CONSULTANT FOR 1527

ROYAL OAKS DRIVE NORTH
~and~

FIRST AMENDMENT TO AGREEMENT

BETWEEN THE CITY OF BRADBURY AND

SUNRISE REAL ESTATE FOR THE PAYMENT

AND FEES AND COSTS RELATED TO

CONTRACT ENVIRONMENTAL, PLANNING,

ENGINNERING AND LEGAL SERVICES FOR
DEVELOPMENT OF 8.8 ACRES
1527 ROYAL OAKS DRIVE NORTH
Elizabeth Bruny, Mayor (District 5)
Melodie Szymkowski, Mayor Pro Tem (District 2)
Richard T. Hale, Council Member (District 1)
Richard Barakat, Council Member (District 3)
BRADBURY Bruce Lathrop, Council Member (District 4)
City of Bradbury
Agenda Memo
TO: Honorable Mayor and Members of the City Council
FROM: Kevin Kearney, City Manager
DATE: August 3, 2026
SUBJECT: PROFESSIONAL SERVICES AGREEMENT WITH DE NOVO
PLANNING GROUP, INC.: ENVIRONMENTAL CONSULTANT -
1527 ROYAL OAKS DRIVE NORTH
AND

FIRST AMENDMENT TO AGREEMENT BETWEEN THE CITY OF

BRADBURY AND SUNRISE REAL ESTATE FOR THE PAYMENT

AND FEES AND COSTS RELATED TO CONTRACT

ENVIRONMENTAL, PLANNING, ENGINEERING AND LEGAL
SERVICES FOR DEVELOPMENT OF 8.8 ACRES ON ROYAL

OAKS DRIVE NORTH
ATTACHMENTS: 1) Professional Services Agreement with De Novo 2) First Amendment with Sunrise Real Estate
3) Signed Contract with Sunrise Real Estate

SUMMARY
Sunrise Real Estate ('developer') owns 8.8 acres on the corner of Royal Oaks Drive North and Winston Avenue, in the City of Bradbury ('City'), and has submitted an application to develop the property. The developer has been working on the environmental studies as part of the application process. The City does not have the environmental expertise to peer review the developer's studies and desires to retain the services of De Novo. The City also desires to retain the services of a project planner through VCA Code Group. In turn, the developer is recognizing that it will pay for the environmental services of De Novo and the project planning services through VCA Code Group. Since the City already contracts with VCA Code Group, no additional City contract is needed with them. eppo 2
FOR CITY COUNCIL AGENDA AGENDA ITEM #
Contracts Adoption for 1527 Royal Oaks Dr. N.

It is recommended that the City Council 1) Approve the Professional Services with De Novo (Attachment #1), and 2) approve the First Amendment with Sunrise Real Estate (Attachment #2).

DISCUSSION
Sunrise Real Estate owns three (3) parcels consisting of approximately 8.8 acres on the Change, Lone lext Amendment, Specific Plan, and Tentative Tract Map. The development will require an environmental review, which the type of environmental document needed will be determined once an Initial Study is completed.

The City of Bradbury does not have sufficient resources to prepare or review the environmental documents, including the related studies, reports, and analysis, and to process the project. Accordingly, to process the project, the City will need to hire a contract environmental consultant and a contract planner. The City released a Request for Proposals and was due on Friday, May 8, 2026. Out of the proposals received, City Staff selected De Novo as an environmental consultant and VCA Code Group for the project planner due to their extensive qualifications and competitive pricing.

The developer has agreed to pay for the services related to De Novo's environmental review and VCA Code Group's project planner and is being memorialized in the recommended approval of the First Amendment with the developer.

There is no agreement associated with the contract planner since such services are already covered by the City's umbrella agreement with VCA Code Group. Through the approval of the First Amendment, the developer is also agreeing to pay for such services.

The original agreement and the First Amendment, between the City and developer, stipulates that the developer agrees to pay for all professional costs and expenses related to the services provided as part of the project. As part of the First Amendment, the developer agrees to deposit $143,875 within five (5) business days of the execution and delivery of the agreement by all parties to pay for the environmental services and the contract planning services. The original agreement allows the City to request additional funding when the developer's deposit account runs low.

FINANCIAL ANALYSIS
As part of the agreement and First Amendment between the developer and the City, the developer agrees to pay all professional costs and expenses related to the project's environmental review, including the services of De Novo and the contract planner. Since Contracts Adoption for 1527 Royal Oaks Dr. N.

services utilized as part of this agreement will be paid for by the developer's deposits, this agreement poses no significant financial impact to the City.

RECOMMENDATION
It is recommended that the City Council 1) Approve the Professional Services with De Novo (Attachment #1), and 2) approve the First Amendment with Sunrise Real Estate (Attachment #2).

ATTACHMENT #1
DATE: August 3, 2026
SUBJECT: PROFESSIONAL SERVICES AGREEMENT WITH DE NOVO
PLANNING GROUP, INC.: ENVIRONMENTAL CONSULTANT -
1527 ROYAL OAKS DRIVE NORTH
AND

FIRST AMENDMENT TO AGREEMENT BETWEEN THE CITY OF

BRADBURY AND SUNRISE REAL ESTATE FOR THE PAYMENT

AND FEES AND COSTS RELATED TO CONTRACT

ENVIRONMENTAL, PLANNING, ENGINEERING AND LEGAL
SERVICES FOR DEVELOPMENT OF 8.8 ACRES ON ROYAL

OAKS DRIVE NORTH

PROFESSIONAL SERVICES AGREEMENT
ENVIRONMENTAL CONSULTANT - 1527 ROYAL OAKS DRIVE NORTI
City of Bradbury /De Novo Planning Group, Inc.

IDENTIFICATION
THIS PROFESSIONAL SERVICES AGREEMENT ("Agreement") is entered into by and between the City of Bradbury, a California municipal corporation ("City"), and De Novo Planning Group, Inc., a California corporation ("Consultant'").

RECITALS
!.1 Sunrise Real Estate ("Developer") has filed applications to develop Property in the Cit f Bradbury with a residential development consisting 8.8 acres located on the northwest corner of Royal Oaks Drive and Winston Avenue in the City. The applications include a General Plan Amendment, Zone Change, Zone Text Amendments, Specific Plan, Tentative Tract Map for a 17 lot subdivision (the "Project").

2.2 City has determined that it requires the professional services of an environmental consultant for the analysis of the Project.

2.3 Consultant represents that it is fully qualified to perform such professional services by represents that it is fully qualified to perform such professional services by virtue of its experience and the training, education and expertise of its principals and employees.

Consultant further represents that it is willing to accept responsibility for performing such services in accordance with the terms and conditions set forth in this Agreement.

NOW, THEREFORE, for and in consideration of the mutual covenants and conditions herein contained, City and Consultant agree as follows:

3. DEFINITIONS

3.1 "Scope of Services": Such professional services as are set forth in the Revised Proposal to City dated June 2, 2026, which proposal is attached hereto as Exhibit A (the "Proposal") and incorporated herein by this reference.

3.2 "Effective Date": This Agreement shall be effective upon the signature of both parties.

3.3 "Expiration Date": The date upon which City takes final action upon the Project applications, and in the case of an approval, the Notice of Determination is filed. -1-

4. TERM
The term of this Agreement shall commence at 12:00 a.m. on the Effective Date and shall expire at 11:59 p.m, on the Expiration Date unless extended by written agreement of the parties or terminated earlier in accordance with Section 17 ("Termination") below.

CONSULTANT'S SERVICES

5.1 Consultant shall perform the services identified in the Scope of Services.

5.2 Consultant shall perform all work in accordance with the professional standards of Consultant's profession and in a manner reasonably satisfactory to City. Consultant shall comply with all applicable federal, state and local laws and regulations, including the conflict of interest provisions of Government Code Section 1090 and the Political Reform Act (Government Code Section 81000 et seq.).

5.3 During the term of this Agreement, Consultant shall not perform any work for another person or entity for whom Consultant was not working at the Commencement Date if such work would require Consultant to abstain from a decision under this Agreement pursuant to a conflict of interest statute.

6. Consultant represents that it has, or will secure at its own expense, all personnel required to perform the services identified in the Scope of Services. All such services shall be performed by Consultant or under its supervision, and all personnel engaged in the work shall be qualified to perform such services. Starla Barker and Ben Ritchie shall be the co- Project Managers. Ritchie shall be the Principal in charge and Barker shall be the primary point of contact for the City. No change shall be made to these key personnel without consent of the City.

COMPENSATION

7.1 Approved Fee Schedule": The fee for the services hereunder shall be as set forth the fee schedule included in the Proposal. Once the Initial Study is completed, City and Consultant will determine if the Services shall include Option 1 (Mitigated Negative Declaration) or Option 2 (Environmental Impact Report).

7.2 Consultant shall submit invoices by the 10# of the month for services performed pursuant to this Agreement during the preceding calendar month. The invoice shall itemize the services rendered during the billing period and the amount due. Within ten business days of receipt of the invoice, City shall notify Consultant in writing of any disputed amounts included on the invoice. Within forty-five calendar days of receipt of the invoice, City shall pay all undisputed amounts included on the invoice. City shall not withhold applicable taxes or other payroll deductions fron payments made to Consultant unless otherwise required by law - 2-

7.3 Because City is paying Consultant with funds secured by City from Developer, failure to timely submit a billing statement to City may result in the inability of City to secure funds with which to pay Consultant. If that occurs, Consultant hereby waives payment of such amounts.

8. OWNERSHIP OF WRITTEN PRODUCTS
All reports, documents or other written material ("written products" herein) originally developed by Consultant in the performance of this Agreement shall be and remain the property of City without restriction or limitation upon use or dissemination by City. Consultant may take and retain copies of such written products as desired, but no such written products shall be the subject of a copyright application by Consultant. Any substantive modification of the Documents by City, or at City's direction, or any use of the completed Documents for other City projects, or any use of uncompleted Documents, without the written consent of Consultant, shall be at City's sole risk and without liability or legal exposure to Consultant. City agrees to hold Consultant harmless from all damages, claims, expenses and losses arising out of any reuse of the Documents for purposes other than those described in this Agreement, unless Consultant consents in writing to such reuse.

RELATIONSHIP OF PARTIES
Consultant is, and shall at all times remain as to City, a wholly independent contractor.

Consultant shall have no power to incur any debt, obligation, or liability on behalf of City or otherwise to act on behalf of City as an agent. Neither City nor any of its agents shall have control over the conduct of Consultant or any of Consultant's employees, except as set forth in this Agreement. Consultant shall not represent that it is, or that any of its agents or employees are, in any manner employees of City. Under no circumstances shall Consultant or its employees look to the City as its employer. Consultant and its employees shall not be entitled to any benefits from City.

10. CONFIDENTIALITY
All data, documents, discussion, or other information developed or received by Consultant or provided for performance of this Agreement may be deemed confidential by City, and if so deemed, shall not be disclosed by Consultant without prior written consent by City. City shall grant such consent if disclosure is legally required. Upon request, all City data shall be returned to City upon the termination or expiration of this Agreement. The preceding restriction shall not apply to information which is in the public domain, was previously known to Consultant, was acquired by Consultant from others who have no confidential relationship to City with respect to same, or which through no fault of Consultant, comes into the public domain. Consultant shall not be restricted from releasing information, including confidential information, in response to a subpoena, court order, or other legal process. Consultant shall not be required to resist such subpoena, court order, or legal process, but shall promptly notity City in writing of the demand for information before Consultant responds to such demand
- 3-

11. INDEMNIFICATION
To the fullest extent permitted by law, Consultant shall indemnify and hold harmless City, its officers, agents, employees and volunteers from and against any and all claims and losses, costs or expenses for any damage due to death or injury to any person, whether physical, emotional, onsequential or otherwise,
insee, recklessnessie wilfil my on dut or onty ta the extent cased ber on lane. servants, agents, or subcontractors, or anyone directly or indirectly employed by either Consultant or its subcontractors, in the performance of this Agreement or its failure to comply with any of its obligations contained in this Agreement, except such loss or damage which is caused by the sole active negligence or willful misconduct of the City. Such costs and expenses shall include reasonable attorneys' fees due to counsel of City's choice, expert fees and all other costs and expenses of litigation, provided, however, that Consultant's indemnity obligations shall apply only to the extent caused by Consultant's negligent acts, errors, omissions, recklessness, or willful misconduct, and shall be limited to Consultant's proportionate share of fault.

11.1 City shall have the right, but not the obligation, to offset against any compensation due Consultant under this Agreement any amount due City from Consultant as a result of Consultant's failure to pay City promptly, any indemnification arising under this Section 10 and any amount due City from Consultant arising from Consultant's failure to (i) pay taxes on amounts received pursuant to this Agreement; (ii) satisfy obligations to any governmental entity, or (iii) comply with applicable workers' compensation laws.

11.2 The obligations of Consultant under this Section 10 are not limited by the provisions of any workers' compensation statute or similar act.

11.3 Consultant agrees to obtain executed indemnity agreements with provisions substantially similar to those set forth in this Section 10 from each and every subcontractor or any other person or entity involved by, for, with or or behalf of Consultant in the performance of this Agreement. If Consultant fails to obtain such indemnity obligations from others as required herein, or if such agreements prove to be inadequate to protect City for any reason, Consultant agrees to be fully responsible and to indemnify, hold harmless lack of insurance, or failure to satisfy its own indemnity obligations. - 4 -

11.4 City does not, and shall not, waive any rights that it may possess against that imposed by applicable law, and Consultant's indemnity obligations sha be subject to the limits of liability otherwise established under thi regardless of whether or not any insurance policies apply to the claim demand, damage, liability, loss, cost or expense

12. INSURANCE

12.1 During the term of this Agreement, Consultant shall carry, maintain, and keep in full force and effect insurance against claims for death or injuries to persons or damages to property that may arise from or in connection with Consultant's performance of this Agreement. Such insurance shall be of the types and in the amounts as set forth below:

12.1.1 Comprehensive General Liability Insurance with coverage limits of not less than One Million Dollars ($1,000,000) for each occurrence and in the aggregate for any personal injury including products and operations hazard, contractual insurance, broad form property damage, independent consultants, personal injury, death, loss underground hazard, and explosion and collapse hazard where applicable. General Liability coverage shall be amended so that Consultant and its managers, affiliates, employees, agents, and other persons necessary or incidental to its operation are insureds.

Coverage shall be at least as broad as Insurance Services Office form no.

GL 0002 (Ed. 01/96) covering Comprehensive General Liability and Insurance Services Office form no. GL 0404 covering Broad Form Comprehensive General Liability; or Insurance Services Office Commercial General Liability coverage ("occurrence") Form no. CG 0001.

12.1.2 Automobile Liability Insurance for vehicles used in connection with the performance of this Agreement with minimum limits of One Million Dollars ($1,000,000) per claimant and One Million dollars ($1,000,000) per incident. Coverage shall be at least as broad as the coverage described in Insurance Services Office Form Number CA 0001 (Ed. 12/93) covering Automobile Liability, Code 1 "any auto", or Code 2 "owned autos" and Endorsement CA 0025. Coverage shall also include Code 8 "hired autos" and Code 9 "non-owned autos."

12.1.3 Worker's Compensation insurance if and as required by the laws of the State of California.

12.1.4 Professional Errors and Omissions Insurance with coverage limits of not less than One Million Dollars ($1,000,000).

12.2 Consultant shall require each of its subcontractors to maintain insurance coverages - 5-
that meet all of the requirements of this Agreement.

12.3 The policy or policies required by this Agreement shall be issued by an insurer admitted in the State of California and with a rating of at least A:VII in the latest edition of Best's Insurance Guide.

12.4 Consultant agrees that it it does not keep the aforesaid insurance in full force and effect this Agreement, at City's option, shall immediately terminate.

12.5 At all times during the term of this Agreement, Consultant shall maintain on file commencement of work under this Agreement.

12.6 Consultant shall provide proof to the City's Risk Manager that policies of insurance required herein expiring during the term of this Agreement have been renewed or replaced with other policies providing at least the same coverage at least two weeks prior to the expiration of the coverages.

12.7 The general liability and automobile policies of insurance required by this Agreement shall contain endorsements naming City and its officers, employees, agents and volunteers as additional insureds. All of the policies required under this Agreement shall contain an endorsement providing that the policies cannot be canceled or reduced except on thirty days' prior written notice to City. Consultant agrees to require its insurer to modify the certificates of insurance to delete any exculpatory wording stating that failure of the insurer to mail written notice of cancellation imposes no obligation, and to delete the words "endeavor to" with regard to any notice provisions.

12.8 The insurance provided by Consultant shall be primary to any other coverage available to City. Any insurance or self-insurance maintained by City and/or its officers, employees, agents or volunteers, shall be in excess of Consultant's insurance and shall not contribute with it.

12.9 All insurance coverage provided pursuant to this Agreement shall not prohibit Consultant, and Consultant's employees, agents or subcontractors, from waiving the right of subrogation prior to a loss. Consultant hereby waives all rights of subrogation against the City.

12.10 Any deductibles or self-insured retentions must be declared to and approved by the City. Consultant shall either reduce or eliminate the deductibles or self-insured retentions with respect to City, or Consultant shall procure a bond guaranteeing bayment of losses and expenses.

12.11 Procurement of insurance by Consultant shall not be construed as a limitation of - 6-
Consultant's liability or as full performance of Consultant's duties to indemnify, hold harmless and defend under Section 10 of this Agreement.

13. MUTUAL COOPERATION

13.1 City shall provide Consultant with all pertinent data, documents and other requested information as is reasonably available for the proper performance of Consultant's services under this Agreement.

13.2 If any claim or action is brought against City relating to Consultant's performance in connection with this Agreement, Consultant shall render any reasonable assistance that City may require in the defense of that claim or action.

14. RECORDS AND INSPECTIONS
Consultant shall maintain full and accurate records with respect to all matters covered under this Agreement for a period of three years after the expiration or termination of this Agreement. City shall have the right to access and examine such records, without charge, during normal business hours. City shall further have the right to audit such records, to make transcripts therefrom and to inspect all program data, documents, proceedings, and activities.

15. PERMITS AND APPROVALS
Consultant shall obtain, at its sole cost and expense, all permits and regulatory approvals necessary for Consultant's performance of this Agreement. This includes, but shall not be limited to, professional licenses, encroachment permits and building and safety permits and inspections.

16. NOTICES
Any notices, bills, invoices, or reports required by this Agreement shall be deemed received on: (i) the day of delivery if delivered by hand, facsimile or overnight courier service during Consultant's and City's regular business hours; or (it) on the third business day following deposit in the United States mail if delivered by mail, postage prepaid, to the addresses listed below or to such other addresses as the parties may, from time to time, designate in writing).

If to City: If to Consultant:

City of Bradbury De Novo Planning Group, Inc.
600 Winston Avenue 180 East Main Street, Suite 108
Bradbury, CA 91008 Tustin, CA 92780
Attn: Kevin Kearney Attn: Ben Ritchie, Principal
Email - [email protected] Email: [email protected] Telephone: (626) 358-3218 Telephone: (916) 949-3231
Facsimile: (626) 303-5154
- 7-
With courtesy copy to:

Cary S. Reisman, City Attorney
City of Bradbury
Jones & Mayer
3777 N. Harbor Blvd.

Email: [email protected]
Fullerton, CA 92835
Telephone: (714) 446-1400
Facsimile: (714) 446-1448

17. SURVIVING COVENANTS
The parties agree that the covenants contained in Section 9, Section 10, Paragraph 12.2 and Section 13 of this Agreement shall survive the expiration or termination of this Agreement.

18. TERMINATION

18.1. City may terminate this Agreement for any reason on five calendar days' written notice to Consultant for any reason. Consultant may terminate this Agreement for any reason on thirty calendar days' written notice to City returned to City upon the termination or expiration of this Agreement.

18.2. If City terminates this Agreement due to no fault or failure of performance by Consultant, then Consultant shall be paid for work performed in accordance with the terms and conditions of this agreement at the time of termination. In no event shall Consultant be entitled to receive more that 1e amount that would be paid to Consultant for the full performance of th arvices required by this Agreemen

19. [OMITTED]

20. GENERAL PROVISIONS

20.1 Consultant shall not delegate, transfer, subcontract or assign its duties or rights hereunder, either in whole or in part, without City's prior written consent, and any attempt to do so shall be void and of no effect. City shall not be obligated or liable under this Agreement to any party other than Consultant.

20.2 In the performance of this Agreement, Consultant shall not discriminate against - 8-
unlawful basis.

20.3 The captions appearing at the commencement of the sections hereof, and in any sub-paragraph thereof, are descriptive only and for convenience in reference to this Agreement. Should there be any conflict between such heading, and the section or paragraph at the head of which it appears, the section or paragraph, and not such heading, shall govern construction of this Agreement. Masculin or feminine pronouns shall be substituted for the neuter form and vice versa, anc the plural shall be substituted for the singular and vice versa, in any place or places herein in which the context requires such substitutions).

20.4 The waiver by City or Consultant of any breach of any term, covenant or condition of this Agreement shall not be deemed to be a waiver of such term, covenant or condition or of any subsequent breach of the same or any other term, covenant or condition of this Agreement. No term, covenant or condition of this Agreement shall be deemed to have been waived by City or Consultant unless in a writing signed by one authorized to bind the party asserted to have consented to the waiver.

20.5 Consultant shall not be liable for any failure to perform if Consultant presents acceptable evidence, in City's sole judgment, that such failure was due to causes beyond the reasonable control of Consultant

20.6 Each right, power and remedy provided for herein or now or hereafter existing at law, in equity, by statute, or otherwise shall be cumulative and in addition to every other right, power, or remedy provided for herein or now or hereafter existing at law, in equity, by statute, or otherwise. The exercise, the commencement of the exercise, or the forbearance from the exercise by any party of any one or more of such rights, powers or remedies shall not preclude the simultaneous or later exercise by such party of any of all of such other rights, powers or remedies. If legal action shall be necessary to enforce any term, covenant or condition herein contained, the party prevailing in such action, whether or not reduced to judgment, shall be entitled to its reasonable court costs, including any accountants' and attorneys' fees incurred in such action. The venue for any litigation shall be Los Angeles County, California and Consultant hereby consents to jurisdiction in Los Angeles County for purposes of resolving any dispute or enforcing any obligation arising under this Agreement.

20.7 If any term or provision of this Agreement or the application thereof to any person or circumstance shall, to any extent, be invalid or unentorceable, then such term or provision shall be amended to, and solely to, the extent necessary to cure such invalidity or unenforceability, and in its amended form shall be enforceable. In such event, the remainder of this Agreement, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Agreement shall be valid and enforced to the fullest - 9-
extent permitted by law. This Agreement shall be governed and construed in accordance with the laws of the State of California.

20.8 All documents referenced as exhibits in this Agreement are hereby incorporated into this Agreement. In the event of any material discrepancy between the express provisions of this Agreement and the provisions of any document Consultant.

TO EFFECTUATE THIS AGREEMENT, the parties have caused their duly authorized representatives to execute this Agreement on the dates set forth below. "City" "Consultant"
City of Bradbury De Novo Planning Group
By: By:

Elizabeth Bruny, Mayor Ben Ritchie
Principal
Date:

Date:

Attest:

Diane Jensen, City Clerk
Approved as to form:

Cary S. Reisman, City Attorney
City of Bradbury
- 10-

EXHIBIT 'A'
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
June 2, 2026
City of Bradbury
Jim Kasama, City Planner
600 Winston Avenue
Bradbury, CA 91008
SUBJECT: Revised Proposal for Environmental Consultant Services for the Royal Oaks Garden Project
On behalf of De Novo Planning Group, thank you for the opportunity to submit this revised Proposal to provide environmental consultant services for the proposed Royal Oaks Garden Project in the City of Bradbury.

De Novo has extensive experience providing environmental consultant services for clients throughout California. Our team will provide the City with an energetic and dedicated group of principal-level professionals with exceptional skills and qualifications. We are confident that our experience, proven track record, and Principal-level attention to the Project will provide significant value to the City. De Novo has a demonstrated history of providing high-quality services, meeting timelines and budgets. The enclosed proposal includes all information requested in the RFP, including the qualifications of our team, a detailed scope of work for the requested deliverables, a project schedule, and competitive budget.

OUR TEAM
Our Team, led by Principal Planner and Project Manager, Starla Barker, AICP, is comprised of professionals with expertise in preparing technical studies and environmental analysis for CEQA compliance projects. Our team is familiar with the environmental issues associated with the proposed Project and within the area having recently prepared CEQA documentation for the 1404 Royal Oaks Residential project located in the City of Duarte, located just southwest of the Royal Oaks Garden Project site.

We are joined by our talented team of expert subconsultants, including South Environmental (peer review of Cultural Resources Assessment, Biological Resources Assessment and Tree Survey Report), Kittelson Associates (peer review of Traffic Study/VMT/Existing Conditions-Plus Forecast), Verdantas (peer review of Geology/Soils Memo and Phase I ESA), Q3 Consulting (peer review of Hydrology/Water Quality Memo), and Dudek to prepare a Fire Protection Plan and Wildfire Evacuation Study. Collectively, our team members have worked together on similar projects and our experience and record of success have proven to be extremely valuable as our clients maneuver through the environmental and public review process.

As explained in greater detail in this proposal, our team has excellent qualifications and experience preparing legally-defensible environmental documents for projects throughout California while remaining on-schedule and on-budget. We strongly

DE NOVO PLANNING GROUP
encourage the City to contact all our team's references to inquire about the quality of our work, our responsiveness, and the success of the process. All team members are ready to start work immediately upon the City's notice to proceed.

We truly appreciate being considered for this project and for the opportunity to work with the City of Bradbury. We are confident that our experience, record of success, and Principal-level attention to every project will prove to be extremely valuable to the City. We look forward to the opportunity to further discuss our proposal and approach to the preparation of the CEQA document. If you have any questions regarding this submittal, please contact Starla Barker, Principal Planner at (949) 396-8193| [email protected] | 180 East Main Street, #108, Tustin, CA 92780.

Sincerely,
Staila Barker
Starla Barker, AICP, Principal Planner

DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services

TABLE OF CONTENTS

1. Introduction ...1

2. Approach and Scope of Work ..4

3. Qualifications and Experience..... .26

4. References.. .. 41

5. Project Schedule.. ..42

6. Project Budget . 46
Appendix A - Resumes... .50

DE NOVO PLANNING GROUP

City of Bradbury
Proposal for Environmental Consultant Services

1. INTRODUCTION
De Novo Planning Group is a land use and
environmental planning firm specializing in
Official Name
community planning, environmental studies, De Novo Planning Group design, and development services. The firm's
principal-level staff have successfully completed Primary Point of Contact hundreds of projects consisting of environmental Starla Barker, AICP impact reports, negative declarations, initial Principal Planner studies, NEPA analyses, climate action plans, 949-396-8193 biological assessments, wetland delineations, [email protected] general plans, specific plans, housing elements, Tustin, CA and development projects throughout California. Entity Type De Novo Planning Group has full-service offices in California S-Corporation northern and southern California. For over 18
years, De Novo has provided land use and Federal Employer ID 26-2962235
environmental planning services specializing in
community planning, environmental studies, Firm Locations design, and development services. De Novo has a Southern California:
long and successful history of providing on-call 180 E. Main Street, Suite 108 environmental services to public agency clients, as Tustin, CA 92780 well as on a competitive basis. (where work will be
performed)
Starla Barker, AICP, has over 20 years of
Northern California:
experience preparing and managing CEQA
1020 Suncast Lane, Suite 106
compliance documents throughout southern El Dorado Hills, CA 95762 California and will serve as the Project Manager 916-949-3231 and primary point of contact.
https://denovoplanning.com
Our Team
Years in Business/Providing
The work will be led out of our southern California
Service
office located in the City of Tustin. De Novo has 25
full-time staff, including four Principals, four
Principal Planners, four Senior Planners, and a Employees team of technical associates. 25
We provide personal service to all our clients and
are committed to exceeding your expectations on
all components of the project.

Approach
Our team of principal-level professionals is prepared to deliver legally defensible documentation that remains on-schedule and on-budget. Our approach centers on Principal-level attention to every deliverable, ensuring high-quality work and continuity throughout the project duration. We have assembled a specialized team of

DE NOVO PLANNING GROUP
subconsultants, including South Environmental, Kittelson Associates, Verdantas, Q3 Consulting, and Dudek, to provide expert peer reviews of applicant-prepared studies and to develop technical reports, including the Fire Protection Plan and Wildfire Evacuation Study. Leveraging our recent experience with the nearby 1404 Royal Oaks Residential project in Duarte, we offer the City of Bradbury a partner with local familiarity and the technical capacity to navigate the complexities of the CEQA process, whether through a Mitigated Negative Declaration (MND) or an Environmental Impact Report (EIR).

Our scope of work identifies the specific tasks the De Novo team will undertake from project initiation to project closeout and includes a schedule with deliverable milestones and a budget. All technical studies and environmental documents will be completed in accordance with the adopted CEQA Guidelines.

Protocol to assess project requirements includes:

Project Initiation Data Review Project Technical Environmental & Kick-Off & Research Description Studies Analysis
Working with the City as an extension of staff, De Novo will be responsible for preparation of draft and final environmental documents, including all supporting documentation such as the Notice of Preparation, Initial Study, Notice of Intent to Adopt, Notice of Availability, Response to Comments, Mitigation Monitoring and Reporting Program, and Notice of Determination. We will circulate environmental documents for public review, as required, and participate in public hearings. De Novo Will be responsible for submitting the Public Review Draft documents and notices to the State Clearinghouse through the CEQA Submit portal and filing CEQA notices with the County.

Our staff can mobilize quickly and efficiently, committing to the meeting the project schedule while ensuring the environmental document is accurate, legally defensible, and cost-effective. We understand the environmental review will likely be in the form of a MND or EIR. Regardless of the environmental compliance document, the De Novo team will serve as an extension of City staff in all aspects of the environmental review process.

PROJECT UNDERSTANDING
We understand the City of Bradbury is seeking a qualified environmental consultant to provide environmental consultant services for the Royal Oaks Garden Project located at 1527 & 1533 Royal Oaks Drive North in the City of Bradbury.

The Project site is currently developed with a single-family residence and outbuildings and is located within a very high fire hazard severity zone. The Project requires several discretionary actions and approvals to allow development of 17 single-family residences and accessory buildings and uses on approximately 8.68 acres including:
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City of Bradbury
Proposal for Environmental Consultant Services
• General Plan Amendment,
• Adoption of a Specific Plan,
• Zone Change,
• Amendment to the Development Code,
• Tentative Tract Map,
• Tree Permit, and
• Los Angeles County Fire Department approval.

The Project Applicant will prepare several technical studies requiring peer review. To determine the appropriate CEQA documentation, an Initial Study will be prepared by the consultant in accordance with the CEQA guidelines and requirements. It is assumed the Initial Study will determine preparation of either a Mitigated Negative Declaration (MND) or an Environmental Impact Report (EIR). The consultant will be responsible for preparing the CEQA document.

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2. APPROACH AND SCOPE OF WORK

PROJECT APPROACH
De Novo is committed to providing the City exceptional technical analysis and environmental review services. Our approach to this Project involves the following key considerations:

Dedicated Management Team
Our success is derived from the Principal-level attention that we provide to each project. Our Team, led by Starla Barker, AICP, Project Manager, is comprised of professionals with expertise in preparing and reviewing technical studies and environmental analysis for CEQA compliance projects.

Starla will be responsible for coordinating the De Novo team to ensure the environmental analysis is thorough and complies with CEA requirements. Starla will review all internal and external work products and be responsible for providing overall quality control and quality assurance throughout the Project's duration. Starla prides herself on being an integrated project manager who conducts research, analyzes data, and writes sections, and is eager to commit herself for the Project duration.

Starla will work closely with City staff, from contract execution and Project inception, through to public hearings and completion of the CEQA process.

Our team understands that as Lead Agency, the City of Bradbury is responsible for preparing and approving the CEQA documentation. We will work side-by-side with City staff to ensure that the entire CEQA process is conducted in a comprehensive manner and will consider recent CEQA legislation and reviewing agency requirements. Our objective is to provide a premium service to our clients along with highly accurate technical documentation and impact determinations.

Principal Attention to Every Aspect of the Project
We do not identify principal staff in our proposal, then hand your project out to junior staff members to complete for our review. Rather, our Principal and Senior staff, identified in this proposal, will work on every aspect of the project and will write and review each document we provide to the City. This senior-level attention to each detail of the project ensures a high-quality work product, as well as continuity throughout the project.

Compliance with State Legislation
The De Novo team is well-versed in the CEQA Statute (Public Resources Code Section 21000-21189) and the CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3, Sections 15000-15387). The firm's Principals regularly lecture on CEQA and have been asked to prepare and provide expert testimony on complex environmental topics on projects throughout California. The firm maintains a keen understanding of future legislation which has the potential to impact CEQA and environmental documents and works with clients to prepare for future changes to the CEQA statute and/or guidelines. De Novo will prepare an environmental analysis consistent with the requirements of CEQA and relevant case law. The CEQA document will analyze 4 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
environmental impacts associated with implementation of the proposed project in light of existing conditions and will also analyze the Project's contribution to significant cumulative environmental impacts.

Expert Teaming Partners
De Novo would serve as the prime consultant for this contract, responsible for all co- ordination activities, including coordination of subconsultants and administrative tasks. The De Novo Team is further supported by our expert subconsultants. Our team has worked together for many years preparing environmental compliance documentation and technical analysis. This continuity in staffing means that each team member knows our management team's expectations for analysis, documentation, and time management. Ultimately, this results in a more efficient process. Our team has a keen understanding of issues and areas of concern that may arise, and more importantly, how to address and appropriately resolve these issues.

Adherence to Project Schedule and Budget
Our strategy includes dedicated team members with a Principal Planner/Project Manager who will be hands-on for the development of the CEQA document. We will closely coordinate with the City through each part of the process. The steps we take to ensure timely performance include regular project calls with the City and monthly status reports. This approach ensures open lines of communication, transparency in our work effort, and accountability. We are committed to completing this Project on schedule and within budget and will take all appropriate steps to ensure that the project is managed effectively.

Our project team is fully committed to bringing our projects to public hearings as quickly and effectively as possible while always delivering products of exceptional quality. We thrive under deadlines, and we have a track record of meeting or exceeding our project schedules. Our proposed use of Principal-level staff throughout all stages of this Project allows us to work quickly, efficiently, and produce preliminary draft documents of superior quality. Our project manager will take a very active and hands-on role, and we will diligently manage our team and coordinate with City staff to ensure that all parties are continuously aware of pending deadlines, outstanding tasks, and draft work products that will require staff review.

We take tremendous pride in our ability to adhere to our project budgets. Our project managers are also principals and senior managers of the firm, and to this end, we have the authority to take any steps necessary to ensure that our projects remain on budget. We strongly encourage the City to contact our references and specifically inquire about the extraordinary steps we take to ensure we do not modify or exceed our budgets.

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SCOPE OF WORK
We have prepared the following work plan in response to the City's Request for Proposals and our experience preparing a variety of environmental clearance documents with similar issue areas. The requested work effort will involve peer review of Applicant-prepared technical analysis and preparation of technical studies and an Initial Study to determine the appropriate CEQA clearance for the Project; a work program has been provided for preparation of a Mitigated Negative Declaration (MND) or an Environmental Impact Report (EIR).

TASK 1: PROJECT INITIATION AND PROJECT DESCRIPTION

1.1 Project Kickoff Meeting and Site Visit
The work program will be initiated with an in-person kickoff meeting with City staff and the Applicant team to discuss the project features in greater detail. Prior to the kickoff meeting, De Novo will distribute an agenda and detailed memorandum to City staff, which will identify information needs. Based upon discussions with the City and Applicant, De Novo will prepare a date-specific schedule identifying key milestones and deliverables. This task includes a visit to the Project site and its surroundings, which will include a detailed photographic recording of on- and off-site conditions.

1.2 Project Description
The Project Description is a critical element of the environmental document and establishes the foundation for the environmental analysis. The Project Description will detail the Project location and environmental setting, Project background and history, Project characteristics (construction and operation), discretionary actions, and required permits and approvals based on available information. Exhibits will identify the regional and local site vicinity. Project plans and details provided by the Applicant will also be graphically depicted and referenced. De Novo will submit the Project Description to the City for review and approval. The Project Description will be revised to incorporate comments from the City and provided to the team for use in review of the technical studies and preparation of the Initial Study. This scope of work assumes no changes will occur to the Project Description upon review/approval by the City.

Task 1 Deliverables:
• One (1) electronic copy (pdf) of the Kickoff Meeting Agenda and Minutes • One (1) electronic copy (pdf) of the Schedule (with updates as needed) • One (1) electronic copy (pdf) of the Draft and Final Project Description TASK 2: PEER REVIEW AND PREPARE TECHNICAL STUDIES

2.1 Peer Review of Applicant Prepared Studies
The De Novo team will conduct a peer review of the following Applicant prepared technical studies for CEQA adequacy and compliance:
• Air Quality/GHG Study

DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
• Biological Resources Assessment and Tree Survey Report • Cultural Resources Assessment
• Geology/Soils Memo
• Hydrology/Water Quality Memo
• Noise Study Memo
• Phase I Environmental Site Assessment
• Traffic Study/VMT/Existing Conditions
De Novo's in-house technical leads will conduct the peer review for the Air Quality/GHG Study and Noise Study Memo. South Environmental will conduct the peer review of the Biological Resources Assessment, Tree Survey Report, and Cultural Resources Assessment. Kittelson Associates will conduct the peer review of the Traffic Study/VMT/Existing Conditions. Verdantas will conduct the peer review of the Geology/Soils Memo and Phase I Environmental Site Assessment. Q3 Engineering will conduct the peer review of the Hydrology/Water Quality Memo.

The review will focus on the accuracy of the analysis to determine if the studies can suitably be relied upon for use in the CEQA document. No survey work, coordination with regulatory agencies, preparation of permit applications, or modeling will be conducted as part of the review.

We anticipate Word versions of the reports will be provided for purposes of the peer review and that any necessary revisions completed by the Applicant team will be provided in track changes or a response matrix. A second review will be conducted by De Novo to ensure the technical studies have adequately addressed the comments.

It is assumed the second review will not identify additional issues or require significant review. All reviews will be provided to City staff for dissemination to the Applicant.

2.2฿ Prepare Technical Studies
Our team includes Dudek to prepare the Fire Protection Plan (FPP) and Wildfire Evacuation Study (WES). We understand the City may choose to independently retain a consultant to prepare these studies. If that occurs, De Novo will work directly with the City's consultant.

2.2.1 FIRE PROTECTION PLAN
The Fire Protection Plan and Fuel Modification Plan will evaluate wildfire risk and inform the Project regarding fire code conformance, particularly for development within a Local Responsibility Area (LRA) designated Very High Fire Hazard Severity Zone (VHFHSZ) under Los Angeles County Fire Department (LACFD) jurisdiction. The FPP will document how the Project complies with applicable requirements of the 2025 California WUI Code and the 2025 California Fire Code, as amended and implemented by LACFD. Mitigation measures are not anticipated, but rather the FPP will rely on regulatory compliance and project design features.

Data Acquisition and Review. Dudek will compile the most recent digital information including site and grading plans, aerial imagery, vegetation, topography, fire history, DE NOVO PLANNING GROUP 7
and wind, temperature, and precipitation data for incorporation into the fire protection analysis, fuel modification plan, site's fire behavior models and GIS/CAD exhibits. Additionally, pre-field preparation tasks will be performed including project plan review, potential hazard area prioritization, and field task scheduling.

Site Risk Assessment. Dudek will conduct site specific risk assessment and field data collection that will be used for completing the overall Project risk assessment and fire behavior modeling analysis. Among the field tasks that will be completed are:
• Vegetation measurements and mapping refinements
• Fuel load analysis (current and historic)
• Topographic features documentation
• Photograph documentation
• Off-site land uses and fuel status
• Confirmation/verification of hazard assumptions
• Access/egress documentation
Fire Behavior Modeling. Fire behavior modeling will be conducted for the Project.

Fire behavior modeling is a cost-effective means for determining priority hazard areas, graphically portraying them in the FPP, and determining/supporting suitable defensible space distances and/or other measures that would provide fire protection.

A Dudek fire behavior modeler for this Project would help substantiate and inform determination of the area's fire environment and wildfire that it may produce in terms of flame lengths and fire intensity utilizing BehavePlus (V 6.0). Fire behavior modeling can help substantiate the risk presented by specific conditions of the Project area and help determine the type of fuel modification and structural enhancements that will be required to reduce the potential fire hazard. We will prepare one model exhibit indicating each fire behavior model run throughout the site. We anticipate modeling up to two locations representing different fuel types and including on each Project perimeter and in the adjacent open space area to the north and east, and as dictated by our site observations. We will also provide a model that indicates the post-Project, fuel modification zone fire behavior reductions.

In addition, a Fire History Exhibit will be prepared with the use of GIS indicating the number of fires that have burned the area since documentation was initiated (late 1800s). The exhibit will be a color-graphic portraying fire perimeter throughout the project area and within its vicinity. This information will be incorporated into the analysis and recommendations.

Fuel Modification Plan Exhibit. Dudek will prepare a fuel modification exhibit based on the findings and according to LACD guidelines. Preparation of the plan will include use of GIS and will incorporate landscape components that are suitable for a modified fuel area. This task includes one (1) round of exhibit revisions following review by City staff and one (1) round of revisions following LACD review. Additional plan revisions, whether requested by City staff or LACD, are not included in this scope of work. The fuel modification plan will include all items typically created on a conceptual

DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
fuel modification plan, including the: topographic information, existing vegetation/fuels locations, proposed structure locations, proposed fuel modification zone locations, proposed treatment prescriptions, site photographs, results from fire behavior modeling efforts, and other information needed to evaluate the Project site's defensibility.

Fire Protection Plan. Fire Protection Plans are documents required by Chapter 49 of the California Fire Code as requested by the LACD that document the Project site's fire environment, the Project's compliance with code requirements, and any special requirements for the Project site's fire protection and life safety. FPPs inform CEQA wildfire impact analysis and provide evaluation of fire safety and protection to assist in substantiating impact significance determinations. Dudek will prepare a comprehensive FPP summarizing Project details and code compliance. Dudek will utilize an FPP standard that includes the basic components necessary to evaluate risk and document measures that reduce that risk through regulatory compliance and project design features. FPPs effectively memorialize risk-based requirements of projects with input and final approval by the Fire Authority Having Jurisdiction (FAHJ).

Goals of the project's FPP are to minimize and mitigate fire issues created by the project and to reduce the impact the project may have on the local fire protection delivery system. For the proposed Project, it is anticipated that the FPP will be used to document the Project's conformance with codes, particularly regarding fuel modification zone provisions, dead end road length, secondary access, and water availability, amongst others. The goal will be to avoid changes in the Project footprint or creating additional, unanalyzed impacts to the extent feasible.

The FPP will include sections addressing the following components:
• Introduction
• Site and project description
• Site specific risk assessment
• Off-Site Ignition Risk Analysis/Discussion
• Vegetation descriptions
• Fire behavior models
• Access roads (widths, lengths, parking, per project site plans) • Water supply (per local water supplier estimates)
• Fire protection systems (sprinklers as required by code) • Emergency access/egress (secondary egress availability) • Fire department response and aid agreements (description of existing) • Vegetation management and defensible space (summarize FMP) • Fuel Modification Zone Exhibit
• Structural protection/building ignition resistance (compliance with Chapter 7A) • FMZ Maintenance recommendations/requirements
This scope of work anticipates one review, comment, and revision cycle with City staff and one review, comment and revision cycle with LACFD. The draft FPP will be submitted electronically for review. A pdf file of the FPP will be submitted for LACFD DE NOVO PLANNING GROUP 9
review and a paf of the final FPP will be submitted. This scope of work estimates up to four (4) staff hours in response to comments. Extensive comments that require additional time may require additional budget through a contract amendment.

Project Meetings and Coordination. Dudek anticipates attendance at up to two virtual meetings with the project team and/or LACFD. These meetings may include presenting initial findings, discussing potential issues, and coordinating proposed Project design features intended to meet applicable fire code and LACFD requirements. Dudek's attendance at community or public meetings are not included. Other communications and administrative, QA/QC, report production and project management are included in this task as is general consultations with project engineers, biologists, landscape architect and planners regarding fire protection.

2.2.2 WILDFIRE EVACUATION STUDY
The following tasks are intended to support review of the Project in a VHFHSZ and to address applicable wildfire evacuation guidance, as required by the lead agency and LACFD review comments, if any. Evacuation modeling is not proposed as part of this task but can be provided; refer to Optional Task 6.1.

Data Acquisition and Review. Dudek will compile the most recent digital information including site and grading plans, aerial imagery, vegetation, topography, fire history, and wind, temperature, and precipitation data for incorporation into the fire protection analysis, fuel modification plan, site's fire behavior models and GIS/CAD exhibits.

Dudek will perform a site plan review to gain a thorough understanding of the Project and its access and on-site circulation. This task includes a meeting with the Project team and coordination, as appropriate, with the City and the LACD to substantiate assumptions and obtain input on wildfire ignition points/scenarios, the evacuation study area, evacuation scenarios, and other assumptions for evacuation time evaluation.

Wildfire Evacuation Study. Dudek will prepare a Conceptual Wildfire Evacuation Study (CWES) that establishes baseline and regulatory conditions based on the basic concepts and topics that are needed to address the CEQA significance thresholds, Attorney General guidance, and related subjects. Access routes, ingress and egress, and bottlenecks will also be evaluated. The AG guidance recommends evacuation modeling for any new Project; evacuation modeling is provided as an Optional Task that would utilize PTV VISSIM with Dynamic Traffic Assignment (DTA), the industry leading approach to thoroughly modeling evacuation. If that task is not selected, this task will include basic hand calculation methodology to evaluate the capacity of surrounding roadways and Project impacts on existing evacuation plans, an approach that has been used on other Projects of similar scale. The evacuation study includes GIS generated graphics supporting the approach, conclusions, and recommendations. The Dudek team will prepare a CWES that includes the following additional features:
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City of Bradbury
Proposal for Environmental Consultant Services
• Evacuation planning process, emergency response, evac points and shelters, shelter in place discussion
• Route determination
• Evacuation awareness
• Evacuation procedures
• Scenario descriptions
• Hand calculation of Project vehicle impact on existing evacuation times • Recommended measures
• Contingency option - Temporary Refuge/Shelter in Place • Address AG Guidance document
• Address CEQA threshold questions
Graphics will include Site Location Exhibit, Site Plan, Conceptual Evacuation Route Map, Evacuation Toolkits/Action Plan, and others as determined appropriate.

Dudek anticipates up to one virtual meeting with the Project team during completion of this CWES. This task includes project management and coordination.

Dudek anticipates one review, comment, and revision cycle with De Novo/City staff and one review, comment, and revision cycle with the City and/or LACFD (as applicable to the entitlement and fire review process). This scope of work estimates up to eight (8) staff hours to address comments and report revisions from both review cycles. Extensive or complex comments may require a scope and budget amendment.

Meetings (Time & Materials). Dudek anticipates attendance at three virtual meetings with City staff, Applicant, and Design Team, and if requested, coordination meetings with City staff and LACD. A maximum budget allocation has been identified and would be billed based on the team members required for the meeting and time incurred. This scope of work does not include attendance at public meetings or hearings.

Task 2 Deliverables:
• One (1) electronic copy (Word) of the draft technical studies with peer review comments
• One (1) electronic copy (Word) of the revised draft technical studies with peer review comments or confirmation of no further revisions • One (1) electronic copy (pdf) of the Draft Fuel Modification Plan Exhibit (City staff)
• One (1) electronic copy (pdf) of the Final Fuel Modification Plan (LACFD) • One (1) electronic copy (pdf) of the Draft Fire Protection Plan (City staff) • One (1) electronic copy (pdf) of the Draft Fire Protection Plan (LACD) • One (1) electronic copy (pdf) of the Final Fire Protection Plan • One (1) electronic copy (pdf) of the Draft Wildfire Evacuation Study • One (I) electronic copy (pdf) of the Revised Wildfire Evacuation Study DE NOVO PLANNING GROUP 11
• One (l) electronic copy (pdf) of the Final Wildfire Evacuation Study TASK 3: ADMINISTRATIVE DRAFT INITIAL STUDY
De Novo will prepare an Administrative Draft Initial Study for City review. The contents of the Administrative Draft Initial Study will be consistent with all applicable provisions of CEQA and the CEQA Guidelines:

3.1 Introduction
The Introduction will cite the provisions of CEQA and the CEQA Guidelines for which the proposed Project is subject. This section will identify the purpose of the study and statutory authority, and include a summary of the Initial Study format, and a listing of responsible and trustee agencies and documentation incorporated by reference.

3.2 Environmental Evaluation
This section will incorporate the analysis and findings of the technical studies outlined in Task 2, above. It will include a discussion of the potentially significant environmental impacts, City-adopted conditions of approval or mitigation measures to reduce significant impacts to a level of insignificance, and a statement as to whether impacts will be reduced to a level of insignificance. The determination of significance will be based on significance thresholds. The evaluation section will contain appropriately detailed analysis and discussion of those environmental criteria deemed "Potentially Significant Impact" and "Potentially Significant Impact Unless Mitigated." Where the Project would result in "No Impact" or "Less Than Significant Impact" for particular environmental criteria, the Initial Study will include a discussion which supports such a finding. Recommended mitigation measures will comply with CEQA requirements in terms of effectiveness and feasibility.

Aesthetics. There are no officially designated State Scenic Highways that traverse the City. Thus, the analysis is anticipated to demonstrate the proposed Project would not have a substantial adverse effect on a scenic vista or substantially damage scenic resources within a state scenic highway. Visual impacts from potential construction activities will be discussed and evaluated. The analysis will focus on whether the Project would conflict with applicable zoning and other regulations governing scenic quality. The analysis will also address the potential for the Project to create a new source of substantial light or glare adversely affecting day or nighttime views in the area.

Agriculture and Forestry Resources. The Project site is zoned A-1, Agriculture Residential Estate. However, the site is not currently utilized for agriculture. Review of the California Department of Conservation Important Farmland Finder identifies the Project site and surrounding area as "Urban and Built-Up Land". The analysis will address whether the Project would conflict with existing zoning for agricultural use or a Williamson Act contract, conflict with existing zoning or cause rezoning of forest land or the loss of forest land or result in changes in the environment that could 12 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
potentially result in the conversion of farmland to non-agricultural use or forest land to non-forest use.

Air Quality. This section will incorporate the findings of the Air Quality/GHG Study referenced in Task 2. The Project site is located within the jurisdiction of the South Coast Air Quality Management District (SCAQMD). Development of the Project will result in short-term construction-related emissions and long-term operational emissions. This impact analysis will provide discussions related to assessment methodology, SCAQMD thresholds of significance, a consistency analysis with air quality attainment plans, cumulative impact analysis, and a discussion of any needed mitigation measures to reduce significant impacts on air quality.

Biological Resources. This section will incorporate the findings of the Biological Resources Assessment and Tree Survey Report referenced in Task 2. The potential for the Project site to support significant biological resources will be assessed. The analysis will confirm the potential for riparian habitat or sensitive natural community, wetlands, or wildlife corridors to occur within the Project site or surrounding area.

Cultural Resources. This section will incorporate the findings of the Cultural Resources Assessment, as referenced in Task 2. The analysis will address the potential for the Project to cause a substantial adverse change in the significance of a cultural resource, including built environment historic and archaeological resources.

Additionally, the potential for the Project to disturb human remains will be discussed.

Energy. This section will provide analysis and quantification of Project energy usage, consistent with the requirements of the most recent version of CEQA Guidelines Appendix G. The analysis will provide disclosure of the Project's estimated energy consumption associated with long-term operations, buildings, and transportation.

Further, consistent with the applicable statutes and guidelines, De Novo will analyze the Project's potential for wasteful, inefficient, and unnecessary consumption of energy, and will also analyze whether the Project would conflict with or obstruct a state or local plan for renewable energy or energy efficiency.

Geology/Soils. Utilizing existing resources, including information from the Geology/Soils Memo referenced in Task 2. The analysis will identify existing regional and local geology and soils constraints (such as compressible soils, landslide hazards, disruptions, displacements, compaction, or over-covering of the soil, and areas subject to subsidence) and seismic hazards. The Project will be evaluated for its potential to directly or indirectly cause substantial adverse effects involving fault rupture, strong seismic ground shaking, seismic-related ground failure (e.g., liquefaction), and landslides. The potential for the Project to destroy a unique paleontological resource will also be evaluated.

Greenhouse Gas Emissions. This section will incorporate the findings of the Air Quality/GHG Study referenced in Task 2. Development of the Project will result in short-term construction-related GHG emissions and long-term operational GHG emissions. This impact analysis will address the potential for the Project to generate DE NOVO PLANNING GROUP 13
significant GHG emissions and provide a consistency analysis with applicable plans, policies, or regulations adopted to reduce GHG emissions.

Hazards and Hazardous Materials. This section will incorporate the findings of the Phase I ESA referenced in Task 2. The hazardous materials analysis will also include a summary of the existing regulatory conditions per the State Cortese Database Listing.

Potentially hazardous materials conditions within the Project site will be considered to analyze potential Project-related impacts, as they pertain to hazards and hazardous materials per the CEQA thresholds of significance. Potential accidental conditions involving hazardous materials during construction and operations will be identified.

The Project site is not located within an airport land use plan or within two miles of an airport. Project emergency access and potential exposure to wildland fires will also be addressed
Hydrology/Water Quality. This analysis will be based in part on information provided in the Hydrology/Water Quality Memo referenced in Task 2. The existing FEMA flood zones and risk of flooding on the Project site and general vicinity will be discussed. We will summarize onsite hydrology and hydraulic calculations (assumed to be provided in the Hydrology/Water Quality Memo) under existing and proposed conditions We will also review the Project plans and other existing information to evaluate the potential construction and operational impacts of the proposed Project on water quality. We will describe the surface drainage patterns of the Project area and adjoining areas based on the drainage study/calculations, and improvement plans; and identify surface water quality in the Project area based on existing and available data. Conformity of the proposed Project to water quality regulations will also be discussed
Land Use and Planning. The Project site is designated Agricultural/Estate Residential-One Acre and zoned A-1, Agriculture Residential Estate with a required minimum lot area of not less than one acre. The Project requests a General Plan Amendment for a Specific Plan land use designation and a Zone Change for a Specific Plan. The Project will be reviewed for consistency with City standards and policies, as well as careful consideration of adjacent uses. The proposed Project will be reviewed in the context of the City of Bradbury land use plans, policies, and regulations adopted for the purpose of avoiding or mitigating an environmental impact. The potential for the Project to conflict with these plans, policies or regulations will be assessed.

Mineral Resources. According to the Bradbury General Plan, the City, including the Project site, does not have any identified mineral resources. The Project site is not an active use related to mineral resource extraction; nor is it designated or zoned for mineral resource extraction. In addition, no areas within the City are designated for mineral resources extraction. This section will assess whether the Project would have a significant adverse effect on mineral resources.

Noise. This section will incorporate the findings of the Noise Study Memo referenced in Task 2. The analysis will identify temporary noise and vibration from the Project's 14 DE NOVO PLANNING GROUP
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construction activities and assess long-term operational noise impacts to local noise sensitive receptors based on applicable City noise regulations. The Project site is not located within an airport land use plan or within two miles of an airport.

Population/Housing. The Project site is currently developed with one single-family residential use. The Project proposes removal of the existing residential use and the development of 17 single-family residential lots for the development of 17 single-family residences and attendant accessory buildings. The analysis will assess the potential for the Project to directly or indirectly induce substantial unplanned population growth in the area or displace a substantial number of people or housing, resulting in the need for replacement housing elsewhere. The section will reference anticipated and planned growth as identified in the City of Bradbury General Plan and regional growth projections.

Public Services. The Project would not involve the construction of new public service (e.g., fire, police, school, park) facilities. The discussion will focus on the ability for existing public services to serve the Project. The discussion will focus on the potential to result in the need for new or physically altered governmental facilities, the construction of which could cause a significant environmental impact.

Recreation. The analysis will address if the proposed Project has the potential to increase the use of existing recreation facilities to the extent that substantial physical deterioration of the facility would occur or be accelerated.

Transportation. This section will incorporate the findings of the Traffic Study/VMT/Existing Conditions referenced in Task 2, specific to VMT. With the implementation of Senate Bill (SB) 743, VMT will be the required analysis metric to assess the potential for significant transportation impacts associated with proposed projects. This section will also address any potential conflicts with the City's programs, plans, ordinances or policies addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities, potential of the Project to increase hazards due to a geometric design feature or incompatible use, or result in inadequate emergency access.

Tribal Cultural Resources. This section will rely in part on the findings of the Cultural Resources Assessment referenced in Task 2.

Under AB 52, the City, as the CEQA Lead Agency, is required to initiate consultation with California Native American tribes that are traditionally and culturally affiliated with the Project area prior to the release of a negative declaration, mitigated negative declaration, or environmental impact report. We understand the City will conduct the AB 52 consultation process including notification to the Tribes. De Novo will be provided copies of the notices for inclusion in the document's technical appendices.

Additionally, the City will provide the results of the consultation process for incorporation into this section, including any agreements with the Tribes for implementation of specific measures.

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Utilities/Service Systems. The ability of existing infrastructure to support the proposed development will be confirmed based in part on the "Will Serve" documents to be provided by the Applicant, including assessing the relocation or construction of new or expanded facilities and the potential to result in an environmental effect. The discussion will focus on the potential alteration of existing facilities, extension, or expansion of new facilities and the increased demand for services associated with the proposed land use based in part on information provided by the Applicant. Utilities addressed include water, wastewater, solid waste, electricity, natural gas, and telecommunications.

Wildfires. The Project site is located within a very high fire hazard severity zone as delineated on CalFire Hazard Severity Zone Maps for the City. This section will incorporate the findings of the Fire Protection Plan and Wildfire Evacuation Assessment referenced in Task 2.

Mandatory Findings of Significance. This section will focus on the cumulative effects and the potential for the Project to have environmental effects which will cause substantial adverse effects on human beings based in part on the analysis conducted as part of the previous environmental topical areas.

3.3 Additional Sections and Figures
Additional Initial Study sections will be prepared and include the following: List of Preparers; References; and Appendices. The environmental document will include figures to enhance the written text and clarify the proposed Project. All figures will be 8½" × 11" in size and can be provided in pdf.

3.4 Administrative Draft Initial Study Submittal
The previous tasks will result in the Administrative Draft Initial Study, which will be provided to City staff for review and comment.

3.5 Initial Study Findings and Meeting with City Staff
Once the Initial Study is reviewed by City staff, De Novo will participate in a conference call/virtual meeting with City staff to review and discuss the findings of the Initial Study review. Based upon the results of the Initial Study and meeting with City staff, De Novo will prepare the appropriate CEQA compliance documentation to involve either preparation of an MND or an EIR, in accordance with either Task 4 or 6.

Task 3 Deliverables:
• One (1) electronic (MS Word format and pdf) of the Administrative Draft Initial Study and Appendices
• Three (3) hard copies of the Administrative Draft Initial Study 16 DE NOVO PLANNING GROUP
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TASK 4A: CEQA CLEARANCE OPTION 1: MITIGATED NEGATIVE DECLARATION Should the analyses described in Tasks 2 and 3 determine that impacts could be mitigated to a less than significant level and based on direction from City staff, De Novo will prepare an MND.

4.1 Revised Draft IS/MND
Comments received on the Administrative Draft Initial Study from the City will be incorporated/addressed. De Novo will prepare a Revised Screencheck Draft Initial Study/Mitigated Negative Declaration (IS/MND) for review. Changes to the Screencheck Draft IS/MND will be provided in tracked changes. 42 a Public Review Draft IS/MND
Comments received from the City on the Revised Draft IS/MND will be incorporated/addressed. De Novo will prepare the Notice of Intent to Adopt a Mitigated Negative Declaration (NOl) for public review. De Novo will be responsible for distributing the NOl to the City's distribution list, posting the NOI with the County Clerk and preparing and submitting the required documents to the State Clearinghouse (SCH) through the CEQA Submit portal, including the Notice of Completion (NOC) and SCH Summary Form. This scope of work includes County Clerk filing fees; radius mailing and newspaper noticing are excluded.

4.3 Final IS/MND
Upon completion of the public review period, De Novo will prepare written responses to the public comments, and where necessary the appropriate revisions will be made to the IS/MND text. All responses will be prepared pursuant to the State CEQA Guidelines and provided to the City for review in the form of an Administrative Draft Final IS/MND. We will make additional revisions as directed by the City and provide a Screencheck Draft Final IS/MND to the City with tracked revisions. Comments will be addressed, and De Novo will prepare a Final IS/MND for consideration. The Administrative Draft, Screencheck and Final IS/MND will also include a Mitigation Monitoring and Reporting Program and Errata, if necessary.

At this time, the extent of public and agency comments that will result from the review process is unknown. This task identifies a maximum budget allocation to prepare the responses to comments by De Novo. Should the level of comments and responses exceed our budgeted estimate, De Novo will discuss with City staff and submit an additional funding request. This scope of work does not assume preparation of responses to comments by our teaming partners involved in the peer review of the Applicant prepared studies. We have included an optional task with funding for participation of the peer reviewers in preparing responses to comments, if needed. The optional task would only be utilized if authorized by the City and would be limited to the specific subconsultant and charged on a time and materials basis. If it is determined that supplemental technical studies or additional analysis will be required to provide responses to comments, De Novo will coordinate with City staff.

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4.4 Notice of Determination
If approved, De Novo will prepare and file the Notice of Determination (NOD) with the County Clerk and State Clearinghouse. This scope of work includes County Clerk filing fees; however, any required CDFW fees are excluded.

Task 4A Deliverables:
• One (1) electronic (MS Word format and pdf) of the Revised Draft IS/MND • One (1) electronic (MS Word format and pdf) of the Public Review Draft IS/MND • Three (3) hardcopies of the Public Review Draft IS/MND with Appendices on a USB drive
• Up to forty (40) copies of the Public Review Draft IS/MND and Appendices on USB drive and NOI to be mailed to the City's distribution list • Three (3) hardcopies of the SCH Summary Form
• File NOI at County Clerk
• Submit to CEQA Submit portal (NOC, NOI, MND, SCH Summary Form) • One (1) electronic (MS Word format and pdf) of the Administrative Draft Responses to Comments and MMRP
• One (1) electronic (MS Word format and pdf) of the Revised Draft IS/MND Responses to Comments and MMRP, with Errata if necessary • One (1) electronic (MS Word format and pdf) of the Final IS/MND Responses to Comments and MMRP, and Errata if necessary
• Three (3) hardcopies of the Final IS/MND
• Five (5) USB drives with Final IS/MND and Appendices
TASK 5A: MND PROJECT COORDINATION AND MEETINGS

5.1 Project Management and Administration
Ms. Barker will direct preparation and review of the MND for compliance with CEQA requirements and guidelines and City CEQA procedures. Ms. Barker will coordinate with City staff and/or other stakeholder representatives as well as internal technical staff, support staff and word processing toward the timely completion of the environmental document. This task involves the time necessary for management and administration of the project, including invoicing and progress reports.

5.2 Project Meetings and Hearings
Ms. Barker, along with team members, as needed, will participate in progress/Project conference calls and/or meetings with City staff. Pursuant to the RFP, we anticipate virtual attendance at bi-weekly check-in meetings. We understand this may change depending upon the progress and work effort at that time and the timing of the meetings may fluctuate. For budgeting purposes, this task assumes De Novo will participate in biweekly meetings averaging two hours per month for the duration of the work program based on the schedule provided (Section 5). We anticipate the Project Manager will be required for each meeting.

Ms. Barker will attend Planning Commission and City Council meetings. We have not budgeted for additional technical support from other members of our team, including our subconsultants, to attend public hearings. If it is determined attendance is 18฿ DE NOVO PLANNING GROUP
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Proposal for Environmental Consultant Services
necessary, this can be accommodated through a budget amendment. For budgeting purposes, the following meetings are assumed:
• One (1) in-person kickoff meeting with City staff (refer to Task 1.1); • Bi-weekly virtual meetings with City staff and Applicant (as needed) to discuss work program and progress, resolve any issues, review comments on administrative documents, and/or receive any necessary direction; • Up to two (2) Planning Commission meetings; and
• Up to two (2) City Council meetings
TASK 4B CEQA CLEARANCE OPTION 2: ENVIRONMENTAL IMPACT REPORT Should the analyses described in Task 3 determine that the proposed Project could potentially result in a significant and unavoidable impact, De Novo will prepare an EIR.

It is assumed the EIR will be focused on those environmental topical areas resulting in the need for mitigation measures to reduce a significant impacts and/or topical areas resulting in a significant and unavoidable impact.

4.1 Revised Initial Study, Public Review Draft Initial Study and Notice of Preparation
Comments received on the Administrative Draft Initial Study from the City will be incorporated/addressed. De Novo will prepare a Revised Screencheck Draft Initial Study for review. Changes to the Initial Study will be provided in tracked changes to assist in review.

De Novo will address additional comments and prepare the Initial Study for Public Review. De Novo will prepare, distribute, post, and file the Notice of Preparation (NOP) for the EIR. This task includes filing the NOP and associated materials with the State Clearinghouse, the County Clerk, and mailing the NOP to a City-approved Distribution List. For budgetary purposes, this task includes mailing a maximum of forty (40) notices to affected agencies and interested parties. This scope of work includes County Clerk filing fees; radius mailing and newspaper noticing are excluded.

Comments received in response to the NOP will be evaluated during the preparation of the EIR

4.2 Scoping Meeting
A public scoping meeting will be scheduled during the NOP public review period. The scoping meeting will include an overview of the Project and the environmental review process, identifying environmental issues that will be addressed in the EIR. De Novo will coordinate with City staff to determine the format of the scoping meeting. De Novo will prepare and deliver the presentation for the scoping meeting. After completion of the scoping meeting, De Novo will provide a summary of environmental issues raised. It is assumed the City will secure the facility and any necessary equipment for the meeting.

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4.3 Administrative Draft EIR

4.3.1 Executive Summary
This section will provide a concise description of the Project, the potential areas of controversy, issues to be resolved, Project alternatives, and a summary of impacts and mitigation measures. The intent of this section is to provide the City and the public with a simple and easy to understand overview of the Project and related issues, which will be analyzed and discussed much more thoroughly in the contents of the EIR.

4.3.2 Introduction and Purpose
The Introduction will serve as an overview of the EIR, describing its purpose and relevant environmental review procedures, the document organization, and the methodology used.

4.3.3 Project Description
The Project Description section will incorporate the completed product referenced in Task 1 with minor modifications specific to its use in the EIR.

4.3.4 Cumulative Projects/Analysis
De Novo will analyze the environmental impacts of the Project when viewed in combination with other known, approved, or reasonably foreseeable projects in the region. The cumulative analysis will address each topic covered in the environmental analysis. This cumulative analysis will be based on a list of projects provided by City staff. The cumulative analysis for each topical area will be incorporated throughout the analyses scoped in Task 4.3.5, Environmental Analysis

4.3.5 Environmental Analysis
The Draft EIR will be prepared, consistent with the requirements of CEQA, the CEQA Guidelines, and relevant case law. The Environmental Analysis section will thoroughly discuss the existing conditions for each environmental issue area, identify short-term construction and long-term operational environmental impacts associated with the Project, and their associated levels of significance. For each environmental topical area, the impact analysis subsection will begin with a list of all thresholds contained in CEQA Guidelines Appendix G. For each environmental issue requiring analysis, the EIR will state the level of significance, and then provide the analysis discussion, mitigation measures specific to this environmental issue, and level of significance after mitigation.

This scope of work assumes the environmental analysis sections of the EIR will focus on those topical areas determined in the Initial Study as having a significant impact requiring mitigation and/or a significant and unavoidable impact and that no additional technical studies, beyond those identified in Task 2, will be prepared. If it is determined through the preparation of previous tasks that additional technical studies are needed, De Novo will work with the City to determine the associated scope of work and if additional funding is necessary.
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4.3.6 Growth Inducement
De Novo will provide a Project specific analysis of potential growth-inducing impacts pursuant to CEQA Guidelines Section 15126.2(d). The section will discuss ways in which the proposed Project could foster economic or population growth, either directly or indirectly, in the surrounding environment. Potential growth-inducing impacts from the proposed development will be analyzed as they relate to population, housing, and employment factors. Growth-inducing impacts will be assessed based on the Project's consistency with adopted/proposed plans that have addressed growth management.

4.3.7 Alternatives to the Proposed Action
De Novo will coordinate with the City to develop a reasonable range of alternatives. It is assumed up to three (3) alternatives, including the No Project Alternative, as required by the CEQA Guidelines, will be analyzed in the EIR. The analysis will provide a comparison of the environmental impacts of each alternative (for each impact area to that of the proposed Project. This scope of work assumes that the alternatives analysis will not be conducted to the same level of detail as the analysis of the proposed Project.

4.3.8 Additional Sections
Additional EIR sections to meet CEQA requirements will be prepared and include the following: Significant Irreversible Environmental Changes That Would Be Involved In the Proposed Action Should It Be Implemented; Effects Found Not To Be Significant Inventory of Unavoidable Adverse Impacts; and Organizations and Persons Consulted/Bibliography will be provided.

4.4 Administrative Draft EIR Submittal
The previous tasks will result in the Administrative Draft EIR, which will be provided to the City for review and comment.

4.5 Revised Screencheck Draft EIR
De Novo will prepare a Revised Screencheck Draft EIR based upon consolidated comments received from the City on the Administrative Draft EIR. Changes to the Screencheck Draft EIR will be highlighted/provided in tracked changes to assist the review.

4.6 Public Review Draft EIR
De Novo will respond to a second review of the Revised Screencheck Draft EIR. This task assumes substantive comments will be raised as part of Task 4.4, above. Upon approval, De Novo will prepare the Draft EIR for the required 45-day public review period. In addition, the Notice of Completion (NOC) and Notice of Availability (NOA) will be prepared for submittal to the State Clearinghouse and the County Clerk, and for distribution to the City-approved distribution list. De Novo will file the notices with the State Clearinghouse and County Clerk. This scope of work includes County Clerk filing fees; radius mailing and newspaper noticing are excluded DE NOVO PLANNING GROUP 21

4.7 Final EIR

4.7.1 Responses to Comments/Administrative Draft Final EIR At the conclusion of the Draft EIR public review period, the De Novo team will respond to written comments. The Draft Responses to Comments will be prepared for review by City staff. De Novo will address one complete set of consolidated comments from City staff and will provide revisions in track changes for ease of review. De Novo will respond to a second set of comments and finalize this section for inclusion in the Administrative Final EIR.

At this time, the extent of public and agency comments that will result from the review process is unknown. This task identifies a maximum budget allocation to prepare the responses to comments by De Novo. Should the level of comments and responses exceed our budgeted estimate, De Novo will discuss with City staff and submit an additional funding request. This scope of work does not assume preparation of responses to comments by our teaming partners involved in the peer review of the Applicant prepared studies. We have included an optional task with funding for participation of the peer reviewers in preparing responses to comments, if needed. The optional task would only be utilized if authorized by the City and would be limited to the specific subconsultant and charged on a time and materials basis. If it is determined that supplemental technical studies or additional analysis will be required to provide responses to comments, De Novo will coordinate with City staff.

4.7.2 Mitigation Monitoring and Reporting Program
A Mitigation Monitoring and Reporting Program (MMRP) will be prepared to identify appropriate monitoring steps/procedures and provide a basis for monitoring such measures during and upon Project implementation. The Mitigation Monitoring and Reporting Checklist will serve as the foundation of the MMRP. The Checklist will identify the mitigation measure outlined in the EIR, the Mitigation Measure/ Condition of Approval, the Monitoring Milestone (what agency/department is responsible for verifying implementation of the measure), Method of Verification (documentation, field checks, etc.), and a verification section for the initials of the verifying individual, date of verification, and pertinent remarks. A draft MMRP will be prepared for review by the City.

4.7.3 Final EIR
The Final EIR, which will be separately bound, will consist of the Response to Comments, MMRP, and revised Draft EIR text, as necessary. Any revisions to the Draft EIR will be shown as an excerpt demarcated with underline for new text and strikethrough for deleted text. De Novo will issue a Notice of Availability to responsible agencies, local agencies and interested persons advising that the Final EIR is available for public review.

4.7.4 Findings and Statement of Overriding Considerations Review We understand that the CEQA Findings of Fact/Statement of Overriding Considerations (Findings) will be prepared by City staff. As requested, De Novo will 22 DE NOVO PLANNING GROUP
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Proposal for Environmental Consultant Services
review the draft documents prepared by City staff. Any comments or suggested revisions will be provided in track changes.

4.7.5 Notice of Determination
De Novo will prepare and file a Notice of Determination (NOD) with the County Clerk and State Clearinghouse within five days of the EIR certification and approval. Our budget includes the filing fees for the County Clerk; however, the California Department of Fish and Wildlife (CDFW) fees, if determined applicable, is excluded.

Task 4B Deliverables:
• One (I) electronic (MS Word format and paf) of the Revised Dratt IS and NOP • One (1) electronic (MS Word format and paf) of the Public Review Dratt IS ano NOP
• Three (3) hardcopies of the Public Review Draft IS and NOP with Appendices on a USB drive
• Up to forty (40) copies of the Public Review Draft IS and Appendices on USB drive and NOP to be mailed to the City's distribution list • File NOP at County Clerk
• Presentation and Attendance at one (1) EIR Scoping Meeting • Submit to CEQA Submit portal (NOC, NOP, IS)
• One (1) electronic (MS Word format and pdf) of the Administrative Draft EIR and Appendices
• Three (3) hardcopies of the Administrative Draft EIR
• One (1) electronic (MS Word format and pdf) of the Revised Draft EIR • One (1) electronic (MS Word format and pdf) of the Public Review Draft EIR • Three (3) hardcopies of the Public Review Draft EIR with Appendices on a USB drive
• Up to forty (40) copies of the Public Review Draft EIR and Appendices on USB drive and NOA to be mailed to the City's distribution list • File NOA at County Clerk
• Submit to CEQA Submit portal (NOC, NOA, EIR, EIR Appendices) • One (1) electronic (MS Word format and pdf) of the Administrative Draft Responses to Comments and MMRP
• One (1) electronic (MS Word format and pdf) of the Revised Draft Responses to Comments and MMRP, with Errata if necessary
• One (1) electronic (MS Word format and pdf) of the Final EIR, including Responses to Comments and MMRP, and Errata if necessary
• Three (3) hardcopies of the Final EIR
• Five (5) USB drives with Final EIR and Appendices
• File NOD at County Clerk
• Submit to CEQA Submit portal (Final EIR, NOD)
TASK 5B: EIR PROJECT COORDINATION AND MEETINGS

5.1 Project Management and Administration
Ms. Barker will direct preparation and review of the EIR for compliance with CEQA requirements and guidelines and City CEQA procedures. Ms. Barker will coordinate DE NOVO PLANNING GROUP 23
with City staff and/or other stakeholder representatives as well as internal technical staff, support staff and word processing toward the timely completion of the environmental document. This task involves the time necessary for management and administration of the project, including invoicing and progress reports.

5.2 Project Meetings and Hearings
Ms. Barker, along with team members, as needed, will participate in progress/Project conference calls and/or meetings with City staff. Pursuant to the RFP, we anticipate virtual attendance at bi-weekly check-in meetings. We understand this may change depending upon the progress and work effort at that time and the timing of the meetings may fluctuate. For budgeting purposes, this task assumes De Novo will participate in biweekly meetings averaging two hours per month for the duration of the work program based on the schedule provided (Section 5). We anticipate the Project Manager will be required for each meeting.

Ms. Barker will attend Planning Commission and City Council meetings. We have not budgeted for additional technical support from other members of our team, including our subconsultants, to attend public hearings. If it is determined attendance is necessary, this can be accommodated through a budget amendment. For budgeting purposes, the following meetings are assumed:
• One (1) in-person kickoff meeting with City staff (refer to Task 1.7); • Bi-weekly virtual meetings with City staff and Applicant (as needed) to discuss work program and progress, resolve any issues, review comments on administrative documents, and/or receive any necessary direction; • Up to two (2) Planning Commission meetings; and
• Up to two (2) City Council meetings
TASK 6: OPTIONAL TASKS

6.] Wildfire Evacuation Study - Evacuation Modeling PTV VISSIM with DTA If requested, Dudek can provide wildfire evacuation modeling for incorporation in the WES. Wildfire Evacuation Modeling involves developing an evacuation traffic analysis to evaluate how a defined study area would perform during a wildfire evacuation event. The work uses dynamic traffic simulation software (PTV VISSIM) to model evacuation conditions on key roadways, focusing on network travel times, speeds, and system constraints under emergency conditions. The modeling framework incorporates existing and proposed roadway configurations, background traffic conditions during low-demand periods, and assumptions drawn from applicable local or regional evacuation and transportation plans. Seasonal traffic variability may also be analyzed to ensure conservative evacuation conditions are represented.

The analysis evaluates multiple evacuation scenarios that incrementally add population, land uses, and cumulative development to understand how evacuation demand scales across the study area. Scenarios would include:
• Existing
• Project
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Proposal for Environmental Consultant Services
• Existing + Project
• Cumulative
• Cumulative + Project
Evacuating vehicle volumes are estimated using a combination of occupancy data, census-based vehicle ownership rates, and standard trip generation assumptions for residential and non-residential uses. Special operational considerations such as parking management, access controls, or emergency circulation procedures are incorporated as applicable. All assumptions regarding land use, evacuation routes, safe zones, and behavioral responses are coordinated with project stakeholders and relevant agencies to ensure consistency and defensibility.

Simulation results are reviewed to identify evacuation clearance times, bottlenecks, and potential deficiencies in the transportation network. Based on these findings, recommendations may include traffic management strategies, operational controls, infrastructure improvements, or further modeling refinements. The methodology, assumptions, results, and conclusions are documented in a technical memorandum supported by figures and tables. The task also includes coordination meetings with agencies and stakeholders, limited revisions to the modeling if required, and support for presenting results to decision-making bodies.

6.2 Responses to Public Comments Technical Assistance
At this time, the level and nature of public comments that may be received on the CEQA document is unknown. De Novo wili prepare responses to comments and we have allocated budget as part of the primary tasks for either. CEQA document (e.g., MND or EIR). This task provides budget allocation for technical team members to support preparation of responses to comments if determined necessary. Use of this task would only occur upon discussion with and authorization by City staff and would be limited to the specific subconsultant and charged on a time and materials basis.

The budget allocation provides the following maximum hour assumptions for our subconsultant teaming partners.
• South Environmental - up to 8 hours
• Kittelson - up to 8 hours
• Verdantas - up to 8 hours
• Q3 Consulting - up to 6 hours
Dudek - up to 12 hours
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3. QUALIFICATIONS AND EXPERIENCE

THE DE NOVO APPROACH
The De Novo team has provided environmental documentation and technical studies for a diverse range of development projects, as well as regulatory/policy documents, such as General Plans and zoning ordinances. We are proud of our history of working with local agencies on a variety of projects.

The types of environmental services De Novo provides include:
• Initial Studies • Environmental Impact Reports
• Mitigation Monitoring and • Categorical Exclusions
Reporting Programs • Categorical Exemptions
• Negative Declarations • Environmental Assessments
• CEQA Notices • Addendums
• Mitigated Negative Declarations • Peer review of environmental • Consistency Checklists documents and technical studies • Technical Studies • Environmental Impact
• AB 52/SB 18 Tribal Consultation Statements
Our Team, led by Starla Barker, AICP, Principal Planner, is comprised of professionals with expertise in preparing technical studies and environmental analysis for CEQA compliance projects. Starla has over 20 years of experience preparing and managing environmental compliance documents, specializing in infill development and redevelopment projects within urbanized areas.

PROJECT TEAM
The De Novo Project team will be under the management of Starla Barker, serving as the Project Manager and primary/day-to-day point of contact. She will be responsible for the management and supervision of De Novo's team, including our subconsultant teaming partners, ensuring that the document preparation process is thorough and that the environmental document and technical studies comply with CEQA requirements. Starla will review all internal and external work products and be responsible for overseeing any revisions and providing quality control and quality assurance throughout the Project's duration. Starla will also attend scheduled meetings, and in addition to key team members, will represent the Project team at Planning Commission and City Council hearings. Starla will be supported by additional senior-level staff and technical team members with expertise in environmental services. De Novo's project management and technical staff have a deep knowledge of CEQA and have prepared environmental compliance documentation for a variety of projects throughout southern California.

De Novo is deliberate about the projects we pursue to ensure that our team can deliver the highest quality of work to all our clients; this process includes an analysis of our internal capacity and our ability to meet expectations on all aspects of the project. The identified staff have availability to provide the required services for 26 DE NOVO PLANNING GROUP
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Proposal for Environmental Consultant Services
successful completion of this project. The detailed project budget provides an allocation of hours by staff to complete the identified work program.

The following includes brief biographies for De Novo key team members. Resumes for all team members are provided in Appendix A.

Starla Barker, AICP
Project Manager | Principal Planner / Primary Point of Contact Starla Barker, AICP, is responsible for leading the firm's Southern California environmental services practice, including the management and preparation of all types of environmental documents (Categorical Exemptions, Initial Studies, Negative (Mitigated) Negative Declarations, Environmental Impact Reports, and Environmental Assessments) pursuant to CEQA and NEPA.

Starla has successfully managed a wide range of environmental compliance projects for public and private sector clients, with particular emphasis in urban infill, downtown, redevelopment, and policy projects, including General Plans, Zoning Code Updates, and Specific Plans. Through her extensive experience in both policy and environmental planning, Starla is keenly aware of the interaction between the two and consistently takes a proactive and comprehensive approach to understanding planning and environmental issues and developing solutions. Utilizing her experience in community planning, Starla frequently participates in outreach activities with members of the public and elected and appointed officials to help inform and facilitate the planning and environmental review process.

Ashley Brodkin
Senior Planner
Ashley Brodkin is a Senior Planner with De Novo Planning Group and is responsible for project management, the preparation of environmental documents, as well as other long-range planning documents, including General Plans and Specific Plans. Ashley Brodkin brings a range of planning experience for public and private sector clients, including specific plans, general plans, land-use planning, policy development, outreach, zoning ordinance updates and CEQA projects. Ashley has prepared and managed a variety of CEQA and NEPA documents for capital improvements, new developments, redevelopment and urban infill, warehouse/logistics, and public policy document projects, and a variety of planning projects including General Plans, Housing Elements, Specific Plans, Development Ordinance Updates, and entitlements. With experience as both a private consultant and in public service, as well as experience in both policy and environmental planning, Ashley provides a holistic approach to projects and proactively problem solves.

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Erik Anderson, AICP
Senior Planner
Erik is an AICP-certified planner with experience in a wide range of projects for public and private sector clients, specializing in land-use planning, policy development, and environmental and sustainability planning. He brings strong project management skills, supported by PSMJ training, and provides expertise in the preparation of CEA documentation and long-range planning efforts such as General Plans, zoning updates, and Local Hazard Mitigation Plans. Erik's background also includes grassroots environmental advocacy and experience in the legal field, which strengthen his analytical and communication abilities. Erik is passionate about serving communities and advancing innovative, place-based planning strategies that promote sustainable and resilient development.

Tin Cheung
Principal Scientist | Technical Lead
Tin is a Principal Scientist with De Novo Planning Group and is responsible for technical analyses related to air quality, greenhouse gas, noise, vibration, and energy. Mr. Cheung has over 20 years of experience preparing air pollutant emissions inventories, dispersion modeling, climate change and health risk assessments using a variety of computer data models. He has worked on hundreds of projects which include large-scale industrial, commercial, residential, infrastructure, school and recreational developments. He has extensive knowledge of the CEQANEPA regulatory process and impact assessment methodology established by the EPA, California Air Resources Board and other air quality management districts. He leads our in-house air-quality, climate change, and noise/vibration services for CEQAINEPA compliance. He also has performed third- party reviews for technical adequacy and CEQA compliance in support of legal efforts and government QA QC. His substantial knowledge of impact quantification and regulations contributes to solutions for reducing air quality, climate change and health risk impacts. Because of his expertise, he has been called on for legal support and expert witness testimony related to environmental and CEQA issues.

Josh Smith, AICP, LEED-AP
Senior Planner / Technical Lead
Josh is a Senior Planner with De Novo Planning Group and is responsible for the management and preparation of CEQA/NEPA documents (Initial Studies, Negative Declaration, Environmental Impact Reports, and Environmental Assessments), as well as the development of air quality and greenhouse gas technical plans and reports, and climate change planning for local governments. Josh has extensive experience managing CEQA/NEPA documents. Josh also has immense technical expertise with air quality, greenhouse gas, and energy 28 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
modeling, including criteria air pollutant and air dispersion modeling, as well as Climate Action Plans, Energy Action Plans, and toxic air contaminant (TAC) Health Risk Assessments. Josh has additional expertise utilizing best-practice standards for developing greenhouse gas (GHG) inventories and context-specific GHG mitigation measures, as well as developing custom air pollutant emissions calculators for complex projects.

Abdul Jama
Assistant Planner
Abdul holds a Master's Degree in City and Regional Planning from Cal Poly, San Luis Obispo. He brings a strong interest and comprehensive experience in environmental and long-range planning. As an Assistant Planner at De Novo Planning Group, Abdul has contributed to a wide range of public and private sector projects, focusing on environmental review, land use planning, and policy development His work includes CEQA document preparation such as initial studies, environmental impact reports, and mitigated negative declaration documents. His long-range planning efforts include General Plan Update, Zoning Code Update, and Local Hazard Mitigation Plan preparation. Abdul is excited to provide top quality environmental, land use and policy development to all communities and individuals.

Mia Yuen
Assistant Planner
Mia earned a Master's Degree in Urban and Regional Planning from the University of California, Irvine. Prior to joining De Novo, Mia gained experience in the public sector at the City of Rancho Santa Margarita. As an Assistant Planner at De Novo, Mia provides project support including preparation of zoning code updates and research and policy development for General Plans and Local Hazard Mitigation Plans. She also prepares environmental analysis in support of CEQA documentation for a variety of policy and development projects. Mia is passionate about community engagement, equity, and facilitating sustainable cities.

Mia currently serves as the Marketing Chair for the APA Orange Section and has been involved with the APA since 2021.

SUBCONSULTANT TEAMING PARTNERS
We are joined by our talented team of expert subconsultants to provide peer review of Applicant-prepared studies including the Cultural Resources Assessment, Biological Resources Assessment and Tree Survey Report (South Environmental); Traffic Study/VMT/Existing Conditions-Plus Forecast (Kittelson Associates); Geology/Soils Memo and Phase I ESA (Verdantas); and Hydrology/Water Quality Memo (Q3 Consulting) and preparation of the Fire Protection Plan and Wildfire Evacuation Study (Dudek).

DE NOVO PLANNING GROUP 29
Our team has worked together for many years preparing environmental compliance documentation and technical analysis. This continuity in staffing means that each team member knows our management team's expectations. Ultimately, this results in a more efficient process. Our team has a deep understanding of issues and areas of concern that may arise, and more importantly, how to address and appropriately resolve these issues. All members of our subconsultant partners are leaders in their fields and have experience working on a wide range of projects throughout southern California. Following are firm descriptions; staff resumes are included in Appendix A.

SOUTH ENVIRONMENTAL is a certified Disadvantaged Business Enterprise, Woman- Owned Business Enterprise, and Small Business Enterprise specializing in natural and cultural resources consulting in southern California. Established as a partnership between Cultural Resources Director Samantha Murray and Principal Biologist Matthew South, their in-house team of specialists provides the full suite of cultural and natural resources compliance services, including architectural history, archaeology, biology, arboricultural, and paleontological resources consulting services. South Environmental helps clients navigate federal, state, and local regulatory and permitting processes, from small-scale private development projects to large-scale infrastructure and energy projects. South Environmental provides technical studies and compliance documentation to satisfy the regulatory requirements of CEQA and NEPA and works closely with federal and state permitting agencies such as the U.S. Army Corps of Engineers (USACE), California Department of Fish and Wildlife (CDFW), and the State Regional Water Quality Control Board (RWQCB).

KITTELSON & ASSOCIATES, INC. has provided comprehensive transportation engineering, planning, and research services to government and private organizations since 1985. Their southern California regional office was established in 2014 in the City of Orange and serves clients throughout Los Angeles and Orange Counties. Through this work, Kittelson has developed deep familiarity with the local, regional, and state transportation planning processes and analysis requirements for transportation impact studies and environmental documents. In addition, the firm has been working closely with local and regional agencies to establish new transportation analysis metrics, consistent with SB 743 and the switch from intersection LOS to VMT as the transportation impact metric under CEQA. Kittelson's staff brings a demonstrated understanding of transportation and circulation requirements, travel demand modeling, and regional knowledge developed through more than 30 years of project experience in California including on recent general plans and specific plans in both northern and southern California.

VERDANTAS understands the importance of regulatory compliance and works closely with permitting authorities to ensure that projects meet and exceed all specifications, standards, and codes, with minimal disruptions to adjacent properties and water bodies. Verdantas offers a range of services, including environmental assessment, site remediation, and regulatory compliance and understands how the environmental characterization process supports CEQA review and documentation. 30 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
De Novo has teamed with Verdantas on a variety of projects for both preparation of site-specific hazardous materials and geotechnical studies and providing peer review services.

Q3 CONSULTING was started by three engineers whose careers have focused on providing the highest quality of services in the stormwater practice. Combined with more than 70 years of professional experience, including 16 years working hand-in- hand together, the principals of Q3 are an established team with an extensive background in the planning, analysis, design, and management of comprehensive flood control/stormwater-related projects, solving a diverse range of challenges and issues for both public and private sector clients. Q3 provides clients a diverse range of planning and engineering general services, including, but not limited to, plan check and technical review, due diligence and feasibility studies, engineering planning, preliminary and final engineering, PS&E (plans, specifications, and estimate), engineering support during construction, technical studies and related deliverables, standards and guidelines development, value engineering and constructability review, model development and simulation, engineering forensics and litigation support.

DUDEK is comprised of a staff of planners, scientists, civil engineers, contractors, and technical experts. Dudek assists clients to address challenges related to infrastructure, planning, and the environment to drive project progress and create lasting results. As a California-based company with headquarters located in Encinitas, California, Dudek provides successful and impactful evacuation and climate resilience projects throughout the state. Understanding a site, the unique fire environment that it presents, and how best to mitigate and plan for worst-case fire conditions requires fire protection planners who are well versed in the fire ecology of the local natural landscape and the latest fire protection technologies. Dudek fire protection planners help quantify and evaluate risk in natural and built environments to determine appropriate measures to minimize risk so that communities and assets are safer. Their experts identify feasible and create implementable measures to mitigate wildfire risk, and routinely prepare the following documents: utility wildfire mitigation plans; wildfire master plans; fire protection plans (FPPs); alternative materials and methods reports; fire behavior technical reports; fuel modification plans; wildfire evacuation plans; and fire safety plans.

Our project team, including our teaming partners have not worked with or performed tasks on a project for Sunrise Real Estate, Gilbert Engineering, Stephanie DeWolfe, Alex Khoury, Richard McDonald, or SOAR Environmental Consulting.

DE NOVO PLANNING GROUP 31

ORGANIZATIONAL CHART

CITY OF BRADBURY
De Novo Planning Group (Prime Consultant)
Starla Barker, AICP,
Principal Planner/Project Manager, Day-to-Day Point of Contact Ashley Brodkin, Senior Planner Erik Anderson, AICP, Senior Planner Lead document preparer • Lead document preparer
Issue area study preparer Issue area study preparer
• Task Management Task Management
• Internal quality control review
assistance
Tin Cheung, Principal Scientist, Josh Smith, AICP, LEED-AP, Senior Technical Lead Planner, Technical Lead
• Technical Study Peer Review • Technical Study Peer Review Air Quality, Energy, Greenhouse Air Quality, Energy, Greenhouse Gas Emissions, Noise and Gas Emissions, Noise and
Vibration Vibration
Abdul Jama, Assistant Planner Mia Yuen, Assistant Planner Issue area study preparer • Issue area study preparer
Document production Document production
consultant Teaming Partners
South Environmental Kittelson & Associates Verdantas
Peer Review: Cultural Peer Review: Traffic Peer Review:

Resources Assessment, Study/VMT/Existing Geology/Soils Memo and Biological Resources Conditions-Plus Forecast Phase I ESA Assessment, Tree Survey
Report
Q3 Consulting Dudek
Peer Review: Hydrology/Water Quality Report Preparation: Fire Protection Memo Plan and Wildfire Evacuation Study
32 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services

RELEVANT EXPERIENCE
As demonstrated below, the De Novo team, including our subconsultant teaming partners, have experience with preparing CEQA documentation for a diverse range of development projects, as well as regulatory/policy documents, such as General Plans, Specific Plans, and zoning ordinances. De Novo has a long history of preparing CEQA documents ranging from MNDs to EIRs. This experience includes preparing technical studies and an Initial Study to determine the appropriate level of CEQA review - a Mitigated Negative Declaration or EIR. We can transition without delay and our approach to the analysis and scoping process (e.g., Initial Study preparation) provides for a seamless transition.

Below is a brief summary of CEQA projects with similar issues that have been completed by De Novo team members. Relevant projects include sites within established residential neighborhoods with environmental constraints, including biological resources (e.g., special status plants and protected trees), cultural resources (e.g., historic structures), and sites located within or adjacent to high fire hazard severity zones.

City of Laguna Beach
Anthony Viera, Deputy Director of Community Development, City of Laguna Beach

CALIFORHIA
Phone: (949) 497-0398 | Email: [email protected] De Novo Planning Group is currently providing on-call environmental services to the City of Laguna Beach. In this capacity, De Novo has been retained to prepare environmental documents for various public and private projects in Laguna Beach.

The City's unique environment with infill residential occurring in steep terrain often with biological resources and within or adjacent to fire hazard severity zones has resulted in De Novo preparing several CEA documents for proposed residential development within the City.
820 Gainsborough Drive Project IS/MND. De Novo prepared an IS/MND for the 820 Gainsborough Drive Project. The Project applicant applied for a Design Review and a Coastal Development Permit to construct a new three-story, single-family residence, accessory dwelling unit, and two street-level garages, with an elevated deck, elevator tower, pool and spa, hardscaping and landscaping on a vacant lot. The Project site is within a designated Very High Fire Hazard Safety Zone within a Local Responsibility Area and within the City's Fuel Modification Zone. In order to accommodate development of the proposed residence and protection of the crownbeard located on-site, as part of the Project, the crownbeard would be required to be salvaged and relocated from the Project site to a suitable site and maintained in perpetuity that would allow for the long-term survival of the protected species. The team conducted a peer review of the applicant-prepared biological resources assessment, prepared additional technical studies (i.e., cultural resources report), and prepared the IS/MND.

Primary environmental concerns include biological resources, cultural resources, DE NOVO PLANNING GROUP 33
geology and soils, tribal cultural resources, and wildfire. Project Initiation: March 2023.

Project completion: Final IS/MND complete; pending hearings.

Ceanothus Drive Project Program EIR. De Novo is currently preparing the EIR for the Ceanothus Drive Project, which involves the development of five single-family residences with associated access, hardscape, and landscape/fuel modification improvements. The undeveloped parcels surround the Halliburton House property, which has been identified as historically significant by the City of Laguna Beach and determined to be eligible for listing on the National Register of Historic Places, California Register of Historical Resources, and the City's Historic Register. The Program EIR will examine the potential impacts of the development of single-family residences on five of the parcels that were initially part of the Halliburton House property as a "project." Due to the historical significance of the Halliburton House and the individual sites' proximity to the resource, the potential for concurrent construction activities, and similar environmental effects, there is a reasonable probability that the cumulative effects of the single-family residential developments may have a significant effect on the environment. De Novo has prepared the Initial Study for City review.

Additional Projects:
• 749 Marlin Drive Extension Project IS/ND
• 385 Nyes Place Residential Project IS/MND
• 2354 San Clemente Street Residential Project IS/MND
• Riddle Field Park Improvements Project Categorical Exemption Report • SoCal Edison's Acres 12-kV Circuit Project, Cultural and Paleontological Resources Report Peer Review
City or
City of Duarte
Scott Nash, Associate Planner, City of Duarte
Phone: (626) 357-7931 x239 | Email: [email protected] Duarte
1404 Royal Oaks Residential Project IS/MND. De Novo prepared an Initial Study/Mitigated Negative Declaration (IS/MND) for the 1404 Royal Oaks Project in the City of Duarte. The Project proposes to remove existing on-site improvements, with the exception of two of the three mature Coast Live Oak trees which would be protected in place, and construct 1l two-story attached townhomes in five buildings.

Each building would contain two to three dwelling units and have a maximum height of 31 feet, seven inches. Each townhome would consist of three bedrooms and range in size from 1,34l to 1,594 square feet. The Project includes a General Plan Amendment to change the General Plan land use designation of the site to Medium Density Residential; Zone Change to change the zoning of the site to R-3 Multiple Family Residential Medium Density; Tentative Tract Map (Tract Map No. 084375) to create a subdivision for condominium purposes; and Site Plan and Design Review to approve the proposed Site Plan.
34 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
City of Arcadia
Fiona Graham, Planning Manager, City of Arcadia
Phone: (626) 574-5442 | Email: [email protected]

ARCADIA
De Novo Planning Group is currently providing on-call environmental services to the City of Arcadia. In this capacity, De Novo has been retained to prepare environmental documents for various public and private projects in the City.

Colorado Collection Residential Project CEQA Exemption Report. De Novo prepared a CEQA Class 32 Categorical Exemption (CE) for a residential project in the City of Arcadia. The Project Applicant requested approval of a Vesting Tentative Tract Map (VTTM) to consolidate two lots as one parcel and subdivide the airspace for condominium units, Multi-Family Architectural Design Review with a Density Bonus, and incorporation of 225 Colorado Place into a residential development project with a site on the Residential Sites' Inventory, Major Administrative Modification to reduce the density below the minimum requirement, Removal of a Healthy Protected Tree permit, and a Protected Tree Encroachment permit to develop 86 three-story attached condominiums and associated improvements. Due to the age of existing on- site structures, a Historic Resources Assessment was required. A tree survey was also prepared and identified 10 protected trees under the City's Tree Preservation Ordinance.

Additional Projects:
• Colorado Complete Streets CEQA and NEPA Project (active) City of Temecula
-Temecula Scott Cooper, Principal Planner, City of Temecula Phone: (951) 694-6400 | Email: [email protected] Seraphina Residential Development CEQA Guidelines Section 15183. De Novo prepared an Environmental Checklist pursuant to CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning) of the Seraphina Residential Project with respect to the Project's consistency with the Temecula General Plan, the analysis contained in the Temecula General Plan EIR, and any site-specific environmental impacts or cumulative impacts that may result from Project implementation. The Project proposes to develop 113 single-family residences (including six affordable units). The Project site is designated Low Medium Residential (3-6 dwelling units/acre) by the Temecula General Plan and is zoned Low Medium Density Residential (LM). The Project would be consistent with the General Plan and Zoning for the site. The work program included preparation of technical studies, including air quality, energy, and greenhouse gas emissions, noise, and transportation, and an Initial Study/Environmental Checklist pursuant to CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning) to determine whether there are project-specific significant effects that are peculiar to DE NOVO PLANNING GROUP 35
the Project or the site and if the proposed Project meets the conditions for a streamlined environmental review process.

Paradise Chevrolet Dealership IS/MND. De Novo prepared an IS/MND for the Paradise Chevrolet Dealership Project, which entails the development of an approximately 64,051-square-foot structure for commercial truck sales and service uses within a two-story building that includes rooftop parking (approximately 44,879 square feet). The proposed building would have a building footprint of 57,662 square feet and a maximum height of 38 feet. The building would be surrounded by a parking lot for customer and employee parking, service and repair, and vehicle storage and display. The first floor of the proposed building would be generally comprised of a reception area, customer lounge, sales offices, oil/compressor enclosure, service department, and parts department. The service department area includes 37 vehicle service bays. The second floor would be comprised of a parts department area. The rooftop of the proposed building would include a parking area with 107 parking spaces and would be accessed via a ramp within the southeastern portion of the site.

The Project requests approval of a Development Plan approval for consistency with the Temecula General Plan and design standards and performance standards of the Development Code, and a Conditional Use Permit to allow for the commercial truck sales and service use within the SC Zone. The Project site is located adjacent to Empire Creek and a portion of the Project site is located within an area that is subject to the Western Riverside County Multispecies Habitat Conservation Plan (MSHCP), requiring evaluation and mitigation to address biological resources. The AB 52 consultation process included identification of mitigation measures to address potential tribal cultural resources.

Additional Projects:

Temecula General Plan Update and EIR (active)
Bedford Court Coffee Shop and Carwash IS/MND
• Temecula General Plan House Element and CEQA Addendum City of San Dimas
DIMAS Luis Torico, Director of Community Development, City of San Dimas Phone: (909) 394-6208 | Email: [email protected]
De Novo Planning Group is currently providing on-call environmental services to the City of San Dimas. In this capacity, De Novo has been retained to provide peer review of environmental technical studies and CEQA documents on behalf of the City.

Additionally, De Novo was recently selected through a competitive process to prepare the City's General Plan Safety Element Update and Local Hazard Mitigation Plan.

Cherokee Court Residential Project IS/MND Peer Review. De Novo provided third- party peer review services to the City of San Dimas for the Cherokee Court Residential Project IS/MND prepared by the applicant team. The project applicant proposes a General Plan Amendment, Zone Change and Vesting Tentative Tract Map to subdivide 1.4 acres into seven residential lots and to construct seven single-family 36 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
dwelling units ranging in size from 3,124 to 4,185 square feet, including infrastructure improvements. Although physical development activities would be limited to the 1.4 acres, the proposed General Plan Amendment and Zone Change would apply to additional parcels to provide consistency between the land use and zoning and existing on-site development. The De Novo team conducted the peer review to ensure the IS/MND and supporting technical studies considered recent CEQA legislation and agency requirements.
914 W. Cienega Industrial Project EIR. De Novo is currently providing third-party peer review services to the City of San Dimas for the 914 W. Cienega Avenue Project EIR prepared by the applicant team. The Project proposes the construction and operation of a single building encompassing 129,089 square feet of light industrial and warehouse uses with flexibility for logistics uses, such as a distribution and non-sort fulfillment center or cold storage and including 8,000 square feet of office space. In addition to the construction of the proposed building, the Project will also include the removal of 57 mature trees and the demolition of the single-family residence currently existing on the Project site. The De Novo team is reviewing all technical studies and the EIR from Administrative Draft through Final EIR.

Additional Projects:
• Gold Line Station Supplemental Public Review Draft CEQA Review Assistance • General Plan Safety Element Update and Local Hazard Mitigation Plan (active) City of Signal Hill
Carlos Luis, Planning Manager, City of Signal Hill
Phone: (562) 989-7360| Email: [email protected] De Novo is currently providing on-call environmental services to the City of Signal Hill.

In this capacity, De Novo has been retained to prepare environmental documents for several projects including the following residential project. 2599 E. Pacific Coast Highway Residential Project IS/MND. De Novo is preparing an IS/MND and technical studies, including cultural resources and noise, for the 2599 E.

Pacific Coast Highway Residential Project. The Applicant is proposing to remove existing on-site improvements and construct a 7-unit detached residential project on the approximately 0.39-acre site (APNs 7216-024-024, -025, and 026) located at the northwest corner of Pacific Coast Highway and Molino Avenue. The Project site is designated Commercial General by the City of Signal Hill General Plan and zoned SP- 10 (Pacific Coast Highway Specific Plan) by the City Zoning Map. The Project site is located within Area 1 of SP-10 and identified as a Residential Opportunity Area. Within the Opportunity Areas, the City may approve a subsequent specific plan to allow alternative development projects, such as residential. As the Project is proposing a residential development, a new Specific Plan will be required.

Additional Projects:
• 2020 Walnut Residential EIR (selected)
• 3201 Walnut Industrial IS/MND
DE NOVO PLANNING GROUP 37
• Zoning Ordinance Amendment CEQA Categorical Exemption Report • Emergency Road Repairs CEQA Statutory Exemption Report City of South Gate
John F. Signo, AICP, Planning Manager, City of South Gate Phone: (323) 563-9569| Email: [email protected]
De Novo is currently providing on-call environmental services to the City of South Gate. In this capacity, De Novo has been retained to prepare environmental documents, including for the following residential development projects. 9001-19 Long Beach Boulevard Residential Project IS/EA. De Novo is preparing a joint Initial Study/Environmental Assessment and technical studies (i.e., air quality/greenhouse gas, cultural resources, noise, and VMT) for a Habitat for Humanity residential development located at 9001-19 Long Beach Boulevard. The Project is proposing the redevelopment of an existing commercial site with a 14-townhome affordable development. The project description was changed by the applicant, and the project was revised in October 2025. Project Initiated: November 2022. 10130 Adella Residential Project CE Report. De Novo provided expedited preparation of technical studies (i.e., air quality, noise, and VMT) and a CEQA Class 32 Categorical Exemption for the 10130 Adella Residential Project. The Project proposed Design Review for a 54-unit residential subdivision consisting of six three-story attached 9- plex townhome buildings located at 10130 Adella Avenue. The Project included a density bonus. The Project site is designated and zoned Industrial Flex. The CE Report assessed the project's consistency with each criterion, including a General Plan consistency analysis and assessment to confirm no significant effects relating to traffic, noise, air quality, and water quality.

Additional Projects:
• 9350 Rayo CEQA Categorical Exemption Report
City of Lake Forest
Gayle Ackerman, Director of Development Services
100 Civic Center Drive, Lake Forest, CA 92630
Phone: (949) 461-3463 | Email: [email protected] After successful completion of the City's General Plan Update and EIR, the City selected De Novo Planning Group to provide on-call environmental services. De Novo has provided on-call environmental services to the City of Lake Forest since 2019. In this capacity, De Novo has been retained to prepare environmental documents for various private projects in Lake Forest. The work programs have typically involved peer review of applicant-prepared studies and preparation of the environmental analysis tiering from the Program EIR. De Novo's on-call contract with the City of Lake Forest has been extended several times, most recently in August 2025, and is currently active.

Great Scott Landscape Facility Project IS/MND. De Novo prepared an IS/MND for the Great Scott Landscape Facility (Plan Amendment 03-18-5155, Zone Change 03-18-5144, 38 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
and Use Permit 03-18-5146). The Project applicant proposed a General Plan Amendment from Regional Park/Open Space to Light Industrial, a Zone Change from A-1 General Agriculture to M-1 Light Industrial, and a Use Permit to allow for a Contractor/Landscape business (Great Scott Landscape Facility) to locate at 20865 Canada Road. Primary environmental concerns included biological resources, hydrology/water quality, and transportation due to the Project's location adjacent to a creek. After public review of the IS/MND, the Applicant modified the Project requiring additional environmental review to include updated technical studies and revisions to the IS/MND.

Applied Medical Expansion and Bridge Project. De Novo prepared an IS/MND for the Applied Medical Expansion and Bridge Project (Site Development Permit 12-20-5391).

The Project applicant applied for a Site Development Permit for the properties located at 20162 and 20202 Windrow Drive. The Project includes a 73,168 square foot tenant improvement on the first floor, 7,339 square foot building addition on the first floor, and a new 26,756 square foot second floor to the L203 Building (20202 Windrow Drive), as well as a new 13,253 square foot bridge to connect the L203 Building with the L202 Building (20162 Windrow Drive). The new bridge is proposed to serve as a location to house a mechanical central plant, as well as Cogen and central plant equipment. A walkway on the new bridge will allow team members to travel between the two buildings. To serve the new Cogen equipment, new electrical equipment will be installed at the parking lot level located between the L203 Building and the toll road.

Site work will include new walkways, an extended ADA path of travel, new paving, new curbs and parking striping. De Novo also provided peer review of the applicant- prepared technical studies.

Additional Projects:
• 2040 General Plan and EIR
• 6th Cycle Housing Element 15183 CEQA Exemption Environmental Checklist • Zone Change 03-22-551 Mixed-Use Zoning 15183 CEQA Exemption Environmental Checklist
• Lock & Leave Self-Storage Facility IS/MND
• Extra Space Storage Facility CEQA Categorical Exemption Report • Costco Foothill Ranch Towne Centre 15183 CEQA Exemption Environmental Checklist
• Subaru Dealership Expansion Project Categorical Exemption (active) City of Burbank
Fred Ramirez, Assistant Community Development Director, City of Burbank Phone: (818) 238-5273 | Email: [email protected]
Since 2020, De Novo has provided environmental services, both on-call and competitive, for the City of Burbank.
624-628 San Fernando Boulevard Mixed-Use Project CE Report. De Novo prepared a CEQA Class 32 Categorical Exemption (CE) for a mixed-use infill residential and DE NOVO PLANNING GROUP 39
retail/office development within the City of Burbank (624-628 San Fernando Boulevard Mixed-Use Project). The project proposed a four-story mixed-use building consisting of 42 residential dwelling units above 3,500 square feet of retail space and 8,200 square feet of office space. Five of the units would be deed restricted affordable units. The CE Report assessed the project's consistency with each criterion, including a General Plan consistency analysis and assessment to confirm no significant effects relating to traffic, noise, air quality and water quality. Of primary concern was construction noise due to the Project site's adjacency to sensitive receptors. 2500 N. Hollywood Way Dual Brand Hotel Project EIR. De Novo prepared an EIR for the 2500 N. Hollywood Way Dual Brand Hotel Project. The Project proposes a dual- brand hotel on a property with an existing Marriott and Convention Center, located across from the Hollywood Burbank Airport. The team conducted peer review of applicant-prepared technical studies, prepared additional technical studies, and provided the City with an Administrative Draft EIR. Subsequent to completion of the Administration Draft EIR, the Project was modified. The EIR and technical analysis was revised to address the Project modifications, and the EIR was made available for public review. The Final EIR has been prepared and the Project is scheduled for hearings in 2026.
129 E. Providencia Hotel Project IS/MND. De Novo is preparing technical studies and an IS/MND for the 129 E. Providencia Hotel Project. The Project proposes removal of existing structures and development of an 84-room HomeSuites Hotel. Through our team's peer review of the technical studies, it was determined that additional site characterization was required to determine the potential for soil and groundwater contamination associated with previous land uses within the site and surrounding area. This work effort is on-going. Project refinements were also required to comply with the City's development standards. The work program includes preparation of visual simulations and shade/shadow diagrams.

Additional Projects:
• Madison Square Gardens (MSG) Media Studios Project CEQA Categorical Exemption Report
40 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services

4. REFERENCES
The De Novo team has a wide range of experience providing environmental services for public agency clients throughout California. We strongly encourage you to contact our clients; we are confident they will speak highly of our capabilities and responsiveness, as well as the character and integrity of our firm and Principals. Below are clients in which the De Novo team has provided similar environmental consulting services. Detailed representative projects are provided above.

City of Laguna Beach
De Novo is currently providing on-call environmental services to the City of Laguna Beach. In this capacity, De Novo has been retained to prepare environmental documents for various public and private projects in Laguna Beach. Services provided have involved preparation of several CEQA documents including a Class 5 and Class 32 CEQA Exemption, Initial Study/Mitigated Negative Declarations, and Environmental Impact Reports.

Anthony Viera
Planning Manager
City of Laguna Beach
Phone: (949) 497-0398
Email: [email protected]
City of Lake Forest
De Novo has provided on-call environmental services to the City of Lake Forest since 2019. In this capacity, De Novo has been retained to prepare environmental documents for various private projects in Lake Forest. Services provided have involved preparation of several CEQA documents including a Class 32 CEQA Exemption and Initial Study/Mitigated Negative Declarations.

Gayle Ackerman
Director of Community Development
City of Lake Forest
Phone: (949) 461-3463
Email: [email protected]
City of Burbank
Project Manager, Starla Barker, has been providing environmental services to the City of Burbank for over 15 years while at her prior firm and continuing at De Novo Planning. Services provided have involved preparation of several CEQA documents including Initial Study/Mitigated Negative Declarations, and Environmental Impact Reports.

Fred Ramirez
Assistant Community Development Director
City of Burbank
Phone: (818) 238-5273
Email: [email protected]
DE NOVO PLANNING GROUP 41

5. PROJECT SCHEDULE
We have provided a realistic schedule based on our experience with environmental compliance projects. The proposed budget identifies the staff and the number of hours assumed for each task to meet the proposed schedule. We are deliberate about the projects we pursue to ensure that our team can deliver the highest quality of work to all our clients; this process includes an analysis of our internal capacity and our ability to meet expectations on all aspects of the project. We also have weekly internal meetings on the allocation of staff resources to ensure all project deadlines are met.

We anticipate further discussion with the City to better understand any schedule needs, including City staff review time, hearing dates, etc. Our team has a strong history of accommodating and meeting specific scheduling needs of our clients, including expedited schedules. We proactively work with our clients to accommodate scheduling requests and establish expectations through the identification of key milestones, interdependent tasks, and responsibilities. If an occasion should arise wherein the City/Applicant/De Novo team is unable to meet a milestone, De Novo would work with the City/Applicant team to identify opportunities within the work program to streamline or overlap future milestones to maintain the ultimate project timeline. Throughout the work program De Novo maintains and updates the project schedule so that all parties are aware in advance of the key milestones and can plan accordingly.

The overall project schedule will depend largely upon the status of Project plans, timing of the final project description, Applicant-prepared technical studies and completion of any revisions, Applicant's response to project information requests, AB 52 tribal consultation process, and review/response time of deliverables by City staff and LACFD.
42 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
OPTION 1: INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Project Kickoff Meeting Week 1
Draft Project Description Preparation? Weeks 1-2
City Review/Approval of Project Description Week 3
Peer Review of Applicant Technical Studies? Weeks 4 - 6 Preparation of Technical Studies (Draft WES) Weeks 4 - 9 Preparation of Technical Studies (Draft FPP) Weeks 4 - 11 Applicant Revises Technical Studies (if required) Weeks 7 - 8 City/LACFD Review of Draft WES Weeks 10 - 11
City/LACFD Review of Draft FPP Weeks 12 - 13
De Novo Prepares Administrative Draft Initial Studys Weeks 4 - 17 City Review of Administrative Draft Initial Study4 Weeks 18 - 20 Meeting with City to Discuss Initial Study Findings Week 20 De Novo Prepares Revised (Second) Screencheck Draft IS/MND Weeks 21 - 23 City Review of Screencheck Draft IS/MND and Draft NOI4 Week 24 - 25 De Novo Prepares and Publishes Public Review Draft IS/MND Week 26-27 Public Review of IS/MND Weeks 27 - 30
De Novo prepares Responses to Comments/MMRpS Week 31-33 City review of Responses to Comments/MMRP4 Weeks 34 - 35 De Novo prepares Final MND Weeks 36 - 37
Hearings TBD

1. Preparation of the project description assumes all project intormation, including site plans have been provided and are complete. Through preparation of the FPP, there is the potential for site design recommendations that may involve modifications to the project description. We recommend having discussion regarding the overall schedule and timing of studies to reduce additional modifications and potential rework.

2. We recommend peer review of the technical studies not be initiated until the project description is finalized; refer also to Note 1.

3. Assumes no additional revisions to the Applicant-prepared technical studies are needed and Final FPP and WES are prepared simultaneously for inclusion in the IS before submittal.

4. Assumes consolidated comments are provided.

5. Timing depends upon the number and content of comments received.

Assumes no additional analysis.

DE NOVO PLANNING GROUP 43
OPTION 2: ENVIRONMENTAL IMPACT REPORT
Project Kickoff Meeting Weekl
Draft Project Description Preparation' Weeks 1-2
City Review/Approval of Project Description Week 3
Peer Review of Applicant Technical Studies? Weeks 4 - 6 Preparation of Technical Studies (Draft WES) Weeks 4 - 9 Preparation of Technical Studies (Draft FPP) Weeks 4 - 17 Applicant Revises Technical Studies (if required) Weeks 7-8 City/LACFD Review of Draft WES Weeks 10 - 1l
City/LACFD Review of Draft FPP Weeks 12 - 13
De Novo Prepares Administrative Draft Initial Study3 Weeks 4 - 17 City Review of Administrative Draft Initial Study' Weeks 18 - 20 Meeting with City to Discuss Initial Study Findings Week 20 De Novo Prepares Revised (Second) Screencheck Draft IS Weeks 21 - 23 City Review of Screencheck Draft IS and NOP Week 24-25
De Novo Prepares and Publishes Public Review Draft IS and NOP Week 26-27 Public Review of IS and NOP Weeks 27 - 30
Scoping Meeting Week 29
De Novo Prepares Administrative Draft EIR Weeks 27 - 33 City Review of Administrative Draft EIR4 Weeks 34 - 36
De Novo Prepares Revised Draft EIR and NOA Weeks 37 - 38 City Reviews Revised Draft EIR and NOA Weeks 39 - 40
De Novo Prepares Public Review Draft EIR, NOA, NOC Weeks 41 - 42 Public Review Draft EIR Weeks 43 - 48
De Novo prepares Draft Final EIR (Responses to Weeks 49 - 51 Comments/MMRP)5
City review of Draft Final EIR Weeks 52 - 53
De Novo prepares Final EIR Weeks 54-55
Hearings TBD
44 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services

1. Preparation of the project description assumes all project information, including site plans have been provided and are complete. Through preparation of the FPP, there is the potential for site design recommendations that may involve modifications to the project description. We recommend having discussion regarding the overall schedule and timing of studies to reduce additional modifications and potential rework.

2. We recommend peer review of the technical studies not be initiated until the project description is finalized; refer also to Note 1.

3. Assumes no additional revisions to the Applicant-prepared technical studies are needed and Final FPP and WES are prepared simultaneously for inclusion in the IS before submittal.

4. Assumes consolidated comments are provided.

5. Timing depends upon the number and content of comments received.

Assumes no additional analysis.

DE NOVO PLANNING GROUP 45

6. PROJECT BUDGET
46m DE NOVO PLANNING GROUP
De Novo Planning Group
City of Bradbury - Royal Oaks Garden
South
Project Manager/: Principal Scientist/ De. Novo Subtotal: Environmental Kittelson 03 Consulting •Dudek:" Direct Costs : ACTIVITY.

Technical Lead Senior Planner. Assistant Planner GIS/Production Principal Planner
TOTALS Bio/Cultura! Traffic/VMT Geology/Soils & Hydrology/ Printing TOTALS Water Quality EPP/WES Postage;
Peer Review: Peer Review
TASK/ACTIVITY $185 $185 $155- Peer Review Filing Fees:
whours.? • hours

TASK I PROJECT INITIATION AND PROJECT DESCRIPTION CA

1.1 Project Kickoff Meeting/Site Visit $1,110| $930 $2,040 $2,0401

1.2 Project: Description $1,110 $3,100 $1,080 $5,290 $5,290 TASK 1 SUBTOTAL 12 $ 2,220 0$ 26$ 4,030 1,080 46 $ 7,330 $7,330 ASK 2 PEER REVIEWAND PREPARE TECHNICALSTUDIES ME

2.1 Peer Review of Appiicant Prepared Studies $1,110| $2,960 $930 $5,000 $6,480 $6,500 $14,600 $6,490 $39,070

2.2 Propare Technical Studies

22.1 Fire Protection Plan $1,110 $1,110 $23,310 $24,420

2.2.2. Wildfire Evacuation Study $1,110| 8 $1,110 $21,330 $22,440 TASK Z SUBTOTAL 19 s 3,330 16 S 2,960 930 0 5 40$ 7,220 $6,480 $6,500l $14,600 $6,490 $44,640 $85,930

TASKS ADMINISTRATIVE DRAFTINTAL STUDY PALMAR

3.I Introduction $1,000 $1,000 $1,000

3.2 Envisonmental Evaluation $2,960 $2,220 8 $9,300 $7,500 18 $21,980 $21,930

3.3 Additional Sections and Figures $1,000 $1,350 $2,6G0 $2,660

3.4 Administrative Draft Initial Study Submittal $A,440 $4,440 sasol $4,790 15 Initial Study Findings and Meeting with City Staff $185 10 $ 1,350 30,265 $350.* $30,615

TAKA CON LANCE ONION MAN RECAN CAN SE

14.1 Revised Draft 15/MND $1,480 $2,480 $1,250 $7,230

1.2 Public Review Draft IS/MND $2,120 $1,240 $1,500| $6001 $5.260%

1.3 Final IS/MND $2,220 $740 $2,480| $1,500| $350 $7:8301

1.1 Notice of Determination $500 $150 $650
TASK 4A SUBTOTAL $4,810 $2,220 $6.200 $4,750 $19,870 $1,100 $20,970

TASK MND PROJECT COORDINATION AND MEETINGS P
51 Project Management and Administration $4,440 $4,440 $4,440 52 Project Meetings and Hearings $7,400 $740 $3,860 8 88 888 $10,000 $300 $10,300 TASK SA SUBTOTAL $11,840 $740 $1,860 $14,440 $300 $1A 740 De Novo Planning Group
City of Bradbury - Royal Oaks Garden
South
Project Manager/: Principal Scientist/ De Novo Subtotal Environmental Kittelson :Verdantas: 03 Consulting Dudek Direct Costs ACTIVITY Principal Planner Technical Lead Senior Planner Assistant Planner SIS/Production Bio/Cultura! Traffic/VMT Geologv/Soils & Hydrology/ [Printing: " TOTALS Phase JESA Peer Water Quality •FPP/WES Postage,
Peer:Revlew: Peer Review
$155 $135 Peer Review- Filing Fees
TASK B: CEO CLEARANCETON 2 ENVIRONMENTAL MATROL THOU

4.1. Revised I5, Public Review IS/NOP $3,720 20 $2,500 $1,080 $9,890 $750 $10,640|

4.2. Scoping Meeting $1,430 $1,240 $1,000 $3,720 $200 $3,920

4.3 Preparation of the Administrative Droft EIR

4.3.1 Executive Summary $1,000 $1,620 $1,6201
8888 $310

4.3.2 Introduction and Purpose $370 $1,430 $1,4301

4.3.3 Project Description $370 $2,150

4.3.4 Cumulative Projects/Analysis $740 $3,760

4.3.5 Environmental Analysis $A,440I $2,960 300! $6,750 $24,260 $24,260

4.3.6 Growth Inducement $370 $620 $1,000l $1,990| $1,990

43.7 Alteratives to the Proposed Action $2,220 $1,480 $2,000 $11,900 $11,900)

43.8 Addisional Sections N 5370 $750 $1,430 $1,430
a.a Administrative Draft EIR Submital. SA,440| 2233 6o $1,080 $8,000 $500! $8,500

4.5 Revised Screencheck Draft EIR $2,220| $8,840) $8,840

4.6 Public Review Draft EIR $1,480 51040/
$1,500 $6,540| $1,100 $7,640

1.7 Final EIR

4.7.1 Responses to Comments/Admin Draft FEIR $1,480| $740 $3,7201 $1,500 $270 $7,710| $7,710

4.7.2 Mitigation Monitoring and Reporting Program N $370 $1,000 $1,370| $1,370

4.73 Final EIR $2,110 $1,240 $1,000 $540| $3,890 $500 $4,390

4.7.A Findings/SOC Review $1,110 $1,110 $1,110

4.7.5 Notice of Determination $500 $500| $150 S650]
TASK 5B SUBTOTAL $25,160 $6,660 $39,060 $22,750 $6,480| $100,110| $3,200 $103,310 TASK 5B-ER PROJECT COORDINATION AND MEETINGS ANNE

5.1. Project Management and Administration $5,920 $5,920| $5.920

5.2 Projuct Meetings and Hearings $8,880 $740 $2,790 $12,410 $300 $12,710 TASK 5B SUBTOTAL: $14,800 $740฿ $2,790) $18,330 18 $300. $18,630 TOTAL FEE (NOT TO EXCEED FEE) FOR CEQA CLEARANCE OPTION 1 - MND (Tasks 1-3, 4A and 5A) $159,585 TOTAL FEE (NOT TO EXCEED FEE) FOR CEQA CLEARANCE OPTION 2 - EIR (Tasks 1-3, 4B and 5B) $245,815

5.1 Wildfire Evacuation Study - Evacuation Modeling $7401 $30,600 $31,340

6.2 Responses to Publie Comments Tech Assistance $1,110| $1,110 $1,720 $2,500 $2.288 $1,342 $2535 $11,495 OPTIONAL TASK SUBTOTAL $1,850 $1,850| $1,720 $2,500 $2,288 $1,342 $33,135 $42 835 NOTES:

Subconsultants and Direct Costs are billed at no markup.

De Novo Planning Group reserves the right to reallocate budget between various consulting team members and between tasks, provided the overall project budget does not change.

De Novo Planning Group
2026 Rate Sheet
Principal $210
Principal Planner $185
Senior Planner $155
Associate Planner $135
Assistant Planner $125
GIS Analyst $135
Planning Group
A Land Use Plannina. Design. and Environmental firm

APPENDIX A - RESUMES
50 DE NOVO PLANNING GROUP
Starla Barker, AICP

PRINCIPAL PLANNER
Starla Barker, AICP, is a principal planner with De Novo Planning Group whose primary responsibilities are the management and preparation of environmental documents (Initial Studies, Negative Declaration, Environmental Impact Reports, and Environmental Assessments), as well as other planning documents including General Plans and Specific Plans. With over 20 years of professional planning experience Starla has successfully managed a wide range of projects with particular emphasis in General Plans, urban infill, downtown, and redevelopment projects. Utilizing her experience in community planning, Starla is regularly involved in land use and policy planning, including the development and implementation of community outreach programs, and frequently manages and prepares environmental clearance documents for citywide policy planning and redevelopment projects. Through her extensive experience in both policy and environmental planning, Starla is keenly aware of the interaction between the two and consistently takes a proactive and comprehensive approach to understanding planning and environmental issues and developing solutions.

EDUCATION RELEVANT PROJECT EXPERIENCE
Masters, Urban and Regional General Plan Update and Rezoning EIR, Marlin Drive IS/ND Planning, California State Polytechnic City of Lomita City of Laguna Beach University, Pomona Housing Element, Rezoning Program, 2354 San Clemente IS/MND BA, Business Economics, University and ODS CEQA Compliance, City of Laguna Beach of California, Riverside City of Laguna Hills 820 Gainsborough IS/MND Housing and Safety Element Update City of Laguna Beach
ORGANIZATIONS CEQA Compliance Hotel Development Standards GPA & City of Rancho Santa Margarita Zone Change IS/MND
American Planning Association
Land Use Element, Zoning Code, and City of Gardena
Zoning Map Amendment CEQA 1500 Raymond Ave Industrial IS/MND LICENSES/CERTIFICATIONS Compliance City of Fullerton
City of Rancho Santa Margarita
American institute of Certified 1901 Via Burton Industrial CEQA Planners, 2009, No. 024079 General Plan and Zoning Update EIR City of Fullerton City of San Jacinto
General Plan Transportation &
Downtown Core EIR Mobility Element Update ND
City of Fontana City of Bell Gardens
General Plan Land Use and Zoning Applied Medical Expansion IS/MND Amendments EIR City of Lake Forest
City of Gardena Lock & Leave Self Storage IS/MND
General Plan Update EIR City of Lake Forest
City of La Verne
Melia Evergreen Residential IS/MND
General Plan Update EIF City of Gardena
City of Lawndale
Olson Townhomes IS/MND
le Commons at Aliso Viejo IS/MA City of Gardena
v of Aliso Vie
2550 Orange Industrial IS/MND
2500 North Hollywood Way Hotel EIR City of Signal Hill
City of Burbank
Paradise Chevrolet IS/MND
Thy or West Mold Use Project EIR City of Temecula
Bedford Court IS/MND
385 Nyes Place IS/MND City of Temecula
City of Laguna Beach
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
Ashley Brodkin

SENIOR PLANNER
Ashley Brodkin brings a range of planning experience for public and private sector clients, including specific plans, general plans, land-use planning, policy development, outreach, zoning ordinance updates and CEQA projects. She is responsible for the preparation and management of environmental documents, as well as a wide variety of planning projects. Ashley has prepared and managed a variety of CEQA and NEPA documents for capital improvements, new developments, redevelopment and urban infill, warehouse/logistics, and public policy document projects, and a variety of planning projects including General Plans, Housing Elements, Specific Plans, Development Ordinance Updates, and entitlements.

With experience as both a private consultant and in public service, as well as experience in both policy and environmental planning, Ashley provides a holistic approach to projects and proactively problem solves.

EDUCATION RELEVANT PROJECT EXPERIENCE
BA, English Literature, General Plan Update and EIR, General Plan Land Use and Zoning University of Washington, Seattle, County of Orange Amendments EIR Washington General Plan Update and EIR, City of Gardena Master of Urban and Regional City of La Verne
Pilot Travel Center Project EIR
Planning, General Plan Update, Zoning Update, City of Perris Cal Poly Pomona, Pomona, California and EIR
City of San Jacinto 9001-9019 Long Beach Blvd
Residential Project IS/MND/EA
ORGANIZATIONS General Plan Update, Hawthorne Blvd
City of South Gate
Association of Environmental Specific Plan Update, Zoning Update 2501 Rosecrans Project CERT Professionals and EIR
City of Lawndale City of Gardena
General Plan Update and EIR, plied Medical Expansion IS/MIND City of Laguna Niguel ity of Lake Fores
Comprehensive Zoning Code Update irculation Element Update IS/N ity of Bell Garden
City of Laguna Beach
Comprehensive Zoning Code Update Shepherd North Project EIR Glenn County City of Clovis
Downtown Core EIR Housing Element Update (6t" Cycle)
City of Fontana IS/ND
General Plan Land Use and Zoning City of Hawthorne
Amendments EIR Sustainability Implementation
City of Gardena Program
City of Lake Forest
Ceanothus Drive Program EIR
City of Laguna Beach Housing Element Update (6" Cycle)
749 Marlin Dr Road Extension IS/ND Cities of Glendale, Avalon, Indian Wells, City of Laguna Beach Rancho Santa Margarita, Stanton,
Westminster, Lake Forest, anc
2354 San Clemente St Project IS/MND Temecula
City of Laguna Beach
Housing Ordinances Zoning Update
320 Gainsborough Dr Project IS/MNI City of San Marcos
City of Laguna Beach
Accessory Dwelling Unit Ordinance
1901 Via Burton §15183 Exemption City of Ventura
City of Fullerton
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
Tin Cheung

PRINCIPAL SCIENTIST
Mr. Cheung is a Principal Scientist with De Novo Planning Group and is responsible for technical analyses related to air quality, greenhouse gas, noise, vibration, and energy. Mr. Cheung has 20 years of experience preparing air pollutant emissions inventories, dispersion modeling, climate change and health risk assessments using a variety of computer data models. He has worked on hundreds of projects which include large-scale industrial, commercial, residential, infrastructure, school and recreational developments. He has extensive knowledge of the CEQAINEPA regulatory process and impact assessment methodology established by the EPA, California Air Resources Board and other air quality management districts.

He leads our in-house air-quality, climate change, and noise/vibration services for CEQAINEPA compliance. He also has performed third-party reviews for technical expert witness testimony relative to environmental and CEQA issues.

EDUCATION
BA, Geography/Environmental RELEVANT PROJECT EXPERIENCE Studies
University of California, Santa Barbara Centennial Specific Plai Civilian Reuse of the MCAS El Toro County of Los Angeles and the Airport System Master Plan EIRIES
Dan Vista Phase 1 Project/Master City of Santa Ana
City of Playa Vista Health Risk Assessment for the Bay
isneyland Forward E Delta Conservation Plan
he Walt Disney Compa Sacramento-San Joaquin
Chevron Refinery Facilities Los Angeles Arena (Crypto.com Arena)
City or er set edo City of Los Angeles
1, CA
BNSF 26th Street Project SCAQMD NFL Stadium Master Plan SEIR Rule 1150 Permit City of Industry
City of Vernon First Solar Dust Suppression
AX Runway Safety Area Air Qualit Technical and Regulatory Lead Desert Sunlight Solar Farm
Desert Center
Feasibility Analysis for Ontario General Plan Update EIR Electrification of City of Ontario
Cargo/Maintenance/RON Aircraft Bristol Street Roadway Widening Parking Positions at LAX
Los Angeles World Airports City of Santa Ana
BNSF Environmental Compliance Santa Ana Fixed Guideway EIRIEIS for Cargo Handling Equipment, City of Santa Ana
State of California Harvest Landing Specific Plan EIR
BNSF/UPRR Mojave Subdivision City of Perris
Teachapi Rail Improvement, Block at Orange Expansion EIR, City of Mojave City of Orange
Kansas City Southern Rail Internal Universal Studios Master Plan Air Quality Audit Universal City
City of Shreveport
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
Josh Smith, AICP, LEED AP

SENIOR PLANNER
Josh Smith, AICP, is a Senior Planner with De Novo. He has twelve years of experience and is responsible for the preparation of CEQA/NEPA documents (Initial Studies, Negative
Environmental Assessments), the development of air quality and greenhouse gas technical plans and reports, and climate change planning for local governments.

Josh has extensive experience with air quality, greenhouse gas, and modeling, including criteria air pollutant and air dispersion modeling. Josh also has substantial experience developing Climate Action Plans, Energy Action Plans, and toxic air contaminant (TAC) Health Risk Assessments. He served as the primary technical analyst on the Pleasanton, Oakdale, and Hughson Climate Action Plans, and has managed EIRs such as the Manteca Annexation #1 EIR, Placer County RTP EIR, and Amador County RTP EIR. Josh has additional expertise utilizing best-practice standards for developing greenhouse gas (GHG) inventories and ontext-specific GHG mitigation measures, as well as developing custom a ollutant emissions calculators for complex project

EDUCATION RELEVANT PROJECT EXPERIENCE
BS, Environmental Policy Analysis 5175 Vincent Avenue MND, Sterling Apartments EIR and Planning, City of Irwindale City of Davis
University of California, Davis Milpitas General Plan Update South Lathrop SP EIR,
City of Lathrop City of Milpitas

ORGANIZATIONS
Truckee PC-3 SP EIR Campbell General Plan Update,
American Planning Association Town of Truckee City of Campbell Pilot Flying J EIR and HRA, Manteca General Plan Update, ACREDITATIONS City of Manteca
City of Tulare
AICP Manteca Annexation #1 EIR,
Amador County RTP EIR,
LEED AP O+M Amador County Council of Governments City of Manteca Placer County RTP EIR, Tra Vigne Development Project EIR, Placer County Regional Transportation City of Stockton
Planning Agency Gardena U-haul MND,
Pilot Flying J EIR and HRA, City of Gardena
City of Lathrop Citrus Heights Sunrise Tomorrow EIR
West Area Specific Plan EIR, City of Citrus Heights
City of Salinas Fullerton 1901 Via Burton MND
Oakwood Trails EIR, City of Fullerton
City of Manteca
Pleasanton Climate Action Plan
Oakwood Landing EIR, City of Pleasanton*
City of Manteca lughson Climate Action Plat
Griffin Park Master Plan EIR ity of Hughson®
City of Manteca Hughson Climate Action Plan
Legacy Trail CEQA and NEPA City of Hughson*
Documents, ialto Travel Center EIR and HR
Town of Truckee ity of Rialt
Sonoma Springs Specific Plan and Palmdale HRA
City of Palmdale
Sonoma County
* Pait was completed by Mr. Smith while she was employed at another De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
Erik Anderson, AICP

SENIOR PLANNER
Erik has worked on a diverse range of projects for public and private sector clients, with a focus on land-use planning, policy development, and environmental and sustainability planning. 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 background 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.

EDUCATION RELEVANT PROJECT EXPERIENCE
Master of City and Regional General Plan Update, Zoning Update, 2354 San Clemente IS/MND Planning, and EIR, City of Laguna Beach
Cal Poly, San Luis Obispo City of Lomita
16800 Magnolia Addendum
BA, Political Science, Housing Element, Rezoning Program, City of Fountain Valley University of California, Los Angeles and ODS CEQA Compliance, 1500 Raymond Ave Industrial IS/MND City of Laguna Hills City of Fullerton
ORGANIZATIONS General Plan Update, Zoning Update,
1901 Via Burton Industrial CEQA
American Planning Association and EIR City of Fullerton City of San Jacinto
Association of Environmental 1941 White Avenue Mixed-Use CEQA Professionals General Plan Update, Hawthorne Blvd Exemption Congress for the New Urbanism Specific Plan Update, and EIR City of La Verne City of Lawndale 2500 North Hollywood Way Hotel EIR
LICENSES/CERTIFICATIONS Zoning Update and Addendum to City of Burbank General Plan EIR
American Institute of Certified he Harper Mixed Use Project Ell City of Westminster ity of West Hollywoo
Planners, 2023, No. 343661
General Plan Land Use and Zoning
Amendments EIR e Commons at Aliso Viejo IS/MA
City of Gardena ty of Aliso Viejo
General Plan Update and EIF Paradise Chevrolet IS/MND
City of Red Bluff City of Temecula
Focused General Plan Update
Cry or on ore FR City of Glendale
Mountain House Incorporation IS/ND •ocal Hazard Mitigation Pla San Joaquin County aguna Hills, Cl
SR-120 Interchange IS/MND ousing and Safety Element Updat City of Lathrop/Caltrans ity of Rancho Santa Margarit
Circulation Element Update IS/ND Housing Element Update (6th Cycle) City of Bell Gardens Cities of Lawndale, Glendale,
Hawthorne, La Verne, Avalon, Lake
U-Haul Expansion IS/MND Forest, Rancho Santa Margarita, City of Gardena
Westminster, Martinez, Temecula, and
San Jacinto
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
Abdul Jama

ASSISTANT PLANNER
Abdul holds a Master's Degree in City and Regional Planning from Cal Poly, San Luis Obispo. He brings a strong interest and comprehensive experience in environmental and long-range planning. Abdul has contributed to a wide range of public and private sector projects, focusing on environmental review, land use planning, and policy development. His work includes CEQA document preparation such as initial studies, environmental impact reports, and mitigated negative declaration documents. His long-range planning efforts includes General Plan Update, Zoning Code Update, and Local Hazard Mitigation Plan preparation. Abdul is excited to provide top quality environmental, land use and policy development to all communities and individuals.

EDUCATION RELEVANT PROJECT EXPERIENCE
BA, Political Science, General Plan Update and EIR Riddle Field Park CE University of California, San Diego City of Lomita City of Laguna Beach Master of City and Regional General Plan Update and EIR The Commons IS/MND Planning, City of Laguna Niguel City of Aliso Vieic
Cal Poly, San Luis Obispo General Plan Update
City of Brea Say or Lagua Beaco

ORGANIZATIONS
General Plan Update 320 Gainsborough Drive IS/MNI
American Planning Association County of Orange
City of Laguna Beac
Association of Environmental General Plan Update
Paradise Chevrolet IS/MND
Professionals Town of San Anselmo
City of Temecula
AWARDS eneral Plan Update EIl
2023 City and Regional Planning ity of Glenda
Outstanding Student Award Dixon 257 EIR
2023 Academic Award of Excellence, City of Dixon
APA Central Coast Division Housing Rezones EIR
City of Tracy
UC Villages EIR
City of Merced
Vineyard One EIR
City of Saratoga
Sustainability Implementation Program
City of Lake Forest
Local Hazard Mitigation Plan
City of Glendora
Grevillea-Imperial Hotel CE
City of Hawthorne
De Novo Planning Group
A Land Use Planning. Design, and Environmental Firm
Mia Yuen

ASSISTANT PLANNER
Mia earned a Master's Degree in Urban and Regional Planning from the University of California, Irvine. Prior to joining De Novo, Mia gained experience in the public sector at the City of Rancho Santa Margarita. At De Novo, Mia provides project support including preparation of zoning code updates and research and policy development for General Plans and Local Hazard Mitigation Plans. She also prepares environmental analysis in support of CEQA documentation for a variety of policy and development projects. Mia is passionate about community engagement, equity, and facilitating sustainable cities. Mia currently serves as the Marketing Chair for the APA Orange Section and has been involved with the APA since 2021.

EDUCATION RELEVANT PROJECT EXPERIENCE
Master of Urban and Regional General Plan Update, Development Planning, Code Update Local Hazard Mitigation Plan
County of Glenn City of Rancho Santa Margarita*
University of California, Irvine
BA, Urban Studies, General Plan Update, Zoning Code Comprehensive Zoning Code Update University of California, Irvine Update City of Eastvale* City of La Verne
ORGANIZATIONS General Plan Update and EIR
American Planning Association City of Laguna Niguel
General Plan Update and EIR
AWARDS
City of Glendale
2024 Emerging Planning Leader General Plan Update
Award, American Planning Association County of Orange
- Orange Section
General Plan Update
2024 MURP Community Builder
City of Brea
Award, University of California, Irvine
1404 Royal Oaks IS/MND
City of Duarte
Grevillea-Imperial Hotel CE
City of Hawthorne
2500 N Hollywood Way EIR
City of Burbank
Vineyard One EIR
City of Saratoga
Seraphina Residential CEQA
City of Temecula
Local Hazard Mitigation Plan
City of Laguna Hills
*Ms. Yuen was involved with these projects while enrolled as a Graduate Student in Urbar and Regional Planning at the University of California, Irvine De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
Email: [email protected]
ENVIRONMENTAL Mobile: 818-458-1162
EDUCATION Samantha Murray, MA, RPA
M.A., Anthropology, CULTURAL RESOURCES DIRECTOR
California State University,
Los Angeles, 2013 Samantha Murray is the cultural resources director at South Environmental B.A., Anthropology, and a principal archaeologist and architectural historian with over 20 years California State University, of experience in all elements of cultural resources management, including Northridge, 2003
project management and significance evaluations in consideration of the National Register of Historic Places (NRHP), California Register of Historical

CERTIFICATIONS
Resources (CRHR), and local-level designation criteria. Ms. Murray has Registered Professional conducted thousands of cultural resources studies throughout California.

Archaeologist (RPA)
County of Riverside - Ms. Murray meets the Secretary of the Interior's Professional Qualification Certified Archaeologist Standards for both History and Archaeology. She is an expert in preparation County of Santa Barbara - of cultural resources compliance documentation for projects that fall under Certified Archaeologist the California Environmental Quality Act (CEQA), National Environmental Policy Act (NEPA), and Sections 106 and 110 of the National Historic Preservation Act (NHPA). Ms. Murray has served as an expert witness in legal PROFESSIONAL proceedings concerning historical resources under CEQA.

AFFILIATIONS SELECT PROJECT EXPERIENCE
California Preservation 1404 Royal Oaks Development Project, City of Duarte, California (2025) Foundation
Cultural Resources Assessment
Society of Architectural
Historians Speculative Concrete Tilt-Up Building, Irwindale, California (2019) National Trust for Historic Cultural Resources Assessment with Historic Buildings Evaluations Preservation
Mayberry Parker Bridge Access Improvements Project, City of Pasadena, California (2025)
CEQA and Section 106 Caltrans documentation including Finding of No Adverse Effect
Pasadena Area Community College District New Rosemead Satellite Campus Project, Rosemead, California (2025)
Cultural Resources Assessment
Burbank Rancho Neighborhood Specific Plan Historic Context Statement, City of Burbank, California (2025)
Historic Context Statement and Survey
Beach Avenue/La Colina Drive Development Project, City of Inglewood, California (2024)
Cultural Resources Assessment
Grevillea Hotel Project, City of Hawthorne, California (2024) Cultural Resources Assessment
Wilshire Country Club Stream Restoration Project, City of Los Angeles, California (2024)
Cultural Resources Assessment
SE
Email: [email protected]
ENVIRONMENTAL Mobile: 303-818-3632
EDUCATION Matthew South
B.S., Wildlife Ecology, University PRINCIPAL BIOLOGIST
of Wisconsin-Madison, 2004
Matthew South founded South Environmental in 2018. He is a certified wildlife CERTIFICATIONS biologist with 20 years of professional experience providing natural resources consulting services for a wide variety of clients that include residential, Certified Wildlife Biologist, The
Wildlife Society 2014 commercial, government, utility, infrastructure, research, and non-profit projects. For the last 18 years, Matthew has been an environmental consultant Certified Technical Service
Provider (TSP) for Fish and in California acting as a Wildlife Biologist and Geographic Information System Wildlife Management Plans, (GIS) Analyst. In early 2018 he started South Environmental and has since been USDA NRCS 2017
supporting clients throughout Southern California.

Authorized Desert Tortoise
Biologist - Numerous BOs Matthew's background in ecology has led to a passion for conservation planning and resources assessments for the purpose of preservation and management.

TRAINING The integration of the latest technologies such as advanced GIS systems, mobile computing, and drone sensing allows him to innovate new data collection, Wetland Delineation Training
Course - The Wetland Institute analysis, and collaboration tools for the environmental sciences that produce 2014) more accurate data and better-informed resource managers. Matthew has Southwest Willow Flycatcher conducted and managed rare plant and arborist surveys, wetland and Workshop, 2017 jurisdictional delineations, and habitat assessments.

USGS Desert Tortoise Health

SELECT PROJECT EXPERIENCE
Assessment and Tissue
Collection Techniques Training,
2009 1404 Royal Oaks Development Project, City of Duarte, California (2025) Tree report peer review
Wilson and Harding Driving Range Improvements Project, City of Los Angeles, California (2025)
Biological Resources Assessment
Hope Gardens Sequoia Building Project, Los Angeles County, California (2021-present)
Biological Resources Assessment, Jurisdictional Delineation, Oak Tree Report Metro Link US Project, City of Los Angeles, California (2024) Tree assessment report
Downtown/Fairview Heights TOD EIR Project, City of Inglewood, California (2024)
Biological Resources Assessment
St. Andrews Recreation Center Project, City of Los Angeles Department of Recreation and Parks, California (2023)
Biological Resources Assessment and Tree Survey Report
Marlay Drive, Santa Monica Mountains, City of Los Angeles (2022) Focused Mountain Lion Assessment
SE

FERNANDO SOTELO, TE

PRINCIPAL ENGINEER
Fernando Sotelo has extensive experience in CEQA and the technical aspects of transportation planning, including travel demand forecasting, traffic impact analyses, and parking demand studies. His professional experience with traffic and parking analyses includes several schools and a variety of land development uses, such as warehousing, mixed use, commercial, and recreation projects in southern and northern California.

Fernando understands the complexities of transportation planning and KITTELSON has prepared transportation sections of Environmental Impact Reports K for major projects such as general plan updates and specific plans. & ASSOCIATES Fernando has also been involved with assisting cities in the implementation of VMT metrics for environmental review to comply with PROJECT ROLE new requirements in California to use VMT as the metric to evaluate Project Manager and Technical transportation impact. These efforts include reviewing strategies and Lead programs to identify reductions to the use of single occupancy automobile use, promote the use of TDM measures to reduce VMT from EDUCATION land use projects, and identify potential VMT reduction programs. He is • MS, Civil Engineering
(Transportation), University of also a member of ITE's International SB743 Task Force and has been a Southern California contributor to recent ITE white papers on VMT and Sustainability such as • BS, Naval Engineering, ITE's Guide to SB 743 and ITE's VMT as a Metric of Sustainability.

University of Sao Paulo, Brazil

PROJECT EXPERIENCE

YEARS OF EXPERIENCE
Costco New Fuel Facility Traffic Impact Study, Mission Viejo, CA. 26 Fernando was the project manager for the impact study for a proposed LICENSES/CERTIFICATIONS new off-site fuel station project to be constructed on El Paseo in the City • Professional Traffic Engineer: of Mission Viejo. The project consists of the demolition of an existing CA # TR 2770 retail building and construction of a new Costco Gasoline fueling station AFFILIATIONS with 40 fueling positions. A traffic impact study was prepared to evaluate Institute of Transportation circulation in the vicinity of the site and on a nearby freeway interchange.

Engineers A queue management plan was prepared to mitigate potential queues • Orange County Traffic from spilling to the public street. Fernando also coordinated with Engineers Council designers to configure internal truck loading areas and the design and implementation of a new traffic signal.

Yorba Linda Gardens Residential Development; Yorba Linda, CA.

Fernando served as the technical lead for the preparation of the traffic impact analysis for a proposed development with approximately 100 single family homes. The intersection Level of Service for existing and future conditions was calculated using Vistro Traffic Modeling software.

The traffic analysis also reviewed site access and internal circulation, and sight distance requirements. The study evaluated site access alternatives to access if turn restrictions and median treatments would be required to provide adequate site access for the project.

Mark Withrow, PE
Project Manager | Principal Engineer
Mark expertise lies in environmental assessment and remediation services including soil and GW sampling investigation, remedial action plans, remediation design, workplans and cost estimating, dual-phase extraction, soil vapor extraction, in-situ chemical oxidation, and remedial excavation. He has achieved closure from RWQCB, DTSC, U.S. EPA, and local oversight agencies.

Project Experience
Firm
Redevelopment Environmental Monitoring | Anaheim, CA
Verdantas Inc.

Mitigate PCE risks to residential development via vapor barrier/passive vent system under DTSC oversight.

Office Location
Irvine, CA Sheriff Station Remediation | Marina Del Rey, CA Pilot testing for soil vapor extraction and air sparge.

Education
BS, Chemical Engineering, Sheriff Station Groundwater Remediation | Los Angeles, CA University of California, Santa DPE system operation management, well sampling, gauging, purging, bailing, surveying and quarterly LARWQCB reporting. Soil and groundwater assessment of Barbara - 2006
LNAPL, dissolved contaminants, multi-extraction pilot tests, RAP, DPE remediation.

Licenses/Certifications
Sheriff Station Lakewood, CA
CA Civil Engineer - 83229 Semi-Annual groundwater monitoring program for groundwater conditions, CFR 1910.120 OSHA 40-Hour
dissolved-phase petroleum hydrocarbon contamination due to historical UST leak.

Training
CFR 1910.120 OSHA 8-Hour
EXPO Line Phase 2 Maintenance Facility | Santa Monica, CA Refresher

6.8-acre site formerly used for manufacturing with ongoing use as office, Confined Space Entry Training maintenance and auto repair, storage building, vehicle wash and fuel dispenser island, and a hazardous waste storage. Provided Rail Authority a Phase I and II ESA.

Years of Experience
18 Years of Industry Experience CP Transfer Junction | Wilmington, CA 18 Years at Verdantas For construction of Berth 200 Rail Yard Soil, performed GW sampling under LARWQCB oversight, including work plan, stockpile removal and SCAQMD 1166 Monitoring. and Human Health Risk Assessment for COCs. Sampled during export of 12,000 tons of impacted soil, feasibility study to comply with SWB Ress No. 92-49.

Berth 73A Hy C Tane Tank Farm | San Pedro, CA
Full characterization and RAP for light non-aqueous phase liquids (LNAPL), due to a 3,000-gallon diesel fuel release. The site is adjacent to the Los Angeles Harbor Main Channel.

Verdantas.com
Jeff Hull, PG, CEG
Associate Geologist
Mr. Hull has a nearly 40-year record of professional engineering and environmental geology practice in southern California. His experience has included forensic geotechnical studies, environmental peer review for CEQA, mining assessments, paleo seismology (fault studies), hydrogeological, and paleontological investigations for development of residential/commercial/ retail projects.

Project Experience
Proposed Hotel EIR | Burbank, CA
Firm CEQA Checklist Review for Preliminary Initial Study, site geology, soil, and Verdantas Inc. seismic hazard conditions. Project included demolition of existing structures and construction of 9-story, on-grade office, retail, and Education residential structure with attached 9-level on-grade parking structure.

Bachelor of Science - Geology
San Diego State University Industrial Warehouse Building Remediation | Burbank, CA Aided in determination of a practical soil removal method to depths of 21 Licenses/Certifications feet as part of future environmental remediation project.

CA - Certified Engineering
Alquist-Priolo Fault Zone Fault Investigation | Yorba Linda, CA Geologist - 2056
CA - Professional Geologist - Fault Hazard Report for Whittier fault zone, planned 340-unit Esperanza Hills residential community, included 2,500 linear feet of exploratory fault 6364
trenching, logging, reporting, County of Orange submittal.

CFR 1910.120 OSHA 40-Hour
Training
CFR 1910.120 OSHA 8-Hour Altamira Cyn Outfall Improvement Study | Rancho Palos Verdes, CA Refresher Training Geotechnical exploratory including geologic mapping, drilling, sampling CN Nuclear Gauge Certification and report preparation for outfall/cut-off wall structure upgrade and Asphalt Pavement 101 related channel improvements intended to discourage unauthorized entry of vagrants/vandals into the Altamira tunnel beneath Palos Verdes Drive South (PVDS) and access into adjacent residential property in turn.

Years of Experience
40 Years of Industry Experience
Building Basement Slab Distress | Torrance, CA
8 Years at Verdantas
Evaluation of building distress via subsurface drilling and test pit excavation. Conclusions were concrete tilt-up warehouse structure was influenced by descending slope, expansive soils, tree roots, original footing inadequacy and water into soils beneath the building perimeter.

Verdantas.com
John McCarthy, PE, CFM
Q Consulting Hydrology and Water Quality
Mr. McCarthy brings over three decades of experience in Years of Experience: 38 hydrology and water quality for public works and private development projects. He is highly skilled in the preparation and Registration review of hydrology, water quality, and drainage studies for Professional Engineer - Civil, complex proejets. His experience is concentrated in the field of California #47583 - 1991 stormwater management, including hydrology/hydraulic studies, Education floodplain analysis, runoff management plans, and improvement B.S., Civil Engineering, California plan preparation. He has prepared technical hydrology and water State Polytechnic University, San quality studies for public and private sector clients throughout Los Luis Obispo - 1989 Angeles County. Mr. McCarthy specializes in the development of Professional Affiliations complex flood control and runoff management solutions for both Member:
public and private sector projects. Association of State Floodplain Managers (ASFPM)
Project Experience
American Society of Civil
2500 N. Hollywood Way EIR - Peer Review, Burbank, CA. City Engineers (ASCE) of Burbank. Technical Drainage Lead for the peer review of the hydrology and water quality studies prepared by the applicant's Floodplain Management consultant. Completed timely reviews of the applicant's submittals Association (FMA) and provided a written summary of the findings and specific comments to be incorporated into the reports.

Chadwick Ranch Estates, Bradbury, CA. Nevis Capital LLC. Drainage Lead for the preparation of hydrology and water quality studies to support the proposed 111 acre development site in the City of Bradbury, Los Angeles County. The technical studies were completed to support the enviromental document being prepared for the project by the City. Work included the preparation of existing and project conditions hydrology, flood routing and debris calculations, debris and detention basin sizing, and water quality evaluations. The study identified mitigation requirements for the development of the project site.

Los Angeles County Department of Public Works Hydrology On-Call Contract, Los Angeles County, CA. LA Department of Public Works. Program Manager. Under an on-call contract with the County, provided flood control planning and engineering services for numerous separate projects. The projects included regional hydrology and hydraulic studies for Dominquez Channel watershed and Manhattan Beach, and training for complex storm water modeling.

Monrovia Nursery Redevelopment Drainage Studies, Azusa and Glendora, CA. Azusa Land Partners, LLC. Drainage Manager for the preparation of hydrology and water quality studies to support the 600 acre site in the Cities of Azusa and Glendora. The Monrovia Nursery Runoff Management Plan was prepared to provide a drainage master plan for the orderly development of the site. Work included regional and local hydrology, flood routing, debris and detention basin sizing, water quality improvements, and guidelines for construction and post-construciton operations and maintenance.

Hacienda Heights Tentative Tract Map 51153 Hydrology Review and Compliance, Los Angeles County, CA. Drainage lead for the review of hydrology and water quality studies for the proposed TTM.

Revisions to the proposed TTM required a re-evalualtion of the suitability of the drainage and water quality studies for the development. Completed a technical review of the hydrology, debris and detention basin sizing, and water quaility recommendations. Provided comments and recommendations to update the studies for the proposed revisions to the TTM.

City of Corona On-Call Plan Check Services, Corona, CA. City of Corona. Drainage Manager for review of drainage and water quality technical studies. Provided plan check review for development projects, including the Sierra Bella, Arantine Hills, Villages of Terrassa, Montecito, and Encanto

John McCarthy, PE, CFM
Q3 Consulting Hydrology and Water Quality
Apartments. The prepared comment letter reports and coordinated with the project engineer to resolve drainage related comments.

DUDEK
Dennis Pascua

SENIOR TRANSPORTATION PLANNER
Dennis Pascua (DEN-iss PAS-kwa; he/him) is a senior transportation planner and Dudek's transportation services manager with 33 years' experience in transportation planning/engineering throughout California. Dennis has successfully managed a variety of projects for local agencies and private developers, including traffic and circulation impact analyses and parking demand studies in both highly urbanized and rural areas. In addition to his years of traffic operations experience, he is also highly experienced with CEQA/National Environmental Policy Act and transportation topics and policies surrounding vehicle miles traveled (VT), active transportation, fire evacuation Education simulations, and Complete Streets throughout California. Dennis also offers an University of California, international perspective, having managed transportation planning projects in Irvine the Philippines, Japan, and the United Arab Emirates. BA, Social Ecology (Environmental Analysis
and Design
Project Experience
Professional Affiliations
Avila by the Sea Fire Protection and Evacuation, Covelop, Avila Beach, San Luis Institute of Transportation Obispo, California. Managed the in-house team that conducted traffic Engineers simulation modeling using PTV Vissim software to analyze wildfire evacuation Association of scenarios associated with the expansion of the Avila by the Sea Resort. Traffic Environmental simulation modeling included analysis of travel times throughout the Avila Professionals Beach region, including the Town of Avila Beach and surrounding communities, American Planning both with and without the addition of project traffic, under 14 evacuation Association scenarios.

Mesa Verde Specific Plan, Mesa Verde Owner LLC, Calimesa, California.

Managed the team that conducted traffic simulation modeling using PTV Vissim software to analyze wildfire evacuation scenarios associated with the development of the Mesa Verde Specific Plan (MVSP), an approximately 1,463-acre plan area in the City of Calimesa. The MVSP area includes up to 3,650 residential units, over 4 million square feet of proposed business park land uses, 300,000 square feet of commercial and mixed-use land uses, elementary schools, open space and public/private parks, utility infrastructure, and roadways. Traffic simulation modeling included analysis of travel times throughout the Specific Plan area and consideration of future planned projects and roadway infrastructure, both with and without the addition of project traffic, under 19 evacuation scenarios.

Western Hills Residences Project, Lewis Land Developers, LLC, Chino Hills, California. Managed the team that conducted traffic simulation modeling using PTV Vissim software to analyze wildfire evacuation scenarios associated with the development of the Western Hills Residences, a 187 dwelling unit apartment complex in the City of Chino Hills. Traffic simulation modeling included analysis of travel times from the study area and consideration of future planned projects and roadway infrastructure, both with and without the addition of project traffic, under five (5) evacuation scenarios throughout the Carbon Canyon Road corridor.

DUDEK
On-Call Environmental Services, Department of Water and Power, City of Los Angeles, California. Managed the in- house team that prepared TIAs for various infrastructure projects prepared under an on-call contract with the City of Los Angeles Department of Water and Power, the nation's largest municipal utility. The TIAs prepared involve the analysis of construction-related traffic and potential lane closures on major public thoroughfares. Construction mitigation measures include the preparation of a Construction Traffic Management Plan that includes traffic control plans for roadway construction, and transportation demand management for construction worker traffic.

Dudek has also coordinated with the Department of Transportation and Bureau of Engineering on those projects.

Huntington Village Project, City of Arcadia, California. Under an On-Call contract, managed the preparation of the TIA, VMT, and parking analyses that identified potential impacts associated with the redevelopment of an existing H-Mart shopping center and vacant office building located on the northeast corner of Michillinda Avenue and Huntington Drive. The proposed project is a mixed-use development and includes the removal of the existing strip retail and retainment of the existing H-Mart, along with construction of 263 dwelling units and 5,800-square-feet of retail and/or restaurant uses. Dudek also coordinated with the City and County of Los Angeles Department of Public Works on the road diet and roadway re-striping of Michillinda Avenue to accommodate project traffic as well as connect pedestrian and bicycle traffic through the project vicinity.

The View Residential Project, Planning Department, Los Angeles County, California. Managed the preparation of the VMT screening analysis, non-CEQA LOS analysis, and Sight Distance analysis (horizontal and vertical sight distance for the Signing and Striping Plan) for an 88-unit condominium development at 5101 Overhill Drive in the Windsor Hills area of Los Angeles County. As a result of public comments related to site access design, Dudek prepared a comprehensive horizontal and vertical sight distance analysis of the project's driveways on Overhill Drive to assist in the preparation of the project's revised Signing and Striping Plan for Overhill Drive.

Pacific Coast Commons Specific Plan, Community Development Department, City of El Segundo, California.

Conducted the peer reviews of the applicant-provided TIA, parking demand study, and VMT analysis of a 6.4-acre Specific Plan area known as Pacific Coast Commons along Pacific Coast Highway in El Segundo. The peer reviews also included coordination with City staff and the applicant's transportation/parking consultant. The adoption of a Specific Plan would allow for the following: (1) the continued operation of the Fairfield Inn and Suites Hotel and the Aloft Hotel, which contain 596 rooms within 288,767 square feet (SF) of development; (2) 327,021 SF of residential development for 263 new housing units, including 257 multi-family apartments and 6 condominiums/townhomes; (3) 11,252 SF of commercial/retail uses; and (4) 3 new parking structures that would contain 792 parking stalls.

Montclair Place District Specific Plan, Community Development Department, City of Montclair, California.

Managed the in-house Transportation team that prepared the TIA that identified potential project-related traffic impacts associated with the buildout of the Montclair Place District Specific Plan in downtown Montclair. The TIA was prepared per the requirements of the City, San Bernardino County Transportation Authority, and Caltrans requirements and included a VMT analysis per Senate Bill 743. The TIA comprised a study area of 60 intersections spread over 4 cities and 2 counties. A key feature of the Montclair Place District Specific Plan would provide for the construction of a pedestrian-oriented, mixed-use downtown district, with structured parking facilities through a series of planned phases. At buildout of the Montclair Place District Specific Plan, the following uses would be operating on the project site: 5,366 mid-rise residential units, 955 high-rise residential units, 331,056 SF of general office space, 201,452 SF of medical office space, a 250-room hotel, 74,030 SF of civic uses, 1,170,853 SF of shopping center uses, 72,682 SF of retail uses, and a 109,836 SF movie theater. 2 ATTACHMENT #2
DATE: August 3, 2026
SUBJECT: PROFESSIONAL SERVICES AGREEMENT WITH DE NOVO
PLANNING GROUP, INC.: ENVIRONMENTAL CONSULTANT -
1527 ROYAL OAKS DRIVE NORTH
AND

FIRST AMENDMENT TO AGREEMENT BETWEEN THE CITY OF

BRADBURY AND SUNRISE REAL ESTATE FOR THE PAYMENT

AND FEES AND COSTS RELATED TO CONTRACT

ENVIRONMENTAL, PLANNING, ENGINEERING AND LEGAL
SERVICES FOR DEVELOPMENT OF 8.8 ACRES ON ROYAL

OAKS DRIVE NORTH

FIRST AMENDMENT TO AGREEMENT

BETWEEN THE CITY OF BRADBURY AND SUNRISE REAL ESTATE

FOR THE PAYMENT OF FEES AND COSTS RELATED TO

CONTRACT ENVIRONMENTAL, PLANNING, ENGINEERING AND LEGAL

SERVICES FOR DEVELOPMENT OF

8.8 ACRES ON ROYAL OAKS DRIVE
This First Amendment to the Agreement between the City of Bradbury, California, a general law city and municipal corporation ("City") and Sunrise Real Estate, a California Corporation ("Developer"), is made and entered into this day of August, 2026:

1. Recitals. This Agreement is made with reference to the following facts and circumstances:

Developer is the owner of approximately 8.8 acres located on the northwest corner of Royal Oaks Drive and Winston Avenue in the City with APINs of 8527-023-012, 8527-023-020, and 8527-023-021 ("Property").

B. Developer has filed applications for a General Plan Amendment, Zone Change, Zone Text Amendment, Specific Plan, and Tentative Tract Map for a 17 lot subdivision of the Property with the majority of the lots under 20,000 square feet. These approvals, collectively referred to as the "Project," will require environmental review. Until an Initial Study is completed, it is unknown what type of environmental document will be required.

C. On May 4, 2026, the City and Developer entered into an Agreement For The Payment of Fees And Costs Related To Contract Environmental, Planning, Engineering And Legal Services ("Agreement).

D. At the time of execution of the Agreement, the City had not yet chosen an environmental consultant or a contract planning consultant.

E. Since the time of execution, the City Council has approved an agreement with De Novo Planning Group, Inc. for the preparation of the required environmental document. The services to be performed by De Novo and the Cost of such services are set forth in the Revised Proposal from De Novo dated June 2, 2026, attached hereto as Exhibit A. The proposal includes two options: Option 1 for a Mitigated Negative Declaration; and Option 2 for an Environmental Impact Report. The decision as to which option will be implemented will occur after the completion of the Initial Study.

F. Since the time of execution, the City Council has also approved an agreement with VCA Code to provide contract planning services. The services to be performed by VCA and the Cost of such services are set forth in the proposal dated May 8,2026, attached hereto as Exhibit B.

G. Section 2.B of the Agreement provided that the Agreement would be amended to incorporate the proposal once the City selected the environmental consultant and contract planning consultant.

Amendment to Section 2. A new section 2.C is hereby added to read as follows:

C. The Revised Proposal from De Novo Planning Group, Inc. dated June 2, 2026 and the proposal from VCA Code dated May 8, 2026 are hereby incorporated by reference.

3. Amendment to Section 4. A new section 4.A.1 is hereby added to read as follows:

Within five (5) Business Days of execution and delivery of this First Amendment by all parties, Developer agrees to deposit with City the additional sum of $123,875 for environmental services. Developer understands that no environmental work will take place on this Project until the deposit is made; but once the Deposit is made, the City will notify De Novo to commence services.

Within five (5) Business Days of execution and delivery of this First Amendment by all parties, Developer agrees to deposit with City the additional sum of $20,000 for contract planning services. Developer understands that no contract planning work will take place on this Project until the deposit is made.

Except as modified herein, all other provisions of the Agreement remain the same.

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

CITY OF BRADBURY DEVELOPER
Sunrise Real Estate
By:_
Elisabeth Bruny, By:

Mayor
APPROVED AS TO FORM:

By:

By:

Cary S. Reisman
City Attorney
Attachments:

A - Revised Proposal from De Novo Planning Group Inc.

B - Proposal from VCA Code
Sunrise Real Estate Reimbursement Agreement

ATTACHMENT 'A'
De Novo Planning Group
A Land Use Planning. Design, and Environmental Firm
June 2, 2026
City of Bradbury
Jim Kasama, City Planner
600 Winston Avenue
Bradbury, CA 91008
SUBJECT: Revised Proposal for Environmental Consultant Services for the Royal Oaks Garden Project
On behalf of De Novo Planning Group, thank you for the opportunity to submit this revised Proposal to provide environmental consultant services for the proposed Royal Oaks Garden Project in the City of Bradbury.

De Novo has extensive experience providing environmental consultant services for clients throughout California. Our team will provide the City with an energetic and dedicated group of principal-level professionals with exceptional skills and qualifications. We are confident that our experience, proven track record, and Principal-level attention to the Project will provide significant value to the City. De Novo has a demonstrated history of providing high-quality services, meeting timelines and budgets. The enclosed proposal includes all information requested in the RFP, including the qualifications of our team, a detailed scope of work for the requested deliverables, a project schedule, and competitive budget.

OUR TEAM
Our Team, led by Principal Planner and Project Manager, Starla Barker, AICP, is comprised of professionals with expertise in preparing i technical studies and environmental analysis for CEQA compliance projects. Our team is familiar with the environmental issues associated with the proposed Project and within the area having recently prepared CEQA documentation for the 1404 Royal Oaks Residential project located in the City of Duarte, located just southwest of the Royal Oaks Garden Project site.

We are joined by our talented team of expert subconsultants, including South Environmental (peer review of Cultural Resources Assessment, Biological Resources Assessment and Tree Survey Report), Kittelson Associates (peer review of Traffic Study/VMT/Existing Conditions-Plus Forecast), Verdantas (peer review of Geology/Soils Memo and Phase I ESA), Q3 Consulting (peer review of Hydrology/Water Quality Memo), and Dudek to prepare a Fire Protection Plan and Wildfire Evacuation Study. Collectively, our team members have worked together on similar projects and our experience and record of success have proven to be extremely valuable as our clients maneuver through the environmental and public review process.

As explained in greater detail in this proposal, our team has excellent qualifications and experience preparing legally-defensible environmental documents for projects throughout California while remaining on-schedule and on-budget. We strongly

DE NOVO PLANNING GROUP
encourage the City to contact all our team's references to inquire about the quality of our work, our responsiveness, and the success of the process. All team members are ready to start work immediately upon the City's notice to proceed.

We truly appreciate being considered for this project and for the opportunity to work with the City of Bradbury. We are confident that our experience, record of success and Principal-level attention to every project will prove to be extremely valuable to the City. We look forward to the opportunity to further discuss our proposal and approach to the preparation of the CEQA document. If you have any questions regarding this submittal, please contact Starla Barker, Principal Planner at (949) 396-8193 | [email protected] | 180 East Main Street, #108, Tustin, CA 92780.

Sincerely,
Otula Barker
Starla Barker, AICP, Principal Planner

DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services

TABLE OF CONTENTS

1. Introduction .1

2. Approach and Scope of Work ....4

3. Qualifications and Experience........ .26

4. References.. ...41

5. Project Schedule .42

6. Project Budget 46
Appendix A - Resumes.. .50
DE NOVO PLANNING GROUP 3
City of Bradbury
Proposal for Environmental Consultant Services

1. INTRODUCTION
De Novo Planning Group is a land use and
environmental planning firm specializing in
Official Name
community planning, environmental studies, De Novo Planning Group design, and development services. The firm's
principal-level staff have successfully completed Primary Point of Contact hundreds of projects consisting of environmental Starla Barker, AICP impact reports, negative declarations, initial Principal Planner studies, NEPA analyses, climate action plans, 949-396-8193 biological assessments, wetland delineations, [email protected] general plans, specific plans, housing elements, Tustin, CA and development projects throughout California. Entity Type De Novo Planning Group has full-service offices in California S-Corporation northern and southern California. For over 18
years, De Novo has provided land use and Federal Employer ID environmental planning services specializing in 26-2962235 community planning, environmental studies, Firm Locations design, and development services. De Novo has a Southern California:
long and successful history of providing on-call 180 E. Main Street, Suite 108 environmental services to public agency clients, as Tustin, CA 92780 (where work will be
well as on a competitive basis.
performed)
Starla Barker, AICP, has over 20 years of
Northern California:
experience preparing and managing CEQA
1020 Suncast Lane, Suite 106
compliance documents throughout southern El Dorado Hills, CA 95762 California and will serve as the Project Manager 916-949-3231 and primary point of contact.
https://denovoplanning.com
Our Team
Years in Business/Providing
The work will be led out of our southern California
Service
office located in the City of Tustin. De Novo has 25 18 full-time staff, including four Principals, four
Principal Planners, four Senior Planners, and a Employees 25 team of technical associates.

We provide personal service to all our clients and
are committed to exceeding your expectations on
all components of the project.

Approach
Our team of principal-level professionals is prepared to deliver legally defensible documentation that remains on-schedule and on-budget. Our approach centers on Principal-level attention to every deliverable, ensuring high-quality work and continuity throughout the project duration. We have assembled a specialized team of

DE NOVO PLANNING GROUP
subconsultants, including South Environmental, Kittelson Associates, Verdantas, Q3 Consulting, and Dudek, to provide expert peer reviews of applicant-prepared studies and to develop technical reports, including the Fire Protection Plan and Wildfire Evacuation Study. Leveraging our recent experience with the nearby 1404 Royal Oaks Residential project in Duarte, we offer the City of Bradbury a partner with local familiarity and the technical capacity to navigate the complexities of the CEQA process, whether through a Mitigated Negative Declaration (MND) or an Environmental Impact Report (EIR).

Our scope of work identifies the specific tasks the De Novo team will undertake from project initiation to project closeout and includes a schedule with deliverable milestones and a budget. All technical studies and environmental documents will be completed in accordance with the adopted CEQA Guidelines.

Protocol to assess project requirements includes:

Project Initiation Data Review Project Technical Environmental & Kick-Off & Research Description Studies Analysis
Working with the City as an extension of staff, De Novo will be responsible for preparation of draft and final environmental documents, including all supporting documentation such as the Notice of Preparation, Initial Study, Notice of Intent to Adopt, Notice of Availability, Response to Comments, Mitigation Monitoring and Reporting Program, and Notice of Determination. We will circulate environmental documents for public review, as required, and participate in public hearings. De Novo will be responsible for submitting the Public Review Draft documents and notices to the State Clearinghouse through the CEQA Submit portal and filing CEQA notices with the County.

Our staff can mobilize quickly and efficiently, committing to the meeting the project schedule while ensuring the environmental document is accurate, legally defensible, and cost-effective. We understand the environmental review will likely be in the form of a MND or EIR. Regardless of the environmental compliance document, the De Novo team will serve as an extension of City staff in all aspects of the environmental review process.

PROJECT UNDERSTANDING
We understand the City of Bradbury is seeking a qualified environmental consultant to provide environmental consultant services for the Royal Oaks Garden Project located at 1527 & 1533 Royal Oaks Drive North in the City of Bradbury.

The Project site is currently developed with a single-family residence and outbuildings and is located within a very high fire hazard severity zone. The Project requires several discretionary actions and approvals to allow development of 17 single-family residences and accessory buildings and uses on approximately 8.68 acres including:
2 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
• General Plan Amendment,
• Adoption of a Specific Plan,
• Zone Change,
• Amendment to the Development Code,
• Tentative Tract Map,
• Tree Permit, and
• Los Angeles County Fire Department approval.

The Project Applicant will prepare several technical studies requiring peer review. To determine the appropriate CEQA documentation, an Initial Study will be prepared by the consultant in accordance with the CEQA guidelines and requirements. It is assumed the Initial Study will determine preparation of either a Mitigated Negative Declaration (MND) or an Environmental Impact Report (EIR). The consultant will be responsible for preparing the CEQA document.

DE NOVO PLANNING GROUP 3

2. APPROACH AND SCOPE OF WORK

PROJECT APPROACH
De Novo is committed to providing the City exceptional technical analysis and environmental review services. Our approach to this Project involves the following key considerations:

Dedicated Management Team
Our success is derived from the Principal-level attention that we provide to each project. Our Team, led by Starla Barker, AICP, Project Manager, is comprised of professionals with expertise in preparing and reviewing technical studies and environmental analysis for CEQA compliance projects.

Starla will be responsible for coordinating the De Novo team to ensure the environmental analysis is thorough and complies with CEQA requirements. Starla will review all internal and external work products and be responsible for providing overall quality control and quality assurance throughout the Project's duration. Starla prides herself on being an integrated project manager who conducts research, analyzes data, and writes sections, and is eager to commit herself for the Project duration.

Starla will work closely with City staff, from contract execution and Project inception, through to public hearings and completion of the CEQA process.

Our team understands that as Lead Agency, the City of Bradbury is responsible for preparing and approving the CEQA documentation. We will work side-by-side with City staff to ensure that the entire CEQA process is conducted in a comprehensive manner and will consider recent CEQA legislation and reviewing agency requirements. Our objective is to provide a premium service to our clients along with highly accurate technical documentation and impact determinations.

Principal Attention to Every Aspect of the Project
We do not identify principal staff in our proposal, then hand your project out to junior staff members to complete for our review. Rather, our Principal and Senior staff, identified in this proposal, will work on every aspect of the project and will write and review each document we provide to the City. This senior-level attention to each detail of the project ensures a high-quality work product, as well as continuity throughout the project.

Compliance with State Legislation
The De Novo team is well-versed in the CEQA Statute (Public Resources Code Section 21000-21189) and the CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3, Sections 15000-15387). The firm's Principals regularly lecture on CEQA and have been asked to prepare and provide expert testimony on complex environmental topics on projects throughout California. The firm maintains a keen understanding of future legislation which has the potential to impact CEQA and environmental documents and works with clients to prepare for future changes to the CEQA statute and/or guidelines. De Novo will prepare an environmental analysis consistent with the requirements of CEQA and relevant case law. The CEQA document will analyze

DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
environmental impacts associated with implementation of the proposed project in light of existing conditions and will also analyze the Project's contribution to significant cumulative environmental impacts.

Expert Teaming Partners
De Novo would serve as the prime consultant for this contract, responsible for all co- ordination activities, including coordination of subconsultants and administrative tasks. The De Novo Team is further supported by our expert subconsultants. Our team has worked together for many years preparing environmental compliance documentation and technical analysis. This continuity in staffing means that each team member knows our management team's expectations for analysis, documentation, and time management. Ultimately, this results in a more efficient process. Our team has a keen understanding of issues and areas of concern that may arise, and more importantly, how to address and appropriately resolve these issues.

Adherence to Project Schedule and Budget
Our strategy includes dedicated team members with a Principal Planner/Project Manager who will be hands-on for the development of the CEQA document. We will closely coordinate with the City through each part of the process. The steps we take to ensure timely performance include regular project calls with the City and monthly status reports. This approach ensures open lines of communication, transparency in our work effort, and accountability. We are committed to completing this Project on schedule and within budget and will take all appropriate steps to ensure that the project is managed effectively.

Our project team is fully committed to bringing our projects to public hearings as quickly and effectively as possible while always delivering products of exceptional quality. We thrive under deadlines, and we have a track record of meeting or exceeding our project schedules. Our proposed use of Principal-level staff throughout all stages of this Project allows us to work quickly, efficiently, and produce preliminary draft documents of superior quality. Our project manager will take a very active and hands-on role, and we will diligently manage our team and coordinate with City staff to ensure that all parties are continuously aware of pending deadlines, outstanding tasks, and draft work products that will require staff review.

We take tremendous pride in our ability to adhere to our project budgets. Our project managers are also principals and senior managers of the firm, and to this end, we have the authority to take any steps necessary to ensure that our projects remain on budget. We strongly encourage the City to contact our references and specifically inquire about the extraordinary steps we take to ensure we do not modify or exceed our budgets.

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SCOPE OF WORK
We have prepared the following work plan in response to the City's Request for Proposals and our experience preparing a variety of environmental clearance documents with similar issue areas. The requested work effort will involve peer review of Applicant-prepared technical analysis and preparation of technical studies and an Initial Study to determine the appropriate CEQA clearance for the Project; a work program has been provided for preparation of a Mitigated Negative Declaration (MND) or an Environmental Impact Report (EIR).

TASK 1: PROJECT INITIATION AND PROJECT DESCRIPTION

1.7 Project Kickoff Meeting and Site Visit
The work program will be initiated with an in-person kickoff meeting with City staff and the Applicant team to discuss the project features in greater detail. Prior to the kickoff meeting, De Novo will distribute an agenda and detailed memorandum to City staff, which will identify information needs. Based upon discussions with the City and Applicant, De Novo will prepare a date-specific schedule identifying key milestones and deliverables. This task includes a visit to the Project site and its surroundings, which will include a detailed photographic recording of on- and off-site conditions.

1.2 Project Description
The Project Description is a critical element of the environmental document and establishes the foundation for the environmental analysis. The Project Description will detail the Project location and environmental setting, Project background and history, Project characteristics (construction and operation), discretionary actions, and required permits and approvals based on available information. Exhibits will identify the regional and local site vicinity. Project plans and details provided by the Applicant will also be graphically depicted and referenced. De Novo will submit the Project Description to the City for review and approval. The Project Description will be revised to incorporate comments from the City and provided to the team for use in review of the technical studies and preparation of the Initial Study. This scope of work assumes no changes will occur to the Project Description upon review/approval by the City.

Task 1 Deliverables:
• One (1) electronic copy (pdf) of the Kickoff Meeting Agenda and Minutes • One (1) electronic copy (pdf) of the Schedule (with updates as needed) • One (1) electronic copy (pdf) of the Draft and Final Project Description TASK 2: PEER REVIEW AND PREPARE TECHNICAL STUDIES

2.1 Peer Review of Applicant Prepared Studies
The De Novo team will conduct a peer review of the following Applicant prepared technical studies for CEQA adequacy and compliance:
• Air Quality/GHG Study

DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
• Biological Resources Assessment and Tree Survey Report • Cultural Resources Assessment
• Geology/Soils Memo
• Hydrology/Water Quality Memo
• Noise Study Memo
• Phase I Environmental Site Assessment
• Traffic Study/VMT/Existing Conditions
De Novo's in-house technical leads will conduct the peer review for the Air Quality/GHG Study and Noise Study Memo. South Environmental will conduct the peer review of the Biological Resources Assessment, Tree Survey Report, and Cultural Resources Assessment. Kittelson Associates will conduct the peer review of the Traffic Study/VMT/Existing Conditions. Verdantas will conduct the peer review of the Geology/Soils Memo and Phase I Environmental Site Assessment. Q3 Engineering will conduct the peer review of the Hydrology/Water Quality Memo.

The review will focus on the accuracy of the analysis to determine if the studies can suitably be relied upon for use in the CEQA document. No survey work, coordination with regulatory agencies, preparation of permit applications, or modeling will be conducted as part of the review.

We anticipate Word versions of the reports will be provided for purposes of the peer review and that any necessary revisions completed by the Applicant team will be provided in track changes or a response matrix. A second review will be conducted by De Novo to ensure the technical studies have adequately addressed the comments.

It is assumed the second review will not identify additional issues or require significant review. All reviews will be provided to City staff for dissemination to the Applicant.

2.2 Prepare Technical Studies
Our team includes Dudek to prepare the Fire Protection Plan (FPP) and Wildfire Evacuation Study (WES). We understand the City may choose to independently retain a consultant to prepare these studies. If that occurs, De Novo will work directly with the City's consultant.

2.2.1 FIRE PROTECTION PLAN
The Fire Protection Plan and Fuel Modification Plan will evaluate wildfire risk and inform the Project regarding fire code conformance, particularly for development within a Local Responsibility Area (RA) designated Very High Fire Hazard Severity Zone (VHFHSZ) under Los Angeles County Fire Department (LACFD) jurisdiction. The FPP will document how the Project complies with applicable requirements of the 2025 California WUI Code and the 2025 California Fire Code, as amended and implemented by LACD. Mitigation measures are not anticipated, but rather the FPP will rely on regulatory compliance and project design features.

Data Acquisition and Review. Dudek will compile the most recent digital information including site and grading plans, aerial imagery, vegetation, topography, fire history,

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and wind, temperature, and precipitation data for incorporation into the fire protection analysis, fuel modification plan, site's fire behavior models and GIS/CAD exhibits. Additionally, pre-field preparation tasks will be performed including project plan review, potential hazard area prioritization, and field task scheduling.

Site Risk Assessment. Dudek will conduct site specific risk assessment and field data collection that will be used for completing the overall Project risk assessment and fire behavior modeling analysis. Among the field tasks that will be completed are:
• Vegetation measurements and mapping refinements
• Fuel load analysis (current and historic)
• Topographic features documentation
• Photograph documentation
• Off-site land uses and fuel status
• Confirmation/verification of hazard assumptions
• Access/egress documentation
Fire Behavior Modeling. Fire behavior modeling will be conducted for the Project.

Fire behavior modeling is a cost-effective means for determining priority hazard areas, graphically portraying them in the FPP, and determining/supporting suitable defensible space distances and/or other measures that would provide fire protection.

A Dudek fire behavior modeler for this Project would help substantiate and inform determination of the area's fire environment and wildfire that it may produce in terms of flame lengths and fire intensity utilizing BehavePlus (V 6.0). Fire behavior modeling can help substantiate the risk presented by specific conditions of the Project area and help determine the type of fuel modification and structural enhancements that will be required to reduce the potential fire hazard. We will prepare one model exhibit indicating each fire behavior model run throughout the site. We anticipate modeling up to two locations representing different fuel types and including on each Project perimeter and in the adjacent open space area to the north and east, and as dictated by our site observations. We will also provide a model that indicates the post-Project, fuel modification zone fire behavior reductions.

In addition, a Fire History Exhibit will be prepared with the use of GIS indicating the number of fires that have burned the area since documentation was initiated (late 1800s). The exhibit will be a color-graphic portraying fire perimeter throughout the project area and within its vicinity. This information will be incorporated into the analysis and recommendations.

Fuel Modification Plan Exhibit. Dudek will prepare a fuel modification exhibit based on the findings and according to LACD guidelines. Preparation of the plan will include use of GIS and will incorporate landscape components that are suitable for a modified fuel area. This task includes one (1) round of exhibit revisions following review by City staff and one (I) round of revisions following LACFD review. Additional plan revisions, whether requested by City staff or LACD, are not included in this scope of work. The fuel modification plan will include all items typically created on a conceptual 8 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
fuel modification plan, including the: topographic information, existing vegetation/fuels locations, proposed structure locations, proposed fuel modification zone locations, proposed treatment prescriptions, site photographs, results from fire behavior modeling efforts, and other information needed to evaluate the Project site's defensibility.

Fire Protection Plan. Fire Protection Plans are documents required by Chapter 49 of the California Fire Code as requested by the LACD that document the Project site's fire environment, the Project's compliance with code requirements, and any special requirements for the Project site's fire protection and life safety. FPPs inform CEQA wildfire impact analysis and provide evaluation of fire safety and protection to assist in substantiating impact significance determinations. Dudek will prepare a comprehensive FPP summarizing Project details and code compliance. Dudek will utilize an FPP standard that includes the basic components necessary to evaluate risk and document measures that reduce that risk through regulatory compliance and project design features. FPPs effectively memorialize risk-based requirements of projects with input and final approval by the Fire Authority Having Jurisdiction (FAHJ).

Goals of the project's FPP are to minimize and mitigate fire issues created by the project and to reduce the impact the project may have on the local fire protection delivery system. For the proposed Project, it is anticipated that the FPP will be used to document the Project's conformance with codes, particularly regarding fuel modification zone provisions, dead end road length, secondary access, and water availability, amongst others. The goal will be to avoid changes in the Project footprint or creating additional, unanalyzed impacts to the extent feasible.

The FPP will include sections addressing the following components:
• Introduction
• Site and project description
• Site specific risk assessment
• Off-Site Ignition Risk Analysis/Discussion
• Vegetation descriptions
• Fire behavior models
• Access roads (widths, lengths, parking, per project site plans) • Water supply (per local water supplier estimates)
• Fire protection systems (sprinklers as required by code) • Emergency access/egress (secondary egress availability) • Fire department response and aid agreements (description of existing) • Vegetation management and defensible space (summarize FMP) • Fuel Modification Zone Exhibit
• Structural protection/building ignition resistance (compliance with Chapter 7A) • FMZ Maintenance recommendations/requirements
This scope of work anticipates one review, comment, and revision cycle with City staff and one review, comment and revision cycle with LACFD. The draft FPP will be submitted electronically for review. A pof file of the FPP will be submitted for LACFD DE NOVO PLANNING GROUP 9
review and a pdf of the final FPP will be submitted. This scope of work estimates up to four (4) staff hours in response to comments. Extensive comments that require additional time may require additional budget through a contract amendment.

Project Meetings and Coordination. Dudek anticipates attendance at up to two virtual meetings with the project team and/or LACD. These meetings may include presenting initial findings, discussing potential issues, and coordinating proposed Project design features intended to meet applicable fire code and LACFD requirements. Dudek's attendance at community or public meetings are not included. Other communications and administrative, QA/QC, report production and project management are included in this task as is general consultations with project engineers, biologists, landscape architect and planners regarding fire protection.

2.2.2 WILDFIRE EVACUATION STUDY
The following tasks are intended to support review of the Project in a VHFHSZ and to address applicable wildfire evacuation guidance, as required by the lead agency and LACD review comments, if any. Evacuation modeling is not proposed as part of this task but can be provided; refer to Optional Task 6.1.

Data Acquisition and Review. Dudek will compile the most recent digital information including site and grading plans, aerial imagery, vegetation, topography, fire history, and wind, temperature, and precipitation data for incorporation into the fire protection analysis, fuel modification plan, site's fire behavior models and GIS/CAD exhibits.

Dudek will perform a site plan review to gain a thorough understanding of the Project and its access and on-site circulation. This task includes a meeting with the Project team and coordination, as appropriate, with the City and the LACD to substantiate assumptions and obtain input on wildfire ignition points/scenarios, the evacuation study area, evacuation scenarios, and other assumptions for evacuation time evaluation.

Wildfire Evacuation Study. Dudek will prepare a Conceptual Wildfire Evacuation Study (CWES) that establishes baseline and regulatory conditions based on the basic concepts and topics that are needed to address the CEQA significance thresholds, Attorney General guidance, and related subjects. Access routes, ingress and egress, and bottlenecks will also be evaluated. The AG guidance recommends evacuation modeling for any new Project; evacuation modeling is provided as an Optional Task that would utilize PTV VISSIM with Dynamic Traffic Assignment (DTA), the industry leading approach to thoroughly modeling evacuation. If that task is not selected, this task will include basic hand calculation methodology to evaluate the capacity of surrounding roadways and Project impacts on existing evacuation plans, an approach that has been used on other Projects of similar scale. The evacuation study includes GIS generated graphics supporting the approach, conclusions, and recommendations. The Dudek team will prepare a CWES that includes the following additional features:
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Proposal for Environmental Consultant Services
• Evacuation planning process, emergency response, evac points and shelters, shelter in place discussion
• Route determination
• Evacuation awareness
• Evacuation procedures
• Scenario descriptions
• Hand calculation of Project vehicle impact on existing evacuation times • Recommended measures
• Contingency option - Temporary Refuge/Shelter in Place • Address AG Guidance document
• Address CEQA threshold questions
Graphics will include Site Location Exhibit, Site Plan, Conceptual Evacuation Route Map, Evacuation Toolkits/Action Plan, and others as determined appropriate.

Dudek anticipates up to one virtual meeting with the Project team during completion of this CWES. This task includes project management and coordination.

Dudek anticipates one review, comment, and revision cycle with De Novo/City staff and one review, comment, and revision cycle with the City and/or LACFD (as applicable to the entitlement and fire review process). This scope of work estimates up to eight (8) staff hours to address comments and report revisions from both review cycles. Extensive or complex comments may require a scope and budget amendment.

Meetings (Time & Materials). Dudek anticipates attendance at three virtual meetings with City staff, Applicant, and Design Team, and if requested, coordination meetings with City staff and LACD. A maximum budget allocation has been identified and would be billed based on the team members required for the meeting and time incurred. This scope of work does not include attendance at public meetings or hearings.

Task 2 Deliverables:
• One (1) electronic copy (Word) of the draft technical studies with peer review comments
• One (1) electronic copy (Word) of the revised draft technical studies with peer review comments or confirmation of no further revisions • One (I) electronic copy (pdf) of the Draft Fuel Modification Plan Exhibit (City staff)
• One (1) electronic copy (pdf) of the Final Fuel Modification Plan (LACFD) • One (1) electronic copy (pdf) of the Draft Fire Protection Plan (City staff) • One (1) electronic copy (pdf) of the Draft Fire Protection Plan (LACD) • One (1) electronic copy (pdf) of the Final Fire Protection Plan • One (I) electronic copy (pdf) of the Draft Wildfire Evacuation Study • One (1) electronic copy (pdf) of the Revised Wildfire Evacuation Study DE NOVO PLANNING GROUP 11
• One (1) electronic copy (pdf) of the Final Wildfire Evacuation Study TASK 3: ADMINISTRATIVE DRAFT INITIAL STUDY
De Novo will prepare an Administrative Draft Initial Study for City review. The contents of the Administrative Draft Initial Study will be consistent with all applicable provisions of CEQA and the CEQA Guidelines:

3.1 Introduction
The Introduction will cite the provisions of CEA and the CEQA Guidelines for which the proposed Project is subject. This section will identify the purpose of the study and statutory authority, and include a summary of the Initial Study format, and a listing of responsible and trustee agencies and documentation incorporated by reference.

3.2 Environmental Evaluation
This section will incorporate the analysis and findings of the technical studies outlined in Task 2, above. It will include a discussion of the potentially significant environmental impacts, City-adopted conditions of approval or mitigation measures to reduce significant impacts to a level of insignificance, and a statement as to whether impacts will be reduced to a level of insignificance. The determination of significance will be based on significance thresholds. The evaluation section will contain appropriately detailed analysis and discussion of those environmental criteria deemed "Potentially Significant Impact" and "Potentially Significant Impact Unless Mitigated." Where the Project would result in "No Impact" or "Less Than Significant Impact" for particular environmental criteria, the Initial Study will include a discussion which supports such a finding. Recommended mitigation measures will comply with CEQA requirements in terms of effectiveness and feasibility.

Aesthetics. There are no officially designated State Scenic Highways that traverse the City. Thus, the analysis is anticipated to demonstrate the proposed Project would not have a substantial adverse effect on a scenic vista or substantially damage scenic resources within a state scenic highway. Visual impacts from potential construction activities will be discussed and evaluated. The analysis will focus on whether the Project would conflict with applicable zoning and other regulations governing scenic quality. The analysis will also address the potential for the Project to create a new source of substantial light or glare adversely affecting day or nighttime views in the area.

Agriculture and Forestry Resources. The Project site is zoned A-l, Agriculture Residential Estate. However, the site is not currently utilized for agriculture. Review of the California Department of Conservation Important Farmland Finder identifies the Project site and surrounding area as "Urban and Built-Up Land". The analysis will address whether the Project would conflict with existing zoning for agricultural use or a Williamson Act contract, conflict with existing zoning or cause rezoning of forest land or the loss of forest land or result in changes in the environment that could 12 DE NOVO PLANNING GROUP
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Proposal for Environmental Consultant Services
potentially result in the conversion of farmland to non-agricultural use or forest land to non-forest use.

Air Quality. This section will incorporate the findings of the Air Quality/GHG Study referenced in Task 2. The Project site is located within the jurisdiction of the South Coast Air Quality Management District (SCAQMD). Development of the Project will result in short-term construction-related emissions and long-term operational emissions. This impact analysis will provide discussions related to assessment methodology, SCAQMD thresholds of significance, a consistency analysis with air quality attainment plans, cumulative impact analysis, and a discussion of any needed mitigation measures to reduce significant impacts on air quality.

Biological Resources. This section will incorporate the findings of the Biological Resources Assessment and Tree Survey Report referenced in Task 2. The potential for the Project site to support significant biological resources will be assessed. The analysis will confirm the potential for riparian habitat or sensitive natural community, wetlands, or wildlife corridors to occur within the Project site or surrounding area.

Cultural Resources. This section will incorporate the findings of the Cultural Resources Assessment, as referenced in Task 2. The analysis will address the potential for the Project to cause a substantial adverse change in the significance of a cultural resource, including built environment historic and archaeological resources.

Additionally, the potential for the Project to disturb human remains will be discussed.

Energy. This section will provide analysis and quantification of Project energy usage, consistent with the requirements of the most recent version of CEQA Guidelines Appendix G. The analysis will provide disclosure of the Project's estimated energy consumption associated with long-term operations, buildings, and transportation.

Further, consistent with the applicable statutes and guidelines, De Novo will analyze the Project's potential for wasteful, inefficient, and unnecessary consumption of energy, and will also analyze whether the Project would conflict with or obstruct a state or local plan for renewable energy or energy efficiency.

Geology/Soils. Utilizing existing resources, including information from the Geology/Soils Memo referenced in Task 2. The analysis will identify existing regional and local geology and soils constraints (such as compressible soils, landslide hazards, disruptions, displacements, compaction, or over-covering of the soil, and areas subject to subsidence) and seismic hazards. The Project will be evaluated for its potential to directly or indirectly cause substantial adverse effects involving fault rupture, strong seismic ground shaking, seismic-related ground failure (e.g., liquefaction), and landslides. The potential for the Project to destroy a unique paleontological resource will also be evaluated.

Greenhouse Gas Emissions. This section will incorporate the findings of the Air Quality/GHG Study referenced in Task 2. Development of the Project will result in short-term construction-related GHG emissions and long-term operational GHG emissions. This impact analysis will address the potential for the Project to generate DE NOVO PLANNING GROUP 13
significant GHG emissions and provide a consistency analysis with applicable plans, policies, or regulations adopted to reduce GHG emissions.

Hazards and Hazardous Materials. This section will incorporate the findings of the Phase I ESA referenced in Task 2. The hazardous materials analysis will also include a summary of the existing regulatory conditions per the State Cortese Database Listing.

Potentially hazardous materials conditions within the Project site will be considered to analyze potential Project-related impacts, as they pertain to hazards and hazardous materials per the CEQA thresholds of significance. Potential accidental conditions involving hazardous materials during construction and operations will be identified.

The Project site is not located within an airport land use plan or within two miles of an airport. Project emergency access and potential exposure to wildland fires will also be addressed
Hydrology/Water Quality. This analysis will be based in part on information provided in the Hydrology/Water Quality Memo referenced in Task 2. The existing FEMA flood zones and risk of flooding on the Project site and general vicinity will be discussed. We will summarize onsite hydrology and hydraulic calculations (assumed to be provided in the Hydrology/Water Quality Memo) under existing and proposed conditions.

We will also review the Project plans and other existing information to evaluate the potential construction and operational impacts of the proposed Project on water quality. We will describe the surface drainage patterns of the Project area and adjoining areas based on the drainage study/calculations, and improvement plans; and identify surface water quality in the Project area based on existing and available data. Conformity of the proposed Project to water quality regulations will also be discussed.

Land Use and Planning. The Project site is designated Agricultural/Estate Residential-One Acre and zoned A-1, Agriculture Residential Estate with a required minimum lot area of not less than one acre. The Project requests a General Plan Amendment for a Specific Plan land use designation and a Zone Change for a Specific Plan. The Project will be reviewed for consistency with City standards and policies, as well as careful consideration of adjacent uses. The proposed Project will be reviewed in the context of the City of Bradbury land use plans, policies, and regulations adopted for the purpose of avoiding or mitigating an environmental impact. The potential for the Project to conflict with these plans, policies or regulations will be assessed Mineral Resources. According to the Bradbury General Plan, the City, including the Project site, does not have any identified mineral resources. The Project site is not an active use related to mineral resource extraction; nor is it designated or zoned for mineral resource extraction. In addition, no areas within the City are designated for mineral resources extraction. This section will assess whether the Project would have a significant adverse effect on mineral resources.

Noise. This section will incorporate the findings of the Noise Study Memo referenced in Task 2. The analysis will identify temporary noise and vibration from the Project's 14 DE NOVO PLANNING GROUP
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Proposal for Environmental Consultant Services
construction activities and assess long-term operational noise impacts to local noise sensitive receptors based on applicable City noise regulations. The Project site is not located within an airport land use plan or within two miles of an airport.

Population/Housing. The Project site is currently developed with one single-family residential use. The Project proposes removal of the existing residential use and the development of 17 single-family residential lots for the development of 17 single-family residences and attendant accessory buildings. The analysis will assess the potential for the Project to directly or indirectly induce substantial unplanned population growth in the area or displace a substantial number of people or housing, resulting in the need for replacement housing elsewhere. The section will reference anticipated and planned growth as identified in the City of Bradbury General Plan and regional growth projections.

Public Services. The Project would not involve the construction of new public service (e.g., fire, police, school, park) facilities. The discussion will focus on the ability for existing public services to serve the Project. The discussion will focus on the potential to result in the need for new or physically altered governmental facilities, the construction of which could cause a significant environmental impact.

Recreation. The analysis will address if the proposed Project has the potential to increase the use of existing recreation facilities to the extent that substantial physical deterioration of the facility would occur or be accelerated.

Transportation. This section will incorporate the findings of the Traffic Study/VMT/Existing Conditions referenced in Task 2, specific to VMT. With the implementation of Senate Bill (SB) 743, VMT will be the required analysis metric to assess the potential for significant transportation impacts associated with proposed projects. This section will also address any potential conflicts with the City's programs, plans, ordinances or policies addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities, potential of the Project to increase hazards due to a geometric design feature or incompatible use, or result in inadequate emergency access
Tribal Cultural Resources. This section will rely in part on the findings of the Cultural Resources Assessment referenced in Task 2.

Under AB 52, the City, as the CEQA Lead Agency, is required to initiate consultation with California Native American tribes that are traditionally and culturally affiliated with the Project area prior to the release of a negative declaration, mitigated negative declaration, or environmental impact report. We understand the City will conduct the AB 52 consultation process including notification to the Tribes. De Novo will be provided copies of the notices for inclusion in the document's technical appendices.

Additionally, the City will provide the results of the consultation process for incorporation into this section, including any agreements with the Tribes for implementation of specific measures.

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Utilities/Service Systems. The ability of existing infrastructure to support the proposed development will be confirmed based in part on the "Will Serve" documents to be provided by the Applicant, including assessing the relocation or construction of new or expanded facilities and the potential to result in an environmental effect. The discussion will focus on the potential alteration of existing facilities, extension, or expansion of new facilities and the increased demand for services associated with the proposed land use based in part on information provided by the Applicant. Utilities addressed include water, wastewater, solid waste, electricity, natural gas, and telecommunications.

Wildfires. The Project site is located within a very high fire hazard severity zone as delineated on CalFire Hazard Severity Zone Maps for the City. This section will incorporate the findings of the Fire Protection Plan and Wildfire Evacuation Assessment referenced in Task 2.

Mandatory Findings of Significance. This section will focus on the cumulative effects and the potential for the Project to have environmental effects which will cause substantial adverse effects on human beings based in part on the analysis conducted as part of the previous environmental topical areas.

3.3 Additional Sections and Figures
Additional Initial Study sections will be prepared and include the following: List of Preparers; References; and Appendices. The environmental document will include figures to enhance the written text and clarify the proposed Project. All figures will be 8½" x 11" in size and can be provided in pdf.

3.4 Administrative Draft Initial Study Submittal
The previous tasks will result in the Administrative Draft Initial Study, which will be provided to City staff for review and comment.

3.5 Initial Study Findings and Meeting with City Staff
Once the Initial Study is reviewed by City staff, De Novo will participate in a conference call/virtual meeting with City staff to review and discuss the findings of the Initial Study review. Based upon the results of the Initial Study and meeting with City staff, De Novo will prepare the appropriate CEQA compliance documentation to involve either preparation of an MND or an EIR, in accordance with either Task 4 or 6.

Task 3 Deliverables:
• One (1) electronic (MS Word format and pdf) of the Administrative Draft Initial Study and Appendices
• Three (3) hard copies of the Administrative Draft Initial Study 16 DE NOVO PLANNING GROUP
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TASK 4A: CEQA CLEARANCE OPTION 1: MITIGATED NEGATIVE DECLARATION Should the analyses described in Tasks 2 and 3 determine that impacts could be mitigated to a less than significant level and based on direction from City staff, De Novo will prepare an MND.

4.1 Revised Draft IS/MND
Comments received on the Administrative Draft Initial Study from the City will be incorporated/addressed. De Novo will prepare a Revised Screencheck Draft Initial Study/Mitigated Negative Declaration (IS/MND) for review. Changes to the Screencheck Draft IS/MND will be provided in tracked changes.

4.2 Public Review Draft IS/MND
Comments received from the City on the Revised Draft IS/MND will be incorporated/addressed. De Novo will prepare the Notice of Intent to Adopt a Mitigated Negative Declaration (NOI) for public review. De Novo will be responsible for distributing the NOI to the City's distribution list, posting the NOI with the County Clerk and preparing and submitting the required documents to the State Clearinghouse (SCH) through the CEQA Submit portal, including the Notice of Completion (NOC) and SCH Summary Form. This scope of work includes County Clerk filing fees; radius mailing and newspaper noticing are excluded.

4.3 Final IS/MND
Upon completion of the public review period, De Novo will prepare written responses to. the public comments, and where necessary the appropriate revisions will be made to the IS/MND text. All responses will be prepared pursuant to the State CEQA Guidelines and provided to the City for review in the form of an Administrative Draft Final IS/MND. We will make additional revisions as directed by the City and provide a Screencheck Draft Final IS/MND to the City with tracked revisions. Comments will be addressed, and De Novo will prepare a Final IS/MND for consideration. The Administrative Draft, Screencheck and Final IS/MND will also include a Mitigation Monitoring and Reporting Program and Errata, if necessary.

At this time, the extent of public and agency comments that will result from the review process is unknown. This task identifies a maximum budget allocation to prepare the responses to comments by De Novo. Should the level of comments and responses exceed our budgeted estimate, De Novo will discuss with City staff and submit an additional funding request. This scope of work does not assume preparation of responses to comments by our teaming partners involved in the peer review of the Applicant prepared studies. We have included an optional task with funding for participation of the peer reviewers in preparing responses to comments, if needed. The optional task would only be utilized if authorized by the City and would be limited to the specific subconsultant and charged on a time and materials basis. If it is determined that supplemental technical studies or additional analysis will be required to provide responses to comments, De Novo will coordinate with City staff.

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44 Notice of Determination
If approved, De Novo will prepare and file the Notice of Determination (NOD) with the County Clerk and State Clearinghouse. This scope of work includes County Clerk filing fees; however, any required CDFW fees are excluded.

Task 4A Deliverables:
• One (1) electronic (MS Word format and pdf) of the Revised Draft IS/MND • One (1) electronic (MS Word format and pdf) of the Public Review Draft IS/MND • Three (3) hardcopies of the Public Review Draft IS/MND with Appendices on a USB drive
• Up to forty (40) copies of the Public Review Draft IS/MND and Appendices on USB drive and NOI to be mailed to the City's distribution list • Three (3) hardcopies of the SCH Summary Form
• File NOl at County Clerk •
• Submit to CEQA Submit portal (NOC, NOI, MND, SCH Summary Form) • One (1) electronic (MS Word format and pdf) of the Administrative Draft Responses to Comments and MMRP
• One (1) electronic (MS Word format and pdf) of the Revised Draft IS/MND Responses to Comments and MMRP, with Errata if necessary • One (1) electronic (MS Word format and pdf) of the Final IS/MND Responses to Comments and MMRP, and Errata if necessary
• Three (3) hardcopies of the Final IS/MND
• Five (5) USB drives with Final IS/MND and Appendices
TASK 5A: MND PROJECT COORDINATION AND MEETINGS

5.1 Project Management and Administration
Ms. Barker will direct preparation and review of the MND for compliance with CEQA requirements and guidelines and City CEQA procedures. Ms. Barker will coordinate with City staff and/or other stakeholder representatives as well as internal technical staff, support staff and word processing toward the timely completion of the environmental document. This task involves the time necessary for management and administration of the project, including invoicing and progress reports.

5.2 Project Meetings and Hearings
Ms. Barker, along with team members, as needed, will participate in progress/Project conference calls and/or meetings with City staff. Pursuant to the RFP, we anticipate virtual attendance at bi-weekly check-in meetings. We understand this may change depending upon the progress and work effort at that time and the timing of the meetings may fluctuate. For budgeting purposes, this task assumes De Novo will participate in biweekly meetings averaging two hours per month for the duration of the work program based on the schedule provided (Section 5). We anticipate the Project Manager will be required for each meeting.

Ms. Barker will attend Planning Commission and City Council meetings. We have not budgeted for additional technical support from other members of our team, including our subconsultants, to attend public hearings. If it is determined attendance is 18 DE NOVO PLANNING GROUP
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necessary, this can be accommodated through a budget amendment. For budgeting purposes, the following meetings are assumed:
• One (1) in-person kickoff meeting with City staff (refer to Task 1.7); • Bi-weekly virtual meetings with City staff and Applicant (as needed) to discuss work program and progress, resolve any issues, review comments on administrative documents, and/or receive any necessary direction; • Up to two (2) Planning Commission meetings; and
• Up to two (2) City Council meetings
TASK 4B CEQA CLEARANCE OPTION 2: ENVIRONMENTAL IMPACT REPORT Should the analyses described in Task 3 determine that the proposed Project could potentially result in a significant and unavoidable impact, De Novo will prepare an EIR.

It is assumed the EIR will be focused on those environmental topical areas resulting in the need for mitigation measures to reduce a significant impacts and/or topical areas resulting in a significant and unavoidable impact.

4.7 Revised Initial Study, Public Review Draft Initial Study and Notice of Preparation
Comments received on the Administrative Draft Initial Study from the City will be incorporated/addressed. De Novo will prepare a Revised Screencheck Draft Initial Study for review. Changes to the Initial Study will be provided in tracked changes to assist in review.

De Novo will address additional comments and prepare the Initial Study for Public Review. De Novo will prepare, distribute, post, and file the Notice of Preparation (NOP) for the EIR. This task includes filing the NOP and associated materials with the State Clearinghouse, the County Clerk, and mailing the NOP to a City-approved Distribution List. For budgetary purposes, this task includes mailing a maximum of forty (40) notices to affected agencies and interested parties. This scope of work includes County Clerk filing fees; radius mailing and newspaper noticing are excluded.

Comments received in response to the NOP will be evaluated during the preparation of the EIR.

4.2 Scoping Meeting
A public scoping meeting will be scheduled during the NOP public review period. The scoping meeting will include an overview of the Project and the environmental review process, identifying environmental issues that will be addressed in the EIR. De Novo will coordinate with City staff to determine the format of the scoping meeting. De Novo will prepare and deliver the presentation for the scoping meeting. After completion of the scoping | meeting, De Novo will provide a summary of environmental issues raised. It is assumed the City will secure the facility and any necessary equipment for the meeting.

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4.3 Administrative Draft EIR

4.3.1 Executive Summary
This section will provide a concise description of the Project, the potential areas of controversy, issues to be resolved, Project alternatives, and a summary of impacts and mitigation measures. The intent of this section is to provide the City and the public with a simple and easy to understand overview of the Project and related issues, which will be analyzed and discussed much more thoroughly in the contents of the EIR.

4.3.2 Introduction and Purpose
The introduction will serve as an overview of the EIR, describing its purpose and relevant environmental review procedures, the document organization, and the methodology used.

4.3.3 Project Description
The Project Description section will incorporate the completed product referenced in Task 1 with minor modifications specific to its use in the EIR.

4.3.4 Cumulative Projects/Analysis
De Novo will analyze the environmental impacts of the Project when viewed in combination with other known, approved, or reasonably foreseeable projects in the region. The cumulative analysis will address each topic covered in the environmental analysis. This cumulative analysis will be based on a list of projects provided by City staff. The cumulative analysis for each topical area will be incorporated throughout the analyses scoped in Task 4.3.5, Environmental Analysis.

4.3.5 Environmental Analysis
The Draft EIR will be prepared, consistent with the requirements of CEQA, the CEQA Guidelines, and relevant case law. The Environmental Analysis section will thoroughly discuss the existing conditions for each environmental issue area, identify short-term construction and long-term operational environmental impacts associated with the Project, and their associated levels of significance. For each environmental topical area, the impact analysis subsection will begin with a list of all thresholds contained in CEQA Guidelines Appendix G. For each environmental issue requiring analysis, the EIR will state the level of significance, and then provide the analysis discussion, mitigation measures specific to this environmental issue, and level of significance after mitigation.

This scope of work assumes the environmental analysis sections of the EIR will focus on those topical areas determined in the Initial Study as having a significant impact requiring mitigation and/or a significant and unavoidable impact and that no additional technical studies, beyond those identified in Task 2, will be prepared. If it is determined through the preparation of previous tasks that additional technical studies are needed, De Novo will work with the City to determine the associated scope of work and if additional funding is necessary.
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4.3.6 Growth Inducement
De Novo will provide a Project specific analysis of potential growth-inducing impacts pursuant to CEQA Guidelines Section 15126.2(d). The section will discuss ways in which the proposed Project could foster economic or population growth, either directly or indirectly, in the surrounding environment. Potential growth-inducing impacts from the proposed development will be analyzed as they relate to population, housing, and employment factors. Growth-inducing impacts will be assessed based on the Project's consistency with adopted/proposed plans that have addressed growth management.

4.3.7 Alternatives to the Proposed Action
De Novo will coordinate with the City to develop a reasonable range of alternatives. It is assumed up to three (3) alternatives, including the No Project Alternative, as required by the CEOA Guidelines, will be analyzed in the EIR. The analysis will provide a comparison of the environmental impacts of each alternative (for each impact area to that of the proposed Project. This scope of work assumes that the alternatives analysis will not be conducted to the same level of detail as the analysis of the proposed Project.

4.3.8 Additional Sections
Additional EIR sections to meet CEQA requirements will be prepared and include the following: Significant Irreversible Environmental Changes That Would Be Involved In the Proposed Action Should It Be Implemented; Effects Found Not To Be Significant; Inventory of Unavoidable Adverse Impacts; and Organizations and Persons Consulted/Bibliography will be provided.

4.4 Administrative Draft EIR Submittal
The previous tasks will result in the Administrative Draft EIR, which will be provided to the City for review and comment.

4.5 Revised Screencheck Draft EIR
De Novo will prepare a Revised Screencheck Draft EIR based upon consolidated comments received from the City on the Administrative Draft EIR. Changes to the Screencheck Draft EIR will be highlighted/provided in tracked changes to assist the review.

4.6 Public Review Draft EIR
De Novo will respond to a second review of the Revised Screencheck Draft EIR. This task assumes substantive comments will be raised as part of Task 4.4, above. Upon approval, De Novo will prepare the Draft EIR for the required 45-day public review period. In addition, the Notice of Completion (NOC) and Notice of Availability (NOA) will be prepared for submittal to the State Clearinghouse and the County Clerk, and for distribution to the City-approved distribution list. De Novo will file the notices with the State Clearinghouse and County Clerk. This scope of work includes County Clerk filing fees; radius mailing and newspaper noticing are excluded.

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4.7 Final EIR

4.7.1 Responses to Comments/Administrative Draft Final EIR At the conclusion of the Draft EIR public review period, the De Novo team will respond to written comments. The Draft Responses to Comments will be prepared for review by City staff. De Novo will address one complete set of consolidated comments from City staff and will provide revisions in track changes for ease of review. De Novo will respond to a second set of comments and finalize this section for inclusion in the Administrative Final EIR.

At this time, the extent of public and agency comments that will result from the review process is unknown. This task identifies a maximum budget allocation to prepare the responses to comments by De Novo. Should the level of comments and responses exceed our budgeted estimate, De Novo will discuss with City staff and submit an additional funding request. This scope of work does not assume preparation of responses to comments by our teaming partners involved in the peer review of the Applicant prepared studies. We have included an optional task with funding for participation of the peer reviewers in preparing responses to comments, if needed. The optional task would only be utilized if authorized by the City and would be limited to the specific subconsultant and charged on a time and materials basis. If it is determined that supplemental technical studies or additional analysis will be required to provide responses to comments, De Novo will coordinate with City staff.

4.7.2 Mitigation Monitoring and Reporting Program
A Mitigation Monitoring and Reporting Program (MMRP) will be prepared to identify appropriate monitoring steps/procedures and provide a basis for monitoring such measures during and upon Project implementation. The Mitigation Monitoring and Reporting Checklist will serve as the foundation of the MMRP. The Checklist will identify the mitigation measure outlined in the EIR, the Mitigation Measure/ Condition of Approval, the Monitoring Milestone (what agency/department is responsible for verifying implementation of the measure), Method of Verification (documentation, field checks, etc.), and a verification section for the initials of the verifying individual, date of verification, and pertinent remarks. A draft MMRP will be prepared for review by the City.

4.7.3 Final EIR
The Final EIR, which will be separately bound, will consist of the Response to Comments, MMRP, and revised Draft EIR text, as necessary. Any revisions to the Draft EIR will be shown as an excerpt demarcated with underline for new text and strikethrough for deleted text. De Novo will issue a Notice of Availability to responsible agencies, local agencies and interested persons advising that the Final EIR is available for public review.

4.7.4 Findings and Statement of Overriding Considerations Review We understand that the CEQA Findings of Fact/Statement of Overriding Considerations (Findings) will be prepared by City staff. As requested, De Novo will 22 DE NOVO PLANNING GROUP
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review the draft documents prepared by City staff. Any comments or suggested revisions will be provided in track changes.

4.7.5 Notice of Determination
De Novo will prepare and file a Notice of Determination (NOD) with the County Clerk and State Clearinghouse within five days of the EIR certification and approval. Our budget includes the filing fees for the County Clerk; however, the California Department of Fish and Wildlife (CDFW) fees, if determined applicable, is excluded.

Task 4B Deliverables:
• One (1) electronic (MS Word format and pdf) of the Revised Draft IS and NOP • One (1) electronic (MS Word format and pdf) of the Public Review Draft IS and NOP
• Three (3) hardcopies of the Public Review Draft IS and NOP with Appendices on a USB drive
• Up to forty (40) copies of the Public Review Draft IS and Appendices on USB drive and NOP to be mailed to the City's distribution list • File NOP at County Clerk
• Presentation and Attendance at one (1) EIR Scoping Meeting • Submit to CEQA Submit portal (NOC, NOP, IS)
• One (1) electronic (MS Word format and pdf) of the Administrative Draft EIR and Appendices
• Three (3) hardcopies of the Administrative Draft EIR
• One (1) electronic (MS Word format and paf) of the Revised Draft EIR • One (1) electronic (MS Word format and pdf) of the Public Review Draft EIR • Three (3) hardcopies of the Public Review Draft EIR with Appendices on a USB - drive
• Up to forty (40) copies of the Public Review Draft EIR and Appendices on USB drive and NOA to be mailed to the City's distribution list • File NOA at County Clerk
• Submit to CEQA Submit portal (NOC, NOA, EIR, EIR Appendices) • One (1) electronic (MS Word format and pdf) of the Administrative Draft Responses to Comments and MMRP
• One (I) electronic (MS Word format and pdf) of the Revised Draft Responses to Comments and MMRP, with Errata if necessary
• One (1) electronic (MS Word format and pdf) of the Final EIR, including Responses to Comments and MMRP, and Errata if necessary
• Three (3) hardcopies of the Final EIR
• Five (5) USB drives with Final EIR and Appendices
• File NOD at County Clerk
• Submit to CEQA Submit portal (Final EIR, NOD)
TASK 5B: EIR PROJECT COORDINATION AND MEETINGS

5.1 Project Management and Administration
Ms. Barker will direct preparation and review of the EIR for compliance with CEQA requirements and guidelines and City CEQA procedures. Ms. Barker will coordinate DE NOVO PLANNING GROUP 23
with City staff and/or other stakeholder representatives as well as internal technical staff, support staff and word processing toward the timely completion of the environmental document. This task involves the time necessary for management and administration of the project, including invoicing and progress reports.

5.2 Project Meetings and Hearings
Ms. Barker, along with team members, as needed, will participate in progress/Project conference calls and/or meetings with City staff. Pursuant to the RFP, we anticipate virtual attendance at bi-weekly check-in meetings. We understand this may change depending upon the progress and work effort at that time and the timing of the meetings may fluctuate. For budgeting purposes, this task assumes De Novo will participate in biweekly meetings averaging two hours per month for the duration of the work program based on the schedule provided (Section 5). We anticipate the Project Manager will be required for each meeting.

Ms. Barker will attend Planning Commission and City Council meetings. We have not budgeted for additional technical support from other members of our team, including our subconsultants, to attend public hearings. If it is determined attendance is necessary, this can be accommodated through a budget amendment. For budgeting purposes, the following meetings are assumed:
• One (1) in-person kickoff meeting with City staff (refer to Task 1.1); • Bi-weekly virtual meetings with City staff and Applicant (as needed) to discuss work program and progress, resolve any issues, review comments on administrative documents, and/or receive any necessary direction; • Up to two (2) Planning Commission meetings; and
• Up to two (2) City Council meetings
TASK 6: OPTIONAL TASKS

6.1 Wildfire Evacuation Study - Evacuation Modeling PTV VISSIM with DTA If requested, Dudek can provide wildfire evacuation modeling for incorporation in the WES. Wildfire Evacuation Modeling involves developing an evacuation traffic analysis to evaluate how a defined study area would perform during a wildfire evacuation event. The work uses dynamic traffic simulation software (PTV VISSIM) to model evacuation conditions on key roadways, focusing on network travel times, speeds, and system constraints under emergency conditions. The modeling framework incorporates existing and proposed roadway configurations, background traffic conditions during low-demand periods, and assumptions drawn from applicable local or regional evacuation and transportation plans. Seasonal traffic variability may also be analyzed to ensure conservative evacuation conditions are represented.

The analysis evaluates multiple evacuation scenarios that incrementally add population, land uses, and cumulative development to understand how evacuation demand scales across the study area. Scenarios would include:
• Existing
• Project
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• Existing + Project
• Cumulative
• Cumulative + Project
Evacuating vehicle volumes are estimated using a combination of occupancy data, census-based vehicle ownership rates, and standard trip generation assumptions for residential and non-residential uses. Special operational considerations such as parking management, access controls, or emergency circulation procedures are incorporated as applicable. All assumptions regarding land use, evacuation routes, safe zones, and behavioral responses are coordinated with project stakeholders and relevant agencies to ensure consistency and defensibility.

Simulation results are reviewed to identify evacuation clearance times, bottlenecks, and potential deficiencies in the transportation network. Based on these findings, recommendations may include traffic management strategies, operational controls, infrastructure improvements, or further modeling refinements. The methodology, assumptions, results, and conclusions are documented in a technical memorandum supported by figures and tables. The task also includes coordination meetings with agencies and stakeholders, limited revisions to the modeling if required, and support for presenting results to decision-making bodies.

6.2 Responses to Public Comments Technical Assistance
At this time, the level and nature of public comments that may be received on the CEQA document is unknown. De Novo will prepare responses to comments and we have allocated budget as part of the primary tasks for either CEQA document (e.g., MND or EIR). This task provides budget allocation for technical team members to support preparation of responses to comments if determined necessary. Use of this task would only occur upon discussion with and authorization by City staff and would be limited to the specific subconsultant and charged on a time and materials basis.

The budget allocation provides the following maximum hour assumptions for our subconsultant teaming partners.
• South Environmental - up to 8 hours
• Kittelson - up to 8 hours
• Verdantas - up to 8 hours
• Q3 Consulting - up to 6 hours
• Dudek - up to 12 hours
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3. QUALIFICATIONS AND EXPERIENCE

THE DE NOVO APPROACH
The De Novo team has provided environmental documentation and technical studies for a diverse range of development projects, as well as regulatory/policy documents, such as General Plans and zoning ordinances. We are proud of our history of working with local agencies on a variety of projects.

The types of environmental services De Novo provides include:
• Initial Studies • Environmental Impact Reports
• Mitigation Monitoring and • Categorical Exclusions
Reporting Programs • Categorical Exemptions
• Negative Declarations • Environmental Assessments
• CEQA Notices • Addendums
• Mitigated Negative Declarations • Peer review of environmental • Consistency Checklists documents and technical studies • Technical Studies • Environmental Impact
• AB 52/SB 18 Tribal Consultation Statements
Our Team, led by Starla Barker, AICP, Principal Planner, is comprised of professionals with expertise in preparing technical studies and environmental analysis for CEQA compliance projects. Starla has over 20 years of experience preparing and managing environmental compliance documents, specializing in infill development and redevelopment projects within urbanized areas.

PROJECT TEAM
The De Novo Project team will be under the management of Starla Barker, serving as the Project Manager and primary/day-to-day point of contact. She will be responsible for the management and supervision of De Novo's team, including our subconsultant teaming partners, ensuring that the document preparation process is thorough and that the environmental document and technical studies comply with CEQA requirements. Starla will review all internal and external work products and be responsible for overseeing any revisions and providing quality control and quality assurance throughout the Project's duration. Starla will also attend scheduled meetings, and in addition to key team members, will represent the Project team at Planning Commission and City Council hearings. Starla will be supported by additional senior-level staff and technical team members with expertise in environmental services. De Novo's project management and technical staff have a deep knowledge of CEQA and have prepared environmental compliance documentation for a variety of projects throughout southern California.

De Novo is deliberate about the projects we pursue to ensure that our team can deliver the highest quality of work to all our clients; this process includes an analysis of our internal capacity and our ability to meet expectations on all aspects of the project. The identified staff have availability to provide the required services for 26 DE NOVO PLANNING GROUP
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successful completion of this project. The detailed project budget provides an allocation of hours by staff to complete the identified work program.

The following includes brief biographies for De Novo key team members. Resumes for all team members are provided in Appendix A.

Starla Barker, AICP
Project Manager | Principal Planner | Primary Point of Contact Starla Barker, AICP, is responsible for leading the firm's Southern California environmental services practice, including the management and preparation of all types of environmental documents (Categorical Exemptions, Initial Studies, Negative (Mitigated) Negative Declarations, Environmental Impact Reports, and Environmental Assessments) pursuant to CEQA and NEPA.

Starla has successfully managed a wide range of environmental compliance projects for public and private sector clients, with particular emphasis in urban infill, downtown, redevelopment, and policy projects, including General Plans, Zoning Code Updates, and Specific Plans. Through her extensive experience in both policy and environmental planning, Starla is keenly aware of the interaction between the two and consistently takes a proactive and comprehensive approach to understanding planning and environmental issues and developing solutions. Utilizing her experience in community planning, Starla frequently participates in outreach activities with members of the public and elected and appointed officials to help inform and facilitate the planning and environmental review process.

Ashley Brodkin
Senior Planner
Ashley Brodkin is a Senior Planner with De Novo Planning Group and is responsible for project management, the preparation of environmental documents, as well as other long-range planning documents, including General Plans and Specific Plans. Ashley Brodkin brings a range of planning experience for public and private sector clients, including specific plans, general plans, land-use planning, policy development, outreach, zoning ordinance updates and CEQA projects. Ashley has prepared and managed a variety of CEQA and NEPA documents for capital improvements, new developments, redevelopment and urban infill, warehouse/logistics, and public policy document projects, and a variety of planning projects including General Plans, Housing Elements, Specific Plans, Development Ordinance Updates, and entitlements. With experience as both a private consultant and in public service, as well as experience in both policy and environmental planning, Ashley provides a holistic approach to projects and proactively problem solves.

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Erik Anderson, AICP
Senior Planner
Erik is an AICP-certified planner with experience in a wide range of projects for public and private sector clients, specializing in land-use planning, policy development, and environmental and sustainability planning. He brings strong project management skills, supported by PSMJ training, and provides expertise in the preparation of CEQA documentation and long-range planning efforts such as General Plans, zoning updates, and Local Hazard Mitigation Plans. Erik's background also includes grassroots environmental advocacy and experience in the legal field, which strengthen his analytical and communication abilities. Erik is passionate about serving communities and advancing innovative, place-based planning strategies that promote sustainable and resilient development.

Tin Cheung
Principal Scientist / Technical Lead
Tin is a Principal Scientist with De Novo Planning Group and is responsible for technical analyses related to air quality, greenhouse gas, noise, vibration, and energy. Mr. Cheung has over 20 years of experience preparing air pollutant emissions inventories, dispersion modeling, climate change and health risk assessments using a variety of computer data models. He has worked on hundreds of projects which include large-scale industrial, commercial, residential, infrastructure, school and recreational developments. He has extensive knowledge of the CEQAINEPA regulatory process and impact assessment methodology established by the EPA, California Air Resources Board and other air quality management districts. He leads our in-house air-quality, climate change, and noise/vibration services for CEQAINEPA compliance. He also has performed third- party reviews for technical adequacy and CEQA compliance in support of legal efforts and government QAQC. His substantial knowledge of impact quantification and regulations contributes to solutions for reducing air quality, climate change and health risk impacts. Because of his expertise, he has been called on for legal support and expert witness testimony related to environmental and CEQA issues.

Josh Smith, AICP, LEED-AP
Senior Planner / Technical Lead
Josh is a Senior Planner with De Novo Planning Group and is responsible for the management and preparation of CEQA/NEPA documents (Initial Studies, Negative Declaration, Environmental Impact Reports, and Environmental Assessments), as well as the development of air quality and greenhouse gas technical plans and reports, and climate change planning for local governments. Josh has extensive experience managing CEQA/NEPA documents. Josh also has immense technical expertise with air quality, greenhouse gas, and energy 28 DE NOVO PLANNING GROUP
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Proposal for Environmental Consultant Services
modeling, including criteria air pollutant and air dispersion modeling, as well as Climate Action Plans, Energy Action Plans, and toxic air contaminant (TAC) Health Risk Assessments. Josh has additional expertise utilizing best-practice standards for developing greenhouse gas (GHG) inventories and context-specific GHG mitigation measures, as well as developing custom air pollutant emissions calculators for complex projects.

Abdul Jama
Assistant Planner
Abdul holds a Master's Degree in City and Regional Planning from Cal Poly, San Luis Obispo. He brings a strong interest and comprehensive experience in environmental and long-range planning. As an Assistant Planner at De Novo Planning Group, Abdul has contributed to a wide range of public and private sector projects, focusing on environmental review, land use planning, and policy development.

His work includes CEQA document preparation such as initial studies, environmental impact reports, and mitigated negative declaration documents. His long-range planning efforts include General Plan Update, Zoning Code Update, and Local Hazard Mitigation Plan preparation. Abdul is excited to provide top quality environmental, land use and policy development to all communities and individuals.

Mia Yuen
Assistant Planner
Mia earned a Master's Degree in Urban and Regional Planning from the University of California, Irvine. Prior to joining De Novo, Mia gained experience in the public sector at the City of Rancho Santa Margarita. As an Assistant Planner at De Novo, Mia provides project support including preparation of zoning code updates and research and policy development for General Plans and Local Hazard Mitigation Plans. She also prepares environmental analysis in support of CEQA documentation for a variety of policy and development projects. Mia is passionate about community engagement, equity, and facilitating sustainable cities.

Mia currently serves as the Marketing Chair for the APA Orange Section and has been involved with the APA since 2021.

SUBCONSULTANT TEAMING PARTNERS
We are joined by our talented team of expert subconsultants to provide peer review of Applicant-prepared studies including the Cultural Resources Assessment, Biological Resources Assessment and Tree Survey Report (South Environmental); Traffic Study/VMT/Existing Conditions-Plus Forecast (Kittelson Associates); Geology/Soils Memo and Phase 1 ESA (Verdantas); and Hydrology/Water Quality Memo (Q3 Consulting) and preparation of the Fire Protection Plan and Wildfire Evacuation Study (Dudek).

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Our team has worked together for many years preparing environmental compliance documentation and technical analysis. This continuity in staffing means that each team member knows our management team's expectations. Ultimately, this results in a more efficient process. Our team has a deep understanding of issues and areas of concern that may arise, and more importantly, how to address and appropriately resolve these issues. All members of our subconsultant partners are leaders in their fields and have experience working on a wide range of projects throughout southern California. Following are firm descriptions; staff resumes are included in Appendix A.

SOUTH ENVIRONMENTAL is a certified Disadvantaged Business Enterprise, Woman- Owned Business Enterprise, and Small Business Enterprise specializing in natural and cultural resources consulting in southern California. Established as a partnership between Cultural Resources Director Samantha Murray and Principal Biologist Matthew South, their in-house team of specialists provides the full suite of cultural and natural resources compliance services, including architectural history, archaeology, biology, arboricultural, and paleontological resources consulting services. South Environmental helps clients navigate federal, state, and local regulatory and permitting processes, from small-scale private development projects to large-scale infrastructure and energy projects. South Environmental provides technical studies and compliance documentation to satisfy the regulatory requirements of CEQA and NEPA and works closely with federal and state permitting agencies such as the U.S. Army Corps of Engineers (USACE), California Department of Fish and Wildlife (CDFW), and the State Regional Water Quality Control Board (RWQCB).

KITTELSON & ASSOCIATES, INC. has provided comprehensive transportation engineering, planning, and research services to government and private organizations since 1985. Their southern California regional office was established in 2014 in the City of Orange and serves clients throughout Los Angeles and Orange Counties. Through this work, Kittelson has developed deep familiarity with the local, regional, and state transportation planning processes and analysis requirements for transportation impact studies and environmental documents. In addition, the firm has been working closely with local and regional agencies to establish new transportation analysis metrics, consistent with SB 743 and the switch from intersection LOS to VMT as the transportation impact metric under CEQA. Kittelson's staff brings a demonstrated understanding of transportation and circulation requirements, travel demand modeling, and regional knowledge developed through more than 30 years of project experience in California including on recent general plans and specific plans in both northern and southern California.

VERDANTAS understands the importance of regulatory compliance and works closely with permitting authorities to ensure that projects meet and exceed all specifications, standards, and codes, with minimal disruptions to adjacent properties and water bodies. Verdantas offers a range of services, including environmental assessment, site remediation, and regulatory compliance and understands how the environmental characterization process supports CEQA review and documentation. 30 DE NOVO PLANNING GROUP
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De Novo has teamed with Verdantas on a variety of projects for both preparation of site-specific hazardous materials and geotechnical studies and providing peer review services.

Q3 CONSULTING was started by three engineers whose careers have focused on providing the highest quality of services in the stormwater practice. Combined with more than 70 years of professional experience, including 16 years working hand-in- hand together, the principals of Q3 are an established team with an extensive background in the planning, analysis, design, and management of comprehensive flood control/stormwater-related projects, solving a diverse range of challenges and issues for both public and private sector clients. Q3 provides clients a diverse range of planning and engineering general services, including, but not limited to, plan check and technical review, due diligence and feasibility studies, engineering planning, preliminary and final engineering, PS&E (plans, specifications, and estimate), engineering support during construction, technical studies and related deliverables, standards and guidelines development, value engineering and constructability review, model development and simulation, engineering forensics and litigation support.

DUDEK is comprised of a staff of planners, scientists, civil engineers, contractors, and technical experts. Dudek assists clients to address challenges related to infrastructure, planning, and the environment to drive project progress and create lasting results. As a California-based company with headquarters located in Encinitas, California, Dudek provides successful and impactful evacuation and climate resilience projects throughout the state. Understanding a site, the unique fire environment that it presents, and how best to mitigate and plan for worst-case fire conditions requires fire protection planners who are well versed in the fire ecology of the local natural landscape and the latest fire protection technologies. Dudek fire protection planners help quantify and evaluate risk in natural and built environments to determine appropriate measures to minimize risk so that communities and assets are safer. Their experts identify feasible and create implementable measures to mitigate wildfire risk, and routinely prepare the following documents: utility wildfire mitigation plans; wildfire master plans; fire protection plans (FPPs); alternative materials and methods reports; fire behavior technical reports; fuel modification plans; wildfire evacuation plans; and fire safety plans.

Our project team, including our teaming partners have not worked with or performed tasks on a project for Sunrise Real Estate, Gilbert Engineering, Stephanie DeWolfe, Alex Khoury, Richard McDonald, or SOAR Environmental Consulting.

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ORGANIZATIONAL CHART

CITY OF BRADBURY
De Novo Planning Group (Prime Consultant)
Starla Barker, AICP,
Principal Planner/Project Manager, Day-to-Day Point of Contact Ashley Brodkin, Senior Planner Erik Anderson, AICP, Senior Planner • Lead document preparer Lead document preparer
• Issue area study preparer • Issue area study preparer • Task Management Task Management
• Internal quality control review
assistance
Tin Cheung, Principal Scientist, Josh Smith, AICP, LEED-AP, Senior Technical Lead Planner, Technical Lead
• Technical Study Peer Review • Technical Study Peer Review Air Quality, Energy, Greenhouse Air Quality, Energy, Greenhouse Gas Emissions, Noise and Gas Emissions, Noise and
Vibration Vibration
Abdul Jama, Assistant Planner Mia Yuen, Assistant Planner Issue area study preparer • Issue area study preparer
• Document production • Document production
subconsultant Teaming Partners
South Environmental Kittelson & Associates Verdantas
Peer Review: Cultural Peer Review: Traffic Peer Review:

Resources Assessment, Study/VMT/Existing Geology/Soils Memo and Biological Resources Conditions-Plus Forecast Phase I ESA Assessment, Tree Survey
Report
Q3 Consulting Dudek
Peer Review: Hydrology/Water Quality Report Preparation: Fire Protection Memo Plan and Wildfire Evacuation Study
32 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services

RELEVANT EXPERIENCE
As demonstrated below, the De Novo team, including our subconsultant teaming partners, have experience with preparing CEQA documentation for a diverse range of development projects, as well as regulatory/policy documents, such as General Plans, Specific Plans, and zoning ordinances. De Novo has a long history of preparing CEQA documents ranging from MNDs to EIRs. This experience includes preparing technical studies and an Initial Study to determine the appropriate level of CEQA review - a Mitigated Negative Declaration or EIR. We can transition without delay and our approach to the analysis and scoping process (e.g., Initial Study preparation) provides for a seamless transition.

Below is a brief summary of CEQA projects with similar issues that have been completed by De Novo team members. Relevant projects include sites within established residential neighborhoods with environmental constraints, including biological resources (e.g., special status plants and protected trees), cultural resources (e.g., historic structures), and sites located within or adjacent to high fire hazard severity zones.

City of Laguna Beach
Anthony Viera, Deputy Director of Community Development, City of Laguna Beach
Phone: (949) 497-0398 | Email: [email protected] De Novo Planning Group is currently providing on-call environmental services to the City of Laguna Beach. In this capacity, De Novo has been retained to prepare environmental documents for various public and private projects in Laguna Beach.

The City's unique environment with infill residential occurring in steep terrain often with biological resources and within or adjacent to fire hazard severity zones has resulted in De Novo preparing several CEQA documents for proposed residential development within the City.
820 Gainsborough Drive Project IS/MND. De Novo prepared an IS/MND for the 820 Gainsborough Drive Project. The Project applicant applied for a Design Review and a Coastal Development Permit to construct a new three-story, single-family residence, accessory dwelling unit, and two street-level garages, with an elevated deck, elevator tower, pool and spa, hardscaping and landscaping on a vacant lot. The Project site is within a designated Very High Fire Hazard Safety Zone within a Local Responsibility Area and within the City's Fuel Modification Zone. In order to accommodate development of the proposed residence and protection of the crownbeard located on-site, as part of the Project, the crownbeard would be required to be salvaged and relocated from the Project site to a suitable site and maintained in perpetuity that would allow for the long-term survival of the protected species. The team conducted a peer review of the applicant-prepared biological resources assessment, prepared additional technical studies (i.e., cultural resources report), and prepared the IS/MND.

Primary environmental concerns include biological resources, cultural resources, DE NOVO PLANNING GROUP 33
geology and soils, tribal cultural resources, and wildfire. Project Initiation: March 2023.

Project completion: Final IS/MND complete; pending hearings.

Ceanothus Drive Project Program EIR. De Novo is currently preparing the EIR for the Ceanothus Drive Project, which involves the development of five single-family residences with associated access, hardscape, and landscape/fuel modification improvements. The undeveloped parcels surround the Halliburton House property, which has been identified as historically significant by the City of Laguna Beach and determined to be eligible for listing on the National Register of Historic Places, California Register of Historical Resources, and the City's Historic Register. The Program EIR will examine the potential impacts of the development of single-family residences on five of the parcels that were initially part of the Halliburton House property as a "project." Due to the historical significance of the Halliburton House and the individual sites' proximity to the resource, the potential for concurrent construction activities, and similar environmental effects, there is a reasonable probability that the cumulative effects of the single-family residential developments may have a significant effect on the environment. De Novo has prepared the Initial Study for City review.

Additional Projects:
• 749 Marlin Drive Extension Project IS/ND
• 385 Nyes Place Residential Project IS/MND
• 2354 San Clemente Street Residential Project IS/MND
• Riddle Field Park Improvements Project Categorical Exemption Report SoCal Edison's Acres 12-kV Circuit Project, Cultural and Paleontological Resources Report Peer Review
City of
City of Duarte
Scott Nash, Associate Planner, City of Duarte
Phone: (626) 357-7931 x239 | Email: [email protected] Duarte
1404 Royal Oaks Residential Project IS/MND. De Novo prepared an Initial Study/Mitigated Negative Declaration (IS/MND) for the 1404 Royal Oaks Project in the City of Duarte. The Project proposes to remove existing on-site improvements, with the exception of two of the three mature Coast Live Oak trees which would be protected in place, and construct 11 two-story attached townhomes in five buildings.

Each building would contain two to three dwelling units and have a maximum height of 31 feet, seven inches. Each townhome would consist of three bedrooms and range in size from 1,34l to 1,594 square feet. The Project includes a General Plan Amendment to change the General Plan land use designation of the site to Medium Density Residential; Zone Change to change the zoning of the site to R-3 Multiple Family Residential Medium Density; Tentative Tract Map (Tract Map No. 084375) to create a subdivision for condominium purposes; and Site Plan and Design Review to approve the proposed Site Plan.
34 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
City of Arcadia
Fiona Graham, Planning Manager, City of Arcadia
Phone: (626) 574-5442 | Email: [email protected]

ARCADIA
De Novo Planning Group is currently providing on-call environmental services to the City of Arcadia. In this capacity, De Novo has been retained to prepare environmental documents for various public and private projects in the City.

Colorado Collection Residential Project CEQA Exemption Report. De Novo prepared a CEQA Class 32 Categorical Exemption (CE) for a residential project in the City of Arcadia. The Project Applicant requested approval of a Vesting Tentative Tract Map (VTTM) to consolidate two lots as one parcel and subdivide the airspace for condominium units, Multi-Family Architectural Design Review with a Density Bonus, and incorporation of 225 Colorado Place into a residential development project with a site on the Residential Sites' Inventory, Major Administrative Modification to reduce the density below the minimum requirement, Removal of a Healthy Protected Tree permit, and a Protected Tree Encroachment permit to develop 86 three-story attached condominiums and associated improvements. Due to the age of existing on- site structures, a Historic Resources Assessment was required. A tree survey was also prepared and identified 10 protected trees under the City's Tree Preservation Ordinance.

Additional Projects:
• Colorado Complete Streets CEQA and NEPA Project (active) City of Temecula
-Temecula Scott Cooper, Principal Planner, City of Temecula Phone: (951) 694-6400 | Email: [email protected] Seraphina Residential Development CEQA Guidelines Section 15183. De Novo prepared an Environmental Checklist pursuant to CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning) of the Seraphina Residential Project with respect to the Project's consistency with the Temecula General Plan, the analysis contained in the Temecula General Plan EIR, and any site-specific environmental impacts or cumulative impacts that may result from Project implementation. The Project proposes to develop 113 single-family residences (including six affordable units). The Project site is designated Low Medium Residential (3-6 dwelling units/acre) by the Temecula General Plan and is zoned Low Medium Density Residential (LM). The Project would be consistent with the General Plan and Zoning for the site. The work program included preparation of technical studies, including air quality, energy, and greenhouse gas emissions, noise, and transportation, and an Initial Study/Environmental Checklist pursuant to CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning) to determine whether there are project-specific significant effects that are peculiar to DE NOVO PLANNING GROUP 35
the Project or the site and if the proposed Project meets the conditions for a streamlined environmental review process.

Paradise Chevrolet Dealership IS/MND. De Novo prepared an IS/MND for the Paradise Chevrolet Dealership Project, which entails the development of an approximately 64,051-square-foot structure for commercial truck sales and service uses within a two-story building that includes rooftop parking (approximately 44,879 square feet). The proposed building would have a building footprint of 57,662 square feet and a maximum height of 38 feet. The building would be surrounded by a parking lot for customer and employee parking, service and repair, and vehicle storage and display. The first floor of the proposed building would be generally comprised of a reception area, customer lounge, sales offices, oil/compressor enclosure, service department, and parts department. The service department area includes 37 vehicle service bays. The second floor would be comprised of a parts department area. The rooftop of the proposed building would include a parking area with 107 parking spaces and would be accessed via a ramp within the southeastern portion of the site.

The Project requests approval of a Development Plan approval for consistency with the Temecula General Plan and design standards and performance standards of the Development Code, and a Conditional Use Permit to allow for the commercial truck sales and service use within the SC Zone. The Project site is located adjacent to Empire Creek and a portion of the Project site is located within an area that is subject to the Western Riverside County Multispecies Habitat Conservation Plan (MSHCP), requiring evaluation and mitigation to address biological resources. The AB 52 consultation process included identification of mitigation measures to address potential tribal cultural resources.

Additional Projects:
• Temecula General Plan Update and EIR (active)
Bedford Court Coffee Shop and Carwash IS/MND
• Temecula General Plan House Element and CEQA Addendum City of San Dimas
Luis Torico, Director of Community Development, City of San Dimas Phone: (909) 394-6208 | Email: [email protected]
De Novo Planning Group is currently providing on-call environmental services to the City of San Dimas. In this capacity, De Novo has been retained to provide peer review of environmental technical studies and CEQA documents on behalf of the City.

Additionally, De Novo was recently selected through a competitive process to prepare the City's General Plan Safety Element Update and Local Hazard Mitigation Plan.

Cherokee Court Residential Project IS/MND Peer Review. De Novo provided third- party peer review services to the City of San Dimas for the Cherokee Court Residential Project IS/MND prepared by the applicant team. The project applicant proposes a General Plan Amendment, Zone Change and Vesting Tentative Tract Map to subdivide 1.4 acres into seven residential lots and to construct seven single-family 36 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
dwelling units ranging in size from 3,124 to 4,185 square feet, including infrastructure improvements. Although physical development activities would be limited to the 1.4 acres, the proposed General Plan Amendment and Zone Change would apply to additional parcels to provide consistency between the land use and zoning and existing on-site development. The De Novo team conducted the peer review to ensure the IS/MND and supporting technical studies considered recent CEQA legislation and agency requirements.
914 W. Cienega Industrial Project EIR. De Novo is currently providing third-party peer review services to the City of San Dimas for the 914 W. Cienega Avenue Project EIR prepared by the applicant team. The Project proposes the construction and operation of a single building encompassing 129,089 square feet of light industrial and warehouse uses with flexibility for logistics uses, such as a distribution and non-sort fulfillment center or cold storage and including 8,000 square feet of office space. In addition to the construction of the proposed building, the Project will also include the removal of 57 mature trees and the demolition of the single-family residence currently existing on the Project site. The De Novo team is reviewing all technical studies and the EIR from Administrative Draft through Final EIR
Additional Projects:
• Gold Line Station Supplemental Public Review Draft CEQA Review Assistance • General Plan Safety Element Update and Local Hazard Mitigation Plan (active) City of Signal Hill
Carlos Luis, Planning Manager, City of Signal Hill
Phone: (562) 989-7360| Email: [email protected] De Novo is currently providing on-call environmental services to the City of Signal Hill.

In this capacity, De Novo has been retained to prepare environmental documents for several projects including the following residential project. 2599 E. Pacific Coast Highway Residential Project IS/MND. De Novo is preparing an IS/MND and technical studies, including cultural resources and noise, for the 2599 E.

Pacific Coast Highway Residential Project. The Applicant is proposing to remove existing on-site improvements and construct a 7-unit detached residential project on the approximately 0.39-acre site (APNs 7216-024-024, -025, and 026) located at the northwest corner of Pacific Coast Highway and Molino Avenue. The Project site is designated Commercial General by the City of Signal Hill General Plan and zoned SP- 10 (Pacific Coast Highway Specific Plan) by the City Zoning Map. The Project site is located within Area 1 of SP-10 and identified as a Residential Opportunity Area. Within the Opportunity Areas, the City may approve a subsequent specific plan to allow alternative development projects, such as residential. As the Project is proposing a residential development, a new Specific Plan will be required.

Additional Projects:
• 2020 Walnut Residential EIR (selected)
• 3201 Walnut Industrial IS/MND
DE NOVO PLANNING GROUP 37
• Zoning Ordinance Amendment CEQA Categorical Exemption Report • Emergency Road Repairs CEQA Statutory Exemption Report City of South Gate
John F. Signo, AICP, Planning Manager, City of South Gate Phone: (323) 563-9569| Email: [email protected]
De Novo is currently providing on-call environmental services to the City of South Gate. In this capacity, De Novo has been retained to prepare environmental documents, including for the following residential development projects. 9001-19 Long Beach Boulevard Residential Project IS/EA. De Novo is preparing a joint Initial Study/Environmental Assessment and technical studies (i.e., air quality/greenhouse gas, cultural resources, noise, and VMT) for a Habitat for Humanity residential development located at 9001-19 Long Beach Boulevard. The Project is proposing the redevelopment of an existing commercial site with a 14-townhome affordable development. The project description was changed by the applicant, and the project was revised in October 2025. Project Initiated: November 2022. 10130 Adella Residential Project CE Report. De Novo provided expedited preparation of technical studies (i.e., air quality, noise, and VMT) and a CEQA Class 32 Categorical Exemption for the 10130 Adella Residential Project. The Project proposed Design Review for a 54-unit residential subdivision consisting of six three-story attached 9- plex townhome buildings located at 10130 Adella Avenue. The Project included a density bonus. The Project site is designated and zoned Industrial Flex. The CE Report assessed the project's consistency with each criterion, including a General Plan consistency analysis and assessment to confirm no significant effects relating to traffic, noise, air quality, and water quality.

Additional Projects:
• 9350 Rayo CEQA Categorical Exemption Report
City of Lake Forest
Gayle Ackerman, Director of Development Services
100 Civic Center Drive, Lake Forest, CA 92630
Phone: (949) 461-3463 | Email: [email protected] After successful completion of the City's General Plan Update and EIR, the City selected De Novo Planning Group to provide on-call environmental services. De Novo has provided on-call environmental services to the City of Lake Forest since 2019. In this capacity, De Novo has been retained to prepare environmental documents for various private projects in Lake Forest. The work programs have typically involved peer review of applicant-prepared studies and preparation of the environmental analysis tiering from the Program EIR. De Novo's on-call contract with the City of Lake Forest has been extended several times, most recently in August 2025, and is currently active.

Great Scott Landscape Facility Project IS/MND. De Novo prepared an IS/MND for the Great Scott Landscape Facility (Plan Amendment 03-18-5155, Zone Change 03-18-5144, 38 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
and Use Permit 03-18-5146). The Project applicant proposed a General Plan Amendment from Regional Park/Open Space to Light Industrial, a Zone Change from A-1 General Agriculture to M-l Light Industrial, and a Use Permit to allow for a Contractor/Landscape business (Great Scott Landscape Facility) to locate at 20865 Canada Road. Primary environmental concerns included biological resources, hydrology/water quality, and transportation due to the Project's location adjacent to a creek. After public review of the IS/MND, the Applicant modified the Project requiring additional environmental review to include updated technical studies and revisions to the IS/MND.

Applied Medical Expansion and Bridge Project. De Novo prepared an IS/MND for the Applied Medical Expansion and Bridge Project (Site Development Permit 12-20-5391).

The Project applicant applied for a Site Development Permit for the properties located at 20162 and 20202 Windrow Drive. The Project includes a 73,168 square foot tenant improvement on the first floor, 7,339 square foot building addition on the first floor, and a new 26,756 square foot second floor to the L203 Building (20202 Windrow Drive), as well as a new 13,253 square foot bridge to connect the L203 Building with the L202 Building (20162 Windrow Drive). The new bridge is proposed to serve as a location to house a mechanical central plant, as well as Cogen and central plant equipment. A walkway on the new bridge will allow team members to travel between the two buildings. To serve the new Cogen equipment, new electrical equipment will be installed at the parking lot level located between the L203 Building and the toll road.

Site work will include new walkways, an extended ADA path of travel, new paving, new curbs and parking striping. De Novo also provided peer review of the applicant- prepared technical studies.

Additional Projects:
• 2040 General Plan and EIR
• 6th Cycle Housing Element 15183 CEQA Exemption Environmental Checklist • Zone Change 03-22-551 Mixed-Use Zoning 15183 CEQA Exemption Environmental Checklist
• Lock & Leave Self-Storage Facility IS/MND
• Extra Space Storage Facility CEQA Categorical Exemption Report • Costco Foothill Ranch Towne Centre 15183 CEQA Exemption Environmental Checklist
• Subaru Dealership Expansion Project Categorical Exemption (active) City of Burbank
Fred Ramirez, Assistant Community Development Director, City of Burbank Phone: (818) 238-5273 | Email: [email protected]
Since 2020, De Novo has provided environmental services, both on-call and competitive, for the City of Burbank.
624-628 San Fernando Boulevard Mixed-Use Project CE Report. De Novo prepared a CEQA Class 32 Categorical Exemption (CE) for a mixed-use infill residential and DE NOVO PLANNING GROUP 39
retail/office development within the City of Burbank (624-628 San Fernando Boulevard Mixed-Use Project). The project proposed a four-story mixed-use building consisting of 42 residential dwelling units above 3,500 square feet of retail space and 8,200 square feet of office space. Five of the units would be deed restricted affordable units. The CE Report assessed the project's consistency with each criterion, including a General Plan consistency analysis and assessment to confirm no significant effects relating to traffic, noise, air quality and water quality. Of primary concern was construction noise due to the Project site's adjacency to sensitive receptors. 2500 N. Hollywood Way Dual Brand Hotel Project EIR. De Novo prepared an EIR for the 2500 N. Hollywood Way Dual Brand Hotel Project. The Project proposes a dual- brand hotel on a property with an existing Marriott and Convention Center, located across from the Hollywood Burbank Airport. The team conducted peer review of applicant-prepared technical studies, prepared additional technical studies, and provided the City with an Administrative Draft EIR. Subsequent to completion of the Administration Draft EIR, the Project was modified. The EIR and technical analysis was revised to address the Project modifications, and the EIR was made available for public review. The Final EIR has been prepared and the Project is scheduled for hearings in 2026.
129 E. Providencia Hotel Project IS/MND. De Novo is preparing technical studies and an IS/MND for the 129 E. Providencia Hotel Project. The Project proposes removal of existing structures and development of an 84-room HomeSuites Hotel. Through our team's peer review of the technical studies, it was determined that additional site characterization was required to determine the potential for soil and groundwater contamination associated with previous land uses within the site and surrounding area. This work effort is on-going. Project refinements were also required to comply with the City's development standards. The work program includes preparation of visual simulations and shade/shadow diagrams.

Additional Projects:
• Madison Square Gardens (MSG) Media Studios Project CEQA Categorical Exemption Report
40- DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services

4. REFERENCES
The De Novo team has a wide range of experience providing environmental services for public agency clients throughout California. We strongly encourage you to contact our clients; we are confident they will speak highly of our capabilities and responsiveness, as well as the character and integrity of our firm and Principals. Below are clients in which the De Novo team has provided similar environmental consulting services. Detailed representative projects are provided above.

City of Laguna Beach
De Novo is currently providing on-call environmental services to the City of Laguna Beach. In this capacity, De Novo has been retained to prepare environmental documents for various public and private projects in Laguna Beach. Services provided have involved preparation of several CEQA documents including a Class 5 and Class 32 CEQA Exemption, Initial Study/Mitigated Negative Declarations, and Environmental Impact Reports.

Anthony Viera
Planning Manager
City of Laguna Beach
Phone: (949) 497-0398
Email: [email protected]
City of Lake Forest
De Novo has provided on-call environmental services to the City of Lake Forest since 2019. In this capacity, De Novo has been retained to prepare environmental documents for various private projects in Lake Forest. Services provided have involved preparation of several CEQA documents including a Class 32 CEQA Exemption and Initial Study/Mitigated Negative Declarations.

Gayle Ackerman
Director of Community Development
City of Lake Forest
Phone: (949) 461-3463
Email: [email protected]
City of Burbank
Project Manager, Starla Barker, has been providing environmental services to the City of Burbank for over 15 years while at her prior firm and continuing at De Novo Planning. Services provided have involved preparation of several CEQA documents including Initial Study/Mitigated Negative Declarations, and Environmental Impact Reports.

Fred Ramirez
Assistant Community Development Director
City of Burbank
Phone: (818) 238-5273
Email: [email protected]
DE NOVO PLANNING GROUP 41

5. PROJECT SCHEDULE
We have provided a realistic schedule based on our experience with environmental compliance projects. The proposed budget identifies the staff and the number of hours assumed for each task to meet the proposed schedule. We are deliberate about the projects we pursue to ensure that our team can deliver the highest quality of work to all our clients; this process includes an analysis of our internal capacity and our ability to meet expectations on all aspects of the project. We also have weekly internal meetings on the allocation of staff resources to ensure all project deadlines are met.

We anticipate further discussion with the City to better understand any schedule needs, including City staff review time, hearing dates, etc. Our team has a strong history of accommodating and meeting specific scheduling needs of our clients, including expedited schedules. We proactively work with our clients to accommodate scheduling requests and establish expectations through the identification of key milestones, interdependent tasks, and responsibilities. If an occasion should arise wherein the City/Applicant/De Novo team is unable to meet a milestone, De Novo would work with the City/Applicant team to identify opportunities within the work program to streamline or overlap future milestones to maintain the ultimate project timeline. Throughout the work program De Novo maintains and updates the project schedule so that all parties are aware in advance of the key milestones and can plan accordingly.

The overall project schedule will depend largely upon the status of Project plans, timing of the final project description, Applicant-prepared technical studies and completion of any revisions, Applicant's response to project information requests, AB 52 tribal consultation process, and review/response time of deliverables by City staff and LACFD.
42 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services
OPTION 1: INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Project Kickoff Meeting Week 1
Draft Project Description Preparation' Weeks 1-2
City Review/Approval of Project Description Week 3
Peer Review of Applicant Technical Studies? Weeks 4 - 6 Preparation of Technical Studies (Draft WES) Weeks 4 - 9 Preparation of Technical Studies (Draft FPP) Weeks 4 - 11 Applicant Revises Technical Studies (if required) Weeks 7-8 City/LACFD Review of Draft WES Weeks 10 - 11
City/LACFD Review of Draft FPP Weeks 12 - 13
De Novo Prepares Administrative Draft Initial Studys Weeks 4 - 17 City Review of Administrative Draft Initial Study* Weeks 18 - 20 Meeting with City to Discuss Initial Study Findings Week 20 De Novo Prepares Revised (Second) Screencheck Draft IS/MND Weeks 21 - 23 City Review of Screencheck Draft IS/MND and Draft NOI Week 24 - 25 De Novo Prepares and Publishes Public Review Draft IS/MND Week 26 - 27 Public Review of IS/MND Weeks 27 - 30
De Novo prepares Responses to Comments/MMRps Week 31 - 33 City review of Responses to Comments/MMRP4 Weeks 34 - 35 De Novo prepares Final MND Weeks 36 - 37
Hearings TBD

1. Preparation of the project description assumes all project information, including site plans have been provided and are complete. Through preparation of the FPP, there is the potential for site design recommendations that may involve modifications to the project description. We recommend having discussion regarding the overall schedule and timing of studies to reduce additional modifications and potential rework.

2. We recommend peer review of the technical studies not be initiated until the project description is finalized; refer also to Note 1.

3. Assumes no additional revisions to the Applicant-prepared technical studies are needed and Final FPP and WES are prepared simultaneously for inclusion in the IS before submittal.

4. Assumes consolidated comments are provided.

5. Timing depends upon the number and content of comments received.

Assumes no additional analysis.

DE NOVO PLANNING GROUP 43
OPTION 2: ENVIRONMENTAL IMPACT REPORT
Project Kickoff Meeting Week 1
Draft Project Description Preparation' Weeks 1 - 2
City Review/Approval of Project Description Week 3
Peer Review of Applicant Technical Studies? Weeks 4 - 6 Preparation of Technical Studies (Draft WES) Weeks 4 - 9 Preparation of Technical Studies (Draft FPP) Weeks 4 - 11 Applicant Revises Technical Studies (if required) Weeks 7-8 City/LACFD Review of Draft WES Weeks 10 - 11
City/LACFD Review of Draft FPP Weeks 12 - 13
De Novo Prepares Administrative Draft Initial Study3 Weeks 4-17 City Review of Administrative Draft Initial Study4 Weeks 18 - 20 Meeting with City to Discuss Initial Study Findings Week 20 De Novo Prepares Revised (Second) Screencheck Draft IS Weeks 21 - 23 City Review of Screencheck Draft IS and NOP Week 24 - 25 De Novo Prepares and Publishes Public Review Draft IS and NOP Week 26-27 Public Review of IS and NOP Weeks 27 - 30
Scoping Meeting Week 29
De Novo Prepares Administrative Draft EIR Weeks 27 - 33 City Review of Administrative Draft EIR* Weeks 34 - 36
De Novo Prepares Revised Draft EIR and NOA Weeks 37 - 38 City Reviews Revised Draft EIR and NOA Weeks 39 - 40
De Novo Prepares Public Review Draft EIR, NOA, NOC Weeks 41 - 42 Public Review Draft EIR Weeks 43 - 48
De Novo prepares Draft Final EIR (Responses to Weeks 49 - 51 Comments/MMRP)S
City review of Draft Final EIR4 Weeks 52 - 53
De Novo prepares Final EIR Weeks 54 - 55
Hearings TBD
44 DE NOVO PLANNING GROUP
City of Bradbury
Proposal for Environmental Consultant Services

1. Preparation of the project description assumes all project information, including site plans have been provided and are complete. Through preparation of the FPP, there is the potential for site design recommendations that may involve modifications to the project description. We recommend having discussion regarding the overall schedule and timing of studies to reduce additional modifications and potential rework.

2. We recommend peer review of the technical studies not be initiated until the project description is finalized; refer also to Note 1.

3. Assumes no additional revisions to the Applicant-prepared technical studies are needed and Final FPP and WES are prepared simultaneously for inclusion in the IS before submittal.

4. Assumes consolidated comments are provided.

5. Timing depends upon the number and content of comments received.

Assumes no additional analysis.

DE NOVO PLANNING GROUP 45

6. PROJECT BUDGET
46 DE NOVO PLANNING GROUP
De Novo Planning Group
City of Bradbury - Royal Oaks Garden
South.

Projoct Manager/ Principal Scientist/ De. Nova Subtota Environmental: Kittelson: Q3 Consulting Dudek:: Direct Costs ACTIVITY Principal Planner: Senior Planner Assistant Planner GIS/Production Technical Lead
° TOTAIC «Bio/Cultural Traffic/VMT Geology/Solls & Hydrology/ Printing "TOTALS Phase t ESA Peer Water Quality FPP/WES Postage:

Peer Review Peer Reviewi
TASK/ACTIVITY $185 hours $155 hours $125 hours Peer.Review Filing Fees TASK 1: PROJECT INITIATION AND PROJECT DESCRIPTION P2O

1.1 Project Kickoff Meeting/Site Visit $1,220 $9301 $2,040

1.2. Project Description $1,110| $3,100 $1,080 $5,290 $5,290 TASK 1 SUBTOTAL 12 $ 2,220 26$ 4,030 8$ 1,080 46 $ 7,330 8 8 8 $7,330 ASK 2: PEER REVIEWIAND PREPARE TECHNICAL STUDIES SEE

2.1 Peer Review of Applicant Prepared Studies $1,210| $2,960| $930 $5,000 $6,480 $6,500 $14,600 $6,490 $39,070

2.2 Prepare Technical Studies

2.2.1 Flre Protection Plan $1,110| $1,110 $23,310| $24,420

2.2.2 Wildfire Evacuation Study $1,110| $1,110 $21,330 $22,440 TASK 2 SUBTOTAL 18 $ 3.330 16/ $ 2,960 61 $ 40$ 7,220 $6,480 $6,500 $14,600} $6,490 $44,640 8 $85,930 ASK 3: ADMINISTRATIVE DRAFT INTAL STUDY

3.1 Introduction $1,000 $1,000 $1,000
.2 Environmental Evaluation $2,960 $2,220 $9,300 $7,500 148 $21,980 $21,980 33 Additional Sections and figures $310 $1,000 $2,660 $2,660

3.4 Administrative Draft Initial Study Submittal $4,440 | S4,440 5350 $4,790 5 Initial Study Findings and Meeting with City Staff $185 S18S TASK 3 SUBTOTAL 12 5 10| $ 1350 sol $350] .: -$30,615

TASK A COA CLEARANCE OPTION EMITIGATO NEGATIVE DECLARATION SENAND

4.1 Revised Draft 1S/MND $1,480 $1,250| $7,230 $7.230
22 Public Review Draft IS/MND $1,110 $1,240 $1,500 $600 $5,260

4.3 Final (S/MND $2,220 $740 $2,480 $350 $7,830
AA Notice of Determination $150
TASK 4A SUBTOTAL $4,810 $2,220 $6,200 $4,750 $1,100 $20,970 TASKSA: MIND. PROBECT COORDINAYIONAND MEETINGS, VINK

5.1 Project Management and Administration S4,440 $4,440 $4,440

5.2 Project Meetings and Hearings 57,100 $740 $1,860 888 <300 $10,300| TASK SA SUBTOTAL $11,840L $740 $1,860 $14,A40 $300 $14 740] De Novo Planning Group
City of Bradbury - Royal Oaks Garden
South
Project Manager/: Principal Scientist/ Gis/Production: De Novo Subtotal: Environmental Kittelson 'Verdantas Q3 Consulting Dudek Direct Costs ACTIVITY Principal Planner: Technical Lead Senior Planner
TOTALS: Geology/Soils & Hydrology/ Printing:

Bio/Cultural Traffic/VMT TOTALS
Phase I.ESA Peer Water:Quality •FPP/WES: Postage,:

Peer Review: Peer Review
hours sias hours $155 $125 - Review Peer:Review: Filing Fees TASK A: COA CARANG OPTION ENVONE AL MACRE OR BRAISE BU

4.1 Revised IS, Public Review IS/NOP $2,590 $3,720 $2,500 $1,080) $9,890 $750 $10,640

4.2 Scoping Meeting $1,480/ $1,240 $1,000 $3,720 S200 $3,920 23 Preparation of the Acministrative Draft EIR

4.3.1 Exocutive Summary $1,000 $1,620 $1,620

4.3.2 Introduction and Purpose $370 $3101 $750 10 $1,430 $1,430

4.3.3 Project Description $370| $1,240 $2,150 $2,150

43.4 Cumulative Projects/Analysis $2,480] $3,760 $3,760

4.3.5 Environmental Analysis $A, 440 $2,960 $9,300 $6,750| $810 160 $24,260 $24,260

4.3.6 Growth Inducement. $1,000 14 $1,990 $1,990

4.3.7 Alternatives to the Proposed Action $2,220L $1,480 $6,200 $2,000 $11,900 $11,900

4.3.8 Additional Sections $370 $750| $1,430 $1,430

2.1 Administrative Draft EIR Submittal $A,440 $2,480 $1,080 $8,000 $500| $8,500 415 Revised Screencheck Draft EIR $2,220| $1,480 $3,100 $1,500) $540 $8,840 $9,340

4.6 Pubiic Review Draft EIR 53,4802 $2,480 $1,500) $1,080 $6,540 $1,100 | 57,640 (4.7 Final EIR
$1,480 $740 $3,720 $1,500 $270 $7,7101 57.710

4.7.2 Mitigation Monitoring and Reporting Program SOl $1,000 $1,370 $1,370

4.7.3 Final EIR $1,110| $1,240 $1,000 $540 $3,890 $500 $4,390

4.7.A Findings/SOC Raview $1,110 $1,110 $2,210

4.7.5 Notice of Determination $500 $5C0 $150| SS5C
TASK 5B SUBTOTAL 136 $25,160 $6,660 $39,060 $22,750 $6,480| $100,210 $3,200 $103,310

5.1 Project Management and Administration $5,920| $5,920 $5,920

5.2 Project Meetings and Hearings $8,880 $740 $2,790 $12,410 $300| • $12,710 TASK 5B SUBTOTAL $14,800 $740 $2,790 102M $18,330 $300 $18,630 TOTAL FEE (NOT TO EXCEED FEE FOR CEQA CLEARANCE OPTION 1 - MND (Tasks 1-3, 4A and 5A) $159,585 TOTAL FEE (NOT TO EXCEED FEE) FOR CEQA CLEARANCE OPTION 2 - EIR (Tasks 1-3, 4B and 5B) $245,815

6.1 Wildfire Evacuation Study - Evacuation Madeling $740 $740 $30,600 $31,340

6.2 Responses to Puble Comments Tech Assistance $1,110 $1,110| $2,720l $2,500 $2,288 $1,342| $2,535 $11,495 OPTIONAL TASK SUBTOTAL $1,850 $1,850 $1,720| $2,500 52,288 $1,342 $33,135 $42,835 Subconsultants and Direct Costs are billed at no markup.

De Novo Planning Group reserves the right to reallocate budget between various consulting team members and between tasks, provided the overall project budget does not change.

De Novo Planning Group
2026 Rate Sheet
Principal $210
Principal Planner $185
Senior Planner $155
Associate Planner $135
Assistant Planner $125
GIS Analyst $135
De Novol Planning Group
A Land Use Planning, Design, and Environmental Firm

APPENDIX A - RESUMES
50฿ DE NOVO PLANNING GROUP
Starla Barker, AICP

PRINCIPAL PLANNER
Starla Barker, AICP, is a principal planner with De Novo Planning Group whose primary responsibilities are the management and preparation of environmental documents (Initial Studies, Negative Declaration, Environmental Impact Reports, and Environmental Assessments), as well as other planning documents including General Plans and Specific Plans. With over 20 years of professional planning experience Starla has successfully managed a wide range of projects with particular emphasis in General Plans, urban infill, downtown, and redevelopment projects. Utilizing her experience in community planning, Starla is regularly involved in land use and policy planning, including the development and implementation of community outreach programs, and frequently manages and prepares environmental clearance documents for citywide policy planning and redevelopment projects. Through her extensive experience in both policy and environmental planning, Starla is keenly aware of the interaction between the two and consistently takes a proactive and comprehensive approach to understanding planning and environmental issues and developing solutions.

EDUCATION RELEVANT PROJECT EXPERIENCE
Masters, Urban and Regional General Plan Update and Rezoning EIR, Marlin Drive IS/ND Planning, California State Polytechnic City of Lomita City of Laguna Beach University, Pomona Housing Element, Rezoning Program, 2354 San Clemente IS/MNI BA, Business Economics, University and ODS CEQA Compliance, ity of Laguna Beach of California, Riverside City of Laguna Hills 820 Gainsborough IS/MND Housing and Safety Element Update City of Laguna Beach
ORGANIZATIONS CEQA Compliance Hotel Development Standards GPA & City of Rancho Santa Margarita Zone Change IS/MND
American Planning Association
Land Use Element, Zoning Code, and City of Gardena
Zoning Map Amendment CEQA 1500 Raymond Ave Industrial IS/MND LICENSES/CERTIFICATIONS Compliance City of Fullerton
City of Rancho Santa Margarita
American institute of Certified 1901 Via Burton Industrial CEQA Planners, 2009, No. 024079 General Plan and Zoning Update EIR City of Fullerton City of San Jacinto
General Plan Transportation &
Downtown Core EIR Mobility Element Update ND
City of Fontana City of Bell Gardens
General Plan Land Use and Zoning Applied Medical Expansion IS/MND Amendments EIR City of Lake Forest
City of Gardena Lock & Leave Self Storage IS/MND
General Plan Update EIR City of Lake Forest
City of La Verne
Melia Evergreen Residential IS/MND
General Plan Update EIR City of Gardena
City of Lawndale
Olson Townhomes IS/MND
The Commons at Aliso Viejo IS/MND City of Gardena
City of Aliso Viejo
2550 Orange Industrial IS/MND
2500 North Hollywood Way Hotel EIR City of Signal Hill
City of Burbank
Paradise Chevrolet IS/MND
The Harper Mixed Use Project EIR City of Temecula
City of West Hollywood
Bedford Court IS/MND
35 Nyes Place IS/MN City of Temecula
ty of Laguna Bea
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
Ashley Brodkin

SENIOR PLANNER
Ashley Brodkin brings a range of planning experience for public and private sector clients, including specific plans, general plans, land-use planning, policy development, outreach, zoning ordinance updates and CEQA projects. She is responsible for the preparation and management of environmental documents, as well as a wide variety of planning projects. Ashley has prepared and managed a variety of CEQA and NEPA documents for capital improvements, new developments, redevelopment and urban infill, warehouse/logistics, and public policy document projects, and a variety of planning projects including General Plans, Housing Elements, Specific Plans, Development Ordinance Updates, and entitlements.

With experience as both a private consultant and in public service, as well as experience in both policy and environmental planning, Ashley provides a holistic approach to projects and proactively problem solves.

EDUCATION RELEVANT PROJECT EXPERIENCE
BA, English Literature, General Plan Update and EIR, General Plan Land Use and Zoning University of Washington, Seattle, County of Orange Amendments EIR Washington General Plan Update and EIR, City of Gardena Master of Urban and Regional City of La Verne Pilot Travel Center Project EIF Planning, General Plan Update, Zoning Update, City of Perris Cal Poly Pomona, Pomona, California and EIR
City of San Jacinto 9001-9019 Long Beach Blvd
ORGANIZATIONS Residential Project IS/MND/EA
General Plan Update, Hawthorne Blvd City of South Gate
Association of Environmental Specific Plan Update, Zoning Update 2501 Rosecrans Project CERT Professionals and EIR
City of Lawndale City of Gardena
General Plan Update and EIR, Applied Medical Expansion IS/MND City of Laguna Niguel City of Lake Forest
Comprehensive Zoning Code Update Circulation Element Update IS/ND City of Laguna Beach City of Bell Gardens
Comprehensive Zoning Code Update Shepherd North Project EIR City of Clovis
Glenn County
Downtown Core EIR Housing Element Update (6" Cycle)
City of Fontana IS/ND
General Plan Land Use and Zoning City of Hawthorne
Amendments EIR Sustainability Implementation
City of Gardena Program
City of Lake Forest
Ceanothus Drive Program EIF
City of Laguna Beach Housing Element Update (6th Cycle) 749 Marlin Dr Road Extension IS/ND Cities of Glendale, Avalon, Indian Wells, Rancho Santa Margarita, Stanton,
Westminster, Lake Forest, and
2354 San Clemente St Project IS/MND Temecula
820 Gainsborough Dr Project IS/MND Housing Ordinances Zoning Update City of San Marcos
City of Laguna Beach
Accessory Dwelling Unit Ordinance
1901 Via Burton §15183 Exemption City of Ventura
City of Fullerton
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
Tin Cheung

PRINCIPAL SCIENTIST
Mr. Cheung is a Principal Scientist with De Novo Planning Group and is responsible for technical analyses related to air quality, greenhouse gas, noise, vibration, and energy. Mr. Cheung has 20 years of experience preparing air pollutant emissions inventories, dispersion modeling, climate change and health risk assessments using a variety of computer data models. He has worked on hundreds of projects which include large-scale industrial, commercial, residential, infrastructure, school and recreational developments. He has extensive knowledge of the CEQAINEPA regulatory process and impact assessment methodology established by the EPA, California Air Resources Board and other air quality management districts.

He leads our in-house air-quality, climate change, and noise/vibration services for adequacy and CEQA compliance in support of legal efforts and government QAIQC. His substantial knowledge of impact quantification and regulations impacts. Because of his expertise, he has been called on for legal supon and

EDUCATION
BA, Geography/Environmental RELEVANT PROJECT EXPERIENCE Studies
University of California, Santa Barbara Civilian Reuse of the MCAS El Toro and the Airport System Master Plan
laya Vista Phase 1 Project/Mast EIRIES
lan EIF City of Santa Ana
City of Playa Vista Health Risk Assessment for the Bay
Delta Conservation Plan
The Wal Disney Company Sacramento-San Joaquin
Chevron Refinery Facilities Los Angeles Arena (Crypto.com Improvement EIR Arena)
City of El Segundo, CA City of Los Angeles
BNSF 26th Street Project SCAQMD NFL Stadium Master Plan SEIR Rule 1150 Permit City of Industry
First Solar Dust Suppression
LAX Runway Safety Area Air Quality Technical and Regulatory Lead Desert Sunlight Solar Farm
Chry ot Los Angelsh Risk Report Desert Center
Feasibility Analysis for Ontario General Plan Update EIR Electrification of City of Ontario
Cargo/Maintenance/RON Aircraft Bristol Street Roadway Widening Parking Positions at LAX
Los Angeles World Airports City of Santa Ana
BNSF Environmental Compliance Santa Ana Fixed Guideway EIRIEIS for Cargo Handling Equipment, City of Santa Ana
State of California Harvest Landing Specific Plan EIR
BNSF/UPRR Mojave Subdivision City of Perris
Tehachapi Rail Improvement, Block at Orange Expansion EIR, City of Mojave City of Orange
Kansas City Southern Rail Internal Universal Studios Master Plan Air Quality Audit Universal City
City of Shreveport
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
Josh Smith, AICP, LEED AP

SENIOR PLANNER
Josh Smith, AICP, is a Senior Planner with De Novo. He has twelve years of and is responsible for the preparation of CEQA/NEPA documents (Initial Studies, Negative Declaration, Environmental Impact Reports, and Environmental Assessments), the development of air quality and greenhouse gas technical plans and reports, and climate change planning for local governments. experience with air quality, greenhouse gas, and
modeling, including criteria air pollutant and air dispersion modeling. Josh also has substantial experience developing Climate Action Plans, Energy Action Plans, and toxic air contaminant (TAC) Health Risk Assessments. He served as the primary technical analyst on the Pleasanton, Oakdale, and Hughson Climate Action Plans, and has managed EIRs such as the Manteca Annexation #1 EIR, Placer County RTP EIR, and Amador County RTP EIR. Josh has additional expertise utilizing best-practice standards for developing greenhouse gas (GHG) inventories and context-specific GHG mitigation measures, as well as developing custom air pollutant emissions calculators for complex projects.

EDUCATION RELEVANT PROJECT EXPERIENCE
BS, Environmental Policy Analysis 5175 Vincent Avenue MND, Sterling Apartments EIR, and Planning, City of Irwindale City of Davis
University of California, Davis Militas General Plan Update, South Lathrop SP EIR,
City of Lathrop City of Milpitas

ORGANIZATIONS
Truckee PC-3 SP EIR, Campbell General Plan Update,
American Planning Association Town of Truckee City of Campbell ACREDITATIONS Pilot Flying J EIR and HRA Manteca General Plan Update, ity of Tulare City of Manteca
AICP Amador County RTP EIR, Manteca Annexation #1 EIR,
LEED AP O+M Amador County Council of Governments City of Manteca Placer County RTP EIR, Tra Vigne Development Project EIR, Placer County Regional Transportation City of Stockton
Planning Agency Gardena U-haul MND,
Pilot Flying J EIR and HRA, City of Gardena
City of Lathrop Citrus Heights Sunrise Tomorrow EIR
West Area Specific Plan EIR, City of Citrus Heights
City of Salinas Fullerton 1901 Via Burton MND
Oakwood Trails EIR, City of Fullerton
City of Manteca Pleasanton Climate Action Plan
Oakwood Landing EIR, City of Pleasanton*
City of Manteca Jughson Climate Action Plar
Griffin Park Master Plan EIR, City of Hughson*
City of Manteca Hughson Climate Action Plan
Legacy Trail CEQA and NEPA City of Hughson*
Documents, Rialto Travel Center EIR and HRA
Town of Truckee City of Rialto
Sonoma Springs Specific Plan and Palmdale HRA
City of Palmdale
Sonoma County
* Plain was completed by Mr. Smith while she was employed at another De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
Erik Anderson, AICP

SENIOR PLANNER
Erik has worked on a diverse range of projects for public and private sector clients, with a focus on land-use planning, policy development, and environmental and sustainability planning. 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 background 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.

EDUCATION RELEVANT PROJECT EXPERIENCE
Master of City and Regional General Plan Update, Zoning Update, 2354 San Clemente IS/MND Planning, and EIR, City of Laguna Beach
Cal Poly, San Luis Obispo City of Lomita
16800 Magnolia Addendum
BA, Political Science, Housing Element, Rezoning Program, City of Fountain Valley University of California, Los Angeles and ODS CEQA Compliance, 1500 Raymond Ave Industrial IS/MND City of Laguna Hills City of Fullerton

ORGANIZATIONS
General Plan Update, Zoning Update, 1901 Via Burton Industrial CEQA American Planning Association and EIR City of Fullerton Association of Environmental City of San Jacinto 1941 White Avenue Mixed-Use CEQA Professionals General Plan Update, Hawthorne Blvd Exemption Specific Plan Update, and EIR City of La Verne
Congress for the New Urbanism City of Lawndale
2500 North Hollywood Way Hotel EIR
LICENSES/CERTIFICATIONS Zoning Update and Addendum to City of Burbank General Plan EIR
American Institute of Certified The Harper Mixed Use Project EIR City of Westminster
Planners, 2023, No. 343661 City of West Hollywood
General Plan Land Use and Zoning
Amendments EIR *he Commons at Aliso Viejo IS/MNI
City of Gardena 'ity of Aliso Vie
General Plan Update and EIR Paradise Chevrolet IS/MND
City of Red Bluff City of Temecula
owntown Core EIF Focused General Plan Update
City of Fontana City of Glendale
Mountain House Incorporation IS/ND Laganatis, Migation Plan San Joaquin County
SR-120 Interchange IS/MND Hay of and Santa Margent Update City of Lathrop/Caltrans
Circulation Element Update IS/ND Housing Element Update (6"h Cycle) City of Bell Gardens Cities of Lawndale, Glendale,
U-Haul Expansion IS/MND Hawthorne, La Verne, Avalon, Lake City of Gardena Forest, Rancho Santa Margarita,
Westminster, Martinez, Temecula, and
San Jacinto
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
Abdul Jama

ASSISTANT PLANNER
Abdul holds a Master's Degree in City and Regional Planning from Cal Poly, San Luis Obispo. He brings a strong interest and comprehensive experience in environmental and long-range planning. Abdul has contributed to a wide range of public and private sector projects, focusing on environmental review, land use planning, and policy development. His work includes CEQA document preparation such as initial studies, environmental impact reports, and mitigated negative declaration documents. His long-range planning efforts includes General Plan Update, Zoning Code Update, and Local Hazard Mitigation Plan preparation. Abdul is excited to provide top quality environmental, land use and policy development to all communities and individuals.

EDUCATION RELEVANT PROJECT EXPERIENCE
BA, Political Science, General Plan Update and EIR Riddle Field Park CE University of California, San Diego City of Lomita City of Laguna Beach Master of City and Regional General Plan Update and EIR Planning, City of Laguna Niguel TO GA HIS AND
Cal Poly, San Luis Obispo General Plan Update
385 Nyes Place IS/MNI
City of Brea City of Laguna Beact

ORGANIZATIONS
General Plan Update
American Planning Association 20 Gainsborough Drive IS/MN County of Orange ity of Laguna Beac
Association of Environmental General Plan Update
Paradise Chevrolet IS/MND
Professionals Town of San Anselmo
City of Temecula
AWARDS General Plan Update EIR
2023 City and Regional Planning City of Glendale
Outstanding Student Award Dixon 257 EIR
2023 Academic Award of Excellence, City of Dixon
APA Central Coast Division Housing Rezones EIR
City of Tracy
UC Villages EIR
City of Merced
Vineyard One EIR
City of Saratoga
Sustainability Implementation Program
City of Lake Forest
Local Hazard Mitigation Plan
City of Glendora
Grevillea-Imperial Hotel CE
City of Hawthorne
De Novo Planning Group
A Land Use Planning. Design, and Environmental Firm
Mia Yuen

ASSISTANT PLANNER
Mia earned a Master's Degree in Urban and Regional Planning from the University of California, Irvine. Prior to joining De Novo, Mia gained experience in the public sector at the City of Rancho Santa Margarita. At De Novo, Mia provides project support including preparation of zoning code updates and research and policy development for General Plans and Local Hazard Mitigation Plans. She also prepares environmental analysis in support of CEQA documentation for a variety Mia is passionate about community
engagement, equity, and facilitating sustainable cities. Mia currently serves as the Marketing Chair for the APA Orange Section and has been involved with the APA

EDUCATION RELEVANT PROJECT EXPERIENCE
Master of Urban and Regional General Plan Update, Development Planning, ocal Hazard Mitigation Pla
Code Update
ty of Rancho Santa Margarita
University of California, Irvine County of Glenn
BA, Urban Studies, General Plan Update, Zoning Code Comprehensive Zoning Code Update University of California, Irvine Update City of Eastvale* City of La Verne
ORGANIZATIONS General Plan Update and EIR
American Planning Association City of Laguna Niguel
AWARDS General Plan Update and EIR
City of Glendale
2024 Emerging Planning Leader General Plan Update
Award, American Planning Association County of Orange
- Orange Section
General Plan Update
2024 MURP Community Builder City of Brea
Award, University of California, Irvine
1404 Royal Oaks IS/MND
City of Duarte
Grevillea-Imperial Hotel CE
City of Hawthorne
2500 N Hollywood Way EIR
City of Burbank
Vineyard One EIR
City of Saratoga
Seraphina Residential CEQA
City of Temecula
Local Hazard Mitigation Plan
City of Laguna Hills
as gona fining a win unise pily of iris, fled as a Graduate student in urban De Novo Planning Group
A Land Use Planning. Design, and Environmental Firm
SSOUTH Email: [email protected]
ENVIRONMENTAL Mobile: 818-458-1162
EDUCATION Samantha Murray, MA, RPA
M.A., Anthropology, CULTURAL RESOURCES DIRECTOR
California State University,
Los Angeles, 2013 Samantha Murray is the cultural resources director at South Environmental B.A., Anthropology, and a principal archaeologist and architectural historian with over 20 years California State University, of experience in all elements of cultural resources management, including Northridge, 2003
project management and significance evaluations in consideration of the National Register of Historic Places (NRHP), California Register of Historical

CERTIFICATIONS
Resources (CRHR), and local-level designation criteria. Ms. Murray has Registered Professional conducted thousands of cultural resources studies throughout California.

Archaeologist (RPA)
County of Riverside - Ms. Murray meets the Secretary of the Interior's Professional Qualification Certified Archaeologist Standards for both History and Archaeology. She is an expert in preparation County of Santa Barbara - of cultural resources compliance documentation for projects that fall under Certified Archaeologist the California Environmental Quality Act (CEQA), National Environmental Policy Act (NEPA), and Sections 106 and 110 of the National Historic Preservation Act (NHPA). Ms. Murray has served as an expert witness in legal PROFESSIONAL proceedings concerning historical resources under CEQA.

AFFILIATIONS

SELECT PROJECT EXPERIENCE
California Preservation
1404 Royal Oaks Development Project, City of Duarte, California (2025) Foundation
Cultural Resources Assessment
Society of Architectural
Historians Speculative Concrete Tilt-Up Building, Irwindale, California (2019) National Trust for Historic Cultural Resources Assessment with Historic Buildings Evaluations Preservation
Mayberry Parker Bridge Access Improvements Project, City of Pasadena, California (2025)
CEQA and Section 106 Caltrans documentation including Finding of No Adverse Effect
Pasadena Area Community College District New Rosemead Satellite Campus Project, Rosemead, California (2025)
Cultural Resources Assessment
Burbank Rancho Neighborhood Specific Plan Historic Context Statement, City of Burbank, California (2025)
Historic Context Statement and Survey
Beach Avenue/La Colina Drive Development Project, City of Inglewood, California (2024)
Cultural Resources Assessment
Grevillea Hotel Project, City of Hawthorne, California (2024) Cultural Resources Assessment
Wilshire Country Club Stream Restoration Project, City of Los Angeles, California (2024)
Cultural Resources Assessment
SE
Email: [email protected]
ENVIRONMENTAL Mobile: 303-818-3632
EDUCATION Matthew South
B.S., Wildlife Ecology, University PRINCIPAL BIOLOGIST
of Wisconsin-Madison, 2004
Matthew South founded South Environmental in 2018. He is a certified wildlife CERTIFICATIONS biologist with 20 years of professional experience providing natural resources consulting services for a wide variety of clients that include residential, Certified Wildlife Biologist, The
Wildlife Society 2014 commercial, government, utility, infrastructure, research, and non-profit projects. For the last 18 years, Matthew has been an environmental consultant Certified Technical Service
Provider (TSP) for Fish and in California acting as a Wildlife Biologist and Geographic Information System Wildlife Management Plans, (GIS) Analyst. In early 2018 he started South Environmental and has since been USDA NRCS 2017 supporting clients throughout Southern California.

Authorized Desert Tortoise
Biologist - Numerous BOs Matthew's background in ecology has led to a passion for conservation planning and resources assessments for the purpose of preservation and management.

TRAINING The integration of the latest technologies such as advanced GIS systems, mobile computing, and drone sensing allows him to innovate new data collection, Wetland Delineation Training
Course - The Wetland Institute analysis, and collaboration tools for the environmental sciences that produce (2014) more accurate data and better-informed resource managers. Matthew has Southwest Willow Flycatcher conducted and managed rare plant and arborist surveys, wetland and Workshop, 2017 jurisdictional delineations, and habitat assessments.

USGS Desert Tortoise Health SELECT PROJECT EXPERIENCE
Assessment and Tissue
Collection Techniques Training,
2009 1404 Royal Oaks Development Project, City of Duarte, California (2025) Tree report peer review
Wilson and Harding Driving Range Improvements Project, City of Los Angeles, California (2025)
Biological Resources Assessment
Hope Gardens Sequoia Building Project, Los Angeles County, California (2021-present)
Biological Resources Assessment, Jurisdictional Delineation, Oak Tree Report Metro Link US Project, City of Los Angeles, California (2024) Tree assessment report
Downtown/Fairview Heights TOD EIR Project, City of Inglewood, California (2024)
Biological Resources Assessment
St. Andrews Recreation Center Project, City of Los Angeles Department of Recreation and Parks, California (2023)
Biological Resources Assessment and Tree Survey Report
Marlay Drive, Santa Monica Mountains, City of Los Angeles (2022) Focused Mountain Lion Assessment
SE

FERNANDO SOTELO, TE

PRINCIPAL ENGINEER
Fernando Sotelo has extensive experience in CEQA and the technical aspects of transportation planning, including travel demand forecasting, traffic impact analyses, and parking demand studies. His professional experience with traffic and parking analyses includes several schools and a variety of land development uses, such as warehousing, mixed use, commercial, and recreation projects in southern and northern California.

Fernando understands the complexities of transportation planning and KITTELSON has prepared transportation sections of Environmental Impact Reports for major projects such as general plan updates and specific plans. & ASSOCIATES
Fernando has also been involved with assisting cities in the implementation of VMT metrics for environmental review to comply with new requirements in California to use VMT as the metric to evaluate

PROJECT ROLE
Project Manager and Technical transportation impact. These efforts include reviewing strategies and Lead programs to identify reductions to the use of single occupancy automobile use, promote the use of TDM measures to reduce VMT from

EDUCATION
land use projects, and identify potential VMT reduction programs. He is MS, Civil Engineering
(Transportation), University of also a member of ITE's International SB743 Task Force and has been a Southern California contributor to recent ITE white papers on VMT and Sustainability such as • BS, Naval Engineering, ITE's Guide to SB 743 and ITE's VMT as a Metric of Sustainability.

University of Sao Paulo, Brazil

PROJECT EXPERIENCE

YEARS OF EXPERIENCE
Costco New Fuel Facility Traffic Impact Study, Mission Viejo, CA. 26 Fernando was the project manager for the impact study for a proposed LICENSES/CERTIFICATIONS new off-site fuel station project to be constructed on El Paseo in the City • Professional Traffic Engineer: of Mission Viejo. The project consists of the demolition of an existing CA # TR 2770 retail building and construction of a new Costco Gasoline fueling station AFFILIATIONS with 40 fueling positions. A traffic impact study was prepared to evaluate • Institute of Transportation circulation in the vicinity of the site and on a nearby freeway interchange.

Engineers A queue management plan was prepared to mitigate potential queues • Orange County Traffic from spilling to the public street. Fernando also coordinated with Engineers Council designers to configure internal truck loading areas and the design and implementation of a new traffic signal.

Yorba Linda Gardens Residential Development; Yorba Linda, CA.

Fernando served as the technical lead for the preparation of the traffic impact analysis for a proposed development with approximately 100 single family homes. The intersection Level of Service for existing and future conditions was calculated using Vistro Traffic Modeling software.

The traffic analysis also reviewed site access and internal circulation, and sight distance requirements. The study evaluated site access alternatives to access if turn restrictions and median treatments would be required to provide adequate site access for the project.

Mark Withrow, PE
Project Manager | Principal Engineer
Mark expertise lies in environmental assessment and remediation services including soil and GW sampling investigation, remedial action plans, remediation design, workplans and cost estimating, dual-phase extraction, soil vapor extraction, in-situ chemical oxidation, and remedial excavation. He has achieved closure from RWQCB, DTSC, U.S. EPA, and local oversight agencies.

Project Experience
Firm
Redevelopment Environmental Monitoring | Anaheim, CA
Verdantas Inc.

Mitigate PCE risks to residential development via vapor barrier/passive vent system under DTSC oversight.

Office Location
Irvine, CA Sheriff Station Remediation | Marina Del Rey, CA Pilot testing for soil vapor extraction and air sparge.

Education
Sheriff Station Groundwater Remediation | Los Angeles, CA BS, Chemical Engineering,
DPE system operation management, well sampling, gauging, purging, bailing, University of California, Santa
surveying and quarterly LARWQCB reporting. Soil and groundwater assessment of Barbara - 2006
LNAPL, dissolved contaminants, multi-extraction pilot tests, RAP, DPE remediation.

Licenses/Certifications
Sheriff Station | Lakewood, CA
CA Civil Engineer - 83229 Semi-Annual groundwater monitoring program for groundwater conditions, CFR 1910.120 OSHA 40-Hour
dissolved-phase petroleum hydrocarbon contamination due to historical UST leak.

Training
CFR 1910.120 OSHA 8-Hour
EXPO Line Phase 2 Maintenance Facility | Santa Monica, CA Refresher 6.8-acre site formerly used for manufacturing with ongoing use as office, Confined Space Entry Training maintenance and auto repair, storage building, vehicle wash and fuel dispenser island, and a hazardous waste storage. Provided Rail Authority a Phase I and II ESA.

Years of Experience
18 Years of Industry Experience CP Transfer Junction | Wilmington, CA 18 Years at Verdantas For construction of Berth 200 Rail Yard Soil, performed GW sampling under LARWQCB oversight, including work plan, stockpile removal and SCAQMD 1166 Monitoring. and Human Health Risk Assessment for COCs. Sampled during export of 12,000 tons of impacted soil, feasibility study to comply with SWB Ress No. 92-49.

Berth 73A Hy C Tane Tank Farm | San Pedro, CA
Full characterization and RAP for light non-aqueous phase liquids (LNAPL), due to a 3,000-gallon diesel fuel release. The site is adjacent to the Los Angeles Harbor Main Channel.

Verdantas.com
Jeff Hull, PG, CEG
Associate Geologist
Mr. Hull has a nearly 40-year record of professional engineering and environmental geology practice in southern California. His experience has included forensic geotechnical studies, environmental peer review for CEQA, mining assessments, paleo seismology (fault studies), hydrogeological, and paleontological investigations for development of residential/commercial/ retail projects.

Project Experience
Proposed Hotel EIR | Burbank, CA
Firm CEQA Checklist Review for Preliminary Initial Study, site geology, soil, and Verdantas Inc. seismic hazard conditions. Project included demolition of existing structures and construction of 9-story, on-grade office, retail, and Education residential structure with attached 9-level on-grade parking structure.

Bachelor of Science - Geology
San Diego State University Industrial Warehouse Building Remediation | Burbank, CA Aided in determination of a practical soil removal method to depths of 21 Licenses/Certifications feet as part of future environmental remediation project.

CA - Certified Engineering
Alquist-Priolo Fault Zone Fault Investigation | Yorba Linda, CA Geologist - 2056
Fault Hazard Report for Whittier fault zone, planned 340-unit Esperanza CA - Professional Geologist -
Hills residential community, included 2,500 linear feet of exploratory fault 6364
trenching, logging, reporting, County of Orange submittal.

CFR 1910.120 OSHA 40-Hour
Training
CFR 1910.120 OSHA 8-Hour Altamira Cyn Outfall Improvement Study | Rancho Palos Verdes, CA Refresher Training Geotechnical exploratory including geologic mapping, drilling, sampling and report preparation for outfall/cut-off wall structure upgrade and CPN Nuclear Gauge Certification
Asphalt Pavement 101 related channel improvements intended to discourage unauthorized entry of vagrants/vandals into the Altamira tunnel beneath Palos Verdes Drive South (PVDS) and access into adjacent residential property in turn.

Years of Experience
40 Years of Industry Experience
Building Basement Slab Distress | Torrance, CA
8 Years at Verdantas
Evaluation of building distress via subsurface drilling and test pit excavation. Conclusions were concrete tilt-up warehouse structure was influenced by descending slope, expansive soils, tree roots, original footing inadequacy and water into soils beneath the building perimeter.

Verdantas.com
John McCarthy, PE, CFM
Q Consulting Hydrology and Water Quality
Mr. McCarthy brings over three decades of experience in | Years of Experience: 38 hydrology and water quality for public works and private development projects. He is highly skilled in the preparation and Registration Professional Engineer - Civil,
review of hydrology, water quality, and drainage studies for California #47583 - 1991 complex proejcts. His experience is concentrated in the field of stormwater management, including hydrology/hydraulic studies, Education floodplain analysis, runoff management plans, and improvement B.S., Civil Engineering, California plan preparation. He has prepared technical hydrology and water State Polytechnic University, San quality studies for public and private sector clients throughout Los Luis Obispo - 1989 Angeles County. Mr. McCarthy specializes in the development of Professional Affiliations complex flood control and runoff management solutions for both Member:
public and private sector projects. Association of State Floodplain Managers (ASFPM)
Project Experience
American Society of Civil
2500 N. Hollywood Way EIR - Peer Review, Burbank, CA. City Engineers (ASCE) of Burbank. Technical Drainage Lead for the peer review of the hydrology and water quality studies prepared by the applicant's Floodplain Management consultant. Completed timely reviews of the applicant's submittals Association (FMA) and provided a written summary of the findings and specific comments to be incorporated into the reports.

Chadwick Ranch Estates, Bradbury, CA. Nevis Capital LLC. Drainage Lead for the preparation of hydrology and water quality studies to support the proposed 111 acre development site in the City of Bradbury, Los Angeles County. The technical studies were completed to support the enviromental document being prepared for the project by the City. Work included the preparation of existing and project conditions hydrology, flood routing and debris calculations, debris and detention basin sizing, and water quality evaluations. The study identified mitigation requirements for the development of the project site.

Los Angeles County Department of Public Works Hydrology On-Call Contract, Los Angeles County, CA. LA Department of Public Works. Program Manager. Under an on-call contract with the County, provided flood control planning and engineering services for numerous separate projects. The projects included regional hydrology and hydraulic studies for Dominquez Channel watershed and Manhattan Beach, and training for complex storm water modeling.

Monrovia Nursery Redevelopment Drainage Studies, Azusa and Glendora, CA. Azusa Land Partners, LLC. Drainage Manager for the preparation of hydrology and water quality studies to support the 600 acre site in the Cities of Azusa and Glendora. The Monrovia Nursery Runoff Management Plan was prepared to provide a drainage master plan for the orderly development of the site. Work included regional and local hydrology, flood routing, debris and detention basin sizing, water quality improvements, and guidelines for construction and post-construciton operations and maintenance.

Hacienda Heights Tentative Tract Map 51153 Hydrology Review and Compliance, Los Angeles County, CA. Drainage lead for the review of hydrology and water quality studies for the proposed TTM.

Revisions to the proposed TTM required a re-evalualtion of the suitability of the drainage and water quality studies for the development. Completed a technical review of the hydrology, debris and detention basin sizing, and water quaility recommendations. Provided comments and recommendations to update the studies for the proposed revisions to the TTM.

City of Corona On-Call Plan Check Services, Corona, CA. City of Corona Drainage Manager for review of drainage and water quality technical studies. Provided plan check review for development projects, including the Sierra Bella, Arantine Hills, Villages of Terrassa, Montecito, and Encanto