CITY OF SAN CARLOS
City Council/Successor Agency to the
Redevelopment Agency/Housing Authority
Regular Meeting
February 23, 2026 7:00 PM
Council Chambers, City Hall
600 Elm Street, San Carlos, CA 94070
www.cityofsancarlos.org
AGENDA
This meeting will be conducted both in-person at City Hall and virtually via Zoom. Members of the public will have the option to observe the meeting and address the City Council as outlined below.
In-Person Participation:
•
Location.
City Hall – 600 Elm Street, Council Chambers.
•
Provide Public Comment.
T o address the City Council, fill out a Request to Speak Form located in the back of the Council Chambers and submit it to the City Clerk; or, you may raise your hand when the Mayor calls for public comments.
Remote Participation
:
•
Observe via:
-
Zoom.
https://us02web.zoom.us/j/88256140939; or call 1-669-900-9128 and enter the Meeting ID #: 882 5614 0939
-
Meeting Webportal
. www.cityofsancarlos.org/agenda
-
Local TV.
Comcast Channel 27 and AT&T Uverse Channel 99
•
Provide Public Comment.
If you plan to make a public comment, please observe the meeting via Zoom (see above access information), and during the public comment period for the agenda item you wish to address, use the “raise hand” feature. If joining Zoom by phone, press *9 to “raise hand”.
Councilmembers may participate in this meeting remotely pursuant to Government Code 54953.8.
1 MAYOR:
Pranita Venkatesh
COUNCIL:
John Dugan, Neil Layton, Sara McDowell, Adam Rak
1. CALL TO ORDER
2. TELECONFERENCE ANNOUNCEMENTS BY COUNCIL
3. PLEDGE OF ALLEGIANCE
4. CHANGES TO THE ORDER OF THE AGENDA
5. PRESENTATIONS
a.
Receive an Introduction to the New Deputy Fire Chief – Shon Buford.
6. COUNCIL COMMUNICATIONS AND ANNOUNCEMENTS
Council
Communications
and
Announcements
are
brief
items
from
members
of
the
City
Council
regarding
upcoming
events
in
the
community
and
correspondence
that
they
have
received.
They
are
informational
in
nature
and
no
action
will
be
taken
on
these
items
at
this
meeting.
7. PUBLIC COMMENT
Persons
wishing
to
address
the
City
Council
on
matters
NOT
on
the
posted
agenda
may
do so. Each speaker is limited to two minutes.
If
the
item
you
are
speaking
on
is
not
listed
on
the
agenda,
please
be
advised
that
the
City
Council
may
briefly
respond
to
statements
made
or
questions
posed
as
allowed
under
the
Brown
Act
(Government
Code
Section
54954.2).
The
City
Council's
general
policy
is
to
refer
items
to
staff
for
attention,
or
have
a
matter
placed
on
a
future
City
Council
agenda
for
a
more
comprehensive
action
or
report
and
formal
public
discussion
and
input
at
that
time.
8. CONSENT CALENDAR
a.
Motion to Waive Reading of All Ordinances.
b.
Approve the City Council January 14, 2026 Special Meeting Minutes. c.
Approve the City Council January 26, 2026 Special Meeting Minutes.
2 d.
Accept
the
Fiscal
Year
2025-26
Second
Quarter
Financial
Report
for
the
Period
Ending December 31, 2025.
e.
Accept
the
Fiscal
Year
2025-26
Second
Quarter
Investment
Report
for
the
Period
Ending December 31, 2025.
f.
Adopt
a
Resolution
Authorizing
the
Execution
of
a
Professional
Services
Agreement
for
On-Call
Planning
Staffing
Consulting
Services
for
the
Community
Development
Department
and
Other
Departments
as
Requested,
for
a
Period
of
Three
Years,
with
the
Option
of
Two,
One-Year
Extensions,
with
Individual
Contract
Amounts
Not
to
Exceed
$300,000
per
Contract
per
Fiscal
Year
with
EMC
Planning
Group, MNS Engineers, and PlaceWorks.
g.
Reappoint
Andy
Klein
to
the
Museum
of
San
Carlos
History
Board
for
the
T erm
Ending June 30, 2029.
h.
Reappoint
Robert
Bollier
to
the
Parks,
Recreation
and
Culture
Commission
for
the
T erm Ending June 30, 2029.
i.
Reappoint
Anthony
Kamm
to
the
Economic
Development
Advisory
Commission
for
the T erm Ending June 30, 2029.
j.
Reappoint
Rajesh
Krishnan
to
the
Economic
Development
Advisory
Commission
for the T erm Ending June 30, 2029.
k.
Reappoint
Karen
Molinari
to
the
Economic
Development
Advisory
Commission
for
the T erm Ending June 30, 2029.
l.
Appoint
Vince
Gritsch
to
the
Economic
Development
Advisory
Commission
as
an
Alternate Member for a Full T erm from July 1, 2026 to June 30, 2029.
9. NEW BUSINESS
a.
Adopt
a
Resolution
Authorizing
the
Creation
of
the
City
of
San
Carlos
Electric
Leaf
Blower Pilot Rebate Program for Residents and Commercial Landscapers.
10. AGENDA SETTING
Items
discussed
in
this
Agenda
Setting
Section
will
be
considered
by
the
Council
for
placing on a future agenda. No action will be taken on these items at this meeting.
a.
Consideration
of
Agendizing
an
Item
Sponsoring
the
Community
Foundation
of
San
Carlos’
2026
Annual
Community
Awards
and
Fundraiser
on
April
16,
2026
in
the Amount of $5,000.
3 11.
ADJOURNMENT
Any
writings
or
documents
provided
to
a
majority
of
the
City
Council
regarding
any
item
on
this
agenda
will be made available for public inspection upon request.
In
compliance
with
the
Americans
with
Disabilities
Act
and
Title
VI,
and
as
outlined
in
the
City’s
Reasonable
Accommodations
Policy,
if
you
need
special
assistance
or
translation
services
to
participate
in
this
meeting,
please
contact
the
City
Clerk’s
Office
at
(650)
802-4222
or
via
Notification
in
advance
of
the
meeting
will
enable
the
City
to
make
reasonable arrangements to ensure accessibility to this meeting.
4 San Carlos City Council/Successor Agency to the
Redevelopment Agency/Housing Authority Special Meeting
Library Community Room, 2nd Floor
610 Elm Street, San Carlos, CA 94070
January 14, 2026 9:00 AM
MINUTES
ROLL CALL
City Council Present:
City Council Absent:
Pranita Venkatesh, Mayor
John Dugan, Councilmember
Neil Layton, Councilmember
Sara McDowell, Councilmember
Adam Rak, Vice Mayor
Staff Present: Nil Blackburn, Assistant City Manager
Baraka Carter, Fire Chief
Lisa Costa Sanders, Principal Planner Consultant
Rucha Dande, Principal Planner
Sajuti Haque, Economic Development and Housing Manager
Paul Harris, Financial Services Manager
Hanieh Houshmandi, Senior Traffic Engineer
Grace Le, City Engineer
Steven Machida, Public Works Director
Jeff Maltbie, City Manager
Andrea Mardesich, Assistant Community Development Director Rebecca Mendenhall, Administrative Services Director
Crystal Mui, City Clerk
Mark Myers, Police Chief
Amy Newby, Parks and Recreation Director
Lisa Porras, Planning Manager
Gregory Rubens, City Attorney
Al Savay, Community Development Director
Tracy Scramaglia, Assistant Public Works Director
Alex Tat, Principal Engineer
Quinne Woolley, Management Analyst
1. CALL TO ORDER
Mayor Venkatesh called the meeting to order at 9:05 a.m.
2. PUBLIC COMMENT
Ron Collins, resident and former San Carlos Mayor, requested Council prioritize an aquatic center and noted that he would support a tax measure campaign.
3. STUDY SESSION
a. Strategic Planning Retreat
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Mayor Venkatesh welcomed the group, thanked staff for their efforts, noted that significant changes are anticipated this year, and encouraged everyone to trust the process.
City Manager Jeff Maltbie recognized staff for their hard work and highlighted the teamwork and caring culture that make the San Carlos team unique.
Assistant City Manager Nil Blackburn opened the retreat by presenting an updated visual, shifting from the “iceberg” model to a “tree” model. The tree depicted clearly visible branches and canopy representing overarching initiatives, extensive roots symbolizing day-to-day operations, and a new layer—the trunk—representing the goals and objectives established at last year’s strategic retreat.
Facilitator Shawn Spano set the context for the retreat and invited the Council to participate in a warm-up exercise by identifying their priorities for the year. The Council agreed on the successful completion of Downtown Phases 1A and 1B, emphasizing the importance of thorough communication and effective management of disruptions.
Ms. Blackburn led a presentation covering the Strategic Goals, related plans, achievements, funding gaps, and options, along with the City’s long-term financial forecast. The presentation also included other city projects and their costs for context. After each Strategic Goal was presented, the Council provided the following feedback:
Strategic Goal – Downtown
- Maintain the goal for 2026.
- Explore options to address the $4.9 million funding gap, including grants. - Consider redevelopment of the properties to help establish the desired look and feel of the downtown.
- Develop a comprehensive, detailed plan for the successful completion of Phases 1A and 1B, including identifying key staff roles and establishing an Economic Prosperity Team. - Develop policy alternatives for desired Downtown business mixes and uses (e.g. preserving ground floor retail), identify available implementation tools (e.g., an overlay zone), and hold closed sessions, as appropriate, to clarify legal considerations and areas within Council’s control.
- By this time next year, define the focus area for Phase 2, including evaluating alleyways and determining when they should be addressed.
Strategic Goal – Recreation Services
- Maintain the goal for 2026, with revised language to emphasize implementation of planned projects as the primary focus.
- Prioritize the Adult Community Center’s kitchen remodel project - Reduce the priority of the North Crestview Parks Master Plan objective. - Separate the community pool into a stand-alone project, distinct from the Community Center.
- Council expressed general support for prioritizing funding for projects that are fiscally manageable and provide community-wide benefits, including the identified short-term projects and select mid-term projects.
- Enhance the attractiveness of parks to encourage public use during periods of downtown construction.
- Continue to pursue and evaluate the strategic acquisition of school property; send a letter to the Sequoia Union High School District reaffirming the City’s interest. - Develop an objective in the context of the Park Masterplan that factors in Laureola Park, the acquisition of School District Property and possibly a community pool.
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Strategic Goal – Mobility/Transportation
- Advance mid-term improvements to U.S. 101/Holly Street as a priority. - Pursue County contributions for the Crestview Drive and Edmonds Road roundabout. - Allocate savings from paving projects to fund implementation of the enterprise tool. - Prioritize tangible, visible community improvements, with an emphasis on projects that reduce resident frustration.
Strategic Goal – Northeast Area Specific Plan
- Consider an objective to explore the legal implications of downzoning and density reductions.
Strategic Goal – Climate Mitigation Adaptation Plan
- Prioritize projects that enhance business friendliness and reduce east side flooding. - Ensure accountability for Belmont project funding to support timely delivery and cost control.
- Prioritize resilience projects with strong ties to businesses, Downtown, other strategic priorities, and residents—focusing on efforts that can be integrated into existing workflows or new projects.
- Base project prioritization on engineering analysis.
Strategic Goal – Housing
- At the upcoming management retreat, discuss workforce housing with the School District and Samtrans upzoning tradeoff/downzoning downtown.
Council provided the additional general feedback:
- R emove items from the workplan if designated as “ongoing”; retain strategic issues with defined target dates.
- Develop options for a revenue measure for Council review and approval in June, including a clear case for a sales tax measure.
- Do not commit or earmark funds to specific constituents or groups as a matter of policy. - Develop a City policy for strategic land acquisitions and funding beyond the Downtown for Council consideration in 2026, including opportunities to bundle acquisitions and identify funding strategies citywide.
- Review staffing needs, including the use and cost comparison of City staff versus consultants.
4. ADJOURNMENT
The meeting adjourned at 2:45 p.m.
Crystal Mui
City Clerk
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San Carlos City Council/Successor Agency to the
Redevelopment Agency/Housing Authority Special Meeting
Collaboration Room, City Hall
600 Elm Street, San Carlos, CA 94070
January 26, 2026 6:15 PM
MINUTES
ROLL CALL
City Council Present: Pranita Venkatesh, Mayor
Adam Rak, Vice Mayor
John Dugan, Councilmember
Neil Layton, Councilmember
Sara McDowell, Councilmember
Staff Present: Rebecca Mendenhall, Administrative Services Director Crystal Mui, City Clerk
Angie Rodriguez, Human Resources Manager
Gregory Rubens, City Attorney
1. CALL TO ORDER
Mayor Venkatesh called the meeting to order at 6:15 p.m.
2. PUBLIC COMMENT
None.
3. CLOSED SESSION
a. Public Employee Appointment - Closed Session Pursuant to Government Code 54957 (City Manager).
b. Conference with Labor Negotiators Black, Mason, Mendenhall, Rodriquez, and Rubens - (Closed Session Pursuant to Government Code Section 54957.6) – City Manager.
4. REPORT FROM CLOSED SESSION
None.
5. ADJOURNMENT
The meeting adjourned at 6:51 p.m.
Crystal Mui
City Clerk
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CITY COUNCIL
STAFF REPORT
MEETING DATE: February 23, 2026
ITEM TITLE: Accept the Fiscal Year 2025-26 Second Quarter Financial Report for the Period Ending December 31, 2025.
RECOMMENDATION:
Staff recommend that the City Council accept the Quarterly Financial Report (“Report”) for the second quarter of fiscal year (FY) 2025-26 ended December 31, 2025.
FISCAL IMPLICATIONS:
There are no fiscal implications and no additional funding is needed.
BACKGROUND:
In May 2025, the City Council approved financial policies formalizing long standing practices. The policies were established to ensure that the City's finances are managed in a manner that will: (1) continue to provide for the delivery of quality services; (2) maintain and enhance service delivery as the community grows, in accordance with the General Plan; (3) guarantee a balanced budget annually assuring that the City is operating within its means; and (4) establish reserves necessary to meet known and unknown future obligations.
A key component of these policies includes the preparation of a quarterly financial report. This report provides an executive summary of the City’s current financial status as it relates to the adopted operating budget.
Attached is the Report for the second quarter that reflects the City’s overall General Fund financial position as of December 31, 2025. Included in the Report is an update on the General Fund balance, analysis of revenues earned to date, and expenses incurred for the second quarter of the fiscal year.
ANALYSIS:
Revenues
The Report for the second quarter is prepared on a cash basis, therefore only revenue received by December 31 is reflected. Since revenue is received on many different schedules depending on type, it is useful to compare the year-to-date (YTD) actual amounts to the prior year’s actual amounts.
Overall, fiscal year-to-date revenues were approximately $27.07 million, or $0.26 million and 1% higher than last year at the end of the second quarter, and represented 44% of the budget. As discussed in the attached Report, vehicle in-lieu fees (“VLF”), licenses and permits, use of money
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and property, and other taxes were lower than the prior year. This is primarily due to fluctuations in state VLF backfill payments, the timing of zoning and use permit fees, and the timing of interest receipts from investment accounts.
Property tax, sales tax, charges for services, and other revenues were higher compared to quarter two of last year. As discussed in the attached Report, the increase was driven by growth in assessed properties, strong performance in the business and industry sector, higher zoning and use permit fees, increased revenue from recreation programs, and a rise in business registrations following the implementation of the Discovery Program in 2025, which audits unregistered businesses and brings them into compliance with registration requirements.
Expenditures
Expenditures are recorded when paid, using the cash basis method of accounting. Overall, expenditures were $32.27 million, or 48.2% of the budget and $2,62 million higher compared to quarter two of the prior year. The increase was driven by increases in the public safety contracts and CalPERS contributions related to the legacy Belmont-San Carlos Fire Department, higher negotiated salaries and benefits, and higher spending on professional services related to the Discovery Program supporting business registrations, special events, various recreation programs, and plan checks and inspections. Further details are provided in the attached Report.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Accept the Quarterly Financial Report for the second quarter of FY 2025-26 ended December 31, 2025; or
2. Do not accept the Quarterly Financial Report; or
3. Provide staff with alternative direction.
Respectfully submitted by:
Rebecca Mendenhall, Administrative Services Director
Approved for submission by:
____________________________
Nil Blackburn, Interim City Manager
ATTACHMENT(S):
1. Q2 FY26 Financial Report
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CITY OF SAN CARLOS
Second Quarter of Fiscal Year 2025-26
The City has completed the second quarter of the fiscal year (FY) 2025-26 ended December 31, 2025. This report summarizes the activities of the City’s General Fund, which is the primary operating fund of the City and is used to account for most operating activities. This report is not meant to be inclusive of all finance and accounting transactions. It is intended only to provide the Council and the public with an overview of the state of the City’s general fiscal condition.
GENERAL FUND FINANCIAL POSITION
The General Fund is comprised of budgeted operating revenues of $61,584,200 and operating expenditures of $66,973,825 for FY 2025-26. Expenditures in the General Fund account for direct services provided to the residents of San Carlos, including General Government services, Police services, Fire services, Parks and Recreation, Community Development and Public Works.
TOP SEVEN GENERAL FUND REVENUES
The City’s seven main revenue sources accounted for approximately 94.4% of the General Fund’s year-to- date total operating revenue in FY 2025-26.
Overall, these key operating revenues largely performed as projected based on payment schedules, past trends, and the expectation of continuing economic growth. Any significant variations in the different revenue categories compared to the second quarter of the prior year and the budget are noted below:
Property tax. Most of the City’s property tax revenues are received in December and April. At the end of the second quarter, revenues were $859,000 higher compared to the same quarter last year.
This increase is due to higher property values in San Carlos, as reported by San Mateo County.
We expect that property tax revenue will be on target with the budget this year.
Quarterly Financial Report
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Sales Tax. Revenues for the second quarter were about $340,000 higher than the same period last year. The increase was driven mainly by strong performance in the Business & Industry sector.
The increase reflects stronger business activity and steady consumer spending, supported by improved borrowing conditions from further reductions of the federal funds rate. Charges for Services. Revenues were $107,000 higher than the same quarter last year, driven by increased zoning and use permit fees and higher revenue from recreation programs, including various classes offered by Parks & Recreation.
Vehicle in-lieu (VLF). The revenue for the second quarter is $103,000 lower than the same period last year. This is due to a lower first payment than in the prior year partially offset by a higher FY 2023-24 backfill payment. This revenue stream can vary significantly depending on the actions of the state in making backfill payments to San Mateo County and its constituent cities. The county has recently entered into a lawsuit to recover the funds owed by the state from previous years. Other Taxes. These include Transient Occupancy Tax (“TOT”) and Franchise fees, which largely begin to be received in the second quarter. Total revenue was $1,000 lower than in the second quarter of the prior year. The budgeted Other Tax revenues for the full year are $37,000 more than the prior year.
Licenses & Permits. Revenues were $238,000 lower than at the same point in the prior year and have achieved 48.5% of this year’s budget compared to 67.3% of last year. Similar to Charges for Services, this revenue category can vary from year to year due to the timing of development projects and is expected to be broadly on budget for the full year. Use of Money and Property. This revenue stream was $871,000 lower than in the second quarter of the prior year due to timing in receipt of interests from investment accounts and is expected to be on budget for the full year.
Other Revenues. This revenue category includes business registration fees, vehicle code fines, various cost reimbursements, and grants. Revenue for the second quarter was $164,000 higher than the same period last year, mainly due to increased business registration receipts. The improvement comes from the City’s Discovery Program which started during 2025. This program audits unregistered businesses and helps bring them into compliance with registration requirements.
GENERAL FUND EXPENDITURES
In June 2025, the City Council approved several program changes and additional staffing changes for FY 2025-26 that were necessary to implement the strategic plan objectives, support the continued high level of development activity, manage the infrastructure projects, and advance the increased communication needs. As a result, the total expenditures for the second quarter of the current fiscal year were 7.5% higher than last year. As shown in the table below, expenditures are generally on target for the second quarter of the fiscal year when compared to budget. Any significant variations are noted below.
General Government. Expenditures were $370,000 higher than in the second quarter of the prior year partially due to increased professional services related to the Discovery Program implemented for business registration and higher equipment maintenance costs related to the implementation of the new permit system.
Community Development. Expenditures were $14,000 less than the prior year due to the timing of professional services costs related to code enforcement, plan checks and key developments. Fire. Expenditures were $537,000 greater than in the second quarter of the last fiscal year. This was primarily due to increases in costs for contracted fire services from the City of Redwood City and an increase in the annual pension payment related to the former Belmont-San Carlos Fire Department.
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Police. Expenditures were greater than the same period last year by $593,000 due to the cost increases in the agreed law enforcement services contract with the San Mateo County Sheriff’s Office and an increase in the annual pension payment to CalPERS. Parks and Recreation. Expenditures were $165,000 higher compared to the second quarter of the prior year due to increase in professional services and program costs related to special events and recreation activities.
Public Works. Expenditures increased by $611,000 compared to the prior year, primarily due to higher salaries from adding the Assistant Public Works Director position, increased professional services for plan checks, inspections, and civic center maintenance, as well as higher costs for field and program supplies and utilities.
Salaries and benefits. Expenditures were $2,031,000 greater than in the second quarter of last year due to increases in negotiated salary and benefit costs including the Fire and Police pension payments.
Professional Services. Expenditures were $225,000 higher than the prior year, primarily due to increased contract costs for Fire and Police services, partially offset by the timing of invoices for Community Development, General Government, and Public Works. Other Operating. Expenditures were $2,000 higher in the second quarter when compared to the same period in the prior year, mainly due to miscellaneous expenditures such as office, field and program supplies and equipment maintenance.
Capital Outlay costs were $4,000 greater than quarter two in the last fiscal year due to equipment purchases.
FOR MORE INFORMATION
This summary is based on detailed information produced by the City’s Finance Division. If you would like additional information or have any questions about this report, please call (650) 802-4213.
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CITY COUNCIL
STAFF REPORT
MEETING DATE: February 23, 2026
ITEM TITLE: Accept the Fiscal Year 2025-26 Second Quarter Investment Report for the Period Ending December 31, 2025.
RECOMMENDATION:
Staff recommend that the City Council review and accept the Quarterly Investment Report (”Report”) for the second quarter of the fiscal year (FY) 2025-26 ending December 31, 2025.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed.
BACKGROUND:
On May 12, 2025, the City Council approved the Annual Investment Policy (“Policy”) per Resolution No. 2025-034. In accordance with the Policy, the City Administrative Services Director is responsible for investing the unexpended cash used for funding operations of the City of San Carlos (“City”).
The investment of funds for the City is directed by the goals of safety, liquidity, and yield. The authority governing investments for municipal governments is set forth in California Government Code, sections 53601 through 53686 (“Code”). Effective January 1, 2023, per section 53646 (b)(1) of the Code, the Investment Committee serving as the legislative body will have the quarterly reports for its review within forty-five (45) days following the end of the quarter. Thus, this Report and its attachments are furnished for review and information.
Beginning in FY 2016-17, the City included the checking account balance as part of this Report.
Although a checking account is not a typical investment account, this balance is included to show the total cash on hand for the quarter. The City typically maintains approximately $500,000 to $1 million, and a larger balance at the end of the calendar year, in the checking account to meet cash disbursement needs. Transfers are usually made into the investment accounts during the quarter to account for receipts that exceed disbursements.
The difference between Historical Value and Market Value of the City’s held investments, as shown in the attached investment report, may be due to the timing of purchase. Investments in the pools may have been purchased when interest rates were lower or higher than the end date of this report. As interest rates increase or decrease, the value of the investment pools will decrease or increase accordingly. However, interest rate fluctuations do not impact the City's balance in the investment pools. The market values are presented as a reference only.
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Investment Strategy
The City’s investment priorities, in order, are “Safety, Liquidity, and Yield,” while meeting the cash flow needs of the City through prudent investment of unexpended cash.
Compliance with Policy
Historical cash flow trends are compared to current cash flow requirements on an ongoing basis to ensure the City’s investment portfolio will remain sufficiently liquid to enable the City to meet all reasonably anticipated operating requirements. As of December 31, 2025, the portfolio contains sufficient liquidity to meet the next six months of expected expenditures by the City.
As of December 31, 2025, the City has no investment instruments with a maturity date longer than one year. All investments are in highly liquid accounts, using the State of California and County of San Mateo investment pools, and follow the Policy.
The primary objective of the Policy of the City of San Carlos is “safety of principal”. The permitted investments section of the Policy also states:
Local Agency Investment Fund (LAIF), which is a State of California managed investment pool, and San Mateo County Investment pool, may be used up to the maximum permitted by California State Law. A review of the pool/fund is required when they are part of the list of authorized investments, with the knowledge that the pool/fund may include some investments allowed by statute but not explicitly identified in this investment policy.
The City’s Investment Committee, consisting of Nil Blackburn, Interim City Manager; Inge Tiegel, City Treasurer; and Rebecca Mendenhall, Administrative Services Director, has reviewed and approved this Report.
ANALYSIS:
The Investment Portfolio (Attachment 1) indicates that on December 31, 2025, City funds in the amount of $181,686,941 were invested, producing a weighted average yield of 3.95% for this quarter. The amount in the checking account was $1,601,033. The LAIF, the City’s benchmark for comparison of investment yield, was 4.09% for the quarter. The investment yield, net of administrative fees, for the County Pool was 3.87%. The allocation of the investment portfolio balance to various City funds and various sub-categories of General Fund fund balance is included on page 3 of the attachment. Below is a summary of the changes from the last quarter.
Quarter Ended
12/31/25
% of
Total
Quarter Ended
09/30/25
% of
Total
Increase
(Decrease)
City-Checking 1,601,033$ 1% 2,004,134$ 1% (403,101)$ City-SM County Pool 109,557,941 60% 100,607,085 57% 8,950,856 City-LAIF 72,129,000 39% 73,962,704 42% (1,833,704)
Total 183,287,974$ 100% 176,573,923$ 100% 6,714,051$
The portfolio balance at the end of the second quarter is $183,287,974, an increase of $6,714,051.
The increase in the portfolio balance was due to the timing of the cash receipts and cash payments. The City draws on the investment portfolio throughout the year for normal operating
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activity typically with the more significant levels of draw occurring in the first quarter (July through September) and fourth quarter (April through June). The City’s cash position typically improves in late December and April due to the receipt of property tax collections from San Mateo County.
Property taxes came in at $9.5 million for the second quarter, largely driving the increase along with $3.2 million in sales taxes. In addition to usual operating expenditures, revenues were partially offset by several major distributions: (1) $3 million operating expenditure contributions, principal and interest, and cash-in-lieu of debt payments to Silicon Valley Clean Water; (2) $2.6 million payment to Redwood City for Fire and Emergency Services; (3) $0.5 million payment for acquisition of property at 633 Elm Street.
Below is a comparison of quarterly cash position for the past three years.
Below is a summary of the changes in the total investment interest earnings from the prior quarter.
Qtr Ended
12/31/25
Qtr Ended
9/30/25
Increase
(Decrease)
Investment Portfolio 181,686,941$ 174,569,788$ 7,117,153$ Weighted Avg Yield 3.95% 4.02% -0.07%
Accrued Interest Earnings 1,718,240$ 1,774,531$ (56,291)$ The decrease in interest earnings this quarter occurred due to the lower yield for the LAIF which accounts for approximately 40% of the investment portfolio. Interest in the investment accounts was $1,718,240 and $4,239 for the checking account.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Accept the Quarterly Investment Report for the second quarter of fiscal year 2025-26 as of December 31, 2025; or
2. Do not accept the Report; or
3. Provide staff with alternative direction.
$140
$150
$160
$170
$180
$190
Sept 30 Dec 31 March 31 June 30
FY26
FY 25
FY 24
Cash Position of Investments
($ in millions)
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Respectfully submitted by:
Rebecca Mendenhall, Administrative Services Director
Approved for submission by:
____________________________
Nil Blackburn, Interim City Manager
ATTACHMENT(S):
1. Q2 Investment Portfolio Summary FY 2025-26
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CITY OF SAN CARLOS Historical GASB 31
Date Purchase Boo k % of Marke t Quarterly
Investment Type Account/CUSIP # Purchased Price ($) Qtr. Year-to-date Value ($) Portfolio Value ($)* Incom e
LIQUID ACCOUNTS
Checking Account 1,601,033$ 0.03% 0.06% 1,601,033 $ 1% 1,601,033 $ 4,239 $ Investment Accounts
San Mateo County Pool-City of San Carlos 109,557,941$ 3.87% 3.86% 109,557,941 60% 110,895,644 1,018,328 State of California LAIF-City of San Carlos 72,129,000$ 4.09% 4.17% 72,129,000 39% 72,286,348 699,912 Total Liquid Accounts 181,686,941 $ 3.95 % 3.98% 181,686,941$ 99 % 183,181,992$ 1,718,240 $ Total for City of San Carlos 183,287,974 $ 3.92% 3.95% 183,287,974 $ 100% 184,783,025 $ 1,722,479 $
* Notes:
2) Effective January 1, 2020, the LAIF deposit limit was increased from $65 million to $75 million. The limit remains in effect until updated by the State Treasurer. 1) Difference in value between Historical Value and Market Value may be due to timing of purchase. Investments in the investment pools may have been purchased when interest rates were lower or higher than the end date of this report. As interest rates increase or decrease, the value of the investment pools will decrease or increase accordingly. However, the interest rate fluctuations do not have an impact on the City's balance in the investment pools. The market values are presented as a reference only.
Yield
%
INVESTMENT PORTFOLIO
CITY OF SAN CARLOS
December 31, 2025
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Investment Portfolio Diversification
City of San Carlos Checking Account 1,601,033 $ 1% City of San Carlos SM County Pool 109,557,941 60% City of San Carlos LAIF-General 72,129,000 39% Total 183,287,974 $ 100%
City - Checking
1%
City - SMC Pool
60%
City - LAIF
39%
City - Checking City - SMC Pool City - LAIF
City of San Carlos
Investment Portfolio
as of December 31, 2025
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Funds Cash Balance
% of Total
Balance
Capital Projects Funds (Fund 10, 14, 16, 18, 25, 26 and 27) 76,070,047$ 41.5% Sewer Fund (Fund 6) 51,625,988 28.2% Housing Funds (Funds 29 and 31) 1,372,093 0.7% Facility/Infrastructure Improvements 17, 642,500 9.6% General Fund Operations (includes checking account) 4,424,325 2.4% Unfunded Liabilities 3, 000,000 1.6% Economic Uncertainties Reserve 9,846,816 5.4% Assigned Property Acquistion 2,000,000 1.1% Strategic Property Acquisition 7, 144,220 3.9% Restricted by contract or outside party 5,792,491 3.2% Special Revenue Funds (Funds 15 and 17) 1,331,406 0.7% Internal Service Funds (Funds 32, 33, and 35) 3,038,088 1.7% Total 183,287,974$ 100.0%
City of San Carlos
Investment Allocations
as of December 31, 2025
41%
28%
1%
10%
2%
2%
5%
1%
4%
3%
1% 2%
Capital Projects Funds (Fund 10, 14, 16, 18, 25, 26 and 27) Sewer Fund (Fund 6) Housing Funds (Funds 29 and 31) Facility/Infrastructure Improvements General Fund Operations (includes checking account) Unfunded Liabilities Economic Uncertainties Reserve Assigned Property Acquistion Strategic Property Acquisition Restricted by contract or outside party Special Revenue Funds (Funds 15 and 17) Internal Service Funds (Funds 32, 33, and 35)
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City of San Carlos Investment Portfolio
Dec-23 Mar-24 Jun-24 Sep-24 Dec-24 Mar-25 Jun-25 Sep-25 Dec-25 City - Checking 2,521,232 2,521,232 1,888,533 3,001,417 4,941,377 1,146,208 1,215,591 2,004,134 1,601,033 City - SM County Pool 110,321,073 111,771,738 109,670,755 101,170,418 101,449,858 109,827,080 109,320,683 100,607,085 109,557,941 City - LAIF 73,048,078 73,221,839 72,694,145 67,225,571 73,903,796 71,758,513 73,163,020 73,962,704 72,129,000 Total 185,890,383$ 187,514,809 $ 184,253,433 $ 171,397,406 $ 180,295,031 $ 182,731,801 $ 183,699,294 $ 176,573,923 $ 183,287,974 $ 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Dec-23 Mar-24 Jun-24 Sep-24 Dec- 24 Mar-25 Jun-25 Sep-25 Dec-25 City of San Carlos Historical Summary of Investment Portfolio City - Checking
City - LAIF
City - SM County
Pool
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Investment Accounts Dec-23 Mar-24 Jun-24 Sep-24 Dec-24 Mar-25 Jun-25 Sep-25 Dec-25 San Mateo County Pool-City of San Carlos 3.13% 3.19% 3.39% 4.18% 3.94% 3.89% 3.99% 4.01% 3.86% State of California LAIF-City of San Carlos 3.56% 3.62% 3.82% 4.63% 4.34% 4.39% 4.32% 4.14% 4.01% Annualized Rate of Return
CITY OF SAN CARLOS
INVESTMENT ANNUALIZED RATE OF RETURN
December 31, 2025
0.00%
0.50%
1.00%
1.50%
2.00%
2.50%
3.00%
3.50%
4.00%
4.50%
5.00%
Dec-23 Mar-24 Jun-24 Sep-24 Dec-24 Mar-25 Jun-25 Sep-25 Dec-25 Investment Annualized Rate of Return
San Mateo County Pool-City of San Carlos State of California LAIF-City of San Carlos
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CITY COUNCIL
STAFF REPORT
MEETING DATE: February 23, 2026
ITEM TITLE: Adopt a Resolution Authorizing the Execution of a Professional Services Agreement for On-Call Planning Staffing Consulting Services for the Community Development Department and Other Departments as Requested, for a Period of Three Years, with the Option of Two, One-Year Extensions, with Individual Contract Amounts Not to Exceed $300,000 per Contract per Fiscal Year with EMC Planning Group, MNS Engineers, and PlaceWorks.
RECOMMENDATION:
Staff recommend that the City Council adopt a Resolution authorizing the execution of a contract with EMC Planning Group (“EMC”), MNS Engineers (“MNS”), and PlaceWorks for on-call planning services for the Community Development Department and for other departments, as requested, for a period of three years, with the option of two, one-year extensions, in an amount not to exceed $300,000 per contract, per fiscal year.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed.
Funding for the proposed contracts would come from the budget allocated for the “Professional Services” account for Community Development, Current Planning, Advanced Planning, Economic Development, and Housing in-lieu. The contract maximum represents an upper limit for each firm; it does not guarantee nor promise any work to the consultant.
A portion of the fees will be offset by developer fees, as projects are submitted for review. Table 1 provides account information for each division.
Table 1: Budget appropriations for “Professional Services” account Division Account number Allocated Budget
(FY 25-26)
Allocated Budget
(FY 26-27)
Community Development 01640000-520320 $38,700 $39,900
Current Planning 01191000-520320 $342,900 $353,200
Advance Planning 01191001-520320 $86,000 $88,600
Economic Development 01640033-520320 $357,900 $368,600
Housing In-lieu* 02929100-520330 $41,600 $42,800
Key Development Projects 01191000 Developer Fees/Deposit Collected
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*To only be used to improve the supply of housing affordable to moderate -, low-, very low-, and extremely low- income households and to cover the reasonable administrative or related expenses associated with the administration of this function.
BACKGROUND:
The Community and Economic Development Department has relied on contract staffing services for many years, particularly supplemental staffing services to assist the City’s full-time staff with processing development applications, managing complex projects, facilitating key development applications, and supporting long-range planning and implementation initiatives. Support staffing enables the Community and Economic Development Department to dynamically adjust its staffing needs up or down in accordance with economic cycles and fluctuations in workload demand.
Current Development Activity: In the past few years, market demand activity has resulted in more development applications, including projects located in or near environmentally sensitive creek setback areas which require specialized biological expertise, and complex projects for housing, research and development, and biotech and life science developments. In addition, state mandates require staff attention to additional projects, such as completion of objective design standards and various code amendments to ensure compliance with state law, which require a higher level of expertise. All of these give rise to requests for meetings, inquiries from the public and local, regional, and state agencies, the need to organize and conduct public outreach, and consultant management and oversight.
Furthermore, in recent years, the City has experienced a substantial increase in projects critical to its strategic objectives. This surge necessitates considerable staff engagement in meeting requests, research, background analysis, and strategic analysis to fulfill these objectives.
Consequently, there’s a frequent need to extend research and advisory capacities through contract staffing. These contracts not only provide routine assistance, but also offer strategic guidance, requiring the inclusion of senior staff and policy advisor(s) for special projects or initiatives. Moreover, there are instances where planning services must extend to other departments to support interdepartmental projects, such as open space planning with the Parks and Recreation Department or transportation planning with the Public Works Department. In these cases, the budgeted amount would come from the respective departments, but the work could be done under these contracts.
The desire for additional contract staff to supplement departmental needs is also due to the increase in complex, key development projects (such as the 85+ single-family houses and duplex Vista del Grande project, 1562 El Camino Real and 240 El Camino Real SB 330 projects, and research and development proposals), specific plan projects, state-law driven mandatory ordinance updates, and state-law driven annual reporting, etc.). These projects require additional oversight and a higher level of experience and expertise to administer through the entitlement and approval process within very short turnaround times.
Flexibility with Contract Planning Services: Support staffing allows the Community Development Department to adjust support staffing as needed in response to economic cycles, staffing shortages, and workload demand, while still maintaining a high level of customer service.
ANALYSIS:
Request for Qualifications: A request for qualifications (RFQ) was released on September 5, 2025, for four weeks to solicit responses from qualified firms. The RFQ was sent directly to a few
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known firms, posted on the City’s website, Planetizen (a professionally recognized independent resource for planning), and the American Planning Association (APA) website. To solicit additional proposals, the RFQ was circulated for a second time on November 25, 2025, for two weeks. The Community and Economic Development Department received fifteen responses. Table 2 lists the firms and their corresponding office locations.
Table 2: Office locations of responding firms
Firm Location
1 4Leaf, Inc. Santa Cruz, CA
2 427 Solutions, LLC Clinton, MD
3 Civic Dynamics Bartlesville, OK
4 CSG Consultants Foster City, CA; Orange, CA;
5 EMC Planning Group, Inc. Monterey, CA
6 GenSigma, LLC San Francisco, CA
7 Interwest Consulting, Inc. Loveland, CO; Fremont, CA
8 Michael Baker International, Inc. Long Beach, CA
9 Miller Planning Associates San Louis Obispo, CA
10 MNS Engineers, Inc. San Jose, CA
11 Organizational Partners Consulting Group, LLC Okemos, MI 12 PlaceWorks Berkely, CA
13 SiteLab Urban Design Studios San Francisco, CA
14 Swan Stream Studios, LLC Prescott, AZ
15 Walker Consultants San Francisco, CA
The criteria for shortlisting firms included their ability to be physically present at public hearings and other critical outreach events, experience in the Bay Area, alignment of planning services with the City's needs, and the regular availability of staff. Notably, some firms primarily operated out of state or in Southern California, limiting their in-person availability or local state planning knowledge.
Five qualified firms were shortlisted - 4Leaf, EMC, Interwest, MNS, and PlaceWorks- and interviewed by a selection committee consisting of Rucha Dande, Principal Planner and Laura Richstone, Senior Planner. The interviews allowed the committee to engage with the firms’ principals and key staff members to better understand their operations and how they could support the City.
Staff recommend that EMC, MNS, and PlaceWorks be retained for on-call planning staffing services. Notably, the hourly rates offered by these firms are comparable with one another (see Table 3 below).
Table 3: Comparison of Hourly Rates
Position EMC Hourly Rate MNS Hourly Rate PlaceWorks Hourly Rate Principal Planner $245 $200 $210-345
Senior Planner $225 $185 $170-270
Associate Planner $195 $155 $135-200
Senior Biologist $200 Service not provided Service not provided
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Firm Background Information
EMC
Founded in 1978, EMC provides on-call, short-term, and long-term planning and environmental services to public agencies and private clients across the state including local cities such as Belmont, East Palo Alto, Fremont, Gilroy, Menlo Park, Mountain View, and San José, as well as counties like Santa Clara, Santa Cruz, and Monterey. EMC offers a team of planners, biologists, and archaeologists to support their core services which include land use development and planning, current and advance planning, municipal staff augmentation, grant writing, GIS mapping, community engagement, and environmental review and compliance.
MNS
Established in 1962, MNS provides on-call planning and environmental services to numerous Bay Area jurisdictions, including Sausalito, Santa Clara, Cupertino, and San Leandro, and offers a comprehensive range of services—current and long-range planning, CEQA/NEPA environmental review, surveying, housing and economic development programs, ordinance and code updates, and strategic planning—along with flexible staffing solutions for counter support, permit processing, project management, GIS, grant writing, and interagency coordination. MNS is currently merging with BKF Engineers, combining two respected firms to expand capabilities and regional expertise.
PlaceWorks
Founded in 1975, PlaceWorks is an employee-owned planning, design, and environmental consulting firm with extensive experience providing support to cities such as Cupertino, Salinas, Stockton, and Santa Clara County. The firm offers a comprehensive suite of services, including long-range and current planning, zoning and code updates, housing element implementation, CEQA/NEPA environmental review, technical studies, urban design, and community engagement. PlaceWorks has successfully partnered with the City of San Carlos in the past, proving to be a reliable collaborator that delivers high-quality support and products, and remains well-positioned to continue providing responsive, expert services tailored to the City’s local needs.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Adopt a Resolution authorizing the execution of professional services agreements for on- call planning staffing consulting services for the Community and Economic Development Department’s Planning and Economic Development & Housing Divisions, and other departments as requested, for a period of three years, with the option of two, one-year extensions with individual contract amounts not to exceed $300,000 per contract per fiscal year with EMC, MNS, and PlaceWorks; or
2. Do not adopt the Resolution; or
3. Provide staff with alternative direction.
Respectfully submitted by:
Al Savay, Community Development Director
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Approved for submission by:
____________________________
Nil Blackburn, Interim City Manager
ATTACHMENT(S):
1. Resolution
2. EMC Proposal
3. MNS Proposal
4. PlaceWorks Proposal
5. Issued RFQ
6. Standard Contract Agreement
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RESOLUTION NO. 2026 – ____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS
AUTHORIZING THE EXECUTION OF A PROFESSIONAL SERVICES AGREEMENT FOR
ON-CALL PLANNING STAFFING CONSULTING SERVICES FOR THE COMMUNITY
DEVELOPMENT DEPARTMENT AND OTHER DEPARTMENTS AS REQUESTED, FOR A
PERIOD OF THREE YEARS, WITH THE OPTION OF TWO, ONE-YEAR EXTENSIONS WITH INDIVIDUAL CONTRACT AMOUNTS NOT TO EXCEED $300,000 PER CONTRACT PER FISCAL YEAR WITH EMC PLANNING GROUP, MNS ENGINEER, AND PLACEWORKS.
WHEREAS, the Community and Economic Development Department has relied on on- call planning services for many years, particularly to assist the City’s full-time staff with processing development applications, managing complex projects, and facilitating key development applications; and
WHEREAS, staff wish to enter into a professional services agreement, consistent with past practice, to allow the Community Development Department to grow and reduce consulting staff as needed in order to respond to economic cycles and workload demand; and WHEREAS, a formal request for qualifications (RFQ) process was used to select the best qualified firms for on-call planning staffing services; and WHEREAS, staff reviewed the proposals and statements of qualifications from fifteen responding firms and, following interviews, found that EMC Planning Group (“EMC”), MNS Engineer (“MNS”), and PlaceWorks were best qualified to be added to the City’s on-call planning services list; and
WHEREAS, PlaceWorks has served the City of San Carlos for many years with high quality and professional expertise; and
WHEREAS, EMC, MNS, and PlaceWorks are full-service and highly qualified firms with experience throughout the state and within the San Francisco Bay Area; and WHEREAS, adding these firms to the City’s on-call planning services list of qualified firms will streamline the project review process, provide flexibility in staffing to manage market demands, and provide the City with flexibility in selecting firms for specific planning projects; and WHEREAS, based on anticipated on-call planning services needed in the coming years, and consistent with other on-call planning services firms, staff recommend individual contracts amounts be authorized to not exceed $300,000 per contract per fiscal year with EMC, MNS, and PlaceWorks.
NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby authorizes the execution of a professional services agreement for on-call planning staffing consulting services for the Community and Economic Development Department’s Planning and Economic Development and Housing Divisions, and other departments as requested, for a period of three years, with the option of two one-year extensions with individual contract amounts not to exceed $300,000 per contract per fiscal year with EMC, MNS, and PlaceWorks. * * * * *
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I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 23rd day of February 2026, by the following vote:
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
AYES, COUNCILMEMBERS:
NOES, COUNCILMEMBERS:
ABSENT, COUNCILMEMBERS:
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December 10, 2025
Laura Richstone
Senior Planner
City of San Carlos, Community Development Department
600 Elm Street
San Carlos, CA 94070
Re: On-Call Planning Staff Services
Dear Laura,
EMC Planning Group is pleased to submit this Statement of Qualifications to provide the City of San Carlos with On-Call Planning Support Staff Services. Established in 1978, EMC Planning Group has provided on-call, as-needed, short-term, and long-term municipal planning and environmental review services to public agencies throughout California. Our firm has completed numerous current, long range, and environmental planning projects throughout the Greater Bay Area and Northern California. This submission serves as an expression of our interest in establishing a strong business relationship with the City that promotes implementation of current and long range planning initiatives.
EMC Planning Group is located at 601 Abrego Street, Monterey, CA 93940. Mr. Brian Foucht, AICP – Principal Planner is the main point of contact for this RFQ process and any projects that may be performed under contract to the City. His email address is [email protected], and his phone number is (831) 649-1799, ext. 205. Please feel free to contact Mr. Foucht with any questions regarding the submission of this statement of qualifications or our services
Sincerely,
Michael J. Groves, AICP
President & Senior Principal
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Statement of Qualifications
On-Call Planning Staff Services
City of San C arlos
December 10, 2025
Prepared by
EMC Planning Group
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This document was produced on recycled paper.
STATEMENT OF QUALIFICATION
ON-CALL PLANNING STAFF SERVICES
CITY OF SAN CARLOS
PREPARED FOR
City of San Carlos, Community Development Department
Laura Richstone, Senior Planner
600 Elm Street
San Carlos, CA 94070
Tel 650.802.4263
[email protected]
PREPARED BY
EMC Planning Group Inc.
601 Abrego Street
Monterey, CA 93940
Tel 831.649.1799
Fax 831.649.8399
Brian Foucht, AICP – Principal Planner
[email protected]
www.emcplanning.com
December 10, 2025
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Table of Contents
1.0 COMPANY PROFILE & QUALIFICATIONS ....................................................................... 1
1.1 Executive Summary ................................................................................................................... 1
1.2 EMC Planning Group Core Services ...................................................................................... 2
1.3 As-needed/On-Call Staff Support Services Experience ...................................................... 7
1.4 Relevant Project Experience .................................................................................................... 7
1.5 Client References ....................................................................................................................... 9
2.0 UNDERSTANDING OF SCOPE & SCOPE OF SERVICES ................................................. 10
2.1 Understanding of Scope .......................................................................................................... 10
2.2 Scope of Services...................................................................................................................... 10
2.3 General Approach to Project Management ......................................................................... 13
3.0 PROPOSED TEAM ............................................................................................................ 15
3.1 EMC Planning Group Key Personnel .................................................................................. 15
3.2 Use of Subconsultants ............................................................................................................. 16
4.0 PROPOSED COMPENSATION RATES .............................................................................. 17 Attachments
Attachment A EMC Planning Group Award-Winning Projects
Attachment B Relevant Project Cutsheets
Attachment C EMC Planning Group Resumes
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Tables
Table 1 Relevant On-Call Support Staff Projects ................................................................... 8 Table 2 Relevant Long Range Planning Projects .................................................................... 8 Table 3 EMC Planning Group Key Personnel ..................................................................... 15 Table 4 EMC Planning Group Rate Schedule for 2025 ...................................................... 17
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Section 1.0 Company Profile & Qualifications 1 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025
1.0 Company Profile & Qualifications
1.1 Executive Summary
EMC Planning Group is an award-winning, interdisciplinary land use planning and environmental compliance firm located in Monterey, California. Since its inception in 1978, EMC Planning Group has been guided by exceptional commitment to client satisfaction. Our firm has earned a reputation for being responsive, attuned to client needs, skilled in developing and implementing strategies to meet client goals, and producing quality products. Over the course of 48 years in business, EMC Planning Group has gained rich experience in a broad range of services related to land use and municipal planning, development and entitlement, and environmental planning and compliance.
Our firm translates that experience into concrete, focused results in a time and cost-effective manner. EMC Planning Group is a State of California certified small business, and a locally-certified green business.
EMC Planning Group’s success and longevity are due in large part to the diversity, talents, and creativity of its team members. Our land use planners, environmental planners, biologists, and in- house archaeologist, are skilled professionals with the ability to deliver practical, yet innovative solutions to land use planning and development, environmental review and analysis, and regulatory compliance challenges. The services listed below are inclusive of, but not limited to, those EMC Planning Group delivers to its extensive list of public and private sector clients:
Land Use Development and Planning;
Current and Advance Planning;
Procedural Planning and Staff Augmentation;
Grant Writing and Funding Administration Assistance;
GIS System and Mapping Services;
Community Engagement/Public Outreach;
CEQA and NEPA Compliance Services;
Biological Resources and Regulatory Permitting; and
Archaeological, Cultural, and Tribal Resources.
Award-winning Projects
Please see Attachment A, EMC Planning Group Award-Winning Projects.
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Section 1.0 Company Profile & Qualifications 2 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025
1.2 EMC Planning Group Core Services
Current Planning
EMC Planning Group specializes in assisting public agencies with various land use and land development planning services. The firm provides municipal staff support (staff augmentation) to assist with the processing of development permits, use permits, site plan reviews, subdivisions, and annexations. Project types include, residential, mixed-use, commercial, and industrial. The goal is to provide direct and responsive planning support, whether that means taking on large, complex projects, or dealing with the day-to-day processing of applications and conducting meetings. The following services are representative of those provided by the firm:
Pre-application meetings with applicants;
Development review process management;
Permit processing;
Policy and regulatory analyses;
Application completeness review, permit application streamlining compliance, and application processing for a variety of applications types (annexations, general plan amendments, zoning amendments, specific and master plans, parcel and subdivision maps, and conditional use permits);
Master plan and specific plan preparation;
Zoning regulation preparation/review/amendments, etc.; Preparation of project consideration packages for City Council (staff reports, resolutions and ordinances, findings, conditions of appeal, etc.);
Coordination with other City departments and regional agencies; Environmental documentation and technical document preparation; Coordination and management of technical consultants; Public noticing, as needed;
Grant writing and funding assistance;
Preparation and monitoring of project schedules and budgets; and Public outreach/participation.
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Section 1.0 Company Profile & Qualifications 3 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025 Long Range & Advanced Planning
EMC Planning Group utilizes a “big picture” approach to planning as a reflection of the firm’s vast experience providing planning support to public agencies. Our firm prepares plans that are forward thinking, practical and implementable, sensitive to environmental sustainability, and that meet the needs of the community. These key elements are highly interrelated, and achieving a balance between them is important. EMC Planning Group provides valuable insight into working with local, regional, and state governments, federal governmental agencies, special districts, and the private sector development community when facilitating plans to achieve that balance. Our ability to identify and elicit input on the needs and desires of communities and clients assures the delivery of services that anticipate and meet future planning challenges.
The firm also places great emphasis on the implementation end of the development process by thoroughly identifying implementation processes and actions, responsibilities, and timing. As a result, agencies and the development community can work together seamlessly to consider, process, and implement projects because expectations for all involved parties are well defined.
The list on the following page provides an example of the types of plans the firm has prepared, developed, and implemented:
General plans, general plan amendments, and general plan updates; Housing elements;
Area plans;
Economic development elements;
Specific plans;
Master plans;
Zoning codes and ordinances;
Design guidelines and revisions;
Preparation of agency CEQA guidelines and thresholds of significance; Downtown vibrancy plans;
Sphere of Influence amendments and annexations; and
Coastal planning and permitting.
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Section 1.0 Company Profile & Qualifications 4 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025 Environmental Review and Compliance Services
CEQA and NEPA Compliance Services
EMC Planning Group assists public agencies in complying with the California Environmental Quality Act (CEQA) for projects funded by the State and from local sources, and the National Environmental Policy Act (NEPA) for projects funded by the federal government. The firm’s goal is to provide thorough research and analysis of potential environmental impacts that may be caused by proposed projects, and supply clients with complete informational documents and findings. EMC Planning Group has the in-house technical expertise to conduct the following types of analyses:
Visual impact assessment;
Biological resource impact assessments;
Archaeological and Tribal Resources impact assessments; Special-status species surveys and reports;
Preconstruction surveys;
Biological and Archaeological monitoring;
Wetland delineation assessments; and
Air quality and greenhouse gas emissions modeling and impact assessment.
CEQA Documentation
CEQA compliance service deliverables include the following:
Categorical and statutory exemption reports and findings; CEQA guidelines Section 15183 consistency reports;
Initial studies/negative declarations and mitigated negative declarations; Environmental impact reports (public review drafts and final drafts) including addendums and subsequent environmental impact reports;
Noticing;
CEQA findings; and
Mitigation monitoring and reporting plans.
NEPA Documentation
NEPA compliance service deliverables for public agencies seeking federal funding for public works and infrastructure projects include those listed on the following page:
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Section 1.0 Company Profile & Qualifications 5 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025 Categorical exclusion reports and findings;
Environmental assessments/finding of no significant impact (FONSI); and Environmental impact statements.
EMC Planning Group has prepared NEPA documentation for federal agencies including:
U.S. Housing and Urban Development (HUD);
U.S. Environmental Protection Agency (EPA);
U.S. Department of the Army;
U.S. Department of Veterans Affairs;
Federal Highway Administration (via the California Department of Transportation); and United States Department of Agriculture (USDA).
Biological Resources
EMC Planning Group biologists offer adaptive and innovative solutions to environmental compliance challenges. The firm provides comprehensive and scientifically defensible analyses and biological resources documentation to comply with CEQA and NEPA requirements. Services and deliverables include, but are not limited to, the following:
Literature reviews, database searches, and field surveys; Constraints analyses and plant community mapping;
Focused surveys and habitat assessments for special-status species; Pre-construction focused surveys and construction monitoring; Mitigation planning and monitoring; and
Preliminary assessment and/or delineation of wetlands and waters of the U.S.
Regulatory Permitting
EMC Planning Group biologists are experienced in assisting public agencies, as well as private property owners, with obtaining permits from various local, regional, state, and federal agencies.
Permits include, but are not limited to:
Individual and nationwide permits from the U.S. Army Corps of Engineers pursuant to the Federal Clean Water Act;
Incidental take permits from the U.S. Fish and Wildlife Service pursuant to the Federal Endangered Species Act;
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Section 1.0 Company Profile & Qualifications 6 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025 Incidental take permits from the California Department of Fish and Wildlife pursuant to the California Endangered Species Act;
Streambed alteration agreements from the California Department of Fish and Wildlife pursuant to the California Fish and Game Code Section 1600; and
Water quality certification from the Regional Water Quality Control Board pursuant to Section 401 of the California Clean Water Act.
Archaeological and Tribal Resources Services
EMC Planning Group provides the following services related to archaeological and tribal resources:
CEQA/NEPA (Section 106) compliant archaeological surveys; California Historical Resources Information System (CHRIS) searches; Pedestrian surveys and testing;
Data recovery;
Archaeological construction monitoring;
National Register of Historic Places (NRHP) Evaluation and Nomination; and Tribal consultation assistance pursuant to Assembly Bill (AB) 52 and Senate Bill (SB) 18, including the NAHC.
Deliverables include the following:
Reports;
Historic and archaeological records;
Area of Potential Effect Maps;
Tribal consultation letters; and
Sacred land file record searches and findings.
Air Quality and Greenhouse Gas Emissions Analysis
EMC Planning Group’s air quality and greenhouse gas emissions specialists conduct modeling using the California Emissions Estimator Model (CalEEMod) and Emissions Factor Model (EMFAC), prepare impact analyses, and develop emissions reduction/mitigation strategies for CEQA and NEPA documentation and development mitigation compliance. Deliverables include the following:
Air quality and greenhouse gas emissions reports;
Air quality and greenhouse gas emissions sections of initial studies; Air quality and greenhouse gas emissions sections of EIRs; and Greenhouse gas reduction plans to implement GHG mitigation measures.
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Section 1.0 Company Profile & Qualifications 7 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025
1.3 As-needed/On-Call Staff Support Services Experience EMC Planning Group has provided numerous public agencies throughout Northern and Central California with as-needed/on-call planning and environmental planning services including cities, towns, counties, school districts, and special jurisdictions. Project types have included industrial, commercial, mixed-use, residential, school facilities, infrastructure, and capital improvements. The following list is inclusive of the public agencies for which EMC Planning Group is currently on and/or is currently providing services to, or has done so in the past. City of Belmont
City of Camel-by-the Sea
City of East Palo Alto
City of Fremont
City of Gilroy
City of Gonzales
City of Greenfield
City of Guadalupe
City of Hollister
City of King City
City of Los Baños
City of Menlo Park
City of Mill Valley
City of Monterey
City of Mountain View
City of Newark
City of Newman
City of Richmond
City of San José
City of San Juan Bautista
City of Sand City
City of Santa Maria
City of Santa Paula
City of Soledad
Town of Corte Madera
Town of Los Gatos
Town of Los Altos
County of El Dorado
County of Humboldt
County of Merced
County of Monterey
County of Santa Barbara
County of San Benito
County of Santa Clara
County of Santa Cruz
County of Tuolumne
1.4 Relevant Project Experience
EMC Planning Group has completed numerous current and long range planning projects for public agencies since 1978. Table 1 and Table 2, on the following page, list past (within the past 20 years) and current projects that are similar in scope those described in the City’s RFQ. Project cutsheets describing the scope of services for the projects listed in Table 1 and Table 2 are found in Attachment B, Relevant Project Cutsheets.
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Section 1.0 Company Profile & Qualifications 8 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025 Table 1 Relevant On-Call Support Staff Projects
Project Name Client Project Duration
On-Call Staff Support Projects
City of Sand City Staff Support City of Sand City Current, intermittent support provided since the 1980’s
Dos Palos Planning Services City of Dos Palos April 2021 – June 2022 City of Gilroy Staff Support City of Gilroy January 2013 – December 2019
City of Carmel-by-the-Sea Staff Support City of Carmel-by-the-Sea February 2017 – June 2017 Soledad On-Call Planning Support City of Soledad June 2013 – April 2023 City of Greenfield Staff Support Services City of Greenfield August 2011 – July 2013 Los Banos Staff Support City of Los Baños 2005 - 2010
Table 2 Relevant Long Range Planning Projects
Project Name Client Project Duration
City of Patterson 6th Cycle Housing Element Update and
CEQA Compliance
City of Patterson July 2024 – On-going
City of Newman 6th Cycle Housing Element Update and
CEQA Compliance
City of Newman April 2024 – June 2025
City Of Ceres 6th Cycle 2023 - 2031 Housing Element
Update & CEQA Compliance
City of Ceres March 2023 – May 2025
City of Carmel-by-the-Sea 6th Cycle (2023-2031) Housing Element Update and Safety Element Update
City of Carmel-by-the-
Sea
February 2023 – April 2025
Sand City Housing Element Update, CEQA Compliance,
and Implementation
City of Sand City December 2022 – July 2024,
Implementation - 2025
City of Mill Valley 2023-2031 General Plan Housing and
Land Use Element Update and Zoning Amendments
Subsequent EIR
City of Mill Valley March 2022 – May 2023
Caton Ranch Annexation, Prezoning, and Residential
Subdivision IS/MND
City of Newman January 2022 – March 2023
Town of Corte Madera 6th Cycle (2023-2031) Housing
Element Update Subsequent EIR
Town of Corte Madera October 2021 - June 2023
City of Guadalupe 2042 General Plan Update and CEQA
Documentation
City of Guadalupe August 2020 – March 2023
Miramonte Specific Plan, Staff Support, and Environmental Review Services
City of Soledad November 2016 - On-going
Roberts Ranch Annexation and Subdivision EIR and Staff
Assistance
City of Hollister November 2015 – November
2017
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Section 1.0 Company Profile & Qualifications 9 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025
1.5 Client References
City of Mill Valley
26 Corte Madera Avenue
Mill Valley, CA 94941
Danielle L. Staude, Senior Planner
(415) 388-4033 / [email protected]
City of Newman
938 Fresno Street
Newman, CA 95360
Michael Holland, City Manager
(209) 862-3725 / [email protected]
City of Sand City
1 Pendergrass Way
Sand City, CA 93955
Vibeke Norgaard, City Manager
(831) 394-6700 / [email protected]
Town of Corte Madera
240 Tamal Vista Blvd, Suite 110
Corte Madera, CA 94925
Martha Battaglia, Senior Planner
(415) 927-5791 / [email protected]
Adam Wolff, Town Manager
(415) 927-5050 / [email protected]
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Section 2.0 Understanding of Scope & Explanation of Services 10 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025
2.0 Understanding of Scope & Scope of Services
2.1 Understanding of Scope
EMC Planning Group understands the City is seeking qualified consulting firms to provide on-call current and long range planning staff services in support for various City planning initiatives including, but not limited to, the Downtown Specific Plan, Northeast Area Specific Plan, Open Space and Conservation Element Update, and the Eastside Streetscape Master Plan. The firm understands staff will primarily provide assistance to the Community Development Department, especially the Current Planning and Advance Planning Divisions, and that tasks may be assigned by the Principal Planner, Planning Manager, Economic Development and Housing Manager, Assistant Community Development Director, Community Development Director, or other City department directors as needed. The firm also acknowledges that services and support may be required from various City departments. Based on EMC Planning Group’s understanding of the City’s consulting needs as outlined in the City’s RFQ, the firm proposes providing the scope of services as described in the following section.
2.2 Scope of Services
Assist with Development Review Process for Current Planning and Advance Planning’s Long Range Planning Initiatives
Current Planning Administration, Coordination, and Analysis EMC Planning Group proposes supporting the City with the Development Review Process as follows:
Assist the public (property owners, prospective development interests, and project representatives) with inquiries regarding the preliminary application review and the condition of acceptance on behalf of the City. This includes, but is not limited to:
• Ensuring that prospective applicants understand factors involved in the City’s development review process, including the availability of procedures, methods, regulations and standards that will enable applicants to better achieve project objectives; • Answering inquires submitted to the Development Services Counter about the development review process; and
• Guiding applicants through the entirety of the development review process, including, permit application requirements and review, and the CEQA documentation process.
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Section 2.0 Understanding of Scope & Explanation of Services 11 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025 Process permits in compliance with the City’s General Plan, Zoning Ordinances, and the Objective Design Standards.
Prepare written staff reports and present finding to pertinent City officials including, but not limited to the Zoning Hearing Administrator, Planning and Transportation Commission, and City Council.
Advance Planning and Long Range Planning Initiatives
EMC Planning Group understand the City is seeking support for advance and long range planning initiatives including, but not limited to, the Downtown Specific Plan, Northeast Area Specific Plan, Open Space and Conservation Element Update, and the Eastside Streetscape Master Plan. In support of these efforts, EMC Planning Group will:
Collaborate with various City departments to provide summary reports regarding the progress of advance and long range planning initiative activities. These reports are intended to serve as a source of information for the City, the public, and decision makers; and Assist the City with any necessary amendments or updates to the Municipal Code, City’s General Plan, Zoning Ordinances, or Objective Design Standards.
Assist with Housing and Economic Development Projects, Including Key Development
EMC Planning Group staff have significant experience fostering local economic development, including facilitating ad hoc and standing citizen committees and working with local non-profit organizations. If requested, EMC Planning Group will assist the city to advance economic development opportunities.
EMC Planning Group has extensive experience with updating housing elements. The firm’s Housing Team has recently guided several cities (the City of Sand City, the City of Carmel-by-the-Sea, the City of Ceres, the City of Newman, and soon the City of Patterson) through the 6 th Cycle Housing
Element Update process, achieving certification from HCD and adoption by the respective city councils. Additionally, the firm is capable of assisting the City with achieving a “Pro Housing” designation. Benefits of this program focus on the value of City-centered, infill development, which the firm recognizes is a key attribute of the City’s policies to preserve and protect community character while fostering locally supportive economic development and neighborhood integrity.
Assist with Environmental Review
Environmental impact assessment requires a technical understanding of natural processes and how those processes might be affected by proposed projects. EMC Planning Group will assist the City with administration and implementation of the CEQA review process, technical assessment, and preparation of environmental compliance documentation. The firm is also capable of conducting review in compliance with the National Environmental Policy Act (NEPA).
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Section 2.0 Understanding of Scope & Explanation of Services 12 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025 The firm’s approach to each environmental project performed for public agencies includes:
Thoroughly researching, analyzing, and identifying the potential environmental impacts of a land use and/or development project;
Providing complete informational documents for decision-makers on the environmental impacts and effects;
Preparing the appropriate environmental documentation in compliance with CEQA, NEPA, and other local, regional, state, and federal agencies regulations and laws; Developing workable mitigations to reduce the impact of identified environmental impacts, and Preparing and implementing plans for monitoring and mitigation.
Staff Various Committees
EMC Planning Group staff members possess significant experience staffing and advising local government councils, commissions and committees, including the following types of standing and/or adhoc committees:
Economic development advisory committees;
Parks and recreation commissions;
Planning and transportation commissions;
Architectural and design review committees;
Staff development review committees; and
Advance Planning steering committees for policy development.
EMC Planning Group also prepares agendas, staff reports, and meeting notes and minutes to support the written record of committee recommendations and decisions.
Advise on Strategic Initiatives
EMC Planning Group is capable of assisting the City of San Carlos prepare a focused plan to implement its 2045 General Plan Reset. Such efforts may include City Council and Commission/Committee joint workshops, City staff/City Council workshops, community discussions on locally-relevant issues including housing, culture, environment, placemaking, connectivity, and development, in an effort to define a vibrant future that cherishes City’s history while managing growth.
EMC Planning Group will work with the City, the County of San Mate, the State, and non- governmental entities to develop context-relevant and sensitive programs that address local issues
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Section 2.0 Understanding of Scope & Explanation of Services 13 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025 and concerns related to historic preservation, economic development, housing, and transportation, and natural resource conservation.
Assist with Periodic Municipal Code and Zoning Amendments As mentioned previously, EMC Planning Group will advise and collaborate with the City on ordinance/resolution amendments to the Municipal Code. The firm will support this effort by providing updates on new legislation, judicial decisions, and published court cases that may affect the implementation of current and long range planning initiatives.
Perform Training, Oversight, and Other Duties
EMC Planning Group staff will perform training, oversight, and other duties as needed, and at the discretion of the Principal Planner. The firm will also support the writing, editing, and development of City policies and procedures as necessary.
Staff and support other City Department(s), as needed
To assist the City and City departments with the ever-changing and multi-faceted needs of specific projects, EMC Planning Group staff will provide the following services on an as-needed basis:
Conduct project-specific research and/or site visits; Edit staff reports and/or memorandums; and
Develop and recommend consistent policies; and
Provide other types of support the City deems necessary to fulling the needs of planning initiatives and activities.
2.3 General Approach to Project Management
EMC Planning Group has the personnel, experience, and expertise to take on a small or large role as best fits the needs of the City. Our firm specializes in assisting public agencies with planning and environmental review and compliance services on an as-needed, on-call, short-term, and/or long- term basis depending on the specific needs of the agency. Staff are capable of assuming a variety of roles and responsibilities, whether that means taking on specific larger projects or dealing with the day-to-day processing of applications, attending meetings and public hearings, and maintaining project schedules and budgets. A staff of up to 25 team members assume a variety of roles and responsibilities, and carry out a full-range of tasks from highly-technical assessments to administrative tasks. This structure allows the firm to reduce costs and maintain flexibility with regard to the management of multiple and simultaneous projects.
Since the EMC Planning Group team is located in Monterey, California, it is assumed that a majority of the services will be provided to the City via email, phone calls, and virtually via Zoom or other
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Section 2.0 Understanding of Scope & Explanation of Services 14 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025 virtual conferencing platforms. Staff will provide “on-site” or “in-person” services on an “as- needed” basis as agreed upon by the City and EMC Planning Group.
Specific scopes of work and the methodology for each project is developed on a project-by-project basis. Each project is assigned a principal-in-charge, a project manager, and assistant project manager (depending on the size of the project), and the necessary number of team members to assist with research and development; writing staff reports, resolutions/ordinances, findings, and conditions of appeal; coordinating with City staff; writing sections of the environmental documentation; preparation of graphics; and production of documents. Depending upon the complexity of the project, the principal-in-charge may also be assigned as the project manager.
The principal-in-charge assigned to the project provides strategic input, direction to the project manager on technical issues, and review, editing, and final product quality control. Project managers are typically responsible for all other management functions, including communications with the client, execution of the project work plan, collaborating with and managing other project staff and with key responsible agencies, quality control, ensuring timeliness and conformance to the project schedule, and evaluation of the more challenging/controversial environmental review issues. Project managers are also responsible for budgeting, invoicing, and management of subconsultants to ensure products meet our standards and the technical requirements of the project. Project staff are typically responsible for preparing draft sections of planning documents and environmental review documentation under the guidance of the project manager and principal-in-charge.
Each project begins with a kick-off meeting between the Principal-in-Charge, the Project Manager, and the City’s project management staff. The purpose of the kick-off meeting is to review the scope of work, arrange for any city staff resources, establish/review the overall project schedule and project benchmarks, and to establish the project communication protocol. Regular communication between the team members, including subconsultants, is essential to maintaining a superior level of service. Staff meetings are held every Monday morning to discuss project schedules, deadlines, workload assignment, and potential issues. Individual project meetings are held as necessary and on an impromptu basis to address immediate issues. Monthly progress reports and/or regular communications are prepared to keep the lead agency informed of the work under preparation. New issues or potential challenges are reported in a timely manner.
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Section 3.0 Proposed Team 15 EMC Planning Group
City of San Carlos On-Call Planning Staff Services December 10, 2025
3.0 Proposed Team
3.1 EMC Planning Group Key Personnel
Table 4, EMC Planning Group Key Personnel, lists the in-house staff who may be assigned to projects performed under contract to the City. Per the City’s RFQ, EMC Planning Group has assembled a team of in-house planners at the levels of Principal/Principal Planner, Senior Planner, Associate Planner, and Assistant Planner, in addition to in-house environmental experts specializing in Biological Resources, Regulatory Permitting, and Archaeological and Tribal Resources.
Qualifications and resumes for the personnel listed in Table 4 are found in Attachment C, EMC Planning Group Resumes.
Table 3 EMC Planning Group Key Personnel
Staff Member Position Project Role
Michael J. Groves, AICP President & Senior Principal Principal-in-Charge Teri Wissler Adam Senior Principal Principal-in-Charge (Environmental/CEQA/NEPA Projects)
Anastazia Aziz, AICP Principal Project Manager (Housing Elements and Policy) Brian Foucht, AICP Principal Planner Primary Project Manager Janet Walther, MS Principal Biologist Project Manager (Biological Resources and Regulatory Permitting)
Shoshana Lutz Senior Planner Project Manager (Environmental/CEQA/NEPA) Esme Wahl Senior Planner Long Range Planning (Coastal Planning and Permitting)
Kelley Liang Senior Planner CEQA Documentation Preparation Kylie Pope, MSP Associate Planner CEQA Documentation Preparation, Long Range Planning (Housing Elements and Policy)
Troy Lawson, MCRP Associate Planner CEQA Document Preparation and GIS Mapping Matt Papurello GIS/Graphics Technician/
Assistant Planner
GIS and Mapping, Current Planning
Rose Ashbach, MS Associate Biologist Biological Resources and Regulatory Permitting Kimiya Ghadiri Associate Biologist Biological Resources and Regulatory Permitting Vanessa Potter, MA Registered Professional Archaeologist Archaeological, Cultural, and Tribal Resources
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Section 3.0 Proposed Team 16 EMC Planning Group
City of San Carlos On-Call Planning Staff Services December 10, 2025 Primary Project Manager
Mr. Brian Foucht, AICP and Principal Planner, will be the primary project manager and point of contact. Possessing over 40 years of experience in the planning industry, he is capable of managing both land use and environmental planning projects. His complete qualifications are found in Attachment C.
3.2 Use of Subconsultants
EMC Planning Group contracts with various types subconsultants based on the level of technical expertise and/or assessment deemed necessary to complete individual projects, and for which EMC Planning Group staff does not have the in-house expertise. These include, but are not limited to, transportation consultants, architectural historians/historic preservation specialists, hydrological consultants, geotechnical consultants, cultural resources consultants, and noise consultants.
Subconsultants will only be contracted on an “as-needed” basis depending on project scope, and in consultation with the City. Subconsultants will only be hired upon receiving written consent from the City.
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Section 4.0 Proposed Compensation Rates 17 EMC Planning Group City of San Carlos On-Call Planning Staff Services December 10, 2025
4.0 Proposed Compensation Rates
Table 4, EMC Planning Group Rate Schedule, lists the is the hourly rates for all position levels at EMC Planning Group. The following fee structure became effective as of January 1, 2025, and will remain effective through FY 2026.
Table 4 EMC Planning Group Rate Schedule for 2025
Staff Position/Level Hourly Billing Rate Monitoring Rate
PRINCIPALS
Senior Principal $295.00
Principal $275.00
PLANNERS
Principal Planner $245.00
Senior Planner $225.00
Associate Planner $195.00
Assistant Planner $150.00
BIOLOGISTS
Principal Biologist $245.00 $150.00
Senior Biologist $200.00 $130.00
ARCHAEOLOGIST
Registered Professional Archaeologist $145.00 $125.00
SUPPORT STAFF
Desktop Publisher $175.00
Executive Assistant/Production Manager $165.00
Administrative Assistant $125.00
GIS/Graphics Technician $150.00
This fee schedule is exclusive of direct reimbursable expenses, such as word processing, editing, printing, copying, travel, lodging, dining, communications, supplies, equipment rental, etc. All expenses are billed at cost plus fifteen percent (15%) for administration. All outside services are billed at cost plus fifteen percent (15%) for administration. This fee schedule is subject to revision at any time. Invoices are due and payable within 30 days. Past due balances are subject to a service charge of one and one-half percent (1.5%) per month. Service charges are in addition to approved contract amount. Overtime and double time are billed at a twenty percent (20%) markup. Expert witness services are billed at a fifty percent (50%) markup.
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EMC Planning Group Award-Winning Projects
A
ATTACHMENT
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Planning for Success since 1978
EMC Planning Group Award-Winning Projects
Town of Corte Madera 6th Cycle (2023 - 2031) Housing Element Update Subsequent EIR Environmental Analysis Document Award of Merit – Association of Environmental Professionals (2024) City of Guadalupe 2042 General Plan
Comprehensive Plan – Small Jurisdiction Award of Excellence – American Planning Association California Chapter, Central Coast Section (2023)
Gilroy 2040 General Plan and Program Environmental Impact Report Comprehensive Plan – Small Jurisdiction Award of Merit – American Planning Association California Chapter, Northern Section (2021)
Lillian Commons – Morgan Hill Medical Campus
Planning for Health Award of Merit – American Planning Association California Chapter, Northern Section (2021)
City of Sand City Vibrancy Plan
Economic Planning and Development Award of Merit – American Planning Association California Chapter, Northern Section (2020)
City of Salinas Economic Development Element
Outstanding Planning Document - Association of Environmental Professional (2016) Economic Planning and Development Award of Excellence – American Planning Association California Chapter, Northern Section (2015)
Economic Planning and Development Award of Merit - American Planning Association California Chapter (2015)
Camp Pico Blanco Scout Reservation Conservation Plan
Outstanding Environmental Resource Document Award - Association of Environmental Professionals (2015)
Innovation in Green Community Planning Award of Excellence – American Planning Association California Chapter, Northern Section (2014)
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Planning for Success since 1978
EMC Planning Group Award-Winning Projects ( conti nued) Fort Ord Reuse Plan Reassessment
Best Practices Award of Merit - American Planning Association California Chapter, Northern Section (2013)
City of Gonzales Downtown Revitalization Plan
Planning Implementation Award of Merit - American Planning Association California Chapter, Northern Section (2000)
NATIONAL AMERICAN PLANNING ASSOCIATION AWARD and PRESIDENT
WILLIAM CLINTON MODEL FOR BASE CLOSURE IN THE UNITED STATES Fort Ord Reuse Plan and EIR
Outstanding Planning Award in the Category of Comprehensive Planning in a Small Jurisdiction – American Planning Association, National (1997)
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Relevant Project Cutsheets
B
ATTACHMENT
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Relevant On-Call Support Staff Projects
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com City of Sand City Staff Support
Location
Sand City, CA
Client
City of Sand City
1 Pendergrass Way
Sand City, CA 93955
Contact
Vibeke Norgaard, City Manager
(831) 394-6700
[email protected]
Project Duration
Ongoing since 1981
Budget
$2,500,000.00 (Since 1981)
EMC Planning Group has provided municipal staff support to the City of Sand City on and off since 1981. Beginning in 2022, following the retirement of the city planner, EMC Planning Group provided full-time staff support to the City under the direction of the city manager. In July of 2025, a new city planner was hired, however the firm continues to provide on-call staff support, as well as long range planning support to the City’s planning department. Services include: processing residential, commercial, and industrial development applications (coastal and non-coastal) including reviewing the application for completeness; communicating with other city departments; meeting with applicants; performing CEQA compliance (categorical exemptions, mitigated negative declarations, and EIRs); public noticing; writing staff reports; making presentations to the City Council; ensuring conditions of approval are implemented as appropriate during project implementation; meeting with various local and regional agencies on behalf of the City; writing grant applications for coastal access improvements, as well as for other activities; updating the City’s website; preparing an application for a city-wide incidental take permit for development within sensitive coastal habitat, which includes conservation and restoration activities; preparing the City’s 6th Cycle Housing Element, which was certified by HCD; preparing subdivision and zoning ordinance amendments; preparing archaeological and biological reports; and reviewing and providing recommendations for updating the department’s planning procedures and applications.
EMC Assigned Staff
Michael J. Groves, AICP, President & Senior Principal
Anastazia Aziz, AICP, Principal
Brian Foucht, AICP, Principal Planner
Esme Wahl, Senior Planner
Matthew Papurello, Assistant Planner, GIS & Graphics Technician
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Dos Palos Planning services
Location
Dos Palos, CA
Client
City of Dos Palos
2174 Blossom Street
Dos Palos CA. 93620
(209) 392-2174
Contact
Dewayne Jones, City Manager
2174 Blossom Street
Dos Palos CA. 93620
(209) 392-2174
[email protected]
Year Completed
April 2021- June 2022
Budget
$4,026.86
EMC Planning Group was retained by the City of Dos Palos to prepare the City’s 2020 and 2021 Housing Element Annual Progress Reports. Jurisdictions are required by the state to prepare an Annual Progress Report on their status and progress in implementing its housing element. EMC Planning Group coordinated with City staff to gather the necessary data and incorporated the information into the California Department of Housing and Community Development (HCD)’s progress report form. EMC Planning Group then worked with HCD staff on the submittal of the City’s progress report. EMC Planning Group was also available to provide additional planning services on an on-call basis and as directed by the City Manager.
EMC Assigned Staff
Shoshana Lutz, Senior Planner
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com City of Gilroy Staff Support
Location
Gilroy, CA
Client
City of Gilroy
7351 Rosanna Street
Gilroy, CA 95020
Contact
Sharon Goei
Community Development Director
[email protected]
(408) 846-0467
Duration
January 2013 - December 2019
Budget
$150,000.00
EMC Planning Group provided contract planning staff support for the City of Gilroy from 2013-2019. During this time we reviewed a wide variety of planning applications for completeness, issued notices of completion, analyzed proposed projects, prepared CEQA documentation, weighed the merits of various projects against the City’s General Plan, Municipal Code, and Design Guidelines. Acting as an extension of the City’s planning staff, the firm performed pre-application reviews with comments, prepared public notices, prepared staff reports including recommendations and findings, attended Planning Commission and City Council public hearings and made presentations, and monitored conditions of approval and mitigation measure implementation during construction of approved projects.
Examples of project applications that were reviewed and processed included wireless antennae applications, commercial use permits, variance requests, residential subdivisions, commercial warehouse applications, and building permits, subdivisions, and annexations.
EMC Assigned Staff
Teri Wissler Adam, Senior Principal
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Carmel Planning Staff SuPPort
Location
Carmel-by-the-Sea, CA
Client
City of Carmel-by-the-Sea
PO Box CC
Carmel-by-the-Sea, CA 93921
(831) 620-2004
Year Completed
February 2017 - June 2017
Budget
$45,884.00
EMC Planning Group provided staff assistance to the City of Carmel-by-the-Sea at City Hall three days per week. Tasks included staffing the Planning Department front counter; responding to inquiries from the public and other agencies about the City General Plan, Municipal Code, Historic Context Statement, and related planning issues; processing business licenses; maintaining electronic and hard copy files; reviewing and commenting on design study and design review applications for residential and commercial sites; researching and evaluating properties for inclusion on Carmel’s Inventory of Historic Resources; conducting preliminary site assessments of properties prior to submittal of design study applications; conducting final plan check site visits; preparing staff reports; overseeing preparation of required noticing and mailings to applicants; attending and making presentations at planning commission meetings, historic resource board meetings, and city council meetings.
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Soledad on-Call Planning Staff SuPPort
Location
Soledad, CA
Client
City of Soledad
248 Main Street
Soledad, CA 93960
Contact
Megan Hunter, City Manager
(831) 223-5043
[email protected]
Year Completed
June 2013 - April 2023
Budget
$155,000.00
EMC Planning Group assisted the City of Soledad Planning Department with a variety of tasks associated with numerous land use planning projects from June 2013 through April 2023. Representative project completed during the firm’s tenure include the following:
At-grade Rail Crossing Research: EMC Planning Group was retained by the City to investigate the potential for obtaining California Public Utilities Commission (CPUC) approval of a new at-grade crossing of the UPRR for the Pinnacles Parkway project. The scope of work included a variety of research tasks to develop inputs for an application to the CPUC for the crossing. The new at-grade crossing was being explored as a design option for the Pinnacles Parkway design process.
Mobile Home Conversion Report: At the request of the City, EMC Planning Group reviewed applicable State laws, the City of Soledad Housing Element policies and municipal code provisions, and the approaches taken by other jurisdictions to potential mobile home park conversions. Mobile home parks often provide affordable housing, and may or may not be subsidized by state or federal housing assistance programs. The City of Soledad does not have an ordinance with provisions for mobile home park conversions, and requested information on relocation assistance for occupants displaced by the conversion of the Nielsen Trailer Park. The California Health and Safety Code places mobile home park operations under the jurisdiction of the California Department of Housing and Community Development (HCD). State laws that address mobile home park conversions are
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Soledad on-Call Planning Staff SuP P o rt
found in the California Government Code and the California Civil Code (Mobile Home Residency Law Protection Program).
EMC Planning Group prepared a letter report with a summary of state and city regulations, accompanied by examples of local government agency responses to mobile home park conversions. The letter report also summarized issues for the City to consider during review of the mobile home park conversion request.
Monterey Street Apartments Design Review Application: EMC Planning Group provided City staff representation at the Planning Commission public hearing for an architectural design review application request for a 20-unit multi-family apartment building on a vacant site. EMC Planning Group staff presented the project at the meeting and responded to questions from the commissioners and members of the public. The application request was granted.
Regional PlaceType Mapping and Updates: The City requested assistance to update the City of Soledad 2020 and 2045 PlaceType maps using the Association of Monterey Bay Area Governments (AMBAG) online mapping tool. EMC Planning Group reviewed changes to the City limit, created base maps in GIS, and updated the City’s land uses in the AMBAG online mapping tool based on the AMBAG PlaceType land use definitions.
Miravale II Subdivision Application Review: At the City’s request, EMC Planning Group reviewed a vesting tentative map application for a 38-unit residential subdivision on 4.05 acres near Orchard Lane. Review of the application revealed that the project was inconsistent with City code requirements for minimum building site area and other items. Due to the small size of proposed residential lots, it was determined that approval of a planned unit development would be required for the project as proposed. EMC Planning Group coordinated with other City departments and prepared a letter outlining the information necessary for a complete application. The letter was sent to the applicant.
Front Street Commercial Properties: EMC Planning Group assisted city staff with mapping, compiling planning information, and collecting demographic and economic data for potential development of several parcels located between Front Street and U.S. Highway 101. Initial maps and information were used by City staff in a meeting to discuss future uses of these parcels.
EMC Assigned Staff
Michael J. Groves, AICP, Senior Planner
Ron Sissem, MRP, Senior Principal
Shoshana Lutz, Senior Planner
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com City of Greenfield Staff Support
Location
Greenfield, CA
Client
City of Greenfield
599 El Camino Real
Greenfield, CA 93927
Contact
Paul Mugan
Community Development Director
(831) 304-0333
[email protected]
Year Completed
August 2011 - July 2013
Budget
$40,519.00
EMC Planning Group provided staff support services to the City of Greenfield’s Planning Department for a number of development project applications. EMC Planning Group also assisted the City with project management for development applications, including meeting with applicants; preparing staff reports, resolutions, findings, and conditions of approval; and representing the Planning Department at Planning Commission and City Council meetings. Projects included site plan review for re-use of a supermarket building, a second story addition requiring Planning Commission’s design review, and the conversion of vacant commercial space in a mixed use building to residential uses.
EMC Planning Group also assisted the City of Greenfield with planning and environmental review projects on an on-call basis. The range of typical assignments included application processing (general plan amendment, rezoning, conditional use permit, subdivisions, architectural review, variance, sphere amendments and annexations, etc.); and CEQA compliance (review for exemptions-categorical or statutory; preparation of initial studies, negative declarations, and EIRs; preparation of CEQA notices and distribution of documents; and attendance at public hearings). preparation of CEQA notices and distribution of documents; and attendance at public hearings).
EMC Assigned Staff
Michael J. Groves, AICP, Senior Principal
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Los Banos staff support
Location
City of Los Ba nos, CA
Client
City of Los Banos
520 J Street
Los Banos, CA 93635
(209) 827-7000
Contact
Stacy Souza Elms, Community and
Economic Development Director
(209) 827-7000, ext. 13
[email protected]
Duration
2005 - 2010
EMC Planning Group provided staff assistance to the City of Los Banos for a period of five years. Initially brought on by the planning director on a temporary basis to replace a senior planner who had been called into military service, EMC Planning Group staff ultimately outlasted several planning directors and planning managers providing a consistent presence for project applicants during the economic boom of the mid-2000s.
EMC Planning Group handled about 40 project applications for subdivisions, site plan reviews, and annexations. EMC Planning Group accepted applications into the city’s system, provided project review, attended Project Review Board meetings, negotiated project modifications with applicants, worked with the city attorney on development agreements, and brought projects to Planning Commission, City Council, and LAFCO hearings.
Annexation applications processed by EMC Planning Group staff totaled more than 2,000 acres of land for 10 development projects. Of the 10 annexation applications, four were approved by the City Council.
EMC Assigned Staff
Michael Groves, Senior Principal
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Relevant Long Range Planning Projects
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Location
Patterson, CA
Client
City of Patterson
1 Plaza
P.O. Box 667
Patterson, CA 95363
(209) 895-8000
Contact
Bryan Stice
Community Development Director
(209) 895-8074
[email protected]
Project Duration
Housing Element
July, 2024 - December 2025
CEQA Compliance
July 2025 - Ongoing
Budget
$327,200.00
EMC Planning Group successfully guided the City of Patterson to statutory compliance for its 2023–2031 Housing Element, which was formally awarded by the California Department of Housing and Community Development on December 2, 2025. Assigned an ambitious Regional Housing Needs Allocation (RHNA) of 3,716 units, plus a carryover shortfall of 196 lower-income units from the 5th Cycle, the City faced a uniquely complex 6th Cycle Housing Element update.
EMC Planning Group stepped in as a trusted partner, supplementing the City’s limited staff capacity with technical expertise, targeted data analysis, and strategic coordination. Our team prepared the City’s 5th Cycle Annual Progress Report, facilitated community outreach and engagement, gathered critical stakeholder feedback through surveys, identified a feasible site inventory to meet the City’s RHNA, and crafted policies and programs that reflect Patterson’s local needs while ensuring compliance with state housing law.
The City successfully secured statutory compliance after only one revision letter from the state, an uncommon outcome that reflects the quality and completeness of the City’s submittal and EMC Planning Group’s expertise in collaborating with HCD and navigating state housing law. Throughout the process, EMC Planning Group provided consistent guidance and coordination with HCD, ensuring continuous progress and iterative refinement.
With statutory compliance now secured, the City of Patterson is positioned to leverage future housing funding opportunities and support balanced, sustainable growth across the community.
City of Patterson 6th CyCle housing
element uPdate and CeQa ComPlianCe
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com City of Patterson 6th CyCle housing
element uPdate and CeQa ComPlianCe
EMC Planning Group is also supporting the City in preparing the Environmental Impact Report for the Housing Element to meet CEQA requirements. Completion of the CEQA documentation is anticipated by Spring 2026.
EMC Assigned Staff
HOUSING TEAM
Anastazia Aziz, AICP - Principal
Kylie Pope, Associate Planner
CEQA TEAM
Teri Wissler Adam, Senior Principal
Kylie Pope, Associate Planner
Troy Lawson, MCRP - Associate Planner
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com City of Newma N 6th CyCle housiNg elemeNt
update aNd CeQa Complia NCe
Location
Newman, CA
Client
City of Newman
938 Fresno Street
Newman, CA 95360
(209) 862-3725
Contact
Michael Holland
City Manager
[email protected]
Project Duration
April 2024 - June 2025
Budget
Housing & Safety Element Updates
$276,150.00
IS/MND
$52,760.00CEQA TEAM
Teri Wissler Adam, Senior Principal
Janet Walther, MS, Senior Biologist
EMC Planning Group prepared the 2023 - 2031 Housing Element for the City of Newman’s 6th Cycle. The City had an unaccommodated need of 305 units from the 5th cycle housing element, making the 6th cycle more complex and bringing the Regional Housing Needs Allocation (RHNA) to 1,353 units. EMC Planning Group performed additional research and data collection due to limited permanent planning staff at the City. EMC Planning Group also assisted the City with holding community meetings, gathering stakeholder and community feedback, identifying sites for affordable housing production, and crafting policies and programs that directly identify and respond to the needs of the City’s residents.
Due to seamless coordination with City staff, productive engagement with the California Department of Housing and Community Development (HCD), and robust public outreach to ensure community-driven solutions, the Housing Element received a substantial compliance letter in September 2024. An initial study was also conducted to evaluate the environmental impacts associated with development of 24 housing opportunity sites. The environmental analysis focused on the following air quality, biological resources, cultural resources, energy, greenhouse gas emissions, transportation and tribal cultural resources.
EMC Assigned Staff
HOUSING TEAM
Michael Groves , AICP, President & Senior Principal
Anastazia Aziz, AICP, Principal
Kylie Pope, Associate Planner
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com City Of Ceres 6th CyCle 2023 - 2031 hOusing
element update & C eQa COmplian Ce
Location
Ceres, CA
Client
City of Ceres
2220 Magnolia Street
Ceres, CA 95307
(209) 538-5774
Contact
Doug Dunford, City Manager
[email protected]
(209) 538-5751
Project Duration
March 2023 - May 2025
Budget
$277,500.00
EMC Planning Group was hired by the City of Ceres to lead the preparation of the 2023–2031 6th Cycle Housing Element. The firm played a pivotal role in facilitating community meetings, gathering input from stakeholders and residents, and identifying both opportunities and constraints for affordable housing development. This included analyzing sites within city limits, some of which were encumbered by Williamson Act contracts. EMC Planning Group also developed targeted policies and programs to address the City’s housing needs effectively.
In addition to policy development, the firm prepared all necessary staff reports, resolutions, ordinances, and CEQA documentation to support the Housing Element. Despite transitions in City staff, EMC Planning Group ensured seamless coordination, maintaining momentum throughout the process and fostering productive engagement with the California Department of Housing and Community Development (HCD). As a result, the City received a substantial compliance letter in February 2025.
To assess potential environmental impacts, EMC Planning Group also prepared an initial study. The analysis confirmed that the environmental impacts of the Housing Element were adequately addressed under the City’s General Plan Environmental Impact Report (EIR).
EMC Assigned Staff
HOUSING TEAM
Anastazia Aziz, AICP, Principal
Kylie Pope, Associate Planner
CEQA TEAM
Teri Wissler Adam, Senior Principal
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com City of Carmel -by-the-Sea 6th CyCle houSing
element update, Safety element update, and
CeQa Complian Ce
Location
Carmel-by-the-Sea, CA
Client
City of Carmel-by-the-Sea
PO. Box CC
Carmel-by-the-Sea, CA 93921
(831) 620-2000
Contact
Marnie Waffle, AICP
Principal Planner
[email protected]
(831) 620-2057
Project Duration
February 2023 - April 2025
Budget
Housing & Safety Elements
$371,931.00
CEQA Compliance
$40,455.00
EMC Planning Group prepared the 2023 - 2031 Housing Element for the City of Carmel-by-the-Sea’s 6th Cycle, along with the Safety Element. The Housing Element achieved certification from the California Department of Housing and Community Development (HCD). EMC Planning Group worked with the City on community outreach efforts such community meetings, the gathering of stakeholder and community feedback, identifying sites for affordable housing production, and crafting policies and programs, including anti-displacement and fair housing strategies that directly identify and respond to the needs of the City’s most vulnerable residents.
EMC Planning Group also completed the accompanying CEQA compliance review.
EMC Assigned Staff
HOUSING TEAM
Anastazia Aziz, AICP, Principal
Esme Wahl, Senior Planner
Kylie Pope, Associate Planner
CEQA TEAM
Teri Wissler Adam, Senior Principal
Janet Walther, MS, Principal Biologist
Shoshana Lutz, Senior Planner
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Sand City 6th CyCle houSing element update,
CeQa Complian Ce, and implementation
Location
Sand City, CA
Client
City of Sand City
1 Pendergrass Way
Sand City, CA 93955
831.394.3054
Contact
Vibeke Norgaard
City Manager
[email protected]
(831) 394-3054
Project Duration
Housing Element Certification
October 2022 - July 2024
Implementation - 2025
Budget
Housing Element Preparation, $298,000.00
Implementation, $170,000.00
EMC Planning Group prepared the 2023 - 2031 Housing Element for the City of Sand City’s 6th Cycle, which was certified by the Department of Housing and Commuinty Development (HCD) in July 2024. Implementation of the Housing Element is ongoing and includes updating definitions and procedures, and adopting new housing ordinances in compliance with state law. A ProHousing Designation was submitted to HCD which will make the City eligible to receive additional grant funding.
Sand City’s Regional Housing Needs Allocation (RHNA) is 260 units. Sites were identified for affordable housing production, including city-owned sites targeted for low-income artists. Community outreach activities included staffing the West End Festival, holding community meetings, gathering stakeholder and community feedback, and crafting policies and programs that directly identify and respond to the needs of the City’s most vulnerable residents. An equity and displacement analysis was also completed and a range of anti-displacement programs were developed, including weatherization, multi-generation housing units, expansion of housing choice vouchers, and fair housing outreach. EMC Planning Group also completed the accompanying CEQA Exemption, and successfully obtained a Permanent Local Housing Allocation grant that the City is using to pursue the construction of low-income housing.
EMC Assigned Staff
Michael J. Groves, AICP, President & Senior Principal
Anastazia Aziz, AICP, Principal
Esme Wahl, Senior Planner
Kylie Pope, Associate Planner
CEQA TEAM -Teri Wissler Adam, Senior Principal
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com City of Mill Valley 2023-2031 G eneral Plan
Housin G and land use eleMent uPdate and
ZoninG aMendMents subsequent eir
Location
Mill Valley, CA
Client
City of Mill Valley
26 Corte Madera Avenue
Mill Valley, CA 94941
(415) 388-4033
Contact
Danielle L. Staude, Senior Planner
[email protected]
(415) 388-4033
Project Duration
March 2022 - May 2023
Budget
$184,478.00
EMC Planning Group prepared a subsequent EIR, subsequent to the general plan EIR, for the City of Mill Valley’s 6th Cycle (2023-2031) Housing Element Update.
Updating the Mill Valley Housing Element to address the goals, policies, and programs contained in the Housing Element also required updates to the Land Use Element of the General Plan, along with amending Title 20 (Zoning) of the City of Mill Valley Municipal Code. The project included amendments to the City of Mill Valley 2040 General Plan (general plan) elements (including amending the Housing Element and Land Use Element); map amendments, (including the General Plan Land Use Map and Zoning Map); and amending the City of Mill Valley Municipal Code. The Housing Element Update identifies 265 parcels or “sites” appropriate for the development of housing for a range of income levels. Of the 265 sites analyzed in this SEIR, 170 sites were identified in the Housing Element sites inventory, which is required by state law to illustrate that the City has enough sites to accommodate at least 865 new housing units at a range of income levels. The environmental analysis focused on aesthetics, air quality, biological resources, energy, greenhouse gas emissions, noise, public services, transportation, tribal cultural resources, utilities, and wildfire hazards. EMC Planning Group also prepared all of the CEQA noticing, and prepared the CEQA findings and statement of overriding considerations.
EMC Assigned Staff
Teri Wissler Adam, Senior Principal
Ron Sissem, MRP, Senior Principal
Janet Walther, Principal Biologist
Shoshana Lutz, Senior Planner
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Caton RanCh annexation , PRezoning , and
Residential subdivision is/Mnd
Location
Newman, CA
Client
City of Newman
938 Fresno Street
Newman, CA 95360
Contact
Michael Holland, City Manager
(209) 862-3725
[email protected]
Project Duration
January 2022 - September 2023
Budget
$73,460.00
EMC Planning Group prepared an initial study and mitigated negative declaration on the proposed annexation, prezoning, and residential subdivision of 21 acres at the southern edge of the City of Newman. The project includes 112 single-family homes and a park, and the site is surrounded by existing residential homes and agricultural land. An agricultural ditch is present along the southern and western boundaries of the site, which originates from agricultural operations on the adjacent parcel to the south. This drainage ditch flows into the City’s stormwater system and was determined by EMC Planning Group biologists to potentially have connectivity to tributaries or natural streams; therefore, it may be subject to U.S. Army Corps of Engineers and required specific mitigation in order to ensure that the proposed development would not result in the loss of jurisdictional wetlands or other waters of the U.S. Environmental issues addressed in the initial study included aesthetics, loss of farmland, air quality, biological resources, cultural resources, greenhouse gas emissions, noise, and transportation.
EMC Assigned Staff
Teri Wissler Adam, Senior Principal
Ron Sissem, MRP, Senior Principal
Janet Walther, MS, Principal Biologist
Shoshana Lutz, Senior Planner
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Town of CorTe Madera 6Th CyCle (2023-2031)
housing eleMenT updaTe subsequen T eir
Location
Corte Madera, CA
Client
Town of Corte Madera
300 Tamalpais Drive
Corte Madera, CA 94925
(415) 927-5050
Contact
Martha Battaglia, Senior Planner
(415) 927-5791
[email protected]
Project Duration
October 2021 - June 2023
Budget
$171,073.00
Award-winning Project: Award of Merit for Environmental Analysis Document, California Association of Environmental Professionals (AEP), March 2024 EMC Planning Group prepared a subsequent EIR (SEIR) for the Town of Corte Madera’s 6th Cycle (2023-2031) Housing Element Update. The EIR was subsequent to the general Plan EIR. The primary action being taken is the 6th Cycle (2023-2031) Housing Element Update. However, updating the housing element also required updating the Safety Element and the Land Use Element of the Town’s 2009 General Plan along with amending Title 18 (Zoning) of the Town of Corte Madera Municipal Code. The SEIR evaluated environmental issues associated with visual resources and aesthetics, air quality, biological resources, energy, greenhouse gas emissions, noise, public services, utilities, transportation (VMT), tribal cultural resources, and wildfire hazards. The final SEIR was certified by the Town Council in January 2023. The SEIR was awarded an “Award of Merit” in the category of “Environmental Analysis Document” by the California Association of Environmental Professionals (AEP) in March 2024.
EMC Assigned Staff
Teri Wissler Adam, Senior Principal
Ron Sissem, MRP, Senior Principal
Janet Walther, MS, Principal Biologist
Shoshana Lutz, Senior Planner
Rachel Hawkins, JD, Associate Planner
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com City of Guadalupe 2042 G eneral plan update
and CeQa doCumentation
Location
Guadalupe, CA
Client
City of Guadalupe
918 Obispo Street
Guadalupe, CA 93434
(805) 356-3891
Contact
Todd Bodem, City Administrator
918 Obispo Street
Guadalupe, CA 93434
(805) 356-3891
[email protected]
Project Duration
August 2020 - March 2023
Budget
$223,613.00
Award-winning Project: Comprehensive Plan - Small Jurisdiction Award of Excellence, American Planning Association California Chapter, Central Coast Section (2023) EMC Planning Group prepared the City of Guadalupe 2042 General Plan Update and CEQA documentation . The Plan Update was adopted by the City Council in November 2022. Partially located in the Coastal Zone, Guadalupe is a city of 8,346 residents located in northern Santa Barbara County, and is situated in the heart of the fertile Santa Maria Valley, an agricultural region of statewide importance.
The Guadalupe 2042 General Plan Update
and CEQA Documentation builds on background research and public workshops conducted by Cal Poly students and included updates to mandated elements addressing land use, circulation, conservation, open space, noise, safety, and air quality; new land use and circulation diagrams; an environmental justice element; and updates to optional economic development, community design, historic preservation, and public facilities elements.
EMC Assigned Staff
Michael Groves, AICP, Senior Principal
Teri Wissler Adam, Senior Principal
Ron Sissem, MRP, Senior Principal
Shoshana Lutz, Senior Planner
Matt Papurello, GIS/Graphics Technician
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EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com MiraMonte Specific plan, Staff Support , and
environ Mental review Service S
Location
Soledad, CA
Client/Contact
City of Soledad
248 Main Street
Soledad, CA 93960
Megan Hunter, City Manager
[email protected]
(831) 223-5043
Project Duration
November 2016 - Ongoing
Budget
$1,768,890.00
EMC Assigned Staff
Michael J. Groves, AICP, Senior Principal
Ron Sissem, MRP Senior Principal
Teri Wissler Adam, Senior Principal
Shoshana Lutz, Senior Planner
Janet Walther, MS, Principal Biologist
EMC Planning Group provides on-going project management and planning staff assistance to the City of Soledad for development proposals within the Miramonte Specific Plan area.
EMC Planning Group prepared the specific plan for the City for the 647-acre site adjacent to the eastern city limit. The specific plan provides guidance for future development of up to 2,392 residential dwelling units, commercial uses, parkland, schools, and open space, and utility and roadway infrastructure. EMC Planning Group processed application requests for a proposed Prezone, General Plan Amendment, Vesting Tentative Map. LAFCO applications for a Sphere of Influence amendment and reorganization. Specific planning staff assistance tasks included application completeness review, environmental review and preparation of the appropriate CEQA document, liaison between City department staff and applicant, respond to project-related questions from various city departments and decision makers, outside agencies, and the public, project evaluation and general plan and zoning consistency review, preparation of agenda reports, recommendations, findings and conditions of approval, preparation of the LAFCO application, and staff representation before the City’s Planning Commission and City Council, and LAFCO of Monterey County. Current project management and planning assistance tasks include ongoing tasks mentioned above in addition to coordinating amendments to City master plans, mitigation monitoring, condition compliance, assistance with development agreement preparation and peer review of applicant economic reports and affordable housing program, assistance with a required impact fee study for development of the specific plan area, and ongoing staff assistance to the City Council and other City committees and boards.
£¤101
M
0 0.5 Miles
Source: Esri 2017
Existing City LimitsSpecific Plan BoundaryExisting Sphere of Influence Proposed Sphere of Influence Figure 2-12
City of Soledad Existing and
Proposed Sphere of Inuence
Miravalle III Specific Plan EIR Addendum
0 San
Vicente
Rd
San
Vicente
Rd W
estSt
PFOS
MMSP-R-1 MMSP-MUMMSP-C-VPlan Area
Boundary
City Limits
Source: Google Earth 2017
Figure 2-4
Miramonte Specic Plan
Miramonte Specic Plan Zoning Map
1,200 feet
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EMC PLANNING GROUP 601 Abrego Street, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Location
Unicorporated San Benito County
Client
City of Hollister
339 5th Street
Hollister, CA 95023
(831) 636-4360
Contact
Eva Kelly, Planning Manager
(831) 636-4360
[email protected]
Project Duration
November 2015 - November 2017
Budget
$206,687.00
EMC Planning Group prepared an EIR and provided contract planning assistance for the City of Hollister for a proposed 227-unit residential subdivision on 54.9 acres in unincorporated San Benito County located generally between Fairview Road (east) and Enterprise Road. The project site is adjacent to the city limits and is located within the Hollister Sphere of Influence. This project was originally submitted to San Benito County for processing; however, due to early scoping and agency comments on the Notice of Preparation, the applicants withdrew the county application and submitted applications to the City of Hollister. The project includes parkland dedication for a future extension of Valley View Park and approximately
0.7 acres for linear park connections through a portion of the site. Residential uses include medium density single-family residential uses and 35 multifamily units near the park. Environmental issues include air quality and climate change, agricultural land impacts, biological resources, traffic and circulation, noise and hydrology and water quality, and noise impacts. EMC Planning Group prepared CEQA noticing, findings and a mitigation monitoring program.
EMC Planning Group also provided staff assistance to the Hollister Development Services Department, acting as planning staff to assist with application review and processing, and is responsible for the preparation of staff reports, recommendations, findings, and presentations to the Planning Commission and City Council.
EMC Assigned Staff
Michael J. Groves, AICP, Senior Principal
Teri Adam Wissler, Senior Principal
Rachel Hawkins, JD, Associate Planner
RobeRts Ranch annexation and subdivision
eiR and staff assistance
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EMC Planning Group Resumes
C
ATTACHMENT
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STAFF RESUME | EMC Planning Group
Michael J. Groves, AICP
PRESIDENT/SENIOR PRINCIPAL
PROFESSIONAL ACHIEVEMENTS AND AWARDS
Professional Certification, American Institute of Certified Planners, 1990-Present
Initiative Measure Author
Awards, City of Guadalupe 2042 General Plan Update, 2022 Comprehensive Planning, Small Jurisdiction, Award of
Excellence-APA California Chapter, Central Coast Section Outstanding Planning Document (2023)
Awards, City of Salinas Economic Development Element, 2014 Outstanding Planning Document-AEP (2016)
Economic Planning and Development Award of Excellence- APA California Chapter, Northern Section (2015)
Economic Planning and Development Award of Merit-
APA California Chapter (2015)
Award, Fort Ord Reuse Plan Reassessment, 2012
Best Practices Award of Merit- APA California Chapter, Northern Section, 2013
Award, Fort Ord Reuse Plan and EIR, 1997
Comprehensive Planning in a Small Jurisdiction - National Planning Award for Outstanding Planning, APA National
Chapter
PROFESSIONAL ASSOCIATIONS AND
COMMUNITY INVOLVEMENT
Member, American Planning Association
Former Member, Monterey Peninsula Water Management
District, Policy and Technical Advisory Committees
Former Member, Sand City Habitat Conservation Task Force Member, Ventana Chapter, Sierra Club
Head Coach, Monterey High School Baseball Program,
1980-Present
Member, National High School Baseball Coaches Association (ranked 51
st winningest coach nationwide)
Member, California High School Baseball Coaches Association and Hall of Fame Member (ranked 2nd winningest coach
statewide)
President, Save Our Sports (SOS), Local Non-profit Supporting Student Athletes and High School Baseball and Softball
Former President, Foster Parent Association, Santa Cruz County
Former Member, Child Welfare Services Systems Improvement Steering Committee
Former Member, Community Leadership Council - Ending Oppression Worldwide
PROFESSIONAL EXPERIENCE
Mr. Groves founded EMC Planning Group in 1978.
Through his leadership and commitment to excellence
in client service and the hiring of highly qualified team members, Mr. Groves has successfully established the
firm as one of the leading land use and environmental
planning firms in California. With his vast experience
as a land use and policy planner, Mr. Groves has
provided project management for over 750 planning
projects, within more than 150 California cities,
counties, and special districts.
Mr. Groves is involved in project management and
coordination of a full range of planning projects
completed by the firm. His focus within the firm is on
client representation for urban and regional planning
projects; coastal planning efforts; conceptual design;
real estate due diligence and site evaluation studies;
land use planning and permitting efforts; and city,
county, school district and special district planning and permitting.
From 1995 - 1997, he served as project manager for
the Fort Ord Reuse Plan, a national award-winning
policy document for the largest base closure in the
United States. The Plan became the model for base
closures under President Clinton.
EDUCATION
B.A. University of California at Santa Barbara, Environmental Studies & Geography (double major), 1977
PROFESSIONAL CERTIFICATION
AICP - American Institute of Certified Planners, Professional Certification, 1990-Present
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STAFF RESUME | EMC Planning Group
Teri Wissler Adam
SENIOR PRINCIPAL
PROFESSIONAL EXPERIENCE
Ms. Wissler Adam joined the EMC Planning Group in 1991. Her area of expertise is in California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA)
compliance.
Ms. Wissler Adam directs the CEQA and NEPA compliance
projects for the firm. She has been responsible for a large variety of private projects, including residential, commercial, industrial, mixed-use, and large specific plan and general plan projects. She has also managed several projects for public facilities, such as recycled water projects, roadway projects, bikeway projects, bridge projects, elementary schools, high schools, and college campuses, and other public facilities, such as health clinics, landfills, child development centers, and federal research facilities. She has represented public clients throughout Monterey County, San Benito County, Santa Clara County, Marin County, Alameda County, Merced County, San Luis Obispo County, San Mateo County, Stanislaus County, Santa Cruz County, Sonoma County, Humboldt County, and Los Angeles County.
EDUCATION
B.S. California Polytechnic State University
at San Luis Obispo, Business
Administration, Concentration in
Environmental Management, 1991
PROFESSIONAL ACHIEVEMENTS
Presenter, CEQA Seminar, Lorman
Education Services
Presenter, CEQA Workshop, Association
of Environmental Professionals
Member, Association of Environmental
Professionals
Contributor, Environmental Mitigation
Handbook, California’s Coalition for
Adequate School Housing, February 2009
Past Director/President/Newsletter Editor,
Monterey Bay Area Chapter, Association
of Environmental Professionals
PROFESSIONAL ASSOCIATION
Member, Association of Environmental
Professionals
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STAFF RESUME | EMC Planning Group
Anastazia Aziz, AICP
PRINCIPAL
PROFESSIONAL EXPERIENCE
Ms. Aziz is a seasoned land-use and coastal planning professional with over 20 years of experience in housing policy, project management, and environmental planning. She joined EMC
Planning Group as a Principal in 2022 and brings extensive expertise in developing CEQA documents, coordinating with clients and stakeholders, managing subconsultants, and facilitating public meetings. Throughout her career, Ms. Aziz has successfully represented public clients in Monterey, Mendocino, Santa Cruz, and Stanislaus counties.
At EMC, Ms. Aziz leads several initiatives focused on coastal hazards, including sea-level rise and climate change adaptation.
She is currently working on local coastal program amendments for Carmel-by-the-Sea and Marina, and updating visual and cultural resources policies for the County of Mendocino.
In addition, Ms. Aziz leads a housing policy team, overseeing the preparation of Housing Elements and related implementation strategies for multiple jurisdictions. She has extensive experience in site inventory development, residential rehabilitation programs, and Municipal Code revisions to comply with State housing laws.
Notably, Ms. Aziz played a key role in achieving Housing Element certification for clients in Monterey and Stanislaus counties.
Prior to joining EMC, Ms. Aziz served as Director of the Community Development Department at the City of Pacific Grove, where she worked for eight years. During her tenure, she achieved several key milestones, including securing the city’s first certified Local Coastal Program and updating the Historic Resources Inventory. She also managed water entitlements, Municipal Code amendments, and a diverse portfolio of planning projects. Additionally, she worked for the City of San Jose for 12 years before relocating to the Monterey Peninsula.
EDUCATION
B.E.S. - University of Waterloo, Canada,
Environmental Studies with a major in urban
and regional planning, and a minor in English
Literature.
Commonwealth Scholarship – University of
Colombo, Sri Lanka. Researched urban
industrial pollution and related environmental
issues.
PROFESSIONAL ASSOCIATIONS
AICP - American Institute of Certified Planners
(Certified Planner Number 017974)
APA California - 2025 Mobile Workshop
Conference Co-Chair
APA Mentorship Program
COMMUNITY INVOLVEMENT
Pacific Grove Unified School District –
Community Bond Oversight Committee Member
Butterfly Parade and Bazaar - Food Committee
Chair
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STAFF RESUME | EMC Planning Group
Brian Foucht, AICP, MCP
PRINCIPAL PLANNER
PROFESSIONAL EXPERIENCE
Mr. Foucht joined the firm in 2024, bringing a unique balance of public agency and private development experience. He has extensive experience in community development programming and management; community planning; state and local regulation and entitlements; coastal zone planning and permitting; grant–funded program development, writing, implementation and management; and technical and scientific team formation and management.
Mr. Foucht provides assistance on a wide range of community planning services, including the preparation of General Plans, Specific Plans, Zoning Ordinance updates and amendments; environmental review documentation; and community
development and planning interim management and staff
augmentation.
Mr. Foucht has served as principal staff to City and County planning commissions and citizen advisory committees, including historic preservation, design review, transportation, housing, and economic development. He is the author of several successful Sustainable Communities transportation planning grants for transportation center and recreation trail development, and has served as lead planner on significant coastal and inland planned development projects and LCP amendments on behalf of land owners and public agencies. Mr. Foucht has, for several years, on behalf of the Salinas Regional Sports Authority, provided pro- bono lead planning assistance for CEQA review, entitlements, and technical team formation, for the Salinas Regional Soccer Complex project.
Mr. Foucht holds a Master of City Planning degree from San Diego State University and a Bachelor’s of Arts degree in Urban Studies from San Francisco State University.
EDUCATION & PROFESSIONAL
TRAINING
M.C.P. – Master of City Planning, San Diego
State University
B.A. – Urban Studies, San Francisco State
University
California Academy for Economic
Development: Introduction to Economic
Development
PROFESSIONAL CERTIFICATION
AICP - American Institute of Certified Planners,
Professional Certification
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STAFF RESUME | EMC Planning Group
Janet Walther, MS
PRINCIPAL BIOLOGIST
PROFESSIONAL EXPERIENCE
Ms. Walther joined the firm in 2003 and has been working in the field of biology since 2000. She is responsible for performing botanical and wildlife surveys; wetland and waters of the U.S. determinations; data analysis; and reports in support of management agreements, permits, and mitigation monitoring. She assists clients in complying with the Federal Endangered Species Act, California Endangered Species Act, Sections 401 and 404 of the Clean Water Act, California Fish and Game Code, and local (county and/or city) regulations.
Ms. Walther works with clients to design projects to avoid or minimize impacts to threatened and endangered species. Where impacts are unavoidable, she helps create mitigation strategies and the application documents necessary to obtain the required permits, including habitat conservation and land management plans.
In addition to her experience in biological survey and reporting, Ms. Walther is responsible for preparation of environmental documents in compliance with the California Environmental Quality Act (CEQA) and the National Environmental Policy Act (NEPA). She produces a variety of graphics for use in
environmental and natural resources documents and routinely works with ArcGIS, AutoCAD, and Adobe
Illustrator/Photoshop.
In previous positions, Ms. Walther inventoried both native and non-native species in compliance with regulatory requirements, and assisted in preparing California Energy Commission
Applications for Certification for four major power plant projects in California. She also conducted biological survey work in southern California and the High Desert and wetland and endangered species survey work in Nevada, Arizona, Georgia, and Florida.
EDUCATION
M.S. California State University Monterey Bay,
Coastal Watershed Science and Policy,
2014
B.S. California Polytechnic State University at
San Luis Obispo, Ecology and Systematic
Biology, 2000 - Concentration:
Environmental Management
CERTIFICATES AND TRAINING
Biology and Management of California Tiger
Salamander Workshop, Elkhorn Slough
Coastal Training Program, 2007
Biology and Management of California Red-
legged Frog Workshop, Elkhorn Slough
Coastal Training Program, 2007
OSHA 40-hr HAZWOPER Certificate, 2001
and 8-hr Refresher Training, 2002-2007
California Pesticide Application Certification,
2003/2004
Army Corps of Engineers Wetland
Delineation Training, 2002
PROFESSIONAL ACHIEVEMENT
Contributor, Environmental Mitigation
Handbook, California’s Coalition for
Adequate School Housing, February 2009
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STAFF RESUME | EMC Planning Group
Shoshana Lutz
SENIOR PLANNER
PROFESSIONAL EXPERIENCE
Mrs. Lutz joined the firm in 2017 with the primary responsibility of writing and managing initial studies, environmental impact reports, and categorical exemptions in compliance with the California Environmental Quality Act (CEQA). Mrs. Lutz also prepares categorical exclusions under the National Environmental Policy Act (NEPA).
She has experience across a range of project types including residential and commercial development, school sites, recreation facilities, and coastal development/infrastructure. In addition to her environmental work, Mrs. Lutz provides private clients with permit processing and entitlement assistance as well as ongoing municipal planning assistance and representation at public meetings.
Prior to joining EMC Planning Group, Mrs. Lutz worked for the City of Carmel-by-the-Sea in the Community Planning and Building Department. Her responsibilities included assisting with preliminary plan check review for building and planning applications, conducting preliminary site assessments on residential properties, and conducting preliminary design reviews in residential and commercial areas.
EDUCATION
B.S. California State University Monterey Bay,
Environmental Science Technology and
Policy, Emphasis in Ecology and Natural
Resources, 2014
PROFESSIONAL ASSOCIATION
Member, Association of Environmental
Professionals
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STAFF RESUME | EMC Planning Group
Esme Wahl
SENIOR PLANNER
PROFESSIONAL EXPERIENCE
Ms. Wahl joined EMC Planning Group in 2023. Her area of expertise is in coastal planning, grant writing, and project management. Ms. Wahl has extensive experience in Local Coastal Program amendments, coastal development permit applications, public agency staff support, grant writing and grant management, community and stakeholder outreach, and client representation at public hearings.
At EMC Planning Group, Ms. Wahl has worked on several local coastal program updates, including a comprehensive update for the the City of Marina, a coastal hazards policy amendment for the City of Carmel-by-the-Sea, and an amendment related to archaeological and visual resources for the County of Mendocino.
Ms. Wahl is currently leading two grant funded coastal trail projects in Monterey County. She is managing teams that include civil engineers, landscape architects and technical experts to ensure project compliance with multiple stakeholders, including the State Coastal Conservancy, Department of Parks and
Recreation and the California Coastal Commission.
Professional achievements include co-leading the Changing Climates and Coastalines mobile workshop, which engaged planners statewide in strategies for climate adaptation along vulnerable shorelines, and co-organizing the Safety and Wildfire Planning mobile workshop at the 2025 APA Conference.
Ms. Wahl previously worked for the California Coastal
Commission as a Coastal Analyst where she worked with local governments on issues such as sea-level rise adaptation planning, groundwater basin sustainability, and public access. She primarily worked with the County of San Luis Obispo to ensure local projects were consistent with Coastal Act and Local Coastal Program policies.
EDUCATION
B.S. – Earth Science, Environmental Geology
concentration, University of Santa Cruz, 2021.
Graduated with highest honors .
PROFESSIONAL ACHIEVEMENTS
APA California 2025 – Changing Climates
and Coastlines Mobile Workshop Speaker
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STAFF RESUME | EMC Planning Group
Kelley Liang
SENIOR PLANNER
PROFESSIONAL EXPERIENCE
Ms. Liang joined EMC Planning Group in 2025. Her current responsibilities include preparation of environmental review documentation in compliance with the California Environmental Quality Act (CEQA). She has extensive experience in preparation of environmental review documents in compliance with the National Environmental Policy Act (NEPA); drafting letters for consultation with regulatory agencies; floodplain management; environmental review; and project management. Ms. Liang’s skills include ESRI ArcGIS mapping and data management.
Ms. Liang previously worked for the Federal Emergency
Management Agency where she reviewed federally funded disaster recovery grant projects and ensured compliance with applicable environmental laws and regulations in nine different states. She primarily worked on the Direct Housing Program, advising the agency to comply with environmental planning and historic preservation laws, regulations, and executive orders when providing temporary housing for disaster survivors.
Ms. Liang holds a Bachelor’s of Science degree in Environmental Science and Management with a concentration in Geospatial Information Science from the University of California at Davis.
She was previously a certified floodplain manager.
EDUCATION
B.S. Environmental Science and Management
with a concentration in Geospatial
Information Science. Minor in Human
Development University of California,
Davis
TECHNICAL PROFICIENCIES
ESRI ArcGIS Pro, Microsoft Office, Microsoft
PowerPlatform, 508 compliant documents,
Adobe Acrobat Pro, and Adobe Creative Suite.
CERTIFICATES AND TRAINING
OSHA 32-hour HAZWOPER, 2024
PUBLICATIONS
Contributing Author, A Nitrogen Fertilization Tool
for Drip Irrigated Processing Tomatoes,
Progressive Crop Consultants, 2019
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STAFF RESUME | EMC Planning Group
Kylie Pope, MSP
ASS OCIATE PLANNER
PROFESSIONAL EXPERIENCE
Ms. Pope joined the firm in August 2022 as an Assistant Planner, supporting the EMC Planning Group Housing team. She was promoted to Associate Planner in May 2023. Her primary
responsibilities include preparing complex and detailed written housing elements, general plan updates, municipal code
amendments, and other planning documents to support local jurisdictions in achieving compliance with state requirements.
In the last year, Ms. Pope has worked on several environmental projects, including the preparation of initial studies/mitigated negative declarations, environmental impact reports, and categorical exemptions, ensuring compliance with the California Environmental Quality Act (CEQA) and other regulatory
frameworks.
Ms. Pope has experience supporting a diverse range of
environmental planning projects, including residential and commercial developments, school sites, recreation facilities, and infrastructure projects. Additionally, she provides clients with assistance in preparing and filing environmental documentation to the State Clearinghouse to ensure compliance with CEQA and other regulatory requirements.
EDUCATION
M.S.P.Florida State University, Urban and
Regional Planning, 2021
B.S. Florida State University, Sociology, 2018
PROFESSIONAL AFFILIATION S
▪ American Planning Association, Florida
Chapter
TECHNICAL PROFICIENCIES
Adobe Creative Suite, ArcGIS Pro, Canva,
Google Workspace, Issuu, JotForm, Mailchimp,
Microsoft Office, Sprout Social, SPSS STATA,
SurveyMonkey, Wagtail CMS, WordPress
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STAFF RESUME | EMC Planning Group
Troy Lawson, MCRP
ASSOCIATE PLANNER
PROFESSIONAL EXPERIENCE
Mr. Lawson joined the firm in 2025. His current responsibilities include preparation of environmental review documentation in compliance with the California Environmental Quality Act (CEQA). His professional expertise spans a range of
environmental and land-use planning project types including CEQA compliance, coastal and environmental permitting, city contract planning, land acquisition and entitlements, preparation of housing elements, and California Department of Drinking Water State Revolving Fund projects. Technical proficiencies include CalEEMod and extensive experience with ESRI ArcGIS mapping.
Prior to working for EMC Planning Group, Mr. Lawson worked for another private sector firm assisting with land use and environmental planning projects. While earning his M.C.R.P., he worked on current and environmental planning projects for the County of San Luis Obispo as a Planning Assistant Intern, and for the Cal Poly Corporation/Central Coast Collaborative 4C as a Graduate Student Research Assistant.
EDUCATION
M.C.R.P. California Polytechnic State
University-San Luis Obispo,
City and Regional Planning Program,
with a concentration in environmental
planning and sustainability, 2020
B.S. California Polytechnic State
University-San Luis Obispo,
Geography & Anthropology with a
concentration in human ecology, 2014
ACADEMIC AWARDS
Ken Schwartz Award, City and Regional
Planning Department, Cal Poly, 2020
Cal Poly CRP Service Award City and Regional
Planning Department, Cal Poly, 2020
INTERNSHIPS
Planning Student Intern, Current and
Environmental Planning, County of San
Luis Obispo, 2019 – 2020
Graduate Student Research Assistant, Cal Poly
Corporation/Central Coast Climate
Collaborative 4C, 2018 – 2020
Mapping, Charting, and Data Production Intern,
Environmental Systems Research Institute
(ESRI), 2014
GIS Intern, City of San Luis Obispo, GIS
Division, 2013 - 2014
PROFESSIONAL DEVELOPMENT
COURSES
Certificate in CEQA Practice, University of
California, San Diego, 2023
PROFESSIONAL ASSOCIATIONS
Member, Association of Environmental
Professionals (AEP)
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STAFF RESUME | EMC Planning Group
Matthew Papurello
ASSISTANT PLANNER & GIS/GRAPHICS TECHNICIAN
PROFESSIONAL EXPERIENCE
Mr. Papurello joined the firm in 2021. His responsibilities include planning staff support, creating and editing shapefiles, as well as, maintaining an up to date database of these shapefiles to be used in ESRI ArcGIS for the spatial analysis of ongoing and future projects. He is also experienced in Adobe Suites for graphical illustration and preparation. Mr. Papurello is also responsible for assisting with project research and various other planning projects and services. Since 2023 Mr. Papurello has been a contract city planner providing the City of Sand City with over the counter planning staff support at City Hall.
Prior to joining the firm, while completing his coursework at CSU Monterey Bay, Mr. Papurello worked on a team of 4 students which completed a Before-After Contol-Impact (BACI) study on the Carmel River. The purpose of the study was to monitor the effect of dam removal on salmonid spawning habitat. Mr.
Papurello’s primary duties on this project were to provide graphics produced on ArcMap for spatial analysis, as well as, field data collection.
EDUCATION
B.A. California State University Monterey Bay,
Environmental Science Technology and
Policy, 2020
TRAINING
ESRI ArcGIS Map Making and
Spatial Analysis Course
Was on a team which performed a
Before-After Contol-Impact (BACI) study
on Carmel River post San Clemente Dam
removal project
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STAFF RESUME | EMC Planning Group
Rose Ashbach, MS
ASSOCIATE BIOLOGIST
EDUCATION
M.S. California State University; Monterey Bay
Watershed Science and Policy
B.S. California State University; Humboldt
Biology, Minor in Spanish
A.A. Monterey Peninsula College
Emphasis on Geology
CERTIFICATES AND TRAINING
• California Grass Identification (California
Native Plant Society, 2023)
• California Tiger Salamander Training
(Elkhorn Slough Training Program, 2023)
• Burrowing Owl Training (Elkhorn Slough
Training Program, 2022)
• Western Snowy Plover Monitoring Training
(Audubon, 2022)
• CNPS CEQA and NEPA Training (California
Native Plant Society, 2011)
• ESRI GPS and GIS Certification
• Water Quality Training: Handheld
multiparameter water quality meter
MASTER’S PROJECTS
• CSUMB Habitat Management Plan
• Water Policy and Conservation in the
Monterey Bay Area
• Watershed Delineation for the City of Pacific
Grove
• Macroinvertebrate Monitoring at Big Creek
Reserve
PROFESSIONAL EXPERIENCE
Ms. Ashbach joined EMC Planning Group in 2023.
Responsibilities include general biological field surveys; preparation of focused surveys/habitat assessments for special- status wildlife species; jurisdictional wetland and waterway delineation; regulatory agency coordination, permitting and compliance support; and the preparation of resources technical reports and CEQA/NEPA biological resource impact analysis.
Ms. Ashbach’s skills include the preparation reports to regulatory agencies; direction of all aspects of habitat restoration projects; production of graphics through ArcGIS, and biological monitoring. Monitoring experience of rare plant and animal species includes: California red-legged frogs, Southwestern pond turtle, California tiger salamander, nesting birds, bats, dusky-footed woodrats, Monterey spineflower, etc.
Ms. Ashbach possesses over 15 years of experience in the field of Biology. She previously worked planning, permitting, and implementing large scale restoration projects throughout California with an emphasis in the Monterey Bay region. She conducted biological surveys in Monterey County, as well as throughout the Columbia River Watershed, and in the High Desert of Nevada. Rose has also worked as a science educator for middle school students and as a lecturer at California State Monterey Bay.
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STAFF RESUME | EMC Planning Group
Kimiya Ghadiri
ASSOCIATE BIOLOGIST
EDUCATION
B.A. University of California, Santa Cruz,
Environmental Studies combined with
Biology, 2017
CERTIFCATIONS AND TRAINING
• Obtained sufficient hours to apply for
USFWS Federal Recovery Permit for Santa
Cruz long-toed salamander California tiger
salamander and California red-legged frog,
2025
• Biology and Management of the Western
Burrowing Owl Workshop, Elkhorn Slough
Foundation, 2024
• Ecology of Foothill Yellow-Legged Frog
Workshop, Elkhorn Slough Coastal Training
Program, 2023
• Wetland Delineation Certificate, 2022
• Fifty Plant Families: Monterey Bay Area
Workshop, The Jepson Herbarium, 2022
• Ecology of California Tiger Salamander
Workshop, Elkhorn Slough Coastal Training
Program, 2022
• Amphibians of the San Francisco Bay Area
Workshop, Laguna De Santa Rosa
Foundation, 2021
PROFESSIONAL EXPERIENCE
Ms. Ghadiri joined EMC Planning Group in 2025 as an
Associate Biologist. Responsibilities include general biological field surveys; preparation of focused surveys/habitat
assessments for special-status plant and wildlife species; jurisdictional wetland and waterway delineation; regulatory agency coordination, permitting, and compliance support; and the preparation of resources technical reports and
CEQA/NEPA biological resource impact analysis.
Ms. Ghadiri possesses over ten years of experience in the field of biology. She has extensive experience in botanical
evaluations, including rare and endangered species such as Monterey gilia, Monterey spineflower, and Seaside bird’s beak.
She also has extensive experience managing and conducting pre-construction wildlife surveys including surveys for the following: nesting birds, Monterey and San Francisco dusky- footed woodrat, legless lizard, California red-legged frog, Santa Cruz long-toed salamander, and California tiger salamander.
Ms. Ghadiri also has significant experience in restoration/ natural resource management, including activities involving the reclamation of former military lands and other disturbed site restoration, herbicide treatment, and permit acquisition.
Ms. Ghadiri previously worked for the California State Parks in Nature Resource Management, for the University of Miami as a research assistant specializing in Santa Cruz long-toed salamanders and other amphibian species, and for the
University of California, Santa Cruz Fort Ord Natural Reserve as Research, Education, and Restoration Steward. Volunteer experience includes working to identify native and invasive plant species at the San Vicente Land Trust, and identifying reptile and amphibian species for the Forest Ecology Research Plot at the University of California at Santa Cruz.
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STAFF RESUME | EMC Planning Group
Vanessa Potter, MA, RPA
REGISTERED PROFESSIONAL
ARCHAEOLOGIST
EDUCATION
M.A. San Jose State University,
Applied Anthropology, 2010
B.A. University of Hawaii, Manoa;
Anthropology, 2000
AWARDS
▪ Microgrant in Applied Anthropology from San
Jose State University, 2009
PUBLICATIONS
Relocation, Assessment, and Limited Testing at Devils Postpile National Monument Sites, Madera County, California, 2025 An Inventory of Paleoindian Ornamentation, Current Research in the Pleistocene, Volume 22, 2005
Archaeology Monitoring Report, 157 Grand Avenue, Pacific Grove, Monterey County, California, Hotel Development, 2025.
A class III cultural resources survey of 5.36 acres near Cortaro Farms Road, Pima County, Arizona: Desert Son Survey, Tucson, Arizona: WestLand Resources, 2005.
A class III cultural resources survey of approximately 0.1 acres in Willcox, State Route 186: SR 186 Willcox ADOT permit, Tucson, Arizona: WestLand Resources, 2005.
A class III cultural resources survey of approximately 3.5 acres near State Route 77, for the Steam Pump Development, Oro Valley, Pima County, Arizona, Tucson, Arizona: WestLand Resources, 2005.
A class III cultural resources survey of approximately 6.9 acres for State Route 287 in Casa Grande, Arizona: SR 287 Casa Grande ADOT permit, Tucson, Arizona: WestLand Resources, 2005.
Class III cultural resources survey of 54.35 acres near Snyder Hill Road and Desert Sunrise Trail: Snyder Hill Estates, Tucson Arizona:
WestLand Resources, 2005
A class III cultural resources survey of 2.28 acres near River Road and First Avenue, Pima County, Arizona, 1090 East River Road due diligence, Tucson, Arizona: WestLand Resources, 2005
A class III cultural resources survey at the Highway 80 and Country Club 35-acre property, Cochise County, Arizona, Tucson, Arizona:
WestLand Resources, 2006
A class III cultural resources survey of 21 acres at Pima Mine Road, Pima County, Arizona, Tucson, Arizona: WestLand Resources, 2006
A class III cultural resources survey of 55 acres west of Benson, Cochise County, Arizona, Tucson, Arizona: WestLand Resources, 2006
PROFESSIONAL EXPERIENCE
Ms. Potter joined EMC Planning Group in June 2023
and is a Registered Professional Archaeologist (RPA)
that meets the Secretary of Interior’s Standards and
Guidelines for her field.
Ms. Potter is responsible for conducting
archaeological surveys, database inquiries, cultural
sensitivity trainings, Sacred Lands records searches,
assisting agencies with Native American consultation,
leading archaeological testing, and making
recommendations for listing through the California
Register of Historical Resources (California Register)
and the National Register of Historic Places (NRHP).
Other responsibilities include preparing cultural
resources sections of environmental documentation in
compliance with the California Environmental Quality
Act (CEQA) and the National Environmental Policy
Act (NEPA).
Ms. Potter has worked in Anthropology since 2000,
and specializes in field archaeology, site protection,
ethnography, osteology, artifact analysis, and data
recovery curation. Previous work experience includes
founding her own ethnography company. She also
held positions within the anthropology departments
of San Jose State University, The University of
Arizona, The University of Hawaii, the Cultural
Resources Department of California Parks and
Recreation, and the National Park Service through the
Great Basin Institute.
PROFESSIONAL AFFILIATIONS:
Society for California Archaeology
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October 6, 2025
ON-CALL PLANNING
STAFFING SERVICES
PROPOSAL TO PROVIDE
CITY OF SAN CARLOS
CISNC.250591
MNS ENGINEERS, INC. | 2025 Gateway Place, Suite 328 | San Jose, CA 95110 | 805.692.6921 Office | mnsengineers.com
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CONTENTS
Cover Letter 3
Section 1. Company Profile and Qualifications 4
Section 2. Primary Project Manager 8
Section 3. Scope of Work 14
Section 4. References 20
Section 5. Compensation Rates 23
Appendix A. Contract Exceptions A-1
Contents0
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> PLANNING > ENGINEERING > CONSTRUCTION MANAGEMENT > LAND SURVEYING RE: Proposal for On-Call Planning Staffing Services
Dear Ms. Richstone,
MNS Engineers, Inc. (MNS) is pleased to submit this proposal to provide On-Call Planning Staffing Services for the City of San Carlos (City). MNS understands the City is seeking to retain a qualified consultant to provide on-call planning services that include current and long-range planning, housing and economic development, environmental review, attendance at subcommittees, strategic initiatives, code amendments, training and oversight, and staff support. We would like to highlight the following key attributes that make the MNS team uniquely qualified:
Public Sector Experience. Since 1962, MNS has provided comprehensive consulting services to municipalities throughout California. We provide a range of services, including Planning and Environmental, Housing and Community Development, Engineering, Construction Management, and Land Surveying. MNS offers a "one-stop shop" approach with our broad bench of planning and environmental services.
Leaders in Our Field. We take pride in being home to some of the best professional talent in the industry. Our team is dedicated to pursuing excellence in every aspect of our work—not only in delivering outstanding services to our clients, but also in fostering a positive culture within our company. Our team of over 40 planners and environmental specialists has decades of experience throughout California and is available to provide a range of planning and environmental review services to the City.
Leadership and Local Project Management. Leading the MNS team are Vice President of Planning, Peter Minegar, AICP, who will be the signing authority for the contract; Project Director, Trayci Nelson, who will provide technical advice for staff and quality assurance/quality control (QA/ QC) of the work product.; and Project Manager, Matt Diaz, AICP, who will serve as the day-to-day contact for work and staff-related discussions. Matt has extensive experience in management and contract staffing across the state.
This proposal provides an overview of our firm’s background and qualifications, approach to contract management, and lists key staff members involved in the project.
We look forward to the opportunity to support the City in an on-call capacity. Please do not hesitate to contact me at [email protected] or by phone at 951.541.3011, should you have any questions regarding our submittal.
Sincerely,
MNS Engineers, Inc.
Peter Minegar, AICP
Vice President, Planning
San Carlos City Hall
Community Development Department
Attention: Laura Richstone, Senior Planner
600 Elm Street
San Carlos, CA
October 6, 2025
MNS
DETAILS
Legal Name
MNS Engineers, Inc.
Firm Ownership Type
C-Corporation
Year Firm Established
1962
California Department of
Industrial Relations (DIR)
No. 1000003564
Corporate Office
201 N. Calle Cesar Chavez,
Suite 300
Santa Barbara, CA 93103
805.692.6921 Corporate Dispatch
www.mnsengineers.com
Local Office
2025 Gateway Place, Suite 328
San Jose, CA 95110
805.692.6921 Corporate Dispatch
Project Contact
Matt Diaz, AICP
Project Manager
2025 Gateway Place, Suite 328
San Jose, CA 95110
916.715.5917 Mobile
[email protected]
Authorized Signature
Peter Minegar, AICP
Vice President, Planning
951.541.3011 Mobile
[email protected]
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4 SECTION 1. COMPANY PROFILE AND QUALIFICATIONS
Company Profile
MNS Engineers, Inc. (MNS)
Services
Planning, Land Surveying,
Construction Management,
Engineering
Local Office 2025 Gateway Place, Suite 328
San Jose, CA 95110
Primary Point
of Contact
Matt Diaz, AICP, Project Manager
916.715.5917 Mobile
[email protected]
Authorized
Representative
Peter Minegar, AICP
Principal-in-Charge
951.541.3011 Mobile
[email protected]
About MNS Engineers, Inc.
Established in 1962, MNS provides comprehensive
consulting services to municipalities throughout
California. Our specialties include Planning, Environmental, Housing and Community Development, Engineering,
Construction Management, and Land Surveying.
MNS' reputation is built on clear and direct
communication and quality service. Our proposed
team offers a broad range of experience and have
provided on-call planning services on an as-needed
basis to multiple jurisdictions. We understand the
technical aspects of carrying out task orders and major projects involving multi-department and multi-agency
coordination.
Our goal is simple: to provide long-term, cost-effective, high quality, and responsive service to support the City's mission of providing safe, reliable, environmentally
sustainable, and cost effective services.
Relevant On-Call Experience
The team has a long history of providing on-call
contract services to local municipalities and has a deep understanding of the resources required to provide
responsive and cost-effective support services.
MNS provides services to support improvements for
cities, counties, local agencies, districts, and Caltrans, all as part of 361 on-call contracts, of which more than 100 are currently active. Some of these include:
• On-Call HUD Grant Administration and Consolidated
Plan, City of San Leandro
• On-Call HUD Grant Administration and Consolidated
Plan, City of Cupertino
• On-Call Planning Services, City of Moreno Valley
• On-Call Planning Services, City of Rancho Cucamonga
• On-Call Planning Services, City of Santa Paula
• On-Call Planning Services, City of Ventura
• On-Call Planning Services, County of Riverside
MNS Planning Expertise
MNS employs a range of planners, from Planning
Technicians to Principal Planners, each with diverse
technical backgrounds including current planning,
advanced planning, and environmental compliance.
Committed to exceptional customer service, at the
start of each new assignment we work closely with
agency staff and project applicants to understand the
fundamentals of the organization and the complexities
of a given project.
Serving multiple jurisdictions throughout California gives us a unique perspective on how to deliver these services efficiently and cost effectively, allowing us to positively impact the communities we serve and live in.
Section 1. Company Profile and Qualifications1
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5 SECTION 1. COMPANY PROFILE AND QUALIFICATIONS
The MNS Planning Team can provide all planning
services requested. Our qualified personnel and deep
bench of experienced planners can support any
project or task the City may request. Our team can
provide short- or long-term planning staffing support,
including staff with a range of experience levels. Our
team regularly supports agencies in an adjunct staffing capacity, providing:
• Large- and small-scale development land use
entitlements and project management;
• General plan and zone change requests;
• Housing element compliance tracking/reporting;
• Preparation of staff reports, resolutions, ordinances, and conditions of approval;
• Coordination of appropriate California Environmental
Quality Act (CEQA) documentation;
• Interdepartmental project review and coordination;
• Community planning consulting;
• Community engagement support;
• Regulatory permitting;
• Grant writing and funding;
• Resource agency and tribal consultation support.
Additionally, our team can provide support services,
including CEQA compliance services, regulatory
permitting, and resource agency coordination and
consultation support.
Industry Leaders
At MNS, we use our professional experience to ensure
your project's success, proactively identifying and
addressing potential challenges to minimize surprises.
We keep up to date with industry developments,
regulatory changes, and best practices, allowing our
clients to focus on their core objectives while knowing that MNS is well-equipped to guide them through the
complexities they face. Our clients appreciate our
holistic, responsive, and flexible approach to problem- solving.
We prioritize ongoing professional development and
active involvement in industry associations. Our team
members serve on boards, track relevant legislation,
speak at conferences, and take on leadership roles
within the industry. This engagement not only enriches
our expertise but also allows us to stay current with
industry trends, best practices, and evolving regulations.
Key Staff
An outline of the Key Staff assigned to San Carlos is
shown on the following page, while their experience and qualifications are included in Section 3.
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6 SECTION 1. COMPANY PROFILE AND QUALIFICATIONS
Key Staff Qualifications
Staff/Role Expertise Credentials Yrs.
Exp.
Peter Minegar, AICP
Principal-in-Charge
• Planning
• Environmental compliance
• Land use consulting
• Public engagement
• Project/program management
• American Institute of Certified Planners, No.
32685
• MS, Environmental Management and Policy,
University of Denver, CO
• BS, City and Regional Planning, California State
Polytechnic University, San Luis Obispo, CA
11 Trayci Nelson
Project Director
• Land use consulting
• Project entitlement
• Inter-agency coordination
• Housing policy
• Public engagement
• Project/program management
• Housing and Urban Development (HUD)
Certified HousingQuality Standards Inspector
(HQS)
• BS, Urban and Regional Planning, California
State Polytechnic University, Pomona, CA
32 Matt Diaz, AICP
Project Manager
• Long-range planning
• Current planning
• Management and staffing
• Development reviews
• Housing elements and surveys
• American Institute of Certified Planners
• MS, Urban Planning, University of Southern
California, Los Angeles, CA
• BS, City and Regional Planning, California
Polytechnic State University, San Luis Obispo,
CA
• AA, American River College, Sacramento, CA
20 Kristine Gaa
Housing and
Economic
Development
Manager
• Project management
• Community outreach/engagement
• Economic analysis and
development
• HUD program administration
• Community Development Block
Grant (CDBG), HOME Investment
Partnership (HOME), and
Emergency Services Grant (ESG)
administration
• Analysis of Impediments to
Fair Housing Choice (AI), and
Consolidated Plan (ConPlan)
development
• Community Block Grant CARES Act
(CDBG-CV) programs
• BS, Urban and Regional Planning, California
Polytechnic University, Pomona, CA 21
Damien Delany
Housing Pratice Lead
• Project management
• Community development
• Planning
• Department of Real Estate approval
process
• Housing and economic
development
• BS, Regional Development and Urban Planning,
University of Arizona, Tucson, AZ
• Masters Certificate, Applied Program
Management, Villanova University
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7 SECTION 1. COMPANY PROFILE AND QUALIFICATIONS
Staff/Role Expertise Credentials Yrs.
Exp.
Emily Elliott, AICP
Principal Planner
• Land use consulting
• Housing policy and legislative
compliance
• Public engagement
• Project/program management
• American Institute of Certified Planners
• Master of Urban and Regional Planning,
California Polytechnic University, Pomona, CA
• BA, Geography and Natural Resources
Management, San Diego State University, CA
16 Jeff Graham, LEED
Senior Planner
• Project management
• Land use planning
• Public agency entitlement
processing
• Community outreach
• Ordinance development and
amendments
• Process improvements
• Coastal zone projects
• Long-range planning
• LEED Green Associate, No. 0010925784
• BS, Community and Regional Development,
University of California, Davis, CA
9 Daniella Bonilla, AICP
Senior Planner
• Land use regulation
• Historic preservation
• Telecommunication infrastructure
• Public policy and legislative
analysis
• Ordinance and text amendments
• Site acquisition
• Project management
• Urban design
• Geographic Information Systems
• American Institute of Certified Planners, No.
292027
• Master of Urban and Regional Planning,
Environment, Infrastructure, and
Transportation, New York University, New York,
NY
• BA, Philosophy, Florida International University,
Miami, FL
14 Debra Leight
CEQA/Regulatory
Compliance
• Environmental project
management
• Mitigating environmental impacts
• Environmental and planning
consulting
• Planning representation
• BA, Environmental Analysis and Design, Global
Sustainability Minor, University of California,
Irvine, CA
24 Joshua Reece, PhD
Biological Resources
• Biology and Project management
• Special-status species
• Wetland delineation
• Permitting compliance
• Environmental regulations and
compliance
• Wildlife agency coordination
• PhD, Ecology and Evolutionary Biology,
Washington University in Saint Louis, MO
• MS, Biology University of Central Florida,
Orlando, FL
• BS, Biology, University of Central Florida,
Orlando, FL
21 Alexandria
Miramontes
Assistant Planner
• Communication
• PowerPoint presentation
development
• Qualitative and quantitative
research
• Spatial Analysis
• MSc Human Geography and Urban Studies, LSE
• MSc Human Geography, University of
Amsterdam
• BA, Geography, University of California, Los
Angeles, CA
• AA, General Studies, Saddleback Community
College, Mission Viejo, CA
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8 SECTION 2. PRIMARY PROJECT MANAGER
Section 2. Primary Project Manager2
A successful project relies on the expertise and effective management of its team. We present the City with a unified group of skilled professionals, including numerous licensed and certified members, who bring extensive experience in delivering exceptional service and high-quality project outcomes. Our approach prioritizes time and budget efficiency, upholds rigorous quality assurance standards, fosters ongoing communication, and leverages both technical and practical knowledge throughout each phase of the project.
Below, we provide a highlight of our Project Manager, as well as brief key staff resumes; full resumes can be provided upon request. We have not included any subconsultants in this proposal as our team can provide the requested services; however, if a specialty service is required, MNS has working relationships with a number of expert subconsultants to supplement the team. Our Project Manager will oversee any needed subconsultants on behalf of the City.
Project Manager Highlight
Matt Diaz, AICP
Project Manager
20 Years of
Experience
Education and Licensure/
Certifications:
• MS, Urban Planning, University of
Southern California, Los Angeles, CA
• BS, City and Regional Planning, California
Polytechnic State University, San Luis
Obispo, CA
• AA, American River College, Sacramento,
CA
• American Institute of Certified Planners
Project Experience:
• Various Projects, City of Stockton, and Sacramento
County, CA, Advanced Planning Manager and
Principal Planner. Matt led teams in Sacramento and
Stockton, managing entitlement reviews, customer
service, staff training, and process improvements.
In Stockton, he also oversaw Housing Element
updates, code revisions, action plans, capital projects, development agreements, CEQA compliance, and
settlement support.
• Various Planning Projects, Contract Planning. With
over 12 years of experience in contract planning, Matt
has provided staff and project assistance for dozens
of cities and counties throughout California. This
assistance includes staff augmentation, customer
services, entitlement and permit reviews, master
plan project reviews, environmental coordination, GIS
assistance, and mitigation monitoring.
Matt is an experienced planning professional skilled in both long-range and current planning, including policy
modifications, community visioning, general plan and
zoning updates, housing issues, and CEQA compliance.
He has expertise in managing entitlement reviews,
coordinating public outreach, supervising staff teams,
and overseeing complex projects involving multiple
stakeholders under tight deadlines. Matt also excels in customer support services, code enforcement, and land
use research.
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9 SECTION 2. PRIMARY PROJECT MANAGER
Peter Minegar, AICP
Principal-in-Charge
11 Years of
Experience
Education and Licensure/
Certifications:
• MS, Environmental Management and
Policy, University of Denver, CO
• BS, City and Regional Planning, California
State Polytechnic University, San Luis
Obispo, CA
• American Institute of Certified
Planners, No. 32685, American Planning
Association (APA)
Peter has extensive experience leading
multidisciplinary teams in the delivery of complex
environmental and planning projects for public-sector
clients. Peter has experience providing and overseeing
a wide range of planning projects, ranging from CEQA
compliance documents to in-house agency staffing
services. As Principal-in-Charge, he provides contract
oversight, ensures alignment with project scope and
schedule, and oversees project delivery teams to
meet client objectives. He brings deep expertise in
CEQA and National Environmental Policy Act (NEPA)
compliance, managing both project- and program-
level analyses for infrastructure and policy projects.
He brings firsthand experience as an embedded CEQA
Manager and Principal Planner for local agencies,
giving him unique insight into agency operations and
expectations.
Project Experience:
On-Call Planning and Environmental Services,
Riverside County, CA, Contract Manager. MNS
staff is currently providing on-call planning and
environmental services to the County of Riverside. Task orders range from preparation of CEQA documents,
on-call staffing support, peer review services, and
long-range community planning support. MNS has
prepared a range of CEQA documents including
Environmental Impact Reports (EIRs), Initial Studies (IS), exemptions, and has provided CEQA peer review, and
advising services.
Trayci Nelson
Project Director
31 Years of
Experience
Education and Licensure/
Certifications:
• BS, Urban and Regional Planning,
California State Polytechnic University,
Pomona, CA
• HUD Certified Housing Quality Standards
Inspector (HQS)
As Project Director, Trayci will work closely with
Project Manager, Matt Diaz, AICP, to provide technical
advice for staff and QA/QC of work product. Trayci
has extensive experience in current planning and
environmental analysis, providing project and
case management services to numerous cities
across Southern California. She has managed high-
profile development projects and prepared various
CEQA-compliant environmental documents for
public agencies. Trayci’s work includes entitlement
processing, interagency coordination, and long-range
community planning support.
Project Experience:
On-Call Planning Services, City of Santa Paula, CA,
Project Manager. Trayci serves as Project Manager
under an On-Call Planning contract, managing
entitlement services for major development projects.
Her work includes development review, coordinating
interdepartmental reviews, CEQA peer review, staff
report preparation, and presenting to the City Planning Commission and City Council. She is currently
overseeing the East Area One Specific Plan Project,
a 500-acre multi-use development now in design
development and construction management phases.
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10 SECTION 2. PRIMARY PROJECT MANAGER
Kristine Gaa
Housing and Economic
Development Manager
21 Years of
Experience
Education and Licensure/
Certifications:
• BS, Urban and Regional Planning,
California Polytechnic University at
Pomona, CA
Kristine has 21 years of experience in project
management, economic development, community
outreach, and market analysis, with a focus on
housing stock and community services analysis for
local municipalities. Kristine has developed programs
to identify opportunities for housing and economic
growth through local and federal funding. With eight
years of HUD program administration experience,
she is well-versed in Community Development
Block Grant (CDBG), Home Investment Partnerships
(HOME), and ESG administration, as well as AI and
ConPlan development. She has successfully managed
several CDBG-CV programs aimed at providing
relief to homeowners, renters, and small businesses.
Additionally, Kristine has coordinated and facilitated
both in-person and virtual community outreach
meetings as well as housing workshops. She is
experienced in multimedia graphic design and website
applications. Kristine creates online community
surveys and conducts stakeholder interviews. She has
presented to city councils, commission hearings, and
other stakeholder boards with great success.
Project Experience:
• CDBG and HOME Program Administration, City of
Orange, CA. Data Analyst. MNS is supporting the
City of Orange in the administration of both the
CDBG and HOME programs. Kristine worked with
the City of Orange to perform data analysis on US
Census parcels located within the city. Specifically,
she examined both parcel tracts and block groups
to determine if areas met the Low- and Moderate-
Income (Low-Mod) threshold for HUD funding.
Kristine collaborated closely with city staff and the
designated HUD representative to prepare a report
which identified census tracts that qualified for CDBG
and HOME investment.
Damien Delany
Housing Practice Lead
30 Years of
Experience
Education and Licensure/
Certifications:
• BS, Regional Development and Urban
Planning, University of Arizona, Tucson,
AZ
• Masters Certificate, Applied Program
Management, Villanova University,
Villanova, PA
Damien has extensive experience in overseeing and
managing large, complex projects, successfully
supervising the execution of these projects from start
to finish. Damien possesses a deep understanding of
project management requirements and compliance
issues, ensuring that all projects are carried out in
accordance with industry standards and regulations.
In addition to his project management expertise,
Damien is highly skilled in reviewing and evaluating
documents related to project deliverables. He excels at analyzing data and chart projections, enabling him to
make informed decisions for project improvement.
Project Experience:
• Multiple Projects, Pacific Municipal Consultants,
Long Beach, CA. Housing Development Manager.
Damien coordinated the work of technical staff and
subconsultants, ensuring smooth collaboration
and efficient project execution. He successfully
administered various grant-funded projects and
programs, including the CDBG, HOME, Affordable
Housing Programs, Economic Development
Programs, CARES Act programs, and other state/
federal initiatives. Overseeing contract values
exceeding $10 million annually, he ensured that
projects were executed within budgetary constraints
while maintaining high-quality standards.
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11 SECTION 2. PRIMARY PROJECT MANAGER
Debra Leight
CEQA/NEPA
24 Years of
Experience
Education and Licensure/
Certifications:
• BA, Environmental Analysis and Design,
Global Sustainability Minor, University of
California, Irvine, CA
Debra has extensive experience in public sector
planning and environmental project management,
specializing in all stages of environmental compliance.
She is skilled in managing and preparing CEQA and
NEPA documents, including EIS Reports and Initial
Studies/Negative Declarations, for a variety of projects across California. Debra brings a well-rounded
approach to identifying and mitigating environmental
impacts with a focus on sustainability.
Project Experience:
• City of Riverside Housing Element, Public Safety
Element and Environmental Justice Policies, City of
Riverside, CA. Project Manager. This project involved
updating the Riverside General Plan to include a
Public Safety Element, City Environmental Justice
Policies, and a program EIR, including a Housing
Element for the residents of Riverside. This plan
helped to address affordable housing, homelessness,
environmental justice, and community safety. Debra
led preparation of the public safety element and the
city's first environmental justice policies.
• On-Call Planning and Environmental Services,
County of Riverside, CA. Technical Specialist.
MNS staff currently provides on-call planning and
environmental services to the County of Riverside.
Debra provided environmental task orders including
preparing a range of CEQA documents, such as EIRs,
and exemptions. Additionally, MNS provides CEQA
peer review and advising services.
Joshua Reece, PhD
Biological Resources
21 Years of
Experience
Education and Licensure/
Certifications:
• PhD, Ecology and Evolutionary Biology,
Washington University, Saint Louis, MO
• MS, Biology, University of Central Florida
• BS, Biology, University of Central Florida
Joshua is an accomplished natural resource
professional with over 21 years of experience in biology and project management. Joshua is well-versed in
studying the needs and habitats of special-status
species. He is knowledgeable on local, state, and
federal environmental regulations and specializes
in preparing CEQA/NEPA documents, coordinating
wetland delineations, and ensuring environmental
compliance.
Project Experience:
• Commercial and Residential Development
Projects, City of Central Valley, CA, Environmental
Compliance. Joshua conducted biological surveys
for various large- and small-scale projects in the
Central Valley. For these projects, he wrote reports in compliance with CEQA/NEPA requirements.
• Gavilan College and Fairview Corners, San Benito
County, CA, Environmental Compliance Manager.
Joshua coordinated environmental permitting and
ensured compliance during construction phases
for two key developments: the Gavilan College
San Benito campus and Fairview Corner suburban
residential area.
• Road Improvement Project in Panoche Hills, Fresno
County, CA, Environmental Compliance Manager.
Joshua was responsible for coordinating biological
reconnaissance and special-status species surveys
for species including giant kangaroo rats, blunt-
nosed leopard lizards, Mohave ground squirrels, and
local plants.
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12 SECTION 2. PRIMARY PROJECT MANAGER
Emily Elliott, AICP
Principal Planner
15 Years of
Experience
Education and Licensure/
Certifications:
• Master of Urban and Regional Planning,
California Polytechnic University,
Pomona, CA
• BA, Geography and Natural Resources
Management, San Diego State
University, CA
• American Institute of Certified Planners
Emily leads a team of community planning consultants
specializing in long-range and policy planning for
public and private clients across California. She
manages the preparation of community planning
and housing plans, oversees diverse contract
portfolios, and stays at the forefront of emerging
trends through active involvement in professional
organizations. Emily’s broad expertise enables her to
deliver thoughtful, efficient, and collaborative project outcomes that address agency, applicant, and public
needs.
Project Experience:
• On-Call Environmental Planning Services, City of
Redlands, CA, Project Manager. Emily managed the
on-call contract with the City of Redlands where her
team prepared CEQA compliance documents for
applicant-initiated development projects.
• On-Call Planning Services, City of Needles, CA,
Project Manager. Emily oversaw a team of planners
that provided remote municipal planning services
to the city. The team ran a virtual planning counter,
handled Q&A from the public, processed permits,
plan checks, and land use entitlement, and
performed peer review of environmental documents
prepared by applicant consultants.
Jeffrey Graham, LEED
Green Associate
Senior Planner
9 Years of
Experience
Education and Licensure/
Certifications:
• LEED Green Associate, No. 0010925784
• BS, Community and Regional
Development, University of California,
Davis, CA
Jeffrey has nine years of experience providing planning staff augmentation services. Prior to MNS, he held
various planning roles for contracts with City of Palos Verdes Estates, City of San Juan Capistrano and the
City of Rolling Hills Estate, City of Sausalito, City of Santa Ana, and the City of Pasadena. His extensive
experience includes counter service, staff reports for
discretionary applications, plan checks, updating
city ordinances, and taking projects to the Planning
Commission/Zoning Administrator.
Project Experience:
• City of Sausalito, CA, Associate Planner and Team
Project Manager. Jeffrey provided services for this
on-call contract managing a variety of complex,
large-scale projects, provided overload counter
assistance, wrote staff reports, performed plan
checks, and managed two Assistant Planners.
• City of Palos Verdes Estates, CA, Senior Planner.
Jeffrey provided counter service, writing staff reports for discretionary applications (Conditional Use
Permits, Neighborhood Compatibility Applications,
Grading Permits, Coastal Development Permits, and
wireless permits), performing plan checks, preparing
and presenting projects to the planning commission
and city council, and updating City ordinances.
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13 SECTION 2. PRIMARY PROJECT MANAGER
Daniella Bonilla, AICP
Senior Planner
14 Years of
Experience
Education and Licensure/
Certifications:
• Master of Urban and Regional Planning
in (MUP), Environment, Infrastructure,
and Transportation, New York University,
New York, NY
• BA, Philosophy, Florida International
University, Miami, FL
• American Institute of Certified Planners,
No. 292027
Daniella is an urban planning professional with
expertise in land use regulation, historic preservation, telecommunication infrastructure, and public policy
analysis. She excels in project management, ordinance
development, and community engagement, with a
strong focus on public-private partnerships. Daniella
has extensive experience managing site acquisitions
and entitlements, particularly for wireless infrastructure projects across multiple states.
Project Experience:
• On-Call Planning Support Services, Town of
Medley, FL, Senior Planner. Daniella completed all
planning and zoning permit reviews, conducting
pre-application meetings for quasi-judicial items,
reviewed and approved certificates of use, and
issued zoning verification letters. Daniella also
completed various planning tasks including
housing and transportation element revisions to
the comprehensive plan, code amendments, and
process upgrades.
Alexandria Miramontes
Assistant Planner
5 Years of
Experience
Education and Licensure/
Certifications:
• MSc Human Geography and Urban
Studies (Research), London School of
Economics and Political Science
• MSc Human Geography (Urban Track),
University of Amsterdam
• BA, Geography, University of California,
Los Angeles, CA
• AA, General Studies, Saddleback
Community College, Mission Viejo, CA
Alexandria is an accomplished Assistant Planner with
a strong academic background in geography and
urban studies. Alexandria has extensive experience in
qualitative and quantitative research, spatial analysis, and urban geography, with a focus on sustainability
and environmental policy. Her diverse work history
includes roles in tutoring, academic advising, and
curriculum development, where she has demonstrated
excellent communication, teaching, and research skills
prior to joining MNS. In her work at MNS, she continually makes positive contributions to the team through
her careful and thorough research, analysis, and
production, making her an asset in planning and urban
development projects. Her experience includes:
Project Experience:
• On-Call Planning and Environmental Support,
City of Palos Verdes Estates, CA. Assistant
Planner. Alexandria's responsibilities included
providing counter service, writing staff reports for
discretionary applications (Conditional Use Permits,
Neighborhood Compatibility Applications, Grading
Permits, Coastal Development Permits, and wireless
permits), performing plan checks, and preparing and
presenting projects to the planning commission and
city council.
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14 SECTION 3. SCOPE OF WORK
Section 3. Scope of Work
3 Scope of Services
MNS offers flexible staffing solutions for agencies,
whether they need front counter support, part-time
on-site assistance, or an on-demand Project Manager
for major projects. We tailor our approach to each
client's unique needs and can deploy experienced staff
on short notice, both in-person and remotely across
California. Our skilled planners provide various agency services, committed to outstanding customer service.
We collaborate closely with agency staff and project
applicants to understand organizational culture and
project complexities.
Development Reviews and Long Range
Planning
MNS Planners can assist the City with various customer
service, pre-application, and land use entitlement
applications, ranging from lot line adjustments and
temporary event permits to more complex changes
involving multiple entitlements and environmental
reviews. Our team will organize work, maintain project
schedules, and follow the City’s preferred methods
while providing recommendations and implementation
strategies as needed. Our planners are experienced in all manners of discretionary and ministerial approvals and
can assist in the following activities:
Development Service Front Counter
• Public counter services (if needed);
• Analyzing proposed applications and permits for
compliance with various state and local regulations;
• Project intake and routing for comments consistent
with the Permit Streamline and Telecommunications
Act;
• Business and special licensing application reviews;
• Assistance with resident and applicant questions; and • Responding to public inquiries regarding zoning
and application requirements within the time limits
designated by the City.
Permit Processing
• Project intake and routing for comment;
• Managing multiple projects while prioritizing tasks;
• Completeness review and project analysis with various state and local regulations;
• Facilitation of various entitlement reviews, including but not limited to use permits, design review, housing
streamline projects, sign permits, tree removal
permits, planned unit developments, nonconforming
requests, waivers, cannabis permitting, map and code
amendments, development and housing agreement
review, annexations, and master/specific plan
amendments;
• Land Division and Lot Line Adjustment and other
mapping requests subject to the Subdivision Map Act;
• Reviewing telecommunication facility applications and radio frequency engineering services in compliance
with all federal (Telecommunications Act), state, and
local regulations;
• Interdepartmental project review and coordination;
• Site visits and inspections;
• Compiling data and analysis of project-related
technical reports;
• Preparation of staff reports, resolutions, ordinances, and conditions of approval;
• Conduct over-the-counter plan checks;
• Review submitted plans against applicable codes and
conditions and prepare correction/approval letters;
• Work with interdepartmental reviewers and applicants
to ensure construction schedules are maintained;
• Coordinate mitigation monitoring and compliance
reports;
• Coordinate with responsible and trustee agencies;
• Conduct field inspections to verify that the projects have been completed in accordance with the
approved plans;
• Prepare project/permit close-out reports and file
closure;
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15 SECTION 3. SCOPE OF WORK
• Attending public hearings as needed and in-person (as required); • Regularly meeting with project stakeholders to discuss project processes, taking a more proactive approach to processing applications; and
• Writing reports, resolutions, and ordinances for review by the Planning Commission and City Council.
Task Timeframes
Based on our extensive experience serving as contract planning staff for local governments, the typical processing times for conditional use permits and variances are approximately 90–120 days after an application is deemed complete, if either a categorical exemption or an initial study and negative declaration would provide adequate clearance under CEQA. The processing of land use entitlements and zone changes can be completed within 90- 120 days, based on the same assumption as above, but may take up to 180 days (or longer) in instances where an environmental impact report is required pursuant to CEQA. Moreover, in all instances, projects would be processed within the time limits of the Permit Streamlining Act and other applicable requirements of the California Government Code.
We will assist the City in processing entitlements and the anticipated time frames for completing the various tasks as outlined in Exhibit 1 below.
Exhibit 1. Anticipated Time Frames to Complete Assigned Tasks Planning services including review of various
planning applications
Anticipated time frame (in hours) for MNS staff to
review and complete*
Review of application based on applicable codes,
specific plans, and the general plan to prepare
completeness letters within 30 days as established
by the Permit Streamlining Act (PSA), or more when a
legislative action is required.
8-32 hours to provide first review and comment letter for completeness of application. This includes routing plans internally to other City departments for comments and
combining all comments and attendance at project-
related meetings with applicant/stakeholder(s).
Preparation of exhibits, maps, or other visual aids related to project review and analysis.
8-24 hours to provide exhibits, maps, or other visual aids related to project review and analysis.
Preparing resolutions, conditions of approval, staff
reports, and notices for public hearing.
• 24-40 hours to prepare resolutions, conditions of
approval, and staff reports for minor projects that are exempt from CEQA for a public hearing.
• 40-60 hours to prepare resolutions, conditions of
approval, and staff reports for major projects requiring an IS/MND or EIR.
• 40-400 hours to prepare an IS/MND with technical
reports depending on level of potential impact and
project complexity; preparation of any as-needed
technical reports by subconsultants are TBD.
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Exhibit 1. Anticipated Time Frames to Complete Assigned Tasks In addition to planning application, services may include:
Plan check of building permit applications for
development projects or minor residential and
commercial renovations.
• 1-4 hours for over-the-counter simple permits
(additions, signs, patio covers [includes looking up
development code standards], reviewing plans, and
preparing a comment memo).
• 4-12 hours for first plan check of a larger project,
including review of conditions of approval, comparing
approved plans to plan check submittal, and
preparation of a comment letter.
Assistance with customer inquiries on zoning,
development standards, and business inquiries.
0.5-4 hours, depending on the complexity of questions.
Responses via email, or in person, that require research will be provided within a 24-hour period.
* More time may be required, depending on the complexity of the project.
Staff Reports and Presentations
MNS planners are adept analysts and experienced in
the preparation of interdepartment memorandums
and staff reports that summarize data, analyze projects against established thresholds and criteria, and distill findings into recommendations and conclusions. Our
planners prepare Conditions of Approval in concert
with other City departments, write resolutions and
ordinances, and prepare necessary supporting exhibits
and attachments. See Exhibit 2 on the following page
as an example of a sample report. In addition to staff
reports, our team will support the City from application intake to public hearing determination. MNS planners
will attend and participate in meetings with applicants, scoping meetings, Planning Commission hearings, and
City Council hearings. MNS planners can be relied upon
to prepare meeting agendas, take notes, and circulate
meeting minutes.
Long Range Planning
MNS is well-equipped to assist the City with long-range planning and special projects. Our team has extensive
experience in creating General Plans, Community/
Specific Plans, zoning updates, Housing Elements,
and other strategic documents. We focus on clear
communication and technical rigor, ensuring alignment
with City goals. We offer support in policy analysis,
public engagement, and developing implementation
programs. Our planners collaborate effectively across
departments and with external agencies to deliver high- quality planning documents that reflect community
priorities and regulatory requirements. Our team is
prepared to assist in the following tasks:
• Development/Amendments to General Plans, Specific
Plans, and Zoning Ordinances;
• Housing Element creation, implementation, and state
compliance;
• Legislation tracking and implementation;
• Development/Amendments to Community Plans,
Master Plans, Special Area and Corridor Plans,
Action Plans, Climate Adaptation Plans, Local Hazard
Mitigation Plans, and other implementing documents;
• Coordination with outside agencies such as Habitat
Conservation, Local Agency Formation Commission
(LAFCO), responsible agencies, surrounding cities and
counties, regional boards, state agencies, and local
community groups and nonprofits;
• Stakeholder meetings and visioning;
• Report writing for commissions, councils, and boards
and;
• Adjunct staff for long-range and special City project facilitation.
Led by the Project Manager and supported by the
Principal Planning lead, Emily Elliott, AICP, MNS is ready to assist and/or lead the City in legislative updates when needed.
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Exhibit 2. Sample Report
Housing and Economic Development
Our staff has considerable experience in assisting
municipalities and housing authorities with a wide
range of housing and Economic Development services,
including:
Housing Assistance
• General Plan and Housing Element Implementation
and Monitoring;
• Below market rental ordinances;
• Processing and exploring funding options for
affordable housing; and
• Affordable Housing Financing Review and Monitoring
Other Housing Services MNS Provides:
• Housing authority assistance;
• Staff augmentation;
• Grant administration, compliance, and monitoring;
• HUD consolidated planning and reporting;
• HUD NEPA compliance; and
• Labor compliance and reporting;
Economic Development Assistance
• Assistance with updating and implementing Economic
Development Plans;
• Assist with management of business retention and
attraction programs;
• Storefront improvement program;
• Marketing for potential investors; and
• Ombudsman and/or project management of special
private development projects and review.
Other Economic Development Services MNS Provides:
• Grant writing and funding;
• Economic recovery stimulus programs;
• Economic development website creation and
maintenance; and
• Hosted housing, stakeholder, and community forums
on economic development.
Environmental Review
MNS has a range of biologists, cultural resource experts, CEQA/NEPA experts, air quality and noise specialists,
regulatory permitting specialists, planners, and technical
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specialists, including construction monitors and
Principal Environmental Planners, with diverse technical backgrounds, who assist contract and City Staff.
Whether providing streamlined review via exemptions or
preparing legal documents, MNS staff can provide the
following services:
CEQA/NEPA Document Preparation
MNS offers the preparation of environmental documents
that address the full range of environmental and
technical issues, with specialists providing technical
evaluations, surveys and mapping, and modeling to
support CEQA findings. Our team’s technical analyses
are consistent with current best practices and regulatory methodologies and reports are structured to support
CEQA and NEPA through analysis of direct and indirect
impacts and recommended mitigation measures. MNS
has extensive experience addressing CEQA compliance
through categorical and statutory exemptions,
Section 15183 Compliance Memorandums, Initial Study
and Mitigated Negative Declarations, and EIR. MNS
also ensures NEPA compliance through categorical
exclusions, environmental assessments, findings of
no significant impacts (FONSI), environmental impact
statements, third-party peer review, and mitigation
compliance and monitoring.
CEQA
• Categorical/Statutory Exemption
• Section 15183 Compliance Memoranda
• Initial Study/Mitigated Negative Declaration
• Environmental Impact Report
• Required Notices and Filing
• Mitigation Monitoring
NEPA
• Categorical Exclusions
• Environmental Assessments
• FONSI
• Environmental Impact Statements
• Required Notices and Filing
• Mitigation Monitoring
Review Discretionary Applications
Our team has extensive experience completing a wide
range of environmental compliance for a variety of
project types, including applicant-driven projects for
small-scale and large-scale tentative tract maps,
residential, commercial, and industrial developments, as well as City-led projects for general plans, specific plans, ordinances, and zoning amendments.
• Assistance with determinations;
• Third party review;
• Data collection and analysis;
• Preparation of Technical Studies: Air Quality/
Greenhouse Gas Emission/Health Risk Assessment,
Biological Resources, Cultural Resources, Energy
Analysis, Noise, and Regulatory Permits;
• Notice of preparation;
• Attendance at public meetings when needed;
• Agency and tribal coordination; and
• Construction and regulatory permitting.
Staff Various Committees
Whether in support of City staff or as Project Manager, MNS is prepared to assist in the following sub-committee tasks:
City Staff Support
• Staff reports and presentations;
• Meeting scheduling and preparation;
• Moderation and facilitation; and
• Follow up and outreach.
Meeting Preparation Assistance
• Agenda preparation;
• Meeting notes and minutes; and
• Follow-up and community/agency.
Strategic Initiatives
MNS staff are prepared to assist the City in the following areas:
• Help and expert advice on ordinance/resolution
amendments to the City’s Municipal Code in response
to new legislation and judicial decisions; and
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• Recommendations to City staff on actions to take
to implement policies, incorporate best practices, or
respond to public feedback.
Municipal Code and Zoning Amendments
To help the City in implementing its vision and regulatory plans and responding to changes in state law, MNS staff are prepared to assist the City in the following areas:
• Analysis of zoning and municipal code amendments;
• Facilitation and assistance for Ad-Hoc and other
subcommittees' discussion on proposed changes;
• Amendments to related General Plan, Specific, Master, Special Plan or other visioning policy documents to
align with code changes;
• Coordination with state, regional, and local groups on proposed updates or strategic planning concepts;
• Environmental review of all legislative changes; and
• Development Review process improvements and staff
training for code updates.
Training and Oversight
Our planners excel in customer service and coordination with City staff and can assist in the following activities:
• Provide training and oversight on projects using a
team-based approach with other planners;
• Training in legislative updates, development review
practices, environmental review, customer services,
project management, and other topics needed by City
staff;
• Provide support for leadership regarding requests
made by officials;
• Submittal form and process improvement assistance
and research;
• Assistance with managing staff and departmental
resources;
• Review and approve correspondence and staff
reports; and
• Assist with staff report writing and editing and
developing consistent policies and procedures and
other duties as needed.
Staff Support
MNS offers a responsive and reliable team of planning
professionals to augment City staff across a range
of current planning functions. Our planners excel in
customer service and coordination with City staff and
can assist in the following activities:
Staff Support
• In-house and remote support for administrative and
customer service tasks, application development
review, including zoning clearance, plan checks, and
public counter services when needed;
• Resource agency and tribal consultation support;
• File management and organization;
• Attending public hearings and note-taking as needed
and in-person (as required);
• Community engagement support; and
• Respond and assist in code enforcement reviews;
Conduct Research and Reports
• Compiling data on land use factors;
• Policy research and legislative updates (e.g., SB 9,
RHNA compliance);
• GIS and mapping tasks;
• Assistance with Capital Improvements Plan (CIP)
projects; and
• Pre-application reviews for comments and
attendance.
Management and Leadership Support
• Assistance in creating internal policies and/or
procedures based on best practices;
• Review and make recommendations on performance
measures;
• Attend department or interdepartmental meetings as
needed;
• Provide support for leadership regarding requests
made by officials;
• Help forecast workload, evaluate revenue sources, and develop the Planning Division budget;
• Assistance with procurement and human resources
activities;
• Represent the department at meetings with City
officials and regional planning organizations; and
• Monitor regional agency agendas and requests for
comment to provide feedback on behalf of the City.
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Relevant Experience
The following highlights relative examples of how MNS
provides similar services to jurisdictions throughout
the state. They have been showcased in the following
categories to emphasize our depth of experience:
Development Review, Housing and Economic
Development, and Environmental Review.
The following projects reflect MNS' experience with
development review services. This section is also
a reflection of our experience with Staff Various
Committee, Strategic Initiatives, Municipal Code
Amendments, Training and Oversight, and Staff Support.
On-Call Planning Support
Client City of Sausalito
Contact
Lilly Whalen, Former Community Development
Director, City of Sausalito; current Community
Development Director, City of Pinole
510.964.6450 [email protected]
Project Time
Frame 2021
MNS staff provided planning services in support of the
City’s Planning Department with another firm. MNS staff provided remote counter and case planning services,
managing numerous entitlements including but not
limited to: mixed-use development applications, historic resource determination applications, SB 35 development
applications, Accessory Dwelling Unit (ADU) applications, and single-family and commercial design review
applications. Staff prepared reports and presentations
to the Historic Preservation Commission, Planning
Commission and City Council, where applicable.
On-Call Planning Services
Client City of Santa Paula
Contact
James Mason, Community and Economic
Development Director
805.933.4214 x251 [email protected]
Project Time
Frame 2013 - current
Under an On-Call Planning contract, MNS staff manage
entitlement services for major development projects
in the City of Santa Paula. This includes development
review, coordination of interdepartmental review, CEQA
peer review, staff report preparation and presentation
to City Planning Commission and City Council. Trayci
is currently the project manager for the East Area One
Specific Plan Project, which is a 500-acre multi-use
project that is now in the design development and
construction management phase of development and
will take several years to complete.
On-Call Planning and Environmental Support
Client Riverside County
Contact John Hildebrand III, Planning Director
951.955.1888 [email protected]
Project Time
Frame 2023 - current
Members of the MNS team were responsible for the
overall management of contracts supporting the
Riverside County Planning Department. Task orders
ranged from the preparation of CEQA documents, on-
call staffing support, peer review services, and long-
range community planning support.
Section 4. References4
Development Review
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Housing and Economic
Development
Website for the City’s Economic Development
Department
Client City of Bell Gardens
Contact
Manuel Acosta, Community Development
Director
562.806.7722 [email protected]
Project Time
Frame 2024-current
MNS worked with the City’s IT department to develop a
new layout within the City’s approved parameters and
color branding.
Storefront Improvement Program
Client City of Anaheim
Contact
Sergio Ramirez, Director of Economic
Development
714.765.5247 [email protected]
Project Time
Frame 2024 - current
MNS staff created program marketing materials. This
program offered small businesses a grant between $25K
for façade improvements and up to $100K for significant construction improvements.
2020-2025 Consolidated Plan (ConPlan)
and Community Outreach
Client City of Santa Clara
Contact
Tracy Cunningham, Senior Management
Analysis
408.299.5770
[email protected]
Project Time
Frame 2024 - current
MNS staff were responsible for the ConPlan update for
the county and eight participating jurisdictions along
with community outreach and stakeholder interviews.
Our scheduled community meetings and one-on-
one stakeholder interviews were offered in English
and Spanish. The online survey was presented in four
languages: English, Spanish, Mandarin, and Vietnamese.
Environmental Review
On-Call Environmental and Planning
Support
Client Riverside County
Contact
Darren Edgington, Environmental Project
Manager
951.955.1000 [email protected]
Project Time
Frame 2023-current
Members of the MNS team are responsible for overall
management of the contract supporting the Riverside
County Planning Department. Task orders range
from the preparation of CEQA documents, on-call
staffing support, peer review services, and long-range
community planning support. Currently, MNS provides
five full-time, in-person planners to the County covering both current and long-range planning. The MNS team
prepares a range of CEQA documents including EIRs, ISs, and exemptions. Additionally, MNS provided CEQA peer
review and advising services.
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22 SECTION 4. REFERENCES
On-Call CEQA Peer Review and Planning
Services
Client City of Moreno Valley
Contact
Angelica Frausto-Lupo, Community
Development Director
951.413.3215 [email protected]
Project Time
Frame 2024 - current
MNS staff provide planning and environmental staffing
services to the city, including both current planning case management as well as CEQA review. MNS serves as
the lead CEQA reviewer on a wide range of developer-
initiated projects, ranging from large residential
subdivisions to commercial and industrial development
projects. MNS staff provide CEQA document peer review,
as well as the review of all supporting technical studies.
In addition to CEQA peer review services, MNS provides
CEQA advisory and training services to the City.
MNS provides as-needed CEQA compliance guidance to
the City for both City and developer-initiated projects.
MNS has also been retained to provide CEQA training
for the City Community Development Department staff,
including providing a general introduction to CEQA
training, as well as topic specific CEQA training.
On-Call Environmental Peer Review and
Planning
Client City of Cathedral City
Contact
Sandra Molina, Deputy Director of Development
Services
760.202.2433 [email protected]
Project Time
Frame 2023 - current
MNS is providing support to the City of Cathedral City for current planning and environmental peer review. MNS
has processed/is processing applications for a variety
of land uses including drive-through fast food, freeway adjacent travel center, multi-family residential, and a self-storage and retail project involving a Specific Plan Amendment. MNS staff seamlessly work as an extension
of city staff, conducting development reviews, preparing staff reports, and presenting to the Architectural Review Committee and Planning Commission.
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23 SECTION 5. HOURLY RATES
Section 5. Hourly Rates5
2025 STANDARD SCHEDULE OF FEES
PROJECT/PROGRAM MANAGEMENT
Principal-In-Charge .............................. $375 Senior Project/Program Manager ..... 340
Project/Program Manager ................... 290
Assistant Project/Program Manager 265
Senior Project Coordinator .................. 210
Project Coordinator ................................ 175
ENGINEERING
Principal Engineer ................................. $325 Lead Engineer ........................................... 285 Supervising Engineer ............................. 270
Senior Project Engineer ........................ 245
Project Engineer ...................................... 220 Associate Engineer ................................. 200 Assistant Engineer .................................. 185
SURVEYING
Principal Surveyor ................................. $295 Lead Surveyor ........................................... 285 Supervising Surveyor ............................. 245
Senior Project Surveyor ........................ 220
Project Surveyor ...................................... 195 Associate Project Surveyor .................. 185
Assistant Project Surveyor ................... 170
Party Chief (PW) ....................................... 200 Chainperson (PW) ................................... 170 One-Person Survey Crew (PW) ........... 240
TECHNICAL SUPPORT
CADD Manager ...................................... $210 Supervising Technician ......................... 185
Senior Technician .................................... 175 Engineering Technician ......................... 140
CONSTRUCTION MANAGEMENT
Principal Construction Manager ...... $355
Senior Construction Manager ............ 305
Senior Resident Engineer ..................... 295
Resident Engineer ................................... 285 Structure Representative ...................... 280
Construction Manager .......................... 245
Assistant Resident Engineer ................ 225
Sr. Construction Inspector (PW) ....... 210
Construction Inspector (PW) ............. 195
Office Administrator .............................. 155
PLANNING
Practice Lead ........................................... $300 Senior Technical Specialist.................... 265
Technical Specialist ................................. 240 Principal Planner/Scientist .................... 200
Senior Planner/Scientist......................... 185
Associate Planner/Scientist .................. 155
Assistant Planner/Scientist/Monitor . 135
Planning Technician/Field Monitor ... 110
Senior GIS Technician ............................. 175 GIS Technician ........................................... 135 Labor Compliance Officer ..................... 160
Labor Compliance Analyst .................... 120
Senior Housing Manager ...................... 225
Housing Manager .................................... 185 Principal Housing Analyst ..................... 165
Senior Housing Analyst ......................... 140
Housing Analyst ....................................... 110
GOVERNMENT SERVICES
City Engineer .......................................... $280 Deputy City Engineer ............................. 250
Assistant City Engineer ......................... 235
Plan Check Engineer .............................. 195
Permit Engineer ....................................... 185 City Inspector ........................................... 175 Senior City Inspector (PW) ................. 210
City Inspector (PW) ................................. 195 Principal Stormwater Specialist ......... 240
Senior Stormwater Specialist .............. 210
Stormwater Specialist ............................ 180
Stormwater Technician ......................... 160
Building Official ....................................... 275 Senior Building Inspector ..................... 210
Building Inspector ................................... 185 Senior Grant Writer ................................ 200 Grant Writer .............................................. 190 Associate Grant Writer .......................... 170
Assistant Grant Writer ........................... 155
ADMINISTRATIVE SUPPORT
Senior Management Analyst ............ $210
Management Analyst ............................ 180
IT Technician ............................................. 150 Graphics/Visualization Specialist ....... 160
Administrative Assistant ....................... 110
DIRECT EXPENSES
Use of outside consultants as well as copies, blueprints, survey stakes, monuments, computer plots, telephone, travel (out of a rea) and all similar charges directly connected with the work will be charged at cost plus fifteen percent (15%). Mileage will be charged at the current federal mileage reimbursement rate.
PREVAILING WAGE RATES
Rates shown with Prevailing Wage “(PW)” annotation are used for field work on projects subject to federal or state prevailing wage law and are subject to increases per DIR.
ANNUAL ESCALATION
Standard fee rates provided for each classification are subject to 5% annual escalation or the most recent US Bureau of Labor Statistics Consumer Price Index, whichever is higher.
OVERTIME
Overtime for non-exempt employees will be charged at 1.5 x hourly rate; overtime for exempt employees and other classifications will be charged at 1 x hourly rate.
Rev. 6/3/2025
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APPENDIX A. CONTRACT EXCEPTIONS
Appendix A. Contract ExceptionsA
MNS has reviewed the City's Professional Services Agreement and requests the City review the following exception:
Agreement for Professional Services 3 Revised 09/25/2024
6. Authorization. This Agreement becomes effective when endorsed by both parties in the space provided below.
7. Reliance on Professional Skill of CONSULTANT. CONSULTANT represents that it has the necessary professional skills to perform the services required and the CITY shall rely on such skills of the CONSULTANT to do and perform the work. In performing services hereunder CONSULTANT shall adhere to the standards generally prevailing for the performance of expert consulting services similar to those to be performed by CONSULTANT hereunder. CONSULTANT acknowledges the importance to CITY of the skill, competency, ability to appropriately work with CITY staff and expertise of individual staff assigned to the project, and accordingly the individuals assigned to the Project must be acceptable to CITY.
8. Documents. All documents, plans, drawings, renderings, and other papers, or copies thereof, as finally rendered, prepared by CONSULTANT pursuant to the terms of this Agreement, shall, upon preparation and delivery to CITY, become the property of CITY.
9. Relationship of Parties . It is understood that the relationship of CONSULTANT to the CITY is that of an independent contractor and all persons working for or under the direction of CONSULTANT are its agents or employees and not agents or employees of the CITY.
10. Schedule. CONSULTANT shall adhere to the schedule set forth in Exhibit A; provided, that CITY shall grant reasonable extensions of time for the performance of such services occasioned by governmental reviews of CONSULTANT’s work product or other unavoidable delays; provided, further, that such unavoidable delay shall not include strikes, lockouts, work stoppages, or other labor disturbances conducted by, or on behalf of, CONSULTANT’s officers or employees.
CONSULTANT acknowledges the importance to CITY of CITY’s Project schedule and agrees to put forth its best professional efforts to perform its services under this Agreement in a manner consistent with that schedule.
11. Indemnity. CONSULTANT shall indemnify, defend, and hold harmless City, its officers, employees, agents and volunteers from and against all liability, loss, damage, expense, and cost (including, without limitation, reasonable legal counsel fees, expert fees and all other costs and fees of litigation) of every nature arising out of or in connection with CONSULTANT’s negligence, recklessness, or willful misconduct in the performance of work hereunder, or its failure to comply with any of its obligations co ntained in this Agreement, except such loss or damage
and
compliance with the Standard of Care
will perform services in accordance with generally accepted professional practices and principles and in a manner consistent with the level of care and skill ordinarily exercised by members of the profession currently practicing under similar conditions (the “Standard of Care”) Agreement for Professional Services 3 Revised 09/25/2024
6. Authorization. This Agreement becomes effective when endorsed by both parties in the space provided below.
7. Reliance on Professional Skill of CONSULTANT. CONSULTANT represents that it has the necessary professional skills to perform the services required and the CITY shall rely on such skills of the CONSULTANT to do and perform the work. In performing services hereunder CONSULTANT shall adhere to the standards generally prevailing for the performance of expert consulting services similar to those to be performed by CONSULTANT hereunder. CONSULTANT acknowledges the importance to CITY of the skill, competency, ability to appropriately work with CITY staff and expertise of individual staff assigned to the project, and accordingly the individuals assigned to the Project must be acceptable to CITY.
8. Documents. All documents, plans, drawings, renderings, and other papers, or copies thereof, as finally rendered, prepared by CONSULTANT pursuant to the terms of this Agreement, shall, upon preparation and delivery to CITY, become the property of CITY.
9. Relationship of Parties . It is understood that the relationship of CONSULTANT to the CITY is that of an independent contractor and all persons working for or under the direction of CONSULTANT are its agents or employees and not agents or employees of the CITY.
10. Schedule. CONSULTANT shall adhere to the schedule set forth in Exhibit A; provided, that CITY shall grant reasonable extensions of time for the performance of such services occasioned by governmental reviews of CONSULTANT’s work product or other unavoidable delays; provided, further, that such unavoidable delay shall not include strikes, lockouts, work stoppages, or other labor disturbances conducted by, or on behalf of, CONSULTANT’s officers or employees.
CONSULTANT acknowledges the importance to CITY of CITY’s Project schedule and agrees to put forth its best professional efforts to perform its services under this Agreement in a manner consistent with that schedule.
11. Indemnity. CONSULTANT shall indemnify, defend, and hold harmless City, its officers, employees, agents and volunteers from and against all liability, loss, damage, expense, and cost (including, without limitation, reasonable legal counsel fees, expert fees and all other costs and fees of litigation) of every nature arising out of or in connection with CONSULTANT’s negligence, recklessness, or willful misconduct in the performance of work hereunder, or its failure to comply with any of its obligations co ntained in this Agreement, except such loss or damage , with the exception of CONSULTANT'S pre-existing
intellectual property which shall remain the
property of CONSULTANT.
Agreement for Professional Services 3 Revised 09/25/2024
6. Authorization. This Agreement becomes effective when endorsed by both parties in the space provided below.
7. Reliance on Professional Skill of CONSULTANT. CONSULTANT represents that it has the necessary professional skills to perform the services required and the CITY shall rely on such skills of the CONSULTANT to do and perform the work. In performing services hereunder CONSULTANT shall adhere to the standards generally prevailing for the performance of expert consulting services similar to those to be performed by CONSULTANT hereunder. CONSULTANT acknowledges the importance to CITY of the skill, competency, ability to appropriately work with CITY staff and expertise of individual staff assigned to the project, and accordingly the individuals assigned to the Project must be acceptable to CITY.
8. Documents. All documents, plans, drawings, renderings, and other papers, or copies thereof, as finally rendered, prepared by CONSULTANT pursuant to the terms of this Agreement, shall, upon preparation and delivery to CITY, become the property of CITY.
9. Relationship of Parties . It is understood that the relationship of CONSULTANT to the CITY is that of an independent contractor and all persons working for or under the direction of CONSULTANT are its agents or employees and not agents or employees of the CITY.
10. Schedule. CONSULTANT shall adhere to the schedule set forth in Exhibit A; provided, that CITY shall grant reasonable extensions of time for the performance of such services occasioned by governmental reviews of CONSULTANT’s work product or other unavoidable delays; provided, further, that such unavoidable delay shall not include strikes, lockouts, work stoppages, or other labor disturbances conducted by, or on behalf of, CONSULTANT’s officers or employees.
CONSULTANT acknowledges the importance to CITY of CITY’s Project schedule and agrees to put forth its best professional efforts to perform its services under this Agreement in a manner consistent with that schedule.
11. Indemnity. CONSULTANT shall indemnify, defend, and hold harmless City, its officers, employees, agents and volunteers from and against all liability, loss, damage, expense, and cost (including, without limitation, reasonable legal counsel fees, expert fees and all other costs and fees of litigation) of every nature arising out of or in connection with CONSULTANT’s negligence, recklessness, or willful misconduct in the performance of work hereunder, or its failure to comply with any of its obligations co ntained in this Agreement, except such loss or damage
to the extent
agrees to
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APPENDIX A. CONTRACT EXCEPTIONS
provided that such coverage is commercially
available and at reasonable cost
Agreement for Professional Services 5 Revised 09/25/2024 required to the extent applicable to
CONSULTANT’s vehicle usage in
performing services hereunder)
1Professional Liability $1,000,000 per claim and if a general aggregate limit applies, general
aggregate limit shall be twice the
required occurrence limit.
Concurrently with the execution of this Agreement, CONSULTANT shall furnish CITY with certificates and copies of information or declaration pages of the insurance required hereunder and, with respect to evidence of commercial general liability and automobile liability insurance coverage, original endorsements:
(a) Precluding cancellation or reduction in per occurrence limits before the expiration of thirty (30) days (10 days for nonpayment) after City shall have received written notification of cancellation in coverage or reduction in per occurrence limits by first class mail;
(b) CONSULTANT’s general liability policies shall be primary and non - contributory, and be endorsed using Insurance Services Office form CG 20 10 to provide that City and its officers, officials, employees, and agents shall be additional insured under such policies. An endorsement providing completed operations coverage for the additional insured, ISO form CG 20 37, is also required.
Claims Made Policies
If any of the required policies provide claims-made coverage:
1. The Retroactive Date must be shown, and must be before the date of the contract or the beginning of contract work.
2. Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of the contract of work.
3. If coverage is canceled or non -renewed, and not replaced with another claims-made policy form with a Retroactive Date prior to the contract effective date, the Consultant must purchase “extended reporting” coverage for a minimum of five (5) years after completion of contract work.
Verification of Coverage
1 Note: Professional liability insurance coverage is not required if the contractor/vendor/consultant is not providing a service regulated by the state. (Examples of service providers regulated by the state are insurance agents, professional engineers, doctors, certified public accountants, lawyers, etc.) Please check and initial the following if professional liability is NOT required for this agreement. Recommended ______ [Project Manager] Approved _______[Risk Manager] provided that such coverage is
commercially available and at reasonable
cost
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Statement of Qualifications | October 6, 2025
On-Call Planning Staffing
Services
for the City of San Carlos
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On-Call Planning Staffing
Services
for the City of San Carlos
Statement of Qualifications | October 6, 2025
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE www.PlaceWorks.com
Prepared by: PlaceWorks
2040 Bancroft Way, Suite 400
Berkeley, California 94704
t 510.848.3815
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2040 Bancroft Way, Suite 400 | Berkeley, California 94707 | 510.848.3815 | PlaceWorks.com October 6, 2025
Attn: Laura Richstone, Senior Planner
San Carlos City Hall
Community Development Department
600 Elm Street
San Carlos, CA
Subject: On-Call Planning Staffing Services
Dear Laura:
Please accept the attached submittal a s PlaceWorks’ Statement of Qualifications to provide on -call planning staffing services for the City of San Carlos.
We are honored to serve in this role currently and hope to continue our collaborative relationship with City staff. We can provide a full suite of services from long -range plan preparation to current development review, staff report and ordinance productio n, presentations, technical analyses, and CEQA documentation.
Please do not hesitate to contact me if you need more information.
Respectfully submitted,
PLACEWORKS
Charlie Knox
Principal
510.848.3815 ext. 3310
[email protected]
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OCTOBER 6, 2025 | PAGE 2
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Statement of Qualifications • PLACEWORKS i
TABLE OF CONTENTS
1. COMPANY PROFILE AND QUALIFICATIONS 1
PlaceWorks ..................................................................................................................................................... 1
2. IDENTIFICATION OF PRIMARY PROJECT MANAGER 9
Subconsultant Name ..................................................................................................................................... 11
3. REFERENCES 13
4. PROPOSED COMPENSATION RATES 15
Appendix A: Resumes
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Table of Contents
ii CITY OF SAN CARLOS • On-Call Planning Staffing Services
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Statement of Qualifications • PLACEWORKS 1
1. COMPANY PROFILE AND
QUALIFICATIONS
PlaceWorks
PlaceWorks is a 100 percent employee-owned planning, design, and environmental consulting firm. The firm serves both public - and private-sector clients in the fields of comprehensive planning, urban design, landscape architecture, environmental analysis and sciences, and GIS. Founde d in 1975, PlaceWorks now employees a staff of approximately 140 people in six offices.
PlaceWorks is all about places and how they work geographically, environmentally, functionally, aesthetically, and culturally. We are also passionate about how we work with our clients. PlaceWorks brings together people from diverse practice areas, offerin g best-of-all-worlds capability and connectivity.
Just as each place we work is distinctly different, so is our thinking.
Comprehensive Planning
Our planners stay at the forefront of the rapidly evolving legislative and technological environment and our processes, plans, and products reflect this. Our staff have led the way in responding to evolving General Plan law as well as applying innovative outreach strategies and new technologies. We take an integrated and holistic approach to planning and design projects. The breadth of our experience includes General Plans, Specific Plans, zoning codes, community prof iles, and other long -term planning and p olicy documents. We also have significant experience helping agencies apply for and use grant funding to help implement their projects. Working closely with our clients and stakeholders, we help communities realize their goals while supporting environmenta l stewardship and sustainable, long -term growth.
Specific Plans
PlaceWorks has prepared Specific Plans that streamline development throughout California and is recognized as a thought leader in state -of-the-art Specific Plan preparation. Not only have we prepared over 250 Specific Plans that cover every region of the s tate, we have published a Practical Guide to the Specific Plan. In all cases, PlaceWorks’ approach is to use Specific Plans as a tool to both engender responsible development and to streamline the approval process so that development can proceed efficiently and cost effectively. Specific Plans are an invaluable California tool for customizing how future development and public improvement address community needs and create thriving places. Our work is for both public - and private-sector clients, which gives us important insight into housing trends, production needs, and other barriers that exist throughout the state.
Zoning and Form-Based Codes
Our effective and user -friendly zoning codes are carefully customized to meet each community’s unique needs. We focus on what already works and then tailor and integrate best practices from a range of approaches, including form- based codes, performance zon ing, and conventional zoning. Our codes are
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Company Profile and Qualifications
2 CITY OF SAN CARLOS • On-Call Planning Staffing Services innovative but grounded in practical and economic realities with clear and concise text, high -quality graphics, and creative solutions to complicated issues.
Agency Planning
We are honored to serve as an extension of staff in a number of communities and in diverse agencies. We are very experienced in municipal development review assistance , including staff report preparation and exhibits, developer/ County facilitation, site planning, urban design, and presentations to boards and commissions.
General Plans
With several principal-level General Plan practitioners throughout California, PlaceWorks’ portfolio of General Plan projects and expertise is unparalleled. As shown on Figure 1, PlaceWorks has the distinction of having prepared more than 100 General Plans for communities throughout California, 18 of which have won awards at the local and state levels from the APA. The breadth of our experience includes small and large urbanized cities as well as rural, suburban, and uni ncorporated communities. We also have a broad range of experience in coastal, mountain, valley, and desert communities throughout the state.
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Company Profile and Qualifications
Statement of Qualifications • PLACEWORKS 3
FIGURE 1 GENERAL PLAN EXPERIENCE
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Company Profile and Qualifications
4 CITY OF SAN CARLOS • On-Call Planning Staffing Services Environmental Services
PlaceWorks has completed thousands of environmental documents— from CEQA documentation, environmental site investigations and remediation, and health risk assessments to technical modeling reports, mitigation trackers, and visual studies. Our dedicated in -house team consists of project managers, environmental planners and scientists, licensed engineers, environmental assessors, designers, economists, and air quality/GHG and noise modeling experts. Our broad experience and technical proficiency have given us a keen understanding of the complexities of both public policies and project designs for sustainable development. In addition to providing the requisite technical support for wide -ranging tasks, we often serve as a sounding board for clients to explore des ign strategies and their environmental and regulatory implications. The breadth of our environmental services is shown below.
California Environmental Quality Act Documentation
• Environmental Impact Reports (EIRs)
• Negative Declarations (NDs) and Mitigated Negative
Declarations (MNDs)
• Exemptions
• Addenda
• Mitigation Monitoring Programs
• Findings/Resolutions
• Third-Party CEQA Adequacy Review
• Litigation Support
• Technical Studies
- Air Quality, GHG, Energy
- Noise, Vibration, and Acoustics
- Hydrology/Water Quality Studies
- Health Risk Assessments
- Visual Impacts Analyses: Shade/Shadow Analysis,
Light/Glare Studies, Visual Simulations including Drone Photography
National Environmental Policy Act
Documentation
• Environmental Impact Statements (EISs)
• Environmental Assessments (EAs)
• Categorical Exclusions (CEs)
• Findings of No Significant Impact (FONSIs)
Regulatory Compliance and Safety
• SWPPPs/WQMPs
• SPCCPs
• NPDES Monitoring and Permits
• Air Permits
• CDFW/Corps Permitting
• Regulatory Agency Interface and Strategy
Technical Studies
Air Quality, GHG, Energy, Health Risk Assessments
Continued public concern about poor air quality and changing climates due to increased GHG emissions requires a more stringent approach to meeting evolving regulations. PlaceWorks helps clients navigate these critical decisions with individually tailored a ir quality, GHG, and energy analyses and modeling for environmental processing under CEQA. We obtain and make use of key data from the California Air Resources Board (CARB), the Environmental Protection Agency (EPA), the San Joaquin Valley Air Pollution Co ntrol District (Valley Air District) , the California Energy Commission, and the Energy Information Administration. Our staff also has a strong technical grasp of modeling tools and protocols for quantifying air quality parameters and GHG
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Statement of Qualifications • PLACEWORKS 5
emissions, including the California Emissions Estimator Model (CalEEMod), CARB’s EMission FACtor (EMFAC) model and Atmospheric Dispersion Modeling (AERMOD), CARB’s Off -Road model, and CALINE.
PlaceWorks’ in -house technical services staff are well versed in analyzing both how projects impact the environment and how existing air emission sources in the environment affect sensitive populations.
PlaceWorks stays up to date with the latest recommendations and studies prepared by CARB, California Environmental Protection Agency (CalEPA), and Office of Environmental Health Hazards Assessment (OEHHA), as well as the Valley Air District . PlaceWorks is proficient in air dispersion modeling software, such as the EPA’s AERMOD and OEHHA’s Guidelines for Health Risk Assessments. PlaceWorks has completed numerous operational and construction Health Risk Assessments , including for industrial projects, residential developments, and school sites.
Noise and Vibration Assessments
PlaceWorks’ noise specialists have extensive experience in applied engineering acoustics and tailoring noise assessments to meet the needs of individual projects. Our library of investigative software includes commercial packages, such as SoundPLAN, as wel l as powerful in-house, proprietary analysis models to evaluate every possible noise condition. PlaceWorks uses the SoundPLAN Model to assess noise levels and display the results in noise contours. This model considers varying terrain types, building atte nuation, and other factors. The resulting color-coded contour map is far more informative than tables of results because it shows the geographic extent of the generated noise. When laid over an aerial map, the noise contours developed by this model illustrate noise exposure and magnitude at surrounding residences. PlaceWorks regularly provides the following for noise and vibration assessments:
• Environmental Impact Assessment
• Noise Control
• Roadway/Railway Noise Analysis
• Architectural/Building Acoustics
• Vibration Evaluations
Hydrology/Water Quality Studies and Water Supply Assessments PlaceWorks has qualified stormwater pollution prevention plan developers and practitioners (QSD/QSPs) with many years of experience with:
• Stormwater pollution prevention plans (SWPPPs)
• Water quality management plans (WQMPs)
• Water supply assessment
• Post-construction stormwater operation and maintenance plans • Designing low-impact development (LID) and incorporating best management practices (BMPs) into site design
• Stormwater runoff modeling: pre/post-development conditions
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Company Profile and Qualifications
6 CITY OF SAN CARLOS • On-Call Planning Staffing Services • Peer reviewing hydrology reports prepared by other consultants • Determining reductions in peak-flow rates with implementation of LIDs and BMPs • Storm sewer system design for projects of 10 acres or less
Figure 1 Organization Chart
The organization of the team is shown graphically in Figure 1. Staff qualifications are detailed in Chapter 2.
Identification of Primary Project Manager.
Relevant Projects
ROSE ESTATES STAFF SUPPORT SERVICES (BENICIA, CA)
PlaceWorks is assisting the City of Benicia Community Development Department with entitling and conducting California Environmental Quality Act (CEQA) review for the “Rose Estates” planning application.
The project is on the 527 “North Study Area” property and consists of 1,080 dwelling units (20% lower - income units, including transitional and supportive housing), approximately 20 acres of commercial and office space, and 280 acres of open space and parks. The existing General Plan land use designations for the almost 530 -acre project site are Limited Industrial and General Commercial. Surrounding land uses include the City of Benicia Water Treatment Plant, General Industrial, General Open Space, and unincorporated County land. Acting as consulting project manager, PlaceWorks staf f are responsible for:
Managing the review process; Coordinating with the project team and applicant; Conducting review for completeness and zoning compliance in accordance with the Permit Streamlining Act; Preparing the required CEQA documentation; and Pr eparing public hearing materials.
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Statement of Qualifications • PLACEWORKS 7
STOCKTON ON-CALL PLANNING SERVICES (STOCKTON, CA)
PlaceWorks provides the City of Stockton Community Development Department with a wide range of services. With the departure of the then -director of the department in late 2019, PlaceWorks’ Principal Charlie Knox was called on to oversee department operatio ns and assist City staff on -site two days per week. Mr. Knox performed these duties both in person and remotely until the San Joaquin County COVID- 19 stay-home order went into effect in March 2020, at which time Mr. Knox continued to provide director - level services remotely until a new director came on board in May 2020. Simultaneously, PlaceWorks staff assisted with the finalization of the City’s 2020 Municipal Services Review, approved by the San Joaquin County Local Agency Formation Commission in August 2020. With the renewal of our on-call contract, PlaceWorks staff are expected to be called on to assist the City with projects ranging from design review to CEQA documentation to mapping services.
SALINAS PLACE TYPE CATALOG (SALINAS, CA)
In a series of current and ongoing general plan, specific plan, and zoning projects for the City of Salinas, PlaceWorks developed a map -, form-, and use-based compendium of templates for development for residential neighborhoods, neighborhood centers, mixe d-use corridors, city center and edge areas, commercial and employment centers, and traditional and emerging industrial areas. These place types are the foundation for the new general plan and are being implemented through efforts including the East Area Specific Plan, another collaboration between the City and PlaceWorks. The City also plans to update its zoning code to incorporate and build from the new place types.
SANTA CLARA VALLEY TANSPORTATION
AUTHORITY ON-CALL PLANNING AND
URBAN DESIGN (SANTA CLARA COUNTY, CA)
Under an on-call contract, PlaceWorks has assisted Santa Clara Valley Transportation Authority (VTA) with site planning, community engagement, and joint developer selection for multiple projects in jurisdictions throughout Santa Clara County. Our work included the Ohlone -Chynoweth and Curtner Stations Transit -Oriented Development projects, for which PlaceWorks prepared conceptual plans studying station access and feasibility of multifamily housing development on VTA - owned lands and reviewed developer proposals as part of VTA’s quality assurance team. PlaceWorks has also supported VTA on projects on concep t site plans, transportation-oriented development (TOD) standards, and parking management .
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Company Profile and Qualifications
8 CITY OF SAN CARLOS • On-Call Planning Staffing Services GENERAL PLAN AND ZONING UPDATE TO IMPLEMENT THE 6TH CYCLE
HOUSING ELEMENT (CUPERTINO, CA)
In addition to updating the City’s Housing Element, PlaceWorks is drafting map and text amendments to the Cupertino Zoning Ordinance necessary to increase housing densities significantly and incentivize the production of affordable housing distributed equi tably throughout the city. Our work has delved into the type of housing products most feasible for developers to craft regulatory standards that will lead to successful projects that meet the design and amenity preferences of the diverse neighborhoods in Cupertino. The PlaceWorks team has led a series of in -person and online focus group and public events and presentations to the Planning Commission and City Council to prepare the community for the changes in the built environment that will be necessary to m eet the Regional Housing Needs Allocation and effectuate positive change in the form of higher density housing at all income levels. PlaceWorks is also updating the City’s Health and Safety and Mobility Elements.
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2. IDENTIFICATION OF PRIMARY
PROJECT MANAGER
PlaceWorks has assembled a highly qualified team to provide on-call planning staffing services for the City of San Carlos. This chapter describes the key personnel that will be assigned to the project.
Resumes for the key staff identified below are included in the appendix at the end of this proposal.
Additional materials are available upon request.
Key Staff
Charlie Knox, Principal – Primary Project Manager
Charlie will serve as the Primary Project Manager and will ensure that all products are produced on-time, on-budget, and meet the highest standards of quality. Charlie has more than 30 years of experience in public and private sector planning and has a thorough understanding of how to manage and coordinate staff and stakeholder efforts to best serve municipal staff, local citizens, city councils, and communities. Charlie‘s expertise includes shepherding high- profile projects through the entitlement process , including mixed- use developments and municipal energy -conservation projects. He also specializes in local and regional transportation and transit initiatives to help shorten commutes, reduce single-occupant vehicle travel, support Transit -Oriented Development, establish local Transportation Demand Management programs, and reduce Vehicle -Miles Traveled to meet City, regional, and State objectives. Prior to joining PlaceWorks, Charlie led the City of Benicia Public Works and Community Development Department s and used innovative leadership skills to provide superior customer service to residents despite significant resource constraints.
Terri McCracken, Principal
Terri is an extremely organized and efficient planner with a detailed understanding of the environmental review process. With 20 years of environmental planning experience, she is a valuable asset to any project team. Terri’s work at PlaceWorks has focused on the application of CEQA, NEPA, as well as other State and federal environmental regulations and guidelines. Terri effortlessly oversees the environmental review for various types of documents for a broad range of projects, including long - range plans, municipal codes, residential, commercial, industrial, recreational, resort, and public works. She is responsible for the preparation of environmental constraints, feasible mitigation measures, and viable project alternatives, as well as for responding to public and agency comments on environmental documents. She is also responsibl e for facilitating public meetings and managing project schedules in order to provide work products on time and within budget. She is currently serving as the Principal-in-Charge for Viewcrest Townhomes EIR for the City of Oakland; the City of Livermore General Plan EIR, the Lake County General Plan EIR, and the El Capitan, Refugio, and Gaviota State Park General Plan EIR .
She recently served as the Principal for the City of Santa Rosa General Plan EIR, City of Cupertino General
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Identification of Primary Project Manager
10 CITY OF SAN CARLOS • On-Call Planning Staffing Services Plan Update Environmental Assessment, the Long Range Campus Plan Update and Golden Gate Avenue Project EIR for the University of California San Francisco College of Law, and the University of California Long Range Development Plan and Housing Projects (Anc hor House and People’s Park) EIR.
Liza Debies, Associate Principal
Liza has more than 10 years of experience in managing and preparing CEQA and NEPA documents, including EIRs, IS/MNDs, Addenda, EAs, and Categorical Exemptions and Categorical Exclusions. With a focus on Northern California, she has completed CEQA and/or NEPA documentation for residential, long range plans, public infrastructure, materials recovery facilities, mixed -use developments, commercial, retail, transportation, industrial, recreational, and institutional projects. With a deep understanding of the environmental review process, she has expertise in aesthetics, land use and planning and compatibility, transportation and circulation, utilities and services systems, and alternatives analysis. Her attention to detail and organizational skills help her communicate effectively and find solutions to challenging problem s. She is currently serving as the Principal -in-Charge for the Rose Estates EIR for the City of Benicia, the Costco Cold Storage EIR for the City of Tracy , the El Cerrito Safety Element Project G eneral Plan EIR Addendum for the City of El Cerrito, the Heros Park EIR for the City of Hanford, and the San Mateo County Multi -Jurisdictional Safety Element CEQA Documents .
Erika Lindstrom, AICP, Senior Associate
Erika brings a wide variety of skills through her education and nearly ten years of professional planning and housing experience in both the public and private sectors.
Her passion for planning is driven by her desire to envision and create unique, enjoyable, and healthy places for all, especially community members who have historically been excluded. At PlaceWorks, Erika manages and assists with a range of comprehensive planning projects, including zoning code updates, general plan updates, housing element implementation, and community engagement campaigns. She is currently working on Zoning Code updates for the City of Pittsburg and Contra Costa County, General Plan updates for the Cities of Modesto and Salinas, development of a Specific Plan for the City of Salinas, and entitlement review for the Cities of San Car los and Benicia. She also recently managed and completed an update to Sacramento County’s Infill Program and targeted zoning updates for the City of Cupertino.
Angelica Garcia, Senior Associate
Angelica has experience working on a wide range of planning projects, including general plans, neighborhood plans, community outreach campaigns, housing elements, objective design standards, and zoning code updates. She has over nine years of experience and brings a wide variety of skills through her work experience and education. Her interest in urban planning stems from her desire to help create healthier communities. She enjoys working on plans that reflect the unique needs of each community. Angelica i s currently the project manager for the General Plan Update in Sonoma County, Placer County, and the City of Soledad. She is also working on Environmental Justice Element for the County of San Mateo and recently helped update three Neighborhood focused
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S tatement of Qualifications • PLACEWORKS 11
Housing Action Plans for the City of Stockton. She also assisted with the General Plan Update for the City of San Mateo which was adopted this year.
Vivian Kha, Associate
As a member of PlaceWorks’ Environmental Planning team, Vivian has impressed project managers with how quickly she orients herself to a wide variety of projects and tasks—and she always seems to ask the right questions. Vivian has proven to be a great asset to the team — highly capable, reliable, and efficient. She assists with the research, processing, analyzing of data, and report writing on numerous types of CEQA documents, including initial studies, exemptions, addenda, and EIR topical sections.
She is also skilled in GIS.
Subconsultants
PlaceWorks has a strong working relationship with a number of specialized firms i n the Bay Area. We are not proposing any specific subconsultants a s part of this submittal but would be happy to add team members or coordinate with o ther City consultants, at the City’s direction, based o n the specific assignment.
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3. REFERENCES
The following is a list of r eferences for PlaceWorks and more will be provided on request. We encourage the City to contact each and every one of these references to gain an idea of our history of work.
Project Client Contact
Rose Estates Staff Support Services
CITY OF BENICIA
Suzanne Thorsen, Community Development Director
707.746.4280 | [email protected]
On-Call Planning and Urban Design Services
SANTA CLARA VALLEY TRANSPORTATION
AUTHORITY
Josselyn Hazen., Transit Oriented Development
Manager
408.321.5986 | [email protected]
Stockton On-Call Planning Services
CITY OF STOCKTON
Stephanie Ocasio, Community Development Director
209.937.8544 | [email protected]
Salinas Place Types Catalog
CITY OF SALINAS
Grant Leonard, Planning Manager
831.758.7975| [email protected]
General Plan Zoning Update to Implement the 6th
Cycle Housing Element
CITY OF CUPERTINO
Luke Connolly, Assistant Director of Community
Development
408.777.1275 | [email protected]
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References
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4. PROPOSED COMPENSATION
RATES
PlaceWorks’ hourly rate sheet is shown in Table 1. Our rates increase by a small percentage each year, and if selected, PlaceWorks can provide rates for subsequent years. For on -call services, we are flexible in adjusting our rates depending on the duration of the contract. We bill on a monthly time -and-materials compensation schedule.
Table 1. PlaceWorks 2025 Standard Fee Schedule
Staff Level Hourly Bill Rate
Principal $210-$345
Associate Principal $195-$285
Senior Associate II $170-$270
Senior Associate I $160-$235
Associate II $135-$200
Associate I $125-$185
Project Planner $105-$175
Planner $90-$155
Graphics Specialist $90-$165
Administrator $135-$245
Clerical/Word Processing/Technical Editor $45-$170
Intern $80-$125
Subconsultants are billed at cost plus 10%.
Mileage reimbursement rate is the standard IRS-approved rate.
Possible yearly increase of 5% on bill rates.
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Proposed Compensation Rates
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RESUMES
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CHARLIE KNOX
Principal
EDUCATION
• MA, Communications,
University of Washington, Seattle
WA
• BA, English, Whitman College,
Walla Walla WA
AFFILIATIONS
• American Planning Association
• Bay Area Planning Directors
Association
Team member since 2013
Charlie has more than 35 years of experience in public and private sector land use planning. He has a thorough understanding of how to manage and coordinate staff and consultant efforts to best serve municipal staff, citizens, City Council, and commissions. Charlie‘s expertise includes shepherding high-profile projects from inception through approval.
Charlie has completed a number of general plans, all of which have been well received and have led effectively to communities realizing their visions. He has conducted the entire comprehensive planning process from background reporting to plan alternatives to commission and council review and environmental documentation. His editing and organizing of the Marin Countywide Plan is particularly regarded as one of the most successful examples of both representing a complex community with one voice and leading to real, measurable environmental improvement.
HIGHLIGHTS OF EXPERIENCE
Comprehensive Planning and Zoning
• Sacramento County Infill Prpgram Update | Sacramento County CA • Tuolumne County Zoning Code Update | Tuolumne County CA • Santa Rosa Forward General Plan Update | Santa Rosa CA • Soledad General Plan Update | Soledad CA
• Pittsburg Zoning Code Update | Pittsburg CA
• East Area Specific Plan | Salinas CA
• Coyote Valley Development Standards | San Jose CA
• General Plan Place Types | Salinas CA
• Connect Menlo General Plan and Zoning Update | Menlo Park CA • Stockton Neighborhood Action Plans | Stockton, CA
• Stockton Zoning Consistency | Stockton CA
• Envision Stockton General Plan Update | Stockton CA
• Oroville Sustainable Code Update and Climate Action Plan | Oroville CA • Marinship Specific Plan Assessment and Evaluation | Sausalito CA • Benicia Downtown Mixed Use Master Plan | Benicia CA
• Cotati Downtown Specific Plan | Cotati CA
• Morros Area Specific Plan | San Luis Obispo County CA • Propel Vallejo General Plan Update | Vallejo CA
• Housing Element Implementation | Livermore CA
• Marin Countywide Plan | Marin County CA
• Ventura General Plan | San Buenaventura CA
• Pleasant Hill General Plan | Pleasant Hill CA
• Morgan Hill General Plan | Morgan Hill CA
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CHARLIE KNOX
Principal
[email protected]
• Citrus Heights General Plan | Citrus Heights CA
• Cotati General Plan Background Report | Cotati CA
• Sonoma General Plan and EIR | Sonoma CA
Entitlements
• Century Plaza Redesign | Pittsburg CA
• Bliss Avenue Plan | Pittsburg CA
• Fourth and University Project | Berkeley CA
• Bayside Village Project | Hercules CA
• Mountain Village Subdivision (Now Incorporated) | Telluride CO • Aldasoro Ranch Subdivision | Telluride CO
• Lawson Hill Mixed-Use and Affordable Housing Subdivision | Telluride CO • Telluride Ski Area Expansion | Telluride CO
Sustainability Initiatives
• Sustainable Communities Strategy | Butte County CA
• Sustainable Communities Strategy Base-Case Scenario and Implementation Project | Monterey Bay Area CA
• Vulnerability Assessment and Adaptation Plan | Benicia CA • Renewable Energy and Conservation Project | Benicia CA • Electric Vehicle Fast Charger and Solar Battery Backup Project | Benicia CA • Valero Benicia Refinery Flue Gas Scrubber | Benicia CA • Valero/Good Neighbor Steering Committee Settlement Agreement | Benicia CA
• Benicia Boatyard Marine Debris Cleanup | Benicia CA
SPEAKING ENGAGEMENTS
• Panelist, “The Future of Smart Cities,” Redefining Mobility Summit, San Ramon,
CA 2017
• “Planning 2.0: The Drivers of Regional and Global Change and Land Use Innovation,” Plenary Lunch, 2015 APA California Annual Conference, Oakland CA • “Company Town 2.0: How Facebook and Google are Rethinking the Corporate Campus,” Mobile Workshop, 2015 APA California Annual Conference, Oakland CA
LEADERSHIP & COMMUNITY
• Bay Area Planning Director’s Association, Steering Committee Member, 2006 to Present
• Association of Bay Area Governments, Regional Planning Commissioner, 2009 to 2011
AWARDS
• 2019 APA CA Statewide and Sacramento Valley Section, Comprehensive Planning Award: Large Jurisdiction, Envision Stockton 2040 General Plan • 2018 APA CA Northern Section, Comprehensive Planning Award: Large Jurisdiction, Propel Vallejo General Plan 2040
• 2013 Green California Leadership, Benicia Renewable Energy Project • 2011 California Preservation Foundation, Benicia Historic Context Statement • 2010 California State Legislature Transportation Safety Project, Rose Drive Bridge
• 2008 APA National Planning Excellence Award for Implementation, Marin Countywide Plan
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EDUCATION
• BA, Urban Studies and Planning,
California State University,
Sonoma CA
• BS, Environmental Education,
University of Oklahoma, Norman
OK
CERTIFICATIONS
• Certified Green Building
Professional
AFFILIATIONS
• Association of Environmental
Professionals
• American Planning Association
• San Francisco Bay Area Planning
and Urban Research Association
Team member since 2010
TERRI McCRACKEN
Principal
With more than 20 years of environmental planning experience, Terri oversees the firm’s Northern California Environmental Services practice.
She is an extremely organized and efficient planner, with a detailed understanding of the environmental review process. Terri’s work at PlaceWorks has focused on the application of CEQA and NEPA, as well as other State and federal environmental regulations and guidelines.
She effortlessly oversees the environmental review for various types of documents for a broad range of projects, including long-range plans, municipal codes, residential, commercial, industrial, recreational, resort, and public works.
Terri is responsible for the preparation of environmental constraints, feasible mitigation measures, and viable project alternatives, as well as for responding to public and agency comments on environmental documents. She is also responsible for facilitating public meetings and managing project schedules in order to provide work products on time and within budget. She recently served as the Principal in Charge of the Santa Rosa General Plan Update EIR, the Cupertino General Plan Update Environmental Assessment, the Long Range Campus Plan Update and Golden Gate Avenue Project EIR for the University of California San Francisco College of Law, and the University of California Long Range Development Plan and Housing Projects (Anchor House and People’s Park) EIR for UC Berkeley.
HIGHLIGHTS OF E XPERIENCE
• University of California, Berkeley, Long Range Development Plan and Housing Project #1 and #2 EIR | Berkeley CA
• The Gateway New Academic Building Project, Addendum #1 to the University of California, Berkeley, Long Range Development Plan and Housing Project #1 and #2 EIR | Berkeley CA
• Academic Replacement Building Project, Addendum #4 to the University of California, Berkeley, Long Range Development Plan and Housing Project #1 and #2 EIR | Berkeley CA
• University of California, San Francisco, College of Law, Long Range Campus Plan Update and Golden Gate Avenue Project EIR | San Francisco, CA • Los Banos General Plan 2042 EIR | Los Banos CA
• Lake County General Plan EIR | Lake County CA
• Livermore General Plan EIR | Livermore CA
• San Rafael General Plan Update and Downtown Specific Plan EIR | San Rafael CA
• Viewcrest Townhomes EIR | Oakland CA
• El Capitan, Refugio & Gaviota State Park General Plan EIR | Santa Barbara CA
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TERRI McCRACKEN
Principal
[email protected]
• San Vicente Redwoods Land Use and Public Access Plan IS/MND | Santa Cruz CA
• Santa Rosa General Plan EIR | Santa Rosa CA
• Santa Rosa Southeast Greenway General Plan Amendment and Rezoning EIR | Santa Rosa CA
• Butcher’s Corner Mixed-Use Project EIR | Sunnyvale CA • Cupertino General Plan Update and Rezoning EIR | Cupertino CA • 88 Broadway and 735 Davis Street Affordable Housing and Senior Housing IS/ MND | San Francisco CA
• Hayward Downtown Specific Plan EIR | Hayward CA
• Millbrae Station Area Specific Plan Update and TOD Projects #1 and #2 EIR | Millbrae CA
• Cupertino General Plan Update Environmental Assessment | Cupertino CA • The Forum at Rancho San Antonio Continuing Care Senior Housing Project EIR | Cupertino CA
• Westport Residential, Senior Housing, and Commercial EIR | Cupertino CA • De Anza Hotel Project IS/MND | Cupertino CA
• Village Hotel Project IS/MND | Cupertino CA
• Marina Plaza Mixed-Use Project IS/MND | Cupertino CA
• The Landing at Walnut Creek Residential EIR | Walnut Creek CA • Industrial Road Hotel EIR | San Carlos CA
• Hilton Garden Inn IS/MND | San Carlos CA
• The Hamptons Residential Project IS/MND | Cupertino CA • Canyon Crossing Mixed-Use Project IS/MND | Cupertino CA • 22690 Stevens Creek Boulevard Residential Project IS/MND | Cupertino CA • The Northwest Specific Plan EIR | Rohnert Park CA
• Cupertino General Plan Amendment, Housing Element Update and Associated Rezoning EIR | Cupertino CA
• Terraces of Lafayette EIR | Lafayette CA
• Brighton Landing Specific Plan EIR | Vacaville CA
• Vacaville General Plan Update EIR | Vacaville CA
• San Leandro General Plan Update EIR | San Leandro CA
AWARDS
• 2025 California Association of Environmental Planners Outstanding Environmental Analysis Document | UC Berkeley Long Range Development Plan and Housing Project #1 and #2 EIR
• 2022 Environmental Analysis Award of Merit, California AEP | San Rafael General Plan 2040 and Downtown San Rafael Precise Plan EIR • 2017 Environmental Analysis Document Award of Merit, California AEP | Millbrae Station Area Plan Specific Plan Update and TOD #1 & #2 EIR
SPEAKING ENGAGEMENTS
• Guest Lecturer, How to Prepare an Environmental Impact Report, 2011 to 2019, Bren School of Environmental Science & Management, UC Santa Barbara CA
• Presenter, Casino Serving Land Uses Panel, 2014, American Planning Association State Conference, Anaheim CA
• Presenter, Environmental Professional Career Panel, 2014, Association of Environmental Professionals State Conference , 2013, Huntington Beach CA • Presenter, Basics CEQA Workshop, Association of Environmental Professionals Advanced CEQA Workshop, Eureka CA
• Panel Moderator, Advanced CEQA Workshop, 2011 Association of Environmental Professionals Advanced CEQA Workshop, Eureka CA
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LIZA DEBIES
Associate Principal
EDUCATION
• BA, Environmental Studies, Pitzer
College
AFFILIATIONS
• Association of Environmental
Professionals
• San Francisco Bay Area Planning
and Urban Research Association
Team member since 2025
Liza has more than 10 years of experience in managing and preparing CEQA and NEPA documents, including EIRs, IS/MNDs, Addenda, EAs, and Categorical Exemptions and Categorical Exclusions. With a focus on Northern California, she has completed CEQA and/or NEPA documentation for residential, long range plans, public infrastructure, materials recovery facilities, mixed-use developments, commercial, retail, transportation, industrial, recreational, and institutional projects.
With a deep understanding of the environmental review process, she has expertise in aesthetics, land use and planning and compatibility, transportation and circulation, utilities and services systems, and alternatives analysis. Her attention to detail and organizational skills help her communicate effectively and find solutions to challenging problems.
She is currently serving as the Principal-in-Charge for the Rose Estates EIR for the City of Benicia, the Costco Cold Storage EIR for the City of Tracy, the El Cerrito Safety Element Project General Plan EIR Addendum for the City of El Cerrito, the Heros Park EIR for the City of Hanford, and the San Mateo County Multi-Jurisdictional Safety Element CEQA Documents.
HIGHLIGHTS OF EXPERIENCE
• Dos Rios Park Classification and General Plan CEQA | California State Parks • Delta Meadows Classification and General Plan CEQA | California State Parks • El Cerrito Safety Element Update CEQA | El Cerrito CA • Benicia Rose Estates Subdivision EIR | Benicia CA
• Costco Cold Storage EIR | Tracy CA
• Heroes Park EIR | Hanford CA
• San Mateo County Multi-Jurisdictional Safety Element Update CEQA | San Mateo County CA
PRIOR EXPERIENCE
• Palos Verdes Estates 2021-2029 Housing Element Program 13 Rezoning Project IS/MND | Palos Verdes Estates CA
• 171 Ronan Apartments Project Categorical Exemption | Gilroy CA • Pritchard Park Improvement Project Environmental Assessment | Bell CA • In-N-Out Burger Project Environmental Documentation | Bell CA • Walnut Creek-Mixed Use Special District Program EIR | Walnut Creek CA • 2023-2031 (6th Cycle) Housing Element Update Program EIR | Pleasanton CA • Solid Waste and Recycling Transfer Station Replacement Project EIR | Berkeley CA
• Oak Park Properties Specific Plan EIR | Pleasant Hill CA • Del Hombre Apartments Project EIR | Contra Costa County CA • 2305 Webster Street Project Environmental Checklist | Oakland CA
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LIZA DEBIES
Associate Principal
[email protected]
• Baumgardner Ranch Development Project IS/MND | Cloverdale CA • Alexander Valley Wellness Center IS/MND | Cloverdale CA • San Ramon Retail Analysis CEQA | San Ramon CA
SPEAKING ENGAGEMENTS
• PFAS: How to Navigate this 21st Century Challenge, 2023, AEP State Conference, Tahoe
LEADERSHIP
• Walk Oakland Bike Oakland, Board Member, 2016-2021
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ERIKA LINDSTROM AICP
Senior Associate
Erika brings a wide variety of skills through her education and nearly ten years of professional planning and housing experience in both the public and private sectors. Her passion for planning is driven by her desire to envision and create unique, enjoyable, and healthy places for all, especially community members who have historically been excluded.
At PlaceWorks, Erika manages and assists with a range of comprehensive planning projects, including zoning code updates, general plan updates, housing element implementation, and community engagement campaigns. She is currently working on Zoning Code updates for the City of Pittsburg and Contra Costa County, General Plan updates for the Cities of Modesto and Salinas, development of a Specific Plan for the City of Salinas, and entitlement review for the Cities of San Carlos and Benicia. She also recently managed and completed an update to Sacramento County’s Infill Program and targeted zoning updates for the City of Cupertino.
In her previous roles in local government, Erika worked closely with the public and served as project manager for residential and commercial planning entitlements. Through this work, Erika gained valuable experience in zoning and policy implementation and understands the value of clear, implementable content in policies, ordinances, development standards, and processes.
HIGHLIGHTS OF EXPERIENCE
Comprehensive Planning
• East Area Specific Plan| Salinas, CA | Co-Project Manager • Modesto General Plan Update | Modesto, CA | Assistant Project Manager • Salinas General Plan Update | Salinas, CA | Assistant Project Manager Comprehensive Zoning Code Updates
• Contra Costa County Zoning Code Update | Contra Costa County, CA | Assistant Project Manager
• Pittsburg Zoning Code Update | Pittsburg, CA | Assistant Project Manager Housing Element Implementation
• Cupertino Housing Element Update (targeted zoning updates; rezoning) | Cupertino, CA
• Sacramento County Infill Program Update | Sacramento County, CA | Project Manager
• Targeted Zoning Code updates - Design Review Findings; Transit-Oriented Communities parking regulations | Santa Rosa, CA
EDUCATION
• Master of Geography, San Francisco
State University
• Bachelor of Environmental Studies,
San Diego State University
CERTIFICATIONS
• American Institute of Certified
Planners
AFFILIATIONS
• American Planning Association
Team member since 2022
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ERIKA LINDSTROM
Senior Associate
[email protected]
Entitlement Review
• 2127 Dwight Way Housing Project | Berkeley, CA | Project Manager • Rose Estates Mixed-Use Project | Benicia, CA | Project Manager • Vista Del Grande Housing Project | San Carlos, CA | Project Manager Transportation
• Santa Clara VTA Transit Pass Policy | Santa Clara County, CA | Project Manager
Public Outreach
• Neighborhood Connections Transportation Plan | Sacramento, CA | Project Manager
• East Santa Clara Affordable Housing Project | San Jose, CA | Project Manager • BCAG 2024 Sustainable Communities Strategy | Butte County, CA
ACTIVITIES
APA 2016-Present
• California APA Conference, 2017-2020
• National APA Conference, 2023
• APA Mentor 2019-2021
PREVIOUS EXPERIENCE
City of Cupertino | Associate Planner
• Project manager for residential and commercial planning entitlements:
Efficiently managed project review timelines for multiple departments, agencies, and consultants; Organized and approved project reports; Regularly corresponded with applicants
• Project manager for the City’s Rotating Safe Car Park partnership: Conducted program research and evaluation; Coordinated with service providers, legal counsel, and City Manager’s Office; Presented recommendations to decision makers; Reviewed and processed applications
• Assisted with 6th Cycle Housing Element update: Assisted with consultant search and contract coordination; Prepared staff reports and presentations; Attended staff and consultant meetings; Assisted with sites inventory • Prepared staff reports and presented to elected and appointed bodies, including City Council, Planning Commission, and Housing Commission at regular meetings and study sessions
• Prepared written materials such as City Requests for Qualifications (RFQs), Requests for Proposals (RFPs), and grant applications for City funding
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ANGELICA GARCIA AICP
Senior Associate
EDUCATION
• Master of Planning, University of
Southern California
• BA, Communication Studies,
University of California, Los Angeles
CERTIFICATIONS
• American Institute of Certified
Planners
• IAP2 Planning for Effective Public
Participation (May 2022)
AFFILIATIONS
• American Planning Association
Team member since 2020
Angelica has experience working on a wide range of planning projects, including general plans, neighborhood plans, community outreach campaigns, housing elements, objective design standards, and zoning code updates. She has over nine years of experience and brings a wide variety of skills through her work experience and education. Her interest in urban planning stems from her desire to help create healthier communities. She enjoys working on plans that reflect the unique needs of each community. Angelica is currently the project manager for the General Plan Update in Sonoma County, Placer County, and the City of Soledad. She is also working on Environmental Justice Element for the County of San Mateo and recently helped update three Neighborhood focused Housing Action Plans for the City of Stockton. She also assisted with the General Plan Update for the City of San Mateo which was adopted this year.
Prior to joining PlaceWorks, Angelica worked as a planner in the public sector for the City of Vacaville and City of Buena Park, where she gained valuable experience in policy implementation, zoning, land use entitlements, and community planning. In her previous roles, she collaborated closely with community members and industry professionals regarding land use design and entitlements.
During her graduate program, Angelica assisted with a Complete Streets and Healthy Communities Initiative which was a collaborative effort with the City of Buena Park, residents, and other key stakeholders to prepare a safe routes to school plan.
HIGHLIGHTS OF EXPERIENCE
• Sonoma General Plan Update Phase I | Sonoma County CA • Placer County General Plan Update | Placer County CA
• Soledad General Plan Update | Soledad CA
• San Mateo County Multi-Jurisdictional Environmental Justice Updates | San Mateo CA
• Stockton Neighborhood Action Plans | Stockton CA
• Vacaville Comprehensive Housing Analysis | Vacaville CA • San Mateo General Plan Update | San Mateo CA
• Hollister General Plan Update and Environmental Review | Hollister CA • Contra Costa County General Plan Update | Contra Costa County CA • Livermore General Plan Update | Livermore CA
• Santa Rosa General Plan Update | Santa Rosa CA
• Butte County General Plan Update and EIR | Butte County CA • Marin County US 101 Bus on Shoulder Feasibility Study | Marin County CA • Yuba City General Plan Update | Yuba City CA
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ANGELICA GARCIA
Senior Associate
[email protected]
• Big Basin Visioning Project | State of California
• Sunnyvale Housing Development Objective Standards | Sunnyvale CA • Rohnert Park Housing Services | Rohnert Park CA
• Richmond Mills Act Ordinance Update | Richmond CA
• Valley Transportation Authority Transit Oriented Development Visioning | Gilroy CA
• Tuolumne County Title 17 Zoning Code Comprehensive Update and ADU Ordinance | Tuolumne County CA
• Imperial County Housing Element Update | Imperial County CA • Laguna Hills Housing Element Update | Laguna Hills CA • Marysville Housing Element Update | Marysville CA
• Yountville Housing Element Update | Yountville CA
• Western Riverside Council of Governments Planning Support Services | Riverside CA
ACTIVITIES
APA 2017-Present
• Sacramento Valley APA PLAN Program 2018-2019
• California APA Conference 2017-2020
• California APA Conference 2023
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VIVIAN KHA
Associate
Vivian has established herself as an indispensable member of PlaceWorks’ Environmental Planning Team. She adeptly manages a variety of CEQA projects, seamlessly transitioning between peer review memos, exemptions, and full EIRs. She has led key initiatives, including technical analysis addenda, project-level EIRs, and general plan EIRs. Vivian has honed her management skills—developing scopes of work, expanding client management responsibilities, coordinating and reviewing staff efforts, and monitoring budgets. She is also a skilled GIS practitioner, expertly coordinating mapping efforts to support CEQA projects.
HIGHLIGHTS OF EXPERIENCE
Environmental Review
• The Ontario Plan 2050 Supplemental EIR | Ontario CA
• San Dimas 2021 Housing Element Update Initial Study| San Dimas CA • Moorpark General Plan Update and EIR | Moorpark CA
• Prologis Vermont and Redondo Project EIR | Redondo Beach CA • Oak Creek Community Park Improvement IS/MND | Irvine CA • Del Mar Hills Modernization Project NOE | Del Mar CA
• Studio+/7 School Security Fencing and Gate | Brea Olinda CA • Folsom Lake State Recreation Area Road & Trail Management Plan IS/ND | Folsom CA
• California High-Speed Rail Authority Environmental Reexamination | Statewide CA
• New Fresno Courthouse Due Diligence | Fresno CA
• Sacramento Juvenile Courthouse Renovation NOE | Sacramento CA • Gaviota Coast Unit General Plan | Gaviota CA
• General Plan Update and EIRs for Santa Rosa, Los Banos, Salinas, and San Mateo County CA
• Livermore General Plan Update, Housing Element Update, and EIR | Livermore CA
• Hollister General Plan Update and Environmental Review | Hollister CA • 808 Alameda de Las Pulgas Townhome Development CEQA Analysis | San Carlos CA
• Soltage Solar Project Entitlement Support & CEQA Review | Alameda County CA • 501 Industrial Road Hotel Project CEQA Review | San Carlos CA • The Mosaic Project Outdoor Recreational Facility EIR | Alameda County CA • Viewcrest Estates CEQA Review | Oakland CA
• Stanford University Belmont Campus Conceptual Development Plan and Development Agreement EIR | Belmont CA
• Daly City Commercial Mixed Use Zone Development Addendum | Daly City CA • Apple Office Project | Cupertino CA
EDUCATION
• BS, Environmental Science,
University of California, Los Angeles
AFFILIATIONS
• Association of Environmental
Professionals
Team member since 2021
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VIVIAN KHA
Associate
[email protected]
• Windsor Hembree Oaks Lane CEQA Project | Windsor CA
• Cupertino 20840 Steven Creek NOE | Cupertino CA
• 1665 S De Anza Blvd Environmental Review Addendum | Cupertino CA • Marina Plaza Project IS/MND Addendum #1 | Cupertino CA • Bianchi Way Townhome Development | Cupertino CA
• Leon Townhomes Development Project NOE | Cupertino CA • UC Berkeley Supplemental Alternatives Analysis | Berkeley CA • University of California College of Law EIR | San Francisco CA • UC Berkeley Bancroft Parking Structure | Berkeley CA
• UC Berkeley LRDP EIR Addendum #1: Data Hub Project | Berkeley CA GIS Mapping and Analysis
• Fresno County Multi-jurisdictional Housing Element | Fresno CA • Yucaipa Housing Element Update and CEQA | Yucaipa CA
• El Dorado High School Lighting Project | Placentia CA • Sports Facilities Lighting at La Quinta High School | Westminster CA • Salinas General Plan Update EIR | Salinas CA
• San Carlos General Plan 2030 Buildout Reset | San Carlos CA • City of Alameda Housing Element | Alameda CA
• Contra Costa County General Plan Update and EIR | Contra Costa County CA • Livermore General Plan Update, Housing Element Update, and EIR | Livermore CA
• Butte General Plan Update and EIR | Butte County CA
• STA Multi-jurisdictional Housing Element | Solano County CA • Vacaville Comprehensive Housing Analysis and Strategy | Vacaville CA • Windsor Housing Element and Safety Element Updates | Windsor CA • CCTA Ongoing Planning Services for CMP and GMP | Contra Costa County CA • City of Belmont/Stanford University | Belmont CA
• Colfax General Plan and Housing Element | Colfax CA
• General Plan 2040 and Zoning Code Amendment | Cupertino CA • Housing Element, Safety Element, and Environmental Justice Policies | Vacaville CA
• Modesto General Plan Update and EIR | Modesto CA
• Stockton Housing Element and Housing Action Plan | Stockton CA • StopWaste.org | San Francisco Bay Area CA
PUBLICATIONS
• Co-author, “Accelerating California’s Transition to Zero Emission Vehicles,” UCLA Institute for the Environment & Sustainability, 2021.
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2040 Bancroft Way, Suite 400
Berkeley, California 94704
t 510.848.3815
www.PlaceWorks.com
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE
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REQUEST FOR QUALIFICATIONS (RFQ):
On-Call Planning Staffing Services for the City of San
Carlos
This RFQ has been reposted to solicit additional proposals. Please note that submittals received earlier this year will still be considered, and those applicants do not need to re-apply.
We welcome any new proposals in response to this reposting.
Issue Date: November 25, 2025
Submittals Due: December 10, 2025, by 5:00 PM (PST)
Electronic Submittals shall be submitted to:
[email protected]
Attn: Laura Richstone, Senior Planner
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City of San Carlos
Request for Qualifications - On-Call Planning Staff Services
INTRODUCTION
The City of San Carlos is seeking proposals from qualified firms or individual s to provide professional planning staffing services on development applications, long- range planning initiatives, housing and economic development services, as well as services to other City departments on an “on-call” basis. The City is requesting proposals from individuals or firms with the expertise necessary to process development applications for residential, commercial, industrial, and mixed-use development projects, including design review, application of California Environmental Quality Act, and conformance with federal, state, and local regulations
Consultant(s) will primarily operate under the Community Development Department with direction provided by the Principal Planner, Planning Manager, Economic Development and Housing Manager, Assistant Community Development Director, and/or Community & Economic Development Director.
The Consultant(s) may also operate under other City department(s) for specific project(s), receiving guidance from the department Director and/or designee, as required.
Upon authorization by the San Carlos City Council and execution of the contract, the contract term would begin January 2026 through June 30, 2026, and will continue for a three-year term through Fiscal Years, 2027/2028, and 2028/2029 with up to two (2) one-year extensions.
BACKGROUND
The City of San Carlos (City) is located on the San Francisco Peninsula in San Mateo County .
Incorporated in 1925 as a General Law city, San Carlos sits halfway between San Francisco and San Jose, is roughly 5.5 square miles in size, and has a population of slightly more than 30,000 residents.
The west ern side o f the city exte nds into the Santa Cruz Mountains and is predominantly characterized by single-family residential development with commercial activity concentrated along El Camino Real, Laurel Street, and the City’s downtown. The eastern portion of the city, adjacent to Highway 101, includes an assortment of industrial and commercial uses, including a small airport and a small neighborhood of single-family homes. This area is poised for significant growth with over 1.7 million square feet of high-tech research and development space projected to be developed in the next few years.
Highways 101 and 280, and State Highway 82 (El Camino Real) move vehicle traffic north and south to the primary access points in San Carlos. Several major east -west spines move traffic into commercial and residential areas of the City. The City is also served by multiple SamTrans routes and Caltrain, which operates a commuter train that stops at the historic San Carlos Depot near downtown. Freight trains operate on the rails overnight.
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City of San Carlos
Request for Qualifications - On-Call Planning Staff Services For its 2031 Housing Element Update, the City has planned to accommodate over 3,000 new housing units, many of which will be located along the El Camino Real corridor and around downtown. To facilitate the growth identified in the Housing Element , the City has adopted amendments to its Zoning Ordinance to increase building height and allowable densities and has established Objective Design Standards (ODS) for single- family development projects and recently adopted Objective Design Standards for multi -family and mixed- use residential development in October 2025.
The City also has two specific plans underway – the Downtown Specific Plan (DTSP), which focuses on the public realm along Laurel Street, San Carlos Avenue, El Camino Real and side streets within the downtown area; and the Northeast Area Specific Plan (NEASP), which will guide growth in the historically industrial area in the northeast area of the city.
The City is governed by a five-member City Council, with members selecting a Mayor for a one- year term, and an appointed City Manager. The City consists of various departments and divisions, encompassing areas such as Community Development, Housing, Administrative Services, Sustainability, Parks and Recreation, and Risk Management, among others.
Comprehensive details about each department and current projects are available at the following link: https://www.cityofsancarlos.org/city_hall/departments_and_divisions/index.php
CONSULTING SERVICES NEEDED
The City of San Carlos is seeking proposals from qualified firms or individuals to provide on- call Staffing Services for planning, economic development, housing and for other City departments, to meet the needs of the City. The City is interested in entering into contracts with several qualified firms, on an as-needed basis, based on expertise, availability, and cost.
Contract staff at the level of Principal Planner, Senior Planner, Associate Planner, Assistant Planner, Planning Tech, and other, as needed, shall each be available on either a part-time basis or full -time basis in response to workflow demands to support the Community Development Department, especially the Current Planning and Advance Planning Divisions. Contract staff may also be required to support City department(s) other than Community Development Department, as needed. Staff will work during regular business hours and occasionally after hours as required for specific projects. Since the City’s workflow fluctuates, additional staffing (at various experience levels) may be needed at times, with prior authorization from the Community & Economic Development Director or other department Director for which the work is to be performed. Costs for personnel services are required to remain within the limits of the adopted City budget and this contract, unless adjustments are approved by the City Manager or City Council.
Contract staff members will provide and possess sufficient qualifications, education, experience, and expertise to accomplish the assigned tasks in an efficient and accurate manner. Contract staff may be required to perform duties onsite at the City of San Carlos, as an extension of full - time department staff to assist with overall workload and to fill-in for staff on leave. Contract staff
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City of San Carlos
Request for Qualifications - On-Call Planning Staff Services may also work remotely, if approved in advance; however, this may change based on the needs of the City.
SCOPE OF SERVICES
Tasks may be assigned or directed by the Principal Planner, Planning Manager, Economic Development and Housing Manager, Assistant Community Development Director, Community and Economic Development Director, or other City department Director, as needed. The City currently contracts with several on-call CEQA consultants; however, additional consultant support may be utilized depending on workload or project needs. Potential scope of services could include, but is not limited to:
1. Assist with Development Review Process for Current Planning and Advance Planning’s Long Range Planning Initiatives
• Assist the public at the Development Services Counter and answer inquiries regarding land use regulations and the development review process • Process a variety of permits including: Objective Design Standards Compliance Review, Design Review, Use Permits, Sign Permits, Tree Removal Permits, and land use verification for business registrations
• Prepare staff reports and presentations, and present before but not limited to the Zoning Hearing Administrator , Planning and Transportation Commission and City Council.
• Perform long-range planning tasks and support existing long-range planning initiatives including: Downtown Specific Plan, Northeast Area Specific Plan, Open Space and Conservation Element Update, and Eastside Streetscape Master Plan
2. Assist with Housing and Economic Development Projects, Including Key Development • Support implementation of the General Plan, Below Market Rate Housing Ordinance, affordable housing development projects and Economic Development Plan • Assist with management of business retention and attraction programs • Facilitate public and private development opportunities (conceptual review, site plan review, permit processing, etc.)
• Serve as Project Manager for key development projects and initiatives
3. Assist with Environmental Review
• Administer the CEQA process under the direction of the Assistant Community Development Director and Principal Planner
• Review discretionary applications for environmental impact determination
4. Staff Various Committees
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City of San Carlos
Request for Qualifications - On-Call Planning Staff Services • Support City staff in presenting to commissions, committees and associated groups as needed. These groups include but are not limited to: City Council, City Council Subcommittees, Planning and Transportation Commission, Economic Development Advisory Commission, Zoning Administrator, Downtown Advisory Committee , and various other businesses, associations, and regional meetings and committees • Assistant with meeting preparation and facilitation, preparation of agendas, staff reports, minutes, or meeting notes, and attendance at meetings as required
5. Advise on Strategic Initiatives
• Provide assistance and expert advice on ordinance/resolution amendments to the City’s Municipal Code in response to new legislation and judicial decisions of community importance
6. Assist with Periodic Municipal Code and Zoning Amendments • Analyze and propose Zoning Ordinance and other Municipal Code Amendments • May include guiding proposals through the Planning and Transportation Commission and ultimately the City Council review process for adoption
7. Perform Training, Oversight and Other Duties
• Under direction from the Principal Planner, provide training and oversight on projects using a team-based approach with other planners
• Assist with staff report writing and editing, and developing consistent policies and procedures and other duties as needed
8. Staff and support other City Department(s), as needed • On an on-needed basis, assist other City departments with project specific needs • Conduct research, site visits , and writing and editing of staff reports and/or memorandums
• Develop and recommend consistent policies and other duties as needed to facilitate responsibilities within that department
SUBMITTAL OF QUALIFICATIONS
Submittal Content
To be deemed complete, submittals must include all of the following:
• Cover Letter: Indicate interest and commitment to perform the above services for the City of San Carlos. Include contact information (physical address, telephone, and email
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City of San Carlos
Request for Qualifications - On-Call Planning Staff Services address) for the primary person(s) responsible for the proposal who will be the point of contact for the City on the correspondence and communications pertaining to the proposal • Company Profile and Qualifications: Include a summary of representative services or projects managed and a list of key staff likely to be assigned to projects in San Carlos along with their education, experience, and expertise.
• Identification of Primary Project Manager: Identify the project manager and senior level staff likely to manage assigned staff, as well as any proposed sub -consultants and their staff (if applicable). Include the qualifications and relevant experience for the identified team members.
• Complete Contact Information for References for a minimum of three (3) recent clients for whom similar services described in this RFQ have been performed. • Proposed Compensation Rates by professional classification.
SUBMITTAL OF PROPOSALS
Interested parties shall email their proposals by 5:00 p.m. PST on Wednesday December 10, 2025, to Laura Richstone, Senior Planner at [email protected]
Any questions regarding the RFQ or submittal process may also be direct to Laura Richstone, Senior Planner in advance of the proposal deadline.
SELECTION PROCESS
Evaluation Criteria
In accordance with the Municipal Code, consultant selection shall be based on demonstrated competence, on the professional qualifications necessary for the satisfactory performance of the services required, and on fair and reasonable fees. Submittals will be evaluated on, but not limited to, the following criteria
• Demonstrated understanding of the requested work and responsiveness to the RFQ • Firm or individual expertise and competence including experience with similar services and projects
• Professional qualifications and technical experience of individuals to be assigned to provide services
• Proposed fee structure
• Completeness of proposal
• Reference recommendations
• Oral interview (if conducted)
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City of San Carlos
Request for Qualifications - On-Call Planning Staff Services
Non-Obligation
The City retains sole discretion to evaluate submittals and may make an award to the consultant(s) the City deems to be most responsive to the request for qualifications. Receipt of submittals in response to its request for qualifications does not obligate the City in any way to engage any consultant, and the City reserves the right to reject any or all submittals, wholly or in part, at any time, without penalty . The City shall retain the right to abandon the request for qualifications and selection process at any time prior to the actual execution of a contract with a consultant, and the City shall bear no financial or other responsibility in the event of such abandonment. The City reserves the right to negotiate all final terms and conditions of any agreements entered into.
The City may issue separate Requests for Qualifications (RFQs) for staffing services at its discretion for current planning projects or City-initiated advance planning initiatives. All proposals submitted to the City are subject to Public Records Act (PRA).
Additional Information
The City assumes no responsibility for delays caused by delivery service.
All costs incurred during submittal preparation or in any way associated with the Consultant’s preparations, submission, presentation, or oral interview shall be the sole responsibility of the Consultant.
If awarded a contract, the consultant shall maintain insurance coverage, including worker’s compensation, reflecting the minimum amounts and conditions specified by the City.
Consultants are liable for all errors or omissions contained in their proposals.
Attachment:
1. City of San Carlos Professional Services Agreement Template
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Agreement for Professional Services 1 Revised 09/04/2025
AGREEMENT FOR PROFESSIONAL SERVICES
This Agreement is made and entered into as of __________________ by and between the City of San Carlos hereinafter called "CITY" and ____________________ hereinafter called "CONSULTANT".
RECITALS
This Agreement is entered into with reference to the following facts and circumstances:
A. That CITY desires to engage CONSULTANT to render certain professional services in the CITY;
B. That CONSULTANT is qualified to provide such services to the CITY and;
THEREFORE, the CITY has elected to engage the services of CONSULTANT upon the terms and conditions as hereinafter set forth.
1. Services. The services to be performed by CONSULTANT under this Agreement shall include those services set forth in Exhibit A , which is, by this reference, incorporated herein and made a part hereof as though it were fully set forth herein.
Performance of the work specified in said Exhibit is hereby made an obligation of CONSULTANT under this Agreement, subject to any changes that may be made subsequently hereto upon the mutual written agreement of the said parties.
Where in conflict, the terms of this Agreement supersede and prevail over any terms set forth in Exhibit A.
2. Term; Termination. (a) The term of this Agreement shall commence upon the date hereinabove written and shall expire upon completion of performance of services hereunder by CONSULTANT . (b)
Notwithstanding the provisions of (a) above, CITY may terminate this Agreement without cause by giving written notice not less than ten (10) days prior to the effective date of termination, which date shall be included in said notice. In the event of such termination, CITY shall compensate CONSULTANT for services rendered, and reimburse CONSULTANT for costs and expenses incurred, to the date of termination, calculated in accordance with the provisions of paragraph 3. In ascertaining the services actually rendered to the date of termination, consideration shall be given both to completed work and work in process of completion.
Nothing herein contained shall be deemed a limitation upon the right of
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Agreement for Professional Services 2 Revised 09/04/2025 CITY to terminate this Agreement for cause, or otherwise to exercise such rights or pursue such remedies as may accrue to CITY hereunder.
3. Compensation; Expenses; Payment . CITY shall compensate CONSULTANT for all services performed by CONSULTANT hereunder in an amount based upon CONSULTANT ’s hourly rates during the time of the performance of said services. A copy of CONSULTANT ’s hourly rates for which services hereunder shall be performed are set forth in CONSULTANT’s fee schedule marked Exhibit B hereof, attached hereto and by this reference incorporated herein.
Notwithstanding the foregoing, the combined total of compensation and reimbursement of costs payable hereunder shall not exceed the sum of _____________________ ($________________) unless the performance of services and/or reimbursement of costs and expenses in excess of said amounts have been approved in advance of performing such services or incurring such costs and expenses by CITY ’s City Manager (for contracts less than $75,000 or authorized by City Council action for contracts $75,000 or more by motion duly made and carried).
Compensation and reimbursement of costs and expenses hereunder shall be payable upon monthly billing therefor by CONSULTANT to CITY, which billing shall include an itemized statement, briefly describing by task and labor category or cost/expense items billed.
4. Additional Services . In the event CITY desires the performance of additional services not otherwise included within the services described in Exhibit A, such services shall be authorized in advance of the performance thereof by CITY’s City Manager (for contracts less than $75,000 or authorized by City Council action for contracts $75 ,000 or more by motion duly made and carried) . Such amendment to this Agreement shall include a description of the services to be performed thereunder, the maximum compensation and reimbursement of costs and expenses payable therefor , the time of performance thereof, and such other matters as the parties deem appropriate for the accomplishment of such services. Any additional services causing the total contract price to exceed $75,000, shall require approval by the City Council. Except to the extent modified by written amendment, all other terms and conditions of this Agreement shall be deemed incorporated in each such amendment.
5. Records. CONSULTANT shall keep and maintain accurate records of all time expended and costs and expenses incurred relating to services to be performed by CONSULTANT hereunder. Said records shall be available to CITY for review and copying during regular business hours at CONSULTANT’s place of business or as otherwise agreed upon by the parties.
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Agreement for Professional Services 3 Revised 09/04/2025
6. Authorization. This Agreement becomes effective when endorsed by both parties in the space provided below.
7. Reliance on Professional Skill of CONSULTANT. CONSULTANT represents that it has the necessary professional skills to perform the services required and the CITY shall rely on such skills of the CONSULTANT to do and perform the work. In performing services hereunder CONSULTANT shall adhere to the standards generally prevailing for the performance of expert consulting services similar to those to be performed by CONSULTANT hereunder. CONSULTANT acknowledges the importance to CITY of the skill, competency, ability to appropriately work with CITY staff and expertise of individual staff assigned to the project, and accordingly the individuals assigned to the Project must be acceptable to CITY.
8. Documents. All documents, plans, drawings, renderings, and other papers, or copies thereof, as finally rendered, prepared by CONSULTANT pursuant to the terms of this Agreement, shall, upon preparation and delivery to CITY, become the property of CITY.
9. Relationship of Parties . It is understood that the relationship of CONSULTANT to the CITY is that of an independent contractor and all persons working for or under the direction of CONSULTANT are its agents or employees and not agents or employees of the CITY.
10. Schedule. CONSULTANT shall adhere to the schedule set forth in Exhibit A; provided, that CITY shall grant reasonable extensions of time for the performance of such services occasioned by governmental reviews of CONSULTANT’s work product or other unavoidable delays; provided, further, that such unavoidable delay shall not include strikes, lockouts, work stoppages, or other labor disturbances conducted by, or on behalf of, CONSULTANT’s officers or employees.
CONSULTANT acknowledges the importance to CITY of CITY’s Project schedule and agrees to put forth its best professional efforts to perform its services under this Agreement in a manner consistent with that schedule.
11. Indemnity. CONSULTANT shall indemnify, defend, and hold harmless City, its officers, employees, agents and volunteers from and against all liability, loss, damage, expense, and cost (including, without limitation, reasonable legal counsel fees, expert fees and all other costs and fees of litigation) of every nature arising out of or in connection with CONSULTANT’s negligence, recklessness, or willful misconduct in the performance of work hereunder, or its failure to comply with any of its obligations co ntained in this Agreement, except such loss or damage
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Agreement for Professional Services 4 Revised 09/04/2025 caused by the active negligence or w illful misconduct of the City. It is expressly understood and agreed that the foregoing provisions are intended to be as broad and inclusive as is permitted by the law of the State of California and will survive termination of this Agreement. Nothing herein contained shall be construed to require CONSULTANT to indemnify CITY its officers, employees, agents and volunteers against any responsibility or liability in contravention of Section 2782 of the California Civil Code.
12. Insurance. CONSULTANT shall acquire and maintain Workers’ Compensation, employer’s liability, commercial general liability, owned and non- owned and hired automobile liability, and professional liability insurance cover ing risks relating to CONSULTANT ’s services to be performed hereunder in form subject to the approval of the City Attorney and/or CITY’s Risk Manager. The minimum amounts of coverage corresponding to the aforesaid categories of insurance per insurable event, shall be as follows:
Insurance Category Minimum Limits
Workers’ Compensation statutory minimum
Employer’s Liability $1,000,000 per accident for bodily injury or disease. CONSULTANT shall submit
to City a Waiver of Subrogation
endorsement in favor of City, its officers,
agents, employees, and volunteers.
Commercial General Liability $1,000,000 (to $5,000,000 depending on exposure) per occurrence for bodily
injury, personal injury, and property
damage, including without limitation,
blanket contractual liability and
coverage for explosion, collapse and
underground property damage hazards.
If a general aggregate limit applies,
either the general aggregate limit shall
apply separately to this project/location
or the general aggregate limit shall be
twice the required occurrence limit.
Coverage must be at least as broad as
Insurance Services Office form CG 00
01. Automobile Liability $1,000,000 per accident for bodily injury and property damage (coverage
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Agreement for Professional Services 5 Revised 09/04/2025 required to the extent applicable to
CONSULTANT’s vehicle usage in
performing services hereunder)
1Professional Liability $1,000,000 per claim and if a general aggregate limit applies, general
aggregate limit shall be twice the
required occurrence limit.
Concurrently with the execution of this Agreement, CONSULTANT shall furnish CITY with certificates and copies of information or declaration pages of the insurance required hereunder and, with respect to evidence of commercial general liability and automobile liability insurance coverage, original endorsements:
(a) Precluding cancellation or reduction in per occurrence limits before the expiration of thirty (30) days (10 days for nonpayment) after City shall have received written notification of cancellation in coverage or reduction in per occurrence limits by first class mail;
(b) CONSULTANT’s general liability policies shall be primary and non- contributory, and be endorsed using Insurance Services Office form CG 20 10 to provide that City and its officers, officials, employees, and agents shall be additional insured under such policies. An endorsement providing completed operations coverage for the additional insured, ISO form CG 20 37, is also required.
Claims Made Policies
If any of the required policies provide claims-made coverage:
1. The Retroactive Date must be shown, and must be before the date of the contract or the beginning of contract work.
2. Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of the contract of work.
3. If coverage is canceled or non- renewed, and not replaced with another claims-made policy form with a Retroactive Date prior to the contract effective date, the Consultant must purchase “extended reporting” coverage for a minimum of five (5) years after completion of contract work.
Verification of Coverage
1 Note: Professional liability insurance coverage is not required if the contractor/vendor/consultant is not providing a service regulated by the state. (Examples of service providers regulated by the state are insurance agents, professional engineers, doctors, certified public accountants, lawyers, etc.) Please check and initial the following if professional liability is NOT required for this agreement. Recommended ______ [Project Manager] Approved _______[Risk Manager]
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Agreement for Professional Services 6 Revised 09/04/2025 Consultant shall furnish the CITY with original certificates and amendatory endorsements effecting coverage required by this clause. All certificates and endorsements are to be received and approved by the CITY before work commences. However, failure to obtain the required documents prior to the work beginning shall not waive the Consultant’s obligation to provide them. The CITY reserves the right to require complete, certified copies of all required insurance policies, including endorsements required by these specifications, at any time.
Waiver of Subrogation
Consultant hereby grants to CITY a waiver of any right to subrogation which any insurer of said Consultant may acquire against the CITY by virtue of the payment of any loss under such insurance. This provision applies regardless of whether or not the CITY has requested or received a waiver of subrogation endorsement from the insurer.
Acceptability of Insurers
Insurance is to be placed with insurers with a current A.M. Best’s rating of no less than A:VII, unless otherwise acceptable to the City.
Special Risks or Circumstances
CITY reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other special circumstances.
Coverage
It is a requirement under this agreement that any available insurance proceeds broader than or in excess of the specified minimum insurance coverage requirements and/or limits shall be made available to the Additional Insured and shall be (1) the minimum coverage and limits specified in this Agreement; or (2) the broader coverage and maximum limits of coverage of any insurance policy, whichever is greater.
Primary and Non-Contributory Coverage
The Additional Insured coverage under the Consultant’s policy shall be “primary and non-contributory” as will not seek contribution from the CITY insurance or self-insurance and shall be at least as broad as CG 20 01 04
12. Excess Insurance
The limits of insurance required in this agreement may be satisfied by a combination of primary and umbrella or excess insurance. Any umbrella or excess insurance shall contain or be endorsed to contain a provision that such coverage shall also apply on a primary and noncontributory basis for the benefit of CITY before the CITY insurance or self -insurance shall be called upon to protect it as a named insured.
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Agreement for Professional Services 7 Revised 09/04/2025
13. Workers’ Compensation. CONSULTANT acknowledges and certifies awareness of the provisions of the Labor Code of the State of California which require every employer to be insured against liability for workers' compensation or to undertake self -insurance in accordance with the provisions of that Code, and CONSULTANT certifies and agrees to compliance with such provisions before commencing the performance of the work of this agreement.
14. Subcontractors (If applicable). CONSULTANT agrees to include with all subcontractors in their subcontracts the same requirements and provisions of this agreement including the indemnity and Insurance requirements to the extent they apply to the scope of the Subcontractors’ work. Subcontractors hired by CONSULTANT agree to be bound to CONSULTANT and CITY in the same manner and to the same extent as CONSULTANT is bound to CITY under the Contract documents.
Subcontract shall agree to include these same provisions in any agreement with a sub- subcontractor. CONSULTANT shall require all subcontractors to provide a valid certificate of insurance and the required endorsements included in the agreement prior to commencement of any work and will provide proof of compliance to the CITY.
Subcontractor shall agree to be bound to CONSULTANT and CITY in the same manner and to the same extent as CONSULTANT is bound to CITY under the Contract Documents. Subcontractor shall further agree to include the same requirements and provisions of this agreement, including the indemnity and Insurance requirements, with a Sub- subcontractor to the extent they apply to the scope of the Sub- subcontractors’ work. A copy of the CITY Contract Document Indemnity and Insurance provisions shall be furnished to the subcontractor upon request.
15. Non-Discrimination. The CONSULTANT hereby assures that it will comply with Subchapter VI of the Civil Rights Act of 1964, 42 USC Section 2000 (e)(17), to the end that CONSULTANT will not exclude any person from participation in, be denied the benefits of, or be otherwise subject to discrimination from any project, program, or activity supported by this Agreement, based on the grounds of race, color, national origin, sex, disability, age, or religion,. CONSULTANT shall comply with its EEO Certification (Form PW -7). In addition, CONSUTLANT will not discriminate against any employee or applicant for employment because of race, color, religion, sex or national origin. The CONSULTANT will take affirmative action to insure that applicants are employed and the employees are treated during employment without regard to their race, color, religion, sex or national origin. Such action shall include, but not be limited to the following: employment, advancement, demotion, transfer,
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Agreement for Professional Services 8 Revised 09/04/2025 recruitment, or recruitment advertising, layoff or termination, rates of pay or other forms of compensation, and selection for training, including apprenticeship. The CONSULTANT shall at all times be in compliance with the requirements of the Federal Americans With Disabilities Act (Public Law 101- 336) which prohibits discrimination on the basis of disability by public entities. The CONSULTANT agrees to post in conspicuous places available to employees and applicants for employment any notices provided by the CITY setting forth the provisions of this non-discrimination clause.
15. N otice. All notices required by this Agreement shall be given to the CITY and CONSULTANT in writing, by first class mail, postage prepaid, addressed as follows:
CITY: City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attention: _________________
CONSULTANT: ____________________________
(Fill in CONSULTANT Name, Address, Phone
Number, and Project Manager for
CONSULTANT)
16. Non-Assignment. This Agreement is not assignable either in whole or in part.
17. Amendments. This Agreement may be amended or modified only by written agreement signed by both parties.
18. Business Registration. CONSULTANT agrees to comply with Chapter
5.04 of the Municipal Code and pay all fees required to be paid. By entering into this Agreement, CONSULTANT acknowledges and agrees they are conducting business with the City and will apply for and obtain a City Business registration certificate.
19. Validity. The invalidity in whole or in part of any provision of this Agreement shall not void or affect the validity of any other provision of this Agreement.
20. Governing Law. This Agreement shall be governed by the laws of the State of California and any suit or action initiated by either party shall be brought in the County of San Mateo, California. In the event of litigation between the parties hereto to enforce any provision of the Agreement, the
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Agreement for Professional Services 9 Revised 09/04/2025 unsuccessful party will pay the reasonable attorney’s fees and expenses of litigation of the successful party.
21. Mediation. Should any dispute arise out of this Agreement , the parties shall meet in mediation and attempt to reach a resolution with the assistance of a mutually acceptable mediator. Neither party shall be permitted to file legal action without first meeting in mediation and making a good faith attempt to reach a mediated resolution. The costs of the mediator, if any, shall be paid equally by the parties. If a mediated settlement is reached neither party shall be deemed the prevailing party for purposes of the settlement and each party shall bear its own legal costs. If a party refuses or fails to participate in mediation in good faith prior to filing a lawsuit, then that party shall be barred from recovery of attorneys fees and costs of suit.
22. Conflict of Interest. CONSULTANT may serve other clients, but none who are active within the City of San Carlos or who conduct business that would place CONSULTANT in a "conflict of interest" as that term is defined in State law.
23. Entire Agreement . Each party acknowledges that this agreement, the exhibits hereto, and the documents incorporated by reference herein constitute the complete agreement and exclusive statement of the terms and conditions between the parties, which supersedes and merges all prior proposals, understandings and all other agreements, verbal and written, between the parties relating to the subject matter of this agreement. This agreement may not be modified or altered except by written instrument duly executed by both parties.
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed on the date first above written by their respective officers duly authorized in that behalf.
CITY OF SAN CARLOS:
Dated: _______________ ______________________________ Nil Blackburn, Assistant City Manager
ATTEST:
Dated: _______________ ______________________________ Crystal Mui, City Clerk
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Agreement for Professional Services 10 Revised 09/04/2025
APPROVED AS TO FORM:
Dated: _______________ ______________________________ Gregory J. Rubens, City Attorney
CONSULTANT/CONTRACTOR/VENDOR:
I acknowledge that I have full authority to execute this agreement on behalf of the Consultant/Contractor/Vendor, and have read, understand, and agree to comply with the provisions of this Agreement, including the Insurance and indemnity requirements set forth herein.
Dated: _______________ ______________________________
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CITY COUNCIL
STAFF REPORT
MEETING DATE: February 23, 2026
ITEM TITLE: Reappoint Andy Klein to the Museum of San Carlos History Board for the Term Ending June 30, 2029.
RECOMMENDATION:
Staff provide no recommendation, as commission and board appointments are made at the Council’s discretion.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed.
BACKGROUND AND ANALYSIS:
On June 6, 2023 the City Council appointed Andy Klein to the Museum of San Carlos History Board (“Board) for a full term ending June 30, 2026. He has expressed interest in continuing his service on the Board for another term. Attached is his attendance report covering his tenure to date.
According to San Carlos Municipal Code §2.24.060, commission members may serve two three- year terms. Thus, Board Member Klein is currently eligible for one additional three-year term.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Reappoint Andy Klein to the Board for a term ending June 30, 2029; or
2. Do not reappoint Andy Klein to the Board and direct staff to recruit to fill the seat beginning July 1, 2026; or
3. Provide staff with alternative direction.
Respectfully submitted by:
Crystal Mui, City Clerk
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Approved for submission by:
____________________________
Nil Blackburn, Interim City Manager
ATTACHMENT(S):
1. Klein Attendance Report
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FY 2023-2024
TOTAL UNEXCUSED
ABSENCES
Quarter 1 7/20/2023 9/21/2023
P P 0
Quarter 2 11/14/2023
P 0
Quarter 3 1/9/2024 3/12/2024
E P 0
Quarter 4 5/14/2024
P 0
FY 2024-2025
TOTAL UNEXCUSED
ABSENCES
Quarter 1 7/16/2024 9/10/2024
E P 0
Quarter 2 11/12/2024
P 0
Quarter 3 1/14/2025 3/11/2025
P P 0
Quarter 4 5/13/2025
P 0
FY 2025-2026
TOTAL UNEXCUSED
ABSENCES
Quarter 1 7/15/2025 9/24/2025
P P 0
Quarter 2 11/12/2025
P 0
Quarter 3 1/14/2026
P 0
P = Present
U = Unexcused Absence
E = Excused
QA = Mtg canceled for lack of quorum, Commissioner wasn't able to attend QP = Mtg cancelled for lack of quorum, Commissioner would have been able to attend C = Mtg Canceled for any reason other than lack of quorum City of San Carlos
Attendance Report for Andy Klein
July 1, 2023 through January 31, 2026
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CITY COUNCIL
STAFF REPORT
MEETING DATE: February 23, 2026
ITEM TITLE: Reappoint Robert Bollier to the Parks, Recreation and Culture Commission for the Term Ending June 30, 2029.
RECOMMENDATION:
Staff provide no recommendation, as commission and board appointments are made at the Council’s discretion.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed.
BACKGROUND AND ANALYSIS:
On March 13, 2023, the City Council appointed Robert Bollier from an alternate member to a voting member of the Parks, Recreation and Culture Commission (PR&C) for a full term ending June 30, 2026. He has expressed interest in continuing his service on PR&C for another term.
Attached is his attendance report covering his tenure to date.
According to San Carlos Municipal Code §2.24.060, commission members may serve two three- year terms. Thus, Commissioner Bollier is currently eligible for one additional three-year term.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Reappoint Robert Bollier to PR&C for a term ending June 30, 2029; or
2. Do not reappoint Robert Bollier to PR&C and direct staff to recruit to fill the seat beginning July 1, 2026; or
3. Provide staff with alternative direction.
Respectfully submitted by:
Crystal Mui, City Clerk
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Approved for submission by:
_____________________________
Nil Blackburn, Interim City Manager
ATTACHMENT(S):
1. Bollier Attendance Report
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FY 2022-2023
TOTAL UNEXCUSED
ABSENCES
Quarter 1 8/10/2022
0 Quarter 2 10/5/2022 12/7/2022
P P 0 0
Quarter 3 2/1/2023
P 0 0
Quarter 4 4/5/2023 6/7/2023
E C 0 0
FY 2023-2024
Quarter 1 8/2/2023
P 0 0
Quarter 2 10/4/2023 12/6/2023
P P 0 0
Quarter 3 2/7/2024 2/13/2024
C P 0 0
Quarter 4 4/3/2024 6/5/2024
P P 0 0
FY 2024-2025
Quarter 1 8/7/2024
P 0
Quarter 2 9/3/2024 10/2/2024 12/4/2024
U P P 1
Quarter 3 2/5/2025
P 0
Quarter 4 4/2/2025 6/4/2025
P P 0
FY 2025-2026
Quarter 1 8/6/2025
P 0
Quarter 2 10/8/2025 12/3/2025
P P 0
Quarter 3 2/4/2026
C 0
P = Present
U = Unexcused Absence
E = Excused
QA = Mtg canceled for lack of quorum, Commissioner wasn't able to attend QP = Mtg cancelled for lack of quorum, Commissioner would have been able to attend C = Mtg Canceled for any reason other than lack of quorum City of San Carlos
Attendance Report for Commissioner Robert Bollier
August 10, 2022 through February 4, 2026
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CITY COUNCIL
STAFF REPORT
MEETING DATE: February 23, 2026
ITEM TITLE: Reappoint Anthony Kamm to the Economic Development Advisory Commission for the Term Ending June 30, 2029.
RECOMMENDATION:
Staff provide no recommendation, as commission and board appointments are made at the Council’s discretion.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed.
BACKGROUND AND ANALYSIS:
On October 11, 2011, the City Council appointed Anthony Kamm to fill a seat on the Economic Development Advisory Commission (EDAC), ending June 30, 2023. On March 13, 2023, the Council reappointed Commissioner Kamm to a full term ending June 30, 2026.
Commissioner Kamm has expressed interest in continuing to serve on this commission. Attached is his attendance report covering his tenure to date.
Per San Carlos Municipal Code §2.24.060, commission members may serve two three-year terms, up to a maximum of six consecutive years. However, time served to fill an unexpired term does not count toward this limit. Thus, Commissioner Kamm is eligible for one additional three- year term.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Reappoint Anthony Kamm to EDAC for a term ending June 30, 2029; or
2. Do not reappoint Anthony Kamm to EDAC and direct staff to recruit to fill the seat beginning July 1, 2026; or
3. Provide staff with alternative direction.
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Respectfully submitted by:
Crystal Mui, City Clerk
Approved for submission by:
____________________________
Nil Blackburn, Interim City Manager
ATTACHMENT(S):
1. Kamm Attendance Report
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FY 2023-2024
TOTAL UNEXCUSED
ABSENCES
Quarter 1 7/25/2023 8/22/2023 9/26/2023
C P C 0
Quarter 2 10/24/2023 11/28/2023 12/26/2023
P C C 0
Quarter 3 1/23/2024 2/27/2024 3/26/2024
P C E 0
Quarter 4 4/23/2024 5/28/2024 6/25/2024
C E C 0
FY 2024-2025
TOTAL UNEXCUSED
ABSENCES
Quarter 1 7/25/2024 8/27/2024 9/24/2024
U P P 1
Quarter 2 10/22/2024
P 0
Quarter 3 1/28/2025 3/25/2025
P P 0
Quarter 4 6/3/2025
P 0
FY 2025-2026
TOTAL UNEXCUSED
ABSENCES
Quarter 1 8/26/2025
P 0
Quarter 2 10/28/2025
P 0
Quarter 3 1/27/2026
P 0
Quarter 4
P = Present
U = Unexcused Absence
E = Excused
QA = Mtg canceled for lack of quorum, Commissioner wasn't able to attend QP = Mtg cancelled for lack of quorum, Commissioner would have been able to attend C = Mtg Canceled for any reason other than lack of quorum City of San Carlos
Attendance Report for Commissioner Anthony Kamm
July 1, 2023 through February 12, 2026
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CITY COUNCIL
STAFF REPORT
MEETING DATE: February 23, 2026
ITEM TITLE: Reappoint Rajesh Krishnan to the Economic Development Advisory Commission for the Term Ending June 30, 2029.
RECOMMENDATION:
Staff provide no recommendation, as commission and board appointments are made at the Council’s discretion.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed.
BACKGROUND AND ANALYSIS:
On August 16, 2022, the City Council appointed Rajesh Krishnan to fill a seat on the Economic Development Advisory Commission (EDAC), ending June 30, 2023. On March 13, 2023, the Council reappointed Commissioner Krishnan to a full term ending June 30, 2026.
Commissioner Krishnan has expressed interest in continuing to serve on this commission.
Attached is his attendance report covering his tenure to date.
Per San Carlos Municipal Code §2.24.060, commission members may serve two three-year terms, up to a maximum of six consecutive years. However, time served to fill an unexpired term does not count toward this limit. Thus, Commissioner Krishnan is eligible for one additional three- year term.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Reappoint Rajesh Krishnan to EDAC for a term ending June 30, 2029; or
2. Do not reappoint Rajesh Krishnan to EDAC and direct staff to recruit to fill the seat beginning July 1, 2026; or
3. Provide staff with alternative direction.
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Respectfully submitted by:
Crystal Mui, City Clerk
Approved for submission by:
____________________________
Nil Blackburn, Interim City Manager
ATTACHMENT(S):
1. Krishnan Attendance Report
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FY 2023-2024
TOTAL UNEXCUSED
ABSENCES
Quarter 1 7/25/2023 8/22/2023 9/26/2023
C P C 0
Quarter 2 10/24/2023 11/28/2023 12/26/2023
P C C 0
Quarter 3 1/23/2024 2/27/2024 3/26/2024
P C E 0
Quarter 4 4/23/2024 5/28/2024 6/25/2024
C P C 0
FY 2024-2025
TOTAL UNEXCUSED
ABSENCES
Quarter 1 7/25/2024 8/27/2024 9/24/2024
P P P 0
Quarter 2 10/22/2024
P 0
Quarter 3 1/28/2025 3/25/2025
P P 0
Quarter 4 6/3/2025
P 0
FY 2025-2026
TOTAL UNEXCUSED
ABSENCES
Quarter 1 8/26/2025
P 0
Quarter 2 10/28/2025
P 0
Quarter 3 1/27/2026
P 0
Quarter 4
P = Present
U = Unexcused Absence
E = Excused
QA = Mtg canceled for lack of quorum, Commissioner wasn't able to attend QP = Mtg cancelled for lack of quorum, Commissioner would have been able to attend C = Mtg Canceled for any reason other than lack of quorum City of San Carlos
Attendance Report for Commissioner Rajesh Krishnan
July 1, 2023 through February 12, 2026
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CITY COUNCIL
STAFF REPORT
MEETING DATE: February 23, 2026
ITEM TITLE: Reappoint Karen Molinari to the Economic Development Advisory Commission for the Term Ending June 30, 2029.
RECOMMENDATION:
Staff provide no recommendation, as commission and board appointments are made at the Council’s discretion.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed.
BACKGROUND AND ANALYSIS:
On June 6, 2023, the City Council appointed Karen Molinari to the Economic Development Advisory Commission (EDAC) for a full term ending June 30, 2026. She has expressed interest in continuing her service on EDAC for another term. Attached is her attendance report covering her tenure to date.
According to San Carlos Municipal Code §2.24.060, commission members may serve two three- year terms. Thus, Commissioner Molinari is currently eligible for one additional three-year term.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Reappoint Karen Molinari to EDAC for a term ending June 30, 2029; or
2. Do not reappoint Karen Molinari to EDAC and direct staff to recruit to fill the seat beginning July 1, 2026; or
3. Provide staff with alternative direction.
Respectfully submitted by:
Crystal Mui, City Clerk
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Approved for submission by:
_____________________________
Nil Blackburn, Interim City Manager
ATTACHMENT(S):
1. Molinari Attendance Report
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FY 2023-2024
TOTAL UNEXCUSED
ABSENCES
Quarter 1 7/25/2023 8/22/2023 9/26/2023
C P C 0
Quarter 2 10/24/2023 11/28/2023 12/26/2023
P C C 0
Quarter 3 1/23/2024 2/27/2024 3/26/2024
E C P 0
Quarter 4 4/23/2024 5/28/2024 6/25/2024
C P C 0
FY 2024-2025
TOTAL UNEXCUSED
ABSENCES
Quarter 1 7/25/2024 8/27/2024 9/24/2024
P E E 0
Quarter 2 10/22/2024
P 0
Quarter 3 1/28/2025 3/25/2025
P P 0
Quarter 4 6/3/2025
P 0
FY 2025-2026
TOTAL UNEXCUSED
ABSENCES
Quarter 1 8/26/2025
P 0
Quarter 2 10/28/2025
P 0
Quarter 3 1/27/2026
P 0
Quarter 4
P = Present
U = Unexcused Absence
E = Excused
QA = Mtg canceled for lack of quorum, Commissioner wasn't able to attend QP = Mtg cancelled for lack of quorum, Commissioner would have been able to attend C = Mtg Canceled for any reason other than lack of quorum City of San Carlos
Attendance Report for Commissioner Karen Molinari
July 1, 2023 through February 12, 2026
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CITY COUNCIL
STAFF REPORT
MEETING DATE: February 23, 2026
ITEM TITLE: Appoint Vince Gritsch to the Economic Development Advisory Commission as an Alternate Member for a Full Term from July 1, 2026 to June 30, 2029.
RECOMMENDATION:
Staff provide no recommendation, as commission and board appointments are made at the Council’s discretion.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed.
BACKGROUND AND ANALYSIS:
Commissioner Laura Kotee currently serves as an Alternate Member on the Economic Development Advisory Commission (EDAC), with a term expiring on June 30, 2026. She has notified staff that she will not be able to continue her service beyond the end of her current term due to other commitments.
On June 10, 2025, the City Council added Vince Gritsch to the EDAC Eligibility List. He has since expressed interest in being appointed as an Alternate Member for a full term from July 1, 2026, to June 30, 2029.
Alternate Members serve as voting and participating members in the event of a regular member’s absence or when a member abstains due to a conflict of interest. In addition, if an unscheduled vacancy occurs on the Commission, the Council may consider appointing the Alternate Member to fill the voting seat.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Appoint Vince Gritsch to EDAC as an Alternate Member for a full term from July 1, 2026 to June 30, 2029; or
2. Do not appoint Vince Gritsch and direct staff to recruit to fill the seat beginning July 1, 2025; or
3. Provide staff with alternative direction.
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Respectfully submitted by:
Crystal Mui, City Clerk
Approved for submission by:
____________________________
Nil Blackburn, Interim City Manager
ATTACHMENT(S):
1. Gritsch 2025 Application
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* What community activities are you presently involved in, or have been in the past? Board Member/VP of San Carlos Little League. SCLL coach at all levels. Coach for multiple teams in AYSO boys and girls soccer. Coach for San Carlos youth basketball.
* How much time do you envision giving to the Board/Commission? How often are you out of town? What other commitments might affect your attendance to Board/Commission meetings?
I can give the time needed to be an informed member of the Board/Commission. I am out of town during the week 3 4 times per year. There are no other commitments that might effect my attendance at meetings or my ability to do needed research and follow up. * Why do you want to be a member of a Board or Commission? What do you feel you could contribute to the Board or Commission? I have benefited from all that San Carlos offers and now it is my turn to give back and make sure the city is meeting the needs of current families while also being well positioned to meet future needs. I bring experience working with and leading teams in collaborative environments so I understand how to function well in diverse group environments made up of strong individuals. I have extensive real world involvement in the San Carlos experience, what works, and what could be improved. I can offer the viewpoint of having been a teenager, a young professional, a parent, and a retiree, all in San Carlos. How San Carlos functions for each of those stages of life and how to preserve the best parts of those experiences while adapting to the changes being driven by changing lifestyles and demographics. My degree in economics also helps me understand the economic challenges faced by cities, and by the business's that drive their economic futures. * Do you have any particular perspective on how the City should grow in the next five to ten years? Required if interested in Planning and Transportation Commission, otherwise enter N/A.
The challenge for San Carlos is to maintain the positive small town feeling it has while growing it's economic and housing base fast enough to keep up with increasing costs and demand. Having Planning and Transportation together is a great start as a major challenge is how to grow without putting too much pressure on current infrastructure. Also, how to preserve that small town feel while increasing the business tax revenue base to keep up with increasing demand for city services. This is most likely done like it is being done today, driving commercial development in specific zones east of El Camino, but having convenient links to the small business zone that is downtown, and the suburban housing zone that is west of Laurel Avenue. The focus on development around biotech for the eastern zone is smart. While it will be made up of many companies, the development should take on the personality of a single company developing a campus of interconnected buildings.
This will make for a unique and very desirable feeling that will draw companies to want to join either with new development of their own, or filling building built by developers. This increases the tax base while also bringing job opportunities for current and future residents. The small business area around Laurel Street again must be preserved but linked to the new daytime commercial population while being convenient and the appropriate mix to support the suburban resident population. Housing of appropriate scale close to downtown is imperative to provide enough daily demand to help those business's thrive. I have seen downtown transition from predominantly hair salons and bakeries to predominantly restaurants. A better balance is needed with a more diverse mix of business's to keep downtown San Carlos attractive and desirable. The housing portion must be linked to the capability of schools to accommodate an expected increase since a major draw for San Carlos now is the high quality of the school system. All of this should be done with transportation needs at the forefront to link the areas together while offering attractive alternatives to cars as the mode of transportation. In the end, just as in society in general, the driving of more personal interaction and connection amongst neighbors in residential areas, owners and workers in business areas, and employees in commercial areas should be a common goal as it is the greatest way to ensure a safe and positive environment for all. People looking out for others, feeling a sense of connection, and caring about the environment around them is the best way to create and maintain a safe and thriving community.
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* What do you think the City of San Carlos should do to attract and retain high quality businesses? Required if interested in Economic Development & Advisory Commission, otherwise enter N/A.
There are two very different kinds of businesses in this discussion. There is the commercial type business that is being developed east of Laurel, and the small businesses and service type businesses closer to Laurel and the surrounding residential areas. San Carlos is doing the right thing in promoting the development of biotech focused businesses east of Laurel. Developers have told me this is the best type of building for them because it is a type of work that requires the employees to come to the place of employment. You can't do lab work and testing at home. As I mentioned above, the best thing San Carlos can do is to look at that entire area as if it is one company developing a campus type environment connecting many separate buildings. Doing this will create a sense of community amongst the businesses and employees, even though they are with different companies. This creates a unique environment to San Carlos that attracts more businesses, and is consistent with the overall plan for San Carlos to maintain and continue to drive the small town community feeling that sets it apart.
Attracting and retaining high quality businesses in the Laurel street areas requires making it easy and desirable for customers to access a diverse mix of high quality service oriented businesses. There needs to be several different reasons people want to go downtown, and offering desirable at different hours in the day. Just having restaurants means there is little traffic during the week, and during the day. You need a mix of business types to draw people in, and it must be easy to move around and accomplish potentially several tasks with one trip. It is now proven that you must have housing close to downtown to provide the weekly foot traffic. San Carlos needs to continue to carefully develop this housing without losing sight of the neighborhood feel that is so valued by current and prospecitve new residents. Creating connections between the new commercial developments, and the downtown businesses will be vital. Continuing to connect the residential neighborhoods to the downtown businesses is also important. Having things like neighborhood nights downtown, and creating food courts for the new commercial developments that are serviced by the downtown restaurants are just two ideas that I think can help everyone be successful. A more diverse downtown, and a reputation amongst businesses as a city that will invest in helping them be successful is what will keep downtown alive and desirable.
* What park improvements or recreational activities would be beneficial to the community? Required if interested in Parks, Recreation & Culture Commission, otherwise enter N/A.
I was a very active participant in the fight for lights at Highlands and Heather. I also have been involved in the youth sports world her in San Carlos so am aware of the fight for filed time. The first thing San Carlos needs to do is require direct contribution towards youth playing fields with each new development. Those funds should be used to create and maintain new playing fields in those commercial areas. Fields located amongst the new biotech buildings closer to 101 can be lit up and used 24/7 365 days a year if needed. The hours of usage will obviously most likely be directly opposite to the times the nearby buildings are used by employees so it is a perfect match. Having companies sponsor existing fields and attaching their names to them creates a sense of ownership, connection, and responsibility for the company to the field. A city/commercial company joint arrangement for funding and maintianing fields can be a win/win for everyone.
Regarding recreational activities, I believe San Carlos does a good job of providing a good mix of activities for a wide range of ages. I'd like to see San Carlos make sure they keep up with trends in the sporting community. Flag football is growing rapidly, and provides an opportunity for both boys and girls. Obviously Pickelball is the growing senior sport these days so ongoing accomodation for that will be needed. Walking is the other senior activity, and the creation of walking clubs and walking events would be a really good idea. San Carlos will need to keep up with and address any issues that arise from playing on artificial turf. I believe Palo Alto is currently dealing with some community pressure and San Carlos will need to make sure the community feels they are paying attention and doing what's best for the kids.
A neighborhood community garden in each of the parks located in a residential neighborhood now could be a great way to get folks who don't use those parks to come out, experience them, and care about their maintenance. Once a year the parks department then helps set up a neighborhood day where the food from the garden is enjoyed in a block party type event creating a link to a broader group of residents for the parks department.
* Please list any other background information (business, education, personal) that might be useful in determining your eligibility.
I can certainly be one of the few San Carlos High School residents who is on your board. As I mentioned, my background in working in collaborative environments will help me work constuctively and cooperatively with any board. My economics degree, as well as managing corporate budgets, helps me understand the business end of things. Finally, direct experience working with the city regarding youth sports and capital improvement projects has given me an initial look into the challenges faced whey trying to please a large and diverse group of residents and businesses.
* How long have you been a San Carlos resident and/or worked in San Carlos? I began attending high school in San Carlos in 1972, and became a resident just after college in 1980, so 45 years. * Are you related to a current City of San Carlos employee? If yes, please provide the employee's name.
No
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Acknowledgement of Responsibilities
Commissioners serving on the San Carlos Planning and Transportation Commission and the Economic Development Advisory Commission are designated filing officials required to submit a Statement of Economic Interests (Form 700) upon assuming office, as well as annually thereafter.
Form 700 is a public document and will be made available upon request in accordance with disclosure laws.
Furthermore, these designated officials must complete mandatory Ethics Training pursuant to AB 1234. * How did you hear about this recruitment?
* By typing your name below, you confirm that the information provided in this form is true and accurate and acknowledge the above responsibilities and understand that your application is a public document which may be disclosed upon request.
Vincent W Gritsch
City website
Social media
City Newsletter
Council, Commission or City Staff referral
Other
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CITY COUNCIL
STAFF REPORT
MEETING DATE: February 23, 2026
ITEM TITLE: Adopt a Resolution Authorizing the Creation of the City of San Carlos Electric Leaf Blower Pilot Rebate Program for Residents and Commercial Landscapers.
RECOMMENDATION:
Staff recommend that the City Council adopt a Resolution to authorize the creation of the City of San Carlos Electric Leaf Blower Pilot Rebate Program for residents and commercial landscapers to incentivize the switch from gas-powered leaf blowers to electric leaf blowers.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed.
The City’s Climate Mitigation and Adaptation Plan (CMAP) Climate Incentive Programs has an annual budget of $100,000 to execute strategies in CMAP and achieve greenhouse gas reduction goals. The Electric Leaf Blower Pilot Rebate Program will allocate $30,000 from the CMAP Climate Incentive Program budget from fiscal year (FY) 2026 to offer rebates to residents and commercial landscapers for the purchase of electric leaf blowers.
BACKGROUND:
Traditional gas-powered leaf blowers are a source of air pollution and greenhouse gas emissions, due to their combustion engines. Additionally, the sound generated during their operation can be disruptive, with decibel levels exceeding the range for comfortable human hearing. In 2021, California passed Assembly Bill (AB) 1346 which banned the sale of new gas-powered leaf blowers and other small off-road equipment (SORE) beginning January 1, 2024 to mitigate air pollution and associated greenhouse gas emissions.
To support the phase-out of gas-powered leaf blowers associated with AB 1346 and in recognition of air and noise pollution associated with their use, the City of San Carlos is promoting several alternative options. The City’s website provides information on these alternatives at https://www.cityofsancarlos.org/leafblowers. These alternatives include:
1. Raking and composting leaves – Raking or sweeping up leaves and lawn clippings and composting them.
2. Using natural landscaping – switching to natural landscaping that limits the area that needs to be manicured. Natural landscaping creates a local ecosystem of a diverse mix of native plants and provides many environmental benefits over manicured lawns.
3. Letting leaves lie – Letting leaves lie on the lawn and gather under shrubs allows them to
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become mulch that provides a host of rich nutrients for the lawn. Residents are encouraged to take a pledge to “Let Leaves Lie” to adopt this sustainable and nature-based alternative.
4. Switching to electric leaf blowers to reduce air pollution and greenhouse gas emissions.
At its April 28, 2025 meeting, the City Council directed staff to research any rebate programs available from other agencies, including Peninsula Clean Energy (PCE), to support the transition to electric leaf blowers, and provide information to the community through the City’s communication channels.
Research into the agency programs concluded that the availability of rebate programs offered by the state and regional agencies for transitioning to electric leaf blowers has been sporadic. This has prompted many cities to provide their own rebate programs to support the transition to electric leaf blowers. California’s Clean Off-Road Equipment (CORE) program provided vouchers for commercial landscapers to purchase electric leaf blowers until spring of 2025; however, the funding for this program was paused. At a regional level, the Bay Area Air District (previously Bay Area Air Quality Management District) recently launched a pilot program to incentivize the purchase of electric lawn equipment, including electric leaf blowers for landscaping and gardening businesses headquartered in certain AB 617 communities (a community burdened by air pollution, of which San Carlos is not). Cities that have provided rebate programs through PCE funding have based the program on the one-time member agency grant PCE offers, which San Carlos has already allocated for the Corporation Yard Roof Replacement and Solar Panel upgrade project.
In San Mateo County, many cities such as Burlingame, Hillsborough, Redwood City, Millbrae, Menlo Park, San Mateo, and Woodside provide incentives for transitioning to electric leaf blowers.
In view of the uncertainty around state and regional programs, the City of San Carlos’ Electric Leaf Blower Pilot Rebate Program is intended to assist residents and commercial landscapers with the cost of purchasing electric leaf blowers by providing a rebate-based incentive.
ANALYSIS:
Table 1 below includes a comparison between the gas-powered and electric leaf blowers in terms of air pollution, noise, and engine power.
Table 1: Comparison of gas-powered and electric leaf blowers Gas-powered Leaf Blowers Electric Leaf Blowers
Environmental
Impacts
The combustion engine in gas-
powered leaf blowers emit harmful
pollutants including carbon
monoxide, that contribute to air
pollution and greenhouse gas
emissions. Operating a gas-
powered commercial leaf blower
for one hour emits the same
amount of pollution as driving a
passenger car about 1100 miles.
No exhaust fumes or air pollutants are
produced while operating both corded
and cordless electric leaf blowers, which
is beneficial to the air quality. Given that
the City of San Carlos is powered by
renewable energy through PCE, the use
of both corded and cord-less electric leaf
blowers has zero emissions associated
with their operation.
Noise Noise generated by gas-powered
leaf blowers typically ranges from
70-100 decibels (dB), and some
models can exceed 100dB. They
Electric leaf blowers usually produce
noise levels in the range of 60-70 dB.
They emit high-frequency sound that is
much less disruptive for those who live in
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emit low-frequency sound that
travels far and can penetrate
walls. This noise can be disruptive
to neighbors and wildlife.
For context, comfortable noise
levels for human ears is within a
range of 40-60 dB1.
a densely populated or noise-sensitive
area.
Engine Power Gas models are typically more
powerful than electric blowers.
The power is measured in cubic
centimeters (cc) for gas-powered
leaf blowers. A typical gas blower
may range from 25cc to 60cc or
more. Gas blowers can produce
greater air velocity, making them
more efficient at blowing heavy
debris (wet leaves, sticks, etc.).
Electric blowers usually have a lower
power output compared to gas-powered
models. The power is measured in watts
(W) for electric motors. Common ratings
are 500W to 2000W (or 0.5 kW to 2 kW).
At this time, battery-powered technology
is rapidly improving, and the best electric
models can compete with mid-range gas
blowers.
While gas-powered leaf blowers offer more power, they also have more adverse impacts to the environment. Electric leaf blowers offer a cleaner, quieter, and more sustainable alternative to gas-powered leaf blowers.
Proposed Electric Leaf Blower Pilot Rebate Program:
If approved, the proposed San Carlos Pilot Rebate Program (“Program”) would offer rebates to both residents and commercial landscapers for the purchase of electric leaf blowers. Electric leaf blowers for personal or non-commercial use typically range between $33 to $300, with corded models typically costing under $50 and high-performing cordless models costing up to $300. The commercial leaf blowers typically range between $300 to $800, while more advanced models can cost up to $1,500.
The proposed Program would offer up to a maximum of $100 per equipment, per residence. For commercial landscapers with businesses registered in San Carlos, the Program would offer up to a maximum of $500. Businesses will be required to submit an active San Carlos business license as a proof of eligibility. Businesses can apply for a rebate incentive for the purchase of two electric leaf blowers per year. Residents and businesses are encouraged to retire their old gas-powered leaf blowers using instructions provided on City’s website at https://www.cityofsancarlos.org/leafblowers. The Program would work on a reimbursement-based model, and the rebates would be offered on a first-come, first-served basis until funds are exhausted. Table 2 below shows the breakdown of the planned amount for rebates for residents and commercial landscapers.
1 San Carlos Municipal Code section 18.21.050 Noise sets a maximum allowable noise limit of 55 dB for residential land uses. Noise produced for no more than a cumulative period of fifteen minutes in any hour may exceed this noise limit by five decibels. Section 9.30.070 Exempt Activities grants exceptions to noise limits for the use of gas- powered gardening equipment from Monday to Friday between 8 a.m. to sunset, and between 10 a.m. to sunset on Saturday, Sunday, and public holidays stated in 9.30.070 B.
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Table 2: Proposed Rebate Program
Recipient Number of Applications Total amount
Residents 150 applications ($100 max) $15,000
Commercial Landscapers 30 applications ($500 max) $15,000
If the City Council authorizes the Program at its February 23 meeting, the Program would start accepting applications beginning in March 2026. The Program will accept applications for the purchase of electric leaf blowers made on or after December 15, 2025 to give the benefit of the Program to buyers who purchased the equipment during the last holiday season.
City staff will monitor the rebates requested over the first year and evaluate future funding needs and adjustments to future budget allocations. The program would also be evaluated to determine whether the funds should be allocated differently in terms of a 50% split between residential and commercial reimbursements in the future. Additionally, staff will continue to monitor the availability of state and regional incentives for electric leaf blowers to assess future viability and budget allocation for the Program, as well as provide the public with updates on any additional opportunities from other funding sources.
If approved, staff will prepare an application and instruction form based on the specifics of the program and will inform the community about the Program through posting the information on the City website, social media, e-news, and informational flyers or handouts at future events.
Community Outreach for Alternatives to Gas-powered Leaf Blowers:
The City has provided information on sustainable alternatives to gas-powered leaf blowers on its website (https://www.cityofsancarlos.org/leafblowers) and will continue to do so. Additionally, the information was also recently shared at various City and community events in 2025 as listed below, and the program would continue to be promoted at future events. 2025 Events:
oArt and Wine Faire (Oct 11 – 12)
oBike Safety Day (Nov 2)
oClimate Justice Action EV Showcase (Nov 16)
oCity booth at Farmers’ Market (Dec 17)
City staff also met with the Youth Advisory Committee (YAC) on October 21, 2025, per their request, to discuss sustainability measures and how they could become more involved with various initiatives. At this meeting, the following options for possible future engagement were discussed:
oContinued outreach through City’s outreach channels
oPotential educational campaign through YAC
oFocused outreach to commercial landscapers
oPostcards or handouts on sustainable alternatives, including promoting the Let Leaves Lie campaign.
ALTERNATIVES:
The alternatives available to the City Council include:
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1. Adopt the Resolution to authorize the San Carlos Electric Leaf Blower Pilot Rebate Program; or
2. Do not adopt the Resolution to authorize the San Carlos Electric Leaf Blower Pilot Rebate Program; or
3. Provide staff with alternative direction.
Respectfully submitted by:
Al Savay, Community Development Director
Approved for submission by:
____________________________
Nil Blackburn, Interim City Manager
ATTACHMENT(S):
1. Resolution
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RESOLUTION NO. 2026 – ____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS
AUTHORIZING THE CREATION OF THE CITY OF SAN CARLOS ELECTRIC LEAF BLOWER PILOT REBATE PROGRAM FOR RESIDENTS AND COMMERCIAL LANDSCAPERS.
WHEREAS, in September 2021, the San Carlos City Council adopted the Climate Mitigation and Adaptation Plan (CMAP) that includes the goal to reduce San Carlos’ greenhouse gas emissions 40% by 2030 and 80% by 2050, relative to 1990 levels; and WHEREAS, the 2025 Council Strategic Plan includes the goal to support sustainability initiatives and address climate change; and
WHEREAS, in October 2021, California passed Assembly Bill (AB) 1346 that banned the sale of new gas-powered leaf blowers and other small off-road equipment (SORE) beginning January 1, 2024, to mitigate associated greenhouse gas emissions; and WHEREAS, the City of San Carlos promotes the transition to sustainable alternatives to gas-powered leaf blowers to support the phase-out of gas-powered leaf blowers associated with AB 1346 and in recognition of air and noise pollution associated with their operation; and WHEREAS, electric leaf blowers offer a cleaner, quieter, and more sustainable alternative to gas-powered leaf blowers; and
WHEREAS, the City recognizes that the attempts to provide incentives for the purchase of electric leaf blowers by State and regional agencies have been inconsistent; and WHEREAS, the City Council has allocated an annual budget of $100,000 for electrification incentives under the CMAP Climate Incentive Program; and WHEREAS, the proposed City of San Carlos’ Electric Leaf Blower Rebate Program (“Program”) will allocate $30,000 from the CMAP Climate Incentive Program budget from fiscal year 2026 to offer rebates to residents and commercial landscapers for the purchase of electric leaf blowers; and
WHEREAS, the proposed Program will accept applications for the purchase of electric leaf blowers made on or after December 15, 2025, and
WHEREAS, future funding allocation for the Program will be assessed as part of the City’s annual budget process.
NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council authorizes the creation of the City of San Carlos Electric Leaf Blower Rebate Program for residents and commercial landscapers.
* * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 23rd day of February 2026, by the following vote:
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________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
AYES, COUNCILMEMBERS:
NOES, COUNCILMEMBERS:
ABSENT, COUNCILMEMBERS:
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