Attachment 3 - Proposal from Dyett & Bhatia Urban and Regional Planners

Submitted by: In association with:

VMA Communications
Fehr & Peers
Studio MLA
Kosmont Companies
KTGY Architects
Water Systems Consulting, Inc.

Meridian ConsultantsProposal due May 22, 2026
Proposal for the City of Camarillo
Camarillo Commons
Strategic Plan Update

TABLE OF CONTENTS
1 COVER LETTER ............................................................................................................. 3 2 FIRM QUALIFICATIONS ............................................................................................... 4

2.1 Specific Plans and Urban Design ��4

2.2 Related Areas of Expertise ��5 3 RELEVANT EXPERIENCE AND REFERENCES ................................................................. 6 4 PROPOSED PROJECT TEAM ......................................................................................... 9

4.1 Firm Roles ��9

4.2 Key Personnel ��10

4.3 Team Coordination and Management ��11

4.4 Work Distribution ��11 5 APPROACH, SCOPE, & SCHEDULE ............................................................................. 12

5.1 Project Understanding and Approach ��12

5.2 Scope of Work ��14

5.3 Schedule ��20 6 COST PROPOSAL ....................................................................................................... 21 Budget Assumptions ��21 APPENDIX A: RESUMES .............................................................................................. A-1 APPENDIX B: SUB-CONSULTANT QUALIFICATIONS .................................................... B-1 VMA Communications ��B-2 Fehr & Peers ��B-3 Kosmont Companies ��B-4 KTGY Architects ��B-5 Studio MLA ��B-7 Water Systems Consulting, Inc. ��B-8 Meridian Consultants ��B-9 APPENDIX C: REQUIRED FORMS/INSURANCE ........................................................... C-1 www.dyettandbhatia.com
4001 Howe Street, Oakland, CA 94611
www.dyettandbhatia.com
4001 Howe Street, Oakland, CA 94611
May 22, 2026
Bradley Calvert, Director
Community Development Department
City of Camarillo
601 Carmen Drive
Camarillo, CA 93010
Dear Mr. Calvert:

It is with great enthusiasm that we submit this proposal to assist the City with the Camarillo Commons Strategic Plan Update. We are excited about the opportunity to collaborate with City staff, decision-makers, property owners, businesses, and the community on this important effort to revitalize and reimagine one of Camarillo’s most strategically located districts.

Dyett & Bhatia (D&B) is uniquely qualified to undertake this assignment. Our strengths include:
• Extensive specific plan and urban design experience. D&B has led more than 35 specific plans, downtown plans, corridor plans, and mixed-use plans for cities across California and beyond. Our work has helped shape some of California’s most transformed districts, including Downtown San Diego and Santana Row. • Strong General Plan/Commons Plan synergies. D&B is currently leading the City’s Comprehensive General Plan Update, enabling integrated outreach with VMA, streamlined environmental review with Meridian, coordinated technical analysis with WSC and Fehr & Peers, and consistency between land use, mobility, infrastructure, hous - ing, environmental review, and implementation strategies. • Practical mixed-use and placemaking expertise. KTGY brings Southern California leadership in mixed-use, res - idential, and retail design, while Studio-MLA brings leading expertise in open space, streetscape, and public realm design. Together, they will help ensure that the Commons vision is both memorable and implementable. • Market-based implementation strategies. Kosmont will leverage their significant experience in commercial center revitalization to catalyze reinvestment and foster a vibrant Commons. • Inclusive and collaborative engagement. VMA and D&B will implement a community engagement process that reaches residents, businesses, property owners, and stakeholders through accessible, creative, and coordinated outreach. The process will be designed not only to gather input, but to build consensus around an aspirational and achievable vision.
• Implementation-focused plan-making. Our team understands that a successful plan must move from vision to action. The Strategic Plan Update will be prepared as a highly visual, user-friendly, Specific Plan-level document with clear development standards, design direction, infrastructure priorities, funding tools, and phasing strate - gies.

If selected, Rajeev Bhatia will serve as Principal-in-Charge. He is a highly experienced planner/urban designer, and has led 30 specific/area plans for cities across California. Andrew Hill will be a Participating Principal and ensure close coordination with the ongoing General Plan Update. Helen Pierson, Senior Associate and Urban Designer/Planner, based in Los Angeles, will serve as day-to-day Project Manager.

We appreciate the opportunity to submit this proposal and look forward to continuing our partnership with the City of Camarillo on this important effort.

Cordially,
DYETT & BHATIA, Urban and Regional Planners
Rajeev Bhatia, AICP, Principal
[email protected]
cell: (415) 200-8567
�
3 1 COVER LETTER
2 FIRM QUALIFICATIONS
4 Proposal for the City of Camarillo
Dyett & Bhatia (D&B) is a California corporation based
in Oakland, operating for the past 50 years. Working out of a single office with a close-knit team of planners and designers allows us to be nimble and responsive in our
work, communication, and outreach. The professional
services we offer are focused on planning, design, and
outreach:
• General plans;
• Specific and area plans;
• Development codes and zoning ordinances;
• Environmental planning and assessment;
• Public participation and facilitation; and
• Geographic Information Systems (GIS), three-dimen -
sional computer modeling, and visual simulation.

The quality of work is evidence by our record of adopted plans and eight awards in the last three years alone from the American Planning Association for the relatively
small volume of work produced.

2.1 SPECIFIC PLANS AND URBAN
DESIGN
D&B has prepared more than 35 specific and area plans,
including for some of the most vibrant and transformed
districts in California – from the 1,600-acre downtown
San Diego to the Capitol Area Plan in Sacramento for
the State of California. D&B has prepared over a dozen
station area specific plans in the Bay Area alone and
station area planning for Seattle and Honolulu. D&B has also prepared several downtown, neighborhood, and
corridor plans. D&B is currently leading six specific/area plans for public agencies across the state. D&B has also prepared multiple community plans for the City of San
Diego and urban village master plans for San José.

All these projects have been led by D&B as the lead
consultant and by Rajeev Bhatia or Andrew Hill.

Livermore Isabel Neighborhood Specific Plan
San Diego Downtown Plan
Year Awards for Dyett & Bhatia Plans
2026 American Planning Association (APA) Northern
Section Implementation Award
Lake Merritt Station Area Plan
APA Inland Empire Section Award
Chino General Plan
2025 APA California Northern Section Planning Excellence Award
Monterey General Plan
2024 American Planning Association (APA) California
Chapter Comprehensive Plan Award of Excellence:

Small Jurisdiction
Napa General Plan
APA Northern California Section Award
Napa General Plan
APA California Chapter Comprehensive Plan
Award of Excellence: Large Jurisdiction
Sacramento General Plan
APA Sacramento Valley Section Comprehensive Plan
Award
Sacramento General Plan
APA Northern California Award of Excellence
Oakland General Plan Phase 1
Recent Specific Plans (last four years; most EIRs also
by D&B)
Oceanside Smart and Sustainable Corridors Specific Plan San Lorenzo Specific Plan
St. Helena Downtown Specific Plan
Sonoma Developmental Center Specific Plan
San Pablo Rumrill Corridor Plan
South Santa Rosa Specific Plan
Pacifica Sharp Park (Downtown Pacifica) Specific Plan
Union City BART Station Area Specific Plan
Livermore Isabel Neighborhood (Station Area) Specific Plan

5 Camarillo Commons Strategic Plan Update

2.2 RELATED AREAS OF EXPERTISE

GENERAL PLANS
General plans are a central area of expertise, with more than 70 plans prepared for California communities. The
firm has led award-winning general plans for jurisdic-
tions of varying sizes and contexts, including recently Monterey, Napa, Sacramento, Oakland, and Chino, and
presently Camarillo and Oceanside among others.

ZONING ORDINANCES
D&B has extensive experience preparing zoning
ordinances for cities and counties, using form-based,
performance-based, and conventional approaches.

Our zoning work emphasizes clarity and usability and
informs specific plans that are practical and imple-
mentable. Recent efforts include comprehensive code
updates, affordable housing overlays, density bonus
provisions, and objective design standards. Current
Southern California work includes comprehensive
zoning for Chino, and strategies and regulations to pro- mote infill housing for City of Los Angeles and County
of San Diego. Other Southern California zoning work
includes Santa Monica, Carson, Long Beach, Beverly
Hills (central neighborhoods), and San Diego (mixed-use regulations).

ENVIRONMENTAL IMPACT REVIEW
Environmental review is a core component of D&B’s
practice. The firm has prepared a wide range of CEQA
documents, including over 40 program Environmental
Impact Reports (EIRs) on general and specific plans.

GIS, 3-D MODELING, AND

VISUALIZATION
Dyett & Bhatia maintains advanced technical capabil-
ities in GIS, three-dimensional modeling, and visual
simulation. These tools support both analysis and
communication, allowing complex planning concepts to
be translated into clear, visual representations.

CAPACITY TO UNDERTAKE WORK
D&B has capability, experience, and staff capacity to
undertake this assignment. With the City of Oceanside
project (General Plan and Corridors Specific Plan)
nearing completion and the City of Los Angeles Missing
Middle Housing Project completed a few weeks ago—
key projects for Rajeev Bhatia and Helen Pierson—
senior staff members have availability to work on the
Camarillo Commons project.

San Pablo Rumrill Corridor Area Plan
Sonoma Developmental Center Specific Plan
Sharp Park Specific Plan
Santa Rosa Downtown Station Area Specific Plan
Dyett & Bhatia Recent Specific Plans
6 Proposal for the City of Camarillo
2 RELEVANT EXPERIENCE AND REFERENCES

OCEANSIDE SMART AND SUSTAINABLE

CORRIDORS SPECIFIC PLAN (SSCSP),
2026
Budget:
$1.2 million (Specific Plan only)
Reference:

Russ Cunningham, former Principal Planner for City
[email protected]
(760) 805-5992
Link to plan
D&B is leading both the General Plan and the SSCSP,
which are presently in adoption hearings (approved by
the Planning Commission on May 18, 2026). The SSCSP
outlines strategies to foster revitalization of Mission Avenue, Oceanside Boulevard, and Vista Way, the princi- pal east-west corridors in the city extending for several miles, where most future growth will be concentrated.

These are envisioned as vibrant pedestrian-oriented
communities, benefiting from infill and redevelopment.

Oceanside Boulevard parallels the Oceanside-Escondido
train system, and TOD opportunities around the six
stations are highlighted. The Specific Plan outlines
land use and urban design policies and standards, and
streetscape and public realm improvements to enhance
the corridors’ visual quality, promote pedestrian
comfort and safety, and foster a greater diversity of
synergistic uses including residential, retail, service, and professional office uses. A combined EIR on the General Plan/Specific Plan has been prepared.

UNION CITY STATION DISTRICT
SPECIFIC PLAN AND EIR, 2022
Budget:
$800,000
Reference:

Carmela Campbell, Economic and Community Development
Director
[email protected]
(510) 675-5316
Link to plan
The Specific Plan is designed to transform a 470-acre
area, significant portions of which are vacant or occu- pied by outdated industrial uses, around the Union City BART Station into a vibrant mixed-use district, with sev- eral unique sub-districts, complemented by engaging
and attractive public spaces. Multiple new streets and
pedestrian/biking connection are outlined to enhance
connectivity and access. The plan envisions 7,100 homes (4,100 of which would be new) and 18,500 jobs upon
implementation. Two existing large outdated shopping
centers are envisioned to be transformed into what may
ultimately constitute a new, walkable downtown-like
district for the city. D&B also prepared the related EIR.

7 Camarillo Commons Strategic Plan Update

SANTA ROSA DOWNTOWN/STATION
AREA SPECIFIC PLAN AND EIR, 2000

APA CALIFORNIA AND NORTHERN CALIFORNIA SECTION

AWARDS OF EXCELLENCE
Budget:
$800,000
Reference:

Jessica Jones, Deputy Director, Planning
[email protected]
(707) 292-0963
Link to plan
The Santa Rosa Downtown/Station Area Specific Plan
(DSASP) is the blueprint for development and preserva-
tion in a 720-acre area at the heart of the city. The plan seeks to catalyze new residential development, improve
connectivity and walkability, and foster economic and
retail vitality, helping to realize the full potential of the largest downtown in Sonoma County. Developed with
extensive community engagement, the plan also incor-
porates strategies to facilitate construction of urban
parks and gathering places, activate the creekside multi- use trails that traverse the area, and optimize the use of City-owned parking. D&B also prepare a Subsequent
EIR for the project. The City has seen a burst of develop- ment activity following plan adoption.

SAN DIEGO MISSION VALLEY
COMMUNITY PLAN, 2019

APA CALIFORNIA CHAPTER AND SAN DIEGO SECTION

AWARDS OF EXCELLENCE
Budget:
$1.2 million
Reference:

Nancy Graham, Program Manager, City of San Diego
[email protected]
(619) 236-6891
Link to plan
Centered along the San Diego River, Mission Valley is
the city’s retail destination, and home to large concen- trations of hotels and offices, as well as residential uses.

Development is highly auto-centric and disconnected
from the trolley system that extends along the valley.

The updated Community Plan focuses on identifying
opportunities for sustainable and pedestrian-scaled
development, mixed-use activity centers, public realm
enhancement, multi-modal connectivity including new
trolley stations, and the celebration and preservation of the San Diego River. D&B led both the plan and the EIR.

Implementation
126
B. Planning/Site Design Opportunities

1. Primary internal circulation that traverses blocks/sites and opens access to public and private amenities (river, Mission Valley Center Station, mall)

2. Cross connections /circulation that break down
scale of blocks

3. Placemaking Opportunity (plaza, node, etc.)
C. Building Design/Placemaking Opportunities

1. Accentuated Building Forms

2. Placemaking Opportunity (plaza, node, etc.)

3. Stepped and broken down building massing
1 3
2 3
2 2
3 1
Implementation
126
B. Planning/Site Design Opportunities

1. Primary internal circulation that traverses blocks/sites and opens access to public and private amenities (river, Mission Valley Center Station, mall)

2. Cross connections /circulation that break down
scale of blocks

3. Placemaking Opportunity (plaza, node, etc.)
C. Building Design/Placemaking Opportunities

1. Accentuated Building Forms

2. Placemaking Opportunity (plaza, node, etc.)

3. Stepped and broken down building massing
1 3
2 3
2 2
3 1
8 Proposal for the City of Camarillo

SANTANA ROW/VALLEY FAIR URBAN
VILLAGE MASTER PLAN, SAN JOSÉ,
2017

KTGY WORK EXAMPLES
Budget:
$300,000
Link to plan
Santana Row represents perhaps the Bay Area’s largest
successful example of a built-from scratch high-inten-
sity pedestrian-oriented mixed-use district, achieved
through a mall redevelopment. It has emerged as San
José’s “second downtown”, a hugely popular retail and
dining destination, and a residential district. Valley Fair, across Winchester Boulevard from Santana Row, is the
largest mall in Silicon Valley.

The Santana Row/Valley Fair Urban Village Plan, led by
Dyett & Bhatia for the City of San José, provides the
framework for the next era of development of this piv-
otal district. The Urban Village Plan builds on the energy of Santana Row to revitalize and enhance connections
to surrounding areas, outlines the framework for mid-
and high-intensity new development, with building
heights reaching 15 to 20 stories, and fosters a dynamic urban environment that embraces the creative work-
force and urban living. Development will be supported
by a future Bus Rapid Transit line, as well as new mid- block paseos and urban plazas.

Below are examples of KTGY’s recently built or on- the- boards projects.

T .O. Ranch, Thousand Oaks
Citron Apartments, Ventura
Maple Avenue Mixed Use, Vienna, VA
Signal Hill Heritage Square

9 Camarillo Commons Strategic Plan Update
4 PROPOSED PROJECT TEAM

4.1 FIRM ROLES
The role of each firm on the team will be as follows:

Dyett & Bhatia (D&B) will serve as prime consultant
and will lead overall project management, land use
planning, urban design, alternatives development,
development standards, implementation strategy, and
preparation of the Strategic/Specific Plan document.

D&B will also collaborate on outreach with VMA. D&B
will integrate contributions of all firms into cohesive products, with consistent voice, style, and graphics.

D&B’s current role leading the Camarillo General Plan
Update will ensure coordinated efforts and synergistic
plans.

VMA Communications will work closely with City
staff and D&B to implement community outreach and
engagement. Part of the General Plan team, VMA will
coordinate outreach, stakeholder database and mes-
saging, and potential co-meetings between the General
Plan and Commons efforts to maximize participation
and efficiency.

KTGY Architects will lead architectural feasibility,
mixed-use development strategy, branding, and provide
support for development regulations.

MLA Landscape Architects will lead public realm, open
space, and streetscape design and standards.

Fehr & Peers will lead parking and multi-modal trans-
portation planning and analysis.

Kosmont will lead financial feasibility analysis, retail leakage analysis, fiscal and market analysis, and infra- structure funding strategy development.

Water Systems Consulting (WSC) will lead wet utility
infrastructure analysis, including water, wastewater, and flooding/storm drainage planning.

Meridian Consultants will lead environmental review,
integrating the Strategic Plan environmental review with the General Plan EIR that they are leading.

The chart below shows team roles and organization.

ORGANIZATIONAL CHART
Project Management
Dyett & Bhatia
GIS/Graphic Design
Dyett & Bhatia
Rajeev Bhatia, Principal In Charge and Project Manager
Andrew Hill, Participating Principal
Helen Pierson, Project Manager
Infrastructure
Water Systems Consulting, Inc.

Streetscape/Public Realm
Studio-MLA
Market Demand/Financing
Kosmont Companies
Transportation
and Parking
Fehr & Peers
Environmental Planning and Review
Meridian Consultants
Fehr & Peers
Dyett & Bh atia
Land Use and
Urban Design
Dyett & Bhatia
KTGY Architects
Community Engagement
VMA Communications
Dyett & Bh atia
10 Proposal for the City of Camarillo

4.2 KEY PERSONNEL
Brief resumes for key staff are provided here, with full resumes for all staff included in Appendix A.

D&B principals and senior staff will lead the assign-
ment and take an active role in all aspects of the work.

Our staffing plan ensures that work on the Camarillo
Commons effort will proceed in parallel and in close
coordination with the ongoing General Plan Update.

DYETT & BHATIA
Rajeev Bhatia, AICP, Principal-in-Charge
Rajeev Bhatia will serve as Principal-in-Charge and
will lead the overall planning and urban design effort.

Rajeev is one of California’s most experienced plan-
ners and urban designers, with extensive experience
preparing specific plans, downtown plans, corridor
plans, zoning standards, and implementation programs
for cities throughout the state. He has led 30 specific and district plans for cities, 35 general plans, as well zoning and other assignments. His work has helped
shape some of California’s most significant mixed-use
and urban districts, such as the 1,600-acre Downtown
San Diego. His projects have won 35 awards from the
American Planning Association. For the Commons,
he will be directly responsible for shaping the vision, alternatives, land use framework, urban design struc-
ture, development standards, and implementation
strategy, writing key plan sections, and attending all key meetings.

Andrew Hill, Principal / Participating Principal
Andrew is an award-winning urban planner with expe-
rience in land use, community engagement, environ-
mental review, infill development, commercial center
revitalization, growth management, and community
character. His role will be to ensure close coordination between the Commons Strategic Plan Update and the
General Plan Update, which he is leading, including
alignment of land use, housing, economic development,
mobility, infrastructure, environmental review, and
implementation strategies and community engagement
activities.

Helen Pierson, Senior Associate / Day-to-Day Project
Manager
Helen Pierson will serve as the day-to-day Project
Manager. Based in Los Angeles, Helen’s recent expe-
rience includes specific plans for Oceanside, Sonoma
Developmental Center, South Santa Rosa, City of LA Low
Rise/Missing Middle Housing Standards, General Plan
for Oceanside, and zoning regulations for Carson. She
will coordinate subconsultant work, track schedule and
deliverables, manage meeting preparation, and ensure
that technical products are integrated into the plan.

SUBCONSULTANTS
Rosie Richardson, Senior Associate, VMA
Communications will lead VMA’s work on community
outreach and engagement. Rosie is a community
relations and public outreach professional with 15 years of experience supporting stakeholder engagement,
public participation, and community-based outreach
initiatives throughout California, including currently for the Camarillo General Plan.

John Muggridge, Principal, Fehr & Peers will lead
multimodal transportation planning and parking. John
has over three decades of experience in travel demand
modeling, parking studies, land use, environmental
and CEQA services, and transportation analysis. He is
currently working with D&B on Camarillo’s General Plan
Update.

Andrew Kaplan, Senior Advisor, Kosmont Companies
will lead economic and market analysis and planning.

Andrew has more than 20 years of experience real
estate development advisory services. His expertise
spans multiple land use categories including mixed-in-
come and mixed-use multifamily housing, hospitality
and leisure uses, retail centers, entertainment and
cultural destinations, as well as a wide range of infra- structure financing programs.

Keith McCloskey, Principal, KTGY will ensure that
design strategies and development standards are realis- tic and implementable. Keith is a licensed architect with 25 years’ experience in Southern California in planning and design of multifamily residential, mixed-use, retail, senior living, and civic projects, with a focus on infill.

Ben Feldman, Principal, Studio-MLA will be responsi-
ble for public realm and streetscape design and stan-
dards. He is a landscape architect and urban designer
with over 25 years’ experience. Recently, Ben has led
the planning and landscape architectural design for the ‘Rams Village’ Warner Center Master Plan, Restorative
Care Village at LA General Hospital, Union Station
Masterplan and Forecourt and Esplanade design,
Downtown Burbak Specific Plan, and provided master
planning, urban design and landscape design for the
Hollywood Park & SoFi Stadium District.

Tony Locacciato, Partner, Meridian Consultants will
lead preparation of the Joint General Plan/Camarillo
Commons EIR. Tony brings over 40 years of diverse
experience in planning and environmental analysis in
Ventura County. He is currently leading the Camarillo
General Plan EIR and previously led the St. John’s
Seminary Specific Plan EIR.
11 Camarillo Commons Strategic Plan Update

4.3 TEAM COORDINATION AND

MANAGEMENT
The D&B team’s management approach is based on
close coordination with City staff, clear responsibilities among team members, disciplined schedule manage-
ment, and early identification of critical path issues.

Included will be regular staff meetings, progress
reporting, schedule tracking, action-item management,
and direct availability of the project manager and
principal-in-charge.

COORDINATION WITH CITY STAFF
Regular staff meetings (likely biweekly) and as needed
additional meetings/regular communication will be
maintained to ensure close staff/Consultant coordina-
tion. These meetings will be used to review progress,
discuss upcoming deliverables, prepare for outreach
and decision-maker meetings, identify issues requiring
resolution, and coordinate the Commons effort with the
General Plan. The project schedule will be monitored
and periodically updated.

OUTREACH COORDINATION
VMA will coordinate with the City’s Community
Relations Division on outreach messaging, digital
communications, bilingual materials, meeting notices,
social media content, and website materials. D&B and
VMA will work together to ensure that outreach materi-
als are clear, visually engaging, and consistent with the City’s communication protocols. We anticipate one joint workshop with the General Plan Update, potentially
some combined pop-up meetings, and joint messaging.

As the outreach teams for the General Plan and the
Commons Plan will be the same, coordination will be
seamless. Meeting summaries and outreach findings
will be prepared at key milestones so that community
input can be clearly traced into the Vision and Guiding Principles, alternatives, Preferred Plan, and final Specific Plan-level document.

INTERNAL TEAM COORDINATION
D&B will hold internal team coordination meetings at
key points to ensure that technical work is informing
the plan as it evolves. D&B will develop report and
mapping templates and share those internally with
the team to ensure consistent document styles and
mapping. Because D&B, VMA, Fehr & Peers, WSC, and
Meridian are already part of the General Plan team, the Commons effort can be integrated efficiently with ongo- ing citywide work. This will allow the team to share data, avoid duplicative outreach, coordinate assumptions,
align environmental review, and ensure consistency
between the General Plan and the Commons Strategic
Plan.

QUALITY CONTROL
D&B will have overall responsibility for all products.

D&B will review and comment on products by sub-con-
sultants, and sub-consultants shall revise their prod-
ucts, prior to submittal to City staff or incorporation in larger documents. This will ensure that City staff
review time is spent efficiently and work by different
team members is fully integrated prior to review. D&B
will also cohesively integrate all input from sub-consul- tant team-members for larger deliverables. The final
Strategic/Specific Plan will be authored by D&B, using
technical input from team members, ensuring consis-
tent voice, structure, and graphics across the document.

Senior D&B staff will review all products. Rajeev Bhatia will review the planning, urban design, alternatives,
standards, and implementation products. Andrew Hill
will review for consistency with the General Plan Update and EIR. Helen Pierson will manage day-to-day produc-
tion, coordinate comments, track revisions, and ensure
that final work products are internally consistent,
visually clear, and ready for City review.

The result will be a coordinated, senior-led process
that gives the City the benefit of a full multidisciplinary team while maintaining a single point of accountability through D&B.

4.4 WORK DISTRIBUTION
The table below outlines budget distribution by firm
(not including two optional tasks). The Cost Proposal
provides more detail on the budget.

Firm Budget Percentage
Dyett & Bhatia 46%
VMA Communications 8%
Fehr and Peers 19%
Kosmont 10%
KTGY 8%
Studio-MLA 6%
WSC 4%
Meridian Optional only
Note: Total does not add up to 100% due to rounding.
12 Proposal for the City of Camarillo
5 APPROACH, SCOPE, & SCHEDULE

5.1 PROJECT UNDERSTANDING AND

APPROACH
Camarillo Commons is one of the City’s most important
infill opportunity areas: a centrally located, 55-acre dis- trict at the geographic heart of the community. The area includes two of Camarillo’s oldest shopping centers—
Ponderosa North and Ponderosa Center—both built in
the 1960s, along with the post office, Ventura County
Fire Station #54, Harley’s Camarillo Bowl, churches,
offices, restaurants, retail, and an existing residential neighborhood.

The Commons has the potential to occupy a different
and complementary role to the Old Town and the
Premium Outlets: a centrally located, community-serv-
ing mixed-use district where Camarillo residents can
shop, dine, gather, live, and spend time in a place that feels distinctively local. The 2007 Strategic Plan’s vision for area remains unrealized due to a multitude of
reasons as outlined in the RFP. The City’s 2025 market
analysis confirmed regional housing demand and strong
financial feasibility for higher-density housing and new commercial development in a mixed-use format.

The Commons is also central to the City’s Housing
Element strategy, with the By-Right Residential
Zoning Overlay applies to a portion of the Plan Area.

Additionally, AB 2097 eliminates minimum parking
requirements for residential projects within one-half
mile of the Metrolink Station, which includes approxi-
mately half of the Plan Area. These create new opportu- nities, but also raise important design and implementa- tion questions: how should housing be integrated into a district that still needs active retail, restaurants, public gathering spaces, and a strong community identity?
How can added density be shaped to fit Camarillo’s
scale and character? How can parking flexibility support mixed-use redevelopment without creating unaccept-
able spillover impacts on nearby residential streets?
The Strategic Plan should be visionary yet achieve
on-the-ground results. The plan should explore for-
ward-looking possibilities—community squares, paseos,
cafés, restaurants, residential uses, public art, shaded streets, and new open spaces—while staying grounded
in ownership patterns, feasibility, infrastructure,
parking, phasing, and zoning implementation. Prepared
at a Specific Plan level of detail, the updated document can provide the City, property owners, and future
applicants with a clear roadmap for implementation,
including land use direction, development standards,
public realm improvements, infrastructure priorities,
funding tools, and streamlined environmental review.

KEY CONSIDERATIONS
Following will be some of the key project considerations:
• Outline an updated vision and explore possibilities
through community and property-owner engage -
ment
• Recognize that parcelization and ownership patterns
mean that redevelopment will likely be incremental.

Develop a phased implementation plan that un -
locks “shovel-ready” parcels and incentivizes willing
owners in the near term, while facilitating cohesive
redevelopment of the plan area over the longer term
• Reflect economic and financial feasibility. Kosmont,
part of the D&B team, will conduct economic and
feasibility analysis leveraging contacts in the de -
velopment community and rich experience in mall
revitalization. KTGY, with a large record of built work, will ensure that development strategies and propos -
als are realistic.
• Ensure walkability and cohesive integration with
adjacent neighborhoods. Explore possibilities of
community gathering spaces that are an asset to the
neighborhood and potentially a citywide draw
• Ensure that plan policies are informed by in-depth
technical analysis of infrastructure (which will be
done by WSC who have wide experience with Ca -
marillo), and transportation and parking (by Fehr
and Peers) to provide a strong foundation for the
plan
• Prepare an easy-to-use plan, organized for staff,
applicants, property owners, elected officials, and
the public, with diagrams, development prototypes,
streetscape sections, public space concepts, parking
strategies, infrastructure maps, phasing tables, fund - ing tools, and clear zoning recommendations.
• Prepare plan to a Specific Plan level of detail to
streamline implementation, enabling projects consis -
tent with Specific Plans to utilize CEQA exemptions.
• Synergize efforts—engagement, technical analysis,
and CEQA—for efficiencies and prevent “participa -
tion fatigue”.
13 Camarillo Commons Strategic Plan Update

COMMUNITY ENGAGEMENT
Establishing a shared vision for Camarillo Commons—
rooted in community values, property-owner realities,
and a clear understanding of opportunities and
constraints—will be essential to setting the area on
a realistic path toward revitalization. The Strategic
Plan must build consensus around what kind of place
the Commons should become, how new housing and
mixed-use development can be integrated, what kinds
of retail, restaurants, recreational/entertainment uses, and public gathering spaces are desired, and what
public and private actions will be needed to make the
vision achievable.

VMA Communications and D&B will lead a comprehen-
sive, inclusive, and multilingual community engagement
program designed to support the plan while strate-
gically leveraging the significant outreach foundation
already established through the City’s ongoing General
Plan Update process. The outreach approach will com-
bine traditional and digital engagement strategies to
reach a broad cross-section of the community, including residents, business owners, property owners, commu-
nity organizations, and historically underrepresented
populations. The team will leverage existing stakeholder networks, communication channels, outreach tools,
shared messaging, and community relationships to
maximize efficiency and participation.

Engagement activities proposed in scope include
community workshops, stakeholder meetings, pop-up
events in and around the Commons, digital engagement
opportunities, bilingual outreach materials in English
and Spanish, social media campaigns, surveys, and
coordination with community-based organizations.

Throughout the process, VMA will focus on creating
accessible, transparent, and meaningful opportunities
for public participation that help inform the Camarillo Commons Strategic Plan while fostering community
trust and long-term project support.

At each phase, outreach will be designed to inform,
engage, and test direction. If desired, GPAC special
meetings or dedicated Commons stations at General
Plan outreach events can help connect the area’s future to citywide goals for infill, housing, mobility, economic vitality, and community character; one common
General/Strategic Plan workshop is assumed plus two
Commons-specific workshops. Property-owner and
business outreach will focus on feasibility, lease condi- tions, tenant retention, parking, infrastructure, phasing, and implementation tools. Three Planning Commission
meetings and two City Council study sessions, in
addition to formal hearings, will allow key decisions to be incrementally vetted and refined.

SYNERGIES WITH THE GENERAL PLAN
The Commons effort should be closely coordinated with
the ongoing General Plan Update, not merely run at the
same time. The RFP explicitly requires coordination with City staff and the General Plan consultant team, with
proactive efforts to streamline work, leverage shared
data and community engagement, and avoid duplica-
tion of analyses or outreach. This is one of the major
advantages of the D&B team.

The General Plan will establish the citywide framework
for growth, mobility, housing, infrastructure, economic development, sustainability, and implementation.

The Commons Specific Plan-level document can then
become a focused demonstration of how those citywide
policies are implemented in one of Camarillo’s most
important infill areas. D&B and team members WSC
for infrastructure and Fehr & Peers that would be part
of both efforts will help use of consistent assumptions for land use capacity, housing, and transportation, and coordinated transportation and infrastructure planning.

This coordination will ensure efficiencies, timely project delivery, and a stronger and more internally consistent policy framework.

ENVIRONMENTAL REVIEW
The RFP calls for CEQA documentation that can stream-
line and exempt future projects from additional CEQA
review if they are consistent with the Strategic Plan and applicable standards. This argues for a Specific Plan-level document and a robust environmental analysis that is
detailed enough to support future tiering, streamlining, and consistency determinations.

We have outlined scope and budget for a combined
General Plan/Commons EIR, led by Meridian and inte-
grated with the General Plan EIR already being prepared by the D&B team. The Commons would be described
in an expanded project description that includes the
preferred land use framework, development capacity,
housing assumptions, circulation and parking strategy,
infrastructure improvements, public realm concepts,
development standards, and implementation actions.

The overall program EIR would evaluate the General
Plan and Commons together, while each applicable topic
section would include a Commons-specific discussion
at the end to clearly identify localized impacts, mitiga- tion measures, and implementation considerations.

This structure avoids duplication, ensures consistency
between General Plan and Commons assumptions, and
allows environmental analysis to influence the plan while the plan is being prepared. It also supports a “self-miti- gating” approach, where policies, standards, infrastruc- ture recommendations, circulation improvements, and
design strategies are used to reduce impacts before the environmental document is finalized.
14 Proposal for the City of Camarillo
Key Commons-specific issues likely to require careful
treatment include traffic and VMT, US 101 widening and
potential right-of-way impacts, noise and air quality
along the freeway, infrastructure capacity, stormwater
and flood hazards, public services, utilities, aesthetics, land and use compatibility. If the City ultimately prefers a separate CEQA document, the team is also prepared to
prepare a standalone EIR or other CEQA document for the Commons Strategic Plan Update. However, a combined
EIR offers the clearest path to efficiency, consistency, and long-term usefulness for future implementation. D&B has led several projects with combined General Plan/Specific Plan EIR, including on the Oceanside General Plan and
Corridors Specific Plan, hearings for which are underway,

5.2 SCOPE OF WORK
The below outlines our task-by-task description for pre- paring the Commons Strategic Plan, incorporating the 25 tasks laid out in the RFP. Initials in parentheses identify the lead firm for each sub-task:
• D&B: Dyett & Bhatia, Urban and Regional Planners
• VMA: VMA Communications (Community Engage -
ment)
• F&P: Fehr & Peers (Transportation/Multimodal Con -
nectivity; Parking)
• Kosmont: Kosmont Companies (Market/Feasibility
Analysis; Financing)
• KTGY: KTGY Architects (Development Strategies and
Standards/Architecture Support; Branding)
• MLA: Mia Lehrer Associates (Landscape Architecture/
Public Realm/Streetscape Design)
• WSC: Water Systems Consulting (Infrastructure)
• Meridian: Meridian Consultants (Environmental Plan -
ning/Review)
TASK 1 — PROJECT COMMENCEMENT &

MANAGEMENT (TEAM)
The Consultant Team will initiate the project through
a coordinated kick-off and project management
process designed to establish a clear work program,
decision-making framework, and communication
structure. At project commencement, the Consultant
Team and City staff will review the existing Camarillo
Commons Strategic Plan, the recent market analysis and
recommendations, the General Plan Update framework,
Housing Element direction, zoning and development
standards, utility and transportation information, devel- opment proposals, and prior environmental documenta-
tion relevant to the Plan Area.

A kick-off meeting and field tour will be conducted with City staff to review existing conditions, opportunity
sites, circulation issues, public realm deficiencies, infra- structure constraints, and relationships to surrounding neighborhoods and commercial districts.

Deliverables:
• Refined project schedule and milestone calendar
• Monthly coordination meetings and progress sum -
maries
• Ongoing project management and schedule mainte -
nance
TASK 2 — COMMUNITY ENGAGEMENT,

VISION & GUIDING PRINCIPLES (D&B,
VMA)
The Consultant Team will prepare and implement a
focused community engagement strategy designed
to involve residents, businesses, property owners,
community organizations, and other stakeholders in
shaping the future of the Commons area.

The engagement program will build upon outreach
already underway through the General Plan Update
process, being undertaken by the Consulting Team and
will coordinate with General Plan outreach activities
wherever feasible to maximize participation, mini-
mize duplication, and leverage efficiencies. Certain
workshops, open houses, and outreach activities may
therefore be conducted jointly with the General Plan
effort, while maintaining dedicated Commons-related
discussion materials and feedback opportunities.

Community Brainstorming Charrette / Open House
(integrated with General Plan). Early in the process,
the Consultant Team will conduct an interactive commu-
nity brainstorming charrette or open house intended to
generate ideas regarding the future identity, character, land use mix, housing opportunities, retail and restau- rant activity, gathering spaces, mobility improvements, and public realm improvements for the Commons area.

Additional activation elements, including coordination
of a food truck, will help encourage attendance and
foster a welcoming and family-friendly atmosphere.

KTGY and MLA will also participate.

Community Workshops / Open Houses. Conduct
up to two additional community workshops or open
houses tied to key project milestones, likely including:
• Alternatives review and evaluation
• Preferred Plan review
Alternatives Survey. The Consultant Team will prepare
and administer one online community survey designed
to gauge community preferences regarding the alterna-
tives and key components that will shape the Strategic
Plan. The survey will be publicized through the General Plan email database maintained by the D&B team, with
additional publicity. The Social Pinpoint online engage- ment platform used for the General Plan will be used at no additional cost.
15 Camarillo Commons Strategic Plan Update
Property Owner & Business Outreach. Conduct
focused stakeholder outreach including:
• Initial stakeholder interviews and small-group meet - ings with key property owners, businesses, brokers,
institutional landowners, and development interests;
• Two property owner forums focused on redevelop -
ment opportunities, market realities, infrastructure
and parking issues, implementation tools, and barri -
ers to reinvestment.

Decision-Maker Review. To allow major concepts and
policy directions to be incrementally vetted throughout the process, the Consultant Team will conduct:
• Up to three Planning Commission meetings/study
sessions; and
• Up to two City Council meetings/study sessions
Deliverables:
• Community Engagement Strategy and schedule
• Web and promotional materials
• Outreach summaries
• Vision and Guiding Principles memorandum
• Alternatives survey instrument and summary find -
ings memorandum
TASK 3 — EXISTING CONDITIONS,

OPPORTUNITIES & CHALLENGES

MAPPING
For infrastructure, transportation, and parking, see Task 6:

Technical Studies.

3.1 Existing Conditions/Opportunities and
Challenges Mapbook (D&B; MLA; Team)
The Mapbook will be graphics based, with short,
supportive text. This will include evaluation of existing land use, ownership, redevelopment potential (devel-
opment intensity, assessed valuation, field observation) parcelization, hazards (including flooding). Open space and streetscape conditions and potential integration
opportunities with adjacent neighborhoods will be
outlined.

3.2 Economic Analysis (Kosmont)
Market Report Review and Update. Kosmont will
review and as necessary supplement the Natelson
study to reflect evolving goals driving the “Our Camarillo 2050” General Plan update, the opportunity presented
by the Metrolink station as a development and financing catalyst, socio-economic shifts in workforce compo-
sition and demography, and other relevant market
factors. Findings will be fed directly into the land use alternatives analysis.

16 Proposal for the City of Camarillo
Intersection Level of Service Analysis
• Fehr & Peers will identify up to eight (8) key intersec - tions for LOS analysis, potentially including Ponder -
osa Drive & Arneill Road, Ponderosa Drive & Mobil
Avenue, Arneill Road & Pickwick Drive, and Arneill
Road & Daily Drive, and other locations if needed.
• New turning movement counts will be collected at
study intersections during weekday AM and PM peak
periods, when schools are in session and weather
conditions are clear.
• Operations at the 8 locations will be analyzed using
the Highway Capacity Manual, 7th Edition (HCM 7th,
Transportation Research Board, 2022) methodology.

Parking Data Collection and Analysis
• Mapping of the half-mile AB 2097 exemption bound -
ary from the Metrolink Station, identifying exempt
and non-exempt parcels.
• Comprehensive parking supply and occupancy sur -
vey covering the full plan area, including off-street
and on-street supply at Ponderosa North and Pon -
derosa Center, and occupancy counts along Raemere
Street, East Daily Drive, lower Mobil Avenue, and
adjacent residential blocks. Data will be collected on
a typical weekday from 8 AM to 8 PM in two-hour
intervals to establish baseline on-street parking
demand.
• Summary of parking findings displayed using tables,
maps, and figures showing total supply and occupan -
cy by location and time of day.

3.4 Infrastructure Analysis (WSC)
WSC will summarize existing wet utility system infra-
structure (water system, wastewater system, recycled
water system, and stormwater system) within the
Plan area including capacity, planned improvements,
and known deficiencies from existing City plans. This
includes leveraging work for the Comprehensive
General Plan Update and other ongoing work with the
City, such as the 2025 Urban Water Management Plan,
and hydraulic modeling support services.

Deliverables:
• Existing Conditions and Opportunities Report/Map -
book
• Market Opportunity Assessment (PowerPoint/PDF)
with technical appendix
• Existing transportation, parking, and infrastructure
conditions memoranda (either standalone or inte -
grated with Existing Conditions Mapbook
Housing Feasibility. Kosmont will review the Natelson
pro forma prototypes against targeted uses, RHNA
requirements, and comparable residential projects
in the trade area, updating the feasibility analysis if needed to reflect current economics. Where feasibility
gaps exist under current conditions, Kosmont will
explore market, regulatory, administrative, and other
factors that may help encourage financial viability. The analysis will be conducted through the lens of key State policy frameworks including AB 2097, AB 2011/SB 6, and
the Density Bonus Law.

Retail Leakage and Commercial Gap Analysis.

Referencing both the Natelson report and studies
conducted for the General Plan Update, Kosmont will
conduct a gap analysis of key retail and service cate-
gories to identify the most realistic tenant recruitment opportunities. The analysis will distinguish between
categories where leakage capture is feasible and those
where competing supply already adequately serves the
market, evaluate trade area demographics against min-
imum thresholds for targeted concepts, and produce a
prioritized short list of target tenants and retail formats.

Entertainment Uses. Kosmont will build on the
Natelson study to conduct a high-level feasibility assess- ment for an entertainment destination zone. To assess
the level of market support and identify differentiation opportunities, the assessment will draw on Natelson’s
concept inventory to identify a priority shortlist, use Placer.ai for visitor traffic and origin patterns, estimate the drive-time market area to understand total potential demand, and adjust addressable demand to account for
competitive supply.

3.3 Existing Transportation & Parking
Conditions (F&P)
The Consultant Team will document and evaluate existing transportation and parking conditions within and sur-
rounding the Commons area.

Transportation Network
• Existing circulation maps for roadways, transit
services, and bicycle networks within the Camarillo
Commons plan area
• Existing roadway segment volumes, drawn from the
General Plan Update or more recent data provided
by the City
• Collision history based on injury collision data and
Safety Corridor (High-Injury Network) developed
from the GPU work
• Qualitative evaluation of existing pedestrian network and facilities
17 Camarillo Commons Strategic Plan Update
TASK 4 — PROJECT ALTERNATIVES
(D&B, KTGY, MLA; TEAM SUPPORT)
The Consultant Team will prepare up to three concep-
tual alternatives illustrating different approaches to
revitalization and redevelopment of the Commons area.

Possibilities will be developed with community input but could include:

Alternative 1 — Community Square. This alternative
would focus on creation of a central public gathering
space or “community square” framed by active retail,
restaurants, cafés, recreational/entertainment uses,
and public-facing mixed-use development.

Alternative 2 — Mixed-Use Center. This alternative
would emphasize incremental mixed-use redevelop-
ment through independent and phased projects while
still creating a coherent district identity and balanced mix of uses.

Alternative 3 — District Transformative. This alter-
native would explore a more ambitious long-term
transformation of the Commons into a highly integrated
mixed-use district with substantial redevelopment and
expanded housing opportunities.

All alternatives will seek to provide community-attract- ing gathering spaces, retail/cafés/restaurants, and
housing opportunities needed to help meet the City’s
Housing Element obligations. Development capacity
and housing estimates for all options will be outlined.

Transportation evaluation for the alternatives will be
performed and integrated into the report.

Transportation Alternatives Analysis (optional). Fehr & Peers will run VMT sensitivity analyses for up to three planning scenarios, developed in coordination with the
project team and City staff. VMT metrics - per capita
residential VMT, per employee VMT, and total VMT per
service population - will be extracted and reported for each scenario within the Strategic Plan area to inform
land use and policy decisions. We anticipate VMT differ- ences between alternatives to be small and therefore
scoping this task as optional in the budget if the City chooses to undertake it.

Given that the City’s travel demand model is currently
under development and a newer version of the VCTM
model was recently released, F&P will coordinate with
the project team, City staff, and the GPU team to iden- tify the most appropriate model for this purpose. No
travel model modifications or new coding is assumed as
part of this analysis.

Deliverables:
• Alternatives Report
TASK 5 — PREFERRED ALTERNATIVE
(D&B, KTGY, MLA)
Based on input received from City staff, stakeholders,
property owners, businesses, community members, the
Planning Commission, and City Council, the Consultant
Team will prepare a Preferred Alternative that synthe-
sizes the strongest and most feasible elements of the
alternatives into a coordinated Specific Plan framework.

Deliverables:
• Draft Preferred Alternative
• Refined Preferred Alternative
• Planning Commission and City Council presentations
TASK 6 — STRATEGIC/SPECIFIC PLAN
DOCUMENT (D&B; TEAM)
Strategic/Specific Plan
The Consultant Team will prepare the Camarillo
Commons Strategic Plan (or Specific Plan) as a visionary yet highly practical, implementation-oriented, and easy- to-use planning document intended to guide revitaliza-
tion and redevelopment of the area over the long term.

KTGY and MLA will assist with standards for design of
buildings, public realm/streetscapes. KTGY will leverage their in-house branding studio for wayfinding and
distinctive design standards. The plan will be developed to a Specific Plan level of detail and will function as both a vision document and a regulatory/implementation
framework. It will be graphically rich, highly visual,
and organized in a manner that is accessible to deci-
sion-makers, property owners, developers, businesses,
residents, and community members alike.

The Plan will incorporate and topics outlined in the City in the RFP and likely include:
• Vision and planning framework
• Land use and development framework
• Housing and mixed-use strategy
• Urban design and development standards
• Public realm, placemaking, streetscape design
framework and standards
• Mobility and parking strategy
• Branding and wayfinding
• Infrastructure and public improvements
• Implementation and financing strategy
18 Proposal for the City of Camarillo
• Access Management Standards, Connectivity,
and Agency Coordination. F&P will develop access
management standards, including driveway design
and shared-access requirements, consistent with
City Engineering Standards and the NACTO Urban
Street Design Guide. Standards will be informed by a
field assessment of driveway configurations, spac -
ing, and conflict points along the Safety Corridor/
High-Injury Network developed by the GPU work,
with a focus on balancing vehicle access, emergency
service needs, and pedestrian safety. This work will
also include street network and cross-section review
for the proposed buildout scenario.

Fehr & Peers will evaluate existing pedestrian and
bicycle conditions within the Strategic Plan area and
qualitatively identify gaps in the active transporta-
tion network, including connectivity to the adjacent
Camarillo Metrolink Station, with recommendations
focused on improvements that support the Strategic
Plan vision.

Fehr & Peers will support the coordination with
VCTC and Caltrans District 7 regarding the US-101
Improvement Project, including potential right-of-way
impacts along East Daily Drive and how affected
properties should be addressed in the Strategic Plan.

B. Infrastructure Recommendations (WSC)
Using findings from existing conditions analysis and
preferred Strategic Plan, with water, wastewater, storm drainage, and related utility provide recommendations
on strategies to achieve improvements. Reflect poten-
tial phasing and incremental development strategies as
needed.

Funding Strategies and Implementation (Kosmont).

Kosmont will identify funding mechanisms and incen-
tives tailored to the preferred alternative, building on market support findings, land assembly constraints,
infrastructure gaps, and state housing requirements
established in prior tasks.
• Financing Tools. Kosmont will evaluate dis -
trict-based and other financing mechanisms for Plan
area applicability — including EIFDs (revisiting the
Natelson study’s finding that EIFD formation may
be infeasible in Camarillo), CRIAs, CFDs/Mello-Roos,
ground lease and lease revenue bond structures,
TBIDs, and PBIDs, including potential coordination
with the Old Town Camarillo PBID effort. For each,
Kosmont will assess eligibility, formation require -
ments, qualified expenditures, and key constraints.
• State and Federal Grant Programs. Kosmont will
map applicable programs to specific Plan area fund -
ing needs and assess application readiness, includ -
ing EDA Public Works grants, HCD’s Infill Infrastruc -
ture Grant and Prohousing Incentive Program, the
Strategic Growth Council’s AHSC program (to take
Technical Studies
A. Transportation, Parking, and Access
Recommendations (F&P)
The Consultant Team will prepare recommendations
regarding circulation improvements, pedestrian and
bicycle improvements, shared parking, parking manage-
ment, and multimodal enhancements supportive of a
walkable mixed-use district.
• Traffic Operations Analysis. F&P will conduct a
traffic operations analysis for the Strategic Plan
buildout to determine whether the plan would result
in an unacceptable Level of Services (LOS) or delay
defined in the City’s General Plan Mobility Element.

Where operational deficiencies are identified under
the Strategic Plan buildout scenario, Fehr & Peers
will identify potential circulation improvements to
support Strategic Plan buildout, including intersec -
tion improvements, signal timing optimizations, and
roadway reconfigurations.
• Parking Demand Analysis and Shared Parking
Strategies. Fehr & Peers will estimate future park -
ing demand for proposed land use alternatives
across both AB 2097-exempt and non-exempt areas
of the plan using the Urban Land Institute (ULI)
Shared Parking Model, calibrated to field-collected
occupancy data. This approach allows the model to
reflect time-of-day variation, internal capture, and
mode choice factors specific to this location. For the
southern exempt area, the analysis will specifically
evaluate the impact of new development that may
provide minimal off-street parking on already heavily
utilized on-street parking in the adjacent residential
neighborhood, and estimate the additional parking
needed to support Strategic Plan buildout. For the
northern non-exempt portion, F&P will evaluate
whether existing City parking standards adequate -
ly support the Strategic Plan’s mixed-use vision or
whether updated standards are warranted.

F&P will identify shared parking opportunities be -
tween exempt and non-exempt parcels, with partic -
ular focus on leveraging the existing surface parking
supply at Ponderosa North to relieve pressure on
the southern residential area. Building on this, F&P
will recommend on-street parking management
strategies to address spillover impacts from new
exempt development, including tools such as resi -
dential preferential parking permits, time limits, and
other demand management measures to protect
neighborhood livability while supporting mixed-use
redevelopment.

F&P will also identify locations and quantities of
Electric Vehicle (EV) charging stations at a planning
level that serves future development, consistent with
CalGreen requirements.
19 Camarillo Commons Strategic Plan Update
advantage of Metrolink proximity), EPA Brownfields
grants, and other programs that may be applicable.

Kosmont will identify the highest-priority opportu -
nities based on funding alignment, competitiveness,
and near-term deadlines.
• Incentive Program Options. Kosmont will as -
sess the viability of developer incentive structures
including fee waivers and deferrals, infrastructure
reimbursements through development agreements,
and two Kosmont tools: D.O.R.® (Development
Opportunity Reserve, a mechanism that enables
cities to set aside and strategically deploy economic
development reserves to bridge feasibility gaps and
attract catalytic private investment), and STAR*®
(Sales Tax Assessment Revenue, a structured in -
strument through which a portion of new sales tax
revenue generated by incoming businesses is shared
with developers or property owners as a perfor -
mance-based incentive tied to demonstrated job
creation and tax generation).
• Anti-Displacement Strategies. Kosmont will tailor
the anti-displacement framework articulated in the
Natelson study to Plan area ownership and tenancy
conditions assessed in prior tasks. This will include
recommendations for financial incentives for land -
lords offering long-term lease renewals or right-of-
return provisions; grant or loan programs for tenant
improvement upgrades; technical assistance for
businesses facing relocation; and phasing strategies
that keep existing businesses operational during
construction.

Deliverables:
• Administrative Draft Specific Plan
• Public Review Draft Specific Plan
TASK 7 — HEARINGS & ADOPTED PLAN
The Consultant Team will assist the City through public review, hearings, and adoption of the Specific Plan.

These hearings are separate from and in addition to
the study sessions identified under Task 2. The scope
and budget assume that these will be consolidated with
General Plan.

Deliverables:
• Final adopted Specific Plan and final files
TASK 8 (OPTIONAL) —

ENVIRONMENTAL REVIEW (MERIDIAN)
The baseline scope of work assumes that environ-
mental review for the Commons Specific Plan will be
integrated with the broader General Plan Environmental
Impact Report currently being led by the Dyett & Bhatia consultant team. Rather than preparing a standalone
environmental document, this optional task will involve coordinated preparation of a combined General Plan/
Commons EIR to allow for a more detailed consideration
of potential environmental impacts that could result
from the Camarillo Commons Strategic Plan Update
if desired. The Consultant Team would prepare an
expanded and detailed project description for the
Commons area that reflects the Preferred Alternative
and associated implementation measures, infrastruc-
ture improvements, circulation changes, development
standards, and redevelopment assumptions.

The EIR Notice of Preparation and Scoping Meeting
for the General Plan and the update of the Commons
Strategic Plan would be combined. Environmental
analysis associated with the Commons area would be
integrated into the broader General Plan EIR topic sec- tions. In addition, Commons-specific impacts, mitigation measures, and implementation considerations would
be highlighted in dedicated subsections at the end of
each applicable environmental topic chapter to clearly
identify issues associated with the Commons Specific
Plan.

This integrated environmental review approach would
still allow the Commons planning effort and General
Plan Update to proceed in a coordinated manner, avoid
duplication of technical studies, streamline environ-
mental review, and ensure consistency between the
two efforts. The type and intensity of land uses defined in the updated Strategic Plan will be incorporated into the General Plan and consistent with the approach
described in the Camarillo General Plan scope of work,
environmental analysis and planning will proceed in
an integrated and “self-mitigating” manner, with plan
policies and standards reducing or avoiding impacts
where feasible.

This approach will also support subsequent projects
that are consistent with the General Plan and Strategic Plan qualifying for the Statutory Exemption defined
in Section 15183 of the CEQA Guidelines for Projects
Consistent with a Community Plan (such a Strategic Plan or Zoning)/ Section 15182 for projects consistent with
a Specific Plan. To support this streamlining option, a Section 15182/3 Review Checklist will be prepared for
use in review of subsequent individual development
projects proposed in the Commons Plan area.

Deliverables:
• Expanded Commons project description for integrat -
ed EIR
• Commons-specific environmental impact and mitiga -
tion subsections
• Responses to comments related to Commons plan -
ning issues
• Final combined General Plan/Commons EIR support
• CEQA checklist
Proposal for the City of Camarillo
20 5.3 SCHEDULE
The graphic schedule on the following page shows the anticipated sequence and timing of tasks outlined in Section 5.2 Scope of Work. Community and decision-maker meetings and outreach events are also shown. The schedule anticipates an overall timeline of just under two years, with release of Public Review Draft of the Strategic Plan in January 2028, aligned with the General Plan and EIR, and final adoption in March/April 2028. We would be happy to modify this schedule to better meet your needs.

Kick-Off &
Field Tour
Community
Workshop/Open House
Community
Workshop/Open House
Community Open
House/
Brainstorming Charette
Existing Conditions
Mapbook
Technical Reports Technical Reports
Refined Project
Schedule and
Milestone
Calendar
Community
Engagement
Strategy & Schedule
Alternatives Report Preferred
Plan
and Key
Strategies
Vision/Guiding
Principles Public Review
Draft Strategic
Plan
Adopted Strategic
Plan
Public Hearings
Alternatives
Survey
Property
Owner Forum
Property
Owner Forum
Admin Draft
Strategic Plan
PC Study
Session
PC Study
Session
PC Study
Session
CC Study
Session
CC Study
Session
GPAC #1 GPAC #3GPAC #2
TASK 2
Community
Engagement,
Vision, & Guiding
Principles
TASK 1
Project
Commencement &
Management
TASK 3
Existing
Conditions/Opportunities
and Challenges
Mapbook
TASK 4
Project
Alternatives
TASK 5
Preferred
Alternative
TASK 6
Strategic/Specific
Plan Document
PHASE 4
Adoption &
Finalization

PLAN DEVELOPMENT COMMUNITY ENGAGEMENT
& REVIEW PROCESS
2026 2027
Aug Sept Oct Nov DecJuly Aug SeptJan Feb Mar Apr May June July Oct Nov Dec Jan Feb Mar Apr 2028
21 Camarillo Commons Strategic Plan Update
6 COST PROPOSAL
The tables on the following pages explain the proposed
budget in detail: Hours by Person by Task, and Budget
by Person by Task. Hourly rates for all personnel are
also shown. The total maximum budget is $694,996�
This is a guaranteed maximum fee and includes all
items in the Scope of Work. Sub-contractors’ costs and
direct costs will be billed with no administrative markup or handling fee�
This budget assumes that the Strategic Plan will be
prepared to a Specific Plan level of detail. The plan will be visually engaging, with extensive use of maps and
illustrations. A significant portion of the budget will be devoted to community and stakeholder engagement;
our budget allocates $134,679 to this effort.

Two optional items are also shown:
• Preparation of vehicles miles traveled (VMT) analy -
sis for the alternatives ($30,891; we believe that the
differences in per capita VMT resulting from alterna -
tives will be small and not contribute meaningfully
to decision-making. Comprehensive transportation
analysis will be performed for the Preferred Plan –
with intersection analysis conducted as part of this
scope of work and VMT as part of the General Plan.
• Additional cost for expanding the General Plan EIR to encompass the Strategic/Specific Plan ($64,115), so
that the complete budget picture is clear.

BUDGET ASSUMPTIONS
Our budget is based on the following assumptions:
• Invoices. Invoices will be based on hourly costs, and will be submitted monthly.
• Meeting Attendance. The budget assumes atten -
dance at meetings as shown in the Scope of Work.

Costs of additional meeting attendance would be on
a time and materials basis if requested; such costs
are not included within the guaranteed maximum
fee. Public meetings assumed are:
» Three workshops/open houses (with the first in
September shared with the General Plan)
» Six pop-up outreach events
» Initial small-group stakeholder meetings
» Two property owner forums
» Three General Plan Advisory Committee (GPAC)
meetings focused on the Commons
» Two City Council and three Planning Commission
Study sessions
» Two hearings (assumed to be shared with the
General Plan; the budget provides for additional
D&B staff attendance at the meetings)
• In-person/Virtual Meetings. For budgeting pur-
poses, it is assumed that the three public workshops
and pop-up meetings will be conducted in person
(for virtual meetings costs will be lower). D&B will
also attend Planning Commission and City Coun -
cil meetings in person. Other meetings (property
owner forums and other stakeholder meetings and
three GPAC meetings) will be virtual. Meetings with
staff will also be virtual, except the in-person kickoff meeting and tour.
• Consolidated Comments and Direction. City staff
will provide a single set of consolidated comments
on the review drafts of all documents.
• Printing. Only printing for workshops is assumed.

Reports and documents to staff will be provided in
electronic format only.
• Food Truck/Workshop Expenses. VMA’s budget
assumes a food truck at each of the three workshops
(one workshop to be shared with the General Plan)
and other miscellaneous direct workshop costs, to
the extent shown in the budget.
• Travel Expenses, Mailing Costs, and Other Direct
Costs. The budget includes direct costs related to
the project, including travel expenses and other sim -
ilar reimbursable expenses. Such items will be item -
ized on billing statements and will not be marked up.
22 Proposal for the City of Camarillo
Camarillo Commons Strategic/Specific Plan

HOURS BY TASK
Task 1 Task 2 Task 3 Task 4 Task 5 Task 6 Task 7 Task 8 (optional) Project
Commencement
& Mngmt
Community
Engagement
Strategy
Existing
Conditions,
Opportunities
and Challenges
Project
Alternatives
Preferred
Alternative
Strategiec/
Specific Plan
Docunment
Hearings and
Adopted Plan EIR
Dyett & Bhatia
Rajeev Bhatia, Principal in Charge 30 64 32 35 32 104 16 313 8 Andrew Hill, Participating Principal 12 28 12 12 12 40 4 120 24 Helen Pierson, Senior Associate 50 138 40 60 60 140 12 500 16 Associate 35 12 32 80 159 8
Planner/Urban Designer 24 12 40 12 120 208
Sr. GIS Specialist 0 50 40 30 80 8 208 24
Graphic/Web Design/Proj. Asst. 4 122 16 12 12 40 12 218 Sub-Total 96 411 162 211 190 604 52 1,726 80
VMA Communications
Rosie Richardson, Comm. Engage. Manager 90 90
Karina Lazo, Engagement Associate 124 124
Cassandra Flores, Engagement Associate 124 124
Claudia Cruz, Principal-in-Charge 20 20
Jamie Channell, Graphic Designer 10 10
Sub-Total 0 368 00000 3 68 0
Fehr and Peers
John Muggridge, Principal 8 14 25 2 49 4
Dongyang Lin, Project Manager 12 46 76 8 142 8
Modeling Technical Lead 44
Parking Technical Lead 20 20 40 16
Planner/Engineer 56 152 208
Graphics 10 18 28
Admin 2 14 28 16 60 3
Sub-Total 22 0 160 0 0 26 531 31
Kosmont
Andrew Kaplan, Project Manager 33 30 63
Ken Hira, Project Director 2 7 9
Tom Jirofsky, Senior Advisor 4 9 13
Fernando Sanchez, Vice President 33 32
Lily Schenk, Senior Analyst 28 32 60
Sub-Total 0 0 0 0 110 0 110 0
KTGY
Principal 2 2 6 6 18 34
Senior PM / Planner 4 18 16 40 78
Project Designer 12 8 44 64
Project Associate 18 12 48 78
Sub-Total 6 2 0 54 42 150 0 254 0
Studio MLA
Ben Feldmann, Principal 2 2 16 12 4 32 68
Vishal Jayan, Project Designer 36 12 8 80 136
Sub-Total 2 2 52 24 12 112 0 204 0
WSC
Justin Pickard- PIC & QA/QC 2 2 4
Spencer Waterman- PM 16 16 32
Adam Donald- Senior Engineer/ Tech Advisor 8 8 16
Project Engineer 24 40 64
Roxanne Collins- Admin 3 3 6
Sub-Total 0 0 53 0 0 69 0 122 0
Meridian
Ton Locacciato, Principal 0 24
Project Manager 0 50
Planner 0 150
Document Production 0 35
Sub-Total 0000000 02 59
TOTAL HOURS 126 415 427 289 244 1,045 78 2,947 370
TOTAL
23 Camarillo Commons Strategic Plan Update
Camarillo Commons Strategic/Specific Plan

BUDGET BY TASK
Task 1 Task 2 Task 3 Task 4 Task 5 Task 6 Task 7 Task 8 (optional) Project
Commenceme
nt & Mngmt
Community
Engagement
Strategy
Existing
Conditions,
Opportunities
and
Challenges
Project
Alternatives
Preferred
Alternative
Strategiec/
Specific Plan
Docunment
Hearings and
Adopted Plan EIR
Dyett & Bhatia
Rajeev Bhatia, Principal in Charge 260$ 7,800$ 16,640$ 8,320$ 9,100$ 8,320$ 27,040$ 4,160$ 81,380$ 2,080$ Andrew Hill, Participating Principal 250 3,000 7,000 3,000 3,000 3,000 10,000 1,000 30,000 6,000 Helen Pierson, Senior Associate 185 9,250 25,530 7,400 11,100 11,100 25,900 2,220 92,500 2,960 Associate 175 - 6,125 - 2,100 5,600 14,000 - 27,825 1,400 Planner/Urban Designer 155 - 3,720 1,860 6,200 1,860 18,600 - 32,240 - Sr. GIS Specialist 165 - - 8,250 6,600 4,950 13,200 1,320 34,320 3,960 Graphic/Web Design/Proj. Asst. 110 440 13,420 1,760 1,320 1,320 4,400 1,320 23,980 - Printing 3,000 3,000 -
Travel and Other Direct Cost 300 1,200 300 400 250 600 3,050 - Sub-Total 20,790 76,635 30,890 39,420 36,550 113,390 10,620 328,295 16,400 VMA Communications
Rosie Richardson, Comm. Engage. Manager 154 - 13,890 - - - - - 13,890 Karina Lazo, Engagement Associate 123 - 15,271 - - - - - 15,271 Cassandra Flores, Engagement Associate 102 - 12,623 - - - - - 12,623 Claudia Cruz, Principal-in-Charge 170 - 3,393 - - - - - 3,393 Jamie Channell, Graphic Designer 144 - 1,437 - - - - - 1,437 Food, Travel and Other Direct Cost 10,000 10,000 Sub-Total - 56,614 - - - - - 56,614 - Fehr and Peers
John Muggridge, Principal 375 3,000 - 5,250 - - 9,375 750 18,375 1,500 Dongyang Lin, Project Manager 215 2,580 - 9,890 - - 16,340 1,720 30,530 1,720 Modeling Technical Lead 215 - - - - - 860 - 860 Parking Technical Lead 220 - - 4,400 - - 4,400 - 8,800 Planner/Engineer 185 - - 10,360 - - 28,120 - 38,480 Graphics 175 - - 1,750 - - 3,150 - 4,900 Admin 170 340 - 2,380 - - 4,760 2,720 10,200 Travel and Other Direct Cost 297 - 10,663 - - 3,352 - 14,312 - Sub-Total 6,217 - 44,693 - - 70,357 5,190 126,457 3,220 Kosmont
Andrew Kaplan, Project Manager 405 - - 13,365 - - 12,150 - 25,515 Ken Hira, Project Director 435 - - 870 - - 3,045 - 3,915 Tom Jirofsky, Senior Advisor 405 - - 1,620 - - 3,645 - 5,265 Fernando Sanchez, Vice President 295 - - 9,735 - - 9,440 - 19,175 Lily Schenk, Senior Analyst 195 - - 5,460 - - 6,240 - 11,700 Sub-Total - - 31,050 - - 34,520 - 65,570 - KTGY
Principal 340 680 680 - 2,040 2,040 6,120 - 11,560 - Senior PM / Planner 215 860 - - 3,870 3,440 8,600 - 16,770 - Project Designer 185 - - - 2,220 1,480 8,140 - 11,840 - Project Associate 120 - - - 2,160 1,440 5,760 - 9,360 - Direct Costs - 200 250 250 250 950 Sub-Total 1,540 880 - 10,540 8,650 28,870 - 50,480 - Studio MLA
Ben Feldmann, Principal 275 550 550 4,400 3,300 1,100 8,800 - 18,700 - Vishal Jayan, Project Designer 150 - - 5,400 1,800 1,200 12,000 - 20,400 - Sub-Total 550 550 9,800 5,100 2,300 20,800 - 39,100 - WSC
Justin Pickard- PIC & QA/QC 330 - - 660 - - 660 - 1,320 - Spencer Waterman- PM 278 - - 4,448 - - 4,448 - 8,896 - Adam Donald- Senior Engineer/ Tech Advisor 278 - - 2,224 - - 2,224 - 4,448 - Project Engineer 199 - - 4,776 - - 7,960 - 12,736 - Roxanne Collins- Admin 180 - - 540 - - 540 - 1,080 Sub-Total - - 12,648 - - 15,832 - 28,480 - Meridian
Ton Locacciato, Principal 280 - - - - - - - - 6,720 Project Manager 180 - - - - - - - - 9,000 Planner 165 - - - - - - - - 24,750 Document Production 115 - - - - - - - - 4,025 Sub-Total - - - - - - - - 44,495 TOTAL FEE 29,097 134,679 129,081 55,060 47,500 283,769 15,810 694,996 64,115 Optional: Alternatives VMT Analysis 30,891
Note: Hours and Budget by Task are for informational purposes only. Dyett & Bhatia reserves the right to reallocate these provided the overall budget does not change.

TOTALHourly
Rate
A-1
Camarillo Commons Strategic Plan Update
Appendix A:

Resumes
Rajeev Bhatia, AICP ASLA
Principal-in-Charge
Rajeev Bhatia will serve as Principal-in-Charge and will lead the overall planning and urban design effort. Rajeev is a planner and urban designer whose work is place-based, centered on fostering livable and sustainable communities. He is one of California’s most experienced planners and urban designers, with exten - sive experience preparing specific plans, downtown plans, corridor plans, zoning standards, and implementation programs for cities throughout the state. He has led 30 specific and district plans for cities, 35 general plans, as well zoning and other assignments. His work has helped shape some of California’s most signifi - cant mixed-use and urban districts, such as the 1,600-acre Downtown San Diego and the Capitol Area in Sacramento, as well as numerous transit-oriented districts.

His experience includes preparing zoning codes and development regulations, including recently zoning recommendations for low rise residential uses for the City of Los Angels and recently new mixed-use zoning regulations for the City of San Diego. He is committed to participatory planning and skilled in community engagement.

Relevant Experience
Specific and Area Plans Specific and Area Plans
Mr. Bhatia’s project has led numerous downtown, transit-oriented development, and community design projects. Assignments include:

Oceanside Corridors Specific Plan
Sonoma Developmental Center Specific Plan and EIR
South Santa Rosa Specific Plan and EIR
St. Helena Downtown Specific Plan and EIR
Hillcrest Focus Area Plan (San Diego)
Livermore Station Area (“Isabel Neighborhood”) Specific Plan and EIR Integral Development (Union City) Master Planning and EIR (for the City) Union City Station Area Specific Plan and EIR
Bayhill Specific Plan (San Bruno; incorporates YouTube headquarters expansion) and EIR
Sharp Park Specific Plan (Pacifica) and EIR
BioMarin Campus Master Plan (San Rafael)
Mission Valley Community Plan and EIR (San Diego)
El Camino Real/Chestnut Area Specific Plan (South San Francisco) and EIR Honolulu Station Area Planning (Downtown and Kalihi segments; 6 station areas)
Southeastern San Diego Community Plan and EIR (San Diego) Encanto Community Plan and EIR (San Diego)
Capitol Area Plan, Sacramento (client: State of California) San Diego Downtown Plan
Serramonte/Collins Master Plan, Colma
Santa Rosa Downtown Specific Plan and EIR
Valley Fair/Santana Row Master Plan (San José)
Winchester Boulevard Master Plan (San José)
San Pablo Avenue Specific Plan (San Pablo) and EIR
Claremont Old Schoolhouse Specific Plan
Milpitas Station Area Specific Plan and EIR
Santa Clara Station Area Plan and EIR
Education
Master of City Planning
Master of Landscape Architecture
University of California, Berkeley
Regents Fellow
Thomas Church Award for Design
(first prize)
Outstanding Graduate Student
Instructor Award
Bachelor of Architecture
(First Class)
School of Planning and Architecture,
New Delhi, India
Awards
Mr. Bhatia’s projects have won 35
awards from the American Plan -
ning Association, as well as awards
from the Urban Land Institute and
the Congress for New Urbanism,
and the Ahwahnee Award. He has
been Fellow of the German Academic
Exchange Service (DAAD) and the
Asian Cultural Council (Rockefeller
Foundation, New York).

A-2
Proposal for the City of Camarillo
San José (Diridon) Station Area Plan
Lake Merritt Station Area Specific Plan and EIR (Downtown Oakland) Windsor Downtown/Station Area Specific Plan and EIR
Pleasanton Downtown Specific Plan
Genentech Campus Master Plan (South San Francisco)
El Camino Real Corridor Plan and Zoning EIR (South San Francisco) Brisbane Baylands Specific Plan (City-led alternative)
General Plans and General Plan EIRsGeneral Plans and General Plan EIRs Oakland. General Plan and EIR (un-
derway)
Sacramento. General Plan, Climate
Action Plan, and EIR
Oceanside. General Plan and EIR
(underway)
Fairfield. General Plan and EIR
Pacifica. General Plan and EIR
Carson. General Plan, EIR, and
Zoning
Napa (City). General Plan and EIR
Carlsbad. General Plan, Housing
Element, Climate Action Plan, and
EIR
Diamond Bar. General Plan,
Climate Action Plan, and EIR
Redlands. General Plan, Climate
Action Plan, and EIR (twice)
Mission Valley Community Plan,
San Diego. Community Plan and
EIR
Santa Monica. Land Use/Urban
Design and Circulation elements
and Zoning Ordinance Update, and
EIR
Petaluma. General Plan and EIR
Santa Rosa. General Plan and EIR
Rohnert Park. General Plan,
Housing Element, and EIR
Carson Comprehensive Zoning
Code Update
Oceanside Comprehensive Zoning
Code Update
Los Angeles Single Family Residen -
tial Design Standards
Southeastern San Diego and Encanto
Community Plans. Community Plans
and EIR
Woodland. General Plan, Climate
Action Plan, and EIR
San Pablo. General Plan and EIR
Ceres. General Plan and EIR
Emeryville. General Plan and EIR.

Citywide Design Standards/Guide -
lines
Pittsburg. General Plan, Housing
lement, and EIR
South San Francisco. General Plan
and EIR. Two Housing Elements fol -
lowing General Plan
San Bruno. General Plan and EIR.

Housing Elements (twice)
Santa Clara (City). General Plan (in -
cluding Housing Element)
Half Moon Bay. General Plan and
Local Coastal Plan
Lodi. General Plan and EIR
Santa Fe (New Mexico). General Plan
Turlock . General Plan and EIR (twice)
Milpitas. General Plan
Alameda. General Plan and EIR
(twice)
Chico. General Plan
Zoning and Design StandardsZoning and Design Standards
Mr. Bhatia has prepared zoning regulations and design and development standards to implement general plans, downtown and community plans, and transit-supportive and mixed-use development regulations. Representative experience includes zoning and development standards for 15 specific plans as well as:

San Diego Mixed-Use Regulations
Honolulu Citywide TOD Zoning
Tacoma Mixed-Use Regulations
Marin County Parking Regulations
Program EIRsProgram EIRs
Mr. Bhatia has led preparation of more than 30 Program EIRs, including more than 20 comprehensive general plan updates.

A-3
Camarillo Commons Strategic Plan Update
Andrew Hill
Participating Principal
Andrew Hill is an award-winning urban planner with over 15 years’ experience and expertise in land use, community engagement, and environmental review.

Innovative and collaborative, his work is rooted in a strong commitment to sus - tainable placemaking and meaningful stakeholder involvement. He has exten - sive experience leading multi-disciplinary teams in preparing general plans and EIRs for communities throughout California, as well as a thorough understand - ing of strategies for promoting infill development, commercial center revital - ization, responsible growth management, and distinctive community character gained through recent work on recent general plans for Moreno Valley, Sacra - mento, Monterey, and Chino.

Recent General Plan Assignments
CAMARILLO GENERAL PLAN UPDATE AND EIR. Camarillo is a desir - able suburban community that offers a balance of small-town charm, family- friendly neighborhoods, and modern amenities within convenient reach of major urban centers. Andrew is leading a comprehensive update to the City’s General Plan - the first since the plan was adopted in 1969. Recognizing that Camarillo places a high priority on responsible growth management, a key focus of the project will be on infill development to make better use of ur - banized land within the City limit. Other important community objectives include supporting business attraction and retention; improving multimodal connectivity and roadways safety; ensuring efficient delivery of public ser - vices; and enhancing local quality of life with a focus on community health, art, and culture. Phase I of the project is nearing completion, which involved preparation of a detailed Technical Background Report documenting trends and conditions in Camarillo and a robust program of community engagement activities to help define a share vision for the future.

CHINO GENERAL PLAN AND ZONING CODE UPDATE. Chino is a
diverse and growing community, with vibrant neighborhoods, a strong sense of community, and a family-friendly quality of life. The City is projected to see robust growth in the coming decades, and Andrew led preparation of a comprehensive General Plan and Zoning Code Update designed to manage growth in ways that bring prosperity for the whole community while pre - serving and enhancing Chino’s unique local character. An important focus is on revitalizing commercial corridors and underperforming shopping centers with a suite of strategies to incentivize redevelopment, incorporate plazas and gathering spaces, and attract a broader range of uses to better serve com - munity needs. Modernizing the transportation network, improving roadway safety, and establishing “good neighbor” policies for industrial uses bordering residential areas are also critical objectives. The Plan was adopted in Septem - ber 2025 and with an eye on implementation, an update to the zoning code is scheduled for adoption this summer. The project involved a comprehensive program of bilingual (English/Spanish) community engagement activities, including “pop up” outreach at community events and festivals, property owner forums, community open house meetings, an interactive online survey, and a youth-led video project.

Education
Master of Urban Planning (MUP)
McGill University
Honors Bachelor of Arts (BA Hons)
University of Western Ontario
Awards
2026 APA Inland Empire Section
Comprehensive Plan Merit Award.

Chino 2045 General Plan
2025 APA Northern California
Award of Merit. Monterey General
Plan
2024 APA California Statewide/
Northern California Section
Award of Excellence. Sacramento
2040 General Plan
2022 APA California Statewide/
Northern California Section
Award of Excellence. Santa Rosa
Downtown Station Area Specific
Plan
2018 APA Award of Excellence.

Vallejo General Plan Update and EIR
2018 APA Award of Merit. Palo Alto
Comprehensive Plan Update
2016 AEP Outstanding Public
Involvement Award. Palo Alto
Comprehensive Plan
2008 Clear Vistas Design
Competition. Regina, SK
A-4
Proposal for the City of Camarillo
Representative Specific Plan Assignments

RUMRILL BOULEVARD PRIORITY DEVELOPMENT AREA CORRI -
DOR PLAN. Andrew is preparing a Corridor Plan for the Rumrill Boulevard Priority Development Area (PDA) in the southwest of San Pablo to establish a strategy that will incorporate new mixed income housing and job generating uses into the area to improve environmental conditions, economic opportu - nities, and quality of life for local residents. The plan will also incorporate a robust suite of anti-displacement measures, as the area has a high rate of housing burden and numerous locally-owned small businesses. As a predomi - nantly Hispanic neighborhood in a majority-minority community, bilingual English-Spanish outreach is essential, and the outreach plan incorporated in - novative strategies to engage families and young, working residents - includ - ing a block party on the corridor and Instagram survey incorporating “Reels” to gauge preferences for the future of key sites.

SANTA ROSA DOWNTOWN STATION AREA SPECIFIC PLAN AND
EIR. Andrew led a multi-disciplinary team in preparing the Santa Rosa Down - town Station Area Specific Plan (DSASP) Update, which comprehensively re - tooled a plan that serves as the blueprint for development and preservation in a 720-acre area surrounding the Downtown SMART Station at the heart of the city. The DSASP incorporates innovative new strategies and standards to incen - tivize high-density, transit-oriented projects, remove barriers to development, improve connectivity and walkability, heighten sense of place, and help realize Downtown Santa Rosa’s full potential. By combining rigorous background analysis with a thoughtful, inclusive approach to stakeholder and community engagement, the planning process generated a bold plan that garnered wide- spread support in the community and was adopted unanimously by the City Council, paving the path to successful implementation. In a few short years since adoption, the DSASP is generating results, with 470 units currently under construction and hundreds more in the pipeline.

Other General Plans
Pacifica General Plan Update and EIR (adopted 2022)
Dixon General Plan Update and EIR (adopted 2021)
Moreno Valley Comprehensive General Plan Update, Housing Element Update, Climate Action Plan and EIR (adopted 2021)
St. Helena General Plan Update and EIR (adopted 2019)
San Ramon General Plan Update (adopted 2018)
Palo Alto Comprehensive Plan Update and EIR (adopted 2017) Vallejo General Plan Update and EIR (adopted 2017)
Capitola General Plan Update and EIR (adopted 2014)
National City General Plan Update (adopted 2012)
Other Specific Plans
San Lorenzo Village Center Specific Plan (ongoing)
Pleasanton Downtown Specific Plan and EIR (2019)
San Ramon Village Specific Plan (adopted 2018)
A-5
Camarillo Commons Strategic Plan Update
Helen Pierson
Associate
Helen Pierson has a background in architecture and design that informs her work as a planner. Ms. Pierson is based in Southern California and specializes in General and Specific Plans and has a range of skills and prior experience that support her work, including land use planning, data analysis, research, in- person and digital community outreach, graphic design and 3d modeling. Her research interests include equity-driven planning, environmental justice, and the power of data analysis in the planning process.

Recent Assignments
Oceanside General Plan Update, Smart and Sustainable Corridors Specific Plan, and EIR. Ms. Pierson is managing the Oceanside General Plan Update (GPU), a comprehensive update for the third largest city in San Diego County, as well as the City’s Smart and Sustainable Corridors Specific Plan (SSCSP), a Specific Plan focused on revitalizing the three main east-west corridors in Oceanside as vibrant pedestrian-oriented communities, benefitting from infill and redevelopment on currently vacant and underutilized sites and the support - ing EIR. The GPU, SSCSP, and EIR and an associated Updated Climate Action Plan were endorsed by the Planning Commission in May 2026 and will go to the City Council for adoption in June 2026.

Los Angeles Low-Rise Design Lab. Ms. Pierson managed the Low-Rise Design Lab for the City of Los Angeles (LA), an effort focused on encourag - ing low-rise, missing middle housing in LA. The project, completed in April 2026, produced a range of reports and products to encourage missing middle infill housing in LA, including test fit Massing Studies, a Financial Analysis of low-rise housing scenarios as represented in the Massing Studies, a Zoning Recommendations Report outlining updates to the City’s regulatory struc - ture that would encourage the development of missing middle housing, and a public-facing Guidebook designed to help property owners take advantage of State and local programs for infill housing.

Sonoma Developmental Center Specific Plan. Ms. Pierson is working closely with Sonoma County to update the Specific Plan for the Sonoma Developmental Center, a retired State owned care facility. Her work on the project includes draft- ing the plan and supporting policies, determining land use allocations, drafting public realm designs, and conducting financial analysis to work towards a plan that satisfied both the community’s vision for the site and the needs for financial feasibility and housing in the Sonoma Valley.

Carson Zoning Update. Ms. Pierson contributed to Phase 2 of the Carson Zoning Ordinance Update, including general regulations, non-residential regulations, and regulations for specific uses.

Fairfield General Plan Update. Ms. Pierson contributed to development of alternatives and the General Plan Elements of the Fairfield General Plan.

Education
Master of Urban Planning
Columbia University
Bachelor of Architecture
Washington University in St. Louis
A-6
Proposal for the City of Camarillo
243 Oberlin Avenue | Claremont, CA 91711 | vmapr.com
Karina Lazo
Senior Associate

PROFESSIONAL SUMMARY
Karina Lazo joined the VMA team in 2021, where she assisted with community outreach for the California High-Speed Rail Project, administrative duties for South Coast AQMD — Eastern Coachella Valley, and for the City of Bakersfield General Plan update, highlighting and promoting the City’s initiatives, goals, and plans. She has also supported outreach efforts for the City of Camarillo’s “Our Camarillo 2050” General Plan Update, assisting with community engagement activities and public participation efforts.

Karina currently focuses on projects that range from outreach efforts for the Bakersfield General Plan Update and Metro Bakersfield Moves Long Range Transit Plan Project, to facilitation for the AQMD AB 617 Community Steering Committee. She has assisted in developing and implementing strategic community outreach programs that include multi-tiered communications tactics, such as media relations, collateral development, social media, web-based outreach, and community open houses, where complex programs and processes are explained through story boards and presentations to diverse communities in Spanish and English. Karina maintains their stakeholder databases and oversees their administrative records by organizing and tracking all meeting documentation.

PROJECT EXPERIENCE
Community Outreach
Bakersfield Metro Long Range Transportation Plan – As outreach lead, Karina coordinated public outreach activities to support GET Bus and Kern Council up to the release of the plan. Outreach included developing and implementing a strategic public engagement plan for stakeholders. Activities included coordination of community pop- up events, facilitation of stakeholder discussions, Spanish language assistance, and development of meetings. Through her work in public outreach, she provided a communications road map for outreach activities that inform the public about the analysis and facilitate extensive and diverse public input. Through her work as a facilitator, Karina guided stakeholder discussions that identified and addressed participants’ concerns and comments to inform on transportation needs and potential transit improvements.

City of Bakersfield General Plan – As outreach staff, Karina focuses on methods of reaching the community in ways that promote maximum participation, meaningful engagement and input, and satisfactory results from City staff, decision-makers, and community members. By developing and implementing a strategic public engagement plan, she identified effective ways to reach the community by tying engagement topics to issues of local interest and concern and by using communication methods and platforms the community is likely to encounter and respond to. Karina leveraged diverse reporting methodologies to systematically document public input from engagement events, directly informing the General Plan's recommendations.

Los Angeles County Public Works: Huntington Drive Reconstruction – As project lead, Karina coordinated public outreach activities and event coordination to support efforts by the County to reconstruct Huntington Drive in unincorporated LA County near East Pasadena. She coordinated and facilitated community meetings, presentations, and a bike run ribbon-cutting ceremony highlighting updated construction features.

Activities included developing an event coordination strategy, managing logistics, and creating collateral materials to provide the community with updates at key project milestones.

EDUCATION
Bachelor of Arts,
Communication Studies with
emphasis in Latina/o Studies,
San Francisco
State University

QUALIFICATIONS
Years of Experience: 5
Areas of Expertise:
• Strategic Planning
• Meeting Facilitation
• Community Outreach
Events and Meetings
• Reporting Requirements
• Vendor and Venue
Coordination
• Virtual Meeting Facilitation
• Public Outreach Strategies
and Implementation
• Community Meetings and
Special Events

VMA PERSONNEL RESUME
A-7
Camarillo Commons Strategic Plan Update
243 Oberlin Avenue | Claremont, CA 91711 | vmapr.com 4

VMA PERSONNEL RESUME

EDUCATION
Bachelor of Arts,
Strategic Communication,
California Baptist University
Master of Public
Administration,
California Baptist University –
In Progress

QUALIFICATIONS
Years of Experience: 15
Years with VMA: 3
Areas of Expertise:
• Community Relations
• Government Affairs
• Community Meetings and
Special Events
• Public Outreach Strategies
and Implementation
• Copywriting & Message
Development
• Youth and School-Based
Engagement
• Media Relations and Press
Coordination
• Event Logistics and Vendor
Management
• Website and Newsletter
Content Development
• Photography Services
for Outreach and
Engagement
Rosie Richardson
Executive Associate

PROFESSIONAL SUMMARY
Rosie Richardson is a community relations professional with a strong commitment to advocating for underserved communities. She graduated from California Baptist University with a bachelor’s degree in Strategic Communication and is currently pursuing her Master of Public Administration (MPA). At VMA Communications, Rosie specializes in designing and implementing public outreach strategies that inform and engage diverse communities and stakeholders.

Her client work includes the Metrolink SCORE Project, where she supported outreach activities for multiple segments, including Simi Valley, Burbank, Chatsworth, Marengo Siding Extension, El Monte Siding Extension, Rancho Cucamonga, and Sierra Siding Extension. Rosie also contributed to the development and execution of the public participation plan for the City of Chino General Plan Update and led community engagement strategies for the City of Glendora Short-Range Transportation Plan.

Before joining VMA, Rosie worked on initiatives focused on equity and access, participating in preliminary design plans, facilitating community forums, and assisting with the preparation of grant support letters. Her passion for meaningful community engagement and public service continues to guide her professional journey.

PROJECT EXPERIENCE
Community Outreach
City of Camarillo – Rosie supports the development and implementation of outreach strategies for the City of Camarillo’s “Our Camarillo 2050” General Plan Update. Working closely with City staff and the project team, Rosie helped coordinate two open houses held at accessible community venues, offering both weekday and weekend participation options. Events featured hands-on stations where participants could share input on key topics such as housing, transportation, sustainability, and economic development. Family-friendly elements, including youth activities and community food vendors, helped encourage broad community participation. Complementing in-person engagement, Rosie is also supporting digital outreach efforts including an online survey, photo contest, and youth video project to capture diverse perspectives and encourage creative expression around the City’s future.

City of Chino – As the Project Manager, Rosie coordinated the development and implementation of public participation plans for the City of Chino General Plan. Rosie coordinated community pop-ups throughout the city to increase transparency, create awareness of the General Plan Update, and worked with hundreds of residents to identify key themes and community priorities. Rosie also understands the importance of youth involvement and developed the Youth-Led Outreach Program, which assisted in community involvement.

City of Glendora – As Project Manager, Rosie led the development of outreach strategies for the City of Glendora’s Short-Range Transportation Plan. She identified key community organizations and stakeholder groups, coordinated and facilitated stakeholder meetings, and conducted onboard surveys to engage directly with riders on Glendora Transit’s fixed routes. In addition, Rosie designed and implemented targeted pop-up outreach events to encourage public participation and gather meaningful community input. Her strategic approach ensured inclusive engagement and helped inform the plan with real-world rider perspectives.

A-8
Proposal for the City of Camarillo

John Muggridge, AICP
Principal
About
John is a principal, senior market leader, and skilled project manager with over 28 years of experience in transportation planning and engineering. John serves as a trusted consultant to private clients and public agencies across southern California and Hawaii. John’s skillset spans a variety of multi-disciplinary transportation planning and research topics, including travel demand modeling, parking studies, environmental and CEQA services, and multimodal planning. He frequently manages complex projects and has retained relationships with key clients for a number of decades, due to the expertise and quality he provides. John has extensive experience working on various projects in Ventura County and regularly support City of Oxnard on various transportation engineering and planning tasks.

Relevant Project Experience
City of Camarillo Comprehensive General Plan Update (Camarillo, CA) Fehr & Peers is currently assisting the project team on transportation related analyses for the City's Comprehensive General Plan update. Our team is conducting an existing conditions analysis and CEQA environmental transportation assessment for the General Plan Update build-out and developing the Mobility Element. John is the Fehr & Peers Principal-in-Charge for this effort.

City of Camarillo Climate Action Plan & Evacuation Study (Camarillo, CA) Fehr & Peers worked on the transportation analysis for the City of Camarillo Climate Action Plan (CAP). To support the CAP, Fehr & Peers extracted and calculated VMT and mode share for the City of Camarillo using outputs from the Ventura County Transportation Model. In addition, Fehr & Peers conducted an evacuation impact analysis for key evacuation routes in the city.

City of Oxnard Housing Element EIR (Oxnard, CA)
Fehr & Peers performed transportation analysis in support of the City of Oxnard’s 2021-2029 Housing Element Update. Work included a VMT analysis using the latest Ventura County Transportation Model, which had a base year of 2016 and forecast year of 2040. A technical memorandum documenting the methodology and findings of the VMT analysis were prepared to support the EIR.

City of Azusa General Plan Update (Azusa, CA)
Fehr & Peers is currently assisting the larger project team on transportation related analyses for the City of Azusa General Plan Update. Fehr & Peers is conducting an existing condition analysis, circulation and mobility policy development, a VMT assessment and EIR support for the General Plan Update build-out. John is the Principal-in-Charge for this effort.

City of Rolling Hills Estates 2040 General Plan Mobility Element Update (Rolling Hills Estate, CA)
Fehr & Peers helped the City of Rolling Hills Estates develop their Mobility Element as part of their 2040 General Plan Update. The element was co-created with the City’s General Plan Advisory Committee (GPAC), comprised of the City Mayor and City Manager, as well as several Commissioners and local residents. Additionally, Fehr & Peers modified the 2016 SCAG RTP/SCS regional travel demand model information to better reflect the existing and future conditions in the City in order to establish a more accurate baseline to assess future growth in the General Plan.

Lastly, Fehr & Peers analyzed the General Plan buildout scenarios using the new CEQA VMT metrics, which are required per SB 743.

Education
Master of Science,
Transportation Planning and
Engineering, University of
Leeds
Bachelor of Engineering,
Mechanical and Process
Engineering, University of
Sheffield
Affiliations
California Association of
Environmental Professionals
(AEP)
American Planning Association
(APA)
Registrations
American Institute of Certified
Planners (AICP) No.

Years of Experience
Total: 32
With Fehr & Peers: 28

A-9
Camarillo Commons Strategic Plan Update

City of Carson 2030 General Plan Mobility Element Update (Carson, CA) Fehr & Peers assisted the team with the Carson 2030 General Plan Update. Fehr & Peers completed the existing conditions review, including data collection and analysis, with particular attention to multimodal transportation and goods movement in the City of Carson. Following the existing conditions analysis, the focus shifted to development of the General Plan Mobility Element and preparing the environmental analysis for CEQA clearance of the project. Through the development of analysis tools and utilization of the regional travel model, Fehr & Peers identified the future roadway network to serve future anticipated development provided by the project team. Due to the varied nature of land uses, neighborhoods, travel patterns, and individual preferences for travel, Fehr & Peers also developed a set of policy and project recommendations for active transportation networks and goods movement that are intended to advance quality of life through mobility options, increased opportunities for physical activity, increasing access to services and goods, and helping reduce the impact of vehicle travels to the environment and infrastructure.

City of Los Angeles General Plan Citywide Housing Element (Los Angeles, CA) Fehr & Peers assisted the City of Los Angeles in the preparation of an environmental analysis for the citywide housing element of the General Plan. One of the first tasks the City was interested in completing was an EIR addendum evaluation to determine if the housing growth estimates/locations were comparable to the information and assumptions contained in the City of Los Angeles General Plan Framework and the 2016 SCAG SCS/RTP.

City of Los Angeles DTLA 2040: Downtown Los Angeles Community Plan Update (Los Angeles, CA)
Fehr & Peers finalized the Downtown Community Plan Update for the City of Los Angeles. This community plan was initiated as part of an ongoing process to update all 35 community plans in the city and serves as an example to future community plan updates in both analysis format and integration of latest city initiatives.

City of Culver City Travel Demand Forecast Model & General Plan Update (Culver City, CA)
Fehr & Peers developed Culver City’s Travel Demand Forecast Model (TDFM) to reflect the existing condition of land use data, traffic counts, updated regional data from the SCAG 2020 RTP update, current roadway condition.

City of Pasadena General Plan Update Mobility Element (Pasadena, CA) Fehr & Peers, as part of a team, assisted with the City of Pasadena General Plan Update. Our area of responsibility was the Mobility Element. Fehr & Peers also assisted the City of Pasadena with the development of a mobility performance measures and metrics for use in the General Plan EIR and Revised Traffic Study Guidelines.

City of Diamon Bar General Plan Circulation Element Update (Diamond Bar. CA) Fehr & Peers was part of a team that prepared the Diamond Bar General Plan Update. Fehr & Peers conducted the Transportation Impact Analysis and provided input into the Circulation Element for the General Plan Update. This included updates to the SCAG model and intersection analysis at signalized intersections and roadway segment analysis at roadways throughout the City to support roadway widenings and/or road diets. Fehr & Peers advised the team on best practices related to SB 743 and contributed to policy development. We updated the City's transportation impact study guidelines consistent with SB 743. We completed the traffic study for the EIR which included an SB 743 compliant VMT assessment for the buildout of the general plan.

A-10
Proposal for the City of Camarillo
A -11
Camarillo Commons Strategic Plan Update
Project Role:

Principal Advisor
Years with Firm: 17+
Years of Experience: 30+
Education:

Bachelor of Economics
and Business, UCLA
Ken K. Hira President RELEVANT EXPERIENCE: Throughout his career, Mr. Hira has managed hundreds of public & private sector consulting assignments. A few of his more recent projects are summarized below:
• City of Aliso Viejo (Economic Dev Plan, Market Analysis, Business Recruitment, Public Private Residential Project) • City of Agoura Hills (Agoura Village Mixed-Use Multi Family Specific Plan Feasibility) • City of Buellton (Downtown Revitalization, Specific Plan with Development Opportunity Reserve D.O.R.®) • City of Inglewood (General Plan Update Phase 1 – Sub to PlaceWorks) • City of Laguna Hills (Mall Reimagination / Blended Use Project) • City of Laguna Niguel (Market Analysis for General Plan update) • City of Lake Forest (Industrial Trends & Inventory Analysis) • City of Moreno Valley (Fiscal Impact Analysis, Development Agreement for 42 million SF industrial project) • City of Norwalk (Economic Development Opportunity Plan, Public Private Residential / Commercial Project) • City of Salinas (Market / Land Use Analysis for Industrial Area) • City of San Dimas (Downtown Specific Plan Market Analysis – sub to Interwest) • City of San Rafael (Economic Development Strategic Plan, Fiscal Impact Analysis, EIFD analysis) • City of Santa Barbara (State Street Downtown Revitalization / Retail Analysis) • City of Santa Fe Springs (Market Analysis for General Plan update - sub to MIG, Econ Dev Advisory Services) • City of St. Helena (Highest & Best Use Analysis/Asset Strategy/Downtown Revitalization/Retailer Workshops) • City of Sausalito (Land Economics Study)
• City of Tustin (Market Analysis for Specific Plan - sub to Kimley Horn) Mr. Ken K. Hira serves as President for Kosmont Companies. An expert in real estate and economic development, Mr. Hira brings over 30 years of varied experience in virtually every aspect of acquisition, entitlement, development, financing, asset management, disposition, downtown revitalization, and strategic plans. His strengths include a keen understanding of retail trends, business retention/attraction, negotiating public-private transactions and implementing blended-use projects that revitalize communities and assist in economic development/tax generation programs.

A former Executive Vice President and mixed/blended-use developer, Mr. Hira managed a portfolio of over $100 million of retail sites, while operating the commercial division of the company. Prior to this, as Managing Director of Acquisitions for a development company and Vice President of Development at a development firm, he evaluated and underwrote hundreds of acres of land, successfully captured and negotiated anchor tenant commitments creating $60 million of value in ground-up development and redevelopment and was responsible for 800,000 square feet of retail entitlement, design and development. As Vice President of a shopping center company based in San Diego (6 years), Mr. Hira entitled one million square feet of retail development projects, as well as led the acquisition of 24 neighborhood and community shopping centers, totaling 3.3 million square feet and valued at $375 million, and organized a $287 million recapitalization.

LICENSES / AFFILIATIONS: Mr . Hira is a licensed Real Estate Agent by the State of California Department of Real Estate with Kosmont Realty (DRE # 02350461). He is an active ICSC volunteer leader. He was nominated and served as the Co-Chair of the ICSC Community Advancement Board, nationally advocating public-private partnerships, while previously serving as the ICSC Western Division P3 Retail Co-Chair, Southern California State Director, Program Committee Chair and Alliance Co-Chair. Mr. Hira is currently an ICSC Foundation Mentor, designated as a Legacy Volunteer / Ambassador, Chair Emeritus of Community Advancement, and the proud recipient of the 2024 Lifetime ICSC Trustees’ Distinguished Service Award.

KOSMONT COMPANIES

CITY OF CAMARILLO
Camarillo Commons Strategic Plan Update
A-12
Proposal for the City of Camarillo

KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
Mr. Andrew Kaplan is a Senior Advisor with Kosmont Companies. For more than 20 years, Mr. Kaplan has led projects providing practical real estate development advisory services. His expertise spans multiple land use categories including mixed- income and mixed-use multifamily housing, hospitality and leisure uses, retail centers, entertainment and cultural destinations, marina districts, and adaptive reuse for residential and creative office applications. He has worked extensively with both public and private sector clients on area plans, housing policy, economic development strategies, highest and best use analysis, infill redevelopment, fiscal and economic impact analyses, infrastructure financing, and real estate transactions.

Mr. Kaplan’s work has frequently featured leadership of multi-disciplinary teams and coordination of experts in real estate economics, land use planning, urban design, transportation planning, and civil engineering. His recent work has focused extensively on economic analysis to support policies encouraging affordable and market-rate housing development in Southern California, including inclusionary housing and density bonus incentive programs.

AFFILIATIONS:

Mr. Kaplan is a member of ULI. He serves as a Board Member and Treasurer for the Barnsdall Art Park Foundation.

Project Role: Kosmont
Project Manager
Years with Firm: <1
Years of Experience: 21+
Education:
- MRED, Univ. of Southern
California Sol Price School
- MBA, Columbia Business
School
- A.B., Harvard
Andrew Kaplan Senior Advisor
RELEVANT EXPERIENCE:
• Turlock Islands Annexation Study, Senior Advisor, Turlock CA • Washington Corridor Transit Plan, Senior Advisor, City of Montebello CA • Enhanced Infrastructure Financing District Analysis, Senior Advisor, Manteca CA • *General Hospital Redevelopment Plan, Ph1. Economics PM, County of LA CA • *Western Ontario Commerce Center Infrastructure Financing, Economics PM, REDA LLC, Ontario CA
• *Borax Opportunity Assessment, Economics Lead, Rio Tinto, Boron CA • *Economic Analysis for General Plan Implementation, PM, City of Pasadena CA • *Florence-Firestone TOD Specific Plan, Economics PM, Los Angeles County • *Zone In Rezoning Analyses (North Long Beach UPLAN), the Anaheim Corridor (ACZIP), Wrigley, and Bixby Knolls), Economics PM, City of Long Beach CA • *Golden State Specific Plan Economic Analysis, Economics PM, City of Burbank CA • *Wilmington Marinas Redevelopment Plan, Project Director, Port of LA CA • Nelles Correctional Facility Adaptive Reuse Study, PM, Brookfield Company, Whittier CA
• *Park 101 Financing Feasibility, PM, Southern California Association of Governments, Los Angeles CA
*with other firms

KOSMONT COMPANIES

CITY OF CAMARILLO
Camarillo Commons Strategic Plan Update
A-13
Camarillo Commons Strategic Plan Update

KOSMONT COMPANIES
1601 N. Sepulveda Blvd., #382 I Manhattan Beach, CA 90266 I 424.297.1070 www.kosmont.com
Mr. Andrew Perez is a Vice President with Kosmont Companies, providing comprehensive development advisory services to public and private sector clients. Mr.

Perez primarily serves clients through market and economic evaluations, strategic planning, economic development, and real estate development services.

Prior to joining Kosmont Companies, Mr. Perez served clients within higher education, K-14 districts, and municipal government resulting in over $1.5B in planned or completed projects. His prior experience includes assessing the market demand and financial feasibility of student housing and innovation districts while at Brailsford & Dunlavey; as well as public-private partnership (P3) advisory and developer solicitation (RFQ/RFP) of mixed-use and affordable housing developments while at AECOM.

LICENSES/AFFILIATIONS:

Mr. Perez is Community Advancement Committee Co-Chair of the ICSC Southern California Marketplace Council. He is also a Managing Director / Agent for Kosmont Realty as a licensed Real Estate Salesperson registered with the State of California Department of Real Estate (No. 02252922).

RELEVANT EXPERIENCE:

Mr. Perez has broad experience in advancing mission-driven organizations’ real estate and planning objectives to ensure their project vision is realized. His experience includes performing strategic visioning, stakeholder outreach, market analyses, feasibility studies, master planning, highest-and-best use analyses, financial analyses, and P3 advisory. A few of his more recent projects are summarized below:
• City of Anaheim (Ongoing Real Estate Advisory Services) • City of Lake Forest (Industrial Trends & Inventory Analysis) • City of Lake Forest (Shopping Center Analysis Advisory Services) • City of Salinas (Economic Development Strategy and Implementation Plan) • City of Hawthorne (Market & Economic Development Analysis) • City of Walnut (Economic & Market Analysis)
• City of Orange (Economic Development Feasibility Analysis) • City of Westminster (Business Attraction/Recruitment Advisory Services) • City of Eastvale (Residual Land Value Analysis)
• City of Palmdale (Economic Development Advisory Services) • City of Livermore (Econ Fiscal Analysis & Market Assessment) • Imperial County Office of Education (Real Estate Advisory Services) • Cal Poly Pomona (Facilitation of a Public-Private Partnership Project) Project Role:

Project Research and
Support
Years with Firm: 2
Years of Experience: 15+
Education:
- B.A., Urban Studies &
Planning, University of
California, San Diego
- Commercial Real Estate
and Finance Certificate
from Cornell University
Andrew Perez Vice President

KOSMONT COMPANIES

CITY OF CAMARILLO
Camarillo Commons Strategic Plan Update
A-14
Proposal for the City of Camarillo

SELECTED ARCHITECTURE EXPERIENCE
1710 On the Boulevard
Thousand Oaks, CA
The Daly Group
Cypress View at Jordan Downs
Los Angeles, CA
BRIDGE Housing

Kalmia Rose at Jordan Downs
Los Angeles, CA
BRIDGE Housing
Nuevo at Lawrence Station
Santa Clara, CA
SummerHill Apartment Communities
NOVA on Wilshire
Los Angeles, CA
Jamison Services, Inc.

Thompson & Kalorama
Ventura, CA
The Daly Group
On the Boulevard
Thousand Oaks, CA
The Daly Group
Citron Apartments
Ventura, CA
The Daly Group
Long Court Apartments
Thousand Oaks, CA
SJG Long Investment
500 T.O.

Thousand Oaks, CA
Cherry Tree Capital Partners
Santal Thousand Oaks
Thousand Oaks, CA
The Latigo Group

THEO
Pasadena, CA
SummerHill Apartment Communities
Modera Glendale
Glendale, CA
Millcreek Residential
1185 Sunset
Los Angeles, CA
Aragon Properties L TD.

ONYX
Glendale, CA
Chandler Pratt & Partners

KEITH MCCLOSKEY AIA, LEED AP, NCARB
Principal

EDUCATION
Master of Architecture
Southern California Institute
of Architecture
Los Angeles, CA
Bachelor of Science in Architecture
Georgia Institute of Technology
Atlanta, GA

REGISTRATION
LEED Accredited Professional
National Council of Architectural
Registration Boards, NCARB
Certificate

AFFILIATIONS
American Institute of Architects, AIA

CONTACT
310.980.7784
[email protected]

PROFILE
As a principal in KTGY’s Los Angeles office, Keith McCloskey is responsible for establishing the overall design vision across the office’s new architecture and interior design projects. He leads a creative team that is involved in a broad range of projects from single family residential to high rise throughout the U.S with a concentration in Ventura and LA County.

Keith’s comprehensive experience spans nearly 25 years and includes the planning and design of residential, mixed use, senior living, civic and aviation projects. His most recent work has been focused on multifamily urban infill sites, which provide challenging design opportunities in politically charged, design-sensitive communities. He is particularly adept at creating sustainable projects that integrate into the urban fabric, generating a sense of place and a unique character within each community. These residential projects range from affordable and tax credit housing to luxury apartment and condominium communities.

Keith has taken a keen interest in sustainable architecture since early in his career and became a LEED Accredited Professional shortly after the program’s inception over a decade ago. His work integrates green building design principles into each project, and as a result, he has worked on multiple projects from their design inception through final certification. He has a passion for researching new technologies and building systems, and recently completed one of the largest intensive Eco-Roof installations in an apartment community in Portland, Oregon.

In addition to leading the Los Angeles office’s design efforts, he has been actively involved in volunteer programs including AIA Los Angeles Design Competition mentoring as well as the Architecture Construction & Engineering (ACE) Student Mentorship Program.

A-15
Camarillo Commons Strategic Plan Update

SELECTED URBAN DESIGN EXPERIENCE
Nixon Presidential Library
Yorba Linda, CA
Nixon Foundation
Kraemer Plaza
Anaheim, CA
City of Anaheim
Main Street Revitalization
San Jacinto, CA
City of San Jacinto
Brewery X Expansion
Anaheim, CA
Brewery X
Heritage Square Town Center
Signal Hill, CA
Signal Hill Petroleum, Inc.

Sovovatum Village
San Jacinto, CA
Soboba Band of Luiseno Indians
Wildroot
Missoula, MT
Pando Holdings
ARTIC Transit District
Anaheim, CA
City of Anaheim
Eastvale Downtown
Eastvale, CA
City of Eastvale
Las Vegas Sports Village
Las Vegas, NV
Breitling Ventures, LLC
Blackwood Groves
Bozeman, MT
Bridger Land Group
Morongo Master Plan
Cabazon, CA
Morongo Band of Mission Indians
Millville By The Sea
Millville, DE
LDC Advisors
Urban+Farm
Bozeman, MT
Outlaw Real Estate Partners
Dry Creek Ranch
Eagle, ID
Boise Hunter Homes
El Toro-100
Irvine, CA
County of Orange/Lowe Enterprises
Platte River Commons
Casper, WY
McMurry Group
Westland Town Center
Lakewood, CO
Artesia Real Estate
Monterey 120
Monterey, CA
Slama Development
TitleTown - Phase 2
Green Bay, WI
Kaufman Development
SHAWOOD at Sommers Bend
Temecula, CA
Woodside Homes

GEOFF GRANEY
Principal

EDUCATION
Bachelors of Environmental Design,
Planning | Urban Design
University of Colorado Boulder
Boulder, CO
Associates in Science,
Public Fire Service Degree
Santa Ana College
Santa Ana, CA

REGISTRATION
Urban Land Institute, ULI
Idaho/Montana Chapter
Orange County Chapter
National Trust for Historic Preservation

AFFILIATIONS
U.S. Green Building Council, USGBC
John Burns Real Estate Consulting
New Homes Trends Institute
Master Plan Trends Council Member

SPEAKING ENGAGEMENTS
ULI Idaho/Montana Chapter,
Low/Medium Density and
Build-For-Rent Housing

CONTACT
949.246.0180
[email protected]

PROFILE
As principal in KTGY’s community planning and urban design studio, Geoff Graney has more than 25 years of design expertise throughout the United States. His talents infuse unique and creative vision and design with client needs to create outstanding design results. He is accomplished at developing strong visions and creative solutions for projects. With diverse experience, Geoff has provided innovative design services for resort (tropical, desert, golf and mountain), sports/ entertainment, waterfront, mixed-use, transit and master planned community projects. Geoff’s role is to lead the development of ideas, concepts, and designs generated for the project, as well as manage the work of the KTGY design staff.

A-16
Proposal for the City of Camarillo
Ben Feldmann is a landscape architect and urban
designer with over twentyfive years experience who
integrates ecologically sound, system-based thinking
into his work. As a Principal at Studio-MLA, he
spearheads many of the firm’s public-realm oriented
projects and provides oversight and leadership on
design and planning in the studio. Striving for resilient communities and urban regeneration, he seeks solutions
with environmental synergies between built, social and
natural spheres. Ben has both collaborated with multi- discplinary teams for urban development and led the
conceptual design for open space, streetscapes, and
urban regeneration projects. More recently, Ben has led the planning and landscape architectural design for the ‘Rams Village’ Warner Center Master Plan, Restorative
Care Village at LA General Hospital, CA HSR Central
Valley Stations, Downtown Burbak Specific Plan, and
provided master planning strategy, site planning, urban design and landscape architectural design for the
Hollywood Park & SoFi Stadium District.

PROFESSIONAL EXPERIENCE
Studio-MLA, Principal, 2010-Present
USC Lecturer, Landscape Architecture Studio, 2017
Perkins + Will, Senior Urban Designer, 2008-2010
BVF Designs, Independent Consultant, 2006-2010
Institute of Urban and Regional Development,
University of California Berkeley, Consultant, 2007
Centro de Diseño Arquitectura y Construcción, Tegucigalpa, (CEDAC) Honduras, Instructor, 2004-2005
Hellmuth, Obata+Kassabaum, Inc. (HOK), Associate, 2000-2004

EDUCATION
University of California, Berkeley, Master of Urban Design, 2007 California Polytechnic State University, San Luis Obispo, Bachelor of Landscape Architecture, 2000

PROFESSIONAL LICENSE
California #5631

PROJECT EXPERIENCE
515 Sunset Blvd, West Hollywood, CA
9176 Sunset Blvd, West Hollywood, CA
Arco Tiete River Feasibility Study, Sao Paulo, Brazil
Atwater Multi-modal Bridge, Los Angeles, CA
Audrey Irmas Pavilion at Wilshire Blvd Temple, Los Angeles, CA BMO Stadium, Los Angeles, CA
California High Speed Rail Central Valley Stations, CA
Camp Hess Kramer, Malibu, CA
Downtown Burbank Specific Plan, Burbank, CA
First & Broadway (FAB) Civic Center Park, Los Angeles, CA Harbor UCLA Medical Center Replacement Program,
west Carson, CA
Hollywood Park District, Inglewood, CA
Hollywood Walk of Fame Renovation, Hollywood, CA
John Anson Ford Theatres Renovation, Los Angeles, CA
LAX Consolidated Rental Car Master Plan, Los Angeles, CA L.A. General Hospital Restorative Care Village, Los Angeles, CA L.A. River Restoration Study (ARBOR), Los Angeles, CA
Marshall Elementary School Cafeteria
and School Yard Renovation, Glendale, CA
MLK Magnet Core Park, Fresno, CA
Northeast L.A. (NELA) Riverfront Placemaking Plan,
Los Angeles, CA
Nuevo Sur Mixed-Use Development, Monterrey, Mexico
Pasadena Playhouse District Streetscape, Pasadena, CA
Piggyback Yard Conceptual Master Plan, Los Angeles, CA
Piggyback Yard Feasibility Study, Los Angeles, CA
Santa Ana Riverwalk Corridor Feasibility Study, Anaheim, CA SoFi Stadium at Hollywood Park, Inglewood, CA
Union Station L.A. Forecourt & Esplanade, Los Angeles, CA Union Station L.A. Master Plan, Los Angeles, CA
Union Station L.A. Sustainability Strategic Plan, Los Angeles, CA USACE Ecosystem Restoration Study, Los Angeles, CA
Warner Center Master Plan, Canoga Park, CA
Wilshire Boulevard Temple Camp, Malibu, CA

AWARDS/COMPETITIONS
2022 AIA|LA, Building of the Year Award,
Audrey Irmas Pavilion at Wilshire Blvd. Temple
2022 AIA|LA , NEXT LA Honor Award,
LAC+USC Restorative Care Village
2021Southern California Development Forum, Honor Award, Civic, Wilshire Boulevard Temple,
2021 AIA|LA, Citation Award, Cityscapes,
Hollywood Walk of Fame
2021 North LAX Bowtie Campus Redevelopment, LAWA
2021 Sunset Gateway Competition, City of West Hollywood 2020 Sunset Strip Gateways Design Competition
2019 Hensley Field Re-Use and Redevelopment Master Plan 2019 Los Angeles Business Council,
Grand Prize: BMO (LAFC) Stadium
2018 Los Angeles Business Council, Design Concept Award, First and Broadway Civic Center Park

BENJAMIN FELDMANN , PLA, WEDG, LEED AP
PRINCIPAL | LANDSCAPE ARCHITECURE & URBAN DESIGN
A-17
Camarillo Commons Strategic Plan Update
Vishal Jayan is an urban designer and licensed
architect whose work operates across scales, from
regional master plans to finely detailed public spaces.

His experience spans leading architectural projects
in India to contributing to internationally-recognized
urban and landscape design work. Vishal brings a
sharp conceptual lens paired with a disciplined design
process. His work is driven by a close reading of physical, cultural, and ecological context, allowing him to craft solutions that are both grounded and forward-looking.

Across projects in the U.S. and internationally, he
has contributed to civic, cultural, and educational
environments that foreground public life, resilience,
and local identity. His approach prioritizes clarity
of idea and long-term impact, shaping places
that are as meaningful to their communities as
they are responsive to their environments.

At Studio-MLA, he is currently working on major
cultural projects including the Lucas Museum of
Narrative Art and the California Indian Heritage
Center, engaging complex narratives of place, identity, and public experience at an ambitious civic scale.

PROFESSIONAL EXPERIENCE
Studio-MLA, Project Designer, 2025-Present
Local Office Landscape and Urban Design, Landscape and Urban Designer, 2025
West 8, Landscape and Urban Designer, 2023-2025
Serie Architects, Architect, 2018-2022
Kamla Raheja Vidyanidhi Institute of Architecture and Environmental Studies, Visiting Faculty, 2019-2022
The Hands On Factory, Co-Founder, 2016-2020
Studio sP+a, Architect, 2015-2017

EDUCATION
The University of Virginia School of Architecture, Charlottesville, VA Master of Urban Design, Architecture, 2023
School of Planning and Architecture, New Delhi, IN
Bachelor of Architecture, 2014

PROJECT EXPERIENCE
Lucas Museum of Narrative Art, Los Angeles, CA
California Indian Heritage Center, Sacramento, CA
Melrose Elementary School, Los Angeles, CA
NYCHA Brooklyn Campus Resiliency Master Plan,
New York, NY*
Las Olas Streetscape, Fort Lauderdale, FL *
SPARC Square, New York City, NY*
Biodiversity Conservation Park, Chennai, INDIA*
South Philadelphia Sports District, Philadelphia, PA*
North Ocean Park, Pompano Beach, FL *
D. Y . Patil Educational Campus, Pune, INDIA*
Morena Residential Tower, Mumbai, INDIA*
National War Museum, New Delhi, INDIA*
Mahasu Heritage Hotel, Shimla, INDIA*
* Project work completed at previous practice

AWARDS/COMPETITIONS
2023 ULI Hines Design Competition Finalists
2023 Urban Design Academic Council Leadership Award
2021 Dewan Award for Architecture (Second Prize)
2016 Winner of Indian National War Museum Design
Competition ( With Studio sP+a)

VISHAL JAYAN

PROJECT DESIGNER
A-18
Proposal for the City of Camarillo

PROFESSIONAL EXPERIENCE
Adam Donald is a Professional Civil Engineer with five years of civil and environmental engineering experience specializing in water and wastewater planning and design. His experience includes water pipeline design, gravity sewer design, sewer force main design, sewer pipeline and manhole rehabilitation, and sewer master planning for clients throughout Oregon and California.

REPRESENTATIVE PROJECTS
Unit W Wastewater Pipe and Maintenance
Access Hole Lining, City of Thousand Oaks,
CA. Project Engineer. Project consisted of
rehabilitation of 1.6 miles of 8”, 10”, 21”, 24”, and
27” wastewater mains and 326 vertical feet of
maintenance access holes near the 101 Freeway
using CIPP and Spiralwound PVC. Special
attention was required for traffic control as much
of the larger diameter pipe was located within
one of the City’s busiest intersections. During
design, provided technical review for the City’s
plans, technical specifications, and cost opinion
to help the City augment their deliverable for
larger diameter pipelines and the significant traffic
control and bypass needs. Also, reviewed CCTV
video to confirm appropriate rehabilitation strategy
and identify any areas with defects that need to
be addressed prior to lining. Providing engineering
services during construction including submittal
review, field testing review, CCTV review, and
answering requests for information.
2021 Sewer Master Plan Update, City of Solvang,
CA. Project Engineer. Preparing an update to the
City’s existing wastewater system master plan.

Utilizing the City’s GIS data to develop an all-pipes
collection system hydraulic model to evaluate the
City’s collection system for capacity deficiencies.

Work includes development of loading based on
land use data, flow monitoring for use in model
calibration, determination of capacity driven
projects, a lift station condition assessment, and pipe age analysis for condition-based improvements.

Based on the findings of the Work, a capital
improvement plan will be developed.
2021 Oak Lodge Sanitary Sewer Master Plan.

Project Engineer. Utilizing the District’s GIS data,
WSC is developing an all-pipes collection system
hydraulic model to evaluate the City’s collection
system for capacity deficiencies. Performing flow
monitoring and smoke testing to evaluate wet
weather flows for model calibration and identify
sewer basins with high infiltration and inflow (I/I).

Work will include the evaluation of existing and
future flows, development of an I/I reduction
strategy, identification capacity deficient pipes,
an evaluation of pump station capacity, and an
evaluation of collection system condition based on
PACP scores. The water reclamation facility will be
evaluated to determine capacity and the ability to
meet future regulatory requirements. A financial
analysis will be performed to determine system
development charges. Based on the findings of the
Work, a capital improvement plan will be developed.

Wastewater Master Plan Update, Camarillo
Sanitary District, CA. Collections System Modeling
Lead. Preparing a wastewater plan to evaluate the
District’s collections system and water reclamation
plant. The collections system evaluation consists
of developing land-use based loading factors, an
all-pipes collection system hydraulic model to
identify capacity constrained pipes, pump station
evaluations, and a pipe age analysis for determining
a long-term pipe replacement strategy. The
water reclamation plant evaluation consists of a
regulatory review, a site planning study, wastewater
characterization, liquid streams and solids stream
analysis, condition assessment, and development of
treatment alternatives to meet future regulations.

A capital improvement plan will be developed to
incorporate the recommended projects.
2019 Wastewater System Master Plan, City of
Milwaukie, OR. Project Engineer. Preparing and
updating the City’s existing wastewater system
Adam Donald
Adam Donald PE

EDUCATION
MS, Civil and Environmental
Engineering, Stanford University
BS, Environmental Engineering,
California Polytechnic State University,
San Luis Obispo

PROFESSIONAL

REGISTRATIONS
Professional Engineer – Civil, Oregon,
No. 95325
Professional Engineer – Civil, California,
No. 89089
Professional Engineer – Civil,
Washington, No. 57893
PACP/MACP/LACP –
Certificate U-0520-70309436
“I’m passionate about
helping our clients meet the
needs of their communities
through tailored, best-fit
solutions. ”
A-19
Camarillo Commons Strategic Plan Update
Adam Donald PE continued. . .
master plan. Utilizing the City’s GIS data to develop an all-pipes collection system hydraulic model to evaluate the City’s collection system for capacity deficiencies. Performed flow monitoring to determine dry weather and wet weather flows for model calibration. Work will include evaluation of existing and future flows, infiltration and inflow, and treatment plant capacity. The collection system’s critical infrastructure will be evaluated for resiliency to seismic geohazards and climate change.

A financial analysis will be performed to determine system development charges. Based on the findings of the Work, a capital improvement plan will be developed.
2020 Sewer Model Update and Loading Comparison, City of San Luis Obispo, CA. Staff Engineer. Updating the City’s collection system hydraulic model to incorporate revised sewer loading projections and pipeline and facility information to align with the 2020 Housing Element of the City’s General Plan. The project consisted of updating the model elements with the latest GIS files, revising the sewer loads using updated winter water consumption data and the assumptions in the 2020 Housing Element, and identifying if there are any significant changes to the capacity constrained pipelines and sewer basins identified in the previous modeling analysis.

Oak Lodge Water Services District, Water Master Plan Update, Oak Grove, OR. Staff Engineer. Preparing a Master Plan Update which considered future water service commitments and build-out, including both area-specific water quality needs and system operations and maintenance priorities. The project includes constructing a new model from the District’s GIS database, hydrant testing, and calibration of the completed model prior to using the model to identify and evaluate system improvements. Supply, demand, and storage data will be analyzed, projections developed, and recommendations made to address system deficiencies. Seismic resiliency will be evaluated for critical infrastructure.

The update includes development of an asset database to capture and track condition data for individual assets within the water system. The final update will include a capital improvement program. Adam performed the seismic resiliency evaluation of the District’s system and assisted with the development of the capital improvement program.

Water and Recycled Water Pipelines, Pump Stations, and
Tanks
Conejo North Waterline Rehabilitation, City of Thousand Oaks, CA.

Engineering Support. The project included rehabilitation of nearly 1,230 linear feet (LF) of welded steel pipe with cured-in-place pipeline (CIPP) and replacement of over 100 LF of pipeline with new 12-inch concrete mortar lined and coated welded steel pipe. The use of CIPP in this segment of the water infrastructure provides a solution to a site with unique land use and physical constraints. Supported the project by preparing technical specifications related to the rehabilitation of the pipeline with CIPP and preparing and opinion of probable construction cost.

South Bay Well Transmission Pipeline, Los Osos Community Services District, CA. Engineering Support. The Los Osos Community Services District (LOCSD) owns and operates a water distribution system to serve water to the community of Los Osos. The water distribution system consists of two pressure zones: a main pressure zone and a boosted pressure zone that is supplied through the 16th Street Pump Station.

The South Bay Well currently pumps directly into the boosted zone on a demand basis. LOCSD desires to use the South Bay Well to fill the storage tanks in the main zone. Assisted LOCSD in preparing construction documents for a new 8-inch transmission main that ties into the existing South Bay Well discharge pipe and runs approximately 2,330 feet west until it connects to
the main zone. Provided engineering services during construction which consisted of submittal review and coordination with the construction manager.

Wilson Street Pipeline Replacement, Mesa Water District, Costa Mesa, CA. Project Engineer. Providied design services for the Wilson Street pipeline replacement. The project included replacing approximately 4,400 linear feet of existing 12-inch CMLC water main with new 12-inch PVC pipeline along Wilson Street in Costa Mesa. Project consisted of preparing a permitting plan, hydraulic analysis, preliminary design report, design plans and specifications, and Division of Drinking Water waiver requests.

Key consideration for the project included urban construction impacts, constructability of alignments while maintaining proper utility separation, and minimizing shutdowns in commercial and residential areas.

Downtown and Terramar Small Diameter Water Main Replacement, City of Carlsbad, CA. Engineering Support. Provided design and construction management services for the Downtown and Terramar water mains. The project included replacing approximately 4,500 linear feet of existing 4-inch and 6-inch water mains with new 8-inch PVC pipeline in the City’s downtown Village and beach-front Terramar neighborhoods. Key considerations for the project included urban construction impacts, limited access and siting allowances, and minimizing shutdowns in commercial and residential areas. Supported the project by identifying utilities for the design plan base map.

Yaquina Heights Tank Improvements, Newport, OR. Project Engineer.

Evaluated the City’s Y aquina Heights Tank for roof, exterior and interior coatings, cathodic protection, and safety improvements. A geotechnical evaluation revealed the tank’s soils to be poor with high liquefaction potential under seismic loading. Providing recommendations for short term tank improvements until the City can identify a better site and build a new water storage tank. A preliminary design is being prepared for these short- term improvements that will improve operator safety and extend the life of the tank until a new tank can be constructed elsewhere.

CSA 10A Cayucos Tanks Replacement, San Luis Obispo County, CA. Staff Engineer. Providing comprehensive design services for a new 210,000-gallon water storage tank and the connection to the existing water system, and the demolition and replacement of the existing 210,000-gallon water storage tank. The project also includes design of a gravel access road and an earthen berm to provide visual screening.

The water system’s hydraulic model was used to evaluate water age for each project phase to determine if additional system storage will impact water quality. Conducted a water quality impact evaluation to guide the A-20
Proposal for the City of Camarillo

PROFESSIONAL EXPERIENCE
Spencer Waterman brings 15 years of planning experience with an emphasis on water resources planning and water use efficiency. His experience includes water, wastewater, and recycled water resources planning, grant funding applications, water use efficiency and conservation services, water law compliance reporting, and GIS services. Spencer has led 24 UWMPs, 20 Annual Water Supply and Demands Assessments, and 10 2024 Annual Water Use Reports. He has also served as a member of DWR's UWMP Guidebook Workgroup for three UWMP cycles.

REPRESENTATIVE PROJECTS
2023-2025 Annual Water Supply and Demand
Assessments (AWSDA) and Annual Water Use
Reports (AWUR), City of Camarillo, CA. Project
Manager. Led development of the AWSDA and
AWUR for the City. Worked with the City to
comply with, and plan for, all aspects of the Making
Conservation a California Way of Life framework,
including assessing the Urban Water Use Objective
(UWUO) and potential ways to achieve compliance
and providing updates to inform the City of
implications of new regulations development.
2020 & 2025 Urban Water Management Plan,
City of Camarillo, CA. Project Manager. Led
development of the City's UWMP which met
DWR’s requirements. The projects addressed new
requirements for the UWMPs, including 5-year
DRA, long-term forecast for each water supply
source, and WSCP with prescriptive elements.

North Pleasant Valley (NPV) Desalter Facility
Funding Pursuits, City of Camarillo, CA. Staff
Planner. Supported state and federal grant
opportunities to assist with design and construction
of the City’s proposed NPV Desalter Facility.

Supported application efforts resulting in the award
of a $10,000,000 grant through the Department
of Water Resources Round 4 Water Desalination
Grant Program. Supported development of the
NPV Desalter Facility Feasibility Study which was
successful in meeting U.S Bureau of Reclamation
standards in order to pursue grant funding through
the WaterSMART Title XVI Water Reclamation
and Reuse Program.
2025 & 2020 Urban Water Management Plan,
Water Conservation, Regulatory & Technical
Assistance Services, City of Oxnard, Oxnard, CA.

Project Manager. Developed a dynamic supply and
demand reliability projection tool for the UWMP,
including a 5-Year Drought Risk Assessment
aligned with supporting implementation of the
Water Shortage Contingency Plan (WSCP). The
data-driven tool includes a dashboard that was
developed to instantly visualize changes to the
City’s demand and supply portfolio based on various
changing conditions and criteria. Groundwater
allocation changes based on SGMA related actions
and a dynamic recycled water program prompted
the need to develop a “living” tool that can evaluate
the City’s water data and supply portfolio options
for long-term planning direction. Other phases of
work include on-call conservation and regulatory
support services such as a conservation regulation
compliance roadmap, Annual Water Use Reports,
and Water Shortage Assessment Annual Reports.

Project Management Services, City of Camarillo,
CA. Staff Planner. Mapped recycled water system
information in GIS and helped develop Site Use
Reports to support construction management of
new customer services, setup of recycled water
user agreements, and coordination with the Division
of Drinking Water to ensure compliance with
applicable policies. Developed report content and
graphics to support proper posting of recycled water
warning signage, appropriate infrastructure coloring,
and applicable training of responsible individuals.

Comprehensive General Plan Update, City of
Camarillo, CA. Project Manager. Supporting Dyett
& Bhatia to develop the City's General Plan
Update. Preparing the wet utilities portion of the
Technical Background Report (TBR).

Spencer Waterman
Spencer Waterman

EDUCATION
BS, City & Regional Planning,
California Polytechnic State
University, San Luis Obispo

CERTIFICATIONS
American Water Works Association,
California-Nevada Section, Water
Use Efficiency Practitioner Grade 1,
Certificate # 1714

PROFESSIONAL

AFFILIATIONS
American Water Works
Association, Member
California Water Efficiency
Partnership, Member
“My life revolves around
water—surfing, sailing,
fishing, hiking and
recreating around water
drive my passion to foster
a better water future
through prudent water
resources planning. ”

A-21
Camarillo Commons Strategic Plan Update
About
Mr. Locacciato is an urban and regional planner with over 40 years of diverse experience in planning and
environmental analysis. His background in consulting,
public sector planning, and private development results in an understanding of the relationships between land use
regulations, environmental impacts, and the
implementation of projects.

Mr. Locacciato has experience in land use planning; land use studies; updating General Plans, preparation of
Specific Plans, Master Plans, Environmental Assessments (EAs), Program and Project Environmental Impact Reports (EIRs), Supplemental EIRs and Addendums to EIRs, Initial Studies, and Mitigated Negative Declarations (MNDs); and site feasibility and constraints analysis. He also has
provided a wide range of environmental consulting
services to cities, including the preparation of EIRs, the review of EIRs, and the direction of mitigation monitoring programs.

Mr. Locacciato has been involved in the planning and
environmental review of commercial, industrial,
residential, and mixed-use projects in urban and rural
settings for communities throughout California as well as for a wide variety of public infrastructure and public facility projects. His specialty is the management of
complex multidisciplinary projects including mixed use
master plans and specific plans.

Education
Bachelor of Science, City and Regional Planning
California Polytechnic University, San Luis Obispo
Affiliations
American Institute of Certified Planners
American Planning Association
Association of Environmental Professionals
Urban Land Institute
Tony Locacciato, AICP
Principal Consultant
Practice Group Leader, Environmental Compliance and Planning Experience
Project manager for the Camarillo General Plan Update
Program EIR for the City of Camarillo in Ventura County.

The City of Camarillo is preparing a comprehensive update of the City’s General Plan with a focus on supporting infill development and revitalization, enhancing the City’s
economic and fiscal position and addressing the
requirements of new state laws enacted since the City’s current General Plan was prepared. In addition to
preparing the Program EIR for this update, Meridian is
updating the Open Space and Conservation, Air Quality
and Noise Elements of the General Plan.

Project manager for the Azusa General Plan Update
Program EIR for the City of Azusa in Los Angeles County.

Azusa is currently preparing a comprehensive update of
the City’s General Plan and Zoning Code. Meridian is
preparing the updates to the Cultural Resources, Natural Resources and Conservation and Noise Elements of the
General Plan as well as preparing the Program EIR for this update.

Project manager for the Norco General Plan Update
Program EIR for the City of Norco in Riverside County. The City is preparing a comprehensive update of the Norco
General Plan in response to changes in conditions in the City and new State laws enacted since the preparation of the current General Plan. The Buellton General Plan 2050 includes updates of the following elements required by
State Planning and Zoning Law: (1) Land Use and
Community Character, including the Land Use Map; 2)
Open Space; (3) Public Facilities and Services; (4) Mobility and Access; (5) Resource Conservation and Management;
(6) Safety; and (7) Noise.

Project manager for the Buellton General Plan Update
Program EIR for the City of Buellton in Santa Barbara
County. The City is preparing a comprehensive update of the Buellton General Plan in response to changes in
conditions in the City and new State laws enacted since the preparation of the current General Plan. The Buellton General Plan 2050 includes updates of the foll owing
elements required by State Planning and Zoning Law:

A-22
Proposal for the City of Camarillo
Tony Locacciato, AICP
Principal Consultant
(1) Land Use and Community Character, including the
Land Use Map; (2) Open Space, Parks, and Recreation; (3) Public Facilities and Infrastructure; (4) Mobility; (5) Economic Development; (6) Resource Conservation; (7)
Safety; and (8) Noise.

Project director for the Sierra Madre Master
Environmental Assessment (MEA) and General Plan EIR in Sierra Madre, California. The MEA was compiled to provide consultant on this project for the last 20 years and has managed the preparation of 15 Addendums to the original EIR evaluating amendments to the approved specif ic plan over time.

Project director for the Claremont Village South Specific Plan (VSSP) EIR. The VSSP defines a vision, policies, and standards to guide transit-o riented, mixed use development near the existing Claremont Metrolink Passenger Rail station information to the City’s General Plan Advisory Committee for use during the process of updating the General Plan. The EIR was prepared after the draft update of the General Plan was completed based on the information in the MEA.

Project manager for the San Dimas Downtown Specific Plan (DTSP) EIR. This EIR, certified in November 2024, evaluated this specific plan proposed to 2024 to establish a planning and zoning framework to encourage transit-oriented
development in Downtown San Dimas while preserving the
character of the historic commercial district. The DTSP encourages compact development near the new Foothill
Gold Line Light Rail Line transit station. DTSP allows new housing, retail, employment, and hospitality uses within the DTSP Area and is a key program to implement the City’s 2021 - 2029 Housing Element.

Project manager for the San Fernando Corridors Specific Plan Amendment EIR for the City of San Fernando. This
amendment updated the City’s existing Downtown Specific Plan to promote the development of a walkable, mixed-use, multi-modal environment accommodating housing, retail,
office, and light industrial uses near the existing Sylmar/San Fernando Metrolink station and planned new light rail or bus rapid transit line connecting down Van Nuys Boulevard to the Van Nuys Orange Line and Amtrak/Metrolink stations.

Project manager for the RiverPark Specific Plan EIR for the City of Oxnard. This EIR evaluated the impacts of the largest mixed-use project ever approved in Ventura County. The
700-acre RiverPark project originally included 2,800
residential units and 2.8 million square feet of commercial development. The land plan reflects new urbanism planning principles and incorporates a mixed-use town center. The project involves the annexation and reclamation of an
existing sand and gravel mine site located next to the Santa Clara River, a sensitive area for biological resources. Mr.

Locacciato directed the preparation of a full range of
detailed technical studies and prepared a detailed full -scope EIR addressing all topics. Mr. Locacciato also reviewed and directed the preparation of the Specific Plan by the
applicant. Mr. Locacciato has been the City’s primary
and planned Foothill Gold Line Light Rail Line transit
station. The VSSP defines a clear and illustrated vision for the future of Village South, specific goals and guiding principles, objective design, and development standards to implement a community-base d vision for this southern and further expansion of Claremont's historic Village.

Project Manager for the Hollywood Central Master Plan
Sustainable Communities Environmental Assessment
(SCEA) for the City of Los Angeles. This mixed-use project includes 633 residential units with 67,000 square feet of restaurant/retail space and 45,000 in 4 existing and 4 new buildings in a key central location in Hollywood. SCEAs are prepared under CEQA for transit oriented development.

Project manager for the Travertine Point Specific Plan EIR for the County of Riverside. The County of Riverside
certified this EIR and adopted he Specific Plan for this new 5,000 acre master planned community in December 2011.

Travertine Point is a new town planned on he northwest
shore of th S ton Sea. This comprehensive EIR
addressing Specific Plan permitting the development of over 16,655 new homes and 5 million square feet of
commercial and light industrial development.

Project manager for the Sun City Shadow Hills Project
Master Plan Environmental Impact Report (EIR) for the
City of Indio, California. This full-scope EIR, prepared over a 7-month period for the City, evaluated the first major
development project proposed in Indio’s Gateway
Conceptual Specific Plan Area in north Indio. The Shadow Hills project consisted of a proposal to develop a private, age-restricted residential community on approximately 800 acres with 2,500 single-family homes, a golf course, and 65 acres of commercial uses. Key issues included compatibility with the Bermuda Dunes Airport, changes to the General
Plan Circulation Plan for north Indio, and the preparation of one of the first SB 610 Water Supply Assessments (WSA) for a major project served by the Coachella Valley Water
District.

B-1
Camarillo Commons Strategic Plan Update
Appendix B:

Sub-Consultant Qualifications
B-2
Proposal for the City of Camarillo
243 Oberlin Avenue | Claremont, CA 91711 | vmapr.com

QUALIFICATIONS OF FIRM
Qualifications
For nearly 30 years, VMA Communications has helped public agencies throughout California build trust, foster collaboration, and advance project delivery through inclusive, community-centered engagement. Founded in 1996, VMA is a California-based, full-service community engagement and communications firm headquartered in Claremont, California, and is a certified minority and woman owned small business.

VMA specializes in stakeholder coordination, public meeting and event facilitation, multilingual and culturally competent outreach, public noticing, development of clear public-facing materials, and on-the-ground engagement strategies that inform communities and generate meaningful public feedback. The firm combines grassroots engagement with interactive technology, digital strategies, and in-house creative services to meet communities where they are and make complex technical information accessible and understandable.

VMA includes three integrated divisions: community engagement, public affairs, and marketing communications, supported by in-house visual and creative services. This structure allows the firm to develop outreach programs that are strategic, visually engaging, and responsive to the needs of diverse communities.

VMA uses graphics, video, social media, websites, branding, multilingual materials, and digital marketing campaigns to relay core messages clearly and effectively while energizing participation and supporting transparency throughout the engagement process.

VMA also brings extensive experience supporting planning initiatives throughout California. The firm has conducted community engagement for the Metro Bakersfield Moves Long Range Transit Plan and the Glendora Short Range Transit Plan, as well as outreach supporting General Plan efforts for the cities of Moreno Valley, Chino, and Bakersfield. VMA is currently engaged in the city of Camarillo, providing public outreach for the Our Camarillo 2050 General Plan Update. Through its work in planning, education, environmental justice, transportation, and infrastructure development, VMA understands the ecosystem that supports successful project delivery, including community collaboration, political will, transparency, and measurable project milestones.

B-3
Camarillo Commons Strategic Plan Update

FFiirrmm PPrrooffiillee
Since 1985, Fehr & Peers has partnered with public and private clients to design safer, more effective ways for people and goods to move. Fehr & Peers continues to successfully create spaces where everyone can thrive, today and for generations to come. Bringing together data, technology, and the lived experiences of the communities they serve, Fehr & Peers helps clients make confident, well- informed decisions. Along the way, they have earned national recognition for raising the bar on how transportation projects are planned, designed, and delivered. With a blend of multimodal expertise, national perspective, and local insight fueled by strong and longstanding relationships, Fehr & Peers tailors their solutions across a wide range of services to meet each community's unique needs.

Transportation and land use are deeply connected, shaping how people move and how communities grow. We help clients navigate this relationship at every stage—from project inception and environmental review to construction support and post-construction monitoring. Whether in dense, urban centers or rural areas, we provide insights across all modes of travel. They have assisted hundreds of agencies with general plan modeling and circulation element support. • City of Camarillo Comprehensive General Plan Update
• City of Camarillo Climate Action Plan & Evacuation Study • City of Oxnard Housing Element EIR
• City of Oxnard Sustainable Transportation Plan
AAddddiittiioonnaall PPrroojjeecctt EExxppeerriieennccee • City of Burbank Housing & Safety EIR
• County of Butte General Plan Update
• City of Calabasas General Plan Update
• City of Carlsbad General Plan & Zoning
• City of Campbell General Plan
• City of Camarillo Comprehensive General Plan Update
• County of El Dorado Carson Creek Specific Plan
• City of Culver City Fox Hills Specific Plan
• City of Culver City Hayden Tract Specific Plan
• City of Azusa General Plan
• City of Auburn General Plan Update
• City of Barstow General Plan Update & EIR
• City of Dana Point General Plan Update
• City of Fairfield General Plan Update
• City of Hermosa Beach General Plan
• City of Hesperia General Plan Update
• City of Lake Elsinore General Plan Update
• City of Atwater General Plan Update
• City of Davis General Plan Update
• City of Shafter 2023 General Plan Update
• California State Parks and Recreation Department Great Valley Grasslands General Plan • City of Hercules General Plan Update & EIR
• Lake County General Plan Update & EIR
• City of Lakewood General Plan Update
• City of Los Altos General Plan
• City of Murrieta General Plan
• City of Norco General Plan
• Town of Paradise General Plan Update
• City of Petaluma General Plan Update
• Placer County General Plan Update
B-4
Proposal for the City of Camarillo

Kosmont, a certified Minority Business Enterprise (“MBE”) and certified Small Business Enterprise (“SBE”), is a real estate and economic development services firm offering a full range of real estate and financial advisory, economic development strategies/plans, retail/business strategies, project finance, transaction structuring, negotiations, market analysis, feasibility studies, special district analysis, and community outreach/project implementation services for both the public and private sectors. Kosmont was founded in 1986 by Larry J. Kosmont, CRE®, Chairman and CEO, is nationally recognized, has provided decades of advisory services, and has assisted hundreds of public agencies in their quest for services and successful public-private projects.

What sets Kosmont apart is our understanding of how economics relates to future project shaping, as well as our understanding of both the public and private sectors. Rather than just write reports, Kosmont believes in a comprehensive approach to advisory s ervices that Analyzes, Strategizes, and Implements. We have guided the development of more than 1,000 public-private projects and continue to serve numerous clients with implementation on an on-going long-term basis.
Kosmont has worked with or is actively engaged in economic analysis projects for various cities in Ventura County such as Agoura Hills, Camarillo, Moorpark, Oxnard, Simi Valley, and Thousand Oaks to name a few. This deep understanding of the area and the local, regional, and national trends positions us to mobilize quickly and deliver substantial value on this assignment. Some relevant projects are shown here:

• City of Laguna Niguel (Market Analysis for General Plan update) • City of Tustin (Market Analysis for Specific Plan - sub to Kimley Horn) • City of Turlock (Economic Development Strategic Plan) • City of Agoura Hills (Land Use and Market Assessment and Specific Plan Review) • City of Salinas (Alisal Marketplace Economic Development Strategy and Implementation Plan) • City of Buellton (Downtown Revitalization, Specific Plan with Development Opportunity Reserve D.O.R.®)
• City of Daly City (Economic Development Strategies and Implementation, Market Analysis, Public Private projects)
• City of Pacifica (Economic Opportunities Study)
• City of Salinas (Opportunity Site Assessment)
• City of San Dimas (Downtown Specific Plan Market Analysis – sub to Interwest) • City of San Rafael (Economic Development Strategic Plan, Fiscal Impact Analysis, EIFD analysis) • Cityof Santa Fe Springs (Market Analysis for General Plan update - sub to MIG, Econ Dev Advisory Services)
• City of Sausalito (Land Economics Study)

B-5
Camarillo Commons Strategic Plan Update

DESIGN LIVES

AT KTGY
We are experts in how people live.

Founded in 1991, KTGY is an award-
winning design firm of architects,
designers and planners that realize new
possibilities through inspired design.

Everything we do, from architecture and
interior design to branded environments
and urban design is based on a people-
centric storytelling and design process
that creates memorable experiences
nationwide. Guided by our mission to
bring innovative design to all people
and places, we partner with our clients
to envision spaces that make a positive
impact on people and their communities.

Who We Are
CITRON APARTMENTS Ventura
WISTERIA AT WARNER CENTER Los Angeles
CYPRESS VIEW Los Angeles
THE ROW Clovis
T.O. RANCH Thousand Oaks
EASTVALE DOWNTOWN Eastvale
B-6
Proposal for the City of Camarillo
What We Do
KTGY realizes new possibilities
for people through four
complementary areas of
design. This palette of services
empowers our clients to realize
bold new visions for flourishing
environments. From visioning
and entitlement through design
and construction. From brand
identity to spatial planning
and finishes, our experts
understand how people live and
how destinations are created,
experienced and reimagined.
43 35 1,120+
30 Ranking in the
Architecture Record Top
300 Architecture Firms
Ranking on
Interior Design’s
Rising Giants
Years Since we
Opened Our Doors
for Business
Total
Awards
Won
What Sets Us Apart
Passion, curiosity and partnership drive us. Collaboration brings us together weaving between practices and specialties, we draw on strengths from across the firm to provide inspired design and expert execution. KTGY’s expertise stems from our diverse skills and passions, branching into four main services: architecture, interior design, branded experiences and urban design.

ALAMEDA MARINA Alameda
B-7
Camarillo Commons Strategic Plan Update

Downtown Burbank Speci/f_ic Plan Northeast LA Riverfront District Placemaking Plan Hollywood Park Entertainment District Los Angeles Union Station Master Plan Downtown Burbank Specific Plan, Burbank, CA
Hollywood Park Entertainment District, Inglewood, CA
Northeast LA Riverfront District Placemaking Plan, Los Angeles, CA Los Angeles Union Station Master Plan, Los Angeles, CA
B-8
Proposal for the City of Camarillo
t^&ŝƌŵĂĐŬŐƌŽƵŶĚ
Demonstrated Expertise, Proven
Qualifications
WSC was founded in 2007 with a mission to provide
high-quality and responsive consulting services to water and wastewater agencies and municipalities. We our
team of 67 engineers, planners, hydrogeologists,
operators, construction, and communications
professionals operate out of seven offices, including our headquarters in San Luis Obispo. We are organized to work collaboratively with our clients to apply proven approaches, state-of-the-art tools, and knowledge-driven innovation to deliver truly outstanding results.
WSC's team of civil engineering experts have supported the City of Camarillo since 2014, helping advance a range of projects from the City's recycled water service installations to the City's most complex capital improvement project, the North Pleasant Valley Desalter. WSC has become a trusted partner to the City and Camarillo Sanitary District to deliver important projects on-time and within budget.
Some relevant projects are shown here:
• City of Camarillo (Comprehensive General Plan Update) • City of Camarillo (North Pleasant Valley Desalter)
• Camarillo Sanitary District (Wastewater Master Plan) • City of Camarillo (2020 Urban Water Management Plan) • Calleguas Municipal Water District (Water Resources Implementation Strategy) AAbboouutt WWSSCC
Size of Company:
67 employees
Headquarters:
805 Aerovista Place, Suite 201
San Luis Obispo, CA 93401
B-9
Camarillo Commons Strategic Plan Update

Meridian Consultants LLC (Meridian), founded in 2012 in Ventura County, is a team of 20 professionals providing a full range of environmental planning services to public agencies. From our office in Westlake Village, the Meridian Consultant s staff offer diverse experience in assisting public agencies with meeting the environmental review requirements of CEQA. Our technical expertise and experience are matched by our ability to communicate planning and environmental information in well -organized and straightforward reports and presentations that produce successful outcomes. Meridian Consultants provides its clients with a wide range of services, including CEQA compliance documentation, noise studies, air quality and greenhouse gas (GHG) studies, water supply assessments, land use planning, and mitigation monitoring services.

Our practice reflects our team’s substantial experience with community and major projects in California, including participating in the preparation of General Plans and Specific Plans as well as updates and major amendments to General Plans and Specific Plans. Our work on major projects involves tiering off the analysis and mitigation in Program EIRs for General Plans and Specific Plans. This experience allows our team to appropriately scope and focus programmatic analysis for plans and produce Program EIRs that facilitate the review of subsequent projects. Members of the Meridian team have prepared a variety of environmental review documents for projects in the City of Camarillo and nearby communities in Ventura County.

Representative projects:
• Camarillo General Plan Update EIR
• East Area 1 Specific Plan EIR, City of Santa Paula • Thousand Oaks Boulevard Specific Plan EIR
• Camrosa Water District in Camarillo environmental review • St. John’s Seminary Specific Plan EIR, Camarillo
• RiverPark Specific Plan EIR
• Paso Robles Uptown Downtown Specific Plan EIR
• Claremont Village South Specific Plan EIR

C-1
Camarillo Commons Strategic Plan Update
Appendix C:

Required Form/Insurance

ANY PROPRIETOR/PARTNER/EXECUTIVE
OFFICER/MEMBER EXCLUDED?

INSR ADDL SUBR

LTR INSD WVD

PRODUCER CONTACT
NAME:

FAXPHONE
(A/C, No):(A/C, No, Ext):

E-MAIL
ADDRESS:

INSURER A :

INSURED INSURER B :

INSURER C :

INSURER D :

INSURER E :

INSURER F :

POLICY NUMBER POLICY EFF POLICY EXPTYPE OF INSURANCE LIMITS(MM/DD/YYYY) (MM/DD/YYYY)

AUTOMOBILE LIABILITY

UMBRELLA LIAB

EXCESS LIAB

WORKERS COMPENSATION

AND EMPLOYERS' LIABILITY
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required)

AUTHORIZED REPRESENTATIVE
EACH OCCURRENCE $
DAMAGE TO RENTEDCLAIMS-MADE OCCUR $PREMISES (Ea occurrence) MED EXP (Any one person) $
PERSONAL & ADV INJURY $
GEN'L AGGREGATE LIMIT APPLIES PER: GENERAL AGGREGATE $

PRO-POLICY LOC PRODUCTS - COMP/OP AGGJECT
OTHER: $
COMBINED SINGLE LIMIT $(Ea accident)
ANY AUTO BODILY INJURY (Per person) $

OWNED SCHEDULED
BODILY INJURY (Per accident) $AUTOS ONLY AUTOS
HIRED NON-OWNED PROPERTY DAMAGE $AUTOS ONLY AUTOS ONLY (Per accident) $

OCCUR EACH OCCURRENCE
CLAIMS-MADE AGGREGATE $
DED RETENTION $

PER OTH-

STATUTE ER
E.L. EACH ACCIDENT
E.L. DISEASE - EA EMPLOYEE $
If yes, describe under
E.L. DISEASE - POLICY LIMITDESCRIPTION OF OPERATIONS below INSURER(S) AFFORDING COVERAGE NAIC #

COMMERCIAL GENERAL LIABILITY
Y / N
N / A
(Mandatory in NH)

SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE

THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.

THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS

CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.

THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS

CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.

IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.

If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).

COVERAGES CERTIFICATE NUMBER: REVISION NUMBER:

CERTIFICATE OF LIABILITY INSURANCE

DATE (MM/DD/YYYY)
$
$
$
$
$
The ACORD name and logo are registered marks of ACORD
6/18/2025
License # 0E67768
(925) 918-4524
13056
Dyett and Bhatia Urban and Regional Planners
4001 Howe Street
Oakland, CA 94611
23043
29874
A 1,000,000
PSB0009486 7/1/2025 7/1/2026 1,000,000
10,000
1,000,000
2,000,000
2,000,000
1,000,000A
PSA0003078 7/1/2025 7/1/2026
2,000,000A
PSE0004683 7/1/2025 7/1/2026 2,000,000
A
PSW0006045 7/1/2025 7/1/2026 1,000,000
1,000,000
1,000,000
B Professional Liab. AEXNYBVA07005 7/1/2024 Per Claim/Aggregate 2,000,000 C Cyber Liability C4LQF148911CYBER-2024 7/1/2024 7/1/2025 Limit 2,000,000 All operations of the Named Insured, including the aforementioned project, if any.

City of Camarillo, its officers, employees and authorized agents, and authorized volunteers are Additional Insured on a Primary & Non-Contributory basis with Waiver of Subrogation with respect to General & Auto Liability, as required by written contract.

Waiver of Subrogation is in favor of City of Camarillo, its officers, employees and authorized agents, and authorized volunteers, as required by written contract.

City of Camarillo
601 Carmen Drive
Camarillo, California 93011
DYETAND-01 SUMMANR
IOA Insurance Services
3875 Hopyard Road
Suite 200
Pleasanton, CA 94588
Margarite Leon
[email protected]
RLI Insurance Company
Liberty Mutual Insurance Company
Swiss Re Corporate Solutions America Insurance Corporation X
7/1/2025
X
X
X
X
X
X
RLI Insurance Company
PPB 304 02 12 Page 1 of 1
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

RLIPack® FOR PROFESSIONALS

BLANKET ADDITIONAL INSURED ENDORSEMENT
This endorsement modifies insurance provided under the following:

BUSINESSOWNERS COVERAGE FORM - SECTION II – LIABILITY

1. C. WHO IS AN INSURED is amended to include as
an additional insured any person or organization that
you agree in a contract or agreement requiring
insurance to include as an additional insured on this
policy, but only with respect to liability for "bodily
injury", "property damage" or "personal and
advertising injury" caused in whole or in part by you
or those acting on your behalf:
a. In the performance of your ongoing operations;
b. In connection with premises owned by or rented
to you; or
c. In connection with “your work” and included
within the “product-completed operations
hazard”.

2. The insurance provided to the additional insured by
this endorsement is limited as follows:
a. This insurance does not apply on any basis to
any person or organization for which coverage
as an additional insured specifically is added by
another endorsement to this policy.
b. This insurance does not apply to the rendering
of or failure to render any "professional
services".
c. This endorsement does not increase any of the
limits of insurance stated in D. Liability And
Medical Expenses Limits of Insurance .

3. The following is added to SECTION III H.2. Other
Insurance – COMMON POLICY CONDITIONS
(BUT APPLICABLE ONLY TO SECTION II –

LIABILITY)
However, if you specifically agree in a contract or
agreement that the insurance provided to an
additional insured under this policy must apply on a
primary basis, or a primary and non-contributory
basis, this insurance is primary to other insurance
that is available to such additional insured which
covers such additional insured as a named insured,
and we will not share with that other insurance,
provided that:
a. The "bodily injury" or "property damage" for
which coverage is sought occurs after you have
entered into that contract or agreement; or
b. The "personal and advertising injury" for which
coverage is sought arises out of an offense
committed after you have entered into that
contract or agreement.

4. The following is added to SECTION III K. 2.

Transfer of Rights of Recovery Against Others to
Us – COMMON POLICY CONDITIONS (BUT
APPLICABLE TO ONLY TO SECTION II –

LIABILITY)
We waive any rights of recovery we may have
against any person or organization because of
payments we make for "bodily injury", "property
damage" or "personal and advertising injury" arising
out of "your work" performed by you, or on your
behalf, under a contract or agreement with that
person or organization. We waive these rights only
where you have agreed to do so as part of a
contract or agreement with such person or
organization entered into by you before the "bodily
injury" or "property damage" occurs, or the "personal
and advertising injury" offense is committed.

ALL OTHER TERMS AND CONDITIONS OF THIS POLICY REMAIN UNCHANGED.

Named Insured:

Policy Number:

Dyett and Bhatia Urban and Regional Planners
PSB0009486
WORKERS COMPENSATION AND EMPLOYERS LIABILITY INSURANCE POLICY WC 04 03 06 (Ed. 4-84)
©1998 by the Workers’ Compensation Insurance Rating Bureau of California. All rights reserved.

WAIVER OF OUR RIGHT TO RECOVER FROM OTHERS ENDORSEMENT CALIFORNIA We have the right to recover our payments from anyone liable for an injury covered by this policy. We will not enforce our right against the person or organization named in the Schedule. (This agreement applies only to the extent that you perform work under a written contract that requires you to obtain this agreement from us.) You must maintain payroll records accurately segregating the remuneration of your employees while engaged in the work described in the Schedule.

The additional premium for this endorsement shall be _____% of the California workers’ compensation premium otherwise due on such remuneration.

Schedule
Person or Organization Job Description
This endorsement changes the policy to which it is attached and is effective on the date issued unless otherwise stated. (The information below is required only when this endorsement is issued subsequent to preparation of the policy.) Policy No. Endorsement No.

Insured Insurance Company
Policy Number: RLI Insurance Company
Named Insured:

PPA 300 03 13 Page 1 of 5

THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

RLIPack® BUSINESS AUTO ENHANCEMENT

SCHEDULE OF COVERAGES ADDRESSED BY THIS ENDORSEMENT

A. Broad Form Named Insured
B. Employees As Insureds
C. Blanket Additional Insured
D. Blanket Waiver Of Subrogation
E. Employee Hired Autos
F. Fellow Employee Coverage
G. Auto Loan Lease Gap Coverage
H. Glass Repair Waiver Of Deductible
I. Personal Effects Coverage
J. Hired Auto Physical Damage Coverage
K. Hired Auto Physical Damage Loss Of Use
L. Hired Car Worldwide Coverage
M. Temporary Transportation Expenses
N. Amended Bodily Injury Definition Mental Anguish
O. Airbag Coverage
P. Amended Insured Contract Definition Railroad Easement Q. Coverage Extensions Audio, Visual And Data Electronic Equipment Not Designed Solely For The Production Of Sound
R. Notice Of And Knowledge Of Occurrence
S. Unintentional Errors Or Omissions
T. Towing Coverage

PSA0003078
Dyett and Bhatia Urban and Regional Planners
PPA 300 03 13 Page 2 of 5
This endorsement modifies insurance provided under the following:

BUSINESS AUTO COVERAGE FORM
A. Broad Form Named Insured
The following is added to the SECTION II
COVERED AUTOS LIABILITY COVERAGE, Para-
graph A.1. Who Is An Insured Provision:

Any business entity newly acquired or formed by you
during the policy period, provided you own fifty
percent (50%) or more of the business entity and the
business entity is not separately insured for Bus-iness Auto Coverage. Coverage is extended up to a
maximum of one hundred eighty (180) days following
the acquisition or formation of the business entity.

This provision does not apply to any person or
organization for which coverage is excluded by
endorsement.

B. Employees As Insureds
The following is added to the SECTION II
COVERED AUTOS LIABILITY COVERAGE, Para-
graph A.1. Who Is An Insured Provision:

Any employee of yours is an insured while using a
covered auto you don't own, hire or borrow in your
business or your personal affairs.

C. Blanket Additional Insured
The following is added to the SECTION II
COVERED AUTOS LIABILITY COVERAGE, Para-
graph A.1. Who Is An Insured Provision:

Any person or organization that you are required to
include as an additional insured on this coverage form
in a contract or agreement that is executed by you
before the bodily injury or property damage occurs
is an insured for liability coverage, but only for
damages to which this insurance applies and only to
the extent that person or organization qualifies as an
insured under the Who Is An Insured provision
contained in SECTION II COVERED AUTOS
LIABILITY COVERAGE.

The insurance provided to the additional insured will
be on a primary and non-contributory basis to the
verage if
you are required to do so in a contract or agreement
that is executed by you before the bodily injury or
property damage occurs.

D. Blanket Waiver Of Subrogation
The following is added to the SECTION IV BUSI-
NESS AUTO CONDITIONS, A. Loss Conditions, 5.

Transfer Of Rights Of Recovery Against Others
To Us:

We waive any right of recovery we may have against
any person or organization to the extent required of
you by a contract executed prior to any accident or
loss , provided that the accident or loss arises out
of the operations contemplated by such contract. The
waiver applies only to the person or organization
designated in such contract.

E. Employee Hired Autos

1. The following is added to the SECTION II

COVERED AUTOS LIABILITY COVERAGE,
Paragraph A.1. Who Is An Insured Provision:

An employee of yours is an insured while
operating an auto hired or rented under a
contract or agreement in that employee's name,
with your permission, while performing duties
related to the conduct of your business.

2. Changes In General Conditions:

Paragraph 5.b. of the Other Insurance Con-
dition in the BUSINESS AUTO CONDITIONS is
deleted and replaced with the following:
b. For Hired Auto Physical Damage Coverage,
the following are deemed to be covered
autos you own:
(1) Any covered auto you lease, hire, rent
or borrow; and
(2) Any covered auto hired or rented by
your employee under a contract in that
individual employee's name, with your
permission, while performing duties
related to the conduct of your business.

However, any auto that is leased, hired,
rented or borrowed with a driver is not a
covered auto .

F. Fellow Employee Coverage

SECTION II COVERED AUTOS LIABILITY
COVERAGE, Exclusion B.5. does not apply if you
have workers compensation insurance in-force
covering all of your employees.

G. Auto Loan Lease Gap Coverage

SECTION III PHYSICAL DAMAGE COVERAGE,
C. Limit Of Insurance, is amended by the addition of
the following:

In the event of a total loss to a covered auto shown
in the Schedule of Declarations, we will pay any
unpaid amount due on the lease or loan for a covered
auto , less:

1. The amount paid under the PHYSICAL
DAMAGE COVERAGE section of the policy; and

2. Any:
a. Overdue lease/loan payments at the time of
the loss ;
PPA 300 03 13 Page 3 of 5
b. Financial penalties imposed under a lease for
excessive use, abnormal wear and tear or
high mileage.
c. Security deposits not returned by the lessor;
d. Costs for extended warranties, Credit Life
Insurance, Health, Accident or Disability
Insurance purchased with the loan or lease;
and
e. Carry-over balances from previous loans or
leases.

H. Glass Repair Waiver Of Deductible

SECTION III PHYSICAL DAMAGE COVERAGE ,
D. Deductible is amended by adding the following:

No deductible for a covered auto will apply to glass
damage if the glass is repaired rather than replaced.

I. Personal Effects Coverage
The following is added to SECTION III PHYSICAL
DAMAGE COVERAGE, A. Coverage, 4. Coverage
Extensions:
c. Personal Effects Coverage
In the event of a total theft loss of your covered
auto we will pay up to $400 for loss to wearing
apparel and other personal effects which are:
(1) Owned by an insured ; and
(2) In or on your covered auto ;
No deductible applies to Personal Effects
Coverage.

J. Hired Auto Physical Damage Coverage
The following is added to SECTION III PHYSICAL
DAMAGE COVERAGE, A. Coverage, 4. Coverage
Extensions:
d. Hired Auto Physical Damage Coverage
If hired autos are covered autos for Liability
Coverage and this policy also provides Physical
Damage Coverage for an owned auto , then the
Physical Damage Coverage is extended to
autos that you hire, rent or borrow subject to the
following:
(1) The most we will pay for loss in any one
accident to a hired, rented or borrowed
auto is the lesser of:
(a) $60,000
(b) The actual cash value of the damaged or
stolen property as of the time of the
loss ; or
(c) The cost of repairing or replacing the
damaged or stolen property with other
property of like kind and quality.
(2) An adjustment for depreciation and physical
condition will be made in the event of a total
loss .
(3) If a repair or replacement results in better
than like kind or quality, we will not pay for the
betterment.
(4) A deductible equal to the highest Physical
Damage deductible applicable to any owned
auto will apply.
(5) This Coverage Extension will not apply to:
(a) Any auto that is hired, rented or
borrowed with a driver; or
(b) Any auto that is hired, rented or
borrowed from your employee .

K. Hired Auto Physical Damage Loss Of Use
The following is added to SECTION III PHYSICAL
DAMAGE COVERAGE, A. Coverage, 4. Coverage
Extensions:
e. We will pay sums which you legally must pay to
the lessor of a covered auto which you have
leased without a driver for thirty (30) days or less
auto ,
provided:
(1) This insurance provides comprehensive,
specified causes of loss or collision covered
on the covered auto ;
(2) The loss of use results from the covered
auto being damaged in an accident while
you are leasing it.

We will pay up to a maximum limit of $1,500 for
this covered extension.

L. Hired Car Worldwide Coverage
The following is added to SECTION II COVERED
AUTOS LIABILITY COVERAGE, A.2. Coverage
Extensions:
f. Hired Car Worldwide Coverage
(1) We will pay all sums an insured legally must
pay as damages because of bodily injury or
property damage to which this insurance
applies, caused by an accident which
occurs outside of the United States of
America, the territories and possessions of
the United States of America, Puerto Rico
and Canada resulting from the maintenance,
or use of any covered auto of the private
passenger type you lease, hire, rent or
borrow without a driver for thirty (30) days or
less.
(2) With respect to any claim made or suit
instituted outside the United States of
America, the territories and possessions of
the United States of America, Puerto Rico,
and Canada:

PPA 300 03 13 Page 4 of 5
(a) You shall undertake the investigation,
settlement and defense of such claims
and suits and keep us advised of all
proceedings and actions.
(b) You will not make any settlement without
our consent.
(c) We will reimburse you:
(i) For the amount of damages be-
cause of liability imposed upon you
by law on account of bodily injury or
property damage to which this
insurance applies, and
(ii) For all reasonable expenses incurred
with our consent in connection with
the investigation, settlement or
defense of such claims or suits
Reimbursement for expenses will be
part of the Limit of Insurance for
liability coverage shown in the
Business Auto Coverage
Declarations, and not in addition to
such limits.
(3) The limit of Insurance for Liability Coverage
shown in the Business Auto Coverage
Declarations is the most we will reimburse
you for the sum of all damages imposed on
you, as set forth in paragraph 2.c. above, and
all expenses incurred by you arising out of
any single accident or loss
(4) You must maintain the greater of the follow-
ing primary auto liability insurance limits:
(a) Compulsory admitted insurance with
limits required to be in force to satisfy the
legal requirements of the jurisdiction
where the accident occurs; or
(b) Insurance limits required by law and
issued by a government entity or by an
insurer licensed or permitted by law to do
business in the jurisdiction where the
accident occurs; or
(c) Auto liability insurance limits of at least
$300,000 combined single limit or
$100,000 per person/$300,000 per acci-
dent Bodily Injury, $100,000 Property
Damage.

If you fail to comply with the above, this
insurance is not invalidated. However, in the
event of a loss , we will pay only to the extent
that we would have been liable had you so
complied.
(5) The insurance provided by this coverage
extension is excess over any other collec-
tible insurance available to you whether on a
primary, excess contingent or any other
basis.

M. Temporary Transportation Expenses

SECTION III PHYSICAL DAMAGE COVERAGE ,
A.4. Coverage Extensions , subparagraph a.

Transportation Expenses is deleted and replaced
by the following:
a. Transportation Expenses
(1) We will pay up to a maximum of $1,500 for
temporary transportation expense incurred
by you because of Physical Damage to a
covered auto .
(2) We will pay only for those covered autos for
which you carry Comprehensive, Colli-sion or
Specified Case of Loss Coverage.
(3) We will pay only for those expenses incurred
by you during the period of time that begins
twenty-four (24) hours after the covered
loss and ends at the time when the covered
auto can be reasonable repaired or
replaced.
(4) This coverage does not apply while there are
spare or reserve autos available to you for
your operations.

N. Amended Bodily Injury Definition Mental
Anguish
The following is added to SECTION V
DEFINITIONS, Definition C.:

Bodily injury also includes mental anguish, but only
when the mental anguish arises from other bodily
injury, sickness or disease.

O. Airbag Coverage
The following is added to SECTION III PHYSICAL
DAMAGE COVERAGE B. Exclusions 3.a.:

However, this exclusion will not apply to accidental
discharge of an airbag due to mechanical or electrical
breakdown.

P. Amended Insured Contract Definition Railroad
Easement
SECTION V DEFINITIONS paragraph H. Insured
contact is modified as follows:

1. Paragraph H.3. is replaced by the following:

3. Any easement or license agreement.

2. Paragraph H.6.a. is deleted.

Q. Coverage Extensions Audio, Visual And Data
Electronic Equipment Not Designed Solely For
The Production Of Sound
SECTION III PHYSICAL DAMAGE COVERAGE B.

Exclusions, exception paragraph a. to exclusion 4.c.
and 4.d. is deleted and replaced with the following:

PPA 300 03 13 Page 5 of 5
a. Equipment and accessories used with such
equipment, except for tapes, records, discs or
other electronic media device, provided such
equipment is permanently installed in the covered
auto at the time of the loss or is removable
from the housing unit which is permanently
installed in the covered auto at the time of the
loss , and such equipment is designed to be
solely operated by use of the power from the
autos electrical system, in or upon the covered
autos ; or
R. Notice Of And Knowledge Of Occurrence

SECTION IV BUSINESS AUTO CONDITIONS,
A.2. Duties In The Event Of Accident, Claim Suit
Or Loss, subparagraph a. is deleted and replaced
with the following:
a. In the event of accident , claim, suit or loss ,
you must give us or our authorized repre-
sentative prompt notice of the accident or loss
including:
(1) How, when and where the accident or loss
occurred;
(2) The name and address; and
(3) To the extent possible, the names and
addresses of any injured person and
witnesses.

Your duty to give us or our authorized
representative prompt notice of the accident or
loss applies only when the accident or loss is
known to:
(1) You, if you are an individual;
(2) A partner if you are a partnership; or
(3) An executive officer or insurance manager, if
you are a corporation.

S. Unintentional Errors Or Omissions
SECTION IV BUSINESS AUTO CONDITIONS , B.

General Conditions; 2. Concealment Misrepre-
sentation Or Fraud is amended by adding the
following:

The unintentional omission of, or unintentional error
in, any information given by you shall not prejudice
your rights under this insurance. However this pro-
vision does not affect our right to collect additional
premium or exercise our right of cancellation or
nonrenewal.

T. Towing Coverage

SECTION III PHYSICAL DAMAGE COVERAGE ,
A.2. Towing , is deleted and replaced by the
following:

2. We will pay up to $750 for towing and labor costs
incurred each time a covered auto is disabled
due to a covered cause of loss. However:
a. All labor must be performed at the place of
disablement; and
b. If the covered auto is a private passenger
type no deductible applies; and
c. If the covered auto is not of the private
passenger type our obligation to pay will be
reduced by a $250 deductible per
disablement.

ALL OTHER TERMS AND CONDITIONS OF THIS POLICY REMAIN UNCHANGED.

Camarillo City CouncilJuly 8, 2026

Camarillo City Council
July 8, 2026