20230606_10_Comprehensive General Plan Update — Laguna Niguel City Council, June 6, 2023

Professional Services To Prepare a General Plan
Update and Environmental Impact Report
PREPARED FOR:

City of Laguna Niguel
Community Development Department
Attn: Erica Roess, Senior Planner
30111 Crown Valley Parkway
Laguna Niguel, CA 92677
PREPARED BY:

De Novo Planning Group
180 E Main Street, Suite 108
Tustin, CA 92780

CITY OF LAGUNA NIGUEL
In Association With:

TABLE OF CONTENTS
1 CERTIFICATION
STATEMENT 1
2 COVER LETTER 5
3 WORK APPROACH

AND DRAFT PROJECT

SCHEDULE
9 4 EXPERIENCE 33
5 KEY PERSONNEL 45
6 ITEMIZED COST
PROPOSAL 51
7 OTHER INFORMATION 63
A APPENDIX A:

RESUMES A

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CERTIFICATION

STATEMENT
1 1
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-23-

VVII--11.. CCEERRTTIIFFIICCAATTIIOONN SSTTAATTEEMMEENNTT ((SSUUBBMMIITT WWIITTHH PPRROOPPOOSSAALL))

This certification statement is provided in response to the City of Laguna Niguel’s RFP titled:

GGeenneerraall PPllaann UUppddaattee –– PPhhaassee 22.. All proposals must include this certification statement, signed by a duly constituted official legally authorized to bind the Consultant to both its proposal and cost schedule.

1. Proposal may be released in total as public information in accordance with the requirements of the laws covering the same. Any proprietary information has been clearly marked.

2. Proposal and cost schedule shall be valid and binding for one hundred twenty (120) days following the proposal due date or any revised proposal submission date, whichever is later, and will become part of the contract that is negotiated with the City.

3. The Consultant has not and will not discriminate against a subcontractor in the awarding of a subcontract because the subcontractor is a minority, woman, or emerging small business enterprise.

4. The Consultant certifies that this proposal has been arrived at independently and has been submitte d without collusion designed to limit independent bidding or competition.

5. The Consultant has not had any communication with a City Councilmember in relation to their proposal. If so, Consultant will provide a copy of such communication for the public record.

6. The Consultant has never been disqualified, removed, or otherwise prevented from bidding on, or completing a federal, state, or local government project because of a violation of law or safety regulation.

Consultant’s Signature Date

Print Name Title

Consultant’s Federal Taxpayer Identification Number: _______________________________

PrincipalAmanda Tropiano
April 5, 2023
26-2962235
3 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report

1. CERTIFICATION STATEMENT 1
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4 5
6 7
A
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COVER
LETTER
2 5
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Speaking on behalf of the entire De Novo Planning T eam, we would like to thank you for the opportunity to submit this proposal to comprehensively update the Laguna Niguel General Plan and prepare an Environmental Impact Report, including all tasks specified in the RFP, technical studies, and project management services. Based on our review of the RFP, deep local and regional experience, and General Plan expertise, we are confident that we have assembled a first-class team to undertake this exciting project and deliver to the City an implementable General Plan on-schedule and on-budget. Below we have outlined our dedicated team members and why the De Novo team is best qualified to assist you on this important work effort.

This is an exciting time for Laguna Niguel to embark on the important task of comprehensively updating its General Plan for the first time since the City's incorporation over 30 years ago. Between changing economic and environmental conditions, the identification of new areas for residential and retail growth, and recent state legislation requiring cities incorporate emerging topics such as compete streets, environmental justice, and climate resiliency in their General Plans, Laguna Niguel is in a strong position to modernize its General Plan and develop a roadmap for the community to follow over the next twenty years. Our team is ready and eager to undertake this project for the City and work with your community to establish a vision that will help support a sustainable and prosperous future.

OUR TEAM
We have assembled a carefully-selected team of planning and environmental practitioners with deep per - sonal and professional experience in Orange County to work collaboratively with the community and the City of Laguna Niguel on this project. We are 100% committed to this project and will allocate our resources and energy in a way that will exceed all expectations, leaving the City with an implementation-oriented General Plan that addresses current and future challenges and reflects community values.

De Novo Planning Group would serve as the prime consultant for this contract with the City. Our team is led by De Novo Principals Amanda Tropiano (who will serve as the Principal-in-Charge and Project Manager), Ben Ritchie (who will act as a strategic advisor), and Starla Barker, AICP (who will serve as the CEQA lead).

Amanda, Ben and Starla have managed numerous long-range planning projects, and we have developed a highly successful approach to complex projects of this nature. We will remain personally involved in every aspect of the project from start to finish. Amanda is an owner/officer with the firm, and is authorized to negotiate on the firm’s behalf (contact information is provided in the footer of this page).

DE NOVO PLANNING GROUP
180 E MAIN STREET, SUITE 108 | TUSTIN CA 92780
[email protected] | (714) 453-7711
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm

2. COVER LETTER
April 7, 2023
City of Laguna Niguel
Community Development Department
Attn: Erica Roess, Senior Planner
30111 Crown Valley Parkway
Laguna Niguel, CA 92677
Subject: Proposal to Prepare a General Plan Update and Environmental Impact Report 1 2
3 4
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7 A
Our team also includes the following subject-area specialists: Kearns & West (outreach and public relations), Fehr & Peers (mobility), Economic & Planning Systems (economic/fiscal), Fuscoe (infrastructure), Cogstone Cul- tural Resources (cultural/paleontological/historic resources), MD Acoustics (noise), and JZMK Partners (urban design). This project team has worked together on numerous recent General Plan Updates and EIRs, including the cities of Lake Forest, San Jacinto, La Verne, and Milpitas, to name just a few. All of our team members are ready to start work immediately upon the City's notice to proceed and are committed to delivering the products on-time and on-budget.

WHY DE NOVO
De Novo is a relatively small planning firm in terms of staff size. We know this, and we embrace it. We consider our size to be a tremendous asset to our clients since it allows us to provide superior levels of customer ser- vice at very competitive billing rates. Larger firms tend to carry cumbersome over-head costs, which results in the need for higher hourly billing rates, frequent contract modifications, and higher staff turnover. As an owner of the company, your Project Manager is able to make quick decisions to keep the project moving forward.

We take tremendous pride in our ability to not only craft exceptional general plans, but to also prepare a useful and legally defensible EIR, which will serve the City well for years to come. We propose to craft the General Plan to be a self-mitigating document, wherein the policies and actions contained in the General Plan will also serve as implementing mitigation measures to be applied at the project level during the pro- cessing of subsequent applications and City programs. This proven approach has been very successful in reducing the burdens placed on staff and the development community following general plan adoption.

All of De Novo’s principal-level planners prefer to roll up our sleeves and work on our projects ourselves.

As managers of the company, we take great pride in our work products, and we strive to build a strong connection with each of our clients. The greatest compliment that our clients pay us is to invite us back to provide additional services.

OUR STATEMENT OF COMMITMENT
We have structured this scope of work to best meet the City’s needs, as we understand them. However, I would like to emphasize that we are more than happy to work collaboratively with the City to refine this scope of work and approach to best meet the City’s needs and expectations for this very important project. We have reviewed the City’s professional services agreement (PSA) and insurance requirements; we have requested some minor amendments to the PSA, which we have included for your consideration in Section 7.

We are confident that De Novo's expertise in preparing General Plan Updates across California coupled with our subconsultant team's proven collaborative approach presents the City with a unique opportunity to hire a team of consultants with the best possible combination of skills needed for this project .

We look forward to the opportunity to further discuss our proposal and our approach to the preparation of your General Plan. The offer contained in this proposal is valid for a minimum of 120 days. If you have any questions regarding this submittal, please do not hesitate to contact me at (714) 453-7711 or at atropiano@ denovoplanning.com.

Sincerely,
Amanda Tropiano
Principal

DE NOVO PLANNING GROUP
180 E MAIN STREET, SUITE 108 | TUSTIN CA 92780
[email protected] | (714) 453-7711

WORK APPROACH
& DRAFT SCHEDULE
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11 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report

3. WORK APPROACH

AND DRAFT PROJECT

SCHEDULE
The City of Laguna Niguel is seeking a qualified consult- ing firm who has demonstrated and relevant General
Plan Update experience, to prepare a comprehensive
update to the City’s General Plan and prepare a Program EIR in compliance with CEQA.

The successful consultant team must be familiar with
the unique needs of communities in the region, and
must have demonstrated success implementing a wide
range of community outreach and participation tools,
in order to maximize meaningful public participation,
gain community support, and ensure that the Plan
carries forward the vision and values of Laguna Niguel
residents, businesses, and leadership. As demonstrated
throughout this proposal, the De Novo team is uniquely
well-qualified to undertake this project.

The City is seeking a firm that will lead and manage all aspects of the General Plan Update, while coordinating
with staff, the public, the Planning Commission, and the City Council. The successful firm will be able to com - plete this comprehensive work effort within a two-year
schedule and will maintain strict adherence to the proj- ect budget. The General Plan shall be prepared in accor- dance with State of California General Plan Guidelines
and with California Government Code Section 65350 et
seq. The Program EIR shall be completed in accordance
with the Public Resources Code and applicable CEQA
Guidelines.

There have been a number of changes to state Planning
and Zoning Law in regards to the topics General Plans
are required to address. General Plans are still required to cover seven primary elements: land use, housing, circu- lation, conservation, open space, noise, and safety. How- ever, within the context of these overarching elements
the State has provided direction on how to cover specif- ic topics including climate change and resiliency, envi- ronmental justice, wildfire risk, urban/wildland interface, flooding, complete streets, and transportation impact
metrics. In addition, the California Office of Planning and Research (OPR) updated its General Plan Guidelines in
2017, which must be considered and followed when un-
dertaking a General Plan Update. Our team has success-
fully completed several comprehensive General Plan up-
dates utilizing OPR’s current Guidelines.

A comprehensive General Plan Update—whereby the
City updates the entire General Plan at once and pre -
pares a Program EIR—provides the City with the oppor-
tunity to engage the community in a robust discussion
regarding the City’s vision and values. This is a chance for the City to create a Vision Plan and clearly articulate the community’s contemporary goals, policies and de -
sired implementation actions. By addressing all topics
at once, the City can address critical topics from a broad perspective, realize better public involvement due to in- creased scope and momentum, achieve full CEQA cov-
erage at once, and benefit from a shorter schedule and
reduced costs.

Like the rest of Orange County, the City of Laguna Niguel is experiencing changes to who lives, works, and visits the community. Though a relatively young city, Lagu -
na Niguel plays an important role in South County and
is connected (literally and figuratively) to the region through shared history, environment, and infrastructure.

The City of Laguna Niguel must clearly understand its
own issues and opportunities, make sure the Gener-
al Plan articulates the community’s vision for the fu-
ture, and implement the goals, policies, and actions of the General Plan to make that vision a reality. At the
same time, Laguna Niguel must continue to think strate- gically about its role in the region and how its decisions influence or are impacted by its neighbors, particularly in terms of regional issues like transportation, economic development, sustainability, and environmental justice.

A solid General Plan is the bedrock for future growth
and development in the City and it supports other crit- ical City plans and programs, including Specific Plans, park planning, fees, and infrastructure master plans. Our scope of work builds off of the work products developed under Phase 1, including the economic and transporta-
tion studies conducted over the two years. While we be- lieve that the program we have included fully addresses the needs of your community, we welcome the oppor-
tunity to refine our approach as needed to ensure that
your expectations are realized.
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12 SCOPE OF WORK
We have prepared the following work plan in response
to the City’s Request for Proposals and our experience
working on other General Plan projects throughout Cal-
ifornia. All work products will be delivered in an elec - tronic format; where hard copies of products are provid- ed, they are specifically identified in the associated task deliverable. For every task with a deliverable, we have identified the responsible primary team member(s) us-
ing the following abbreviates:
» DN: De Novo Planning Group (prime consultant)
» KW: Kearns & West (public engagement)
» EPS: Economic & Planning Systems (economic and
fiscal services)
» FP: Fehr & Peers (transportation and mobility)
» FUS: Fuscoe (infrastructure and utilities)
» COG: Cogstone (cultural resources)
» MD: MD Acoustics (noise)
» JZMK: JZMK Partners (urban design)
PHASE 1: PROJECT MANAGEMENT AND

COORDINATION
De Novo will serve as the Prime Consultant of a mul -
tidisciplinary professional services team, responsible for all coordination activities, including coordination of sub- consultants and administrative tasks. For this project, De Novo has assembled a team of technical experts with a
deep history and success working together to prepare
and implement General Plans. We hold ourselves to the
highest professional standards and we are committed
to completing the project objectives on schedule and
on budget.

1.1 MEETINGS WITH CITY STAFF (DN)
De Novo will facilitate twice-a-month meetings with City staff to ensure that the project is on schedule, on bud - get, and that any issues are quickly resolved. While the more regular use of virtual communication platforms is
a welcome addition to the project management pro -
cess, we believe it is still critically important to meet face-to-face with City staff on a regular basis to develop trust and accountability. We assume that one meeting
per month will be in-person at City Hall and the other
meeting will be virtual.

1.1 Deliverables:
» Twice monthly meetings with City staff (one in-
person, one virtual) for 30 months

1.2 PROJECT ADMINISTRATION (DN)
Our strategy includes a dedicated Principal-level project manager who will be hands-on throughout the project.

Our internal administration procedures include: regu -
lar check-ins with subconsultant teams; internal weekly conference calls with the management team from De
Novo and each subconsultant (as relevant to the timing
of the task of each subconsultant); biweekly updates to the task list, including internal deliverables necessary to meet our deliverables to the City; and establishment of a secure online file sharing site to ensure that all back - ground documents, technical reports, updated sched -
ules, and approach memos are readily available to each
team member.

1.2 Deliverables:
» Ongoing project administration led by the
Project Manager
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Laguna Niguel: General Plan Update and Environmental Impact Report 13 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report PHASE 2: PROJECT INITIATION
The project will begin with the consultant team provid- ing a high-level project overview and refined timeline at an in-person meeting and tour with City staff, collect - ing data, analyzing existing conditions, and evaluating opportunities and issues. To achieve the project objec - tives, our experienced team will kick-off and execute a detailed existing conditions study, including preparation of background reports and other documents which will
later streamline policy development and environmental
review (see Phase 4 for preparation of associated tech - nical studies).

2.1 KICK-OFF MEETING AND TOUR (DN, KW, EPS, FP)
Within two weeks of receiving the notice-to-proceed,
the De Novo team will meet in-person with City staff to kick-off the project and participate in a tour of the City, with a special focus on understanding key opportunity
areas. We anticipate discussing the following at the kick- off meeting:
» Project management and communication
protocols;
» Confirm/finalize project scope of work and
schedule;
» Discuss community outreach approach; and
» Review data request for key background
documents
We recommend that representatives from most (or all)
City departments participate in the kick-off meeting.

Following the meeting, the team will take a tour of the City to discuss key issues and opportunities.

2.1 Deliverables:
» Meeting agenda, data needs list, summary
notes, tour photos, project schedule/work plan
with major work components and milestones

2.2 BASE MAPPING (DN)
De Novo will prepare a parcel-level citywide base map
in ArcGIS which will be used by all team members for all graphics for the duration of the project; this will include a high-quality aerial base map generated from existing
digital sources, suitable for high-quality large format re- production. The budget for this task assumes that the
City will provide the Assessor parcel data.

2.2 Deliverables:
» GIS base map

2.3 GENERAL PLAN EVALUATION (DN)
De Novo will review and evaluate Laguna Niguel’s cur -
rent General Plan to ascertain the extent and scope of
revisions to the General Plan. We will provide the City with an editable Excel matrix organizing the current
General Plan for easy review and direction. As part of
this evaluation, the team will identify all obsolete infor- mation, tables, exhibits, and illustrations and make rec- ommendations for how the updated General Plan can
be structured.

2.3 Deliverables:
» Memo evaluating the current General Plan

2.4 EXISTING CONDITIONS REPORT (DN)
As the first major project deliverable, the team will pre- pare an Existing Conditions Report (ECR) to refer to as goals and policies are developed and the EIR is pre -
pared. The De Novo team has found that preparing a
comprehensive Existing Conditions Report early on in
the process provides the entire team clarity on issues
facing the City and fosters a deeper level of understand- ing of key topics that must be addressed from multiple
angles throughout the project. The Existing Conditions
Report will address the following topics:
» Land use
» Mobility
» Demographic trends
» Market trends (based on Phase 1 work)
» Historical and cultural resources
» Community services and facilities
» Conservation
» Greenhouse gas and resiliency planning
» Hazards, safety, and noise
While there will be a significant amount of narrative dis- cussion included in the ECR, we will also make extensive use of maps, graphics, and user-friendly non-technical
terms to help make it accessible to the general public.

De Novo will prepare an Administrative Draft ECR for
review by City staff. Staff will provide De Novo one con- solidated set of comments on the Administrative Draft
and De Novo will revise the material and prepare a Final Existing Conditions Report for distribution.

2.4 Deliverables:
» Administrative Draft Existing Conditions Report
(5 copies), Final Existing Conditions Report (10
copies)
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14 2.5 OPPORTUNITIES AND CHALLENGES (DN)
Based on the information gathered, reviewed, and an -
alyzed in Phases 2, 3, and 4 (including early public in - put), De Novo will prepare a focused Opportunities and
Challenges Report to clearly summarize the key issues,
opportunities and challenges facing the City as it under- takes its General Plan Update. While the topics to be in- cluded in the Report will be extracted from the findings of the previous tasks, we expect that the following topic areas may be discussed: existing land use, development
patterns and projects, environmental constraints, and
regulatory codes. The Report will also clearly identify confirmed future opportunity areas and/or areas for re- development as well as areas that should be preserved
and protected.

The Opportunities and Challenges Report will be de -
signed using a magazine format and will be prepared
so that it can be presented as a stand-alone document
to key stakeholders, decisionmakers, and the public to
help educate them on the major topics that must be
addressed in the General Plan Update. De Novo will pre- pare an Administrative Draft Opportunities and Chal -
lenges Report for review by City staff. Staff will provide De Novo one consolidated set of comments on the Ad-
ministrative Draft and De Novo will revise the material and prepare a Final Opportunities and Challenges Re -
port for distribution.

2.5 Deliverables:
» Administrative Draft Opportunities
and Challenges Report (5 copies), Final
Opportunities and Challenges Report (30
copies)
PHASE 3: PUBLIC ENGAGEMENT
At the heart of community planning is public engage -
ment, where those who will directly experience the
impacts of policy decisions have a role in shaping their future. The Public Engagement program for Laguna
Niguel will be co-facilitated by De Novo and Kearns &
West; this partnership has delivered outstanding Gener- al Plan outreach programs for multiple cities, including San Marcos, San Jacinto, Indian Wells, and Sausalito.

Outreach for this project must involve inviting commu-
nity members to first learn about community planning
and how planning decisions shape a community so that
the City can set clear and realistic expectations. This education will be key for Laguna Niguel. In response to this unique project attribute, the Kearns & West team
assigned to this project includes Eva Spiegel—the former Communications Director for the League of California
cities—to shape messaging, education elements, and
communication. For the public to see how their input
shapes a process, the community outreach program
should provide clear timelines for policy decisions, how input informs these decisions, and the eventual deci -
sion-point outcomes.

We have designed an effective and strategic public out- reach program for this project that will gather valuable feedback right from the beginning that meets the City’s desired timeline and is translated into a General Plan
that the community is not only proud of but has own -
ership over.
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Laguna Niguel: General Plan Update and Environmental Impact Report 15 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report

3.1 COMMUNITY OUTREACH PROGRAM (DN, KW)
Following the project kick-off meeting, the team will
prepare a Community Outreach Program which will
serve as a guide to the community and stakeholder en-
gagement process. The Community Outreach Program
will include elements necessary for the consultant team and City staff to create pathways for active public en - gagement in the General Plan Update and describe
strategies the team will use to set clear and realistic public expectations. It will incorporate goals for par - ticipation from all segments of the community, stake -
holder analysis, a communications plan, programs and
activities, roles and responsibilities, and a calendar. For each outreach activity, a schedule, date, target group, purpose, and public participation goal will be identified.

The Community Outreach Program will include strat -
egies for informing the community on land use policy
and how it relates to their communities.

3.1 Deliverables:
» Community Outreach Program

3.2 GRAPHIC IDENTITY TEMPLATE (KW)
To provide a consistent look and feel for all materials and to ensure that general plan process activities are in- stantly recognizable as such, we will work with the City and incorporate established style guidelines to develop a graphic identity template. This includes a set of colors, fonts, and layout templates that can be used for slides, presentation boards, handouts and collateral materials, the project website, survey forms, workshop and open
house signage, sign in sheets, and other uses where ap- propriate. During this phase, the project team and the
City will create a flexible design that can be applied to appropriate materials and products identified in the
Community Outreach Program.

3.2 Deliverables:
» Development of project logo
» Development of themes, fonts, and templates
for workshop materials in electronic format

3.3 WEBSITE AND ONLINE SURVEYS (DN, KW)
Our team will create and manage a dedicated project
website to share information and gather public input
(De Novo owns the domain “GeneralPlan.org” so the
project website will be easily identifiable, such as “La - gunaNiguel.GeneralPlan.org”. The website will identify
the schedule of upcoming meetings, serve as a library of General Plan documents (including staff reports, meet-
ing agendas and minutes, technical reports, and public
review drafts), and allow the public an opportunity to
participate in polls and comment on the General Plan
Update process.

As part of the General Plan website, our team will pre - pare and facilitate two online surveys to collect informa- tion on key General Plan topics (typically the first survey is focused on establishing a vision and the second sur - vey is focused on the draft land use plan). Our outreach team has found SurveyMonkey to be a cost-efficient yet
engaging tool to gather meaningful feedback. Surveys
will be based on the programs and activities defined in the Community Outreach Program. Our team also has
experience with digital platforms like Grancius (Engage- ment HQ) and Metroquest and can involve them if the
City is looking for an interactive online platform for an additional fee.

3.3 Deliverables:
» Creation and maintenance of a dedicated
project website for the duration of the project
» Develop content for two surveys in
SurveyMonkey
» Survey summaries
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16 3.4 EDUCATIONAL MATERIALS/ANNOUNCEMENTS (KW)
We will work with City staff to share all educational and engagement materials, along with project updates, via
the City’s website, the project website, existing commu- nication and stakeholder networks, and social media
outlets. The team will develop a flyer for each workshop, e-mail blasts, website content and a social media plan
with sample social media blurbs for the project. Our
team will work with City staff to develop shorthand proj- ect updates and educational content in the form of Nex- tdoor posts, Facebook posts, and website updates. We
will also recommend the following:
» Content for quarterly electronic newsletters /
project updates
» Educational series on land use policy
» Project cards the size of business cards directing
people to the website and other online project
resources, as well as the project email and phone
number.

3.4 Deliverables:
» Assist technical team with educational content
development, including layout content for
factsheets and other printed materials.
» Develop Social Media Strategy
» Draft email blasts
» Maintain database of contact information
collected from project website, workshops,
open house townhalls, and stakeholder focus
group meetings

3.5 VISIONING WORKSHOPS/TOWNHALLS (DN, KW,
JZMK)
Our team will host a series of workshops and an open
house throughout the update process, with the three
workshops occurring as part of an intensive visioning pro- cess and the open house designed to gather feedback
on the draft plans that result from this visioning process.

Interactive workshops will help us identify values and vi- sion from a community perspective, which is important
in creating a plan that the community can own. Work-
shops will also provide valuable perspective on land use and economic opportunities, and well as mobility needs.

The workshop and open house series timing and dates
will be determined as part of the development of the
Community Outreach Program.

Visioning Workshops (3)
At the outset of the General Plan process, three Visioning Workshops will be held. The Visioning Workshops will in- troduce the community to the project and will be orga-
nized around the following topics: 1) establishing a com- munity vision and set of planning priorities, 2) evaluating realistic land use planning options and key opportunity areas based largely on work conducted in Phase 1, and
3) identifying and evaluating existing mobility networks and discussing future trends and opportunities.

Open House Townhalls (3)
Our team proposes an additional three open house
events to update the community on the development of
the general plan at key milestones throughout the proj- ect.

3.5 Deliverables:
» Preparation of logistics memo before each
workshop or open house
» Workshop attendance and facilitation by a
facilitator and a project coordinator at up to
three (3) traditional workshops and three (3)
open houses
» Preparation of content for presentations,
display boards, handouts, etc.
» Translation of materials if desired
» Layout and printing of materials
» Dry run to be held prior to each workshop or
open house
» Summary for each workshop or open house
that documents attendance, format and
presentation, input, and major discussion
themes
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Laguna Niguel: General Plan Update and Environmental Impact Report 17 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report

3.6 STAKEHOLDER FOCUS GROUPS (KW)
We will facilitate a series of up to four focus groups with key stakeholders (i.e., business owners, real estate, the public-at-large) to discuss opportunity areas identified in Phase 1 of the General Plan Update, including Sus -
tainability/Climate Adaptation, Urban Design/Public
Places, and Economy/Economic Development. The City
will support the identification of potential stakeholder groups. The timing, dates, location, and stakeholder list will be determined as part of the development of the
Community Outreach Program.

3.6 Deliverables:
» Preparation of logistics memo
» Preparation of content for presentations,
display boards, handouts, etc.
» Translation of materials
» Layout and printing of materials
» Facilitation of focus groups
» Stakeholder feedback summary that
documents input and major discussion themes

3.7 DIRECT MAILER (DN, KW)
To ensure maximum inclusivity in the General Plan Up-
date process, we propose preparing content that will be delivered via direct mail (coordinated with Strategic Plan mailing). De Novo will prepare the content and the City will prepare and deliver the mailer. The content is envi- sioned to include the following information:
» A brief message regarding the project components
and objectives
» The specific days, times, locations, and topics for
the Visioning Workshops
» A link to the project website/contact information
This task excludes printing and delivery, which will be handled by the City separately.

3.7 Deliverables:
» Content for inclusion in separate citywide
mailer

3.8 GENERAL PLAN VIDEO (DN)
The way people learn about General Plans has evolved
over time and new multimedia engagement programs
are more relevant than ever. A picture, or a video, is often worth a thousand words. To help engage the public and
educate the community on why the City is updating its
General Plan and how it will impact them, we will pre-
pare a brief (2-3 minute) General Plan Update overview
video. Animated text graphics will help to call-out key ideas and facts. Videos will be formatted for web and
internal distribution.

3.8 Deliverables:
» One 2-3 minute General Plan Update overview
video

3.9 VISION PLAN DOCUMENT (DN, JZMK)
The public engagement and visioning process will re -
sult in a comprehensive Vision Plan document that will
serve as the foundation for the goals, policies, and ac - tions identified in the General Plan. In the Vision Plan, the team will summarize the community engagement
program, input received, and outreach outcomes. It will also identify the community’s goals and vision for the fu- ture as well as specific issue areas that must be careful- ly addressed in the General Plan and/or Environmental
Impact Report. The Vision Plan will put greater empha-
sis on articulating the community’s balance of quali -
ty-of-life, sense of place, neighborhood preservation,
economic development, and fiscal sustainability. During the initial stage of the process, the team will define clear goals and objectives and guiding principles to articulate the City’s future development potential. The Vision Plan will look into strategies related to renovation of existing facilities; land use, density, physical form and character, public spaces, mobility, relationship to natural features, and connectivity to the surrounding areas.

The document will be stylized using the project identity established during the visioning phase and will be a vi- sually appealing document designed for ease of reading
and understanding by the community. It will be in full
color and will include pictures of activities conducted.

3.9 Deliverables:
» Administrative Draft Vision Plan Document (5
copies), Final Vision Plan Document (30 copies)
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18 PHASE 4: TECHNICAL STUDIES
In addition to the studies identified and prepared for
Phase 1, a series of technical studies and analyses will be prepared as part of this effort to assess the potential environmental impacts associated with implementa -
tion of the General Plan Update. Our proposal includes
the following necessary studies/analyses, which will also support the Existing Conditions Report and Issues and
Opportunities Report.

4.1 CULTURAL AND PALEONTOLOGICAL RESOURCES

ASSESSMENT REPORT (COG)
Cogstone will prepare a Cultural and Paleontological
Resources Assessment Report to support the ECR and
environmental analysis. As part of this work effort, Cog- stone will:
» Request a records search for cultural resources
within the City from the South Central Coastal
Information Center (SCCIC). A review of all relevant
archival records (e.g., historic maps and aerials) will be conducted, and all site records will be obtained.
» Request a Sacred Lands File search from the Native
American Heritage Commission (NAHC).
» Consult with local historical societies.
» Request a records search for paleontological
resources from the Natural History Museum of Los
Angeles County (NHMLAC).
» Review the existing General Plan regarding
the treatment of cultural and paleontological
resources.
» Conduct research to develop brief contexts for
cultural and paleontological resources.
» Prepare a combined Cultural and Paleontological
Resources Assessment Report. The report will
characterize the results of the records searches,
consultation efforts, summarize the methods, state
significance criteria, provide contexts, summarize
resources identified through all sources, and
prepare programmatic mitigation measures.
» Provide recommendations for changes to existing
City policies to support the General Plan Update.
» Prepare sensitivity maps for historic built
environment resources

4.2 INFRASTRUCTURE BACKGROUND AND ANALYSIS

REPORT (FUS)
Fuscoe Engineering will prepare an Infrastructure Back- ground Report to support the technical analysis includ- ed in the environmental document and for inclusion in
the ECR. Fuscoe will:
» Existing Condition Infrastructure Analysis. Obtain
and review GIS data, master plans (2022 Water
Master Plan, 2020 UWMP, sewer, master plan of
drainage) where available, and other relevant
infrastructure documentation to develop an
existing conditions memorandum on infrastructure.

Evaluate the existing infrastructure systems based
on information available and regional sources.

Identify any major gaps in data or deficiencies
within each system. The memorandum will include
citywide exhibits showing City and County utility
systems (water, sewer, storm drain) based on the
available GIS data sets. The analysis will also cover
current water quality regulations and status of the
regional Water Quality Improvement Plan (WQIP).
» Opportunity Sites Evaluation. Evaluate the
Opportunity Sites derived from the Phase I studies
in terms of potential impacts on infrastructure
including drainage sewer, water systems and
water quality. For each opportunity site, Fuscoe
will calculate average daily water and sewer
demands using locally accepted generation factors
to quantify the demands based on the various
land uses and compare against the Urban Water
Management Plan (UWMP) or sewer master plan
values, if available. All opportunity sites will also be evaluated in comparison to the existing General
Plan.
» Water Supply Evaluation. Using water demand
generation factors from the Moulton Niguel Water
District 2020 UWMP or other City approved source,
evaluate total water demands for the proposed
land use changes as compared to the existing
General Plan land uses. Identify any potential
impacts with respect to water supply. Evaluate how
RHNA housing allocations impact water demands
on the UWMP (as these are not accounted for in
the current UWMP). Summarize conclusions for
incorporation into Proposed Conditions CEQA EIR
Technical Report.
» Proposed Conditions CEQA EIR Technical
Report. Prepare a CEQA impact assessment for
infrastructure systems (storm drain, sewer, and
water) as well as water quality and water supply
that covers the GPU area and summarize findings
in a report. The report will include all existing
conditions analysis, proposed conditions analysis
and CEQA Appendix G thresholds analysis for
infrastructure including water, sewer, drainage,
water quality, and water supply.
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4.3 NOISE AND VIBRATION IMPACT STUDY (MD)
MD Acoustics will prepare a Technical Noise and Vibra-
tion Impact Study that documents the existing noise
and vibration environment; identifies the potential noise impacts associated with build-out of the General Plan
Area; and identifies measures that could reduce those
impacts. As part of this work MD Acoustics will:
» Complete a background review and develop
baseline conditions.
» Perform up to three (3) 24-hour noise
measurements (long-term) and up to five (5)
10-minute noise measurements (short-term)
throughout the General Plan Area and document
baseline conditions.
» Evaluate the potential for construction noise and
vibration impacts, traffic noise impacts, railroad
noise impacts, and operational noise impacts
associated with implementation of the General
Plan Update. Traffic noise contours representing
existing and buildout traffic noise modeling results
for the Plan Area will be depicted.
» Provide a written report that documents the
existing noise environment; predicts the future
noise environment; and discusses project noise
impacts in light of the City’s General Plan, Code
of Ordinances, and the California Environmental
Quality Act (CEQA) significance thresholds as
presented in Appendix G of the CEQA Guidelines.
» Provide input and feedback specific to the City’s
noise ordinance and Noise Element policies, goals,
and measures.

4.4 TRAFFIC TECHNICAL ANALYSIS (FP)
Fehr & Peers will prepare a focused evaluation of traffic for the General Plan Update. Building upon information
prepared during Phase 1, Fehr & Peers will prepare VMT
estimates and daily traffic forecasts for one scenario of the General Plan Update. It is assumed data collected
during Phase 1 will be relied upon and new data col -
lection is not anticipated. The traffic technical analysis will incorporate the entire General Plan, including any refinements made to the Opportunity Areas or key de -
velopment sites such as the Chet Holifield Federal Build- ing since the completion of Phase 1. Fehr & Peers will
identify up to fifteen major arterial or collector streets that would not have sufficient capacity to support traffic with the buildout of the General Plan and will estimate citywide VMT with and without the buildout of the Gen-
eral Plan Update.

To support expedited processing of future develop -
ments in the City, the analysis will identify opportunities for future CEQA documents to tier off the transportation analysis for this project. It should be noted, however, that site-specific analyses may still be required for individual development projects to address localized issues such
as operations impacts at adjacent intersections, park - ing, passenger loading, queuing, and driveway conflicts.

After addressing one round of non-conflicting project
team comments, a Final Transportation Impact Analysis
report will be submitted.

Fehr & Peers will document the Existing Conditions anal- ysis and Future Conditions analysis in a technical Traffic Study for use by the General Plan EIR. This documen -
tation will primarily rely on and summarize information prepared during Phase 1, and will incorporate any new
findings as part of the focused traffic evaluation pre - viously described. Elements of the assessment will in - clude:
» Identification of any conflicts with plans
establishing performance measures for various
modes of travel
» Evaluation of any changes in air travel patterns
» Review of hazards due to design features
» Determination of adequate emergency vehicle
access
» Identification of any conflicts with adopted plans or policies regarding alternative travel modes
» Identification of potential VMT impacts
Once the impacts are identified, Fehr & Peers will iden- tify potential mitigations. As with most General Plans, it is assumed that the roadway system will be designed
or policies will be crafted so that the General Plan is self-mitigating. If self-mitigation is not achievable, ad - ditional mitigation measures will be identified or policy modifications will be recommended. The approach to
transportation impacts will be discussed to provide the City with maximum defensibility of its CEQA document
and allow future projects to tier from the findings of this document. Fehr & Peers will summarize the results of
analyses above in a technical Transportation Report,
which will be provided to the Project Team for review.

Fehr & Peers has budgeted up to 20 hours of staff time
to update the draft documents based on comments re-
ceived and respond to comments received on the DEIR.
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20 4.5 AIR QUALITY/GHG STUDY (DN)
De Novo will prepare the air quality and greenhouse gas emissions (GHG) analyses, which will be incorporated
directly into the EIR to support significance determina- tions.

The City is located within the jurisdiction of the South Coast Air Quality Management District (SCAQMD). Im -
plementation of the General Plan Update would result
in short-term construction-related emissions and long-
term operation emissions, primarily attributable to emis- sions from vehicle trips and from energy consumption
associated with new growth and development. The Air
Quality analysis will identify the regional and local air quality and meteorological conditions that affect air pol- lution dispersal or transport. Applicable air quality regu- latory framework, standards, and significance thresholds will be discussed. The project’s potential to conflict or obstruct implementation of the AQMP will also be ad -
dressed. Short-term (construction) increases in regional criteria air pollutants will be quantitatively assessed. The California Air Resources Board (CARB)-approved CalEE-
Mod computer model will be used to estimate regional
mobile source and particulate matter emissions asso -
ciated with potential construction activities. Long-term (operational) increases in regional criteria air pollutants will be quantitatively assessed for area source, mobile source and stationary sources. The CARB-approved Cal-
EEMod computer model will be used to estimate emis-
sions associated with the Project. In response to the Cal- ifornia Supreme Court decision for Sierra Club vs. County of Fresno (Friant Ranch), the resultant human health
impacts from the Project’s short-term construction and
long-term operational air emissions will be analyzed.

Our in-house air quality experts complete GHG analy -
ses for a variety of CEQA projects, including General Plan EIRs. Our team is experienced in applying the following air emissions modeling tools: Urban Emissions Model
(URBEMIS), Emissions Factor Models (EMFAC, MOBILE),
Road Construction Emissions Model, Direct Traffic Im -
pact Model (DTIM), American Meteorological Society/
EPA Regulatory Model (AERMOD), Industrial Source
Complex (ISC), Line Source Dispersion Models (Caline/
Cal3QHC), and Hot Spots Analysis and Reporting Pro -
gram (HARP). De Novo also prepares Climate Action
Plans and Air Quality Elements, which demonstrate our
technical ability to adequately address this topic. The GHG analysis prepared as part of the general plan up -
date will be quantified and tied to the standards, thresh- olds, and methodologies established by AB 32 and SB

32. The general plan will include tangible policies and actions that clearly identify the roles and responsibilities of both the public and private sectors in reducing GHG
emissions and will meet the legal requirements for a
General Plan Update EIR.

Phase 4 Deliverables:
» Administrative and Final versions of all
technical studies (note that no stand-alone
study will be prepared for the Air Quality/
GHG Study; the results of this work will
be incorporated directly into the Existing
Conditions Report and EIR).

PHASE 5: GENERAL PLAN UPDATE
The De Novo team is committed to providing the City a
General Plan of the highest quality and will actively en- gage the community to develop a vision for the General
Plan, prepare a policy document that reflects the desires of the City, and create implementation actions that are consistent with the City’s vision for the future. De No - vo’s team of principal-level staff are experts in preparing General Plans and will ensure that this update complies with all legislative requirements and addresses planning best practices. Our team will comprehensively update
all State-mandated elements in accordance with State
law and ensure each of the elements is internally con - sistent. We will review the City’s current General Plan in light of applicable State legislation and identify updates needed to bring the General Plan into conformance
with current State law.

5.1 PREPARATION OF PROPOSED LAND USE PLAN (DN, EPS,
JZMK)
In this task, De Novo will host a collaborative working session with City staff to develop a draft proposed land use plan based on information and analysis conducted
in Phase 1, actions required to be implemented as part
of the Housing Element, public feedback, staff direction, and Council priorities. As part of this process, we will re- view with staff the City’s current general plan land use classification matrix to ensure its appropriateness given the type, location, and intensity of development in re - cent years and suggest specific modifications to address 1 2
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Laguna Niguel: General Plan Update and Environmental Impact Report the City’s land use planning objectives. We will prepare a memorandum summarizing the assumptions that the
General Plan has agreed to use in the buildout analyses.

One round of revisions to the memorandum is assumed.

Following this working session, the project team will
prepare a draft proposed land use map, designations,
and buildout estimates for Staff’s review and confirma- tion. Once firmed, the draft proposed land use map will be circulated for public review and presented to adviso- ry bodies as appropriate for review and comment. Ulti-
mately, the City Council will be presented with the draft proposed land use plan and the team will seek Coun -
cil’s direction on specific modifications that should be made to the map prior to finalizing the proposed land
use map and initiating the environmental review.

EPS will analyze the fiscal impacts of the proposed land use plan on General Fund revenues and costs. EPS will
employ a planning-level approach, based on an evalua-
tion of the City’s budget and estimates related to prima- ry revenue generators (for example, property and sales
tax). EPS expects that the City will provide budget doc- uments and any other supporting information regard -
ing the General Fund. In addition, EPS will review the
site-specific fiscal impact studies currently being com - pleted for the City, to ensure consistency in assumptions across the analyses. For quantifying fiscal revenue im - pacts, EPS will employ a per-capita methodology, sup -
plemented where necessary with a limited case-study
approach, to estimate increases in General Fund reve -
nues attributable to new development. For quantifying
public service cost impacts resulting from the Proposed Plan, EPS will use an average cost methodology for fore- casting increases in service demand and associated ex-
penditures by land use category.

It is important to note that changes to the proposed land use plan after Council “approval” may require revisions to studies and require an amendment to the budget. The
results of this task will feed directly into the project de- scription and initial study for the EIR.

5.1 Deliverables:
» Preferred Land Use Plan and associated build-
out summary information
» Fiscal Analysis Report (Admin Draft and Final)
» Urban design of opportunity sites and graphics

5.2 GENERAL PLAN FRAMEWORK (DN)
The General Plan must be organized in the manner most
useful to the City. We understand that in addition to
adding the new State-mandated elements, such as the
Safety Element and Environmental Justice Element, we
will evaluate the following element topics for inclusion into the General Plan: Sustainability/Climate Adaptation, Urban Design/Public Places, and Economy/Economic
Development (at this time, we expect that Economic
Development will be a separate stand-alone Element
and the other topics will be addressed as part of other Elements. As requested, we will also consider removing
existing Elements such as the Growth Management El-
ement (at this time, we expect that the Growth Man -
agement Element as a separate stand-alone topic will
be discontinued and relevant topics will be folded into other General Plan Elements). We understand that the
Housing Element is being prepared under a separate
work effort.

In order to streamline the process and create a clear, con- cise General Plan, we propose to maintain the Existing
Conditions Report as a separate document that identi-
fies background conditions, allowing the General Plan
document to have a minimum amount of background
text. Instead, the document will have a streamlined goal, policy, and implementation action structure that is easy for the reader (whether it be Staff, elected and appoint- ed officials, or the public) to understand. Where applica- ble, goals, policies, and actions will be cross-referenced between sections to reduce overlap and redundancy.

The intent of this approach is to provide a General Plan that provides long-term consistency in policy interpreta- tion and is easy to use. The General Plan will include a liberal use of graphics and visual depictions of informa- tion, including photographs, tables, matrices, drawings, maps, and other graphics to ensure that the document
is easy to understand. The General Plan will reflect the City’s aspirations for the coming decades and achieve
maximum utility.

5.2 Deliverables:
» Report containing Draft Outline for the General
Plan including preliminary policy and land
use recommendations and implementation
measures; Final General Plan Outline; Element
Template

5.3 ADMIN DRAFT GENERAL PLAN (DN, EPS, FP, JZMK)
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22 The De Novo team will provide City staff with an Admin- istrative Draft General Plan for review; comments on the Administrative Draft General Plan will be used to create a Screencheck Review Draft General Plan. We anticipate
meeting with City staff to review comments and reach
agreement on how to address potentially conflicting
comments.

The current General Plan will be thoroughly reviewed to determine components that should be carried forward
and to identify areas where new goals and policies are
needed to address the community’s desires as well as
changes to State law since the previous update. In pre- paring the General Plan Update, the De Novo team will
prepare each element to ensure that all goals, policies, and actions:
» Support the community’s vision and values;
» Address requirements of State law;
» Avoid or mitigate potential environmental impacts,
or are balanced by social, economic, legal, or other
relevant considerations;
» Are grounded in recent and sound community
planning and conservation trends;
» Touch on the topic of technology; and
» Are internally consistent.

De Novo integrates the environmental analysis with the
development of the General Plan. This highly successful approach, tested and proven by the De Novo Principals,
involves identifying potential environmental impacts at the outset of General Plan policy development in order
to ensure that the General Plan is “self-mitigating” and that the EIR does not result in policies and implemen - tation programs that would change the intent of the
General Plan. This approach maximizes the use of pre -
viously developed information, reducing the overall proj- ect budget, and provides consistency between the two
documents.

While the final content and format will be finalized during Task 5.2 (see above), we have outlined the high-level top- ics we expect will be included based on our understand- ing of the project and special issues facing the City of Laguna Niguel. These topics are described briefly below.

Introduction
The Introduction will identify the General Plan vision
statement, discuss the rich cultural and historical heri - tage of Laguna Niguel, describe the organization of the General Plan, and describe how the General Plan com-
plies with applicable regulations.

Land Use
The Land Use Element will capitalize on the communi-
ty’s assets and potential with “placemaking” ideas that ultimately create good public spaces that promote peo-
ple’s health, happiness, and well-being. It will provide goals and policies that cover the following topics:
» Land use types, mix, balance, and location
» Strategic growth areas/areas of change
» Major destinations in the City
» Neighborhood preservation, revitalization, and
enhancement
» Specific recommendations for revisions to
adopted planning documents to ensure on-going
consistency and implementation of the General
Plan
Resource Management (Formerly Open Space)
The Resource Management Element will focus on the
cultural, natural, environmental, and man-made re -
sources and the provision of open spaces. The element
includes the State-mandated Open Space Element and
provides the foundation for resource conservation in the context of the City’s long-term vision for the future and Land Use Map. The Resource Management Element will
be developed to be consistent with other General Plan
Elements (e.g., Land Use, Circulation), and its policies, programs, and implementation actions will address the
following topics:
» Air quality/greenhouse gases
» Cultural resources, including the City’s important
historical places and structures
» Biological resources
» Energy and mineral resources
» Parks and recreation programs
» Open space
» Recreational trails
» Scenic vistas
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Fehr & Peers will author the Circulation Element chap - ter of the City’s General Plan Update. We will first review and provide comments on the existing chapter, includ-
ing existing goals and policies, coordination with other planning efforts in the City, and the current regulatory setting. Fehr & Peers will summarize our review in a brief memorandum that provides recent legislation overview
and best practice recommendations that should be in-
corporated into the update.

We will work with City staff to identify preferred best practices and will prepare a draft list of goals and pol - icies for the City to review. Following one round of re - view and response to comments, we will prepare a draft
circulation element chapter, including up to ten figures.

We will provide the chapter to De Novo and the City for review and comments. We will respond to one round
of consolidated comments on the draft and update the
final chapter and figures as final.

As part of preparing the Circulation Element, Fehr &
Peers will facilitate a meeting with City staff to define key issues related to transportation and which corridors, intersections, trails, or neighborhoods that would most benefit from reimagining potential transportation solu- tions in Laguna Niguel. This meeting will be about un - derstanding the City’s priorities and vision and offering innovative ways to use the City’s existing right-of-way to transform the community.

Included in our approach, we have budgeted up to 80
hours of staff time to prepare recommendations and
illustrative concepts. This could include maps, figures, roadway cross sections, 3-D renderings, or conceptual
roadway designs. These illustrative deliverables could be integrated into the General Plan, materials for public en- gagement, or used for future studies and grant submis-
sions. Recommendations and illustrative deliverables
will not include cost estimates or construction ready
drawings.

Public Facilities
Public and semi-public facilities and services must be
planned to maintain and enhance the high quality of
life in the City and to help achieve the City’s vision for the future. The Public Facilities Element will include a recommended list of goals, policies, and action items
(including any mitigation measures developed during
the environmental review process) that address topics
such as:
» Water supply
» Wastewater
» Flood control
» Solid waste collection and disposal
» Storm drainage and water quality
» Law enforcement and emergency medical and fire
protection
» Educational facilities
» Civic services and functions
» Health care facilities
» Libraries, cultural, and community facilities
Our team will also update the Community Services
Standards Element as necessary to ensure that all public facilities can adequately accommodate future growth.

Noise Element
To assist in streamlining the content of the General Plan, De Novo proposes that the City address the topic of
noise within the Safety Element; however, a stand-alone Noise Element can also be prepared.

Public Safety
The Public Safety Element will be updated pursuant to
Government Code § 65302(g) which requires local juris-
dictions to update the Safety Element to address flood
hazards, fire hazards, climate change, and emergency
evacuation. We will draw on the information contained
in the October 2022 Draft Local Hazard Mitigation Plan
(LHMP) as well as any other relevant planning documents to ensure consistency with the requirements of SB 1241, SB 379, SB 99. SB 379 requires the Safety Element to ad- dress climate adaptation and resilience strategies appli- cable to the City. SB 99 requires the Safety Element to in- clude information identifying residential developments
in hazard areas that do not have at least two emergency evacuation routes. SB 1241 requires the Safety Element
to address the risk of fire in State Responsibility Areas and Very High Fire Hazard Severity Zones.
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24 Environmental Justice
When two or more general plan elements are revised
concurrently, per SB 1000, the City must address Envi - ronmental Justice (EJ) as part of the General Plan if the City has areas defined as “Disadvantaged Communities”
(DACs). SB 1000 requires jurisdictions to first identify DACs using the findings of CalEnviroScreen 4.0, Laguna
Niguel does not appear to have any census tracts that
are considered DACs; therefore, the City is not required to prepare an EJ Element. Nonetheless, the City may
wish to address EJ-related issues in the updated Gen -
eral Plan.

How environmental justice is ultimately addressed in La- guna Niguel will need to be tailored to the issues and
opportunities specifically facing the community. At a
minimum, we recognize that the Laguna Niguel General
Plan will provide a meaningful way for all community
members to participate in the process, reduce dispro -
portionate environmental burdens on sensitive popula-
tions, increase mobility and access for all residents, and identify healthy housing opportunities for all segments of the community.

Economic Development
EPS will support the Consultant Team in developing an
Economic Development Element as part of the General
Plan document. EPS will formulate a set of goals, poli - cies, and implementation steps that will provide the City with guidance to foster a strong and sound local econo- my, building off the market studies completed as part of Phase 1 of the General Plan Update, EPS’s own research, and discussions with City staff and stakeholders. The
topics addressed may include, but are not limited to,
business retention and attraction, creation of high-qual- ity job opportunities, and expansion of in-demand land
use sectors. The goals and policies will focus on main - taining a high quality of life while promoting employ - ment and revenue opportunities necessary to meet the
needs and preferences of City residents and businesses.

In previous General Plan efforts, we have found it useful to organize the Economic Development Element around
three inter-related pillars: (1) specific economic sectors of interest, (2) particular opportunity sites or districts within the City designated for change or growth, and (3) clear policy direction and initiatives designed to achieve desired outcomes. Of course, the above approach will
need to reinforce the City’s values and desired land use patterns (as identified through the General Plan process) while also accounting for economic and market realities.

Sustainability/Climate Adaptation (optional)
Our team recommends including goals, policies, and
action items related to climate adaptation in the Public Safety Element. We can also explore integrating sustain- ability related goals, policies, and action items into other Elements as relevant.

Urban Design/Public Places (optional)
Our team can either integrate design related goals, poli- cies and actions into other Elements, or explore the cre- ation of a standalone Urban Design/Public Places Ele -
ment if it appears warranted.

5.3 Deliverables:
» Administrative Draft General Plan

5.4 SCREENCHECK DRAFT GENERAL PLAN (DN, EPS, FP,
JZMK)
Following the City’s consolidated comments on the Ad-
ministrative Draft General Plan, De Novo will prepare the Screencheck General Plan for staff review and confirma- tion.

5.4 Deliverables:
» Screencheck Draft General Plan
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5.5 PUBLIC REVIEW GENERAL PLAN (DN, EPS, FP,
JZMK)
Following the City’s consolidated comments on the
Screencheck Draft General Plan, De Novo will prepare
the Draft General Plan for public review/comment and
use during the City’s review and approval process. The
Public Review Draft General Plan will be prepared in
printed and electronic form. The Public Review Draft
General Plan will be provided to the City for distribution to the public and appropriate agencies and posting on
the City’s website. De Novo will be available to present the Draft General Plan and Draft Environmental Impact
Report (see Task 6) in a public workshop and/or Planning Commission and City Council meetings to provide the
decision-makers and community with information re -
garding the intent and structure of the draft documents and to receive comments on the draft documents.

5.5 Deliverables:
» Public Review Draft General Plan (10
hardcopies)

5.6 FINAL GENERAL PLAN (DN, EPS, FP, JZMK)
We anticipate that a series of public hearings will be
held by the Planning Commission and City Council to
consider adoption of the General Plan. As changes are
requested by these decision-making bodies, we will pre- pare modified General Plan text that will be provided as attachments to the staff report for City Council consider- ation. Based on Council’s direction at the adoption of the General Plan, De Novo will edit the General Plan to be
consistent with any revisions approved by the City Coun- cil and will prepare the final version of the General Plan.

5.6 Deliverables:
» Final General Plan (10 hardcopies)
» Color Land Use Map (PDF and GIS formats)
» All General Plan maps, tables, and images
(electronic format including GIS shapefiles of all
maps)
PHASE 6: EIR
De Novo will prepare a Program Environmental Impact
Report (EIR) that addresses all potential environmental impacts associated with the proposed General Plan Up-
date. A Program-level EIR is the expected environmental document for a project of this scale and impact potential and will serve as a “tiering document” to facilitate stream- lined environmental review of all subsequent develop -
ment, planning, and infrastructure projects undertaken
in the City, which are consistent with the General Plan.

6.1 EIR NOTICE OF PREPARATION AND SCOPING

6.1.1 Notice of Preparation (DN)
De Novo will prepare the Notice of Preparation (NOP) in accordance with CEQA Guidelines Section 15082. The
NOP will indicate the City’s decision to prepare an EIR; a detailed Initial Study will not be prepared, pursuant to CEQA Guidelines Section 15060 (d), which states if a lead agency can determine an EIR will be clearly required for a project, the agency may skip further initial review and begin work directly on the EIR.

The Draft NOP will be provided to the City for review.

De Novo will revise the NOP, providing the City with a
Second Draft NOP with revisions in tracked changes for
ease of review. Upon acceptance by the City, De Novo will finalize the NOP for public distribution. This task includes filing the NOP with the County Clerk, State Clearinghouse through the CEQASubmit portal, and mailing the NOP to
a City-approved Distribution List. We will coordinate with City staff to prepare the newspaper notice; our work pro- gram assumes the City will coordinate publication of the notice. Comments received in response to the NOP will
be evaluated during the preparation of the EIR.

6.1.2 Scoping Meeting (DN)
The project will require a public scoping meeting, to
be scheduled during the NOP public review period. De
Novo will prepare presentation materials and facilitate the meeting. The scoping meeting will include an over-
view of the General Plan Update project and the environ- mental review process, as well as identification of envi- ronmental issues that will be addressed in the EIR. After completion of the scoping meeting De Novo will provide
a summary of environmental issues raised. Additional fol- low-up with agencies, if necessary, will be completed as part of the Administrative Draft EIR preparation.
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26 6.1.3 Native American Consultation (COG)
Cogstone will assist the City with Native American con- sultation as required under both AB 52 and SB 18. Cog-
stone will contact the Native American Heritage Com -
mission (NAHC) to request an SB 18 contact list. and
draft consultation letters notifying the Tribes of the proj- ect and invite comments and consultation with the City.

The letters will be provided to the City for review and sent via certified mail.

Cogstone will assist the City in meeting AB 52 require - ments by drafting consultation letters to those Tribes
that have previously requested notification from the
City regarding projects within the City’s jurisdiction and within the Tribe’s traditional use area. The letters will be provide to the City for review and sent via certified mail.

Cogstone will follow-up two times and send consulta -
tion closing letters to each tribe.

It is important to note that the consultation required un- der both AB 52 and SB 18 is between Tribes and the
City and the City will be responsible for responding to any requests for consultation received from the tribes.

However, De Novo will assist the City with consultation, if such consultation is requested.

6.1 Deliverables:
» One (1) electronic (word and pdf)
Administrative Draft, Revised Draft, and Final
Notice of Preparation
» Up to fifty (50) copies of the NOP to agencies/
interested parties on the City’s distribution list
» Electronic submittal of the NOP to the State
Clearinghouse CEQASubmit Portal
» Filing of the NOP at the County Clerk
» Facilitation of one (1) Scoping Meeting and
summary notes
» One (1) electronic (word and pdf) of Draft and
Final AB 52 and SB 18 consultation letters
» Final AB 52 and SB 18 consultation letters sent
via certified mail

6.2 PREPARATION OF THE ADMIN DRAFT EIR (DN)
The Draft EIR will be a Program EIR prepared consistent with the requirements of CEQA, the CEQA Guidelines,
and relevant case law. The Draft EIR will be a readable, useful document that can be used to streamline review
of future planning, infrastructure, and development proj- ects that are consistent with the General Plan.

We will rely on the content developed for the Existing
Conditions Report (ECR) when preparing the Draft EIR.

In particular, the Existing Setting and Regulatory Frame- work for each topic area will be discussed in the ECR and then integrated in the Draft EIR as appropriate in Sec - tion 3: Environmental Setting, Impacts, and Mitigation
Measures (described below). This streamlined approach
ensures consistency across documents, maintains an
expeditious project schedule, and reduced costs asso -
ciated with development of the EIR. The Draft EIR will
consist of the sections described below.

Executive Summary
This section will summarize the characteristics of the
General Plan and Zoning Ordinance Update, describe ar-
eas of controversy, and provide a concise summary ma-
trix of the project’s environmental impacts and associat- ed mitigation measures as required under State CEQA
Guidelines Section 15123. The matrix will also identify proposed General Plan Update policies and actions that
provide mitigation of identified environmental impacts.

Alternatives to the proposed project will be summarized and the environmentally superior alternative will be
identified.

Section 1: Introduction
This section of the Draft EIR will provide an introduction and overview describing the intended use of the EIR and the review and certification process. This section will de- scribe the purpose of the EIR, identify CEQA Guidelines and Public Resources Code requirements for a Program
EIR, and describe how the Program EIR can be used to
streamline environmental review of subsequent projects.

Section 2: Project Description
This section of the Draft EIR will be consistent with the requirements of State CEQA Guidelines Section 15124
and will provide a detailed description of the General
Plan Update appropriate for the programmatic analy -
sis of environmental impacts. This section will describe 1 2
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Laguna Niguel: General Plan Update and Environmental Impact Report project components (e.g., land use map, policies/actions, phasing of the project, etc.), development potential as- sociated with implementation of the General Plan Up -
date and provide clear identification of what would be
defined as a “subsequent project” under the General
Plan Update. The City’s objectives for the project will be described. In addition, graphics illustrating the pro - posed project and a description of anticipated actions
associated with the project will be provided. The Project Description will support the anticipated development
intensity and land uses envisioned for the General Plan Update, and will provide flexibility regarding the evalua- tion of subsequent projects.

Section 3: Environmental Setting, Impacts, and Miti-
gation Measures
This section will provide the baseline setting, general assumptions, and environmental analysis used in de -
termining the environmental effects of the project. This chapter will include an introductory section providing
details on the “baseline conditions” assumptions for the analysis, land use forecasts for residential and non-res - idential uses, level of detail of programmatic analysis, consideration of key components of the project (e.g., lo- cation of future growth, continued highest and best use of resources, conservation of natural resources, circula - tion system modifications, risks associated with seismic and soil contamination hazards), and definition of the
cumulative setting (e.g., geographic extent) and impact analysis. This chapter will also describe how direct and indirect environmental impacts are addressed associ -
ated with implementation of the General Plan Update
and the multiple actions that may occur associated with its implementation (e.g., adoption of infrastructure mas- ter plans, update of CIPs, public service improvements, zoning ordinance updates).

Population, housing units, and non-residential uses, in- cluding employment, will be projected for the City un-
der buildout conditions. The Draft EIR will analyze im - pacts associated with buildout conditions. This chapter will describe the basis of and approach to the impact
analysis in the Draft EIR.

The EIR will evaluate each of the following environmen- tal issues in detail, consistent with Appendix G of the CEQA Guidelines:
» Aesthetics and Visual Resources
» Agricultural and Forest Resources
» Air Quality
» Biological Resources
» Cultural and Tribal Resources
» Energy
» Geology, Soils, and Seismicity
» Greenhouse Gas Emissions
» Hazards and Hazardous Materials
» Hydrology and Water Quality
» Land Use and Planning
» Mineral and Energy Resources
» Noise
» Population, Housing, and Employment
» Public Services
» Recreation, Parks, and Open Space
» Transportation and Circulation
» Utilities and Service Systems
» Wildfires
For each issue area, we will discuss in detail the exist - ing setting (based on the information provided in the
Existing Conditions Report), regulatory framework, and
impacts and mitigation measures. De Novo will work
closely with City staff on crafting mitigation measure
language and timing that is appropriate for inclusion in the General Plan Update and is suitable for use in the
typical development review process.

Section 4: Cumulative Impacts
De Novo will assess the impacts of General Plan imple-
mentation in combination with other known, approved,
or reasonably foreseeable development activity in the
region. This analysis will be performed consistent with State CEQA Guidelines and be based on local and re -
gional development forecasts. A table summarizing
projected regional growth will be provided. A clear cu - mulative setting for each environmental topic will be de- scribed in the Draft EIR.

The cumulative analysis will address each topic covered in the environmental analysis (e.g., water supply, traffic, biological resources, etc.) and will identify appropriate mitigation measures for any significant impacts identi- 1 2
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28 fied. The potential for the project to induce growth, ei - ther through designation of land for growth, extension of services and infrastructure, or other project characteris- tics that may encourage and facilitate growth in the area, will be evaluated.

Section 5: Other CEQA Requirements
This section will address other topics required by CEQA including significant irreversible environmental effects, a summary of significant and unavoidable impacts of the
project, identification of environmental areas that would have no or less than significant impact, and an evalu - ation of the project related to each of the mandatory
findings of significance identified in Section 15065 of the CEQA Guidelines.

Section 6: Alternatives Analysis
De Novo will coordinate with City staff in the develop - ment of up to three alternatives to the proposed project, including the CEQA-required No Project Alternative. The alternatives analysis in the Draft EIR will focus on alter - natives that avoid or minimize environmental effects as compared to the proposed General Plan Update and
may result from development of the land use alterna -
tives. These alternatives will be described qualitatively and quantitatively, and contrasted with the proposed
project in terms of the extent that the alternatives can achieve project objectives or reduce adverse impacts.

This analysis will be presented in a separate section of the EIR and will include a comparative matrix of the al- ternatives to the proposed project based on the signif - icant environmental effects identified in the Draft EIR.

Based on this analysis, the environmentally superior al- ternative will be identified as required by CEQA.

Section 7: Report Preparers and References
This section will identify all persons assisting in the preparation of the EIR and referenced agencies/mate -
rials.

6.2 Deliverables:
» One (1) electronic copy of the Administrative
Draft EIR prepared in Microsoft Word and PDF
» One (1) electronic copy of the complete
Administrative Draft EIR Appendices
» One (1) electronic copy of the Revised (Second)
Administrative Draft with incorporation of City
comments in track changes

6.3 PREPARATION OF THE DRAFT EIR (DN)
A Screencheck Draft EIR will be provided to City staff
with all revisions made in track changes to assist in re - view of the document. De Novo will respond to a second
review of the Draft EIR. Upon approval, De Novo will pre- pare the Draft EIR for the required 45-day public review period. In addition, the Notice of Completion (NOC) and Notice of Availability (NOA) will be prepared. This task includes filing the NOA at the County Clerk and submit- ting the NOC, NOC, Draft EIR and Appendices to the
State Clearinghouse through the CEQASubmit portal.

De Novo will mail the NOA/NOC to the City-approved
Distribution List. We will coordinate with City staff to pre- pare and publish the newspaper notice. Our budget in-
cludes the County Clerk filing fee.

6.3 Deliverables:
» One (1) electronic copy of the Revised (Second)
Administrative Draft with incorporation of City
comments in track changes
» One (1) electronic copy of the complete
Revised (Second) Administrative Draft EIR
Appendices
» One (1) electronic copy of the Public Review
Draft EIR prepared in Microsoft Word and
Exhibits (jpeg or pdf file format, as requested
by City Staff)
» Three (3) bound hardcopies of the Public
Review Draft EIR (with Draft document and
Technical Appendices on USB provided with
each hardcopy)
» One (1) electronic copy of the Notice of
Availability (NOA)
» Up to fifty (50) copies of the NOA to the City's
distribution list
» Electronic submittal of the Public Review Draft
EIR and Technical Appendices, NOC, and NOA
to the State Clearinghouse CEQASubmit portal
» Filing of NOA at the County Clerk
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6.4 FINAL EIR AND MMRP (DN)
At the conclusion of the Draft EIR public review period, the De Novo team will respond to written comments
received by the City. Upon completion, copies of the Ad- ministrative Final EIR will be forwarded to the City for review. The Final EIR document, which will be separately bound, will include the comment letters, responses, and revisions to the Draft (text to be revised will be shown as an excerpt demarcated with underline for new text and
strikethrough for deleted text).

At this time, the extent of public and agency comments
that will result from the review process is unknown. This task assumes a maximum budget of staff time for the
preparation of responses by the De Novo team. Should
the level of comments and responses exceed our bud-
geted estimate, De Novo will submit additional funding
requests to the City. The scope of work does not assume supplemental technical studies or extensive additional
analysis will be required to provide responses to com - ments. If it is determined that supplemental technical
studies or additional analysis are needed, De Novo will work with the City to determine the associated scope of work and additional funding necessary.

We assume one round of City review of the Administra-
tive Final EIR and one round of City review of the Screen- check Final EIR prior to public release.

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

CEQA Findings of Fact/Statement of Overriding Consid-
erations (Findings) will be prepared that identify each potentially significant and significant impact, describe mitigation for the impact, and the resultant level of sig- nificance after mitigation. The Findings will identify each alternative and, if the alternative was not selected as the proposed project, identify why the alternative was not
feasible and considerations for not selecting the alter - native. For each significant and unavoidable impact, the Findings will identify economic, legal, social, technical, or other defensible reasons why the project should be
approved in light of the significant effects of the project.

6.4 Deliverables:
» One (1) electronic copy of the Administrative
Draft, Second Administrative Draft and Final
Responses to Comments
» One (1) electronic copy of the Administrative
Draft, Second Administrative Draft and Final
Mitigation Monitoring and Reporting Program
» One (1) electronic copy and three (3)
hardcopies of the Final EIR (Final Responses to
Comments, and Errata, if necessary)
» One (1) electronic copy and three (3)
hardcopies of the Final EIR Mitigation
Monitoring Program
» One (1) electronic copy of the Draft and Final
Findings
TASK 6.5 NOTICE OF DETERMINATION
De Novo will prepare and file a Notice of Determination (NOD) with the County Clerk and State Clearinghouse
within five days of EIR certification. Our budget includes the filing fees for the County Clerk; however, any appli - cable California Department of Fish and Wildlife (CDFW) fees are excluded.

6.5 Deliverables:
» One (1) electronic copy of the Notice of
Determination
» Filing of the NOD at the County Clerk and State
Clearinghouse
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30 PHASE 7: HEARINGS, MEETINGS, AND
EVENTS
The proposal includes the following hearings, meetings, and events:
» 1 internal kick-off meeting with City staff (Task 2.1) » Twice monthly checking/coordination meetings
with City staff, with an appropriate mix of in-person
meetings and conference calls (Task 1.1)
» 6 community meetings/events (Task 3.5)
» 1 CEQA Scoping meeting (Task 6.1.2)
» 8 briefings/workshops (Task 7.1)
» 4 Planning Commission and/or City Council public
hearings (Task 7.2)

7.1 BRIEFINGS/WORKSHOPS (DN, EPS)
Throughout the process it will be necessary to provide
information and receive feedback from the, City Coun-
cil and/or other advisory bodies on a number of topics, including the Vision Plan and Draft Proposed Land Use
Plan. We recommend hosting briefings/workshops with
each body during their regularly scheduled meetings to
discuss these topics. We anticipate holding up to eight briefings and/or workshops during the course of the proj- ect.

7.1 Deliverables:
» Facilitation of up to eight (8) briefings and/or
workshops

7.2 PUBLIC HEARINGS (DN, EPS, FP)
At the conclusion of the project, it will also be neces - sary to present the project to the Planning Commission
and City Council for their respective review and approval during a series of public hearings. We anticipate holding up to four public hearings between the Planning Com-
mission and the City Council as part of the project’s re- view and approval process.

7.2 Deliverables:
» Facilitation of four (4) public hearings with
Planning Commission and/or City Council (with
attendance by Fehr & Peers and EPS at two
public hearings)
PHASE 8: ZONING CODE AND MAP

CONSISTENCY RECOMMENDATIONS

8.1 SUMMARY OF ZONING AMENDMENT RECOMMEN-

DATIONS
We anticipate that the General Plan will include specific actions directing the City to amend the Zoning Code
and Map in order to implement the General Plan and
create consistency with the Plan goals, policies, and pro- grams. De Novo has recently completed the required
zoning code and zoning map amendments to create
consistency with the recently updated General Plans
for other clients in Orange County, including Lake Forest and Westminster, and recently completed the Envision
San Jacinto project, which included an update to the
General Plan and concurrent implementation of the
General Plan through an update to the Development
Code and Zoning Map.

Our team will prepare recommendations for Zoning
Code and Map amendments and deliver these recom -
mendations to the City in a summary matrix listing is - sues that require attention, a list of next steps, and po - tential zoning map amendments.

8.1 Deliverables:
» Administrative Draft and Final Summary
Report of Zoning Amendment
Recommendations
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31 De Novo Planning Group
Schedule: Laguna Niguel General Plan Update and EIR
2023 2024 2025
Task Time from Kickoff
(two-week increments)
Phase 1: Project Management and Coordination

1.1: Meetings with City Staff 672

1.2: Project Administration 672
Phase 2: Project Initiation

2.1: Kick-off Meeting and Tour 14

2.2: Base Mapping 42

2.3: General Plan Evaluation 56

2.4: Existing Conditions Report 112

2.5: Opportunities and Challenges Report 168
Phase 3: Public Engagement

3.1: Community Outreach Program 42

3.2: Graphic Identity Template 56

3.3: Website and Online Surveys 336 SUR1 SUR2

3.4: Educational Materials and Announcements 672

3.5: Visioning Workshops and Open Houses 560 VW1 VW2 VW3 OH1 OH2 OH3

3.6: Focus Group Meetings 252

3.7: Every Door Direct Mailer 84

3.8: General Plan Video 84

3.9: Vision Plan Document 210
Phase 4: Technical Studies

4.1: Cultural and Paleontological Resources Assessment Report 112

4.2: Infrastructure Background and Analysis Report 112

4.3: Noise and Vibration Impact Study 406

4.4: Transportation Impact Analysis 378

4.5: Air Quality/GHG Study 406
Phase 5: General Plan Update

5.1: Preparation of Proposed Land Use Plan 308

5.2: General Plan Framework 266

5.3: Administrative Draft General Plan 336

5.4: Screencheck Draft General Plan 378

5.5: Public Review Draft General Plan 420

5.6: Final General Plan 672
Phase 6: Environmental Impact Report

6.1: EIR Notice of Preparation and Scoping

6.1.1: Notice of Preparation 336

6.1.2: Scoping Meeting 336

6.1.3: Native American Consultation 392

6.2: Preparation of Administrative Draft EIR 504

6.3: Preparation of Draft EIR 574

6.4: Final Environmental Impact Report and MMRP 616

6.5: Notice of Determination 672
Phase 7: Hearings, Meetings, and Events

7.1: Briefings/Workshops 294

7.2: Public Hearings 672
Phase 8: Zoning Code and Map Consistency Recommendations

8.1: Summary of Zoning Amendment Recommendations 560
De Novo Work City Review Public Review PC or CC Workshops/Hearings May June July Aug SepDec Jan Feb Mar AprJuly Aug Sep Oct Nov Oct Nov Dec Jan Feb Mar Apr May June This page intentionally left blank.

EXPERIENCE
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35 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report

4. EXPERIENCE
De Novo Planning Group is a land use and environmental planning firm specializing in community planning, environmental studies, design, and development services. Founded in 2008 in the greater Sacramento area, De Novo opened an office in Orange County in 2017—led by Principal Amanda Tropiano—to serve southern California clients. The firm’s princi- pal-level staff have successfully completed over 400 projects consisting of comprehensive general plans, visioning plans, specific plans, housing elements, environmental impact reports, negative declarations, initial studies, NEPA analyses, climate action plans, biological assessments, wetland delineations, and development projects throughout California.

As part of essentially all of our long-range planning projects, De Novo designs and implements community engagement programs.

OUR MISSION
Our mission is to provide municipal and private sector clients with world- class professional services, through principal-level attention to every proj- ect. We pride ourselves on our ability to work with clients to balance their economic, social, environmental, legal, and political goals. Our services result in an integrated planning and environmental solution for every project that is technically sound, cost effective and delivered within the client's schedule.

OUR PHILOSOPHY
Our philosophy is to proactively plan and design projects in such a way that public and environmental concerns are addressed and accommo- dated early in the process. We strongly believe in the use of local knowl- edge for developing sensible and cost-effective solutions to local con - cerns. Our solutions integrate local knowledge with the best available resources to achieve recognized national and international standards for planning and environmental management, to achieve a balance in local economic, social, and environmental goals. De Novo Planning Group is dedicated to fostering a partnership with each agency we serve, through listening to the community and stakeholders and reflecting the ideas and concerns we hear in the approach developed for each project.

OUR TEAM
The work program will be led out of our southern California office located in the City of Tustin. De Novo is a California S-Corporation and has 18 full- time staff, including four Principals, three Principal Planners, four Senior Planners, and a team of technical associates. We provide personal service to all of our clients and are committed to exceeding your expectations on all components of the work plan.
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DE NOVO SERVICE AREAS
Community Planning
» General Plans
» Visioning Plans
» Housing Elements
» Specific Plans
» Zoning Codes
» Public Facilitation
» Grant Writing
» Project Management
» Application Processing
» Project Review/Peer Review
Environmental Studies
» CEQA Compliance
» NEPA Compliance
» Biological Studies
» Agricultural Studies
» Air Quality Studies
» Climate Action Plans
» Sustainability Planning
» Mitigation Monitoring
» Permitting
Design
» Land Use Plans
» Subdivision Layouts
» Site Planning
» Design Guidelines
Development
» Feasibility Studies
» Due Diligence Packages
» Competition Analyses
» Cost Estimate
36 AN EXPERIENCED PROJECT TEAM
The De Novo Planning Group team represents a full-service team of city planning and subject-matter experts capa- ble of providing all services requested by the City of Laguna Niguel. We recognize and appreciate the tremendous commitment you are making to this program; the impacts to your time and financial resources are real and signifi- cant and it is our goal to work with you on an innovative program that results in an implementation-oriented plan.

We will closely coordinate with City Staff and will provide principal-level attention to every step of the process while adhering to the project schedule and budget.

Located in the heart of South Orange County, Laguna Niguel—with 64,000 residents and 11,000 jobs—is a unique community with special opportunities and challenges best addressed by a team with experience working in commu- nities facing similar issues. Below is a list of De Novo Planning Group's General Plan Update experience over just the past five years (2018-2023) with identification of our relevant team members.

As planning practitioners, we truly see ourselves as your community's "scribes". Every General Plan Update that we un- dertake is specifically tailored to the community we are working in, from developing an appropriate project approach, assembling the best team of subconsultants, listening to and learning from the community, implementing the work plan, and delivering the products. It is our job to guide you and the community through this complicated process while being mindful of local issues, opportunities, and preferences. 1 2
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Sample Relevant Project Experience
Jurisdiction Size (sq mi) Population Jobs Jobs/Pop Ratio Team Members Brentwood General Plan and EIR 14.9 52,000 10,000 0.19 DN Campbell General Plan, CAP, and EIR 5.9 40,000 25,000 0.63 DN, F&P Glendale General Plan and EIR 30.5 203,000 84,000 0.41 DN, EPS, MD Indian Wells General Plan and EIR 14.5 5,400 3,390 0.62 DN, K&W, EPS, MD, COG La Verne General Plan and EIR 8.5 33,000 10,000 0.30 DN, EPS, COG Lake Forest General Plan and EIR 16.7 77,000 35,000 0.45 DN, EPS, COG Lathrop General Plan and EIR 23.0 18,000 6,800 0.37 DN, F&P Lawndale General Plan, Hawthorne
Specific Plan, and EIR 2.0 33,000 4,300 0.13 DN, EPS, MD Manteca General Plan and EIR 20.6 75,000 15,000 0.20 DN, F&P Milpitas General Plan and EIR 13.6 67,000 44,000 0.66 DN Pittsburg General Plan and EIR 19.5 70,000 13,000 0.19 DN Rancho Santa Margarita General Plan,
LHMP, EIR and Housing and Safety
Elements

12.94 48,000 14,250 0.29 ** / DN
San Jacinto General Plan, Zoning
Update, and EIR 26.0 48,000 6,300 0.13 DN, K&W, EPS, MD San Marcos General Plan, Zoning
Update, and EIR 24.4 96,000 28,600 0.30 DN, K&W, EPS, MD, COG Sebastopol General Plan and EIR 1.8 7,700 3,900 0.50 DN Westminster General Plan and EIR and
Rezoning Program 10.0 92,000 20,000 0.22 * / DN, EPS
* Prepared while De Novo Principal Amanda Tropiano was employed at another planning firm. ** Prepared while De Novo Principal Planner Starla Barker was employed at another planning firm.

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PROJECT CONTROLS
Our project team is fully committed to implementing an
effective and efficient work program and bringing the
project forward for adoption within 24 months. We thrive under deadlines, and we have a track record of meeting
or exceeding our project schedules. Our use of Princi - pal-level staff throughout all stages of the project allows us to work quickly, efficiently, and produce preliminary draft documents of superior quality. Our project manag- ers take a very active and hands-on role, and we diligently manage our team and coordinate with City staff to en-
sure that all parties are continuously aware of pending deadlines, outstanding tasks, and draft work products
that will require staff review.

We take tremendous pride in our ability to adhere to our project budgets. Our project managers are also princi - pals and senior managers of the firm, and to this end,
we have the authority to take any steps necessary to en- sure that our projects remain on budget. We manage
our project budgets using sophisticated budget tracking software and all members of the team log and record
hours-worked by task to provide a transparent account-
ing process. Project Manager and Principal Amanda Tro-
piano will manage all monthly billing reports and will
provide the City with a corresponding monthly status
report identify work completed, upcoming work efforts,
and outstanding action items.

We strongly encourage the City to call every one of our references and specifically inquire about the extraordi- nary steps we take to ensure we do not modify or ex -
ceed our budgets.

QUALITY ASSURANCE/QUALITY

CONTROL (QA/QC)
Coordinating closely with City staff, De Novo’s manage- ment team will ensure that our deliverables address reg- ulatory requirements and are completed in a timely and
professional manner. Our internal quality control review includes review of our documents by a Principal Planner and Technical Editor.

The first stage of review includes verification of the
technical adequacy of the analysis, that the document
addresses the format and content requirements of the
client, technical information, and that all components of the project are correct. This review is intended to ensure document accuracy as well as consistency between
policy documents. The second stage of review involves
senior staff not directly involved in the project to provide a clean set of eyes and encompasses all sections of the document. The final stage of the review focuses on
grammar, spelling, and the internal consistency of the
document. This review also ensures that the document
is written in a clear and understandable manner.

PUBLIC INPUT PROCESS
With in-house community engagement expertise, De
Novo is able to effectively and efficiently manage the en- tire work program, collaborate with public engagement
specialists, and connect outreach efforts to actionable public policy work programs. De Novo and Kearns & West
regularly partner on General Plan projects to deliver the highest level of customer service to our clients. This part- nership results in more innovative and organized work
programs than utilizing one firm with one way of think- ing; De Novo and Kearns & West challenge each other to
bring the best ideas to the table, think through the pros and cons of various opportunities, and support one an-
other and the client.

Our past experience preparing long-range policy docu-
ments has taught us that a key to a successful project
is extensive and consistent community and city leader-
ship involvement. However, the process of working with
a group of diverse interests can be challenging, it may be difficult to reach consensus on all issues, and there may be challenges associated with generating public interest and involvement in the process.

We have designed a creative and strategic community
engagement program that maximizes the use of tech-
nology to engage people more quickly and at lower costs than traditional methods. We continually look for oppor- tunities to enhance the experience and are willing and
able to adapt quickly during the project to customize our approach, implement new effective tools, and reflect les- sons learned.

When a program doesn't go as-planned or produce the
expected results, the De Novo team seeks to identify the underlying challenge and address it head-on. Our work
program is intended to help the City achieve the level of engagement that must be present in this process in or-
der to prepare meaningful policy documents.
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OUR COMMITMENT TO IMPLEMENTATION
When preparing General Plans, our entire team carefully considers how the Vision, Goals, and Policies therein can be implemented by the local agency post-adoption. Our team brings to the table experience working as City staff which gives us special insight into how General Plans are implemented on a day-to-day basis. Additionally, our team has prepared specific plans, financing strategies, and environmental documents for private projects allowing us to see first-hand how the development industry interprets and responds to General Plan direction. To highlight the success of our approach, three General Plans projects and an example of their implementation are provided below.

WESTMINSTER GENERAL PLAN UPDATE AND EIR
General Plan Considerations
» Mobile home owner concerns
» New mixed-use designations
» Density and intensity
» Placemaking/identity
» Trilingual outreach
» Unincorporated county islands
» Traffic mitigation measures
» Implementation plan
Implementation
Approved in June 2018, the
Bolsa Row project will bring a
dynamic, mixed use complex
to Little Saigon, implementing
the City's new MU-Little Saigon
General Plan land use designa-
tion. The project includes: 200
apartments, a hotel, a banquet
facility, and about 45,000 square
feet of retail,

BRENTWOOD GENERAL PLAN UPDATE AND EIR
General Plan Considerations
» Open space preservation
» Agricultural uses
» Regional transportation
» General Plan implementation
» Transit planning
» Job creation
» Jobs/housing balance
» Economic development
Implementation
De Novo prepared the City's Pri-
ority Area 1 Specific Plan, crafted
to facilitate the development
of a high-quality jobs center
complimented by high density
residential development and a
transit village, centered around
an emerging multi-modal transit
station. The foundation for the
SP was established in the GPU.

LAKE FOREST GENERAL PLAN UPDATE AND EIR
General Plan Considerations
» Stakeholder engagement
» Community support
» Identification of infill opportunities
» Analysis of market trends
» Role of technology in planning
» Target areas for focused City
attention and funding
» Future project streamlining
Implementation
The 2040 Lake Forest General
Plan has launched several im-
plementation actions, including
a Neighborhood Improvement
Study with funding allocated
to implementing local neigh-
borhood improvement actions
in southwest Lake Forest, new
mixed-use zoning, and updated
capital improvement plans.

Community Vision
January 2019
www.lakeforest.generalplan.org
De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report 39 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report

REFERENCES
Please contact our references to hear first-hand our commitment to our clients and their budgets and schedules. For each project we pursue, we carefully evaluate our staffing resources and availability to ensure that our team can be fully dedicated to the work effort. We completed this level of review and analysis for these projects and are confident that our existing staff have sufficient time to dedicate to the City of Laguna Niguel. Project profiles for the references listed below, and other relevant projects, are provided on the following pages.

City of Lake Forest
General Plan Update, EIR, Housing Element, Safety Element Gayle Ackerman, Director of Development Services
949-461-3463 | [email protected]
100 Civic Center Dr., Lake Forest, CA 92630
De Novo Project Manager: Tropiano
Consultant Team Members: EPS, COG
Kirby St
Ramona Expy
SobobaRd
M
ountain
Ave
Ramona Expy
RamonaExpy
Ave
SobobaRd
State St
Palm
Washington Ave
Cottonwood Ave
Esplanade Ave
Soboba Rd
StateSt
Menlo Ave
Hewitt St
Park Ave
RamonaExpy
Main St
Commonwealth Ave
Lyon Ave
Cawston Ave
de Anza Dr
7th St
Ramona Blvd
Camino los Banos
7th St
Record Rd
Odell Ave
Sanderson Ave
Deegan St
Young St
PotterRd
Warren Rd
Ramona Expy
Lake ParkDr
UV79
Palm Ave
Columbia St
Kirby St
Gilman Springs Rd
State StLyon Ave
Sanderson Ave Oakland Ave
UV79
UV79

CITY OF SAN JACINTO

GENERAL PLAN UPDATE
Figure 1.3.

Existing Land Use Map

H E M E T

B E A U M O N T
P
0 1½
Miles
SanJacinto River
SanJacintoRiver
Legend
City of San Jacinto
San Jacinto Sphere of Influence
Neighboring City
Existing Land Use
AG-NP - Agricultural-Non-Preserved
AG-P - Agricultural-Preserved
C - Commercial
ED - Educational
OS - Open Space
PF - Public Facility
R-SF - Residential-Single Family
R-MF - Residential-Multi-Family
R-MH - Residential-Mobile Home
RW - Right of Way
VAC - Vacant Lands
Sources: Riverside County; City of San Jacinto; Google Maps. Map date: March 7, 2019.

City of Rancho Santa Margarita 2021-2029
Housing Element Update
Some key features of the
Housing Element include:

Demographic and housing
characteristics
An assessment of fair
housing
An evaluation of housing
constraints and existing
resources
An analysis of potential
sites appropriate for new
housing
An evaluation of existing
policies and programs
Development of policies
and programs to support
housing production
The Housing Element
is a policy document
that identifies
goals, policies, and
programs that the
City uses to direct
and guide actions
related to housing.

The City of Rancho Santa Margarita is in the process of preparing the 2021-2029 Housing Element. This Fact Sheet is intended to answer commonly asked questions, provide information about the update process, and let you know how to get involved.

What is a Housing Element?
The Housing Element is a section of the City’s General Plan that looks at housing needs and conditions within Rancho Santa Margarita. It is a policy document that identifies goals, policies, and programs that the City uses to direct and guide actions related to housing.

Why is the City updating its Housing Element?
Each city and county in California is required to have a Housing Element and update it at least every eight years. Updating the Housing Element gives the City a clear picture of housing-related issues such as: housing supply and demand, the types of housing available within the City, housing affordability, and homelessness.

Once the Housing Element is updated, it must be approved by the California Department of Housing and Community Development (HCD). Updating the Housing Element will ensure that the City meets State requirements, and makes Rancho Santa Margarita eligible for State grants and other funding resources. It will also give our elected and appointed officials clear guidance on housing issues facing Rancho Santa Margarita.
www.cityofrsm.org Wendy Starks, Principal Planner | [email protected]

DE NOVO PLANNING GROUP REFERENCES
* Please note that the General Plan and EIR portions of these projects were managed by De Novo staff while employed at other planning firms. 1 2
3 4
5 6
7 A
City of San Jacinto
General Plan Update, Housing Element, Zoning, EIR
Travis Randal, Assistant City Manager
951-654-7337 x 400 | [email protected]
595 S. San Jacinto Ave, San Jacinto, CA 92583
De Novo Project Manager: Tropiano
Consultant Team Members: K&W, EPS, MD
City of Westminster*
General Plan Update and EIR, Housing Element, Rezoning Program Steven Ratkay AICP, Planning Manager
714-548-3484 | [email protected]
8200 Westminster Blvd., Westminster CA 92683
De Novo Project Manager: Tropiano
Consultant Team Members: F&P, COG, EPS, FUS
City of Rancho Santa Margarita*
General Plan Update and EIR, Housing Element, Safety Element Cheryl Kuta, Director of Development Services
949-635-1800 x6707 | [email protected]
22112 El Paseo, Rancho Santa Margarita, CA 92688
De Novo Project Managers: Barker (GP, EIR, LHMP), Tropiano (HE, SE) City of San Marcos
General Plan Update, Zoning, Housing Element Implementation, EIR Beth Herzog, Administrative Services Manager
760-744-1050 x 3280 | [email protected]
1 Civic Center Drive, San Marcos, CA, 92069
De Novo Project Manager: Tropiano
Consultant Team Members: K&W, EPS, MD
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Laguna Niguel: General Plan Update and Environmental Impact Report

GENERAL PLAN UPDATE, EIR, HOUSING ELEMENT, AND SAFETY ELEMENT City of Lake Forest
De Novo Planning Group prepared the City of Lake Forest General Plan Update. Three years after the City incorpo- rated in 1991, Lake Forest adopted its first General Plan to help guide the City’s physical development. Since then, the City has undergone a number of significant changes including the annexations of Portola Hills and Foothill Ranch, the closure of the El Toro Marine Corps Base, and the launch of the Opportunities Study Area. De Novo served as the Prime Consultant and directly managed a robust community engagement program including one- one-one interviews, community open houses, visioning workshops, General Plan Advisory Committee meetings, online surveys and feedback tools, and social media campaign. The new General Plan is based on the communi- ty's vision and values and will guide the long-term growth and development in Lake Forest for the next 20 years.

A key component of the work program is establishing a range of contemporary technical studies with updated data on which to base future decisions. The project includes a branding program and outreach materials. Three Visioning Workshops were hosted for the community throughout the summer of 2018 to understand community priorities and values related to a long-term vision statement, land use and community character, and mobility.

In particular, the City is looking at how new technologies will impact best planning practices over the life of the General Plan and how to develop a plan, policies, and programs which will respond to new technologies as they emerge.

The City also formed a General Plan Advisory Committee which met ten times. De Novo Planning Group served as the Chair of the GPAC and facilitated the conversation with key community members and representatives to ensure that the new General Plan accurately reflects community values.

Date Range: 2018-2020
Key Considerations
» Cohesive community identify
» Traffic and parking
» New technologies
» Regional access and
amenities
» Housing
» Air quality
» Outreach to stakeholders
» Coordination with employers
» Branding
HELP SHAPE...
...THE FUTURE OF LAKE FOREST

GET INVOLVED
WORKSHOP #1
Wednesday, May 16th
6:30 PM to 8:00 PM
Lake Forest City Hall
25550 Commercentre Dr.

T opic: Vision and Values
WORKSHOP #2
Wednesday, June 13th
6:30 PM to 8:00 PM
Lake Forest City Hall
25550 Commercentre Dr.

T opic: T ransportation and
Mobility
WORKSHOP #3
Wednesday, July 11th
6:30 PM to 8:00 PM
Lake Forest City Hall
25550 Commercentre Dr.

T opic: Land Use and
Community Designwww.LakeForest.GeneralPlan.org

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GENERAL PLAN UPDATE, FOCUSED ZONING CODE UPDATE, AND EIR City of San Jacinto
De Novo Planning Group led a group of consultants to work with the City of San Jacinto to prepare a comprehensive update to the City’s General Plan and the corresponding EIR, as well as a focused update to its Zoning Ordinance, and Cultural Landscape Study. Integrating innovative engagement techniques and creative communication methods are key to this important project in San Jacinto. Like the rest of the Inland Empire, the City of San Jacinto is experiencing changes to who lives, works, and visits the community. Its residents are more diverse than ever; its population is get- ting older, but relatively affordable home prices and new development in the Downtown (spurred by the forthcoming Downtown Specific Plan) will attract new residents to this charming community. People who call San Jacinto home celebrate the City's history and culture and are proud of its special place in the Inland Empire.

Building off the excitement of Envision San Jacinto's Go Human event, the City's General Plan Update continued to en- gage a wide range of community members and key stakeholders through traditional in-person and online outreach strategies. As part of our elevated work program, De Novo prepared a brief 3-minute video celebrating the history of San Jacinto and describing how the City is preparing for its future by updating its General Plan. The team is also meeting with key stakeholders in a series of focus groups to discuss important issues in San Jacinto, including housing opportunities, economic development, cultural and historic resources, and farmworker issues. Kearns & West prepared and released a bilingual direct mailer to every address in San Jacinto; this represented the first time the method was used in San Jacinto, and resulted in the highest levels of engagement the City had ever experienced.

Based on information gathered from the community, the team was able to assemble a new land use plan that ex- pands the range of housing and business development opportunities throughout the City. This involved a process of direct property owner engagement, as well as review by the Planning Commission and City Council. De Novo imple- mented the General Plan through an update to the Zoning Code, including Housing Element Implementation.

Date Range: 2018-Ongoing
Key Considerations
» Economic development
» Climate planning
» Downtown revitalization
» Multilingual engagement
» Use of technology
» Implementation actions
» Financing strategy
2Envision San Jacinto 2040 | General Plan Update Visioning Workshops Summary

WHAT WE HEARD
15,000+
households
info shared with
130
people
engaged over
Spanish
& English
participation
What words would describe San Jacinto in 2040?
workshop

VALUES, ISSUES,
AND OPPORTUNITIES 1
workshop
TRANSPORTATION 2
workshop

LAND USE
AND HOUSING 3
How We Spread the Word:
• Facebook
• Instagram
• NextDoor
• Emails
• Direct Mailer

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Laguna Niguel: General Plan Update and Environmental Impact Report

GENERAL PLAN, EIR, ZONING CODE UPDATE, HOUSING ELEMENT, AND CEQA City of Westminster
The City of Westminster comprehensively updated its General Plan in 2016. As part of the General Plan Update, the City established new mixed-use land use designations to guide future development throughout the City.

De Novo Planning Group is in the process of assisting the City with a comprehensive update to its Zoning Code, including text and map amendments necessary to create consistency with the General Plan. As part of the first phase of work (Phase A), which was completed in late 2022, De Novo Planning Group prepared new development standards for mixed-use development including graphic renderings of objective design standards. This effort was also customized to implement the program requirements associated with the City’s 2021-2029 Housing Element.

A robust GIS analysis of the City’s General Plan Land Use Map and current Zoning Map was also prepared and the Zoning Map was amended to implement the General Plan’s land use direction.

Phase B of the project will include a comprehensive update to all sections of the Zoning Code beyond those necessary to create consistency with the General Plan. Included in this effort will be an update to the administra- tive procedures, multifamily design standards, allowable uses, and development standards for all residential and commercial zones.

Date Range: 2019-2023
Key Considerations
» Public education
» Trilingual engagement
» Compliance with State
Housing Law
» Streamlined future
development
» Stakeholder involvement

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GENERAL PLAN UPDATE, EIR, LOCAL HAZARD MITIGATION PLAN, HOUSING ELEMENT,

SAFETY ELEMENT
City of Rancho Santa Margarita
While at her previous firm, Starla Barker managed preparation of the City’s General Plan Update and EIR. The Ran- cho Santa Margarita General Plan Update involved updating the City’s environmental baseline conditions; updat- ing the General Plan development projections for the year 2040; and providing new/updated goals and policies to address the community’s vision for future development and growth. The mission of the General Plan Update is to uphold and honor the original Rancho Santa Margarita Planned Community Master Plan; prepare Rancho Santa Margarita for the next 20 years; maintain a balance of land uses; maintain and support quality of life, com- munity satisfaction, and safety for all residents; and update the General Plan to meet new State requirements. A Programmatic EIR was prepared to analyze the impacts associated with implementation of the General Plan. The Program EIR serves as a tiering document for future development activities within the City. Key environmental issues included air quality, biological resources, cultural resources, and greenhouse gas emissions.

De Novo Planning Group prepared the update to the City’s Housing and Safety Elements. As a built-out commu- nity with no vacant land remaining, De Novo worked closely with the City, community members, business owners, and property owners to identify specific parcels in the City where new housing development is most appropriate and acceptable. This deliberate public process resulted in a unanimous decision by the Planning Commission to recommend the Housing Element for adoption and unanimous approval by the City Council. The Housing Ele - ment was certified in September 2022. The work program included preparation of comprehensive Addendum to the Rancho Santa Margarita General Plan Update EIR.

Date Range: 2018-2022
Key Considerations
» Natural hazards
» Celebration of local history
» Public involvement
» Business owner interests
» Branding and messaging
City of Rancho Santa Margarita 2021-2029
Housing Element Update
Some key features of the
Housing Element include:

REGIONAL HOUSING NEEDS ALLOCATION (RHNA)
AND

HOUSING ELEMENT UPDATE

CITY OF RANCHO SANTA MARGARITA
JANUARY 5, 2021

CHERYL KUTA, DEVELOPMENT SERVICES DIRECTOR
[email protected]

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SAN MARCOS GENERAL PLAN UPDATE, FOCUSED ZONING CODE UPDATE, AND EIR City of San Marcos
De Novo Planning Group and Kearns & West are currently working with the City of San Marcos to prepare a com- prehensive update to the City’s General Plan and the corresponding EIR, as well as a focused update to its Zoning Ordinance. Originally launched in 2019, the project was placed on a brief hold as the City addressed issues related to the COVID-19 pandemic. Upon the project's relaunch in mid-2021, De Novo and Kearns & West reengaged the public using a mix of traditional in-person events as well as new online tools. This included facilitating General Plan Advisory Committee meetings in-person some months and virtually other months, preparing and distributing bilingual adver- tisements, sending direct mailers (twice), hosting in-person visioning workshops, and manging multiple online surveys and community briefings.

The project team has assembled a series of land use alternatives and, in mid-2022, is working on a transparent public engagement process to solicit feedback on these ideas and develop a proposed land use map for the General Plan. Al- though this can be a challenging and controversial process, by listening closely to community concerns and property owner requests early-on, the City has the support of the community for these land use alternatives and has confirmed that they represent the vision for the community.

Date Range: 2019-Ongoing
Key Considerations
» Economic development
» Educational institutions
» Congestion
» Affordable housing
» Fire safety
» Environmental justice
» Rural history

OPEN HOUSE INVITATION
Please join us at one of our upcoming open
houses on the Land Use Alternatives Report (to
be released in May 2022).

Please feel free to come and go anytime
during the open house hours.

OPEN HOUSE #1
Wednesday June 8, 2022 | 5-7 p.m.

San Marcos Senior Center
111 Richmar Avenue, San Marcos, CA 92069
OPEN HOUSE #2
Thursday June 9, 2022 | 5-7 p.m.

San Marcos Community Center
3 Civic Center Drive, San Marcos, CA 92069
Open House days, times, and locations are subject to
change based on public health and safety protocols.

Check SanMarcos.GeneralPlan.org prior to each
meeting to confirm this information.

The City of San Marcos is updating its General Plan, including the General Plan Land Use Map. Based on community input, property owner requests, and market trends, the City will prepare a series of “land use alternatives” for public review in May 2022.

Upon release of the Land Use Alternatives Report, we invite the community to provide feedback by attending an in-person open house or completing an online survey. As you evaluate the land use alternatives, consider the following questions:
» How should our City plan to accommodate future growth and development?
» Does the City provide a sufficient range of land use opportunities to accommodate residential choices for persons of different incomes, ages, and needs?
» Do our major employment centers and businesses have adequate room to grow and expand?
» How will changes to the City’s Land Use Map impact
transportation, utilities, financial stability, and other factors? SanMarcos.GeneralPlan.org

GENERAL PLAN

LAND USE ALTERNATIVES
For information about the project, to sign up for e-notifications, and to review work products, please visit:

KEY

PERSONNEL
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5. KEY PERSONNEL
De Novo will be the prime and manage a team with deep experience planning and implementing General Plan Updates. Below is a chart outlining key management personnel. For ease of reference, the following pages include brief biographies for key staff, and resumes for all team members are included in Appendix A.

Amanda Tropiano
Principal-in-Charge | Project Manager

CITY OF LAGUNA NIGUEL
Subconsultant T eam
Ben Ritchie
Strategic Advisor | Principal
De Novo Planning Group
Starla Barker, AICP
CEQA Project Manager | Principal
Planner
Kelly Hickler, AICP
Senior Planner
Erik Anderson
Associate Planner
MD Acoustics
Noise
Mike Dickerson Jr., INCE
Principal
Claire Pincock
Acoustical Consultant
Fehr & Peers
Traffic/Circulation
Steven J. Brown, PE
Senior Principal
Paul Herrmann, TE
Senior Associate
Cogstone
Cultural Resources
Molly Valasik
Principal Archaelogist
John Gust
Principal Investigator/Archeo
Kelly Vreeland
Principal Investigator/Paleo
Fuscoe
Infrastructure
Ian Adam, MESM, CPSWQ,
QSD
Vice President
Susan Williams, PE, MS, QSD/P
Associate Project Manager
Kearns & West
Public Outreach
Jenna T ourje-Maldonado
Vice President & Senior
Facilitator
Eva Spiegel
Senior Communications
Specialist
Shannon Lopez
Architectural Historian
Eric Scott
Principal Paleontologist
Taylor Funderburk
Associate
EPS
Economics
Jason Moody
Managing Principal
Julie Cooper
Executive Vice President
Benjamin C. Sigman
Principal
Delia Vostch, PE
Associate Transportation
Engineer
JZMK
Design
Andrew Watkins
Principal
Tim Haagen
Senior Planner
Jana Sobhi
Planner
48 1
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De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report Amanda Tropiano
Principal-in-Charge/PM, De Novo
With deep professional planning ex-
perience in the region, Amanda has
successfully managed a wide variety
of land use planning projects, all of
which have included a robust com-
munity engagement program. These
projects include General Plan Up -
dates for Lake Forest, San Jacinto, San
Marcos, Indian Wells, Lawndale, and
La Verne and community projects
in Irvine, Yorba Linda, Westminster,
Rancho Santa Margarita, and Tustin.

Amanda is certified by the Interna -
tional Association of Public Participa-
tion (IAP2).

Jenna Tourje-Maldonado
Vice President, K&W
Jenna Tourjé-Maldonado is a Vice
President at Kearns & West with
over 15 years of experience in com-
munity engagement, stakeholder
facilitation, and urban planning. She
is passionate about partnering with
communities on the path to creating
healthy, whole, and equitable places,
where people love where they live
and have a voice and a stake in the
future. Through her experience as an
outreach professional, urban planner,
and educator, Jenna’s unique exper-
tise informs each one of her projects.

Jenna loves place-based projects
that connect neighbor to neighbor.

Ben Ritchie
Principal, De Novo
Starla Barker, AICP
Principal Planner, De Novo
Starla Barker, AICP, is a principal plan-
ner with De Novo Planning Group
whose primary responsibilities are
the management and preparation
of environmental documents (Initial
Studies, Negative Declaration, Envi-
ronmental Impact Reports, and En-
vironmental Assessments), as well as
other planning documents including
General Plans and Specific Plans.

With over 17 years of professional
planning experience Starla has suc-
cessfully managed a wide range of
projects with particular emphasis
in General Plans, urban infill, down-
town, and redevelopment projects.

Eva Spiegel
Senior Communications, K&W
Eva Spiegel is a Senior Communica-
tions Specialist with Kearns and West
and has over 25 years of professional
experience in public affairs, strategic
communications, local government,
and the nonprofit arena as both a
team leader and project manager.

She is an expert in message develop-
ment and translating complex ideas,
issues, and policies into compelling
content, news stories, and various
communication products including
print, web, video, social media, and
collateral materials.

Mr. Ritchie’s expertise includes man-
aging long range planning docu -
ments, completing complex and
controversial CEQA documents, and
facilitating community outreach
and public communications efforts
for the firm including over a dozen
General Plan Updates in northern
California. Mr. Ritchie is very adept
at leading and facilitating the public
outreach, visioning, and consensus
building process required for a suc-
cessful long-range policy plan.

Jason Moody
Managing Principal, EPS
Jason has worked at the firm for over
20 years. He has worked extensively
for a variety of public- and private-sec-
tor clients in the areas of economic
impact analysis, regional economics
and competitiveness, development
feasibility, and fiscal analysis. Jason
has led the firm’s practice in the area
of reuse, revitalization, and in-fill de-
velopment, focusing on the feasibility
of individual projects as well as entire
districts and corridors. He has partici-
pated in numerous GPUs and SPs.
49 De Novo Planning Group
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Ian Adam
Vice President, Fuscoe
Ian is Vice President, Specialty Prac-
tices and Fuscoe’s Stormwater Man-
agement team leader. His specialty
is water resources, with an emphasis
in water quality regulations, sea-level
rise policy, Clean Water Act Citizen
Suits and resource agency negoti -
ation. Since joining Fuscoe in 2001,
Ian has served as an effective leader
and technical resource for numerous
projects and clients.

John Gust
Archaeologist, Cogstone
Dr. Gust is a Registered Profession -
al Archaeologist (RPA) with over 11
years of experience in field archaeol-
ogy. His field expertise includes pe-
destrian surveys, excavation monitor-
ing, resource recording, and historic
artifact analysis. Dr. Gust has exten-
sive experience in California cultural
resources, having served as Principal
Investigator on projects for the City of
San Juan Capistrano, Southern Cali-
fornia Edison, Pacific Gas and Elec -
tric, the City of San Jose, Los Angeles
International Airport, and the City of
Morro Bay.

Mike Dickerson
Principal, MD Acoustics
Mike Dickerson has a passion for the
science of sound and vibration and
has worked professionally in acousti-
cal engineering since 2002. Mr. Dick-
erson’s versatile experience includes
leading and assisting in the design
and review of many facets of acous-
tical engineering projects, including
but not limited to air/noise assess -
ments, ceiling/floor assembly design,
architectural design, acoustical prod-
uct design, vibration analysis and
noise mitigation strategies.

Steven J. Brown, PE
Senior Principal, Fehr & Peers
Mr. Brown is a Senior Principal with
30 years of experience in transpor -
tation planning and engineering. In
addition to his 25 years of consulting
experience, Mr. Brown was the Direc-
tor of Transportation Planning for the
City of Sacramento. He has managed
projects in eight states that include
the following disciplines: transpor -
tation master plans, traffic calming,
environmental impact assessments,
parking and circulation studies, bi -
cycle and pedestrian facility plans,
new-urbanist planning, freeway in -
terchanges, intersection/signal de -
signs and corridor studies.

Paul Herrmann, TE
Senior Associate, Fehr & Peers
Paul has led a wide variety of proj -
ects including traffic studies, infra -
structure projects, travel demand
forecasting, parking and circulation
studies, and long-range develop -
ment plans. Mr. Herrmann is an ex-
pert in SB 743 Implementation and
VMT Analysis for CEQA projects. Mr.

Herrmann is also an active member
in the Fehr & Peers SB 743 Working
Group and Safety Group which hold
weekly discussions on evolving in -
dustry best practices
Julie Cooper
Executive VP, EPS
Julie Cooper joined EPS’s Los Ange-
les office in 2018, bringing profession-
al experience in land use, economic,
and community development con-
sulting. She has provided strategic
planning services for a variety of pub-
lic, private, and institutional clients,
including analysis of market and
economic conditions, development
feasibility and fiscal impact model -
ing, and policy recommendations.

She also has extensive experience
in stakeholder and community en -
gagement. Before joining EPS, Julie
served as an Associate at Develop -
ment Strategies, a St. Louis-based
consulting firm.

Andrew Watkins
Principal, JZMK
Andrew Watkins is an architect, ur -
ban designer, and planner with over
20 years of professional experience.

Andrew is licensed in California and
Massachusetts. As a principal at JZMK,
his work focuses on large-scale ur -
ban design projects that explore the
confluence of ecology and urbanism.

Andrew has led the design of commu-
nity plans, urban design and new city
planning projects in diverse locales,
the United States, China, Indonesia, In-
dia,South Africa, Botswana, Ethiopia,
Germany, Italy, Armenia and Mexico.

Tim Haagen
Senior Planner, JZMK
Tim Haagen brings 20 years of ex -
perience in urban design, planning
and landscape architecture to JZMK.

Following completion of his Bache-
lors of Landscape Architecture from
the University of Idaho in 2002, Tim
spent several years working for a
landscape architecture office special-
izing in built residential landscapes
and community design. There he
practiced the art of landscape archi-
tecture taking a project from a blank
canvas through design development
to final build-out through construc-
tion documents and construction
administration.

ITEMIZED

COST PROPOSAL
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3 4
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De Novo Planning Group
Cost Proposal ‐ Laguna Niguel General Plan Update
Outreach Traffic Econ/Fiscal Noise Cultural Urban Design Infrastructure Direct Costs Hours $185 Hours $160 Hours $125 Hours $115 Hours $100 Hours Fee Fee

1.1: Meetings with City Staff 72 $13,320 80 $12,800 40 $5,000 0 $0 0 $0 192 $31,120 $6,375 $5,000 $3,200 $45,695

1.2: Project Administration 72 $13,320 100 $16,000 24 $3,000 0 $0 0 $0 196 $32,320 $6,375 $3,200 $41,895 PHASE 1 SUBTOTAL 144 $26,640 180 $28,800 64 $8,000 0 $0 0 $0 388 $63,440 $12,750 $0 $0 $0 $0 $5,000 $6,400 $0 $87,590

2.1: Kick‐off Meeting and Tour 4 $740 8 $1,280 4 $500 8 $920 4 $400 28 $3,840 $2,500 $500 $6,840

2.2: Base Mapping 4 $740 12 $1,920 0 $0 0 $0 60 $6,000 76 $8,660 $8,660

2.3: General Plan Evaluation 4 $740 6 $960 24 $3,000 40 $4,600 0 $0 74 $9,300 $9,300

2.4: Existing Conditions Report 24 $4,440 40 $6,400 80 $10,000 140 $16,100 200 $20,000 484 $56,940 $1,500 $58,440

2.5: Opportunities and Challenges Report 16 $2,960 24 $3,840 40 $5,000 24 $2,760 60 $6,000 164 $20,560 $4,150 $1,500 $26,210 PHASE 2 SUBTOTAL 52 $9,620 90 $14,400 148 $18,500 212 $24,380 324 $32,400 826 $99,300 $0 $0 $0 $0 $0 $2,500 $4,150 $3,500 $109,450

3.1: Community Outreach Program 14 $2,590 8 $1,280 0 $0 12 $1,380 0 $0 34 $5,250 $6,050 $11,300

3.2: Graphic Identity Template 8 $1,480 0 $0 0 $0 0 $0 0 $0 8 $1,480 $20,800 $22,280

3.3: Website and Online Surveys 12 $2,220 20 $3,200 40 $5,000 64 $7,360 120 $12,000 256 $29,780 $12,120 $41,900

3.4: Educational Materials and Announcements 24 $4,440 8 $1,280 16 $2,000 0 $0 0 $0 48 $7,720 $11,970 $3,500 $23,190

3.5: Visioning Workshops and Open Houses 60 $11,100 0 $0 12 $1,500 12 $1,380 60 $6,000 144 $19,980 $45,745 $10,000 $3,500 $79,225

3.6: Focus Group Meetings 12 $2,220 12 $1,920 10 $1,250 0 $0 10 $1,000 44 $6,390 $14,275 $20,665

3.7: Every Door Direct Mailer 2 $370 4 $640 0 $0 16 $1,840 4 $400 26 $3,250 $3,250

3.8: General Plan Video 8 $1,480 12 $1,920 40 $5,000 24 $2,760 0 $0 84 $11,160 $250 $11,410

3.9: Vision Plan Document 4 $740 16 $2,560 0 $0 24 $2,760 0 $0 44 $6,060 $5,000 $1,000 $12,060 PHASE 3 SUBTOTAL 144 $26,640 80 $12,800 118 $14,750 152 $17,480 194 $19,400 688 $91,070 $110,960 $0 $0 $0 $0 $15,000 $0 $8,250 $225,280

4.1: Cultural and Paleontological Resources Assessment Report 0 $0 8 $1,280 0 $0 0 $0 0 $0 8 $1,280 $35,005 $36,285

4.2: Infrastructure Background and Analysis Report 0 $0 8 $1,280 0 $0 0 $0 0 $0 8 $1,280 $37,330 $38,610

4.3: Noise and Vibration Impact Study 2 $370 10 $1,600 0 $0 0 $0 0 $0 12 $1,970 $11,225 $13,195

4.4: Transportation Impact Analysis 2 $370 12 $1,920 0 $0 0 $0 0 $0 14 $2,290 $15,065 $17,355

4.5: Air Quality/GHG Study 4 $740 24 $3,840 80 $10,000 12 $1,380 0 $0 120 $15,960 $15,960 PHASE 4 SUBTOTAL 8 $1,480 62 $9,920 80 $10,000 12 $1,380 0 $0 162 $22,780 $0 $15,065 $0 $11,225 $35,005 $0 $37,330 $0 $121,405

5.1: Preparation of Proposed Land Use Plan 40 $7,400 36 $5,760 10 $1,250 60 $6,900 40 $4,000 186 $25,310 $17,650 $10,000 $500 $53,460

5.2: General Plan Framework 24 $4,440 16 $2,560 20 $2,500 40 $4,600 24 $2,400 124 $16,500 $17,970 $34,470

5.3: Administrative Draft General Plan 54 $9,990 36 $5,760 90 $11,250 140 $16,100 280 $28,000 600 $71,100 $20,000 $31,405 $50,000 $172,505

5.4: Screencheck Draft General Plan 38 $7,030 22 $3,520 32 $4,000 36 $4,140 52 $5,200 180 $23,890 $12,500 $36,390

5.5: Public Review Draft General Plan 22 $4,070 10 $1,600 8 $1,000 16 $1,840 12 $1,200 68 $9,710 $3,000 $2,500 $15,210

5.6: Final General Plan 8 $1,480 12 $1,920 12 $1,500 24 $2,760 24 $2,400 80 $10,060 $2,000 $2,500 $14,560 PHASE 5 SUBTOTAL 186 $34,410 132 $21,120 172 $21,500 316 $36,340 432 $43,200 1238 $156,570 $20,000 $31,405 $35,620 $0 $0 $77,500 $0 $5,500 $326,595

6.1: EIR Notice of Preparation and Scoping 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 $0

6.1.1: Notice of Preparation 2 $370 12 $1,920 0 $0 0 $0 8 $800 22 $3,090 $500 $3,590

6.1.2: Scoping Meeting 0 $0 12 $1,920 12 $1,500 8 $920 2 $200 34 $4,540 $250 $4,790

6.1.3: Native American Consultation 0 $0 8 $1,280 8 $1,000 0 $0 0 $0 16 $2,280 $100 $2,380

6.2: Preparation of Administrative Draft EIR 60 $11,100 250 $40,000 220 $27,500 238 $27,370 220 $22,000 988 $127,970 $17,650 $145,620

6.3: Preparation of Draft EIR 40 $7,400 112 $17,920 120 $15,000 140 $16,100 140 $14,000 552 $70,420 $1,500 $71,920

6.4: Final Environmental Impact Report and MMRP 8 $1,480 40 $6,400 40 $5,000 20 $2,300 20 $2,000 128 $17,180 $500 $17,680

6.5: Notice of Determination 0 $0 2 $320 0 $0 0 $0 4 $400 6 $720 $150 $870 PHASE 6 SUBTOTAL 110 $20,350 436 $69,760 400 $50,000 406 $46,690 394 $39,400 1746 $226,200 $0 $17,650 $0 $0 $0 $0 $0 $3,000 $246,850

7.1: Briefings/Workshops 48 $8,880 16 $2,560 0 $0 16 $1,840 0 $0 80 $13,280 $6,560 $6,610 $1,000 $27,450

7.2: Public Hearings 40 $7,400 40 $6,400 0 $0 40 $4,600 0 $0 120 $18,400 $1,000 $19,400 PHASE 7 SUBTOTAL 88 $16,280 56 $8,960 0 $0 56 $6,440 0 $0 200 $31,680 $6,560 $0 $6,610 $0 $0 $0 $0 $2,000 $46,850

8.1: Summary of Zoning Amendment Recommendations 12 $2,220 0 $0 40 $5,000 24 $2,760 16 $1,600 92 $11,580 $11,580 PHASE 8 SUBTOTAL 12 $2,220 0 $0 40 $5,000 24 $2,760 16 $1,600 92 $11,580 $0 $0 $0 $0 $0 $0 $0 $0 $11,580 Subtotals 744 137,640$ 1,036 165,760$ 1,022 127,750$ 1,178 135,470$ 1,360 136,000$ 5,340 702,620$ 150,270$ 64,120$ 42,230$ 11,225$ 35,005$ 100,000$ 47,880$ 22,250$ 1,175,600$ FEE (NOT TO EXCEED, NO CONTINGENCY) $1,175,600
10% CONTINGENCY $117,560
TOTAL FEE (NOT TO EXCEED, WITH CONTINGENCY) $1,293,160
De Novo Planning Group reserves the right to reallocate budget between various consulting team members and between tasks, provided the overall project budget does not change.

Fuscoe
Principal Planner TOTALSSenior Planner De Novo Subtotals Phase 7: Hearings, Meetings, and Events
Phase 6: Environmental Impact Report
Phase 1: Project Management and Coordination
Principal/
Project Manager
MD AcousticsFehr & PeersKearns & West
Phase 4: Technical Studies
Phase 8: Zoning Code and Map Consistency Recommendations Assistant Planner/
GIS
JZMK Partners
TOTALS
Phase 5: General Plan Update
Phase 3: Public Engagement
Printing/
MailingTASK/ACTIVITY

ACTIVITY
EPS Cogstone
Phase 2: Project Initiation
Associate Planner
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DE NOVO PLA N NING GROUP
2023 RATE SHEET
2023 Range
Principal $185-235
Principal Planner $160-210
Senior Planner $125-175
Associate Planner $115-145
Assistant Planner $95-125
GIS Analyst $105-145
Legal Assistance/Expert Witness $350-450
2023 Schedule A
Principal $235
Principal Planner $210
Senior Planner $175
Associate Planner $145
Assistant Planner $125
GIS Analyst $145

2023 Schedule B
Principal $210
Principal Planner $185
Senior Planner $150
Associate Planner $130
Assistant Planner $110
GIS Analyst $125

2023 Schedule C
Principal $185
Principal Planner $160
Senior Planner $125
Associate Planner $115
Assistant Planner $95
GIS Analyst $105

2023 Schedule B
Principal $210
Principal Planner $185
Senior Planner $150
Associate Planner $130
Assistant Planner $110
GIS Analyst $125

2023 Schedule C
Principal $185
Principal Planner $160
Senior Planner $125
Associate Planner $115
Assistant Planner $95
GIS Analyst $105

56 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report

Austin TX Charleston SC Denver CO Los Angeles CA New York NY Portland OR Riverside CA Sacramento CA San Diego CA San Francisco CA San Juan Capistrano CA Seattle WA Washington DC Kearns & West 2023 Bill Rates
Principal 320
Vice President 265
Senior Director 230
Director 210
Senior Associate 185
Associate 160
Project Coordinator 135
57 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report

2023 Hourly Billing Rates
Oakland and Los Angeles Offices

Managing Principal $325

Senior Principal $375

Principal $300

Executive/Senior Vice President $275

Vice President $255

Senior Technical Associate $275

Senior Associate $230

Associate $195

Research Analyst II $170

Research Analyst I $120

Production and Administrative Staff $120

Billing rates updated annually.
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Fehr & Peers reserves the right to change these rates at any time with or without advance notice.

2022-2023
(July 2022 through June 20 23)
Hourly Billing Rates

Classification Hourly Rate

Principal $240.00 - $375.00
Senior Associate $205.00 - $300.00
Associate $175.00 - $275.00
Senior Engineer/Pla nner $160.00 - $230.00
Engineer/Pla nner $120.00 - $175.00
Senior Engineering Technician $150.00 - $215.00
Senior Project Accountant $170.00 - $190.00
Senior Project Coordinator $125.00 - $180.00
Project Coordinator $100.00 - $170.00
Technician $120.00 - $170.00
Intern $95.00 - $140.00

• Other Direct Costs / Reimbursable exp enses are invoiced at cost plus 10% for handling.
• Personal auto mileage is reimbursed at the then current IRS approved rate ( 65.5 cents per mile as of J an 2023).
• Voice & Data Communications (Telephone, fax, computer, e-mail, etc.) are invoiced at cost as a percentage of project labor .

59 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report

1518 West Taft Avenue
Orange, CA 92865
Office (714) 974-8300
Field Offices
San Diego • Riverside • Morro Bay • Sacramento
cogstone.com
Toll free 888-333-3212

Federal Certifications WOSB, EDWOSB, SDB
State Certifications DBE, WBE, UDBE

COGSTONE 2023 FULL FEE SCHEDULE

LABOR CLASSIFICATION HOURLY
RATE OT* DT*
Technician/Monitor I $80.00 $120.00 $160.00
Technician/Monitor II $90.00 $135.00 $180.00
Night Monitor $100.00 $150.00 $200.00
SOI Monitor** $100.00 $150.00 $200.00
SOI Night Monitor** $110.00 $165.00 $220.00
Architectural Historian $115.00 $172.50 $230.00
Supervisor/GIS Specialist $115.00 $172.50 $230.00
Field Director $115.00 $172.50 $230.00
Administrative Assistant $80.00 Exempt Exempt
Senior Administrator $140.00 Exempt Exempt
Technical Editor $115.00 Exempt Exempt
Principal Investigator I/
Task Manager $120.00 Exempt Exempt
Principal Investigator II/
Task Manager $140.00 Exempt Exempt
Principal Investigator III/
Task Manager $155.00 Exempt Exempt
Program Director $185.00 Exempt Exempt

OTHER DIRECT COSTS UNIT
Mileage Current IRS Rate
Expendable Supplies Actual Cost
Outside Services Actual Cost

DISCIPLINES AVAILABLE:

Archaeology
Paleontology
Architectural History
GIS
Geoarchaeology
Faunal Identification and Analysis
Human Skeletal Identification and Analysis
Fossil Identification and Analysis
Paleobotanical Identification and Analysis
Ceramic Identification and Analysis
Lithic Identification and Analysis

* Hours 9-12 per day are Overtime (x1.5), Hours over 12 per day are Double Time (x2) ** SOI monitor meets the guidelines set forth by the Secretary of the Interior’s (SOI) Standards and Guidelines for Archaeology and Historic Preservation (36 CFR Part 61). 1 2
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Laguna Niguel: General Plan Update and Environmental Impact Report

EXHIBIT B

2022 – 2023 RATE SCHEDULE

CLASSIFICATION

HOURLY RATE
Principal / Sr. Project Manager $250

Project Manager $220

Sr. Designer / Project Engineer / Sr. Water Resource Engineer $198

Designer / Engineer / Project Scientist / GIS Analyst $175

Associate Engineer / CADD / Engineering / Environmental Tech. / Graphics Tech. $145

Information Coordinator $100

1-Man Survey Crew $217

2-Man Survey Crew $315

3-Man Survey Crew $433

1. Reproduction and other reimbursable expenses (such as overnight deliveries, mileage, permits, and licenses, etc.) and Client approved subcontractor services will be billed in addition to the above rates, with a 10% handling surcharge.

2. This rate schedule is subject to change on an annual basis due to the granting of wage increases and/or other employer benefits to field or office employees during the lifetime of this agreement and Client approved change orders.

3. Overtime is available for critical deadlines at 1 -1/2 times the normal rates for office employees.

Surveyors' rates are also adjusted automatically for overtime or holiday/weekend work in agreement with the Operating Engineers Union.

CClliieenntt IInniittiiaallss ______________

Effective through June 30, 2023

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61 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report

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62 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report

OTHER

INFORMATION
7 63
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65 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report Kearns & West, in business for 38 years, helps local gov- ernment to connect with their communities. We partner
with municipal leaders and stakeholders to formulate
strategies for both citywide community engagement
and specific projects. Cities rely on us to help them es - tablish more effective communication channels, create
proactive processes for identifying and resolving issues and concerns, and ensure public involvement has a
place in shaping the future. In fact, we focus exclusive - ly on this type of work, almost entirely for government agencies from the federal to local level. Our staff of over 100 work in teams located in San Juan Capistrano, Or -
ange County and the broader Southern California re -
gion, San Francisco, Sacramento, Portland OR, Denver
CO, and Washington DC.

Regardless of whether we’re working at the citywide
level or project level, we always start by clearly identify- ing objectives for engagement. We conduct research to
understand local community characteristics, communi-
cation opportunities and challenges, and potential for
community growth and change – all with the ultimate
goal of understanding what makes a place tick. Next,
we develop a customized engagement strategy that
builds on the objectives and what we’ve learned, includ- ing tried-and-true methods and new ideas that surfaced
through our research that are sensitive to local needs
and culture.

Our outreach programs typically integrate a range of on- line engagement, in-person activities, formal meetings, less structured interactions, and topic-driven outreach and activities designed purely to build relationships and connection. At the heart of our work is elevating peo - ple-to-people and people-to-place connections that
makes make communities better.

Importantly for community engagement for Phase II of
the Laguna Niguel General Plan Update, the Kearns &
West team in San Juan Capistrano and Southern Cal -
ifornia has specialized expertise conducting commu -
nity engagement for general plan updates and other
types of citywide planning projects. We are valued for
our ability to synchronize multi-pronged community en-
gagement programs with the incremental steps for plan
making – visioning, issues and opportunities assessment, alternatives, draft planning concepts, environmental
review, and the approval process. Our Orange County
team also brings insight into the unique considerations for conducting community engagement in coastal
communities and in Orange County, having experience
in Newport Beach, Laguna Beach, Irvine, Mission Viejo,
Huntington Beach, Malibu, Carlsbad, Coronado, San Di-
ego, San Clemente, Imperial Beach, Encinitas, Venice,
and Pacific Palisades.

Kearns & West’s Service Platform
» Citywide community engagement strategies
» Public involvement plan preparation and
implementation
» Stakeholder engagement and communications
» Digital platforms for engagement and contact
management
» Committee and work group process facilitation
» Public meeting facilitation and planning
» Online engagement and content
» Messaging and talking points
» Informational materials development
» Media relations and social media outreach
» Issue tracking and response plans
» Graphic design and production
» Environmental justice communities
engagement plans
» Multi-language translation and interpretation

9. OTHER INFORMATION
De Novo will manage a sophisticated team of subconsultants with a long history of working together on collabo- rative projects, including for the cities of Lake Forest, San Jacinto, San Marcos, Indian Wells, Lawndale, and others. 1 2
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66 Economic & Planning Systems, Inc. (EPS) is a land eco- nomics consulting firm experienced in the full spec -
trum of services related to real estate development, the financing of public infrastructure and government ser-
vices, land use planning, and government organization.

EPS was founded on the principle that real estate devel- opment and land use-related public policy should be
built on realistic assessment of market forces and eco- nomic trends, feasible implementation measures, and
recognition of public policy objectives, including provi- sions for required public facilities and services.

Since 1983 EPS has provided consulting services to hun- dreds of public- and private-sector clients in California and throughout the United States. Clients include cities, counties, special districts, multi-jurisdictional authorities, property owners, developers, financial institutions, and land use attorneys. The firm excels in preparing concise analyses that disclose risks and impacts, support deci - sion making, and provide solutions to real estate devel- opment and land use-related problems.

EPS, in association with allied planning, civil engineering, transportation, and environmental firms, has been in -
volved with the development of numerous General Plans.

The firm's integrated approach to land use, transporta- tion, market, fiscal, and financial issues results in plans that effectively and efficiently guide future development.

EPS evaluates market support for various land uses to de- termine key product characteristics, the prices/rents that can be obtained, and market absorption rates. This infor- mation is used for programming the mix of land uses in
the plan and for providing the inputs required for finan- cial feasibility analyses and development of a financing plan for the public facilities needed to serve the plan.

EPS’s fiscal impact models estimate the costs of govern- ment services required by new development and the
offsetting revenues that the development will generate.

Work will primarily be preformed out of EPS' Los Angeles office.
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At Fehr & ¬¬Peers, we are passionate about transform -
ing transportation consulting through innovation and
creativity. We derive inspiration by partnering with com- munities to understand and shape local transportation
futures objectively tailored to diverse needs. Clients trust us to help them overcome barriers and uncertainty by
combining our advanced expertise with curiosity, hu -
mility, and initiative to deliver implementable, data-driv- en solutions that reinforce community values. From the
most straightforward to the most complex, we actively
listen to client and community needs and handle every
project with diligence and focus.

We differentiate ourselves by investing in research and development to anticipate needs, explore the unknown,
and collaboratively imagine a better future. Our culture of applied innovation generates an appetite for new and better ways of approaching problems, motivates us to
explore emerging transportation concepts and mobility
trends, and inspires us to develop new analytical tools and techniques.

As we grow, our commitment to inclusive, local, and long- term community relationships remains central to our
philosophy. Many of our client relationships are decades long, built on years of listening, understanding, collabo- ration, and successful outcomes. Our clients have appre- ciated our long-term commitments to the communities
we serve, trusting us as their objective partners in trans- portation since 1985. Together with our clients, we are motivated by shared success, inclusive partnerships, and the positive impact our work has on the communities we
serve.

We purposefully maintain a focus on transportation con- sulting, serving client needs including the following:
» Active Transportation
» Climate Change
» Land Use & Transportation
» Communications & Engagement
» Safety
» Data Science
» Transit Planning
» Emerging Technologies
» Transportation Engineering
» Equity in Transportation
» Transportation Forecasting & Operations
De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report 67 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report Cogstone is a California corporation that specializes in archaeological, paleontological, and historical resources investigations. Established in 2001, the firm maintains its headquarters in Orange County and has successfully
completed thousands of projects. For 19 years, Cogstone has provided quality environmental services to assist cli- ents in meeting project compliance requirements for
federal, state, and local regulations, including the CEQA, NEPA, Section 106 of the National Historic Preservation Act, NAGPRA, SB 18, and AB 52.

Key personnel meet qualifications required by the Sec-
retary of the Interior’s Standards and Guidelines for Ar- chaeology and Historic Preservation. They have expertise in preparing technical studies used for the preparation of Initial Studies (IS), Negative Declarations (ND), Mitigat- ed Negative Declarations (MND) and/or Environmental
Impact Reports (EIR) under CEQA and Categorical Ex -
clusions (CE), Environmental Assessments (EA) and Envi- ronmental Impact Statements (EIS) in accordance with
NEPA. Cogstone also has extensive experience prepar -
ing and implementing mitigation plans and writing mit-
igation compliance reports. Cogstone maintains strong
relationships with local museums, universities, and state information centers and has managed all aspects of
tribal consultation under federal and state laws.

Services include archaeological and paleontological re- sources monitoring, record searches, field assessments, GIS mapping, mitigation planning, and compliance
reporting. Associated documents include Cultural Re -
sources Monitoring Compliance Reports, Cultural Re -
sources Assessment Reports, and Archaeological Survey
Reports. Core staff contributes an array of specializations to the company’s cumulative expertise: faunal analysis, human osteological analysis, lithic and other prehistoric artifact analyses, historical artifact analysis, forensics, ar- chaeobotany, geotechnical analyses, among other spe-
cialized studies and subdisciplines.
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Fuscoe Engineering, Inc. is an award winning, employ -
ee-owned civil engineering firm delivering creative,
practical and successful designs for clientele through - out California and internationally since 1992. We provide a full spectrum of civil engineering services including survey and mapping, stormwater management, sus -
tainable site design, and geospatial technology. It’s an- chored by “Our Story”, making it authentic and genuine.

It strengthens why our work matters. Full circle think - ing® means creating and forging unusual but effective
solutions for project challenges. It also means collabo - rating with every discipline or team member to ensure
the best results from the body of work we do together.

68 JZMK Partners is a dynamic and award-winning inter - national architectural and urban planning firm that has built a reputation based on the premise that design
solutions should be creative, inspirational, and provide long term value. The firm has distinguished itself as an innovative problem solver in the design of single and
multi-family housing, including affordable and senior
communities, as well as in luxury and resort projects.

The JZMK Team is passionate about design excellence
and innovation. This enthusiasm for our work creates
positive creative energy within the office and filters
through to create a collaborative spirit among our team members. Our group of highly skilled and multi-disci -
plinary specialists embrace this collaborative spirit and work together to balance environmental ethos with de-
velopment objectives when developing solutions for cli- ents. With their fingers on the pulse of emerging indus- try trends, our highly skilled professionals are sought-out speakers across the country.

EXPERTISE
Architects
Urban Designers
Landscape Architects
Construction Experts
Graphic Artists
Entitlement Experts

MISSION
With a fusion of inspired people and dynamic processes, JZMK Partners addresses client and community needs
with planning and design solutions that are contextual, innovative and sustainable for the long term.

Years in Business: 63
Date of Incorporation: 1960
Type: Corporation
Website: https://jzmkpartners.com
MD Acoustics, LLC provides acoustical consulting ser -
vices for all facets of noise/vibration engineering, audio control and air quality and greenhouse gas evaluations.

Located in Phoenix, AZ and Simi Valley, CA our clients
range from the aerospace industry to municipalities
to private land developers. MD has completed numer -
ous acoustical engineering assessments and designs
throughout the California and western U.S. MD was
founded in 2012 by Mike Dickerson. MD incorporates
engineering expertise and professionalism with inno -
vative problem solving. The result is an acoustical engi- neering firm that provides accurate, timely and cost-ef- fective solutions.

This innovative approach allows us to provide a wide ar- ray of services to our clients, which include: aerospace engineering firms, private developers, local and regional municipalities and other agencies. Each client receives what MD Acoustics is known for...on time, on target, on budget professional service.

De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report 69 De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report Laguna Niguel Invoice Language

2.2 Invoices.

Unless some other method of payment is specied in Exhibit B, Special Requirements, in any month in which Consultant wishes to receive payment, no later than the rst business day of such month, Consultant shall submit to City, in a form approved by City’s Finance Director, an invoice for services rendered prior to the date of the invoice. By submi�ng an invoice for payment under this Agreement, Consultant is cer�fying compliance with all provisions of this Agreement. Except as provided in Sec�ons 7.3, 7.4 and 7.5, City shall pay Consultant for all expenses stated thereon which are approved by City pursuant to this Agreement generally within thirty (30) days, and City will use its best eﬀorts to make payment no later than forty‐ve (45) days, from the submission of an invoice in an approved form. In the event any charges or expenses are disputed by City, the original invoice shall be returned by City to Consultant for correc�on and resubmission. Review and payment by City for any invoice provided by Consultant shall not cons�tute a waiver of any rights or remedies provided herein or any applicable law. Each invoice is to include (unless otherwise specied by City): 1) line items for all personnel describing the work performed, the number of hours worked, and the hourly rate; 2) line items for all materials and equipment properly charged to the services; 3) line items for all other approved reimbursable expenses claimed, with suppor�ng documenta�on; and 4) line items for all approved subcontractor labor, supplies, equipment, materials, and travel properly charged to the services1) current billing by task and project total; 2) prior billing by task and project total; 3) remaining budget by task and project total; and 4) percent complete by task and project total.

5.1(e) Insurance Coverages/Cyber Liability.

Cyber liability insurance appropriate to Consultant’s profession and the services hereunder, wri�en on a per occurrence basis, with limits not less than $1,000,000 per occurrence/loss, and $2,000,000$1,000,000 in the aggregate. Coverage shall be suﬃciently broad to respond to the du�es and obliga�ons undertaken by Consultant pursuant to this Agreement and shall include, but not be limited to, claims involving: infringement of intellectual property; copyright; trademark; invasion of privacy viola�ons; data breach; electronic informa�on the�, loss, damage, destruc�on, altera�on or misuse; release of private informa�on; extor�on; and, network security. The policy shall provide coverage for breach response costs, regulatory nes and penal�es, and credit monitoring expenses, with limits suﬃcient to respond to these obliga�ons.

Requested Professional Service Agreement Revisions
70 Laguna Niguel Indemnica�on Language

5.3 Indemnica�on.
(a) General Obliga�ons. Consultant agrees, to the full extent permi�ed by law, to indemnify, defend and hold harmless City and its elected and appointed oﬃcers, employees, agents, designated volunteers, a�orneys, successors and assigns (each an “Indemnitee” and collec�vely, “Indemnitees”) against, and will hold and save them and each of them harmless from, whether actual or threatened, any and all ac�ons, either judicial, administra�ve, arbitra�on or regulatory claims, damages to persons or property, losses, costs, penal�es, obliga�ons, errors, omissions or liabili�es (herein “Claims or Liabili�es”) that may be asserted or claimed by any person, rm or en�ty arising out of or in connec�on with the negligent performance of the work, opera�ons or ac�vi�es provided herein of Consultant, its oﬃcers, employees, agents, subcontractors, or invitees, or any individual or en�ty for which Consultant is legally liable (each an “Indemnitor” and collec�vely, “Indemnitors”), or arising from Indemnitors’ reckless or willful misconduct, or arising from Indemnitors’ negligent performance of or failure to perform any term, provision, covenant or condi�on of this Agreement, and in connec�on therewith: 1) Consultant will defend any ac�on or ac�ons led or threatened in connec�on with any such Claims or Liabili�es, or at op�on of Indemnitee(s) will reimburse and pay for all reasonable defense costs and expenses, including legal costs and a�orneys’ fees, incurred by Indemnitee(s) in connec�on therewith; and, 2) Consultant will promptly pay any judgment rendered against Indemnitee(s) for any such Claims or Liabili�es, and will save and hold Indemnitee(s) harmless therefrom. Notwithstanding the foregoing, the Consultant has no immediate obliga�on to provide the defense of the City, or any other indemnied party. The Consultant will reimburse indemnied par�es their reasonable defense costs ul�mately determined to have been caused by the negligent acts, errors or omissions, or willful misconduct of Consultant and propor�onate to the degree of fault of the Consultant.
(b) Further Provisions. The indemnity obliga�on herein shall be binding on successors, assigns and heirs of Consultant and shall survive termina�on of this Agreement. Consultant shall incorporate similar indemnity agreements as provided herein with its subcontractors, and if Consultant fails to do so Consultant shall be fully responsible to indemnify City hereunder therefor. Failure of City and/or City Par�es (collec�vely “City” for solely this Sec�on 5.3(b)) to monitor compliance with any of the indemnica�on provisions herein shall not be a waiver hereof. The indemnica�on provisions herein do not apply to claims or liabili�es occurring as a result of City’s sole negligence or willful misconduct, but, to the fullest extent permi�ed by law, shall apply to claims and liabili�es resul�ng in part from City’s negligence, except that design professionals’ indemnity hereunder shall be limited to claims and liabili�es arising out of the negligence, recklessness or willful misconduct of the design professional. The indemnica�on provided herein includes Claims or Liabili�es arising from any negligent or wrongful act, error or omission, or reckless or willful misconduct of Indemnitors in the performance of professional services hereunder. Payment of invoices by City is not a condi�on precedent to enforcement of the indemnity obliga�on herein. In the event of any dispute between Consultant and City, as to whether liability arises from the sole negligence or willful misconduct of City, Consultant will not be obligated to pay for City’s defense un�l such �me as a nal judgment has been entered adjudica�ng City as solely negligent or responsible for willful misconduct. Consultant will not be en�tled in the absence of such a determina�on to any reimbursement of defense costs including but not limited to a�orney’s fees, expert fees and costs of li�ga�on.

City may oﬀset against the amount of any fees due to Consultant under this Agreement any amount due to City from Consultant as a result of Consultant’s failure to promptly pay to City any reimbursement or indemnica�on arising under Sec�on 5.3 of this Agreement. Such oﬀset, if any, does not sa�sfy any amount, greater than the oﬀset, due to City from Consultant.
(c) Professional Liability. When the law establishes a professional standard of care for Consultant’s services, to the fullest extent permi�ed by law (within the limita�ons, as applicable, of Civil Code sec�on 2782.8), Consultant shall indemnify, defend and hold harmless Indemnitees against, and will hold and save them and each of them harmless from, whether actual or threatened, any and all Claims and Liabili�es, consistent with all obliga�ons provided for in this Sec�on 5.3, to the extent same are caused in whole or in part by any negligent or wrongful act, error or omission, or reckless or willful misconduct of Indemnitors in the performance of professional services under this Agreement.

De Novo Planning Group
Laguna Niguel: General Plan Update and Environmental Impact Report APPENDIX A: RESUMES
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EDUCATION
MA, Urban and Regional Planning,
University of California, Irvine
BA, Urban Studies and Planning,
University of California, San Diego
BA, Political Science: Comparative
Politics,
University of California, San Diego
Study Abroad Program,
University of Sussex

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

PRINCIPAL
Amanda Tropiano is a principal with De Novo Planning Group and is responsible for leading the firm’s Southern California practice. With over 15 years of professional planning experience in the region, Amanda has successfully managed a wide variety of land use and environmental planning projects for public and private sector clients, including numerous General Plans, specific plans, corridor plans, strategic plans, sustainability programs, visioning projects, transit- oriented development plans, zoning docum ents, outreach programs, and CEQA projects. Amanda is also an IAP2 trained public outreach practitioner and has completed project management training with PSMJ. Amanda consistently brings to the table her passion, creativity, and strategic thinking to make sure every project exceeds her client's expectations. Amanda also supports the land use due diligence efforts of clients throughout southern California and assists with navigating public agency planning procedures, reviewing existing regulatory direction, facilitating the entitlement process, and serving as a liaison between public agencies and private developers.

General Plan Update, Housing
Element, and EIR,
City of Lake Forest
General Plan Update and EIR,
City of La Verne
General Plan Update, Housing
Element, EIR, and CAP,
City of San Jacinto
General Plan Update, Housing
Element, Zoning Update, and EIR,
City of San Marcos
Focus General Plan Update and EIR,
City of Glendale
General Plan Update, Hawthorne Blvd
Specific Plan Update, and EIR,
City of Lawndale
General Plan Update and EIR,
City of Campbell
General Plan Update and EIR,
City of Milpitas
Housing Element Update
City of Temecula
General Plan Update and EIR,
City of Westminster*
General Plan Update and EIR,
City of Menifee*
General Plan Update, Housing
Element and EIR,
City of Yucaipa*
Housing Element Update,
City of Santa Ana*
Irvine Neighborhood Plan,
City of Irvine
Springs Specific Plan and EIR,
Sonoma County
SAVI Ranch Land Use and Mobility
Vision Plan,
City of Yorba Linda*
Vision Plan,
City of Carson*
Crafton Hills College
Village Overlay Zone,
City of Yucaipa*
Downtown Bellflower Transit-
Oriented Development Specific Plan
City of Bellflower*
Envision Alhambra 2035 Public
Outreach Campaign and Phase I
General Plan Update,
City of Alhambra*
Torrance Strategic Plan Update:

Community Profile and
Environmental Scan,
City of Torrance*
Downtown Transit Study,
City of Fontana*

RELEVANT PROJECT EXPERIENCE
* Project was completed by Ms. Tropiano while he was employed at another planning firm

EDUCATION

MA, City and Regional Planning,
Cal Poly San Luis Obispo

BA, Political Science and History,
Cal Poly San Luis Obispo

ORGANIZATIONS

American Planning Association

Association of Environmental
Professionals

Mr. Ritchie is a founding principal at De Novo Planning Group with over 17 years of experience. Mr. Ritchie’s expertise includes managing long range planning documents, completing complex and controversial CEQA documents, and facilitating community outreach and public communications efforts for the firm. His experience includes a variety of land use, transportation, and sustainability projects throughout California. Mr. Ritchie has extensive knowledge of the California Environmental Quality Act (CEQA) and has assisted jurisdictions in drafting and updating their local CEQA implementation guidelines. He served as the Environmental Coordinator for the City of Rancho Cordova, where he oversaw the environmental planning division and the preparation of all CEQA documents prepared by staff and outside consultants. This experience has given him the knowledge of how local agencies use and implement planning documents, and specifically general plans, on a day to day basis.

Ben Ritchie

PRINCIPAL
General Plan Update and EIR,
City of Lake Forest

General Plan Update and EIR,
City of La Verne

General Plan Update, Zoning Code
Update, Climate Action Plan, and EIR,
City of San Jacinto

General Plan Update, Housing
Element, and EIR,
City of Brentwood

PA-1 Specific Plan and EIR,
City of Brentwood

General Plan and Zoning Code
Update, Housing Element, and EIR,
City of Sebastopol

General Plan Update, Housing
Element and EIR,
City of Cotati

General Plan Update, Housing
Element, Zoning Code Update and
EIR,
Colusa County

General Plan Update EIR and Climate
Action Plan,
City of Foster City

Sustainability Element and Climate
Action Plan EIR,
City of Elk Grove

General Plan Update and EIR, General
Plan Annual Report, Genera Plan
Implementation Plan, Housing
Element Updates, and EIR Addendum
City of Lakeport

General Plan Update, Climate Action
Plan, and EIR,
City of Campbell

General Plan Update and EIR,
City of Milpitas

General Plan Update and EIR,
City of Lakeport

General Plan Update and EIR,
City of Manteca

Seraphina MND,
City of Temecula

LDS Church Initial Study/MND,
City of San Juan Capistrano

The Cannery EIR,
City of Davis

West Area Specific Plan EIR,
City of Salinas

Joerger Ranch Specific Plan EIR,
Town of Truckee

Sterling 5th Street Apartments EIR,
City of Davis

Home2Suites MND,
City of Tracy

RELEVANT PROJECT EXPERIENCE

EDUCATION

Masters, Urban and Regional
Planning, California State Polytechnic
University, Pomona

BA, Business Economics, University
of California, Riverside

ORGANIZATIONS

American Planning Association

LICENSES/CERTIFICATIONS

American institute of Certified
Planners, 2009, No. 024079

Starla Barker, AICP, is a principal planner with De Novo Planning Group whose primary responsibilities are the management and preparation of environmental documents (Initial Studies, Negative Declaration, Environmental Impact Reports, and Environmental Assessments), as well as other planning documents including General Plans and Specific Plans . With over 17 years of professional planning experience Starla has successfully managed a wide range of projects with particular emphasis in General Plans, urban infill, downtown, and redevelopment projects. Utilizing her experience in community planning, Starla is regularly involved in land use and policy planning, including the development and implementation of community outreach programs, and frequently manages and prepares environmental clearance documents for citywide policy planning and redevelopment projects. Through her extensive experience in both policy and environmental planning, Starla is keenly aware of the interaction between the two and consistently takes a proactive and comprehensive approach to understanding planning and environmental issues and developing solutions.

Starla Barker, AICP

PRINCIPAL PLANNER
Media Studios Project EIR,
City of Burbank*

General Plan Update and EIR,
City of Rancho Santa Margarita*

Avanti South Specific Plan EIR
City of Lancaster*

Palmdale Transit Oriented
Development EIR,
City of Palmdale*

South Garfield Specific Plan MND
City of Monterey Park*

Bolsa Row Specific Plan EIR,
City of Westminster*

Mission Viejo Medical Center EIR,
City of Mission Viejo*

Union Street Condominiums Project
City of Pasadena*

550 North Third Street (AC Hotel)
MND,
City of Burbank*

550 North Third Street Mixed-Use
Project MND,
City of Burbank*

Downtown Lancaster Revitalization
Specific Plan EIR,
City of Lancaster*

Palmdale Transit Village Specific Plan
EIR,
City of Palmdale*
Duarte Station Specific Plan EIR,
City of Duarte*

General Plan Update, Climate Action
Plan and EIR,
City of Fullerton*

General Plan Update and EIR,
City of Buena Park*

General Plan Update and EIR,
City of Lancaster*

General Plan Update, Climate Action
Plan, and Cable Airport Land Use
Compatibility Plan EIR,
City of Upland*

McFarland General Plan Amendment
EIR
City of McFarland*

Las Ventanas Housing EA,
City of Long Beach*

Safran Senior Housing EA,
City of Long Beach*

Placentia General Plan Sustainability
Element and Development Code
Assistance,
City of Placentia*

Lido House Hotel EIR,
City of Newport Beach*

Hyundai Motor America – North
American Campus EIR,
City of Fountain Valley*

RELEVANT PROJECT EXPERIENCE
* Project was completed by Ms. Barker while she was employed at another planning firm

EDUCATION

MA, Urban and Regional Planning
Cal Poly Pomona

BA, Social Ecology
University of California, Irvine

ORGANIZATIONS

American Planning Association,
No. 190915

LICENSES/CERTIFICATIONS

Certificate of Completion in the
Technology of Participation (ToP)
Facilitation Methods course through
the Institute of Cultural Affairs (ICA),
2019

American Institute of Certified
Planners (AICP), 2018, No. 31195

Certificate of Completion in the
Foundations in Public Participation
course through the International
Association for Public Participation
(IAP2), 2009

Kelly Hickler is a senior planner with De Novo Planning Group. With over a decade of professional planning experience, Kelly possesses a comprehensive understanding of the connections between land use, zoning, housing, transportation, and economic development policies and their impacts on community health and equity. She has worked on a wide variety of planning projects for public and private sector clients such as rezonings, annexations, site plans, plats, variances, environmental studies, comprehensive plans, open space plans, strategic plans, ma ster development plans and agreements, regulatory plans, zoning codes, design guidelines, and grants. Kelly has also served as a Planning Commissioner, so she is able to bring a decision -maker perspective to the table. Kelly’s passion is community engageme nt, and she has completed specialized training through the International Association of Public Participation (IAP2) and facilitation training through the Institute of Cultural Affairs (ICA). She is experienced in meeting facilitation, consensus building, and conflict resolution and enjoys working with different stakeholder groups to identify mutually beneficial outcomes.

Kelly Hickler, AICP

SENIOR PLANNER
Environmental Justice Elements,
Anaheim, Gardena, Hawthorne, San Marcos,
and Williams, CA
Local Hazard Mitigation Plan,
Laguna Hills, CA
Safety Elements,
Bradbury, Gardena, Hawthorne, Lake
Forest, San Jacinto, San Marcos, Temecula,
and Williams, CA
Housing Element,
Stanton, CA
Transit Oriented Development Specific
Plan,
Tracy, CA
General Plan Annual Progress Report,
San Marcos, CA
Downtown Development Guide,
Fontana, CA
Tustin Legacy Master Plan,
Tustin, CA*
Los Angeles Regional Interoperable
Communications System EA,
Los Angeles County, CA*
Doheny Hotel Public Outreach and EIR,
Dana Point, CA*
Cameron Ranch EIR,
Riverside County, CA*
Stoneview Nature Center IS/MND and
Public Outreach,
Culver City, CA*
Whiteman Airport Master Plan Update,
Los Angeles County, CA*
Founders Park Site Plan, IS, and Public
Outreach,
Anaheim, CA*
Miraloma Park Site Plan, IS, and Public
Outreach,
Anaheim, CA*
Parks & Recreation Strategic Plan,
Anaheim, CA*
Trails & Recreation Plan,
Centennial, CO*
Comprehensive Plan Update,
Centennial, CO*
Land Development Code Update,
Centennial, CO*
Spark Centennial Placemaking Initiative,
Centennial, CO*
Retail Area Revitalization and
Implementation Study,
Centennial, CO*
Community Engagement Framework,
Centennial, CO*
Streets at SouthGlenn Master
Development Plan and Public Outreach,
Centennial, CO*
Jones District Master Development Plan
and Public Outreach,
Centennial, CO*

RELEVANT PROJECT EXPERIENCE
* Project was completed by Ms. Hickler while she was employed at another planning firm

EDUCATION

BA, Political Science,
University of California, Los Angeles

Master of City and Regional
Planning,
Cal Poly, San Luis Obispo

ORGANIZATIONS

American Planning Association

Association of Environmental
Professionals

Congress for the New Urbanism
AWARDS

2019 California Planning Foundation,
Central Coast Section Scholarship

2019 & 2020 Errett Fisher Foundation
Scholarship
Erik has worked on a diverse range of projects for public and private sector clients, with a focus on environmental and sustainability planning, land-use planning, and policy development. Erik provides project support in the preparation of CEQA documentation and long -range planning documents, including General Plans, Housing Elements, and Zoning updates. His experience includes grassroots lobbying with a non -profit environmental organization and work in the legal field.

Erik is passionate about serving communities and creating innovative work through place-based development strategies.

Erik Anderson

ASSOCIATE PLANNER
General Plan Update, Zoning Update,
and EIR
City of San Jacinto

General Plan Update, Hawthorne Blvd
Specific Plan Update, and EIR
City of Lawndale

Zoning Update and Addendum to
General Plan EIR
City of Westminster

General Plan Update and EIR
City of Jackson

General Plan Update and EIR
City of Red Bluff

Mountain House Incorporation IS/ND
San Joaquin County

SR-120 Interchange IS/MND
City of Lathrop/Caltrans

Circulation Element Update IS/ND
City of Bell Gardens

U-Haul Expansion IS/MND
City of Gardena

Pilot Travel Center IS/MND
City of Moreno Valley

Applied Medical Expansion IS/MND
City of Lake Forest

2500 North Hollywood Way EIR
City of Burbank

Harper Project EIR
City of West Hollywood

Focused General Plan Update
City of Glendale

Local Hazard Mitigation Plan
Laguna Hills, CA

Housing and Safety Element Update
City of Rancho Santa Margarita

Housing Element Update (6th Cycle)
Cities of Lawndale, Glendale,
Hawthorne, La Verne, Avalon, Lake
Forest, Rancho Santa Margarita,
Westminster, Temecula, and San
Jacinto

General Plan Update
City of McFarland*

McFarland Zoning Code Update
City of McFarland*

RELEVANT PROJECT EXPERIENCE
* Project was completed by Mr. Anderson while enrolled as a Graduate Student in City and Regional Planning at Cal Poly, San Luis Obispo

JENNA TOURJ É-MALDONADO

VICE PRESIDENT & SENIOR FACILITATOR

SUMMARY OF QUALIFICATIONS

Jenna Tourjé-Maldonado is a Vice President at Kearns & West with over 15 years of experience in community engagement, stakeholder facilitation, and urban planning. She is passionate about partnering with communities on the path to creating healthy, whole, and equitable places, where people love where they live and have a voice and a stake in the future. Through her experience as an outreach professional, urban planner, and educator, Jenna’s unique expertise informs each one of her projects. Jenna loves place-based projects that connect neighbor to neighbor. Her projects involve multi-pronged outreach techniques and scale outreach to engage even the hardest-to-reach community members.

Throughout her career, she has led community engagement for general plans throughout California and is currently conducting outreach for several general plan updates and housing elements. Jenna leads outreach for both the City of Irvine and Newport Beach’s General Plan Update, along with outreach for several other California cities’ housing elements with high RNHA numbers and significant changes to zoning in their communities. Jenna is certified by the International Association of Public Participation (IAP2). She has served as Planning Commissioner for the City of Costa Mesa and co-instructed the Graduate Planning Practicum for the Master of Urban Planning and Public Policy department at UC Irvine from 2014-2020.

RELEVANT EXPERIENCE

City of Newport Beach — Listen & Learn for the General Plan Update Project Manager & Lead Facilitator
Jenna leads the community engagement for the Listen & Learn process for Newport Beach, as well as the General Plan Update outreach for the City. The project is an opportunity for the City of Newport Beach to listen and learn from the Newport Beach community as the first step towards a future General Plan Update. The project included a launch event, seven Council District Workshops, pop-up events, stakeholder interviews, focus groups, and digital engagement.

The updated project scope will incorporate feedback on the Housing, Land Use and Circulation Elements to reflect updated RHNA allocation numbers.

City of San Marcos — San Marcos General Plan Update
Project Manage & Lead Facilitator
The City of San Marcos began a General Plan Update with an emphasis on economic development and infill strategies alongside a Housing Element Update. Jenna leads community and stakeholder outreach for the General Plan Update, including leading digital and in-person engagement.

City of Mission Viejo — Oso Creek Golf Course and Open Space Vision Plan Lead Facilitator
Jenna led the public involvement program the golf course and open space vision plan. Kearns & West’s approach includes engagement with current and future users of the course, neighbors who have a vested interest in the success of the course and availability of open space, and residents who live in Mission Viejo. The multi-pronged approach includes stakeholder listening sessions, a community-wide workshop, and an online survey tool.

San Juan Capistrano, CA

[email protected]

760.296.9355

EXPERTISE

 Community Engagement
 Facilitation
 Urban Planning

EDUCATION & CERTIFICATIONS

MURP, Urban and Regional Planning
University of California, Irvine

BA, International Relations
University of California, Irvine

American Institute of Certified
Planners (AICP)
American Planning Association

Certificate, Public Participation
International Association of Public
Participation (IAP2)

MEMBERSHIPS

American Planning Association,
Orange County Chapter (OC-APA)

International Association of Public
Participation (IAP2)

City of Indian Wells — General Plan Update Outreach
Project Manager & Lead Facilitator
Jenna leads the Kearns & West team in the outreach process for the Indian Wells General Plan Update. Outreach for the project includes a digital engagement strategy and visioning and health workshops.

City of Rancho Santa Margarita — Comprehensive General Plan Update & EIR Public Outreach Specialist
Jenna’s team led the outreach team for the Rancho Santa Margarita General Plan Update that engaged over 1000 residents.

Residents were engaged through focus groups, roadshows, pop-up workshops, digital communication, and website design.

The focus of the update is to "refresh" the Land Use, Economic Development, Conservation/Open Space, Safety, and Noise elements to address the continued vision for the city. Additionally, updates ensured that all elements are consistent with new state requirements for general plans.

County of Orange — FIT Cities Initiative
Project Manager
Jenna led the FIT Cities Initiative for the Orange County Heath Care Agency under a grant from Kaiser Permanente. She was responsible for engaging with 34 cities in Orange County and regional staff in local agencies to encourage healthy communities activities in cities throughout Orange County. Her role included providing planning service, technical assistance, training, and outreach to local city staff, elected/appointed officials, and residents to integrate obesity prevention strategies into local planning efforts.

City of Santa Clarita — Old Town Newhall Specific Plan Update Community Engagement Director
Kearns & West is supporting the City of Santa Clarita by providing community outreach and engagement to gather input for an update of the successful Old Town Newhall Specific Plan. Jenna provided strategy and direction for engaging stakeholders and the community to update the Specific Plan, including facilitating focus groups and a socially-distanced walking tour of Old Town Newhall. Engagement included pop-up events in Old Town Newhall.

County of San Bernardino — Community Plans Continuum Project Lead Facilitator & Project Manager
As Group Project Manager, Jenna was responsible for managing six community plans in San Bernardino County as part of the larger community planning effort. As part of the countywide planning process, Jenna helped lead the development of community plans for 26 unincorporated communities. Communities range from the San Bernardino Mountains to the Mojave Desert. The project included intensive immersion weeks where multiple facilitations teams were immersed in each community conducting collaborative public workshops to engage communities to help develop goals, objectives, and action plans to address the issues and needs of each community.

City of Malibu — Coastal Vulnerability Assessment
Lead Facilitator
The City of Malibu (City) has initiated a Coastal Vulnerability Assessment to address potential effects of sea level rise.

Jenna drafted the community engagement memo and will help facilitate workshops and stakeholder meetings with the public to determine the potential fiscal impacts to the City and its residents and summarize applicable adaptation strategies that address the City’s vulnerabilities.

Southern California Association of Governments — Placentia General Plan Update Sustainability Element Lead Facilitator
As part of a Sustainability Planning Grant, Jenna prepared a sustainability element and conducted community outreach in support of the Placentia General Plan Update. Through this element, the city integrated principles of sustainability – a balance between social equity, a strong economy, and a healthy environment. This provides additional opportunities to identify ways to improve the quality of life in Placentia and become a more resilient community. Jenna administered a community survey and conducted community outreach workshops. Implementation programs, including actions, identification of key partners and potential funding sources, and a monitoring program, were also prepared.

EVA SPIEGEL
Senior Communications Specialist

SUMMARY OF QUALIFICATIONS

Eva Spiegel is a Senior Communications Specialist with Kearns and West and has over 25 years of professional experience in public affairs, strategic communications, local government, and the nonprofit arena as both a team leader and project manager. Throughout her career, Eva has made a strong commitment to professional opportunities that enhance the public’s understanding of important issues and inspire them to act. Working in the public policy sector, Eva is seasoned at developing public affairs strategies, stakeholder engagement, and communications tools to help inform and engage large and small audiences.

Eva served as the Director of Communications for the League of California Cities for 15 years, and brings her knowledge and experience in communicating land use policies and local decision-making to the public. She is an expert in message development and translating complex ideas, issues, and policies into compelling content, news stories, and various communication products including print, web, video, social media, and collateral materials.

RELEVANT EXPERIENCE

Multiple Clients
Senior Communications Specialist | 2019 - Present
 Marketing and Outreach materials
 Press releases
 Communication strategies
 Messaging materials
 Strategic communication services

League of California Cities
Director of Communications | 2007 — 2019
The League of California Cities has a mission to expand and protect local control through advocacy and education. As the Director of Communications, Eva managed and supervised the League’s communications operations including communications plans, CA Cities Advocate (weekly e-newsletter), Western City (monthly magazine), social media, press inquiries, story pitching, press releases, publications, and reports. She su,pervised department staff, executed strategy development with senior staff and departments and oversaw the organization’s website, including two overhauls. She also was responsible for drafting a wide range of communications products, collateral materials, messaging, articles, op-eds, and letters to the editor and served as editor, art director and project manager on various projects during her tenure. Supervised

American Communications Foundation
Director of Broadcast Operations/Special Projects | 2000 — 2006 Producer/Assignment Manager | 1995 — 2000
ACF was a national nonprofit news organization that produced high quality journalism for commercial radio and television including The Osgood File (CBS Radio, nationally syndicated news segment), XM Satellite Radio and seven local California TV stations. ACF stories focused on the coverage of substantive public policy and social issues. During her tenure with ACF, Eva held several positions, moving up through the organization.

Sacramento, CA

[email protected]

530.400.9068

EXPERTISE

 Local Government
 Strategic Communications
 Media Relations
 Messaging
 Writing
 Editing
 Social Media
 Multimedia
 Content Development
 Project Management

EDUCATION

MA, Broadcast and Electronic
Communications Arts
San Francisco State University | San
Francisco, CA

BA, Political Science
University of California, Davis | Davis,
CA

TAYLOR FUNDERBURK

ASSOCIATE

SUMMARY OF QUALIFICATIONS
Taylor Funderburk is an Associate at Kearns & West in San Diego and supports public involvement and stakeholder facilitation processes for projects focused on community planning, land use, water resources, renewable energy, climate change and resiliency, and environmental conservation and policy. Taylor's expertise includes managing projects, planning, and coordinating logistics for in-person and virtual engagement events, developing project materials, and notetaking and summary writing.

Taylor holds a bachelor’s in Philosophy from The College of Wooster in Ohio and a master’s in Nonprofit Management and Leadership from the University of San Diego. While in graduate school, she worked as a consultant for local San Diego Nonprofits providing recommendations and execution plans on topics such as community engagement, sector-issue needs assessment, and program design and evaluation. Her professional expertise includes project management for local government, foundations, and community organizations; implementing evaluations and conducting data analysis for sector trends and community needs; and event and logistics planning for trainings, workshops, or conferences (virtual and in-person) up to 300+ participants to provide capacity building and stakeholder engagement.

RELEVANT EXPERIENCE
San Diego County Department of Parks and Recreation — Off-Highway Vehicle (OHV) Park Siting Feasibility Study
Project Manager
Kearns & West is working with the San Diego County Department of Parks and Recreation on the Off-Highway Vehicle Park Siting Feasibility study to determine potential sites for the County’s first OHV Site. Taylor served as project manager for the community engagement planning process and implementation of outreach events – stakeholder roundtable meetings and public workshops. She attended project meetings with the project team and took meeting notes in addition to creating an outreach plan, a logistics plan, and summarized meeting memos.

San Diego County Airports — Sustainability Plan
Project Support
Kearns & West is working with the San Diego County Airports in the creation of their Sustainability Management Plan to collectively reduce environmental impacts. Taylor served as project support for the community engagement planning process and researched for each airport to inform the community outreach plan to understand surrounding communities and landscapes. She attended periodic project meetings with the project team and took meeting notes in addition to providing updates to the draft outreach plan at the direction of the project manager.

City of Rancho Palos Verdes Mixed-Use Overlay District – Community Engagement
Co-Project Manager
The City of Rancho Palos Verdes (City) is proposing to establish a Mixed-Use Overlay Zoning District (MUOD) for select parcels primarily in the City’s commercial zones. The city is in the process of collecting community input on what type of mixed-use areas the community would like to see around town.

Kearns & West coordinated and facilitated community outreach opportunities.

[email protected]

619.468.5208

EXPERTISE

 Project Coordination
 Research Data Collection &
Analysis
 Meeting Management
 Event Planning
 Survey Development
 Materials Development

EDUCATION & CERTIFICATIONS

BA, Philosophy
The College of Wooster | Wooster, OH

MA, Nonprofit Management &
Leadership
University of San Diego | San Diego, CA

Certified Nonprofit Professional (CNP)
Nonprofit Leadership Alliance | San
Diego, CA

MEMBERSHIPS

Board of Directors President
So Say We All | San Diego, CA

Board of Directors Member
Urban Growth | San Diego, CA

Taylor served as the project manager, working closely with a Kearns & West Vice President, to create an outreach plan, logistics plan, and staff the in-person outreach event.

Federal Emergency Management Agency (FEMA) — Resiliency Video Series Associate
In partnership with FEMA, the Resilience Action Partnership is conducting extensive research on stories of resilience across the nation and US territories. Kearns & West is working on conducting an extensive research project and creating a Resilience Story Video library. Taylor assisted with project coordination in weekly activities and team management. She coordinated weekly check-ins, PowerPoint creation, and answered technical questions. Deliverables include a 200+ list of potential stories of resilience. Taylor worked closely with core team members to organize and further research all stories to narrow them down to primary stories. Storyteller information was collected, and storytellers will be interviewed to hear their stories directly. Taylor supported the creation of interview engagement guidelines and created a story showcase of the top 60 stories for presentation to FEMA management.

San Diego Community Power (SDCP) – Community Engagement Associate
San Diego Community Power is the newest renewable energy provider in the greater region of San Diego County. Kearns & West is providing community outreach and engagement for SDCP’s upcoming Community Power Plan (CPP). Taylor supports a variety of community engagement activities. During Phase 1 of community engagement, Taylor served as a notetaker for five community listening sessions and aggregated responses into a summary for SDCP to incorporate into the CPP. For Phase 2, Taylor served as the task lead for the launch of the community survey. She coordinates community events to encourage survey participation, event staffing, and project timelines.

FEMA — Region 9 Annual Summit: Overcoming Barriers
Technical Support
Kearns & West coordinated and hosted the three-day summit for all Region 9 FEMA affiliates, showcasing the FEMA work across Region 9 states and territories. Taylor provided technical support serving as the PowerPoint screen-sharer for presenters in breakout rooms and as back-up in the main room. In addition, she was available for any questions or technical needs of the participants. The summit was attended by 100 to 120 participants per day. Each breakout room hosted 25 to 35 participants at a time.

The San Diego Foundation — COVID-19 Community Response Grant Evaluation Project Lead
While employed at the University of San Diego, Taylor worked with The San Diego Foundation to evaluate the success of their COVID-19 community response grants which provided millions of grant dollars to support organizations addressing the primary needs of the community. Taylor served as the project manager and co-researcher, developing a grantee survey to track the impact of the grant dollars, demographics of communities served, and ways that TSDF could support organizations better in the future. She managed the distribution and collection of surveys to 250 grant recipients and conducted qualitative and quantitative data analysis of survey results to understand primary community needs. Taylor provided coordination and implementation of eight focus groups with community organizations to complement the grant- specific grant survey. Finally, she aggregated and condensed the results from the survey and focus groups into an easy-to- read presentation for The San Diego Foundation, which would serve to inform their future funding decisions.

The City of San Diego, Economic Development Department — The Nonprofit Academy Event Planner & Project Coordinator
After a needs assessment conducted by The University of San Diego (USD) in 2016, The Nonprofit Academy (Academy) was designed to provide nonprofits capacity-building opportunities and access to city staff to support grant applications through three tracks: 1) a twice-a-year two-day conference, 2) half-day training workshops, and 3) a year-long cohort leadership development program. In her capacity as an event planner and project coordinator for USD, Taylor supported the Academy’s development and managed in-person events, both single and multi-day, including training, workshops, and conferences for local nonprofits of up to 300 attendees. She led a team of eight, including vendors, in the execution of the two-day conference and created the event planning framework to manage registration, agenda content, speaker coordination, volunteer management, integration of technical platforms, visual design, and streamlined preparation. Taylor adapted the conference framework from in-person to 100% virtual using Zoom and YouTube Live, locating and collaborating with new vendors for production and researching, assessing, and integrating conference app technology.

Economic & Planning Systems, Inc. 1330 Broadway, Suite 450  Oakland, CA 94612 The Economics of Land Use 510.841.9190  [email protected]  www.epsys.com

Jason Moody
Managing Principal
Education
Master of Public Policy, UC
Berkeley, 1995
BA in Economics, UC Santa
Cruz, 1988
Previous Employment
Budget Analyst for City of San
Francisco (1995)
Research Analyst, Fisher Center
for Real Estate and Urban
Economics (1994–5)
Business Analyst, Port Authority
of New York/New Jersey (1994)
Print Media Journalist, States
News Service, Washington, DC
(1989–1992)
Affiliations
International Downtown
Association
International Economic
Development Council
Publications/Presentations
“Retail versus Housing:

Rethinking the Fiscal Paradigm”
Meta-hosted webinar,
June 10, 2022
“Bay Area Downtowns: Place
Types and Post Pandemic
Prospects.” San Mateo Council
of Cities, May 22, 2022
“Repositioning Languishing
Assets: Building for the Missing
Middle.” ULI Urban
Revitalization Council, Fall 2020
“COVID-19: Cross-Cutting
Trends toward a New Reality.”
Lambda Alpha International
Spring / Summer, 2020
“Town Centers: Typologies and
Policy Directions,” Bay Area
Planning Directors Association
(BAPDA), Spring 2017 Meeting
“Urban-Suburbia,” Urban Land
Magazine, October 2008
ABOUT
As a Managing Principal at EPS, Jason has worked at the firm for over 25 years and has been instrumental in building the firms presence in Southern California.

He has extensive experience in the areas of real estate market and financial analysis, socio-economic forecasting, regional economics, and corridor revitalization. He regularly works for both public and private sector clients, focusing on the feasibility and economic implications of individual projects as well as larger areas, including mixed-use districts, corridors, and entire cities. Jason has applied this expertise in numerous land use planning and policy efforts, including General Plans, Specific Plans, and Master Plans, as part of multidisciplinary teams.

SELECTED PROJECT MANAGEMENT EXPERIENCE
Development Feasibility and Policy Guidance for Tustin Specific Plans EPS evaluated development economics and provided policy guidance designed to stimulate private investment in two specific plan areas targeted by the City, one along the Red Hill Ave. commercial corridor and the other focused in the historic downtown.

Fullerton Rail District Specific Plan
EPS is providing economic, market, and development feasibility analysis to support the Fullerton Rail District Specific Plan, a 35-acre underutilized legacy industrial area with public land, located within the Downtown.

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

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

El Camino Real Corridor Strategic Plan
EPS served as the lead economist for a multidisciplinary team retained by the Redwood City to evaluate revitalization strategies for El Camino Real (aka The Grand Boulevard), a major arterial serving multiple jurisdictions from San Francisco and through Silicon Valley.

Pasadena Playhouse District Revitalization Strategy
EPS was retained by the Pasadena Playhouse District to evaluate market opportunities and development feasibility as part of a multidisciplinary strategy focused on revitalization and branding for this historic, mixed-use district, with a focus on arts and cultural venues.

J ASON M OODY 2

SELECTED PROJECT MANAGEMENT EXPERIENCE (CONTINUED)
Glendora Commercial Corridor Revitalization Study
Jason provided market analysis to support reinvestment strategies for two separate commercial corridors for the City of Glendora, one for Arrow Highway and the other for the historic Route 66.

Market and Financial Analysis to Support State Corridor Housing Legislation: Jason is providing market and financial analysis to support the California State Assembly draft new legislation to support housing along major commercial corridors (AB 2011).

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

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

Fresno South Blackstone Ave. Corridor Plan
EPS participated as part of a multi-disciplinary planning team retained by the City to develop a mobility-based revitalization plan for historic albeit economically struggling commercial corridor in Fresno.

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

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

Downtown Orinda Precise Plan
EPS has been retained by the City of Orinda to develop a Precise Plan for the small downtown serving this bedroom community that would help spur investment, provide additional shopping opportunities and provide additional housing opportunities (in part to address State RHNA goals).

Downtown Walnut Creek Precise Plan
Working for the City of Walnut Creek, EPS evaluated the market and financial feasibility of various mixed-used redevelopment options for a two-block area in the Downtown.

Downtown Pleasanton Specific Plan
EPS is providing strategic market and development feasibility analysis to support a Specific Plan for Downtown Pleasanton. The work is focused on how a relatively small downtown can carve out an effective commercial market niche in a mature and highly competitive regional market. EPS participated in separate presentations to community stakeholders and City Council.

Santa Rosa Downtown Specific Plan
Working for the City as part of a multi-disciplinary team, EPS evaluated the market and development feasibility of vertical-mixed use residential and commercial development in this historic downtown served by new Sonoma- Marin Area Rail Transit station.

Downtown Mountain View Development Strategy
EPS was retained by the City to evaluate development strategies and opportunity sites to ensure their downtown core, situated adjacent to a Caltrans Station, effectively adapts to the changing market dynamics facing mid-size downtown in light of changing retail landscape.

Economic & Planning Systems, Inc. 800 Wilshire Blvd., Suite 410  Los Angeles, CA 90017 The Economics of Land Use 213.489.3808  [email protected]  www.epsys.com

Julie Cooper
Executive Vice President, Director of LA Office
Education
Master of Public Policy,
Harris Public Policy at the
University of Chicago, 2014
Certificate in Municipal
Finance
Bachelor of Arts, International
Studies, University of
Chicago, 2007
Previous Employment
Associate, Development
Strategies, Saint Louis, MO
(2014-2018)
Policy Intern, Center for
Neighborhood Technology,
Chicago, IL (2013)
Research Assistant, Energy
Policy Institute at Chicago,
Chicago, IL (2012-2013)
Director of Public Relations,
Israel Government Tourist
Office Midwest Region,
Chicago, IL (2008-2012)
Affiliations
American Planning
Association
Urban Land Institute
NABE Los Angeles Chapter

ABOUT
Julie Cooper joined EPS’s Los Angeles office in 2018, bringing professional experience in land use, economic, and community development consulting. She has provided strategic planning services for a variety of public, private, and institutional clients, including analysis of market and economic conditions, development feasibility and fiscal impact modeling, and policy recommendations.

She also has extensive experience in stakeholder and community engagement.

Before joining EPS, Julie served as an Associate at Development Strategies, a St. Louis-based consulting firm.

SELECTED PROJECT AND PROFESSIONAL EXPERIENCE
Pasadena Playhouse Village Strategic Plan Fiscal Analysis EPS was hired to provide economic and financial analysis as part of a multi- disciplinary team retained by the Pasadena Playhouse Village Association, a non- profit organization managing the Pasadena Playhouse Village PBID, to develop a strategy to expand the market performance and vibrancy of the vital mixed-use neighborhood in the heart of the City’s downtown. EPS’s work included a detailed analysis of various City taxes and fees that will likely be enhanced by continued development activity in the Village; and research, analysis, and recommendations related to the potential establishment of an EIFD in the Village. Julie assisted with the analysis of impacts on municipal revenues, and conducted research and stakeholder interviews on the policy and political considerations impacting EIFD formation in the City and County.

Fullerton Rail District Specific Plan Market and Feasibility Analysis EPS was part of a multi-disciplinary team to develop a Specific Plan for the Rail District, a transit-adjacent area near Fullerton’s Downtown. The area is currently developed with low density industrial uses, and the City is seeking to support redevelopment that will include denser mixed-use and mixed-income residential projects. As the team’s economist, EPS analyzed market trends in the City and market area, and assessed the financial feasibility of new design standards, to help the team identify the product types that will be most successful in the area. As EPS Project Manager, Julie was responsible for coordinating with the prime firm, conducting existing conditions and financial feasibility analysis, producing deliverables and participating in meetings with City staff and stakeholders.

Lost Hills Community Service District Feasibility Study EPS has been engaged by a major community organization to support the creation of a Community Service District (CSD) in the unincorporated community of Lost Hills in Kern County. EPS’s work has included studying demographic and socioeconomic trends and existing service levels in the community; assessing the costs associated with providing services through a CSD; and identifying potential revenue sources to support the CSD. Julie is serving as project manager and primary researcher/analyst for EPS’s work.

Economic & Planning Systems, Inc. 1330 Broadway, Suite 450  Oakland, CA 94612 The Economics of Land Use 510.841.9190  [email protected]  www.epsys.com

Benjamin C. Sigman
Principal
Education
MS Agricultural and
Resource Economics,
University of California,
Davis, 2003
BA Economics, Colby
College, 1999
Previous Employment
Principal and Vice
President, AECOM (2009-
2011)
Senior Associate,
Economics Research
Associates (2005-2008)
Associate, Economic &
Planning Systems
(2004-2005)
Research Analyst,
Industrial Economics, Inc.
(1998-2002)
Affiliations
Urban Land Institute
ABOUT
Benjamin C. Sigman is a land use economist with over 20 years of experience providing consulting services for public, private, and institutional clients. Ben possesses significant expertise analyzing real estate, land use policy, and regulation.

He authors studies that evaluate market and financial feasibility factors, and offer public financing strategies. He also conducts economic and fiscal impact analysis of wide-ranging activities, including infrastructure development, commercial operations, and open space management. In his economic development work, Ben brings a land use-focused perspective that guides investment in quality of place, value creation, and public realm improvements.

Ben also worked for AECOM (New York and San Francisco) and Industrial Economics, Inc. (Cambridge, Massachusetts), providing economic analysis and advisory services to private and public clients, including federal, state, and local governments. His work included benefit-cost studies, policy analysis, and litigation support.

SELECTED PROJECT EXPERIENCE
ocV!BE Real Estate Advisory
Principal in Charge a financial feasibility and fiscal benefit study that played an important role in the City Council’s consideration of the ocV!BE project. To support development agreement negotiations and overall project evaluation, EPS crafted an independent assessment of project viability and the likely tax revenue benefits to the City. The study provided City decision makers with accessible and unbiased confirmation that ocV!BE’s community benefits package was well sized relative to the value created by the project. EPS supported City staff with study documentation and related presentation materials during Council hearings on the project. Ultimately, the City Council unanimously approved the project in September 2022.

Downtown Santa Clara Precise Plan
Principal in Charge of Downtown Plan economics support services, including real estate market work, feasibility analysis, and implementation strategy. EPS provided an assessment of market factors, and finding that recent economic growth and real estate appreciation had intensified demand for high-density development. While development opportunities were identified, EPS also highlighted potential challenges.

With EPS input, the Plan envisions a new downtown that builds on its historic context and leverages placemaking investments. Ongoing EPS work will establish a Downtown impact fee to help fund key public facilities.

Downtown Oakland Incentive Zoning
Principal in Charge of a real estate market and financial feasibility study to inform City planning for an incentive zoning program in Downtown Oakland. EPS analyzed development trends, including market values and development costs, using data and developer interviews to inform pro forma financial analysis of prototypical real estate projects. The work focused on the potential for up zonings to create value for new community benefits. The analysis highlighted an increasingly challenging real estate development environment, and tempered expectations for modest density increases to yield significant value for the City.

BENJAMIN C. SIGMAN 2

SELECTED PROJECT EXPERIENCE (CONTINUED)
Downtown West Real Estate and Community Benefits Advisory Principal economist assisting Google with financial analysis to inform the company’s development agreement with the City of San Jose for their Downtown West mixed-use masterplan. Ben advised Google on community benefits practices and precedent agreements, and conducted extensive financial analysis concerning horizontal and vertical development of the masterplan. As part of the engagement, Ben represented Google in discussions with the City’s economist and provided as-needed support to Google on technical work to support the project’s public benefits agreement.

Port of San Francisco Mission Rock Real Estate Advisory Senior economist for ongoing real estate and public finance advisory services for the Port of San Francisco’s Mission Rock project at Seawall Lot 337. Ben conducted pro forma financial feasibility analysis and evaluated infrastructure financing mechanisms, including consideration of developer returns, ground lease term, and use of IFD and CFD tools, among other factors. He conducted numerous stress tests of contemplated deal parameters to ensure the Port’s position would maximize its revenue potential while reducing risk exposure and quantifying elements of uncertainty. Resulting deal terms were reflective of the Port, City, and Project Sponsor goals and were agreed upon by all parties.

Town of Danville Comprehensive Economic Development Plan Senior economist for the Town of Danville’s Comprehensive Economic Development Plan. Ben examined the Town’s competitiveness and prepared a plan to actively promote economic and fiscal sustainability. The effort was extensive, with significant data analysis and outreach to the Town’s business community and the Town Council.

EPS considered local conditions in the context of the regional economy, as well as broad trends in employment growth, trade, and retailing. Based on EPS recommendations, the Town proceeded with zoning modifications in the downtown area of Danville, leading to improved retail occupancy and economic activity.

Livermore Isabel Neighborhood Plan
Senior economist for research and analysis in support of Isabel Neighborhood Plan, including analysis of housing, office, and retail market potential and financial feasibility. Ben initially advised on overall real estate market conditions, then prepared focused analysis of retail demand and office development potential. Later stage planning work included a tradeoffs analysis of affordable housing options. Ben continues to work with the City on implementation of the Plan, including analysis of special taxes to supporting ongoing maintenance and operation of public infrastructure in the Plan area.

City of Cupertino Real Estate Advisory Services
Senior economist assisting the City of Cupertino with evaluation of community benefits programs and options for evaluating proposed General Plan Amendments, as well as the Vallco Town Center Specific Plan. Ben conducted a range of financial analyses to evaluate the potential for Cupertino projects (including residential, office, and hotel projects) to yield additional public benefits. Ben also prepared extensive research concerning community benefits programs in California, providing the City with a white paper on the topic.

Infill Development Finance Study
Senior economist for a study of existing and potential financing tools for infill development, prepared for the State of California’s Strategic Growth Council. Ben assessed current infill development financing instruments and performed case study analysis to test their efficacy. Ben and his team also made recommendations concerning potential new and refined infill financing mechanisms. The work informed new state legislation for tax increment financing and highlighted the range of existing municipal financing tools available to California cities.

EDUCATION
BS, Civil Engineering with Honors, University
of California, Berkeley, 1985
Master of Science in Transportation,
University of California at Berkeley, 1987
Masters in Business Administration, Golden
Gate University, 1998

REGISTRATIONS
Licensed Traffic Engineer, CA (TR1510)

PUBLICATIONS
US Traffic Calming Manual, co-authored with
Reid Ewing, APA & ASCE, 2009
Skinny Streets, co-authored with Reid Ewing,
ULI July 2007
Traffic Calming Revisited, co-authored with
Reid Ewing and Aaron Hoyt, ITE Journal
November 2005
Traffic Calming Revisited, TRB Conference,
2004
Community Based Street Design Standards,
co-authored with Gwen Owens, ITE District 6
Conference, 1998
Measurable Traffic Calming Results, co-
authored with Martin Hanneman & Ken
Grehm, ITE District 6 Annual Conference,
1999

TRAINING & EDUCATION EXPERIENCE
UC Davis Extension Capstone Transportation
Course, former instructor
UC Davis Transit-oriented Development
Course, former instructor
UC Berkeley Extension course regarding
Traffic Calming, former instructor
ABOUT
Mr. Brown is a Senior Principal with 30 years of experience in transportation planning and engineering. In addition to his 25 years of consulting experience, Mr. Brown was the Director of Transportation Planning for the City of Sacramento. He has managed projects in eight states that include the following disciplines: transportation master plans, traffic calming, environmental impact assessments, parking and circulation studies, bicycle and pedestrian facility plans, new-urbanist planning, freeway interchanges, intersection/signal designs and corridor studies. Mr. Brown earned a Master’s Degree in Transportation from the University of California, Berkeley, and a Master’s in Business Administration from Golden Gate University in San Francisco. He is a licensed traffic engineer in California.

PROJECT EX PERIENCE
Steve Brown was either a key participant or principal-in-charge of all the following studies conducted by Fehr & Peers:

SB743 Support to OPR
We supported the State’s Office of Planning and Research (OPR) by: developing a series of white papers, participating in strategy discussions, and reviewing draft documents prepared by OPR. We also partnered with Portland State University to develop several pilot studies of example projects to test the methods and results of vehicle-miles-travelled analysis. Finally, Mr Brown participated in workshops sponsered by SCAG on this topic.

SB743 and Toll Road Facilities
On behalf of the Orange County Toll Road Authority (TCA), we tested the vehicle- miles-travelled implications related to a series of facility modifications within the TCA system. This included a test of widening projects on SR73, SR241, and SR261. The results were used to understand how TCA can comply with the SB743 guidelines and to establish appropriate thresholds of significance.

SB743 and South OC
As part of a comprehensive effort to develop transportation solutions for South Orange County, we evaluated the VMT performance of 22 transportation options.

This effort provided the client with information regarding the range of impacts, appropriate thresholds, and potential mitigations.

Steven J. Brown, PE
Senior Principal

SB743 for City of Costa Mesa
We are advising the City of Costa Mesa in complying with the SB743 requiremetns b: developing new transporation impact analysis guidelines, modifications to their Circulation Element in their General Plan, and thresholds of significance for VMT. This is a joint effort of the City’s Planning and Transportation Departments.

Westside Mobility Plan and Impact Fee
Mr. Brown served as Principal-in-charge of this effort to create a comprehensive plan for the Westside of Los Angeles, which included a state-of-the-art travel model and fee program. The fee program was the first in the state to incorporate VMT as the primary metric for determining relative benefit (and cost sharing).

The fees cover a variety of modes (including transit and bike) and all new development. This effort won an Award of Excellence from the LA chapter of APA.

Gateway Cities Strategic Transportation Plan and Fee
Structure
Mr. Brown was the lead for Fehr & Peers on this landmark program, including preparation of the Active Transportation Plan.. This plan included more than 50 new or enhanced ideas for regional bike facilities, enhancements to major transit hubs, and sub-regional pedestrian facilities.

Fehr & Peers also created the micro-simulation model to evaluate multi-modal conditions at a fine-grained level. This analysis looked at more than 100 “hot spots” in the study area to identify operational problems associated with lane drops, weaving, closely-spaced intersections, and truck impacts. The micro-simulation was used to determine cost-effective
operational improvements that will optimize the performance of the system. The final component was the creation of a fee program structure to support the improvement plan.

Mobility Strategies for County Corridors and Fee
Program
Fehr & Peers was the lead firm on this landmark study to develop and evaluate ideas for enhancing mobility in the 11 most congested corridors in Sacramento County, a total of 55 miles of arterial roadways. Enhancing mobility was defined by reducing travel times and improved travel time reliability; increasing the people-moving capacity and improving safety for all users of the transportation system.

The study provided an exhaustive list of ideas and quantitatively evaluated the most promising strategies. These results were presented in a short-list of strategies for each corridor that were supported by a fee program via areas-of-benefit.

SACOG Blueprint
The Sacramento Area Council of Governments (SACOG) wanted to sponsor a long-range visioning exercise for the future of the Sacramento region, but found that their regional traffic model (SACMET) had no mechanism for predicting the effects of Smart Growth land use policies. Fehr & Peers developed a post- processor that enabled the SACMET model to be used to analyze the likely effects of neighborhood characteristics on travel behavior based on the 4Ds of the built environment: residential and employment density, diversity of land uses, walkable design, and proximity to regional destinations. The post-processor was used by the SACOG in their award-winning Blueprint Project.

OCTA, State Route 55 Widening (I-5 to SR-91) PA/ED,
Orange County, CA.

Fehr & Peers has prepared a traffic impact report for the SR-55 Widening (I-5 to SR-99) PA/ED in the cities of Anaheim, Orange, Santa Ana, and Tustin in Orange County, CA. We conducted the screening analysis of improvements options along the SR-55 study corridors and provided recommendations to the design team to refine project alternatives. We worked with the OCTA Modeling Section to develop the opening year and design year traffic forecasts for the proposed project alternatives and prepared the traffic volume report to summarize the
methodologies and forecasting results. In addition, we developed a micro-simulation VISSIM model for the SR-55 study area, calibrated and validated the model to reflect the existing conditions. The validated VISSIM models were then used to evaluate the opening year and design year traffic operations for the SR-55 freeway corridor under each project alternative. Our evaluation performance measures includes the freeway facilities service levels and volume served, as well as the system-wide measures of effectiveness (MOE) such as corridor travel times, average travel speeds, VMT, VHD, and average delay per mile traveled. Steve served as the PIC.

SR-57 Widening Project
Fehr & Peers completed the traffic study for the SR-57 Widening PR/ED. Our main tasks included the development of micro- simulation models for the SR-57 study area, evaluation of existing and future traffic operations conditions before and after the project alternatives, and preparation of a traffic circulation impact report as part of the PR/ED. Steve served as the PIC.

Diamond Bar Interchange Study
Fehr & Peers was part of a team that assisted the City of Diamond Bar in evaluating freeway access options within the City. We provided a peer review and interpretation of studies prepared by others for both the local interchanges and the system interchange at SR 61 / SR 70.

Paul Herrmann, TE
Senior Associate

EDUCATION
BS, Civil Engineering, California Polytechnic State
University, Pomona, CA (2011)

REGISTRATION S
Licensed Traffic Engineer, CA (TR2797)

PRESENTATIONS
° SB 743 in OC, City Engineers Association of
Orange County (CEAOC), 2020
° SB 743 in Riverside & San Bernardino, Institute
of Transportation Engineers Riverside/San
Bernardino Chapter (RSBITE), 2020
° Preparing For A Post VMT World Apocalypse,
Association of Environmental Professionals
(AEP) Conference, 2020
ABOUT
Mr. Herrmann has eleven years of experience in
transportation engineering and transportation
planning at Fehr & Peers. Prior to Fehr & Peers,
Paul worked at the City of Corona in the Traffic
Engineering Department for two years. He has
led a wide variety of projects including traffic
studies, infrastructure projects, travel demand
forecasting, parking and circulation studies, and
long-range development plans. Mr. Herrmann is
an expert in SB 743 Implementation and VMT
Analysis for CEQA projects. Mr. Herrmann is also
an active member in the Fehr & Peers SB 743
Working Group and Safety Group which hold
weekly discussions on evolving industry best
practices. Mr. Herrmann serves clients
throughout Southern California with projects
throughout the SCAG region.

PROJECT EXPERIENCE
General Plans
Paul has worked on a wide variety of General Plans throughout the state of California, including:
• City of Ontario
• City of Chino
• City of Lake Elsinore
• City of Moreno Valley
• City of Redlands
• City of Corona
• County of San Bernardino
• City of Fountain Valley
• City of Diamond Bar
• City of Los Alamitos
• City of Anaheim

CEQA/NEPA Assessment
Paul has completed transportation assessments for over 50 projects in support of CEQA or NEPA documentation. These include impact assessment to support negative declarations, transportation sections for EIRs, and transportation sections for EISs or joint EIR/EISs.

Significant environmental transportation impact assessments that Paul has led are noted below:
• City of Anaheim Beach Boulevard Corridor Plan Traffic Study and EIR, Anaheim, CA
• Etiwanda Heights Neighborhood and Conservation Plan/EIR, Rancho Cucamonga, CA
• City of Anaheim Beach Boulevard Corridor Plan Traffic Study and EIR, Anaheim, CA
• Gateway at Grand Terrace Specific Plan EIR, Grand Terrace, CA • Section 31 Specific Plan EIR, Rancho Mirage, CA,
• Crossings Specific Plan Traffic Study & EIR, Fountain Valley, CA • Long Beach Blvd Specific Plan, Long Beach, CA
• South East Area Specific Plan, Long Beach, CA

Delia Votsch, PE
Associate

EDUCATION
Bachelors of Science, Civil Engineering,
Drexel University, 2015

PRESENTATIONS
Developing SB 743 Guidelines – APA Orange
County Chapter (2020)
Deciphering SB 743: Basics and Perspectives –
WTS Inland Empire (2020)
SB 743 and VMT – RSB ITE, 2020
Advanced CEQA Workshop – AEP, 2021
CEQA Transportation Impact Analysis and
the Transition to VMT – AEP, 2022
A VMT Mitigation Survival Guide – National
APA, 2022

EXPERTISE
• General and Specific Plans
• Transportation Impact Analysis
• Complete Streets Planning & Design
• Travel Demand Forecasting
• Vehicle Miles Traveled
• Transportation Demand Management

REISTRATIONS
Licensed Civil Engineer, State of California
(C 90171)

ABOUT
Delia is an associate with eight years of experience. She currently serves as the Operations Manager for the Orange County/Inland Empire office. She was drawn into transportation engineering because of the potential to improve the built environment and to solve exciting and complex problems. She has managed and worked on a variety of projects. Delia brings a unique perspective of having lived and worked in different communities, with a commitment to serving those communities and her clients.

PROJECT EXPERIENCE
Rancho Cucamonga General Plan Update and Emergency Evacuation Assessment (Rancho Cucamonga, CA)
Delia oversaw the preparation of the General Plan policies, mapping, and visioning.

She also contributed to the evacuation assessment which identified areas with limited accessibility and tested potential evacuation scenarios. Identification of potential circulation and capacity issues, and policies and implementation programs recommended for incorporation into the "PlanRC project." Montclair General Plan Update (Montclair, CA)
Delia is managing the ongoing effort to update the City of Montclair General Plan Mobility Element. Delia has overseen the preparation of existing conditions and vehicle miles traveled (VMT) estimates. The project will include the preparation of ADT forecasts and the transportation chapter of the EIR for the General Plan Update.

Palm Springs General Plan Update (Palm Springs, CA)
Delia is managing the ongoing effort to update the City of Montclair General Plan Mobility Element. Delia has overseen the preparation of existing conditions and vehicle miles traveled (VMT) estimates.

San Clemente Complete Streets Safety Assessment (San Clemente, CA) Fehr & Peers is worked with SafeTREC at UC Berkeley to deliver Complete Streets Safety Assessments for six cities throughout California. Fehr & Peers led interviews with local staff to provide a safety policy benchmarking assessment, reviewed historic collision data to understand key safety issues, completes field visit safety and walking audits. Our work product was a summary report with project recommendations including conceptual designs of proposed improvements in four key corridors in San Clemente.

JOHN GUST
Task Manager and Principal Investigator for Archaeology

EDUCATION
2016 Ph.D., Anthropology, University of California, Riverside (UCR) 2011 M.A., Anthropology, UCR
2007 M.A., Applied Geography, University of Colorado, Colorado Springs (UCCS) 2002 B.A., Anthropology, minor in Geography/Environmental Studies, UCCS

SUMMARY OF QUALIFICATIONS
Dr. Gust is a Registered Professional Archaeologist (RPA) with over 11 years of experience in field archaeology. His field expertise includes pedestrian surveys, excavation monitoring, resource recording, and historic artifact analysis. Dr. Gust has extensive experience in California cultural resources, having served as Prin cipal Investigator on projects for the City of San Juan Capistrano, Southern California Edison, Pacific Gas and Electric, the City of San Jose, Los Angeles International Airport, and the City of Morro Bay. He has managed a variety of projects at Cogstone i n the water, transportation, energy, development, and federal sectors. He has also managed cultural resources monitoring projects for both public and private sector clients. He meets the qualifications required by the Secretary of the Interior’s Standards and Guidelines for Archaeology and Historic Preservation. Dr. Gust is a member of the Society for California Archaeology, Society for American Archaeology, and the American Anthropological Association.

SELECTED PROJECTS
Camino Capistrano Mixed -Use Project, City of San Juan Capistrano, Orange County, CA. Cogstone conducted a cultural and paleontological resources assessment to determine the potential impacts to cultural and paleontological resources during the project, whi ch consisted of the retention and rehabilitation of two National Register of Historic Places (NRHP) -listed adobe buildings; reconstruction of a contributing barn that was recently dismantled and stored onsite; removal, offsite relocation, and rehabilitation of a second contributing barn that is extant; and the construction of three new buildings.

The project area and vicinity are known to be archaeologically sensitive areas. Cogstone’s services included records searches, a Sacred Lands File search from the Native American Heritage Commission (NAHC), a pedestrian survey, and the preparation of a Cultural and Paleontological Resources Assessment Report . Site updates were prepared on California Department of Parks and Recreation (DPR 523) forms for the two previously recorded adobe buildings. The City of San Juan Capistrano was the lead agency under the California Environmental Quality Act (CEQA). Sub to 31871 Camino Capistrano LLC. 2023-ongoing

University of California Natural Reserve System San Joaquin Marsh Reserve Water Conveyance and Drainage Improvement Project, City of Irvine, Orange County, CA. Cogstone conducted a cultural and paleontological resources assessment to determine the p otential impacts to cultural and paleontological resources for the proposed long -term water management improvements and habitat value of the Marsh Reserve. Services included pedestrian survey, records searches, Sacred Lands File search from the NAHC, background research, subsurface testing, and reporting. Due to the proximity of the project to the San Diego Creek, the project required a Clean Water Act Section 404 permit from the United States Army Corps of Engineers (USACE) and Section 106 National Historic Preservation Act (NHPA) compliance. The University of California acted as the lead CEQA agency and USACE acted as lead agency under the National Environmental Policy Act ( NEPA). Sub to Moffat & Nichol. Task Manager and Principal Investigator for Archaeology. 2020-2021

Well 28 Project, City of Orange, Orange County, CA. Cogstone conducted a cultural and paleontological resources assessment to determine the potential impacts to cultural and paleontological resources for the proposed construction of a new well and pumping station. Cogstone

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conducted records searches, a built environmental survey, background research, and prepared a final report supporting the IS/MND. The study was completed in compliance with CEQA and the Secretary of the Interior’s Standards for Treatment of Historic Properties . The City of Orange acted as lead agency under CEQA. Sub to EDP Solutions, Inc. Principal Investigator for Archaeology. 2020

San Juan Hills Green Cathodic Protection Project, City of San Juan Capistrano, Orange County, CA.

Cogstone conducted cultural and paleontological monitoring and managed Native American monitoring during hydro- vacuuming and bore drilling for installation of cathodes designed to curtail erosion of underground water lines. N o cultural or paleontological resources were identified during monitoring. Upon completion of construction, Cogstone prepared a Cultural and Paleontological Resources Monitoring Compliance Report. Task Manager and Principal Investigator for Archaeology. 2020

Dominguez Bike Path, City of Carson, Los Angeles County, CA. Cogstone conducted a cultural and paleontological resources assessment to determine the potential impacts to cultural and paleontological resources during the proposed construction of a 12- foot wide asphalt bike path located on approximately 1.13 linear miles along the northern embankment of the Macco Channel and along the eastern embankment of the Dominguez Channel within the Los Angeles County Flood Control District right- of-way. Cogstone’s services included records searches, a Sacred Lands File search from the NAHC , intensive cultural, paleontological, and built environment surveys, and preparation of a Cultural and Paleontological Resources Assessment Report. One historic built- environment resource, a segment of the Dominguez Channel Levee System, was recorded on DPR 523 forms and evaluated for historic significance. The assessment report complied with the requirements of CEQA with the City of Long Beach acting as the lead agency. Due to the possible impacts on waterways, USACE requires Project proponents to obtain a Clean Water Act (CWA) Section 404 permit. The USACE is the lead agency under the CWA and Section 106 of the NHPA.

Sub to Geode Environmental. Task Manager and Principal Investigator for Archaeology. 2022

San Juan Capistrano Memory Care Development Project, City of San Juan Capistrano, Orange County, CA. Cogstone conducted cultural and paleontological resources monitoring and managed Native American monitoring during constructi on of an adult memory care facility with associated parking and exterior lighting. Payomkawichum Kaamalam provided Native American monitoring for the project. A total of six ecofacts and one artifact was observed and collected. One artifact was recorded on DPR 523 forms. Upon completion of monitoring, Cogstone prepared a Cultural and Paleontological Resources Monitoring Compliance Report. Sub to Protea Capital Partners. Task Manager and Principal Investigator for Archaeology. 2019-2021

The Groves Senior Affordable Apartments, City of San Juan Capistrano, Orange County, CA.

Cogstone provided archaeological and paleontological resources monitoring and documentation services for ground -disturbing activities including clearing and grubbing, soil remediation, site excavation and grading, footing excavations, street widening, utility trenching, and any other required tasks. Cogstone also managed Native American monitoring and scheduling . Cogstone provided an archaeologist who was cross-trained in paleontology to provide substantial cost- savings for the developer. A final Cultural and Paleontological Resources M onitoring Compliance Report was prepared at the conclusion of ground -disturbing activities for the Project. Sub to C&C Development.

Task Manager and Principal Investigator for Archaeology. 2020-2022

MOLLY VALASIK
Principal Archaeologist

EDUCATION
2009 M.A., Anthropology, Kent State University, Kent, Ohio 2006 B.A., Anthropology, Ohio State University, Columbus, Ohio

SUMMARY QUALIFICATIONS
Ms. Valasik serves as Cogstone’s CEO and CFO and helps guide the vision and direction of Cogstone.

She has been with the company since 2009 and has helped transition Cogstone from sole ownership to multiple owners with an active board of directors. Ms. Valasik is a Registered Professional Archaeologist (RPA) with more than 14 years of experience. She is a skilled professional who is well -versed in the compliance procedures of the California Environmental Quality Act (CEQA), the National Environmental Policy Act (NEPA), and Sections 106 and 110 of the National Historic Preservation Act (NHPA) and regularly prepares cultural resources assessment reports for a variety of federal, state, and local agencies throughout California. Ms. Valasik has managed a variety of projects at Cogstone in the water, transportation, energy, development, and federal sectors. She meets the qualifications required by the Secretary of the Interior’s Standards and Guidelines for Archaeology and Historic Preservation. She is accepted as a P rincipal Investigator for prehistoric archaeology by the State Historic Preservation Office (SHPO) and is listed as a Principal Investigator on Cogstone’s Bureau of Land Management (BLM) Cultural Resource Use Permit.

SELECTED PROJECTS
Camino Capistrano Mixed -Use Project, City of San Juan Capistrano, Orange County, CA. Cogstone conducted a cultural and paleontological resources assessment to determine the potential impacts to cultural and paleontological resources during the project, which consisted of the retention and rehabilitation of two National Register of Historic Places (NRHP)-listed adobe buildings; reconstruction of a contributing barn that was recently dismantled and stored onsite; removal, offsite relocation, and rehabilitation of a second contributing barn that is extant; and the construction of three new bui ldings.

City of San Juan Capistrano, In- N-Out 31791 Del Obispo Street, San Juan Capistrano, CA. Cogstone conducted a Historic Resources Project Review to determine potential impacts to historical resources resulting from the proposed construction of a 3,897 square foot In- N-Out Restaurant with a drive - through and related site improvements on two adjoining lots totaling 1.77 acres. Cogstone’s services included a cultural resources records search, built environment survey, updates to existing DPR 523 forms, National Register of Historic Plac es ( NRHP) eligibility assessments, and preparation of a Historic Resource Project Review Report. Cogstone also reviewed design plans of the proposed commercial building for compatibility with the NRHP -listed Blas Aguilar Adobe and attended an in - person pub lic hearing with the public and the San Juan Capistrano Cultural Heritage Commission.

The assessment was completed in compliance with the requirements of CEQA with the City of San Juan Capistrano as the lead agency under CEQA. Project Manager. 2021

San Ga briel River Commuter Bikeway and Big Dalton Wash Commuter Bikeway, City of Baldwin Park, Los Angeles County, CA. Cogstone conducted a cultural and historic built environment resources assessment to determine the potential impacts to cultural and historical resources for the proposed construction of approximately five miles of new bikeway/pedestrian pathway. Services included pedestrian surveys, records searches, a Sacred Lands File search from the NAHC, preparation of DPR 523 forms, NRHP eligibility assessments, and reporting. The project required a

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Section 408 permit from the United States Army Corps of Engineers (US ACE) due to the proximity of the federally managed San Gabriel River and tributaries. All work was completed in compliance with Section 106 of the NHPA. The City of Baldwin Park acted as lead agency under CEQA. Sub to Infrastructure Engineering Corporation. Project Manager. 2020-2021

San Juan Hills Green Cathodic Protection Project, City of San Juan Capistrano, Orange County, CA.

Cogstone conducted cultural and paleontological monitoring and managed Native American monitoring during hydro- vacuuming and bor e drilling for installation of cathodes designed to curtail erosion of underground water lines. No cultural or paleontological resources were identified during monitoring. Upon completion of construction, Cogstone prepared a Cultural and Paleontological Resources Monitoring Compliance Report. Project Manager. 2020

1874 Alisos Avenue Project, City of Laguna Beach, Orange County, CA. The purpose of this study was to determine whether the construction of a building site for a single -family residence had the potential to impact cultural or paleontological resources. Cogstone conducted record searches, a Sacred Lands File Search (SLF) from the Native American Heritage Commission (NAHC), background research, a pedestrian survey, and produced an assessment. Project Manager. 2019

Lake Forest General Plan Update, City of Lake Forest, Orange County, CA. Cogstone conducted a study to review and summarize available information regarding known paleontological, archaeological, and historical resources t o guide long -term growth, maintenance, preservation, and decision- making in the city over the next 20- plus years. Services included record searches, background research, and an SLF search from the NAHC. A general analysis of impacts of future projects with in the City of Lake Forest that may adversely affect paleontological, archaeological, or historic resources was provided along with mitigation recommendations. Sub to De Novo Planning Group . Principal Investigator for Archaeology. 2018-2019

Irvine General Plan Update, Phase II, City of Irvine, Orange County, CA. Cogstone conducted a study to review and summarize available information regarding known paleontological, archaeological, and historical resources within the boundaries of the City of Irvine to sup port the Phase II update of the City’s General Plan. A general analysis of impacts of future projects within the City that may adversely affect paleontological, archaeological, or historic resources was provided along with mitigation recommendations. Sub to PlaceWorks. Principal Archaeologist. 2018-2019

Venta Spur Trail Bicycle and Pedestrian Bridge over SR -133 Project, Caltrans D12, City of Irvine, Orange County, CA. The City of Irvine, in cooperation with Caltrans, proposed to construct a separated Class I bicycle and pedestrian overcrossing connecting the trail across SR -133 and Marshburn Channel. Cogstone conducted extensive review of existing literature and historical maps, review of a record search conducted at the SCCIC, Native American consultations, an intensive pedestrian survey, and a geoarchaeo logical analysis to identify and evaluate archaeological, paleontological, and historical resources that may be affected by the project. Technical reports included an Archaeological Survey Report (ASR), a Historical Resources Compliance Report (HRCR), and a combined Paleontological Identification and Evaluation Report. Sub to Michael Baker International. Task Manager and Principal Investigator for Archaeology. 2018-2019

River Street Marketplace, City of San Juan Capistrano, Orange County, CA. Cogstone cond ucted a cultural and paleontological resources assessment to determine the potential effects to cultural and paleontological resources resulting from the construction of 64,900 square feet of proposed commercial and office space, along with associated improvements. The project area consisted of five buildings an d was located on a 5.6- acre property occupied by the Ito Nursery which has been in operation since 1970. Cogstone’s services included cultural and paleontological records searches, a n SLF search from the NAHC, intensive pedestrian survey, and the preparation of a combined Cultural and Paleontological Resources Assessment Report. Sub to Place Works. Principal Investigator for Archaeology. 2018

KELLY VREELAND
Principal Investigator for Paleontology

EDUCATION
2014 M.S., Geology, California State University, Fullerton (CSUF) 2010 B.S., Geology, CSUF

SUMMARY OF QUALIFICATIONS
Ms. Vreeland is a skilled paleontologist with over 11 years of experience in field paleontology. Her field and laboratory experience includes fieldwork and research projects throughout California and Nevada, as well as conducting fieldwork and surficial ge ologic mapping in Montana. She has expertise in invertebrate paleontology and paleoecology. Ms. Vreeland was a Paleontology Supervisor at Cogstone from 2020 to 2022 and has supervised projects throughout California, including several Caltrans projects, res idential development projects, and industrial development projects. She has authored and co -authored numerous paleontological assessments, mitigation plans, and monitoring compliance reports. Ms. Vreeland is a member of the Society of Vertebrate Paleontology, the Geological Society of America , and the Paleontological Society.

SELECTED EXPERIENCE
L’Aventure Winery Cave Expansion Project, San Luis Obispo County, CA. Cogstone conducted a paleontological resources assessment to determine the potential impacts to paleontological resources from the proposed construction of a new underground wine cave tunnel connection and portal from the existing wine cave on site. The proposed cave depth will be approximately 48.62 feet and the ex isting cave floor at the new proposed connection will be 1,087.78 feet. Excavation for the project will be completed by drilling below the surface. Cogstone’s services included a paleontological records search and a Paleontological Resources Assessment Let ter Report. A paleontological resources Workers Environmental Awareness Program (WEAP) training will be provided to all construction personnel prior to excavation for the project. Since most of the ground disturbance will be below the surface using drilling, a pedestrian survey was not warranted for this assessment. San Luis Obispo County was the lead agency under the California Environmental Quality Act (CEQA). Prime. Task Manager and Principal Investigator for Paleontology. 2023-ongoing

Camino Capistrano Mixed-Use Project, City of San Juan Capistrano, Orange County, CA. Cogstone conducted a cultural and paleontological resources assessment to determine the potential impacts to cultural and paleontological resources during the project, which cons isted of the retention and rehabilitation of two National Register of Historic Places (NRHP) -listed adobe buildings; reconstruction of a contributing barn that was recently dismantled and stored onsite; removal, offsite relocation, and rehabilitation of a second contributing barn that is extant; and the construction of three new buildings.

The project area and vicinity are known to be archaeologically sensitive areas. Cogstone’s services included records searches, a Sacred Lands File search from the Native American Heritage Commission (NAHC), a pedestrian survey, and the preparation of a Cultural and Paleontological Resources Assessment Report . Site updates were prepared on California Department of Parks and Recreation (DPR 523) forms for the two previously recorded adobe buildings. The City of San Juan Capistrano was the lead agency under CEQA. Sub to 31871 Camino Capistrano LLC. Principal Investigator for Paleontology. 2023-ongoing

William Mason Regional Park Improvements Project, City of Irvine, Orange County, CA. Cogstone provided cultural and paleontological resources services during improvements to the park entry driveway and roadways. Cogstone’s services included record searches for cultural and paleontological resources, a WEAP training, a reconnaissance level survey of the project area, and paleontological and cultural resources monitoring during ground disturbing activities. Cogstone also developed a Temporary Stop and Redirection of Work Procedures Manual prior to construction, a nd prepared a

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Cultural and Paleontological Resources Monitoring Compliance Report when construction was completed. Sub to Bitech Construction Co., Inc. Paleontology Supervisor. 2022

Harley Knox Industrial Development, City of Perris, Riverside County, CA. Cogstone conducted a cultural and paleontological resources assessment to determine the potential impacts to cultural and paleontological resources during the ground -disturbing activities associated with the construction of a 143,168 square foot industrial building with associated landscaping, parking, and drive aisles. Cogstone conducted cultural and paleontological records searches, background research, a Sacred Lands File search fr om the NAHC, an intensive -level pedestrian survey, and prepared a Cultural and Paleontological Resources Assessment Report. The study was completed in compliance with CEQA with the City of Perris acting as the lead agency. Sub to Lake Creek Industrial, LLC. Paleontologist. 2021-2022

Overland Cherry Valley, Riverside County, CA. Cogstone conducted a cultural resources assessment to determine the potential impacts to cultural resources during the construction of two drive -through restaurants totaling 5,384 square feet, a gas service station with convenience store and car wash, and 7,709 square feet of commercial retail space. Additionally, Cogstone prepared a Paleontological Resources Impact Mitigation Program (PRIMP) to prov ide a management plan for paleontological resources for the project. Cogstone conducted a cultural resources records search, background research, requested a Sacred Lands File search from the NAHC, consultations with local historical societies, an intensive-level pedestrian survey, recorded two historic archaeological sites on DPR 523 forms, and prepared a Phase I Cultural Resources Assessment Report. The study was completed in compliance with CEQA with the County of Riverside acting as the lead agency. Sub to Overland Development Company. Paleontologist. 2021-2022

Paramount Estates Master Drainage Plan – Line C, Riverside County Flood Control and Water Conservation District, Riverside County, CA. Cogstone conducted a cultural and paleontological resources assessment to determine the potential impacts to cultural and paleontological resources during the m odifications associated with the Sunnyslope C hannel which involves removing approximately 250 linear feet of the existing channel and replacing a reinforced concrete box culvert (RCB) with associated transition walls and the installation of a 36- inch underground storm drain and connection to the new Sunnyslope Channel RC B. In addition, Cogstone prepared a Paleontological Resources Impact Mitigation Program (PRIMP) to provide a management plan for paleontological resources for the project. Cogstone conducted cultural and paleontological records search es, an intensive-level pedestrian survey, background research, requested a Sacred Lands File search from the NAHC, and conducted consultations with local historical societies. The study was completed in compliance with CEQA with the Riverside County Flood Control and Water Conservation District acting as the lead agency. Additionally, Cogstone provided a WEAP training prior to construction and will provide paleontological resources monitoring during ground disturbing construction activities for the project. A Paleontological Resources Monitoring Compliance Report will be prepared at the conclusion of ground disturbing activities requiring monitoring for the Project. Prime. Paleontologist/Paleontology Supervisor. 2021-ongoing

Purple Line Extension (Westside Subway) Section s 1 and 2 Construction Management, Los Angeles County Metropolitan Transportation Authority, Los Angeles, Los Angeles County, CA. The project involves construction of seven stations from the existing Purple Line at Wilshire/Western Avenue along Wilshire Boulevard to the Veterans Administration Hospital in Westwood for 8.6 miles. Cogstone manages all paleontological services for Sections 1 and 2 of the subway project including budgets, WEAP training, monitoring, fossil recovery, fossil preparation, identification, cataloguing curation with the Natural History Museum of Los Angeles County, and reporting. Sub to JV West (Stantec/Jacobs JV; Section 1), AECOM (Section 2). Paleontology Supervisor. 2020-ongoing

ERIC SCOTT
Principal Paleontologist

EDUCATION
1990 M.A., Anthropology (Biological), University of California, Los Angeles 1985 B.A., Anthropology (Physical), California State University, Northridge

SUMMARY OF QUALIFICATIONS
Mr. Scott is a professional vertebrate paleontologist with over 38 years of experience in paleontological mitigation, fieldwork, curation, and research. He is emeritus paleontology curator at the San Bernardino County Museum, an adjunct instructor at California State University, San Bernardino, and a research associate of the Natural History Museum of Los Angeles County and the La Brea Tar Pits and Museum.

Mr. Scott is a 30+ year member of the Society of Vertebrate Paleontology, an international society of professional scientists where he currently serves on the Government Affairs Committee. He also holds membership in the Geological Society of America and other professi onal societies. He has published over 40 research articles in professional scientific journals.

SELECTED EXPERIENCE
Purple Line Extension (Westside Subway) Section s 1 and 2 Construction Management, Los Angeles County Metropolitan Transportation Authority , Los Angeles, Los Angeles County, CA. The project involves construction of seven stations from the existing Purple Line at Wilshire/Western Avenue along Wilshire Boulevard to the Veterans Administration Hospital in Westwood for 8.6 miles.

Cogstone manages all paleontological services for Sections 1 and 2 of the subway project including budgets, Worker s Environmental Awareness Program (WEAP) training, monitoring, fossil recovery, fossil preparation, identification, cataloguing curation with the Natural History Museum of Los Angeles County, and reporting. Sub to JV West (Stantec/Jacobs JV ; Section 1), AECOM (Section 2). Principal Paleontologist. 2017-ongoing

Irvine General Plan Update - Phase II, City of Irvine, Orange County, CA. Cogstone conducted a study to review and summarize available information regarding known paleontological, archaeological, and historical resources within the boundaries of the City of Irvine to support the Phase II update of the City’s General Plan. A general analysis of impacts of future projects within the City of Irvine that may adversely affect paleontological, archaeological, or historic resources was provided along with mitigation recommendations. Sub to PlaceWorks. Paleontology QA/QC. 2018-2019

Environmental and Biological Support Services for Transportation Improvement, Caltrans District 1, Lake, Mendocino, Humboldt, and Del Norte Counties, CA. Cogstone was the paleontological consultant for improvement projects in rural areas of Northern California. Proposed improvements have included bridge rehabilitations and the lane widening of unsafe roads. Cogstone has completed and submitted combined Pale ontological Identification Reports (PIR) and Paleontological Evaluation Reports (PER) for the following projects: Elk Creek Bridge on State Route 1 Improvement, Three Bridges on State Route 36, South Eel River Bridge on State Route 162, Carlotta Curve on S tate Route 36, Gualala Shoulders and Rumble Strips on State Route 1, Albion Bridge Replacement/Rehabilitation on State Route 1, and Salmon Creek Bridge Replacement. All projects were completed in compliance with state and federal environmental requirements because of the use of state funds. Caltrans was the lead agency for this project under CEQA and NEPA. Sub to ICF. Task Manager. 2019-ongoing

Deep Soil Mixing Pilot Project, Community of Pacific Palisades, Los Angeles County, CA. As part of an on-call contract with the Los Angeles Bureau of Engineering (LABOE), Cogstone provided cultural and paleontological resources monitoring as well as managed Native American monitoring during ground-disturbing activities. The City of Los Angeles was the lead agency und er CEQA. Monitoring for the Project was conducted in compliance with the Contingency Plan conditions for the Coastal

cogstone.com

Development Permit (CDP) from the California Coastal Commission (CCC). No cultural or paleontological resources were identified. No further work was necessary. Sub to ICF. Principal Investigator for Paleontology. 2020

Hilltop and Euclid Mixed-Use Project, City of San Diego, San Diego County, CA. Cogstone conducted paleontological resources monitoring during excavations for the proposed construction of 20 single-family residences, 27 two -story townhome residences, 113 affordable apartment units, a parking garage, and approximately 8,300 square feet of commercial space. No paleontological resources were identified during excavation and Cogstone prepared a Paleontological Resources Monitoring Compliance Report at the completion of ground disturbance for the project. Sub to Birdseye Planning Group, LLC. Task Manager. 2020-2022

I-5 HOV Lane Expansion Project, SR -73 to Oso Pkwy, Caltrans District 12, Orange County, CA.

Cogstone produced a Paleontological Mitigation Plan (PMP) to identify and evaluate any resources that may be affected by the widening of the I -5 between SR -73 and Oso Parkway, to assess any potential impacts to significant resources, and to recommend mitigation measures. The PMP identified paleontologically sensitive areas within the project area, the organization and responsibilities of the paleontological team, the responsibilities of other parties and the treatment and communications procedures to be implemented if paleontological resources are encountered during the project. Sub to ECORP Consulting. Task Manager and report author. 2017

I-10/Grove Avenue Corridor Project, Caltrans District 8, City of Ontario, San Bernardino County, CA. Cogstone produced a combined PIR/PER and PMP to assess and plan for the potential for impacting fossil resources during proposed improvements to Grove Aven ue south of Interstate 10.

The proposed improvements included the widening of Grove Avenue from a four ‐lane roadway to a six‐lane roadway from 4th Street to State Street/Airport Drive. The City of Ontario acted as the lead agency under CEQA and the National Environmental Policy Act (NEPA). Sub to Parsons. Paleontology QA/QC. 2017

State Route 60 Truck Lanes Project, Caltrans District 8, City of Banning, Riverside County, CA. The Riverside County Transportation Commission (RCTC), in cooperation w ith Caltrans, proposed to construct an eastbound truck -climbing lane and westbound truck -descending lane – along with inside and outside standard shoulders in both directions. The total length of the project is 4.51 miles. A combined PIR/PER found a high l ikelihood for this project to impact paleontological resources.

Mitigation measures included a PMP which included requiring a paleontological WEAP training, signed repository agreement with the San Bernardino County Museum to establish a curation process, monitoring by a principal paleontologist, and defined standard field and laboratory methods.

Cogstone provided paleontological resources monitoring during ground disturbing construction activities. Cogstone also conducted fossil salvage, identification, and stabilization. At the end of construction, Cogstone prepared a Paleontological Resources Monitoring Report. Caltrans was the lead agency under NEPA and CEQA. Sub to ECORP. Task Manager. 2019-2023

Gates Canyon Stormwater Capture Project, U nincorporated area of Calabasas, Los Angeles County, CA. Cogstone conducted cultural and paleontological resources monitoring for 31 days during proposed improvements to Gates Canyon Park that will allow the capture and storage of stormwater runoff from an adjacent 105- acre residential area. Monitoring complied with program mitigation measures and as defined by the County of Los Angeles, De partment of Public Works (LACDPW), Project Management Division II. LACDPW was the project proponent and acted as the lead agency under CEQA. Sub to Aspen Environmental. Task Manager. 2019

SHANNON LOPEZ
Architectural Historian

EDUCATION
2022 Certificate in Historic Preservation, The Boston Architectural College, Boston 2018 M.A., History (with an emphasis in architecture), California State University, Fullerton 2012 B.A., History, Minor in Asian-Pacific Studies, California State University, Dominguez Hills

SUMMARY QUALIFICATIONS
Ms. Lopez is a qualified architectural historian with over five years of experience who meets or exceeds the Secretary of the Interior’s Stan dards and Guidelines for Architectural History. Her experience includes architectural history research and surveys with photo documentation and recording of built environment resources for local and federal projects. She has extensive knowledge with Native American consultation, consultation with local and state historical societies, and in the analysis of primary and secondary sources. Ms.

Lopez is acknowledged as an approved Architectural Historian by Caltrans and is listed as a Principal Investigator on Cogstone’s Bureau of Land Management (BLM) Cultural Resources Use Permit. She is accepted as a Principal Investigator for Architectural History and History by the State Historic Preservation Office (SHPO).

Additionally, she is an approved Reader at the Huntington Library by the Los Angeles Office of His toric Resources.

SELECTED EXPERIENCE
San Gabriel River Commuter Bikeway and Big Dalton Wash Commuter Bikeway, City of Baldwin Park, Los Angeles County, CA. Cogstone conducted a cultural and historic built environment resources assessment to determine the potential impacts to cultural and hist orical resources for the proposed construction of approximately five miles of new bikeway/pedestrian pathway. Services included pedestrian surveys, records searches, a Sacred Lands File search from the Native American Heritage Commission ( NAHC), preparatio n of California Department of Parks and Recreation 523 (DPR 523) forms, National Register of Historic Places (NRHP) eligibility assessments, and reporting. The project required a Section 408 permit from the United States Army Corps of Engineers (USACE) due to the proximity of the federally managed San Gabriel River and tributaries.

All work was completed in compliance with Section 106 of the National Historic Preservation Act (NHPA). The City of Baldwin Park acted as lead agency under the California Environmental Quality Act (CEQA). Sub to Infrastructure Engineering Corporation. Architectural Historian. 2020-2021

City of San Juan Capistrano, In -N-Out 31791 Del Obispo Street, San Juan Capistrano, CA.

Cogstone conducted a Historic Resources Project Review to determine potential impacts to historical resources resulting from the proposed construction of a 3,897 square foot In- N-Out Restaurant with a drive-through and related site improvements on two adj oining lots totaling 1.77 acres. Cogstone’s services included a cultural resources records search, built environment survey, updates to existing DPR 523 forms, NRHP eligibility assessments, and preparation of a Historic Resource Project Review Report. Cogstone also reviewed design plans of the proposed commercial building for compatibility with the NRHP -listed Blas Aguilar Adobe and attended an in -person public hearing with the public and the San Juan Capistrano Cultural Heritage Commission. The assessment was completed in compliance with the requirements of CEQA with the City of San Juan Capistrano as the lead agency under CEQA. Architectural Historian. 2021

Irvine General Plan Update, Phase II, City of Irvine, Orange County, CA. Cogstone conducted a study to review and summarize available information regarding known paleontological, archaeological, and historical resources within the boundaries of the City of Irvine to support the Phase II update of the City’s General Plan. A general analysis of impacts of future projects within the City of Irvine that may adversely affect paleontological, archaeological, or historic resources was provided along with mitigation recommendations. Sub to PlaceWorks. Architectural Historian. 2018-2019

cogstone.com

Cogstone conducted records searches, a built environmental survey, background research, and prepared a final report supporting the IS/MND. The study was completed in compliance with CEQA and the Secretary of the Interior’s Standards for Treatment of Historic Properties. The City of Orange acted as lead agency under CEQA. Sub to EDP Solutions, Inc. Architectural Historian. 2020

Bloomington Affordable Housing Project -Phase III, Community of Bloomington, San Bernardino County, CA. Cogstone conducted an assessment to deter mine the potential effects to cultural and paleontological resources resulting from construction of the proposed construction an affordable housing apartment complex and community amenities. Two historic homes, built in 1912 and 1947, within the APE were a ssessed. The project utilized funding through the United States Department of Housing and Urban Development, and thus the cultural resources work required compliance with Section 106 of the NHPA. Sub to Michael Baker International. Architectural Historian. 2018

Desert Sage Wellness Center, City of Hemet, Riverside County, CA. Cogstone completed a NRHP eligibility re-evaluation for a proposed historical ranching line camp on behalf of the California Area Office Indian Health Service. This study was performed pursuant to Section 110 of the N HPA.

Services included an archaeological and architectural pedestrian survey, cultural records search, DPR 523 form updates, public outreach, additional research, and reported updates to the California SHPO. Architectural Historian. 2018

Character Defining Features (CDF) Assessment for Contributing Buildings and Structures at Marine Corps Recruit Depot Parris Island, SC. Cogstone assessed CDFs for contributing resources to the Mainside Historic District and individually eligible historic properties at Marine Corps Recruit Depot Parris Island, South Carolina. The study was conducted to determine which elements of the buildings and structures of the historic district were CDFs for the elements that are eligible for the NRHP. The assessment sa tisfied Section 110 of the NHPA and will assist the United States Marine Corps with the management of their historic properties. Prime. Architectural Historian. 2017- 2020

Faith Home/Garner Road Connection Project, Caltrans District 10, Stanislaus County, CA. Cogstone conducted a cultural and paleontological resources assessment to determine the potential impacts to cultural and paleontological resources within or adjacent to the construction of a four -lane one-mile expressway. Services included cultural and paleontological records searches, background research, a Sacred Lands File search from the NAHC, Native American consultation, intensive pedestrian survey, and DPR 523 forms. Cogstone prepared an Archaeological Survey Report (ASR), Historic Property Survey Report (HPSR), Historic Resources Evaluation Report (HRER), and Paleontological Identification Report and Paleontological Evaluation Report (PIR /PER). Sub to Environmental Intelligence. Architectural Historian. 2019

Rhode Island Historical Resource Archive of Melville Naval Historic District and United States Naval Hospital, Newport Historic District, Naval Station Newport, RI. Cogstone completed Rhode Island Historical Resources Archive (RIHRA) documentation of the Melville Naval Historic District and the United States Naval Hospital Newport Historic District , at Naval Station (NAVSTA) Newport, Newport, Rhode Island. Prime. Architectural Historian. 2016-2018

IAN ADAM, MESM, CPSWQ, QSD
TITLE Vice President, Specialty Practices/Stormwater Manager | OFFICE Irvine, CA Ian is Vice President, Specialty Practices and Fuscoe’s Stormwater Management team leader. His specialty is water resources, with an emphasis in water quality regulations, sea-level rise policy, Clean Water Act Citizen Suits and resource agency negotiation. Since joining Fuscoe in 2001, Ian has served as an effective leader and technical resource for numerous projects and clients.

For the past decade, Ian’s experience with local and regional professional thoroughbred stabling operations has led to him to become an expert on CAFO NPDES permitting, including the negotiation of unique individual permits with the top management levels of all three Southern California Regional Water Quality Control Boards (San Diego, Santa Ana and Los Angeles). Ian has also worked extensively in the California Coastal Zone, processing Coastal Development Permits, addressing Sea-Level Rise technically and politically, and working in partnership with Coastal Staff on individual projects, Specific Plans and Local Coastal Programs. Through this experience, Ian is uniquely trained to address complex drainage and water quality projects for both public and private clients, especially those needing site-specific solutions, multi-phased schedules and high-level regional board involvement. For the past two years, Ian has been assisting local municipalities and counties on regional stormwater improvement projects, including both feasibility and final design.

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

EDUCATION
MESM, Master of Environmental Science and Management
Donald Bren School of Environmental Science and Management University of California, Santa Barbara
BS, Science - Ecology and Systematic Biology
California Polytechnic State University, San Luis Obispo

REGISTRATIONS/CERTIFICATIONS
Certified Professional in Stormwater Quality (CPSWQ)
QSD / QSP Certified

AFFILIATIONS
BIA/Orange County
National Association of Environmental Professionals
Urban land Institute
U.S. Green Building Council
FEI TEAM MEMBER SINCE 2001
FEI PRINCIPAL SINCE 2011

SUSAN WILLIAMS, PE, MS, QSD/P
TITLE Associate Project Manager | OFFICE Irvine, CA
Susan has 23+ years of progressive experience in the civil engineering field of water resources for land development and public works. She is a very conscientious and responsible senior engineer who acts as a central design team leader. Susan is highly proficient in designing the layout of project drainage facilities using applicable design standards, agency processing requirements and client expectations. Her specialties include drainage design (hydrology, hydraulics, stormwater) and preparation of H&H reports (including Drainage Reports, SWDR, WQMP, SWPPP , SUSMP) and construction plans (PS&E). She also has expertise in sewer and water design as well as preparation of hydraulic calculations, report and construction plans.

Susan ensures quality of design and implements new ideas through communication, teamwork, supervision, participation, plan reviews and training/coaching/mentoring of junior staff.

Susan has provided services for numerous Southern California projects, including Newport Villas at Fashion Island in Newport Beach, Ava Little Tokyo Mixed-Use, Wilshire La Brea Mixed-Use and Jordan Downs Master Plan in Los Angeles, Dana Point Harbor Revitalization Plan, Park Place Apartments in Irvine, The Madison Apartments in Santa Ana, 1415 5th Street Mixed-Use project in Santa Monica, Arrow Highway Specific Plan in Glendora, Arbor Green Affordable Apartments in Carson, Catalina Island’s new Trailhead Center, Temecula Twelve Oaks Mixed-Use project and The Groves Master Plan in Whittier, among many others.

Sue’s relevant projects include:
City of Laguna Niguel Town Center Hydrology Study
City Fountain Valley Mile Square Park Hydrology Report City of Marina del Rey Wetland Park Hydrology Report
SEED LA Charter Boarding School Hydrology & Hydraulic Calculations The Groves Whittier Master Plan Hydrology & Hydraulic Report The Enclave Simi Valley Hydrology & Hydraulic Report
Safe Landing West Athens Los Angeles Hydrology & Hydraulics Calculations Carson Arbor Green Hydrology Report
Culver City Garden of Solomon Hydrology Study

EDUCATION
MS, Civil Engineering, California State University, Long Beach BS, Civil Engineering, California State University, Long Beach

REGISTRATIONS/CERTIFICATIONS
PE CA#52976
QSP/D CA #20169
Coastal Engineering Certificate, Old Dominion University, VA

AFFILIATIONS
American Society of Civil Engineers (ASCE)
FEI TEAM MEMBER SINCE 2013

EDUCATION

Brigham Young University
B.S., Physics (Acoustics), 2005

PROFESSIONAL

MEMBERSHIPS/

REGISTRATIONS

Institute of Noise Control Engineers
(INCE)
Acoustical Society of America (ASA)
BYU Acoustic Research Group
Association of Environmental Planners
(AEP)
Mike has a passion for the science of sound and vibration and has worked professionally in acoustical engineering since 2002. He received his Bachelor of Science degree in Physics, emphasizing in acoustics from Brigham Young University in Utah. He is currently a member of the Institute of Noise Control Engineers (INCE). Motivated by professional growth and opportunity, Mr.

Dickerson formed his own acoustical engineering firm, MD Acoustics in 2012.

Mr. Dickerson’s versatile experience includes leading and ass isting in the design and review of many facets of acoustical engineering and air quality projects, including but not limited to air/noise assessments, ceiling/floor assembly design, architectural design, acoustical product design, vibration analysis and no ise mitigation strategies.

Prior to starting his own consulting firm, Mr. Dickerson worked for Sony Entertainment, Parsons, and RK Engineering. He has successfully completed over 2,200 acoustical/air quality assessment reports for various engineering companies, municipalities and other agencies (both public and private). His strategic project planning and cost effective management solutions enabled him to excel in the field of Acoustics and project management.

In 2011, Mr. Dickerson was asked to presen t a paper at the Acoustical Society of America Seattle, Washington Conference on his research and work on noise and vibration in Cockpit.

Mike Dickerson Jr., INCE
Principal
County of Orange General Plan Noise
Element Update Acoustical Study,
Orange County, CA

San Jacinto General Plan Noise
Element Update Acoustical Study,
San Jacinto, CA

Mission Viejo General Plan Noise
Element Update Acoustical Study
City of Mission Viejo, CA

Gas Station and Convenience Store
Acoustical Study
City of Laguna Woods, CA

AT&T CELL2018-020 Emergency
Generator Acoustical Study,
City of Aliso Viejo, CA

T-Mobile Wood Canyon Acoustical
Study, City of Aliso Viejo, CA

SOCRE Public Utilities Acoustical
Study, City of San Juan Capistrano, CA

Great Scott Tree Service Facility
Acoustical Study,
City of Lake Forest, CA

Hampton Inn Hotel Acoustical Study,
City of Santa Ana, CAZ

The Bungalows Acoustical Study,
City of Huntington Beach, CA

Tyler Valley Metro Multi-Family
Development Acoustical Study, City of
El Monte, CA

Mobile Gas Station Acoustical Study,
City of Glendale, CA

Nice Life Studios Acoustical Study,
City of Glendale, CA

1501 Brand Blvd Express Car Wash,
City of Glendale, CA

Glendale Land Use and Circulation
Element Noise Study, City of Glendale,
CA

T-Mobile Emergency Generator
Acoustical Study,
City of Irvine, CA

Automated Express Wash, City of
Alhambra, CA

141st and Normandie Townhomes
Project, Noise, City of Gardena, CA

AT&T Emergency Generator Noise
Study,
City of Aliso Viejo, CA

141st Street GPA/ZC Noise Study, City
of Gardena, CA

SUMMARY OF EXPERIENCE

EDUCATION

Brigham Young University
B.S., Physics (Acoustics), 2017

PROFESSIONAL

MEMBERSHIPS/

REGISTRATIONS

Institute of Noise Control Engineers
(INCE)
Acoustical Society of America (ASA)
BYU Acoustic Research Group
Association of Environmental Planners
(AEP)
Claire Pincock graduated from Brigham Young University in the top 5% of her graduating class with a Bachelor of Science degree in Applied Physics with an emphasis in acoustics and a minor in Mathematics. Before joining MD Acoustics, she was a research assistant at BYU. Her research was focused on speech acoustics, specifically on how speech radiates from the mouth. https://www.physics.byu.edu/thesis/archive/2017

In 2017, Claire presented her research with Dr. Timothy Leishman on speech directivity at the Acoustical Society of America, spring Boston conference where she placed 2nd in the student competition on speech acoustics. http://asa.scitation.org/doi/abs/10.1121/1.4987652

This research is also presented in the following paper published in the Journal of the Acoustical Society of America in 2021:
https://asa.scitation.org/doi/10.1121/10.0003363
Claire Pincock, Member INCE-USA
Acoustical Consultant

• Vineland Gas Station and Car
Wash, Los Angeles, CA
• Lab 5 Soccer Complex,
Gardena, CA
• Van Buren Blvd Express Car
Wash, Riverside, CA
• Broadway Gas Station and
Car Wash, Los Angeles, CA
• Clinton Keith Service Station
and Car Wash, Murrieta, CA
• Old Middlefield Car Wash,
Mountain View, CA
• Riverside Car Wash and
Retail, Jurupa Valley, CA
• Estrella Commons
Residential Development,
Goodyear, AZ
• Blackstone & McKinley Multi-
Family Development, Fresno,
CA
• Haven at 26th Mixed
Residences, Rancho
Cucamonga, CA
• Berylwood Park Skatepark,
Simi Valley, CA
• Marshalls – Del Amo Plaza,
Torrance, CA
• Desert Land Ventures, Desert
Hot Springs, CA

• Pico Blvd Multi-Family
Development Cat32, Los
Angeles, CA
• Cyrus One Trane Chillers,
Chandler, AZ
• Baypoint Preparatory
Academy, San Jacinto, CA
• Amani Apartments, Los
Angeles, CA
• Santa Rosa Apartments,
Santa Rosa, CA
• Kawana Springs Apartments,
Santa Rosa, CA
• Jillson and Harbor Residential
Developments, Commerce,
CA
• Adams Boulevard Car Wash
and Service Station, Los
Angeles, CA
• Southeast Regional Soccer
Park, Fresno, CA
• Pico and Fox Hill Restaurant,
Los Angeles, CA
• Market Sciortino Rance
Center Development,
Brentwood, CA
• Hyssop Drive Warehouse,
Rancho Cucamonga, CA
• Pavilion Plaza West, Garden
Grove, CA
• Merced Snelling Road,
Snelling, CA

SUMMARY OF EXPERIENCE

JZMK PROPOSAL

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

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

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

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

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

PRINCIPAL, DIRECTOR OF URBAN DESIGN & PLANNING

ANDREW WATKINS

ROLE ON PROJECT

YEARS EXPERIENCE

EDUCATION

CONTACT

PRINCIPALS IN CHARGE AND PROJECT

MANAGER
20 MASTERS IN ARCHITECTURE IN

URBAN DESIGN

HARVARD UNIVERSITY

BACHELOR OF ARCHITECTURE,

SYRACUSE UNIVERSITY SCHOOL

OF ARCHITECTURE
[email protected]

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

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

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

PROFESSIONAL EXPERIENCE

JZMK PROPOSAL

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

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

PRINCIPAL, DIRECTOR OF URBAN DESIGN & PLANNING

ANDREW WATKINS

ROLE ON PROJECT

YEARS EXPERIENCE

EDUCATION

CONTACT

PRINCIPALS IN CHARGE AND PROJECT

MANAGER
20 MASTERS IN ARCHITECTURE IN

URBAN DESIGN

HARVARD UNIVERSITY

BACHELOR OF ARCHITECTURE,

SYRACUSE UNIVERSITY SCHOOL

OF ARCHITECTURE
[email protected]

PROFESSIONAL EXPERIENCE
5 SENIOR PLANNER

TIM HAAGEN

DAILY PROJECT MANAGER & CODE

ORGANIZER AND LEAD WRITER

20 BACHELOR OF LANDSCAPE ARCHITECTURE

UNIVERSITY OF IDAHO
[email protected]

PROFESSIONAL EXPERIENCE
407 N. HARBOR
CLIENT: GSW DEVELOPMENT
LOCATION: SAN PEDRO, CA
JZMK Partners is currently designing a modular, market-rate residential building to be located at 407 N. Harbor in San Pedro, California. The building includes 5 stories of modular residential units, over a 1-story Type 1 podium and 2 levels of subterranean parking. The project site is adjacent to the Port of Los Angeles and enjoys sweeping views of San Pedro Bay. The building’s architecture and material selection reflects the industrial character of the area. The project consists of 63 1 & 2 bedroom apartment homes with a density of 157.5 DU/Acre.

Silverwood is a place where trails start right from your front door and wind through stands of Joshua trees. Nearly half the entire community site has been set aside for natural open space, conservation easement, parks, and the Serrano Preserve. Majestic wide-open landscape is among the highlights of the rich natural amenities to a life that expands to the horizon here, complete with 59 miles of off-street trails, 107 miles of paths and paseos, and 387 acres of parks—from pocket parks to neighborhood parks to community parks.

RANCHO MISSION VIEJO PA8 PLANNING
CLIENT: RANCHO MISSION VIEJO
LOCATION: ORANGE COUNTY, CA
JZMK is currently working on a feasibility study for Planning Area 8 within Rancho Mission Viejo. This site, adjacent to Camp Pendleton, presents numerous challenges including noise mitigation, grading and habitat preservation.

ROLE ON PROJECT

YEARS EXPERIENCE

EDUCATION

CONTACT
Tim Haagen brings 20 years of experience in urban
design, planning and landscape architecture to JZMK.

Following completion of his Bachelors of Landscape
Architecture from the University of Idaho in 2002,
Tim spent several years working for a landscape
architecture office specializing in built residential
landscapes and community design. There he practiced
the art of landscape architecture taking a project
from a blank canvas through design development to
final build-out through construction documents and
construction administration.

Tim furthered his career as Project Planner and
Landscape Designer at globally recognized hospitality-
based design firm WATG in the planning studio for
nearly a decade where he constantly collaborated with
architects, landscape architects and interior designers to craft the stories and visions for hospitality-based
master planning projects (luxury resorts, hotels, high- end residential), urban design,thematic parks and
design, site planning for hotels and commercial spaces
and golf course-centric projects. Tim’s wide-reaching
body of work includes projects in China, Korea, the
Middle East, South, Central and North America and
in exotic locales like the Caribbean, Mediterranean,
Azerbaijan, Panama, Hawaii and the Phillipines.

At JZMK Tim has expanded his portfolio to include
domestic urban design and local residential-based
infill development. With his training and experience in landscape architecture working at a smaller scale, Tim
is able to contribute a detail oriented perspective while thinking critically at a master planning scale.

JZMK PROPOSAL

LOMITA GENERAL PLAN UPDATE
6 JANA SOBHI

PROJECT PLANNER

3 BACHELOR OF SCIENCE

GERMAN UNIVERSITY OF TECHNOLOGY

[email protected]

PLANNER

DETAILED ROLE

ON PROJECT
# OF YEARS’

EXPERIENCE

EDUCATION

CONTACT

SILVERWOOD COMMUNITY PLAN
CLIENT: DMB COMMUNITIES
LOCATION: HESPERIA, CA
In southern California’s vast Inland Empire, Silverwood is the place where you can wake up to towering mountains and
rolling desert landscape. Silverwood is a place where trails start right from your front door and wind through stands of Joshua trees. Nearly half the entire community site has been set aside for natural open space, conservation easement, parks, and the Serrano Preserve. Majestic wide-open landscape is among the highlights of the rich natural amenities to a life that expands to the horizon here, complete with 59 miles of off-street trails, 107 miles of paths and paseos, and 387 acres of parks—from pocket parks to neighborhood parks to community parks.

MARASSI TOWN CENTER
CLIENT: EMAAR MISR
LOCATION: NORTH COAST, EGYPT
Acting as the “heart” of the 624ha Marassi tourism destination, the Marassi Town Center features multiple hospitality destinations, luxury mixed-use apartments over retail and commercial, dining and entertainment venues set along public plazas and a grand marina promenade. Design guidelines were created to ensure that the overall character of each parcel fits within, and enhances the character of the overall development.

PROFESSIONAL EXPERIENCE Jana Sobhi graduated from German University of T echnology in Oman with a Bachelor’s degree in Design
in Urban Planning and Architecture. Before moving
to the United States she worked for several years in
Oman as a junior architect and planner with a strong
background in master planning. There she gained
expertise in Middle East projects including multi-family homes, residential properties, converting residential
units into commercial and mixed-use projects.

At JZMK Jana works on urban design and planning
projects. She has experience working in the United
States, Egypt and Abu Dhabi with projects ranging in
size from a few acres to thousands. She has worked
on project types that include city expansions, master
planned communities and urban infill
Jana enjoys problem solving, graphic representation
and creating great urban environments. She is skilled at project visioning, 3D representation and GIS. Outside
of urban design and planning Jana is an amateur
photographer.

Laguna Niguel City CouncilJune 6, 2023

Laguna Niguel City Council
June 6, 2023