AGENDA ITEM #1
TOWN OF FAIRFAX
STAFF REPORT
October 13, 2022
TO: Mayor and Town Council
FROM: David Woltering, Interim Planning and Building Services Director SUBJECT: Agreement with Dyett & Bhatia Urban and Regional Planners to Complete the Town of Fairfax Sixth Cycle, 2023-2031, Housing Element and General Plan Update Project
RECOMMENDATION
Adopt a resolution of the Town Council of the Town of Fairfax authorizing the Town Manager to execute an Agreement with Dyett & Bhatia Urban and Regional Planners to complete the Town’s Sixth Cycle Housing Element and General Plan Update Project.
BACKGROUND
The Town of Fairfax has been working on its State-mandated Sixth Cycle Housing Element and General Plan Update Project since April of 2021. This Sixth Cycle Housing Element Update has rigorous statutory requirements, and the experience of southern California jurisdictions, that had their deadline for compliance set at October 15, 2021, has been that State Housing and Community Development (HCD) Department staff members have scrutinized draft submittals and been very exacting in terms of accepting submittals as ready for certification. Most jurisdictions did not meet the compliance date, and, subsequently, the compliance date was extended by one year. HCD representatives have indicated a reluctance to give northern California jurisdictions the same level of extensions. Currently, Association of Bay Area Government (ABAG) jurisdictions have until January 31, 2023, to have certified documents, with a 120-day grace period until May 31, 2023.
There are many areas in which the requirements in this Sixth Cycle process are greater than in previous cycles. To begin with, the Regional Housing Needs Allocation (RHNA) assignment of new housing units a community must plan for, i.e., facilitate the development of with policies and programs, has increased dramatically. For the Town of Fairfax, during the last cycle, Fifth Cycle, 2015-2023, the number was 61 units, with a carry-over from the prior cycle of 80 units. The RHNA for the Town of Fairfax for the current Sixth Cycle is 490 new units plus a buffer of 20%.
Additionally, jurisdictions must prove that the sites identified for these units feasibly can yield those units and at the income levels indicated. Communities must adopt and implement objective design and development standards (ODDS), and jurisdictions must demonstrate compliance with provisions of Assembly Bill 686 (AB 686) to “affirmatively further fair housing” by demonstrating meaningful actions to address significant disparities in housing needs and in access to opportunities to avoid segregation and facilitate more integrated and balanced living patterns. These are examples, but certainly not a complete list of Sixth Cycle requirements. 2 The Town has had challenges maintaining its schedule for completing this project to date and assuring clear and current website communication about the project with the community members. There is much work yet to complete on this project, including producing and delivering to the community a local public review draft of the Housing Element, the full environmental review process, completing the Draft Safety Element and Draft ODDS document, rezonings, and working with HCD representatives through the challenging certification process.
DISCUSSION
Maintaining a reliable project schedule, assuring clear, frequent, and up-to-date communication with the public, and understanding and being able to navigate the HCD permitting process will be important going forward, particularly with the current grace period end date of May 31, 2023.
There is no question this Sixth Cycle Housing Element Update process is challenging. Knowing the challenge ahead, staff is recommending contracting with the multi-disciplinary and very experienced firm of Dyett & Bhatia Urban and Regional Planners to complete this project. The firm’s deep experience will be extremely valuable to navigate the HCD permitting process. It is expected that Andrew Hill, Principal with the firm, will be the day-to-day contact on this project, with support from in-house team members, including Rajeev Bhatia, Co-founder, and Principal.
FISCAL IMPACT
The budget proposed by Dyett & Bhatia to complete the Town’s Sixth Cycle Housing Element and General Plan Update Project is $621,924, which includes a 10% contingency, as stated in the attached Consultant Services Agreement. The Town has paid the previous consultant $279,162.62 through June 30, 2022. Additional invoices through September 30, 2022 have been received, but not yet approved for payment, totaling approximately $212,001.98. A final payment amount for the previous consultant will not be available until such time as the received outstanding invoices and any further invoices including subconsultant invoices have been received and evaluated for payment.
ATTACHMENTS
Resolution with Consultant Services Agreement attached
RESOLUTION 22-__
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF FAIRFAX
AUTHORIZING THE TOWN MANAGER TO EXECUTE AN AGREEMENT WITH
DYETT & BHATIA URBAN AND REGIONAL PLANNERS TO COMPLETE THE TOWN’S SIXTH CYCLE HOUSING ELEMENT AND GENERAL PLAN UPDATE PR0JECT
WHEREAS, the Town of Fairfax is in the process of completing its Sixth Cycle Housing Element Update for the period 2023-2031 and related updates to its General Plan in accordance with and as mandated by the State law; and WHEREAS, for the purpose of completing this Housing Element Update and related General Plan Update project to satisfy the new and more complex and stringent Sixth Cycle Housing Element Update requirements of the State of California Housing and Community Development Department, the Town has determined to seek assistance from the multi-disciplinary firm, Dyett & Bhatia Urban and Regional Planners, which has significant relevant experience in this area of work; and WHEREAS, Dyett & Bhatia has submitted a complete and responsive proposal, including approach, scope, timeline, and budget to complete this project; and WHEREAS, the budget in the Dyett & Bhatia proposal to complete this Housing Element Update and General Plan Update project is $621,924, which includes a 10% contingency;
NOW, THEREFORE, BE IT RESOLVED that the Town Council of the Town of Fairfax hereby approves and authorizes the Town Manager to execute the attached Agreement between the Town and Dyett & Bhatia Urban and Regional Planners with the total compensation not to exceed $621,924.
The foregoing Resolution was duly passed and adopted at a Special Meeting of the Town Council of the Town of Fairfax held in said Town on the 13th day of October 2022, by the following vote, to wit:
AYES:
NOES:
ABSENT:
_____________________________
Stephanie Hellman, Mayor
Attest:
____________________________
Michele Gardner, Town Clerk
1 CONSULTANT SERVICES AGREEMENT
THIS AGREEMENT is made at Fairfax, California, as of , by and between the Town of Fairfax, a municipal corporation (the “TOWN") and Dyett & Bhatia Urban and Regional Planners , ("CONSULTANT"), who agree as follows:
1. SERVICES. Subject to the terms and conditions set forth in this Agreement, CONSULTANT shall provide to the TOWN the services described in Exhibit “A,” which consists of the proposal submitted by CONSULTANT. CONSULTANT shall provide said services at the time, place, and in the manner specified in Exhibit “A.”
2. PAYMENT. TOWN shall pay CONSULTANT for services rendered pursuant to this Agreement at the times and in the manner set forth in Exhibit “B.” The payments specified in Exhibit “B” shall be the only payments to be made to CONSULTANT for services rendered pursuant to this Agreement. CONSULTANT shall submit all billings for said services to the TOWN in the manner specified in Exhibit “B.”
3. FACILITIES AND EQUIPMENT. CONSULTANT shall, at its sole cost and expense, furnish all facilities and equipment which may be required for furnishing services pursuant to this Agreement.
4. GENERAL PROVISIONS. The general provisions set forth in Exhibit “C” are part of this Agreement. In the event of any inconsistency between said general provisions and any other terms or conditions of this Agreement, the provisions set forth in Exhibit “C” shall control.
5. INSURANCE REQUIREMENTS. The insurance requirements set forth in Exhibit “D” are part of this Agreement. In the event of any inconsistency between said general provisions and any other terms or conditions of this Agreement, the requirements set forth in Exhibit “D” shall control.
6. EXHIBITS. All exhibits referred to herein are attached hereto and are by this reference incorporated herein.
EXECUTED as of the day first above-stated.
Town of Fairfax, a municipal corporation
By:
Heather Abrams, Town Manager
CONSULTANT
By:
Name
Title
2 EXHIBIT “A”
SCOPE OF SERVICES
CONSULTANT shall provide the services as described in the attached Scope of Work.
This Agreement and Scope of Services may be amended by mutual consent between the TOWN and CONSULTANT.
If there are any inconsistencies between CONSULTANT’s proposal and this Agreement, the provisions of this Agreement shall control.
3 EXHIBIT “B”
PAYMENT
1) The total contract price for services rendered by CONSULTANT under this Agreement shall not exceed $621,924, which shall be paid on a time and materials basis.
Consultant fees are invoiced at the hourly rates described in the attached PROPOSAL (Exhibit A). Additionally, other fees, costs, expenses, and rates shall be invoiced as described in the PROPOSAL (Exhibit A). In the event of any inconsistency between the terms of this Exhibit “B” and the PROPOSAL, the terms of this Exhibit “B” shall control. 2) Payment shall be made to CONSULTANT on a time and materials basis, and CONSULTANT shall submit monthly invoices to the Town Manager, Town of Fairfax, 142 Bolinas Rd., Fairfax, CA 94930, for the same.
3) Any additional meetings or work required beyond that set forth in Exhibit “A” shall first be mutually agreed to by the TOWN and CONSULTANT, and shall be billed on a time and materials basis as described in the PROPOSAL (Exhibit A) to the Town Manager, Town of Fairfax, 142 Bolinas Rd., Fairfax, CA 94930,
4 EXHIBIT “C”
GENERAL PROVISIONS
1) INDEPENDENT CONSULTANT. At all times during the term of this Agreement, CONSULTANT shall be an independent contractor and shall not be an employee of TOWN.
TOWN shall have the right to control CONSULTANT only insofar as the results of CONSULTANT's services rendered pursuant to this Agreement; however, TOWN shall not have the right to control the means by which CONSULTANT accomplishes services rendered pursuant to this Agreement.
2) LICENSES; PERMITS; ETC. CONSULTANT represents and warrants to TOWN that CONSULTANT has all licenses, permits, qualifications, and approvals of whatsoever nature which are legally required for CONSULTANT to practice CONSULTANT's profession.
CONSULTANT represents and warrants to TOWN that CONSULTANT shall, at its sole cost and expense, keep in effect at all times during the term of this Agreement, any licenses, permits, and approvals which are legally required for CONSULTANT to practice his profession. 3) TIME. CONSULTANT shall devote such services pursuant to this Agreement as may be reasonably necessary for satisfactory performance of CONSULTANT's obligations pursuant to this Agreement.
4) CONSULTANT NOT AN AGENT. Except as TOWN may specify in writing, CONSULTANT shall have no authority, express or implied, to act on behalf of TOWN in any capacity whatsoever as an agent. CONSULTANT shall have no authority, express or implied, pursuant to this Agreement, to bind TOWN to any obligation whatsoever. 5) ASSIGNMENT PROHIBITED. No party to this Agreement may assign any right or obligation pursuant to this Agreement. Any attempted or purported assignment of any right or obligation pursuant to this Agreement shall be void and of no effect. 6) PERSONNEL. CONSULTANT shall assign only competent personnel to perform services pursuant to this Agreement. In the event that TOWN, in its sole discretion, at anytime during the term of this Agreement, desires the removal of any person or persons assigned by CONSULTANT to perform services pursuant to this Agreement, CONSULTANT shall remove any such person immediately upon receiving notice from TOWN of the desire of TOWN for the removal of such person or persons.
7) STANDARD OF PERFORMANCE. CONSULTANT shall perform all services required pursuant to this Agreement. Services shall be performed in the manner and according to the standards observed by a competent practitioner of the profession in which CONSULTANT is engaged in the geographical area in which CONSULTANT practices its profession. All products which CONSULTANT delivers to TOWN pursuant to this Agreement shall be prepared in a workmanlike manner, and conform to the standards of quality normally observed by a person practicing in CONSULTANT's profession. TOWN shall be the sole judge as to whether the product of the CONSULTANT is satisfactory.
5 8) CANCELLATION OF AGREEMENT. This Agreement may be canceled at any time by the TOWN at its discretion upon written notification to CONSULTANT. CONSULTANT is entitled to receive full payment for all services performed and all costs incurred up to and including the date of receipt of written notice to cease work on the project. CONSULTANT shall be entitled to no further compensation for work performed after the date of receipt of written notice to cease work. All completed and incomplete products up to the date of receipt of written notice to cease work shall become the property of TOWN. 9) PRODUCTS OF CONSULTING. All products of the CONSULTANT provided under this Agreement shall be the property of the TOWN. 10) INDEMNIFY AND HOLD HARMLESS.
a) If this AGREEMENT is an agreement for design professional services subject to California Civil Code § 2782.8(a) and CONSULTANT is a design professional, as defined in California Civil Code § 2782.8(b)(2), CONSULTANT shall hold harmless, defend and indemnify the TOWN, its officers, agents, employees, and volunteers from and against all third party claims, damages, losses, and expenses including attorneys’ fees to the extent arising out of, or pertaining to, or relating to the negligence, recklessness, or willful misconduct of the CONSULTANT, except where caused by the active negligence, sole negligence, or willful misconduct of the TOWN.
b) If this AGREEMENT is not an agreement for design professional services subject to California Civil Code § 2782.8(a) or CONSULTANT is not a design professional as defined in subsection (a) above, CONSULTANT shall indemnify, defend, and hold harmless the TOWN, its officers, agents, employees and volunteers from all third party claims, suits, or actions of every name, kind and description, brought forth on account of injuries to or death of any person or damage to property to the extent arising from or connected with the willful misconduct, negligent acts, errors or omissions, ultra-hazardous activities, activities giving rise to strict liability, or defects in design by CONSULTANT or any person directly or indirectly employed by or acting as agent for CONSULTANT in the performance of this Agreement, including the concurrent or successive passive negligence of the TOWN, its officers, agents, employees or volunteers.
c) It is understood that the duty of CONSULTANT to indemnify and hold harmless includes the duty to defend as set forth in Section 2778 of the California Civil Code, except that CONSULTANT shall have the right to defend any claim for which indemnification is sought under this Section 10. Any person or entity seeking indemnification under this Section 10 shall promptly report the matter to CONSULTANT such that defense of the matter is not compromised. d) Acceptance of insurance certificates and endorsements required under this Agreement does not relieve CONSULTANT from liability under this indemnification and hold harmless clause. Thisindemnification and hold harmless clause shall apply whether or notsuch insurance policies are determined to be applicable to any such damages or claims for damages. 6 11) PROHIBITED INTERESTS. No employee of the TOWN shall have any direct financial interest in this Agreement. This Agreement shall be voidable at the option of the TOWN if this provision is violated.
12) LOCAL EMPLOYMENT POLICY. The TOWN desires wherever possible, to hire qualified local residents to work on Town projects. Local resident is defined as a person who resides in Marin County. The TOWN encourages an active affirmative action program on the part of its contractors, consultants, and developers. When local projects require, subcontractors, contractors, consultants and developers will solicit proposals from qualified local firms where possible.
13) FEDERAL REQUIREMENTS. If federal funds are involved in this Agreement, CONSULTANT shall comply with the federal requirements in Exhibit “E”. As a way of responding to the provisions of the Davis-Bacon Act and this program, contractor, consultants, and developers will be asked, to provide no more frequently than monthly, a report which lists the employee's name, job class, hours worked, salary paid, city of residence, and ethnic origin. 14) CONSULTANT NOT A PUBLIC OFFICIAL. CONSULTANT is not a "public official" for purposes of Government Code §§ 87200 et seq. CONSULTANT conducts research and arrives at his or her conclusions, advice, recommendation, or counsel independent of the control and direction of the TOWN or any TOWN official, other than normal contract monitoring. In addition, CONSULTANT possesses no authority with respect to any TOWN decision beyond these conclusions, advice, recommendation, or counsel. 7 EXHIBIT “D”
INSURANCE REQUIREMENTS
CONSULTANT shall procure and maintain for the duration of the contract insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the CONSULTANT, its agents, representatives, or employees.
1) MINIMUM SCOPE AND LIMITS OF INSURANCE
a) Commercial General Liability coverage (occurrence Form CG 00 01) with minimum limits of $2,000,000 per occurrence for bodily injury, personal injury, products and completed operations, and property damage. If Commercial General Liability or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit. b) Automobile Liability coverage (Form CA 00 01 with Code 1 – any auto) with minimum limits of $2,000,000 per accident for bodily injury and property damage. c) Workers’ Compensation insurance, if required by the State of California and Employers’ Liability insurance, each in the amount of $2,000,000 per accident for bodily injury or disease.
2) INDUSTRY SPECIFIC COVERAGES
The following insurance is also required.
Professional Liability Insurance / Errors and Omissions Liability in the minimum amount of $2,000,000 per occurrence.
3) INSURANCE PROVISIONS
a) DEDUCTIBLES AND SELF-INSURED RETENTIONS. Any deductibles or selfinsured retentions must be declared to and approved by the TOWN. At the option of the TOWN, either the insurer shall reduce or eliminate such deductibles or self-insured retentions as respects the TOWN, its officers, officials, employees and volunteers; or the CONSULTANT shall procure a bond guaranteeing payment of losses and related investigations, claim administration and defense expenses.
b) The general and automobile liability policies (and if applicable, pollution liability, garage keepers liability and builder’s risk policies) are to contain, or be endorsed to contain, the following provisions:
i) The TOWN, its officers, officials, employees and volunteers are to be covered as additional insureds as respects: liability arising out of work or operations performed by or on behalf of the CONSULTANT; products and completed operations of the CONSULTANT; premises owned, occupied or used by the CONSULTANT; or 8 automobiles owned, leased, hired or borrowed by the CONSULTANT. The coverage shall contain no special limitations on the scope of protection afforded to the TOWN, its officers, officials, employees or volunteers.
ii) For any claims other than workers compensation coverage, related to this project, the CONSULTANT’s insurance coverage shall be primary insurance as respects the TOWN, its officers, officials, employees and volunteers. Any insurance or self-insured maintained by the TOWN, its officers, officials, employees or volunteersshall be excess of the CONSULTANT’s insurance and shall not contribute with it. iii) Any failure to comply with reporting or other provisions of the policies including breaches of warrantiesshall not affect coverage provided to the TOWN, its officers, officials, employees or volunteers.
iv) The CONSULTANT’sinsurance shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the limits of the insurer’s liability.
v) Each insurance policy required by this clause shall be endorsed to state that coverage shall not be suspended, voided, canceled by either party, reduced in coverage or in limits except after thirty (30) days’ prior written notice by certified mail, return receipt requested, has been given to the TOWN.
vi) The policy limits of coverage shall be made available to the full limits of the policy.
The minimum limitsstated above shall not serve to reduce the CONSULTANT’s policy limits of coverage.
c) ACCEPTABILITY OF INSURER. Insurance is to be placed with insurers with a current A.M. Best’s rating of no less than A:VII, unless otherwise acceptable to the TOWN. d) VERIFICATION OF COVERAGE. CONSULTANT shall furnish the TOWN with original endorsements effecting coverage required by this Exhibit D. The endorsements are to be signed by a person authorized by that insurer to bind coverage on its behalf. The endorsements are to be on forms provided by the TOWN or on forms equivalent to CG 20 10 11 85 subject to TOWN approval. All insurance certificates and endorsements are to be received and approved by the TOWN before work commences. At the request of the TOWN, CONSULTANT shall provide complete, certified copies of all required insurance policies, including endorsements effecting the coverage required by these specifications.
e) SUB-CONTRACTORS. CONSULTANT shall require all subcontractors to procure and maintain insurance policiessubject to the requirements of Exhibit D. Failure of CONSULTANT to verify existence of sub-contractor’sinsurance shall not relieve CONSULTANT from any claim arising from sub-contractors work on behalf of CONSULTANT.
MEMORANDUM
To: David Woltering, Interim Planning and Building Services Director, Town of Fairfax From: Andrew Hill, Principal
Re: Proposal for Town of Fairfax Sixth Cycle Housing Element and EIR Date: October 6, 2022
Dear David
It is with great enthusiasm that we submit this proposal to assist the Town of Fairfax in preparing its Sixth Cycle Housing Element Update. This assignment interests us greatly because it builds upon our recent work in preparing Sixth Cycle elements for other similar California communities - including our ongoing work in the Town of Ross - and offers the opportunity bring our extensive general plan, housing element, urban design, zoning, and environmental review expertise to the Town of Fairfax.
PROJECT UNDERSTANDING
Like other communities in the Bay Area, Fairfax is required to have an adopted, certified Sixth Cycle Housing Element in place by January 31, 2023. State law provides for a 120-day "grace period," which extends to May 31, 2023. Amid the ongoing housing crisis in California, the Town is required to plan for 490 new housing units during the upcoming 8-year planning period, which runs through January 31, 2031. Under State law, the update to the Housing Element triggers requirements to incorporate new data on natural hazards and climate change into the Safety Element along with actions to strengthen community resilience and emergency evacuation capacity. Additionally, the Town has determined that amendments to the Land Use Element, preparation of Objective Design and Development Standards (ODDS), rezonings, preparation of a programmatic environmental impact report (EIR) will be required.
The Town initiated work on the project in April 2021 and to date a substantial amount of work has been completed, including preparation of a preliminary housing sites Inventory, an administrative draft Safety Element, a draft ODDS document, a partial Housing Policies and Programs document, a Notice of Preparation (NOP) and Initial Study. Community meetings conducted to date include a community meeting to receive input from tenants in the community, a scoping meeting of the EIR, and Planning Commission meetings for review of the ODDS document. In view of the statutory deadline for adoption of the Housing Element, the Town requires the assistance of a consultant to expeditiously complete the remaining work on the draft Housing Element, finalize the other project components that are in process, prepare the EIR, and guide the Town through the certification and the adoption process.
WORK PLAN AND SCHEDULE
This section presents the proposed Scope of Work for the project, highlighting meetings and deliverables. Assumptions about the level of completion of work products prepared to date are documented below. The timing and sequence of tasks is described at the end of this section.
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Task 1: Start Up and Ongoing Management
Objective: Initiate and manage the project, maintaining continuous and effective coordination with Town staff throughout the process.
Kick Off Meeting and Site Tour
At the outset of the project, D&B will meet with Town staff to review project objectives, refine the work plan, clarify responsibilities and expectations, and establish communication protocols. This meeting will be an important opportunity to discuss progress made to date on the project and the status of various work products. Prior to the meeting, D&B will review available background information, plans, and other documentation. We will also assemble a list of GIS, data, and information requests to review at the kick-off meeting. Following the kick off meeting, D&B will conduct a windshield/walking survey of the planning area to familiarize ourselves with areas and issues discussed at the kick off meeting. Town staff is welcome to join us if time permits.
GIS Database Review
We assume that the basemap and maps from the Administrative Draft Safety Element will be available in ArcGIS map package format for use on the project, including parcel data from the Marin County Assessor with the following attributes: APN, acreage, land/improvement value, ownership, building square footage, existing use, zoning. This task includes time to review the data and refine the basemap for use in producing additional maps that may be needed for the Housing Element and EIR.
Internet and Social Media Outreach (6 posts)
To help raise awareness of the project and provide contextual information on legal requirements and key concepts, D&B will prepare content that the Town can post to its website or https://fairfaxspeaks.com and publish through established social media channels.
We will prepare materials for up to 6 posts throughout the course of the project, providing Town staff with the opportunity to review and comment on draft materials once before finalizing for publication.
Decision-Maker Meetings
D&B will prepare presentation materials and facilitate up to 4 meeting with the Town Council, Council Housing Element Subcommittee, and the Planning Commission to provide a status update to decision-makers and the community prior to release of the Public Review Draft Housing Element. These meetings will be an opportunity to present the findings of initial analysis, including potential strategies for satisfying RHNA requirements and to receive preliminary feedback from decision. We anticipate a PowerPoint presentation, reviewed with Town staff and revised once prior to each meeting.
Project Management
Project management and tracking will take place on an ongoing basis and will include regular meetings with Town staff, coordination among consultant staff, and formal monthly progress reports to the Town. In addition to the kick off meeting, we anticipate 10 working meetings - 3 -
with staff throughout the process to plan for outreach activities, review and discuss draft products, and prepare for/debrief from meetings with HCD and Town decision-makers.
Outside of these calls and scheduled meetings, D&B project manager and principal in charge will be available to City staff by email or phone. As part of this task, D&B will maintain a schedule that clearly identifies project milestones and provides a breakdown of work tasks, durations, responsibilities, and linked actions.
• Deliverables: Schedule, Data Needs List, Kick Off Meeting Summary. • Meetings: Kick off meeting, decision-maker meetings; ongoing coordination meetings.
Task 2: Draft Housing Element Preparation
Objective: Peer review analysis and draft work products prepared the Town and its prior consultants, refining as needed and compiling into a legally-compliant Draft Housing Element Update. Incorporate input from community and stakeholder outreach completed to date.
Develop and deliver draft sections incrementally to optimize the timeline for completion of this task and allow sufficient time for Town staff review.
D&B has reviewed the draft sites inventory prepared by Town staff and its prior consultant and we understand that some work on other parts of the Draft Housing Element has been completed to date. Based on conversations with Town staff, this scope of work assumes that the Administrative Draft Housing Element is at a 50-percent level of completion and that editable version of the associated work products and supporting GIS data will be available to us. Upon completion of the peer review described below, if it is determined that the level of completion is below 50 percent, then additional scope and budget will be required and a contingency has been included in the budget to account for this.
Review of Fifth Cycle Housing Element
Annually by April 1, California communities must prepare an annual progress report (APR) on the status and progress of housing element implementation using forms and definitions adopted by the California Department of Housing and Community Development (HCD). The Town's 2021 Housing Element APR will serve as a basis for reporting progress as required in the Sixth Cycle Housing Element. We will review the 2021 APR and discuss any subsequent permitting and development activity by affordability levels with staff, so that the newest details can be accurately reflected.
Needs Assessment
A Housing Needs Assessment addressing the following topics is required to satisfy Government Code Section 65583(a). The Association of Bay Area Governments (ABAG) has prepared jurisdiction-specific data and information as part of their Regional Housing Technical Assistance Program to streamline the effort. For the purpose of budgeting, we assume that the Needs Assessment is substantially complete. We will peer review work completed to date by the Town and its prior consultants to ensure the needs analysis consistent with State Housing Element law and HCD’s Completeness Review Checklist, making minor refinements if required. The results will be used to inform development of programs for the Housing Element.
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Housing Resources and Opportunities
The Town and its prior consultants have prepared an inventory of 19 sites available for housing with a projected capacity of 498 units, sufficient to meet RHNA obligations for all income levels. We assume that these sites have been vetted with Fairfax community members and decision-makers and that the sites identified for lower income RHNA comply with the requirements outlined in the HCD Housing Element Site Inventory Guidebook. As part of this task, we will peer review the inventory to ensure compliance with State-mandated requirements. Additionally, safe harbors established under new State law allow for projection of the production of accessory dwelling units (ADUs) over the planning period, based on the local trend in ADU construction since January 2018 or based on trends from regional production of ADUs. As such, we will document recent trends in ADU production in Fairfax based on the 2018-21 APRs and other permitting data from the Town to determine how many ADUs can be counted toward the Town's Sixth Cycle RHNA, attributing toward the various income categories consistent with the findings of the regional ADU affordability study prepared by the Association of Bay Area Governments (ABAG). Further, the potential for new units pursuant to SB9, which enables homeowners to split their single-family residential lot into two separate lots and build up to two new housing units on each, will also be analyzed and factored into capacity calculations. Projections for ADUs and SB9 units will be used to create a buffer that the Town will be able to use to navigate the no net loss provisions of State Housing Law in the event that sites do not develop as anticipated in the Housing Element.
We assume that no new sites will need to be identified to satisfy RHNA obligations; however, this scope of work assumes the addition of the 25-acre Marin Town and Country Club site to the inventory to augment the no net loss buffer. In addition to the sites inventory, we will also identify other resources such as funding available and partnership opportunities, as well as opportunities for energy conservation.
Housing Constraints
Under State law, the Element must include a review of factors that may potentially constrain the development, improvement, and preservation of housing. These factors include market, governmental, environmental, and infrastructure-related constraints. New Housing Element laws also require the assessment of non-governmental constraints, including NIMBYism, lending practices, shortage of labor, and other economic factors. For the purpose of budgeting, we assume that the Needs Assessment is at a 50 percent level of completion. We will draw on work completed to date by the Town and its prior consultants and on information obtained during prior outreach to inform the analysis of housing constraints, focusing this effort on factors where additional further assessment is needed.
Fair Housing Assessment
AB 686 requires each community to take actions to overcome patterns of segregation, address disparities in housing needs and access to opportunity, and foster inclusive communities. The Housing Element will need to include an assessment of fair housing practices, examine the relationship of available sites in the Town to areas of high opportunity, and include actions to affirmatively advance fair housing, consistent with HCD guidance contained in the April 2021 Memo “Affirmatively Furthering Fair Housing Guidance for All - 5 -
Public Entities and for Housing Elements.” California Tax Credit Allocation Committee/HCD Opportunity Maps must be included and are intended to display the areas, according to research, that offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health. For the purpose of budgeting, we assume that the Needs Assessment is at a 50 percent level of completion. We will draw on work completed to date by the Town and its prior consultants and on information obtained during prior outreach to finalize the Fair Housing Assessment.
Housing Goals, Policies, and Quantified Objectives
Based upon the analyses and research conducted in the previous tasks, we will update the Housing Element. The updated Housing Element will include all required components under State law, along with relevant appendices. The Town and its prior consultant have completed an initial draft of policies and programs, which will be peer reviewed and carried forward to the extent practicable. New programs will be developed as needed to address the findings of the Needs Assessment, Housing Constraints, and Fair Housing Analysis described above. For each program included in the Housing Element, we will establish the timeframe for implementation, specific objectives, funding sources, and responsible agencies. The programs will satisfy requirements of Government Code Sections 65583(b) and (c). We will review and revise, as appropriate, housing goals, policies, and quantified objectives regarding the production, conservation, maintenance, preservation, and improvement of housing, cross checking with the adopted General Plan to ensure consistency. This update will reflect the current and projected market conditions, the Town’s specific challenges, and funding capacity to ensure the housing objectives are realistic.
We will prepare an administrative draft Housing Element and submit to Town staff for review. Following receipt of comments on the administrative draft, D&B will complete revisions and prepare a public review draft. We will provide one screen check draft in electronic format prior to finalization. The purpose of the screen check draft is to allow Town staff to confirm comments on the administrative draft have been adequately addressed.
Therefore, we assume that only minor edits will be needed to access staff comments on the screen check draft, rather than substantive changes to the content.
General Plan Consistency Check
State law requires that the General Plan be "internally consistent." Accordingly, D&B will review other elements of the Existing General Plan and outline any inconsistencies that might need to be resolved. While revisions to other Elements are not included in this scope of work, a consistency check is an important step for ensuring a legally-compliant General Plan.
Findings will be summarized in a matrix or memo.
• Deliverables: Housing Needs Assessment; Constraints Analysis; Fair Housing Assessment; Housing Element (Admin, public review, HCD review, hearing draft, final); General Plan Consistency Check Memo/Matrix.
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Task 3: Safety Element Update
Objective: Peer review the Administrative Draft Safety Element prepared by the Town and its prior consultants, refine to incorporate new information on wildfire, emergency evacuation capacity, and climate resilience.
The Town and its prior consultants have prepared an Administrative Draft Safety Element that incorporates data from the Marin County Multi-Jurisdiction Local Hazard Mitigation Plan (LHMP) and the Town's Emergency Operations Plan. The Element also includes an analysis of residential developments in hazard areas that do not have at least 2 emergency evacuation routes, pursuant to 65301,(g)(5). In early 2023, the State is anticipated to release new maps of wildfire hazard risk and the findings of a regional evacuation study by the Marin Wildfire Prevention Authority (MWPA) will also be available. This scope of work assumes a peer review of the Administrative Draft Safety Element and revisions to incorporate the new State wildfire mapping and the findings of the MWPA study as appropriate. New programs will be developed based on this information and as needed to satisfy the requirements of SB 379, which requires California communities to integrate climate adaptation into their general plans. This scope of work does not include preparation of a vulnerability assessment or additional community outreach for policy development.
• Deliverables: Safety Element (Admin, public review, final) Task 4: Objective Design and Development Standards and Zoning Amendments Objective: Peer review the draft Objective Design and Development Standards (ODDS) prepared by the Town and its prior consultant; recommend options for refining and incorporating into the Fairfax Zoning Ordinance; prepare updated Zoning Ordinance.
Initiation
The scope of zoning amendments needed for Housing Element implementation will be defined and confirmed with Town staff. This will include confirming what whether the zoning framework of the draft ODDS must be carried forward without modification or could be modified and what changes could be considered in prior draft documents to meet the Town’s needs, improve the alignment with existing standards, such as for hillside development, reduce development costs, increase opportunities for housing affordability, provide development flexibility, and streamline the permitting process. A field trip with Town staff will focus on recent multifamily development and the approval process.
Review Documents and Multifamily Development
Existing zoning, residential design guidelines, and a sample of staff reports and project plans for recent multifamily development will be reviewed along with the draft Objective Design and Development Standards (ODDS) prepared for the Town, which were based on the County’s Toolkit. This review will include analysis of questions raised by Town staff and the Planning Commission about the proposed ODDS and its relationship to State law, including SB 9 and SB 35 among other bills.
- 7 -
Options for Refining/Streamlining Standards
Based on Town staff and Commission comments, public and stakeholder comments, and best practices in peer communities, a preliminary list of options for refining the draft ODDS and streamlining the review process will be prepared. It also will include consideration of performance standards and replacing the “transect” with place-based designations appropriate for Fairfax, which reflect the scale and character of areas where multifamily development is planned. Whether the ODDSS should include more specific and flexible development incentives, a sliding scale for density bonuses crafted to Fairfax, and provisions for waivers or reductions in standards if projects provide more affordable housing also will be addressed. Also to be addressed is whether to maintain the concept of “Design Site” and mandatory subdivision of large parcels and the viability of the ODDS in the hillsides. If the ODDS’s focus is narrowed to multifamily development, what modifications are appropriate? Adjustments in parking standards required by State law will be distinguished from other changes proposed in the ODDS, and options for addressing parking will be proposed that reflect Planning Commission and Town staff comments. These options will be discussed in a working session with Town staff and, as appropriate, with the Planning Commission.
Annotated Outline; Preliminary and Final Drafts
The inventory prepared by the Town and its prior consultants indicates that rezoning of one site listed will be required to accommodate RHNA. An annotated outline of Zoning Ordinance amendments and any additional Zoning Map amendments will be prepared, including the refined ODDS to be incorporated into the Ordinance and other zoning provisions needed for Housing Element implementation. Following Town staff approval of the outline, a preliminary draft of the Zoning Ordinance and Zoning Map amendments will be prepared. It will be revised based on a consolidated set of Town staff comments and clarification of issues in a conference call.
• Deliverables: Zoning Ordinance and Zoning Map amendments (preliminary and public review
Task 5: Environmental Review
Objective: Organize and summarize scoping comments; prepare a focused EIR addressing resource categories identified as having a potentially significant environmental impact; streamline the timeline environmental review.
The Town and its prior consultant prepared an Initial Study that identified potential environmental impacts from implementation of the Housing and Safety Element related to the following categories: air quality; biological resources; greenhouse gas emissions; hydrology and water quality, noise, public services, population/housing, transportation, tribal cultural resources; utilities and services systems; and wildfire. Mitigation was incorporated into the Initial Study to reduce the following impacts to a less than significant level: cultural resources; geology and soils; hazards and hazardous materials. All other resources categories were determined to have no impact or a less than significant impact prior to mitigation. The Initial Study was circulated together with a Notice of Preparation (NOP) of an Environmental Impact Report (EIR) on August 22, 2022 and a scoping meeting was conducted. Therefore, the Initial Study has "scoped out" categories/criteria for which it can be clearly demonstrated that there would be no significant impacts, consistent with CEQA - 8 -
Section 15082. Assuming no scoping comments to the contrary, D&B will focus the EIR only on categories/criteria that were not “scoped out.”
Environmental Review Start Up
D&B will meet with Town staff to clarify and confirm the approach to the CEQA analysis. This meeting will also be an opportunity to confirm the milestones and schedule for CEQA review.
Prior to the meeting, D&B will summarize NOP comments received in a Memorandum to be provided to the team.
Native American Consultation
If not already completed, D&B will assist the Town with tribal consultation pursuant to SB18 and AB52, notifying the NAHC of the planning process and contacting tribal representatives in the planning area.
Technical Analysis
The D&B team will perform technical and specialized analysis to support environmental review for the Housing Element Update. As detailed below, this technical analysis will be summarized in a series of standalone reports on transportation and traffic, air quality, greenhouse gas emissions, and noise. An administrative draft of each report will be submitted electronically to Town staff for review, with modeling data and supporting information provided in an appendix. We will respond to one round of comments from Town staff to finalize the technical reports. All submittals will be electronic. In the event an EIR is prepared, the technical reports will be provided on CD attached to the back flap of any print copies of the EIR.
• Transportation/Vehicle Miles Travelled (VMT) Study: Using the TAM Marin Travel Model, Fehr & Peers will prepare VMT forecasts for the purposes of environmental review of the Fairfax Housing Element Update. Coordinating with D&B and Town staff, we will obtain data on the location and type of new housing units as well as any background data on new resident demographics that is available. It is understood that this will involve the RHNA addition of 490 units plus any buffer units that may be in some combination of 19 specific sites and ADUs. This scope of work assumes that a standalone model run will be conducted that will involve adding the new Fairfax housing units to the current 2040 TAM model scenario that does not reflect all the new RHNA housing allocations for other jurisdictions in Marin County.
We will develop demographic forecasts for the new household populations and will incorporate the added Fairfax household data into the current 2040 model scenario for the Marin Travel Model and prepare an updated set of cumulative forecasts that reflects the added units in Fairfax. We will extract VMT and population data for the Town of Fairfax model zones for the 2019 base year, 2040 without new housing scenario, and 2040 with new housing scenarios. The first two of these scenarios are from the current versions of the TAM model. We will also extract/provide VMT per capita data for the nine-county bay area region for the 2019 base year. This data will be used to provide Home-based Residential VMT per resident for the scenarios to allow for a CEQA impact determination.
- 9 -
• The results of this analysis will be summarized in a technical memorandum, which will also include a VMT impact determination and mitigation measures needed to address significant impacts, if any. Significance thresholds used for the purpose of environmental review will be established in consultation with D&B and Town staff, consistent with State law and OPR SB 743 Guidelines. Fehr & Peers will complete the VMT forecasts within six weeks (excluding holiday weeks) of receiving project description information on the location and type of new housing units as well as any background data on new resident demographics that is available. An administrative draft of the technical memo will be submitted, and we will revise it once in response to comments from Town staff and D&B for inclusion in the Focused EIR. • Air Quality Analysis: D&B will prepare an air quality report to address the environmental review requirements of CEQA. The analysis will focus on potential changes in air quality from the proposed net change in construction activity and potential operational emissions including vehicular (increase in vehicle miles traveled (VMT)) and other non-vehicle emission sources associated with the Housing Element Update. The analysis will include a discussion of the federal, state, regional and local air quality setting as it pertains to the project, as well as identify and briefly summarize pollutant monitoring data, the regional attainment status, existing air quality attainment plans and any recent critical changes in the regulatory background. We will identify and discuss all rules and regulations that would be applicable to the project, including applicable Bay Area Air Quality Management District (BAAQMD) policies, rules and guidance documentation. Air quality sensitive receptors that could be affected by the project will be identified and characterized. • The air quality analysis will be conducted in accordance with the recommended methodologies of the BAAQMD May 2017 CEQA Air Quality Guidelines. Both temporary construction effects and long-term regional effects will be considered. The analysis will summarize state/federal air pollution regulations and standards, discuss current and future air quality within the Town of Fairfax and the Bay Area region, and conduct air quality modeling using both the California Emissions Estimator Model (CalE-EMod) and the EMFAC 2017 model related to the construction and operational emissions associated with the net change in buildout. The analysis will compare the net increase in air pollutant emissions modeling data to applicable BAAQMD thresholds and will also identify potential air quality conformity measures. The analysis will also assess the potential for odor impacts. All emission estimates will be assessed against the significance thresholds defined by the BAAQMD. If impacts are identified, we will also recommend mitigation measures necessary to reduce impacts to a less than significant level.
• Greenhouse Gas Emissions Analysis: D&B will prepare a GHG analysis to address the potential net increase of GHG emissions during construction and operation activities associated with the proposed project. The study will include an overview of the types and sources of GHGs based on similar data to that required for the air quality analysis, described in detail above, and the potential environmental effects of GHGs.
We will provide an overview of the current regulatory framework regarding GHGs/climate change, including but not limited to the California’s Global Warming Solutions Act of 2006 (AB 32), Senate Bill (SB) 97, SB 375, SB 32, Executive Order B55-18, the CEQA Guidelines, and any policies or measures contained in the Town’s - 10 -
Climate Action Plan (CAP). The analysis will quantify carbon dioxide equivalent (CO2e) units associated with construction and operational emissions attributable to the net change of housing units that may be associated with the proposed project.
Emission factors and methodologies will use the most recent versions of CARB’s Orion 2018 database, the latest version of EMFAC2017 air pollutant emissions database to calculate GHG emissions utilizing VMT data, as described more fully under the air quality analysis above, and the CalEEMod emissions model (for nontransportation related emissions). We will consult with Town staff during the preparation of this analysis to determine the applicable threshold(s) for this project.
If any significant impacts are determined by our analysis, we will prepare appropriate mitigation measures to reduce impacts to a less than significant level. • Noise Analysis and Contour Maps: Charles M. Salter Associates (CSA) will prepare noise measurements, traffic noise analysis, development of noise contour maps to support the environmental analysis. Efforts include the following:
- Conduct long-term (e.g., 72-hour) continuous noise measurements at up to four locations in the plan area, working with the team to identify preferred measurement locations.
- Analyze the measurement data and calculate daily noise levels. Use the results to calibrate traffic noise analysis. Provide the results of the traffic noise analysis in electronic spreadsheet format. Calculate traffic noise levels based on provided existing and future traffic volumes, speeds, and truck percentages for each roadway segment to be included in the model.
- Prepare one noise contour map for existing conditions (using provided GIS data for roadway segments). Provide noise contours in electronic format to scale (e.g., ArcView shapefile).
- Prepare one noise contour map for the future “with project” scenario (based on future traffic data provided).
- The contours would be limited to the major transportation corridors in the plan area. CSA would provide the contours in both PDF and ArcView shapefile. To complete the analysis, the following would be needed: Existing and future traffic volumes, speeds, and truck percentages for the roadway segments to be included in the model.
Focused EIR
This scope of work assumes that a Focused EIR will be the appropriate level of environmental analysis. The initial study circulated with the NOP "scoped out" categories/criteria for which it can be clearly demonstrated that there would be no significant impacts, consistent with CEQA Section 15082. Therefore, the EIR will focus only on categories/criteria that were not scoped out:
• Air Quality
• Biological Resources
• Energy and Greenhouse Gas Emissions
• Hydrology and Water Quality
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• Noise
• Population and Housing
• Public Services
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
• Wildfire Hazards
Drawing on the findings of the technical analysis outlined above, D&B will prepare an administrative draft Focused EIR in electronic format and submit it for Town review.
Mitigation measures will be incorporated as needed to address significant impacts. The Focused EIR will address a reasonable range of alternatives that could feasibly attain the basic objectives of the Housing and Safety Element Update. Determination of specific alternatives will be done in coordination with Town staff.
As part of this task, D&B will prepare a NOP to be submitted to all responsible and trustee agencies and to the public, informing them that the Town is initiating the environmental review required for the Housing/Safety Element Update. D&B will be responsible for noticing to the State Clearinghouse and Town staff will be responsible for noticing to local agencies and interested parties. During the 30-day scoping period, a public meeting will be held to take comments on issues to be addressed in the EIR, potentially as part of Open House #2. D&B will coordinate with Town staff on the meeting format. D&B will summarize NOP comments received in a Memorandum to be provided to the team.
Screencheck Draft and Public Review Draft
Following receipt of Town comments on the administrative draft, D&B will complete revisions and prepare a public review draft. We will provide one screen check draft in electronic format prior to finalization. The purpose of the screen check draft is to allow City staff to confirm comments on the administrative draft have been adequately addressed.
Therefore, we assume that only minor edits will be needed to access staff comments on the screen check draft, rather than substantive changes to the content. As of November 3, 2020 the Governor’s Office of Planning and Research (OPR), State Clearinghouse (SCH) Unit will no longer accept hard copies of environmental documents and notices of determinations and exemptions. Therefore, this scope of work assumes that no hard copies of the CEQA documentation will be required and that all submittals, including submittals to the State will be electronic. D&B will be responsible for circulation Public Review Draft to the State Clearinghouse and will provide electronic copies of the Public Review Draft CEQA Document and the Notice of Completion Form to the State Clearinghouse to formally commence the public review period. This scope of work assumes the Town will be responsible for local distribution and noticing, including distribution to Responsible Agencies and interested parties as well as newspaper noticing or radius mailing.
Final EIR and Mitigation Monitoring and Reporting Program.
After close of the 45-day comment period, D&B will bracket and number each individual comment received within each comment letter and any comments received during the public - 12 -
hearing and will prepare responses to each comment that pertains to environmental issues.
We have budgeted 60 hours of staff time to response to written comments on the Draft Focused EIR. D&B will also prepare the Mitigation Monitoring and Reporting Program (MMRP), including each mitigation measure identified, timing, entity responsible for implementation, and method of compliance. A draft of the MMRP will be provided with the Administrative Final EIR. D&B will prepare an Administrative Draft and screen check draft document for internal review along with a Final document for circulation ahead of the adoption hearing, described below.
Notice of Determination
D&B will prepare the notice of determination (NOD) and provide it to Town staff for filing with the County Clerk's office within 5 business days of adoption of the final CEQA document.
This scope of work assumes that Town staff will be responsible for filling the NOD and paying the associated fees.
• Deliverables: Tribal consultation letters; technical reports (draft and final); Focused EIR (Admin/Public Review Drafts); Final EIR (Admin/Final); MMRP; NOD. • Meetings: Environmental Review Start Up Meeting.
Task 6: Adoption and Certification
Objective: Prepare the Draft Housing Element, Safety Element, Objective Design and Development Standards; and EIR for public review and successfully take the documents through the public hearing process. This task includes public meetings before the Planning Commission and Town Council, as well as coordination with HCD for review and certification. 30-Day Public Review
Senate Bill 215 requires that the Draft Housing Element be made available for public review and comment for a period of 30 days before it is sent to HCD. D&B will coordinate with Town staff to have the Draft Housing Element posted on the Town website and made available for public review and comment. D&B will also conduct a community open house to solicit community input on the Draft. This meeting be structured as an open house with stations staffed by City and Consultant team members so as to maximize opportunities for community questions and comments.
Decision-Maker Review
The public review draft Housing Element will be prepared for review by Town decisionmakers at a study session. The goal is to review key content with decision-makers and ensure it has endorsement before it is sent to HCD for review. Formal adoption will happen subsequently. We will prepare a presentation and conduct one study session with the Town Council to review the Draft Housing Element prior to submitting the Element for HCD review.
HCD Review Draft Preparation and HCD Review
HCD review of the Draft Housing Element is mandatory. Following the Town Council study session, we will prepare an HCD review draft. During HCD review, we would work to address all HCD comments. We would communicate with HCD and facilitate review of the revisions - 13 -
via revised pages. All revisions made to the Draft Housing Element would be shown as tracked changes. The goal is to secure a Finding of Substantial Compliance on the Draft Element before proceeding to adoption. This way, final certification would be contingent upon adopting the Housing Element as revised and reviewed by HCD, and the Town would avoid adopting a Housing Element that does not completely meet HCD requirements and needing to repeat the review and adoption process again. Throughout the HCD review process, we maintain contact with HCD staff via emails and phone calls regarding the City’s progress, key issues to be addressed, and alternative approaches to compliance.
Hearing Draft Preparation
Following HCD review, we will prepare a hearing draft of the Housing Element reflecting edits made in response to comments from HCD. All revisions made to the Draft Housing Element would be shown as tracked changes to facilitate review by Town decision-makers.
Adoption Hearing
D&B will assist the Town in facilitating a public hearing with the City Council to adopt the updated Housing and Safety Elements; adopt the Zoning Ordinance and Zoning Map amendments; and certify the Final Focused EIR. We anticipate preparation of a PowerPoint presentation, reviewed with Town staff and revised once prior to the hearing. Following adoption by the Town Council, revise the Hearing Draft to incorporate redline edits and prepare the Final 2023-31 Town of Fairfax Housing Element. We will print and deliver seven hard copies (six bound and one unbound) of the Final Housing Element as well as one electronic copy in PDF and editable format.
• Deliverables: HCD Draft Housing Element; Hearing Draft Housing Element; Draft Zoning Ordinance and Zoning Map Amendments; Final Housing and Safety Elements; Final Zoning Ordinance and Zoning Map Amendments.
• Meetings: Council Meeting; ad hoc meetings with HCD; adoption hearing.
Optional Task: Site-Specific Feasibility Assessment of Utility Improvements We understand that the Town may be interested in assessing the financial feasibility of utility improvements to support residential development on a 25-acre site located near Sir Francis Drake Boulevard. The legal requirements for the Housing Element are to assess the availability of infrastructure based on publicly available water, sewer, stormwater master plans and similar documentation. Assessing the cost and financial feasibility of improvements is beyond the scope of what is legally required and would need to involve a civil engineer and an economist. If the Town wishes to pursue this analysis, a separate scope and budget proposal for this work could be prepared.
SCHEDULE
The scope of work will be completed on the following timeline:
• D&B will submit a full administrative draft Housing Element within 10 weeks of receiving GIS data and work products completed by the Town and its prior consultants. Based on peer review of prior work products, a detailed schedule for - 14 -
staggered submittal of components (Housing needs assessment; Constraints analysis; Fair Housing Assessment) within this timeframe will be prepared. • D&B will submit a screencheck draft Housing Element within two weeks of receipt of a consolidated set of comments on the administrative draft Housing Element from Town staff.
• D&B will submit a project description within one week of submitting the administrative draft Housing Element.
• D&B will submit an administrative draft EIR within six weeks of receiving the technical background reports to be prepared by Fehr & Peers and Charles Salter and Associates.
• D&B will submit a screencheck draft EIR within three weeks of receiving comments on the administrative draft from Town staff. The intent is to use the 90-day HCD review period to complete the Draft EIR and related 45-day public review so that the Final EIR, Draft Zoning Ordinance, Draft Safety Element, and revised Draft Housing Element can be ready for review and adoption by Fairfax decision-makers simultaneously and within the 120-day grace period permitted under State law.
FEE
The guaranteed maximum fee for the scope of work identified in our proposal for the project scope of work is $565,385. This fee will not be exceeded provided there are no changes in the Scope of Work. Additionally, we recommend that the Town reserve a contingency equivalent to 10 percent of the budget to accommodate any unanticipated additional work that may be requested.
The worksheets on the following page show detailed hours and budget by task. Two tables are shown: one for hours and one for fees. Fees include all personnel costs and direct costs, which include travel and related costs and data collection. - 15 -
Proposal for Town of Fairfax Housing Element
HOURS BY TASK
September 29, 2022
Task 1 Task 2 Task 3 Task 4 Task 5 Task 6
TOTAL
Start Up &
Project
Management
Housing
Element
Update
Safety
Element
Update
ODDS
and
Zoning
Focused
EIR
Adopting &
Finalization
Company Name
Andrew Hill, Principal and PM 56 125 32 40 120 80 453
Michael Dyett, Participating
Principal 24 18 150 16 24 232
Associate 20 48 40 275 32 415
Planner/Urban Designer 12 275 200 48 24 559
Environmental Planner 12 80 80 325 24 521
GIS Technician 24 80 40 16 80 32 272
Project Assistant/Graphic
Designer 40 132 24 80 190 48 514
Sub-Total 188 758 216 486 1054 264 2966
TOTAL HOURS 188 758 216 486 1054 264 2966
Proposal for Town of Fairfax Housing Element
BUDGET BY TASK
September 29, 2022
Hourly
Rate
Task 1 Task 2 Task 3 Task 4 Task 5 Task 6
TOTAL
Start Up &
Project
Management
Housing
Element
Update
Safety
Element
Update
ODDS
and
Zoning
Focused
EIR
Adopting
&
Finalization
Company Name
Andrew Hill, Principal and PM $245 13,720 30,625 7,840 9,800 29,400 19,600 $110,985 Michael Dyett, Participating
Principal 265 6,360 4,770 0 39,750 4,240 6,360 61,480
Associate 170 3,400 8,160 6,800 0 46,750 5,440 70,550
Planner/Urban Designer 150 1,800 41,250 0 30,000 7,200 3,600 83,850 Environmental Planner 150 1,800 12,000 12,000 0 48,750 3,600 78,150 GIS Technician 165 3,960 13,200 6,600 2,640 13,200 5,280 44,880 Project Assistant/Graphic
Designer 110 4,400 14,520 2,640 8,800 20,900 5,280 56,540 Direct Cost 250 100 250 850 1,450
Sub-Total 35,690 124,525 35,880 91,090 170,690 50,010 $507,885 Fehr & Peers VMT Study 45,000 45,000
Charles Salter Associates Noise
Study 12,500 12,500
TOTAL FEE 35,690 124,525 35,880 91,090 228,190 50,010 $565,385 Contingency (10%) $56,539
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BUDGET ASSUMPTIONS
Our cost proposal is based on the following assumptions:
• Meeting Attendance. The budget assumes attendance at meetings as shown in the Scope of Work. Meetings with Town Staff will occur as needed throughout the planning process, as specified in the Scope of Work. Costs of additional public meeting attendance would be on a time and materials basis if requested; such costs are not included within the guaranteed maximum fee.
• Consolidated Comments and Direction. Unless otherwise noted in the Scope of Work, Town staff will provide a single set of consolidated, non-conflicting comments on the review drafts of all documents. Unless otherwise specified, each product will be finalized following one round of staff review; additional iterations and reviews will be considered additional service.
• Presentations, Agendas, Meetings Summaries. D&B will prepare presentations as noted in the Scope of Work. We assume that Town staff will be responsible for preparing hearing agendas, staff reports, and meeting summaries.
• Electronic files. Electronic files of all documents will be provided in PDF and Word via email or file transfer service. PDFs will be provided in high-resolution print format and lower-resolution web-compatible format, as appropriate. D&B will also provide native electronic files of all documents created upon completion of the project – these may be in Word or for graphic-intensive documents, in Adobe InDesign. Maps will be provided in Illustrator or ArcGIS format, depending on native format. • Printed Documents. The scope of work does not include printed copies; however, these can be provided at cost if requested. Our budget includes costs for printing meeting materials (e.g. large format maps, handouts, etc.). • Travel Expenses and Other Direct Costs. The budget includes direct costs related to the project, including travel expenses, in-house printing costs, and other similar reimbursable items. These will be billed at cost (i.e., without any mark-up). • Reallocation by Task. D&B reserves the right to reallocate budget by task, provided the overall project budget is not affected.
6 Proposal for the Town of Ross
FIRM INTRODUCTION AND EXPERIENCE
This Appendix provides an introduction to Dyett & Bhatia, including our relevant experience, qualifications, and key personnel for the project. References are also included in this Appendix.
DYETT & BHATIA FIRM OVERVIEW
Dyett & Bhatia is a California corporation based in
Oakland, operating for the past 40 years. Working out
of a single office with a close-knit team of 20 planners, designers, and support staff allows us to be nimble and responsive in our work, communication, and outreach.
We conduct analysis and develop policies on a range of
planning topics from land use and community character,
to housing development, parking management, and
environmental sustainability. The professional services we offer are focused on planning, design, and public
outreach:
• General Plans and Housing Elements;
• Development codes and zoning ordinances;
• Environmental planning and assessment;
• Urban design, specific plans, and downtown plans;
• Public participation and facilitation;
• Geographic information systems, three-dimensional
computer modeling, and visual simulation; and
• Graphic design.
We see policy-making, land use planning, physical design, and implementation as inter-related activities. The
diversity of our practice helps us clearly define issues and identify practical courses of action. The majority of our work is for cities, counties, transit authorities, regional governments and other public agencies. We believe that
plan-making is a collaborative effort involving a diversity of stakeholders, and are committed to active community
participation in the planning process. Dyett & Bhatia
has won 17 awards in the last five years alone from the American Planning Association—including national awards for sustainability and for innovative outreach for general plans—for the relatively small volume of work produced.
Year Award for Dyett & Bhatia
2022 APA California Chapter Award of Excellence for the 2022 Advancing Diversity and Social Change in Honor of Paul
Davidoff
Santa Rosa Downtown Station Area Specific Plan
APA Northern California Section Award of Excellence for Comprehensive Planning (Large Jurisdiction) and Statewide Award of Excellence (Hard Won Victories)
Santa Rosa Downtown Station Area Specific Plan
2021 APA California Award of Merit: Hard-Won Victories Award Half Moon Bay Local Coastal Land Use Plan Update
2020 APA Comprehensive Plan Award: Large Jurisdiction
Mission Valley Community Plan
APA San Diego Section Award of Excellence
Mission Valley Community Plan
2018 APA Northern California Section Comprehensive Plan Award of Excellence: Small Jurisdiction
Belmont General Plan, Village Specific Plan, & EIR
APA Comprehensive Plan Award of Excellence: Small
Jurisdiction
Belmont General Plan, Village Specific Plan, & EIR
APA California Sacramento Valley Section
Comprehensive Plan Award of Excellence:
Small Jurisdiction
Woodland General Plan
APA California Northern Section Award of Merit
for Comprehensive Planning
Redwood City El Camino Real Corridor Plan
APA California Inland Empire Section Comprehensive
Plan Award of Excellence: Small Jurisdiction
Redlands General Plan, CAP, and EIR
APA California San Diego Section Award of
Excellence: Best Practices
Grantville Trolley Station / Alvarado Creek
Revitalization Study
2017 APA California Northern Section Award of Merit
Richmond Zoning and Subdivision Regulations
APA San Diego Section Award of Merit for
Comprehensive Planning
Carlsbad General Plan and EIR
2016 APA Northern California Section Award of Excellence Redwood City Community Benefits
APA California Chapter Award of Excellence
Redwood City Community Benefits
APA San Diego Section Award for Comprehensive
Planning
Southeastern & Encanto Community Plans
APA Hawaii Chapter Award for Urban Design
Downtown and Kalihi Neighborhood TOD Plans
7 General Plan Housing Element
HOUSING ELEMENTS
Dyett & Bhatia has extensive experience in preparing
housing elements. We have traditionally been selective
about the Housing Element work we undertake, preparing housing elements in conjunction with comprehensive General Plan updates, for clients for whom we previously prepared General Plans, or where unique circumstances
require a carefully tailored approach. D&B prepared or
assisted client with six HCD-certified housing elements in the Fifth Cycle for jurisdictions throughout California, including Half Moon Bay, San Bruno, Palo Alto, Antioch, Redlands, Carlsbad, Turlock, and Woodland. Our Sixth
Cycle Housing Element work includes Moreno Valley,
Carson, and Oceanside in Southern California, as well as ongoing work in Fairfield, San Pablo and Oakland in the Bay Area, and Turlock in the Central Valley. Our experience with housing elements in the Southern California Association of Governments (SCAG) region, that are a
year ahead of the Bay Area in the housing cycle, has
provided us with a familiarity with new Housing Element requirements and with HCD personnel and expectations.
D&B’s extensive community outreach and stakeholder
participation experience, together with distinguished
in-house graphic design, GIS, and mapping capabilities
supplement housing element work. Relevant project
examples are included at the end of this section.
Dyett & Bhatia General Plans and Housing
Elements
505
12 121
29 680
80 80
680
580
580
880
280
680
580
205
5 5
5 101
99 99
50 49
37 4
4 12
26 160
24 33
132
108
16 16
113
128
49 104
4 101
85 84 35
84 92 84
101
29 175
128
128
Lodi
Stockton
Modesto
Turlock
San
Francisco
Richmond
Vallejo
Walnut
Creek
San
Ramon
Livermore
Tracy
Pittsburg
San
Pablo
Antioch
Brentwood
Napa
Vacaville
Davis
Woodland
Sonoma
Folsom
Roseville
P
Rocklin
Manteca
Dublin
Milpitas
Santa
Clara
Fremont
Palo
Alto
Mountain
View
Winters
Rancho
Cordova
Dixon
Rio
Vista
Martinez
Benicia
J
Ione
San
Bruno
South San
Francisco
Emeryville Berkeley
Sacramento
Sunnyvale
Belmont
Half Moon Bay
Pacifica
Ceres
Castro
Valley
San
Rafael
St Helena
Santa Rosa
Rohnert
Park
Petaluma
Calistoga
Cloverdale
Healdsburg
Geyserville Middletown
Esparto
Windsor
Dunnigan
American
Canyon
Alameda
Concord
Daly City
Princeton
Ross
Oakland
Fairfield
Dyett & Bhatia General Plans & Housing Elements
General Plans Housing Elements General Plans & Housing Elements 505
12 121
29 680
80 80
680
580
580
880
280
680
580
205
5 5
5 101
99 99
50 49
37 4
4 12
26 160
24 33
132
108
16 16
113
128
49 104
4 101
85 84 35
84 92 84
101
29 175
128
128
Lodi
Stockton
Modesto
Turlock
San
Francisco
Richmond
Vallejo
Walnut
Creek
San
Ramon
Livermore
Tracy
Pittsburg
San
Pablo
Antioch
Brentwood
Napa
Vacaville
Davis
Woodland
Sonoma
Folsom
Roseville
P
Rocklin
Manteca
Dublin
Milpitas
Santa
Clara
Fremont
Palo
Alto
Mountain
View
Winters
Rancho
Cordova
Dixon
Rio
Vista
Martinez
Benicia
J
Ione
San
Bruno
South San
Francisco
Emeryville Berkeley
Sacramento
Sunnyvale
Belmont
Half Moon Bay
Pacifica
Ceres
Castro
Valley
San
Rafael
St Helena
Santa Rosa
Rohnert
Park
Petaluma
Calistoga
Cloverdale
Healdsburg
Geyserville Middletown
Esparto
Windsor
Dunnigan
American
Canyon
Alameda
Concord
Daly City
Princeton
Ross
Oakland
Fairfield
Dyett & Bhatia General Plans & Housing Elements
General Plans Housing Elements General Plans & Housing Elements Fairfield
Moreno Valley San Pablo Turlock Carlsbad
Antioch Carson Redlands
D&B Representative Housing Elements
Mitchell
Memorial
Park
215
215
60 60
Perris
Calimesa
Riverside
Beaumont
March Air
Reserve
Base
Lake
Perris
IRIS AVE
IRONWOOD AVE
LASSELLE ST
COTTONWOOD AVE
CACTUS AVE
INDIAN ST
EUCALYPTUS AVE
KITCHING ST
GILMAN SPRINGS RD
NASON ST
REDLANDS BLVD
PERRIS BLVD
FREDERICK ST
MORENO BEACH DR
PIGEON PASS RD
ALESSANDRO BLVD
JOHN F KENNEDY DR
KRAMERIA AVE
HEACOCK ST
CACTUS AVE
HEACOCK ST
ALESSANDRO BLVD
OLIVER ST
PERRIS BLVD
KITCHING ST
PERRIS BLVD
HEACOCK ST
EUCALYPTUS AVE
INDIAN ST
HEACOCK ST
SUNNYMEAD RANCH P KWY
IRONWOOD AVE
IRIS AVE
JOH N F KENNEDY DR
LASSELLE ST
GILMAN SPRINGS RD
COTTONWOOD AVE
WORLD LOGISTICS PKWY
Box
Springs
Mountain
Reserve
Park
San Jacinto
Wildlife Area
Morrison
Park
Sunnymead Park
College
Park
Equestrian
Park and
Nature Center
Hidden
Springs
Park
Towngate
Park
El Potrero Park
Gateway
Park
Woodland Park
Moreno
Valley
Community
Park
Kennedy
Park
Celebration Park
Fairway
Park
Shadow
Park
Victoriano Park
Vista
Lomas
Park
Bayside
Park
Lake Perris State
Recreation Area
Moreno Valley/
March Field Station
PERRIS VALLEY L NI E
City
Hall
Kaiser
Permanente
Medical
Center
S a n T i m o t e o C a n y o n
T H E B A D L A N D S
S A N J A C I N T O V A L L E Y
Riverside
National
Cemetery
B O X S P R I N G S M O U N T A I N S
B E R N A S C O N I H I L L S
Bernasconi Pass
Pigeon Pass
E
D
D
C1
C1
D
B2
A
B2
B1-APZ I
B1-APZ II
Sources: Esri, USGS, NOAA
0 0.5 1 2
Miles
Data Source: City of Moreno Valley, Housing Element 2014-2021; Riverside County GIS, 2019; Dyett & Bhatia, 2020.
2021-29 Housing Element Opportunity Sites
Preliminary Sites
Income Level Category
Above Moderate Income
Moderate Income
Low and Very Low Income
Airport Compatibility Zones
Metrolink Station
Metrolink Commuter Rail
Parks and Recreation
City of Moreno Valley
Sphere of Influence
Richmond Pkwy
23rd St
Giant Rd
Rd 20
Rumrill Blvd
Market Ave
Broadway Ave
Rd 20
Brookside Dr
Church Ln
11th St
Stanton Ave
San Pablo Ave
Rumrill Blvd
Rumrill Blvd
Church Ln
San Pablo Ave
San Pablo Ave
San Pablo Dam Rd
San Pablo Dam Rd
El Portal Dr
Rd 20
San Pablo Dam Rd
El Portal Dr
§¨¦80
City of
Richmond
City of
Richmond
21st St
11th St
San Pablo Ave
17th St
Vale Rd
Dover Ave
20th St
Stanton Ave
Pine Ave
Miner Ave
19th St
16th St
15th St
Amador St
Rivers St
Sutter Ave
Emeric Ave
12th St
14th St
Hillcrest Rd
Rollingwood Dr
13th St
Sanford Ave
Lake St
Ridge Rd
California Ave
22nd St
18th St
Bush Ave
John Ave
Willow Rd
Alpine Rd
Brook Way
Palmer Ave
Tyler St Espanola Ct
Van Ness St
Powell St
Arundell Way
Arundel Way
10th St
Devon Way
Marin Ave
Mason St
Wilcox Ave
Standard St
Post Ave
Chevy Way
Alfreda Blvd
Stone St
Bayo Vista Ave
Kelley Ave
Fordham St
Greenwood Dr
Manor Dr
Yuba Ave
Manchester Ave
Pullman St
Folsom Ave
Mission Ave
Avon Ln
Villa Dr
Mission Bell Dr
Macarthur Ave
Morrow Dr
Beau Rivage
Bowhill Ln
Douglas St
Miflin Ave
Trenton Blvd
Bonita Rd
Merritt Ave
Glenlock St
Del Camino Dr
Fillmore St
Pablo Vista Ave
Lovegrove Ave
Glenn Ave
Colin St
Acapulco Dr
Marelia Ct
Bancroft Ln
Montoya Ave
Ventura Ave
Abella Cir
Clare St
Joel Ct
Gerald Ave
Evens Ave
Manzanilla Dr
Carlfield St
Corte St
Ohare Ave
Contra Costa Ave
Casino Ave
Rumrill Rd
Crucero Ave
Wyman St
Riverside Ave
Regina Ave
Barranca St
Humboldt St
E Victoria Ct
Shasta Ave
Harborview Ave
Clement Ave
Baywood Ln
Connecticut Ave
Chattleton Ln
University Ave
Barbara Ln
Kirk Ln
Jean Ct
Madrone Way
Westgate Cir
W Victoria Ct
Frieda Ct
Brookside Ave
Regello Ct
Monte Buena St
Dodson St
Judith Ct
Wanlass Ave
Drake Way
Larchmont Ln
18th St
19th St
20th St
19th St
Bush Ave
15th St
15th St
21st St
18th St
Shasta Ave
Glenn Ave
17th St
Merritt Ave
Riverside Ave
14th St
18th St
Dover Ave
19th St
22nd St
Mason St
15th St
16th St
17th St
17th St
Post Ave
Lake St
20th St
21st St
Rivers St
Lake St
Yuba Ave
19th St
22nd St
16th St
17th St
Glenn Ave
Miner Ave
Rose Arbor Av e
Bayview A ve
Bolduc Ct
Capitol Hill Ave W estview Pl
N Arlington Blvd
Hillcrest Rd
Miffin Ave
Wanlass
Park
City
Hall
Contra Costa College
John
Herbert
Davis Park
San Pablo
Lytton
Casino
St. Joseph
Cemetery &
Funeral Center
Rheem Creek
San Pablo Creek
Wildcat Creek
San Pablo Creek
Wildca t Cr eek
San Pablo Creek
BURLINGTON NORTHERN SANTA FE RR
UNION PACIFIC RAILROAD
SOURCE: City of San Pablo, 2021; Contra Costa County GIS, 2021; Dyett & Bhatia, 2021
0 750 1,500 3,000
FEET
City Limits
Sphere of Influence
Alquist Priolo Zones
Major Highway
Major Roads
Railroads
Figure 3-9: Potential Opportunity Sites
SAN PABLO GENERAL PLAN UPDATE
Current Development Projects
Undeveloped Land
Vacant
Vacant - Public
Underutilized (based on AV Ratio*)
AV Ratio Less than 0.5
AV Ratio between 0.5 to 0.99
Underutilized (based on FAR**)
FAR less than 0.15
FAR 0.15 - 0.30
* AV Ratio is the ratio of improvement value over land value. ** FAR is the ratio of building square foot over lot square foot.
Note: Opportunity Sites in the Alquist Priolo Fault Zone are not available for housing development.
Richmond Pkwy
23rd St
Giant Rd
Rd 20
Rumrill Blvd
Market Ave
Broadway Ave
Rd 20
Brookside Dr
Church Ln
11th St
Stanton Ave
San Pablo Ave
Rumrill Blvd
Rumrill Blvd
Church Ln
San Pablo Ave
San Pablo Ave
San Pablo Dam Rd
San Pablo Dam Rd
El Portal Dr
Rd 20
San Pablo Dam Rd
El Portal Dr
§¨¦80
City of
Richmond
City of
Richmond
21st St
11th St
San Pablo Ave
17th St
Vale Rd
Dover Ave
20th St
Stanton Ave
Pine Ave
Miner Ave
19th St
16th St
15th St
Amador St
Rivers St
Sutter Ave
Emeric Ave
12th St
14th St
Hillcrest Rd
Rollingwood Dr
13th St
Sanford Ave
Lake St
Ridge Rd
California Ave
22nd St
18th St
Bush Ave
John Ave
Willow Rd
Alpine Rd
Brook Way
Palmer Ave
Tyler St Espanola Ct
Van Ness St
Powell St
Arundell Way Arundel Way
10th St
Devon Way
Marin Ave
Mason St
Wilcox Ave
Standard St
Post Ave
Chevy Way
Alfreda Blvd
Stone St
Bayo Vista Ave
Kelley Ave
Fordham St
Greenwood Dr
Manor Dr
Yuba Ave
Manchester Ave
Pullman St
Folsom Ave
Mission Ave
Avon Ln
Villa Dr
Mission Bell Dr
Macarthur Ave
Morrow Dr
Beau Rivage
Bowhill Ln
Douglas St
Miflin Ave
Trenton Blvd
Bonita Rd
Merritt Ave
Glenlock St
Del Camino Dr
Fillmore St
Pablo Vista Ave
Lovegrove Ave
Glenn Ave
Colin St
Acapulco Dr
Marelia Ct
Bancroft Ln
Montoya Ave
Ventura Ave
Abella Cir
Clare St
Joel Ct
Gerald Ave
Evens Ave
Manzanilla Dr
Carlfield St
Corte St
Ohare Ave
Contra Costa Ave
Casino Ave
Rumrill Rd
Crucero Ave
Wyman St
Riverside Ave
Regina Ave
Barranca St
Humboldt St
E Victoria Ct
Shasta Ave
Harborview Ave
Clement Ave
Baywood Ln
Connecticut Ave
Chattleton Ln
University Ave
Barbara Ln
Kirk Ln
Jean Ct
Madrone Way
Westgate Cir
W Victoria Ct
Frieda Ct
Brookside Ave
Regello Ct
Monte Buena St
Dodson St
Judith Ct
Wanlass Ave
Drake Way
Larchmont Ln
18th St
19th St
20th St
19th St
Bush Ave
15th St
15th St
21st St
18th St
Shasta Ave
Glenn Ave
17th St
Merritt Ave
Riverside Ave
14th St
18th St
Dover Ave
19th St
22nd St
Mason St
15th St
16th St
17th St
17th St
Post Ave
Lake St
20th St
21st St
Rivers St
Lake St
Yuba Ave
19th St
22nd St
16th St
17th St
Glenn Ave
Miner Ave
Rose Arbor Av e
Bayview A ve
Bolduc Ct
Capitol Hill Ave W estview Pl
N Arlington Blvd
Hillcrest Rd
Miffin Ave
Wanlass
Park
City
Hall
Contra Costa College
John
Herbert
Davis Park
San Pablo
Lytton
Casino
St. Joseph
Cemetery &
Funeral Center
Rheem Creek
San Pablo Creek
Wildcat Creek
San Pablo Creek
Wildca t Cr eek
San Pablo Creek
BURLINGTON NORTHERN SANTA FE RR
UNION PACIFIC RAILROAD
SOURCE: City of San Pablo, 2021; Contra Costa County GIS, 2021; Dyett & Bhatia, 2021
0 750 1,500 3,000
FEET
City Limits
Sphere of Influence
Alquist Priolo Zones
Major Highway
Major Roads
Railroads
Figure 3-9: Potential Opportunity Sites
SAN PABLO GENERAL PLAN UPDATE
Current Development Projects
Undeveloped Land
Vacant
Vacant - Public
Underutilized (based on AV Ratio*)
AV Ratio Less than 0.5
AV Ratio between 0.5 to 0.99
Underutilized (based on FAR**)
FAR less than 0.15
FAR 0.15 - 0.30
* AV Ratio is the ratio of improvement value over land value. ** FAR is the ratio of building square foot over lot square foot.
Note: Opportunity Sites in the Alquist Priolo Fault Zone are not available for housing development.
OCEANSIDE
SAN MARCOS
ENCINITAS
78 MELROSE DR
ALGA RD
RANCHO SA NTA FE RD
LA COSTA AVE
EL CAMINO REAL
LA COSTA AVE
SAN DIEGO NORTHERN RR
CARLSBAD BLVD
POINSETTIA L N
PALOMA R AIRPORT RD C A M INO VIDA R OBLE
AVIARA PKWY
POINSETTIA LN
PALOMAR AIRPORT RD
EL CAMINO REA L
TAMARACK AVE
EL CAMINO REAL
TA MAR ACK AV E
C OLLEGE BLVD
M ARRON RD
CARLSBAD V ILLAGE DR
CANNON RD
CARLSBAD BLVD
78 BATIQ UITOS D R
EL FUE RTE ST
CF ALICAN T E RD
CAM JUNIPER O
CAL L E ACERVO
CAD ENCIA ST
AMBROS AI LN
CHESTNUT AV
C ALLE BARCELONA
HILLSIDE D R
R-8
OS
OS
OS
FA RADAY A V E
CANNON R D
City of
Oceanside
City of
Vista
City of
San Marcos
City of
Encinitas
B a t i q u i t o s L a g o o n
MCCLELLAN
-PALOMAR
AIRPORT
Agua
Hedionda
Lagoon
Buena
Vista
Lagoon Calavera
Lake
Maerkle
Reservoir
P a c i f i c
O c e a n
City of
Oceanside
CF
GC
L
OS
P
R-1.5
R-15
R-23 VC
R-8
R-8
P
P
R-4
R-23
R-15
R-30
L
R-8 R-4
OS
R-15
R-15
R-4
R-15
R-23
R-4
R-8
P
R
V
R-15/VC
R
OS P
R-4
R-4
R-15
R-1.5
R-8
OS
OS
P P
P R-1.5
R-4
R-4
R-8
L
R-15
O
R-23
VC
R-15
R-4 R-8
R-1.5
R-8
OS
GC
R-8
R-8
R-4
R-8
L
P
P
P
P
R-4
OS
R-4
R-4
R-23
R-8 R-15
R-4
GC
OS
R-30
GC
VC
VC
R-8
OS
R-4
R-8
R-8
R-8
R-4
OS
R-4
R-8
R-23
R-30
O
R-8
OS
VC
VC
VC
R-8
R-8
R-4
R-4
R-8
R-8
PI/O
R-15
R-8
R-4
R-15
P
P
L
R-23
R-30
PI PI
PI
R-8
R-4
R-4
R-4
R-4
OS
R-8
R-4
O
PI
PI
OS P
OS
O
R-8
R-23 R-4
R-1.5
OS
OS
OS
R-4
R-8
R-4
R-8 R-8
R-8
R-23
R-8
R-23
O
CF
R-23
O
GC
OS
OS PI/O
P
L GC
R-15
R-1.5 R-4
P
R-8
R-15
R-4
R-8
R-15
R-8
P
R-1.5
R-30 PI
P R GC
VC
R-15 VC
VC
PI
R-4
VC
R
PI
R
VC
VC
PI
OS
VC
VC
P
R-4
R-15
R-8
R-15
R-23
CF
R-4
R-8
OS
R-4 R-4
R-4
R-1.5
L
R-15
R-8
R-4
R-30
R-15
R-8
P
L
R-4
R-4
R-8 R-23
OS
OS
P
R-4
R-4
R-8
R-4
R-15 R-8
R-4
P PI/O
GC
R-15
R-4
P
P
R-15
R-8
OS
R-4 R-4
P R-4
R-8
R-23
R-8
P
P P
R L
R-8
O
R-15
R-23
R-23
CF
CF
CF
R-15 R-4
R-8
P
OS
R-4
OS
OS
R-15
R-4
R-23
VC OS
P R-15R-23
R-30
R-15
P VC
R-30
R-15
R-4 R-4
R-15
OS
P
VC
L
R-23
R-15
R-8
VC R-8 R-15
R-15R-23
R-15
R-4
O
O
P
OS
R-8
R-4
R-8
OS OS
R-23 R-8
O
PI
VC
O
O GC
R-8
O
VC
VC
R-23
R-4
R-8
R-4
VC R-23
R-8
R-15
R-4
R-4
R-8
R-8
R-4
R-15
GCO
O
O
R-4
P
P
R-30
O
R-23R-15 CF
P
CF
PI
PI
GC
R-15
R-4
P
R-15
R-8 R-4
R-4
VC R-8
R-23
R-8 R-8 R-15
R-8
R-4
R-8
R-4
R-4 R-4
R-4
R-15
L
R-4
R-4
R-15
R-4
R-4
R-8
R-4
R-1.5
O
R-1.5
OS
OS
OS
OS
OS
OS
OS
R-4
R-4
R-4
Coastal Zone
Highways
Major Street
Planned Street
Railroad
Lagoons
City Limits
Airport Influence Area
Review Area 1
Review Area 2
0 0.5 1 2
Miles
Source: City of Carlsbad, 2013; SANDAG, 2013; Dyett & Bhatia, 2013.
R-1.5 Residential 0-1.5 du/ac
R-4 Residential 0-4 du/ac
R-8 Residential 4-8 du/ac
R-15 Residential 8-15 du/ac
R-15/VC Residential 8-15 du/ac/Visitor Comm.
R-23 Residential 15-23 du/ac
R-30 Residential 23-30 du/ac
V Village
L Local Shopping Center
GC General Commercial
VC Visitor Commercial
R Regional Commercial
PI Planned Industrial
PI/O Planned Industrial/Office
O Office
P Public
CF Community Failities
OS Open Space
TC Transportation Corridor
Figure 2-3
Land Use Plan
GENERAL PLAN
500 ACRES
100
ACRES
SAN BERNARDINO COUNTY
RIVERSIDE COUNTY
SAN BERNARDINO COUNTY
RIVERSIDE COUNTY
Crafton
Loma
Linda
Mentone
San Bernardino
International
Airport
To
Highland
To
Calimesa
Redlands Municipal Airport
Yucaipa
East
Valley
Corridor
To
San Bernardino
Highland
RIVERSIDE COUNTY
¨¦§10
SAN TIMOTEO CAN YON RD
ALESSA NDRO RD
W SU NS ET DR
GARDEN ST
E S UNS ET DR ALTA VIST A DR
SAND CANYON RD
E HILTON AVE
E SUN SET DR
¨¦§10
¨¦§210
E LUGONIA AVE
E COLTON AVE
ALABAMA ST
5TH AVE
ORANGE ST
NEVADA ST
E CITRUS AVE
W CYPRESS AVE
E PIONEER AVE FORD ST
N DEARBORN ST
LIVE OAK CANYON RD
W HIGHLAND AVE
MILL CREEK RD
CAJON ST
JUDSON ST
TENNESSEE ST
S CENTER ST
MENTONE BLVD
SAN BERNARDINO AVE
CRAFTON AVE
UNIVERSITY ST
GARNET ST
SAN MATEO ST
E REDLANDS BLVD
TERRACINA BLVD
BROOKSIDE AVE
ELIZABETH ST
CALIFORNIA ST
FLORIDA ST
PALMETTO AVE
W CRESCENT AVE
MARIGOLD ST
MOUNTAIN VIEW AVE
N WABASH AVE
OPAL AVE
W REDLANDS BLVD
E SAN BERNARDINO AVE
BARTON RD
Santa Ana River
W OLIVE AVE TEXAS ST
N CHURCH ST
W FERN AVE
E PALM AVE
E LUGONIA AVE
W PIONEER AVE
ALABAMA ST
ORANGE AVE
CITRUS AVE
KANSAS ST
GROVE ST
W BROCKTON AVE E BROCKTON AVE
BELLEVUE AVE
PACIFIC ST
SOUTH AVE
MA RION AVE
E HIGHLAND AVE
ALVARADO AVE
CAPRI AVE CAPRI AVE
KING ST AGATE AVE
NICE AVE
COLTON AVE
3RD AVE
HIGHLAND AVE
CITRUS AVE
WALNUT ST
OPAL AVE
S LINCOLN ST
W WESTERN AVE
W PENNSYLVANIA AVE
W SUN AVE
KARON ST
DOMESTIC AVE
E PENNSYLVANIA AVE
CENTRAL AVE
CLIFTON AVE
CHESTNUT AVE
HARTZELL AVE
RIVERVIEW DR
6TH AVE CRESTVIEW RD
OVERCREST DR
PALO ALTO DR
CLAY ST
OCCIDENTAL DR
SYLVAN BLV D W REDLANDS BLVD
WALNUT AVE
BOND ST
4TH ST
LYTLE ST
E STATE ST
PARK AVE
ALMOND AVE
NEW JERSY ST
MAGNOLIA AVE
VIA VI STA DR
FRANKLIN AVE
OAK ST
GOLDEN WEST DR
RESERVOIR R D
SM ILE Y HEIGHTS D R
LAKESIDE AVE
CLARK ST
STATE ST
INDEPENDENCE AVE
NICE AVE
SAPPHIRE ST
JASPER AVE
E BROCKTON AVE
N LINCOLN ST
IOWA ST
BERKELEY DR
FURLOW DR WEBSTER ST
DOYLE AVE
S LA SALLE ST
BERYL AVE
LARAMIE AVE
S GROVE ST
ROOSEVELT RD
SUMMIT AVE
E CRESCENT AVE
W MARIPOSA DR
S BUENA VISTA ST
S WAB ASH AVE
H A LSEY ST
VINE STS 4TH ST
CENTRAL AVE
AARON DR
MERCED ST
MOSS ST
MADEIRA AVE
Redlands
Country
Club
Sports
Park
Prospect
Park
Ford
Park
Sylvan
Park
Caroline Park
Heritage Park
Community Park
Oakmont Park
Texonia
Park
Brookside Park
Crafton
Park
Smiley
Park
Jennie
Davis
Park
Franklin
Park
Simond's
Parkway
East Valley
High School
Crafton
School
Clement
Middle
School
Lugonia
School
University of Redlands
Redlands
High School
Cope Middle School
Smiley Elementary
McKinley
School
Kimberly
School
Mariposa
Elementary
Moore Middle
School
Mentone
Elementary
Judson
Elementary
Israel Beal Park
*#
*#
#*
General Plan Land Use
Agriculture
Rural Living
Very Low Density Residential
Low Density Residential
Low Medium Density Residential
Medium Density Residential
High Density Residential
Office
Commercial
Commercial/Industrial
Light Industrial
Public/Institutional
Parks/Golf Courses
Open Space
Hillside Conservation
Resource Preservation
Housing Conservation Overlay
Transit Village Overlay Zone
Freeway/Major Highway
Major Roads
Local Roads
Linear Parks
Proposed Roads
River
City of Redlands
Sphere of Influence
County
Data Source: City of Redlands, California, 2016; San
Bernardino County, 2015; ESRI, 2015; SANBAG, 2015;
Dyett & Bhatia, 2016.
0 0.5 1 2
MILES
Turlock General Plan Update, Housing Element,
and EIR
TURLOCK, CALIFORNIA
ADOPTED 2012
HOUSING ELEMENT 2016
APA CALIFORNIA CENTRAL
SECTION AWARD, TURLOCK
GENERAL PLAN (2013)
Client: City of Turlock
Contact: Debbie Whitmore,
Deputy Director of
Development Services, City
of Turlock, 156 S. Broadway,
Suite 120, Turlock, CA 95380
Tel: 209-668-5640
Email: dwhitmore@turlock.
ca.us
Budget: $1,242,470
Turlock is located in the heart of the San Joaquin Valley and is home to a California State University campus. The city has nearly doubled in population since the awardwinning 1992 General Plan, which was also prepared by Dyett & Bhatia and included a City Design Element with extensive policies to promote inclusive, mixed-use neighborhoods, and pedestrian-oriented development.
In 2008, the City retained Dyett & Bhatia once again to comprehensively update the General Plan. Working closely with community members, D&B outlined strategies for Turlock to grow its agricultural technology job base, revitalize older areas, and continue downtown revitalization and community-oriented development. The plan also includes a comprehensive growth management and phasing strategy for development of new neighborhoods and supporting infrastructure.
Both general plans prepared by D&B received American Planning Association awards.
In 2015 the City retained D&B to update the D&B-prepared Housing Element, which was adopted the following year.
Turlock General Plan Update, Housing Element,
and EIR
TURLOCK, CALIFORNIA
ADOPTED 2012
HOUSING ELEMENT 2015-
PRESENT
APA CALIFORNIA CENTRAL
SECTION AWARD, TURLOCK
GENERAL PLAN (2013)
Turlock is located in the heart of the San Joaquin Valley and is home to a California State University campus. The city has nearly doubled in population since the awardwinning 1992 General Plan, which was also prepared by Dyett & Bhatia and included a City Design Element with extensive policies to promote inclusive, mixed-use neighborhoods, and pedestrian-oriented development.
In 2008, the City retained Dyett & Bhatia once again to comprehensively update the General Plan. Working closely with community members, D&B outlined strategies for Turlock to grow its agricultural technology job base, revitalize older areas, and continue downtown revitalization and community-oriented development. The plan also includes a comprehensive growth management and phasing strategy for development of new neighborhoods and supporting infrastructure.
Both general plans prepared by D&B received American Planning Association awards.
In 2015 the City retained D&B to update the D&B-prepared Housing Element.
W CHRISTOFFERSEN PKWY E CHRISTOFFERSEN PKWY
W TAYLOR RD E TAYLOR RD
W MONTE VISTA AVE E MONTE VISTA AVE
W TUOLUMNE RD E TUOLUMNE RD
FULKERTH RD E HAWKEYE AVE
WEST MAIN ST EAST AVE
W LINWOOD AVE E LINWOOD AVE S WALNUT RD S LANDER AVE
SOUTH AVE
W CANAL DR E CANAL DR N WALNUT RD GEER RDN OLIVE AVE N BERKELEY AVE
N QUINCY RD
OLIVE ST
MARSHALL ST
D ST
FIFTH ST
N GOLDEN STATE BLVD
S GOLDEN STATE BLVD S QUINCY RD S JOHNSON RD
N DAUBENBERGER RD
N ROSE ST
DELS LN
CROWELL RD
N COLORADO AVE
E MINNESOTA AVE
NORTH AVE
N SODERQUIST RD
S TEGNER RD
S KILROY RD
FRANSIL LN
DIANNE DR
GOLF RD
HARDING RD
BRIER RD
99 99
SE2
SE2
SE3
SE1
SE3
MONTANA
WEST
VERDUGA RD
General Plan Land Use
Diagram
0 0.25 0.5 1
Miles
Source: General Plan data, City of Turlock, 2002; Infill Area data and Opportunity sites data, Dyett and Bhatia, 2012; Map base data, City of Turlock, 2008.
Study Area Boundary
City Limits & County Islands
Master Plan Areas
Circulation 2030
General Plan
Figure 2-2
Boundaries
SE3
Very Low Density Residential
Low Density Residential
Low-Medium Density Residential
Medium Density Residential
Medium Density Residential/ Office
High Density Residential
High Density Residential/ Office
Downtown
Highway Commercial
Community Commercial
Community Commercial/ Office
Community Commercial/ Office/
High Density Residential
Heavy Commercial
Office
Business Park
Industrial
Park
Public
Urban Reserve
New or updated master plan
required before redesignated
land uses take effect
Freeway
Expressway
Potential Expressway Connection
Arterial
Collector
Railroads
8 Proposal for the Town of Ross
OTHER AREAS OF EXPERTISE
General Plans
General plans are a specialty for Dyett & Bhatia, and we have prepared general plans for over 65 California cities and counties, including 25 Bay Area communities — more
than any other firm. D&B is currently leading some of the most prominent general plan assignments in Northern
California, and we have prepared general plans for some of the Bay Areas most distinctive communities, including Napa, St. Helena, Petaluma and Half Moon Bay. The firm
has unsurpassed experience in all aspects of general plan work—from conducting meetings and surveys, to analysis
and plan writing, and preparing associated environmental documentation.
Development Codes and Zoning
Ordinances
Dyett & Bhatia has unsurpassed experience in preparing
comprehensive zoning regulations for cities and counties in California and the southwest, as well as nationwide
and abroad. Our current zoning work involves a broad
array of implementation concepts, including traditional development and form-based codes, pedestrian-friendly
and transit-oriented districts, mixed-use development,
green building, and best practices for neighborhood
design, parking, landscaping and lighting. We also know how zoning works “at the counter” through our Principals’ experience heading planning departments and current
planning divisions and our experience teaching courses
for planning professionals.
Environmental Planning And Assessment
D&B has extensive program and project level experience
with environmental review pursuant to the California
Environmental Quality Act (CEQA). We recognize CEQA as
an integral part of the planning process and an opportunity to streamline implementation. Our experience includes EIRs for over 50 citywide/countywide planning
efforts, several Bay Area regional transportation plans and programs, and four Bay Area Regional Transportation Plans (for Metropolitan Transportation Commission).
We have also prepared Initial Study/Mitigated Negative
Declarations, Supplemental EIRs, and Addenda for
planning projects. We bring a thorough understanding of the requirements for CEQA compliance and opportunities
for exemptions and streamlining, which is integrated into our overall project approach.
NAPA COUNTY
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Miles
/V Collector
/V Minor Arterial
/V Major Arterial
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City of Napa
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NAPA COUNTY
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Roadway Network by
General Plan Functional
Classification
Figure 4-3
Chaix Ln
Fir Hill Dr
Mills Ln
Melrose Ln
Meadowood Ln
York Ln
Fulton Ln
Tokay Ln
Dean York Ln
W heeler Ln
Inglewood Ave
La Fata St
Victoria Ln
Laguna Seca
Davis Ln
Mccorkle Ave
Tainter St
Stanton Dr
Contento Ln
Edwards St
Money Way
Del Rio Ct
Boyson Ln
Mccormick St
Pope St
Railroad Ave
Starr Ave
N Crane Ave
Kearney St
Hollis Ln
Palmer Dr
Stice Ln
Vineyard Ave
Allyn Ave
Valley View Ave
Hillview Pl
Hudson Ave
Mitchell Dr
Allison Ave
Hunt Ave
Elmhurst Ave
Pinot Way
Charter Oak Ave
Chiles Ave
Madrona Ave
Dowdell Ln
Zinfandel Ln
Big Rock R d
·|}29
College Ave
Deer Park Rd
Sylvaner Ave
White Ln
Spring Mountain Rd
Fawn Park Rd
Spring St
Silverado Trail
Oak Ave
Crane Ave
Lewelling Ln
·|}29
Stockton St
Madrona Ave Spring St
Howell Mounta ni Rd
Sulph ur Springs Ave
Adams St
Pratt Ave
Grayson Ave
Lodi Ln
Silverado Trail
Howell Mountain Rd
White Sulphur Springs Rd
Stockton St
Silverado Trail
Vineland Ave
Paseo Grand Dr
Mountain View Ave
Park St
Hudson Ave
Garden Ave
Con n Valley Rd
Vallejo St
Scott St
Charter Oak Ave
Data Source: City of St. Helena, 2018; Napa County, 2018; Dyett & Bhatia, 2018 0 1,000 2,000 4,000Feet
GENERAL PLAN UPDATE
C i t y o f S t . H e l e n a
Figure 2.1
Proposed Land Use Diagram
St. Helena General Plan
Low Density Residential
Medium Density Residential
High Density Residential
Central Business
Service Commercial
Mixed-Use
Office
Industrial
Public and Quasi-Public
Parks and Recreation
Agriculture
Open Space
Woodlands and Watershed
Napa County General Plan
Agricultural Resource
Agriculture, Watershed and Open
Railroad
Water Features
Urban Limit Line
Study Areas
City of St. Helena
Chaix Ln
Fir Hill Dr
Mills Ln
Melrose Ln
Meadowood Ln
York Ln
Fulton Ln
Tokay Ln
Dean York Ln
W heeler Ln
Inglewood Ave
La Fata St
Victoria Ln
Laguna Seca
Davis Ln
Mccorkle Ave
Tainter St
Stanton Dr
Contento Ln
Edwards St
Money Way
Del Rio Ct
Boyson Ln
Mccormick St
Railroad Ave
Pope St
Starr Ave
N Crane Ave
Kearney St
Hollis Ln
Palmer Dr
Stice Ln
Vineyard Ave
Allyn Ave
Valley View Ave
Hillview Pl
Hudson Ave
Mitchell Dr
Allison Ave
Hunt Ave
Elmhurst Ave
Pinot Way
Charter Oak Ave
Chiles Ave
Madrona Ave
Dowdell Ln
Zinfandel Ln
Big Rock Rd
·|}29
College Ave
Deer Park Rd
Sylvaner Ave
White Ln
Spring Mountain Rd
Fawn Park Rd
Spring St
Silverado Trail
Oak Ave
Crane Ave
Lewelling Ln
·|}29
Stockton St
Madrona Ave Spring St
Howell Mounta ni Rd
Sulphur Springs Ave
Adams St
Pratt Ave
Grayson Ave
Lodi Ln
Silverado Trail
Howell Mountain Rd
White Sulphur Springs Rd
Stockton St
Silverado Trail
Vineland Ave
Paseo Grand Dr
Mountain View Ave
Park St
Hudson Ave
Garden Ave
Con n Valley Rd
Vallejo St
Scott St
Charter Oak Ave
Conn Creek
Napa River
Sulpher Creek
York Creek
Canon Creek
Data Source: City of St. Helena, 2018; Napa County, 2018; FEMA, 2018; Dyett & Bhatia, 2018 0 1,000 2,000 4,000Feet
GENERAL PLAN UPDATE
C i t y o f S t . H e l e n a
Figure 9.1
Flood Zones
Railroads
Water Features
Urban Limit Line
Study Areas
City of St. Helena
Floodway
100-Year Flood Zone (1%
500-Year Flood Zone (0.2%
Reduced Risk Areas due to
CabotWay
1st St
Lincoln Ave
Silvera doTrl
SilveradoTrl
Mont e c ito
Blvd
C o ombsville Rd
Na pa Val el y Corporate Dr
Patton Ave
Cayetano Dr
G
W Imola Ave
olden Gate Dr
BryanAve
W Lincoln Ave
Kilburn Ave
Twin Oaks Dr
Bu hm an Ave
CongressValley Rd
Thompson Ave
Broad moor Dr
Partrick Rd
Ta ll Grass Dr
Morningside Dr
BrownsVal el y Rd Scenic Dr
BrownsValley Rd
Lone Oak Dr
W Park Ave Westview Dr
W PuebloAve
W Pueblo Ave
Jefferson St
Big Ranch Rd
El Centro Ave
El Centro Ave
Vine Hill Dr
LindaVista Ave
Ashlar Dr
5th St
Carol Dr Morlan Dr
Euclid Ave
Menlo Ave
Young Ave
Norfolk St
Wise Dr
Orchard Ave
1st Ave
Imola Ave
Kaiser Rd
Soscol Ferry Rd
Bayview Ave
South Ave
Home Hill Rd
Stanly Ln
Stanly Ln
Stanly Crossroad
Old Sonoma Rd
Foster Rd
Buttercup Ct Pine St
Patricia Dr
Tokay Dr
Fairfax Dr
Maclennan St
River Park Blvd
Muir St
Kansas Ave
Laredo St Coombs St
Locust St
Foster Rd
Indiana St
Spruce St
Shetler Ave
Shurtleff Ave
Seville Dr
Terrace Dr
Birkdale Dr
Juarez St
East Ave
Soscol Ave
Walnut St
Elm St
Foothill Blvd
Jefferson St
Casswall St
Douglas Ave
Yajome St
Imperial Way
Clay St
York St Georgia St
King Ave
Summit Ave
Highland Dr
Spring St
1st St
3rd St
Main St
3rd St
Coombs St Napa St
Yount St
Brown St
Brown St
Franklin St
Randolph St
Pearl St
1st St
Pinot Dr
Oxford St
Jackson St
Main St
Pine St
Laurel St
Laurel St
Oak St 3rd St
2nd St
California Blvd
E St
F St
California Blvd
Hagen Rd Trancas St
Garfield Ln
Villa Ln
Lassen St
Diablo St
Sierra Ave
Trower Ave
La Homa Dr
Park Ave Central Ave
Luke Dr Solano Ave
Solano Ave
Maher St
Pinewood Dr
Pueblo Ave
Homewood Ave
1st St
Redwood Rd
Soscol Ave
Jefferson St
Dry Creek Rd
Salvador Ave
Trancas St Redwood Rd
Wine Country Ave
Trower Ave
Pear Tree Ln
Los Carneros Ave
Old Sonoma Rd
Partrick Rd
Silverado Trl
Vichy Ave
?õ
?õ
A¾
Aà
Silverado
Resort + Spa
NAPA COUNTY
NAPA COUNTY
Napa R iver
Trancas Street
Corridor
Jefferson
Street
Corridor
Lincoln &
Soscol Ave
Downtown
Core
Imola &
Soscol
Ave
Source: Napa County, 2018; City of Napa, 2021; Dyett & Bhatia, 2021 0 1,000 2,000 3,000 4,000 Feet
0 0.25 0.5 0.75 1 Mile
25 Acres
100
Acres
Napa
Valley
College
Napa
High
School
Vintage
High
School Justin-Siena
High
School
Kennedy
Park
Alston
Park
Stanly Ranch
South Wetlands
Open Space
Map Update:
9/15/2021
Map Base
City of Napa
2040 General Plan Area
Sphere of Influence
Downtown Specific Plan
Focus Areas
Napa River
Westwood
Hills
Trancas
Crossing
South
Jefferson
Park
Residential
Very Low Density Residential
Low Density Residential
Medium Density Residential
High Density Residential
Traditional Residential
Commercial
Hospitality Commercial
General Commercial
Business Professional
Mixed-Use
Residential Mixed Use
Corridor Mixed Use Low
Corridor Mixed Use High
Foster Road Mixed Use
Napa Pipe Mixed Use
Downtown Specific Plan
Oxbow Commercial
Downtown Neighborhood
Downtown Mixed Use
Downtown Core Commercial
Downtown Public
Industrial
Flex Industrial
Light Industrial
Business Park
Public-Serving
Public-Serving
Open Space & Parks
Conservation
Greenbelt
Agriculture
Document Path: J:\GISData\560_Napa_GP\GIS\Projects\07_PolicyFramework\LandUseDiagram.mxd Figure 2-3
Land Use Diagram
?õ
Airport Napa Recycling and
Compost Facility
Edward I. Barwick
Jamieson Canyon
Water Treatment Plant
Jameson Canyon Rd
INSET
Not to Scale
St. Helena General Plan
Napa General Plan
Marin County Design
Guidelines
Beverly Hills Zoning Code and Single-Family Standards
9 General Plan Housing Element
Pacifica Sharp Park Specific Plan San Diego Downtown Community Plan GIS, Graphic Design & Computer Modeling
Dyett & Bhatia maintains leading computer resources,
and a highly skilled technical staff trained in Geographic Information Systems (GIS), cartography, visual simulation, three-dimensional (3-D) computer modeling, and graphic
design. We are adept at an array of modeling and information-integration software, with programs that include ArcGIS 10 3D Analyst with Spatial and Network Analysis
extensions; Autodesk Map 3D 2010 (with GIS interface
capability); SketchUp 8.0; Adobe Creative Suite 6 (CS6); Freehand; and 3D Studio Max—all of which will contribute to the high graphic standards of our plans.
Geographic Information Systems
Dyett & Bhatia has full ArcGIS (previously ArcInfo and
ArcView) capabilities, including the Network Analyst,
Spatial Analyst, and 3-D Analyst extensions. Dyett &
Bhatia has developed custom indicators that enable
efficient and accurate testing of development scenarios and real time evaluation of alternative land use patterns, development assumptions, and projected impacts.
Three-Dimensional Computer Modeling & Visual
Simulation
Dyett & Bhatia has expertise in preparing 3-D models of large urban areas, which can be viewed from any angle,
or viewed in a walk-through or fly-by mode. We modeled
the entire 1,500-acre downtown area of San Diego and
the entire City of Emeryville along with the East Bay hills.
These models are used for massing and visual studies for 1-6 NAPA 2040 GENERAL PLAN
GUIDING PRINCIPLES
The General Plan is organized into elements structured
around the core values of the Vision and Guiding Principles, while meeting state law requirements for comprehensiveness. This section includes the Guiding Principles which guide the goals and policies listed in each element. Table 1-1 shows the relationship of each Guiding Principle to the General Plan elements.
1 2 Foster Napa as a community
of connected neighborhoods,
with vibrant, walkable districts,
and revitalized corridors.
The City will accommodate growth through strategic infill while fostering development of “complete neighborhoods” with a range of everyday amenities within easy distances, and an array of activities and uses in all parts of the City.
Mixed-use development patterns—including flexible office space, retail, neighborhood grocery stores, coffee shops, dining and other compatible uses mixed with housing—will be encouraged to foster vibrant, walkable, 21st century environments.
Key corridors such as Jefferson and Trancas streets and Soscol Avenue will incorporate housing and mixed-use
development to support their development as distinctive, vibrant, tree-lined community spines, with enhanced
pedestrian environments, and bikeway connections. Land
use regulations can be designed to stimulate investment, while ensuring that development scale and building
heights are appropriate to context and setting.
Increase travel options
through enhanced walking,
bicycling, and public
transportation systems, and
promote mobility through
increased connectivity and
intelligent transportation
management.
The City will improve the transportation system with key roadway connections; an expanded network of walking
and biking facilities; efficient public transit; and intelligent traffic management systems that move people efficiently to their destinations. The City will prioritize convenient, comfortable, and safe walking and biking access to schools, employment centers, commercial areas, parks, and medical services. The City will embrace and safely integrate emerging transportation choices and technologies.
A more connected street network and new pedestrian and
bicycle paths will enhance mobility citywide. Key corridors, including portions of Jefferson Street, Imola Avenue, and Soscol Avenue, will be retrofitted with street trees and bicycle and pedestrian facility improvements to enhance multi-modal transportation access and safety. Additional infrastructure changes, including intersection design and traffic calming measures, will be analyzed throughout the City for safety and efficiency improvements.
5 3
4 CHAPTER 01 VISION AND PLANNING CONTEXT 1-7
While the City has always been the job center of Napa
Valley, the past decade has seen a surge in hotels and
restaurants in Napa, with jobs in the accommodations
and food sector alone comprising half of the jobs created.
While this growth has bolstered the local economy, it
has also created concerns by some residents that key
community-gathering districts—especially Downtown and
the Oxbow District—are being designed to encourage the
development higher-end establishments that are financially out of reach to many residents.
The City will strengthen linkages between economic
growth, community development, and quality of life. The City will promote amenities and activities in Downtown that draw and meet the needs of local residents and workers.
The City will also emphasize a diverse range of economic opportunities, balancing the growth in the tourism sector.
Promote housing and support
a diverse array of housing
types to meet the needs of all
segments of the population.
Growth in tourism over the past decade has resulted in a surge in service jobs, many of which are filled by workers priced out of the Napa housing market, resulting in long commutes that add to congestion. The lack of adequate
workforce housing is also an economic development issue, as businesses struggle to retain and attract workers.
Balance local and tourism
needs.
Napa is endowed with a beautiful setting surrounded
by agricultural land and open spaces, with the Napa
River providing an open space and ecological corridor
that traverses the City. Respondents to the community
priorities survey conducted for the General Plan rated
preserving the community’s natural environment and open spaces as the highest priority for City action. The recentlycompleted Oxbow Commons—a multi-functional open space designed for flood control that offers a park-like environment and space for cultural events—is a significant amenity in the heart of the community. The General Plan envisions continued expansion of integrated flood control/ open space solutions, increased access to regional open spaces, and strategic natural and open space additions, including smaller neighborhood parks accessible from
bicycle and pedestrian trails.
Foster connections to nature
and open space.
The General Plan encourages development of a mix of
housing types to provide current and future Napa residents with access to a wide range of housing opportunities. The Plan also promotes housing in a diversity of locations – in existing neighborhoods, targeted growth areas within
the City, and along corridors and in Downtown for those desirous of living in integrated mixed-use environments.
NAPA 2040 GENERAL PLAN
NAPA 2040
GENERAL PLAN
SCREENCHECK DRAFT
DECEMBER 2021
12 8. Create Spaces, Resources,
and Activities that Support
Community-Building
Community-building occurs when residents have
opportunities to gather in comfortable spaces to
engage in fun and enriching activities. Such activities can be regular occurrences (e.g., Farmers Market,
Sunset Market) or casual ad hoc events (e.g., neighbors gathering in a local park). The City can support such activities by providing spaces for gathering and
sponsoring programs and events that bring residents
together. Library Services, Parks and Recreation,
Neighborhood Services, and other City operations
offer a wide range of programs and events that
contribute to community-building. Additionally, City
partnerships with local non-profit organizations (e.g., museums, public health services, cultural groups)
provide exposure and resources for activities that
strengthen civil society and social cohesion. The City
will explore additional ways to promote community-building efforts, with a focus on leveraging existing City facilities and the public realm to accommodate
more engaging, wholesome, and inclusive activities.
9. Leverage New Technology
As a connected city of the future, Oceanside will leverage technology and data purposefully to make more informed decisions and deliver better services. Digital applications will help to address quality of life issues such as safety, convenience, health, environmental
quality, social connectedness and civic participation,
jobs, and the cost of living. The City will work to incorporate new “smart City” technologies—such as real time data and analysis for roadway management and
emergency response—to improve operations, services, infrastructure, and other components of daily life.
11 MULTIMODAL MOBILITY
Oceanside will become an increasingly connected community, with convenient access to safe, efficient, cost-effective, and environmentally friendly modes of transportation as well as 21st century technologies that support economic activity, social interaction, and self-actualization. New technology and data applications will improve public safety, mobility, and access to City services.
Improved digital access will provide community members with essential public information, educational resources, and opportunities for civic engagement. Public realm improvements and programming will create spaces for commerce, social gathering, and community-building.
This element will focus on improvements to the City’s physical infrastructure, including roadways, emergency evacuation routes, transit systems, and pedestrian and bike facilities, supported by new smart city technologies, as well as improvements to the physical spaces that serve residents, workers, and visitors. The following Guiding Principles further define the focus of this element.
7. Expand Mobility Options
Several transit services connect Oceanside to the
San Diego region and the rest of southern California.
NCTD’s Coaster links the City to other North County
Coastal cities and employment hubs in Sorrento
Valley, University Town Center, and Downtown San
Diego. NCTD’s Sprinter connects Oceanside with the
other cities in the Highway 78 corridor. Metrolink and
Amtrak link the City to Orange County, the greater Los
Angeles area, and the Inland Empire. Amtrak’s Pacific
Surfliner intercity rail line provide service as far north as San Luis Obispo. Coupled with NCTD’s Breeze
bus service, these four rail services make Oceanside
one of the most important transit hubs in California.
However, much of Oceanside’s existing intracity
mobility infrastructure is auto-oriented, requiring
residents, workers, and visitors to rely on their cars
for most trips, resulting in traffic congestion that
increases with each new auto-oriented development.
Oceanside will focus future mobility improvements
on expanding and improving existing transit connections, creating last-mile connections, improving station access, developing a safe and convenient bicycle and pedestrian network, and supporting ridesharing
and new transportation technologies. As residents,
workers, and visitors gain increasingly convenient
access to safe, efficient, cost-effective, and environmentally friendly modes of transportation, single-occupancy trips in combustion engine vehicles will be reduced, alleviating stress on the City’s roadway network, curbing greenhouse gas (GHG) emissions, and COMMUNITY VISION, improving air quality.
ORGANIZING THEMES, AND
GUIDING PRINCIPLES
CITY OF OCEANSIDE DECEMBER 2021
design of new buildings and to study shadow impacts for different time periods. Using SketchUp, 3-D models can
also be linked to GIS databases.
Graphic Design
Dyett & Bhatia takes pride in our reputation for high-quality graphic design, reflected not only in the finished plans we prepare but also in our public outreach materials and presentations. Our highly skilled in-house team of designers is adept at using Adobe Create Suite software and other platforms to custom design materials that reflect the values and the vision of the communities we work in.
After
Before
10 Proposal for the Town of Ross
COMMUNITY ENGAGEMENT EXPERTISE
Dyett & Bhatia is well-versed in a wide variety of engagement techniques including traditional and online/digital tools. Examples of this include:
In-Person Meetings and Engagement
Dyett & Bhatia has broad experience with large-format
community workshops and open houses, stakeholder
interviews and focus groups, interactive visioning exercises, “go to them” meetings, outreach to hard to reach constituencies, simultaneous multilingual outreach, etc.
Some of the large community workshops we run have
had participation rates in the hundreds. We are adept at ensuring that people’s voices are heard, participants are able to contribute effectively and meaningfully in often compressed time frames, and results are clearly synthesized and are actionable. 11 General Plan Housing Element
Online Engagement
Dyett & Bhatia has extensive experience in online community engagement, with in-house expertise with web design, managing mailing lists, etc. Some of the mapbased surveys we have conducted have had responses in the thousands, with participants able to readily draw on maps and share place-rich information with the
planning team. In the present COVID-19 situation, we
have conducted virtually the entire spectrum of large
and small-group engagement online, including virtual
Advisory Committee meetings, stakeholder focus groups,
live interactive town hall meetings and webinars, digital story maps and walkthroughs, as well as narrated presentations and videos. Some examples of these are in the adjoining images.
Sacramento General Plan Virtual Community Workshop
Napa General Plan Online Presentation and Survey
University Community Plan Update
The University Community in San Diego is home to world-class institutions such as UC San Diego, Salk Institute, and Scripps; a principal job center in San Diego with biotech and other businesses; the largest mall in the city; and home to over 70,000 residents. The Blue Line of the city’s trolley system is currently under construction, and will greatly enhance connectivity.
The Community Plan was last prepared in 1987. Dyett & Bhatia is working with City staff in leading development of new Community Plan that will respond to job growth demands, an expanding University of California, and pressing need for housing in the community. Linking growth to new transit, improving pedestrian and bicycle linkages, and policies to reduce greenhouse gas emissions to meet state mandates are key planning objectives.
Dyett & Bhatia recently completed a map-based community survey, eliciting participation by over 1,600 community members – more than twice of any other planning survey in the city.
MCAS
MIRAMAR
MIRA MESA
LA JOLLA
University
of California
San Diego
CLAIREMONT
MESA
P a c i f i c
O c e a n
Campus
Point OS
5 805 5
52 CARMEL VALLEY
TORREY
HILLS
NOBEL DR
MIRAMAR RD
CARROLL RD
GILMAN DR
TORREY PINES RD
EASTGATE MALL
CAMINO SANTA FE
LA JOLLA SHORES DR
FAY AVE
NORTH TORREY PINES RD
PEARL ST
LA JOLLA PKWY
REGENTS RD
CARMELVALLE Y RD
CARMEL M O U N TAIN RD
VISTA SORRENTO PKWY
SO RRENTO VALLEY BLVD
LUSK BLVD G ENESEE AVE
LA JOLLAVILLAGE DR MIRAMAR RD
GOVER NO R D R
REGENTS RD
MIRA MESA BLVD
PROSPECT ST
TO R REY P NI ES RD
VI L L A LA OJ LLA
LA OJ LLA SCENIC DR N
E L C AMINO REAL
Torrey Pines
State Nature
Reserve
Torrey Pines
State Beach
Torrey Pines
City Park
Marcy
Park
Standley
Park
University
Gardens
Park
University Village
Park
Rose Canyon
Open Space
Nobel
Athletic
Area Doyle
Park
Villa
La Jolla
Park
Carrol
Canyon
OS
La Jolla
OS
60 65 dB
75 dB
70 dB
65 dB
70 dB
Nobel
Drive
Executive
Drive
VA Medical
Center
Voigt
Drive
Terminus
Pepper
Canyon
Standley
M.S.
Curie
E.S.
Doyle
E.S.
Preuss
H.S.
University City
H.S.
Spreckels
E.S.
Mission Bay
Montessori
Planned Trolley
Future Trolley Station
Trolley - Future Blue Line Extension
Planned Trolley Walkshed
5 Minute Service Area
10 Minute Service Area
Potential Opportunity Sites
Current Development Projects
Vacant
Underutilized - High
Underutilized - Medium/Low
Airport Safety Zones
Accident Potential Zone 1 (APZ 1)
Accident Potential Zone 2 (APZ 2)
Airport Noise Contours
75 dB
70 dB
65 dB
Freeway
Railroad
Schools
City Park
Open Space
Torry Pines State Park
Coastal Height Limitation Overlay Zone
Community Plan Boundary
0 0.5 1 2
Miles
Source: City of San Diego, 2018; SANDAG, 2018; Dyett & Bhatia, 2018.
Potential Opportunity Sites
UNIVERSITY COMMUNITY PLAN UPDATE
NORTH TORREY PINES RD
NO B EL DR
MIRA M E SA BLVD
SORRENTO VALLEY RD
NDITIONS
MMUNITY
AS
Online survey for University City in San Diego by D&B that Online community survey generated participation by over 1,600 persons – the highest ever for any done by the City.
City of Napa Urban Tech Talk
Sonoma Developmental Center Virtual "Walking Tour" Sonoma Developmental Center Webinars 12 Proposal for the Town of Ross
ONGOING
SAN PABLO HOUSING ELEMENT UPDATE
Dyett & Bhatia is currently preparing the City of San Pablo’s sixth cycle Housing Element update, focused on developing and implementing strategies that promote higher density infill development, “missing middle” housing options, and accessory dwelling units (ADUs) in single-family areas.
Dyett & Bhatia previously prepared the City’s fourth cycle Housing Element. The ongoing project involves a comprehensive community engagement strategy that features an interactive map-based online survey, pop up outreach
at events around the community, housing stakeholder
focus groups, and community meetings. Background
research completed to date includes a housing needs
assessment and an analysis of fair housing issues using a variety of publicly available data sources. The ongoing Update has also triggered updates to the Land Use and
Safety Elements of the General Plan and preparation of a new Environmental Justice Element, which Dyett & Bhatia is preparing in parallel with the Housing Element. Dyett & Bhatia is preparing a focused EIR for the project, tiering from the 2011 General Plan EIR.
Contact:
Elizabeth “Libby” Tyler, Ph.D., FAICP
Community Development Director
[email protected]
(510) 215-3036
PROJECT EXPERIENCE
Relevant sample projects are described in the following pages in this order:
• San Pablo Housing Element Update
• Moreno Valley Housing Element Update
• Fairfield Housing Element Update
• Oakland Housing Element Update
• Turlock Housing Element Update
• Carlsbad Housing Element Update
• San Bruno Housing Element Update
• Half Moon Bay Housing Element Update
• Antioch Housing Element Update and Zoning Amendments • Carlsbad Housing Element Update
• Redlands Housing Element Update
13 General Plan Housing Element
ONGOING ONGOING
FAIRFIELD HOUSING ELEMENT UPDATE OAKLAND HOUSING ELEMENT UPDATE Dyett & Bhatia is currently preparing the City of Fairfield’s sixth cycle Housing Element update concurrently with
a comprehensive update to the City’s General Plan. The
Element is focused on identifying opportunities and
strategies to promote higher density development at all income levels in the city’s specific plan areas and infill sites, while considering potential environmental constraints.
Public outreach for the Housing Element is incorporated as part of a comprehensive community engagement plan for
the update to the General Plan, including housing stakeholder meetings and study sessions with the Planning Commission and City Council, as well as neighborhood
and pop-up outreach and online engagement. Background
research completed to date includes a detailed assessment of fair housing, housing needs, housing constraints, and a preliminary housing sites inventory using a variety of publicly available data sources.
Dyett & Bhatia is currently preparing the City of Oakland’s sixth cycle Housing Element update, focused on promoting strategies to meet the housing needs of various income groups in a mostly built-out urban area, especially through infill development and the identification of sites without existing environmental constraints. Lower- and
moderate-income housing need is a major priority, and
the housing sites inventory will rely in part on accessory dwelling units and SB 9 lot splits to meet the regional housing need allocation. Dyett & Bhatia is also working in partnership with the Community Consultant to implement
a comprehensive community outreach program which will
include advisory group meetings, decision-maker meetings, “go-to” outreach, interest-based focus group meetings, neighborhood workshops, and online engagement (including interactive mapping and an online survey). The Housing Element update is part of Phase I of the General Plan update, which also includes the preparation of the Environmental Justice Element and Safety Element and is expected to be adopted by late January 2023.
Contact:
Dave Feinstein
Planning Manager
[email protected]
(707) 428-7448
Contact:
Lakshmi Rajagopalan, AICP
Planner IV
[email protected]
(510) 238-6751
RedTopRd
Travis Bl
Rockville Rd
East Tabor Av
Shiloh Rd
Railroad Av
Abernathy Rd
Ohio St
Courage Dr
Dickson Hil l Rd
North Texas St
Sunset Av
HilbornRd
Chadbourne Rd
Burgan B
D
l
over Av
Mangels Bl
2ndSt
Main St
Peabody Rd
Oliver Rd
W Texas St
Pit mt an Rd
Cordelia St
Air Base Pkwy
Waterman Bl
Suisun Valley Rd
Walters Rd
North Gate Rd
Manka s C orner Rd
Lyon Rd
Beck Av
Pennsylvania Av
Union Av
Lopes Rd
Meridian Rd
GreenValley Rd
Cement Hill Rd
McCrory Rd
Cordelia Rd
Business Center Dr
Clay Bank Rd
Cement Hill Rd
Manuel Campos Pkwy
Travis Av
N A PA C O U N T Y
S O L A N O C O U N T Y
Joice Island St
Game Refuge
Rockville
Cordelia
Suisun
Green
Valley
Solano
Community
College
Travis
Air
Force
Base
Travis AFB
Aero Club
U R B A N L I M I T L I N E
U R B A N L I M I T L I N E
C e m e n t
H i l l
K i r b y
H i l l
L u c o
H i l l
S u i s u n
H i l l
T w i n
S i s t e r s
J:\GISData\578_Fairfield_GPU\GIS\Projects\Housing Element\AFFH\SI_RaceEthnicity_DiversityIndex.mxd > 85 (Higher Diversity)
70 - 85
55 - 70
40 - 55*
< 40 (Lower Diversity)
Highway
Major
Local
Railroad
City Limit
Sphere of Influence
Planning Area
Urban Limit Line
Park
Golf Course
Water
Source: HCD AFFH Data and Mapping Resources - ESRI, 2018; Solano County GIS, 2020; City of Fairfield, 2020; Dyett & Bhatia, 2020 Map Date: 9/22/2021
0 ½ 1 2
Miles
AÝ
!"c$
!"c$
%&p(
AÝ
X-X Diversity Index
*No census tracts contained in this category.
Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), (c) OpenStreetMap contributors, and the GIS User Community
SOURCE: Urban Displacement Project, 2018; City of Oakland, 2021; ALAMEDA County GIS, 2021; Dyett & Bhatia, 2021
0 1 2 4
MILES
City Limits
Sphere of Influence
Gentrification and Displacement
Census Tract Typologies
OAKLAND GENERAL PLAN
Low-Income/Susceptible to Displacement
Ongoing Displacement
At Risk of Gentrification
Early/Ongoing Gentrification
Advanced Gentrification
Stable Moderate/Mixed Income
At Risk of Becoming Exclusive
Becoming Exclusive
Stable/Advanced Exclusive
Unavailable or Unreliable Data
14 Proposal for the Town of Ross
ONGOING ONGOING
MORENO VALLEY HOUSING
ELEMENT UPDATE CARSON HOUSING ELEMENT UPDATE
Dyett & Bhatia prepared the City of Moreno Valley’s sixth cycle Housing Element update as part of a comprehensive update to the City’s 2006 General Plan. Outreach for
the Housing Element involved a series of stakeholder
interviews with housing developers, real estate brokers, and service providers to understand specific local issues and inform development of programs in the Housing
Element as well as a Facebook Live virtual town hall event conducted during the Covid-19 pandemic. As part of the
project, Dyett & Bhatia completed a detailed analysis of fair housing issues and incorporated strategies to encourage high-quality infill development along key corridors and in the Moreno Valley Mall. Dyett & Bhatia also worked closely with HCD staff to understand and address State
comments on the Draft Housing Element. HCD review of
the revised draft is ongoing and certification is anticipated in the spring of 2022.
Dyett & Bhatia prepared the City of Carson’s sixth cycle Housing Element update as part of a comprehensive
update to the City’s 2004 General Plan. The housing sites inventory relies partly on accessory dwelling units to meet the needs of various income levels in the city. An assessment of housing needs and constraints, as well as fair housing, was prepared to identify appropriate programs
and zoning actions for the City to take during the planning period. This analysis was informed by public outreach,
including stakeholder interviews with housing developers and advocates, as well as outreach conducted during the General Plan update process. Dyett & Bhatia worked with HCD staff to address State comments on the Draft Housing Element, and expects the revised draft to be adopted
by City Council in February 2022. State certification is expected during summer 2022.
Contact:
Chris Ormsby
Senior Planner
Community Development Department
[email protected]
(951) 413-3229
Contact:
Alvie Betancourt
Planning Manager
[email protected]
(310) 830-7600 ext. 1365
!(
T
§¨¦215
§¨¦215
·|} ·|}60 60
Perris
Calimesa
Riverside
Beaumont
March Air
Reserve
Base
Lake
Perris
IRIS AVE
IRONWOOD AVE
LASSELLE ST
COTTONWOOD AVE
CACTUS AVE
INDIAN ST
EUCALYPTUS AVE
KITCHING ST
GILMAN SPRINGS RD
NASON ST
REDLANDS BLVD
PERRIS BLVD
FREDERICK ST
MORENO BEACH DR
PIGEON PASS RD
ALESSANDRO BLVD
JOHN F KENNEDY DR
KRAMERIA AVE
HEACOCK ST
CACTUS AVE
HEACOCK ST
ALESSANDRO BLVD
OLIVER ST
PERRIS BLVD
KITCHING ST
PERRIS BLVD
HEACOCK ST
EUCALYPTUS AVE
INDIAN ST
HEACOCK ST
SUNNYMEAD RANCH P KWY
IRONWOOD AVE
IRIS AVE
JOH N F KENNEDY DR
LASSELLE ST
GILMAN SPRINGS RD
COTTONWOOD AVE
WORLD LOGISTICS PKWY
Moreno Valley/
March Field Station
PERRIS VALLEY L NI E
Riverside
National
Cemetery
Bernasconi Pass
Pigeon Pass
Sources: Esri, USGS, NOAA
0 0.5 1 2
Miles
Data Source: Affirmatively Furthering Fair Housing Data and Mapping Resources, Housing and Community Development, California, 2021; PlaceWorks 2021, TCAC 2021; Riverside County GIS, 2020; Dyett & Bhatia, 2021.
TCAC High Opportunity Area Land
Available for Residential Development
TCAC High Resource Opportunity Area
WLC Specific Plan
Business Park/Light Industrial Land Use
Designated Park/Open Space
Parks/Recreation Areas
Very High/High Fire Hazard Zone
100 Year Floodzone
Alquist Priolo Fault Zone
Existing Development
!(
T Metrolink Station
Metrolink Commuter Rail
Major Roads
City of Moreno Valley
Sphere of Influence
Figure K-32: TCAC High Opportunity Area Land Available for Residential Development The Creek
Dominguez Hills
Dignity Health
Sports Park
Porsche
Experience
California State University Dominguez Hills
Goodyear
Blimp
Port
Dominguez
Hills
South Bay
Pavilion Shell Oil
Del Amo
Blue Line
Station
Marathon
Oil Refinery
Phillips 66
Oil Refinery
Carriage
Crest
Park
Foisia
Park
Dominguez Park
Veteran's
Park
Carson Park
Calas Park
Dolphin
Park
Mills Park Del Amo
Park
Anderson Park
Victoria Community Park
Stevenson Park
Hemingway Park
City
Hall
Carson
High
School
§¨¦405
§¨¦710
§¨¦110
¬«91
BISHO P AVE
TORRANCE BLVD
BOLSA ST
SHEARER AV E
SEPULVEDA BLVD
230TH ST
WATSON CENTER DR
LUCERNE ST
234TH ST
228TH ST
DOLORES ST
223RD ST
MAIN ST
213TH ST
BONITA ST
CARSON ST
DOMINGUEZ ST
PROSPECT AVE
213TH ST
SANTA FE AVE
ALAMEDA ST
FIGUEROA ST
AVALON BLVD UNIVERSITY DR
CENTRAL AVE
REDONDO BEACH BLVD
MAIN ST
ALONDRA BLVD
GARDENA BLVD
BROADWAY
WILMINGTON AVE
REYES AVE
HARCOURT ST
LAS HERMANAS ST
VICTORIA ST
SUSANA ST
ARTESIA BLVD
FIGUEROA ST 157TH ST
169TH ST
WALNUT ST
ALBERTONI ST
VICTORIA ST
BROADWAY
MA NI ST
184TH ST
189TH ST
GLENN CURTISS ST
ELSMERE DR
TURMONT ST
FIGUEROA ST
BROADWAY
DEL AMO BLVD
AVALON BLVD
GRACE AVE
233RD ST
231ST ST
LOMITA BLVD
FIGUEROA ST
WILMINGTON AVE
236TH ST
DELORAS DR
LOMITA BLVD
CARRIAGEDALE DR
MA NI ST
220TH ST
223RD ST
P
VERA ST
ERRY ST
MARTIN ST
CARSON ST
220TH ST
214TH ST
DEL AMO BLVD
FRANCISCO ST
LENARDO RD
HELMICK ST
GLADWICK ST
CASHDAN ST
UNIVERSITY DR
CENTRAL AVE
RAINSBURY AVE
KONA DR
SANDHILL AVE
HARMON AVE
TAJAUTA AVE TURMONT ST
MILLMONT ST
ANNALEE AVE
VISTA BELLA WAY
SANTA FE AVE ANA ST
MARIA ST
HARBORV WIE AVE
LAUREL PARK RD 220TH ST
CARSON ST
SALMON AVE
ALAMEDA ST
232ND PL
MEHDEN AVE
BANN NI G BLVD
BELSHAW AVE
ANNALEE AVE
§¨¦405
§¨¦110
D o m i n g u e z C h a n n e l
C o m p t o n C r e e k
L o s A n g e l e s R i v e r
COMPTON
LONG
BEACH
LOS ANGELES
UNINCORPORATED LOS
ANGELES
UNINCORPORATED
GARDENA
Source: HCD AFFH Data and Mapping Resources (HCD & TCAC Opportunity Areas Mapping Analysis, 2021); County of Los Angeles, 2017; City of Carson, 2020; Dyett & Bhatia, 2021 Figure C-10: Housing Sites Access to Opportunity
Low and Very Low
Low and Very Low/
Moderate
Moderate
Moderate/
Above Moderate
Above Moderate
Mixed Income
High Resource
Moderate Resource
Moderate Resource
(Rapidly Changing)
Low Resource
Missing/Insufficient Data
City of Carson
Sphere of Influence
Channel
Railroads
Document Path: J:\GISData\548 Carson GP\GIS\Projects\General Plan\Housing Element\Housing Sites Access to Opportunity_v2.mxd 0 ¼ ½ 1
Miles
Map Date:
12/30/2021
J:\GISData\548 Carson GP\GIS\Projects\General Plan\Housing Element\Housing Sites Access to Opportunity_v2.mxd 15 General Plan Housing Element
FIFTH CYCLE
ADOPTED 2015
SIXTH CYCLE
ONGOING
ADOPTED 2017
TURLOCK HOUSING ELEMENT UPDATE CARLSBAD HOUSING ELEMENT UPDATE Dyett & Bhatia has a long-standing relationship with
the City of Turlock, having prepared the award-winning
1992 and 2014 General Plans for the City as well as the City’s fifth cycle Housing Element, adopted in 2015. In 2021, the City again retained Dyett & Bhatia to prepare its sixth cycle Housing Element and associated zoning
amendments ensure compliance with new State law
and expedite processing of development applications.
As an initial step, Dyett & Bhatia had prepared a Draft Accessory Dwelling Unit (ADU) Ordinance to assist the
City in processing an increasing number of inquiries and applications. Analysis underway includes a housing needs assessment, a housing constraints evaluation, and an
analysis of fair housing issues based on locally available data. The project also involves an update to the Safety Element to ensure compliance with new State law and
preparation of a new Environmental Justice Element as
well as environmental review.
Dyett & Bhatia prepared the fifth cycle Housing Element for Carlsbad, a distinctive community of 104,000 located amid beaches, bluffs, and rolling landscape on the northern coast of San Diego County. The city is a major employment hub and visitor destination, with a general aviation airport, three lagoons, beaches, Legoland, and numerous resorts. The Housing Element was prepared as part of a
comprehensive General Plan Update, and Dyett & Bhatia
conducted capacity calculations for sites, evaluating additional sites for housing as part of General Plan alternatives.
The inventory accommodated 4,999 housing units while
navigating the requirements of Proposition E, the City’s Growth Management Ordinance, which limits the number
of total housing units within each quadrant of the city, as well as overall citywide. Previously subject to a four-year update due to failure to adopt a Housing Element by 2013, Dyett & Bhatia helped the City achieve HCD certification in 2017 and return to an 8-year cycle.
Contact:
Katie Quintero
Deputy Director Development
Services /Planning Manager
[email protected]
(209) 668-5640
Contact:
Jennifer Jesser
Senior Planner, Planning Department
[email protected]
(760) 602-4637
2013-2020
Housing Element
Draft for Housing Commission Review
June 2013
Envision Carlsbad
www.carlsbadca.gov/envision
16 Proposal for the Town of Ross
FOURTH CYCLE
ADOPTED 2003
FIFTH CYCLE
ADOPTED 2010
ADOPTED 2015
SAN BRUNO HOUSING
ELEMENT UPDATE
HALF MOON BAY HOUSING
ELEMENT UPDATE
San Bruno was founded as a railroad suburb to San
Francisco in 1914, and enjoys a central Peninsula location and enviable regional connections. Dyett & Bhatia prepared the City of San Bruno’s fourth and fifth cycle housing elements, adopted in 2003 and 2010 respectively. The fifth cycle Housing Element was prepared as part of the first comprehensive overhaul of the General Plan, which established a new vision for the city, fostering transitoriented mixed-use development along the principal corridors, reinforcing downtown as the heart of the community, outlining strategies for conserving establishing neighborhoods, expanding the city’s affordable housing stock, and improving bicycle and pedestrian connections between
residences, activity centers, and transit stations.
Perched against a backdrop of the Pacific Coast, open
bluffs and forested hills, Half Moon Bay is the oldest town in San Mateo County, featuring a traditional Main Streetoriented downtown, and a unique agricultural heritage that is knit into the local culture and the economy. Dyett & Bhatia prepared the City’s fifth cycle Housing Element, working closely with City staff to ensure that the planning process responded to the needs of the community,
through “community conversations,” stakeholder interviews, a citywide mail-in survey, and multiple iterative workshops and community forums. Certified by HCD in
2015, the Housing Element Update was prepared as part of General Plan Update. Dyett & Bhatia also prepared zoning amendments to implement the Housing Element and a
Negative Declaration pursuant to CEQA.
Contact:
Aaron Aknin
Former Director of Community Development
[email protected]
(415) 845-8344
Contact:
Jill Ekas
Community Development
Director
[email protected]
(650) 726-8264
El Granada
Beach
Miramar
Beach
Roosevelt Beach
Dunes Beach
Venice Beach
Francis Beach
Poplar
Beach
Redondo
Beach
1 92
1 Unincorporated
County
El Granada
(Unincorporated)
Miramar
(Unincorporated)
Pacific Ocean
Half Moon
Bay
MAIN ST
KELLY AVE
MIRAMONTES POINT RD
HIGGINS CANYON RD
COLUMBUS ST
POPLAR ST
FRONTAGE RD
FILBERT ST
BALBOA BLVD
REDONDO BEACH RD
CARMEL AVE
SILVER AVE
RAILROAD AVE
WAVECREST RD
OBISPO RD
CORREAS ST
ALTO AVE
WAVE AVE
CENTRAL AVE
MILL ST
SPINDRIFT WAY
VENICE BLVD
1ST AVE
GRAND BLVD
MORO AVE
GROVE ST
ALAMEDA AVE
4TH AVE
SEYMOUR ST
BALBOA BLVD
YOUNG AVE
MIR AMONTES POINT RD
SANTIAGO AVE
FRENCHMANS CREEK RD
KEHOE AVE
MAIN ST
TURNBERRYRD
CHURCH ST
MA NI ST
PILARCITO S CREEK RD
MUDDY RD
FAIRWAYDR
MIRAMONTES ST
DEHOFF CANYONRD
OX MT LANDF LI L RD
D GI GES CANYON RD
Deer Cre ek
Arroyo De En Medio
Frenchmans Creek
Apanolio Creek
Cor ind a L osTrancos Creek
Nuff Creek
Pilarcitos Creek
Pilarcitos Creek
Madonna Creek
Mills Creek
Arroyo Leon
Purisima Creek
CanadaVe rde Cree k
Arroyo L e on
0 0.2 0.4 0.8
Miles
Data Source: City of Half Moon Bay, 2014; San Mateo
County GIS, 2014; Dyett & Bhatia, 2014
Housing Opportunity Sites By
Current Zoning
R-1 Single Family Residential
R-1-B-1 Single Family Residential
R-1-B-2 Single Family Residential
R-1-B-3 Single Family Residential
R-2 Two Family Residential
R-3 Multiple Family Residential
C-D Commercial, Downtown
PUD Planned Unit Development
Half Moon Bay Parcels
Major Highways
Streets
Streams
Lakes/Ocean
City of Half Moon Bay
Planning Area
Fig 3-1: Potential Housing Opportunity Sites
By Current Zoning
MAIN ST
STATE HIGHWAY 92 KELLY AVE
POPLAR ST
FILBERT ST
RAILROAD AVE
CORREAS ST
CENTRAL AVE
MILL ST
1ST AVE
GROVE ST
4TH AVE
SEYMOUR ST
CHURCH ST
MA NI ST
17 General Plan Housing Element
ADOPTED 2015 FOURTH CYCLE
ADOPTED 2010
FIFTH CYCLE
ADOPTED 2014
ANTIOCH HOUSING ELEMENT UPDATE
AND ZONING AMENDMENTS REDLANDS HOUSING ELEMENT UPDATE
Dyett & Bhatia prepared the City’s fifth cycle Housing
Element and associated zoning amendments needed to
ensure that the City had adequately zoned sites to meet its Regional Housing Needs Allocation and comply with
other critical aspects of State housing law. Drawing on an in-depth understanding of housing-related challenges in the community, Dyett & Bhatia prepared zoning amendments to bring the City into full compliance in each of the policy areas necessary to qualify for HCD streamlined
review in the following Housing Element update cycle.
The City of Redlands is known for its unique and historic character, enviable quality of life, and beautiful natural setting. Over the years, successful planning efforts have resulted in the development and preservation of desirable neighborhoods. Dyett & Bhatia prepared both the City’s
fifth cycle Housing Element, which was adopted in 2014, and the City’s fourth cycle Housing Element, adopted in 2010. The fifth cycle element was completed as part of a comprehensive General Plan Update, which incorporated
strategies for accommodating higher density housing near planned Metrolink Transit stations in the City. The principal focus of the Housing Element Update revolve around
changes to State Housing Element law, incorporating
information from the 2010 Census (which was not available in time for the previous update), reflecting the new eightyear cycle, and updating information on housing sites, particularly around the five Metrolink stations. A Negative Declaration was prepared to provide CEQA clearance.
Contact:
Tina Wehrmeister
Formerly Antioch Community Development Director
[email protected]
(650) 738-7341
Contact:
Troy Clark
Formerly Project Manager
[email protected]
(760) 333-5200
Antioch Housing Element and Zoning Amendments
OCH, CALIFORNIA
TED 2014
Following the certification of the Antioch Housing Element with the Department of Housing and Community Development (HCD) in December 2010, the City faced substantial challenges related to implementation. Dyett & Bhatia was hired to assist with amending the City’s Zoning Ordinance to ensure that the City had adequately zoned sites to meet its Regional Housing Needs Allocation and comply with other critical aspects of State housing law. Drawing on an in-depth understanding of Antioch’s Housing Element and housing-related challenges in the community, Dyett & Bhatia prepared zoning amendments to bring the City into full compliance in each of the policy areas necessary to qualify for HCD streamlined review in the following Housing Element update cycle.
Figure A-1: Housing Opportunity Sites By Current Zoning Antioch Housing Element and Zoning Amendments
ANTIOCH, CALIFORNIA
ADOPTED 2014
Following the certification of the Antioch Housing Element with the Department of Housing and Community Development (HCD) in December 2010, the City faced substantial challenges related to implementation. Dyett & Bhatia was hired to assist with amending the City’s Zoning Ordinance to ensure that the City had adequately zoned sites to meet its Regional Housing Needs Allocation and comply with other critical aspects of State housing law. Drawing on an in-depth understanding of Antioch’s Housing Element and housing-related challenges in the community, Dyett & Bhatia prepared zoning amendments to bring the City into full compliance in each of the policy areas necessary to qualify for HCD streamlined review in the following Housing Element update cycle.
Figure A-1: Housing Opportunity Sites By Current Zoning 10 Yucaipa
Oak Glen
Ramp 5th St
State Hwy 38
Yucaipa Blvd
Alabama St
Lugonia Ave
San Bernardino Ave
Citrus Ave
Cypress Ave
Sunset Dr
Orange St
Colton Ave
6th St
Ford St
Highland Ave
Wabash Ave
Live Oak Canyon Rd
Center St
Cajon St
14th St
Calimesa
Church St
Judson St
San Timoteo Canyon Rd
Beaumont Ave
Crafton Ave
Mountain View Ave
Tennessee St
Redlands Blvd
Colorado
Terracina Blvd
San Mateo St
University St
Reservoir Rd
Elizabeth St Lakeside Ave Texas St
Franklin Ave
County Line
16th St
Avenue F
Wildwood Canyon
Crescent Ave
Barton Rd
Redlands Blvd
Barton Rd Brookside Ave California St
Citrus Ave
Redlands Blvd
5th
Colton Ave
Garden St
Cypress Ave
Sunset Dr
Allesa nd ro Rd
Alta V is ta Dr
Yucaipa Blvd
Sand Canyon Rd
10 10
210
38 Lugonia Ave
Oak Glen Rd
Live Oak Canyon Rd
City of Highland
City of
Yucaipa San Bernardino
County
Redlands
Donut Hole
0 0.6 1.2
Miles
Redlands Housing Sites
Lower Income Housing Sites
Other Parcels (Excluding Canyon)
Canyon Parcels
Downtown Specific Plan - SP 45
City of Redlands
Redlands Sphere of Influence
Freeway
Major Roads
Figure 4-2 Orange St
Redlands Blvd
Colton Ave
6th St
Cajon St
Church St
Texas St
Brookside Ave
Citrus Ave 62
58 63 61
56 35 23
57 1
10 24 25 4
60 53 52
2 3
60 55 54
79 59
28 8
32 27
9 64
21 80
7 6
16 20 22
36 5
37 14
66 13 47
49 48
50 51
78 65
68 67
62 61
58 59
19 18
15 41
31 11
12 34
33 29 30
17 38
46 45
44 43
42 39 40
26 DOWNTOWN SPECIFIC
PLAN AREA
18 Proposal for the Town of Ross
DYETT & BHATIA KEY STAFF
Key staff for the project are listed below and shown in an organization chart at the end of this section.
ANDREW HILL
Andrew Hill will serve as Principal in Charge and Project Manager. Andrew is an award-winning urban planner
with 15 years’ experience and expertise in land use,
housing, community engagement, and environmental
review. Innovative and collaborative, his work is rooted in a strong commitment to sustainable placemaking and
meaningful stakeholder involvement. He has extensive
experience leading preparation comprehensive planning
projects and environmental review for communities
throughout California. He lead preparation the Sixth Cycle Moreno Valley Housing Element, anticipated for HCD
certification later this year, and he is currently leading preparation of Housing Element Updates for the Cities
of San Pablo and Turlock. This experience gives him a
thorough working knowledge of new requirements for
housing elements to complement expertise in planning
for infill housing development. A particular focus of
Andrew’s recent work has been on innovative approaches
to community outreach, and he has developed videos,
interactive online activities, outreach toolkits and
other methods specifically tailored to the needs of the community.
Andrew will serve as the primary point of contact for the Town. In addition to overall project management responsibilities, he will be actively involved in analyzing conditions and constraints, developing programs and strategies,
conducting community engagement, drafting text for the
Element, and coordinating environmental review. Andrew
is an experienced facilitator who has led community
workshops and public meetings in a variety of settings on comprehensive planning projects throughout the state.
MICHAEL V. DYETT, FAICP,
PARTICIPATING PRINCIPAL
Michael Dyett specializes in zoning and subdivision regulations, comprehensive planning, urban design, formbased codes, growth management and implementation systems design. He has unparalleled urban design and
zoning expertise, having personally written 32 ordinances in over four decades of professional planning experience.
He is an expert in tailoring standards to a community’s needs, and his unique approach to design standards and
zoning emphasizes clear, quantifiable, and objective standards and the nexus zoning must have with plan policies.
He believes that design standards in zoning can be a
positive, form-shaping element in the community, not a
negative influence on development patterns. He recently led zoning work for Richmond, Fresno, and Placer County and previously prepared Multi-family Design Standards
and Guidelines for Marin County. He is currently leading work on the San Joaquin County Development Title
Update and General Plan Revisions project.
VIVIAN KAHN, FAICP
Widely recognized as an expert in preparation and
administration of land use and development regulations, Vivian Kahn will serve as a Participating Principal, advising on zoning amendments and housing element programs
to address regulatory constraints. Vivian has more than 45 years of professional planning experience in the
public and private sectors. Before joining Dyett & Bhatia in 2001, she was Acting Deputy Director for the City of Berkeley’s Department of Planning and Development and
served from 1987 to 1995 as Berkeley’s Current Planning Manager and Zoning Officer. She writes on planning
and housing issues for City and Planning magazines and
consults on the development of regulatory approaches
to promoting affordable housing for public agencies and affordable housing developers.
CLARE KUCERA
Clare Kucera is a multidisciplinary planner with an emphasis on environmental review, climate change resilience, and physical planning and design. Clare is dedicated to connecting ecology and social sciences to sustainably and equitably integrate humans into natural systems. She
has expertise in producing research and written chapters of technical background reports, climate change action
plans, housing elements, and environmental analysis for a variety of projects across California, addressing topics including utilities, geology, population, housing, land use, recreation, greenhouse gas emissions, and air quality.
ISHA BHATTARAI
Isha Bhattarai brings more than 10 years of experience
working with GIS in the field of Urban Planning. She is our in-house expert on ESRI’s ArcGIS, Spatial Analyst, 3D Analyst, Network Analyst, 3D Visualization and Modeling, ArcGIS Online, Google, Sketchup, AutoCAD and Adobe
Illustrator. Isha has prepared graphic displays and maps for many of the award winning projects led by Dyett &
Bhatia. Her ability to create clear, detailed and beautiful maps using ArcGIS has been appreciated by our clients.
31 General Plan Housing Element
Education
Master of Urban Planning (MUP)
McGill University
Honors Bachelor of Arts (BA Hons)
University of Western Ontario
Awards
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
Speaking Engagements
Presenter, San Ramon Citizens
Planning Academy, 2017
CEQA Basics
Guest Lecturer, McGill University,
2015
Tailoring the General Plan to
Community Needs
Guest Lecturer, Sonoma State
University, 2014
Public Involvement and Planning
Andrew Hill
Principal
Andrew Hill is an award-winning urban planner with expertise in land use planning, Housing Element preparation, community engagement, and environmental review. Innovative and collaborative, his work is rooted in a strong commitment to sustainable placemaking and meaningful stakeholder involvement. He has led multi-disciplinary teams in preparing long range plans for communities throughout California, and he possesses over 15 years of project management and leadership experience in the fields of planning, construction management, and engineering. A particular focus of Mr. Hill’s recent work has been on planning for disadvantaged communities and in developing strategies to engage residents who may not normally engage in civic processes.
Recent Assignments
San Pablo Housing Element Update. Andrew is leading preparation of the City of San Pablo’s sixth cycle Housing Element update, focused on developing and implementing strategies that promote higher density infill development, “missing middle” housing options, and accessory dwelling units (ADUs) in single-family areas. The project involves a comprehensive community engagement strategy that features an interactive map-based online survey, pop up outreach at events around the community, housing stakeholder focus groups, and community meetings. Background research completed to date includes a housing needs assessment and an analysis of fair housing issues using a variety of publicly available data sources. The ongoing Update has also triggered updates to the Land Use and Safety Elements of the General Plan and preparation of a new Environmental Justice Element, which Dyett & Bhatia is preparing in parallel with the Housing Element. Dyett & Bhatia is preparing a focused EIR for the project, tiering from the 2011 General Plan EIR.
Moreno Valley Housing Element Update. Andrew led preparation of the City of Moreno Valley’s sixth cycle Housing Element update as part of a comprehensive update to the City’s 2006 General Plan. The project, involved a detailed analysis of fair housing issues and incorporated strategies to encourage high-quality infill development along key corridors and in the Moreno Valley Mall. Outreach for the Housing Element included a series of stakeholder interviews with housing developers, real estate brokers, and service providers to understand specific local issues and inform development of programs in the Housing Element as well as a Facebook Live virtual town hall event conducted during the Covid-19 pandemic. Andrew has also worked closely with HCD staff to understand and address State comments on the Draft Housing Element. HCD review of the revised draft is ongoing and certification is anticipated in the spring of 2022.
St Helena General Plan Update and EIR. Located in the heart of Napa Valley, St.
Helena is one of the Bay Area’s most picturesque small towns, with a population of 6,200 and a land area of about five square miles, half of which is agricultural land. Andrew is leading Dyett & Bhatia’s efforts to update the May 2017 draft of the General Plan in order to insure consistency, incorporate requirements for environmental justice, a safety element, other regulatory updates, and policies for environmental mitigation measures, as well as ensuring legal adequacy. The project also includes updating the Environmental Impact Report to include the most recent data and meet current standards.
32 Proposal for the Town of Ross
Dixon General Plan Update and EIR. Mr. Hill led the Dyett & Bhatia team in preparing a comprehensive update to the City of Dixon’s General Plan, focused on incentivizing infill development in the downtown area and encouraging walkable, transit-oriented development. A key issue for the City involves balancing the economic development advantages of growth with the community’s strong desire to retain its small-town character. The plan also addresses issues of multimodal connectivity, infrastructure financing, historic preservation and Sphere of Influence expansion.
Turlock General Plan Update, Housing Element, and EIR. Turlock is located in the heart of the San Joaquin Valley and is home to a California State University campus. Dyett & Bhatia has a long-standing relationship with the City of Turlock, having prepared the award-winning 1992 and 2014 General Plans for the City as well as the City’s fifth cycle Housing Element, adopted in 2015.
Andrew is leading preparation of the City’s sixth cycle Housing Element and associated zoning amendments ensure compliance with new State law and expedite processing of development applications. As an initial step, Dyett & Bhatia had prepared a Draft Accessory Dwelling Unit (ADU) Ordinance to assist the City in processing an increasing number of inquiries and applications. Analysis underway includes a housing needs assessment, a housing constraints evaluation, and an analysis of fair housing issues based on locally available data. The project also involves an update to the Safety Element to ensure compliance with new State law and preparation of a new Environmental Justice Element as well as environmental review.
Work Experience
FirstCarbon Solutions, Senior Project Manager, 2016-2018 Responsibilities included leading multidisciplinary teams of technical and subject matter experts on complex environmental planning projects; successfully conducting scoping meetings and stakeholder outreach for prominent projects in Marin, Contra Costa, Sonoma, Napa and San Mateo Counties; preparing a comprehensive report on existing environmental conditions for the Sausalito General Plan Update; and assisting with entitlements for large-scale residential and commercial projects, including presenting at public meetings and preparing staff reports and other planning documents.
PlaceWorks, Senior Associate, 2009-2016
Significant projects included: City of Palo Alto Comprehensive Plan Update and EIR; City of Vallejo General Plan Update and EIR, City of Capitola General Plan Update and EIR; City of Newark General Plan Tune Up and EIR; Walnut Creek BART Transit Village EIR; and the City of National City General Plan Update, Climate Action Plan and EIR.
33 General Plan Housing Element
Recent Assignments
Zoning Ordinances and Plan Implementation
Michael Dyett has unsurpassed national expertise in the preparation of comprehensive city- and countywide zoning and subdivision ordinances. He also prepared benchmark reports and zoning regulations for downtowns of major cities, for pedestrian- and transit-oriented development, and for Traditional Towns, Traditional Neighborhoods, and Traditional Marketplaces. Current and past experience includes:
City- and Countywide Regulations
• Abu Dhabi (UAE)
• Albany
• Austin (Texas)
• Benicia
• Beverly Hills
• Carmel
• Chicago
• Cincinnati (Ohio)
• Concord
• El Cerrito
• Gilbert (Arizona)
• Half Moon Bay
• Henderson (Nevada)
• Houston (Texas)
• Huntington Beach
• Larimer County (Colorado)
• Los Angeles County
• Manhattan Beach
• Manteca
• Maricopa (Arizona)
• Marina
• Memphis (Tennessee)
• Menlo Park
• Mesa (Arizona)
• Milwaukee (Wisconsin)
• Monterey
• Morro Bay
• Oakland
• Oceanside
• Palm Beach County (Florida)
• Pasadena
• Pleasant Hill
• Porterville
• Portland (Oregon)
• Prince George’s County (Maryland)
• Redding
• Richmond
• San Carlos
• San Joaquin County
• San Jose
• San Leandro
• San Ramon
• Santa Cruz
• Santa Barbara
• St. Mary’s County (Maryland)
• Tucson (Arizona)
• Washoe County (Nevada)
Downtown Regulations
• Abu Dhabi (UAE)
• Chicago (Illinois)
• Kansas City (Missouri)
• Portland (Oregon)
• Philadelphia (Pennsylvania)
• San Francisco (Chinatown)
• San Diego (downtown & East City)
• Scottsdale (Arizona)
Mixed-use, Pedestrian, and Transit-Oriented Regulations • Portland: Mixed Use Zones Project
• San Diego: Mixed Use Zones Project
• Santa Cruz: Mixed Use Zones Project
• Seattle: TOD Zoning Framework
Education
Master of Regional Planning
Harvard University Graduate School
of Design
Bachelor of Arts
Harvard College
Awards
He has directed projects that have
won over 15 major awards, including
National Honor Awards from the
American Planning Association and
the U.S. Department of Housing and
Community Development and a San
Joaquin Valley Blueprint Award. He
is a member of the College of Fellows
of the American Institute of Certified
Planners and former member of the
California Planning Roundtable. He
is past president of the San Francisco
Economic Round Table and former
member of the Advisory Council
of the San Francisco Bay Area Air
Quality Management District (Community Planning Representative). Mr.
Dyett was on the Board of Directors
of the Mill Valley Historical Society
and in 2014 served as Chair of the
Mill Valley Zoning and Design Advisory Committee. He also is on the Board of Directors of the Marin
Theatre Company and served on the
Board of the Mill Valley Film Festival
(2009-2015).
Michael V. Dyett, FAICP
Consulting Principal
Michael Dyett specializes in zoning and subdivision regulations, comprehensive planning, urban design, form-based codes, growth management and implementation systems design. He is also skilled in environmental assessment and housing policy research, focusing on development patterns and land usetransportation linkages. He has over four decades of professional planning experience, with unparalleled project experience throughout California. Michael is a long-time Mill Valley resident.
34 Proposal for the Town of Ross
General Plans and Specific Plans
Michael Dyett has been the Principal-in-charge or Participating Principal for comprehensive general plans and environmental impact reports for over 25 cities and counties, including:
• Belmont
• Benicia
• Burlingame Bayfront
• Chico
• Concord
• Fresno
• Fossil Creek Area Plan (Colorado)
• Humboldt County
• Larimer County (Colorado)
• Lemoore
• Los Banos
• Martinez
• Menlo Park El Camino Corridor
• Orinda
• Pacifica
• Pittsburg
• Placencia Town Plan (Belize)
• Pleasant Hill
• Pleasanton
• Porterville
• Salinas
• Santa Barbara County
• San Ramon
• San Pablo
• Vacaville
• Visalia
• Yuba City
Mr. Dyett has been directly responsible for managing EIRs on several of the above projects. He has also served as an expert witness on the legal adequacy of general plans and the environmental documents for those plans.
Teaching
Michael Dyett has served as a Visiting Professor at the University of California, Berkeley directing a land use/transportation studio, and as an adjunct faculty member for national workshops conducted by the Lincoln Institute and the American Planning Association. He has taught professional education shortcourses on land use and transportation for the Institute for Transportation Studies (ITS) at the University of California, Berkeley, as a part of their Technology Transfer Program. Mr. Dyett has also led panels on comprehensive planning and zoning for the American Planning Association and he was an invited lecturer speaking on neo-traditional zoning at the Institute of Traffic Engineering’s mid-career training workshops.
Publications
Mr. Dyett has published dozens of articles and papers on zoning, such as:
• Using Zoning as an Incentive to Retrofit, Seismic Retrofit Incentive Programs Handbook for Local Governments, published by the California Seismic Safety Commission as part of the Bay Area Earthquake Preparedness Project
• Site Design and its Relation Urban Form, Transportation, Urban Form and the Environment, proceedings of a Transportation Research Board Conference published by the National Academy of Sciences
• A New Generation of Land Use Controls, Land Lines, Lincoln Institute of Land Policy, Cambridge, MA
Linking Land Use and Transportation
Michael Dyett prepared regulations to promote transit for cities such as Tacoma WA, St. Paul, MN, and Portland, OR, and led the firm’s research on land use and urban development impacts of beltways for the U.S. Department of Transportation. The National Research Council, the Institute for Transportation Engineers, Western City, and the University of Wisconsin have published his research on transportation/land use linkages.
35 General Plan Housing Element
Recent Assignments
Housing Policy and Development
As a consultant in private practice, Ms. Kahn has provided planning assistance to affordable housing developers for projects in El Cerrito, Crockett, and Oakland and assisted property owners in Berkeley and Oakland seeking to develop or legalize units. Ms. Kahn has made presentations on housing policy and prac tice at conferences and professional development courses including programs on Planning for Age Integrated Communities (2009), Planning Commissioners Training (2009) and Housing California: Responsibilities, Challenges, and Opportunities (2012) for UCLA Extension. Ms. Kahn has consulted to California Forward on the development of regulatory approaches to promoting affordable housing and participated in a panel on the 2017 State legislative housing package at the 2017 APA Chapter conference. She has also been a volunteer board member of non-profit housing development corporations including Jubilee Housing and the West Oakland Housing Development Corporation in Oakland and the Seattle Housing Resources Group and Southeast [Seattle] Effective Development in Washington State.
Preparation of Zoning and Subdivision Ordinances
Ms. Kahn has managed projects including extensive amendments to Antioch’s zoning ordinance to implement the Housing Element zoning, and comprehensive updates of the Orange County and Santa Monica zoning ordinances. She is currently completing work on updates to the Carson Zoning Ordinance to implement the newly updated General Plan and Housing Element. Recently completed projects include zoning amendments to implement the Bayhill Specific Plan in San Bruno, the Crow Canyon Specific Plan for San Ramon, and a revised Downtown Specific Plan for Santa Rosa. She has also had a major role on projects including major revisions and comprehensive updates of zoning regulations for Pasadena, Long Beach, Los Angeles County, Oakland, Concord and many others in California; Mesa, Maricopa, and Gilbert, AZ; Chicago, IL; and Abu Dhabi, United Arab Emirates. She led D&B’s work on designing a community benefits strategy for Redwood City, which received APA California’s Award of Excellence for Best Practices in 2016, and also managed updates of sign regulations for the Cities of Riverside and San Luis Obispo.
Education
Bachelor of Arts
cum laude
City College of New York
Additional course work at
Department of City and Regional
Planning at Pratt Institute and
Graduate School of Journalism
at Columbia University.
Selected Honors and
Affiliations
APA National Board of Directors,
Legislative and Policy Committee
1994-2002
APA Amicus Curiae Committee,
1995-2008
Chair, APA California Chapter
Amicus Committee,
2006 to present
AICP College of Fellows, 2000
California Planning Roundtable,
1986 to present; Emeritus Member
2019 to present
Co-Chair, APA National Conference,
2005
APA California Planners Emeritus
Network, Honor Award, 2007
APA California Northern Section
Special Recognition Award of
Excellence, 2017
Phi Beta Kappa
1969-1971
Vivian Kahn, FAICP
Principal
Vivian Kahn is widely recognized as an expert in preparation and administration of land use and development regulations and has more than 45 years of professional planning experience in the public and private sectors. Before joining Dyett & Bhatia in 2001, she was Acting Deputy Director for the City of Berkeley’s Department of Planning and Development and served from 1987 to 1995 as Berkeley’s Current Planning Manager and Zoning Officer. She previously served as manager of the Community Assistance Division of the State Office of Planning and Research.
36 Proposal for the Town of Ross
Zoning and Subdivision Administration
As Berkeley’s Current Planning Manager and Zoning Officer, Ms. Kahn supervised administration and enforcement of zoning, design review, environmental review, condominium conversion, and landmarks preservation, acted on a wide range of permits not requiring action by the Zoning Adjustments Board, and advised the Board and the City Council on all matters regarding implementation and interpretation of the City’s Zoning Code. After the 1991 Berkeley-Oakland Hills Fire, she supervised the operations of the One-Stop Center for Fire Area Reconstruction and managed the development review and approval process for numerous complex development projects.
Legal Requirements
Ms. Kahn serves as an expert witness and litigation consultant on planning and zoning issues. She co-authored zoning chapters in the California Continuing Education of the Bar’s California Land Use Practice (2006) and is a contributor to The RLUIPA Reader (American Planning Association and American Bar Association), 2009. She has written on planning and housing issues for City and Planning magazines, Land Use & Environment Forum and other publications.
She teaches classes on planning practice and zoning for UC Davis Extension and other schools and frequently speaks on land use regulation including an annual session on takings for the State APA Conference and recent sessions on objective design standards in regulation for the Chapter Conference and the 2019 CLE International Conference on Land Use Law.
40 Proposal for the Town of Ross
Clare Kucera
Planner
Clare Kucera is a multidisciplinary planner with an emphasis on environmental review, climate change resilience, and physical planning and design. Ms. Kucera is dedicated to connecting ecology and social sciences to sustainably and equitably integrate humans into natural systems. She has expertise in producing research and written chapters of technical background reports, climate change action plans, housing elements, and environmental analysis for a variety of projects across California, addressing topics including utilities, geology, population, housing, land use, recreation, greenhouse gas emissions, and air quality.
Recent Assignments
Oakland General Plan and Housing Element. Ms. Kucera is assisting with an update to the City of Oakland’s General Plan and Housing Element. She has been involved primarily in updating the Housing Element, including summarizing the City’s zoning code and writing the housing needs assessment and housing constraints sections.
Carson General Plan and EIR. Ms. Kucera prepared an Initial Study/Negative Declaration for the Carson Housing Element update and is contributing to the environmental review and analysis for the General Plan EIR, with a focus on an analysis of geological and seismic hazards.
Napa General Plan and EIR. Ms. Kucera contributed to the environmental review and analysis to the EIR for the General Plan update. She is the primary author for the population and housing chapter and assisted in the writing the land use and recreation chapters.
Union City Station Area Specific Plan EIR. Ms. Kucera contributed to the environmental review and analysis for the EIR for the Specific Plan, the public review draft of which is scheduled for release next month.
Fairfield General Plan and Climate Action Plan. Ms. Kucera conducted a greenhouse gas inventory analysis which will form the basis of the City’s Climate Action Plan and provide targeted actions to reduce greenhouse gas emissions to ensure compliance with State laws.
Work Experience
Planning Intern, San Francisco Planning Department. While pursuing her Master’s degree, Ms. Kucera conducted an overlay analysis of climate hazard and community vulnerability GIS data to identify neighborhoods that are most at risk to climate change. She created a publicly available ‘Climate Resilience’ story map and presented this information to the planning department and commission members.
Master’s Professional Project, United Nations Human Settlement Programme.
Ms. Kucera evaluated India’s and Colombia’s national and subnational urban and climate policies and legislation and provided recommendations for improvement to UNHabitat. She also worked to produce neighborhood designs that respond to climate challenges with fiscal considerations for Manizales, Colombia.
Education
Master of Urban and Regional
Planning
University of Michigan
Master of Science in Ecosystem
Science and Management
University of Michigan
Bachelor of Science in Environmental Studies and Spanish University of Michigan
UCLA Extension, Successful CEQA
Compliance: A Step-By-Step Approach
University of California, Los Angeles
41 General Plan Housing Element
Isha Bhattarai
Senior GIS Specialist
Ms. Bhattarai brings more than 10 years of experience working with GIS in the field of Urban Planning. She is our in-house expert on ESRI’s ArcGIS, Spatial Analyst, 3D Analyst, Network Analyst, 3D Visualization and Modeling, ArcGIS Online, Google, Sketchup, AutoCAD and Adobe Illustrator.
At Dyett & Bhatia, Ms. Bhattarai has worked on an array of projects ranging from General Plans, Housing Elements, Station Area Plans, Downtown and Corridor Plans, Environmental Impact Reports, Redevelopment Plans, and Zoning Ordinances. Ms. Bhattarai is involved extensively in all phases of planning including Demographic Analysis, Existing Condition Reports, Alternatives Analysis, Preferred Plan, Buildout Scenarios, and Environmental Impact Reports. Ms. Bhattarai has experience working with multiple data sources, conducting research, collecting, refining and analyzing data, digitizing and editing spatial data, editing attributes, merging and joining data from different sources, presenting data in geographic and tabular forms and designing and producing advanced cartographic products. Ms. Bhattarai has prepared graphic displays and maps for many of the award winning projects led by Dyett & Bhatia. Her ability to create clear, detailed and beautiful maps using ArcGIS has been appreciated by our clients.
Education
Masters of Community and
Regional Planning
Graduate Certificate in Geographic
Information Systems (GIS)
Iowa State University, Ames
Bachelor of Architectural
Engineering
Institute of Engineering, Tribhuwan
University, Nepal
Recent Assignments
Housing Elements. Belmont, Antioch, Fairfield, San Pablo, Redlands, Carlsbad, Turlock, Moreno Valley, Carson.
Regional Plans/EIRs. Plan Bay Area EIR, Contra Costa Transportation Authority - 2014 Countywide Transportation Plan Update.
General Plans and Related EIRs. Ceres, Belmont, Half Moon Bay, Carlsbad, Woodland, Turlock, Pacifica, Visalia, San Pablo, Fresno, Princeton, American Canyon, Daly City, Emeryville.
Station Area/Specific Plans. Windsor Station Area/Downtown Specific Plan, Honolulu Station Area Plan, Southeastern San Diego Community Plan Update, San Diego Commerical Imperial Corridor Master Plan, Lake Merritt BART Station Area Plan, Livermore Isabel BART Station Area Plan, Mission Valley Community Plan Update.
Zoning and Form-Based Codes. Richmond Zoning Ordinance Update, Santa Cruz Corridor Planning and Zoning Code Update, San Carlos Zoning Ordinance Update, Emeryville Zoning Update, Tahoe Regional Planning Agency Code Update.