Agenda packet — Lomita City Council, May 2, 2023 (part 3 of 4)

in the Council Chambers at Lomita City Hall, 24300 Narbonne Avenue, Lomita, California.

SECTION 6. That the assessment is not proposed to increase from the previous year.

SECTION 7: This Resolution will become effective immediately upon adoption.

SECTION 8: The City Clerk shall certify the passage and adoption of this resolution and enter it into the book of original resolutions.

PASSED, APPROVED, AND ADOPTED, this 2
nd day of May 2023.
_______________________________
Barry Waite, Mayor
ATTEST:
______________________________
Kathleen Horn Gregory, MMC, City Clerk
APPROVED AS TO FORM:
__________________________________
Trevor Rusin, City Attorney
May 2, 2023, Reg. CC Mtg., Page # 273

CITY OF LOMITA

ENGINEER'S REPORT

PROPOSED ASSESSMENT
FOR
LANDSCAPE MAINTENANCE DISTRICT NO. 1
TRACT 25201 (ROLLING RANCHOS)
COMMENCING FISCAL YEAR 2023/2024
INTENT MEETING: May 2, 2023
PUBLIC HEARING: June 6, 2023
Prepared By:

Mondher Saïed, P.E.

SENIOR CIVIL ENGINEER
Exhibit A
May 2, 2023, Reg. CC Mtg., Page # 274

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
Affidavit for the Engineer's Report

CITY OF LOMITA
LANDSCAPE MAINTENANCE DISTRICT NO.: 1
Tract 25201 (Rolling Ranchos)
Fiscal Year 2023/2024
This Report and the enclosed budget, assessments, diagram and descriptions outline the assessments to be levied for properties within the City of Lomita Landscape Maintenance District No.: 1, incorporating Tract 25201 (Rolling Ranchos) for Fiscal Year 2023/2024, pursuant to a resolution of the City Council as amended based on the majority protest proceedings for a proposed assessment increase. Reference is hereby made to the Los Angeles County Assessor's maps for a detailed description of the lines and dimensions of parcels within Landscape Maintenance District No. 1, Tract 25201 (Rolling Ranchos). The undersigned respectfully submits the enclosed Report as directed and amended by the City Council and pursuant to the provisions of the Landscaping and Lighting Act of 1972, being Part 2 of Division 15 of the California Streets and Highways Code, commencing with Section 22500.

Dated this 2
nd day of May 2023
Prepared By:

Mondher Saïed, P.E.

Senior Civil Engineer
May 2, 2023, Reg. CC Mtg., Page # 275

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
Introduction
The purpose of this Engineer's Report (hereinafter referred to as the "Report) is to set forth the engineering analysis and findings for the annual levy of assessments for the City of Lomita Landscape Maintenance District No.: 1 (hereinafter referred to as the "District"), for Fiscal Year 2023/2024, pursuant to the provisions of the Landscaping and Lighting Act of 1972, being Part 2 of Division 15 of the California Streets and Highways Code, commencing with Section 22500 (hereafter referred to as the "1972 Act"), and in compliance with the provisions of the California State Constitution Article XIIID (hereafter referred to as the "California Constitution").

This Report has been prepared pursuant to the order of the City Council of the City of Lomita (hereinafter referred to as the "City") for the annual levy of assessments for the District in accordance with Chapter 3, Section 22622 of the 1972 Act. The District was originally formed in 1979 and the City has annually levied assessments on properties within the District for the purpose of funding the annual maintenance, operation and servicing of the parkway landscaping and trail along the north side of Palos Verdes Drive North, that was installed in connection with and immediately adjacent to the residential development identified as Tract 25201 (Rolling Ranchos) which comprises all properties within the District.

As a result, this Report addresses the proposed assessment for Fiscal Year 2023/2024 based on an estimate of the current annual cost for the City to provide such improvements for the benefit of properties within the District. These annual costs and the resulting proposed assessment rate described herein, includes the estimated expenditures, revenues and fund balances that the City has estimated as necessary to properly maintain and service the improvements associated with the District.

The City Council may approve this Report as submitted or amended; and confirm and order the levy and collection of assessments so approved. In such case, the assessments for Fiscal Year 2023/2024 as approved or amended by the City Council shall be submitted to the County Auditor/Controller for inclusion on the property tax roll for each affected parcel.

For the purposes of this Report, the word "parcel" refers to an individual property assigned its own Assessor Parcel Number by the Los Angeles County Assessor's Office. The Los Angeles County Auditor/Controller uses Assessor Parcel Numbers and specific Fund Numbers to identify properties assessed for special benefit assessments on the tax roll.

This report consists of five (5) parts:

May 2, 2023, Reg. CC Mtg., Page # 276

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
Part I
Plans and Specifications: A general description of the District boundaries and the proposed improvements for which parcels are assessed. The parcels within the District are inclusive the residential development identified as Tract 25201 (Rolling Ranchos) and the proposed assessments as outlined in this Report are based on the improvements that provide a special benefit to the properties within the District.

Part II
The Method of Apportionment: A discussion of benefits the improvements and services provide to properties within the District and the method of calculating each property's proportional special benefit and annual assessment. This section also identifies and outlines the Assessment Range Formula that provides for an annual adjustment to the initial maximum assessment rate identified in this Report, thereby establishing set limits on future assessments, but also providing for reasonable cost adjustments due to inflation.

Part IlI
The Proposed Budgets: An estimate of the annual costs to operate, maintain, and service the landscape improvements and appurtenant facilities. This budget includes an estimate of anticipated annual direct maintenance costs and incidental expenses including, but not limited to labor, materials, equipment and administration expenses as well as the collection of appropriate fund balances necessary to support the improvements for the District. The proposed maximum assessment rate identified in the budget of this Report establishes the proposed new maximum assessment rate for Fiscal Year 2023/2024 and shall be adjusted annually by the Assessment Range Formula described in the method of apportionment.

Part IV
Boundary Diagram: A Diagram showing the exterior boundaries of the District is provided in this Report and includes all parcels determined to receive special benefits from the improvements. Parcel identification, the lines, and dimensions of each lot, parcel, and subdivision of land within the District are shown on the Los Angeles County Assessor's Parcel Maps and shall include any subsequent lot line adjustments or parcel changes therein. Reference is hereby made to the Los Angeles County Assessor's Parcel Maps for a detailed description of the lines and dimensions of each lot and parcel of land within the District. A diagram showing the overall boundaries of the District is on file with the City Clerk and the Lomita Public Works Department, and by reference is made part of this Report.

May 2, 2023, Reg. CC Mtg., Page # 277

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
Part V
Proposed Assessments: A listing of the calculated maximum assessment amount associated with each parcel within the District. The calculated maximum assessment amount described herein constitutes an increase to the previously adopted maximum assessment and this new assessment will be presented to the property owners of record in a ballot proceeding as required pursuant to the provisions of the California Constitution. Said new or increased assessment represents each parcel's calculated proportional amount of the improvement costs proposed commencing in Fiscal Year 2023/2024 based on the estimated net annual cost to maintain and service the improvements as outlined in the budget(s) and method of apportionment contained in this Report.

May 2, 2023, Reg. CC Mtg., Page # 278

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
Part I – Plans and Specifications
Description of the District
In general, the District provides for the continued maintenance, servicing, and operation of the landscape improvements and appurtenant facilities located within the public rightof-way adjacent to the residential development identified as Tract 25201 (Rolling Ranchos) within the City. This residential development and the improvements are located on the north side of Palos Verdes Drive North, generally between Western Avenue (on the east) and Rolling Vista Drive (on the west). The properties within the District include two hundred and eleven (211) Single-Family Residential properties identified on all or a portion of Book 7549 Pages 01 through 05 of the Los Angeles County Assessor's Parcel Maps.

Improvements and Services
Improvements and Services Authorized by the 1972 Act
As generally defined by the 1972 Act and may be applicable to this Districts as well as the Consolidated District, the improvements and associated assessments may include one or more of the following:
• The installation or planting of landscaping;
• The installation or construction of statuary, fountains, and other ornamental structures and facilities;
• The installation or construction of public lighting facilities including, but not limited to streetlights and traffic signals;
• The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof;
The installation of park or recreational improvements, including, but not limited to, all of the following:
• Land preparation, such as grading, leveling, cutting, and filling, sod, landscaping, irrigation systems, sidewalks, and drainage.
• Lights, playground equipment, play courts, and public restrooms. • The acquisition of land for park, recreational, or open-space purposes or any existing improvement otherwise authorized pursuant to this section.

The maintenance or servicing, of any of the foregoing including the furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement including but not limited to:

May 2, 2023, Reg. CC Mtg., Page # 279

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
• Repair, removal, or replacement of all or any part of any improvements; • Grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities;
• Providing for the life, growth, health, and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or injury;
• The removal of trimmings, rubbish, debris, and other solid waste; • The cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti;
• Electric current or energy, gas, or other illuminating agent for any public lighting facilities or for the lighting or operation of any other improvements; • Water for the irrigation of any landscaping, the operation of any fountains, or the maintenance of any other improvements.

Incidental expenses associated with the improvements including, but not limited to:
• The costs of the report preparation, including plans, specifications, estimates, diagram, and assessment;
• The costs of printing and advertising, and publishing, posting and mailing of notices;
• Compensation payable to the County for collection of assessments; • Compensation of any engineer or attorney employed to render services; • Any other expenses incidental to the construction, installation, or maintenance and servicing of the improvements;
• Costs associated with any elections held for the approval of a new or increased assessment.

Description of the Improvements
Generally, the District was established to ensure the ongoing maintenance, operation, servicing of the landscape improvements, trails (pathways), appurtenant improvements, and facilities within the public right-of-way on the north side of Palos Verdes Drive North. The construction and installation of the path within this right-of-way was financed by a state grant in conjunction with the City of Rolling Hills Estates and the landscaping and irrigation system was constructed by force account utilizing City and California Conservation Corps personnel. Originally, the annual assessments for properties within the District were established to fully fund the annual maintenance and servicing of these improvements, but over time the annual assessment revenues no longer support the full maintenance of these improvements and over time, it has been necessary for the City to utilize increasingly more General Fund revenues to support the cost of these improvements.

The maintenance and servicing of the improvements generally includes, but is not limited to all materials, equipment, utilities, labor and incidental expenses required for the annual operation and maintenance of such improvements, as well as the May 2, 2023, Reg. CC Mtg., Page # 280

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
performance of periodic repairs and replacement as needed to provide for the proper operation and functioning of the sidewalk and pathway as well as the growth, health, and appearance of landscaping and trees. The improvements for the District include, but are not limited to:
• Approximately 48,000 square feet of irrigated landscaping and trees on the north side of Palos Verdes Drive North adjacent to the southern boundary of Tract 25201 (A distance of approximately 1,600 Linear Feet); and, • Approximately 20,640 square feet of trails and sidewalks on the north side of Palos Verdes Drive North adjacent to the southern boundary of Tract 25201; and, • Approximately 1,200 square feet of walkway between Palos Verdes Drive North and Via Vera.

Maintenance of the landscape improvements generally includes the furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of the improvements including but not limited to: cultivation, irrigation, trimming and fertilizing of the plant material; treating for disease or injury; weed and vector control; normal repair and servicing of the irrigation system; removal of trimmings, rubbish, debris, and other solid waste; and removal or covering of graffiti on related hardscape surfaces; as well as the performance of periodic repairs and rehabilitation activities (available funding permitting) that are associated with those improvements.

Documentation and maps of the location and extent of the improvements to be maintained by the District are on file at the City of Lomita Public Works Department.

Excluded Improvements
The improvements for the District, exclude the median islands on Palos Verdes Drive North that are also adjacent to Tract 25201 (Rolling Ranchos). The cost of maintaining these median islands were budgeted and paid for by the City as a general benefit and no portion of the cost to maintain these improvements shall be assessed as special benefit to the parcels within the District. Improvements located on private property including any landscaping or fences are the responsibility of those individual property owners and are not maintained by this District.

May 2, 2023, Reg. CC Mtg., Page # 281

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
Part II – Method of Apportionment
The 1972 Act permits the establishment of assessment districts by agencies for providing certain public improvements, which include the construction, maintenance and servicing of public lights, landscaping, and appurtenant facilities. The 1972 Act further requires that the cost of these improvements be levied according to benefit rather than assessed value:
"The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the improvements."
The method of apportionment described in this Report for allocation of special benefit assessments utilizes commonly accepted engineering practices and have been established pursuant to the 1972 Act and the provisions of the California Constitution.

The formula used for calculating assessments in this District reflects the composition of the parcels, and the improvements and services provided, to fairly apportion the costs based on benefit to each parcel.

Benefit Analysis
Each of the proposed improvements, the associated costs, and assessments have been reviewed, identified, and allocated based on special benefit pursuant to the provisions of the 1972 Act and the California Constitution. The improvements to be provided by the District and for which properties will be assessed have been identified as local improvements specifically associated with the properties within Tract 25201. As such, the ongoing operation, servicing, and maintenance of these improvements directly affect those properties. Therefore, it is reasonable to conclude that the annual costs of ensuring the maintenance and operation of the improvements are considered a distinct and special benefit to the residential properties within this development and District.

The method of apportionment (also referred to as the "method of assessment") previously established for this District and summarized herein is based on the premise that each assessed parcel within the District receives special benefits from the improvements, and the desirability and marketability of those properties is enhanced by well-maintained landscaping in close proximity to the properties. As defined by Article XIIID, Section 4 of the California Constitution:
"Special benefit means a particular and distinct benefit over and above general benefits conferred on real property located in the District or to the public at large." The special benefits associated with such landscape improvements may include:
• Enhanced desirability of properties through association with the improvements. • Improved aesthetic appeal of properties providing a positive representation of the May 2, 2023, Reg. CC Mtg., Page # 282

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
area.
• Enhanced adaptation of the urban environment within the natural environment from adequate green space and landscaping.
• Environmental enhancement through improved erosion resistance, dust, and debris control.
• Increased sense of pride in ownership of property within the District resulting from well-maintained improvements associated with the properties. • Reduced criminal activity and property-related crimes (especially vandalism) against properties in the District through well-maintained surroundings and amenities including abatement of graffiti.
• Enhanced environmental quality of the parcels by moderating temperatures, providing oxygenation and attenuating noise.

The preceding special benefits contribute to the overall aesthetic value and desirability of each of the assessed parcels and thereby provide a special enhancement to those properties. Furthermore, it has been determined that the lack of funding to property service and maintain such improvements would likely have a direct negative impact on those properties.

General Benefit
In reviewing the improvements and the proximity of those improvements to properties within the District as well as adjacent properties outside of the boundaries of the District, and the reasons for installing and constructing such improvements; it is apparent that the need to maintain these particular improvements are exclusively a local issue and are directly associated with only the parcels within Tract 25201 (Rolling Ranchos), and the condition of these improvements and the level of service provided will directly affect only those properties.

Although the improvements are within public areas or easements and include amenities that may be available or visible to the public at large, these improvements are not necessarily required nor desired by any properties or developments outside the development. As such, it has been determined that these improvements provide no measurable benefit (special or general) to properties outside the District or to the public at large but are clearly a distinct and special benefit to only properties within the District.

Assessment Methodology

Upon review of the improvements, it has been determined that each of the residential parcels within the District will receive substantially similar and proportional special benefits from the improvements to be provided. As such, the most appropriate apportionment of maintenance costs and special benefit is an equal per parcel distribution. This method of apportionment is used to proportionately allocate the net annual cost of the improvements (special benefit) to each parcel. The total amount to be levied in the District is shared and assessed equally to each benefiting parcel.

May 2, 2023, Reg. CC Mtg., Page # 283

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
The following formula is used to arrive at the levy amount for each parcel within the District.

The preceding benefit formula appropriately reflects the composition of the parcels within the District and the improvements and services to be provided and fairly apportion the costs based on the special benefits to each assessable parcel. Dedicated public easements or rights-of-ways that are part of the District improvements; or utility rights-of-way, common areas, sliver parcels and bifurcated lots or any other property that cannot be developed; receive no special benefit from District improvements and are not assessed.

Part III – Proposed Budget
The following budget outlines the City's estimate of anticipated expenditures, revenues and fund balances to provide annual maintenance and operation of the District improvements within the revenues available from the assessments and the City’s planned contribution of funds to the District. The maximum assessment rate established for the District is based on the budget information presented herein and shall be used to calculate each parcel's proportional assessment obligation in accordance with the method of apportionment outlined in this Report for Fiscal Year 2023/2024.

The current 2022/2023 lien on the 211 residences is $55.63 per parcel, for a total of $11,737.93. This total consists of utilities, landscape maintenance services, irrigation maintenance, administration, and assessor's fees. An estimated $11,241.16 contribution from the City is required to maintain assessments at the current levy of $55.63. The Engineer's report indicates an assessment of $55.63 per parcel for 2023/2024, as determined from the following information:

Contract costs and City services for landscape maintenance services ($21,010.09); utility costs for water and electricity ($6,598.75); administration costs ($898.00) for the 2023/2024 fiscal year. The total service cost is $28,506.84.

The District has had shortfalls from the prior three years (FY 2020-21, FY 2021-22, FY 2022-23) in the sum of $28,915.57 and the City subsidized The District. The City subsidy to the District for 2023/24 will be $16,768.91.

Total Balance to Levy
Total Assessable Parcels
= Parcel Levy Amount
May 2, 2023, Reg. CC Mtg., Page # 284

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
Assessment Calculation
Assessment = [(Contract Services + Utilities + Irrigation Maintenance + Administration and Assessor’s Fee - Reserves + City Contribution)] / Number of Parcels.

Part IV – Boundary Diagram
A District Boundary Diagram for the City of Lomita Landscape Maintenance District No.:
1 showing the overall boundaries of the District is provided on the following page.

Specific parcel identification, the lines and dimensions of each lot, parcel and subdivision of land within the boundaries of the District shall be inclusive of the corresponding parcels shown on the Los Angeles County Assessor's Parcel Maps as they existed at the time of the passage of the Resolution of Intention, and shall include all subsequent subdivisions, lot line adjustments or parcel changes therein. Reference is hereby made to Part V of this Report for a listing of the parcels within the District that correspond to the Los Angeles County Assessor's maps. Engineer's Report Landscape Maintenance District No. 1, Fiscal Year 2023/2024.
$
$ 6,598.75
$ 898.00
$ 28,506.84
$ -
211
F.Y. 2023-2024 Assessment Fee = $ 55.63
Sum Total =
Less Reserves (-)
City Contribution (-)
Divided by the Number of Parcels (211) (/)
Utilities (+)
Administration & Assessor's Fee (+)
16,768.91
10,897.96
$
Contract and City Services (+) 21,010.09
May 2, 2023, Reg. CC Mtg., Page # 285

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
May 2, 2023, Reg. CC Mtg., Page # 286

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
Part V – 2023/ 2024 Assessment Roll
Parcel identification, for each lot or parcel within the District, shall be the parcel as shown on the Los Angeles County Assessor Parcel Maps and/or the Los Angeles County Secured Tax Roll for the year in which this Report is prepared. The proposed assessment for each parcel has been prepared in accordance with the assessment rates presented in the budget and the method of apportionment described in this Report.

The assessment information for each parcel as outlined in this Report and confirmed by the City Council shall be submitted to the County Auditor/Controller to be included on the property tax roll for Fiscal Year 2023/2024. If the parcels or assessment numbers referenced by this Report are re-numbered, re-apportioned or changed by the County Assessor's Office after approval of this Report, the new parcel or assessment numbers with the appropriate assessment amount will be submitted to the County Auditor/Controller. If the parcel change made by the County includes a parcel split, parcel merger, or tax status change, the assessment amount submitted on the new parcels will be based on the method of apportionment and assessment rates approved in this Report by the City Council.

Assessed
Record No.

Assessor
Parcel
Number
Description Maximum
Assessment
Proposed
Assessment
FY 2023/2024
1 7549-009-001 Single-Family Residential $55.63 $55.63
2 7549-009-002 Single-Family Residential $55.63 $55.63
3 7549-009-003 Single-Family Residential $55.63 $55.63
4 7549-009-004 Single-Family Residential $55.63 $55.63
5 7549-009-005 Single-Family Residential $55.63 $55.63
6 7549-009-006 Single-Family Residential $55.63 $55.63
7 7549-009-007 Single-Family Residential $55.63 $55.63
8 7549-009-008 Single-Family Residential $55.63 $55.63
9 7549-009-009 Single-Family Residential $55.63 $55.63
10 7549-009-010 Single-Family Residential $55.63 $55.63 11 7549-009-011 Single-Family Residential $55.63 $55.63 12 7549-009-012 Single-Family Residential $55.63 $55.63 13 7549-009-013 Single-Family Residential $55.63 $55.63 14 7549-009-014 Single-Family Residential $55.63 $55.63 15 7549-009-015 Single-Family Residential $55.63 $55.63 16 7549-009-016 Single-Family Residential $55.63 $55.63 17 7549-009-017 Single-Family Residential $55.63 $55.63 18 7549-009-018 Single-Family Residential $55.63 $55.63 19 7549-009-019 Single-Family Residential $55.63 $55.63 20 7549-009-020 Single-Family Residential $55.63 $55.63 21 7549-009-021 Single-Family Residential $55.63 $55.63 22 7549-010-001 Single-Family Residential $55.63 $55.63 23 7549-010-002 Single-Family Residential $55.63 $55.63 24 7549-010-003 Single-Family Residential $55.63 $55.63 25 7549-010-004 Single-Family Residential $55.63 $55.63 26 7549-010-005 Single-Family Residential $55.63 $55.63 May 2, 2023, Reg. CC Mtg., Page # 287

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
Assessed
Record No.

Assessor
Parcel
Number
Description
Maximum
Assessment
Proposed
Assessment
FY 2023/2024
27 7549-010-006 Single-Family Residential $55.63 $55.63 28 7549-010-007 Single-Family Residential $55.63 $55.63 29 7549-010-008 Single-Family Residential $55.63 $55.63 30 7549-010-009 Single-Family Residential $55.63 $55.63 31 7549-010-010 Single-Family Residential $55.63 $55.63 32 7549-010-011 Single-Family Residential $55.63 $55.63 33 7549-010-012 Single-Family Residential $55.63 $55.63 34 7549-010-013 Single-Family Residential $55.63 $55.63 35 7549-010-014 Single-Family Residential $55.63 $55.63 36 7549-010-015 Single-Family Residential $55.63 $55.63 37 7549-010-016 Single-Family Residential $55.63 $55.63 38 7549-010-017 Single-Family Residential $55.63 $55.63 39 7549-011-001 Single-Family Residential $55.63 $55.63 40 7549-011-002 Single-Family Residential $55.63 $55.63 41 7549-011-003 Single-Family Residential $55.63 $55.63 42 7549-011-004 Single-Family Residential $55.63 $55.63 43 7549-011-005 Single-Family Residential $55.63 $55.63 44 7549-011-006 Single-Family Residential $55.63 $55.63 45 7549-011-007 Single-Family Residential $55.63 $55.63 46 7549-011-008 Single-Family Residential $55.63 $55.63 47 7549-011-009 Single-Family Residential $55.63 $55.63 48 7549-011-010 Single-Family Residential $55.63 $55.63 49 7549-011-011 Single-Family Residential $55.63 $55.63 50 7549-011-012 Single-Family Residential $55.63 $55.63 51 7549-011-013 Single-Family Residential $55.63 $55.63 52 7549-011-014 Single-Family Residential $55.63 $55.63 53 7549-011-015 Single-Family Residential $55.63 $55.63 54 7549-011-016 Single-Family Residential $55.63 $55.63 55 7549-011-017 Single-Family Residential $55.63 $55.63 56 7549-011-018 Single-Family Residential $55.63 $55.63 57 7549-011-019 Single-Family Residential $55.63 $55.63 58 7549-011-020 Single-Family Residential $55.63 $55.63 59 7549-011-021 Single-Family Residential $55.63 $55.63 60 7549-011-022 Single-Family Residential $55.63 $55.63 61 7549-011-023 Single-Family Residential $55.63 $55.63 62 7549-011-024 Single-Family Residential $55.63 $55.63 63 7549-011-025 Single-Family Residential $55.63 $55.63 64 7549-011-026 Single-Family Residential $55.63 $55.63 65 7549-011-027 Single-Family Residential $55.63 $55.63 66 7549-011-028 Single-Family Residential $55.63 $55.63 67 7549-012-001 Single-Family Residential $55.63 $55.63 68 7549-012-002 Single-Family Residential $55.63 $55.63 69 7549-012-003 Single-Family Residential $55.63 $55.63 70 7549-012-004 Single-Family Residential $55.63 $55.63 71 7549-012-005 Single-Family Residential $55.63 $55.63 72 7549-012-006 Single-Family Residential $55.63 $55.63 73 7549-012-007 Single-Family Residential $55.63 $55.63 74 7549-012-008 Single-Family Residential $55.63 $55.63 75 7549-012-009 Single-Family Residential $55.63 $55.63 76 7549-012-010 Single-Family Residential $55.63 $55.63 77 7549-012-011 Single-Family Residential $55.63 $55.63 78 7549-012-012 Single-Family Residential $55.63 $55.63 79 7549-012-013 Single-Family Residential $55.63 $55.63 80 7549-012-014 Single-Family Residential $55.63 $55.63 May 2, 2023, Reg. CC Mtg., Page # 288

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Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
Assessed
Record No.

Assessor
Parcel
Number Description
Maximum
Assessment
Proposed
Assessment
FY 2023/2024
81 7549-012-015 Single-Family Residential $55.63 $55.63 82 7549-012-016 Single-Family Residential $55.63 $55.63 83 7549-012-017 Single-Family Residential $55.63 $55.63 84 7549-012-018 Single-Family Residential $55.63 $55.63 85 7549-012-019 Single-Family Residential $55.63 $55.63 86 7549-012-020 Single-Family Residential $55.63 $55.63 87 7549-012-021 Single-Family Residential $55.63 $55.63 88 7549-012-022 Single-Family Residential $55.63 $55.63 89 7549-012-023 Single-Family Residential $55.63 $55.63 90 7549-012-024 Single-Family Residential $55.63 $55.63 91 7549-012-025 Single-Family Residential $55.63 $55.63 92 7549-012-026 Single-Family Residential $55.63 $55.63 93 7549-012-027 Single-Family Residential $55.63 $55.63 94 7549-012-028 Single-Family Residential $55.63 $55.63 95 7549-012-029 Single-Family Residential $55.63 $55.63 96 7549-012-030 Single-Family Residential $55.63 $55.63 97 7549-012-031 Single-Family Residential $55.63 $55.63 98 7549-012-032 Single-Family Residential $55.63 $55.63 99 7549-012-033 Single-Family Residential $55.63 $55.63 100 7549-012-034 Single-Family Residential $55.63 $55.63 101 7549-013-001 Single-Family Residential $55.63 $55.63 102 7549-013-002 Single-Family Residential $55.63 $55.63 103 7549-013-003 Single-Family Residential $55.63 $55.63 104 7549-013-004 Single-Family Residential $55.63 $55.63 105 7549-013-005 Single-Family Residential $55.63 $55.63 106 7549-013-006 Single-Family Residential $55.63 $55.63 107 7549-013-007 Single-Family Residential $55.63 $55.63 108 7549-013-008 Single-Family Residential $55.63 $55.63 109 7549-013-009 Single-Family Residential $55.63 $55.63 110 7549-013-010 Single-Family Residential $55.63 $55.63 111 7549-013-011 Single-Family Residential $55.63 $55.63 112 7549-013-012 Single-Family Residential $55.63 $55.63 113 7549-013-013 Single-Family Residential $55.63 $55.63 114 7549-013-014 Single-Family Residential $55.63 $55.63 115 7549-013-015 Single-Family Residential $55.63 $55.63 116 7549-013-016 Single-Family Residential $55.63 $55.63 117 7549-013-017 Single-Family Residential $55.63 $55.63 118 7549-013-018 Single-Family Residential $55.63 $55.63 119 7549-013-019 Single-Family Residential $55.63 $55.63 120 7549-013-020 Single-Family Residential $55.63 $55.63 121 7549-013-021 Single-Family Residential $55.63 $55.63 122 7549-013-022 Single-Family Residential $55.63 $55.63 123 7549-013-023 Single-Family Residential $55.63 $55.63 124 7549-013-024 Single-Family Residential $55.63 $55.63 125 7549-013-025 Single-Family Residential $55.63 $55.63 126 7549-013-026 Single-Family Residential $55.63 $55.63 127 7549-013-027 Single-Family Residential $55.63 $55.63 128 7549-013-028 Single-Family Residential $55.63 $55.63 129 7549-013-029 Single-Family Residential $55.63 $55.63 130 7549-013-030 Single-Family Residential $55.63 $55.63 131 7549-013-031 Single-Family Residential $55.63 $55.63 132 7549-013-032 Single-Family Residential $55.63 $55.63 133 7549-014-001 Single-Family Residential $55.63 $55.63 134 7549-014-002 Single-Family Residential $55.63 $55.63 May 2, 2023, Reg. CC Mtg., Page # 289

Page 17 ends

Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
Assessed
Record No.

Assessor
Parcel
Number Description
Maximum
Assessment
Proposed
Assessment
FY 2023/2024
135 7549-014-003 Single-Family Residential $55.63 $55.63 136 7549-014-004 Single-Family Residential $55.63 $55.63 137 7549-014-005 Single-Family Residential $55.63 $55.63 138 7549-014-006 Single-Family Residential $55.63 $55.63 139 7549-014-007 Single-Family Residential $55.63 $55.63 140 7549-014-008 Single-Family Residential $55.63 $55.63 141 7549-014-009 Single-Family Residential $55.63 $55.63 142 7549-014-010 Single-Family Residential $55.63 $55.63 143 7549-014-011 Single-Family Residential $55.63 $55.63 144 7549-014-012 Single-Family Residential $55.63 $55.63 145 7549-014-013 Single-Family Residential $55.63 $55.63 146 7549-014-014 Single-Family Residential $55.63 $55.63 147 7549-014-015 Single-Family Residential $55.63 $55.63 148 7549-014-016 Single-Family Residential $55.63 $55.63 149 7549-014-017 Single-Family Residential $55.63 $55.63 150 7549-014-018 Single-Family Residential $55.63 $55.63 151 7549-014-019 Single-Family Residential $55.63 $55.63 152 7549-014-020 Single-Family Residential $55.63 $55.63 153 7549-014-021 Single-Family Residential $55.63 $55.63 154 7549-014-022 Single-Family Residential $55.63 $55.63 155 7549-014-023 Single-Family Residential $55.63 $55.63 156 7549-014-024 Single-Family Residential $55.63 $55.63 157 7549-014-025 Single-Family Residential $55.63 $55.63 158 7549-014-026 Single-Family Residential $55.63 $55.63 159 7549-014-027 Single-Family Residential $55.63 $55.63 160 7549-014-028 Single-Family Residential $55.63 $55.63 161 7549-014-029 Single-Family Residential $55.63 $55.63 162 7549-014-030 Single-Family Residential $55.63 $55.63 163 7549-015-001 Single-Family Residential $55.63 $55.63 164 7549-015-002 Single-Family Residential $55.63 $55.63 165 7549-015-003 Single-Family Residential $55.63 $55.63 166 7549-015-004 Single-Family Residential $55.63 $55.63 167 7549-015-005 Single-Family Residential $55.63 $55.63 168 7549-015-006 Single-Family Residential $55.63 $55.63 169 7549-015-007 Single-Family Residential $55.63 $55.63 170 7549-015-008 Single-Family Residential $55.63 $55.63 171 7549-015-009 Single-Family Residential $55.63 $55.63 172 7549-015-010 Single-Family Residential $55.63 $55.63 173 7549-015-011 Single-Family Residential $55.63 $55.63 174 7549-015-012 Single-Family Residential $55.63 $55.63 175 7549-015-013 Single-Family Residential $55.63 $55.63 176 7549-015-014 Single-Family Residential $55.63 $55.63 177 7549-015-015 Single-Family Residential $55.63 $55.63 178 7549-015-016 Single-Family Residential $55.63 $55.63 179 7549-015-017 Single-Family Residential $55.63 $55.63 180 7549-015-018 Single-Family Residential $55.63 $55.63 181 7549-015-019 Single-Family Residential $55.63 $55.63 182 7549-015-020 Single-Family Residential $55.63 $55.63 183 7549-015-021 Single-Family Residential $55.63 $55.63 184 7549-015-022 Single-Family Residential $55.63 $55.63 185 7549-015-023 Single-Family Residential $55.63 $55.63 186 7549-015-024 Single-Family Residential $55.63 $55.63 187 7549-015-025 Single-Family Residential $55.63 $55.63 188 7549-015-026 Single-Family Residential $55.63 $55.63 May 2, 2023, Reg. CC Mtg., Page # 290

Page 18 ends

Engineer’s Report
Landscape Maintenance District No. 1
Fiscal Year 2023/2024
Proposed Assessment
Assessed
Record No.

Assessor
Parcel
Number Description
Maximum
Assessment
Proposed
Assessment
FY 2023/2024
189 7549-015-027 Single-Family Residential $55.63 $55.63 190 7549-015-028 Single-Family Residential $55.63 $55.63 191 7549-015-029 Single-Family Residential $55.63 $55.63 192 7549-015-030 Single-Family Residential $55.63 $55.63 193 7549-015-031 Single-Family Residential $55.63 $55.63 194 7549-015-032 Single-Family Residential $55.63 $55.63 195 7549-015-033 Single-Family Residential $55.63 $55.63 196 7549-015-034 Single-Family Residential $55.63 $55.63 197 7549-015-035 Single-Family Residential $55.63 $55.63 198 7549-015-036 Single-Family Residential $55.63 $55.63 199 7549-015-037 Single-Family Residential $55.63 $55.63 200 7549-015-038 Single-Family Residential $55.63 $55.63 201 7549-015-039 Single-Family Residential $55.63 $55.63 202 7549-015-040 Single-Family Residential $55.63 $55.63 203 7549-015-041 Single-Family Residential $55.63 $55.63 204 7549-015-042 Single-Family Residential $55.63 $55.63 205 7549-015-043 Single-Family Residential $55.63 $55.63 206 7549-015-044 Single-Family Residential $55.63 $55.63 207 7549-016-001 Single-Family Residential $55.63 $55.63 208 7549-016-002 Single-Family Residential $55.63 $55.63 209 7549-016-003 Single-Family Residential $55.63 $55.63 210 7549-016-004 Single-Family Residential $55.63 $55.63 211 7549-016-005 Single-Family Residential $55.63 $55.63 Total $11,737.93 $11,737.93
May 2, 2023, Reg. CC Mtg., Page # 291
1 TO: City Council
FROM: Ryan Smoot, City Manager
PREPARED BY: Brianna Rindge, Community & Economic Development Director MEETING DATE: May 2, 2023
SUBJECT: Discussion and Consideration of a Professional Services Agreement with De Novo Planning Group for General Plan & Zoning Ordinance Update

RECOMMENDATION
Approve a Professional Services Agreement with De Novo Planning Group for the General Plan and Comprehensive Zoning Code Update and all California Environmental Quality Act work in the amount of $1,324.482 plus a 10% contingency amount of $132,448 through fiscal year 2024-2025; and authorize the City Manager and City Clerk to execute the Agreement.

BACKGROUND
At the February 21 and March 21, 2023, City Council meetings and the April 10, 2023 Planning Commission meeting, staff detailed the need for an update to the City’s 25-yearold General Plan – Something the City Council has discussed and planned for over the last number of years. With a new, permanent Community and Economic Development director, an approved Safety Element, a successfully certified Housing Element, and new State mandates, the City Council directed staff to release a Request for Proposals (RFP) for a coordinated update of the General Plan and zoning ordinance, including all CEQA analysis. The focus of the Update is to respond to changes in the community and circumstances that affect the future direction of Lomita. The updates will be based upon the results of a comprehensive visioning process and public engagement program to ensure that all perspectives of the community have a voice and are represented in shaping Lomita’s future. The entire process is expected to take approximately 2 years.

The staff report presented at the February 21, 2023 City Council meeting projected approximately $1,300,000 total cost.

Item No. SCH 8c

CITY OF LOMITA

CITY COUNCIL REPORT
May 2, 2023, Reg. CC Mtg., Page # 292
2 ANALYSIS
After reviewing the three proposals and conducting interviews, Staff recommends selecting De Novo Planning Group, who will utilize EPS-Economic & Planning Systems, Kittelson & Associates, Inc., MD Acoustics, Cogstone, Fuscoe Engineering, Inc., JZMK Partners, and City Advisors as subconsultants. The firm was founded in 2008 and expanded to Orange County in 2017. The group has successfully completed over 400 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. From the firm:
“Our philosophy is to proactively plan and design projects in such a way that public and environmental concerns are addressed and accommodated early in the process. We strongly believe in the use of local knowledge for developing sensible and cost-effective solutions to local concerns. 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.”
Along with the subconsultants, the De Novo team has worked together successfully on many similar projects in other jurisdictions. Staff solicited references from the cities of Hawthorne, Lake Forest, Lawndale, San Jacinto, San Marcos, and Westminster regarding their experience working with De Novo, as follows. • “An absolute pleasure to work with”
• High attention to detail, articulate, timely, professional, flexible • Excellent public participation process; attended many community events with fun ways to engage the public
• Understands that cities are different thus different approaches may be better • Iron-clad CEQA work
• Handled responsiveness to HCD issues smoothly
• The larger team at De Novo has a lot of depth to draw on • American Planning Association Inland Empire Section Award for Public Outreach • American Planning Association Orange Section Award of Excellence for a Comprehensive Plan
• SCAG Sustainability Award of Excellence for Best Practices • Perry Banner (project manager) has a long history in the South Bay • “Would select De Novo again in a heartbeat”
The staff report presented at the February 21, 2023 City Council meeting projected approximately $1,300,000 total cost. Of the three proposals, De Novo’s proposal came in the lowest ($1,324,482) as compared to Rangwala and Michael Baker’s cost proposals of $1,470,371 and $1,821,917, before contingency. Despite the low cost, the work product May 2, 2023, Reg. CC Mtg., Page # 293
3 De Novo walked us through was the most complete and most directly mirrored the needs for the City as expressed through the RFP.

OPTIONS:

1. Authorize the City Manager to execute the agreement.

2. Do not authorize the City Manager to execute the agreement.

3. Provide staff with further direction.

FISCAL IMPACT
Anticipating this large project, the City Council previously approved allocating $400,000 to a special fund for this purpose, and the current 2-year budget allocates another $200,000 each year through Fiscal Year ‘2023-24 for a total of $800,000. The project will incur costs in the budget years 22-23, 23-24, and 24-25. Should the City move forward with De Novo’s proposal at $1,324,482 plus a 10% contingency (yielding a total of $1,456,930), the $800,000 currently appropriated for this purpose will cover the first portion of the work and staff anticipates allocating necessary funding in future budget proposals. Staff will also explore external funding opportunities through various state and federal grants and programs.

ATTACHMENTS

1. Draft Professional Services Agreement (with Exhibit A – De Novo Scope of Work) Reviewed by: Approved by:

Gary Y. Sugano Ryan Smoot
Assistant City Manager City Manager
Prepared by:
________________
Brianna Rindge
Community & Economic Development Director
May 2, 2023, Reg. CC Mtg., Page # 294

Page 1 of 11 ends

CONTRACT FOR PROFESSIONAL SERVICES BETWEEN

THE CITY OF LOMITA AND DE NOVO PLANNING GROUP
This AGREEMENT for General Plan Update, Comprehensive Zoning Code Update, and all California Environmental Quality Act (CEQA) documentation is entered into this May 2, 2023 by and between the CITY OF LOMITA, a general law city and municipal corporation (“CITY”) and De Novo Planning Group (“CONSULTANT”).

RECITALS
A. CITY does not have the personnel able and/or available to perform the services required under this agreement.

B. Therefore, CITY desires to contract out for General Plan Update, Comprehensive Zoning Code Update, and all California Environmental Quality Act (CEQA) documentation.

C. CONSULTANT warrants to CITY that it has the qualifications, experience and facilities to perform properly and timely the services under this Agreement.

D. CITY desires to contract with CONSULTANT to perform the services as described in Exhibit A of this Agreement.

NOW, THEREFORE, based on the foregoing recitals, CITY and CONSULTANT agree as follows:

1. CONSIDERATION AND COMPENSATION.

A. As partial consideration, CONSULTANT agrees to perform the work listed in the SCOPE OF SERVICES, attached as Exhibit A;
B. As additional consideration, CONSULTANT and CITY agree to abide by the terms and conditions contained in this Agreement;
C. As additional consideration, CITY agrees to pay CONSULTANT an amount not to exceed $1,456,930.00, for CONSULTANT’s services, unless otherwise specified by written amendment to this Agreement.

D. No additional compensation shall be paid for any other expenses incurred, unless first approved by the City Manager or his designee.

E. CONSULTANT shall submit to CITY, by not later than the 10th day of each month, May 2, 2023, Reg. CC Mtg., Page # 295

Page 2 of 11 ends

its bill for services itemizing the fees and costs incurred during the previous month.

CITY shall pay CONSULTANT all uncontested amounts set forth in the CONSULTANT'S bill within 30 days after it is received.

2. SCOPE OF SERVICES.

A. CONSULTANT will perform the services and activities set forth in the SCOPE OF SERVICES attached hereto as Exhibit A and incorporated herein by this reference.

If any part of Exhibit A is inconsistent with the terms of this Agreement, the terms of this Agreement shall control.

B. Except as herein otherwise expressly specified to be furnished by CITY, CONSULTANT will, in a professional manner, furnish all of the labor, technical, administrative, professional and other personnel, all supplies and materials, equipment, printing, vehicles, transportation, office space, and facilities necessary or proper to perform and complete the work and provide the professional services required of CONSULTANT by this Agreement.

3. PAYMENTS. For CITY to pay CONSULTANT as specified by this Agreement, CONSULTANT must submit an invoice to CITY which lists the reimbursable costs, the specific tasks performed, and, for work that includes deliverables, the percentage of the task completed during the billing period.

4. TIME OF PERFORMANCE. The services of CONSULTANT are to commence upon receipt of a notice to proceed from CITY and shall continue until all authorized work is completed to CITY’s reasonable satisfaction, in accordance with the schedule incorporated in “Exhibit A,” unless extended in writing by CITY.

5. FAMILIARITY WITH WORK. By executing this Agreement, CONSULTANT represents that CONSULTANT has (a) thoroughly investigated and considered the scope of services to be performed; (b) carefully considered how the services should be performed; and (c) understands the facilities, difficulties, and restrictions attending performance of the services under this Agreement.

6. KEY PERSONNEL. CONSULTANT’s key person assigned to perform work under this Agreement is Perry Banner. CONSULTANT shall not assign another person to be in charge of the work contemplated by this Agreement without the prior written authorization of CITY.

7. TERM OF AGREEMENT. The term of this Agreement shall commence upon execution by both parties and shall expire on June 30, 2025, unless earlier termination occurs under Section 11 of this Agreement, or extended in writing in advance by both parties.

8. CHANGES. CITY may order changes in the services within the general scope of this Agreement, consisting of additions, deletions, or other revisions, and the contract sum and the contract time will be adjusted accordingly. All such changes must be authorized in writing, executed by CONSULTANT and CITY. The cost or credit to CITY resulting from changes in the services will be determined in accordance with written agreement May 2, 2023, Reg. CC Mtg., Page # 296

Page 3 of 11 ends

between the parties.

9. TAXPAYER IDENTIFICATION NUMBER. CONSULTANT will provide CITY with a Taxpayer Identification Number.

10. PERMITS AND LICENSES. CONSULTANT will obtain and maintain during the term of this Agreement all permits, licenses, and certificates that may be required by local, state and federal laws in connection with the performance of services under this Agreement, including a business license as specified in Title VI, Chapter 2 of the Lomita Municipal Code.

11. Laws and Regulations; Employee/Labor Certification. CONSULTANT shall keep itself fully informed of and in compliance with all local, state and federal laws, rules and regulations in any manner affecting the performance of the Project or the Services, including all Cal/OSHA requirements, and shall give all notices required by law.

CONSULTANT shall be liable for all violations of such laws and regulations in connection with the Services and this Agreement. All violations of such laws and regulations shall be grounds for CITY to terminate the Agreement for cause.

12. TERMINATION.

A. Except as otherwise provided, CITY may terminate this Agreement at any time with or without cause. Notice of termination shall be in writing.

B. CONSULTANT may terminate this Agreement. Notice will be in writing at least 30 days before the effective termination date.

C. In the event of such termination, CONSULTANT shall cease services as of the date of termination, all finished or unfinished documents, data, drawings, maps, and other materials prepared by CONSULTANT shall, at CITY’s option, become CITY’s property, and CONSULTANT will receive just and equitable compensation for any work satisfactorily completed up to the effective date of notice of termination.

D. Should the Agreement be terminated pursuant to this Section, CITY may procure on its own terms services similar to those terminated.

13. INDEMNIFICATION.

A. CONSULTANT shall indemnify, defend with counsel approved by CITY, and hold harmless CITY, its officers, officials, employees and volunteers from and against all liability, loss, damage, expense, cost (including without limitation reasonable attorneys’ fees, expert fees, and all other costs and fees of litigation) of every nature arising out of or in connection with CONSULTANT's performance of work hereunder or its failure to comply with any of its obligations contained in this AGREEMENT, regardless of CITY’S passive negligence, but excepting such loss or damage which is caused by the sole active negligence or willful misconduct of CITY. Should CITY in its sole discretion find CONSULTANT’S legal counsel unacceptable, then CONSULTANT shall reimburse CITY its costs of defense, including without limitation May 2, 2023, Reg. CC Mtg., Page # 297

Page 4 of 11 ends

reasonable attorneys’ fees, expert fees and all other costs and fees of litigation. CONSULTANT shall promptly pay any final judgment rendered against CITY (and its officers, officials, employees and volunteers) covered by this indemnity obligation. It is expressly understood and agreed that the foregoing provisions are intended to be as broad and inclusive as is permitted by the law of the State of California and will survive termination of this Agreement.

B. The requirements as to the types and limits of insurance coverage to be maintained by CONSULTANT as required by Section 17, and any approval of said insurance by CITY, are not intended to and will not in any manner limit or qualify the liabilities and obligations otherwise assumed by CONSULTANT pursuant to this Agreement, including, without limitation, to the provisions concerning indemnification.

14. ASSIGNABILITY. This Agreement is for CONSULTANT’s professional services.

CONSULTANT’s attempts to assign the benefits or burdens of this Agreement without CITY’s written approval are prohibited and will be null and void.

15. INDEPENDENT CONSULTANT. CITY and CONSULTANT agree that CONSULTANT will act as an independent CONSULTANT and will have control of all work and the manner in which it is performed. CONSULTANT will be free to contract for similar service to be performed for other employers while under contract with CITY.

CONSULTANT is not an agent or employee of CITY and is not entitled to participate in any pension plan, insurance, bonus or similar benefits CITY provides for its employees.

Any provision in this Agreement that may appear to give CITY the right to direct CONSULTANT as to the details of doing the work or to exercise a measure of control over the work means that CONSULTANT will follow the direction of the CITY as to end results of the work only.

16. AUDIT OF RECORDS.

A. CONSULTANT agrees that CITY, or designee, has the right to review, obtain, and copy all records pertaining to the performance of this Agreement. CONSULTANT agrees to provide CITY, or designee, with any relevant information requested and will permit CITY, or designee, access to its premises, upon reasonable notice, during normal business hours for the purpose of interviewing employees and inspecting and copying such books, records, accounts, and other material that may be relevant to a matter under investigation for the purpose of determining compliance with this Agreement. CONSULTANT further agrees to maintain such records for a period of three (3) years following final payment under this Agreement.

B. CONSULTANT will keep all books, records, accounts and documents pertaining to this Agreement separate from other activities unrelated to this Agreement.

17. CORRECTIVE MEASURES. CONSULTANT will promptly implement any corrective measures required by CITY regarding the requirements and obligations of this Agreement. CONSULTANT will be given a reasonable amount of time as determined by CITY to implement said corrective measures. Failure of CONSULTANT to implement required corrective measures shall result in immediate termination of this Agreement.

May 2, 2023, Reg. CC Mtg., Page # 298

Page 5 of 11 ends

18. INSURANCE REQUIREMENTS.

A. CONSULTANT, at CONSULTANT’s own cost and expense, shall procure and maintain, for the duration of the contract, the following insurance policies:

1. Workers Compensation Insurance as required by law. CONSULTANT shall require all subconsultants similarly to provide such compensation insurance for their respective employees. Any notice of cancellation or non-renewal of all Workers’ Compensation policies must be received by CITY at least thirty (30) days prior to such change. The insurer shall agree to waive all rights of subrogation against CITY, its officers, agents, employees, and volunteers for losses arising from work performed by CONSULTANT for CITY.

2. General Liability Coverage. CONSULTANT shall maintain commercial general liability insurance in an amount of not less than one million dollars ($1,000,000) per occurrence for bodily injury, personal injury, and property damage. If a commercial general liability insurance form or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to the work to be performed under this Agreement or the general aggregate limit shall be at least twice the required occurrence limit.

3. Automobile Liability Coverage. CONSULTANT shall maintain automobile liability insurance covering bodily injury and property damage for all activities of CONSULTANT arising out of or in connection with the work to be performed under this Agreement, including coverage for owned, hired, and non-owned vehicles, in an amount of not less than one million dollars ($1,000,000) combined single limit for each occurrence.

4. Professional Liability Coverage. CONSULTANT shall maintain professional errors and omissions liability insurance for protection against claims alleging negligent acts, errors, or omissions which may arise from CONSULTANT’S operations under this Agreement, whether such operations be by CONSULTANT or by its employees, subconsultants, or subconsultants. The amount of this insurance shall not be less than one million dollars ($1,000,000) on a claimsmade annual aggregate basis, or a combined single-limit-per-occurrence basis.

When coverage is provided on a “claims made basis,” CONSULTANT will continue to renew the insurance for a period of three (3) years after this Agreement expires or is terminated. Such insurance will have the same coverage and limits as the policy that was in effect during the term of this Agreement and will cover CONSULTANT for all claims made by CITY arising out of any errors or omissions of CONSULTANT, or its officers, employees or agents during the time this Agreement was in effect.

B. Endorsements. Each general liability, automobile liability and professional liability insurance policy shall be issued by a financially responsible insurance company or companies admitted and authorized to do business in the State of California, or which is approved in writing by CITY, and shall be endorsed as follows.

CONSULTANT also agrees to require all CONSULTANTs, and subconsultants to May 2, 2023, Reg. CC Mtg., Page # 299

Page 6 of 11 ends

do likewise.

1. “The CITY, its elected or appointed officers, officials, employees, agents, and volunteers are to be covered as additional insureds with respect to liability arising out of work performed by or on behalf of the CONSULTANT, including materials, parts, or equipment furnished in connection with such work or operations.”

2. This policy shall be considered primary insurance as respects CITY, its elected or appointed officers, officials, employees, agents, and volunteers. Any insurance maintained by CITY, including any self-insured retention CITY may have, shall be considered excess insurance only and shall not contribute with this policy.

3. This insurance shall act for each insured and additional insured as though a separate policy had been written for each, except with respect to the limits of liability of the insuring company.

4. The insurer waives all rights of subrogation against CITY, its elected or appointed officers, officials, employees, or agents.

5. Any failure to comply with reporting provisions of the policies shall not affect coverage provided to CITY, its elected or appointed officers, officials, employees, agents, or volunteers.

6. The insurance provided by this policy shall not be suspended, voided, canceled, or reduced in coverage or in limits except after thirty (30) days’ written notice has been received by CITY.

C. CONSULTANT agrees to provide immediate notice to CITY of any claim or loss against CONSULTANT arising out of the work performed under this agreement. CITY assumes no obligation or liability by such notice but has the right (but not the duty) to monitor the handling of any such claim or claims if they are likely to involve CITY.

D. Any deductibles or self-insured retentions must be declared to and approved by CITY. At CITY’s option, CONSULTANT shall demonstrate financial capability for payment of such deductibles or self-insured retentions.

E. CONSULTANT shall provide certificates of insurance with original endorsements to CITY as evidence of the insurance coverage required herein. Certificates of such insurance shall be filed with CITY on or before commencement of performance of this Agreement. Current certification of insurance shall be kept on file with CITY at all times during the term of this Agreement.

F. Failure on the part of CONSULTANT to procure or maintain required insurance shall constitute a material breach of contract under which CITY may terminate this Agreement pursuant to Section 11 above.

G. The commercial general and automobile liability policies required by this Agreement shall allow CITY, as additional insured, to satisfy the self-insured retention (“SIR”) May 2, 2023, Reg. CC Mtg., Page # 300

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and/or deductible of the policy in lieu of the CONSULTANT (as the named insured) should CONSULTANT fail to pay the SIR or deductible requirements. The amount of the SIR or deductible shall be subject to the approval of the City Attorney and the Finance Director. CONSULTANT understands and agrees that satisfaction of this requirement is an express condition precedent to the effectiveness of this Agreement. Failure by CONSULTANT as primary insured to pay its SIR or deductible constitutes a material breach of this Agreement. Should CITY pay the SIR or deductible on CONSULTANT’S behalf upon CONSULTANT’S failure or refusal to do so in order to secure defense and indemnification as an additional insured under the policy, CITY may include such amounts as damages in any action against CONSULTANT for breach of this Agreement in addition to any other damages incurred by CITY due to the breach.

19. USE OF OTHER CONSULTANTS. CONSULTANT must obtain CITY’s prior written approval to use any CONSULTANTs while performing any portion of this Agreement. Such approval must include approval of the proposed CONSULTANT and the terms of compensation.

20. FINAL PAYMENT ACCEPTANCE CONSTITUTES RELEASE. The acceptance by the CONSULTANT of the final payment made under this Agreement shall operate as and be a release of CITYfrom all claims and liabilities for compensation to the CONSULTANT for anything done, furnished or relating to the CONSULTANT’S work or services.

Acceptance of payment shall be any negotiation of CITY’S check or the failure to make a written extra compensation claim within ten (10) calendar days of the receipt of that check. However, approval or payment by CITY shall not constitute, nor be deemed, a release of the responsibility and liability of CONSULTANT, its employees, subCONSULTANTs and agents for the accuracy and competency of the information provided and/or work performed; nor shall such approval or payment be deemed to be an assumption of such responsibility or liability by CITY for any defect or error in the work prepared by CONSULTANT, its employees, sub-CONSULTANTs and agents.

21. CORRECTIONS. In addition to the above indemnification obligations, the CONSULTANT shall correct, at its expense, all errors in the work which may be disclosed during CITY’S review of CONSULTANT’S report or plans. Should the CONSULTANT fail to make such correction in a reasonably timely manner, such correction shall be made by CITY, and the cost thereof shall be charged to CONSULTANT. In addition to all other available remedies, CITY may deduct the cost of such correction from any retention amount held by CITY or may withhold payment otherwise owed CONSULTANT under this Agreement up to the amount of the cost of correction.

22. NON-APPROPRIATION OF FUNDS. Payments to be made to CONSULTANT by CITY for services preformed within the current fiscal year are within the current fiscal budget and within an available, unexhausted fund. In the event that CITY does not appropriate sufficient funds for payment of CONSULTANT’S services beyond the current fiscal year, the Agreement shall cover payment for CONSULTANT’S only to the conclusion of the last fiscal year in which CITY appropriates sufficient funds and shall automatically terminate at the conclusion of such fiscal year.

May 2, 2023, Reg. CC Mtg., Page # 301

Page 8 of 11 ends

23. NOTICES. All communications to either party by the other party will be deemed made when received by such party at its respective name and address as follows:

CITY CONSULTANT
City of Lomita
24300 Narbonne Avenue
Lomita, CA 90717
ATTN: Brianna Rindge, Director of
Community & Economic Development
De Novo Planning Group
180 East Main Street #108
Tustin, CA 92780
ATTN: Perry Banner, Principal
Planner
Any such written communications by mail will be conclusively deemed to have been received by the addressee upon deposit thereof in the United States Mail, postage prepaid and properly addressed as noted above. In all other instances, notices will be deemed given at the time of actual delivery. Changes may be made in the names or addresses of persons to whom notices are to be given by giving notice in the manner prescribed in this paragraph. Courtesy copies of notices may be sent via electronic mail, provided that the original notice is deposited in the U.S. mail or personally delivered as specified in this Section.

24. SOLICITATION. CONSULTANT maintains and warrants that it has not employed nor retained any company or person, other than CONSULTANT’s bona fide employee, to solicit or secure this Agreement. Further, CONSULTANT warrants that it has not paid nor has it agreed to pay any company or person, other than CONSULTANT’s bona fide employee, any fee, commission, percentage, brokerage fee, gift or other consideration contingent upon or resulting from the award or making of this Agreement. Should CONSULTANT breach or violate this warranty, CITY may rescind this Agreement without liability.

25. THIRD PARTY BENEFICIARIES. This Agreement and every provision herein is generally for the exclusive benefit of CONSULTANT and CITY and not for the benefit of any other party. There will be no incidental or other beneficiaries of any of CONSULTANT’s or CITY’s obligations under this Agreement.

26. INTERPRETATION. This Agreement was drafted and will be construed in accordance with the laws of the State of California, and exclusive venue for any action involving this agreement will be in Los Angeles County.

27. ENTIRE AGREEMENT. This Agreement and its Attachments sets forth the entire understanding of the parties. There are no other understandings, terms, or other agreements expressed or implied, oral or written.

28. RULES OF CONSTRUCTION. Each Party had the opportunity to independently review this Agreement with legal counsel. Accordingly, this Agreement will be construed simply, as a whole, and in accordance with its fair meaning; it will not be interpreted strictly for or against either Party.

May 2, 2023, Reg. CC Mtg., Page # 302

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29. AUTHORITY/MODIFICATION. The Parties represent and warrant that all necessary action has been taken by the Parties to authorize the undersigned to execute this Agreement and to engage in the actions described herein. This Agreement may be modified by written amendment with signatures of all parties to this Agreement. CITY’s city administrator, or designee, may execute any such amendment on behalf of CITY.

30. ACCEPTANCE OF FACSIMILE OR ELECTRONIC SIGNATURES. The Parties agree that this Agreement will be considered signed when the signature of a party is delivered by facsimile transmission, scanned and delivered via electronic mail, or delivered using digital signature technology approved by CITY. Such facsimile or electronic signatures will be treated in all respects as having the same effect as an original signature.

31. FORCE MAJEURE. Should performance of this Agreement be impossible due to fire, flood, explosion, war, embargo, government action, civil or military authority, the natural elements, or other similar causes beyond the Parties’ control, then the Agreement will immediately terminate without obligation of either party to the other.

32. TIME IS OF ESSENCE. Time is of the essence to comply with dates and schedules to be provided.

33. ATTORNEY’S FEES. The parties hereto acknowledge and agree that each will bear his or its own costs, expenses and attorneys' fees arising out of and/or connected with the negotiation, drafting and execution of the Agreement, and all matters arising out of or connected therewith except that, in the event any action is brought by any party hereto to enforce this Agreement, the prevailing party in such action shall be entitled to reasonable attorneys' fees and costs in addition to all other relief to which that party or those parties may be entitled.

34. STATEMENT OF EXPERIENCE. By executing this Agreement, CONSULTANT represents that it has demonstrated trustworthiness and possesses the quality, fitness and capacity to perform the Agreement in a manner satisfactory to CITY.

CONSULTANT represents that its financial resources, surety and insurance experience, service experience, completion ability, personnel, current workload, experience in dealing with private CONSULTANTs, and experience in dealing with public agencies all suggest that CONSULTANT is capable of performing the proposed contract and has a demonstrated capacity to deal fairly and effectively with and to satisfy a public agency.

35. DISCLOSURE REQUIRED. (CITY and CONSULTANT initials required at one of the following paragraphs.)
By their respective initials next to this paragraph, CITY and CONSULTANT hereby acknowledge that CONSULTANT is a “CONSULTANT” for the purposes of the California Political Reform Act because CONSULTANT’S duties would require him or her to make one or more of the governmental decisions set forth in Fair Political Practices Commission Regulation 18700.3(a)(2) or otherwise serves in a staff capacity for which disclosure would otherwise be required were CONSULTANT employed by CITY.

CONSULTANT hereby acknowledges his or her assuming- office, annual, and leavingMay 2, 2023, Reg. CC Mtg., Page # 303

Page 10 of 11 ends

office financial reporting obligations under the California Political Reform Act and the CITY’S Conflict of Interest Code and agrees to comply with those obligations at his or her expense. Prior to CONSULTANT commencing services hereunder, the City’s Manager shall prepare and deliver to CONSULTANT a memorandum detailing the extent of CONSULTANT’S disclosure obligations in accordance with the CITY’S Conflict of Interest Code.

City Initials
CONSULTANT Initials
OR
By their initials next to this paragraph, CITY and CONSULTANT hereby acknowledge that CONSULTANT is not a “CONSULTANT” for the purpose of the California Political Reform Act because CONSULTANT’S duties and responsibilities are not within the scope of the definition of CONSULTANT in Fair Political Practice Commission Regulation 18700.3(a)(2) and is otherwise not serving in staff capacity in accordance with CITY’S Conflict of Interest Code.

City Initials
CONSULTANT Initials
IN WITNESS WHEREOF the parties hereto have executed this contract the day and year first hereinabove written.

CITY OF LOMITA CONSULTANT
Ryan Smoot, City Manager By: TITLE
ATTEST:

Kathleen Horn Gregory, City Clerk Taxpayer ID No.

May 2, 2023, Reg. CC Mtg., Page # 304

Page 11 of 11 ends

APPROVED AS TO FORM:

City Attorney
May 2, 2023, Reg. CC Mtg., Page # 305
Professional Services To Prepare a General Plan Update, Comprehensive Zoning Code and Map Update, Objective
Design and Development Standards, and CEQA Document
Submitted March 24, 2023
Prepared for:

City of Lomita
Community & Economic Development Department
Attn: Brianna Rindge, AICP, Community & Economic Development Director 24300 Narbonne Avenue, Lomita CA 90717
Telephone: (310) 325-7110 x 122
Email: [email protected]
Prepared by:

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

CITY OF LOMITA
In Association With:

Kittelson & Associates, Inc. | Economic
and Planning Systems | JZMK | Fuscoe |
Cogstone | MD Acoustics | City Advisors
May 2, 2023, Reg. CC Mtg., Page # 306
Speaking on behalf of the entire De Novo Planning Team, we would like to thank you for the opportunity to submit this proposal to comprehensively update the Lomita General Plan and Zoning Code, 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 world-class action-oriented planning documents 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 a particularly opportune time for Lomita to embark on the important task of updating its General Plan and Zoning Code, preparing new Objective Design Standards, and implementing the programs of the City's recently updated Housing Element. Our team is ready and excited to undertake this project for the City of Lomita and work with your community to establish a vision that will help guide the City to a sustainable and prosperous future.

OUR TEAM
We have assembled a carefully-selected team of planning and environmental practitioners with deep personal and professional experience in the South Bay to work collaboratively with the community and the City of Lomita on this multifaceted 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), Ben Ritchie (who will act as a strategic advisor), and Perry Banner (who will serve as the Project Manager). Amanda, Ben and Perry 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.

Our team also includes the following subject-area specialists: City Advisors (zoning), Kittelson & Associates, Inc. (mobility), Economic & Planning Systems (economic/fiscal), JZMK (urban design), Fuscoe (infrastructure), Cogstone Cultural Resources (cultural/paleontological/historic resources), and MD Acoustics (noise).

We strongly encourage the City to contact all of our team's references to inquire about the quality of our work, our commitment to the highest levels of customer service, our responsiveness, and the success of the process. 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.

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
March 24, 2023
City of Lomita
Community & Economic Development Department
Attn: Brianna Rindge, AICP, Community & Economic Development Director 24300 Narbonne Avenue, Lomita CA 90717
Subject: Proposal to a General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document May 2, 2023, Reg. CC Mtg., Page # 307

WHY DE NOVO
The De Novo team brings to the City of Lomita the following unique benefits:
■ ■ ■ Benefits of a Boutique Planning Firm
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 service 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 owners of the company, your Project Managers are able to make quick decisions to keep the project moving forward. ■ ■ ■ An Extension of Lomita City Staff
The De Novo Principals have served as contract staff members and environmental coordinators for multiple public agencies throughout California, which gives us an intimate understanding of the intricacies and inner-workings of public planning agencies. We understand and appreciate the burdens placed on City staff during General Plan updates, and our goal is to make the process a pleasant and rewarding experience for City staff members.
■ ■ ■ Unparalleled Energy and Enthusiasm
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 are confident that De Novo's expertise in preparing General Plan Updates across California coupled with our subconsultant team's synchronized 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 90 days. If you have any questions regarding this submittal, please do not hesitate to contact Amanda Tropiano at (714) 453-7711 or at [email protected].

Sincerely,
Amanda Tropiano
Principal

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
May 2, 2023, Reg. CC Mtg., Page # 308
4 TABLE OF CONTENTS
De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation

1. Experience and Expertise 05

2. References 12

3. Scope of Work 18

4. City Support Required 46

5. Schedule 47

6. Consultant Staff Availability 48

7. Subconsultant Information 49

8. Cost Proposal 52

9. Contract Language Change Request 61
Appendix A: Resumes A
May 2, 2023, Reg. CC Mtg., Page # 309
5 1. EXPERIENCE AND EXPERTISE
The De Novo team brings to the City of Lomita the following experience and expertise:

AN EXPERIENCED PROJECT TEAM
The De Novo Planning Group team represents a full-service team of city planning and subject-matter experts capable of providing all services requested by the City of Lomita. We recognize and appreciate the tremendous commitment you are making to this program; the impacts to your time and financial resources are real and significant 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 the South Bay, Lomita is a unique community with special opportunities and challenges best addressed by a team with experience working in communities facing similar issues. As planning practitioners, we truly see ourselves as your community's "scribes". Every General Plan and Zoning Code Update that we undertake 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.

The De Novo team brings to the City of Lomita the highest level of experience and expertise in preparing General Plan Updates, Zoning Code Updates, Objective Design Standards, and CEQA documents. In addition, our team specializes in Housing Element Updates and we have already had the opportunity to implement Housing Element Programs for the cities of Lake Forest, San Jacinto, and Westminster. Below is a summary of our recent and relevant project experience.

Jurisdiction General Plan
Update
Zoning Code
Update
Objective Design
Standards
Housing
Element
Implementation
CEQA Status
Brentwood X X X Complete
Colusa County X X X Complete
Hawthorne X X X Complete
Lake Forest X X X Complete
Milpitas X X Complete
San Jacinto X X X X X Complete
Sebastopol X X X X Complete
Westminster X X X X X Complete
La Verne X X X X Nearing Completion
Lawndale X X X X X Nearing Completion
San Marcos X X X X Ongoing
County of Orange X X Ongoing
Indian Wells X X X X Ongoing
Laguna Hills X X X Ongoing
De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 310
6 ANALYZE AND PRESENT INFORMATION
Our team is composed of creative and strategic problem solvers. We relish the opportunity to study, evaluate, and analyze facts and information, synthesize that information, and present it to the public, stakeholders, and decision-makers. For example, the team will prepare a comprehensive Existing Conditions Report early in the project to ensure that the existing planning context is recorded correctly, and we will share this information publicly to ensure all stakeholders have a consistent baseline understanding of the issues and opportunities facing the City. Factual information is the basis for our decision-making, and it is critically important that our team carefully analyzes and presents information to support the project's success.

PUBLIC INPUT PROCESS
The entire De Novo project team deeply understands how the use of creative strategies and technology can improve Our past experience preparing long-range policy documents has taught us that a key to a successful project is extensive and consistent community and city leadership 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.

It is important for the City to work with a consultant team that keenly understands how to effectively plan and execute a creative public process that pays special attention to engaging individuals who do not traditionally participate and builds lasting public trust. De Novo’s project managers, Amanda Tropiano and Perry Banner, have led community outreach programs for numerous General Plan Updates and are well-versed in approaches to encourage diverse community involvement. Additionally, Amanda holds an advanced certificate in public participation from the International Association of Public Participation (IAP2), which makes her uniquely qualified to lead this effort.

We have designed a creative and strategic community engagement program that maximizes the use of technology to engage people more quickly and at lower costs than traditional methods. We continually look for opportunities 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 lessons 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 (facilitation of a GPAC, focus group meetings, interviews, and online surveys) are all intended to help the City achieve the level of engagement that must be present in this process in order to prepare meaningful policy documents.

SUBJECT AREA EXPERTS
De Novo Planning Group and our team members are experts in long-range planning, community design, economics, transportation, cultural resources, noise, air quality, infrastructure, and hazards. As part of good planning practice, the De Novo team has always approached General Plan Update projects through the lens of the community’s vision for the future and associated placemaking, multimodal transportation, and economic development issues.

While independent topics, they come together during long-range policy planning efforts to strengthen a city’s commitment to improve the quality of life for all of its residents, workers, and visitors.

De Novo and our teaming partners on this project are also fully equipped to carefully consider the roles of environmental justice, community health and wellness, sustainability, and hazards as part of the planning framework and are able to provide solid goals and policies and specific direction on actions the City can take to improve its quality of life. We develop effective goals, policies, and implementation measures to address these topics.

De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 311
7 GRAPHIC PRESENTATION
The graphic presentation of public-facing material and final deliverables is an important part of the planning process.

Information must be clearly and correctly presented, easy to understand, and visually interesting. Our team of planners and urban designers work closely with City staff to ensure that work products reflect the overall agency image and style (colors, text style, and organization) while also reflecting the customized project branding program. We use charts, graphs, tables and figures where appropriate, and supplement this information with well-written text and taglines to communicate ideas.

FOCUS ON IMPLEMENTATION
De Novo project managers have served as contract staff to agencies and have been involved with the planning and implementation of General Plan Updates. This experience gives us the unique perspective and skill of being able to understand community needs and expectations, develop an implementable community vision, and identify action-oriented steps the City must take to implement the vision through a General Plan Update. This engagement program is just "part one" to a multiphase effort which will ultimately lead to the first comprehensive update to the City's General Plan. De Novo recently led the City of Lake Forest General Plan Update (adopted in 2020), which was that agency's first comprehensive update since adopting its first General Plan after incorporation. The lessons learned through that experience, including a deep and meaningful community engagement program, have resulted in numerous actions implemented by the City, including a Neighborhood Improvement Study with funding allocated to implementing local neighborhood improvement actions in southwest Lake Forest, the implementation of new mixed-use land use designations to create more vibrant nodes of activity throughout the city and accommodate additional attainable housing options, and funding for specific capital improvement projects to support future private development.

ADHERE TO SCHEDULE AND BUDGET
Our project team is fully committed to implementing an effective and efficient engagement program. We thrive under deadlines, and we have a track record of meeting or exceeding our project schedules. Our use of Principal-level staff throughout all stages of the project allows us to work quickly, efficiently, and produce preliminary draft documents of superior quality. Our project managers take a very active and hands-on role, and we diligently manage our team and coordinate with City staff to ensure that all parties are continuously aware of pending deadlines, outstanding tasks, and draft work products that will require staff review.

We take tremendous pride in our ability to adhere to our project budgets. Our project managers are also owners of the firm, and to this end, we have the authority to take any steps necessary to ensure that our projects remain on budget. We strongly encourage the City to call every single one of our references and specifically inquire about the extraordinary steps we take to ensure we do not modify or exceed our budgets. This regularly includes the addition of extra meetings and hearings, and the allocation of staff time and resources beyond the levels identified in our proposal, at no extra charge to the City. We know that this is a unique way of doing business, but it has proven to be a tremendously successful approach for our firm.

De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 312
8 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 principal-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 worldclass professional services, through principal-level attention to every project.

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 accommodated early in the process. We strongly believe in the use of local knowledge for developing sensible and cost-effective solutions to local concerns. 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 Dana Point 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.

OUR 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
De Novo Planning Group
180 E Main Street Ste 108
Tustin, CA 92780
Contact: Amanda Tropiano
De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
PRIME FIRM OVERVIEW (SUBCONSULTANTS IN SECTION 7)
De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 313
De Novo Planning Group 9
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation

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, followed by resumes for all team members.

Amanda Tropiano
Principal-in-Charge

CITY OF LOMITA
EPS
Economics
Jason Moody
Managing Principal
Julie Cooper
Executive Vice President
Subconsultant Team
Ben Ritchie
Strategic Advisor | Principal
Perry Banner
Project Manager | Principal Planner
De Novo Planning Group
Starla Barker, AICP
CEQA Project Manager | Principal
Planner
Ashley Brodkin
Senior Planner
Erik Anderson
Associate Planner
MD Acoustics
Noise
Mike Dickerson Jr., INCE
Principal
Claire Pincock
Acoustical Consultant
Kittelson
Traffic/Circulation
Tim Erney, AICP, PTP, CTP
Senior Principal Planner
Fernando Sotelo, PE, PTP
Associate Engineer
Cogstone
Cultural Resources
Molly Valasik
Principal Archaelogist
John Gust
Principal Investigator/Archeo
Michael Sahimi, AICP
Senior Planner
Kelly Vreeland
Principal Investigator/Paleo
Fuscoe
Infrastructure
Ian Adam, MESM, CPSWQ,
QSD
Vice President
Susan Williams, PE, MS, QSD/P
Associate Project Manager
City Advisors
Zoning
Stephanie Tomaino
Principal
JZMK
Design
Andrew Watkins
Principal
Tim Haagen
Senior Planner
Benjamin C. Sigman
Principal
Shannon Lopez
Architectural Historian
Eric Scott
Principal Paleontologist
Jana Sobhi
Planner
May 2, 2023, Reg. CC Mtg., Page # 314
De Novo Planning Group 1 0
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation Amanda Tropiano
Principal-in-Charge, De Novo
With deep professional planning experience in the region, Amanda has successfully managed a wide variety
of land use planning projects, all of
which have included a robust community engagement program. These projects include General Plan Updates 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 International Association of Public Participation (IAP2).

Ben Ritchie
Principal, De Novo
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 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 successful long-range policy plan.

Perry Banner
Principal Planner, De Novo
Perry Banner brings a combined 18
years of experience in local government and private practice planning to the firm with work in both the
United States and Canada. Perry possesses a diverse range of skills, including project management, land use analysis and policy development. His
capabilities also include economic
development and real estate development. Perry has successfully managed a wide variety of General Plan Updates, zoning documents, and
public outreach programs.

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-sector 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 development, focusing on the feasibility of individual projects as well as entire
districts and corridors. He has participated in numerous GPUs and SPs.

Tim Erney, AICP, PTP, CTP
Senior Principal Planner, Kittelson
Tim Erney is a Senior Principal Planner
with over 20 years of experience managing analyses and documentation for sustainable transportation practices,
TDM measures, pedestrian and bicycle
reviews, environmental review projects,
access and circulation studies, parking
evaluations, and data collection programs. In addition, he has conducted detailed technical analyses of local and
regional roadway facilities, including
traffic forecasting, modal split analyses,
traffic diversion, and operational analyses. Tim has been leading the firm’s efforts on the evaluation of emerging
technologies and alternative evaluation
metrics.

Julie Cooper
Executive VP, EPS
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.

May 2, 2023, Reg. CC Mtg., Page # 315
De Novo Planning Group 11
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation Andrew Watkins
Principal, JZMK
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.

Ian Adam
Vice President, Fuscoe
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.

Stephanie Tomaino, AICP
Principal, City Advisors
Having spent the majority of her career as an in-house planner at multiple cities in Southern California, Stephanie possesses diverse and extensive project management experience in all facets of planning and community development. Stephanie is well-versed in implementing Zoning Ordinances, General Plans,
Specific Plans, Design Guidelines,
and other regulatory planning documents. With a strong background in current planning and front counter operations, Stephanie advocates for common-sense, solutions-based
planning.

Tim Haagen
Senior Planner, JZMK
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.

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

John Gust
Archaeologist, Cogstone
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 Principal
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.

May 2, 2023, Reg. CC Mtg., Page # 316
12 2. 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 Lomita. Project profiles for the references listed below, and other relevant projects, are provided on the following pages.

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
City of Lake Forest
General Plan Update, EIR
Gayle Ackerman, Director of Development Services
949-461-3463 | [email protected]
100 Civic Center Dr., Lake Forest, CA 92630
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
City of Hawthorne
Housing Element, Safety Element, Environmental Justice Element Gregg McClain, Planning Director
(310349-2970 | [email protected]
4455 W. 126th Street, Hawthorne, CA 90250
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
Kirby St
Ramona Expy
Soboba Rd
Mounta ni Ave
Ramona Expy
Ramona Expy
Ave
Soboba Rd
State St
Pa ml
Washington Ave
Cottonwood Ave
Esplanade Ave
Soboba Rd
State St
Menlo Ave
Hewitt St
Park Ave
Ramona Expy
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
Potter Rd
Warren Rd
Ramona Expy
Lake Park Dr
UV79
Palm Ave
Columbia St
Kirby St
Gilman Springs Rd
State St
Lyon 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
0 P
½ 1
Miles
San Jacinto River
San Jacinto River
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.

DE NOVO PLANNING GROUP REFERENCES
De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 317
De Novo Planning Group 13
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation

SAN JACINTO GENERAL PLAN UPDATE, FOCUSED ZONING CODE UPDATE, AND EIR City of San Jacinto
De Novo Planning Group lead 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 getting 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 engage 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 expands 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 implemented 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
Envision San Jacinto 2040 | General Plan Update Visioning Workshops Summary 2

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 3 AND HOUSING
How We Spread the Word:
• Facebook
• Instagram
• NextDoor
• Emails
• Direct Mailer
May 2, 2023, Reg. CC Mtg., Page # 318
De Novo Planning Group 14
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation

LAKE FOREST GENERAL PLAN UPDATE AND EIR
City of Lake Forest
De Novo Planning Group prepared the City of Lake Forest General Plan Update. Three years after the City incorporated 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 oneone-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 community'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.

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

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

Topic: Land Use and
www.LakeForest.GeneralPlan.org Community Design
May 2, 2023, Reg. CC Mtg., Page # 319
De Novo Planning Group 15
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation

WESTMINSTER ZONING CODE UPDATE, HOUSING ELEMENT AND CEQA City of Westminster
The City of Westminster comprehensively updated its General Plan in 2016 and, as part of this effort, established new mixed-use land use designations to guide future development throughout the City. De Novo Planning Group is now 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), 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 administrative 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
May 2, 2023, Reg. CC Mtg., Page # 320
De Novo Planning Group 16
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation

HAWTHORNE HOUSING ELEMENT AND SAFTEY ELEMENT UPDATE, ENVIRONMENTAL

JUSTICE ELEMENT, AND CEQA
City of Hawthorne
De Novo Planning Group prepared a Housing Element and Safety Element Update, a new Environmental Justice Element, and subsequent CEQA documentation for the City of Hawthorne. De Novo performed an assessment of current conditions and evaluation of socio-economic information so the City could understand its ability to accommodate its RHNA allocation within the surplus sites identified in the previous Housing Element and/or if additional sites would need to be identified. The Safety Element was updated for consistency with both the Housing Element Update and the requirements of Senate Bill (SB) 379 and SB 99. In compliance with SB 1000, De Novo also prepared an Environmental Justice Element containing goals, policies, and objectives to address environmental justice concerns in Hawthorne and the unique needs of disadvantaged communities. Lastly, in order to support public review and adoption of the updated Housing and Safety Elements and new Environmental Justice Element, our team prepared the necessary CEQA documentation to accompany these policy plans. The preparation of each Element included public outreach and education components, such as social media posts, information on the City's website, fact sheets, public workshops, focus group meetings, and online surveys.

Date Range: 2020-2022
Key Considerations
» Public outreach
» Compliance with State
Housing Law
» Compliance with new
State guidance for Safety
Elements and Environmental
Justice Elements
May 2, 2023, Reg. CC Mtg., Page # 321
De Novo Planning Group 17
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation

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 comprehensive 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 advertisements, 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. Although 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:

May 2, 2023, Reg. CC Mtg., Page # 322
18 3. SCOPE OF WORK

PROJECT UNDERSTANDING
We understand that the City of Lomita is seeking a qualified team of creative, passionate, and dedicated consultants with demonstrated relevant General Plan and Zoning Code Update experience to prepare a major update to the City’s General Plan and corresponding update to the Zoning Code, which will also involve preparation of an Environmental Impact Report (EIR). The General Plan Update will target the Land Use, Circulation, Open Space, Conservation, and Noise Elements, although minor revisions to the Housing Element and Safety Element may be necessary to provide consistency throughout the document. The Zoning Code Update must hit on several critical amendments triggered by the recently certified 2021-2029 Housing Element, particularly the rezoning of sites to accommodate the City’s RHNA allocation and the preparation of Objective Design and Development Standards for residential development. We also understand that the project schedule will be largely driven by the necessity to complete the rezoning of sites by the statutory deadline of October 15, 2024. The General Plan will be prepared in accordance with State of California General Plan Guidelines and with California Government Code Section 65350 et seq. The EIR will be completed in accordance with the Public Resources Code and applicable CEQA Guidelines. De Novo will lead and manage all aspects of the General Plan Update, Zoning Code Update, and EIR and coordinate with City staff, the public, Planning Commission, and City Council, and all consultant team members. The successful team will be able to complete this comprehensive work effort on schedule and will maintain strict adherence to the project budget.

Like the rest of Los Angeles County, the City of Lomita is experiencing changes to who lives, works, and visits the community. Though small in area, the City of Lomita plays an important role in the South Bay and is connected (literally and figuratively) to the region through shared history, environment, and infrastructure.

The City of Lomita must clearly understand its own issues and opportunities, make sure the General Plan articulates the community’s vision for the future, and implement the goals, policies, and actions of the General Plan to make that vision a reality. At the same time, Lomita must continue to think strategically 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.

As General Plan Update and Housing Element preparers, the De Novo team is particularly sensitive to the City’s need to complete the rezoning of sites identified to accommodate the City’s remaining RHNA by October 15, 2024.

Given that there could be serious repercussions for the City for not meeting the deadline (including but not limited to decertification of its Housing Element), there must be a concerted effort to ensure that the rezoning is completed on time. As such, community outreach and a study of existing conditions should begin immediately, including the visioning process. Based on De Novo’s extensive history working on similar projects, we find that a Preferred Land Use Alternative should be confirmed by the City Council by late summer 2023 so that a concrete Projection Description can be crafted for the EIR in early autumn 2023. The EIR will address not only the General Plan and any changes to land use designations in the City, but also the proposed rezoning of sites.

De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 323
19 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 Update and Zoning Code Update projects throughout California for communities facing similar issues and opportunities as Lomita. We have also placed a special emphasis on the use of technology and other best planning practices to create time and financial efficiencies that result in easy-to-understand documents and implementable actions.

All work products will be delivered in an electronic format to reduce waste; where hardcopies of products are to be provided, they are specifically identified in the associated task deliverable.

TASK 1: PUBLIC PARTICIPATION PROGRAM
At the heart of comprehensive planning is public engagement, whereby those who will directly experience the benefits and potential impacts of implementation have a role in shaping their future. Like many cities in Los Angeles County, community members of the City of Lomita are diverse, encompassing a range of cultures, languages, and economic considerations. This diversity means that there is not just one technique that works best to engage community members. Our work program integrates cutting edge technology and creative outreach solutions with traditional communication platforms to maximize engagement and meaningful feedback.

Our team recognizes that good community outreach meets people where they are, and provides flexibility in both timing and the avenues through which input is gathered. Certain community members may not have the desire or ability to participate in certain aspects of the engagement process. It is our job to make the content as accessible and relevant as possible, enabling participation from all community members, including those who do not traditionally participate in this type of public process.

Our team has designed a public outreach program for this project that will gather valuable feedback right from the beginning, resulting in a comprehensive Vision Plan that reflects local values and priorities. To achieve this, we will employ intensive community and stakeholder engagement during the visioning process. We will then take this valuable feedback and translate it into a General Plan that the community is not only proud of, but has ownership over.

We understand the demands that a General Plan Update and Zoning Code Update, especially the engagement program, place on City staff and are prepared to fully support and assist staff throughout the entire process. We will prepare outreach materials and summary notes for all meetings, workshops, and public hearings. Additionally, our team prides itself on adapting the work plan (adding an extra meeting, conducting additional interviews, etc.) at no additional cost. We welcome the opportunity to customize our approach to best meet your needs and look forward to working with staff to refine the work program.

Task 1.1 PUBLIC PARTICIPATION PROGRAM
For the Lomita General Plan Update and Zoning Code Update process, De Novo will lead the design and implementation of the community engagement program. Our team will first develop the Community Engagement Plan, which will serve as a guide to the community and stakeholder engagement process. This plan will outline overall objectives for community and stakeholder engagement, lay out specific activities and timelines, address how to best synchronize the public dialogue with the steps in the planning process, and will identify any need for language translation. It will also identify priority stakeholders that will be engaged through focus groups and targeted outreach, a list which will be developed with input from the City and the consultant planning team. The plan will provide input on additional outreach that the City should consider, including online interactive input opportunities, social media, partnerships with community organizations, etc.

1.1 Deliverables:
» Draft and Final Community Engagement Plan (PDF format) De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 324
20 TASK 1.2 PROJECT IDENTITY/BRANDING
In order to provide a consistent look and feel for all materials, and to ensure that the GPU process activities are instantly recognizable as such, our team will work with the City to develop a project identity and branding. This includes a set of project logo, phrase, 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 appropriate. During this task, the project team and the City will create a flexible design that can be applied to appropriate materials and products identified in the Community Engagement Plan.

1.2 Deliverables:
» Project logo/branding design sheet
TASK 1.3 GENERAL PLAN ADVISORY COMMITTEE (8 MEETINGS)
Based on our experience, we believe that forming a General Plan Advisory Committee (GPAC) for the Lomita General Plan Update will be a meaningful way to engage the community and we fully support convening one for this effort, as indicated in the RFP. Forming a GPAC is an effective, efficient way to engage a variety of stakeholders, including those mentioned in the RFP as being of particular importance – members of the Parks and Recreation Commission, Public Safety and Traffic Commission, Lomita Chamber of Commerce, and at-large community members. De Novo has experience managing various GPAC compositions and we can work with the City during project kick-off to evaluate how the committee could be appointed and who should be represented.

For the GPAC to be an effective advisory body, the City must clearly articulate the committee’s charge (their roles and responsibilities). In addition to advising on the GPAC’s formation, our recommendations to the City will also include example GPAC charges, and the opportunities and challenges that come with different degrees of empowerment and responsibility. It is our recommendation that the City will be responsible for managing the GPAC’s appointment and membership, while the consultant team will be responsible for presentations and materials used for GPAC meetings.

Sample GPAC Meeting Topics and Schedule
After kicking off the committee, the first meetings will focus on land use, economic development, fiscal sustainability, hazards, circulation, and other considerations in order to develop the Land Use Alternatives. The subsequent meetings would be focused on goal and policy discussions related to each of the elements/topics to be addressed in the General Plan Update. Our initial work plan anticipates that the GPAC meetings could generally be organized as follows:

1. Project kick-off and community vision/priorities (May 2023)

2. Economic Development and Fiscal Sustainability (June 2023)

3. Land Use and Mobility (July 2023)

4. Land Use Alternatives (critical path item: August 2023)

5. Public Facilities and Services, Safety, and Noise (TBD)

6. Open Space, Conservation, and Air Quality (TBD)

7. Presentation of Draft General Plan Elements (TBD)

8. Feedback on Draft General Plan Elements (TBD)

1.3 Deliverables:
» Preparation and facilitation of eight (8) General Plan Advisory Committee meetings including PowerPoint presentations, large-scale maps, and all meeting materials De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 325
21 TASK 1.4 TECHNICAL ADVISORY COMMITTEE (5 MEETINGS)
De Novo will assist the City in convening a Technical Advisory Committee (TAC) to provide data, information, and feedback at key points during the General Plan Update process, and ensure plan concepts can be achieved. The TAC is will be comprised of technical experts from City departments and partner agencies who implement policies addressed by the General Plan. TAC members will review and provide input on administrative draft documents prior to their release as public review draft documents.

1.4 Deliverables:
» Preparation and facilitation of five (5) Technical Advisory Committee meetings including PowerPoint presentations, large-scale maps, and all meeting materials TASK 1.5 COMMUNITY VISIONING WORKSHOPS (3) AND OPEN HOUSE (1) Our team will host a series of workshops and an open house during the General Plan Update process, with the three workshops occurring as part of an intensive visioning process 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 vision from a community perspective, which is important in creating a plan that the community can own. Workshops will also provide valuable perspective on land use and economic opportunities, as well as mobility needs.

Visioning Workshops (3)
At the outset of the General Plan Update process, three Visioning Workshops will be held. The Visioning Workshops will introduce the community to the project and will focus on: 1) communicating the intent of the project to the public and inviting public input; 2) identifying the overall vision and core values that will guide the project; and 3) identifying the community priorities, land use, design, and mobility preferences of City residents and stakeholders.

Community Open House (1)
We propose that the Community Open House take place once the Public Hearing Draft of the General Plan is complete. The intent of the Community Open House is to highlight the “big ideas” of the General Plan, answer any questions the public may have, and take notes on the public’s feedback in order to share it with the Planning Commission and City Council as they consider the project’s approval.

1.5 Deliverables:
» Facilitation of three (3) Visioning Workshops and one (1) Community Open House, including all handouts, PowerPoint presentations, large-format exhibits, and workshop advertisements TASK 1.6 VISION PLAN DOCUMENT
The public engagement and visioning process will result in a comprehensive Vision Plan document that will serve as the foundation for the goals, policies, and actions 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 future as well as specific issue areas that must be carefully addressed in the General Plan and/or Environmental Impact Report. The Vision Plan will put greater emphasis on articulating the community’s balance of quality-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.

De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 326
22 The document will be stylized using the project identity established during the visioning phase, and will be a visually 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.

1.6 Deliverables:
» Administrative Draft Vision Plan Document (5 copies), Final Vision Plan Document (30 copies) » Spanish version Final Vision Plan Document (electronic only) TASK 1.7 FOCUS GROUP MEETINGS (2 MEETINGS)
Although the formation of a GPAC will largely supplant the need for focus group meetings, De Novo will host two focus groups in order to allow the project team and the City to engage in more specific discussions than could occur at public workshops and open houses. Our team will plan and facilitate these focus group meetings so that they synchronize with the various steps in the planning process. We will work with the City to identify focus group participants from sectors that could include:
» Economic Development (residential and commercial brokers, realtors, developers, regional economic development agencies, etc.)
» Environmental Justice (health care providers, advocacy groups) Focus groups will be conducted during the visioning phase. To provide time and cost efficiencies, we propose to host both meetings virtually via Zoom.

1.7 Deliverables:
» Preparation and facilitation of two (2) focus group meetings TASK 1.8 PROJECT WEBSITE
De Novo will lead the development and maintenance of a dedicated project website. The website will serve as a central location for project updates and information, links to surveys, as well as an avenue to advertise upcoming workshops and open houses. The website will be interactive and easy to use, and will be updated regularly.

1.8 Deliverables:
» Project website development and management
TASK 1.9 ONLINE SURVEY TOOL
We propose using an online survey tool to share information on the project and gather input on the General Plan from the community. Our outreach team has found SurveyMonkey to be a cost-efficient yet engaging tool to gather meaningful feedback, above many other online tools. Surveys will be conducted in both English and Spanish, and will be based on the programs and activities defined in the Community Engagement Plan. The project team will design two surveys, one during the visioning stage and the other during the alternatives stage.

Our team is also well-versed and able to solicit feedback using ArcGIS StoryMaps, which allows the team to post maps and content to an interactive mapping software for users to review and leave comments on. We have used this approach successfully with other client cities and it has been a valuable tool to communicate detailed visual content.

1.9 Deliverables:
» Two surveys (one during the visioning stage and one during the alternatives stage) De Novo Planning Group
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23 TASK 1.10 SOCIAL MEDIA ENGAGEMENT
De Novo will work with the City to develop text and graphics for the City to post on existing social media platforms to create a bridge between those users and the General Plan website. We understand existing Facebook pages can be geo-targeted to advertise meetings and other points of engagement. There are also active Nextdoor neighborhoods in Lomita, and the City can post messages to these users through an official City-sponsored account which has proven to be very successful in other communities.

1.10 Deliverables:
» Advertisements for existing social media accounts as needed throughout the project TASK 1.11 EVERY DOOR DIRECT MAILER
To ensure maximum inclusivity in the General Plan Update process, we propose preparing and delivering a postcard-sized advertisement to every residential and business address in the City. To maximize the effectiveness of the direct mailer, we recommend that the mailer be prepared and delivered at the very beginning of the project. A bilingual mailer is envisioned 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
The De Novo team will design the mailer and work with a local printer to prepare and deliver the mailers using the USPS Every Door Direct Mail (EDDM) delivery system. Based on USPS records, there are approximately 9,000 residential and business addresses in the City. This task includes preparation, printing, coordination with the USPS EDDM program, and delivery (postage).

1.11 Deliverables:
» One postcard-sized direct mailer, two-sided, in black and white; English and Spanish language; approximately 9,000 mailers printed and delivered to every residential and business address in the City TASK 1.12 GENERAL PLAN VIDEO
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 prepare 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.

1.12 Deliverables:
» One 2-3 minute General Plan Update overview video
TASK 1.13 STUDY SESSIONS AND PUBLIC HEARINGS
Throughout the process it will be necessary to provide information and receive feedback from the Planning Commission and City Council on a number of topics, including the Vision Plan and Preferred Land Use Plan. We recommend hosting study sessions with each body during their regularly scheduled meetings to discuss these topics. At the conclusion of the project, it will also be necessary to present the updated General Plan, Zoning Code, and EIR to the Planning Commission and City Council for their respective review and approval during a public hearing. Based on direction included in the RFP, we expect to hold up to eight study sessions and public hearings between the Planning Commission and the City Council.

1.13 Deliverables:
» Facilitation of eight (8) study sessions and public hearings with Planning Commission and/or City Council (with attendance by Kittelson and EPS at two public hearings) De Novo Planning Group
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24 TASK 2 ASSESSMENT
The project will begin with the consultant team providing a high-level project overview and refined timeline at an in-person meeting with City staff, collecting data, analyzing existing conditions, and evaluating opportunities and issues. In order to achieve our objectives for Task 2, 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.

TASK 2.1 KICK-OFF MEETING AND TOUR
Within one week of project commencement, the De Novo team will meet with City staff to kick-off the project and provide a project overview, including a schedule for completion of the project, with clear deadlines and specific action items identified for each task. In addition to refining/confirming the timeline, we anticipate discussing the following:
» Confirm/finalize project scope of work and schedule;
» City preferences for point of contact, method of communication, meeting and workshop responsibilities; » Discuss community outreach approach, including Visioning Workshops, identification of stakeholders, General Plan Update website, General Plan Advisory Committee (GPAC), and format for community workshops; and
» Data request for relevant background documents (adopted documents, reports, and studies) For this effort to be as successful as possible, we recommend representatives from 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
TASK 2.2 GENERAL PLAN EVALUATION
De Novo will review and evaluate Lomita’s current General Plan including all of its associated elements, organization, goals, policies, and implementation actions in order 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 information, tables, exhibits, and illustrations and make recommendations for how the updated General Plan can be structured.

2.2 Deliverables:
» Memo evaluating the current General Plan
TASK 2.3 DOCUMENT REVIEW
Additional documents will also be reviewed including the General Plan EIR, existing Zoning Code and Zoning Map, regional plans, and all other relevant and pertinent policy documents.

2.3 Deliverables:
» Memo evaluating the current General Plan EIR, Zoning Code and Zoning Map, and all other relevant and pertinent policy documents
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25 TASK 2.4 BASE MAPPING
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 reproduction. The budget for this task assumes that the City will provide the Assessor parcel data.

2.4 Deliverables:
» GIS base map
TASK 2.5 SOCIOECONOMIC, DEMOGRAPHIC, AND REAL ESTATE MARKET STUDY In this task, EPS will assess existing socioeconomic, demographic, and real estate market conditions and trends influencing economic development potential for Lomita. The study will analyze the supply and demand conditions and trends for a variety of land uses – including retail, hospitality, office, industrial, and residential – in the City. For each land use category and associated market sector, EPS will consider historical trends, recent market activity and performance (including rents and absorption rates), and future growth pressures and opportunities to identify core strengths, emerging niches, and under-served markets. Using this analysis, EPS will summarize the strengths, weaknesses, opportunities, and threats affecting the City’s land use and economic development potential in both the medium and long-term.

2.5 Deliverables:
» Socioeconomic, Demographic, and Real Estate Market Study (Administrative Draft and Final) TASK 2.6 TECHNICAL STUDIES
A series of technical studies will be prepared to support both the Existing Conditions Report (Task 2.7) and the Environmental Impact Report (Task 8). Our proposal includes the following necessary studies: Cultural/Paleontological Resources Assessment Report, Infrastructure Background Report, Noise Study, Traffic Study, and Air Quality/GHG Study.

2.6.1 Cultural and Paleontological Resources Assessment Report Cogstone will prepare a Cultural and Paleontological Resources Assessment Report to support the ECR and environmental analysis. As part of this work effort, Cogstone 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.

2.6.2 Infrastructure Background Report
Fuscoe Engineering will prepare an Infrastructure Background Report to support the technical analysis included in the environmental document and for inclusion in the ECR. Fuscoe will:
» Obtain and review GIS data, master plans (2022 Water Master Plan, 2020 UWMP, sewer, master plan of De Novo Planning Group
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26 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.
» Using water demand generation factors from the 2020 Urban Water Management Plan (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. 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 shall include all existing conditions analysis, proposed conditions analysis and Appendix G thresholds analysis for infrastructure including water, sewer, drainage, water quality, and water supply.
» Review up to two different proposed land use alternatives that focus on underutilized or undeveloped areas within the City and the varying impacts on infrastructure including drainage, sewer, and water systems as well as water quality impacts. For each land use alternative, 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 land use alternatives will also include the build-out of the current General Plan for comparison purposes.

2.6.3 Noise and Vibration Impact Study
MD Acoustics will prepare a Technical Noise and Vibration 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. » Visit the project site and perform up to two (2) 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, airport noise impacts, and operational noise impacts.
» 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.

2.6.4 Transportation Impact Analysis
Kittelson will prepare the Transportation Impact Analysis (TIA) to support the environmental documentation and approvals for the project. The TIA will document the existing circulation network, planned improvements, and updated General Plan policies and will assess potential impacts using vehicle miles traveled (VMT) metrics as required under CEQA. The appropriate travel demand model will be modified to include the proposed project land uses, and adjacent networks will be refined in the model network as needed. Kittelson will provide VMT results under the City’s adopted VMT metrics. If the project would generate an impact to VMT, then Kittelson will develop appropriate mitigation measures including transportation demand management (TDM) and related trip reduction measures.

Kittelson will also qualitatively assess the effects to transit, pedestrian, and bicyclist conditions, focused on potential conflicts with the existing and future circulation network.

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27 To support expedited processing of future developments 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, parking, 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.

2.6.5 Air Quality/GHG Study
De Novo will prepare the air quality and greenhouse gas emissions (GHG) analyses, which will be incorporated directly into the EIR to support significance determinations.

The City is located within the jurisdiction of the South Coast Air Quality Management District (SCAQMD). Implementation of the General Plan and Zoning Code Update would result in short-term construction-related emissions and long-term operation emissions, primarily attributable to emissions 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 pollution dispersal or transport. Applicable air quality regulatory framework, standards, and significance thresholds will be discussed. The project’s potential to conflict or obstruct implementation of the AQMP will also be addressed. Short-term (construction) increases in regional criteria air pollutants will be quantitatively assessed. The California Air Resources Board (CARB)-approved CalEEMod computer model will be used to estimate regional mobile source and particulate matter emissions associated 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 CalEEMod computer model will be used to estimate emissions associated with the Project. In response to the California 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 analyses 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 Impact 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 Program (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 update will be quantified and tied to the standards, thresholds, 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.

2.6 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).

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28 TASK 2.7 EXISTING CONDITIONS REPORT
To prepare a meaningful General Plan, existing conditions must be well-understood and clearly documented. As the first major project deliverable, the Existing Conditions Report (ECR) will be a valuable resource for the General Plan Advisory Committee, City Council, Planning Commission, City staff, and the De Novo team to refer to as goals and policies are developed and the EIR is prepared. 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 understanding of key topics that must be addressed from multiple angles throughout the project. The Existing Conditions Report will include the following chapters:
» Introduction
» Land Use
» Mobility
» Demographic Trends
» Market Trends
» Historical and Cultural Resources
» Community Services and Facilities
» Environmental Justice
» Conservation
» Greenhouse Gas and Climate Change
» Hazards, Safety, and Noise
While there will be a significant amount of narrative discussion 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. As a separate document, we will prepare a concise Executive Summary to highlight the most important issues. This stand-alone summary will be prepared in a magazine format and shared via viewing platform like Blurb or Issue to enhance the user experience.

2.7 Deliverables:
» Administrative Draft Existing Conditions Report (5 copies), Final Existing Conditions Report (10 copies), Administrative Draft Executive Summary (5 copies), Final Executive Summary (10 copies) TASK 3 EVALUATING ALTERNATIVES
As described in the Project Understanding, it is vitally important that the City arrive at a preferred land use plan by late summer 2023. This is an aggressive timeline and will require a highly efficient and effective process led by a team of subject-area experts. De Novo’s extensive experience in preparing and evaluating land use alternatives best positions the City for success. Once a preferred land use plan is confirmed, the team will move forward expeditiously with the environmental review and rezoning effort, which must be completed by October 15, 2024. In order to facilitate this process, De Novo has proposed a strategic alternatives evaluation work program that heavily relies on input from the community through the Visioning Workshops and GPAC meetings and a collaborative effort working with City staff to quickly and efficiently establish the alternatives.

TASK 3.1 PREPARATION OF ALTERNATIVES
In this task, De Novo will host a collaborative working session with City staff to develop three land use alternatives based on feedback received from the public, the requirements of the City’s rezoning program, and other pertinent market information. This effort will result in three maps and a set of land use definitions to support the maps.

3.1 Deliverables:
» Preparation for and facilitation of working session with City staff; three land use alternative maps and associated land use designations
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29 TASK 3.2 EVALUATION OF GROWTH ALTERNATIVES AND LAND USE ALTERNATIVES REPORT The team will prepare a Land Use Alternatives Report to study the alternatives prepared under Task 3.1. As part of the Land Use Alternatives Report, the De Novo team will develop population and employment projections based on build-out of each alternative. The De Novo team will evaluate the land use alternatives in terms of impacts on an identified set of topics, such as existing/programmed public facilities or networks, the natural environment, the economy, greenhouse gas emissions reduction, and City finances. Additionally, Kittelson will support the De Novo team by evaluating the proposed land use alternatives from a transportation perspective. Kittelson will provide input into the evaluation of land use alternatives, in terms of location, levels of intensity, potential conflicts with adjacent transportation facilities, and circulation/access requirements. Kittelson will also assess potential implications of increased traffic from the land use alternatives to the roadway network. If needed, Kittelson can provide trip generation calculations, and review and provide feedback on the land use alternatives prepared by the De Novo team.

As part of the Land Use Alternatives Report, the De Novo team and City staff will develop policy options to address identified key assets, issues, and opportunities., which will be more fully developed during preparation of the General Plan Policy Document.

The team will present the Land Use Alternatives Report to the public, Planning Commission, and City Council for consideration and feedback.

3.2 Deliverables:
» Land Use Alternatives Report (Administrative and Public Version, electronic only) TASK 3.3 FISCAL IMPACT ANALYSIS
To assist in evaluating the Land Use Alternatives and refining a Preferred Alternative, EPS will analyze the fiscal impacts of proposed land use programs (up to three scenarios) on General Fund revenues and costs over appropriate timeframes based on discussions with City staff. EPS will employ a planning-level approach, based on an evaluation of the City’s budget and estimates related to primary revenue generators (for example, property and sales tax). EPS assumes that the City will provide budget documents and any other supporting information regarding the General Fund. For quantifying fiscal revenue impacts, EPS will employ a per-capita methodology, supplemented where necessary with a limited case-study approach, to estimate increases in General Fund revenues attributable to new development. For quantifying public service cost impacts, EPS will use an average cost methodology for forecasting increases in service demand and associated expenditures by land use category. (Note: this analysis will be conducted after Land Use Alternatives have been developed).

3.3 Deliverables:
» Fiscal Impact Analysis Report (Administrative Draft and Final) TASK 3.4 PREFERRED LAND USE PLAN DEVELOPMENT
The team will present the Land Use Alternatives Report to the public, Planning Commission, and City Council for consideration and feedback. Based on the information and direction received, the team will prepare a Preferred Land Use Plan and conduct the necessary analysis to develop a detailed project description for use in the EIR. The De Novo team expects the Preferred Plan to reflect components of more than one alternative; in other words, it is not likely that an alternative will be “perfect” and selected as the Preferred Plan. Once a Preferred Land Use Plan has been defined, final demographic information will be generated and EPS will update the fiscal model to project the Preferred Plan’s net fiscal impacts.

3.4 Deliverables:
» Preferred Land Use Plan and associated build-out summary information, fiscal analysis on the Preferred Plan
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30 TASK 4 ADMINISTRATIVE DRAFT GENERAL PLAN
The De Novo team is committed to providing the City a General Plan of the highest quality and will actively engage 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 Novo’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.

TASK 4.1 GENERAL PLAN FRAMEWORK
De Novo realizes that the General Plan document must be organized in the manner most useful to the City. We understand that in addition to updating all required elements, this update will also address the following optional topics as either stand-alone elements or in conjunction with a required element: Economic Development, Community Health and Wellness, and Environmental Justice. This proposal recommends that a separate Implementation Plan be adopted concurrent with, but separate from, the General Plan document. While this can certainly be accommodated, De Novo finds that it is typically most effective to locate the actions within the body of the policy document so that the goals, policies, and actions are tied together most effectively and so that the actions can be adopted as part of the General Plan and serve to create a “self-mitigating” General Plan where the actions themselves serve as the mitigation for the General Plan EIR. De Novo has implemented this approach in numerous jurisdictions with great success and our clients find enormous value in this structure.

4.1 Deliverables:
» Draft Outline for the General Plan including preliminary policy and land use recommendations and implementation measures; Final GP Outline; Element Template TASK 4.2 ADMINISTRATIVE DRAFT GENERAL PLAN
The De Novo team will provide City staff with an Administrative Draft General Plan for review; comments on the Administrative Draft General Plan will be used to create a Public 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 preparing 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; and » Are internally consistent.

While the final content and format will be finalized during Task 4.1 (see above), we have outlined the high-level topics we expect will be included based on our understanding of the project and special issues facing the City of Lomita. These topics are described briefly below.

Introduction
The Introduction will identify the General Plan vision statement, discuss the rich cultural and historical heritage of Lomita, describe the organization of the General Plan, and describe how the General Plan complies with applicable regulations.

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31 Land Use Element
The Land Use Element will capitalize on the community’s assets and potential with “placemaking” ideas that ultimately create good public spaces that promote people’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
Circulation Element
New topics related to mobility and its role in Lomita have emerged since the General Plan was last updated, including multimodal network connectivity, active transportation, and regional transit planning. We will work with City staff to refine existing goals and policies, and to evaluate potential new goals, policies, and programs to reflect new and emerging City priorities, changing conditions, new State mandates and guidelines, and recent local and regional planning initiatives. This will include the transportation goals, policies, and objectives for the City, and will address the measures needed to incorporate future transportation network changes and anticipated citywide growth projected through build-out of the General Plan.

We expect that the list of topics to be addressed in this element include, but are not limited to:
» Level of Service (LOS) and Vehicle Miles Traveled (VMT) » Roadway Network Performance
» Transit System
» Travel Demand Management
» Bicycle and Pedestrian Systems
» Truck Travel
» Emergency Evacuation Routes
» Active Transportation Systems
Kittelson will prepare the overall Circulation Element for inclusion in the General Plan based on the land use alternatives analysis. Kittelson will develop and compile a matrix of goals, policies, and programs that build off of existing adopted City policy documents, and how they advance City and regional transportation and community goals.

Kittelson will provide “complete streets” strategies and multimodal street design to comply with State planning requirements, create safe and convenient pedestrian, bike, and transit opportunities, and promote alternative transportation modes. In addition, new mobility trends will be incorporated into the Circulation Element, as there has been significant changes to mobility choices since the current General Plan was adopted. These include: Transportation Network Companies (TNCs) like Uber and Lyft, autonomous vehicles, car sharing services, bike sharing services, electric scooters and bikes, microtransit, and safe systems approach to safety planning.

Resource Management Element (Open Space and Conservation) The Resource Management Element will focus on the cultural, natural, environmental, and man-made resources and the provision of open spaces. The element combines the State-mandated Open Space and Conservation Elements 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 De Novo Planning Group
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3 2
» Biological resources
» Energy and mineral resources
» Parks and recreation programs
» Open space
» Recreational trails
» Scenic vistas
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.

Environmental Justice Element
When two or more general plan elements are revised concurrently, per SB 1000, the City must address environ¬- mental justice (EJ) as part of the General Plan if the City has areas defined as “Disadvantaged Communities”. The City is required to either adopt a new element or integrate environmental justice goals and policies into the elements of the General Plan “upon the adoption or next revision of two or more elements concurrently” (Government Code Section 65302[h][2]).

De Novo will conduct a comprehensive analysis regarding environmental pollution exposure in Lomita using CalEnviroScreen 4.0 and other available resources. We will research the social, economic, and pollution data sets. We will review other environmental and health databases and resources to identify indicators measuring citywide inclusivity and equity, as well as underlying socioeconomic variables including home purchasing power, unemployment rate, educational attainment, and poverty levels. The information will be consolidated into a memorandum with a recommendation on how to approach the topic of environmental justice, either through a stand-alone EJ Element or by infusing environmental justice goals and policies into the other General Plan Elements.

While general plans have only recently been required to address the topic of environmental justice in response to SB 1000, the De Novo team is proud to have long-considered the needs of a community’s most vulnerable populations as fundamental to our past general plan work. There are a number of ways to articulate what "environmental justice" means in relation to the practice of planning, but for our purposes we find the definition developed by CalEPA to be especially helpful, where environmental justice means “the fair treatment of people of all races, cultures, and incomes with respect to the development, adoption, implementation, and enforcement of environmental laws, regulations, and policies.” With that said, as Lomita updates its General Plan, it will need to define what EJ means for this community and appropriately address issues related to this topic.

SB 1000 requires jurisdictions to first identify environmentally disadvantaged communities; using the findings of CalEnviroScreen 3.0, Lomita does not appear to have any neighborhoods that are considered disadvantaged communities, or DACs. Nonetheless, the City may wish to address the seven EJ-related issues in the updated General Plan:
» Pollution exposure (including air quality)
» Food access
» Public facilities
» Safe and sanitary homes
» Physical activity
» Community engagement
» Prioritization of improvements and programs addressing the needs of DACs How environmental justice is ultimately addressed in Lomita will need to be tailored to the issues and opportunities specifically facing the community. At a minimum, we recognize that the Lomita General Plan will provide a meaningful way for all community members to participate in the process, reduce disproportionate environmental burdens on low-income and minority populations, increase mobility and access for all residents, identify healthy De Novo Planning Group
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33 and affordable housing opportunities for all segments of the community, and define goals and policies to improve air quality, especially for sensitive population groups.

Economic Development Element
Although the City has indicated that it wishes to fold the Economic Development Element into the other elements of the General Plan, economic development remains a priority for the City of Lomita (and rightfully so). EPS will provide recommendations on where to incorporate economic development goals, policies, and programs into the General Plan based on the findings of the Market Study (see Task 2.5) and discussions with City staff and stakeholders.

The goals, policies, and implementation programs will provide the City with guidance to foster a strong and sound local economy. The topics addressed may include, but are not limited to:
» Business retention and attraction;
» Creation of high-quality job opportunities; and
» Expansion of in-demand land use sectors.

The goals and policies will focus on maintaining a high quality of life that supports the City’s role in the South Bay regional economy while promoting employment and revenue opportunities necessary to meet the needs and preferences of City residents and businesses.

Implementation Program (Stand-alone or Integrated into Policy Sets) General Plan implementation is necessary to achieve the vision laid out by the General Plan. The Implementation Program will provide feasible, practical implementation methods that ensure the General Plan does not “sit on the shelf” but instead achieves the goals it sets out. This section will help ground the General Plan in reality and assist in ensuring that is produces real results. The Implementation Program will identify how each implementation measure will be implemented, including the City department responsible for implementation, the funding source(s), and timing of implementation. The De Novo team will work closely with City staff to prepare this section. As part of this work effort, the team will identify recommended zoning changes to ensure that zoning and General Plan land use designations are in compliance.

4.2 Deliverables:
» Administrative Draft General Plan (5 hardcopies one electronic copy in both Word and PDF format); Environmental Justice Memorandum
TASK 5 DRAFT GENERAL PLAN
TASK 5.1 DRAFT GENERAL PLAN
Following the City’s comments on the Administrative 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 8) in a public workshop and/or Planning Commission and City Council meetings to provide the decision-makers and community with information regarding the intent and structure of the draft documents and to receive comments on the draft documents.

5.1 Deliverables:
» Draft General Plan (5 hardcopies and one electronic copy in both Word and PDF format) De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 338
34 TASK 6 FINAL GENERAL PLAN
TASK 6.1 FINAL GENERAL PLAN
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 prepare modified General Plan text that will be provided as attachments to the staff report for City Council consideration. 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 Council and will prepare the final version of the General Plan.

6.1 Deliverables:
» Final General Plan (10 hardcopies and one electronic copy in both Word and PDF format) » Color Land Use Map (PDF and GIS formats)
» All General Plan maps, tables, and images (electronic format including GIS shapefiles of all maps) TASK 7 ZONING CODE AND MAP UPDATE
In conjunction with both the General Plan Update and the City’s recently adopted 2021-2029 Housing Element, De Novo will complete a Comprehensive Zoning Code Update to create consistency with the new General Plan and to conform to and implement the Housing Element.

The General Plan Update will undoubtedly result in actions requiring Lomita to update its Zoning Code in specific ways, typically in relation to allowable uses/development standards required to implement the General Plan’s land use designations. If this is not included as part of the General Plan Update work program, the City will be left at a disadvantage immediately following adoption of the General Plan because there will be inconsistencies between the General Plan and Zoning Code. More urgently, however, is the necessity to implement the City’s Housing Element, particularly Program 14: Rezone Program to facilitate the development of multifamily housing affordable to lower-income households, especially in areas with access to resources and opportunity. Program 14 requires the City to: (1) rezone to accommodate the shortfall in the lower-income RHNA; (2) rezone to accommodate the remaining moderate- and above-moderate income RHNA need; and (3) rezone to create a buffer of capacity for the lower- and moderate-income RHNA. Furthermore, the rezoning must be completed by October 15, 2024 per State mandate, and as a result, the project schedule will be driven by this deadline.

Specific updates for the residential development standards resulting from the Housing Element Update also include Objective Design and Development Standards, mobile home park regulations, affordable and mixed-income housing incentives, allowance of stand-alone residential within mixed-use areas, additional lot consolidation incentives, density bonus incentives update, increased permitted density along Lomita Boulevard, allowance of large care residential facilities in commercial and mixed-use zones, reduced multifamily parking requirements, reduced religious institution parking requirements in exchange for housing development consistent with AB 1851, coordination with developers for identification of areas for density minimum implementation, streamlined and simplified housing regulations, updated regulations in response to legislative amendments, and consideration of an inclusionary housing ordinance paired with the rezoning determined through an economic feasibility analysis.

The Zoning Code Update proposed herein will focus on making the Zoning Code more user-friendly, through increased use of graphics and tables to convey information, as well as addressing changes to the existing Zoning Code identified by staff, changes in applicable State law since the last Zoning Code was prepared, and identification of changes required to ensure the Zoning Code is consistent with the General Plan Update and adopted Housing Element. Terms and definitions will be contemporary and reflect current planning practices. The resulting product will be a Zoning Code that is well-organized and provides clear and understandable guidance to City residents, staff, and elected officials.

De Novo Planning Group
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35 TASK 7.1 INTERNAL REVIEW AND STAFF COORDINATION
De Novo will prepare a matrix of General Plan policies and actions that may require changes or revisions to Title XI – Planning and Zoning of the Lomita Municipal Code. The matrix will identify the applicable titles, chapters, and sections of the Municipal Code that may need to be revised in order to bring the Municipal Code into full consistency with the General Plan. Following completion of the consistency matrix, De Novo will meet with City departments heads, or their assigned representatives, to discuss the matrix, identify any items that require immediate attention, and possible text revisions needed to bring the Municipal Code into consistency with the General Plan.

7.1 Deliverables:
» Zoning Code Update matrix and summary memorandum (5 copies, PDF) PHASE 1 – REZONING TO ACCOMMODATE RHNA AND IMPLEMENT HOUSING ELEMENT Phase 1 of the Zoning Code Update will focus on the critical amendments triggered by the City’s recently certified 2021-2029 Housing Element, primarily the rezoning of sites to accommodate the City’s RHNA allocation and the preparation of Objective Design and Development Standards for residential development.

Housing Element Program 14: Rezone Program is intended to facilitate the development of multifamily housing affordable to lower-income households, especially in areas with access to resources and opportunity. Program 14 requires the City to: (1) rezone to accommodate the shortfall in the lower-income RHNA; (2) rezone to accommodate the remaining moderate- and above-moderate income RHNA need; and (3) rezone to create a buffer of capacity for the lower- and moderate-income RHNA. As the rezoning must be completed by October 15, 2024 per State mandate, the project schedule will be driven by this deadline and Phase 1 of the Zoning Code Update will run in concert with the General Plan Update and preparation of the EIR.

TASK 7.2 ADMINISTRATIVE DRAFT ZONING CODE (PHASE 1)
The consultant team will prepare a focused update to the City’s Zoning Code in administrative draft format, to be used for internal staff review. The Phase 1 focused update to the Zoning Code will be based on implementing the 2021-2029 Housing Element; input from City staff; updates required by the California Government Code, California Building Code, State and Federal laws, and local codes; policies and action items contained in the General Plan Update; input from the City Council and Planning Commission; and direction received from the public and stakeholder input. The team will also meet and consult with City departments.

Draft Format and Outline
Based on input received from staff and the public, the consultant team will prepare a draft annotated outline of the key areas of the Zoning Code impacted by the updated General Plan and requirements for implementation of the Housing Element. After staff review, we will discuss any desired changes and direction for the preparation of the Zoning Code chapters.

Administrative Draft Zoning Code Preparation
The Phase 1 focused Zoning Code Update is expected to include updates to the Zoning Map and modifications and/or additions to the zoning districts/development standards in order to create consistency with the General Plan, including any modifications as a result of the Housing Element Update. Under this task, the Phase 1 focused Zoning Code Update will be prepared in the same style and format as currently adopted; as an optional task, our team can undertake a form-based update to the Zoning Code, if that is the City’s preference moving forward.

Inclusionary Housing Program Economic Feasibility Study To help inform the City about the potential for an inclusionary housing program, EPS will meet with City staff to understand the City’s goals for affordable housing development. Based on this meeting and in consultation with the consultant team, EPS will develop a set of up to three (3) ownership and rental housing prototypes for feasibility De Novo Planning Group
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36 analysis. The prototypes will be reflective of projected new development types in the City, and will be vetted with City staff. It is expected that the prototypes will reflect existing zoning allowances/requirements in the City.

EPS will then conduct research of the local housing market prices and development costs by housing prototype, recent construction and pipeline projects, land pricing, required developer profit, and other trends reflecting housing and real estate inputs.

EPS will use this data to assemble a set of “static” pro forma financial models representing the identified housing prototypes. The models will assess the development feasibility of these prototypes under an “all market-rate” scenario and under 2-3 possible inclusionary scenarios, using a minimum market feasibility metric established through the market research. The inclusionary scenarios will reflect requirements of inclusionary programs adopted elsewhere in the Southern California region. The models will be constructed to allow for sensitivity analysis for various key inputs, including zoning requirements (such as density and parking requirements) that may be adjusted as part of the rezoning effort of the General Plan Update.

EPS will share the findings of the feasibility analysis with City staff, and provide a recommendation as to whether the findings suggest that an inclusionary housing program could be economically feasible. Should the City desire to pursue a full study to further study feasible requirements and develop an inclusionary housing program, EPS will provide guidance on the next steps required for such a study.

7.2 Deliverables:
» Draft Format and Outline
» Administrative Draft Zoning Code (5 hardcopies and PDF files) » Summary Report of Inclusionary Housing Program Economic Feasiblity Study TASK 7.3 ZONING MAP REVISIONS
The consultant team will prepare an update to the citywide Zoning Map. The update will be completed at a parcel-specific level for all parcels located within the city limits. The Zoning Map will be updated to reflect changes to the citywide General Plan Land Use Map, and to ensure consistency between the Land Use and Zoning Maps. In many instances, there will be multiple zoning districts that are consistent and compatible with land use designations shown on the General Plan Land Use Map.

7.3 Deliverables:
» Parcel-level zoning map and GIS data
TASK 7.4 ZONING CODE FINALIZATION (PHASE 1)
Following completion of Task 7.2, the consultant team will prepare a screencheck draft Zoning Code that addresses the comments received from City staff and any input from the public. Following City staff approval of the screencheck draft, the team will prepare a draft Zoning Code for public review.

At the conclusion of the public review period for the draft Zoning Code, the consultant team will meet with staff and the City Council to discuss and review any public comments received on the document. Potential changes and edits will be discussed, and a final Zoning Code will be prepared for adoption.

The consultant team will present the final Phase 1 Zoning Code to the Planning Commission and City Council for consideration.

7.4 Deliverables:
» Final Phase 1 Zoning Code (5 hardcopies, PDF files, 5 large-format wall copies of final Zoning Map) De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 341
37 PHASE 2 – ZONING CODE AMENDMENTS
Upon completion of the Phase 1 Zoning Code Update, the consultant team will shift focus to all other Zoning Code Update items.

TASK 7.5 ADMINISTRATIVE DRAFT ZONING CODE (PHASE 2)
The consultant team will prepare a focused update to the City’s Zoning Code in administrative draft format, to be used for internal staff review. The Phase 2 focused update to the Zoning Code will be based on implementing the 2021-2029 Housing Element; input from City staff; updates required by the California Government Code, California Building Code, State and Federal laws, and local codes; policies and action items contained in the General Plan Update; input from the City Council and Planning Commission; and direction received from the public and stakeholder input. The team will also meet and consult with City departments.

Administrative Draft Zoning Code Preparation
The Phase 2 focused Zoning Code Update is expected to include additional modifications and/or additions to the Zoning Code resulting from the Housing Element Update. Under this task, the Phase 2 focused Zoning Code Update will be prepared in the same style and format as currently adopted; as an optional task, our team can undertake a form-based update to the Zoning Code, if that is the City’s preference moving forward.

7.5 Deliverables:
» Draft Format and Outline
» Administrative Zoning Ordinance (5 hard copies and PDF files) TASK 7.6 ZONING CODE FINALIZATION (PHASE 2)
Following completion of Task 7.2, the consultant team will prepare a screencheck draft Zoning Code that addresses the comments received from City staff and any input from the public. Following City staff approval of the screencheck draft, the team will prepare a draft Zoning Code for public review.

The consultant team will present the final Phase 2 Zoning Code to the Planning Commission and City Council for consideration.

7.6 Deliverables:
» Final Phase 1 Zoning Code (5 hardcopies, PDF files)
De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 342
38 TASK 8 ENVIRONMENTAL ANALYSIS
Due to the timing associated with the requirement to complete the rezoning by October 15, 2024 resulting from the Housing Element Update, and the City’s desire to accomplish a comprehensive update to the Zoning Code, our proposed work program anticipates a phased update to the Zoning Code, as described in Task 7. Our proposed approach to the environmental review will accommodate this phased approach and provide the City with the necessary CEQA compliance to support the complete work program, as further described below.

PHASE 1 – GENERAL PLAN AND ZONING CODE UPDATE PROGRAM ENVIRONMENTAL IMPACT REPORT Phase I of the environmental review will result in the preparation of a Program Environmental Impact Report (EIR) that addresses all potential environmental impacts associated with the proposed General Plan Update and focused updates to the Zoning Code, including the rezoning program required by Program 14 of the City’s certified Housing Element. 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 streamlined environmental review of all subsequent development, planning, and infrastructure projects undertaken in the City, which are consistent with the General Plan, including Phase 2 of the Zoning Code Update.

TASK 8.1 EIR NOTICE OF PREPARATION AND SCOPING

8.1.1 Notice of Preparation
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 and publish the newspaper notice. Comments received in response to the NOP will be evaluated during the preparation of the EIR.

8.1.2 Scoping Meeting
The project will require a public scoping meeting, to be scheduled during the NOP public review period. We propose two public scoping meetings; one scoping meeting, likely to occur during normal working hours, to garner input from invited responsible, affected and trustee agencies, and one scoping meeting, anticipated to occur in the evening, to garner input from the public. De Novo will prepare presentation materials and facilitate the meetings.

The scoping meetings will include an overview of the General Plan and Zoning Code Update project and the environmental review process, as well as identification of environmental issues that will be addressed in the EIR. After completion of the scoping meetings De Novo will provide a summary of environmental issues raised. Additional follow-up with agencies, if necessary, will be completed as part of the Administrative Draft EIR preparation.

8.1.3 Native American Consultation
Cogstone will assist the City with Native American consultation as required under both AB 52 and SB 18. Cogstone will contact the Native American Heritage Commission (NAHC) to request an SB 18 contact list. and draft consultation letters notifying the Tribes of the project 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 requirements 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 consultation closing letters to each tribe.

De Novo Planning Group
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39 It is important to note that the consultation required under 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.

8.1 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 two (2) Scoping Meetings 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 TASK 8.2 CEQA TECHNICAL STUDIES
A series of technical studies and analyses will be prepared to assess the potential environmental impacts associated with implementation of the General Plan and Zoning Code Update. It is noted that the RFP identifies technical reports with appendices for several topical areas addressed in the EIR. Our work program includes analysis of all environmental topical areas in compliance with CEQA requirements, which may be integrated directly into the Environmental Impacts section of the EIR (Task 8.3) and not prepared as stand-alone documents; however, technical modeling and assumptions, where applicable, will be provided as appendices to the EIR. The technical studies are described under Task 2.6 as they will also inform the Existing Conditions Report (Task 2.8).

TASK 8.3 PREPARATION OF THE ADMINISTRATIVE DRAFT EIR
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 projects 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 Framework for each topic area will be discussed in the ECR and then integrated in the Draft EIR as appropriate in Section 3: Environmental Setting, Impacts, and Mitigation Measures (described below). This streamlined approach ensures consistency across documents, maintains an expeditious project schedule, and reduced costs associated 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 areas of controversy, and provide a concise summary matrix of the project’s environmental impacts and associated 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 describe 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.

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40 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 and Zoning Code Update appropriate for the programmatic analysis of environmental impacts. This section will describe project components (e.g., land use map, policies/ actions, zoning code updates, phasing of the project, etc.), development potential associated with implementation of the General Plan and Zoning Code Update and provide clear identification of what would be defined as a “subsequent project” under the General Plan and Zoning Code Update. The City’s objectives for the project will be described. In addition, graphics illustrating the proposed 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 and Zoning Code Update, and will provide flexibility regarding the evaluation of subsequent projects.

Section 3: Environmental Setting, Impacts, and Mitigation Measures This section will provide the baseline setting, general assumptions, and environmental analysis used in determining 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-residential uses, level of detail of programmatic analysis, consideration of key components of the project (e.g., location of future growth, continued highest and best use of resources, conservation of natural resources, circulation 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 associated with implementation of the General Plan and Zoning Code Update and the multiple actions that may occur associated with its implementation (e.g., adoption of infrastructure master plans, update of CIPs, public service improvements).

Population, housing units, and non-residential uses, including employment, will be projected for the City under buildout conditions. The Draft EIR will analyze impacts 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 environmental 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 existing setting (based on the information provided in the Existing Conditions Report prepared under Task 2.7), 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 implementation in combination with other known, approved, or reasonably foreseeable development activity in the region. This analysis will be performed consistent with State De Novo Planning Group
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41 CEQA Guidelines and be based on local and regional development forecasts. A table summarizing projected regional growth will be provided. A clear cumulative setting for each environmental topic will be described 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 identified. The potential for the project to induce growth, either through designation of land for growth, extension of services and infrastructure, or other project characteristics 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 evaluation 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 development 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 alternatives that avoid or minimize environmental effects as compared to the proposed General Plan Update and may result from development of the land use alternatives. 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 alternatives to the proposed project based on the significant environmental effects identified in the Draft EIR. Based on this analysis, the environmentally superior alternative 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/materials.

8.3 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
TASK 8.4 PREPARATION OF THE DRAFT EIR
De Novo will respond to one complete set of comments from City staff on the Administrative Draft EIR. The Screencheck Draft EIR will be provided to City staff with all revisions made in track changes to assist in review of the document.

De Novo will respond to a second review of the Draft EIR. Upon approval, De Novo will prepare the Draft EIR for the required 45-day public review period. In addition, the Notice of Completion (NOC) and Notice of Availability (NOA) will be prepared. This task includes filing the NOA at the County Clerk and submitting 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 prepare and publish the newspaper notice. Our budget includes the County Clerk filing fee.

8.4 Deliverables:
» One (1) electronic copy of the Revised (Second) Administrative Draft with incorporation of City comments in track changes
De Novo Planning Group
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42 » 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
TASK 8.5 FINAL ENVIRONMENTAL IMPACT REPORT AND MMRP
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 Administrative Final EIR will be forwarded to the City for review. The Final EIR document, which will be a 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 budgeted 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 comments. 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 Administrative Final EIR and one round of City review of the Screencheck 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 implementation. The Mitigation Monitoring and Reporting Checklist will serve as the foundation of the MMRP. The Checklist will identify the mitigation measure outlined in the EIR, the Mitigation Measure/ Condition of Approval, the Monitoring Milestone (what agency/department is responsible for verifying implementation of the measure), Method of Verification (documentation, field checks, etc.), and a verification section for the initials of the verifying individual, date of verification, and pertinent remarks. A draft MMRP will be prepared for review by City staff.

CEQA Findings of Fact/Statement of Overriding Considerations (Findings) will be prepared that identify each potentially significant and significant impact, describe mitigation for the impact, and the resultant level of significance 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 alternative. 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.

8.5 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 De Novo Planning Group
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43 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 » Filing of the NOD at the County Clerk and State Clearinghouse TASK 8.6 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 applicable California Department of Fish and Wildlife (CDFW) fees are excluded.

8.6 Deliverables:
» One (1) electronic copy of the Notice of Determination » Filing of the NOD at the County Clerk and State Clearinghouse PHASE 2 – ZONING CODE SUBSEQUENT ENVIRONMENTAL REVIEW
TASK 8.7 PREPARATION OF THE ENVIRONMENTAL COMPLIANCE DOCUMENT Phase 2 of the Zoning Code updates are anticipated for some areas of the Zoning Code that are not required to be completed by October 2024, but are desired by the City to improve the Code’s overall functionality and successful implementation. It is anticipated that these updates will primarily focus on improvements to the Zoning Code and implementation of the General Plan Update and Phase 1 of the Zoning Code Update, and will not involve changes that could result in increased development capacities or parcel-based zone changes. Therefore, the environmental review is anticipated to tier from the Program EIR prepared in Phase 1. Upon confirmation of the proposed Zoning Code updates, De Novo will meet with City staff to discuss the appropriate CEQA clearance document necessary to determine whether the proposed updates have the potential to cause a direct or reasonably foreseeable indirectly physical change in the environment. For purposes of this scope of work and budget, we assume a Subsequent or Supplemental EIR would not be required, and the appropriate environmental clearance document could be an Addendum to the General Plan and Zoning Code Update EIR or a Negative Declaration; however, it is noted that depending upon the updates, a CEQA exemption may also apply, which would be accommodated within the work program. Preparation of technical studies/analysis are not anticipated.

De Novo will prepare the Administrative Draft environmental document to address the proposed revisions to the Zoning Code for City review. De Novo will respond to one complete set of comments from City staff on the Administrative Draft. The Screencheck Draft will be provided to City staff with all revisions made in track changes to assist in review of the document.

De Novo will respond to a second review of the Draft environmental document. Upon approval, De Novo will either prepare the Final Addendum or prepare the Draft IS/ND for the required public review period, as appropriate. It is noted that an Addendum to an EIR does not require a statutory public review period. De Novo will prepare the appropriate CEQA noticing, including filing at the County Clerk and submittal to the State Clearinghouse through the CEQASubmit portal, and distribution. Our budget includes the County Clerk filing fee.

De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 348
44 For an IS/ND, De Novo will respond to comments at the conclusion of the public review period. Upon completion, the Administrative Final IS/ND will be forwarded to the City for review., which will be separately bound, and 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). Should the level of comments and responses exceed our budgeted estimate, De Novo will submit additional funding requests to the City. The scope of work does not assume technical studies or extensive additional analysis will be required to provide responses to comments.

We assume one round of City review of the Administrative Final and one round of City review of the Screencheck Final prior to public release. Upon adoption De Novo will prepare and file a Notice of Determination (NOD) with the County Clerk and State Clearinghouse within five days of adoption. Our budget includes the filing fees for the County Clerk; however, any applicable California Department of Fish and Wildlife (CDFW) fees are excluded.

8.7 Deliverables:
» One (1) electronic copy of the Administrative Draft Environmental Document » One (1) electronic copy of the Revised (Second) Administrative Draft with incorporation of City comments in track changes
» One (1) electronic copy of the Public Review Draft 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 (with Draft document and Technical Appendices on USB provided with each hardcopy)
» One (1) electronic copy of the Notice of Intent (NOI) » Up to fifty (50) copies of the NOI to the City's distribution list » Electronic submittal of the Public Review Draft, NOC, and NOI to the State Clearinghouse CEQASubmit portal
» Filing of NOI at the County Clerk
» One (1) electronic copy of the Administrative Draft, Second Administrative Draft and Final Responses to Comments
» One (1) electronic copy and three (3) hardcopies of the Final (Final Responses to Comments, and Errata, if necessary)
» One (1) electronic copy of the Notice of Determination » Filing of the NOD at the County Clerk and State Clearinghouse De Novo Planning Group
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 349
45 TASK 9 PROJECT MANAGEMENT
De Novo will serve as the Prime Consultant and manage all regular communications with the City of Lomita Community and Economic Development Department, presentations to the Planning Commission and City Council, and overall project management and adherence to the project schedule.

TASK 9.1 MEETINGS WITH CITY STAFF
De Novo will facilitate monthly virtual meetings with City staff (via Zoom, Microsoft Teams, Google Meet, or other app) to ensure that the project is on time, on budget, and that any issues are quickly resolved. These meetings are in addition to the TAC meetings, community workshops, and other outreach programs identified in Task 1.

9.1 Deliverables:
» Monthly virtual meetings with City staff
TASK 9.2 PROJECT ADMINISTRATION
As described previously in this proposal, our strategy includes two dedicated project managers who will be handson throughout the project. Our internal administration procedures include: regular 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); weekly 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 background documents, technical reports, updated schedules, and approach memos are readily available to each team member.

9.2 Deliverables:
» Ongoing project administration led by the Project Manager and Co-Project Manager Optional Task Objective Design and Development Standards Handout

OPTIONAL TASK OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS HANDOUT JZMK will produce up to four (4) Objective Design and Development Standards Handouts that highlight the primary objective standards for single-family, multi-family, commercial, and mixed-use development typologies.

Optional Task Deliverables:
» Draft and Final Objective Design and Development Standards Handout (one electronic copy in both Word and PDF format)
De Novo Planning Group
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46 4. CITY SUPPORT REQUIRED
As a partner on this project, the De Novo Team sees the following items as being under the purview of staff responsibilities. Those items include:
» Providing all necessary background data including background documents (adopted documents, reports, and studies), GIS information, and any other necessary city-owned data » Securing meeting locations and/or needed facilities for all in-person public outreach events » Facilitation of the process to identify and appoint General Plan Advisory Committee members » Identifying key stakeholders and key partnerships for inclusion in the General Plan update process » Local distribution of required notices and documents
» Timely review of draft work products and consolidated comments » Payment of noticing and filing fees (i.e., Clerk fees, CDFW fees, etc.) De Novo Planning Group
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De Novo Planning Group 47
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5. SCHEDULE Month 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30

TASK DESCRIPTION PLAN
START
PLAN

END J FMAMJ J ASOND J FMAMJ J ASOND J FMAMJ J ASOND
Contract Award 4/18/2023 4/18/2023
TASK 1: PUBLIC PARTICIPATION PROGRAM 5/1/2023 6/13/2025 Task 1.1: Public Participation Program 5/1/2023 5/21/2023 Task 1.2: Project Identity/Branding 5/1/2023 5/31/2023
Task 1.3: General Plan Advisory Committee 5/1/2023 12/29/2023 Task 1.4: Technical Advisory Committee 5/1/2023 12/29/2023 Task 1.5: Community Visioning Workshops and Open House 6/1/2023 12/29/2023 Task 1.6: Vision Plan Document 9/1/2023 10/1/2023
Task 1.7: Focus Group Meetings 8/1/2023 8/31/2023
Task 1.8: Project Website 6/1/2023 6/13/2025
Task 1.9: Online Survey Tool 6/1/2023 9/29/2023
Task 1.10: Social Media Engagement 6/1/2023 6/13/2025
Task 1.11: Every Door Direct Mailer 6/1/2023 6/21/2023
Task 1.12: General Plan Video 6/1/2023 6/21/2023
Task 1.13: Study Sessions and Public Hearings 8/1/2023 6/13/2025 PC CC TASK 2: ASSESSMENT 4/18/2023 12/20/2023
Task 2.1: Kick-off Meeting and Tour 4/18/2023 4/25/2023 Task 2.2: General Plan Evaluation 8/8/2023 8/28/2023
Task 2.3: Document Review 5/8/2023 6/7/2023
Task 2.4: Base Mapping 5/8/2023 6/7/2023
Task 2.5: SocioEconomic, Demographic, and Market Study 5/15/2023 7/14/2023 Task 2.6: Technical Studies 5/15/2023 7/14/2023

2.6.1: Cultural and Paleontological Resources Assessment Report 5/15/2023 7/14/2023

2.6.2: Infrastructure Background Report 5/15/2023 7/14/2023

2.6.3: Noise and Vibration Impact Study 10/31/2023 12/15/2023

2.6.4: Transportation Impact Analysis 9/21/2023 11/20/2023

2.6.5: Air Quality/GHG Study 11/20/2023 12/20/2023
Task 2.7: Existing Conditions Report 5/15/2023 7/14/2023 TASK 3: EVALUATING ALTERNATIVES 7/1/2023 9/21/2023
Task 3.1: Preparation of Alternatives 7/1/2023 7/31/2023 Task 3.2: Evaluation of Growth Alternatives and Land Use Alternatives Report 7/31/2023 8/30/2023 Task 3.3: Fiscal Impact Analysis 7/31/2023 9/14/2023
Task 3.4: Preferred Land Use Plan Development 9/1/2023 9/21/2023 TASK 4: ADMINSTRATIVE DRAFT GENERAL PLAN 8/1/2023 11/29/2023 Task 4.1: General Plan Framework 9/21/2023 10/6/2023
Task 4.2: Administrative Draft General Plan 8/1/2023 11/29/2023 TASK 5: DRAFT GENERAL PLAN 11/29/2023 12/29/2023
Task 5.1: Draft General Plan 11/29/2023 12/29/2023
TASK 6: FINAL GENERAL PLAN 10/15/2024 11/14/2024
Task 6.1: Final General Plan 10/15/2024 11/14/2024
TASK 7: ZONING CODE AND MAP UPDATE 10/1/2023 6/13/2025
Task 7.1: Internal Review and Staff Coordination 10/1/2023 10/31/2023 Task 7.2: Administrative Draft Zoning Code (Phase 1) 10/31/2023 3/29/2024 Task 7.3: Zoning Map Revisions 10/31/2023 3/29/2024
Task 7.4: Zoning Code Finalization (Phase 1) 3/29/2024 7/27/2024 Task 7.5: Administrative Draft Zoning Code (Phase 2) 10/16/2024 2/13/2025 Task 7.6: Zoning Code Finalization (Phase 2) 2/13/2025 6/13/2025 TASK 8: ENVIRONMENTAL ANALYSIS 5/15/2023 6/13/2025
Task 8.1: EIR Notice of Preparation and Scoping 9/21/2023 10/21/2023

8.1.1: Notice of Preparation 9/21/2023 10/21/2023

8.1.2: Scoping Meeting 10/1/2023 10/31/2023

8.1.3: Native American Consultation 10/1/2023 12/30/2023 Task 8.2: CEQA Technical Studies 5/15/2023 12/20/2023
Task 8.3: Preparation of Administrative Draft EIR 7/31/2023 3/7/2024 Task 8.4: Preparation of Draft EIR 3/7/2024 5/6/2024
Task 8.5: Final Environmental Impact Report and MMRP 5/6/2024 7/5/2024 Task 8.6: Notice of Determination 10/16/2024 10/21/2024 Task 8.7: Preparation of Environmental Compliance Document 2/13/2025 6/13/2025 TASK 9: PROJECT MANAGEMENT 4/18/2023 6/13/2025
Task 9.1: Meetings with City Staff 4/18/2023 6/13/2025
Task 9.2: Project Administration 4/18/2023 6/13/2025
OPTIONAL TASK: OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS HANDOUT 10/16/2024 12/15/2024 Task: Objective Design and Development Standards Handout 10/16/2024 12/15/2024 2023 2024 2025
Critical Path: Rezoning
Statutory Deadline
Critial Path:

Preferred Land Use
Plan Confirmation
May 2, 2023, Reg. CC Mtg., Page # 352
48 6. CONSULTANT STAFF AVAILABILITY

NAME, TITLE / FIRM PERCENTAGE OF TIME AVAILABLE
Amanda Tropiano, Principal / De Novo 10%
Ben Ritchie, Principal / De Novo 10%
Perry Banner, Principal Planner / De Novo 20%
Starla Barker, Principal Planner / De Novo 15%
Ashley Brodkin, Senior Planner / De Novo 25%
Erik Anderson, Associate Planner / De Novo 30%
Jason Moody, Managing Principal / EPS 10%
Julie Cooper, Executive Vice President / EPS 15%
Benjamin C. Sigman, Principal / EPS 15%
Tim Erney, Senior Principal Planner / Kittelson 10%
Fernando Sotelo, Associate Engineer / Kittelson 20%
Michael Sahimi, Senior Planner / Kittelson 20%
Mike Dickerson, Principal / MD Acoustics 15%
Claire Pincock, Acoustical Consultant / MD Acoustics 25% John Gust, Principal Investigator-Archaeo / Cogstone 15% Molly Valasik, Principal Archaelogist / Cogstone 15%
Kelly Vreeland, Principal Investigator-Paleo / Cogstone 15% Eric Scott, Principal Paleontologist / Cogstone 15%
Shannon Lopez, Architectural Historian / Cogstone 20%
Ian Adam, Vice President / Fuscoe 15%
Susan Williams, Associate Project Manager / Fuscoe 20%
Andrew Watkins, Principal / JZMK 15%
Tim Haagen, Senior Planner / JZMK 20%
Jana Sobhi, Planner / JZMK 25%
Stephanie Tomaino. Principal / City Advisors 60%
De Novo Planning Group
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49 JZMK Partners is a dynamic and award-winning international 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-disciplinary specialists embrace this collaborative spirit and work together to balance environmental ethos with development objectives when developing solutions for clients. With their fingers on the pulse of emerging industry 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
Fuscoe Engineering, Inc. is an award winning, employee-owned civil engineering firm delivering creative, practical and successful designs for clientele throughout California and internationally since 1992. We provide a full spectrum of civil engineering services including survey and mapping, stormwater management, sustainable site design, and geospatial technology. It’s anchored by “Our Story”, making it authentic and genuine.

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

Years in Business: 31
Date of Incorporation: 1992
Type: Limited Liability Company
Website: https://www.fuscoe.com
City Advisors is a contract planning firm that exclusively serves public agencies providing current and longrange planning services. The company believes that all cities deserve quality technical support, regardless of the agency’s means. Founded by a public sector planner with years of experience managing consultants at various firms, City Advisors was established to provide agencies with an alternative means to build resource
capacity and help improve service levels. City Advisors currently provides on-call contract planning support for cities throughout Southern California.

Years in Business: 2
Date of Incorporation: 2023
Type: Sole Proprietor
Website: https://www.city-advisors.com/

7. SUBCONSULTANT INFORMATION
De Novo will manage a sophisticated team of subconsultants with a long history of working together on collaborative projects, including for the cities of Lake Forest, San Jacinto, San Marcos, Indian Wells, Lawndale, and others.

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50 Kittelson & Associates, Inc. has provided comprehensive transportation engineering, planning, and research services to government and private organizations since
1985. With a staff of over 220 people working in 24 offices nationwide (including four offices in California, plus offices in Alaska, Arizona, Florida, Idaho, Maryland, Massachusetts, North Carolina, Pennsylvania, Ohio, Oregon, Virginia, and Washington, D.C.), we are able to address our clients’ needs with local experience and national
expertise. Our Southern California regional office was
established in 2014 in the City of Orange and serves
clients throughout Los Angeles and Orange Counties.

Kittelson is united by collective expertise, local and
national experts who offer decades of progressive research, technological innovation, and a diverse portfolio of industry-leading work. We recognize that healthy, sustainable societies depend on efficient, active, and
safe multi-modal transportation that is cost-effective
to manage, operate, enhance, and use.

KAI’s staff brings a demonstrated understanding of
transportation and circulation requirements, travel demand modeling, and regional knowledge developed through more than 30 years of project experience in
California including on recent general plans and specific plans in both Northern and Southern California. The firm provides support for all stages of planning and environmental analysis, from site analysis through approval and construction. KAI’s staff is particularly knowledgeable about California Environmental Quality Act (CEQA) and
National Environmental Policy Act (NEPA) compliance,
and the recent changes to the CEQA-required transportation analyses. Our staff approaches each project by building an understanding of client and project needs
and jurisdiction requirements, tailoring work to assist clients in successfully fulfilling environmental requirements in an efficient and cost-effective manner.

Work will primarily be preformed out of KAI's City of Orange office.

Years in Business: 37
Date of Incorporation: 1985
Type: Corporation
Website: https://www.kittelson.com/
Economic & Planning Systems, Inc. (EPS) is a land economics consulting firm experienced in the full spectrum of services related to real estate development, the financing of public infrastructure and government services, land use planning, and government organization.

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

Since 1983 EPS has provided consulting services to hundreds 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 decision making, and provide solutions to real estate development and land use-related problems.

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

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

EPS evaluates market support for various land uses to determine key product characteristics, the prices/rents that can be obtained, and market absorption rates. This information is used for programming the mix of land uses in the plan and for providing the inputs required for financial 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 government 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.

Years in Business: 40
Date of Incorporation: 1983
Type: Corporation
Website: https://www.epsys.com/
De Novo Planning Group
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51 MD Acoustics, LLC provides acoustical consulting services 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 numerous 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 innovative problem solving. The result is an acoustical engineering firm that provides accurate, timely and cost-effective solutions.

This innovative approach allows us to provide a wide array 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.

Our Mission
MD Acoustics believes that most issues related to acoustical design engineering and air quality consulting can be discovered and mitigated through proper assessment
and design techniques. MD has a threefold mission:

1. Convey to every client that they are important.

2. Create a better work environment through teamwork,
honesty and thoroughness on assessments.

3. Be a proactive partner.

Quality Work Attracts Quality Clients
Perhaps the best measure of a firm’s capabilities is the quality of the clientele it attracts. MD Acoustics’ client list ranges from private developers to regional/local municipalities to oil/gas to aerospace engineering firms.

Work will primarily be preformed out of MD Acoustics'
Simi Valley office.

Years in Business: 10
Date of Incorporation: 2012
Type: Limited Liability Company
Website: https://www.mdacoustics.com
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 clients 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 Secretary of the Interior’s Standards and Guidelines for Archaeology and Historic Preservation. They have expertise in preparing technical studies used for the preparation of Initial Studies (IS), Negative Declarations (ND), Mitigated Negative Declarations (MND) and/or Environmental Impact Reports (EIR) under CEQA and Categorical Exclusions (CE), Environmental Assessments (EA) and Environmental Impact Statements (EIS) in accordance with NEPA. Cogstone also has extensive experience preparing and implementing mitigation plans and writing mitigation 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 resources monitoring, record searches, field assessments, GIS mapping, mitigation planning, and compliance
reporting. Associated documents include Cultural Resources Monitoring Compliance Reports, Cultural Resources 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, archaeobotany, geotechnical analyses, among other specialized studies and subdisciplines.

Years in Business: 21
Date of Incorporation: 2001
Type: California Corporation
Website: https://cogstone.com
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8. COST PROPOSAL
De Novo Planning Group
Cost Proposal ‐ Lomita General Plan Update, Zoning Code Update, and EIR Project Zoning Traffic Econ/Fiscal Design Noise Cultural Infrastructure Direct Costs Hours $185 Hours $160 Hours $125 Hours $115 Hours $100 Hours Fee Fee Task 1.1: Public Participation Program 4 $740 8 $1,280 0 $0 24 $2,760 0 $0 36 $4,780 $2,500 $7,280 Task 1.2: Project Identity/Branding 2 $370 4 $640 0 $0 12 $1,380 0 $0 18 $2,390 $5,000 $7,390 Task 1.3: General Plan Advisory Committee 32 $5,920 84 $13,440 32 $4,000 32 $3,680 0 $0 180 $27,040 $5,000 $800 $32,840 Task 1.4: Technical Advisory Committee 10 $1,850 25 $4,000 0 $0 10 $1,150 10 $1,000 55 $8,000 $500 $8,500 Task 1.5: Community Visioning Workshops and Open House 24 $4,440 40 $6,400 0 $0 40 $4,600 20 $2,000 124 $17,440 $10,000 $3,500 $30,940 Task 1.6: Vision Plan Document 4 $740 16 $2,560 0 $0 24 $2,760 0 $0 44 $6,060 $1,000 $7,060 Task 1.7: Focus Group Meetings 4 $740 12 $1,920 10 $1,250 0 $0 10 $1,000 36 $4,910 $4,910 Task 1.8: Project Website 10 $1,850 12 $1,920 0 $0 40 $4,600 80 $8,000 142 $16,370 $16,370 Task 1.9: Online Survey Tool 2 $370 8 $1,280 40 $5,000 24 $2,760 0 $0 74 $9,410 $250 $9,660 Task 1.10: Social Media Engagement 2 $370 16 $2,560 40 $5,000 24 $2,760 0 $0 82 $10,690 $100 $10,790 Task 1.11: Every Door Direct Mailer 2 $370 4 $640 0 $0 16 $1,840 4 $400 26 $3,250 $5,000 $8,250 Task 1.12: General Plan Video 4 $740 12 $1,920 40 $5,000 0 $0 0 $0 56 $7,660 $250 $7,910 Task 1.13: Study Sessions and Public Hearings 32 $5,920 48 $7,680 24 $3,000 42 $4,830 16 $1,600 162 $23,030 $10,050 $1,200 $34,280 TASK 1 SUBTOTAL 132 $24,420 289 $46,240 186 $23,250 288 $33,120 140 $14,000 1035 $141,030 $0 $0 $10,050 $22,500 $0 $0 $0 $12,600 $186,180 Task 2.1: Kick‐off Meeting and Tour 4 $740 8 $1,280 0 $0 8 $920 4 $400 24 $3,340 $2,500 $5,840 Task 2.2: General Plan Evaluation 4 $740 6 $960 24 $3,000 12 $1,380 0 $0 46 $6,080 $6,080 Task 2.3: Document Review 0 $0 12 $1,920 0 $0 24 $2,760 12 $1,200 48 $5,880 $5,880 Task 2.4: Base Mapping 4 $740 12 $1,920 0 $0 0 $0 60 $6,000 76 $8,660 $23,950 $32,610 Task 2.5: SocioEconomic, Demographic, and Market Study 8 $1,480 12 $1,920 0 $0 0 $0 0 $0 20 $3,400 $3,400 Task 2.6: Technical Studies 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 $0

2.6.1: Cultural and Paleontological Resources Assessment Repo 0 $0 8 $1,280 0 $0 0 $0 0 $0 8 $1,280 $33,570 $34,850

2.6.2: Infrastructure Background Report 0 $0 8 $1,280 0 $0 0 $0 0 $0 8 $1,280 $20,100 $21,380

2.6.3: Noise and Vibration Impact Study 2 $370 10 $1,600 0 $0 0 $0 0 $0 12 $1,970 $8,557 $10,527

2.6.4: Transportation Impact Analysis 2 $370 12 $1,920 0 $0 0 $0 0 $0 14 $2,290 $49,000 $51,290

2.6.5: Air Quality/GHG Study 4 $740 24 $3,840 80 $10,000 12 $1,380 0 $0 120 $15,960 $15,960 Task 2.7: Existing Conditions Report 16 $2,960 24 $3,840 40 $5,000 60 $6,900 120 $12,000 260 $30,700 $18,400 $30,000 $79,100 TASK 2 SUBTOTAL 44 $8,140 136 $21,760 144 $18,000 116 $13,340 196 $19,600 636 $80,840 $0 $67,400 $23,950 $32,500 $8,557 $33,570 $20,100 $0 $266,917 Task 3.1: Preparation of Alternatives 8 $1,480 12 $1,920 12 $1,500 12 $1,380 0 $0 44 $6,280 $10,000 $500 $16,780 Task 3.2: Evaluation of Growth Alternatives and Land Use Alterna 8 $1,480 24 $3,840 24 $3,000 40 $4,600 10 $1,000 106 $13,920 $6,720 $17,650 $22,500 $4,500 $65,290 Task 3.3: Fiscal Impact Analysis 0 $0 12 $1,920 0 $0 0 $0 0 $0 12 $1,920 $2,500 $4,420 Task 3.4: Preferred Land Use Plan Development 6 $1,110 16 $2,560 12 $1,500 8 $920 0 $0 42 $6,090 $10,000 $16,090 TASK 3 SUBTOTAL 22 $4,070 64 $10,240 48 $6,000 60 $6,900 10 $1,000 204 $28,210 $0 $6,720 $17,650 $45,000 $0 $0 $4,500 $500 $102,580 Task 4.1: General Plan Framework 4 $740 4 $640 12 $1,500 24 $2,760 0 $0 44 $5,640 $5,640 Task 4.2: Administrative Draft General Plan 24 $4,440 80 $12,800 120 $15,000 160 $18,400 200 $20,000 584 $70,640 $21,040 $8,000 $99,680 TASK 4 SUBTOTAL 28 $5,180 84 $13,440 132 $16,500 184 $21,160 200 $20,000 628 $76,280 $0 $21,040 $0 $8,000 $0 $0 $0 $0 $105,320 Task 5.1: Draft General Plan 16 $2,960 40 $6,400 40 $5,000 80 $9,200 24 $2,400 200 $25,960 $1,000 $26,960 TASK 5 SUBTOTAL 16 $2,960 40 $6,400 40 $5,000 80 $9,200 24 $2,400 200 $25,960 $0 $0 $0 $0 $0 $0 $0 $1,000 $26,960 Task 6.1: Final General Plan 4 $740 8 $1,280 12 $1,500 24 $2,760 0 $0 48 $6,280 $2,000 $2,000 $10,280 TASK 6 SUBTOTAL 4 $740 8 $1,280 12 $1,500 24 $2,760 0 $0 48 $6,280 $0 $0 $0 $2,000 $0 $0 $0 $2,000 $10,280 Task 7.1: Internal Review and Staff Coordination 12 $2,220 24 $3,840 12 $1,500 12 $1,380 0 $0 60 $8,940 $6,500 $5,000 $20,440 Task 7.2: Administrative Draft Zoning Code (Phase 1) 12 $2,220 40 $6,400 80 $10,000 24 $2,760 12 $1,200 168 $22,580 $40,000 $9,975 $25,000 $97,555 Task 7.3: Zoning Map Revisions 6 $1,110 12 $1,920 0 $0 0 $0 40 $4,000 58 $7,030 $5,000 $5,000 $17,030 Task 7.4: Zoning Code Finalization (Phase 1) 8 $1,480 16 $2,560 24 $3,000 12 $1,380 12 $1,200 72 $9,620 $13,500 $10,000 $33,120 Task 7.5: Administrative Draft Zoning Code (Phase 2) 18 $3,330 32 $5,120 40 $5,000 40 $4,600 24 $2,400 154 $20,450 $60,000 $25,000 $105,450 Task 7.6: Zoning Code Finalization (Phase 2) 12 $2,220 24 $3,840 20 $2,500 16 $1,840 8 $800 80 $11,200 $12,500 $10,000 $33,700 TASK 7 SUBTOTAL 68 $12,580 148 $23,680 176 $22,000 104 $11,960 96 $9,600 592 $79,820 $137,500 $0 $9,975 $80,000 $0 $0 $0 $0 $307,295 TASK 2: ASSESSMENT
Associate Planner
Fuscoe
TASK 5: DRAFT GENERAL PLAN
Principal Planner/
Project Manager TOTALS
Senior Planner
De Novo Subtotals
TASK 7: ZONING CODE AND MAP UPDATE
Principal
Kittelson MD Acoustics
Assistant Planner/

GIS TOTALS
TASK 3: EVALUATING ALTERNATIVES
TASK 6: FINAL GENERAL PLAN
TASK 1: PUBLIC PARTICIPATION PROGRAM
Printing/
Mailing/
TASK/ACTIVITY Translation

ACTIVITY
EPS Cogstone
TASK 4: ADMINSTRATIVE DRAFT GENERAL PLAN
City Advisors JZMK
May 2, 2023, Reg. CC Mtg., Page # 357
De Novo Planning Group 53
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation Task 8.1: EIR Notice of Preparation and Scoping 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 $0

8.1.1: Notice of Preparation 2 $370 12 $2,220 0 $0 0 $0 8 $1,480 22 $4,070 $500 $4,570

8.1.2: Scoping Meeting 0 $0 12 $2,220 12 $2,220 8 $1,480 2 $370 34 $6,290 $250 $6,540

8.1.3: Native American Consultation 0 $0 8 $1,480 8 $1,480 0 $0 0 $0 16 $2,960 $100 $3,060 Task 8.2: CEQA Technical Studies (refer to Task 2.6) 0 $0 0 $0 0 $0 0 $0 0 $0 0 $0 $0 Task 8.3: Preparation of Administrative Draft EIR 40 $7,400 200 $32,000 200 $25,000 220 $25,300 220 $22,000 880 $111,700 $15,500 $127,200 Task 8.4: Preparation of Draft EIR 20 $3,700 100 $16,000 110 $13,750 140 $16,100 140 $14,000 510 $63,550 $1,500 $65,050 Task 8.5: Final Environmental Impact Report and MMRP 8 $1,480 24 $3,840 40 $5,000 20 $2,300 20 $2,000 112 $14,620 $500 $15,120 Task 8.6: Notice of Determination 0 $0 2 $320 0 $0 0 $0 4 $400 6 $720 $150 $870 Task 8.7: Preparation of Environmental Compliance Document 12 $2,220 36 $5,760 40 $5,000 40 $4,600 24 $2,400 152 $19,980 $1,500 $21,480 TASK 8 SUBTOTAL 82 $15,170 394 $63,840 410 $52,450 428 $49,780 418 $42,650 1732 $223,890 $0 $0 $0 $0 $0 $0 $15,500 $4,500 $243,890 Task 9.1: Meetings with City Staff 72 $13,320 80 $12,800 40 $5,000 0 $0 0 $0 192 $31,120 $5,120 $6,500 $42,740 Task 9.2: Project Administration 72 $13,320 100 $16,000 24 $3,000 0 $0 0 $0 196 $32,320 $32,320 PHASE 9 SUBTOTAL 144 $26,640 180 $28,800 64 $8,000 0 $0 0 $0 388 $63,440 $0 $5,120 $0 $0 $0 $0 $6,500 $0 $75,060 Subtotals 540 99,900 $ 1,343 215,680 $ 1,212 152,700 $ 1,284 148,220 $ 1,084 109,250 $ 5,463 725,750 $ $ 137,500 $ 100,280 $ 61,625 $ 190,000 $ 8,557 $ 33,570 $ 46,600 $ 20,600 $ 1,324,482 FEE (NOT TO EXCEED, NO CONTINGENCY) $1,324,482
10% CONTINGENCY $132,448
TOTAL FEE (NOT TO EXCEED, WITH CONTINGENCY) $1,456,930
Task: Objective Design and Development Standards Handout 4 $740 12 $1,920 8 $1,000 $0 $0 $3,660 $16,000 $19,660 OPTIONAL TASK SUBTOTAL 4 $740 12 $1,920 8 $1,000 0 $0 0 $0 0 $3,660 $0 $0 $0 $16,000 $0 $0 $0 $0 $19,660 FEE (NOT TO EXCEED, NO CONTINGENCY) $19,660
10% CONTINGENCY $1,966
TOTAL FEE (NOT TO EXCEED, WITH CONTINGENCY) $21,626
De Novo hourly rates represent fully burdened rates. Subconsultants and Direct Costs are billed at no markup. De Novo Planning Group reserves the right to reallocate budget between various consulting team members and between tasks, provided the overall project budget does not change.

TASK 8: ENVIRONMENTAL ANALYSIS
TASK 9: PROJECT MANAGEMENT
OPTIONAL TASK: OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS HANDOUT May 2, 2023, Reg. CC Mtg., Page # 358
De Novo Planning Group 54
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation

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
2023 Rate Sheet
Managing Principal $125
Principal $110
Associate $100
May 2, 2023, Reg. CC Mtg., Page # 359
De Novo Planning Group 55
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation 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).

May 2, 2023, Reg. CC Mtg., Page # 360
De Novo Planning Group 56
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 361
De Novo Planning Group 57
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation 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.

May 2, 2023, Reg. CC Mtg., Page # 362
De Novo Planning Group 58
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation

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.

Client Initials _______
Effective through June 30, 2023
May 2, 2023, Reg. CC Mtg., Page # 363
De Novo Planning Group 59
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation

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May 2, 2023, Reg. CC Mtg., Page # 364
De Novo Planning Group 60
Lomita: General Plan Update, Comprehensive Zoning Code and Map Update, Objective Design and Development Standards, and CEQA Document Preparation May 2, 2023, Reg. CC Mtg., Page # 365
61 9. CONTRACT LANGUAGE CHANGE REQUEST

13. INDEMNIFICATION.

A. CONSULTANT shall indemnify, defend with counsel approved by CITY, and hold harmless CITY, its officers, officials, employees and volunteers from and against all liability, loss, damage, expense, cost (including without limitation reasonable attorneys’ fees, expert fees, and all other costs and fees of litigation) of every nature arising out of or in connection with CONSULTANT's performance of work hereunder or its failure to comply with any of its obligations contained in this AGREEMENT, regardless of CITY’S passive negligence, but exceptingexcept for such loss or damage which is caused by the sole active negligence or willful misconduct of CITY.

Notwithstanding the foregoing, for any claim alleging negligence or willful misconduct by CONSULTANT, the CONSULTANT has no immediate obligation to provide the defense of the CITY. The CONSULTANT will reimburse indemnified parties their reasonable defense costs ultimately determined to have been caused by the negligence of the CONSULTANT and proportionate to the degree of fault of the CONSULTANT. Should CITY in its sole discretion find CONSULTANT’S legal counsel unacceptable, then CONSULTANT shall reimburse CITY its costs of defense, including without limitation reasonable attorneys’ fees, expert fees and all other costs and fees of litigation. CONSULTANT shall promptly pay any final judgment rendered against CITY (and its officers, officials, employees and volunteers) covered by this indemnity obligation, proportionate to the degree of fault of the CONSULTANT. It is expressly understood and agreed that the foregoing provisions are intended to be as broad and inclusive as is permitted by the law of the State of California and will survive termination of this Agreement.

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, transitoriented development plans, zoning documents, 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 TransitOriented 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
May 2, 2023, Reg. CC Mtg., Page # 368

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
May 2, 2023, Reg. CC Mtg., Page # 369

EDUCATION
BA, Economics,
University of Western Ontario, London,
Canada

Diploma, Urban and Regional
Planning Technology,
Fanshawe College, London, Canada

Ross Minority Program in Real
Estate,
University of Southern California, Los
Angeles

ORGANIZATIONS
American Planning Association
Congress for New Urbanism
Perry Banner brings a combined 18 years of experience in local government and private practice planning to the firm with work in both the United States and Canada. Perry possesses a diverse range of skills, including project management, land use analysis and policy development. His capabilities also include economic development and real estate development.

Perry has successfully managed a wide variety of urban planning projects, including General Plans, community plans, specific plans, transit-oriented development plans, zoning documents and public outreach programs. His passion lies in helping communities, neighborhoods and their residents visualize the future and giving them the tools to make well-informed decisions. He believes in questioning conventional wisdom and always looking at problems from multiple angles and viewpoints to find effective and innovative solutions to develop plans that create results. Perry also supports private sector clients in navigating public agency approval processes.

Perry A. Banner

PRINCIPAL PLANNER
General Plan Update and EIR,
City of San Marcos
General Plan Update and EIR,
City of Lawndale
General Plan Update and EIR,
City of San Jacinto
General Plan Update and EIR,
City of Rolling Hills Estates*
General Plan Update and EIR,
City of Laguna Woods*
Community Plans Continuum Project,
County of San Bernardino*
Housing Element Update (6th Cycle),
City of Stanton
Housing Element Update (6th Cycle),
City of Hawthorne
Housing Element Update (6th Cycle),
City of Rancho Santa Margarita
Housing Element Update (6th Cycle),
City of Lake Forest
Housing Element Update (6th Cycle),
City of Westminster
Housing Element Update (4th Cycle),
City of Lawndale*
Local Hazard Mitigation Plan and
Safety Element Update,
City of Lawndale*
Southern California Logistics Airport
(SCLA) Specific Plan and EIR,
Stirling Development/City of Victorville*
Meredith International Centre Specific
Plan Amendment,
Craig Development Corp/City of Ontario*
Pueblo Viejo Implementation Strategy
Plan and Design Guidelines,
City of Coachella*
One Metro West Specific Plan and
EIR (Peer Review),
City of Costa Mesa*
Small Lot Subdivision Ordinance,
City of Orange
TOD Overlay – Marine Avenue Green
Line Station,
Cities of Lawndale, Hawthorne and
Redondo Beach*
Commercial Cannabis Program,
City of Pasadena*
Short-term Rental Program,
City of Pasadena*
Pilot Travel Center (Palmdale),
Pilot Company
141st and Normandie Townhomes
Project IS/MND,
The Olson Company

RELEVANT PROJECT EXPERIENCE
* Project was completed by Mr. Banner while he was employed at another agency or planning firm
May 2, 2023, Reg. CC Mtg., Page # 370

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
May 2, 2023, Reg. CC Mtg., Page # 371

EDUCATION
BA, English Literature,
University of Washington, Seattle,
Washington

Master of Urban and Regional
Planning,
Cal Poly Pomona, Pomona, California

ORGANIZATIONS
Association of Environmental
Professionals
Ashley Brodkin is a Senior Planner with De Novo Planning Group and is responsible for the preparation of environmental documents, as well as a wide variety of planning projects including General Plans, Specific Plans, ordinance updates, and local CEQA guidelines. Ashley has nine years of experience preparing and managing a variety of CEQA and NEPA documents for capital improvements, land development and public policy document projects, and a variety of planning projects including General Plans, Housing Elements, Specific Plans, ordinances, and entitlements.

With experience as both a private consultant and in public service, Ashley provides a perspective on projects from both a consultant and lead agency point of view.

Ashley Brodkin

SENIOR 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
Harper Project EIR
City of West Hollywood
2500 North Hollywood Way EIR
City of Burbank
Pilot Travel Center Project EIR
City of Perris
1901 Via Burton Industrial IS/MND
City of Fullerton
U-Haul Expansion IS/MND
City of Gardena
749 Marlin Drive Road Extension
IS/ND
City of Laguna Beach
Soma Apartments Project IS/MND
City of Manteca
Applied Medical Expansion IS/MND
City of Lake Forest
Circulation Element Update IS/ND
City of Bell Gardens
Housing Element Update (6th Cycle)
IS/ND
City of Hawthorne
Local CEQA Guidelines Update
City of Orange*
North Orange County Cities SB 743
Implementation Study
City of Orange*
City of Orange Environmental
Review,*
• Chapman University Specific
Plan Update EIR
• Fire Station No. 1 IS/MND
• Cannon St. and Serrano Ave.

Intersection Improvements
IS/MND
• Ronald McDonald House
IS/MND
• Billboard Ordinance IS/MND
• Highway Safety Improvement
Program NEPA Clearances
Koll Residences EIR,
City of Newport Beach*
Red Hill Avenue Specific Plan EIR
City of Tustin*
Housing Element Update (6th Cycle)
City of Orange*, Cities of Glendale,
Avalon, Rancho Santa Margarita,
Westminster, Lake Forest, and
Temecula
Housing Ordinances Zoning Update
City of San Marcos
Accessory Dwelling Unit Ordinance
City of Ventura
Small Lot Subdivision Ordinance
City of Orange*

RELEVANT PROJECT EXPERIENCE
* Project was completed by Ms. Brodkin while she was employed at another agency or planning firm
May 2, 2023, Reg. CC Mtg., Page # 372

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
May 2, 2023, Reg. CC Mtg., Page # 373
Stephanie Tomaino, AICP
Managing Principal
Stephanie Tomaino, AICP is a land use planner with over 15 years of experience working in the public and private sectors. Having spent the majority of her career as an in‐house planner at multiple cities in Southern California, she possesses diverse and extensive project management experience in all facets of planning and community development. Stephanie is well‐versed in implementing and interpreting Zoning Ordinances, General Plans, Specific Plans, Design Guidelines, and other regulatory planning documents. With a strong background in current planning and front counter operations, Stephanie is experienced in implementing process and permitting improvements to advocate for common‐sense, solutions‐based planning.

EDUCATION
MA, Urban and Regional
Planning
Cal Poly Pomona
BA, Anthropology
BA, International Studies
University of California, Irvine

EXPERIENCE
15 Years

PRIOR EMPLOYMENT
Public Sector:
 City of Costa Mesa
 City of Irvine
 City of Lake Forest
 City of Mission Viejo
 City of San Clemente
Private Sector:
 Amazon: Public Policy,
Entitlements, and Real
Estate Business Unit
AFFILIATIONS:

American Institute of Certified
Planners (AICP)
American Planning Association
Urban Land Institute
Prior to founding City Advisors, Stephanie worked in the real estate and development division of Amazon as a Senior Entitlements Manager. She is a certified planner and active volunteer leader within the American Planning Association (APA) and Urban Land Institute (ULI). Stephanie is an Adjunct Professor teaching in UC Irvine’s graduate program, and she has been recognized by multiple organizations for her service contributions to the planning profession.

SELECTED PROJECT EXPERIENCE
City of La Mesa – ADU and JADU Ordinance Updates
Project Manager overseeing text amendments to bring the Zoning Ordinance into compliance with the last three cycles of State updates to its Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU) Statutes. Involved drafting staff reports for two public hearings (one City Council and one Planning Commission), drafting two ordinances, drafting one resolution and all attachments, and serving as the staff presentation lead at all public hearings.

City of Coachella – Parking & Sign Code Updates
Project Manager overseeing comprehensive updates of the Parking and Signage Chapters of the Zoning Ordinance. Involves full replacements of the Zoning Ordinance Chapters to create more flexibility in the development standards, incentivize redevelopment of commercial and industrial properties, improve community aesthetics, and promote pedestrian‐oriented uses and amenities.

Project is currently ongoing.

City of Eastvale – Comprehensive Zoning Code Update
Project Manager for two‐year work program involving numerous amendments and streamlining updates to all Chapters of the Zoning Ordinance. Involves Zoning Ordinance text amendments to implement the Housing Element Action Plan, creating new residential districts and modifying residential development standards consistent with the City’s General Plan Update, incorporating the City’s economic development policies into the Zoning Code to support business retention and attraction, and other improvements for user readability and implementation efficiency. Project is currently ongoing.

City of San Clemente – Annual Zoning Code Updates
Provided project support drafting various portions of annual Zoning Ordinance Updates. As a Department Manager, I provided the Project Lead with general oversight and policy direction to address Code ambiguities and regulatory gaps, incorporate updates based on business and development trends, and improve customer service and staff usability of the Zoning Ordinance.

May 2, 2023, Reg. CC Mtg., Page # 374

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
May 2, 2023, Reg. CC Mtg., Page # 375
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 hospitalitybased 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, highend 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.

May 2, 2023, Reg. CC Mtg., Page # 376

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.

Jana Sobhi graduated from German University of PROFESSIONAL EXPERIENCE Technology 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.

May 2, 2023, Reg. CC Mtg., Page # 377
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.

May 2, 2023, Reg. CC Mtg., Page # 378
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 SonomaMarin 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.

May 2, 2023, Reg. CC Mtg., Page # 379
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 multidisciplinary team retained by the Pasadena Playhouse Village Association, a nonprofit 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.

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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.

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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.

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TIM A. ERNEY, AICP, PTP, CTP | SENIOR PRINCIPAL PLANNER

EDUCATION
 MS Transportation Engineering,
UC Berkeley
 Master of City Planning,
UC Berkeley
 BS Mechanical Engineering,
Boston University

YEARS OF EXPERIENCE
25 LICENSES
 Certified Planner, American
Institute of Certified Planners
(#15998)
 Certified Transportation
Planner (CTP)
 Professional Transportation
Planner (PTP)

AFFILIATIONS
 American Planning Association
(APA), Member
 Institute of Transportation
Engineers (ITE), Member

PUBLICATIONS
 “Technology-Driven Transit
Oriented Development,”
Community Transportation,
Volume 28, Winter 2010
(contributor)
Tim Erney is a certified transportation planner with more than 25 years of experience with planning and engineering projects throughout California. His primary focus has been on managing analyses and documentation for environmental review projects, access and circulation studies, sustainable transportation practices, TDM measures, parking evaluations, pedestrian and bicycle reviews, and data collection programs. In addition, his experience includes detailed technical analyses of local and regional roadway facilities, including traffic forecasting, modal split analyses, traffic diversion, and operational analyses. He has experience coordinating with local and regional transportation and environmental agencies in Southern California, and has been leading the firm’s efforts on the evaluation of emerging technologies and alternative evaluation metrics.

PROJECT EXPERIENCE
Environmental Impact Reports. Tim has led the preparation of stand-alone transportation impact studies as well as transportation/circulation sections of EIRs and EISs to support CEQA and NEPA processes. These projects have included a full range of project types, from individual development projects, to updated citywide plans, to significant infrastructure projects. For these efforts, Tim has managed the technical analysis for all modes of travel, including qualitative and quantitative assessments of traffic, transit, pedestrian, bicyclist, loading, construction, and emergency vehicle conditions. In addition, these projects have included the development of specialized trip generation rates and use of regional travel demand models to project future traffic volumes.

General Plans/Specific Plans. Tim has served as manager or principal for the transportation sections for General Plans/Specific Plans and their resulting environmental documents. This has included developing goals, policies and programs to support active transportation and new mobility options, and working with stakeholders and the public to develop implementable actions. In addition, Tim has supported the preparation of the Transportation Elements of CEQA and NEPA documentation, including the determination of VMT-related impacts for land use and transportation projects.

Alternative Performance Metrics. Tim has been working to identify and develop alternative metrics to Level of Service (LOS) in the evaluation of land use and transportation projects. This includes the identification of how cities and counties need to modify their current programs and policies to account for these changes.

As part of these efforts, Tim has been in consultation with the state’s Office of Planning and Research (OPR) and has participated in several conferences and panel discussions on the effects of vehicle-miles traveled calculations and metrics that may affect city programs and transportation analysis guidelines.

City of Lawndale General Plan Update/Hawthorne Boulevard Specific Plan; Lawndale, CA. Tim is the Kittelson project principal for the preparation of an updated Circulation/Mobility Plan for the City of Lawndale. This plan addresses existing and future circulation issues, including the proposed extension of the Metro Green Line through the city. As part of this effort, citywide goals and policies are being developed to improve active transportation and account for new vehicle-miles traveled (VMT) metrics. In addition, the proposed rezoning of parcels along Hawthorne Boulevard is being explored to facilitate development of higher density residential uses and mixed-use commercial zones. As LA Metro is planning for a new commuter rail service throughout the area, potential rezoning and enhancements to access and circulation are being explored.

City of Baldwin Park Downtown Transit Oriented Development (TOD) Specific Plan; Baldwin Park, CA. Kittelson prepared the transportation portion of a new Downtown Transit Oriented Development (TOD) Specific Plan, which include the adoption of transit-oriented communities, first/last mile, and equity and principles. A key element of the TOD vision is the establishment of a series of mobility hubs to facilitate access to new development sites and promote usage of alternative modes. Kittelson also conducted a parking management plan for the downtown area, which involved conducting parking occupancy studies, reviewing current code requirements, and recommending May 2, 2023, Reg. CC Mtg., Page # 383
TIM A. ERNEY, AICP, PTP, CTP | Senior Principal Planner

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Lomita City CouncilMay 2, 2023

Lomita City Council
May 2, 2023