Los Altos Hills City Council
April 17, 2025

A. QUALIFICATIONS............................................................................................................................................ 1 B. PROJECT UNDERSTANDING AND APPROACH........................................................................................... 2 C. KEY TEAM MEMBER SUMMARY................................................................................................................... 3 ORGANIZATION CHART..;— ........ .... I ........ I ..... "............ ...... I ................ ........ .... .................................................................... 4 CAPACITY OF PERSONNEL.............................................................................................................................................. 12 D. REFERENCES................................................................................................................................................ 13 E. REPRESENTATIVE PROJECTS................................................................................................................... 15 F. SCOPE OF WORK......................................................................................................................................... 19 G. FEE SCHEDULE AND COST ESTIMATE...................................................................................................... 27 H. PRELIMINARY WORK SCHEDULE............................................................................................................... 28 Page i

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Founded in 1940, Michael Baker International is a multidisciplinary planning, engineering, and construction management firm with nearly 3, 500 employees nationwide, including more than 600 in California, We have experience working on behalf of over 100 California municipalities and local agencies, bringing a depth of understanding and experience unparalleled by most firms.

We have offices and multidisciplinary staff located throughout California, Additionally, based on recent experience, we are highly familiar with the Town of Los Altos Hills' ( Town) processes and requirements which will expedite our ability to quickly and effectively serve your team in preparing the Program Environmental Impact Report ( EIR) and in evaluating potential effects that may come with implementation of the new multifamily zone, standards, and design guidelines.

RELEVANT EXPERIENCE
Michael Baker continues to work closely and effectively with Town representatives on the preparation and imminent adoption of the General Plan Housing Element Update and the associated Notice of Exemption. The same team members that assisted with the prior CEQA efforts would be immediately available to transition to preparation of the EIR, bringing with them continuity, familiarity, knowledge, and understanding, thereby ensuring that no time or knowledge is lost and the greatest efficiency is achieved.

TECHNICAL EXPERTISE
As a full- service firm, Michael Baker offers an in- house team of CEQA and technical specialists that have extensive experience in identifying potential issues of concern, understanding complexities as they arise, and providing highly insightful and thorough analyses, with a common goal of minimizing subsequent revisions due to any oversights or omissions. Additionally, the Michael Baker team prides itself on being up-to- date with ever- changing standards, regulations, and requirements relative to CEQA, agency, and/ or other regulatory requirements that may affect a particular locality or client that we are supporting. In taking such an approach, Michael Baker is able to consistently provide a product that ensures a complete, comprehensive analysis has been undertaken and that the intended end goal is successfully achieved without delay or unintended consequence.

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Having recently assisted the Town of Los Altos Hills with preparation of its General Plan Sixth Cycle Housing Element ( 2023- 2031) Update, as mandated by State law, Michael Baker understands the Town is now looking to address potential environmental effects related to the associated rezoning or creation of a multi -family zone and updates to the Land Use Element to facilitate the Regional Housing Needs Allocation ( RHNA) upon adoption of the Housing Element. It is understood that the environmental review, pursuant to the requirements of CEQA, shall consider maximum build -out allowed by the Sixth Cycle Housing Element, related General Plan amendments, and related Town Code amendments over the course of the 2023- 2031 planning period.

The General Plan Housing Element identifies and addresses housing needs by including goals, policies, and programs to preserve, improve, and develop housing for all economic segments of the community. This includes identifying housing sites to provide capacity for the RHNA for the 2023- 2031 planning period of 489 units, including an additional 15 percent buffer.

Michael Baker understands that a key component of the Town' s RHNA strategy is to create a multi -family Infill zone, which would allow for multi -family development and increased densities on identified institutional and single- family lots. The Town is also including accessory dwelling units and SB 9 units on single- family lots to accommodate RHNA.

In conformance with the requirements of CEQA, Michael Baker understands that the Town anticipates preparation of a Program EIR to evaluate potential environmental effects resulting with the actions to be undertaken, Although preparation of an Environmental Initial Study is identified as part of the intended Scope of Work in the Request for Proposals ( RFP) provided, based on our professional knowledge and demonstrated recent experience on similar projects, we highly recommend the Town proceed directly with preparation of the Program EIR. Taking this approach will avoid unnecessary processing of an Initial Study, allowing instead for focused analysis on key environmental issues in the EIR and achieving cost savings and reductions in the overall timeline required for the CEQA process,
Additionally, the RFP identifies the need for preparation of Technical Memorandums for a number of resource areas, including, but not limited to, a Water Supply Assessment ( WSA) and adequacy of public services and utilities to serve future development that may be facilitated with project implementation, Pursuant to the Senate Bill ( SB) 610, a Water Supply Assessment is required for a proposed residential development of more than 500 dwelling units or a development that would demand an amount of water equivalent to, or greater than, that required by a 500 dwelling unit project; or development that would substantially increase the number of service connections of the affected public water systems ( increase of 10 percent or more connections above existing for public water systems having fewer than 5, 000 service connections). As a General Plan is not considered to be a " project" under such definitions, and implementation of the proposed actions would not directly result in future development or entitlements, this Scope of Work does not include preparation of a WSA. Rather, the adequacy of water resources in accommodating future growth occurring with the project would be evaluated in the EIR via reliance on the findings of the applicable Urban Water Management Plan and other relevant available data and mapping sources.

Further, the RFP indicates that preparation of a wastewater/ sewer capacity study is required, along with evaluation of the availability of police/fire services and school capacity with project implementation. Michael Baker does not propose the preparation of stand- alone technical memorandums to evaluate such adequacy issues. Rather, such assessments would be conducted via research of existing data and through interviews with relevant personnel to solicit information and identify potential deficiencies with the providers. The findings of such outreach efforts will be incorporated into the EIR, and measures or applicable regulations) will be identified to alleviate any potential inadequacies, as appropriate. Relative to potential effects on emergency response, the EIR analysis will incorporate and build upon previous studies recently conducted by Michael Baker in preparing the General Plan Safety Element Update that evaluated the capacity and viability of evacuation routes.

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Bob Stark, AICP will serve as the Principal - In -Charge for this important endeavor. Bob prides himself on client responsiveness, strategic CEQA compliance, and commitment to budget and schedule expectations. Mr. Stark has established himself as a trusted and highly competent manager over his 25+ year career as a CEQA consultant, He is well versed in the land use arena, having led the preparation of countless CEQA documents over several decades for agencies throughout California.

Alicia Gonzales will serve as the CEQA Project Manager, responsible for day-to-day management tasks, progress monitoring, CEQA team oversight, and budget and schedule tracking. Ms, Gonzales has a proven track record of successfully managing a variety of projects for both public and private entities, coordinating in- house staff, and effectively keeping projects on schedule and within budget. Ms. Gonzales will lead the project team on a daily basis, be the point of contact for the project, and will attend public meetings and hearings to represent the Town' s interests as needed.

The CEQA team will further be supported by a talented group of Michael Baker environmental experts who will assist with preparation of the EIR and supporting technical studies, as well as quality assurance/ quality control. Brief descriptions of the roles of key team personnel are provided below, along with the percentage of time each person is anticipated to dedicate to this project. Full resumes for key personnel identifying relevant experience are included in Attachment A of this proposal.

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ITEM 7A ATTACHMENT 3

A 10.111\ INAI Lei

LOS ALTOS HILLS
a
Nicole Marotz, AICP, LEED AP
Senior Environmental Planner/ Lead EIR Preparer
Milena LaSarbiera
Environmental Planner/EIR Preparer
Air Quality/Noise/
Energy/ GHG Emissions
Eddie Torres, INCE,
Technical Manager
Transportation
Carla Dietrich, PE, PTOE,
Sr Transportation Engineer
Jacob Swim, TE,
Transportation Planner
Cultural/ Tribal Cultural/
Historic Resources
Margo Nayyar,
Sr Cultural Resources Mgr

GIS/ MAPPING
Richard Hendrickson, LISP
Geospatial Information Technologies Project Manager
NOTE; Staff shown above are key team members ( resumes furnished); additional non -key staff will be used and are included in our Costs table later in this proposal.

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PRINCIPAL. -IN -CHARGE
Bobtark, ACCP
Bob Stark has over 25 years of experience in the preparation and management of environmental review documents pursuant to the California Environmental Quality Act (CEQA) and the National Environmental Policy Act ( NEPA). His expertise in guiding high- profile and controversial projects through the rigors of state and federal environmental review and permitting processes has made him a valued advisor to public agencies throughout California. His broad base of knowledge ranges from air quality, noise, and traffic analysis to habitat restoration and climate change. Mr. Stark is a member of the American Institute of Certified Planners (AICP) and a highly regarded instructor of professional - level seminars and continuing education courses on the topics of CEQA and environmental impact analysis.

RELEVANT EXPERIENCE
General Plan Housing Element and Programmatic EIR, Eastvale, CA. CEQA PROJECT Years of Experience MANAGER. Project manager assisting in the preparation of the 2040 General Plan and Program EIR. The City of Eastvale envisions its future through Eastvale 2040 (General Plan 25+ update) which includes the planning specific elements of sustainability, resiliency, housing Education choice, and environmental justice. Eastvale 2040 will reexamine and update the City' s long- MA, City and Regional term vision and values to ensure that they are in alignment with their residents, businesses, Planning, California Strategic Plan, new state laws and rapidly changing economic needs in the region, A Polytechnic State comprehensive public involvement program is also being implemented and includes an University, San Luis Engage Eastvale campaign, online engagement platform, clear vision speaker series, and Obispo
Eastvale ambassador program. The EIR will allow decision -makers to consider impacts, policy alternatives, controversial issues, mitigation measures, regional influences, BA, Urban Studies and cumulative impacts, and other factors that apply to the Eastvale 2040 General Plan. Planning, University of General Plan Sixth Cycle Housing Element Update, Escondido, CA, CEQA PROJECT California, San Diego MANAGER. Michael Baker is currently providing planning and CEQA consulting services to Licenses/ Certifications the City of Escondido and will review and evaluate the City' s progress in implementing the American Planning 2013- 2021 Housing Element. This Housing Element Update would require significant efforts Association to identify additional sites with sufficient capacity for the increased regional housing needs American Institute of allocation ( RHNA), taking into consideration the adequate sites requirements under new Certified Planners Housing Element laws ( Senate Bill 166, Assembly Bill 1397, etc.). Land use policy changes ( AICP) No. 017175 are anticipated, Michael Baker will provide environmental services to analyze the potential effects resulting from the policy decisions made with updating the Housing Element in conformance with CEQA.

General Plan Sixth Cycle Housing Element Update and CEQA Documentation, Countyof San Diego, CA. CEQA PROJECT MANAGER. Michael Baker is currently providing planning and CEQA consulting services to analyze the County of San Diego' s Sixth Cycle update to the General Plan Housing Element. Michael Baker is currently assisting the County with formulating the necessary changes to the Housing Element to meet the RHNA requirements. The process includes two phases to meet state schedule mandates. The first phase will include preparation of an Initial Study/ Negative Declaration for adoption of the Housing Element itself. The Initial Study will focus on the potential for general growth impacts while documenting the requirement that all subsequently proposed housing projects, as well as the Housing Element implementing ordinances and land use map revisions, will be subject to further CEQA review once known. Once the land use changes, locations, and implementing ordinances are complete, Michael Baker will conduct a thorough CEQA review, inclusive of technical studies, via an EIR, The Initial Study will be modified for inclusion in the Notice of Preparation, affording a streamlined review of key issue areas in the EIR. Issues are anticipated to include air quality, GHG emissions, energy, noise, and transportation.

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CEQA PROJECT MANAGER®
Alicia Gonzalez
As a Senior Associate j Senior Project Manager at Michael Baker, Ms, Gonzalez offers comprehensive a
programmatic management services. As a CEQA generalist and planning practitioner, Ms. Gonzalez can readily communicate complex engineering and technical matters in a way that is easy for the public to understand. Ms. Gonzalez has broad experience in preparing environmental compliance documentation pursuant to CEQA and NEPA requirements for public and private sector lead agencies.

RELEVANT EXPERIENCE
Riverside County 6th Cycle Housing Element Update. County of Riverside, CA. DEPUTY PROJECT MANAGER. Served as Deputy Project Manager for the County' s Sixth Cycle Housing Element. Responsibilities included management of the project' s Addendum to the County' s Housing Element Environmental Impact Report, as well as conducting a series of outreach meetings with County Municipal Advisory Committees and Community Councils in relation to the project. Outreach was intended to inform the community of the proposed project, answer any questions, obtain feedback and input on housing needs, constraints and opportunities, and community goals, and determine whether the existing 5th Cycle Housing Element sites were feasible/ appropriate.

Eastvale 2040 General Plan Update. City of Eastvale, CA, DEPUTY PROJECT MANAGER, Michael Baker is currently preparing the City's Comprehensive General Plan Update, Program EIR, and requisite technical studies. As part of this effort, Ms. Gonzalez is serving as Deputy Project Manager and is overseeing production of the project's Program EIR and requisite technical studies. Ms. Gonzalez is also providing outreach support services related to the project.

Years of Experience
8 Education
B.S., 2014, Biological
Science, California.

State University at San
Marcos
Professional Affiliations
Association of
Environmental
Professionals
Board Member (2017- 2020)
Member ( 2016 -Present)
American Planning
6th Cycle Housing Element Update. City of Redlands, CA. CEQA MANAGER. Michael Association Baker, with technical advisory support from Veronica Tam and Associates, prepared the 6th Member (2021 -Present) Cycle Housing Element Update for the City of Redlands. The Housing Element effort involved significant public outreach via survey, one- on-one interviews, and virtual workshops. As part of this effort, Michael Baker prepared an addendum to the City' s Housing Element Environmental Impact Report. Ms. Gonzalez provided management and QA/ QC or the project' s Addendum. The Redlands Housing Element was completed on time, within the statutory deadline, becoming one of very few cities in the SCAG region to achieve this milestone.
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QUALITY ASSURANCE/ QUALITY CONTROL.

Emily Elliott, ACCP
Ms. Elliott serves as the Planning Department Manager of Michael Baker' s Inland Empire offices of i Palm Desert, Ontario, and Temecula. As a practitioner, she oversees and prepares community planning, housing, and environmental documents for public and private sector clients. Ms. Elliott is a versatile project manager effectively administering contracts across project types. She draws on her broad background of consulting and municipal service to develop, lead, and implement client projects. d Ms. Elliott has led the successful completion of several Housing Element updates, Transit Oriented Development projects, CEQA documents, and provides technical assistance to local jurisdictions on housing policy and community outreach. Her understanding and appreciation of the needs of public agencies, project applicants, and the public lends itself to thoughtful and efficient project delivery.

RELEVANT EXPERIENCE
Housing Element Update Technical Assistance Program. San Bernardino County Years of Experience Transportation Authority. PROJECT MANAGER. Ms. Elliott manages the on- call planning services contract between Michael Baker and SBCTA where Michael Baker provides an 14 array of on-call planning and staffing services, Under the Housing Element Update Technical Education Assistance Program task order, Ms. Elliott leads a team of approximately 12 planners to Master of Urban and provide technical assistance to SBCTA jurisdictions related to their Housing Element Regional Planning, Updates. This includes providing review and comment of draft documents, aiding public California Polytechnic outreach activities, providing technical Q& A support including CEQA strategy for rezoning, University,, Pomona - and offering staff to agencies to help them complete their Housing Element Updates. 6th Cycle Housing Element Update. City of Lakewood, CA. PROJECT MANAGER. The city Bachelor of Geography and Natural Resources
experienced nearly a 1, 000% increase in its Regional Housing Needs Allocation and turned Management, San to Michael Baker to lead the update of the 6th Cycle Housing Element. Ms. Elliott oversaw Diego State University the project schedule, budget, workflow, staff assignments, and maintained regular client contact. Emily led the public participation process and presented updates on the Housing Professional Affiliations Element to local decision makers, and Certifications
6th Cycle Housing Element Update. Cityof Redlands, CA. PROJECT MANAGER. Michael American Institute of Baker, with technical advisory support from Veronica Tam and Associates, prepared the 6th Certified Planners
Cycle Housing Element Update for the City of Redlands. The Housing Element effort American Planning involved significant public outreach via survey, one- on- one interviews, and virtual Association, Inland workshops, Ms. Elliott served as project manager and oversaw the project schedule, budget, Empire Section, current workflow, and staff assignments. Ms, Elliott engaged regularly with the client to maintain Section Director open and clear communication. The Redlands Housing Element was completed on time, Association of within the statutory deadline, becoming one of very few cities in the SCAG region to achieve Environmental this milestone, Professionals, Inland
Empire Chapter, former
Communications
Director

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SENIOR ENVIRONMENTAL PLANNER
Nicole arotz, AICP, LEED AP
Nicole Marotz assists in the management and preparation of environmental and planning studies for public and private sector clients in accordance with CEQA, NEPA, and other local, state, and federal laws. Her primary work involves preparing and coordinating environmental impact reports and initial study/ mitigated negative declarations for a variety of project types. Ms. Marotz is also responsible for the preparation and review of environmental technical reports, in addition to providing land use and planning services for development and redevelopment projects in San Diego County, as well as M elsewhere within Southern and Central California.

RELEVANT EXPERIENCE
City of Bakersfield Hillside Development Ordinance EIR, City of Bakersfield, CA. SENIOR ENVIRONMENTAL PLANNER. Ms. Marotz served as the lead EIR preparer on behalf of the Years of Experience City of Bakersfield for this highly controversial project. The EIR was prepared in compliance 25+ with a writ of mandate issued by the Kern County Superior Court in an action entitled DKS Education Investments, LLC v. The City of Bakersfield, et al. The area affected by the Amended Hillside Development Ordinance was approximately 6, 530 acres. The project allowed for Masters, Urban and amendments to the City' s original Hillside Development Combining Zone Ordinance of the Environmental Municipal Code to implement the goals and policies of the Metropolitan Bakersfield General Planning, University of Plan relative to preservation and maintenance of hillsides as a scenic resource of the City, Virginia, Charlottesville and to protect the general public from the threat of wildfire, hillside instability, and landslides, BA, Architectural Studies, As a result of development restrictions proposed with the ordinance, major issues evaluated University of Kansas, in the EIR included the potential for the project to: 1) indirectly cause conversion of Lawrence agricultural land to residential use due to future development being displaced; 2) cause an Professional Certificate - increase in energy consumption due to future lower -density development; and 3) cause an Green Energy increase in air pollution due to future lower -density development. Management, 2011, General Plan Update, Program EIR, and Climate Action Plan, City of Murrieta, CA. San Diego State SENIOR ENVIRONMENTAL PLANNER. Assisted in preparation of an update to the City' s University General Plan and General Plan EIR. The City Council' s major priority with the update was to Licenses/ Certifications focus on economic development, with a focus on adding more jobs, specifically high paying American Institute of skilled jobs, along with providing retail to support the community. Responsibilities also Certified Planners included preparation of the Climate Action Plan to assess potential global warming effects of AICP) No. 127424 , future development.

Sixth Cycle Housing Element Update, Town of Los Altos Hills, CA. SENIOR Leadership in Energy and Environmental Design
ENVIRONMENTAL PLANNER. Responsible forteam coordination to determine appropriate Accredited Professional CEQA documentation for implementation of the Town of Los Altos Hill' s Sixth Cycle Housing Element Update. Responsible for preparing a Notice of Exemption in accordance with CEQA Guidelines Section 15061( b)( 3) (" Common Sense" Exemption).

Wii7E3191WA[ 7 ill
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ENVIRONMENTAL PLANNER
Milena LaBarbiera
Ms. LaBarbiera specializes in preparation of environmental and planning studies for public and private sector clients in accordance with CEQA and other local, state, and federal laws. Her work typically consists of the preparation and coordination of EIRs, IS/ MNDs, and categorical exemptions ( CEs). Ms.

LaBarbiera also brings experience conducting comprehensive Phase I Environmental Site 3: Assessments in accordance with local, state, and federal regulations and protocols. jEnti
s;
S

RELEVANT EXPERIENCE
Sixth Cycle Housing Element Update, Town of Los Altos Hills, CA. ENVIRONMENTAL PLANNER. Participated in evaluating appropriate CEQA documentation for implementation Years of Experience of the Town of Los Altos Hills' Sixth Cycle Housing Element update. Responsible for 1. 5 preparing a Notice of Exemption in accordance with CEQA Guidelines Section 15061( b)( 3) Education Common Sense" Exemption).

Sixth Cycle Housing Element, Safety and Environmental Justice Element Updates, City BA, Environmental and
Ocean Sciences,
of San Juan Capistrano, CA. ENVIRONMENTAL PLANNER. Responsible p for preparing p p g an University of San Diego Addendum to the City's General Plan Program EIR to reflect changes to the General Plan Land Use Element and Zoning Ordinance required to implement the City' s 2021- 2029 Professional Affiliations ;.

Housing Element update. Responsibilities also included team coordination and a review of and Certifications City planning documents ( Municipal Code, General Plan) to help develop a ministerial Association of environmental process for by -right projects. Environmental Sixth Cycle Housing Element and Safety Element Updates, City of Pinole, CA. Professionals ( AEP), ENVIRONMENTAL PLANNER. Michael Baker is currently preparing a comprehensive set of San Diego Chapter revisions to the City' s Sixth Cycle General Plan Housing Element and Safety Element and is Women' s Transportation preparing a new Environmental Justice Element, Responsible for coordination with project Seminar ( WTS), San team and the City of Pinole to determine appropriate CEQA documentation for Diego Chapter implementation of the City's Sixth Cycle Housing Element Update. Prepared a Notice of Exemption in accordance with CEQA Guidelines Section 15061( b)( 3) (" Common Sense" Exemption) and associated documentation of findings.

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TECHNICAL MANAGER
EddleTorres, INCE
Mr. Torres oversees the management of technical studies with a specialty in acoustics, air quality, and climate change assessments. He offers 23 years of experience and currently leads Michael Baker's efforts to be at the forefront of global climate change studies. Mr. Torres has prepared numerous analyses that are consistent with climate change legislation such as Assembly Bill 32, Senate Bill 97, Executive Order S- 3- 05, and Senate Bill 375. In addition to analyzing climate change impacts, he has led the development of numerous greenhouse gas inventory models to calculate greenhouse gas V emissions from such sources as vehicular traffic, stationary sources, electricity consumption, water consumption, and construction processes,

RELEVANT EXPERIENCE
City of Buena Park General Plan Update and EIR, Buena Park, CA. TECHNICAL STUDY MANAGER. Michael Baker prepared the Buena Park 2035 General Plan update and Years of Experience Program EIR. The General Plan update began with a community outreach process, resulting 23 in the creation of a 25 -year vision statement that is directly reflective of the priorities Education identified by the community. The General Plan identified key focus areas that the City MS, Mechanical anticipated will have the highest likelihood of change through redevelopment and new Engineering, University development over the life of the General Plan. In addition to text descriptions, the 2035 of Southern California General Plan creatively incorporated land -use snapshots with call -outs, photographs, case studies, renderings, three- dimensional illustratives, and graphic exhibits to visually convey BS, Mechanical the desired vision for each of the focus areas, and for the community at large. Engineering, University City of Shasta Lake Hazard Mitigation Plan and General Plan Safety Element Update, of California, Irvine
Shasta Lake, CA, TECHNICAL STUDY MANAGER. Michael Baker is preparing a Local BA, Environmental Hazard Mitigation Plan for the City pursuant to the requirements of the Disaster Mitigation Analysis and Design, Act of 2000. The plan includes identification and profiling of the City' s identified natural University of California, hazards, vulnerability assessment, mitigation strategies, and plan implementation and Irvine maintenance, and involves public participation during the planning process including public Certificate, 2000, workshops and outreach. Fundamentals of
Moffett Park Specific Plan EIR, Sunnyvale, CA. TECHNICAL STUDY MANAGER. Michael Mechanical Baker prepared a specific plan and corresponding EIR for Moffett Park. The plan was Engineering, University intended to be a comprehensive framework for buildout of 23. 3 million square feet ( SF) of of California, Irvine use. The plan included mechanisms to address an expanded transit core within a quarter- Licenses/ Certifications mile of light rail transit stations, 23. 3 million SF of basic entitlements with an additional 2 Institute of Noise Control
million SF to be allocated as floating, and the ability to transfer development rights between Engineering; 2002 parcels. The EIR focused on the ability of the City to accommodate the infrastructure needs of an increase of approximately 12 million SF at buildout. 2, 11 Traffic Noise Analysis, California

2. 2. 1 Air Quality Analysis,
California

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SENIOR TRANSPORTATION ENGINEER
Carla Dietrich, PE, PTE
Ms. Dietrich is experienced in traffic engineering and transportation planning studies. She has served as a traffic task manager on various projects including conceptual engineering studies, corridor studies, feasibility studies, interchange justification reports, traffic impact studies, vehicle miles traveled (VMT) assessments, and traffic analysis in support of environmental documents. Ms. Dietrich is knowledgeable in the areas of traffic signalization, safety, complete streets, access management, VMT, bicycle and pedestrian design, and context sensitive solutions. Her technical expertise includes 5s
crash analysis, traffic simulation, capacity analysis including roundabouts and coordinated signal systems, queuing analysis, and trip generation analysis.

RELEVANT EXPERIENCE
On -Call General Plan Planning and Environmental Support, Riverside County, CA.

TRAFFIC ENGINEER. Provided traffic engineering support. Michael Baker has provided onYears of Experience call general plan support to the County since 2014. Responsibilities include processing 25 General Plan amendments, CEQA compliance, zoning code amendments, and climate Education action plan support. Michael Baker has also completed the County' s Fifth Cycle Housing BS, Civil and - Element update.

Environmental
Vehicle Miles Traveled Mitigation Program and Environmental Impact Report, City of Engineering, Carnegie Lancaster, CA, TRANSPORTATION PLANNER. Michael Baker is currently assisting the City Mellon University of Lancaster with the preparation of a VMT Mitigation Program and associated EIR, The Licenses/ Certif! cations project aims to establish mitigation for projects that exceed the City' s VMT thresholds in the form of a mitigation impact fee, The program identifies relevant transportation demand Professional Engineer, management strategies and VMT- reducing projects within the City to be funded by the Pennsylvania, 2004, impact fee. These funds would be utilized to fund active transportation infrastructure projects PE070655 in the City to help the City meet its VMT reduction goals. The overall intent of the program is Professional Traffic to streamline the Senate Bill 743 compliance process for development projects while funding Operations Engineer, future VMT improvement projects to reduce citywide VMT. 2008, 2468 Griffin Homes Project, Cityof Redlands, CA. TRAFFIC ENGINEER. Conducted traffic impact Professional Engineer, study peer review. Michael Baker provided engineering services for the Griffin Homes Connecticut, 2003, project, a plan of 207 single- family residences with associated utilities, infrastructure, open PEN. 0022832 space, and recreational areas on approximately 37.2 acres. Michael Baker performed site Professional Affiliations development and created the following amendments; a General Plan amendment for Institute of Transportation Commercial to Low -Density Residential; a Specific Plan amendment to remove the site from Engineers ( ITE) the East Valley Corridor Specific Plan; and a New Specific Plan for residential development, with applicable development standards.

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Michael Baker has sufficient in- house staff resources and capability to perform the work identified in the RFP upon contract approval. We will coordinate with the Town during project initiation and on an ongoing basis during the CEQA process to identify key milestone dates and to ensure the project is processed consistent with City expectations in order to achieve adoption of the EIR in a timely manner. The anticipated capacity of key CEQA personnel is identified below,

KEYPERSONNEL ROLE AVAILABILITY
Bob Stark, AICP Principal - In - Charge 15%
Alicia Gonzales CEQA Project Manager 40%
Emily Elliott, AICP Quality Assurance/ Quality Control 25% Nicole Marotz, AICP, LEED AP Lead EIR Preparer 50%
Milena LaBarblera EIR Preparer 60%
Eddie Torres, INCE Air Quality, Energy, GHG Emissions, Noise 15% Technical Manager
Carla Dietrich, Transportation/Mobility 20%
PE, PTOE Senior Transportation Engineer
Jacob Swim, TE Transportation/Mobility 25%
Transportation Engineer
CulturallTribal Cultural/ Historic Resources
Margo Nayyar 10%
Senior Cultural Resources Manager
Rick Hendrickson GIT/Mapping Resources 10%
Technical Manager

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Michael Baker has a proven track record of successfully completing projects on- time and within budget. Excellent organization, tools, and methods to monitor budgets, an emphasis on communication both internally and externally, and a structured project management approach are a few examples of how Michael Baker maintains client satisfaction. To hear what our clients have to say about us, we invite you to contact our references below,

COUNTY OF SAN DIEGO HOUSING ZONING AMENDMENTS
Contact Name: Camila Easland, Project Manager Address: Planning & Development Services, 5510 Overland Ave., Suite 310, San Diego, CA, 92123 Phone Number/ Email:
619) 323- 73621 camila. easland@sdcountyca; gov
z- Description Michael Baker prepared a comprehensive set of zoning ordinance amendments to implement the newly adopted Sixth Cycle HousingElement Update 2021). The amendments focused on State -mandated revisions. The project included the review and summary of over 120 State housing laws including a matrix ofrelevant housing law requirements and proposed amendments.

Pursuant to CEQA, Michael Baker prepared an Addendum to the County of San Diego' s General Plan Environmental Impact Report to reflect required changes to the County Code and Zoning Ordinance, as required to comply with recently -adopted State laws. The General Plan EIR was evaluated in context of the proposed amendments to the County Code and, Zoning Ordinance, thereby successfully streamlining the approvals via the EIR Addendum;
in Key CEQA Team: Bob Stark, AICP ( CEQA Project Manager); Nicole Marotz, AICP, LEER AP ( Senior Environmental Planner); Milena LaBarbiera ( Environmental Planner)
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FOX POINT FARMS Elk,
Contact Name: Anna Colamussi, Assistant Development Services Director m Address: City of Encinitas; 505 S. Vulcan Avenue; Encinitas, CA 92024 j i Phone Number/ Email: ( 760) 633- 27241 acolamussi@encinitasca. gov Description: Michael Baker was contracted, by the City of Encinitas to prepare an EIR for r. the Fox Point Farms project. The project approach reflected a growing movement towards residential housing development and offered an " Agrihood" community on approximately

21. 5' acres, consistent with the: Concept Plan identified for the site in' the City' s Housing Element Update adopted in 2019
The project was aimed at meeting residential housing demands within the San Diego area i while integrating other unique` features, aimed at sustainability, providing a variety of housing types ( including affordable housing units), focusing on local community and goods, reducing transportation demands, and ' offering a more well- rounded housing I
experience for residents, as well as offering amenities for use by residents of the surrounding community. The project proposed an " Agrihood" community consisting of 53 for -sale cottages/ carriage u n its/ town homes, 197 apartments, edible landscaping, an organic farm, community gardens, trails, social spaces, a community library, and a community recreation center. The project also included a shared public/private agricultural amenity area including a farm -to -table restaurant, farm stand, event lawns, discovery; garden, greenhouse and community work area, and an outdoor education patio. The housing proposed included 211 market -,rate units and 39 " very low" affordable residential units.

The EIR was solely awarded the " Outstanding Environmental Analysis Document - EIR or EIS" by the San Diego Chapter` of the Association of Environmental Professionals in October 2022.

Key CEQA Team: Bob Stark, AICP ( CEQA Project Manager); Nicole Marotz, AICP, LEED AP (Senior Environmental Planner)

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K CITY OF SAN JUAN CAPISTRANO SIXTH CYCLE HOUSING, SAFETY, AND

ENVIRONMENTAL JUSTICE ELEMENTS '
Contact Name: Joel Rojas, Development Services Director Address: 32400 Paseo Adelanto, San Juan Capistrano, CA 92675 Phone Number/ Email: ( 949) 234- 4410 / r
JRojas@sanjuancapistrano. org
Description: Michael Baker is preparing a comprehensive set of revisions to the City' s Housing Element and Safety Element, and is preparing a new Environmental Justice Element. The projectinvolves a comprehensive public engagement plan, including special workshops and outreach to areas of concentrated needs and coordination with communitybased organizations to promote fair housing and environmental justice.

Michael Baker is currently preparing an Addendum to the City' s General Plan Program EIR to evaluate potential environmental effects of the revisions required to the City' s General Plan land Use Element and Zoning Ordinance in order to implement the 2021- 2029 Housing Element Update.
n Key CEQA Team: Bob Stark, AICP (CEQA Project Manager); Nicole Marotz, AICP, LEED AP (Senior Environmental Planner); Milena LaBarbiera ( Environmental Planner)

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As a leader in the planning and environmental fields, Michael Baker offers direct experience in assisting communities throughout California in general pland and housing element updates that retain community character, yet provide for future growth and the ability to meet established housing and land use goals. As an important tool in developing economically viable communities, Michael Baker staff has worked hand- in- hand with cities and counties to ensure that such plans are effective, successful, and implementable,
Reinforcing Michael Baker' s role as a recognized expert in this realm, we are currently assisting the following agencies with preparing housing element updates and/ or general plans, along with the required supporting CEQA documentation, to successfully guide future growth within their communities:

County of San Diego - Sixth Cycle Housing Element Update - Zoning Amendments; Addendum to the Program EIR City of Eastvale - General Plan Update and Program EIR
City of Pinole 2023- 2031 ( Sixth Cycle) Housing Element Update — Notice of Exemption Town of Los Altos Hills 2023- 2031 ( Sixth Cycle) Housing Element Update — Notice of Exemption With preparation of these documents, in addition to our extensive experience preparing numerous other general plan updates, housing elements, and supporting CEQA
documentation and technical analyses for projects both
locally and throughout the State of California, Michael Baker offers the Town of Los Altos Hills an unmatched depth of knowledge and understanding of Housing Law and land use regulations and policies, combined with relevant experience and effective application of CEQA regulations in evaluating the potential environmental implications of meeting State and local housing goals.

The projects on the following pages show Michael Baker' s experience on similar projects that have been completed or are ongoing. We are leaders and experts in all of the
necessary disciplines, and the following demonstrates our extensive experience, resources, and capabilities to support the Town in preparing the Program EIR for the zoning
amendments required to implement its General Plan Sixth Cycle Housing Element Update.

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Housing Element
documents
prepared by

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COUNTY OF SAN DIEGO, CA ( 2020 - ONGOING)
Michael Baker provided comprehensive environmental services to the County of San Diego to update the General Plan Sixth Cycle Housing Element in conformance with State Housing Law and to meet the Regional Housing Needs Assessment developed by the California Department of Housing and Community Development.

Preparation of the Housing Element update involved an Existing Conditions and Needs Assessment to determine the County' s progress on implementing the current Housing Element. Based on further research, data collection, and policy evaluation, the Housing Element Update was prepared to address the County's Regional Housing Needs Assessment.

Subsequently, Michael Baker prepared a comprehensive set of zoning ordinance amendments to implement the newly adopted Sxith Cycle Housing Element update.

The amendments focused on State -mandated revisions. The project included the review and summary of over 120 State housing laws including a matrix of relevant housing law requirements and proposed amendments.

CEQA- related responsibilities included preparation of an Addendum to the County of San Diego' s General Plan Environmental Impact Report to reflect changes to the County Code and Zoning Ordinance, as required to comply with recently -adopted State laws. The General Plan EIR was evaluated in context of the proposed amendments to the County Code and Zoning Ordinance, thereby successfully streamlining the approvals via the EIR Addendum, Michael Baker and the consultant team have also provided extensive public outreach and engagement services throughout the process including use of housing needs surveys, stakeholder interviews, community workshops, and study sessions with County staff.

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CITY OF EASTVALE, CA ( 2021- ONGOING)
Michael Baker is currently leading a comprehensive General Plan Update and supporting Program EIR that will address the City' s recent growth trends and embrace a unique opportunity for well- planned future growth that effectively captures community values.

Eastvale' s first General Plan ( 2012) was adopted shortly after City incorporation. The General Plan Update process looks out to the year 2040 and is aimed at bringing together the community to re- examine the City' s long- term vision and values to ensure they are in alignment with residents, businesses, new State laws, and rapidly changing economic needs in the region.

Key issues evaluated in the EIR include air quality, biological and cultural/tribal resources, energy, greenhouse gas emissions, land use and planning, noise, population and housing, and utilities and public services. Transportation/ mobility issues will also be important to ensure opportunities to reduce automobile dependence and encourage bicycle and pedestrian movement are maximized as a means to minimize potential environmental impacts.

The project also includes extensive outreach efforts to engage the community. The " Welcome to Engage Eastvale" website, the City' s online engagement platform, allows Eastvale residents, businesses, and community partners to become more involved with City decision- making and goal setting all at the click of a button. The system allows interested parties to engage by sharing ideas and asking questions about featured projects of interest.

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CITY OF PINOLE, CA ( 2022- ONGOING)
Michael Baker is currently preparing a comprehensive set of revisions to the City of Pinole' s Sixth Cycle General Plan Housing Element and Safety Element, and is preparing a new Environmental Justice Element, The project involves a comprehensive public engagement plan in four languages and multiple City Council and Planning Commission workshops. The Safety Element update includes updating the current Safety Element to align with the Office of Planning and Research guidelines, bolstering the wildfire section, and addition to addressing several new topics, including climate resiliency, evacuation, drought, dam inundation, tsunami, emergency preparedness, crime, and health crises. The Environmental Justice Element is a new element but will incorporate policies from the Health Element and establish a nexus with the Sustainability and Conservation Element, Pursuant to CEQA, Michael Baker coordinated with the City to determine the appropriate documentation for implementing the Housing Element update, As a result of such discussions, Michael Baker prepared a Notice of Exemption in accordance with CEQA Guidelines Section 15061( b)( 3) (" Common Sense" Exemption) and associated documentation of findings.

Source: city of Pinole website, January 2023
2023- 2031 ( SIXTH CYCLE) HOUSING ELEMENT UPDATE - NOTICE OF EXEMPTION i •
Michael Baker is currently preparing a comprehensive set of revisions to the City of Pinole' s Sixth Cycle General Plan Housing Element and Safety Element, and is preparing a new Environmental Justice Element. The project involves a comprehensive public engagement plan in four languages and multiple City Council and Planning Commission workshops. The Safety Element update includes updating the current Safety Element to align with the Office of Planning and Research guidelines, bolstering the wildfire section, and addition to addressing several new topics, including climate resiliency, evacuation, drought, dam inundation, tsunami, emergency preparedness, crime, and health crises. The Environmental Justice Element is a new element but will incorporate policies from the Health Element and establish a nexus with the Sustainability and Conservation Element.

Pursuant to CEQA, Michael Baker coordinated with the City to determine the appropriate documentation for implementing the Housing Element update. As a result of such discussions, Michael Baker prepared a Notice of Exemption in accordance with CEQA Guidelines Section 15061( b)( 3) (" Common Sense" Exemption) and associated documentation of findings.

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Michael Baker's proposed Scope of Work considers the environmental efforts that will be undertaken with preparation of the Program EIR for zone changes required to implement the Town' s General Plan Sixth Cycle Housing Element Update. The EIR will build upon any relevant data and/ or findings made to date to allow for a focused evaluation of pertinent environmental issue effects resulting with the anticipated zone changes,
Our Scope of Work is based on the tasks as described and the specific assumptions and limitations noted; however, we are flexible and happy to work with the Town to refine and customize the Scope of Work to meet your needsand desires. Additional services and support for the tasks not included in our Scope of Work can be provided upon request, at an additional cost.

As previously stated, based on our understanding of the existing setting and information provided to date, it is our professional opinion that an EIR would satisfy the requirements of CEQA while providing a defensible document that the Town can have full confidence in. Accordingly, this Scope of Work excludes preparation of an Environmental Initial Study, thereby providing cost savings and efficiency.

Task 1. 1 Kickoff Meeting and Project Initiation
Upon notice to proceed from the Town, key members of Michael Baker' s CEQA team will meet with Town staff to review the Scope of Work and schedule and address any questions regarding the environmental process prior to commencement of work on the project, This Scope of Work assumes that the kickoff meeting will be via teleconference, not in- person.

The following items will be addressed and will be followed up by meeting notes and an action item list based on decisions made at the meeting:

Review and refinement of the Scope of Work
Identification of any potential roadblocks, schedule constraints, or "hot button" issues Identification of proper communication protocols between Michael Baker, the Town, and other parties involved Discussion of any known issues of concern that should be included in the technical analyses Discussion of anticipated project schedule and milestones Task Deliverables:

Materials for kickoff meeting with Town via web conference Meeting attendance sheet and meeting notes
Work Plan including contact information, QA/ QC protocols, and initial project schedule Meetings:

Attendance at one ( 1) kickoff meeting with Town staff
Task 1. 2 Document Review and Data Collection
Michael Baker will coordinate with Town staff and/ or federal, State, and/or local agencies that may be affected by the project to acquire relevant environmental data, previous studies or plans for any of the project sites, and/ or other available files, exhibits, maps, and reference documents, Michael Baker will evaluate the necessary information with respect to the proposed project and identify any data gaps. This task does not include in- person surveys of the sites potentially affected by the Housing Element Update. Rather, Michael Baker will conduct desktop review of the sites, as appropriate, to ensure an understanding of existing and planned land use and zoning conditions, environmental setting, and/ or other factors to help frame the EIR approach.

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Task 2. 1. Notice of Preparation
Michael Baker will prepare the Notice of Preparation ( NOP) which will include a project description, location map, and list of probable environmental effects of the project. Michael Baker will also prepare the Notice of Completion and Electronic Document Submittal forms to allow for filing of the NOP with the State Clearinghouse, Michael Baker will respond to one ( 1) round of Town comments on the NOP and State Clearinghouse forms.

This Scope of Work assumes that Michael Baker will be responsible for filing the NOP with the State Clearinghouse electronically) and County Clerk and payment of associated fees (for reimbursement). However, this Scope of Work assumes that the Town will be responsible for mailing of the NOP to relevant agencies and organizations; posting in a local newspaper and/ or on the Town' s website; or any radius mailings via certified mail, along with payment of the associated fees. Michael Baker will document any public comments received relevant to CEQA and will evaluate the key issues raised in preparation of the EIR.

Task Deliverables:

Digital copy - NOP ( for Town review)
Filing of NOP and associated forms with State Clearinghouse Filing of NOP with County Clerk and payment of associated fees ( for reimbursement) Summary table ( digital format) of key issues relevant to CEQA received during public comment period TASK 3 ® SENATE BILL (SB) 18 AND ASSEMBLY DILL (AB) 52 ASSISTANCE Task 3. 1. SB 18 and AB 52 Assistance
Michael Baker's cultural resources specialists will assist Town staff in complying with SB 18 which requires consultation with relevant Native American tribes whenever a general plan, general plan amendment, specific plan, specific plan amendment, or open space element is proposed for adoption. Michael Baker will coordinate with the appropriate Town staff to draft notification letters on the agency' s letterhead, indicating preparation of the zoning changes required to implement the General Plan Housing Element Update and will provide such notifications to the Town for use. This task assumes that the Town would be responsible for the mailing of any such notices and all costs associated with such actions.

Michael Baker' s team of in- house archaeologists will also assist the Town in meeting Native American consultation requirements pursuant to AB 52. In coordination with Town staff, Michael Baker will prepare draft consultation letters to tribes that have requested AB 52 notification. While consultation is required to be government - to -government, Michael Baker professionals can participate remotely in meetings as agents of the Town to help guide discussions and document issues and resolutions.

Task Deliverables:

Draft SB 18 and AB 52 notification letters for Town review ( digital copy only) Final SB 18 and AB 52 notification letters for Town use/ distribution ( digital copy only) Consultation meeting notes and final consultation log ( digital copy only) TASK 4 - PUBLIC SCOPING MEETING
Task 4. 1. Public Scoping Meeting
Michael Baker will assist Town staff with conducting one public scoping meeting to gain community input on the content of the EIR. It is anticipated that the meeting will occur via virtual platform or other method deemed appropriate by Town staff during the 30 -day NOP comment period.

Michael Baker will coordinate with Town staff to prepare a PowerPoint presentation. This task assumes that Michael Baker will assist Town staff in giving the presentation and will be in attendance to answer any CEQA- related questions.

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Task Deliverables:

Coordinate with Town staff for draft PowerPoint presentation ( digital format) Summary table ( digital format) of key issues relevant to CEQA received during public scoping meeting Meetings:

Attendance at one public scoping meeting ( in- person or digital format TASK 5 - PREPARATION OF TECHNICAL STUDIES
It is anticipated that preparation of the following technical studies will be required to support the Program EIR, Unless otherwise stated below, this Scope of Work for Tasks 5. 1 to 5. 5 below assumes Michael Baker making one set of revisions on the technical memorandums, based on one consolidated set of comments received from Town staff.

Michael Baker recognizes the RFP notes that preparation of technical reports for aesthetics, public services and utilities, as well as a water supply assessment, is anticipated to be required. While each of these issue areas will be analyzed to CEQA standards in the Program EIR, Michael Baker feels that stand- alone technical studies are not warranted. Rather, evaluations will be incorporated directly into the relevant chapters with technical documentation and references included in appendices.

Similarly, biological resources and cultural resources evaluations will rely on desktop research and state databases to document baseline conditions, as it is not necessary or practical to conduct site surveys for all affected properties.

Task 5. 1 Air (duality Memorandum
Existing Conditions and Regulations, The Town is located within the San Francisco Bay Area Air Basin ( SFBAAB), which is under the jurisdiction of the Bay Area Air Quality Management District ( BAAQMD). Federal, State, Regional, and Local air quality regulations will be discussed. The analysis will describe and address the requirements set forth by the BAAQMD CEQA Air Quality Guidelines,
Project Emissions. Operational ( i. e., area, mobile, and energy source) emissions will be quantified with CaIEEMod and compared to the BAAQMD regional thresholds of significance. Primary sources of emissions will be related to area sources and local/ regional vehicle miles traveled. Project consistency with the latest version of the BAAQMD Clean Air Plan will also be addressed. Additionally, a qualitative discussion of potential health impacts to sensitive receptors from exposure to project emissions will be provided per guidance from the California Supreme Court decision for Sierra Club vs. County of Fresno ( Friant Ranch L. P.).

Task 5. 2 Energy Memorandum
Michael Baker will analyze the energy implications of the project pursuant to Public Resources Code Section 21100( b)( 3) and Appendix G and Appendix F of the CEQA Guidelines. These statutes and guidelines require a project to describe, where relevant, the wasteful, inefficient, and unnecessary consumption of energy caused by a project. In addition, Appendix G of the CEQA Guidelines requires a consistency analysis with state or local plans for renewable energy or energy efficiency. The analysis will quantify energy consumption using CaIEEMod based on the project' s land use data, The analysis will also qualitatively discuss the effects of the project on regional and local energy supply, demand, and resources, and the project' s consistency with energy standards and requirements. Additionally, the assessment of environmental impacts on energy resources will include mitigation measures to reduce inefficient and unnecessary consumption of energy, if necessary.

Task 5. 3 Greenhouse Gas Emissions Memorandum
Greenhouse Gas Emissions. Michael Baker will review the land use data and will prepare an inventory of the greenhouse gas GHG) emissions ( i. e., nitrous oxide, methane, and carbon dioxide) from both direct ( i. e., area and mobile sources) and indirect sources ( i, e., energy/ water consumption and wastewater/ solid waste generation). In addition, total GHG emissions from construction activities will be amortized into the GHG emissions inventory. CaIEEMod will be used to quantify GHG emissions.

Reductions from recently adopted programs and regulations will be included, such as improvements in fuel efficiency, State building code energy efficiency, and water efficiency. The analysis will review project consistency with applicable plans for the purpose of reducing GHG emissions, such as California Air Resources Board' s 2022 Climate Change Scoping Plan as well as the region' s Sustainable Communities Strategy. Mitigation measures will be identified and incorporated, as necessary, to reduce potentially significant GHG impacts of the proposed project.

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Task 5. 4 Noise Memorandum
Existing Conditions and Regulations. The applicable noise and land use compatibility criteria for the proposed actions will be reviewed and noise standards regulating noise impacts will be discussed. A site visit will be conducted, and short- term noise level measurements will be taken at key locations in the Town. The noise monitoring survey will be conducted at up to six separate locations to establish baseline noise levels. Noise recording lengths are anticipated to require approximately 10 minutes at each location. Existing traffic volume data, land use data, and the field noise measurements will be used to establish baseline noise conditions for the proposed rezoning sites.

Project Noise. Changes in traffic noise levels will be modeled as compared to existing conditions and will then be evaluated against the applicable significance criteria. The 24- hour weighted CNEL noise levels will be presented in a tabular format.

Compliance with applicable noise standards will be evaluated, with recommended mitigation measures included where appropriate.

Task 5. 5 Transportation Memorandum
The Town of Los Altos Hills is located in Santa Clara County and is a member agency of the Valley Transportation Authority VTA). VTA has developed vehicle miles traveled ( VMT) analysis methodologies that can be used to evaluate transportation impacts under CEQA, As part of the regional methodology, VTA developed the Santa Clara Countywide VMT Evaluation Tool Version 2. 0). This tool can be used to test VMT metrics for projects within the County and help to determine if the change in land use would result in a less than significant impact. Michael Baker will use this tool to evaluate the multifamily overlay area by integrating additional residential units within specific assessor parcel numbers or transportation analysis zones ( TAZs) and testing the VMT metrics to determine if the change would result in a significant impact.

If the land use change included in the overlay area does not screen out, Michael Baker will work with the Town and VTA to run the regional travel demand forecasting model to assess the changes in Townwide VMT associated with the planned land use change. Future year conditions will be evaluated to understand the cumulative impacts of the overlay zone on the townwide VMT. To complete this task, Michael Baker may engage Translutions to run the model or may run the model in house. Modeling will be completed consistent with the Local Transportation Model Consistency Guidelines and up to two travel demand model runs are anticipated.

Should the project result in a significant impact, the Michael Baker team will work with the Town to identify factors that would reduce the impact to a level considered less than significant. This may include revisiting the footprint of the overlay area, adding density closer to high quality transit, or other townwide programmatic solutions to offset the VMT impacts. Michael Baker will work closely with the Town to identify potential policies and programs that are acceptable to the Town prior to inclusion in the technical report for this analysis.

Findings of the analysis will be documented in a technical memorandum. Michael Baker will respond to up to two rounds of review comments from Town staff and will revise the document as appropriate, Task Deliverables:

Technical Memorandums ( air quality; ghg/ energy; noise; transportation) provided in electronic format ( MS Word and PDF)
Meetings:

This Task does not include Michael Baker attendance at any meetings with Town staff unless otherwise specified.

Michael Baker' s technical staff is available to participate in team meetings at the request of the Town and under an amendment to the original contract,
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Task 6. 1 1st Administrative Draft Program Environmental Impact Deport Michael Baker' s CEQA team will prepare an Administrative Draft Program EIR for review by Town staff, The EIR will include the components required by CEQA, including an executive summary, project description, description of the environmental setting, a discussion of both project -specific and cumulative environmental impacts ( by topic), mitigation measures, and an alternatives analysis. The EIR will provide a focused analysis of the key issues anticipated to be affected by the proposed

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General Plan amendments and zone changes and the potential for environmental effects to occur. The EIR will be prepared in accordance with CEQA, the most recent Guidelines for the Implementation of CEQA, applicable CEQA case law, and applicable Town guidelines,
Beyond the technical aspects of preparing the CEQA document, our approach is to prepare a reader -friendly EIR that clearly explains why impacts are deemed less than significant, less than significant with mitigation, or significant and unavoidable. To accomplish this, we will use a combination of narrative, figures, photographs, maps, tables, and other visual aids. We believe that our reader -friendly approach will aid the Town in meeting two of the core purposes of CEQA; informing the public about the environmental impacts of a project and allowing decision - makers to consider the project' s environmental consequences before deciding whether to approve the project.

Based on our preliminary evaluation of the project, it is anticipated that the following topics will be fully analyzed in the EIR; Aesthetics
Air Quality
Biological Resources
Cultural Resources
Greenhouse Gas and Energy Conservation
Noise
Population and Housing
Public Services
Transportation
Tribal Cultural Resources
Land Use and Planning ® Utilities/ Service Systems
Wildfire
Other CEQA-related topics, including Agriculture/ Forestry Resources, Geology/Soils, Hazards and Hazardous Materials, Hydrology/Water Quality, Minerals, and Recreation, will be evaluated in the Effects Found not to be Significant section of the EIR. Such topics will be evaluated based upon the relevant thresholds with a concluding finding of no impact or less than significant impact.

Additionally, pursuant to CEQA Guidelines Section 15126.6, Michael Baker will prepare an analysis of a " reasonable range" of alternatives and will coordinate with Town staff in the development of feasible alternatives to the proposed project, in addition to the CEQA- required No Project alternative. Michael Baker will evaluate up to three alternatives ( including the No Project alternative) and will identify alternatives considered and eliminated from further consideration. The analysis will focus on alternatives that avoid or minimize environmental effects as compared to the proposed project while achieving the project' s primary objectives. Therefore, the objectives contained in the project description must be crafted with care in consultation with the Town.

In support of the analysis, Michael Baker' s in- house GIS experts will contribute to preparation of high- quality maps, exhibits, and other media, Our award- winning GIS team serves as an integral part of Michael Baker' s staff and will be available on short notice to participate in data analysis, creation of high- quality mapping exhibits to clearly illustrate the environmental analysis being described, and identification of new data needs analysis as they arise.

Task Deliverables:

Three hard copies of the 1St Administrative Draft EIR ( with Technical Appendices on CD only) One electronic copy of the 1St Administrative Draft EIR and Technical Appendices ( MS Word and PDF format) Task 6. 2 2nd Administrative Draft Program Environmental Impact Report Michael Baker will respond to one consolidated set of Town comments provided on the 1 It Administrative Draft Program EIR and revise the document as needed. All edits made will be clearly shown in tracked changes text to enable efficient review by Town staff,
Task Deliverables:

Three hard copies of the 2nd Administrative Program Draft EIR ( with Technical Appendices on CD only) One electronic copy of the 2nd Administrative Draft Program EIR and Technical Appendices ( MS Word and PDF format)

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Task 7. 1 Draft Program Environmental Impact Report
Michael Baker will respond to one consolidated set of Town comments provided on the 2nd Administrative Draft Program EIR and revise the document as needed. Michael Baker will prepare the public review Draft Program EIR in clean format which will include all technical appendices. Once the Draft Program EIR is complete, Michael Baker will coordinate with the Town to release the document for public review.

Michael Baker will prepare a Notice of Availability ( NOA) for public noticing and will also prepare the relevant California State Clearinghouse submission forms ( Notice of Completion and Electronic Document Submittal), Michael Baker will file the NOA and Draft Program EIR with the State Clearinghouse ( electronically) and the NOA with the County Clerk, along with payment of any applicable fees (for reimbursement), However, this Scope of Work assumes that the Town will be responsible for mailing of the NOA to relevant agencies and organizations; posting in a local newspaper and/ or on the Town' s website; or any radius mailings via certified mail, along with payment of the associated fees.

Task 7. 2 Mitigation Monitoring and Reporting Program ( MMRP) Michael Baker will prepare the MMRP consistent with the requirements of CEQA Guidelines Section 15097. The MMRP will explain the purpose and legal requirements for mitigation and include the required mitigation measures along with timing of implementation, and responsibility for implementation, monitoring and oversight.

Michael Baker will respond to one consolidated set of Town comments on the MMRP and make any needed revisions to finalize the document. The MMRP will be included in the Draft Program EIR for circulation, consistent with that stated in the RFP.

Task Deliverables:

Notice of Availability; Notice of Completion; Electronic Document Submittal Form Up to ten hard copies of the Draft Program EIR ( with Technical Appendices on CD only) and Draft MMRP One electronic copy of the Draft Program EIR, Technical Appendices, and Draft MMRP ( MS Word and PDF format) Filing of Draft Program EIR, NOA, and associated forms with State Clearinghouse Filing of NOA with County Clerk and payment of associated fees ( for reimbursement) Task 8. 1 Administrative Draft Final Program Environmental Impact Report. and Responses to Comments At the conclusion of the 45 -day public review period, Michael Baker will review all comment letters received and will meet with Town staff and other relevant parties, as appropriate, to discuss the responses, Michael Baker will prepare draft responses to comments. This section of the Final EIR will include a summary table identifying persons and agencies who commented on the Draft EIR, a copy of each comment letter with a code ( e. g., A- 1, A-2, B- 1, B- 2) assigned to each comment, a response to each comment, and an errata section containing any Draft EIR text revisions, It is noted that at this time, the extent of public and agency comments resulting from the public review process is unknown. We have budgeted 40 hours of professional staff time for preparing responses to comments, based upon our understanding of the project and potential scrutiny involved with similar projects. Should the level of comments and response exceed our estimate, we will notify the Town and provide an additional work request for completion of the responses. We assume that the responses to comments will not require any additional technical analysis and can be responded to using the documents prepared in support of the Program EIR.

Michael Baker will also make any needed revisions to the Draft MMRP based on public comments received and/ or any edits otherwise required to the mitigation measure language originally identified in the Draft Program EIR. The MMRP will be included in the Final Program EIR for consideration by the City Council.

Task 8. 2 Findings of Fact and Statement of Overriding Considerations Michael Baker will prepare draft Findings of Fact in accordance with State CEQA Guidelines Section 15091 for each significant impact identified in the EIR, Project alternatives will also be discussed, A draft Statement of Overriding Considerations will be I Page 24

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prepared, if necessary, pursuant to State CEQA Guidelines Section 15093, describing the rationale for approving the project in light of any unavoidable significant impacts.

Task Deliverables:

Three hard copies of the Administrative Draft Final Program EIR ( Technical Appendices on CD only) One hard copy of the Responses to Comments, CEQA Findings of Fact and Statement of Overriding Considerations, and MMRP
One electronic copy of the Administrative Draft Final Program EIR, Responses to Comments, CEQA Findings of Fact and Statement of Overriding Considerations, and MMRP ( MS Word and PDF format) TASK 9 ® FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT
Task 9. 1. Final Program Environmental Impact Report and Responses to Comments Upon receipt of one consolidated set of Town comments on the Administrative Draft Final Program EIR and Responses to Comments, Michael Baker will prepare a Final Program EIR with all changes shown in tracked changes format to assist the Town in completing its final review of the document. When approved, Michael Baker will provide a clean version of the Final Program EIR to the Town for certification and public hearing purposes.

Additionally, Michael Baker will prepare and respond to one consolidated set of Town comments on the CEQA Findings and the Statement of Overriding Considerations, as well as the MMRP, as appropriate.

This Scope of Work assumes that the Town, acting as the lead agency, will be responsible for mailing the prepared responses to those public agencies that submitted comments on the Draft EIR at least ten ( 10) days prior to public hearing and for payment of associated mailing costs.

Task Deliverables:

Up to 15 hard copies of the Final Program EIR ( Technical Appendices on CD only), Responses to Comments, CEQA Findings of Fact and Statement of Overriding Considerations, and MMRP One electronic copy of the Administrative Draft Final Program EIR, Responses to Comments, CEQA Findings of Fact and Statement of Overriding Considerations, and MMRP ( MS Word and PDF format) Task 9. 2 Notice of Determination
Michael Baker will prepare the Notice of Determination ( NOD) for Town review and will respond to one set of Town review comments. This Scope of Work assumes that Michael Baker will be responsible forfiling the NOD with the State Clearinghouse and the County Clerk and for payment of the required California Department of Fish and Wildlife fees upon EIR certification for reimbursement),
Task Deliverables:

Digital copy - Notice of Determinaton ( for Town review) Filing of NOD with State Clearinghouse
Filing of NOD with County Clerk and payment of associated fees (for reimbursement) Task 10. 1 Project Meetings
Michael Baker staff will attend project -related meetings ( in teleconference format) with representatives of the Town, affected agencies, and/ or other parties, as appropriate and at the request of the Town, on an as - needed basis. This task assumes a total of 116 hours for attendance by key Michael Baker staff. Additional time required for meeting attendance beyond this amount, or attendance at in- person meetings ( unless specified herein), will require an amendment to the original contract.

Task Deliverables:

Preparation of meeting agenda( s)
Preparation of meeting minutes

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Meetings:

Combined attendance of key Michael Baker staff at project meetings not to exceed a total of 116 hours. Additional meeting attendance can be performed under an amendment to the original contract.

Task 10. 2 Project Hearings
Michael Baker will prepare staff reports and presentations for one Planning Commission Public Scoping meeting and up to five Planning Commission meetings and/ or City Council hearings regarding the information, analysis, findings, and recommendations contained in the environmental document, including one public hearing for certification of the EIR.

Michael Baker will work with Town staff to prepare PowerPoint presentation( s), as needed), and will respond to one round of Town comments on each presentation prepared. This Scope of Work assumes that the Town, acting as the lead agency, will be responsible for any required noticings and distributions for all public meetings and hearings, along with payment of any associated fees.

Task Deliverables:

Draft presentation( s) ( digital copy) to Town staff for review Final presentation( s) ( digital copy) for meetings and hearings Meetings/ Hearings:

Attendance at one Planning Commission public scoping meeting Attendance at up to five Planning Commission meetings and/ or City Council hearings Attendance at one City Council hearing for FEIR certification

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ITEM 7A ATTACHMENT 3

Michael Baker is committed to working efficiently to complete and process the CEQA document within a timeframe that meets the Town of Los Altos Hills' expectations. Michael Baker will work to provide Town staff with the resources necessary to complete the environmental review in a timely manner. During the kickoff meeting, Michael Baker will work with Town staff to update the schedule below as necessary, review milestones and expectations for deliverables, and discuss any " critical path" items and information needs that may further influence the schedule,

ESTIMATED EIR SCHEDULE
Project Start- up Activities, Notice of Preparation, Scoping Meeting Kickoff Meeting and Project Initiation 1 Week 1
Prepare NOP I Public Scoping Meeting 3 Weeks 2- 4
Technicai Studies
Prepare Technical Studies 7 Weeks 5- 11
Draft EIR and Public Review
Administrative Draft EIR 15 Weeks 7- 21
City Review of Administrative Draft EIR 3 Weeks 22- 24
2nd Administrative Draft EIR 3 Weeks 25- 27
City Review of 2nd Administrative Draft EIR 2 Weeks 28- 29 Finalize Draft EIR for Publication and 45 -Day Review / Notice of Availability 1 Week 30 45 -Day Public Review Period 6. 5 Weeks 31- 37
Responses to Comments, Final EIR, MMRP, Findings, and Statement of Overriding Considerations Prepare Responses to Comments, Final EIR, MMRP, Findings, and Statement of Overriding Considerations
3 Weeks 38- 40
City Review of Responses to Comments, Final EIR, MMRP, Findings, and Statement of Overriding Considerations
2 Weeks 41- 42
2nd Administrative Draft Responses to Comments, Final EIR, MMRP, Findings, and Statement of Overriding Considerations
2 Weeks 43- 44
Town Review of 2nd Administrative Draft Responses to Comments, Final EIR, MMRP, Findings, and Statement of Overriding Considerations 1 Week 45
Final Responses to Comments, Final EIR, MMRP, Findings, and Statement of Overriding Considerations
1 Week 46
TOTAL:
46 Weeks
Approx. 10. 5
months)
Public Hearings to Consider EIR Certification 5 ( estimated) Weeks 47- 51 File Notice of Determination 1 Upon certification
Michael Baker Page 28
ITEM 7A ATTACHMENT 3

I N T E R N A T 1 0 N A L
ITEM 7A ATTACHMENT 3

We Make a Difference
IN TE R N A T 1 0 N A L
Bob Stark, AICP Education
Principal -in -Charge MA, City and Regional Planning,
Mr. Stark has over 25 years of experience in the preparation and management of California Polytechnic State
University, San Luis Obispo
environmental review documents pursuant to the California Environmental Quality Act BA, Urban Studies and Planning, CEQA) and the National Environmental Policy Act ( NEPA). His expertise in guiding high- University of California, San Diego profile and controversial projects through the rigors of state and federal environmental professional Affiliations and review and permitting processes has made him a valued advisor to public agencies certifications throughout California, His broad base of knowledge ranges from air quality, noise, and traffic American Planning Association analysis to habitat restoration and climate change. Mr. Stark is a member of the American American Institute of Certified Institute of Certified Planners ( AICP) and created the curriculum for the UCSD Extension Planners ( AICP) No. 017175 CEQA Course, which he has instructed for the past 10 years. County of San Diego Approved EIR Relevant Experience Preparer
Town of Los Altos Hills General Plan 2023. 2031 ( Sixth Cycle) Housing and Safety Elements Update, Los Altos Hills, CA. CEQA Project Manager, Michael Baker is preparing a comprehensive set of revisions to the Town' s General Plan Housing Element and Safety Element. The project involves a comprehensive public engagement plan in multiple languages, including special workshops and outreach.

The Safety Element focuses on updating the existing conditions analysis in accordance with the new regulation and Governor' s Office of Planning and Research ( OPR) Guidelines, and integrating the County -led Hazard Mitigation Plan into the Safety Element, Michael Baker prepared a Notice of Exemption in accordance with CEQA Guidelines Section 15061( b)( 3) (" Common Sense" Exemption) to address the actions required.

City of Eastvale General Plan Housing Element and Programmatic Environmental Impact Report ( EIR), Eastvale, CA. CEQA Project Manager. Project manager assisting in the preparation of the 2040 General Plan and Program EIR. The City of Eastvale envisions its future through Eastvale 2040 (General Plan update) which includes the planning specific elements of sustainability, resiliency, housing choice, and environmental justice. Eastvale 2040 will reexamine and update the City' s long- term vision and values to ensure that they are in alignment with their residents, businesses, Strategic Plan, new state laws and rapidly changing economic needs in the region. A comprehensive public involvement program is also being implemented and includes an Engage Eastvale campaign, online engagement platform, clear vision speaker series, and Eastvale ambassador program. The EIR will allow decision -makers to consider impacts, policy alternatives, controversial issues, mitigation measures, regional influences, cumulative impacts, and other factors that apply to the Eastvale 2040 General Plan.

City of Escondido General Plan Sixth Cycle Housing Element Update, Escondido, CA. CEQA Project Manager. Michael Baker is currently providing planning and CEQA consulting services to the City of Escondido and will review and evaluate the City's progress in implementing the 2013- 2021 Housing Element. This Housing Element update would require significant efforts to identify additional sites with sufficient capacity for the increased regional housing needs allocation ( RHNA), taking into consideration the adequate sites requirements under new Housing Element laws ( Senate Bill 166, Assembly Bill 1397, etc.). Land use policy changes are anticipated.

Michael Baker will provide environmental services to analyze the potential effects resulting from the policy decisions made with updating the Housing Element in conformance with CEQA,
County of San Diego General Plan Sixth Cycle Housing Element Update and CEQA Documentation, County of San Diego, CA.

CEQA Project Manager. Michael Baker is currently providing planning and CEQA consulting services to analyze the County of San Diego' s Sixth Cycle update to the General Plan Housing Element, Michael Baker is currently assisting the County with formulating the necessary changes to the Housing Element to meet the RHNA requirements. The process includes two phases to meet state schedule mandates, The first phase will include preparation of an Initial Study/ Negative Declaration for adoption of the Housing Element itself. The Initial Study will focus on the potential for general growth impacts while documenting the requirement that all subsequently proposed housing projects, as well as the Housing Element implementing ordinances and land use map revisions, will be subject to further CEQA review once known. Once the land use changes, locations, and implementing ordinances are complete, Michael Baker will conduct a thorough CEQA review, inclusive of technical studies, via an EIR. The Initial Study will be modified for inclusion in the Notice of Preparation, affording a streamlined review of key issue areas in the EIR, Issues are anticipated to include air quality, greenhouse gas emissions, energy, noise, and transportation,
MBAKERINTL. COM
ITEM 7A ATTACHMENT 3

We Make a Difference

INTERNATIONAL
City of Vista General Plan 2030 Update Program EIR, Vista, CA. Project Manager. ( Prior to employment at Michael Baker), Oversaw preparation of the Program EIR for a comprehensive update to the City of Vista's General Plan, The Program EIR thoroughly covered all of the salient planning and environmental issues, including a detailed impact analysis related to climate change and greenhouse gas emissions. Other notable areas of evaluation included the plan' s potential effect on water supply, air quality, transportation, biological resources, cultural resources, noise, land use and planning, population and housing, hazards and hazardous materials, hydrology and water quality, aesthetics and community character, and delivery of public services and utilities.

Safari Highlands Ranch EIR, Escondido, CA. Project Manager. Managing a comprehensive EIR for a proposed residential subdivision to be annexed to the City of Escondido. The Safari Highlands Ranch project proposes 550 single- family residential units along with new public and private parks and open space, a new City fire station, a community center, an on- site sewage treatment plant, and a system of new private and public streets on 1, 098 acres of vacant land east of Rancho San Pasqual, northeast of the Rancho Vistamonte Community and just north of the San Diego Zoo Safari Park in unincorporated San Diego County. The EIR also addresses citywide sphere of influence updates that examine new areas in the county that will be added to the City' s sphere for potential future annexation and development,
Weston EIR, Encinitas, CA. Project Manager. The Weston Subdivision Project proposed the subdivision of an approximately 13. 9 -acre site in Encinitas into 48 single- family residential lots, two open space lots, and one private street lot. Two existing occupied single- family residential units are present in the northern portion of the subject site and are proposed to remain in their current state with project implementation ( as part of the planned 48 single- family residential units). A Tentative Map, Coastal Development Permit, and other discretionary approvals are required to allow the proposed development. Key issues analyzed in the EIR were biological and cultural/ tribal cultural resources, greenhouse gas emissions, hazards/ hazardous materials, noise, and transportation/ circulation.

City of Eastvale On -Call Planning Services, Eastvale, CA. Project Manager, Currently providing management and oversight of comprehensive planning and environmental services for the City of Eastvale, Michael Baker currently serves as extension of City staff for coordination and provision of current and advance planning processing, counter staffing, and Planning Commission meeting facilitation; plan review; staff report preparation; CEQA compliance and review; tribal consultation in accordance with Senate Bill 18 and Assembly Bill 52; Western Riverside City Regional Conservation Authority coordination for its Multiple Species Habitat Conservation Plan; and special project work, such as preparation of the City' s Economic Development website, MBAKERINTL. COM Bob Starlc, AICP
ITEM 7A ATTACHMENT 3

INTERNATIONAL
Alicia E. Gonzalez
CEQA Project Manager
As a Senior Associate I Senior Project Manager at Michael Baker, Ms. Gonzalez offers comprehensive programmatic management services. As a CEQA generalist and planning practitioner, Ms. Gonzalez can readily communicate complex engineering and technical matters in a way that is easy for the public to understand, Ms. Gonzalez has broad experience in preparing environmental compliance documentation pursuant to CEQA and NEPA requirements for public and private sector lead agencies. She prides herself on her ability to contribute to successful project delivery through; Time management, task prioritization, and regularly scheduled check -ins with project staff and subconsultants;
We Make a Difference
Education
B.S., 2014, Biological Science, California
State University at San Marcos
Professional Affiliations
Association of Environmental
Professionals
Board Member ( 2017- 2020)
Member ( 2016 - Present)
American Planning Association
Member ( 2021 - Present)
Organization and detailed notetaking skills including Meeting Agendas, Minutes and Action Items, as well as Administrative Record compilation and file upkeep;
Leveraging technology to assist project delivery/record keeping; Upholding Michael Baker' s robust QA/ QC Policy; and
Carefully monitoring project schedule and budget.

Relevant Experience
Riverside County 6th Cycle Housing Element Update, County of Riverside, CA. County of Riverside Planning Department. Deputy Project Manager. Served as Deputy Project Manager for County' s Sixth Cycle Housing Element. Responsibilities included management of the project' s Addendum to the County' s Housing Element Environmental Impact Report, as well as conducting a series of outreach meetings with County Municipal Advisory Committees and Community Councils in relation to the project. Outreach was intended to inform the community ofthe proposed project, answer any questions, obtain feedback and input on housing needs, constraints and opportunities, and community goals, and determine whether the existing 5th Cycle Housing Element sites were feasible/ appropriate. The Housing Element establishes housing policies that will guide County decision- making and sets forth an action plan to implement its housing goals over the next eight years.

Eastvale 2040 General Plan Update, Cit of Eastvale, CA. Deputy Project Manager. Michael Baker is currently preparing the City's Comprehensive General Plan Update, Program EIR, and requisite technical studies, As part of this effort, Ms. Gonzalez is serving as Deputy Project Manager and is overseeing production of the Project' s Program EIR and requisite technical studies. Ms. Gonzalez is also providing outreach support services related to the project, Housing Element Update Technical Assistance / REAP Program. San Bernardino County Transportation Authority. CEQA Manager. Under the Housing Element Update Technical Assistance Program task order, Alicia has provided CEQA technical assistance to San Bernardino County Transportation Authority ( SBCTA) jurisdictions related to their Housing Element updates, As part of this effort, Ms. Gonzalez oversaw the preparation of Initial Study/ Negative Declarations for the cities of Needles and Hesperia's Housing Element updates.
6th Cycle Housing Element Update. City of Lakewood. CEQA Manager. Responsibilities included management and QA/QC or the project' s Initial Study/ Negative Declaration. Michael Baker is prepared the 6th Cycle update and CEQA clearance documentation for the City of Lakewood where the City experienced nearly a 1, 000% increase in its RHNA. Michael Baker successfully completed the 6th Cycle update for the City of Lakewood on time and under budget. 6th Cycle Housing Element Update. City of Redlands. CEQA Manager. Michael Baker, with technical advisory support from Veronica Tam and Associates, prepared the 6th Cycle Housing Element Update for the City of Redlands. The Housing Element effort involved significant public outreach via survey, one- on- one interviews, and virtual workshops. As part of this effort, Michael Baker prepared an addendum to the City's Housing Element Environmental Impact Report, Ms. Gonzalez provided management and QA/QC or the project's Addendum. The Redlands Housing Element was completed on time, within the statutory deadline, becoming one of very few cities in the SCAG region to achieve this milestone.

MBAKERINTL. COM
ITEM 7A ATTACHMENT 3

We Make a Difference

INTERNATIONAL
Preparation of the 5th Cycle Housing Element, Riverside County, California. Riverside County. Environmental Associate. Assisted in preparation of the Riverside County General Plan draft environmental impact report and final environmental impact report.

Responsibilities included project noticing in compliance with CEQA requirements, preparing thorough and reasoned responses to comments on the draft EIR, and preparing a mitigation monitoring and reporting program as part of the final environmental impact report.

Michael Baker assisted the county with its 2013 to 2021 housing element update. This project included addressing comment letters from the California Department of Housing and Community Development, California Rural Legal Assistance, and Leadership Counsel for Justice and Accountability; preparing a general plan amendment; re -designating and rezoning more than 5, 000 acres of land to allow for at least 30 units to the acre by right; preparing changes to the county' s zoning code to address requirements per state law; and preparing a subsequent EIR to the county's general plan EIR.

Environmental Compliance Documentation for the City of Riverside 2014. 2021 Housing Element Update, Riverside, California.

City of Riverside. Environmental Associate, Assisted in preparation of the Riverside 2014- 2021 Housing Element Update draft environmental impact report and final environmental impact report, In addition to preparation of the environmental impact report, responsibilities included project noticing in compliance with CEQA requirements, preparing thorough and reasoned responses to comments on the Draft EIR, and preparing the project' s findings, statement of overriding considerations, and mitigation monitoring and reporting program as part of the final environmental impact report.

MBAKERINTL. COM
Alicia E. Gonzalez
ITEM 7A ATTACHMENT 3

We Make o Difference

INTERNATIONAL
Emily A. Elliott, AICP Education
Quality/ Assurance/ Quality Control Master of Urban and Regional Planning, Ms. Elliott serves as the Planning Department Manager of Michael Baker' s Inland Empire California Polytechnic University,
Pomona
offices of Palm Desert, Ontario, and Temecula. As a practitioner, she oversees and Bachelor of Geography and Natural prepares community planning, housing, and environmental documents for public and Resources Management, San Diego private sector clients. Ms. Elliott is a versatile project manager effectively administering State University contracts across project types, She draws on her broad background of consulting and Professional Affiliations municipal service to develop, lead, and implement client projects. Ms. Elliott has led the and Certifications successful completion of several Housing Element updates, Transit Oriented Development American Institute of Certified projects, CEQA documents, and provides technical assistance to local jurisdictions on Planners housing policy and community outreach. Her understanding and appreciation of the needs American Planning Association, Inland of public agencies, project applicants, and the public lends itself to thoughtful and efficient Empire Section, current Section project delivery. Director
Relevant Experience
Association of Environmental
Professionals, Inland Empire
Housing Element Update Technical Assistance Program, San Bernardino County Chapter, former Communications Transportation Authority. Project Manager. Ms. Elliott manages the on- call planning Director services contract between Michael Baker and SBCTA where Michael Baker provides an array of on- call planning and staffing services. Under the Housing Element Update Technical Assistance Program task order, Ms. Elliott leads a team of approximately 12 planners to provide technical assistance to SBCTA jurisdictions related to their Housing Element Updates. This includes providing review and comment of draft documents, aiding public outreach activities, providing technical Q& A support including CEQA strategy for rezoning, and offering staff to agencies to help them complete their Housing Element Updates. Ms.

Elliott and the Michael Baker team are currently preparing for REAP 2, 0 funding under which technical assistance will be provided to member agencies to implement housing element programs and policies, 6th Cycle Housing Element Update. City of Lakewood, Project Manager. The city experienced nearly a 1, 000% increase in its Regional Housing Needs Allocation and turned to Michael Baker to lead the update of the 6th Cycle Housing Element. Ms. Elliott oversaw the project schedule, budget, workflow, staff assignments, and maintained regular client contact. Emily led the public participation process and presented updates on the Housing Element to local decision makers. Michael Baker successfully completed the 6th Cycle update for the City of Lakewood on time and under budget.

Project Management I On Call CEQA Services, City of Redlands, Project Manager. Michael Baker supports the City of Redlands as a pre -qualified consultant, Michael Baker receives task orders from the City to conduct CEQA analysis on entitlement applications. Ms.

Elliott is the primary contact and project manager for these task orders which have included a wide range of technical studies and the preparation of exemptions, addendums, and mitigated negative declarations. 6th Cycle Housing Element Update, City of Redlands, Project Manager. Michael Baker, with technical advisory support from Veronica Tam and Associates, prepared the 6th Cycle Housing Element Update for the City of Redlands, The Housing Element effort involved significant public outreach via survey, one- on- one interviews, and virtual workshops. Ms. Elliott served as project manager and oversaw the project schedule, budget, workflow, and staff assignments. Ms. Elliott engaged regularly with the client to maintain open and clear communication. The Redlands Housing Element was completed on time, within the statutory deadline, becoming one of very few cities in the SCAG region to achieve this milestone.
6th Cycle Housing Element Update, City of Needles, Project Manager. Michael Baker prepared the 6th Cycle Housing Element Update for the City of Needles. The Housing Element effort involved significant public outreach and creative programming to incentive development in the remote desert city. Ms. Elliott served as project manager and oversaw the project schedule, budget, workflow, and staff assignments. Ms. Elliott engaged regularly with the client to maintain open and clear communication. The Needles Housing Element was completed on time, within the statutory deadline, becoming one of very few cities in the SCAG region to achieve this milestone.

MBAKERINTL. COM
ITEM 7A ATTACHMENT 3

We Make a Difference

INTERNATIONAL
Community Outreach Plan, Redlands Railway District, LLC, Project Manager. Michael Baker prepared and implemented a community engagement program for Redlands Railway District, LLC for the purpose of identifying and selecting images, themes, and ideas for several public art installations on a public/ private parking structure. The Parking structure serves downtown Redlands' Metrolink station and is among the tallest building in the City. Ms. Elliott and the team at Michael Baker prepared an outreach menu for the client' s consideration, assisted the client with option selection, and implemented the plan. Michael Baker hosted online and in- person community listening sessions and workshops, prepared and analyzed a community - wide survey, and hosted a project website.

Project Management 1 Entitlement Services, City of Redlands, Project Manager. Responsible for providing on- going support to the City of Redlands as a dedicated project manager/ planner to a developer with multiple high- profile projects, Responsible for coordinating internal City processes and managing the development process of the projects in order to expedite entitlement. Michael Baker provides on- call support to the City of Redlands for project management and entitlement processing services including outreach, historic preservation, and GIS.

Project Management I On Call Entitlement, City of Banning, Project Manager. Michael Baker supports the City of Banning as a prequalified consultant. Ms. Elliott is currently serving the City as the entitlements project manager for the Sunset Crossroads Specific Plan, a 500 -acre plan involving the annexation of unincorporated land.

San Sevaine Project, Initial Study/ Mitigated Negative Declaration, City of Fontana, Project Manager. A capital project for the City of Fontana, the San Sevaine Project will provide a segment of publicly accessible trail, the environmental review of which required coordination with CalTrans. Ms. Elliott is managed the completion of the administrative draft, circulation, and ultimate adoption of the document.

St. Mary's Catholic Church, Initial Study/Mitigated Negative Declaration, City of Fontana, Project Manager. The Saint Mary's Catholic Church project consists of the construction of a new church building of approximately 17, 373 square feet, construction of additional parking, and rehabilitation of the existing church facility. The rehabilitation will include the conversion of the existing church building, an additional building for meeting rooms, and reconstruction of the existing office building.

Arrowhead Regional Medical Center Expansion, Initial Study/ Mitigated Negative Declaration, City of Fontana, Project Manager.

The proposed project for Arrowhead Regional Medical Center is planned within a single building of approximately 25, 000 square feet located at the northwest corner of Baseline Avenue and Sierra Avenue in the City of Fontana and includes complete site development, a General Plan Amendment, and a Parcel Map,
Tracy Hills Specific Plan Environmental Impact Report, Tracy, California. Kimley- Horn and Associates, Inc, Environmental Associate. Responsible for drafting the public utilities and services section of the EIR, Performed research on existing conditions and regulatory settings. Prepared wastewater and cultural sections for analysis. The SEIR was required by settlement agreements entered into by the City of Tracy and the Sierra Club on the previously certified EIR for the adopted Specific Plan. Critical issues, beyond compliance with the respective settlement agreements, are coordination with the Tracy Municipal Airport/ San Joaquin County Airport Land Use Commission ( ALUC) with respect to the airport approach zone, compliance with California Senate Bill ( SB) 610 and SB 221, securing an adequate and reliable water supply for build -out of the Specific Plan, ensuring adequate wastewater treatment capacity and storm water management, and addressing regional transportation impacts, improvements, and fees.

MBAKERINTL. COM
Emily A. Elliott
ITEM 7A ATTACHMENT 3

We Make a Difference

INTERNATIONAL
Nicole Marotz, AICP, LEED AP
Lead EIR Preparer/ Senior Environmental Planner
Education
Masters, Urban and Environmental
Ms. Marotz has over 25 years of experience and assists in the management and preparation Planning University of Virginia, of environmental and planning studies for public and private sector clients in accordance Charlottesville with the California Environmental Quality Act ( CEQA) and other local, state, and federal BA, Architectural Studies University of Kansas
laws. Her primary work involves preparing and coordinating environmental impact reports Professional Certificate - Green EIR), environmental assessments, and initial study/ mitigated negative declarations. She is Energy Management, San Diego responsible for the preparation and review of environmental technical reports, in addition to State University providing land use planning and environmental permitting services for development and professional Affiliations and redevelopment projects throughout San Diego County, as well as in the Central and Certifications Southern California regions.

American Planning Association
Relevant Experience American Institute of Certified
City of Murrieta General Plan Update, Program EIR, and Climate Action Plan, Murrieta, Planners ( AICP) No. 127424 Leadership in Energy and CA. Assisted in preparation of an update to the City' s General Plan and General Plan Environmental Design Accredited EIR. The City Council' s major priority with the update was to focus on economic Professional (LEED AP) development, with a focus on adding more jobs, specifically high paying skilled jobs, along County of San Diego Approved EIR with providing retail to support the community. Responsibilities also included preparation of Preparer the Climate Action Plan to assess potential global warming effects of future development.

City of Bakersfield Hillside Development Ordinance EIR, Bakersfield, CA. Ms. Marotz served as the lead EIR preparer on behalf of the City of Bakersfield for this highly controversial project. The EIR was prepared in compliance with a writ of mandate issued by the Kern County Superior Court in an action entitled DKS Investments, LLC v, The City of Bakersfield, et al. The area affected by the Amended Hillside Development Ordinance was approximately 6, 530 acres. The project allowed for amendments to the City' s original Hillside Development Combining Zone Ordinance of the Municipal Code to implement the goals and policies of the Metropolitan Bakersfield General Plan relative to preservation and maintenance of hillsides as a scenic resource of the City, and to protect the general public from the threat of wildfire, hillside instability, and landslides. As a result of development restrictions proposed with the ordinance, major issues evaluated in the EIR included the potential for the project to: 1) indirectly cause conversion of agricultural land to residential use due to future development being displaced; 2) cause an increase in energy consumption due to future lower -density development; and 3) cause an increase in air pollution due to future lower -density development, County of San Diego General Plan Sixth Cycle Housing Element Update and CEQA Documentation, County of San Diego, CA.

Michael Baker is currently providing planning and CEQA consulting services to analyze the County of San Diego' s Sixth Cycle update to the General Plan Housing Element, Michael Baker is currently assisting the County with formulating the necessary changes to the Housing Element to meet the RHNA requirements. The process includes two phases to meet state schedule mandates. The first phase will include preparation of an Initial Study/ Negative Declaration for adoption of the Housing Element itself. The Initial Study will focus on the potential for general growth impacts while documenting the requirement that all subsequently proposed housing projects, as well as the Housing Element implementing ordinances and land use map revisions, will be subject to further CEQA review once known. Once the land use changes, locations, and implementing ordinances are complete, Michael Baker will conduct a thorough CEQA review, inclusive of technical studies, via preparation of an EIR. Key issues include air quality, greenhouse gas emissions, energy, noise, and transportation.

Town of Los Altos Hills General Plan 2023. 2031 ( Sixth Cycle) Housing Element Update, Los Altos Hills, CA, Senior Environmental Planner, Michael Baker is preparing a comprehensive set of revisions to the Town' s General Plan Housing Element and Safety Element, The project involves a comprehensive public engagement plan in multiple languages, including special workshops and outreach. The Safety Element focuses on updating the existing conditions analysis in accordance with the new regulation and OPR Guidelines, and integrating the County -led Hazard Mitigation Plan into the Safety Element, Michael Baker prepared a Notice of Exemption in accordance with CEQA Guidelines Section 15061( b)( 3) (" Common Sense" Exemption) to address the actions required.

MBAKERINTL. COM
ITEM 7A ATTACHMENT 3

We Make a Difference

INTERNATIANAL
Fox Point Farms EIR, Encinitas, CA. Senior Environmental Planner. Assisted in preparation of an EIR for development of an "Agrihood" community on an approximately 21. 5 -acre site, consistent with the Concept Plan for the property which was approved as part of the City' s Housing Element update in 2019, The community would consist of 53 for -sale cottages/ carriage units/ townhomes, 197 apartments, edible landscaping, community gardens, trails, a bocce court, social spaces, a community library, and a community recreation center. The project would also include a shared public/ private agricultural amenity area including a farm -to -table restaurant, farm stand, event lawns, discovery garden, greenhouse and community work area, and an outdoor education patio. The northern portion of the project site would remain in agricultural use, serving as an organic farm operation. Of the 250 residential units proposed, 211 would be market -rate units and 39 would be " very low" affordable units. Key issues included aesthetics, air quality, biological and cultural resources, energy conservation, greenhouse gas emissions, hazards/ hazardous materials, hydrology/ water quality, noise, public services and recreation, transportation, and utilities/ service systems.

Safari Highlands Ranch EIR, Escondido, CA. Senior Environmental Planner, Assisted in preparation of an EIR for a high- profile project to allow for future construction of 550 single- family residential units on approximately 1, 100 acres, Project elements included approximately 630 acres of biological resource open space in combination with 129 acres of homeowners association -maintained open space and 13 acres of private recreational open space. Other features included a "Village" core with public park, community center, site for a future fire station, pedestrian trails/ bike lanes, and improvements to ensure emergency access. Key issues included aesthetics, air quality/ greenhouse gas, biological and cultural/ tribal cultural resources, hydrology/ water quality, noise, public services, transportation/ traffic and wildfire hazards,
Weston EIR, Encinitas, CA. Senior Environmental Planner, The Weston Subdivision Project proposed the subdivision of an approximately 13. 9 -acre site in Encinitas into 48 single- family residential lots, two open space lots, and one private street lot, Two existing occupied single- family residential units are present in the northern portion of the subject site and are proposed to remain in their current state with project implementation ( as part of the planned 48 single- family residential units). A Tentative Map, Coastal Development Permit, and other discretionary approvals are required to allow the proposed development. Key issues analyzed in the EIR were biological and cultural/tribal cultural resources, greenhouse gas emissions, hazards/ hazardous materials, noise, and transportation/circulation.

MBAKERINTUOM
Nicole Marotz, AICP, LEED AP
ITEM 7A ATTACHMENT 3

We Make a Difference

INTERNATIONAL
Milena LaBarbiera Education
EIR P'reparer/ Environmental Planner BA, Environmental and Ocean Sciences, University of San Diego
Ms. LaBarbiera specializes in preparation of environmental and planning studies for public prUniversityosional Affiliations and private sector clients in accordance with the California Environmental Quality Act CEQA) and other local, state, and federal laws. Her work typically consists of the Association of Environmental preparation and coordination of environmental impact reports ( EIRs , initial study/ mitigated Professionals ( AEP), San Diego
Chapter
negative declarations ( IS/ MNDs), and categorical exemptions ( CEs).

Women' s Transportation Seminar
Relevant Experience ( WTS), San Diego Chapter
Town of Los Altos Hills General Plan 2023- 2031 ( Sixth Cycle) Housing Element Update, Los Altos Hills, CA. Environmental Planner, Michael Baker is preparing a comprehensive set of revisions to the Town' s General Plan Housing Element and Safety Element, The project involves a comprehensive public engagement plan in multiple languages, including special workshops and outreach. The Safety Element focuses on updating the existing conditions analysis in accordance with the new regulation and OPR Guidelines, and integrating the County -led Hazard Mitigation Plan into the Safety Element, Michael Baker prepared a Notice of Exemption in accordance with CEQA Guidelines Section 15061( b)( 3) (" Common Sense" Exemption) to address the actions required.

City of Pinole 2023-2031 ( Sixth Cycle) Housing, Safety, and Environmental Justice Elements, Pinole, CA. Environmental Planner.

Michael Baker is preparing a comprehensive set of revisions to the City's Sixth Cycle General Plan Housing Element and Safety Element and is preparing a new Environmental Justice Element. The project involves a comprehensive public engagement plan in four languages and multiple City Council and Planning Commission workshops. The Safety Element update includes updating the current element to align with the OPR guidelines, bolstering the wildfire section, and adding several new topics, including climate resiliency, evacuation, drought, dam inundation, the impact of the tsunami, emergency preparedness, crime, and health crises. The Safety Element update includes a vulnerability assessment of critical facilities that will guide the climate resiliency policies. Michael Baker is also conducting an evacuation routes study in accordance with Assembly Bill 747 that will evaluate the capacity and viability of evacuation routes during a wildfire event and a dam breach event. The Environmental Justice Element is new but will incorporate policies from the Health Element and establish nexus with the Sustainability and Conservation Element, Responsibilities included coordination with project team and the City of Pinole to determine appropriate CEQA documentation for implementation of the City' s Sixth Cycle Housing Element update.

Responsible for preparation of a Notice of Exemption in accordance with CEQA Guidelines Section 15061( b)( 3) (" Common Sense" Exemption) and associated documentation of findings.

County of San Diego County Code Update, County of San Diego, CA. Environmental Planner. Responsibilities included preparation of an Addendum to the County of San Diego' s General Plan EIR to reflect changes to the County Code and Zoning Ordinance, as required to comply with recently adopted state laws. Responsible for qualitative analyses of environmental effects associated with various amendments to the County Code and Zoning Ordinance and documenting such analyses for each environmental topic included in the Addendum to the County's General Plan EIR.

City of San Juan Capistrano Sixth Cycle Housing, Safety, and Environmental Justice Elements, San Juan Capistrano, CA.

Environmental Planner. Michael Baker is preparing a comprehensive set of revisions to the City's Housing Element and Safety Element and is preparing a new Environmental Justice Element, The project involves a comprehensive public engagement plan in multiple languages, including special workshops and outreach to areas of concentrated needs and coordination with community- based organizations to promote fair housing and environmental justice. The Safety Element focuses on natural and man- made hazards and includes policies addressing health crises and crime prevention through urban design. Multiple consultation sessions were conducted with the California Department of Forestry and Fire Protection ( Cal Fire) since parts of the City are in a very high fire hazard zone.

Responsibilities included revisions to the Addendum to the City' s General Plan Program EIR to reflect changes to the General Plan Land Use Element and Zoning Ordinance that were required to implement the City' s 2021- 2029 Housing Element update. Responsibilities also included team coordination and a review of City planning documents ( Municipal Code, General Plan) to help develop a ministerial environmental process for by -right projects.

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Piraeus Point Environmental Impact Report, Encinitas, CA. Environmental Planner, Michael Baker is currently preparing a project - level EIR for a multifamily residential development in the City of Encinitas, Since the project site supports sensitive biological resources, Michael Baker is coordinating with relevant wildlife agencies for their required review, organizing public outreach, and developing a responsive project design that respects such resources. Responsibilities included drafting various technical and non- technical sections of the EIR; reviewing and summarizing comments received from public agencies and residents following circulation of the Notice of Preparation for the project; and organization of appendices and EIR sections for public circulation of a Draft EIR.

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Milena LaBarbiera
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Eddies Torres, INCE Education
Air Quality, Greenhouse Gas, fit' Noise Technical Manager MS, Mechanical Engineering, University of Southern California
Mr, Torres serves as the Director of Technical Studies, with a specialty in acoustics, air BS, Mechanical Engineering, University quality, climate change, and visual impact assessments. Mr. Torres offers 23 years of of California, Irvine experience and currently leads Michael Baker' s efforts to be at the forefront of global climate BA, Environmental Analysis and Design, change studies. He has prepared numerous analyses that are consistent with climate University of California, Irvine change legislation such as Assembly Bill 32, Senate Bill 97, Executive Order S- 3-05, and Certificate, 2000, Fundamentals of Senate Bill 375, In addition to analyzing climate change impacts, Mr. Torres has led the Mechanical Engineering, University development of numerous greenhouse gas inventory models to calculate greenhouse gas of California, Irvine
emissions from such sources as vehicular traffic, stationary sources, electricity Licenses/ Certifications
consumption, water consumption, and construction processes. Institute of Noise Control Engineering, 2002
Relevant Experience 2. 1. 1 Traffic Noise Analysis, California City of Shasta Lake Hazard Mitigation Plan and General Plan Safety Element Update, 2.2.1 Air Quality Analysis, California Shasta Lake, CA. Environmental Specialist, Technical Study Manager. Michael Baker is preparing a Local Hazard Mitigation Plan for the City pursuant to the requirements of the Disaster Mitigation Act of 2000. The plan includes identification and profiling of the City' s identified natural hazards, vulnerability assessment, mitigation strategies, and plan implementation and maintenance, and involves public participation during the planning process including public workshops and outreach.

Riverside County On -Call Services, Riverside County, CA. Technical Study Manager. Michael Baker has provided on- call general plan support to the County since 2014. Responsibilities include processing General Plan amendments, California Environmental Quality Act ( CEQA) compliance, zoning code amendments, and climate action plan support. Michael Baker has also completed the County' s Fifth Cycle Housing Element update,
City of Buena Park General Plan Update and EIR, Buena Park, CA. Environmental Specialist, Technical Study Manager. Michael Baker prepared the Buena Park 2035 General Plan update and Program EIR. The General Plan update began with a community outreach process, resulting in the creation of a 25 -year vision statement that is directly reflective of the priorities identified by the community. The General Plan identified key focus areas that the City anticipated will have the highest likelihood of change through redevelopment and new development over the life of the General Plan, In addition to text descriptions, the 2035 General Plan creatively incorporated land - use snapshots with call -outs, photographs, case studies, renderings, three-dimensional illustratives, and graphic exhibits to visually convey the desired vision for each of the focus areas, and for the community at large.

City of Palmdale Housing Element EIR, Palmdale, CA. Environmental Specialist, Responsible for technical studies. The Housing Element update includes a General Plan amendment, zone change, zoning ordinance amendment, and specific plan amendment to provide development sites to meet the City' s regional housing needs assessment. Major issues addressed in the EIR include traffic, land use, air quality, greenhouse gas emissions, and noise.

City of Montclair Housing Element, Montclair, CA, Environmental Specialist. Responsible for technical studies. Michael Baker developed the Housing Element of the Montclair General Plan, The Housing Element provides the primary policy guidance for residential development through 2014 and is the only element of the General Plan requiring review and certification by the State of California, Dumbarton Transit -Oriented Development Specific Plan EIR, Newark, CA. Environmental Specialist. Responsible for technical studies. Michael Baker prepared an EIR for the Dumbarton Transit -Oriented Development ( TOD) Specific Plan proposed in the City of Newark. The EIR was prepared at a program level for the Dumbarton TOD Specific Plan, which would provide comprehensive planning policy and regulatory standards to ensure quality future development and redevelopment of the Specific Plan area. The Specific Plan envisions a transit -oriented community that would offer a mix of residential, retail, office, and open space uses. Approximately 2, 500 housing units are proposed to meet the needs of the City and the surrounding area. Approval of the Dumbarton TOD Specific Plan would provide a broad range of new housing opportunities, retail and business opportunities, and park/ open space amenities, and infrastructure for the Dumbarton Rail Corridor Transit Station.

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City of Artesia General Plan Update, Housing Element, and EIR, Artesia, CA. Environmental Specialist. Responsible for technical studies. Michael Baker prepared a General Plan update to guide the growth and development of the City of Artesia over the next 15 years. Incorporated in 1959 as a General Law City, Artesia is fully developed and undergoing revitalization and redevelopment. The General Plan and Housing Element were last updated in 1993 and 2003, respectively. This project required extensive data collection and analysis, formulation and organization of goals, policies, and objectives, and coordination of interagency meetings to arrive at a strategy for the 15 -year plan,
Fullerton General Plan Update Climate Action Plan, Fullerton, CA. Michael Baker is assisting the City of Fullerton to update its General Plan policy documents, goals, and maps. The process includes an extensive community outreach program with an array of community activities, charrettes, youth activities, and interactive media, The innovative policy update will include public health and safety and transportation among other community topics.

Murrieta General Plan Update Climate Action Plan, Murrieta, CA. Project Manager. Michael Baker prepared the update to the City' s 1994 General Plan and General Plan EIR. Along with the required elements, the update included a Healthy Communities and Economic Development Elements and preparation of a Climate Action Plan. Michael Baker also led an intensive community visioning and outreach program, with development of a unique project logo and hands- on community and youth workshops, community group presentations, online surveys, and neighborhood meetings.

Moffett Park Specific Plan EIR, Sunnyvale, CA. Technical Study Manager. Michael Baker prepared a specific plan and corresponding EIR for Moffett Park. The plan was intended to be a comprehensive framework for buildout of 23. 3 million square feet ( SF) of use. The plan included mechanisms to address an expanded transit core within a quarter -mile of light rail transit stations, 23. 3 million SF of basic entitlements with an additional 2 million SF to be allocated as floating, and the ability to transfer development rights between parcels.

The EIR focused on the ability of the City to accommodate the infrastructure needs of an increase of approximately 12 million SF at buildout.

MBAKERINTL. COM Eddie Torres, INCE
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Carla R. Dietrich, PE, PT® E Education
Senior Transportation Planner B. S., 1997, Civil and Environmental Ms. Dietrich is experienced in traffic engineering and transportation planning studies, She has Engineering, Carnegie Mellon
University
served as a traffic task manager on various projects including conceptual engineering studies, Licenses/ Certifications corridor studies, feasibility studies, interchange justification reports, traffic impact studies, vehicle miles traveled ( VMT) assessments, and traffic analysis in support of environmental professional Engineer, Pennsylvania, documents. Ms. Dietrich is knowledgeable in the areas of traffic signalization, safety, complete 2004, PEo7a655 Professional Traffic Opperations streets, access management, VMT, bicycle and pedestrian design, and context sensitive f is Engineer, zoo
Op
solutions. Her technical expertise includes crash analysis, traffic simulation, capacity analysis Professional Engineer, Connecticut, including roundabouts and coordinated signal systems, queuing analysis, and trip generation 2003, PEN. 0022832 analysis.

Professional Affiliations
Relevant Experience Institute of Transportation Engineers ITE
On -Call General Plan Planning and Environmental Support, Riverside County, CA. ( ) Riverside County. Traffic Engineer. Provided traffic engineering support. Michael Baker has provided on- call general plan support to the County since 2014. Responsibilities include processing General Plan amendments, California Environmental Quality Act ( CEQA) compliance, zoning code amendments, and climate action plan support. Michael Baker has also completed the County's Fifth Cycle Housing Element update.

Vehicle Miles Traveled Mitigation Program and Environmental Impact Report ( EIR), Lancaster, CA. Transportation Planner, Michael Baker is currently assisting the City of Lancaster with the preparation of a VMT Mitigation Program and associated EIR. The project aims to establish mitigation for projects that exceed the City's VMT thresholds in the form of a mitigation impact fee. The program identifies relevant transportation demand management strategies and VMT- reducing projects within the City to be funded by the impact fee. These funds would be utilized to fund active transportation infrastructure projects in the City to help the City meet its VMT reduction goals, The overall intent of the program is to streamline the Senate Bill 743 compliance process for development projects while funding future VMT improvement projects to reduce citywide VMT.

Griffin Homes Project, Redlands, CA. Traffic Engineer. Conducted traffic impact study peer review. Michael Baker provided engineering services for the Griffin Homes project, a plan of 207 single-family residences with associated utilities, infrastructure, open space, and recreational areas on approximately 37. 2 acres. Michael Baker performed site development and created the following amendments: a General Plan amendment for Commercial to Low -Density Residential; a Specific Plan amendment to remove the site from the East Valley Corridor Specific Plan; and a New Specific Plan for residential development, with applicable development standards. We will also prepare a Tentative Tract Map.

Chadwick Ranch Estates, Bradbury, CA. Traffic Engineer. Prepared VMT memorandum. The proposed project included construction of 14 single-family detached residences. Traffic task included trip generation analysis, VMT screening, and project level VMT assessment.

Menifee PLN21_ 0351 ( Byers Lane Residential Development), Menifee, CA. Task Manager. Responsible for overseeing the preparation of a traffic operations study and a VMT technical memorandum for the proposed residential development, Michael Baker provided traffic operations analysis services in support of the environmental process, Beverly Boulevard Warehouse Project, Pico Rivera, CA. InSite Properties. Task Manager. Responsible for overseeing the preparation of a traffic operations study and a VMT technical memorandum associated with proposed warehouse development. Oversaw traffic volume forecasts using passenger car equivalents, capacity analysis, and VMT analysis. Proposed project includes approximately 360, 000 square feet of warehousing development.

Dockweiler Residential, Santa Clarita, CA. Transportation Engineer. Conducted peer review of traffic impact study. Michael Baker reviewed the traffic impact study to determine if the report had been prepared in conformance with appropriate guidelines for preparation of traffic impact analysis reports and in accordance with City procedures for implementing the State CEQA guidelines. Michael Baker performed development of 19. 4 acres of heavily sloping land containing an inactive oilfield, with 93 for sale, single- family detached homes and related site improvements.

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Cathedral City Development. Desert Housing Ventures, LLC, Task Manager. Oversaw preparation of traffic impact study. Michael Baker documented the traffic impacts associated with the proposed 110 single- family residential development located in the City of Cathedral City. The study included trip generation analysis, traffic forecasts, operations analysis, and impact analysis.

Local Road Safety Plan, Palm Springs, CA. Project Manager, Managed overall project and the crash analysis task. Michael Baker is providing planning and engineering services to identify low- cost, effective solutions to systemic and spot -specific safety issues. Data from the county sheriff and the Statewide Integrated Traffic Records System database is being used to develop an integrated, detailed GIS database specific to the City. Michael Baker is developing easy -to -read and informative maps that will target trends and hot spots to convey existing safety issues, crash trends by mode, and other critical factors, Star Express Car Wash Project Initial Study/ Mitigated Negative Declaration, Long Beach, CA. Traffic Task Manager/ Engineer. The applicant proposes to demolish the existing on- site restaurant and associated surface parking lot, and construct a staffed, automated express car wash facility, A 3, 278 -square -foot one- story express car wash building would be constructed, equipped with standard car wash tunnel equipment. In addition to the 100 -foot wash tunnel, the building would include an area for mechanical/ electrical equipment and storage. A drive- through lane would be constructed to direct vehicles entering the site from a new driveway along Gardenia Avenue northerly to a pay station, then southerly to enter into the car wash tunnel. Vehicles would exit the southerly end of the car wash building and either exit the site via a driveway towards the eastern alley or a new driveway onto East Pacific Coast Highway. Vehicles also have the option to park in one of 18 self-service vacuum parking spaces, equipped with one vacuum per space. City discretionary approvals for the proposed project include CEQA Clearance, Conditional Use Permit, Site Plan Review, Zone Change, and Lot Merger.

Additional CEQA Transportation and/ or Traffic Analysis Studies and Peer Reviews:

Modesto Crossings VMT Technical Memorandum, City of Modesto, CA Bloomington Warehouse EIR Traffic Operations Study, San Bernardino County, CA Cal Water Well and Water Treatment Plant VMT Screening Memorandum, City of Long Beach, CA Western Realco Peer Review, Bloomington, CA
CarMax Auto Traffic Study, City of Victorville, CA
Chadwick Ranch Estates VMT Technical Memorandum, City of Bradbury, CA Newport Pointe IS/ MND VMT Peer Review, City of Menifee, CA Citrus Valley Specific Plan Peer Review, City of Redlands, CA Foothill Commerce Center Peer Review, City of Fontana, CA Phelan Industrial IS/ MND Peer Review, City of Rancho Cucamonga, CA Western Realco Peer Review, Bloomington, CA
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Carla R. Dietrich, P. E., PTOE
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Jacob D. Swim, TE Degrees
Transportation Planner BSCE, Civil
Engineering/ Traffic/ Transportation,
Mr. Swim is a well- rounded transportation planner with knowledge and experience in San Diego State University multimodal transportation solutions ( bike, pedestrian, transit) and traffic operations analysis Licenses/ Certifications intersection, link, and corridor analysis). He has 18 years of transportation planning Professional Engineer - Traffic, experience working on complex transportation issues and solutions where he has focused California, 2018, 2873 on building relationships with clients based on hard work, dedication and honesty. As a Professional Affiliations project manager, Mr. Swim is committed to delivering projects on schedule and within Institute of Transportation Engineers budget by focusing on close coordination with his project teams and clients. His firm ( ITE), Vice President of San Diego understanding of and strong technical ability in software platforms such as Section Synchro/ SimTraffic, Sidra, HCS, and word processing tools allow him to prepare technical analysis as well as oversee the work of his technical teams.

Relevant Experience
City of Eastvale General Plan Update, Eastvale, CA. The City of Eastvale is currently updating its General Plan, As part of this effort, Mr. Swim is responsible for preparing the Mobility Element portion of the General Plan. He has been working with City staff on developing new street typologies, prioritizing modes of transportation throughoutthe City, analyzing the existing and future conditions, and developing new goals and strategies forthe City to integrate smart technologies and incorporate mobility hubs. Vehicle miles traveled ( VMT) modeling will be a vital part of the Mobility Element as the City seeks to reduce VMT for both residents and employees.

Carlsbad TIA Review, Carlsbad, CA. Responsible for peer reviewing Local Mobility Analysis ( LMA) reports that are submitted to the City for review and comments. First, reviewed the Traffic Study Scoping Agreement prior to the LMA being conducted by the traffic consultant, This allows the City to confirm the study level, study area, trip generation, analysis scenarios, and other important aspects of the analysis that will be included in the LMA. Reviews the LMAs for consistency with the City' s Transportation Impact Analysis Guidelines 2018). Project study areas, trip generation, multi -modal level of service analyses for pedestrians, bicyclists, and transit users, project access and on- site circulation are included in the review process. Comments prepared by Michael Baker are then reviewed and finalized by City staff.

Terramar Area Coastal Improvement Transportation Analysis, Carlsbad, CA. Responsible for preparing a comprehensive traffic analysis for this project, which included pedestrian, bicycle and transit improvements along Carlsbad Boulevard from Cannon Road to Manzano Drive and Cannon Road from Carlsbad Boulevard to Avenida Encinas, A single -lane roundabout will be constructed as part of the project at the intersection of Carlsbad Boulevard and Cannon Road to improve operations. A VMT analysis was performed to determine any CEQA impacts and an LMA was conducted to evaluate auto, pedestrian, bicycle and transit operations along both corridors.

Casa De Oro Library Transportation Impact Study, County of San Diego, CA. Responsible for preparing a transportation analysis including a VMT assessment and an LMA for the new Casa de Oro Library. The new library replaces the existing County of San Diego Casa de Oro branch library facility in the community of Spring Valley with a new branch library facility at a different location, The new library consists of an approximately 13, 000 -square -foot facility with access off Campo Road, The proposed Casa de Oro Library is a locally serving public facility and therefore meets the VMT screening criteria, Therefore, a detailed VMT analysis was not required and the Casa de Oro Library is presumed to have a less than significant VMT impact on the environment. The County of San Diego is currently reviewing the transportation analysis.

Escondido Courtyard Marriott Traffic Impact Analysis, Escondido, CA. Responsible for preparing the traffic impact analysis for the proposed hotel project located at East Valley Parkway and Escondido Boulevard. The analysis evaluated a total of 9 intersections and 10 roadway segments and was prepared in accordance with the City of Escondido Traffic Impact Analysis Guidelines and SANTEC/ ITE guidelines,
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Hyatt Place Hotel Local Transportation Analysis, San Jose, CA. Responsible for preparing a Local Transportation Analysis ( LTA) to evaluate potential transportation -related impacts associated with the proposed 105 -room hotel. The City of San Jose recently updated its traffic study guidelines to be compliant with Senate Bill 743, i, e., requires a VMT analysis. In addition, Mr. Swim prepared a transportation demand management (TDM) plan to meet the City' s zoning ordinance requirement for reducing off-street parking for the proposed Hyatt Place Hotel project, The traffic report and TDM plan were prepared in 2019 and approval of the LTA occurred in October 2020.

1. 15 Logistics Center, City of Fontana, CA. Caprock Partners. Responsible for preparing a traffic study that evaluated nine intersections, four roadway segments, three freeway mainline segments, and two freeway ramps. The project proposes to construct a 1, 175, 720 -square -foot warehouse on a 75. 76 -acre site located on Lytle Creek Road between Duncan Canyon Road and Sierra Avenue.

Raw traffic counts in the study area were collected by axle -type and converted to passenger car equivalents to account for truck traffic in the area. Significant impacts were identified at four study intersections and feasible mitigation measures were recommended to fully mitigate the project -related impacts, The traffic study has not yet been finalized and approved by the City of Fontana.

Bloomington Business Center, County of San Bernardino, CA. Responsible for preparing a traffic study that evaluated sixteen intersections and two freeway mainline segments. The project proposes to construct a 344,000 -square -foot warehouse on a 17. 34 -acre site located south of Slover Avenue between Laurel Avenue and Locust Avenue in the unincorporated community of Bloomington in San Bernardino County. Raw traffic counts in the study area were collected by axle -type and converted to passenger car equivalents to account for truck traffic in the area. Significant impacts were identified at four study intersections and feasible mitigation measures were recommended to fully mitigate the project -related impacts, The traffic study has been finalized and approved by San Bernardino County.

Rosati Annexation, City of Hollister, CA. Prepared a traffic study for a residential project that would construct up to 240 dwelling units on a 20 -acre site. The project is also requesting a pre -zone and annexation into the corporate limits of Hollister. As part of the traffic study, Mr. Swim analyzed six intersections near the project site under six study scenarios to determine project -related impacts. Although the analysis results showed no mitigation measures were necessary, roundabouts and traffic signals were considered and analyzed along Memorial Drive at Santa Ana Road, Meridian Street and a central location between Santa Ana Road and Meridian Street. The traffic study has been drafted and is currently under review by City staff. An Initial Study/ Mitigated Negative Declaration is currently being prepared for this project,
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Jacob D. Swim, T.E.

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INTERNATIONAL.

Margo A. Nayyar Education
Senior Cultural Resources Manager M.A., 2013, Public History, California State University at Sacramento
Ms. Nayyar is a senior architectural historian with over 12 years of cultural resources B.A„ 2006, History, University of experience in California, Her specialties include built environment surveys, evaluation of California, Santa Cruz historic -era resources using guidelines outlined in the National Register of Historic Places and the California Register of Historical Resources, and preparation of cultural resources technical studies pursuant to CEQA and Section 106 of the National Historic Preservation Act ( NHPA) including identification studies, finding of effect documents, memorandum of agreements, programmatic agreements, and HABSIHAERIHALS mitigation documentation. She prepares cultural resources environmental document sections for CEQA environmental documents including infill checklists, initial studies, and environmental impact reports ( EIR), as well as NEPA environmental documents including environmental impact statements and environmental assessments.

She also specializes in municipal preservation planning, historic preservation ordinance updates, Native American consultation, and provision of CLG training to interested local governments. She develops Survey 123 and ESRI Collector applications for large- scale historic resources surveys, and authors National Register nomination packets. Ms. Nayyar meets the Secretary of the Interior' s Professional Qualification Standards for history and architectural history.

Relevant Experience
Laguna Woods Comprehensive General Plan Update, Laguna Woods, CA. City of Laguna Woods. Cultural Resources Specialist, Responsible for completing and tracking Senate Bill 18 and Assembly Bill 52 Native American consultation. Michael Baker is currently preparing a comprehensive update to the city of Laguna Woods General Plan, which includes comprehensive updates of most of the City's elements. As part of the general plan update, the city revisited its first general plan and updated the underlying assumptions, data, and analysis, reassessed community priorities, and established a new, long- term 25 -year vision.

North First Street Local Transit Village Survey, City of San Jose, CA. Project Manager. Completed a reconnaissance -level survey of the North First Street Local Transit Village area, a mixed- use area with 325 parcels with buildings dating between circa 1888 and the present, The survey was completed to identify resources built prior to 1980 and provide evaluation recommendations. The survey used a specially designed ESRI Collector application. The study's findings will inform the planned rezoning of the area, Completed a NWIC records search, background research, field survey, application development, and authored the findings report. Michael Baker completed a reconnaissance -level survey of the North First Street Local Transit Village area, a mixed- use zone with 325 parcels of historic buildings dating from circa 1888 to the present. Michael Baker performed the survey to identify resources that were built prior to 1980 and provide evaluation recommendations for the National Register of Historic Places, California Register of Historical Resources, and San Jose Historic Resources.

City of Elk Grove General Plan Update, Elk Grove, CA. Cultural Resources Specialist, Responsible for authoring the cultural resources background report for the General Plan update EIR, The report identified the cultural resource regulatory framework and provided a broad understanding of cultural resources within the City, Also responsible for completing and tracking Senate Bill 18 and Assembly Bill 52 Native American consultation. Michael Baker prepared an update to the city' s general plan that encompasses many important community priorities, including economic vitality, continued preservation of the rural area, influencing and responding to regional policy influences, accommodating growth through infill and outward expansion strategies, addressing State requirements for Complete Streets and vehicle miles traveled, defining neighborhood and community character, and encouraging multimodal and active transportation.

Griffin Homes Project, City of Redlands, CA. Cultural Resources Specialist, Peer reviewed the Cultural Resources Assessment: Griffin Redlands Project, City of Redlands, San Bernardino County, California, dated October 2018, The intent of the peer review was to determine if the report was CEQA compliant and if all cultural resources identification efforts have been completed. Determined the report is adequate for purposes of CEQA and was a legally defensible document because it summarized the methods and results of cultural resources identification efforts, including a records search at the SCCIC, historical aerial research, geoarchaeological sensitivity assessment, and an intensive level archaeological field survey to examine the soils for cultural resources. Michael Baker is providing engineering services for the Griffin Homes project, a plan of 207 single-family residences with associated utilities, infrastructure, open space, and recreational areas on approximately 37. 2 acres. Michael Baker will perform site development and create the following amendments: a General Plan amendment for Commercial to Low -Density Residential; a Specific Plan amendment to remove the site MBAKERINTL. COM
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from the East Valley Corridor Specific Plan; and a New Specific Plan for residential development, with applicable development standards.

It will also prepare a Tentative Tract Map.

Placerita Meadows Ranch EIR, City of Santa Clarita, CA. Cultural Resources Specialist. Managed the completion of the archaeological and built environment field survey, map review, literature review, South Central Coastal Information Center records search, and authored the cultural resources Environment Impact Report ( EIR) chapter completed in support of the environmental review of the project under CEQA. No historical resources, as defined by CEQA Section 15064,5( a) were identified within the project area, and a mitigation measure for archaeological monitoring was developed for inclusion in the EIR due to the high archaeological sensitivity of the project site, Michael Baker was responsible for master plan for development of 310 for sale, single family detached homes on 55 -acre site. Project includes community infrastructure, recreation, landscape and lighting improvements, along with streets and intersection improvements outside of the project site,
City of Elk Grove Certified Local Government Training and Staff Augmentation, Elk Grove, CA. Provided the annual cultural resources training to City planners and the Historic Preservation Committee. The training covered the steps required to institute the Elk Grove Register of Historic Resources, provided examples and ideas of platform types the City could use, and preservation goals for 2020. Also served as an extension of City staff by providing historic district design review, preparing HPC meeting agendas and agenda packets, attending HPC meetings and preparing meeting minutes, and maintaining the administrative record, Michael Baker provided staff augmentation services and Certified Local Government ( CLG) cultural resources training for the city of Elk Grove' s 2019- 2020 fiscal year. Staff augmentation services included historic district design review, preparation of Historic Preservation Committee ( HPC) meeting agendas and agenda packets, HPC meeting attendance and preparation of meeting minutes, and maintenance of the administrative record, The training was conducted following the requirements of the CLG program, which encourages the direct participation of local governments in the identification, registration, and preservation of historic properties in that government' s jurisdiction.

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Margo A. Nayyar
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Richard D. Hendrickson, LISP
Geospatial Information Technologies ( GIT)
Project Manager
We Make a Difference
Education
BA„ Environmental Studies, University
of California, Santa Barbara
Licenses/ Certifications
Mr. Hendrickson offers 24 years of experience specializing in geographic information systems ( GIS) web programming. His extensive experience includes working with and Certified GIS Professional, zoo7, managing Geospatial Information Technologies ( GIT) projects for the utility industry, 5 5g8 municipalities, and governmental agencies. He has designed and developed web -based interactive project viewers. Mr. Hendrickson has experience in creating and representing data for online interactive maps utilizing ArcSDE and ArcGIS server software. Mr. Hendrickson has a wide range of experience utilizing various systems including AutoCAD, ArcGIS, Arclnfo, and Oracle, SQL Server, SDE, Silverlight and other web technologies.

Relevant Experience
Camino Del Mar Streetscape Village Specific Plan, Del Mar, CA. GIT Analyst. Responsible for GIS technology. Michael Baker provided engineering design for this new facility, which will provide approximately 20, 000 square feet of classrooms and medical office space.

Michael Baker developed a demolition plan, grading and drainage plans, fire site plan and wet utility plans. The team performed hydrology calculations and provided stormwater treatment design. Half of the building is to be built into a 2; 1 hillside. The challenges presented by the hillside and plaza required innovative design to adequately treat and convey stormwater. Michael Baker also prepared a Stormwater Pollution Prevention Plan ( SWPPP) for the project, serving as the project' s Qualified SWPPP Developer to meet requirements of the Construction General Permit.

EI Camino Real Bridge and Road Widening, City of San Diego, CA. GIT Analyst. Responsible for GIS technology, Michael Baker assisted with preparation of an environmental assessment ( EA) under the National Environmental Policy Act for the EI Camino Real Bridge Widening Project. The project was required to correct seismic and operational deficiencies associated with the existing EI Camino Real Bridge. The City proposed to reconstruct and widen the 340 -foot -long bridge over the San Dieguito River. The EA and supporting technical studies included preparation of a detailed biological analysis to determine potential impacts to federally listed species. In addition, the project required extensive coordination with multiple state and federal regulatory agencies. Other primary issues included aesthetics, noise, wetlands, and hydrology/ water quality.

SPACECORE, San Diego County, CA. San Diego Association of Governments. Project Manager. Michael Baker is providing development and implementation services for the new SPACECORE data model, The client is responsible for maintaining a complex parcel -based dataset called LANDCORE, LANDCORE supports both planning and mapping activities and is also used as inputfor various modeling programs. However, it has been determined that LANDCORE is no longer a sufficient data model and tool to support the new modeling framework. The proposed new data model has been named SPACECORE. Ideally, SPACECORE will fill in the data gaps where LANDCORE is lacking, allowing for new planning models to run completely and more effectively.

Citywide Sewer and Water Atlas Conversion and Automated Mapping GIS Development Project, City of Santa Barbara, CA. GIT Analyst. Responsible for GIS technology. Michael Baker provided GIS services for a large- scale GIS conversion and implementation project. The project was a 24 -month effort requiring the expertise of Michael Baker personnel from multiple offices. The project involved the conversion of over 300 sheets of sewer and water utilities, included the GPS location and mapping of 15, 600 facility locations, and covered over 26 square miles. To help map such a large number of water and sewer facility points in the short time allotted for the initial facility location portion of the job, Michael Baker utilized a differential Global Positioning Systems ( GPS) strategy to expedite the project survey. The project strategy involved the use of preprogrammed GPS receivers to save critical time and money in the facility location phase of the project and maintain the project' s schedule, Water System Master Plan and GIS, Thousand Oaks, CA. GIT Analyst. Supervised a team of technicians that scrubbed as- builts, digitized and data entered various attributes into the new GIS system. Michael Baker provided engineering services to the City of Thousand Oaks for development of a comprehensive water system master plan and GIS. The City encompasses an area of approximately 56 square miles with over 14, 000 acres designed as open space. Michael Baker provided a capital improvement program; hydraulic model; GIS; condition assessment of each water facility; corrosion study; structural analysis; water quality evaluation; computer maintenance management system; evaluation of the City' s remote facility control system; and vulnerability assessment. The effort also included scrubbing as- builts, digitizing, and data entry for various attributes into the new GIS system.

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I N T E R N A T 1 0 N A L
GIS Data Management, Port of San Diego, CA. Project Manager. Michael Baker provided GIS and database technology to assist the Port in annual Storm Water Runoff Management Plan reporting and permit compliance requirements, The Port of San Diego is responsible for collecting large amounts of data associated with the stormwater system and facility best management practice monitoring.

Salt Lake County Cooperative Plan - Bike and Pedestrian Route Study, Salt Lake, UT. Bush & Gudgell, Inc. GIT Analyst. Michael Baker assisted with the development of the first phase of the County Cooperative Plan by bringing together all the municipalities and other regional stakeholders. The County Cooperative Plan is designed to develop a close relationship between the municipalities and other agencies, allowing them to work together to produce a more competitive region while still maintaining individuality within the cities.

Michael Baker facilitated gathering, compiling, and creating consistent cartographic maps throughout the County. Michael Baker then worked with stakeholders to identify gaps and inconsistencies and correct them.

San Diego County Pedestrian Master Plan, County of San Diego, CA. GIT Analyst. Michael Baker prepared the County' s Pedestrian Master Plan to create a network of pedestrian facilities in unincorporated areas. Michael Baker also prepared a design manual that included a toolbox of solutions for pedestrian improvements, traffic calming, and roadway design, including information on how the solutions are implemented in the County's various place -based contexts; village, semi -rural, and rural. Based on a needs assessment, community input, and applying solutions from the toolbox, Michael Baker and County staff worked with stakeholders in the five unincorporated communities to prepare pedestrian networks that include town centers, schools, key transit stops, and other public facilities.

Rock Springs Road and Richland Road Safe Routes to School Improvements, San Marcos, CA. GIT Analyst. Responsible for GIS technology. Michael Baker provided engineering services for street improvements on Rock Springs and Richland roads, Michael Baker's services included initial research and field reconnaissance, field surveys, mapping and aerial photogrammetry, grading and demolition, a traffic calming study, roundabout design, utility coordination, drainage design, low -impact development designs, cost estimating, signing and striping, and preparation of public workshop presentations.

MBAKERINTL. cOM
Richard D. Hendrickson, GISP
ITEM 7A ATTACHMENT 3

Town of Los Altos Hills
Housing Element, MFZ, ODS, LUE, DA
Schedule March 28, 2025 Draft
Los Altos Hills - MF ODS EIR LUEA HEA
3/28/2025
TASK
Project Description Deadline 3-28-2025 X
MBI prepares Administrative MF ZO & ODS X X X
Town Review MF ZO & ODS
MBI prepares Administrative LUE
Planning Commission - Reviews & Feedback on Draft MF ZO& ODS - 5-1 PC PC PC Webb Assoc prepares WSA (pending coord/PHWD)
MBI prepares Administrative Draft Programmatic EIR X X X Town Review Draft Programmatic EIR
MBI prepares Screencheck Draft Programmatic EIR (pre-public review), MFZ &ODS & LUE Town review for pubic review
MBI prepared and publish Public Review DPEIR, MF & ODS & LUE X Minimum 45-day Public Review Period (EIR)
MBI prepared Administrative Draft Final EIR, MF &ODS & LUE Town Review
MBI prepares Screencheck Final Programmatic EIR, MF &ODS & LUE Town review for pubic review
MBI prepared and publish Final PEIR, MF &ODS & LUE X
Public review of FPEIR, MF &ODS & LUE
Planning Commission - Reviews, Recommends PEIR, MF & ODS & LUE PC Town Council - Adopt Certify PEIR, MF & ODS & LUE TC
Key Terms Agreement & Project Description X
MBI prepares MF ZO & ODS - DA X
Assumes Programmatic EIR Covers Lots 1-2 as Alternative - No Project Level EIR (See Rows 12-24 for combined Standard and DA Zoning amendments and CEQA) MBI prepare Draft HEA X
Town Review Draft HEA
MBI revisions and prep for public review
Public Review (7 days)
HCD- 60-day 1st Review
HCD - Mid Review (TBD)
MBI - revisions, rtc/HCD comments
Town Review revisions
Public Review (7 days)
HCD Conditional Certification Letter (End of 60 Day Review) HCD CC Adoption & Submittal to HCD PC TC
HCD- 60-day Review of Adopted Draft
HCD Certification Letter (End of 60 Day Review) HCD
HCD 60-Day Review
HCD 60-Day Review

TWIN OAKS DEVELOPMENT AGREEMENT

HOUSING ELEMENT AMENDMENT

MF ZONE, ODS, EIR, LUE
March April May June July August September October November December January 45-Day Public Review: DEIR, MFZ, ODS, LEU
Prepare FEIR (and MFZ, ODS, LUE)
ITEM 7A ATTACHMENT 4

ITEM 8A
TOWN OF LOS ALTOS HILLS April 17, 2025
Staff Report to the City Council
SUBJECT: RESOLUTION ADOPTING THE 2024 PATHWAY FEE NEXUS STUDY AND

THE PATHWAY IN-LIEU FEE TO REPLACE THE CURRENT PATHWAY
DEVELOPMENT IMPACT FEE STARTING FY2025/26; AND WAIVER OF

READING AND INTRODUCTION OF AN ORDINANCE AMENDING
ARTICLE 6 OF CHAPTER 2, TITLE 10 OF THE LOS ALTOS HILLS

MUNICIPAL CODE FOR THE PATHWAY IN-LIEU FEE
FROM: WooJae Kim, Public Works Director
APPROVED: Peter Pirnejad, City Manager
RECOMMENDATION: That the City Council:

1. Approve a resolution (Attachment 1) adopting the 2024 Pathway Fee Nexus Study as final and the Pathway In-lieu Fee to replace the current Pathway Development Impact Fee starting FY2025/26; and

2. Conduct a public hearing, waive first reading, and introduce an ordinance (Attachment 2) amending Article 6 of Chapter 2, Title 10 of the Los Altos Hills Municipal Code Modifying Sections 10-2.606 Payment of pathway fees and/or dedication of pathway easements and 10-2.608 – Pathway Fee.

BACKGROUND:

The Town established a Master Path Plan in 1981, which is part of the General Plan Pathway Element for the Town. Additionally, the Town enacted a pathway fee in March 1996 through Ordinance 381 (Attachment 3). The ordinance established a Pathway Fund and revised requirements for pathway easement dedications, construction of pathways, and pathway fees.

Over time, the Pathway fees have increased based on increasing costs of pathway construction. 2019 Pathway Fee Update
The current Pathway Development Impact Fee, adopted in 2019 through a Nexus study, consists of flat fees of $10,943 for new residences and $3,826 for major additions (900 square feet or more) including for barns and stables. The option for developers to install pathways was limited to subdivision projects. See the table below for the current Pathway Fee schedule:

Current Pathway Impact Fee
New Single-Family Residence $10,943
Accessory Dwelling Unit (900 sq. ft. or larger)* $3,826 Additions (900 sq. ft. or larger) $3,826

Staff Report to City Council Page 2
Pathway In-lieu Fee
April 17, 2025
Equestrian Barns (900 sq. ft. or larger) $3,826
*Pathway fee waived for Accessory Dwelling Units for the House Element Planning Period 2023-2031.

Pursuant to Section 9-1.1112 of the Town’s Municipal Code, developers of subdivisions are required to dedicate pathway easements, pay pathway fees, and/or and construct paths to Town standards when dedications are required per the conditions of approval of the tentative map or parcel map, consistent with the General Plan Pathways Element and the Master Path Plan; any lot in the subdivision that does not contain a path shall be assessed a pathway fee.

The Housing Element 5th Cycle (2016-2023) and 6th Cycle (2023-2031) included programs to waive the Pathway Impact fee for Accessory Dwelling Units (ADUs). With the approval of Resolution No. 77-23 (Attachment 4) on August 17, 2023, the City Council formally waived the fee for ADUs through 2031 with the adoption of the FY 2023-24 Planning, Building, and Engineering Fee Schedules.
2024 Pathway Fee Nexus Study
A 2022/2023 audit by the Pathways Committee indicated that approximately 36 miles of Master Path Plan segments are yet to be installed. On May 17, 2023, under the Council-initiated item, Council directed staff to initiate a Pathway Impact Fee Study as recommended by the Pathways Committee with the understanding that pathway construction costs have significantly increased, and current pathway fee structure is not sufficient to sustain pathway construction needs for the Town.

In August 2023, a request for proposal was issued to solicit proposals from qualified consultants for a Pathway Fee Nexus Study. The Town received only one proposal from Matrix Consulting Group (Matrix). On October 30, 2023, the City Manager entered into an agreement with Matrix for the Pathways Fee Nexus Study. Through the fee nexus study, different options to assess the pathway fee were evaluated. The options included development impact fee, in-lieu fee, and benefit assessment district. The focus of this Nexus study was to update the current pathway development impact fee.

On June 3, 2024, a draft of the Pathway Fee Nexus Study was presented to Finance and Investment Committee (FIC). FIC had some comments on how the nexus study did not show the proportionality of impacts on pathways from increased population. Matrix responded stating that basing the impact fee on square footage of development was a requirement per Assembly Bill (AB) 602, and that running the nexus analysis based on population growth from developments would result in similar impact fee results. FIC approved the methodology of the Nexus study and recommended it for Council approval. The minutes of the June 3, 2024, FIC meeting is included as Attachment 5.

Staff also took the draft nexus study to the Pathways Committee on June 24, 2024, who also approved the nexus study and the pathway development impact fee update for Council approval.

Pathways Committee members commented that the Town should investigate the benefit

Staff Report to City Council Page 3
Pathway In-lieu Fee
April 17, 2025
assessment district option in the future to establish a dedicated funding source for pathway maintenance as well. The June 24, 2024, Pathways Committee meeting minutes are not yet posted.

On October 7, 2024, staff presented the final version of the Pathway Fee Nexus Study to FIC, and FIC had the following comments:
- The Town is obliged to review the impact fee every eight years and update the fee accordingly.
- A cost-of-living adjustment can be made for the interim years. - FIC commented about how the study and methodology did not take into consideration multi-family homes even though their occupancy rate per square foot and therefore impact on pathways would be greater. Staff would need to investigate fees separately for multifamily housing.

FIC voted 4-1 to recommend the City Council adopt the pathway development impact fee update.

Minutes for the October 7, 2024, FIC Meeting is included as Attachment 6.

On November 21, 2024, staff presented the Pathway Fee Nexus Study to the Council as an informational item and heard no objections to moving forward with the pathway development impact fee update.

DISCUSSION:

When the Pathway Fee Nexus Study and the development impact fee update were presented to FIC and Pathways Committee, staff focused on the option to update the pathway development impact fee, where property owners or developers would grant pathway easements and pay the impact fees based on square footage of development as established in the 2024 nexus study. The Town would continue building the pathways from the impact fees collected in the Pathway Fund.

Developers would be required to grant easements and build pathways only for subdivision projects.

The proportionality and nexus requirements would be the same for both development impact and in-lieu fees according to Matrix. Therefore, the assessed pathway fee for either option would be the same. For the in-lieu fee option, property owners and developers would have the option to build pathways, if the option is available, or pay the in-lieu fee.

To establish the development impact (or in-lieu) fee, the Town’s pathway construction cost data from the past two years were collected to determine an average cost per mile of pathways, which tabulated to around $1,060,659 per mile. With a total of 85.88 miles of pathways in the Town, the estimated pathway system cost equated to $91,089,362. That number was divided by a total number of parcels or households in the Town (3,151 parcels) for an average pathway cost per household of $28,908. This number is further divided by an average size of residential development in the Town (5,269 average square footage per household based on two-year permitting data average for projects greater than 900 square feet) to come up with a $5.49 per square footage of development impact fee for pathways.

Staff Report to City Council Page 4
Pathway In-lieu Fee
April 17, 2025
Below table is a general breakdown of the pathway impact fee methodology, which is further detailed in the 2024 Pathway Fee Nexus Study:

Proposed Cost Components Amount
Estimated Cost of Construction for 1 mile of Pathways $1,060,659 Estimated Current Pathway Miles 85.88
Total Estimated Pathway System Cost $91,089,362
Estimated Town Households 3,151
Estimated Pathway Cost per Household $28,908
Average Development Square Footage per Household 5,269
Pathway Cost per Development Square Footage $5.49
Table 1. Source: Matrix Consulting Group
Due to a new nexus analysis requirement per AB 602, residential impact fees should be based on the area of development whenever possible. As a result, the pathway fee is proposed to shift from a flat fee for residences and additions, $10,943 and $3,826, respectively, to a cost per square footage of new development. Below is a table reflecting potential pathway development impact fees with the new nexus methodology based on the square footage of developments:

Proposed Pathway Impact Fee Current Fee Proposed Fee
Fee per Square Footage of Addition Not Applicable $5.49/sq. ft.

New Single-Family Residence (6,000 sq. ft.) $10,943 $32,940 Additions (900 sq ft, including barns) $3,826 $4,941
Table 2. Source: Staff
The Town had collected approximately $106,000 in Pathway Development Impact Fees in FY2022/23, $180,000 in FY2023/24, and $112,000 in FY2024/25 as of February 2025. With the updated development pathway impact fee, the Town anticipates collecting approximately $300,000 to $350,000 per year in Pathway Fund, if approved by Council. The current appropriation of Pathways Fund to the annual Miscellaneous Pathways capital improvement project is $325,000 each fiscal year.

The Pathway Fund would continue to be the primarily funding source for new or capital pathway design and construction projects. Once a pathway fee update is approved by the City Council, staff plan to develop a long-term pathways improvement plan per anticipated Pathway Fund to be collected, which is one of the key outcomes for the Pathway Fee Nexus Study initiative under the Protect & Maintain Infrastructure priority in the 2024-25 City Council Work Plan.

If an in-lieu fee option is to be implemented providing owners and developers opportunities to build pathways, the total amount of pathway fees collected for the Pathway Fund would be substantially less, which means less pathways built by the Town. With the pathway in-lieu fee option, staff estimate approximately $150,000 to $175,000 in Pathway Fund collected annually.

Staff Report to City Council Page 5
Pathway In-lieu Fee
April 17, 2025
March 12, 2025, Planning Commission Public Hearing
Currently, there are Town policies and regulations in the General Plan Pathway Element and Zoning and Site Development Ordinance that may be inconsistent with the current pathway impact fee practice, such as referencing developers to build pathways and assessing pathway fees/requirements on ADUs. Policy 4.4 of the Pathways Element currently states, “where pathway installation is required for a project, construction of the path shall occur concurrent with development of the project”. Since 2020, it has been the Town’s practice to require developers to dedicate pathway easements and/or pay a pathway impact fee, rather than requiring developers to install pathways. Furthermore, Municipal Code Sections § 10-2.606 Payment of pathway fees and/or dedication of pathway easements and §10-2.608 – Pathway Fee refer to pathway requirements for ADUs.

The General Plan and Town Ordinance amendments for the initially proposed pathway development impact fee update were taken to the Planning Commission as a public hearing item on March 12, 2025. The amendments taken to the Planning Commission can be reviewed on the Town’s website at https://losaltoshillsca.portal.civicclerk.com/event/3875/files/report/323. Here is a summary of the amendments proposed to the Planning Commission:

General Plan Pathway Element Amendment:
- Under Introduction Section 107 - Implementing the Master Path Plan, remove a statement that property owners generally build pathways.
- Under Policy 4.3, remove pathway requirements on ADUs and remove the 900 square feet (SF) or large additions threshold as the trigger for pathway requirements. - Remove Policy 4.4 regarding building pathways concurrently with development of projects.
- In Policy 4.9, revise the Site Development authorities to the Town as having the purview of pathway design and construction.

Zoning and Site Development Ordinance – Title 10, Chapter 2, Article 6 of Municipal Code:
- Under Municipal Code Section §10-2.606 - Payment of pathway fees and/or dedication of pathway easements, remove ADUs from this category of requirements for pathways. - Under Municipal Code Section §10-2.608 - Pathway Fees, remove pathway requirements on ADUs and removing the 900 SF or large additions threshold as the trigger for pathway requirements; and updating the definition of “habitable” floor area to only exclude garage and patio space improvements; and that pathways fees shall be collected prior to the issuance of a building permit.

Removing the threshold of the 900 SF or larger addition that trigger pathway requirements and fees was an attempt by staff to supplement the Pathway Fund gap from the Town not collecting pathway fees on ADUs.

The Planning Commission opposed the General Plan and Zoning and Site Development Ordinance amendments proposed by staff. Commissioners recommended and requested that alternative fee structures be considered by the Council, such as going back to the in-lieu fee system providing

Staff Report to City Council Page 6
Pathway In-lieu Fee
April 17, 2025
developers opportunities to build the required pathways per the Master Path Plan. The assessment for the pathway in-lieu fee would still be the same as the pathway impact fee determined in the 2024 Pathway Fee Nexus Study based on new or additional square footage of habitable floor area, barn, and stable. If a parcel does not require granting of pathway easements per the Master Path Plan and/or pathway construction is not required for development, the developer would just pay the assessed in-lieu fee. The Planning Commission recommendations, requests, and comments can be viewed on the March 12 Planning Commission Meeting recording here: Planning Commission Recorded Meeting [LINK].

Here is a summary of recommendations and requests from the Planning Commission at the March 12th Public Hearing, corresponding staff assessments, and updated recommendations from staff:

Planning Commission
Recommendations &
Requests
Staff Assessments and Findings Staff’s Updated
Recommendations
Allow
owners/developers to
build required
pathways on project
sites, in-lieu of paying
the pathway impact fee.

Staff agree that an in-lieu fee option
would allow more pathway
construction. With this option, the
Town may be left with challenging
pathway segments to be built with a
larger delta between the rate of fund
collection and the design/construction
costs of the more costly segments.

However, in-lieu fee system would
likely result in more pathway segments
being built, albeit they would not be
contiguous.

Staff support the Planning
Commission’s recommendation
to update the pathway fee with
the in-lieu fee option
considering the tradeoff. Less
funds would be collected and
segments left for the Town to
build would be the more costly
and challenging segments.

No changes to the
General Plan or Zoning
and Site Development
Ordinance for the
current or proposed
pathway fee structures.

It would be in the Town’s best interest
to update the Town policies and
regulations to align with the adopted
fee structure for defensibility. With the
pathway in-lieu fee option, no changes
would be required to the General Plan.

Only Municipal Code Sections §10-

2.606 and §10-2.608 would need to be
amended.

No changes required to the
General Plan with the in-lieu
fee option. Amendments needed
to Municipal Code Sections
§10-2.606 and §10-2.608 to
allow the in-lieu option, remove
ADUs from pathway
requirements, and update the
definition of “habitable” floor
area.

Retain the current
pathway
fee/requirements
exemption for
residential additions
and stables/barns less
than 900 SF.

Staff initially proposed charging
pathway impact fees to all additions as
an attempt to backfill pathway impact
fees not collected for ADUs. If the
pathway fees are only assessed for new
or additions of at least 900 SF, the
Town would not accrue as much
Pathway Fund as expected. In response,
Staff can support the Planning
Commission’s recommendation
to retain the pathway
fee/requirements exemption for
additions less than 900 SF, with
the acknowledgement that
pathway fee collected may be
substantially less, especially

Staff Report to City Council Page 7
Pathway In-lieu Fee
April 17, 2025
staff would reduce the amount of
pathway construction by the Town
pending available Pathway Funds.
with the in-lieu fee option and
no pathway fees for ADUs.

Cap on the maximum
pathway fee
The pathway impact fee or in-lieu fee
can be capped at 7,000 SF of new
habitable floor area or additions. There
are only a limited number of Site
Development applications exceeding
7,000 SF of habitable floor area.

The maximum pathway impact
or in-lieu fee can be capped at
7,000 SF of habitable floor area,
which would result in a
reduction of pathway fees
collected.

Apply a placeholder so
that the proposed
pathway impact fee can
be applied to
multifamily units,
Conditional Use Permit
(CUP) projects, and
SB9 units
According to Matrix, the proposed
nexus methodology of basing the
pathway impact or in-lieu fee on square
footage of habitable floor area can be
applied to multifamily, CUP projects,
and SB9 units. However, additional
studies would be required to evaluate
the fee nexus and structure for those
projects.

This may require further
updates to the General Plan and
Zoning and Site Development
Ordinance. With the intent to
limit changes, pathway fee
nexus and structure for
multifamily and other types of
development should be studied
with the Housing Element
updates and/or upcoming
impact fee studies.

Reimburse Pathway
Fund from General
Fund for pathway fee
exemptions for ADU’s.

To cover the pathway fees not collected
for ADU projects, the Planning
Commission requested having General
Fund cover or pay for ADU pathway
fees. General Fund already covers the
maintenance and operations of the
pathways. General Fund covering ADU
pathway fees can have an impact of
$50,000 to $55,000 per year on the
General Fund.

Staff does not support having
the General Fund backfill
Pathway Fund gaps from ADU
projects. Staff had originally
identified removing the 900 SF
exemption to cover this gap.

Pathway In-Lieu Fee Proposal
With recommendations and input from the Planning Commission, the following Pathway In-lieu Fee proposal to replace the current pathway development impact fee is proposed for consideration by the Council as further detailed in the resolution included in Attachment 1:
- Replace the current flat fee structure for the pathway development impact fee to Pathway In-Lieu Fee option to provide owners and developers opportunities, if available, to build pathways onsite or offsite as directed by the site development authorities or by the Town or pay the pathway in-lieu fee. Again, in-lieu fee is the same as the pathway development impact fee established in the 2024 Pathway Fee Nexus Study based on the square footage of habitable floor area.
- As determined in the Nexus study, $5.49 per square footage of habitable floor area would be the unit cost for the pathway in-lieu fee, same as the impact fee, which would be adjusted annually per the Engineering News-Records (ENR) Construction Cost Index (CCI).

Staff Report to City Council Page 8
Pathway In-lieu Fee
April 17, 2025
- Retain the pathway fee/requirements exemption for additions less than 900 SF in size.

Projects 900 SF or larger would be assessed the full square footage value of the pathway in-lieu fee.
- Pathway design and construction by a developer shall be per Town standards and requirements. Town staff shall oversee the construction and accept the project as final before Town accepts the improvements for maintenance.
- The maximum Pathway In-lieu Fee that can be assessed and charged to a single-family development project can be set at a rate of 7,000 SF habitable floor area, which would be $38,430 during the first fiscal year of the fee implementation. - Pathway In-lieu Fee would be collected before the issuance of a building permit. - If a pathway is to be built by a developer, pathway staking and designs with any entitlements and regulatory permits need to be approved before the issuance of building permits. Plans would need to meet Town standards with topographic surveys and plans/profiles/cross sections as necessary. Pathways shall be built according to the approved plans. Construction would be inspected and finalized before pathway improvements can be accepted by the Town. Town resources would be needed to review, inspect, and accept pathways. Appropriate deposit accounts would be set up for private pathway development projects per the updated FY2025/26 Fee Schedule - For subdivisions where pathways are not required, the Pathway In-lieu Fee would be based on the square footage indicated on the tentative map or based on 5,000 square feet of habitable floor area, whichever is greater.

AB 602, signed into law by Governor Newsom in 2021, requires that local agencies adopt an appropriate nexus study as a pre-condition to adopting new development fees. Therefore, staff recommend the City Council to adopt the final 2024 Pathway Fee Nexus Study dated September 2024 prepared by Matrix (Attachment 7), which the pathway fee update is based on.

Staff also recommend that the City Council approve the Pathway In-Lieu Fee option based on the 2024 Pathway Fee Nexus Study, as outline herein and further specified in the resolution (Attachment 1), which includes adjustments to the Planning, Building, and Engineering Fee Schedules to go into effect in FY 2025-26 for the pathway in-lieu fee. The exemption for pathway fees and requirements for additions less than 900 SF is currently retained. The new Pathway InLieu Fee will become effective no sooner than 60 days following the final passage and adoption of the resolution, consistent with Californian Government Code Section 66017.

Proposed Zoning and Site Development Ordinance Amendments With the Pathway In-lieu Fee as proposed, no amendments would be required to the General Plan.

However, staff recommend that amendments be made to Municipal Code Sections §10-2.606 and §10-2.608 removing the reference to ADUs for pathway fee and requirements, including the inlieu fee option, and updating the definition of “habitable” floor area. The “habitable” floor area would be amended to only exclude improvements to garage and patio spaces to simplify how habitable floor areas are quantified by staff and developers through the development review process. Below are the proposed amendments:

Additions are noted in double-underline in red and deletions in strikethrough.

Staff Report to City Council Page 9
Pathway In-lieu Fee
April 17, 2025
§ 10-2.606 Payment of pathway fees and/or dedication of pathway easements.

Whenever a site development permit is requested for a main residence, an accessory dwelling unit, an addition to a structure of at least 900 square feet of "habitable" floor area (including cumulative additions of 900 or more square feet of habitable floor area made over a period of 10 year(s)), or a barn or stable for equestrian use of at least 900 square feet in floor area, on a property which is designated on the Master Path Plan for an off-road pathway or for a roadside pathway, but where all or a portion of such roadside path cannot feasibly be located within the existing public or private right-of-way, the Town and Site Development Authority may require the payment of pathway fees and/or dedication of an easement for public use as part of the Town's pathway system according to the guidelines contained in the Pathway Element of the General Plan and/or construction of pathways in the easement and public right-of-way or pathway in-lieu fee payment per Section 10-2.608. Pathway easements shall be required within emergency road easements. In addition, the following guidelines apply:
(a) An easement should generally be located along the boundary of a property; (b) The easement shall be located so as to connect to existing or future pathway segments at the boundaries of a property; and
(c) The easement shall not be located on terrain that cannot be safely or conveniently traversed by pedestrians or equestrians.
§ 10-2.608 Pathway fee.

A site development permit for a lot on which no path is needed and on which is to be constructed a main residence, an accessory dwelling unit, an addition to a structure of at least 900 square feet of "habitable" floor area (including cumulative additions of 900 or more square feet of habitable floor area), or a barn or stable for equestrian use of at least 900 square feet in floor area shall be assessed a pathway in-lieu fee, the amount of which shall be fixed by Council resolution as a development impact fee pursuant to the Mitigation Fee Act (AB 1600) (Government Code Section 66000 et seq.). For purposes of assessing the pathway in-lieu fee, "habitable" floor area does not include additions or improvements for garage and patio spaces kitchen and dining rooms, entryways, foyers, hallways, stairways, or elevators. Pathway in-lieu fees collected shall be deposited in the Town's pathway fund. No fee shall be assessed If the a lot has been assessed and has paid a pathway fee pursuant to Section 9-1.1112 of the Subdivision Ordinance, pathway inlieu fee shall be assessed only on an increase to the “habitable” and barn or stable floor area.

Staff recommend the City Council approve the proposed amendments to Municipal Code Sections §10-2.606 and §10-2.608 as specified herein to align the ordinance with the proposed Pathway Inlieu Fee option and current practices.

If approved by the City Council, the ordinance would be scheduled for second reading and adoption at the May 15, 2025, City Council Regular Meeting. The ordinance would be in effect 30 days after adoption.

Staff Report to City Council Page 10
Pathway In-lieu Fee
April 17, 2025
Noticing/Public Outreach
Per AB 602, the Town is required to provide 30-day public notice for meetings involving fee updates. The public was advised of this Public Hearing in the following ways:
• Publication of legal ad in the Los Altos Town Crier (March 17, 2025) • Public Posting Places (April 7, 2025)
o Town Hall
o Public Noticing Board on Christopher’s Lane
o Public Noticing Board on Summerhill Avenue
• Publication of agenda materials on Town website (April 11, 2025)

ENVIRONMENTAL REVIEW
There is no potential for physical effects on the environment because the proposed action involves adoption of fees and/or assessments imposed by the Town, does not commit the Town to any specific project, and said fees and/or assessments are applicable to future development projects and/or activities, and said fees and/or assessments are applicable to future development projects and/or activities, each of which future projects and/or activities will be fully evaluated in full compliance with the California Environmental Quality Act (“CEQA”) when sufficient physical details regarding said projects and/or activities are available to permit meaningful CEQA review (See CEQA Guidelines, Section 15004(b)(1). The creation of government funding mechanisms or other government fiscal activities which do not involve any commitment to any specific project which may result in a potentially significant physical impact on the environmental are not a “project” for purposes of CEQA, pursuant to CEQA Guidelines, Section 15378(b)(4). 2024-25 CITY COUNCIL WORK PLAN
This action is identified on the 2024-25 City Council Work Plan under Protect and Maintain Infrastructure for the Pathway Fee Nexus Study to update the pathway fee.

FISCAL IMPACT
The current balance of the Pathway Fund is $876,62.51, which includes approximately $112,000 in pathway fund revenues collected in FY2024/25 to date. The balance is not sufficient to fund all prior and FY2024/25 appropriations for pathway capital projects currently approved in the Adopted Operating and Capital Budgets for FY2024-2025 and FY2025-2026, which total over $1.1 million. However, not all approve capital projects would move forward in FY2024/25.

With the Pathway In-lieu Fee option, it will be difficult for staff to estimate annual revenues collected for the Pathway Fund. However, less in-lieu fees collected means more pathway segments being built by property owners and developers. Staff resources would need to be shifted from planning and building new pathways to overseeing the design and construction of pathways by private parties. Staff can arbitrarily estimate half the revenue anticipated to be collected from development impact fees, which would be between $150,000 to $175,000 annually. Staff would

Staff Report to City Council Page 11
Pathway In-lieu Fee
April 17, 2025
work with the Pathways Committee to develop a plan to continue building new pathways that are proportional to the Pathway Funds collected.

Adopting the proposed pathway in-lieu fee would result in less than anticipated Pathway Fund for design, environmental review, mitigation, legal defense, and pathway construction by the Town.

Consequently, while more pathways in front of homes may be built initially, there may be less funds over time for the Town to build pathways. Staff plans to reduce funding for future capital pathway projects in the five-year capital budget to align with anticipated pathway impact fee revenues.

ATTACHMENTS

1. Resolution

2. Ordinance for Amendments to the LAHMC related to the Pathway In-Lieu Fee [DRAFT]

3. Ordinance 381

4. City Council Resolution No. 77-23

5. FIC June 3, 2024 Meeting Minutes

6. FIC October 7, 2024 Meeting Minutes

7. Final 2024 Pathway Fee Nexus Study

ITEM 8A, Attachment 1
- 1 -
RESOLUTION __-25

A RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS ADOPTING THE 2024 PATHWAY FEE NEXUS STUDY PREPARED BY MATRIX

CONSULTING GROUP AND THE PATHWAY IN-LIEU FEE PER THE
PLANNING/BUILDING/ENGINEERING FEE SCHEDULE FOR FY 2025/26 TO

REPLACE THE CURRENT PATHWAY DEVELOPMENT IMPACT FEE
WHEREAS, the current Pathway Development Impact Fee, which was adopted in 2019 through a nexus study, consists of flat fees of $10,943 for new residences and $3,826 for major additions, including barns and stables; and
WHEREAS, on May 17, 2023, the Council directed staff to initiate a Pathway Impact Fee Study as recommended by the Pathways Committee with the understanding that pathway construction costs have significantly increased, and the current pathway fee structure is not sufficient to sustain pathway construction needs for the Town; and
WHEREAS, through the 2024 Pathway Fee Nexus Study, different options to assess the pathway fee were evaluated, but the focus was to update the pathway development impact fee based on square footage of development due to a new nexus analysis requirement per Assembly Bill (AB) 602; and
WHEREAS, in-lieu fee option was also evaluated through the 2024 Pathway Fee Nexus Study, which would allow property owners and developers to install pathways onsite or offsite per the General Plan Pathway Element and as directed by the site development authorities or pay the pathway in-lieu fee; and
WHEREAS, Pathway in-lieu fee calculation is the same as the impact fee as established in the 2024 Pathway Fee Nexus Study; and
WHEREAS, these fees and charges are collected prior to the issuance of building permits to recover the Town’s reasonable cost of providing the service or of performing the functions or regulatory activity for which the fees are charged, as applicable, and which are not levied for general revenue purposes, and are not special taxes as defined in Article 3.5 of the California Government Code; and
WHEREAS, AB 602 requires that local agencies adopt an appropriate nexus study as a precondition to adopt new development fees; and
WHEREAS, as determined in the 2024 Pathway Fee Nexus Study, the pathway impact fee or inlieu fee would be at a rate of $5.49 per square foot of habitable floor area development, which is recommended to be adjusted annually by Engineering News-Record (ENR) Construction Cost Index (CCI); and
WHEREAS, the pathway fee and requirements would continue to be exempt for additions of less than 900 square feet floor area; and

ITEM 8A, Attachment 1
- 2 -
WHEREAS, the maximum Pathway In-lieu Fee that can be assessed and charged to a singlefamily development project is set at a rate of 7,000 square feet habitable floor area addition, which would be $38,430 during the first fiscal year of the fee update; and WHEREAS, pathway design and construction by a developer shall be per Town standards and requirements, and Town staff shall oversee the construction and accept the project as final before Town forces take over the pathway for maintenance; and
WHEREAS, the Town of Los Altos Hills has established certain fees and charges for Town services related to review, inspections, and oversight; and WHEREAS, these fees and charges are collected to recover the Town’s reasonable cost of providing the service or of performing the functions or regulatory activity for which the fees are charged, as applicable, and which are not levied for general revenue purposes, and are not special taxes as defined in Article 3.5 of the California Government Code; and WHEREAS, on April 17, 2025, the City Council held a duly noticed public hearing in compliance with California Government Code sections 6062a, 66016, 66017 and 66018, at which public testimony and written testimony was received, to consider the updates to the Pathway Development Impact Fee; and
WHEREAS, the creation of government funding mechanisms or other government fiscal activities which do not involve any commitment to any specific project which may result in a potentially significant physical impact on the environmental are not a “project” for purposes of CEQA, pursuant to CEQA Guidelines, Section 15378(b)(4); and WHEREAS, the City Council desires to implement the updated Pathway In-Lieu Fee per the Planning/Building/Engineering Fee Schedules, detailed in “Exhibit A,” which will become effective no sooner than 60 days following the final passage and adoption of this Resolution, consistent with Californian Government Code Section 66017.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the Town of Los Altos Hills hereby approve and adopt:

1. The 2024 Pathway Fee Nexus Study prepared by Matrix Consulting Group; and

2. The Pathway In-lieu Fee specified herein and the Planning/Building/Engineering Fee Schedules for FY 2025/26 as set forth in “Exhibit A” to this Resolution based on the 2024 Pathway Fee Nexus Study, and these fees shall become effective on July 1, 2025 following the final passage and adoption of this Resolution and shall remain in effect until a new Resolution amending the same is adopted by the City Council.

The above and foregoing resolution was passed and adopted by the City Council of the Town of Los Altos Hills at a regular meeting held on the 17th day of April 2025 by the following vote:

AYES:

NOES:

ITEM 8A, Attachment 1
- 3 -
ABSTAIN:

ABSENT:

By:

Kavita Tankha, Mayor
ATTEST:

Arika Birdsong-Miller, City Clerk

Exhibit A
(FY2025/26 Pathway In-lieu Fee updates - additions in red double underline and deletions in strikethrough)
Planning Fee Schedule FY 2025/26
Adopted via Resolution No. ___-25 – Effective Date: July 1, 2025 Note: If there is more than one action associated with a project, including - zoning permits, Site Development, Variances, Conditional Use Permits, Environmental Review, separate fees for each action apply and the applicant shall pay a cumulative fee to cover the entire amount due for all applicable actions. All items marked as a “deposit” require replenishment once the initial amount has been exhausted, and any unused portion will be refunded to the applicant once final project review is completed.

General Fee Deposit
Pre-Application Meeting $520
Pre-Application Meeting - ADU $410
Additional Plan Review $625
Permit Modification $1,450
Extension – Administrative $250
Extension – City Council $1,140
Site Analysis $260
Appeal $900 $2,000
NPDES C.3 Review $4,000.00
Sight Distance and Traffic Study Peer Review $3,000.00
Sewer Capacity/Impact/Rate Study $10,000.00
Town Attorney Land Use Review $2,000 plus
10% admin fee
Zoning Permits Fee Deposit
General Zoning Permit $260
Fence Permit – Administrative $520
Fence Permit – Public Hearing $1,140
Wireless Facility Mod – Administrative $2,180
Oak Tree Removal $250
Oak Tree Removal (Dead/Emergency) $0
Arborist Report Review $500
Site Development Fee Deposit
Minor Administrative Review $1,560
Major Administrative Review $3,010
Site Development Hearing Review $4,160

Fast Track Hearing Review $4,880
Planning Commission Hearing Review $7,125
Conditional Development Permit $2,180
Geotechnical Report Review $2,000
Grading Policy Exception Planning Commission Review $1,560 Landscape Performance Deposit – Director’s Discretion $5,000 Variances and Conditional Use Permits Fee Deposit
Minor Variance - Site Development Committee $3,120
Major Variance - Planning Commission $5,200
Conditional Use Permit - Planning Commission $6,080
Conditional Use Permit - City Council $880 $6,000
CUP Renewal/Amendment - Planning Comm. $3,840
CUP Renewal/Amendment – City Council $880 $6,000
Environmental Review Fee Deposit
Technical Environment Study Review $1,500
Preparation of Initial Study/NegDec by Staff $7,500
Preparation of Initial Study/NegDec/EIR by Outside
Consultant Actual Cost
This amount is the actual cost to prepare the work based on an approved proposal from an outside consultant + a 10% administrative fee to cover staff time.

Planning Staff Billable Rates Rate
Planning Director $278/hr
Principal Planner $246/hr
Senior Planner $233/hr
Associate Planner $220/hr
Assistant Planner $213/hr
These are the rates used when staff time is billed against a deposit. These hourly rates are set as part of the Town’s annual adopted budget.

Subdivisions and Mapping Fee Deposit
Minor Land Division (<5 lots) $725 $5,000
Subdivision (5+ lots) $880 $10,000
Extension $550
Modification/Amendment $625 $2,500
Minor Land Division (<5 lots) $5000
Subdivision (5+ lots) $5,000
Certification of Correction $2,000
Other Applications
Lot-Line Adjustment and Merger $725 $3,500
Certificate of Compliance $725 $3,500
Easement Review $3,500

Annexation Fee Deposit
Up to Four Lots
(deposit is per number of lots) $880 $5,000
More than Four Lots
(deposit is per number of lots) $880 $5,000
Extension/Modification $205 $2,000
Short-Term Rental Licenses Fee Deposit
Short-Term Rental License (initial) $205
Short-Term Rental Renewal $105
Conditional Short-Term Rental License $1,350
These fees are set per Municipal Code Section 10-1.1206.

Other Fees Fee Deposit
General Plan Amendment $880 $5,000
Municipal Code Amendment $880 $5,000
Zoning Ordinance Interpretation $830
Historic Review/Mills Act Agreement $725 $3,000
Application Process Violation Up to 10x application fee The violation fee is per Municipal Code Section 10-2.1318, with the specific amount determined by the Planning and Building Director based on the nature of the violation.

Impact Fees for Subdivisions Fee
Pathway In-lieu Fee: If no pathways are constructed, Pathway In-lieu Fee shall be assessed at tentative map building square footage or at 5,000 square feet of habitable floor area, whichever is greater. In-lieu Fee shall be collected before the subdivision map is finalized or approved.

See Engineering Fee Schedule for review and inspection deposits related to pathway construction. Pathway.

New Single-Family or Primary Residence (includes
SB 9 primary residence)
$10,943 $5.49/sq ft of habitable
floor area
Accessory Dwelling Unit (900 sq ft or larger)* $3,826 fee waived Additions (900 sq ft or larger) $3,826
Equestrian Barns or stables (900 sq ft or larger) $3,826 $5.49/sq ft of habitable floor area
This fee is set per Resolution -- -25. Annual ENR CCI adjustment allowed for the Pathway In-lieu Fee. *For Accessory Dwelling Units, this fee shall be waived for the Planning Period 2023-2031.

Recreation In-Lieu Fee
This fee is set per Municipal Code Section 9-1.1403.

Storm Drainage Fee $0.69 per sq ft
This fee assessed on all subdivisions for new hardscape/impervious area added within a public rightof-way or easement.

Building Department Fees
Adopted via Resolution No. ___-25 – Effective Date: July 1, 2025 Building Fee Schedule FY 2023/24 Adopted via Resolution No. 77-23 – Effective Date: October 21, 2023 Note: If there is more than one action associated with a project, including - zoning permits, Site Development, Variances, Conditional Use Permits, Environmental Review, separate fees for each action apply and the applicant shall pay a cumulative fee to cover the entire amount due for all applicable actions. All items marked as a “deposit” require replenishment once the initial amount has been exhausted, and any unused portion will be refunded to the applicant once final project review is completed.

Application and Permit Fees
Building Permit Fees
All Projects Base Fee $240
All Projects - Modifier 0.9% of project valuation
The project valuation is provided by the applicant at time of submittal and confirmed by Building Dept staff during initial plan review.

Mechanical, Electrical and Plumbing Permits
All Projects Base Fee $180
All Projects - Modifier 0.9% of project valuation
The project valuation is provided by the applicant at time of submittal and confirmed by Building Dept staff during initial plan review.

Furnace $82
Gas Lines $82
Water Heater $82
Reroof (< $50,000 valuation) $375
Reroof (≥ $50,000 valuation) $375 + 0.9% of project valuation over $50,000
Solar energy system (set by State law) $450 + $15/kW (above 15kW) This fee is set per California Government Code Section 66015.

Demolition $180
Plan Review Fee 65% of Permit Fee
Plan Retention Fee $25/page
Plan Retention Fee (electronic plans) $75
Planning and Engineering Review and Inspection Fees
Site Development Review $830
Site Development Compliance Inspections $980
ADU Plan Review $725
ADU Compliance Inspections $830
These review and inspection fees are assessed to all building permits that are subject to Planning and Engineering review and compliance inspections. If more than three reviews are required to issue a permit or more than six inspections required final a permit, additional review/inspections fees may be assessed.

Green Building Fee $4/$100,000 of assessed valuation, (Minimum $1/$25,000 of valuation)
This fee is set per California Health and Safety Code Section 18931.6 and goes into the Building Standards Administration Special Revolving Fund established under Section 19831.7 Strong Motion Instrumentation & Seismic
Hazard Mapping Fee
$0.13/$1,000 of assessed valuation (Minimum
fee is $0.50)
Energy Fee (State Imposed)
Formula = 1.65 x (0.15 x building permit fee) 15% of Building Permit This fee is set by the State of California under Title 24 Part 2 Energy and Accessibility Code and Regulations.

Inspections Fees
During normal business hours $210
After normal business hours $240
Reinspection $210
Inspection for which no fee is otherwise
indicated $210
Code Compliance Inspection $300
NPDES C.3 Maintenance Agreement and
Inspections $3,000 deposit
Other Permit Fees
Extension of Building Permit $180
Replacement of Inspection Card $80
Additional Plan Review $350
This fee is applied when an application requires more than three plan checks to be completed.

Temporary Certificate of Occupancy $500
Approval by the Planning and Building Director is required to issue a Temporary Certificate of Occupancy and the project must demonstrate special circumstances.

Street Address Change $650
Work Without a Permit Up to 4x Permit Fee
The violation fee is set per Municipal Code sections 8-8.05 and 10-2.1318, with the specific amount determined by the Planning and Building Director based on the nature of the violation.

Geotechnical Report Review $2,000
Less than $50,000 $0
$50,000 or more 0.9% of valuation
Gas $20,000
Electric $40,000

Pathway In-lieu Fee Fee
Maximum in-lieu fee capped at 7,000 sq ft. In-lieu Fee shall be collected before the issuance of building permits. If allowed by the Town and the Site Development Authority, developers can build required onsite or offsite pathways in-lieu of paying the Pathway Fee. See Engineering Fee Schedule for review and inspection deposits related to pathway construction.

New Single-Family or Primary Residence (includes
SB 9 primary residence) $5.49/sq ft of habitable floor area Accessory Dwelling Unit (900 sq ft or larger)* fee waived Additions (900 sq ft or larger) $5.49/sq ft of habitable floor area Equestrian Barns or stables (900 sq ft or larger) $5.49/sq ft of habitable floor area This fee is set per Resolution -- -25. Annual ENR CCI adjustment allowed for the Pathway In-lieu Fee. *For Accessory Dwelling Units, this fee shall be waived for the Planning Period 2023-2031.

Impermeable Structure (per sq ft of development
area added) $0.96/sq ft
This fee set per Municipal Code Section 8-7.05.

Engineering Fees
Adopted via Resolution No. ___-25 – Effective Date: July 1, 2025 Note: If there is more than one action associated with a project, including - zoning permits, Site Development, Variances, Conditional Use Permits, Environmental Review, separate fees for each action apply and the applicant shall pay a cumulative fee to cover the entire amount due for all applicable actions. All items marked as a “deposit” require replenishment once the initial amount has been exhausted, and any unused portion will be refunded to the applicant once final project review is completed.

Site Development Fee Deposit
Staking of Pathway by Third-Party Surveyor
$3,000 to $8,000 (varies
based on scope and
actual cost)
Pathway design review (onsite or offsite) –
Engineering Staff or Third-Party Pear Review $3,000
Pathway construction inspections and
compaction testing $3,000
Miscellaneous Engineering Staff and ThirdParty Peer Review $500.00 to $5,000.00
(varies based on scope
and actual cost)
Street and Pathway Excavation Permit Fee Deposit
Permit Fee $159.00
Other Street Charges, where applicable
(minimum $520) $11.00/sq.ft.

Other Pathway Charges, where applicable
(minimum $520) $1.28/sq.ft.

Encroachment into Public Right-of-Way Fee Deposit
Application Fee $326.00
Inspection Deposit $1,000.00
Trenching Fee (minimum $400) $17.00/lf
Fence; Wall; Irrigation; Driveway Cuts
(maximum $595) $17.00/lf
Sight Distance and Traffic Study Peer Review $3,000.00 plus 10% admin fee
Traffic Control Plan Review (Traffic
Consultant)
$300.00 per sheet for
standard lane closures;
$900 per sheet for longterm (over one-week)
closures
Engineering Staff and Consultant Fee Rate
Public Works Director/City Engineer $294 278/hr

Senior Engineer/Utility Engineering Manager $243 234/hr Associate Engineer $224 219/hr
Assistant Engineer $209 194/hr
Contracted Associate Engineer Public Works
Inspector $208 215.00/hr
Sewer Disposal Fee Deposit
Sewer Connection Fee (Residence) $11,236.00
Sewer Connection Fee (Church) $11,236.00
Sewer Connection Fee (Country Club) $30,112.00
Sewer Connection Fee (Office) $20,674.00
Sewer Connection Fee (Fire Station) $33,708.00
Sewer Reimbursement Fee
When connecting to privately developed sewer line Varies based on reimbursement agreement Annual Sewer Charge See Sewer Assessment Fee Schedule
Appeal – Filing Fee and Deposit $585.00 $875.00
Industrial Waste Discharge Permit Full Cost to Town
Solid Waste Collection and Disposal Monthly
Fee See Solid Waste Fee Schedule
Sewer Capacity/Impact/Rate Study $10,000.00 plus 10%
admin fee
Other Charges
Effort out of standard scope Varies based on scope

ITEM 8A, Attachment 2
ORDINANCE ______
AN ORDINANCE OF THE TOWN OF LOS ALTOS HILLS AMENDING ARTICLE 6 OF CHAPTER 2, TITLE 10 (ZONING AND SITE DEVELOPMENT) OF THE LOS

ALTOS HILLS MUNICIPAL CODE TO AMEND REGULATIONS RELATED TO THE FY2025/26 PATHWAY IN-LIEU FEE UPDATE
WHEREAS, in March 1996 through Ordinance 381, the Town established a Pathway Fund and revised requirements for pathway easement dedications, construction of pathways, and pathway fees, which over time, the pathway fees have increased based on increasing costs of pathway construction; and
WHEREAS, the current Pathway Development Impact Fee, adopted in 2019 through a nexus study, consists of flat fees of $10,943 for new residences and $3,826 for major additions 900 square-foot or more, including for barns and stables; and WHEREAS, on May 17, 2023, Council directed staff to initiate a Pathway Impact Fee Study as recommended by the Pathways Committee with the understanding that pathway construction costs have significantly increased, and current pathway fee structure is not sufficient to sustain pathway construction needs for the Town; and WHEREAS, Matrix Consulting Group was hired by the Town to prepare the 2024 Pathway Fee Nexus Study, which recommended updates to the Pathway Development Impact Fee based on development square footage of habitable floor area; and WHEREAS, on March 12, 2025, the Planning Commission held a duly noticed public hearing at which time all interested parties were provided an opportunity to give input and participate in the public process to consider the proposed the General Plan Pathway Element and Zoning and Site Development Ordinance amendments related to the 2025 Pathway Development Impact Fee Update; and
WHEREAS, the Planning Commission recommended not to amend the General Plan and Town Ordinance for the pathway fee update and that the City Council consider an pathway in-lieu fee option for property owners and developers to build pathways or pay the pathway in-lieu fee, which was one of the options investigated in the 2024 Pathway Fee Nexus Study; and WHEREAS, staff evaluated the recommendations from the Planning Commission and support the Pathway In-lieu Fee option but is recommending certain amendments to Article 6 of Chapter 2, Title 10 (Zoning and Site Development Ordinance) to align the Town policies and regulations with the in-lieu fee update; and
WHEREAS, staff recommend that amendments be made to Municipal Code Sections §10-

2.606 and §10-2.608 removing the reference to ADUs for pathway fee and requirements, including the in-lieu fee option, updating the definition of “habitable” floor area, and to better clarify the fee assessment for properties that have paid into the Pathway Fund; and.

WHEREAS, the “habitable” floor area would be amended to only exclude improvements to garage and patio spaces to simplify how habitable floor areas are quantified by staff and developers through the development review process; and
WHEREAS, for properties that have paid a fee to the Pathway Fund, the new pathway impact fee would only be assessed on net increase of habitable, barn, or stable, although the

assessment of a pathway fee would be triggered for 900 SF or larger additions and new homes; and
WHEREAS, on April 17, 2025, the City Council held a duly noticed public hearing to consider the proposed Zoning Text Amendments, at which time all interested parties were provided an opportunity to give input and participate in the public process; and WHEREAS, under the California Environmental Quality Act (“CEQA”) Guidelines Section 15061(b)(3), CEQA applies only to projects which have the potential for causing a significant effect on the environment, and where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; and
WHEREAS, there is no potential for physical effects on the environment because the proposed action involves adoption of fees and/or assessments imposed by the Town, does not commit the Town to any specific project, and said fees and/or assessments are applicable to future development projects and/or activities, each of which future projects and/or activities will be fully evaluated in full compliance with the California Environmental Quality Act (“CEQA”) when sufficient physical details regarding said projects and/or activities are available to permit meaningful CEQA review per CEQA Guidelines, Section 15004(b)(1); and WHEREAS, the creation of government funding mechanisms or other government fiscal activities which do not involve any commitment to any specific project which may result in a potentially significant physical impact on the environmental are not a “project” for purposes of CEQA, pursuant to CEQA Guidelines, Section 15378(b)(4).

NOW, THEREFORE, the City Council of the Town of Los Altos Hills hereby ordains as follows:

SECTION I. FINDINGS.

Based on the entirety of the record as described above, the City Council for the Town of Los Altos Hills hereby makes the following findings:

1. All of the facts and recitals above are true, correct, incorporated herein and made a part hereof.

2. Based on the entirety of the record before it, the City Council hereby finds that this Ordinance is exempt from review under the California Environmental Quality Act (CEQA) pursuant to Section 15378(b)(4) of the CEQA Guidelines. Under CEQA Guidelines Section 15378(b)(4), the creation of government funding mechanisms or other government fiscal activities which do not involve any commitment to any specific project which may result in a potentially significant physical impact on the environmental are not a “project” for purposes of CEQA. In this case, the proposed Zoning and Site Development Ordinance Amendments are related to the Pathway In-Lieu Fee Update, which do not have a potential for creating a significant environmental effect as they do not implement any land use projects or issue any entitlements.

3. This Ordinance was prepared, introduced, and adopted in accordance with the requirements of Planning and Zoning Law (Government Code, sections 65853-65860) and meets all of the requirements thereunder.

4. This Ordinance is consistent with and supports the Los Altos Hills General Plan by implementing the Pathway In-lieu Fee for property owners and developers to build pathways or pay the pathway in-lieu fee to encourage construction of more pathways.

SECTION II. AMENDMENT.

Article 6 of Chapter 2, Title 10, of the Los Altos Hills Municipal Code, are hereby amended to read as set forth in Exhibit A to this Ordinance, which is hereby incorporated as though set forth in full herein.

SECTION III. SEVERABILITY.

If any provision of this ordinance or the application thereof to any person or circumstance is held invalid or unconstitutional the remainder of this ordinance, including the application of such part or provision to other persons or circumstances shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this ordinance are severable. The City Council of the Town of Los Altos Hills hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.

SECTION IV. EFFECTIVE DATE AND PUBLICATION.

Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post in the City Clerk’s Office a certified copy of this Ordinance. Within fifteen (15) days after the adoption of this Ordinance, the City Clerk shall (1) publish the summary, and (2) post in the City Clerk’s Office a certified copy of the full text of this Ordinance along with the names of those City Council members voting for and against this Ordinance or otherwise voting.

This Ordinance shall become effective thirty (30) days from and after its adoption.

INTRODUCED: April 17, 2025
PASSED: _______, 2025
AYES:

NOES:

ABSTENTIONS:

ABSENT:

BY:

Kavita Tankha, Mayor
ATTEST:

Arika Birdsong-Miller, City Clerk
APPROVED AS TO FORM:
_________________________
City Attorney

ITEM 8A, Attachment 2

EXHIBIT A
Revisions to Article 6, “Pathway Dedication, Maintenance and Improvement” of Chapter 2 of Title 10
Sections 10-2.606 and 10-2.608 are amended as follows, with additions in red double underline and deletions in strikethrough. Sections, subsections, paragraphs, and texts not modified by this amendment are not included below and shall remain in full force and effect.

Section 10-2.606 Payment of pathway fees and/or dedication of pathway easement.

Whenever a site development permit is requested for a main residence, an accessory dwelling unit, an addition to a structure of at least 900 square feet of "habitable" floor area (including cumulative additions of 900 or more square feet of habitable floor area made over a period of 10 year(s)), or a barn or stable for equestrian use of at least 900 square feet in floor area, on a property which is designated on the Master Path Plan for an off-road pathway or for a roadside pathway, but where all or a portion of such roadside path cannot feasibly be located within the existing public or private right-of-way, the Town and Site Development Authority may require the payment of pathway fees and/or dedication of an easement for public use as part of the Town's pathway system according to the guidelines contained in the Pathway Element of the General Plan and/or construction of pathways in the easement and public right-of-way or pathway in-lieu fee payment per Section 10-

2.608. Pathway easements shall be required within emergency road easements. In addition, the following guidelines apply:
(a) An easement should generally be located along the boundary of a property; (b) The easement shall be located so as to connect to existing or future pathway segments at the boundaries of a property; and
(c) The easement shall not be located on terrain that cannot be safely or conveniently traversed by pedestrians or equestrians.

Section 10-2.608 Pathway fee.

A site development permit for a lot on which no path is needed and on which is to be constructed a main residence, an accessory dwelling unit, an addition to a structure of at least 900 square feet of "habitable" floor area (including cumulative additions of 900 or more square feet of habitable floor area), or a barn or stable for equestrian use of at least 900 square feet in floor area shall be assessed a pathway in-lieu fee, the amount of which shall be fixed by Council resolution as a development impact fee pursuant to the Mitigation Fee Act (AB 1600) (Government Code Section 66000 et seq.). For purposes of assessing the pathway in-lieu fee, "habitable" floor area does not include additions or improvements for garage and patio spaces kitchen and dining rooms, entryways, foyers, hallways, stairways, or elevators. Pathway in-lieu fees collected shall be deposited in the Town's pathway fund. No fee shall be assessed If the a lot has been assessed and has paid a pathway fee pursuant to Section 9-1.1112 of the Subdivision Ordinance, pathway inlieu fee shall be assessed only on an increase to the “habitable” and barn or stable floor area.

ORDINANCE NO.
381

ORDINANCE OF THE

TOWN OF LOS ALTOS HILLS

AMENDING THE MUNICIPAL CODE TO PROVIDE

FOR A PATHWAY FUND AND TO REVISE REQUIREMENTS

FOR PATHWAY EASEMENTS, CONSTRUCTION, AND IN-LIEU FEES
WHEREAS, the Town has amended the Pathway Element of the Town' s General Plan to reflect current facts, goals, policies and laws; and
WHEREAS, the City Council wishes to amend the Municipal Code to be consistent with the recently amended Pathway Element;,
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does ORDAIN as follows:

1. Addition to Code. Article 3 ( Pathway Fund) is hereby added to Chapter 3 ( Funds) of Title 3 ( Finance) of the Los Altos Hills Municipal Code to read:

Article 3. Pathway Fund
Section 3- 3. 301 Established.

There is hereby established a special fund to be known at the "Pathway Fund." Section 3- 3. 302 Deposits
All funds collected pursuant to the provisions of Section 9- 1. 1112 and 10- 2.608 shall be deposited into the Pathway Fund.

Section 3- 3. 303 Expenditures
All funds received and held in the Pathway Fund shall be used exclusively for the maintenance, repair, construction and acquisition of property for the Town's pathway system."

2. Amendment of Code. Section 9- 1. 1112 of Article 11 ( Improvements) of Chapter 1 ( Subdivisions) of Title 9 ( Subdivisions and Plan Lines) ofthe Los Altos Hills Municipal Code is hereby amended to read:

Section 9- 1. 1112 Pathways
Every subdivider shall dedicate pathway easements and construct paths to Town standards when such dedications and construction requirements are a condition of ITEM 8A, Attachment 3

r
approval of the tentative subdivision or parcel map, consistent with the Pathway Element of the General Plan and the Master Path Plan. Any lot in the subdivision that does not contain a path shall be assessed a pathway fee, the amount ofwhich shall be fixed by Council resolution. Funds collected shall be deposited in the Town' s Pathway Fund."

3. Addition to Code. Section 10- 1. 226a( Habitable floor area) is hereby added to Article 2 ( Definitions) of Chapter 1 ( Zoning) of Title 10 ( Zoning and Site Development) ofthe Los Altos Hills Municipal Code to read:

Section 104. 226a. Habitable floor area.

Habitable floor area' shall mean floor area, as defined in Section 10- 1. 223 of the Zoning Code, which includes provisions for space heating, with floor to ceiling heights in excess of seven( 7) feet, and is intended for living purposes for human occupancy. ' Habitable floor area' shall include, but is not limited to, bedrooms, bathrooms, kitchens, living, family, and dining rooms, office/ study areas, game rooms, Poolhouses, or similar use areas, as well as entry foyers, hallways, stairs, etc., which connect such areas. Floor area clearly intended for garage or storage use, barns or stables ( excluding any habitable portion of the building), and basements and attics with floor to ceiling heights of less than 7 feet are not considered' habitable."'

4. Amendment of Code. Section 10- 2.606 ( Dedication ofPathway Easements) of Article 6 ( Pathway Dedication, Maintenance and Improvement) of Chapter 2 ( Site Development) of Title 10 ( Zoning and.Site Development) of the Los Altos Hills Municipal Code is hereby amended to read:

Section 10- 2. 606 Dedication of Pathway Easements.

Whenever a site development permit is requested for a main residence, a secondary dwelling, an addition to a structure of at least 900 square feet of" habitable" floor area including cumulative additions of 900 or more square feet of habitable floor area), or a barn or stable of at least 900 square feet in floor area, on a property which is designated on the Master Path Plan for an off-road pathway or for a roadside pathway, but where all or a portion of such roadside path cannot feasibly be located within the existing public or private right- of-way, the Site Development Authority may require the dedication of an easement for public use as part ofthe Town's pathway system according to the guidelines contained in the Pathway Element of the General Plan. Pathway easements shall be required within emergency road easements. In addition, the following guidelines apply:
a) An easement should generally be located along the boundary of a property;
b) The easement shall be located so as to' connect to existing or future pathway segments at the boundaries of a property; and
2—

c) . The easement shall not be located on terrain that cannot be safely or conveniently traversed by pedestrians or equestrians."

5. Amendment of Code. Section 10- 2. 607 ( Construction of Pathways) of Article 6 Pathway, Dedication, Maintenance and Improvement) of Chapter 2 ( Site Development) of Title 10 ( Zoning and Site Development) of the Los Altos Hills Municipal Code is hereby amended to read:

Section 10- 2. 607 Construction of Pathways.

The Site Development Authority may require the construction of pathway improvements within dedicated easements or public rights- of-way for public' use as part of the Town' s pathway system as shown on the Master Pathway Plan; and according to the engineering standards of the Town, for.any site development permit for a main residence, a secondary dwelling, an addition to a structure of at least 900 square feet of" habitable" floor area including cumulative additions of 900 or more square feet of habitable floor area), or of a barn or stable of at least 900 square feet in floor area."

6. Addition to Code. Section 10- 2. 608 (Pathway Fee) of Article 6 ( Pathway Dedication, Maintenance. and' Improvement) of Chapter 2 ( Site Development) of Title 10 ( Zoning and Site Development) of the Los Altos Hills Municipal Code is hereby added to read:

Section 10- 2.608 Pathway Fee.

A site development permit for a lot on which no path is needed and on which is to be constructed a main residence, a secondary dwelling, an addition to a structure of at least

90.0 square feet of" habitable" floor area( including cumulative additions of 900 or more square feet of habitable floor area), or a barn or stable of at least 900 square feet in floor area shall be assessed a pathway fee, the amount of which shall be fixed by Council resolution. Pathway fees collected shall be deposited in-the Town's Pathway Fund. No fee shall be assessed ifthe lot has been assessed- and has paid a fee pursuant to Section 9-

1. 1112 ofthe Subdivision Ordinance."

7. Amendment of Code. Section 10- 2. 1314 of Article 13 ( Administration and Enforcement) of Chapter 2 ( Site Development) of Title 10 ( Zoning and Site Development) of the Los Altos Hills Municipal Code is hereby amended to read:

Section 10- 2. 1314 Fees.'
There shall be paid for each site development and zoning permit a nonrefundable filing fee and deposit, the amount of which shall be fixed by Council resolution." 3 —

8. Severability.

If any part ofthis ordinance is held to be invalid or inapplicable to any situation by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions ofthis ordinance or the applicability ofthis ordinance to other situations.

9. Environmental Review.

Pursuant to the California Environmental Quality Act, the Council adopts a negative declaration and finds that this ordinance will result in no significant environmental impacts.

10. Effective Date; Posting.

This ordinance shall become effective thirty ( 30) days from the date of its passage, and shall be posted within the Town of Los Altos Hills in three( 3) public places.

INTRODUCED: March 6, 1996
PASSED: March 20, 1996
AYES: Mayor Siegel and Councilmembers Dauber, Hubbard and Johnson
NOES: Councihnember Casey
ABSTENTIONS: None
ABSENT: None
By:

ATTEST: Mayor Siege
City& erk
AP ROVED AS TO FORM:

City Attorney
14949/ 006/ 1048312. 1
4—

RESOLUTION 77- 23

A RESOLUTION OF THE CITY COUNCIL OF THE
TOWN OF LOS ALTOS HILLS UPDATING THE FY 2023- 24 PLANNING, BUILDING,

AND ENGINEERING FEE SCHEDULES TO ADD AND UPDATE DEPOSIT AMOUNTS RELATED TO: NPDES PERMIT C. 3 REVIEW AND INSPECTION; SEWER CAPACITYAMPACT/ RATE ANALYSIS; SIGHT DISTANCE AND TRAFFIC STUDY PEER REVIEW; TRAFFIC CONTROL PLAN REVIEW, MISCELLANEOUS ENGINEERING STAFF REVIEW, AND PEER REVIEW; AND TOWN ATTORNEY

LAND USE REVIEW, AND DETERMINATION THAT THE PROPOSED

AMENDMENTS ARE NOT SUBJECT TO THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT
WHEREAS, the Town of Los Altos Hills has established certain fees and charges for Town services, including those that apply to the filing, accepting, reviewing, approving, or issuing of an application, permit, subdivision maps, or entitlement; and WHEREAS, these fees and charges are collected to recover the Town' s reasonable cost of providing the service or of performing the functions or regulatory activity for which the fees are charged, as applicable, and which are not levied for general revenue purposes, for the purposes of defraying impacts from developments on public facilities, and are not special taxes as defined in Article 3. 5 of the California Government Code; and
WHEREAS, consistent with California Government Code sections 66016, 66017, and related applicable statutes, the fees and charges, as well as deposits, are for actual cost recover and does not exceed the amount reasonably required to administer the processing of such application, permit or entitlement and the estimated reasonable cost ofthe Town providing services for such purposes; and
WHEREAS, on August 17, 2023, the City Council held a duly noticed public hearing in compliance with California Government Code sections 6062a, 66016, 66017 and 66018, at which public testimony and written testimony was received, to consider adopting the FY 2023- 24 Fee Schedule Updates for Site Development Charges; and
WHEREAS, this action is exempt from environmental review pursuant to Section 15273 of the California Environmental Quality Act as it does not qualify as a " Project" as defined in CEQA Guidelines section 15378( b)"; and
WHEREAS, the City Council desires to implement the updated FY2023- 24 Fee Schedule Updates, detailed in " Exhibit A," which will become effective on October 21, 2023, consistent with Californian Government Code Section 66017.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the Town of Los Altos Hills hereby finds the foregoing recitals are true and correct and incorporated herein, and adopts the FY 2023- 24 Fee Schedule Updates for Site Development Charges as set forth in " Exhibit A" to this Resolution and determine that the amendments are not subject to the California Environmental Quality Act. Development fees contained herein shall become effective no sooner than 60 days following final passage and adoption of this Resolution and shall remain in effect until a new Resolution amending the same is adopted by the City Council.

Resolution 77- 23 Page 1
ITEM 8A, Attachment 4

The above and foregoing Resolution was passed and adopted by the City Council ofthe Town of Los Altos Hills at a regular meeting held on the
17th
day of August 2023 by the following vote:

AYES: Swan, Mok, Schmidt, Tankha, Tyson
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST:

Deborah Padovan, City Clerk
BY:

Linda G. Swan, Mayor
Resolution 77- 23 Page 2

Exhibit A
Planning Fees
Note: Ifthere is more than one action associated with a project, including - zoning permits, Site Development, Variances, Conditional Use Permits, and Environmental Review, separate fees for each action apply and the applicant shall pay a cumulative fee to cover the entire amount due for all applicable actions. All items marked as a " deposit" require replenishment once the initial amount has been exhausted, and any unused portion will be refunded to the applicant once the final project review is completed.

General Fee Deposit
Pre -Application Meeting 520
Pre -Application Meeting - ADU 410
Additional Plan Review 625
Permit Modification 1, 450
Extension — Administrative 250
Extension— City Council 1, 140
Site Analysis 260
Deposit
Appeal 900 2, 000
NPDES C. 3 Review
3, 010
4, 000. 00 plus 10%
admin fee
Sight Distance and Traffic Study Peer Review
4, 160
3, 000. 00 plus 10%
admin fee
Sewer Capacity/ Impact/ Rate Study ( for
multifamily and non-residential projects)
4, 880
10, 000. 00 plus 10%
admin fee
Town Attorney Land Use Review
7, 125
2, 000 plus 10% admin
fee
Zoning Permits Fee Deposit
General Zoning Permit 260
Fence Permit — Administrative 520
Fence Permit — Public Hearing 1, 140
Wireless Facility Mod — Administrative 2, 180
Oak Tree Removal 250
Oak Tree Removal ( Dead/ Emergency) 0
Arborist Report Review
Site Development
500
Deposit
Minor Administrative Review 1, 560
Major Administrative Review 3, 010
Site Development Hearing Review 4, 160
Fast Track Hearing Review 4, 880
Planning Commission Hearing Review 7, 125
Conditional Development Permit 2, 180
Geotechnical Report Review 2, 000
Grading Policy Exception Planning 1, 560
Resolution 77- 23 Page 3

Commission Review
Landscape Performance Deposit — Director' s
Discretion
Variances and Conditional Use Permits Fee
5, 000
Deposit
Minor Variance - Site Development Committee 3, 120
Major Variance - Planning Commission 5, 200
Conditional Use Permit - Planning Commission 6, 080
Conditional Use Permit - City Council 880 6, 000
CUP Renewal/ Amendment - Planning Comm. 3, 840
CUP Renewal/Amendment — City Council 880 6, 000
Fee Type
Environmental Review
Current
Fee Deposit
Technical Environment Study Review 1, 500
Preparation of Initial Study/NegDec by Staff 7, 500
Preparation of Initial Study/NegDec/EIR by
Outside Consultant
Actual Cost
This amount is the actual cost to prepare the work based on an approved proposal from an outside consultant + a 10% administrative fee to cover stafftime.

Planning Staff Billable Rates Rate
Planning Director 278/ hr
Principal Planner 246/ hr
Senior Planner 233/ hr
Associate Planner 220/ hr
Assistant Planner 213/ hr
These are the rates used when stafftime is billed against a deposit. These hourly rates are set as part of the Town' s annual adopted budget.

Subdivisions and Mapping Fee Deposit
Minor Land Division (< 5 lots) 725 5, 000
Subdivision ( 5+ lots) 880 10, 000
Extension 550
Modification/ Amendment 625 2, 500
Minor Land Division (< 5 lots) 5000
Subdivision ( 5+ lots) 5, 000
Certification of Correction 2, 000
Lot -Line Adjustment and Merger 725 3, 500
Certificate of Compliance 725 3, 500
Easement Review
Annexation
3, 500
Up to Four Lots
deposit is per number of lots)
880 5, 000
More than Four Lots
deposit is per number of lots)
880 5, 000
Extension/ Modification
Rental Licenses
205
Fee
2, 000
Deposit
Resolution 77- 23 Page 4

Short -Term Rental License ( initial) 205
Pathway Fee
Short -Term Rental Renewal 105
10, 943
Conditional Short -Term Rental License 1, 350
Additions ( 900 sq ft or larger)
These fees are set per Municipal Code Section 10-1. 1206.

Fee Type
Other Fees
Current Fee
Fee Deposit
General Plan Amendment 880 5, 000
Municipal Code Amendment 880 5, 000
Zoning Ordinance Interpretation 830
Historic Review/Mills Act Agreement 725 3, 000
Application Process Violation Up to l Ox applic. fee
Impact Fees
Pathway Fee
New Single -Family Residence 10, 943
Accessory Dwelling Unit (900 sq ft or larger)* 3, 826
Additions ( 900 sq ft or larger) 3, 826
Equestrian Barns ( 900 sq ft or larger) 3, 826
This fee is set per Resolution 62- 19. * For Accessory Dwelling Units, this fee shall be waivedfor the Planning Period 2023-2031.

Recreation In -Lieu Fee
Storm Drainage Fee 0. 69 per sq ft
Thisfee assessed on all subdivisions for new hardscape/ impervious area added within a public rightof-way or easement.

Resolution 77- 23 Page 5

Building Fees
Building Permit Fees
All Projects Base Fee 240
All Projects - Modifier 0. 9% of project valuation
The project valuation is provided by the applicant at time ofsubmittal and confirmed by Building Dept staffduring initial plan review.

Mechanical, Electrical and Plumbing Permits
All Projects Base Fee 180
All Projects - Modifier 0. 9% of project valuation
The project valuation is provided by the applicant at time ofsubmittal and confirmed by Building Dept staffduring initial plan review.

Furnace 82
Gas Lines 82
Water Heater 82
Reroof (< $ 50, 000 valuation) 375
Reroof (> $50, 000 valuation)
375 + 0. 9% of project valuation over
50, 000
Solar energy system ( set by State law) 450 + $ 15/ kW ( above 15kW) This fee is set per California Government Code Section 66015.

Demolition 180
Plan Review Fee 65% of Permit Fee
Plan Retention Fee 25/ page
Plan Retention Fee ( electronic plans) 75
Planning and Engineering Review and Inspection Fees
Site Development Review 830
Site Development Compliance Inspections 980
ADU Plan Review 725
ADU Compliance Inspections 830
These review and inspection fees are assessed to all building permits that are subject to Planning and Engineering review and compliance inspections. Ifmore than three reviews are required to issue a permit or more than six inspections required final a permit, additional review/ inspections fees may be assessed.

Green Building Fee
4/$ 100, 000 of assessed valuation, ( Minimum
1/$ 25, 000 of valuation)
This fee is set per California Health and Safety Code Section 18931. 6 and goes into the Building Standards Administration Special Revolving Fund established under Section 19831. 7 Strong Motion Instrumentation & Seismic
Hazard Mapping Fee

0. 13/$ 1, 000 of assessed valuation ( Minimum
fee is $ 0. 50)
Energy Fee ( State Imposed)
Formula = 1. 65 x (0. 15 x building permit fee)
15% of Building Permit
Resolution 77- 23 Page 6

Thisfee is set by the State of California under Title 24 Part 2 Energy and Accessibility Code and Regulations.

Inspections Fees
During normal business hours 210
After normal business hours 240
Reinspection 210
Inspection for which no fee is otherwise
indicated
210
Code Compliance Inspection 300
NPDES C. 3 Maintenance Agreement and
Ins ections
Other Permit Fees
3, 000 deposit
Extension of Building Permit 180
Replacement of Inspection Card 80
Additional Plan Review 350
This fee is applied when an application requires more than three plan checks to be completed.

Temporary Certificate of Occupancy 1 $ 500
Approval by the Planning and Building Director is required to issue a Temporary Certificate of Occupancy and the project must demonstrate special circumstances.

Street Address Change 650
Work Without a Permit Up to 4x Permit Fee
The violation fee is setper Municipal Code sections 8-8.05 and 10-2.1318, with the specific amount determined by the Planning and Building Director based on the nature ofthe violation.

Geotechnical Report Review 2, 000
Less than $ 50, 000 0
50, 000 or more 0. 9% of valuation
Gas 20, 000
Electric 40, 000
Impermeable Structure ( per sq ft of development
area added) $

0. 96/ sq ft
Thisfee setper Municipal Code Section 8- 7.05.

Resolution 77- 23 Page 7

Engineering Fees
Site Development Fee Deposit
Miscellaneous Engineering Staff and Third- $
500. 00 to $5, 000. 00
Party Peer Review (
varies based on scope
and actual cost
Street and Pathway Excavation Permit Fee Deposit
Permit Fee 159. 00
Other Street Charges, where applicable
minimum $520)$ 11. 00/ sq.ft.

Other Pathway Charges, where applicable
minimum $ 520)$ 1. 28/ sq.ft.

Encroachment i Deposit
Application Fee 326. 00
Inspection Deposit 1, 000. 00
Trenching Fee ( minimum $ 400) 17. 00/ lf
Fence; Wall; Irrigation; Driveway Cuts 17. 00/ lf
maximum $595
Sight Distance and Traffic Study Peer Review
3, 000. 00 plus 10%
admin fee
300. 00 per sheet for
Traffic Control Plan Review (Traffic
standard lane closures;
900 per sheet for long- Consultant)
term ( over one- week)
closures
Engineering Staff and Consultant Fee Rate
Public Works Director/ City Engineer 278
Senior Engineer/ Utility Engineering Manager 234
Associate Engineer 219
Assistant Engineer 194
Contracted Associate Engineer 215. 00
Sewer Disposal Fee Deposit
Sewer Connection Fee ( Residence) 11, 236. 00
Sewer Connection Fee ( Church) 11, 236. 00
Sewer Connection Fee ( Country Club) 30, 112. 00
Sewer Connection Fee ( Office) 20,674. 00
Sewer Connection Fee ( Fire Station) 33, 708. 00
Sewer Reimbursement Fee Varies based on reimbursement agreement When connecting to privately developed sewer line
Annual Sewer Charge See Sewer Assessment Fee Schedule
Appeal — Filing Fee and Deposit 585. 00 1 $ 875. 00
Industrial Waste Discharge Permit Full Cost to Town
Resolution 77- 23 Page 8

Solid Waste Collection and Disposal Monthly
Fee
See Solid Waste Fee Schedule
Sewer Capacity/ Impact/ Rate Study ( for
multifamily and non- residential projects)
10, 000. 00 plus 10%
admin fee
Other
Effort out of standard scope Varies based on scope
Resolution 77- 23 Page 9

1 | P a g e
Finance and Investment Committee (“FIC”) Meeting Minutes Town of Los Altos Hills – June 3, 2024
Members present Allan Epstein, Kjell Karlsson, Sean McGraw, Michelle Raffin and Jeanne Seeley
Member(s) absent: Nate Blair
Associate members: Attending by Zoom, Roddy Sloss; Associate Members Lai and Lloyd were absent.

Council present: Mayor, Stan Mok and Vice Mayor, Lisa Schmidt Staff present: Peter Pirnejad, City Manager, Woojae Kim, Public Works Director and City Engineer
Guests present: Drew Corbett in attendance to assist with the Budget presentation and Khushboo Ingle (by tele video), consultant presenting the Matrix Pathway fee presentation as seen on meeting Zoom recording following.

Public present: Rajiv Bhateja (in person) and Anan Ranganathan (by tele video) Meeting recording: https://losaltoshillsca.portal.civicclerk.com/event/3192/media Agenda attachments: Handouts attached to the Agenda were posted to the Town website before the meeting.

Meeting Called to Order: At 4pm, Chairman Epstein called the meeting to order and called the roll.

Public comments: None.

Presentations from
the floor: None.

Approval of Minutes: Allan Epstein
The May 13, 2024, meeting minutes attached to the meeting Agenda were unanimously accepted by all attending members after a unanimous enabling motion.

Pathways Impact Fee Study Results: Woojae Kim and Kushboo Ingle, Matrix Consulting Mr. Kim provided background for the study and asked Ms. Ingle to present the report. Ms. Ingle put the slide presentation on the screen in the meeting and discussed the work and conclusions described in the report. An extended discussion by the Committee members occurred in the meeting. Mr. Epstein expressed concern that the nexus study did not show the proportionality required by the Mitigation Act. Impact on pathways is driven by increased population and the study did not demonstrate any correlation between increased population and the square footage factor used in the study. Population growth in LAH is expected to come primarily from ADUs and multifamily housing and not larger, single-family residences. City Manager Pirnejad stated that the Council and housing plan committed to continue not charging a pathway impact fee for ADUs. All members supported the calculated charge per parcel, but there were questions on how the Town average square footage per parcel was determined and resultant charge per square foot. Mr.

Kim agreed to further investigate the average square footage calculation and to provide details on permits issued and pathway fees collected in the past year. There was also discussion on how to measure square ITEM 8A, Attachment 5

2 | P a g e
footage, whether it should be all footage, livable footage, bedroom footage or some other measure. Current ordinance applies impact fee once per parcel.

MOTION: Recommend to Council approval of methodology shown in nexus study with annual CPI adjustments. (Seeley) Second: Raffin; Ayes: Seeley, Raffin, Karlsson, and McGraw; Naes: Epstein.

Motion carried 4-1. The committee chose not to consider a pathway benefit assessment at this time.

Two-Year Budget Review 2025/26 - Peter Pirnejad
Mr. Pirnejad introduced the subject, noting the updated printed presentation will be made at the next Council Meeting and described progress made to date to the Committee. Vice Mayor Schmidt requested that the Estimated-Actual figures for FY’24 be included in place of the nine-month actuals currently in the budget document. Mr. Pirnejad was unsure if that would be possible with current staffing and reminded the committee that the focus this year was on the operational budget and that the CIP, transfers and balances will need additional work in the following year. Members inquired about follow-up questions made in the previous presentation at the last meeting and Mr. Pirnejad stated they are being addressed and will be included in the presentation made to Council at its next meeting. Members made budget process, review and presentation recommendations suggesting more analysis on significant changes and emphasis on larger more material items. Mr. Epstein expressed continuing concerns about starting fund balances, the one million dollars increase in the building department budget and excessive overhead, among others. Mr.

Epstein provided background on how the pension reserve had been calculated in the past. It was agreed to wait for the most recent CalPERS valuation due in the fall before discussing the pension reserve. It was agreed that reserve discussions will be held at a later date due in part to incomplete CIP figures.

Council Report – Mayor Mok requested that Mr. Pirnejad comment on a recent contract let to a company called Traffic Patterns for HR consulting and Mr. Pirnejad explained the use of an HR resource in the company.

City Manager's Report - Peter Pirnejad
A brief update of selected current events was made, including consulting work, and recruiting for the Finance Director. Mr. Pirnejad stated that Cath Macleod had been engaged to do the OPED valuation and result would be available in July.

Next FIC meeting – July 1, 2024, subject to available topics.

Adjournment – The meeting adjourned at 6:15 pm.

Respectfully submitted: Roddy Sloss, Committee Secretary

DRAFT Finance and Investment Committee (“FIC”) Meeting Minutes Town of Los Altos Hills – October 7, 2024
Members present: Allan Epstein, Kjell Karlsson, and Sean McGraw Member(s) absent: Michelle Raffin and Jeanne Seeley
Associate members: Attending: Attending by Zoom Roddy Sloss (lost signal at 5:20p) Not attending: Jim Lai and Frank Lloyd
Council present: Mayor, Stan Mok (joined later in the meeting), Staff present: Peter Pirnejad, City Manager (joined later in the meeting), Thomas Leung, Finance Director, and WooJay Kim, Public Works Director Guests present: Catherine MacLeod with MacLeod Watts (actuaries for the Town OPEB Plan) Public present: Rajiv Bhateja (Town Council member elect) Meeting recording: Not available
Agenda attachments: Agenda with handouts were posted to the Town website before the meeting.

Meeting Called to Order: At 4:10 pm, Chairman Epstein called the meeting to order and called the roll.

Public comments: None
Presentations from the floor: None
Presentation by Catherine MacLeod, actuary for the Town OPEB Plan, regarding a $143,000 retiree survival benefit liability reported in the June 30, 2024, actuarial report.

Reference is made to the September 9, 2024, FIC special meeting minutes presentation made by Ms. MacLeod regarding a $143,000 liability added in the most recent actuarial report related to retiree survivor related medical benefit. After extended discussion as to why this benefit was included and whether it was authorized staff will review the matter, and if necessary, the matter will be referred to Town Council for future discussion and disposition.

Approval of Minutes – Allan Epstein
An enabling motion approved by members present was made, accepted and followed by a second unanimous motion of attending members to accept the September 9, 2024, Special Meeting minutes.

Finance Director’s Report – Thomas Leung
Mr. Leung reviewed changes in the Wells Fargo Bank arrangements that include use of a money market ‘sweep’ account that is only populated with U.S. government securities thereby meeting the California government code requirements. Mr. Leung reported there is no longer a compensating balance requirement imposed by Wells Fargo Bank. Mr. Leung also noted that overdraft protection is included in the new arrangement which relieves the Town of the need to keep minimum balances. In response to questions, Mr.

Leung described the present check signing procedures that continue to include dual signatures, which are currently routinely provided by Mr. Leung and Mr. Einfalt, assistant to the City Manager. Also, changes made to the Town’s purchasing and disbursement procedures offered by Tyler, the Town’s financial software provider, have been adopted, which are expected to provide efficiency and less reliance on unique Town disbursement procedures and controls.

Continued.

ITEM 8A, Attachment 6

DRAFT Page 2. Continued October 7, 2024, FIC Meeting Minutes FIC Orientation – Thomas Leung
Mr. Leung presented the slides attached to the agenda and discussed the FIC planned activities and responsibilities. Members noted statutory training requirements for Committee members. Mr. Leung noted that applications for the Finance Manager/Senior Accountant position are now closed, several applications have been received and interviews are being scheduled for applicants. Mr. Leung also described recurring periodic public disclosures of financial matters such as monthly disbursement and Treasurer’s reports, which will now be included in the weekly reports as they are available. He also updated the committee on the status of the annual audit.

Pathways Impact Fee Study Results – WooJay Kim
Mr. Kim introduced Ms. Kushboo Ingle, representing the Matrix Consulting Group, who performed a study of the topic described in a slide presentation made in the meeting (visible on the meeting recording), and responded to questions from meeting participants. The approach, based on a charge per square foot of habitable space, has not changed but the amount of the fee was recalculated based on an updated calculation of the average footage of recently built residences in Los Altos Hills. The Town is obliged to review this matter every eight years and update the fee accordingly. A cost-of-living adjustment can be made in the interim years. In general, the homeowner pays this fee when a residence is built, or substantial square footage is added to an existing home that has not paid a pathway fee. The fee will be paid one time on each lot and credit will be given for existing footage when a house is demolished and a new one built. Mr. Epstein expressed concern that the study and methodology used did not provide for a different rate per square foot for multifamily homes even though their occupancy rate per square foot and therefore impact on pathways would be greater.

Alternatives were discussed and the Committee did not object to the recommendation made by Ms. Ingle on behalf of Matrix Consulting Group, which will be presented to the Town Council for approval.

Comments by the Mayor, City Manager and Public Works Director – Messrs. Mok, Prinejad, and Kim, respectively
A second public workshop on the Town’s Housing Element and Multifamily Zoning has been announced.

NBS will be engaged to perform a CAP and fee study, as well as an evaluation of the disposition of previous assessed excessive Building Permit fees. Discussion is underway with Palo Alto regarding the amount of markup charged on PARWQCP capital expenditures. The Town has been paying a 50% markup but based on the reading of the 1986 PA-LAH contract, it is believed the correct markup is 25%. A GFOA annual award on the Town’s most recent two-year budget disclosures was received.

Next FIC meeting – Allan Epstein
The next FIC meeting is scheduled for Wednesday, November 13, 2024, beginning at 4pm. A PFM presentation on the town’s quarterly investment performance is scheduled. FIC 2024-25 Goals’ status will be reviewed, and an update on the Palo Alto Sewer capital expenditure markup matter will be presented. Annual audit results are planned to be presented in the December 9, 2024, Special FIC meeting.

Adjournment
The meeting adjourned at 7:20 pm.

Respectfully submitted: Roddy Sloss, Committee Secretary ---

Report on Pathway Fee Nexus Study

TOWN OF LOS ALTOS HILLS, CALIFORNIA

FINAL REPORT
September 2024
ITEM 8A, Attachment 7

Table of Contents

1. Introduction and Executive Summary 1

2. Legal Framework 5

3. Types of Fees 7

4. Development Impact Fee Option 10

5. In-Lieu Fee Option 13

6. Benefit Assessment District Option 14

7. Summary of Proposed Pathway Fee Options 16

Pathway Nexus Study Report Town of Los Altos Hills, CA
Matrix Consulting Group 1

1. Introduction and Executive Summary
The report, which follows, presents the results of the Pathway Nexus Fee Study conducted by the Matrix Consulting Group for the Town of Los Altos Hills, California.

Project Background and Overview
The Town of Los Altos Hills currently charges a Pathway Impact Fee with the purpose of offsetting costs associated with implementing the Master Path Plan of the General Plan.

The Pathway Fee was created in 1996 and is based on Municipal Code Title 10, Chapter 2, Article 6 – Pathway Dedication, Maintenance, and Improvement. The development of the Municipal Code was in direct correlation to the Town’s adopted Pathways Element of the General Plan, which describes the benefit of having pathways, as well as the basis for the original Pathway Fee. The Town of Los Altos Hills has a series of pathways that can be used for walking, biking, horseback riding, or hiking that connect the Town. There are no sidewalks in the Town, and the pathways serve as a method of providing non-vehicular travel throughout the Town.

The purpose of the pathways is to provide circulation through the community, safe access and emergency routes, outdoor recreation / fitness, and preservation of the rural open space character of the Town. The existing pathways are part of the Town’s historic character and existed as a series of trails prior to incorporation. Upon incorporation, the Town established regulations that required each new development that adds potential new pathway users to contribute to the pathway system through the dedication of easements, the construction of paths, or payment of pathway fees.

As described in the Pathways Element of the Town’s General Plan, the Pathway Fees are to be used by the Town for the acquisition, design, and construction of the pathway system. The improvement includes covering the cost associated with construction and installation of new pathways in the Town to help meet the requirements of the Town’s General Plan and the Town’s Municipal Code.

The Pathway Fee is imposed during the Site Development process but collected at the Building phase of the project. The fee is deposited into a separate fund (Pathway Fund) which must be used to construct and acquire property for the Town’s pathway system (LAHMC § 3-3.03), improvements to the Town’s pathway system, or the installation of new pathways. This deposit into a separate fund is consistent with the Town’s General Plan Pathway Element Policy 4.6, which clearly states that Pathway Fees must be deposited in a designated fund.

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The project team worked with Town staff to evaluate the legal basis of the Pathway fee, alternative fee structures, and proposed fee amount(s) to fully recover the cost associated with pathway construction.

Nexus Review Methodology
The scope of this analysis was to conduct an updated nexus analysis for the Pathway Impact Fee. The Matrix Consulting Group conducted the nexus analysis for the Pathway Impact Fee by reviewing the following data elements:
• General Plan and Ordinances: The project team reviewed the Town’s current General Plan and ordinances to ensure any proposed fees followed the Town’s goals and objectives.
• Cost Estimates: Data was collected regarding the construction cost estimates for constructing and installing pathways, whether outsourced, or done in-house by Town staff.
• Revenue & Expenses: Revenue and expenses for the Town Pathway Fund were reviewed.
• Fee Types and Assessments: The project team reviewed a multitude of options available to the Town for collecting a Pathway Fee.
• Nexus Analysis: For each option, information was presented regarding how the Town can comply with the legal regulations.

The above elements were used to conduct the analysis in this report.

Summary of Results
The Town’s current Pathway Fee is assessed as a one-time development impact fee on any project that results in increases in habitable space area. Pursuant to the Town’s adopted Fee Schedule, the Pathway Fee is calculated on a per project type basis. The following table shows the Town’s current fee structure and fee amount:

Table 1: Los Altos Hills – Current Pathway Fee Structure Fee Category Current Fee Amount
New Single-Family Residence $10,943
Accessory Dwelling Unit (900 sq ft. or larger) $3,8261
1 While there is a fee for ADUs, this fee is not currently assessed.

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Fee Category Current Fee Amount
Additions (900 sq. ft. or larger) $3,826
Equestrian Barns (900 sq. ft. or larger) $3,826
The project team evaluated the nexus requirements needed for the Town to continue assessing fees for pathways. Based upon the current methodology of the fee application, as well as the intent behind the fee, the project team developed three options for the Town to collect and charge this fee. The following table summarizes the three options for consideration:

Table 2: Los Altos Hills – Proposed Pathway Fee Options Criteria
Development
Impact Fee (Current
Practice) In-Lieu Fee Benefit Assessment District
Legal
Requirement
Compliant with
AB1600 / Mitigation
Fee Act.

Compliant with
AB1600 / Mitigation
Fee Act.

Requires a “special benefit” in
compliance with Prop 218.

Adoption
Criteria
Town Council
through resolution
Town Council through
resolution
Majority vote of residents
Ordinance
Change
No Required Required
Frequency One-Time One-Time Annual
Fee Collection Building Permit Fee
Phase
Building Permit Fee
Phase
Property Tax Bill
Reporting
Requirements:

Annual regarding
revenues collected
and expenses
Annual regarding
revenues collected
and expenses
None
Refund
Requirements:

If funds are not
expended within 5
years
None None
Fees Assessed
to:

Property owners /
developers based on
square footage.

Property Owners /
Developers that do not
construct their
pathways
Existing and Potential Property
Owners within the Town and in
unincorporated areas around
Town with access to pathways
Fee Amount: $5.49 per sq. ft. $5.49 per sq. ft. TBD based on Engineer’s Assessment
Fund Type: Pathway Impact Fee
Fund
Pathway Impact Fee
Fund
Part of General Fund for Pathway
Maintenance and Construction
Fund
Disbursement:

Construction of new
pathways only
Construction of new
pathways only
Improvements to existing
pathways as well as construction
of new pathways
Annual Updates: Through
Construction Cost
Index
Through Construction
Cost Index
If engineer’s report indicates

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Criteria
Development
Impact Fee (Current
Practice) In-Lieu Fee Benefit Assessment District
Recalculation of
Fees:

Every 8 years to
ensure nexus still
exists
Every 8 years to
ensure nexus still
exists
Only if required by voters
Each option has its advantages and disadvantages. The easiest option is to maintain the existing practice of the development impact fee; it allows the Town to collect and set aside funds based on new development. The In-Lieu fee is the next easiest option to administer, but it does have the added requirement of changing the Town ordinance, as well as the potential of the Town not collecting enough funds. The Assessment District is the best option for the Town to fund maintenance and construction, but it does require an Engineer’s assessment and a vote of the people. While the development impact fee is the Town’s current practice, it does have the option to explore these other options.

The proposed Impact Fee is based upon the proportionality of the development occurring, as a larger residence will have a higher impact and need for increased pathways, there is a higher fee relative to accessory dwelling units or smaller residential additions / remodels that increase the habitable space based upon the square footage. As such, additional fee categories are not needed for ADUs or Multi-Family units, as their proportional square footage will be utilized.

It is important to clarify that there is no estimated amount for the assessment district, as if the Town were to consider a Benefit Assessment District, as required by Proposition 218 (Cal. Const. art. XIIID, §4(b)), the actual assessment must be supported by a detailed Engineer’s Assessment Report, which is prepared by a registered professional engineer.

The results of the Engineer’s Assessment Report could vary depending upon the number of parcels and type of cost (upkeep only or upkeep and acquisition / construction of new pathways) being included in the benefit assessment. This cost can include both annual maintenance / operations and construction of new pathways.

As this section demonstrates, there are specific changes that would need to be made within the Town’s existing processes for the In-Lieu Fee and the Assessment District. The body of this report will provide further details regarding the proposed fee options, including the detailed calculations.

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2. Legal Framework
Impact Fees are a mechanism for new development to pay for their proportionate share of impact upon Town infrastructure. The following subsections discuss the State’s requirements for impact fees and the Town’s legal authority for assessing these fees.

State Legal Authority – AB1600
Development Impact Fees in California are governed by the Mitigation Fee Act 2, which
includes AB1600 and AB602. At a high level, AB1600 specifies that there needs to be a reasonable relationship, or “nexus,” between the collection of fees and the new residential and non-residential development within a City’s service area. It states that revenue can only be used to expand current facilities or purchase new facilities, infrastructure, and equipment. It also states that the revenue generated cannot be used to fund staffing, maintenance, or other operational costs.

To establish a nexus between new development and the need for new facilities or infrastructure, the legislation requires that certain criteria be met. The following points highlight each of the required criteria:
• Purpose of Fee: Outlines specific types of facilities, infrastructure, equipment, and projects for which the impact fee will be utilized.
• Impact Relationship: Identifies clear and reasonable relationship between the need for the public facility or infrastructure and the type of development project upon which the fee is imposed.
• Proportionality: States that the impact fee established must be directly related to the proportionate impact of the type of development project. • Benefit Relationship: Requires that the use of the impact fee revenue and the type of development project upon which it is imposed is reasonable. • Use of Fee Revenue: Collects revenues from impact fees to fund identified expansions, infrastructure improvements, or purchase new equipment.

The Pathway Impact Fee option chapter will discuss how the fee is able to meet the nexus criteria identified.
2 CA Govt Code § 66001

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State Legal Authority – AB602
In January of 2022, Assembly Bill 602 (AB602) went into effect. This Bill is applicable to all impact fees adopted / implemented January 1, 2022, or later. The bill has three main criteria:

1. Prior to the adoption of new impact fees, a nexus study needs to be adopted.

2. The nexus study needs to highlight existing service levels, the new service level, and an explanation of why the new service level is appropriate.

3. A fee levied on housing development must be proportionate to the square footage of proposed units unless findings are established on why square footage is not the appropriate metric. This ensures larger residential projects pay a higher portion of fees than smaller residential (i.e., ADU) projects.

Along with these three criteria, some other key provisions of the bill include:
• Impact fees must be posted online – along with the nexus analysis. • All impact fees must be collected by the time of final inspection or certificate of occupancy issuance, whichever occurs later3.
• A member of the public and / or developer can submit evidence citing the inability of the impact fee to comply with AB602 and AB1600 (Mitigation Fee Act)4. • Impact fee nexus studies must be updated every eight years.

Under directive from AB602, the State’s Department of Housing and Community Development created templates for a nexus study and residential feasibility analysis.

These resources establish a litmus test for cities to gauge their compliance.

This report will serve as the Town’s nexus analysis for the Pathway Impact Fee and will ensure that all criteria per AB602 are met and clearly outlined.

Town Legal Authority for Impact Fees
The Town of Los Altos Hills has the legal authority to charge for the Pathways Impact fee based upon Ordinance 10-2.608 of the Municipal Code. This states that an impact fee has been developed based upon Council resolution and will be assessed based upon review of the site development permit.
3 Section 65940.1.(3)
4 Section 66019(d)(1).

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3. Types of Fees
There are several different types of fees that can be charged under the State of California’s legal regulations. The Town of Los Altos Hills’ Pathway Fee has been charged as a development impact fee. The following sections outline the different types of fees (non-tax-based options) available to the Town for assessing the Pathway Fee, as well as how and if the Pathway Fee can meet any of the criteria.

Types of Fees Under California Law
Within California, a tax is distinguished from a service charge, assessment, or fee. The following points discuss the different types of “fees” that do not qualify as a tax per Propositions 218 and 26:
• Utility Rates: These are fees for utility services charged to users who pay for water, sewer, electrical, and / or other utility services. These fees are meant to cover the cost of providing the service, including operations, maintenance, overhead, capital improvements and debt service. These are considered to be “property-related fees,” which means that there needs to be a public hearing and no protests from the majority of the affected property owners.
• Benefit Assessments: Assessments are charged by agencies on real property to pay for public facilities or services within an area which benefit the property or businesses. A common type of assessment is for landscaping and lighting for a neighborhood. The amount of the assessment is determined by a detailed Engineer’s Assessment Report which demonstrates a nexus to the special benefit to the property that results from the improvements or how the properties being assessed receive a special benefit from the tax improvements. Assessments are typically collected through the annual property tax bill. Imposing a benefit assessment requires a public hearing procedure, and if the assessment passes the public hearing, it must be approved by votes, which are weighted according to the amount that each property would be taxed.
• User Fees: User fees are for services and facilities that an agency provides. The amount of a user fee may not exceed the cost of providing the service. This cost may include overhead, capital improvements, and debt service. Proposition 13, Proposition 4, and Proposition 218, California Government Code Sections 66014 and 66016, and more recently Proposition 26 and the Attorney General’s Opinion 92-506 set the parameters under which the user fees typically administered by

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local government are established and administered. An example of a user fee, is the review of a conditional use permit.
• Regulatory Fees: Regulatory fees relate to the administrative enforcement and audit component of compliance associated with codes and ordinances. An example of a regulatory fee is a business license inspection program. • Development Impact Fees: Development impact fees are typically imposed on new construction and are used to finance improvements and facilities required to serve new development. The amount of the fee must not exceed the cost of the improvement(s) associated with that fee. Development impact fees are governed by AB1600 and AB602 as part of the Mitigation Fee Act.
• In-Lieu Fees: In-lieu fees are charged to developers only if they are unable to comply with the requirements of the entitlement or development process and construct per requirements. This fee is typically considered to be a type of development impact fee. This fee cannot be assessed at greater than it costs the city or the jurisdiction to construct or implement the requirement. These fees are also governed by the Mitigation Fee Act. They are imposed to mitigate a very specific impact of development activity in the community.

The previous points illustrate that there are a variety of types of fees that are not considered to be “taxes” in the traditional sense that can be utilized by an agency to recover costs associated with services and potential improvements.

Pathway Fee Type Analysis
Based upon the types of fees and charges listed above, the current Pathway Fee meets the criteria for a Development Impact Fee, and the potential to be considered for a Benefit Assessment District or In Lieu Fee. The following table shows by type of fee, whether the Pathway Fee meets or has the potential to meet the criteria and / or cannot meet the criteria:

Table 3: Pathway Fee Type Analysis
Type of Fee Meets Criteria Doesn’t Meet Criteria
Utility Rates X
Benefit Assessments Potentially with some changes
User Fees X
Regulatory X
Development Impact Fees X
In Lieu Fees Potentially with some changes

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As the table indicates, the Pathway Fee does not meet the criteria for a Utility Rate, User Fee, or Regulatory Fee. As the fee is not for a utility service, nor is there a specific service provided, it makes sense that those two categories or fees would be eliminated as a possibility. Additionally, the Pathway Fee does not have any regulatory impact as it relates to the Town and therefore would not qualify as a regulatory fee.

The primary type of fee exception under the state propositions that the Pathway Fee meets is the Development Impact Fee criteria as it is a one-time fee imposed on development projects for public infrastructure. In the same vein as a Development Impact Fee, the Pathway Fee could also easily be assessed as an In-Lieu Fee. However, usually, a jurisdiction will either charge an impact fee or an in-lieu fee, but not both fees. Both options are available to the Town and they would be calculated in the same manner and are discussed further in the report.

The current Pathway Fee also has the possibility to meet the criteria for a Benefit Assessment District with some key changes to the existing ordinance as well as legal changes. Subsequent chapters explore the Town’s ability to continue charging the Pathway Fee as a Development Impact Fee or In-Lieu Fee as well as explain the option of a Benefit Assessment District.

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4. Development Impact Fee Option
The Town of Los Altos Hills currently has an extensive Pathways Master System. The purpose of these pathways is to provide a non-vehicular method of traveling through the town as well as provide recreational opportunities to residents. The following sections discuss the impact fee calculation and the Town’s ability to meet required nexus criteria.

Impact Fee Calculation
For compliance with Mitigation Fee Regulations, the existing standard methodology was utilized. This methodology states that the fee developed will allow the Town to continue its current standard of service and infrastructure for the Town. Therefore, the project team gathered information from the Town regarding sample pathway projects from recent years to determine the current cost of constructing a pathway mile. The following graphic shows this calculation:
$744,0685 average pathway project cost = $1,060,659 per Pathway Mile 0.706 miles pathway built
Based upon sample project information, meaning that it cost $744,068 to construct a 0.7 mile, to construct one (1) Pathway mile, the estimated cost is $1,060,659. This cost per Pathway mile is multiplied by the existing pathway miles to calculate the current estimated cost of the existing pathway system. The following graphic shows this calculation:
$1,060,659 per pathway mile X 85.88 miles of pathways = $91,089,362 pathway system cost The calculation shows that the total current cost of the existing pathway system is $91,089,362. This value is divided by the number of current households to develop the existing standard of cost per household. The following graphic shows this calculation:
$91,089,362 pathway system cost = $28,908 per household 3,1517 households Therefore, the total estimated existing standard is $28,908 per household. This implies that for any current household the average estimated cost per pathway is $28,908.

Therefore, to maintain that existing standard, any new household in Town should on average be estimated to cover $28,908 worth of pathway cost. 5 This represents the total cost of completed pathway projects over the last 2-3 years. 6 This represents for the same projects, the total pathway miles that were completed over the last 2-3 years. 7 Based upon estimates obtained from California Department of Finance for 2023.

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The new impact fee legislation of AB602, states that for residential impact fees, the impact fee must be proportionate based upon square footage. The concept is that larger properties will have a greater impact on the need for new infrastructure. Similarly, multifamily properties, which have smaller per unit sizes, will see a lower impact.

Therefore, the project team took the $28,908 per household and converted it to a cost per square foot based on the estimated average square footage per household. As discussed previously, the purpose of this impact fee is to be used towards new households / developments, therefore, existing permitting data from the Town’s system was utilized to generate the most recent average. The past two years are more reflective of the trend going forward. The following graphic shows that calculation:
$28,908 per household = $5.49 per square foot 5,2698
average sq. ft. per household
Therefore, the maximum justifiable impact fee that has been calculated is $5.49 per square foot. This would mean that if a brand new 10,000 sq. ft. home was built, the impact fee would $54,900. The Town is in the process of multi-family development, similarly if five (5) 600 sq. ft. units were being developed, the total impact fee would be $16,470 or $3,294 per unit being developed.

As the town’s current fee is based upon per dwelling unit or a flat fee based upon the type of project, a straight comparison cannot be conducted. However, if we were to look at a sample single-family residence that was 5,000 square feet, under the current fee schedule, the fee assessed would be $10,943, whereas the maximum justifiable fee based on square footage would be $27,450. This would indicate an increase of approximately $16,507.

Nexus Criteria
As discussed in the legal framework section, in order for an impact fee to be implemented it must meet all five of the nexus criteria as established per the Mitigation Fee Act. The following table outlines each criterion point, and how the Pathway Impact fee meets or does not meet the criteria.

Table 4: Impact Fees Nexus Criteria – Pathway Impact Fee Criteria Meet Doesn’t Meet
Purpose of Fee As the new pathways would only be developed as residents are added, the Town meets this criterion.
8 Based on average square footage for additions, remodels, and new residences greater than 900 sq. ft collected from TRAKiT for the last fiscal year.

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Criteria Meet Doesn’t Meet
Use of Fee Revenue The Town has detailed capital improvement plans that outline the spending of this revenue source.

Benefit Relationship
The use of the impact fee revenue would be to construct the new pathways that would be a direct consequence of the
increase in residential population within the Town. The increase in residential population is related to the dwelling units and size of the development of the units, and therefore, the pathway fee is only applicable on the residential projects based upon the size of the development.

Impact Relationship
Based upon the current mileage of pathways in Town, there is a standard level of pathway to number of residents. In order to maintain that standard, the addition of new
residents would require the need for additional pathways.

Proportionality
The proposed impact fee would be a per square foot fee
proportionate to the development occurring. This captures the larger impact associated with larger residential projects.

The proportionality is that if there is greater square footage, there is the potential for higher residential population in that unit, resulting in a larger impact on the Town’s Pathways.

As the table demonstrates, the Town meets all five of the criteria necessary to continue charging a Pathway Development Impact Fee.

Development Impact Fee Implementation Guidelines
As the Town already has an impact fee in place, there are two key proposed recommendations for implementation:
• Pathway Fee Ordinance Update: The language would need to be modified to state that a development project would be assessed an impact fee based on square footage.
• Annual Updates: Similar to other fees, an annual inflationary factor should be incorporated for the Pathway Impact Fee. The Town’s last update was in 2019; however, there have been significant increases in costs since then and no change in the impact fee. A best practice is to utilize the Construction Cost Index (CCI) to capture increases in costs. This will allow the Town to continue to proportionately increase its fees as costs increase.

The Town should continue to follow other practices related to impact fees such as collecting revenues in a separate fund, annual revenue reports, and utilizing the impact fee revenue for construction and major rehabilitation projects. The fee calculated through

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this nexus analysis is the maximum justifiable fee, the Town Council has the authority to set the fee up to this amount.

5. In-Lieu Fee Option
The proportionality and nexus requirements are the same for an impact fee and an in-lieu fee. Therefore, the In-Lieu Fee for the Pathway would be $5.49 per square foot.

The difference between the two fees is that an Impact Fee is imposed whenever the criteria is met, whereas an In-Lieu fee is optional. The developer has the option to either construct and install the pathway themselves OR pay the Town to perform the work through an In-Lieu fee. If this option is chosen, the developer can choose whether to build the pathway or contribute to the fund. This may result in smaller, easier pathway projects being constructed, and the more complex and expensive projects being left to the Town to construct. This can create an imbalance for the Town and may create more of a financial burden, rather than spreading it through the use of a consistent impact fee.

The Town can either have an impact fee or an in-lieu fee. Both fees cannot be implemented simultaneously. If the Town were to propose the In-Lieu fee option for the Pathways fee – the ordinance would need to be changed to state that it is an In-Lieu fee.

In addition to the ordinance, staff would need to develop clear conditions of approval and criteria regarding the installation and construction of pathways if not performed by Town staff. Lastly, the Town would still have the ability to utilize the CCI, same as the impact fee, to conduct annual updates.

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6. Benefit Assessment District Option
As discussed in the types of fees and charges section, a Benefit Assessment District is created for a special benefit that is received by those who reside within the boundaries of the district. The special benefit must be above and beyond what is considered normal municipal services (i.e., Police, Fire, streets, parks, etc.). The use of pathways and development of pathways in the Town of Los Altos Hills is unique and a special benefit that residents of the Town and surrounding parcels receive with access to those pathways. As such, this type of infrastructure can quality for a Special Benefit Assessment.

The purpose of this district would be the same as the Pathway Fee, but instead of depending on development activity to occur within the Town, it would be collected annually as part of the annual property tax bill. As these charges are not based on property value, but rather the benefit associated with each property, they are not subject to Proposition 13, which limits cities’ ability to impose taxes.

In order for the Town of Los Altos Hills to implement a Benefit Assessment District, it must take a number of steps. These steps include Town Council approving required resolutions declaring their intention to levy the assessment, ordering the preparation of an Engineer’s Assessment Report, preliminarily approving the report, scheduling a public hearing, initiating the required assessment ballot proceeding, and taking any other actions as required by the applicable assessment statute and constitutional provisions.

The following points provide further information regarding the steps outlined for proposing the creation of a Benefit Assessment District:

1. Issue an Engineer’s Report: A detailed Engineer’s Assessment Report must be commissioned that clearly outlines the purpose of the Benefit Assessment District, the types of improvements that would be implemented, and the benefit to each property owner within the district’s boundaries, including determining the costs that should be included to be apportioned to the parcel owners. This report would generate the estimated cost per parcel or per lineal foot.

2. Notice a Public Hearing: All property owners within the registered proposed assessment district must be mailed a public hearing notice and a ballot with which to voice their approval or disapproval of the proposed district at least 45 days prior to the hearing. (Gov. Code §53753(b).)

3. Conduct Public Hearing: At the public hearing, the governing body (the Town Council) would consider all protests to the formation of the district.