Does the owner have any long-term plans for site development that would affect the overall outcome of each center?
Parking and circulation: what is working today, and what needs to be improved? How does California Avenue play into the larger masterplan thinking with the Sand Dollar Shopping Center? What are key mixed-use opportunities to grow these commercial properties into long-term successes? Once we’ve met with the stakeholders, the ELS team will develop draft vision masterplans for the two sites that will focus on creating a forward-looking vision that ensures their long-term economic vitality, adaptability, and relevance over the next 20 years. The scope will also examine the influence of current and emerging technologies on retail and community life. Factors such as the continued rise of telecommuting and video conferencing— reducing daily commuting but increasing demand for walkable local amenities—will be considered alongside the growing prevalence of same-day retail delivery, which can alter store size needs, inventory management, and backof-house logistics. These changes have direct implications for parking lot usage, which may transition from carcentric layouts to more flexible, multi-functional spaces incorporating micro-mobility, green infrastructure, and community gathering areas. The plan will address how evolving mobility trends, e-commerce logistics, and digital connectivity can be leveraged to enhance community livability, improve access, and foster vibrant, adaptable destinations that continue to support retail destinations and legacy tenants.
The ELS will study will take into account existing zoning standards, the General Plan, housing element and other planning documents to give a full picture to what is possible, and where current policy may be at odds with how best to develop the project over the decades that follow. The master plan concepts will take into consideration phasing the work over years to create a realistic implementation that continues to provide the parking and circulation for the existing tenants while making room for new users. Identifying a developable path is critical to making the master plan approach viable, maintaining value throughout phased construction for both the property owner and city.
The team will start the design process with 2D master plan options for EMC and the city to review. Once comments have been incorporated, ELS will prepare 3D massing models of each site depicting a potential outcome for each site. After review and comment of these studies, the ELS team will prepare a final masterplan and sketch phased diagrams showing how the master plan can be implemented over time. Finally, ELS will prepare a 3D rendering for each site that illustrates the potential vision for these properties, providing the city with important collateral to generate public interest and give property owners a vision that is vetted with their success in mind.
We anticipate this process will take about 8 weeks. The fee includes zoom meetings as needed and two rounds of comments. We’ve included one day of in-person meetings in Sand City if needed.
Deliverables
2D Draft master plan concepts for each commercial site One 3D massing model option for each commercial site
One 3D rendering for each commercial site (2 total)
Fees
ELS will complete the vision studies for a lump sum of $39,500.
Included in this fee is $500 for reimbursables which should be more than enough to cover any necessary costs.
Reimbursables shall include actual expenditures made in the interest of the project, in the following categories:
227
Sand City Retail Center Site Visualizations
August 15, 2025
1) Expense of transportation in connection with out-of-town travel. 2) Long-distance communications and facsimiles.
3) Reproduction and photography (excluding the photography included in the base scope). 4) Postage, shipping and delivery.
5) Fees paid for securing approval of authorities having jurisdiction over the project.
We look forward to working with EMC on another great project, and look forward to our continuing collaboration in Sand City on this important visioning exercise. Providing visions of potential development of commercial properties will help city and property owners to plan appropriately for a future where these two sites continue to thrive and have potential to grow as mixed-use centers. Please do not hesitate to call us if you have any questions regarding our proposal.
Sincerely,
ELS Architecture and Urban Design
David Masenten, AIA, LEED BD+C
Principal
228
Kosmont Companies Proposal
ATTACHMENT
C
229
Kosmont and Associates, Inc., dba Kosmont Companies
Since 1986 – 39 years in Business - www.kosmont.com
Physical/Headquarters: 2301 Rosecrans Ave., Ste. 4140, El Segundo, CA 90245 Mailing: 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 Kosmont provides services to Clients in-person, virtually from satellite locations, and from the El Segundo headquarters across the Western U.S.
Kosmont Companies (“Kosmont”), a certified Minority Business Enterprise (“MBE”) and certified Small Business Enterprise (“SBE”), is a real estate, finance, and economic development services firm offering a full range of real estate and financial advisory, economic development strategies/plans, retail/business strategies, project finance, transaction structuring, negotiations, market analysis, feasibility studies, special district analysis, community outreach/project implementation services for both the public and private sectors. Kosmont Companies was founded in 1986 by Larry J.
Kosmont, Chairman and CEO, is nationally recognized and has been financially stable throughout the firm's history.
With decades of advisory services, Kosmont has assisted hundreds of public agencies in their quest for services and successful public private projects.
With reference to this assignment, Kosmont has previously worked with or is actively engaged in projects with several nearby cities including Seaside, Monterey, Salinas, and cities in Santa Cruz County too, to name a few. Therefore, Kosmont is well acquainted with the local and regional economic landscape of the City of Sand City. This deep understanding of the area positions us to mobilize quickly and deliver substantial value on this assignment. Kosmont is available and ready to integrate our established ability, strengths, seasoned experience, and hands-on approach to deliver the requested consulting services when called upon.
What sets Kosmont apart is our understanding of how economics relates to future project shaping, as well as our understanding of both the public and private sectors. Rather than just write reports, Kosmont believes in a comprehensive approach to advisory services that Analyzes, Strategizes, and Implements. A brief highlight of our services is as follows.
Economic Development Consulting Services
• Economic Development Strategies (EDSP/CEDS)
• Kosmont Retail Now!® Platform
• Special Districts (EIFD, CRIA, CRD, CFD)
• Downtown Revitalization
• Asset Management Plans
• Developer Selection RFQ/RFP & DDA/ENA
• Sustainable Economic Development
• ROPS & RDA Dissolution Advisory Services
Land Use/Zoning and Community Planning Services
• Development Opportunity Reserve (D.O.R.)®
• Sales Tax Assessment Revenue (STAR*)®
• Other Zoning & Implementation Strategies for
Economic Development
Kosmont’s Mission Statement is the pursuit of four pillars of strength: Innovation, Integrity, and Intelligence. We are on the cutting edge of products and services; we achieve financial success for our public and private sector clients, we are committed to community prosperity and quality of life, and our professional standards are of the highest caliber.
Kosmont also provides various integrated services through two independent and affiliated firms: Kosmont Realty (“KR”) and Kosmont Financial Services (“KFS”). KR is a full service and licensed real estate brokerage firm and KFS is a public finance firm providing financial advisory services, and is registered with the SEC.
Planning and Development Services
• Project Evaluation
• Project Financials & Pro-Forma Assessment
• Property Acquisition/Leasing
• Land Use/Entitlements
• Due Diligence Reports
Real Estate Economics & Financial Advisory Services
• Fiscal & Economic Impacts
• Project Economics, Highest & Best Use (HBU)
& Market Studies
• Public & Private Financing Structures
• Affordable Housing (Pro Forma, Housing
Element, Negotiations, Feasibility)
230
ATTACHMENT A
Kosmont Companies
2025 Public Agency Fee Schedule
Kosmont Companies
Mailing Address: 1601 N. Sepulveda Blvd., #382 (424) 297-1070 Physical Address: 2301 Rosecrans Ave, Ste. 4140 Manhattan Beach, CA 90266 www.kosmont.com El Segundo, CA 90245 Professional Services
President $425.00/hour
Sr. Vice President/Sr. Advisor/Sr. Managing Director $395.00/hour Vice President/Project Advisor $295.00/hour
Senior Project Analyst $205.00/hour
Project Analyst/Project Research $195.00/hour
Assistant Project Analyst/Assistant Project Manager $165.00/hour Project Promotion/Graphics/GIS Mapping Services $ 95.00/hour Clerical Support $ 80.00/hour
Additional Expenses
In addition to professional services (labor fees):
1) Out-of-pocket expenditures, such as travel and mileage, professional printing, and delivery charges for messenger and overnight packages will be charged at cost. 2) Project/Market data sources for support of evaluation and analysis e.g., ESRI, Placer.ai, CoStar/STR, IMPLAN, ParcelQuest and other based on quoted project cost. 3) If Kosmont retains Third Party Vendor(s) for Client (with Client’s advance approval), fees and cost will be billed to Client at 1.1X (times) fees and costs. 4) Consultant’s attendance or participation at any public meeting, whether such participation is in person, digital, video and/or telephonic (e.g., City Council, Planning Commission, Public Agency Board, other) requested by Client and are beyond those specifically identified in the Scope of Work will be billed at the professional services (hourly) fees as shown on this Attachment A. • Charges for Court/Deposition/Expert Witness-Related Appearances Court-related (non-preparation) activities, such as court appearances, depositions, mediation, arbitration, dispute resolution and other expert witness activities, will be charged at a court rate of 1.5 times scheduled rates, with a 4-hour minimum.
Rates Effective until December 31, 2025. For and during the term of the subject Agreement, the above referenced rates in each category will be increased, effective January 1, 2026, and annually thereafter, to reflect the adjustment in the CPI (U.S. Dept. of Labor, Bureau of Labor Statistics) All Cities Average Consumer Price Index for the prior year. As an example, the US City Average Consumer Price Index (CPI-U) for January 2025 was 317.671, representing a change of 3.0 percent over the index for January 2024.
231
Hexagon Transportation Consultants Proposal
ATTACHMENT
D
232
August 14, 2025
Ms. Teri Wissler Adam
EMC Planning Group
601 Abrego Street
Monterey, CA 93940
Re: Proposal to Prepare a Transportation Analysis for the General Plan Update for Sand City, CA.
Dear Ms. Adam:
Hexagon Transportation Consultants, Inc. is pleased to submit this proposal to prepare a Transportation Analysis for the General Plan Update for Sand City, CA. The amount of development proposed under the General Plan Update project is not finalized yet. At the time of this proposal, Hexagon understands that the additional development is around 192 residential units (above and beyond the Housing Element Update), and minimal commercial uses. If the proposed development changes considerably requiring scope changes, Hexagon will provide an additional service proposal to cover those items.
The tasks proposed in the scope are identified below.
1. Summary of Existing Roadway Characteristics. Hexagon will document existing roadway characteristics of major roadways within Sand City. This task does not include any roadway volume or speed data collection. as well as collision analysis.
2. Intersection LOS Analysis. Since the project description is not finalized yet, Hexagon preliminarily proposes to evaluate intersection LOS for 4 intersections. Hexagon will work with City staff to determine the study intersections.
New intersection turning movement counts will be collected at all 4 study intersections during the AM peak period (7-9 AM) and PM peak period (4-6 PM). Field observations will be conducted to ensure existing LOS matches observed field conditions.
3. Cumulative Condition LOS Analysis. Hexagon will forecast intersection traffic volumes under the proposed General Plan buildout scenario using the AMBAG travel demand forecast model. A without-project scenario will also be created. The with-project scenario will be compared to the without-project scenario to determine the effect of the proposed General Plan Update on intersection operations. Improvements will be identified in consultation with City staff.
4. VMT. Hexagon will utilize the AMBAG travel demand model to evaluate SB 743 VMT for the residential component of the project. It is assumed that the commercial component of the project will be minimal and can be screened from VMT evaluation. VMT mitigation, if needed, will be discussed.
5. Other CEQA Transportation Checklist Items. Hexagon will evaluate the project in relation to the CEQA Transportation checklist and provide our analysis in the report. 233
Ms. Teri Wissler Adam
August 14, 2025
6. Emerging Technology’s Effect on Transportation. Hexagon will provide a qualitative discussion on emerging technology’s effect on the transportation network. Hexagon will conduct light research as needed. The discussion will cite publications and research findings, instead of opinions from Hexagon.
7. Reports. Our findings and recommendations will be summarized in a draft memorandum.
Hexagon will respond to editorial comments on the draft and prepare a final memorandum.
8. Response to Public Comments. This task includes the budget for Hexagon staff to respond to VMT-related comments on the initial study/mitigated negative declaration.
Time of Performance
Barring any unforeseen delays, an administrative draft memorandum will be submitted approximately four weeks after (1) authorization to proceed, and (2) finalized project description.
The final report will be delivered one week after receipt of all review comments.
Cost of Services
The fee for the scope of services will be based on time and expenses up to a maximum budget of $25,000.
We appreciate your consideration of Hexagon Transportation Consultants for this assignment. If you have any questions, please do not hesitate to call.
Sincerely,
HEXAGON TRANSPORTATION CONSULTANTS, INC.
Ollie Zhou, T.E.
Vice President
234
WJV Acoustics Inc. Proposal
ATTACHMENT
E
235
Aviation Noise Studies ꞏ Community Noise ꞏ Architectural Acoustics ꞏ Environmental Noise Assessments 113 N. Church Street, Suite 203 ∙ Visalia, CA 93291∙ (559) 627-4923 1808 (Sand City GP Noise Element & EIR)
August 8, 2025
Ms. Kylie Pope
Associate Planner
EMC PLANNING GROUP INC.
601 Abrego Street
Monterey, California 93940
RE: SAND CITY NOISE ELEMENT, GENERAL PLAN UPDATE AND EIR Dear Ms. Pope:
Based upon our discussion and the information you have provided and a review of the City’s Request for Proposals, WJV Acoustics, Inc. (WJVA) is pleased to submit the following proposal to prepare a noise study for an updated Noise Element of the Sand City General Plan and associated EIR. Following is a summary of our proposed scope of services, fee, and schedule for completion.
Scope of Services:
1. Prepare an assessment of existing and future noise levels in the plan area as required by Government Code Section 65302(f). This will include state highways and major local streets, and local agricultural and commercial/industrial sources. It is assumed that traffic volume input data will be provided by other members of the project team. Aircraft noise exposure information (if applicable) will be obtained from existing documents.
2. Conduct noise monitoring to document existing ambient noise levels at representative locations within the plan area. Continuous ambient noise level monitoring will be conducted for a minimum of 24‐hours concurrently at up to two (2) representative locations using automated noise monitoring equipment. Additional short‐term sampling of ambient noise levels will be conducted at up to eight (8) additional sites. Noise measurements will be conducted using ANSI Type 1 (precision) sound level meters in terms of A‐weighted sound levels. Community noise survey monitoring sites will be selected by WJVA in coordination with the City and other members of the project team. 236
Ms. Kylie Pope
Associate Planner
EMC PLANNING GROUP INC.
August 8, 2025
1808 (Sand City GP Noise Element & EIR)
The information developed during the performance of this task will be used to prepare the setting (existing conditions) section of the CEQA documents being prepared by others for the project.
3. Review existing General Plan goals, policies and implementation measures related to noise, and recommend modifications/additions as may be appropriate. This will include a review of the existing Noise Element (2002) and other relevant documents. Provide ongoing project coordination with the project team as may be required.
4. Prepare a report that describes the noise assessment methodology, existing noise exposure conditions, future noise exposure conditions, and recommended policies and implementation measures of the Noise Element of the Updated General Plan.
5. Assist the project team with preparation of the noise section of CEQA documentation required for the Noise Element Update. Identify and discuss in general terms feasible noise mitigation measures to minimize potential significant project‐related noise impacts.
Respond to comments from the City and other interested parties and assist with preparation of the draft and final CEQA documents.
6. Respond to comments on the noise section of the Draft EIR. If required, and for an additional fee (based upon the attached fee schedule), attend meetings or hearings to answer questions pertaining to the noise analysis.
Fee:
WJVA proposes to provide the above‐described services for a total fee of $10,850, including expenses. Full payment for services rendered will be due upon delivery of the completed report. 237
Ms. Kylie Pope
Associate Planner
EMC PLANNING GROUP INC.
August 8, 2025
1808 (Sand City GP Noise Element & EIR)
Schedule For Completion:
Work will be scheduled for completion in compliance with the overall project schedule, assuming the timely receipt of project information (including the traffic study) and the notice to proceed.
We are looking forward to the possibility of working with you on this project. Please do not hesitate to contact me at (559) 627‐4923 or [email protected] if you have any questions or would like additional information.
Sincerely,
WJV ACOUSTICS, INC.
Walter J. Van Groningen
President
WJV:wjv
Enclosure: Fee Schedule
238
Aviation Noise Studies ꞏ Community Noise ꞏ Architectural Acoustics ꞏ Environmental Noise Assessments 113 N. Church Street, Suite 203 ∙ Visalia, CA 93291∙ (559) 627-4923 1808 (Sand City GP Noise Element & EIR)
FEE SCHEDULE
WJV Acoustics, Inc.
January 1, 2024
Labor: Time spent on behalf of a client is charged as follows:
Principal Consultant: $185/hour
Consultant: $160/hour
Technician: $95/hour
Clerical: $85/hour
Time spent includes travel to/from WJVA’s Visalia office.
A surcharge of 50% over the above rates will be charged for expert witness testimony.
Direct Charges: Direct charges include actual costs for travel, lodging, meals, mileage, equipment fees, computer services, printing and similar costs. Mileage is charged at the standard IRS rate.
Retainer: A retainer of up to 50% of the total fee may be required for new clients or jobs where initial expenses are anticipated to exceed $500.
Note: A Finance Charge of 1% per month, which is 12% per annum, may be charged on accounts not paid within 30 days of invoice.
239
Relevant Projects
ATTACHMENT
F
240
City of Carmel-by-the-Sea 6th Cycle Housing
Element Update, Safety Element Update, and
CEQA Compliance
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
2023 - 2024
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
Kailon Thompson, MS, Associate Planner
Kylie Pope, MSP, Associate Planner
CEQA TEAM
Teri Wissler Adam, Senior Principal
Janet Walther, MS, Principal Biologist
Shoshana Lutz, Senior Planner
EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com 241
EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com City of Guadalupe 2042 General 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
HOUSING TEAM GIS/GRAPHICS TEAM
Michael Groves, AICP, Senior Principal Matt Papurello, GIS/Graphics Technician
CEQA TEAM
Teri Wissler Adam, Senior Principal
Ron Sissem, MRP, Senior Principal
Shoshana Lutz, Senior Planner
Zane Mortensen, MS, Senior Planner
242
EMC PLANNING GROUP 601 Abrego Street, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com San Benito County 2035 General Plan Update
including the Safety Element and EIR
Location
County of San Benito
Client
County of San Benito
2301 Technology Parkway, 1st Floor
Hollister, CA 95023
(831) 637-5313
Year Completed
2015
Contact
Abraham Prado, Director of Planning and
Building Resource Management Agency
2301 Technology Parkway
Hollister, CA 95023
[email protected]
(831) 902-2273
Budget
$242,500.00
EMC Planning Group completed the San Benito County 2035 General Plan Update (includng the Safety Element) and associated EIR. Prior to hiring EMC Planning Group, the County of San Benito terminated its General Plan Update consultant team after completing and circulating the draft General Plan and draft EIR. The EMC Planning Group team was responsible for revisions to the draft General Plan consistent with the County Board of Supervisors’ policy direction and revisions to the draft EIR and preparation of a final EIR consistent with the updates to the draft General Plan.
EMC Planning Group also provided County staff support by preparing staff reports and resolutions, including CEQA findings of fact and a statement of overriding considerations. Important issues addressed in the General Plan Update and EIR include protection of agricultural land and rural identity while accommodating for economic and social growth; increased population growth projections and associated noise and traffic projections; new health and safety policies; and, additional land use mapping revisions.
EMC Assigned Staff
Michael Groves, AICP, Senior Principal/Principal-in-Charge 243
EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com City of Newman 6th Cycle Housing Element
Update and CEQA Compliance
Location
Newman, CA
Client
City of Newman
938 Fresno Street
Newman, CA 95360
(209) 862-3725
Contact
Michael Holland
City Manager
[email protected]
Year Completed
2024
Budget
Housing & Safety Element Updates
$276,150.00
IS/MND
$52,760.00 CEQA TEAM
Teri Wissler Adam, Senior Principal
Ron Sissem, MRP, Senior Principal
Janet Walther, MS, Senior Biologist
Zane Mortensen, MS, Associate Planner
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
Kailon Thompson, MS, Associate Planner
Kylie Pope, MSP, Associate Planner
244
Previous Projects Completed for the City of Sand City
ATTACHMENT
G
245
EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Sand City 6th Cycle Housing Element Update,
CEQA Compliance, 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
Year Completed
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
Kylie Pope, MSP, Associate Planner
CEQA TEAM -Teri Wissler Adam, Senior Principal
246
EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Sand City West End Parking Plan
Location
Sand City, CA
Client
City of Sand City
1 Pendergrass Way
Sand City, CA 93955
(831) 394-3054
Contact
Vibeke Norgaard, City Manager
(831) 394-6700
[email protected]
Project Duration
2020 - 2024
Budget
$120,488.00
EMC Planning Group prepared a parking plan to identify parking solutions that would accommodate anticipated land uses within the City’s West End District.
The project included an analysis of existing supply and demand, projected demand, planning specific parking locations to accommodate future demand, and suggested changes to the City’s code to etter accommodate parking in the West End District.
The adoped plan identified locations where additional parking could be provided through various means of infrastructure improvements. These parking improvements in each location were assigned a preliminary budget for eventual inclusion in the City’s Annual Capital Improvement Program (CIP) for City Council implementation.
EMC Assigned Staff
Michael J. Groves, AICP - President & Senior Principal/Principal-in-Charge EMC Assigned Staff (Retired)
Richard James, Senior Principal
Sally Rideout, EMPA - Principal
247
Sand City SB-1 Grant Funding Application and
Sustainable Transportation Plan Preparation,
and IS/MND
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]
Year Completed
2022
Budget
$185,000.00
EMC Planning Group retained by the City of Sand City to prepare a sustainable transportation plan. The firm also prepared a grant application for SB-1 funding, and the City was awarded a grant of $185,000 to prepare the plan. The Plan was designed to complete gaps in the circulation system for bicyclists, pedestrian, and the mobility-challenged, including improvements to transit access. The effort included on-the-ground evaluations, and outreach with the public, a citizen’s advisory committee, and transportation agencies.
EMC Planning Group also prepared an initial study and negative declaration for the Sand City Sustainable Transportation Plan. The analysis focused on the following construction-related impacts: air quality, noise, biological resources, and cultural resources. The initial study indicated that the proposed project had the potential to result in significant adverse environmental impacts. However, the mitigation measures identified in the initial study would reduce the impacts to a less than significant level.
EMC Assigned Staff
Michael J. Groves, AICP, Senior Principal
Janet Walther, MS, Principal Biologist
Stuart Poulter, AICP, MCRP, Senior Planner
Patrick Furtado, MS, Senior Biologist
Matthew Papurello, Assistant Planner, GIS & Graphics Technician
EMC PLANNING GROUP
248
EMC PLANNING GROUP 601 Abrego St, Monterey, CA 93940 • Tel: 831.649.1799 • www.emcplanning.com Sand City Vibrancy Plan
Location
Sand City, CA
Client
City of Sand City
1 Pendergrass Way
Sand City, CA 93955
Tel 831.394.3054
Year Completed
March 2016- June 2019
Budget
$226,000.00
EMC Assigned Staff
Michael Groves, AICP, Senior Principal
Stuart Poulter, AICP, MCRP, Principal Planner
Shoshana Lutz, Senior Planner
Award-winning Project: Economic Planning and Development Award of Merit, American Planning Association California Chapter, Northern Section (2020) EMC Planning Group prepared a vibrancy plan to guide how the City can transition it’s West End District warehousing and service commercial uses to one with a vibrant street life and destination uses. Enhanced vibrancy is promoted through encouraging mixed use development with active ground floor uses, enhancing walkability, promoting arts uses and affordable art spaces and housing, building upgrades, and a range of other actions. The plan included analyses of land use, economic development, displacement and housing affordability. The plan set forth a prioritized implementation strategy that includes short- and long-term projects and programs intended to guide a gradual transformation, with both public and private investment.
An extensive outreach and community involvement effort was conducted. A technical advisory committee was assembled that included land and business owners, residents, artists, and two City Council members. For three years, the City staffed a booth at the popular West End Celebration to publicize the effort and solicit pubic opinions. The City held a design workshop that drew 40 people (the City’s population was about 300 at the time). A variety of handson activities were hosted at a series of design tables, including a design-a-street exercise, preference surveys, and a backdrop on which to visualize gateway signs.
The public was kept informed with a dedicated web page and City newsletter articles. 249
EXHIBIT B
FEE SCHEDULE
250
Task
Senior
Principal Principal Principal Planner Senior Planner Associate Planner Reg. Prof. Archaeologist Principal Biologist Associate Biologist Graphics Production Manager Admin./ Production Billing Rate (Per Hour) $295.00 $275.00 $245.00 $225.00 $195.00 $145.00 $245.00 $185.00 $150.00 $165.00 $125.00Task 1 Project Management and Consultation 50 25 100 10 75 0 0 0 0 0 0 260 $63,000.00Task 2 Community Outreach Strategy (including dedicated project webpage) 10 10 25 50 50 0 0 0 16 0 35 196 $39,600.00Task 3 Existing Conditions Report 5 7 25 10 50 20 4 16 20 6 1 164 $32,480.00Task 4 Alternatives Development (including visioning workshops) 35 20 20 15 70 0 0 0 20 3 0 183 $41,245.00Task 5 Administrative Draft General Plan Update 5 5 10 0 15 0 0 0 8 3 0 46 $9,920.00Task 5.1 Administrative Draft Air Quality Element 5 5 15 60 5 0 0 0 6 4 0 100 $22,560.00Task 5.2 Administrative Draft Circulation & Public Facilities Element 15 10 40 5 55 0 0 0 25 10 0 160 $34,225.00Task 5.3 Administrative Draft Conservation Element 10 5 15 0 20 10 50 20 16 7 0 153 $32,855.00Task 5.4 Administrative Draft Environmental Justice Policies and Programs 10 8 18 0 25 0 0 0 0 4 0 65 $15,095.00Task 5.5 Administrative Draft Land Use Element 20 15 30 15 80 0 0 0 24 10 0 194 $41,600.00Task 5.6 Administrative Draft Noise Element 15 0 10 80 0 0 0 0 12 10 0 127 $28,325.00Task 5.7 Administrative Draft Open Space Element 20 5 15 0 80 0 0 0 20 10 0 150 $31,200.00Task 5.8 Administrative Draft Safety Element 20 10 46 20 50 0 0 0 20 10 0 176 $38,820.00Task 6.1 Public Review Draft General Plan 35 5 25 20 120 0 0 0 25 24 0 254 $53,435.00Task 6.2 Public Hearings – City Council and the Community 20 0 15 0 20 0 0 0 15 3 4 77 $16,720.00Task 7.1 Notice of Preparation 2 0 0 8 0 0 0 0 0 0 2 12 $2,640.00Task 7.2 Tribal Consultation 2 0 0 0 0 4 0 0 0 0 2 8 $1,420.00Task 7.3 Administrative Draft EIR 32 0 0 226 72 38 17 36 16 8 2 447 $94,635.00Task 7.4 Public Review Draft Program EIR, Noticing and Distribution 4 0 0 24 8 0 0 0 1 0 2 39 $8,540.00Task 7.5 Administrative Final Program EIR 8 0 0 40 0 2 4 4 0 8 8 74 $15,690.00Task 7.6 Final Program EIR and MMRP 4 0 0 8 0 0 0 0 0 4 2 18 $3,890.00Task 7.7 CEQA Findings and SOC 4 0 0 24 0 0 0 0 0 0 1 29 $6,705.00Task 7.8 Public Hearings 5 0 0 10 0 0 0 0 0 0 1 16 $3,850.00Task 7.9 Notice of Determination 1 0 0 0 0 0 0 0 0 0 1 2 $420.00Task 8 Final Draft General Plan 25 5 30 10 10 0 0 0 20 16 4 120 $26,440.00Subtotal (Hours) 362 135 439 635 805 74 75 76 264 140 65 Total Hours Total Cost Subtotal (Cost) $106,790.00 $37,125.00 $107,555.00 $142,875.00 $156,975.00 $10,730.00 $18,375.00 $14,060.00 $39,600.00 $23,100.00 $8,125.00 3,070 $665,310.00 Additional Costs
Additional Production and Graphic Costs (Final Document Design)Travel Costs (Workshops and On-site Meetings/Outreach)Postal/DeliverablesMiscellaneousAdministrative Overhead 15%Total Subconsultant Fees
Hexagon Transportation Consultants (GP Update and EIR)WJV Acoustics (GP Update and EIR)ELS ( GP Update Visioning)Kosmont Companies (GP Update Economics & Real Estate Policy/Program Development)Subconsultant Overhead 15%Total Total Costs
Suggested Contingency
Contingency 15%Total
Total costs including contingency
Optional Task
Environmental Justice ElementTotal $30,600.00
$1,200.00
$118,486.88
$908,399.38
$789,912.50
$30,600.00
$5,000.00$2,000.00
$500.00
$118,486.88
NOTE: If a program level EIR is determined to not be necessary and an IS/MND is, instead prepared, there will be a cost savings.
City of Sand City General Plan Update
EMC Planning Group Inc.
Total Hours Total Cost
$25,000.00$10,850.00$15,052.50
$115,402.50
$39,500.00$25,000.00
$500.00
$9,200.00
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ATTACHMENT A
Kosmont Companies
2025 Public Agency Fee Schedule
Kosmont Companies
Mailing Address: 1601 N. Sepulveda Blvd., #382 (424) 297-1070 Physical Address: 2301 Rosecrans Ave, Ste. 4140 Manhattan Beach, CA 90266 www.kosmont.com El Segundo, CA 90245 Professional Services
President $425.00/hour
Sr. Vice President/Sr. Advisor/Sr. Managing Director $395.00/hour Vice President/Project Advisor $295.00/hour
Senior Project Analyst $205.00/hour
Project Analyst/Project Research $195.00/hour
Assistant Project Analyst/Assistant Project Manager $165.00/hour Project Promotion/Graphics/GIS Mapping Services $ 95.00/hour Clerical Support $ 80.00/hour
Additional Expenses
In addition to professional services (labor fees):
1) Out-of-pocket expenditures, such as travel and mileage, professional printing, and delivery charges for messenger and overnight packages will be charged at cost. 2) Project/Market data sources for support of evaluation and analysis e.g., ESRI, Placer.ai, CoStar/STR, IMPLAN, ParcelQuest and other based on quoted project cost. 3) If Kosmont retains Third Party Vendor(s) for Client (with Client’s advance approval), fees and cost will be billed to Client at 1.1X (times) fees and costs. 4) Consultant’s attendance or participation at any public meeting, whether such participation is in person, digital, video and/or telephonic (e.g., City Council, Planning Commission, Public Agency Board, other) requested by Client and are beyond those specifically identified in the Scope of Work will be billed at the professional services (hourly) fees as shown on this Attachment A. • Charges for Court/Deposition/Expert Witness-Related Appearances Court-related (non-preparation) activities, such as court appearances, depositions, mediation, arbitration, dispute resolution and other expert witness activities, will be charged at a court rate of 1.5 times scheduled rates, with a 4-hour minimum.
Rates Effective until December 31, 2025. For and during the term of the subject Agreement, the above referenced rates in each category will be increased, effective January 1, 2026, and annually thereafter, to reflect the adjustment in the CPI (U.S. Dept. of Labor, Bureau of Labor Statistics) All Cities Average Consumer Price Index for the prior year. As an example, the US City Average Consumer Price Index (CPI-U) for January 2025 was 317.671, representing a change of 3.0 percent over the index for January 2024.
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Aviation Noise Studies ꞏ Community Noise ꞏ Architectural Acoustics ꞏ Environmental Noise Assessments 113 N. Church Street, Suite 203 ∙ Visalia, CA 93291∙ (559) 627-4923 1808 (Sand City GP Noise Element & EIR)
FEE SCHEDULE
WJV Acoustics, Inc.
January 1, 2024
Labor: Time spent on behalf of a client is charged as follows:
Principal Consultant: $185/hour
Consultant: $160/hour
Technician: $95/hour
Clerical: $85/hour
Time spent includes travel to/from WJVA’s Visalia office.
A surcharge of 50% over the above rates will be charged for expert witness testimony.
Direct Charges: Direct charges include actual costs for travel, lodging, meals, mileage, equipment fees, computer services, printing and similar costs. Mileage is charged at the standard IRS rate.
Retainer: A retainer of up to 50% of the total fee may be required for new clients or jobs where initial expenses are anticipated to exceed $500.
Note: A Finance Charge of 1% per month, which is 12% per annum, may be charged on accounts not paid within 30 days of invoice.
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EXHIBIT C
INSURANCE REQUIREMENTS
Without limiting CONSULTANT’s indemnification of CITY, and prior to commencement of Work, CONSULTANT shall obtain, provide and maintain at its own expense during the term of this AGREEMENT, policies of insurance of the type and amounts described below and, in a form, satisfactory to CITY.
General liability insurance. CONSULTANT shall maintain commercial general liability insurance with coverage at least as broad as Insurance Services Office form CG 00 01, in an amount not less than $1,000,000 per occurrence, $2,000,000 general aggregate, for bodily injury, personal injury, and property damage. The policy must include contractual liability that has not been amended. Any endorsement restricting standard ISO “insured contract” language will not be accepted.
Automobile liability insurance. CONSULTANT shall maintain automobile insurance at least as broad as Insurance Services Office form CA 00 01 covering bodily injury and property damage for all activities of the Consultant arising out of or in connection with Work to be performed under this AGREEMENT, including coverage for any owned, hired, non-owned or rented vehicles, in an amount not less than $1,000,000 combined single limit for each accident.
Professional liability (errors & omissions) insurance. CONSULTANT shall maintain professional liability insurance that covers the Services to be performed in connection with this AGREEMENT, in the minimum amount of $1,000,000 per claim and in the aggregate. Any policy inception date, continuity date, or retroactive date must be before the effective date of this AGREEMENT and CONSULTANT agrees to maintain continuous coverage through a period no less than three (3) years after completion of the services required by this AGREEMENT.
Workers’ compensation insurance. CONSULTANT shall maintain Workers’ Compensation Insurance (Statutory Limits) and Employer’s Liability Insurance (with limits of at least $1,000,000).
CONSULTANT shall submit to CITY, along with the certificate of insurance, a Waiver of Subrogation endorsement in favor of CITY, its officers, agents, employees and volunteers.
Umbrella or excess liability insurance. [Optional depending on limits required].
CONSULTANT shall obtain and maintain an umbrella or excess liability insurance policy with limits that will provide bodily injury, personal injury and property damage liability coverage at least as broad as the primary coverages set forth above, including commercial general liability, automobile liability, and employer’s liability. Such policy or policies shall include the following terms and conditions:
254
• A drop down feature requiring the policy to respond if any primary insurance that would otherwise have applied proves to be uncollectible in whole or in part for any reason;
• Pay on behalf of wording as opposed to reimbursement; • Concurrency of effective dates with primary policies; • Policies shall “follow form” to the underlying primary policies; and • Insureds under primary policies shall also be insureds under the umbrella or excess policies.
Other provisions or requirements
Proof of insurance. CONSULTANT shall provide certificates of insurance to CITY as evidence of the insurance coverage required herein, along with a waiver of subrogation endorsement for workers’ compensation. Insurance certificates and endorsements must be approved by City’s Risk Manager prior to commencement of performance. Current certification of insurance shall be kept on file with CITY at all times during the term of this contract. CITY reserves the right to require complete, certified copies of all required insurance policies, at any time.
Duration of coverage. CONSULTANT shall procure and maintain for the duration of the contract insurance against claims for injuries to persons or damages to property, which may arise from or in connection with the performance of the Work hereunder by CONSULTANT, his agents, representatives, employees or subconsultants.
Primary/noncontributing. Coverage provided by CONSULTANT shall be primary and any insurance or self-insurance procured or maintained by CITY shall not be required to contribute with it. The limits of insurance required herein 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 non-contributory basis for the benefit of CITY before the CITY’s own insurance or self-insurance shall be called upon to protect it as a named insured.
City’s rights of enforcement. In the event any policy of insurance required under this AGREEMENT does not comply with these specifications or is canceled and not replaced, CITY has the right but not the duty to obtain the insurance it deems necessary and any premium paid by CITY will be promptly reimbursed by CONSULTANT or CITY will withhold amounts sufficient to pay premium from CONSULTANT payments. In the alternative, CITY may cancel this AGREEMENT.
Acceptable insurers. All insurance policies shall be issued by an insurance company currently authorized by the Insurance Commissioner to transact business of insurance or is on the List of Approved Surplus Line Insurers in the State of California, with an assigned policyholders’ Rating of A- (or higher) and Financial Size Category Class VI (or larger) in accordance with the latest edition of Best’s Key Rating Guide, unless otherwise approved by the Administrative Services Manager. 255
Waiver of subrogation. All insurance coverage maintained or procured pursuant to this Agreement shall be endorsed to waive subrogation against CITY, its elected or appointed officers, agents, officials, employees and volunteers or shall specifically allow CONSULTANT or others providing insurance evidence in compliance with these specifications to waive their right of recovery prior to a loss. CONSULTANT hereby waives its own right of recovery against CITY, and shall require similar written express waivers and insurance clauses from each of its subconsultants.
Enforcement of contract provisions (non estoppel). CONSULTANT acknowledges and agrees that any actual or alleged failure on the part of the CITY to inform CONSULTANT of non-compliance with any requirement imposes no additional obligations on the CITY nor does it waive any rights hereunder.
Requirements not limiting. Requirements of specific coverage features or limits contained in this Section are not intended as a limitation on coverage, limits or other requirements, or a waiver of any coverage normally provided by any insurance. Specific reference to a given coverage feature is for purposes of clarification only as it pertains to a given issue and is not intended by any party or insured to be all inclusive, or to the exclusion of other coverage, or a waiver of any type. If the Consultant maintains higher limits than the minimums shown above, the CITY requires and shall be entitled to coverage for the higher limits maintained by the Consultant. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the CITY.
Notice of cancellation. Consultant agrees to oblige its insurance agent or broker and insurers to provide to CITY with a thirty (30) day notice of cancellation (except for nonpayment for which a ten (10) day notice is required) or nonrenewal of coverage for each required coverage.
Additional insured status. General liability policies shall provide or be endorsed to provide that CITY and its officers, officials, employees, and agents, and volunteers shall be additional insureds under such policies. This provision shall also apply to any excess/umbrella liability policies.
Prohibition of undisclosed coverage limitations. None of the coverages required herein will be in compliance with these requirements if they include any limiting endorsement of any kind that has not been first submitted to CITY and approved of in writing.
Separation of insureds. A severability of interests provision must apply for all additional insureds ensuring that Consultant’s insurance shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the insurer’s limits of liability. The policy(ies) shall not contain any cross-liability exclusions.
Pass through clause. CONSULTANT agrees to ensure that its subconsultants, subcontractors, and any other party involved with the project who is brought onto or 256
involved in the project by CONSULTANT, provide the same minimum insurance coverage and endorsements required of CONSULTANT. CONSULTANT agrees to monitor and review all such coverage and assumes all responsibility for ensuring that such coverage is provided in conformity with the requirements of this section.
CONSULTANT agrees that upon request, all Agreements with consultants, subcontractors, and others engaged in the project will be submitted to CITY for review.
City’s right to revise specifications. The CITY reserves the right at any time during the term of the contract to change the amounts and types of insurance required by giving the CONSULTANT ninety (90) days advance written notice of such change. If such change results in substantial additional cost to the CONSULTANT, the CITY and CONSULTANT may renegotiate CONSULTANT’s compensation.
Self-insured retentions. Any self-insured retentions must be declared to and approved by CITY. CITY reserves the right to require that self-insured retentions be eliminated, lowered, or replaced by a deductible. Self-insurance will not be considered to comply with these specifications unless approved by CITY.
Timely notice of claims. CONSULTANT shall give CITY prompt and timely notice of claims made or suits instituted that arise out of or result from CONSULTANT’s performance under this AGREEMENT, and that involve or may involve coverage under any of the required liability policies.
Additional insurance. CONSULTANT shall also procure and maintain, at its own cost and expense, any additional kinds of insurance, which in its own judgment may be necessary for its proper protection and prosecution of the work. 257