CITY OF
COMMERCE
REVITALIZATION OF TELEGRAPH ROAD
AND WASHINGTON BOULEVARD
401 W A Street, Suite 200 | San Diego, CA 92101
(619) 682-3841 | www.migcom.com With H.W. Lochner
Dear Mr. Abbas,
MIG is pleased to submit our proposal for the revitalization of Telegraph Road and Washington Boulevard in the City of Commerce. We are excited by the opportunity to help transform these corridors into vibrant, welcoming, and highly functional community destinations that enhance visual appeal, strengthen economic vitality, and foster deeper community connection. As vital transportation routes and important economic and cultural hubs linking significant destinations, the Telegraph Road and Washington Boulevard corridors present a unique opportunity to create places that serve residents, businesses, and visitors alike.
H.W. Lochner (previously KOA Corporation) joins the MIG Team and brings planning, environmental, design, construction engineering and inspection, and right-of-way services experience to the visioning for these important corridors. Lochner’s diverse and bilingual staff understands the context and needs of Commerce and is well suited to support MIG with these efforts.
MIG and H.W. Lochner bring extensive and highly relevant experience in Commerce, including work on the City’s General Plan, preparation of the City’s first Bicycle and Pedestrian Plan, and support for corridor-level initiatives such as the ongoing efforts along Slauson Avenue and the Randolph Street corridor. This first-hand understanding of the City’s priorities, challenges, and opportunities allows our team to move quickly, build on existing momentum, and deliver recommendations grounded in local context.
Our team understands that successful corridor revitalization must balance mobility, placemaking, and economic development with the unique identity of the surrounding community. Through thoughtful collaboration with stakeholders, including residents, business owners, and community organizations, we seek to develop a cohesive and inspiring design vision that reflects the distinct character of the area while helping attract and retain visitors.
This effort is especially meaningful given the corridors’ role in advancing the City’s broader goals of promoting community engagement, supporting local businesses, and creating memorable public spaces that reinforce civic pride.
Equally important, our team is committed to meaningful, inclusive engagement that enables all voices to be heard throughout the planning and design process. We believe authentic collaboration is essential to creating corridor improvements that are both inspiring and implementable.
We appreciate the opportunity to partner with the City on this important initiative and are confident that our team’s local experience, technical expertise, and community-centered approach make us uniquely qualified to help realize a bold vision for Telegraph Road and Washington Boulevard.
Please let me know if you have any questions about our proposal. You can reach me via email at [email protected] or cell phone at (619) 504-9504.
Sincerely,
Richard D. Barrett, LEED AP, ASLA
Principal and Director of San Diego Operations
MIG, Inc.
RE: Proposal for Revitalization of Telegraph Rd and Washington Blvd Corridors Project April 2, 2026 City of Commerce
ATTN: Shahid Abbas, Public Works Director
2535 Commerce Way
Commerce, CA 90040
401 W A Street, Suite 200
San Diego, CA 92101
(619) 682-3841
www.migcom.com
CALIFORNIA
BERKELEY, FULLERTON,
LOS ANGELES, PASADENA,
RIVERSIDE, SACRAMENTO,
SAN DIEGO, SAN JOSE,
AND SONOMA
COLORADO
DENVER
NEW YORK
BROOKLYN
OREGON
PORTLAND
TEXAS
SAN ANTONIO
WASHINGTON
SEATTLE
TABLE OF CONTENTS
Section 1: Approach 3
Section 2: Project Team 9
Section 3: Professional References 20
Section 4: Timeline 31
Section 5: City’s Standard Professional Services Agreement 32 Section 6: Firm Qualifications 33
Section 7: Fee Proposal (Submitted separately per RFP) 36 Section 1: Approach
MIG will work closely with City staff, community
members, and stakeholders to create a cohesive and
exciting vision for the Telegraph Road and Washington
Boulevard corridors. The need to revitalize these
corridors to enhance their visual appeal, improve
pedestrian and vehicular safety, and create a more
welcoming environment for visitors and residents is
recognized by the City of Commerce.
The revitalization of these corridors is a key
component of the City’s broader efforts to promote
community engagement, attract visitors, and
support local businesses. By incorporating elements
such as pedestrian and bicycle facilities, trash can
amenities, public art, landscaping, lighting, and
wayfinding signage, the City aims to transform these
thoroughfares into destinations that reflect the unique character of Commerce while fostering a sense of
pride and belonging among residents.
This aligns with the City’s goals of economic
development, community revitalization, and cultural
enrichment. By creating visually appealing and
functional spaces, the City seeks to:
» Attract Visitors: Enhance the corridors aesthetic
appeal to visitors traveling to and from the major
destinations such as the Citadel Outlets and
Commerce Casino.
» Promote Community Engagement: Create
spaces that encourage social interaction, cultural
expression, and a sense of community pride.
» Support local businesses: Increase foot and
bicycle traffic and visibility for businesses along the corridors, contributing to economic growth.
» Improve Safety and Accessibility: Design elements
that improve pedestrian, bicyclist, and vehicular
safety, making the corridors more accessible and
enjoyable for all to encourage exploration, longer
stays, and increased foot traffic.
Professional Services
PHASE 1: PROJECT INITIATION & MANAGEMENT
The goal of this task will be to gather all relevant
information necessary to initiate work on the project.
Upon receipt of a written notice-to-proceed for this
phase, MIG will perform the following tasks:
1.1 Kick-off meeting: An in-person kick-off meeting
will be conducted with City staff. This will include
up to two MIG Team staff and will cover:
a. Site walks and driving tour with City staff (up to
a half-day)
b. A one-hour meeting to discuss the City’s
strategic point-of-view on the development
of the conceptual site plans and conceptual
visualizations, including:
i. Project goals and success measures
ii. Challenges and opportunities
iii. Primary stakeholders and partners in the
area
1.2 Existing Conditions Review: The MIG Team
will review any existing plans and policies as
they relate to transportation and mobility along
Telegraph Road and Washington Boulevard. The
goal here is to determine if there are any goods
movement priorities that were identified for these
two corridors, which will be critical in determining
whether transformative mobility/beautification
improvements can be implemented. The MIG
Team will review those documents, summarize
them, and incorporate any elements that are
pertinent to the development of this plan.
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 3 Although The MIG Team will not collect data from
any professional traffic count companies as part
of this effort, we will work with City staff to acquire any data that is available within the City along
these two corridors. This can include any recent
traffic counts, parking occupancy information,
transit (bus stops as well as boardings/alightings),
existing and proposed bicycle volumes, and
pedestrian volume information. The MIG Team
will acquire this information and prepare any
necessary maps and figures that document this
data.
MIG will prepare a data request list to support this
task and provide it to the City. This includes:
a. Current governmental regulations, including
zoning/land uses/entitlements
b. GIS Data and Maps
c. Previous planning efforts or other contextual
plans
1.3 Scheduling and Team Meetings (up to 12): The
MIG Team will work with City staff to determine
communications protocol including regularly
scheduled 30-minute check-in meetings with at
least one MIG staff present via Zoom to review
progress, deliverables, and the schedule.
1.4 Ongoing Project Management: The MIG Team will
regularly update the schedule and City staff based
on deliverables, City reviews, and any changes to
the MIG Team. This includes close monitoring of
the scope, budget, and schedule throughout the
project by the MIG Principal and Project Manager.
Any changes to the MIG Team or City contact will
be communicated promptly, and MIG will limit
additional time to brief and reinitiate the project
with new staff to one hour. Monthly invoices will be
provided to the City as per the agreement.
Deliverables
» Data request list
» Notes and summary from kick-off meeting and site
visits
» Revised project schedule
Meetings
» Kick-off meeting (in-person)
» Ongoing meetings (up to 12) via Zoom
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 4 PHASE 2: ASSESSMENT OF EXISTING
CONDITIONS AND DEVELOPMENT OF
CONCEPT PLAN
MIG will conduct a comprehensive assessment of
existing conditions within the Telegraph Rd and
Washington Blvd corridors, including an inventory
of improvements such as: utilities, public art,
infrastructure, lighting, landscaped elements, medians, traffic signals, placemaking initiatives, and other
assets. This assessment will evaluate the impact and
relevance of these elements to the City’s mission and
goals, identifying strengths, gaps, and opportunities
for improvement. Building on this analysis, the MIG
Team will develop a cohesive concept plan that aligns
with community values and establishes a unifying
vision for the corridors.
MIG will engage with key decision-makers,
stakeholders, and the broader community to refine
placemaking goals, clarify standards, gather input, and prioritize the opportunities. This process will include the City Manager, Public Works Director, Community
Development Director, Park and Recreations Director,
Art in Public Places Committee, Planning Commission,
Beautification Committee, and City Council, as well as
community meetings for broad participation.
2.1 Community Meetings (2): MIG will prepare an
approach for, attend, and facilitate two community
meetings with up to three staff. This will include
one in-person meeting and one virtual meeting
via Zoom. This will also include development of
presentations, graphics, handouts, and/or posters.
The community meetings are an opportunity for
those who live, work, or interact in the project
area to define the desired character and principles
for the Corridors that will be carried out in the
development of the concept plans. MIG assumes
City staff will secure venue(s) for Community
Meetings.
a. Meeting #1: MIG will facilitate the first meeting
in-person. The goal of this meeting will be to
inform the community about the project and
its objectives, and to provide an opportunity
for members of the public to give their input
on the desired character for the future of their
community. This will provide the MIG Team with
a baseline understanding of the community’s
hopes, concerns, and opinions before putting
pen to paper in the development of the concept
plans.
b. Meeting #2: MIG will facilitate the second
meeting virtually via Zoom. The goal of this
meeting will be to present the full draft concept
vision and conduct live polling and interactive
feedback exercises to understand which
components of the recommendations are
priorities for the community.. MIG intends to
conduct this meeting virtually to maximize the
opportunity for participation for those who are
not able to attend in-person.
2.2 Visioning Workshops (2): Due to a compressed
timeline of six months, MIG recommends a
series of in-person visioning workshops in order
to get important stakeholders and decisionmakers together to help craft the vision for these important Corridors. The first visioning
workshop will be focused on an overall vision and
identifying areas of importance, with the second
visioning workshop going into more detail of the
specific design solutions that can be feasibly
implemented over time. The MIG Team (up to two
staff) will hold up to two visioning workshops.
These visioning workshops will be an interactive
design experience that allows people to speak
candidly about their experiences, thoughts, and
concerns—helping the MIG Team identify issues
and opportunities, as well as potential areas of
agreement regarding project strategies. The
MIG Team will develop workshop agendas and
materials. MIG will coordinate with the City to
confirm stakeholder interview participants that
may include groups and representatives such as:
a. Property Owners and Business Owners in the
Project Area
b. City of Commerce Staff
i. City Manager
ii. Public Works
iii. Community Development
iv. Planning
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 5 c. Committees
i. Art in Public Places Committee
ii. Beautification Committee
d. Planning Commission
e. City Council
2.3 Draft Concept Plans: MIG will create draft concept
plans for City review. This will include one round of
review with City staff. City staff will provide one set of consolidated comments with direction. Using
the insights gained from the assessment and
engagement process, MIG will create up to three
(3) concept plans that include:
a. A vision statement and set of goals for each
concept
b. Up to three (3) 2D street section visual graphics
and up to one (1) conceptual 3D rendering for
each concept (total of 12 graphics)
c. A map identifying key locations along
Telegraph Rd and Washington Blvd for targeted
improvements, focusing on areas that will have
the greatest impact on enhancing the identified
gaps, corridor’s visual appeal, functionality, and
community engagement.
i. MIG will identify up to 15 key locations
(average of 5 per concept) and develop
individual site concept plans that incorporate
a variety of elements designed to create
vibrant, engaging, and functional spaces.
These elements could include:
1. Benches
2. Murals and Street Art
3. Landscaping
4. Street and Pedestrian Lighting
5. Signage
6. Public Art
7. Gateway Monuments
8. Façade Improvements
d. A summary of best practices and case studies
from other urban areas that can be adapted
to the Telegraph Rd and Washington Blvd
Corridors.
e. Identification of funding sources and grants,
including local, State, federal, public, and
private, to fully and successfully execute the
vision of the Project.
f. Develop a clear and sustainable timeline for
implementation of the concept plans.
g. Lochner understands that the primary function
of the Corridors is to move goods and traffic
through them. Although Washington Boulevard
has primarily warehousing and industrial
uses, Telegraph Road abuts the I-5 freeway
for a significant portion of its extent and also
provides direct access to both the Citadel
Outlets and the Commerce Casino, two
regional destinations.
The key will be to balance beautification,
mobility, and livability needs while maintaining
goods movement through each of these
streets. Lochner will work with MIG to identify
corridor priorities and lay out existing baseline
operational issues, while providing insight on
whether proposed treatments will maintain that
delicate balance. Lochner will do this in the
following manner:
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 6 i. Operational Baseline Assessment: Working
off City-provided traffic counts, Lochner
will prepare a Synchro model of each of the
corridors. Entering any available turningmovement data, Lochner will be able to pinpoint where the vehicular chokepoints
are, as well as opportunities for greater
expansion. Based on this information, the
MIG Team will identify areas of higher
opportunity, areas to steer clear from, and
areas where minor improvements can be
explored.
ii. Feasibility Assessment of Proposed
Treatments: Based on concepts prepared
by MIG, Lochner’s mobility and engineering
staff will review proposed treatments and
provide input on whether the treatments can
work, need to be tweaked, and/or removed.
Lochner staff will determine this based on
operational constraints, physical constraints,
existence of utilities, and other infrastructure
realities.
iii. Cost Estimates: Per the RFP, the City
expects cost estimates to be prepared for
each of the concept plans, including PS&E
costs, materials, fabrication, and installation.
Having prepared PS&E documents on past
projects, Lochner’s engineering staff will
prepare PS&E-level cost estimates for the
final proposed alternative on each corridor
(up to two sets of costs). These will be
prepared per City guidelines and input.
2.4 Final Concept Plans: The MIG Team will revise
the draft concept plans based on input from the
Planning Commission and City Council. City staff
direction and consolidated comments will be
provided to MIG prior to revisions and production
of final concept plans.
2.5 Planning Commission and City Council
Presentations: The MIG Team will present a
summary of all engagement to date and the draft
concept plans to the Planning Commission and
City Council for review and feedback during either
study sessions or regular meetings. Feedback
from the Planning Commission and City Council,
combined with direction from City staff will lead
to revisions and a follow-up presentation to City
Council with final concept plans.
Deliverables
» Summary of Engagement Memorandum
• 10–15-page Word Document
» Draft Concept Plans
• 10–15-page PDF document
» Final Concept Plans
• 15–25-page PDF document
» City Council presentation
• Prepared in PowerPoint
Meetings
» Community Meetings (2)
» Visioning Workshops (2)
» City Council Meetings (2)
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 7 Project Assumptions and Exclusions
1. The project schedule does not exceed six (6)
months.
2. City staff will provide final lists and contact
information for stakeholders.
3. City staff will coordinate/provide community
workshop venue(s).
4. City staff will provide comparable bid sheets for
streetscape projects within the last 5 years in the
City of Commerce (if available).
5. City staff will provide one set of consolidated
comments for each stated deliverable review
period.
6. All meetings are assumed to be held remotely via
teleconference unless specifically noted.
7. Travel time for in-person meetings will be billed at 100%.
8. Traffic data will be provided by the City and not
included as part of Lochner’s fee. Any big data
platforms and licenses will be provided by the City.
Additional Services
All services not included in the above scope of work
shall be considered Additional Services and shall
be billed at the Standard Hourly Rates. All additional
services shall require written authorization from the
City before proceeding with any approved changes.
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 8 CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 9 Section 2: Project Team
Organizational Chart
PROJECT MANAGEMENT
Rick Barrett, Principal-in-Charge
Steven Davidovas, Project Manager
Mukul Malhotra, Consulting Principal
City Leaders
Residents
Business Owners
City Staff
INFRASTRUCTURE
ENGINEERING
LOCHNER
Carlos Velasquez
Hilary Mau
CONCEPT PLANS
Rick Barrett
Mukul Malhotra
Steven Davidovas
Fernanda Suarez
Ann Berchtold
CJ Davis
COMMUNITY AND
STAKEHOLDER
ENGAGEMENT
Rick Barrett
Brittney Lu-Jones
Steven Davidovas
Fernanda Suarez
MIG TEAM RESOURCES AND SUPPORT
Urban Design, Urban Planning, GIS, Visualizations and Graphic Design, Community Engagement, Facilitation, Strategic Communications, Ecology and Restoration, Green Infrastructure Engineering, Interpretive Planning/Design, Web Technology, Landscape Architecture, Environmental Planning, Administration
CITY OF COMMERCE
The organizational structure for this project is
designed to maximize efficiency, flexibility, and
seamless coordination across all phases of the
Washington Boulevard and Telegraph Road corridor
revitalization effort. MIG’s core team is primarily
based in San Diego and works closely together on a
day-to-day basis, allowing for rapid communication,
nimble decision-making, and the ability to quickly
adapt to project needs as they evolve. This integrated
structure ensures the City benefits from a responsive
team that can efficiently move between visioning,
technical analysis, stakeholder engagement, and
implementation strategy.
This efficiency is reinforced by the longstanding
working relationship between MIG and H.W. Lochner
on streetscape and corridor improvement projects
throughout California. Project Manager Steven
Davidovas and Consulting Principal Mukul Malhotra
have collaborated extensively on transformative
streetscape efforts that have secured hundreds
of millions of dollars in grant funding and led to
successful implementation statewide. Their proven
partnership, combined with the broader MIG + Lochner
team’s complementary expertise, creates a flexible
and highly coordinated approach that supports both
innovative design and practical, fundable solutions.
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 10 Relevant Projects: MIG and H.W. Lochner
» La Habra Boulevard Specific Plan, City of La Habra
» Lupine Plaza Concept Design Study, City of Palm
Desert
» Haystack Road Bike Lane, City of Palm Desert
» Bus Shelter Design, City of Vista
» Carson Street Streetscape, City of Hawaiian
Gardens
» Olympic Boulevard Improvement Project, City of
Santa Monica
» Parkway 1e11 Project, Coachella Valley Association
of Governments
» Daisy Avenue Corridor Bicycle Boulevard, City of
Long Beach
» Big Bear Moonridge Road Design, City of Big Bear
Lake
» Moreno Valley Aqueduct Trail System, City of
Moreno Valley
» Pier J Bike/Pedestrian Path, Port of Long Beach
» Bicycle Outreach and Marketing Plan, San Diego
Association of Governments
» Public Health Analysis, San Diego Association of
Governments
» Uptown Bike Plan, San Diego Association of
Governments
» PS&E Drawings, San Diego Association of
Governments
» Uptown 30% Design, San Diego Association of
Governments
» Stewart Street and Pennsylvania Avenue
Improvements, City of Santa Monica
» 400 West Valley Boulevard Mixed-Use
Development, City of San Gabriel
» Arrow Highway Specific Plan and EIR, City of
Glendora
» Rathbun Corridor Sustainability Plan, City of Big Bear Lake
» Pedestrian, Bicycle, and Equestrian Mobility Project, City of Big Bear Lake
» Cadence Acquisitions 7-E, City of Monterey Park
» Claremont Hills Wilderness Park Master Plan, City of
Claremont
» General Plan and EIR, City of Colton
» Smoky Hollow Specific Plan, City of El Segundo
» Garvey Avenue Specific Plan and EIR, City of
Rosemead
» Case Processing, City of Hawaiian Gardens
» Casino Expansion EIR, City of Hawaiian Gardens
» Transit Mall Improvements, City of Long Beach
» Manchester Beautiful Streetscape Project, City of
Los Angeles
» Circulation Element for General Plan Update, City of
Monterey Park
» Senior Housing Impact Study, City of Monterey Park
» North Park Mini-Park and Streetscape, City of San
Diego
» Palm Avenue Commercial Corridor Master Plan, City
of Imperial Beach
» Pine Avenue Streetscape Project, City of Long
Beach
» Land Use and Circulation Project, City of Santa
Monica
Richard Barrett is an accomplished designer and planner with expertise in leading complex, large-scale urban and open space projects, as well as those in more intimate suburban and neighborhood settings. From the beaches of the Jersey shore to New York’s Central Park, Rick was heavily influenced by the landscapes, architecture, and nature he grew up in. His sense of stewardship for the land was forged early as a teenager organizing monthly river cleanups.
This influence can be seen in the artful blend of ecology, creativity, innovation, and inclusivity that he brings to the design and planning process. Whether it’s a downtown commercial district or a park master plan, Rick leads clients, stakeholders, and community members in defining a common vision and detailing how that vision can be achieved. His deep respect for the environment is reflected in his dedication to the design and development of environments that meet accepted high levels of environmentally responsible, sustainable development. On every project, Rick is in constant pursuit of new ways to improve the quality and aesthetics of life for all people.
SELECTED PROJECT EXPERIENCE
» Euclid Avenue and National Avenue Master Plans, San Diego, CA » 14th Street Promenade Master Plan, San Diego, CA
» Downtown Complete Streets Mobility Study, San Diego, CA » Bankers Hill and Hillcrest Bike Lanes, San Diego, CA
» North Park Mini-Park and Associated Streetscapes, San Diego, CA » San Diego River Discovery Center, San Diego, CA
» T+C Park, San Diego, CA
» Skyline Park, Gamma Mini-Park, and Villa Monserate Park, San Diego, CA » Carmel Mountain Ranch Eastbourne Park, Shoal Creek Park, and Walden Park, San Diego, CA
» F Street Promenade Master Plan, Chula Vista, CA
» Millenia Streetscape and Parks Master Plans, Chula Vista, CA » La Mesa Boulevard Complete Streets Plan, La Mesa, CA
» County of San Diego Native Landscape Program, San Diego, CA » Poway Road Corridor Specific Plan, Poway, CA
» Jefferson Avenue Corridor Study, Temecula, CA
» Anaheim Urban Greening, Anaheim, CA
» Highway 111 Median Conceptual Design, Rancho Mirage, CA » Metro I-710 Streets Livability Initiative, Los Angeles County, CA
EDUCATION
» BS, Landscape Architecture
and Environmental Planning,
Utah State University
CERTIFICATIONS
» LEED Accredited Professional
(LEED AP)
» Certificate in Project Manager
Professional (PMP), George
Washington University
PROFESSIONAL AFFILIATIONS
» American Society
of Landscape Architects
(ASLA), Member
AWARDS
» Signature Design Award
Winner: Orion Park,
Millenia, Chula Vista,
CA, San Diego Design
Forward Alliance, 2025
» Transportation Planning
Award: Downtown San Diego
Mobility Plan, San Diego, CA,
APA California and San Diego
Chapter, 2024
» Planning Award: Carlsbad
Growth Management Plan,
Carlsbad, CA, San Diego, APA
San Diego Chapter, 2024
» Park Design Award: Town
and Country River Park, San
Diego, CA, ASLA San Diego
Chapter 2024
» Comprehensive Plan
Award of Excellence, Tulare
Downtown Master Plan,
Central Section APA 2025
PRINCIPAL-IN-CHARGE | MIG
Richard D. Barrett, ASLA, LEED AP
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 11
EDUCATION
» MArch, Andrews University
» BSArch, Andrews University
AWARDS
» Transportation Planning
Award: F Street
Promenade Streetscape
Master Plan, APA San
Diego Chapter, 2018
» Momentum Award: F Street
Promenade Streetscape
Master Plan, Circulate
San Diego, 2018
» Planning Award: Poway
Road Corridor Specific
Plan, APA San Diego
Chapter, 2017
» Student Merit Award: Twin
Cities Harbor, St. Joseph,
and Benton Harbor,
MI, Congress for New
Urbanism, 2016
» Comprehensive Plan Merit
Award, Fallbrook Sub-Area
Plan, APA San Diego, 2025
» Urban Design Award of
Excellence, 5th Avenue
Promenade Feasibility
Study, APA San Diego 2025
» Urban Design Merit Award,
Point Loma Nazarene
University Campus Master
Plan, APA San Diego, 2025
» Comprehensive Plan
Award of Excellence, Tulare
Downtown Master Plan,
Central Section APA 2025
With his architectural background and keen eye for visual presentation, Steven Davidovas has designed and worked on a range of project types including master plans, streetscapes, mixed-use communities, and single-family residences. He is committed to the importance of collaborative and integrated design in creating engaging and functional environments that fulfill community and client needs. His graphic presentation skills have become an integral part of the MIG community engagement process, enabling participants to see the potential in each project design.
Steven designs based on the principles of service, sustainability, and connection to the natural environment. He sees his role as a designer as one of social responsibility and strives to bring best practices forward in each project.
SELECTED PROJECT EXPERIENCE
» Fallbrook Community Plan, San Diego County, CA
» Poway Corridor Specific Plan, Poway, CA
» F Street Promenade Streetscape Master Plan, Chula Vista, CA » La Mesa Boulevard Complete Streets Master Plan, La Mesa, CA » Euclid Avenue and National Avenue Master Plans, San Diego, CA » San Diego University Community Plan Update, San Diego, CA » Clairemont Urban and Mobility Design Services, San Diego, CA » Spaces as Places Design Manual, San Diego, CA
» Reimagine Ventura Boulevard Streetscape Improvements, Los Angeles, CA
» San Diego River Discovery Center, San Diego, CA
» T+C Public Park, San Diego, CA
» Laguna Beach Downtown Specific Plan, Laguna Beach, CA » LA Great Streets—DIY Manual and Three Corridors, Los Angeles, CA » LA Great Streets Challenge, Los Angeles, CA
» Salt Lake City Northwest Quad Redevelopment, Salt Lake City, UT » Fallbrook Village Sub-Area Plan, Fallbrook, CA
» Broadway Manchester Equity Project, Los Angeles, CA
» Highway 111 Median Conceptual Design, Rancho Mirage, CA PROJECT MANAGER | MIG
Steven Davidovas
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 12
EDUCATION
» MUD, University of
California, Berkeley
» BArch, Sushant School
of Art & Architecture,
Gurgaon, India
SELECTED AWARDS/
PUBLICATIONS
» 2019 IDA Pinnacle Award,
San Antonio
Comprehensive Plan and
Sub-Area Planning
» 2014 IDA Achievement
Award, re:Streets Planning
Initiative
» 2011 Best Projects
California, McGraw-Hill/
ENR Merit Award Winner,
Long Beach Transit Mall
Streetscape Improvements
» “Streets Reconsidered:
Inclusive Design for the
Public Realm”, 2018
Mukul Malhotra is an award-winning urban designer and nationally-recognized expert and innovator in complete streets and multimodal public realm improvements. Originally an architect, Mukul gravitated toward planning and urban design because it yields greater impact beyond just the physical environment. He is committed to not only advancing the communities he works in around the country, but to moving the dial up a notch on the profession itself. As one of the creators of MIG’s re:Streets Initiative, Mukul leads a multidisciplinary Street Design Studio on exploring what America’s roadways would be like if they were designed for living instead of just driving. His projects have addressed issues related to urban development and revitalization, streetscape design and planning, pedestrian- and transit-oriented design, and preservation of neighborhood and city character. From well-established single-family neighborhoods and historic districts to new communities, Mukul’s creativity and interdisciplinary approach have given shape and form to countless places and spaces from Texas to Massachusetts and California to North Carolina.
SELECTED PROJECT EXPERIENCE
» Manchester Beautiful Streetscape Plan, Los Angeles, CA » Great Streets Corridors Urban Design, Outreach and Environmental Analysis Services, Los Angeles, CA
» Pico Boulevard Main Street Design, Los Angeles, CA
» South Robertson Boulevard Main Street Design, Los Angeles, CA » Great Streets Challenge and Vision Zero Evaluation, Los Angeles, CA » Metro Gold Line Extension/Boyle Heights Transit-Oriented Urban Design Plan and Cesar Chavez Avenue Complete Street, Los Angeles, CA » Metro I-710 Livability Initiative Complete Streets and Active Transportation Plan, Los Angeles County, CA
» San Pablo Avenue Complete Street Plan, El Cerrito and Richmond, CA » West Capitol Avenue Streetscape Master Plan, West Sacramento, CA » Downtown Long Beach Streets, Transit Mall and Pine Avenue Improvements, Long Beach, CA
» 14th Street Promenade Master Plan, San Diego, CA
» re:Streets Planning Initiative, National
» Re-Imagine Ventura Streetscape Design, Woodland Hills, CA » Palm Avenue Streetscape Plan, Imperial Beach, CA
» Third Street Promenade Stabilization and Economic Vitality Plan, Santa Monica, CA
» Upper State Street Corridor Study, Santa Barbara, CA
CONSULTING PRINCIPAL | MIG
Mukul Malhotra
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 13
EDUCATION
» BA, Business
Administration, Minor in
Fine Art and Marketing, San
Diego State University
PROFESSIONAL
AFFILIATIONS
» Chair, Arts & Culture
Committee, Downtown
San Diego Partnership
» Board, San Diego Tourism
Authority
» Advisory Board, San Diego
Art Institute
» Leadership Council,
Project for Public Spaces
» Member, The Association
for Public Art
» Advisory Board, YachtAid
Global
Ann Berchtold brings over 20 years of experience as an art curator, gallery director, and arts program advisor. She launched San Diego’s first contemporary art fair in 2009—Art San Diego—and was also the founder and curator of the Open Walls Project, an urban exhibition that sought to transform typical commercial spaces. In addition, Ann has worked on numerous mixed-use projects to guide public art commissions and acquisitions that have resulted in a cohesive, dynamic, and sustainable public art program.
Ann works to build alliances among urban development, branding, placemaking, artists, and creatives to advance big-picture projects, bringing the community voice and stakeholder vision intimately into the visual and performing art program plan to create inclusive and meaningful contributions to private and public spaces.
Ann has served in a leadership position for several public and nonprofit groups including Co-Chair of the Arts & Culture Committee for the Downtown San Diego Partnership; Board Member of the San Diego Tourism Authority and San Diego Art Institute; and Leadership Council for Project for Public Spaces.
SELECTED PROJECT EXPERIENCE
» Woodinville Public Art Programs Advisor, Woodinville, WA » Grand River Public Arts Master Plan, Grand Rapids, MI » IQHQ, RaDD Campus Public Art Advisor, San Diego, CA
» IQHQ-Fenway Center, Public Art Advisor, Boston, MA
» IQHQ-SPUR, Public Art Advisor, South San Francisco, CA » City of Hope, Duarte Outpatient Clinic, Public Art Advisor, Duarte, CA » City of Bakersfield: Public Art Plan, Public Art Siting and Curation, Bakersfield, CA
» Ontario Museum of History and Art, Public Art Programs Advisor, Communications Director, Ontario, CA
» IDEA1, Mixed-use Campus, Public Art Advisor, San Diego, CA » DEL MAR PLAZA, Retail Campus, Public Art Advisor, Del Mar, CA » FRAMEWORK, Residential Building, Public Art Advisor, San Diego, CA PUBLIC ART SPECIALIST | MIG
Ann Berchtold
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 14
EDUCATION
» BS, Landscape
Architecture, California
State Polytechnic
University, Pomona
PROFESSIONAL
AFFILIATIONS
» San Diego Horticultural
Society
Since joining MIG, Fernanda Suarez has assisted in the design, documentation, and graphic production of various project types. Her eye for detail and graphic skills have greatly contributed to many streetscapes, parks, master plans, and engagement projects. Fernanda enjoys all steps of the design process, from site visits to conceptual design to construction documentation and observation. She aids and collaborates with team members across all fields, providing design and technical assistance.
Fernanda believes in the importance of design and community engagement, which is why she is committed to designing spaces that connect people to each other and to their natural environment.
SELECTED PROJECT EXPERIENCE
» Bascom Corridor Complete Streets Study, San José, CA
» Carmel Mountain Ranch Landscape Design and Outreach,
San Diego, CA
» Rancho Mirage Community Landscape Design and Enhancement, Rancho Mirage, CA
» Healdsburg Avenue Improvement Study, Healdsburg, CA
» LACCD, Mission College Landscape Master Plan, Los Angeles, CA » LACCD, Pierce College Landscape Master Plan, Los Angeles, CA » LACCD, Valley College Landscape Master Plan, Los Angeles, CA » Olive Grove Community Park ADA and Playground Improvements, San Diego, CA
» Santa Ysabel Tribal Community Plan, San Diego, CA
» Santa Ana General Plan and Technical Studies, Santa Ana, CA » Chula Vista Mobility Outreach, Chula Vista, CA
» Orion Park, Chula Vista, CA
» College of the Desert, Palm Springs, CA
» LADOT Stress Free Connections, Los Angeles, CA
» St. Olaf College Landscape Design, Northfield, MN
» Santa Clara Patrick Henry Drive Specific Plan, Santa Clara, CA » Sacramento State, Ramona Campus Master Plan, Sacramento, CA » Clairemont Urban and Mobility Design Services, Clairemont, CA SENIOR PROJECT ASSOCIATE | MIG
Fernanda Suarez
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 15
EDUCATION
» BS, Urban and Regional
Planning, California
Polytechnic State
University, Pomona
PROFESSIONAL
AFFILIATIONS
» American Planning
Association
» Urban Land Institute
» American Society of
Architectural Illustrators
CJ Davis is a highly skilled urban designer with an in-depth knowledge of smart growth principles and sustainability concepts. With over 15 years of experience designing small- and large-scale streetscapes, specific plans, land use alternatives, and community theming, CJ excels at graphically representing complex concepts in a meaningful and understandable manner for public and private agencies, and community residents. He is well versed in all forms of graphic communications from design vignettes and conceptual sketches to intricately detailed renderings and 3D models. His interpersonal and problemsolving skills enable him to coordinate and communicate with people from varied fields and backgrounds. He has extensive experience planning, preparing, and executing materials that communicate effectively to the public at community engagement activities.
SELECTED PROJECT EXPERIENCE
» Third Street Promenade Stabilization, Santa Monica, CA » Ventura Boulevard Re-Imagining, Los Angeles, CA
» Downtown Long Beach Pine Avenue Streetscape Improvements, Long Beach, CA
» Downtown Santa Barbara State Street Master Plan, Santa Barbara, CA » Pasadena Playhouse District Park, Pasadena, CA
» Downtown Downey Firestone Streetscape Revitalization, Downey, CA » Laguna Beach Downtown Plan and Streets Closure Study, Laguna Beach, CA » 14th Street Promenade, San Diego, CA
» Euclid and National Avenues Master Plans, San Diego, CA » F Street Promenade, Chula Vista, CA
» CADA O Street, Sacramento, CA
» Redwood City Inner Harbor Specific Plan, Redwood City, CA » Durango Main Avenue Streetscape Design, Durango, CO
» Downtown Area Plan, San Marcos, TX
URBAN DESIGNER, VISUALIZATION SPECIALIST | MIG
CJ Davis
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 16
EDUCATION
» MURP, Urban and Regional
Planning, University of
California Los Angeles
» MPH, Public Health,
University of California Los
Angeles
» BS, Public Health,
University of California
Brittney Lu-Jones is experienced in working with diverse communities to enact land use change that advances equitable health outcomes. She spent the past five years organizing in South Los Angeles to support policy campaigns targeting a citywide phaseout of oil drilling, empowered residents to participate in a community science health study, and engaged with neighbors about upcoming active transportation projects. She has helped create and disseminate public information materials, strategized in-person and digital outreach efforts, and managed contact databases to support ongoing engagement with partners and residents. Brittney is passionate about the intersection of public health, urban planning, and environmental justice, and believes that community voices should be at the center of decision-making processes that affect built environments.
SELECTED PROJECT EXPERIENCE
» Los Angeles County Department of Parks and Recreation Parks Needs Assessment Plus (PNA+), Los Angeles, CA
» SELA Community Cultural Center, Los Angeles, CA
» CEQA Standards and Thresholds, Atescadero, CA
» On-Call Planning Services, County of San Diego, CA
» San Diego County Circular Economy, County of San Diego, CA » East San Fernando Valley Transit Neighborhood Plan Outreach, Los Angeles, CA » LA Climate Action and Adaptation Plan, Los Angeles, CA » LA County OurCounty Sustainability Plan, Los Angeles, CA » San Diego Child Care Blueprint Implementation, Los Angeles, CA » SELA Cultural Center Advisory Panel, Los Angeles, CA
» Funding Community Health Workers in California: Using Medi-Cal to Transform Healthcare Delivery, Los Angeles, CA*
» Los Angeles Voices on Oil, Community, Environment, and Salud, Los Angeles, CA*
» Stand Together Against Neighborhood Drilling Coalition Member, Los Angeles, CA*
* Project completed prior to joining MIG
ENGAGEMENT LEAD | MIG
Brittney Lu-Jones
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 17
EDUCATION
» MA, City and Regional
Planning, University of
California–Berkeley
» BA, Geography/
Environmental Studies
and History, University of
California–Los Angeles
REGISTRATIONS
» American Institute of
Certified Planners (AICP)
[026845]
PROFESSIONAL
AFFILIATIONS
» American Planning
Association
» Urban Land Institute
» Young Professionals in
Transportation
» League Certified Instructor,
League of American
Bicyclists
Carlos Velásquez brings over 17 years of experience working and leading numerous mobility projects throughout Southern California. He has worked on circulation elements, wayfinding inventory and signage plans, bicycle and pedestrian plans, safe routes to school countermeasure design and implementation projects, non-motorized facility design, and active transportation grant application development. At Lochner, Carlos has managed projects totaling over $5 million. He recently concluded a multi-year, million-dollar Safe Routes to School project with LADOT, which required extensive bilingual engagement, bikeway and pedestrian facility concept design and feasibility analysis, and grant application preparation—these efforts led to funding and implementation.
Most recently, Carlos managed three projects that have had several proposed treatments go into implementation. For example, in the City of Burbank, he managed a Safe Routes to School project that resulted in the construction of curb extensions at two school sites—the treatments were completed within 18 months of Lochner starting the project. Other rapid-implementation projects include five quick-build projects that were implemented in the last year. These projects were implemented in diverse settings with unique stakeholders.
SELECTED PROJECT EXPERIENCE
» La Habra Boulevard Specific Plan, Project Manager, City of La Habra, La Habra, CA
» Rush Street Corridor Plan, Project Manager, City of South El Monte, South El Monte, CA
» Circulation and Transportation Element Update, Project Manager, City of Bell Gardens, Bell Gardens, CA
» Rancho La Cienega Sports Complex Traffic Impact Study, Project Planner, City of Los Angeles, Los Angeles, CA
» Short Range Transit Plan, Principal-in-Charge, City of Pasadena, Pasadena, CA » North Lake Avenue Traffic and Pedestrian Safety Enhancement Plan, Project Manager, City of Pasadena, Pasadena, CA
» Atlantic Boulevard Improvements Plan, Project Planner, City of Monterey Park, Monterey Park, CA
PRINCIPAL | LOCHNER
Carlos Velasquez, AICP
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 18
EDUCATION
» MS, Urban and Regional
Planning, California
State Polytechnic
University–Pomona
» BA, Environmental Studies,
University of California–
Santa Cruz
PROFESSIONAL
AFFILIATIONS
» American Planning
Association
Hilary Mau has been with Lochner for over 15 years assisting with the preparation of transportation planning project studies for various projects throughout the Southern California region. Her recent responsibilities include preparation and review of transportation impact studies, parking supply and demand studies, shared parking analyses, traffic circulation and access studies, Transportation Demand Management (TDM) Plans, mitigation monitoring reports, and traffic signal warrant analyses. She has experience using software that includes Synchro/ SimTraffic, Traffix, Highway Capacity Software (HCS), and AutoCAD.
SELECTED PROJECT EXPERIENCE
» 7th Street Streetscape Project, Transportation Planner, City of Los Angeles, Los Angeles, CA
» Metro East San Fernando Valley Transit Corridor, Transportation Planner, City of Los Angeles, Los Angeles, CA
» Toyota Sports Center Parking Analysis, Transportation Planner, City of El Segundo, El Segundo, CA
» Ontario Multi-Modal Transportation Center, Transportation Planner, City of Ontario, Ontario, CA
» Buellton Circulation Plan Update, Transportation Planner, City of Buellton, Buellton, CA
» University of California–Los Angeles Westwood Village Transportation Hub and Bus Route Realignment Study, Transportation Planner, Los Angeles County Metropolitan Transportation Authority, Los Angeles, CA
» Trancas Country Market, Project Manager, City of Malibu, Malibu, CA » Genevacho Medical Center, Associate Transportation Planner, City of Los Angeles, Los Angeles, CA
PLANNER | LOCHNER
Hilary Mau
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 19 CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 20
PROJECT DETAILS
Firm: MIG
Client: Fehr & Peers
Location: Los Angeles County, CA
Reference: Ernesto Chaves
Director
Highway Program Metro
[email protected]
(213) 922-7343
Dates: 2017 – 2019
Budget: $149,977
Metro and the Gateway Cities Council of Governments (GCCOG) worked jointly with I-710 southeast corridor cities and communities located one mile east and west of the I-710 to improve street accessibility for all modes of transportation.
The I-710 Livability Initiative is a Complete Streets and Active Transportation planning effort of proposed street, bicycle, and pedestrian enhancements to be funded by grants for design and construction. MIG worked with Metro and the Gateway Council of Governments to develop a set of recommendations that focus on opportunities for enhancing the livability of street corridors by balancing the needs for Complete Streets and Active Transportation.
The project’s key focus was on access to parks, open space and recreation, inclusion of public art, connections to the Los Angeles River, improved public health through fitness and well-being, and opportunities for sustainable improvements and green infrastructure. We developed a set of alternatives that included recommendations for geometric improvements and urban design interventions, including streetscape amenities and safety improvements. The project received the 2019 Los Angeles Section APA Award for Transportation Planning.
I-710 Livability Initiative Complete Streets and
Active Transportation Plan
Section 3: Professional References
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 21
PROJECT DETAILS
Firm: MIG
Client: City of Pico Rivera
Location: Pico Rivera, CA
Reference: Javier Hernandez
Director, Innovation &
Communications
City of Pico Rivera
(562) 801-4395
[email protected]
Dates: 2023 – 2025
Budget: $576,000
Historic Whittier Boulevard Specific Plan
The City of Pico Rivera completed a community-based process to re-envision and revitalize Historic Whittier Boulevard. MIG was retained to lead the process and develop a specific plan that contains detailed development standards and implementation measures for land use and zoning categories for new development, architectural style and guidelines, parks and recreation, and public art and placemaking elements. The final plan will lay the foundation for a new official “uptown” district that embraces the rich history, culture, and diversity of Pico Rivera. The outcome of this process will be a plan that will:
» Empower people to participate in the development of their neighborhoods; » Promote healthy lifestyles and safer streets for all; » Improve access to parks and open and recreation space; » Stimulate economic growth and community prosperity;
» Integrate art, technology, and style; and
» Cultivate a more sustainable environment.
To help the community understand existing conditions affecting the planning process, our team created a StoryMaps site. This project involved an extensive community engagement component.
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 22
PROJECT DETAILS
Firm: MIG
Client: City of Los Angeles
Department of City Planning
Location: Los Angeles, CA
Reference:
Maria Ortiz
Management Analyst II
City of Los Angeles
(213) 978-1291
[email protected]
Dates: 2016 – 2018
Fee: $310,000
MIG was retained by the City of Los Angeles to conduct an integrated planning, design, and community and stakeholder engagement process to transform neighborhood main street commercial corridors, including Lankershim Boulevard, Cesar Chavez Avenue, and South Robertson and Pico Boulevard with strategic cost-effective improvements.
The improvements focused on safety, connectivity, and placemaking. This included decorative and high-visibility crosswalks, low-stress on-street bike lanes, wayfinding and signage highlighting civic destinations and local businesses, bike racks, pedestrian lighting, landscaping, and seating at key strategic locations. To maximize cost-effective improvements, existing curbs were maintained to the maximum extent possible. Pop-up events at key nodes along the project area helped inform and educate the community about the different types of improvements. MIG worked with the City and local community partners including business and neighborhood organizations to initially brainstorm overarching improvements and subsequently implement temporary built improvements in demonstration labs at one node in each of the three project areas for the community to experience and provide their feedback. This helped create stakeholder and community buy-in to implement and maintain the permanent improvements.
Concurrently, MIG worked with a multidisciplinary City team to create the DIY Great Streets Manual. It is a how-to guide for over 40 City services that any Angeleno can access to take the lead in transforming their street into a safe, accessible, and prosperous public space. Provided in a simple, graphic form, the Manual focuses on providing a clear reference guide to help business owners and residents understand how they can get basic streetscape improvements such as pedestrian lighting, bike racks, wayfinding, etc., implemented in the street right-of-way.
Los Angeles Great Streets Planning, Design, and Engagement CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 2 3
PROJECT DETAILS
Firm: MIG
Client: City of Los Angeles Bureau of
Engineering
Location: Los Angeles, CA
Reference:
Kristen Gordon
Economic Development Deputy,
Office of Councilmember Marqueece
Harris-Dawson, City of Los Angeles
Council District 8
[email protected]
(213) 473-7008
Dates: 2017 – 2019
Fee: $190,000
Manchester Boulevard is a critical street that connects the Manchester Station for the Metro Silver Line Bus Rapid Transit to four heavily traveled cross-streets. The section of Broadway from Manchester to Imperial Highway connects residents to local services and to destinations across Los Angeles. MIG worked with Council District 8 (CD8) staff to develop a design framework for improving the Manchester/Broadway corridors. These improvements are a critical element in protecting vulnerable populations that include children, youth, and seniors, and also meet the collective City of Los Angeles, vision to be a safe, healthy, vibrant, and sustainable place.
MIG developed a community-led and community-based vision for Manchester Boulevard through an extensive existing conditions evaluation and innovative and engaging outreach. MIG worked with community-based groups, community leaders, residents, school representatives, and faith-based groups to solicit input regarding transformative design elements that will ultimately result in traffic calming that maintains vehicle flow, includes public art, and provides pedestrian and bicycle connections to the Manchester Station. MIG worked with CD8 and community partners to develop key project messaging, educational materials, and a variety of graphics and illustrations to encourage meaningful community input. The community-based vision for both corridors will result in final conceptual designs that will be included in numerous grant funding applications.
The implementation of this project has been made possible through a strong and diverse funding partnership across local and State agencies. The California Natural Resources Agency awarded $713,804 to support key environmental and community enhancements, while the Safe Clean Water Program recommended over $11 million through its Stormwater Investment Plan, recognizing the project’s significant water quality and sustainability benefits.
Additional major grants awarded included $18 million from the USDOT, reinforcing the project’s importance to regional mobility and infrastructure, and $24.821 million from Caltrans through the Active Transportation Program (ATP). This funding supports critical safety, beautification, and landscaping improvements, helping to deliver a more accessible, resilient, and vibrant public realm.
Broadway Manchester Equity Project
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 24
PROJECT DETAILS
Firm: MIG
Client: City of Los Angeles
Location: Los Angeles, CA
Reference:
Holly Harper
Planning Assistant
LA Department of City Planning
[email protected]
(213) 847-3706
Dates: 2018 – 2021
Budget: $100,000
MIG worked with different departments of the City of Los Angeles and Council District 3 to reimagine streetscape improvements along Ventura Blvd to fulfill the community vision of being the ‘main street’ of the Woodland Hills Neighborhood.
MIG conducted an existing conditions analysis and closely worked with community members and key stakeholders to identify overall main street elements. The initial existing conditions analysis phase included data collection and evaluation of physical, social, and environmental elements. This helped create an overall urban design framework that was used to evaluate different streetscape concepts. Working with staff, business owners, and community members, MIG created preferred streetscape schematic designs and cost estimates for the development of sidewalks, crosswalks, and landscaping along medians and parking lanes.
Phase I of the improvements have been completed and design of Phase II improvements are underway. All the improvements and overall community community engagement process have been documented on the City’s link:
https://storymaps.arcgis.com/stories/0ed8905783cf4f00a13d06d60f1ef2f4 Reimagine Ventura Boulevard
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 25
PROJECT DETAILS
Firm: MIG
Client: Santa Ana, CA
Location: Santa Ana, CA
Dates: 2018 – 2020
Budget: $110,000
MIG worked with the City of Santa Ana to develop public realm and streetscape plans for the Metro East Mixed-Use Overlay Zone and Expansion Area and Harbor Boulevard as part of their General Plan update. These plans presented streetscape, open space, and complete street improvements to transform these areas into vibrant and sustainable neighborhoods that support local businesses and residents. Streetscape amenities such as street trees, pedestrian lighting, gateway signs, site furnishings, public art, and new open space were proposed to attract high-quality residential and mixed-use development.
Key opportunities identified during the development of these plans included improvements to access and connectivity, green infrastructure, new street trees and landscape, and improvements to sidewalk and roadway conditions.
The goals were centered around creating a vibrant urban village that supports diverse activities and land uses and attracts a variety of users. Implementation actions, funding sources, and recommendations for ongoing operations and maintenance were also developed.
Metro East Mixed-Use Overlay Zone and Harbor Boulevard
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 26
PROJECT DETAILS
Firm: MIG
Client: City of Rancho Mirage
Location: Rancho Mirage, CA
Reference: Majna Dukic
Director of Development Services
City of Rancho Mirage
(760) 328-2266 Ext. 210
[email protected]
Dates: 2019
Budget: $39,950
MIG worked with the City of Rancho Mirage on community landscape design and enhancement recommendations for the Highway 111 corridor between Rancho Las Palmas Drive and Bob Hope Drive. The Highway 111 corridor, which includes a two-mile stretch in Rancho Mirage, is considered the main street in the city and includes a concentration of high-end commercial uses. The project is an ideal way to reinforce the image and brand of Rancho Mirage and further distinguish it from other communities along the Highway 111 corridor.
The objective of the project was to develop a cohesive design theme with material, color, and landscape options that could then be utilized throughout the city for the development of road medians, special corners, and enhanced intersections. Considerations for the design recommendations included new architecturally appealing hardscape elements that reinforce a visual rhythm and cohesiveness—inspired by the surrounding environment and culturally rich local history. Other recommendations called for consistent placement of plant species that are drought tolerant and low maintenance; salvaging existing trees and shrub planting; incorporating the City’s official mammal, the Desert Bighorn Ram; and reflecting the City’s image as an upscale luxury destination.
Opportunities and challenges were identified at a kickoff meeting and site visit with City staff. MIG then performed substantial research to confirm the preliminary design themes that were the focus of the project. MIG produced three unique design themes that reflect the unique desert character of the city.
MIG developed site plans, photo-simulations, and a draft written report.
Community engagement for the project consisted of collaboration with the Architectural Design Review Board and presentations to the Planning Commission and City Council.
Rancho Mirage Community Landscape Design and Enhancement CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 27
PROJECT DETAILS
Firm: MIG
Client: Civic San Diego
Location: San Diego, CA
Dates:
2015 – 2016 (Master Plan)
2016 – 2021 (Construction
Documents and Construction)
Budget: $170,371
MIG prepared the master plan to create a north-south pedestrian- and bicyclefriendly linkage in the heart of the East Village neighborhood of Downtown San Diego through the reclamation of underutilized public right-of-way. This 11-block promenade will features a comprehensive and sustainable streetscape design that emphasizes non-motorized methods of circulation, increases pedestrian use of the public realm, and helps meet the social and recreation needs of this growing downtown community. It is also the first of six interconnected “greenway” corridors planned for Downtown.
The 14th Street corridor has several challenges addressed by the Master Plan.
These include existence of underground utilities in the proposed promenade area, the need to enhance the stormwater management capabilities of the corridor, and the presence of a fairly large transient population near one end of the corridor.
In addition, coordination and community engagement were an important component of the project, which included a pop-up demonstration project and participation in CicloSDias, an event that temporarily closes the streets to cars so they can be used by all for healthy and fun physical activities. MIG also completed construction documents for the first block of the promenade with construction completed in March 2021.
14th Street Promenade
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 28
PROJECT DETAILS
Firm: Lochner
Client: City of Bell Gardens
Location: Bell Gardens, CA
Reference:
Chau Vu
Director of Public Works
City of Huntington Beach
(Formerly City of Bell Gardens)
(714) 374-5345
Completion Date:
May 2022
Lochner was retained by the City of Bell Gardens to prepare their circulation element update. The project entails re-envisioning the City’s transportation network to ensure that the City is positioned for California’s Vehicle Miles Traveled (VMT) policy and is more conducive to non-motorized transportation facilities. The Circulation Element update will be incorporated into the City’s overall General Plan and will seek to guide the City’s transportation policy over the next three decades.
For this project, Lochner staff analyzed the existing transportation network to determine street usage, volumes, and origin-destination pairs. Lochner also modeled existing and anticipated build-out VMT numbers. As part of the study, Lochner recommended updated parking and transportation demand management policies, and recommended any streets to be reclassified based on their existing volumes and anticipated usage. Additionally, an assessment of micromobility strategies and microtransit is also included. The study will ensure that the City remains forward thinking when it comes to transportation planning and policy.
Circulation and Transportation Element Update
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 29
PROJECT DETAILS
Firm: Lochner
Client: City of South El Monte
Location: South El Monte, CA
Reference:
Rene Salas
Public Works Director
City of South El Monte
(626) 579-6540
Completion Date: March 2023
Lochner partnered with the City of South El Monte to develop a streetscape enhancement plan for Rush Street—one of the city’s most challenging corridors due to its role as a major truck route, proximity to industrial uses, constrained right-of-way, and persistently high vehicle speeds. Understanding the corridor’s complexity, Lochner led a comprehensive planning and engineering effort to balance the movement of freight with the urgent need for safer, more inviting pedestrian and bicycle infrastructure. Our team conducted a detailed analysis of roadway operations and physical constraints, coordinating with utility providers and City departments to evaluate feasibility within the narrow right-of-way.
The resulting plan included strategic lane reconfigurations to calm traffic, protected facilities for people on bicycles, and intersection safety upgrades— such as high-visibility crosswalks and shortened crossing distances—to improve visibility and reduce vehicle turning speeds. Beyond mobility enhancements, Lochner incorporated beautification and placemaking elements to transform the corridor into a safer, greener, and more community-friendly environment, all while preserving its functional role in supporting industrial and goods movement activity.
Rush Street Corridor Plan
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 30
PROJECT DETAILS
Firm: Lochner
Client: City of La Habra
Location: La Habra, CA
Dates: Ongoing
Lochner is working with the City of La Habra to outline future mobility improvements along La Habra Boulevard, the City’s historic downtown corridor.
Lochner is also supporting the City’s environmental impact report efforts by analyzing current and future Vehicle Miles Traveled (VMT) as well as vehicle delay and level of service as part of proposed land use changes along the corridor.
Lochner will analyze and propose improvements to the corridor that focus on multimodality and improved safety at key intersections. Improved linkages to adjacent neighborhoods will also be explored as part of this effort. Additionally, Lochner is assisting the City with community engagement. This involves working with staff to identify engagement opportunities and attending them to receive comments on issues relating to transportation and mobility. As part of these efforts, Lochner staff will be tasked with developing treatments and improvements that will improve overall corridor safety, walkability, and access for users of all transportation modes.
La Habra Boulevard Specific Plan
Section 4: Timeline
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 31 Downtown Tempe Historic Core Plan
Phase 1: Project Initiation & Management
1.1 Kick-off Meeting
1.2 Existing Conditions Review
1.3 Scheduling and Team Meetings
1.4 Ongoing Project Management
Phase 2: Assessment of Existing Conditions and Development of Concept Plan
2.1 Community Meetings (2)
2.2 Visioning Workshops (2)
2.3 Draft Concept Plans
2.4 Final Concept Plans
2.5 Planning Commission and City Council Presentations
Month 1 Month 2 Month 3
2026
Month 4 Month 5 Month 6
The following are our requested changes to the
agreement:
B. City and its respective elected and appointed
boards, officials, officers, agents, employees and
volunteers (individually and collectively, “Indemnities”) shall have no liability to Consultant or any other person for, and Consultant shall indemnify, defend, protect
and hold harmless Indemnities from and against, any
and all liabilities, claims, actions, causes of action, proceedings, suits, damages, judgments, liens, levies,
costs and expenses of whatever nature, including
reasonable attorneys’ fees and disbursements
(collectively “Claims”), which Indemnities may suffer
or incur or to which Indemnities may become subject
by reason of or arising out of any injury to or death
of any person(s), damage to property, loss of use
of property, economic loss or other loss occurring
as a result of or allegedly caused by Consultant’s
performance of or failure to perform any services
under this Agreement or by the negligent or willful
acts or omissions of Consultant, its agents, officers,
directors, subcontractor, sub consultant or employees,
committed in performing any of the services under
this Agreement. Notwithstanding the foregoing, the
provisions of this subsection shall not apply to Claims occurring as a result of the City’s sole negligence or
willful acts or omissions.
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 32 Section 5: City’s Standard Professional
Services Agreement
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 33 About the MIG Team
MIG has carefully assembled a team comprised of
thought leaders, strategists, and experts in multiple
disciplines who pair local knowledge with statewide,
national, and international expertise. MIG, Inc.
(MIG), improves, adapts, and creates organizations,
environments, and tools for human development. We
are a community of designers, planners, engineers,
scientists, and storytellers who engage people in
creative problem-solving and collective action. We
believe that the physical and social environment
around us have a profound impact on our lives, and
this belief shapes the principles that guide our work:
» Communities can plan their own futures.
» The world needs an ecological perspective.
» Great projects work for everyone.
» Elegant design inspires new thinking.
» All work must be context driven.
MIG is at the forefront of innovation. We are leading
local, regional, and national planning and design
initiatives to ensure accessibility and equity; engage, educate, and empower people through participatory
processes; facilitate strategy development for social
change; create playful and inclusive communities;
reimagine streets and repurpose infrastructure;
revitalize cities and restore ecosystems; and promote
environmental stewardship by recognizing that
the health of the natural and built world is mutually
dependent.
Land Use Planning and Urban Design. As a
full-service planning and design firm, MIG has served
public and private clients of every size and jurisdiction for over four decades—from cities, counties,
and special districts to regulatory agencies and
developers. Our dedicated staff has the background
and experience to prepare plans and design
documents for a wide variety of projects, including
site-specific infrastructure, residential, institutional, mixed-use, and transit-oriented developments;
Section 6: Firm Qualifications
downtowns and streetscapes; and broader policy
initiatives like specific, comprehensive, and regional
plans, as well as open space and parks master plans.
MIG offers a unique combination of community
planning, urban design, and public engagement
expertise that brings community interests together
to frame land use, transportation, and urban design
issues. We have a successful track record in preparing
General Plans, Community Plans, Specific Plans,
and Zoning Codes that can advance a community’s
sustainability, livability, and economic vibrancy.
We strive to conduct land use planning in a highly
interactive process involving key constituent groups.
This process generates a clear and collective vision
of development and growth that serves as an
inspirational expression of future possibilities and
an overarching framework for implementation. Our
approach is based on a thorough understanding of
existing conditions and guiding regulations; efficiency, and accuracy in information gathering and analysis;
and creativity, and innovation in collaborative problemsolving and strategic development.
GIS Analysis and Mapping. MIG has the technical
and analytical capability to perform a variety of
GIS analyses, including land use modeling, site
suitability analysis, holding capacity and buildout
analysis, data collection and conversion, database
creation, and natural resource mapping. We have
extensive experience using the ArcGIS family of
software products and have an in-depth knowledge of
ArcMap, Spatial Analyst, and 3D Analyst. We maintain
an extensive database of up-to-date geospatial
information. MIG incorporates GIS mapping and
analysis into all of the services we provide. We analyze GIS data for baseline studies and alternatives analysis.
We prepare small maps for documents and reports
and large-scale maps for use in our public participation efforts.
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 3 4 Visualizations. MIG’s in-house multidisciplinary team
includes seasoned professionals with exceptional
qualifications in web technology, 3D/AR/VR
visualization, UI/UX design, environmental graphic
design, exhibit and interpretive design, and strategic
communications. MIG has award-winning qualifications
in translating technical and educational content into
transformative digital communication strategies,
websites, animations, exhibits, and visualizations. We
deeply understand the dynamics of communications
and human behavior. Equally important, we are adept
at melding this understanding with storytelling, design, and technology to deliver state-of-the-art digital
educational experiences and web applications.
ReStreets. We are fundamentally rethinking America’s
streets. What if streets are designed for living, along with driving? What if they accommodate people of
all ages and abilities, in a wide variety of activities, promoting healthy urban living, social interaction,
business, and environmental regeneration?
From our over 40 years of experience in public realm
planning, design, and placemaking, as well as the
reStreets Initiative, MIG released Streets Reconsidered:
Inclusive Design for the Public Realm in 2019. Streets
Reconsidered pushes beyond the current complete
streets standards, focusing on the planning, design,
and construction of streets as a method for improving
our built environment for everyone. The book is
organized by the functions of a street: mobility,
commerce, social gathering, play and recreation,
urban agriculture, green infrastructure, and image and
identity.
Public Realm, Parks, and Play Spaces. MIG’s design
approach evolves out of an interaction with the place.
Our designs tell a unique story specific to the site’s
context. MIG utilizes the idea of placemaking, which
is more than an assemblage of buildings, plantings,
and public spaces. Placemaking intentionally
encourages social interaction and community identity
to create meaningful spaces. It develops places
where individuals feel like integral participants in their surroundings.
MIG designs parks and public realm spaces to become
a central element in communities, creating a sense
of place, fostering community identity, and bringing
families and people of all ages and abilities together
in a dynamic environment. The environments we have
created serve as educational resources, providing play
and learning opportunities through direct contact with
the natural world.
Since our founding, MIG has been an unabashed
advocate for the power of play and MIG’s Play
Studio—a dedicated team of experts advancing this
work throughout the firm—recognizes play’s crucial
role in human development, how it contributes to
the health of children and families, and how it builds
connections to place and to each other. MIG has
served as a national leader in the research, design,
programming, implementation, and advocacy of
innovative outdoor play areas.
Public Engagement. MIG is known for effectively
communicating complex issues to key stakeholders,
businesses, and the public, enabling them to actively
participate in policy making, planning, and design
processes and make informed decisions that impact
every aspect of their lives. We design and implement
multilevel community engagement processes and
social marketing efforts aimed at increasing public
understanding and participation in local planning
processes.
The depth of our expertise encompasses outreach
and engagement in every form—in-person, written,
visual, and electronic—combined with exceptional
skills in facilitation and consensus building. MIG has
designed and led outreach and education programs
encompassing large festivals, pop up events, tactical
urbanism, walking tours, and speaker’s bureaus.
We have experience working with elected officials,
community leaders, business representatives,
and other stakeholders to assess potential issues
and opportunities that can shape the community
engagement process. Using videoconferencing and
companion applications, our virtual meetings engage
all participants and include features that promote
problem-solving, collaboration, and decision-making.
CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD | 35 Our award-winning strategic communications and
graphic design team creates and produces materials
and media that not only please the eye, but also
leave a lasting impression across all formats: print,
internet, and video. Our approach is based on a
thorough understanding of multiple objectives
and needs; efficiency and accuracy in information
gathering and sharing; and creativity and innovation in communications and collaboration.
Diversity, Equity, and Inclusion. At MIG, we work
with people and systems to break down the profound
inequities that persist and to address the symptoms
and root causes of the problem. Our goal is impact:
transformative change that creates equitable
outcomes in the communities where we live, work, and
play.
We launched the MIG Equity Studio in 2018 to
advance cross-discipline approaches and solutions
to accelerate progress towards equity of opportunity,
and to infuse equity across all MIG service areas.
This was a commitment to internal change and to
advancing equity, justice, and inclusion in our work
with communities and clients.
In September 2020, we released the MIG Action Plan
for Racial Equity, Justice, and Inclusion, with strategies and actions, timelines, and responsibilities for
implementing change across the firm. The Action Plan
includes immediate-, medium-, and long-term changes.
MIG has shared lessons learned and best practices
from our own collective efforts and research with other groups and organizations, such as cities, nonprofits,
collective action groups, and large government
agencies, to assist them in transforming their own
cultures.
Subconsultant
LOCHNER
Lochner’s mission is to improve the lives of people
and their communities. As a people-centric
organization, our professionals are dedicated to
transforming challenges into opportunities. Lochner
leads in delivering planning, environmental, design,
construction engineering and inspection, right-of-way,
and drainage services for highway, bridge, rail, transit, municipal, and aviation clients across the United
States.
Founded in 1944 and headquartered in Chicago,
Lochner provides planning, environmental, design,
construction engineering and inspection, and rightof-way services for surface transportation, aviation, rail and transit clients across the United States. With offices in 22 states, Lochner’s 1000+ employees are
problem-solvers, driven by transforming transportation
infrastructure challenges into opportunities. In
December 2022, Lochner expanded its services
and geographic footprint through the acquisition of
California-based KOA Corporation and Coloradobased Armstrong Consultants. In May of 2023, Lochner acquired Texas-based K. Friese + Associates,
establishing and growing water/wastewater and
drainage services as a core component of their civil
infrastructure offering. In 2024, Lochner acquired
Triunity, expanding their transit and rail practice. In January of 2025, Green International Affiliates, Inc.
joined Lochner.
Types of Services
» Engineering & Design
» Environmental
» Construction Engineering & Inspection
» Alternative Delivery
» Planning
» Program & Construction Management
» Public Works
» Technology
Organization Type
C Corporation
Section 7: Fee Proposal
MIG, Inc. CITY OF COMMERCE REVITALIZATION | TELEGRAPH ROAD AND WASHINGTON BOULEVARD Client Name - Project Name | Fee Proposal Commerce | Washington Blvd and Telegraph Rd
Hrs@ $295 Hrs@ $155 Hrs@ $305 Hrs@ $120 Hrs@ $130 Hrs@ $220 Hrs@ $175 Hrs@ $175 Phase 1: Project Initiation & Management
1.1 Kick-off Meeting 8 $2,360 16 $2,480 0 $0 6 $720 0 $0 0 $0 0 $0 0 $0 30 $5,560 $2,980 $2,980 $150 $8,690
1.2 Existing Conditions Review 2 $590 8 $1,240 0 $0 16 $1,920 0 $0 0 $0 0 $0 0 $0 26 $3,750 $7,320 $7,320 $11,070
1.3 Scheduling and Team Meetings (24) 12 $3,540 20 $3,100 6 $1,830 12 $1,440 12 $1,560 6 $1,320 6 $1,050 0 $0 74 $13,840 $0 $0 $13,840
1.4 Ongoing Project Management 6 $1,770 18 $2,790 0 $0 0 $0 0 $0 0 $0 0 $0 12 $2,100 36 $6,660 $0 $0 $6,660 Subtotal 28 $8,260 62 $9,610 6 $1,830 34 $4,080 12 $1,560 6 $1,320 6 $1,050 12 $2,100 166 $29,810 $10,300 $10,300 $150 $40,260 Phase 2: Assessment of Existing Conditions and Development of Concept Plan
2.1 Community Meetings (2) 4 $1,180 12 $1,860 0 $0 40 $4,800 60 $7,800 0 $0 4 $700 0 $0 120 $16,340 $4,340 $4,340 $1,000 $21,680
2.2 Visioning Workshops (2) 8 $2,360 12 $1,860 0 $0 40 $4,800 40 $5,200 0 $0 4 $700 0 $0 104 $14,920 $3,270 $3,270 $300 $18,490
2.3 Draft Concept Plans 12 $3,540 24 $3,720 12 $3,660 80 $9,600 0 $0 8 $1,760 24 $4,200 0 $0 160 $26,480 $28,680 $28,680 $55,160
2.4 Final Concept Plans 12 $3,540 12 $1,860 6 $1,830 24 $2,880 0 $0 0 $0 16 $2,800 0 $0 70 $12,910 $0 $0 $12,910
2.5 Planning Commission and City Council
Presentations 8 $2,360 12 $1,860 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 20 $4,220 $3,000 $3,000 $150 $7,370 Subtotal 44 $12,980 72 $11,160 18 $5,490 184 $22,080 100 $13,000 8 $1,760 48 $8,400 0 $0 474 $74,870 $39,290 $39,290 $1,450 $115,610 72 $21,240 134 $20,770 24 $7,320 218 $26,160 112 $14,560 14 $3,080 54 $9,450 12 $2,100 640 $104,680 $49,590 $49,590 $1,600 $155,870 10% Markup (on Subconsultants and Direct Costs) $4,959 $160 $5,119 $160,989
Professional
Fees
Totals
MIG, Inc. Subconsultants
(include direct costs)
Frances Carillo
Project
Administrator Art Planning Principal-inCharge
Brittney LuJonesSteven
Davidovas CJ Davis
e s t i m a t e d p r o j e c t c o s t
MIG
Direct
Costs
Project Manager Visualization
Fernanda
Suarez
Landscape
TOTAL PROJECT COSTS
MIG
Totals
Mukul Malhotra
Consulting PIC
Rick Barrett
Engagement
Ann Berchtold
SUBTOTAL
Sub
Totals Lochner