Att A- PlaceWorks Proposal — Signal Hill City Council, November 12, 2024

CITY OF SIGNAL HILL • MAY 23, 2024 - REVISED OCTOBER 23, 2024 Economic Analysis and Land Use Study
for Three Proposed Opportunity Areas

PLACEWORKS.COM
SUBMITTED TO:

CITY OF SIGNAL HILL
Colleen T. Doan
Community Development Director
2175 Cherry Avenue
Signal Hill, CA 90755
562.989.7341 | [email protected]
SUBMITTED BY:

PLACEWORKS
Suzanne Schwab, AICP
Associate Principal
3 MacArthur Place, Suite 1100
Santa Ana CA 92707
714.966.9220 | [email protected]
WITH:

P11

FUSCOE ENGINEERING
MAY 23, 2024 | REVISED OCTOBER 2024
City of Signal Hill
Economic Analysis and Land Use Study
for Three Proposed Opportunity Areas

3 MacArthur Place, Suite 1100 | Santa Ana, California 92707 | 714.966.9220 | PlaceWorks.com May 23, 2024
Colleen T. Doan
Community Development Director

CITY OF SIGNAL HILL
Community Development Department
2175 Cherry Avenue
Signal Hill, CA 90755
Subject: Proposal to the City of Signal Hill for the Preparation of an Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas
Dear Colleen Doan:

PlaceWorks has been helping cities create feasible and visionary plans for decades. We are excited for the opportunity to apply our expertise for the City of Signal Hill. The balance between economic realities and community aspirations can be difficult. To accomplish your goals and objectives for the three Opportunity Study Areas we have pulled together an experienced team, including our in house economic, planning, and community outreach experts, and partnered with Fuscoe to assist with infrastructure and P11 for real estate marketing. Our team knows how to think big yet build flexibility into plans and standards so that change can occur incrementally along with market conditions.

Recent projects in the City such as the Housing Element update and Civic Center Master Plan have set the stage for the next phase of future planning for other areas of the City. The market study, land use plans for the Opportunity Areas, and selected zoning tool for implementation will set the foundation for the upcoming General Plan update.

Identifying a downtown area and then incentivizing change will take time. Our proposal thoughtfully lays out a path to foster economic development, build community support, and help the City to achieve its objectives.

This proposal shall remain valid for 180 days from the date of submittal. As a Principal, Karen Gulley is authorized to bind the team to the contents of this submittal and to negotiate contracts on behalf of PlaceWorks. Please contact Suzanne Schwab or Karen Gullley with any questions.

We look forward to your response.

Respectfully submitted,

PLACEWORKS
Suzanne Schwab, AICP Karen Gulley
Associate Principal Managing Principal, Design
714.966.9220 x2323 | [email protected] 714.966.9220 x2347 | [email protected] 14 ATTACHMENT 2

REQUIRED FORMS

CERTIFICATION OF PROPOSAL TO THE CITY OF SIGNAL HILL

1. The undersigned hereby submits its proposal and, by doing so, agrees to furnish services to the City in accordance with the Request for Proposal (RFP), _____________, and to be bound by the terms and conditions of the RFP.

2. This firm has carefully reviewed its proposal and understands and agrees that the City is not responsible for any errors or omissions on the part of the Respondent and that the Respondent is responsible for them.

3. It is understood and agreed that the City reserves the right to accept or reject any or all proposals and to waive any informality or irregularity in any proposal received by the City.

4. The proposal includes all of the commentary, figures and data required by the Request for Proposal, dated __________________, including any addenda issued thereafter.

5. This firm has carefully read and fully understands all of the terms and conditions of the RFP.

6. The proposal shall be valid for 180 days from the date submitted to the City.

Name of Firm: _________________________________________ By:
(Authorized Signature)
Type Name: __________________________________________
Title: ________________________________________________ Date: ________________________________________________
Signal Hill
Opportunity Areas
March 28, 2024
PlaceWorks
Karen Gulley
Managing Principal, Design
May 22, 2024
Proposal for Services • PLACEWORKS iii

CONTENTS
SCOPE OF SERVICES 1
Project Understanding 1
Keys to Success....................................................................................... 3 Scope of Work 4
Task 1. Project Kick-off and Economic Analysis...................................... 4 Task 2. Community and Stakeholder Outreach...................................... 5 Task 3. Public Infrastructure Improvements.......................................... 7 Task 4. Fiscal Analysis.............................................................................. 9 Task 5. CEQA Advisor............................................................................ 10 Task 6. Comprehensive Land Use Plan ................................................. 10 Task 7. District Naming and Branding................................................... 12 Task 8. Project Management and Coordination................................... 13 Post-Project: Direct Marketing to Development Partners .................. 13 Post-Project: Adoption and CEQA Documentation ............................. 14 Contingency.......................................................................................... 14 TECHNICAL SPECIFICATIONS 17
Company Background and Qualifications . . . . . . . . . . . . . . . .17 Our Team’s Key Strengths..................................................................... 17 Team Organization 20
Subconsultants 21
Staff Experience . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21 Detailed Project Experience 25
References 43
TIMELINE 47
BUDGET 51
Cost Proposal 51
PlaceWorks - 2024 Fee Schedule 52
APPENDIX A-1
Resumes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-1 iv
Contents
CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas This page intentionally left blank.

SCOPE OF SERVICES

Proposal for Services • PLACEWORKS 1

SCOPE OF SERVICES
Project Understanding
The City of Signal Hill is a tight-knit community that enjoys its hilltop perch overlooking the coastline and cities below. The City is celebrating its Centennial year, which also coincides with a renewed effort to lay the groundwork for the next stage of revitalization and redevelopment of the historic oil field lands and heavy industrial uses north of Willow Street to an environmentally compatible mix of housing, commercial, aerospace, R&D, and other high-tech industries. Although this transformation was envisioned many years ago in the General Plan, much has changed in the manufacturing, retail, and office markets.

In addition, the push by the state to identify suitable sites for more housing within the City has necessitated the identification of sites north of Willow. The recently certified Housing Element sets the stage for land planning, site design, and new zoning regulations to implement the redevelopment of 3 Opportunity Areas. The City and oil producers will work together (as in the past) to coordinate the decommissioning and environmental remediation that needs to occur to prepare certain sites for residential and other uses.

The opportunity areas are located within the City’s Central Neighborhood, a critical part of the economic engine of the City. Yet, this area lacks improvements to roadways, sidewalks, streetlights, and other infrastructure that will be needed to support new development.

Surrounding the opportunity areas are signs of regeneration - adaptive reuse of industrial buildings, retail spaces combined with manufacturing and service businesses, and upgrades to small-scale office buildings.

There are opportunities to build off key assets adjacent to the area, but within the City of Long Beach, including Long Beach Memorial Hospital and associated health-related businesses to the west; Willow Springs Park and Farm Lot 59, and recent development that includes an aerospace company at Orange Avenue and Spring Street. And of course, the success of the City’s Town Center retail developments below Willow Street provides a strong foundation for something special to happen in any one or perhaps all three of the opportunity areas.

Although Signal Hills is only 2.2 square miles, it is within a much larger market area with a strong and stable job base. The city lies in a complex market area for retaining, growing, and attracting businesses. Office and industrial businesses in the city are part of the larger office and industrial district surrounding Long Beach Airport. There are medical services businesses in Signal Hill, yet the anchor for these, Long Beach Medical Center, lies just beyond the city boundary. And though the 2 Scope of Services
CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas city has several strong national retail anchors, they are not all located together in one central place.

Yet there are also opportunities among this complexity. The existing Costco and other Town Center East retailers already serve as an anchor attracting customers from well beyond the city to the center of Signal Hill. Even though there is another Costco four miles away in Lakewood, one must go as far as Orange County to the east or Torrance to the west to reach another Costco. Furthermore, the closest central-place or downtown-type commercial districts are Bixby Knolls, the Exchange, the 4th Street Corridor and 2nd Street. It would appear that there is an opportunity to attract consumer spending from the large area to support a walkable, park-once, experienced-oriented downtown place in Signal Hill. However, the planning should seek to differentiate the new Signal Hill downtown from these other regional districts and do so at a scale that is appropriate to the desires of residents and to the market potential.

Key to this is, of course, having people out and about in the new downtown area, conveying an image of a place that is alive and vibrant.

Thus, housing within walking distance will be a critical component. It is often erroneously assumed that mixed-use buildings and higher density housing are important for providing spending to support downtown businesses. The reality is that the vast majority of money spent in a walkable downtown district comes from customers who drive to the district. The real value of housing in or adjacent to a downtown district is providing people who regularly walk in and through the downtown area.

Finally, successful downtown-type districts offer more than just shopping. Instead, they are a place for people to socialize. Indeed, the activities and experiences that draw people to a downtown are usually more important than any material need they may purchase. Thus, the land use plan must accommodate not only buildings and businesses but must also foster an attractive and enticing public realm and provide spaces and places for people to congregate and socialize.

This all costs money, of course. This project must seek to balance the cost of creating a vibrant public realm with the financial incentive to attract investment in new development and do so in a way that is fiscally positive for the City.

In support of the City’s Opportunity Study Areas Objectives we have also identified the following keys to success for this project:
“PlaceWorks has proven
its ability to over deliver on
quality while staying on
schedule and within budget.

I heartily recommend
PlaceWorks for any work
that requires creative, yet
realistic, land use and design
skills; an ability to generate
consensus and enthusiasm
among the general public,
key stakeholders, and
city leadership; and a
commitment to the client’s
goals and objectives. Please
feel free to contact me if you
have additional questions
about the project or
PlaceWorks.”
— Steven A. Mendoza
former City of Los Alamitos Planning
Director (now with City of Santa Ana)
3 Scope of Services
Proposal for Services • PLACEWORKS
Keys to Success
• Find the right balance between flexibility and design/development control most likely with Overlay Zone(s) or another zoning tool.
• Explore the range of possibilities, so that each opportunity area achieves its full potential and benefits surrounding uses.
• Offer opportunities for community involvement that are engaging and meaningful. • Coordinate with property owners and the development community to create trust and establish partners to implement the vision of this project.
• Identify economic feasibility of land use changes and incentives for future development. • Keep the momentum going, after this project continue with CEQA evaluation and marketing efforts to ensure the new tools are in place for change to occur. 4 Scope of Services
CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas Scope of Work
Task 1. Project Kick-off and Economic Analysis

1.1 Project Kick-off Meeting
To kick off the project, our team will meet with an interdepartmental group of City staff to discuss the overall scope for the Opportunity Study Areas. It is anticipated that this group will continue to work closely with our team to assist with data collection and community outreach.

PlaceWorks will develop the kick-off meeting agenda with City Planning staff to include the project’s goals, objectives, tasks, and timeline.

1.2 Economic Analysis
PlaceWorks will prepare a comprehensive economic analysis to quantify both the unmet demand existing in the area and the potential to develop a destination that attracts visitors from a larger area and create new demand. We will build on existing studies and analyses to quantify regional market demand, assess the potential to capture regional demand for the opportunity sites, and identify strategies and action to realize the demand in new development.

The economic analysis will cover:
• Market potential for retail uses, defined broadly to include shopping, personal services, dining, entertainment, and recreation. • Market-supportable building space for retail uses—again, defined broadly.
• Regional growth and demand for office-based and light-industrial/flexindustrial-based businesses, with a specific assessment for medical office and research and development businesses.
• Market-supportable building space for general/professional offices, medical offices, and light/flex industrial space.
• Market demand for hotels for business and leisure travel and the number of hotels and hotel rooms.
• Regional growth and demand for residential development by product type and price point, including market-rate and below-market-rate housing.
• Lifestyle segmentation to identify target types of retail businesses and activities that land use planning should accommodate to capitalize on synergy between business growth and housing/residential growth.

PlaceWorks will use a wide variety of publicly available data sets as well as proprietary data from Claritas, Esri Business Analyst, and Smith Travel Research. In addition, we will conduct interviews (covered under Task

2.1) with businesses, brokers, developers, and other stakeholders.

The economic analysis will provide a range of demand for each land use type to inform the land use planning process. The analysis will identify “In addition to demonstrating
a clear understanding of
the perspectives of both
clients and the challenges
of the area, they brought
a unique combination of
public policy knowledge
and private development
expertise. Their commitment
to two very different clients
is reflected in the quality of
work throughout the process,
timely responses, and
customized solutions. They
worked efficiently and kept
the deadlines that were set.

I would highly recommend
their services.”
— Chares Kovac
formerly with City of Fullerton
5 Scope of Services
Proposal for Services • PLACEWORKS
potential funding sources and assess the opportunities for funding and financing mechanisms, such as enhanced infrastructure financing districts and business improvement districts. It will also identify strategies and incentives to promote desired types of development, including lot consolidation, redevelopment, public realm improvements and other community benefits.

PlaceWorks will collaborate with City staff during the preparation of the economic analysis. We will provide a draft economic analysis report. We will review the draft report in an in-person meeting with City staff and finalize the economic analysis report based on the direction received from the review meeting and one round of consolidated comments.

Finally, PlaceWorks will provide digital copies of charts and other graphics in the report for the City to use in subsequent presentations and in future marketing collateral and developer outreach.

Deliverable(s):
» Draft Economic Analysis Report
» One review meeting with City staff
» Final economic analysis report
Task 2. Community and Stakeholder Outreach

2.1 Stakeholder Interviews
Our objective is to craft standards and guidelines for future, feasible, development. One of the best ways we can ensure that the standards will achieve this objective is to talk to developers and property owners who have current work or interest in the area. In coordination with the City, we will identify the list of stakeholders to interview. Via Zoom or a phone call, we will interview stakeholders for their input on residential, commercial, and mixed-use building types, densities, and other approval requirements or regulations that would incentivize development for the Opportunity Study Areas. In addition to developers, the list of stakeholders should include property owners; the Chamber of Commerce; and other local business operators, including Signal Hill Oil.

We want to understand the perspective and concerns about future development from the owner/operator group while beginning to build a relationship with them.

2.2 Community Study Session
In addition to the Decision Maker Study Session described in Task 2.5 below, PlaceWorks will facilitate an initial Community Study Session along with Planning Commission and/or City Council. The purpose of this study session will be to share information about the OSA project, gather input for the vision, project branding, ideas for placemaking, and study area boundaries. Our team will create and present a PowerPoint show summarizing the project and engage the community 6 Scope of Services
CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas and decision makers in a series of questions to gather input for the future land uses to be included the OSAs.

2.3 Digital Content and Outreach Materials
To support our outreach efforts this task includes time for the PlaceWorks team to create materials to support the pop-up events, such as posters, flyers, and other presentation materials. We will use branding that P11 will create in Task 7; for materials created before that, we will use the City logo or seal. Reimbursable expenses have been allocated in the budget for printing. Keeping the community up to date on the project is important. In addition to in-person materials, we can also use time in this task to support drafting language for the City to use for its website and social media. We will coordinate with P11 for content to ensure that the project has a consistent look and messaging.

2.4 Vision
Informed by an initial Planning Commission/City Council Study session or other community events and stakeholder/developer interviews (Tasks 2.1 and 2.2), the PlaceWorks team will draft a community-led Vision Statement for the Opportunity Study Areas. PlaceWorks will design a final product that will be graphically interesting with photos and other imagery so that readers can visualize future possibilities. Since the Vision is the foundation for future revitalization and development, it will be shared with the community online and at pop-up event #2 for comment.

We recommend it go to City decision makers for approval at the study session (Task 2.5) before commencement of Task 6.

2.5 Decision Maker Study Session
During milestones such as confirming the Vision Statement and selection of a preferred plan, the PlaceWorks team recommends a study session with Planning Commission and/or City Council. We have budgeted for participation in two separate study sessions (see Task 2.2). Our team will create and present a PowerPoint show summarizing work to date, community outreach, and confirming the Vision, project boundaries, and preferred land use plan from Task 6. If staff feels that this study session would be better suited during another phase of the project, we are open to aligning it with the milestone that works best for the City.

Task 2.2 is an initial Community Study Session, therefore we suggest that this Study Session be used to present the final OSA Overlay Zone(s) and recap the project, this could be in advance of kicking off CEQA to confirm the project or could be reserved for a hearing along side the future CEQA phase.

2.6 Outreach Summary
The outreach phase of this project is critical, and documenting the input gathered to inform Task 6 will be a great way to show the community P11.com

DIGITAL EXPERIENCES
CUSTOM

WEBSITES

MULTI-FAMILY

WEBSITES

INTERACTIVE

PRESENTATIONS

INTERACTIVE

FLOOR PLANS

VISION & POSITIONING

LOGO IDENTITY

COLLATERAL

ILLUSTRATION

RENDERINGS

SIGNAGE

PHOTOGRAPHY & VIDEO

BRAND DEVELOPMENT

WEBSITES

SEO & DIGITAL ADVERTISING

AUGMENTED REALITY

SOCIAL MEDIA

MEDIA & REPUTATION

EMAIL MARKETING

INTERACTIVE FLOOR PLANS

INTERACTIVE PRESENTATIONS

SEARCH ENGINE OPTIMIZATION

VISION & POSITIONING

LOGO IDENTITY

COLLATERAL

ILLUSTRATION

RENDERINGS

SIGNAGE

PHOTOGRAPHY & VIDEO

BRAND DEVELOPMENT

WEBSITES

SEO & DIGITAL ADVERTISING

AUGMENTED REALITY

SOCIAL MEDIA

MEDIA & REPUTATION

EMAIL MARKETING

INTERACTIVE FLOOR PLANS

INTERACTIVE PRESENTATIONS

SEARCH ENGINE OPTIMIZATION

VISION & POSITIONING

LOGO IDENTITY

COLLATERAL

ILLUSTRATION

RENDERINGS

SIGNAGE

PHOTOGRAPHY & VIDEO

BRAND DEVELOPMENT

WEBSITES

SEO & DIGITAL ADVERTISING

AUGMENTED REALITY

SOCIAL MEDIA

MEDIA & REPUTATION

EMAIL MARKETING

INTERACTIVE FLOOR PLANS

INTERACTIVE PRESENTATIONS

SEARCH ENGINE OPTIMIZATION
Discover the rhythm of better design and content, plus
dynamic integration for highly effective and responsive consumer engagement.
7 Scope of Services
Proposal for Services • PLACEWORKS
and decision makers that we have listened. In this task, time has been allocated to compile and summarize all outreach activities and ideas collected throughout Task 2, including pop-up events, on-line input, stakeholder interviews, and study session comments. Ideally, this summary would be posted on the City’s website so it could easily be accessed by the community.

Deliverable(s):
» Up to 10 stakeholder interviews, could be individuals or small groups; list of questions; and meeting notes.
» Outreach materials and digital content.
» 1 formatted draft vision statement with 1 round of edits and 1 final version.
» Preparation and participation in 2 Planning Commission and/or City Council Study Session, including PowerPoint slides.
» Outreach Summary with 1 round of edits, 1 clean final version to post on City website, share with General Plan consultant, and City decision makers.

Task 3. Public Infrastructure Improvements
Fuscoe will lead this task by providing infrastructure analysis of the three proposed opportunity sites, including drainage, water, and sewer systems and recommendations for improvements. PlaceWorks will support the effort by identifying funding strategies.

3.1 Existing Conditions Infrastructure Evaluation
Ideally the project team will have access to existing GIS data related to storm drain, water, and sewer utility systems supporting the three proposed opportunity sites. If GIS data is not available, we will request maps from Public Works for the necessary data. In this task the team will also request and review any master plans related to drainage/flood control, water, and sewer systems or regional studies, potholing, or system evaluations. Fuscoe will coordinate with Public Works staff to identify any known issues related to capacity, maintenance, or other items such as localized flooding, etc. for the systems serving the three proposed opportunity areas. Lastly, Fuscoe will identify any existing water quality measure in place associated with the three opportunity areas. This work will be documented in a brief memorandum summarizing the existing infrastructure systems, including a utility exhibit for each opportunity area.

3.2 Proposed Condition Infrastructure Evaluation
In coordination with PlaceWorks and City staff, Fuscoe will provide water and sewer demand estimates for existing and proposed land uses using City-approved demand generation factors for water and sewer. As further discussed in Task 6.1, this task assumes up to two 8 Scope of Services
CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas land use scenarios for each opportunity area. Based on the preferred land use and overlay zones for each area, Fuscoe will evaluate the ability for the existing infrastructure systems to accommodate the proposed land uses. Fuscoe will also work with PlaceWorks to identify infrastructure improvements to support the proposed land uses and cost-sharing mechanisms to ensure developers contribute their fair share, as discussed in Task 3.4. Findings from the alternatives analysis and preferred plans will be summarized in a technical report for the wet infrastructure systems, including drainage, water, sewer, and water quality. Though CEQA documentation is not part of this scope, the proposed infrastructure study will include CEQA threshold analysis for the utility system that can be used by the selected CEQA consultant for inclusion in the EIR.

3.3 Infrastructure Meetings and Coordination
As requested, Fuscoe will participate in team meetings, City meetings, and any meetings with external agencies when needed. This task also includes time to coordinate with PlaceWorks, City staff, and agency staff to complete the existing condition memorandum and infrastructure documentation for the project.

3.4 Implementation Funding Strategies
PlaceWorks will work with Fuscoe to identify infrastructure improvements to support the proposed land uses and cost-sharing mechanisms to ensure developers contribute their fair share. Options to be considered could include community facilities districts, enhanced infrastructure finance districts, or other tax-increment-financing options.

Deliverable(s):
» Infrastructure existing conditions memo
» Technical Report Covering Infrastructure. Note: Analysis does not include performing hydraulic sewer or water modeling that may be employed in current master plans or prior work by the City. If modeling is required, Fuscoe will notify PlaceWorks and City staff so the City’s on-call modeling consultant can provide the required analysis.
» Financing Strategies Memo to be included in Task 4.
» Meeting attendance and project coordination as needed.

Task 4. Fiscal Analysis

4.1 Feasibility and Fiscal Analysis
PlaceWorks will prepare a financial feasibility model. We will use this model to evaluate the impacts of alternative land use mixes and development standards on the financial feasibility for future developers. 9 Scope of Services
Proposal for Services • PLACEWORKS
The financial feasibility model will be based on industry-standard market and return assumptions, insights from interviews with developers and other stakeholders, market-rate rents and sales values, and standard construction cost indexes.

We will use the financial feasibility model to inform the final land use plan and recommended standards to ensure that the final project can attract investment in new development. In addition, we will use the financial feasibility model to assess the impact of requiring public realm improvements or other community benefits.

The financial feasibility model focuses on the feasibility implications for developers, so we will also prepare a fiscal analysis model to evaluate the potential costs to the City to provide public facilities and services versus the municipal revenue that would be generated.

We will collaborate with City staff to quantify appropriate levels of services, based primarily on current budgeting, financial projections, and expected changes in staffing levels and facilities. The model will provide unique detailed projections for property tax, sales tax, and transient occupancy taxes for each type of development and estimates of capital and ongoing operation and maintenance costs for police, fire, water, and parks, recreation, and library services. All other revenues and costs will be estimated on a per capita basis.

Financial feasibility and fiscal impact are two distinct and different assessments, and we will prepare a separate model for each. However, we will use the models together to evaluate alternative development scenarios and provide insights for selecting preferred alternatives. We will also provide a subsequent evaluation of the preferred alternative.

This final evaluation will include recommendations for maintaining the financial feasibility incentive for investment in new development and strategies to improve the net fiscal revenue the City will realize from new development.

PlaceWorks will collaborate with City staff to prepare the model. We will provide an alternatives evaluation report as a technical memorandum and review the report with City staff. Based on the direction from the review meeting and one round of consolidated comments, we will revise the models. We will conduct a final evaluation of the preferred land use plan, and the final evaluation report will be included in the final report for the project.

Deliverable(s):
» Alternatives Financial Feasibility and Fiscal Impact Report » One review meeting with City staff
» Final Financial Feasibility and Fiscal Impact Report (included in the final project report)
10 Scope of Services
CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas Task 5. CEQA Advisor
Section 1, Scope of Services, item 5 of the RFP relates to the preparation of environmental documentation in accordance with CEQA to analyze potential environmental impacts. Our recommendation would be to prepare an Environmental Impact Report (EIR) for the proposed project to support approval of long-term buildout pursuant to the overlay districts established for the opportunity areas. However, we have not provided a scope and budget for this work since there is insufficient funding available to do so under the current RFP. Our scope of work in this proposal does include a solid project description for the proposed overlays that can be used in the EIR.

Our suggestion is that CEQA clearance for this project be covered in the environmental analysis for the General Plan update. Our recommendation is that the City issue an RFP to cover CEQA clearance for both the General Plan updates and this project. However, since the scope of work in this proposal would precede the General Plan updates, if timing is an issue, then a separate RFP for the preparation of the CEQA documentation for this project is recommended.

5.1 CEQA Consultation
A small amount of time has been included in our budget for coordination with the City regarding the future of this task.

Deliverable(s):
» Up to 4 hours of consultation with the City and or a selected consultant Task 6. Comprehensive Land Use Plan

6.1 Land Use Plan Evaluation and Development
PlaceWorks will lead the effort to evaluate the current land use plan and zoning. Informed by the market and infrastructure studies as well as adjacent existing uses, we will:
• Refine the project boundaries.
• Develop new land use designations if needed.
• Recommend and identify potential locations suitable for the creation of the downtown area.
• Create up to two land use scenarios and one preferred plan for each opportunity area.
• Test the scenarios for financial feasibility (Task 4.1) and infrastructure requirements (Task 3.2).

In this task we will also explore zoning tools that would be best suited to help the City/community achieve its goals to lay the groundwork for Task 6.2. Lastly, we allocated time to coordinate with the City’s General Plan consultant, MIG.
11 Scope of Services
Proposal for Services • PLACEWORKS
Deliverable(s):
» Confirmed project boundary, land use designations and definitions, comprehensive land use map, up to 2 land use scenarios, and 1 preferred plan per Opportunity Area.

6.2 Overlay District Development / Zoning Tool
Whether an overlay or other zoning mechanism is selected, we will establish flexible regulations that will not create nonconformance issues.

In this task we will create the first draft of the Development Standards to support the land use plan(s) selected in Task 6.1. We will explore area-specific solutions to address the unique conditions near oil pumps and adjacent uses such as the cemetery and recycling center. Where it makes sense, graphics will be used to demonstrate implementation and interpretation of the standards.
-Additional time has been allocated to this task informed by our conversations with City staff regarding the complexities of the 3 Opportunity Study Areas and recent legislation.

During our kick-off meeting and confirmation of scope we could refine this task and budget to include streetscape improvements for Willow Street utilizing PlaceWorks in-house landscape architecture team.

Implementation of public realm improvements may be feasible in the short term and spur interest from the development community if the City is also investing in the area.

6.3 Administrative Review Draft
Time in this task is provided for our team to edit and revise the Overlay Zones / draft Development Standard and possible streetscape plan based on City staff input. This task assumes:
• Staff review/comments will be consolidated and provided to the PlaceWorks team.
• One revised draft will be returned back to the City with redline edits documenting the changes.

6.4 Public Review and Hearing Draft
The clean draft resulting from the Admin Review Draft will become the Public Review draft. Depending on where the City is at with the General Plan update and the timing of this project, the Public Review Draft could be released alongside the General Plan Update documents. This draft is typically used for posting to City website, City Decision Maker review, etc. If the two projects align for adoption, the result of this task would be the adopted land use plans and associated overlay/zoning. 12 Scope of Services
CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas This task assumes:
• 1 redline and 1 clean draft incorporating changes to the Public Review Draft to be used as the “Hearing Draft.”
Deliverable(s):
» Confirmed project boundary, land use designations and definitions, proposed buildout, comprehensive land use map, up to 2 land use scenarios, and 1 preferred plan per Opportunity Area.
» Draft Overlay Standards or other Zoning mechanism to be determined.
» Administrative Review Draft, redline and clean (electronic). » Public Review Draft, redline and clean (electronic), resulting in a Hearing Draft.

Task 7. District Naming and Branding

7.1 District Naming, Logo, and Brand Guide
The P11 team is expert when it comes to developing creative and engaging real estate–centric logos and branding packages. As requested in the RFP, our team will create an inspiring name drawing from the community engagement and vision in Task 2. The logo and branding guide may include a combination of symbols, text, colors, graphics, or photos. We will work with City staff to identify iconic images that represent the opportunity areas of the Atlantic/Spring and Central neighborhoods.

Deliverable(s):
» Up to 3 draft options for Opportunity Study Area logos and branding guide, with 1 round of review for the City to select 1 name, logo, and branding guide.

HOMETOWN SD
San Diego, CA
Monarch Group
Hometown SD is a proposed mixed-use development in San Diego, CA that includes residential apartments, major sports arena, hotel, office, retail, and recreational open space. P11 partnered an all-star team lead by Monarch Group to provide the community brand, website, and communication elements as part of a large scale RFP.

I
5 MASTERPLAN

PRESENTED BY

PREPARED FOR
CITY OF SAN DIEGO December 3, 2021

SD HOME
TOWN

SD HOME
TOWN
51 5

MASTERPLAN
3 WHAT WE’VE HEARD
21 Create an ANCHOR for
the Midway area – draw the
community in and together
Create MEANINGFUL public
open spaces that are accessible
to the broader community
World-class, visually
DESIRABLE design and
architecture that San Diego
will be proud of
Support LOCAL businesses
and growing businesses
from the ground up
SUPPORT local labor
and green jobs
CREATE retail that serves
the community and
the arena
Ensure SUSTAINABILITY
through green building
and supporting the city’s
Climate Action Plan
Opportunity to catalyze
Midway as the most
WALKABLE community
in San Diego
Community gardens
to bring neighbors

TOGETHER
PROMOTE workers
by providing
onsite childcare
Find a new, REIMAGINED
home for Kobey’s onsite to
enable local businesses
to thrive
Our San Diego-focused team has community
input top-of-mind, which has shaped the design
of HomeTownSD from day one. The feedback
we have heard from members of the community
and stakeholders has been key as we put
pen to paper to define HomeTownSD. Details
on stakeholder outreach can be found in
Section 5 - Community Outreach Engagement.

WHAT WE’VE HEARD
Housing is the PRIORITY,
maximize the housing
potential of the site
and provide a range of
equitable and inclusive
housing types
FOCUS on equity, local
workers, and community
REDUCE vehicle traffic by
focusing on circulation, mobility,
and connections for all modes
– pedestrians, bicycles, cars,
and mass transit – throughout
Midway area and to Old Town
Make the project amenities,
arena and retail ACCESSIBLE
to all income levels and the
surrounding community
Consider both short- and
long-term transportation
SOLUTIONS and provide
adequate onsite parking
55 56

SD HOME
TOWN

SD HOME
TOWN 6 SD HOME
TOWN

SD HOME
TOWN

SITE DESIGN

6.1 Project Renderings

6.2 Overall Illustrative Site Plan

6.3 Program Summary

6.4 Project Diagrams

6.5 Site Diagrams and Districts

6.6 Site Analysis and Approach
6 DISTRICT NARRATIVE / 6.3 Land Use Plan
61 LAND USE PLAN
7 MASTERPLAN LAND USE PLAN
N.A.P
PARCEL
A
PARCEL
C
PARCEL
D
PARCEL
E
PARCEL
F
PARCEL
G
PARCEL
H
PARCEL
J
PARCEL
K
PARCEL
L
PARCEL
P
PARCEL
M
PARCEL
N
PARCEL
B
THE
PARK
PLAZA

RESIDENTIAL

MARKET RATE

RESIDENTIAL

MIDDLE INCOME

RESIDENTIAL

AFFORDABLE
ARENA

ENTERTAINMENT

MIXED USE

PARK AND PLAZA
4 DISTRICT NARRATIVE / 4.2 Housing for All
Images in Section 4.2 are properties in the Monarch, Essex, and Eden portfolios. 25 HOUSING FOR ALL
Housing is our number one priority. HomeTownSD’s
primary objective is to maximize the housing
potential on this public land with a focus on
affordable and middle-income housing. This
mixed-income community will feature approximately
3,250 apartment homes, including more than 2,000
deed-restricted affordable homes as a mix of
permanent supportive, extremely low, very-low,
low-income, and middle-income housing.

HomeTownSD will provide a precedent-setting
continuum of housing choices so people who
move into the neighborhood can stay in the
neighborhood, whether their incomes rise as
careers grow or become fixed as retirement occurs.
13 Scope of Services
Proposal for Services • PLACEWORKS
Task 8. Project Management and Coordination

8.1 Project Management and Check-Ins
A successful project requires coordination and communication.

PlaceWorks will lead the day-to-day project management for the Opportunity Study Areas. Regular communication via Zoom calls and email will ensure all members of the team are in the know. We will establish a protocol for email communication, identifying who from the City and the consultant team will be part of the communication. Our project manager will use a variety of tools, including an ongoing budget and schedule tracking template to ensure we stay on track.

Deliverable(s):
» Meeting agendas and summaries, maintain schedule, budget tracking, and invoice reporting.

Post-Project: Direct Marketing
to Development Partners
Post-project, P11 is available to be kept on retainer to provide direct marketing of the opportunity sites to the development community.

P11’s creative and digital expertise is designed to engage audiences to ensure opportunity properties in Signal Hill are seen and heard through a multi-channel, targeted campaign approach. P11 would explore this future task further with the City once the new zoning and incentives are in place. Please see additional details regarding P11’s qualifications in this proposal.

Post-Project: Adoption and
CEQA Documentation
This proposal culminates in a Hearing Draft document but because impacts under CEQA will not have been evaluated the Opportunity Study Areas land use plans and standards will need a strategy for adoption. Depending on timing of the General Plan update and how the City approaches CEQA for this project PlaceWorks can provide an additional scope for the CEQA work and adoption of the new zoning tool. If the City intends to fold this project into a CEQA document already underway with the General Plan update we could revisit the scope and schedule with you to best understand how to align the two projects.
-A separate proposal has been submitted to cover future CEQA work. 14 Scope of Services
CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas Contingency
To build in flexibility and address unknowns for the proposed project we have included a contingency budget for unforeseen tasks and/or review time that may arise. PlaceWorks will not conduct work under the Contingency Budget without written authorization from the City of Signal Hill. An appropriate protocol for identifying, reporting, and addressing unforeseen issues will be identified during the project kick-off meeting, described in Task 1.

TECHNICAL

SPECIFICATIONS

Proposal for Services • PLACEWORKS 17
PlaceWorks is a 100% employee-owned planning, design, and environmental consulting firm offering a full complement of professional services. 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. Founded in 1975, PlaceWorks (known as The Planning Center prior to 2014) now employees a staff of approximately 140 people in six offices. A summary of PlaceWorks’ services is provided below.

Our Team’s Key Strengths
At PlaceWorks, we blend vision and passion with pragmatic thinking.

We’re a talented, multidisciplinary team that thrives on bringing together a variety of perspectives to tackle complex problems. Even though each problem is unique, we can draw from a rich palette of experience to address the environmental, social, economic, and political implications of planning and urban design. Our firm develops contextCompany Ownership 100% Employee-Owned California
Corporation
Incorporated: September 5, 1975
Office Locations
Santa Ana (headquarters)
Los Angeles
Ontario
San Luis Obispo
Berkeley
Sacramento
Primary Contacts
Karen Gulley | Managing Principal
Principal in Charge
714.966.9220 x2347
[email protected]
Suzanne Schwab AICP | Assoc Principal
Project Manager
714.966.9220 x2323
[email protected]
3 MacArthur Place, Suite 1100
Santa Ana, CA 92707
Website
https://placeworks.com
Community Planning
• Comprehensive Planning, including
General Plans, Specific Plans
• Community Engagement
• Housing Research and Analysis
• Climate Adaptation & Resiliency
Planning
• Zoning and Form-Based Code
• Infill Planning and Design
• Corridor Planning
• Transportation and Active
Transportation Planning
• Transit-Oriented Development
Planning
• GIS and Creative Media
• Transfer of Development Rights
Design
• Transit-Oriented Design
• Downtown Planning
• Design Standards/Guidelines
• Site Planning
• Large-Scale Planning and Design
• Strategic Plans
Economics
• Economic and Market Analysis
• Economic Development Planning
• Site Selection and Development
• Feasibility Studies
Landscape Architecture
• Streetscape Design
• Parks and Trails Planning
• Urban Agriculture/Urban Forestry
• Storm Water Management Planning
• Evidence-Based Design
Environmental Services
• CEQA/NEPA Documentation
• Third-Party Review
• Technical Studies, including
Air Quality, GHG, Energy, Noise/
Vibration, Hydrology/Water Quality,
Health Risk, Wildfire, Visual Impact
Analyses: Shade/Shadow, Light/
Glare, Visual Simulations
• Regulatory Compliance

TECHNICAL SPECIFICATIONS
Company Background and Qualifications
18 Technical Specifications
CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas sensitive solutions, providing creativity and innovation grounded in systems-based thinking. We recognize project constraints and believe that every challenge offers unique opportunities for those with the spirit to explore and collaborate. Our experience in diverse areas—land use planning, environmental studies, urban design, and policy development and analysis—allows us to operate from an integrated perspective and process, the hallmark of sustainable development.

Specific Plans
PlaceWorks is at the forefront of the specific planning practice, and we have completed more than 300 specific plans for small, medium, and large cities throughout California, including specific plans tailored around existing and future station areas, downtowns, and along transit corridors. We focus on laying the groundwork for slow, steady change in the urban fabric and on integrating public realm improvements that foster quality places and encourage alternative modes of travel.

Corridor Planning and Design
Communities need financial tools and growth opportunities to reclaim corridors and reweave them into the neighborhood fabric. At the forefront of corridor revitalization, PlaceWorks creates new solutions to reposition commercial corridors with the mix of land uses that best competes in the local and regional economies. With our long history of working with the general public, private developers, and businesses, we know how to combine the right community- and market-driven design solutions to address multimodal transportation options, the built environment, economics, and community health. From design to implementation, we identify both new and proven economic development strategies and funding mechanisms to begin implementing the plan immediately.

Award-Winning Community Engagement
The PlaceWorks team is invested not only in producing a plan that is adoptable and implementable, but in developing an open, engaging, and interactive process that truly incorporates feedback from the public. PlaceWorks’ work is founded on the principle that the success of a project lies with the ownership and involvement of community members. We integrate technical expertise with a community-based approach, developing a thorough understanding of the issues, existing conditions, and challenges that are relevant to each community.

PlaceWorks has won numerous awards across the state for its public involvement processes, including the Fullerton College Connector Study, Harbor Boulevard Mixed-Use Transit Corridor Specific Plan and EIR in the City of Santa Ana, and the Bergamot Station Area Plan in the City of Santa Monica.
2060 Southeast Area
specific plan
19 Technical Specifications
Proposal for Services • PLACEWORKS
Economic Development Opportunities
PlaceWorks crafts plans, policies, and development projects that are grounded in regional and global economic realities. We help clients leverage market forces to achieve their goals. And most importantly, we help jurisdictions to overcome existing challenges and help communities create visionary plans that capitalize on the possibilities, not just past trends. This work helps communities to bridge the gap between longrange planning policies and economic development—with community organizations and special districts to fund and implement priority projects, and with developers to guide project decision-making and obtain entitlements based on sound economic and market analysis.

Geographic Information Systems
PlaceWorks offers expertise in all stages of the GIS project cycle. GIS mapping and analyses are an integral part of all our services areas, including planning, design, and public participation efforts. With our skills in spatial data processing and visualization, we can deliver databases, models, web-based applications, and presentation-quality maps that harness the power of GIS. We possess a comprehensive knowledge of municipal GIS and data management practices and over 25 years of technical experience in GIS development, support, and analysis for a wide range of municipal clients. PlaceWorks is expert at integrating GIS data sets from a range of departments; we develop 3-D models, web GIS, and network analyses for a variety of public and private clients. We are at the forefront of GIS technology because we understand how data will—and should—be combined and used.

Defensible Environmental Planning
In addition to our urban planning and design practice, PlaceWorks is also one of the West Coast’s leading environmental planning firms, providing environmental documentation for public- and privatesector clients. We have over three and a half decades of experience in environmental planning and science, bringing technical expertise and a long-term perspective in shaping responses to the dynamic state and federal regulatory environment. Our in-house environmental planners and scientists have handled projects of every size, type, and complexity, including large-scale comprehensive plans, specific developments, infrastructure, and implementation projects.

Good environmental analysis doesn’t just tally up impacts but finds opportunities to address and solve environmental concerns. We use our expertise to formulate workable plans while remaining objective to ensure environmental documentation withstands legal scrutiny.

Our reputation is built on our consistent production of effective and defensible environmental documents. We view ourselves as the City’s environmental strategist, providing you with a deep understanding of the CEQA process, legal requirements, and court decisions.

ENTERTAINMENT DISTRICT - CIVIC CENTER

SPECIFIC PLAN EIR

PUBLIC REVIEW
JULY 2022
20 Technical Specifications
CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas

JAY SCOTT
Planner
Planning, Outreach

ADRINEE HUTCHINSON
Associate Designer
Graphic Design, Outreach

CHAD SO AICP
Associate Designer
Assistant Project Manager, Designer

PLACEWORKS

CITY OF SIGNAL HILL

KAREN GULLEY
Managing Principal, Design
Principal-in-Charge and
Community Outreach

SUZANNE SCHWAB AICP
Associate Principal
Project Manager and
Community Outreach Lead
Infrastructure

FUSCOE ENGINEERING

IAN ADAM CPSWQ, QSD/P
VP, Specialty Practice
Infrastructure Lead

SUSAN WILLIAMS PE, QSD/P
Technical Manager
Infrastructure

MALIA DURAND
Associate Principal
CEQA Advisor/Strategist

CORY WITTER
Senior Associate
Economics, Outreach
CHRIS GIAMARINO PhD
Associate GIS Analyst
GIS

STEVE GUNNELLS
Chief Economist
Economics Lead
Team Organization
Real Estate Marketing/Branding
P11
LANCE HUANTE | Co-Chief Executive Officer
Branding Design/Execution
JASVINA GILL | Co-Chief Executive Officer
Branding Strategy/Naming
KENDALL CARRE | Executive Vice President
Branding Strategy/Naming

SUBCONSULTANTS
21 Technical Specifications
Proposal for Services • PLACEWORKS
Subconsultants
P11 (Real Estate Marketing/Branding)
P11 is the leading real estate marketing agency. For more than 30 years it has partnered with owners, investment groups, developers and property managers in all stages of marketing. From the initial brand vision through the final design and execution of fully immersive digital brand experiences, it brings real estate communities to life with personality and authenticity. This expertise across multifamily, residential home building, luxury residences, master planned communities, senior living and commercial is unmatched, and its creative and digital expertise is designed to engage audiences to accelerate lease-ups and drive sales.

Fuscoe Engineering (Infrastructure)
Fuscoe Engineering, Inc.(Fuscoe) provides civil engineering for land development, public infrastructure and General & Specific Plan EIRs, using an eco-adaptive® approach. Specialty practices include survey & mapping services; water quality assurance; sustainable engineering; and geospatial technology. Fuscoe has delivered a broad range of services for numerous General Plan and Specific Plan EIRs for Southern California cities and agencies. Recent relevant projects include Artesia Downtown TOD Specific Plan, Costa Mesa Fairvew Specific Plan, Long Beach Shoreline Village Specific Plan, Montebello GPU and Downtown Specific Plan, and San Bernardino GPU and Downtown Specific Plan.

Staff Experience
Brief biographies for our proposed key staff follow. Full resumes for all of PlaceWorks’ proposed staff are in the Appendix.

PlaceWorks
KAREN GULLEY | Managing Principal, Design
Principal-in-Charge
As PlaceWorks’ Managing Principal of Design, Karen leads an immensely talented team of urban designers, site planners/ designers, landscape architects, and planners to imagine and produce highly creative plans and designs that are as workable and implementable as they are unique. Karen has extensive experience in developing community participation programs and facilitating public meetings and workshops. She is adept at establishing a rapport with her audience and communicating complex and often controversial issues clearly and accurately. Karen’s recent work includes the Downtown Specific Plan for the City of San Bernardino, Beach 22 Technical Specifications
CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas Boulevard Corridor Specific Plan in Anaheim, and the El Camino Plan for the City of Atascadero.

SUZANNE SCHWAB AICP | Associate Principal
Project Manager, Community Outreach Lead
Suzanne is an experienced urban planner with a diverse
background—from conceptual planning to development
standards and design guidelines incorporated in specific plans, general/comprehensive plans, and campus master
plans. She manages a variety of planning projects, including master planned communities, vibrant corridors, military base reuse, and health districts. She is passionate about linking health to the built environment and has led planning efforts for many impactful campus developments.

Suzanne is also active in the urban planning community, serving on the Orange County American Planning Association Board and mentoring students at UC Irvine in the urban and regional planning master’s program.

STEVE GUNNELLS | Chief Economist
Economic Analysis Lead
Steve crafts plans, policies, and development projects that are grounded in regional and global economic realities, and he helps clients leverage market forces to achieve goals. He uses his grasp of economics and real estate markets to
overcome existing challenges and help create visionary plans that capitalize on possibilities—not just past trends. Steve works with community organizations and special districts to fund and implement priority projects, and with developers to guide project decision-making and obtain entitlements based on sound economic and market analysis.

Steve was the primary author of the award-winning Re‑envisioning Chino: Implementing the 2025 General Plan.

CHAD SO AICP | Associate
Assistant Project Manager, Designer
Chad is a valued member of PlaceWorks’ community
planning and design team, with a background in landscape architecture and a deep passion for urban design. He
develops urban design and streetscape design concepts,
first/last mile plans for transit stations, and multimodal strategic and specific plans. He uses technical analysis with computer-aided design programs and GIS in his design work and creates graphics, maps, and diagrams. These are incorporated into plans and used to present planning and urban design concepts to clients, public meetings, and community workshops.
23 Technical Specifications
Proposal for Services • PLACEWORKS
MALIA DURAND | Associate Principal
CEQA Advisor/Strategist
Malia is a highly skilled environmental land use planner with 16 years of experience in environmental land use and urban planning. She manages CEQA/NEPA public and private
projects for a wide variety of project types and sizes and is an adept problem solver. She has produced and overseen the production of numerous environmental projects as well as planning and zoning projects throughout Southern California. Malia is responsible for project quality and defensibility, project management, mentoring staff, and helping to maintain and advance our environmental practice in Orange County and the Inland Empire.

P11
LANCE HUANTE | Co-Chief Executive Officer
Branding Design/Execution
Lance founded P11 in 1989 with the relentless drive to build an agency with unsurpassed talent delivering exceptional creativity and service. And 35 years later, he celebrates this success and continues to lead projects across the nation in multiple real estate markets, including multi-family, from branding through stabilization, utilizing proven traditional and forward-thinking digital solutions. His ability to envision the big picture while focusing on the critical details ensures that every project meets and exceeds clients’ objectives.

JASVINA GILL | Co-Chief Executive Officer
Branding Strategy/Naming
With over 25 years of experience in real estate marketing, Jas is a consummate leader known for her strategic acumen.

Since joining P11 in 2008, she has demonstrated her
expertise in guiding marketing strategies through every stage of the real estate lifecycle. Her keen understanding of demographic, psychographic, and regional nuances has consistently delivered results,making her a powerhouse in the industry.

KENDALL CARRE | Executive Vice President
Branding Strategy/Naming
Kendall brings over 25 years of experience in the real estate industry, specifically focused on multifamily housing
property management for the last eight years at industry leaders Greystar and Sares Regis Group. She has expertise in developing and managing successful marketing strategies from land close, pre-leasing and lease-up, through stabilization for properties across the US.

ENTERTAINMENT DISTRICT - CIVIC CENTER

SPECIFIC PLAN EIR

PUBLIC REVIEW
JULY 2022

HIVE LIVE
Costa Mesa, CA
Legacy Partners / Invesco
Hive Live is a proposed mixed-use development in Costa Mesa, CA that includes 3 phases of residential apartments, retail, and recreational open space. P11 partnered with Legacy Partners/Invesco to provide the community brand, website, and communication elements for governmental presentations and community outreach.

General Plan Screening Submittal
APRIL 2023

FIRELANE
SUSAN ST.

PUBLIC MEWS WITH GAMES

AND FIRELANE
“THE EXPLORER”
• CREATIVE
• OUTDOOR
• ADVENTUROUS
• LAID BACK LUXURY
“THE INNOVATOR”
• ACTIVE
• SOCIAL
• ORIGINAL
• MODERN
“THE ECO-ENTHUSIAST”
• WELLNESS
• MEDITATION
• REFINED
• NATURAL
ENTRY

ENTRY ENTRY

PUBLIC MEWS WITH STOOPS

AND FIRELANE
RAIL TRAIL pedestrian
connection to
rail trail
pedestrian
connection to
rail trail
pedestrian
connection to
rail trail
PHASE 1
360 UNITS

4.65 ACRES
77 DU/AC

THE PRESS
W. SUNFLOWER AVENUE

SOUTH COAST DRIVE
connection to
street
PHASE 2
320 UNITS

4.53 ACRES
71 DU/AC
PHASE 3
370 UNITS

4.67 ACRES
79 DU/AC

HIVE LIVE - COSTA MESA, CA

LEGACY PARTNERS
MARCH 28, 2023
ILLUSTRATIVE SITE PLAN L.1
20’0’ 40’ 80’
HIVE LIVE will be inspired by human motivation and
a core sense of self. Each building will be assigned
a compelling and unique identity to convey an
impressive emotional story. They will resonate
with prospects and residents alike and will invite
the audience to discover living that feels like it
was curated and designed for just them.

GENERAL PLAN SCREENING SUBMITTAL

THE LAB/ANTI-MALL

THE CAMP

SOUTH COAST PLAZA
SEGERSTROM CENTER complementing
costa mesa’s vision
Costa Mesa is thriving in every way. The City of
The Arts continues to lead the way for creativity
with world-class venues such as South Coast Plaza,
Segerstrom Center for the Arts, Orange County
Museum of Art, The Lab/Anti-Mall, and the SOCO
District. Home to the VANS Corporate Office, a vast
Shepard Fairey mural, and located only a few miles
from the beach, Costa Mesa is the epitome of
Southern California. HIVE LIVE will perfectly align
with Costa Mesa’s vibe and continue the creative
legacy of meaningful living. It will fuel the creative
momentum for the city to experience an exciting
and prosperous present and future.

GENERAL PLAN SCREENING SUBMITTAL

THE ECO ENTHUSIAST

HIVE APARTMENTS - COSTA MESA, CA

LEGACY PARTNERS
MARCH 22, 2023
“THE ECO ENTHUSIAST”
3 / CONCEPT STUDY
• Easy acces
• Rapidly ex
growing te
• Direct pro
restaurant
• Walk & bik
facade m
The building
and respond
Susan Stree
is larger in m
new develo
new thriving
the resident
pedestrian c

HIVE LIVE
Costa Mesa, CA
Legacy Partners / Invesco
Hive Live is a proposed mixed-use development in Costa
includes 3 phases of residential apartments, retail, and re space. P11 partnered with Legacy Partners/Invesco to provi brand, website, and communication elements for governme and community outreach.

General Plan Screening Submittal
APRIL 2023

FIRELANE
SUSAN ST.

PUBLIC MEWS WITH GAMES

ENTRY ENTRY

PUBLIC MEWS WITH STOOPS

AND FIRELANE
RAIL TRAIL pedestrian
connection to
rail trail
pedestrian
connection to
rail trail
pedestrian
connection to
rail trail
PHASE 1
360 UNITS

4.65 ACRES
77 DU/AC

THE PRESS
W. SUNFLOWER AVENUE

SOUTH COAST DRIVE
connection to
street
PHASE 2
320 UNITS

4.53 ACRES
71 DU/AC
PHASE 3
370 UNITS

4.67 ACRES
79 DU/AC

HIVE LIVE - COSTA MESA, CA

GENERAL PLAN SCREENING SUBMITTAL

THE LAB/ANTI-MALL
complementing
costa mesa’s vision
Costa Mesa is thriving in every way. The City of
The Arts continues to lead the way for creativity
with world-class venues such as South Coast Plaza,
Segerstrom Center for the Arts, Orange County
Museum of Art, The Lab/Anti-Mall, and the SOCO
District. Home to the VANS Corporate Office, a vast
Shepard Fairey mural, and located only a few miles
from the beach, Costa Mesa is the epitome of
Southern California. HIVE LIVE will perfectly align
with Costa Mesa’s vibe and continue the creative
legacy of meaningful living. It will fuel the creative
momentum for the city to experience an exciting
and prosperous present and future.

GENERAL PLAN SCREENING SUBMI

HIVE APARTMENTS - COSTA MESA, CA

LEGACY PARTNERS
MARCH 22, 2023
24 Technical Specifications
CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas Fuscoe Engineering
IAN ADAM CPSWQ, QSD/P | VP, Specialty Practice
Infrastructure Lead
Ian’s specialty is water resources, with an emphasis in water quality regulations, sea-level rise policy, Clean Water Act Citizen Suits and resource agency negotiation. He has
worked on over 80 specific plans and general plans
throughout California to assist municipalities and developers with infrastructure assessments, zoning approvals, EIR technical support and long term capital improvement planning. For the past decade, Ian’s experience with local and regional professional thoroughbred stabling operations has led to him to become an expert on CAFO NPDES permitting, including the negotiation of unique individual permits with the top management levels of all three Southern California Regional Water Quality Control Boards. Ian’s notable long-term clients include the City of Long Beach and the Del Mar Fairgrounds.

SUSAN WILLIAMS PE, QSD/P | Technical Manager
Infrastructure
Susan has over 25 years of experience in the civil
engineering field of water resources for land development and public works. She is highly proficient in designing the layout of project drainage facilities using applicable design standards, agency processing requirements and client expectations. She has provided services for a wide range of projects including mixed use developments, affordable housing, retail/commercial, master planned communities and various parks. More recently, Sue has been overseeing a team of engineers perform infrastructure assessments and CEQA technical reports for various specific plans and general plan updates.

Her specialties include drainage design (hydrology, hydraulics, stormwater) and preparation of H&H reports (including Drainage Reports, SWDR, WQMP, SWPPP, SUSMP) and construction plans (PS&E).

Long Beach Southeast Area Specific Plan
25 PlaceWorks will tailor development standards and design guidelines for Chapman Avenue and the immediate neighborhood. By implementing new mixed-use General Plan land use designations, the corridor will allow for an integrated land use pattern that encourages multimodal travel, walkability, mixed-use development, mid-density residential, public/private open space opportunities, and high-quality urban design that incentives redevelopment.

The goal is to encourage a network of cohesive development that revitalizes the corridor, provides a path to the Old Town and Packing House Districts, and anchors the westerly city boundary with the City’s Civic Center. PlaceWorks is leading community outreach and preparation of this plan, which is expected to be completed in July.

CHAPMAN CORRIDOR REVITALIZATION
Cohesive and Integrated Corridor Development
Location
Placentia, California
Size
1 mile
Client
City of Placentia
Date Completed
In progress
Services Provided
Community Participation, Transit
Planning & Design, Corridor Planning,
Graphic Design
26 Dana Point is essentially built out; economic growth and compliance with state housing law necessitates reuse, redevelopment, and/or intensification of existing buildings and developed areas. As a precursor to a general plan update, the Economic and Market Profile provided a common factual foundation for discussing trade-offs between various types of development in a limited number of opportunity areas.

The profile’s economic analysis elucidated the economy in Dana Point and quantified the current and projected market demand for office and industrial development for 5-, 10-, and 20-year horizons. The retail market demand analysis projected demand for retail stores, personal services, dining, lodging, entertainment, and commercial recreation and identified strategies to capture leaked retail spending and attract more consumer spending from beyond the city. The profile also included a residential market demand analysis describing the current residential market and how Dana Point participates in the regional market. Finally, the report analyzed several opportunity sites to determine the types of development that would be financially feasible.

ECONOMIC AND MARKET PROFILE
Foundation for the Dana Point General Plan
Location
Dana Point, California
Size
Citywide; Population 33,769
Client
City of Dana Point
Date Completed
March 2021
Services Provided
Economic Analysis, Retail Market
Demand Analysis
27 In September of 2023, the City of Costa Mesa initiated the preparation of a Specific Plan and Environmental Impact Report to coordinate and facilitate transition of the Fairview Developmental Center (FDC) to a mixed use, mixed income housing community. The FDC is a State-owned property and the State Department of Developmental Services, State Department of General Services, and the City of Costa Mesa will partner on future disposition of the site.

The City’s 6th Cycle Housing Element lists the FDC as a housing opportunity site and estimates 2,300 housing units for the location.

Through this process the State will likely sell or lease the FDC site to an owner/developer who would develop the site consistent with the Specific Plan. The FDC Housing Plan is an exciting opportunity for the City to plan for a new neighborhood for Costa Mesa.

PlaceWorks [did what…?]

FAIRVIEW DEVELOPMENT CENTER
Specific Plan and EIR
Location
Costa Mesa, California
Size
114 acres
Client
City of Costa Mesa
Date Completed
In Progress
Services Provided
Community Visioning and
Engagement, Specific Plan, Market
Feasibility, Existing Conditions
Analysis, Environmental Impact Report
and Technical Studies

Page 23 of 47 ends

Vision Board – Night 2
28 PlaceWorks, in collaboration with the City of Long Beach, created the Southeast Area Specific Plan (SEASP) for a 1,500-acre area in southeast Long Beach to replace the Southeast Area Development and Improvement Plan (SEADIP). The plan provided decision makers, property owners, and the public with a clear picture of what is expected in the area and a tool for implementing it. The specific plan provides direction on urban and wetland interface, design guidelines, and new solutions for circulation issues. It is based on the three pillars of sustainability: environment, planning, and economics, and future projects in the area must address all three.

The SEASP was an especially complex planning project because of the area’s diverse mix of land uses—established residential neighborhoods, the Los Cerritos Wetlands, corridor commercial and hospitality uses, and the landmark AES Energy Plant. Many aging retail uses need renovation, reuse, or redesign. The Southeast Area also serves as the gateway into Long Beach from Orange County, with Pacific Coast Highway as the primary access. It lies within the coastal zone, and its proximity to the marina, San Gabriel River, and the ocean made connectivity to coastal resources another high priority.

The project reflected the desires of the community and council to address land use, design, transportation, resource conservation, and

SOUTHEAST LONG BEACH SPECIFIC PLAN & EIR
Urban Wetlands Interface: A 10-Year Conversation with the Community Location
Long Beach, California
Size
1,500 acres
Client
City of Long Beach
Date Completed
September 2017
Services Provided
Specific Plan, EIR, Local Coastal
Program, Public Outreach
Awards
2022 Efficient and Sustainable Land
Use, Honorable Mention, SCAG
2021 Hard-Won Victory, APACA;
APA-LA
2021 Outstanding Planning Document,
AEP
2060 Southeast Area
specific plan
29 infrastructure in a single document—no easy task given the historically competing interests in the area. In the past, several individual planning efforts began, stalled, and were eventually abandoned, so the city council directed staff to seek funding for and conduct a comprehensive analysis of the area.

The project launched an extensive outreach effort that included forming a 22-member community advisory committee, on online community forum, and several public workshops at critical milestones.

An opportunities and constraints workbook was prepared for the public to document existing conditions and key considerations for the area.

PlaceWorks and the city were very careful to make this a transparent planning process that actively engages the public in each phase.

PlaceWorks also prepared a Local Coastal Program amendment to incorporate land use changes in the coastal zone. Wetland delineations and habitat studies informed other land use decisions. Finally, PlaceWorks prepared a program EIR for the specific plan and LCP amendment. The program EIR was structured to cover impacts of the ultimate buildout of the specific plan. Its mitigation measures provided performance standards for future development projects, reducing the need for subsequent environmental documentation.
©Cityworks Design, 2017
30 El Camino Real is the gateway to Atascadero’s downtown. The look, feel, and content of this five-mile corridor has a significant bearing on the city’s regional identity, local character, and economic health. Although it has great potential to be a vibrant downtown for shopping, dining, and small businesses, it has been slow to recover from the Great Recession.

With high vacancies and nondescript buildings, it currently struggles to compete with nearby Paso Robles and other commercial areas.

PlaceWorks developed the El Camino Plan, whose goal is to identify future land uses and guide urban design concepts with circulation improvements. This project will set a new course for El Camino Real with a combination of strategic public realm investments and incentives for new development. We have provided the city with a custom strategy and set of tools to transform this automobile-oriented, regional corridor into a multimodal economic hub.

Elements of the corridor plan include the formation of new districts; modernization of zoning regulations; dynamic site design concepts for key areas; contemporary architectural style guidelines that also honor local history; streetscape design; and bicycle and pedestrian improvements to address safety concerns. The plan also includes strategies for business attraction, retention, and investment.

THE EL CAMINO PLAN
Creating a Regional Identity
Location
Atascadero, California
Size
5 linear miles
Client
City of Atascadero
Date Completed
2020
Services Provided
Market Demand Analysis, Community
Workshops, Online Surveys, Urban
Design and Mobility Analysis,
Alternative Land Use and District
Concepts, Mobility Improvement
Recommendations, Land Use and
Architecture Recommendation,
Streetscape Design
31 PlaceWorks worked with a team to develop a comprehensive update to the general plan for the City of Eastvale. The updated general plan provided the first city-specific plan since incorporation in October of 2010. The plan acknowledges that the city cannot expand its boundaries and must make efficient use of the remaining vacant land.

Following online polling and several public outreach meetings, the public and the council determined that intensification of land uses near existing commercial centers would both help the city maintain fiscal sustainability and provide options for future development.

The update process included the award-winning Clear Vision series, where topic experts on community health, housing, and design provided webinars that were recorded and posted on the general plan update website. Extensive input from the community also involved interviews with community champions who helped guide the initial policy discussion. The outreach process—conducted during COVID—included foreign language presentations in Spanish and Mandarin. The updated General Plan was adopted in March 2024.

EASTVALE 2040 GENERAL PLAN
The First City-Specific General Plan
Location
Eastvale, California
Size

12.6 square miles; population 67,626
Client
City of Eastvale
Date Completed
March 2024
Services Provided
Land Use Element, Housing Element,
Management of General Plan Update
68TH STREET

LIMONITE AVE

ARCHIBALD AVE

HARRISON AVE

SUMNER AVE

SCHOLAR WAY

HAMNER AVE

SCHLEISMAN RD

CITRUS STREET

CHANDLER STREET

HELLMAN AVE

MILIKEN AVE
65TH STREET

RIVER RD
STREET
LEGEND
SCHOOL
PARK
RETAIL

EASTVALE GENERAL PLAN WORKING MAP

ACTIVE CORRIDORS

CITY LIMITS

PROPOSED

ACTIVE CORRIDOR

EXISTING TRAIL
60 15

FUTURE LIMONITE

EXTENSION
Envision Our Future

EASTVALE
2040 PRIORITY TRAIL NETWORK

ORANGE LOOP
(8.5 MILES)

TRAIL NETWORK

BLUE LOOP
(4.9 MILES)

PURPLE LOOP
(4.2 MILES)

REST AREA

TRAIL EXAMPLES
32 PlaceWorks assisted the City of Yorba Linda with a visioning effort focused on the future of SAVI Ranch. Over 60 percent of Yorba Linda’s annual sales tax revenue is generated at SAVI Ranch, and the area provides more than 3,000 jobs. The purpose of this effort was to work with property owners and the community to identify opportunities for improvements and changes to better prepare this vital area for the future.

The key question to be answered in the Vision Plan is: What can and should SAVI Ranch be in the future? A well-designed mixed-use environment with additional housing and support services? A premier destination for new employment uses? An intensified retail, dining, and lodging center? We recognized that the answer to this and many other questions was to be influenced by the public engagement process and that the planning process needed to provide a factual foundation for informed public input. As part of this project, PlaceWorks prepared an economic and market demand study and land use capacity analysis to serve as the foundation for making informed recommendations and decisions. The final Vision Poster and Document helped the community, staff, and elected officials to understand the land use, economic, and circulation factors to explore what the future SAVI Ranch can be.

SAVI RANCH LAND USE/MOBILITY VISION
Ensuring success for the next 30 years and beyond
Location
Yorba Linda, California
Size
190 acres
Client
City of Yorba Linda
Date Completed
April 2015
Services Provided
Visioning, Development Programming,
Outreach, Branding, Market Analysis
33 PlaceWorks led a citywide community assessment for Anaheim First to inform the development and implementation of the City of Anaheim’s 2030 Neighborhood Investment Program. The assessment provided a framework for neighborhood investment via a grassroots, residentdriven model, with priorities for specific neighborhood investments identified by residents and community leaders in tandem with city staff and elected and appointed officials.

The investments were designed to cover any number of community services and amenities—libraries and community centers, streets, sidewalks and bike paths, parks, public safety resources, community and youth programs, assistance for the homeless, services to support local hiring and job training, and continuous investment and redevelopment in neighborhoods citywide. Neighborhoods in all six city council districts prioritized the investment projects.

PlaceWorks facilitated town hall workshops in each of the city’s six districts. By guiding stakeholders through interactive small group discussions that focus on existing conditions and potential solutions, we developed a hierarchy of priorities for incoming city funds.

PlaceWorks coordinated with city staff to evaluate the feasibility of these community-driven priorities and to assign estimated costs to each potential project.

ANAHEIM FIRST COMMUNITY ASSESSMENT
Investing in Our Neighborhoods
Location
Anaheim, California
Size
Citywide
Client
Anaheim First
Date Completed
2021
Services Provided
Visioning, GIS mapping,
Socioeconomic Analysis, Existing
Conditions Analysis, Public Outreach
34 Long Beach Boulevard suffered from a lack of development interests and mobility problems along the corridor and in the surrounding community. Despite years of transit investments and the adoption of a planned development district (PD 29) for mixed-use and high-density development, the corridor continued to falter. The city selected a team, including PlaceWorks, to create the Midtown Specific Plan to stimulate private and public improvements and development in an area without the benefit of redevelopment powers.

The specific plan establishes an equitable balance between mobility modes—car, light rail, bus, bike, and pedestrian—and uses a hybrid form-based / zoning approach, incentive programs, park-once-and-walk strategies, and urban/streetscape design to achieve city and community goals for this key corridor.

The specific plan divides the boulevard into four districts: transit nodes, corridors, medical district, and open space. Density and major mobility improvements are planned for the transit node districts surrounding each of the three Metro Blue Line stations in the area. The plan implements many of the goals, policies, and strategies in the city’s general plan mobility element. Most notably, the open space district of the specific plan proposes 11 new parklets, which cap side streets to create mini parks and provide much needed active and passive

MIDTOWN CORRIDOR SPECIFIC PLAN & EIR
Improving Life on the Boulevard
Location
Long Beach, California
Size

2.5-mile corridor’ 369 acres
Client
City of Long Beach
Date Completed
Specific Plan Adopted and EIR Certified
2016
Services Provided
Specific Plan, Form-Based Coding, EIR,
Outreach, Technical Studies for AQ/
GHG, and Health Risk Assessment
Awards
2017 Sustainability Award: Integrated
Planning, SCAG
2017 Outstanding Planning Document
Award, California AEP
35 open space in the area. Succinct land use districts, clear development standards and design guidelines, and a practical implementation program make this plan a valuable tool for future revitalization of Midtown.

The program-level environmental impact report (EIR) addressed various environmental and technical issues and challenges. For example, a detailed historic resources technical report analyzed potential impacts of demolishing existing buildings, many of which were more than 50 years old. The EIR also addressed and resolved key issues related to construction impacts on air quality and noise emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, transportation and traffic, and utilities and service systems.

The city council unanimously and enthusiastically certified the EIR and adopted the specific plan in May 2016.

MIDTOWN SPECIFIC PLAN | 13

SUMMARY S
JACKIE

ROBINSON

ACADEMY
HOLY

INNOCENTS ES

PETER H

BURNETT ES

LONG BEACH

PAAL HS POLYTECHNIC HS

PACIFIC

BAPTIST
SCHOOL

REGENCY HS

MONTESSORI
ON ELM

SOLEDAD

ENRICHMENT ACTION

CHARTER

LAFAYETTE ES

LB SCHOOL

FOR ADULTS

THEODORE

ROOSEVELT ES
GEORGE

WASHINGTON MS
FIRST

BAPTIST
CHURCH

RENAISSANCE

HIGH SCHOOL

FOR THE ARTS

LONG BEACH

MEMORIAL

MED CTR

COLLEGE

MED CTR

SAINT MARY

MED CTR
K-9 CORNER

DOG PARK

POLY HIGH

GATEWAY

SEASIDE
PARK

VETERANS

MEM PARK

OFFICER BLACK

MEM PARK
McBRIDE, SR.

COMMUNITY CENTER

FOURTEENTH
STREET
GREEN

SKATE PARK
PEACE
PARK

FELLOWSHIP
PARK
Corridor District
Medical District
Transit Node District
Open Space District
Blue Line Station
Blue Line Route
Downtown Plan
Specific Plan Boundary
City Boundary
0 500 1,000 250
Feet
City o
Midto
Land
01/2016
TABLE 1-1 LAND USE SUMMARY BY DISTRICT
Land Use Summary by District
District Acres
Typical
Density (per ac)
Dwelling
Units
Comm/Employ
Sq Ft
Hotel Rooms/
Hospital Beds
Corridor Districts
1 22 15-40 408 274,766 ---
2 51 15-40 924 331,815 ---
3 20 15-40 450 92,663 ---
Total 93 - 1,782 699,244 ---
Medical District
4 63 20-30 300 757,600 854 beds
Total 63 - 300 757,600 854 beds
Transit Node Districts
5 44 30-60 774 924,296 175 rooms/
148 beds
6 20 30-60 362 297,125 102 rooms
7 19 30-60 401 319,000 ---
Total 83 - 1,537 1,540,421 277 rooms/
148 beds
OS1 18 - - - -
ROW 112 - - - -
Total 369 - 3,619 2,997,265 277 rooms/
983 beds
Note:

1. The Open Space District consists of 15.2 acres of existing park area plus 2.6 acres of future parklets. Figures above subject to rounding.

FIGURE 1-1 LAND USE PLAN
This map divides the land use districts into subareas to summarize the approximate distribution of development potential throughout the Midtown Specific Plan.

Atlantic Ave
2 3
7 4
Willow
25th
PCH
Anaheim
20th
6 23rd
5 21st
Pacific Ave
1 1
Spring
15th

DISTRICT SUBAREAS
Veterans
Mem Park
Fellowship
Park
14th Street
Park
Wardlow
1 1
36 P11.com

MAGNOLIA TANK FARM

MAGNOLIA

TANK FARM

MAGNOLIA

TANK FARM
MAGNOLIA ST.

BANNING AVE.

Huntington Beach Channel
Huntington Beach Channel
Magnolia
Marsh
LODGE

RESIDENTIAL
Marsh
Park Coastal
Buffer
Magnolia
Park
PACIFIC COAST HWY.

H u n t i n g t o n S t a t e B e a c h
Pacific Ocean
Huntington Beach, CA
Shopoff Realty Investments
Magnolia Tank Farm is a proposed mixed-use development in Huntington Beach, CA that includes for-sale residential, boutique hotel, and recreational open space. P11 partnered with Shopoff Realty Investments to provide the community brand and communication elements for governmental presentations and community outreach.
37 P11.com

I
5 MASTERPLAN

PRESENTED BY

PREPARED FOR
CITY OF SAN DIEGO December 3, 2021

SD HOME
TOWN

SD HOME
TOWN
51 5

SD HOME
TOWN

SD HOME
TOWN 6 SD HOME
TOWN

SD HOME
TOWN

SITE DESIGN

6.1 Project Renderings

6.2 Overall Illustrative Site Plan

6.3 Program Summary

6.4 Project Diagrams

6.5 Site Diagrams and Districts

RESIDENTIAL

MARKET RATE

RESIDENTIAL

MIDDLE INCOME

RESIDENTIAL

AFFORDABLE
ARENA

ENTERTAINMENT

MIXED USE

General Plan Screening Submittal
APRIL 2023

FIRELANE
SUSAN ST.

PUBLIC MEWS WITH GAMES

ENTRY ENTRY

PUBLIC MEWS WITH STOOPS

AND FIRELANE
RAIL TRAIL pedestrian
connection to
rail trail
pedestrian
connection to
rail trail
pedestrian
connection to
rail trail
PHASE 1
360 UNITS

4.65 ACRES
77 DU/AC

THE PRESS
W. SUNFLOWER AVENUE

SOUTH COAST DRIVE
connection to
street
PHASE 2
320 UNITS

4.53 ACRES
71 DU/AC
PHASE 3
370 UNITS

4.67 ACRES
79 DU/AC

HIVE LIVE - COSTA MESA, CA

GENERAL PLAN SCREENING SUBMITTAL

THE LAB/ANTI-MALL

THE CAMP

GENERAL PLAN SCREENING SUBMITTAL

THE ECO ENTHUSIAST

HIVE APARTMENTS - COSTA MESA, CA

LEGACY PARTNERS
MARCH 22, 2023
“THE ECO ENTHUSIAST” VIBE IMAGERY L
3 / CONCEPT STUDY
FAIRVIEW RD.

HARBOR BLVD.

SUSAN ST.

SUNFLOWER AVE.

MACARTHUR BLVD.

SOUTH COAST DR.

I-405 SAN DIEGO FREEWAY
I-405 SAN DIEGO FREEWAY
The front of each pavilion opens up completely to
create an indoor outdoor garden dining experience.
“Where there is love there is l i fe.” - Mahatma Gandh i 14 15
LIFE promotes the balance of work and life by creating a new model for an integrated office/retail campus. A symbiotic relationship is created by providing a built in office population for the culinary operators while creating an unparalleled amenity for those working at PRESS including:

L IFE @ PRESS
+/- 380,856 SF OF F ICE SPACE
+/- 51,936 SF RETAI L SPACE
* one of a kind, world class dining experiences
within walking distance of offices
* morning yoga and meditation in the Ikebana Garden
* company meetings in the Art Grotto
* picnic lunches with family in the park
* nap in the hammock grove of The Forest
* live music and entertainment after work
* education programs and demonstrations
* many daily needs/services offered onsite
NEARLY 52,000 SQ FT

OF BOTH NEW AND
RENOVATED SPACE.
38 39
Samsara park is a space to wander, to
meet, to escape, to let go and to dream.

Visitors to LIFE will walk through the
park and enter the building through an
indoor outdoor garden foyer. At the center
of the park is THE EYE - an amphitheater
encircled by a sculptural ring of trees.

THE EYE will be used on weekends as an
outdoor performance space and during the
week for casual picnicking. Two garden
cafe
open
The
THE
mark
A se
boar
gard
the
expe
ente
THE EYE sits at the heart of the project
and is designed for community gathering.
12 • Easy access to the 405, 73 and 55 freeways.
• Rapidly expanding office headquarters and
growing tech businesses.
• Direct proximity to thriving work, shopping,
restaurants, and entertainment.
• Walk & bike environment.
2 / CONTEXT & VISION
facade massing and articulation
The building facades are contemporary and urban in character and respond to its neighborhood context. At the corner of Susan Street and South Coast Drive (Phase 1), the building is larger in massing to create an iconic statement for this new development and to establish a new gateway for this new thriving community. Also featured at the corner are the resident amenities in a 2-story setting with a direct pedestrian connection to Susan Street.
architectural style and character
Phase 1 is themed as “The Innovator”. This is characterized by larger wall planes and massing, a variety of window proportions arranged asymmetrically. The building also features an angled break in its mass on Susan Street and highlighted with a vertical angled wall mass to signify the main corner of the project. Accent colors are introduced on the balconies to create interest with wood-looking tile at the base of the building to create a warm, natural aesthetic.

GENERAL PLAN SCREENING SUBMITTAL
39 P11.com

ONE METRO WEST
Costa Mesa, CA
Rose Equities
One Metro West is a proposed mixed-use development in Costa Mesa, CA that includes residential apartments, retail, entertainment, and recreational open space. P11 partnered with Rose Equities to provide the community brand and communication elements for governmental presentations and community outreach.

Summary Booklet
General Plan Screening
February 2019
LIVE
WORK
PLAY
Costa Mesa, CA
1 | ONE METRO WEST THE VISION | 2
Purpose of The General
Plan Screening Submittal
and Technical Appendix
The 3-ring binder submitted with this Summary
Booklet provides the City of Costa Mesa with
the details on the General Plan Screening Application.

It is intended to address all that is required and typically submitted in General Plan Screening Applications,
plus much more. This 3-ring binder covers many of
the subjects that will be required by CEQA when
preparing an EIR, only in less detail. It also identifies how ONE METRO WEST is consistent with the applicable
General Plan Goals and Policies.

The Technical Appendix sister document submitted
with this Summary Booklet provides the background
and statistical support for the General Plan Screening
Application.

Purpose of This
Summary Booklet
Rose Equities submits this booklet to provide
the City of Costa Mesa with sufficient information
on the General Plan Screening Application for
ONE METRO WEST so as to allow the City Council
to make a decision to continue with a General
Plan Application.

This document represents the Summary of the
Vision for ONE METRO WEST and its relationship
to the larger Costa Mesa community, including
neighbors in the northwest part of the city north of
the 405. It has been prepared to help inform and
advise the City of Costa Mesa, residents and other
local stakeholders, and the property owner to as
to the plans and vision for ONE METRO WEST
in coming years.

As we understand it, the purpose of the
General Plan Screening process for the City
and the community is to have a preliminary review
of the vision for this project and how it fits into the surrounding area. It also outlines the rationale of why the proposal is a sound land use decision for the City
of Costa Mesa. Additionally, it identifies the General
Plan Vision and Goals for the City’s growth.
17 | ONE METRO WEST COMMUNITY CHARACTER | 18

METRO TECH BUILDING
WITH EVENT PLAZA AND MAJOR AMENITY TERRACE GARDEN ROOF INCLUDING JR. OLYMPIC POOL

OVER PARKING GARAGE

PARKING GARAGE

WITH CAR SHARE AND

EV CHARGING

MAIN POOL

LANDSCAPED
PASEOS

LEASING OFFICE & PUBLIC

COMMUNITY SPACES

PUBLIC PARK WITH

EVENT PLAZA

RETAIL PLAZA

AT GROUND LEVEL

BIKE PARKING/ACTIVE

TRANSPORTATION HUB

RESIDENTIAL BUILDINGS
(1,057 Units)
SUNFLOWER AVE.
405

LANDSCAPED

ROOF TERRACES

FITNESS CENTER

ROOFTOP TERRACE COMMUNITY ROOM

BOWLING ALLEY
Community Site Plan
& Amenities

2.3 ONE METRO WEST is set between Sunflower
Avenue and the 405 Freeway, adjacent South
Coast Collective (SOCO), with quick connectivity to
the Santa Ana River Trail. The community site plan,
with its varied residential opportunities, creative
office space, retail, wellness, fitness and recreational amenities, reflects its unique location.

The easily walkable and bikeable nature of the
neighborhood is reflected in the community itself,
with multiple points of entry offering easy access
to the surroundings, and landscaped paseos, bike
paths, rooftop terraces and open spaces within
ONE METRO WEST. There will also be 6,000-squarefeet of specialty retail offering goods and services for residents, further reducing the number of car
trips from the community.

Three residential buildings with distinctive and
timeless architecture offer resort-style living. The
community includes three saltwater swimming
pools—including a rooftop junior Olympic-sized
pool—all with spas and cabana areas. The clubhouse
is planned to include a bowling alley, coffee bar,
high-tech gaming center, and chef’s demonstration
kitchen. A private “Equinox”-style 24/7 fitness
center will provide residents with on demand fitness
programs, a yoga and aerobic studio and wellness
room with oxygen stations and cryotherapy.

The Community Room is available to the public,
and can be scheduled for meetings and events for
the City of Costa Mesa, as well as gatherings for
nonprofits, businesses, and families.
13 | ONE METRO WEST COMMUNITY CHARACTER | 14
Local Employers

2.1 The vast majority of those who have lived and
worked in Orange County since World War II
commuted from home, and without a second thought.

The generation born since the 1980s, which now
accounts for approximately 50% of Costa Mesa’s
workforce, prefers walking to driving by a wider margin than any other generation, according to polls and
surveys. They prefer living in attached housing, living within walking distance of shops and restaurants, and
having a short commute, and they are the most likely
age group to make use of public transportation.

So where in Costa Mesa can approximately 50% of
our workforce, who prefer a different lifestyle to the
suburban norm, live, work, shop, dine and play in close proximity? The answer, with limited exceptions, is they cannot. ONE METRO WEST will offer that option, and in
so doing help employers attract creative workers to the jobs that drive the economy.

Costa Mesa north of 405 is a magnet for those
jobs, including 5,000 in the area now and 8,000
or more entitled in future projects, including 3,300
that will work at the new creative campus The Press.

ONE METRO WEST responds to current and projected
housing demands by this and future generations
who wish to live, work and play without total reliance
on driving.

To remain attractive to new businesses and their
employees and stay economically and culturally
competitive, Costa Mesa needs to “anticipate, adapt,
and plan ahead,” as the General Plan advises. Approving new mixed-use communities like ONE METRO WEST
where the jobs are, and will be in the future, is part of smart planning.

C O S T A M E S A

S A N T A A N A
500 Jobs
150 Jobs
500 Jobs
300 Jobs
RREEF
350 Jobs
3,300 Future Jobs
RREEF
500 Jobs
2,000 Jobs

C O S T A M E S A

S A N T A A N A
Santa Ana River Trail
Fairview Rd.

South Coast Dr.

F O U N T A I N V A L L E Y

C O S T A M E S A
Hyland
Ave.

Susan St.

Harbor Blvd.

Sunflower Ave.
250 Jobs
ONE METRO WEST is a high quality, planned rental multi-family residences and park community intended to help meet the needs for approximately 4,000 homes for the nearly 5,000 existing jobs plus the several thousand new oce jobs coming soon to this neighborhood/employment center North of the 405.
405
5 | ONE METRO WEST THE VISION | 6

LUXURY RELAX

COMMUNITY
SHOP

CREATIVE OFFICE LOUNGE

WINE AND FINE DINING COMFORT
17 | ONE METRO WEST COMMUNITY CHARACTER | 18

METRO TECH BUILDING
WITH EVENT PLAZA AND MAJOR AMENITY TERRACE GARDEN ROOF INCLUDING JR. OLYMPIC POOL

OVER PARKING GARAGE

PARKING GARAGE

WITH CAR SHARE AND

EV CHARGING

MAIN POOL

LANDSCAPED
PASEOS

LEASING OFFICE & PUBLIC

COMMUNITY SPACES

PUBLIC PARK WITH

EVENT PLAZA

RETAIL PLAZA

AT GROUND LEVEL

BIKE PARKING/ACTIVE

TRANSPORTATION HUB

RESIDENTIAL BUILDINGS
(1,057 Units)
SUNFLOWER AVE.
405

LANDSCAPED

ROOF TERRACES

FITNESS CENTER

ROOFTOP TERRACE COMMUNITY ROOM

BOWLING ALLEY
Community Site Plan
& Amenities

F O U N T A I N V A L L E Y

C O S T A M E S A
Hyland
Ave.
405
ONE METRO WEST is located North of the 405
in the Northwest Corner of Costa Mesa adjacent
to the cities of Fountain Valley and Santa Ana.

Harbor Blvd.

Sunflower

C O S T A M E S A

S A N T A A N A
A Planned Mixed-Use Community
Multi-family Rental Residences • Retail
Creative Oces • Park/Event Plaza
15 | ONE METRO WEST COMMUNITY CHARACTER | 16 Beach Blvd.

Adams Ave.

Fairview Rd.

COSTA
MESA
Harbor Blvd.

MacArthur Blvd.

Jamboree Rd.

Sunflower Ave.

MacArthur Blvd.
1,470

EMPLOYMENT AREA
+970
230
+150
180
+120
200
+130
100
+70
160
+110
1,410
+930
930
+610
320
+210

EXISTING COMMUTERS

FUTURE COMMUTERS
405
73 55
1 Analysis

2.2 SIGNIFICANT TRAFFIC INCREASES

WITHOUT NEW HOUSING
Approved offices and creative campuses in the
ONE METRO WEST area will attract 8,000 or more engaged
and entrepreneurial individuals in the coming years. The Press alone is anticipated to generate 3,300 of these workers in the next 1-4 years. With no new housing to the area, the approximately 3,300 new morning (and evening) commuter
trips will come from the regional roads most Costa Mesan’s use on a daily basis. This means more vehicle miles traveled and more regional traffic. New housing opportunities in the area will not only mitigate traffic, air pollution and environmental costs from these workers, but the 5,000 current employees in the area as well.

ONE METRO WEST AREA COMMUTERS
Existing Commuters 5,000
Future Commuters (The-Press) 3,300
ONE METRO WEST Area 8,300
Estimated Total Commuters
(Within 5 Years)

MORNING COMMUTE

CURRENT

JOB/HOUSING IMBALANCE
Orange County has one of the worst jobs/housing
balances in the state. Costa Mesa has one of the worst
jobs/housing balances in Orange County. California has
approximately 1.27 jobs for every home. Meanwhile, the
numbers for Orange County and Costa Mesa are 1.54 and

1.60 respectively. The estimated 5,000 workers today in the ONE METRO WEST area need about 4,000 homes.

There are less than 1,000 in this area today. By adding homes near jobs, opportunities to reduce environmental
and traffic impacts are high.

WITHOUT WITH

ONE METRO WEST IS EXPECTED TO

REDUCE COMMUTING BY APPROXIMATELY

ANNUAL MILES

TRAVELLED

LONG COMMUTES FOR
1,000 AREA EMPLOYEES
9 MILLION
300 AREA EMPLOYEES

LIVE WHERE THEY WORK
6 MILLION
3 MILLION

ANNUAL MILES

TRAVELLED

ANNUAL MILES

TRAVELLED
1,000 NEW

ONE METRO WEST RESIDENCES
1,000 NEW

ONE METRO WEST RESIDENCES
Source: To show the power of the connectivity
between land use and transportation, a preliminary
study of where current Costa Mesa workers live ** by
conducted by Competitive Analytics and LSA. Study
looks at where new workers in the area might live with
and without nearby housing. Study does not look at
the driving habits of the remaining 700 residents that
might live in ONE METRO WEST. But we can assume
these drivers will travel in the opposite direction of
workers coming in to the area in the morning and out
of the area in the evening.
**State of California Department of Finance, State of
California Employment Development Department, U.S
Bureau of Statistics and Experian.
40 LONG BEACH SOUTHEAST AREA SPECIFIC PLAN
Long Beach, CA | Placeworks for City of Long Beach
This project entailed preparation of land use updates for a 1,500-acre portion of East Long Beach as well as a Specific Plan, a Program EIR and an amendment to the City’s Local Coastal Program (LCP) and the Southeast Area Development and Improvement Plan (SEADIP) zoning district. Located south of CSU Long Beach, the area provides marina access to Alamitos Bay and is host to regional bikeway connections along the San Gabriel River, which provides ocean access. SEADIP is the last area of Long Beach that is not entirely built out and is characterized by undeveloped Los Cerritos wetlands parcels in varying degrees of degradation and several large underutilized properties, particularly along Pacific Coast Hwy. Fuscoe participated in conducting community outreach, following State grant protocols to identify the community’s key infrastructure concerns. The overall project encompassed refining and implementing the perspectives of multiple stakeholder groups, including property owners, businesses, residents and wetlands preservationists. This significant undertaking offered a unique opportunity to produce a land use and development code that creatively balanced responsible development with resource preservation. The final Specific Plan included customized land uses and development standards; identified locations for future development potential; expanded multi-modal transportation options; and incorporated proactive strategies to preserve wetlands and measures to maintain valuable natural resources.

CONTACT & STATUS
Karen Gulley, Placeworks 714.966.9220
Christopher Koontz, City of Long Beach 562.570.6288
Completed 2017
AWARDS
City of Long Beach Southeast Area Specific Plan
2021 Hard-Won Victories Award, APA Los Angeles Planning Awards 2021 Outstanding Planning Award, AEP Los Angeles Awards 41 %&l(
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Grand
Ave/17th
Street
South
Bristol
Street
55 Fwy/
Dyer Road
South Main
Street
West Santa
na Boulevard
S a n t a A n a R i v e r

MAIN ST

BRISTOL ST

WARNER AV

HARBOR BLVD

FLOWER ST

HAZARD AV

GRAND AV

CHESTNUT AV

NEWHOPE ST
17TH ST

STANDARD AV

RAITT ST

SEGERSTROM AV

FIRST ST

BROADWAY

MAC ARTHUR BLVD

BEAR ST
4 ST

ALTON AV

TUSTIN AV

DYER RD
Anaheim
Orange
Tustin
Foothills Foothills
Tustin
Irvine
Costa Mesa Costa Mesa

CITY OF SANTA ANA

GENERAL PLAN UPDATE
Santa Ana, CA | Placeworks for City of Santa Ana
The City of Santa Ana required assistance with evaluation of its key infrastructure, including drainage, sewer, water and water quality, for consistency with the City’s General Plan update, as well as help in identifying opportunities for sustainability and water conservation.

As a subconsultant to PlaceWorks, Fuscoe Engineering’s stormwater management team provided these services
› Hydrology, Water Quality & Infrastructure Assessment
› Potable Water & Sanitary Sewer Infrastructure Assessment › General Plan Update Technical Report FA Revisions

CONTACT & STATUS
Kathy Swigert, 714.966.9220
Completed February 2022
42 ARROW HWY CORRIDOR SPECIFIC PLAN & EIR
Glendora, CA | MIG, Inc.

The City of Glendora’s primary goal for the Arrow Highway Corridor Specific Plan is to transform and revitalize the Arrow Highway Corridor area within the city of Glendora and unincorporated Los Angeles County with a variety of land uses in an attractive environment that provides overall economic redevelopment and improved livability within the city. In order to help the City of Glendora achieve this goal, Fuscoe provided significant technical resources to ensure the proposed land uses are supported by appropriate infrastructure upgrades and services. In addition to the technical analyses, Fuscoe also provided EIR support to help the City obtain all necessary entitlements.

CONTACT & STATUS
Lisa Brownfield, Director of Planning Services, 626.744.9872 Completed
43 05.08.19sh

CLIENT REFERENCE LIST
In order to more fully evaluate your background and experience for the project herein proposed, it is requested that you submit a list of references and/or similar projects completed or in progress within the last 24 months or as noted in the requirements of the RFP or IFB. Your cooperation in this matter is greatly appreciated.

Company Name:

Number of years as a contractor in the work of this type:

Three projects/clients references for this type of work:

Client Name
Address
Contact Name Contact Email
Contact Phone Number
Project Description
Project Start Date Project End Date
Project Amount:

Client Name
Address
Contact Name Contact Email
PlaceWorks

48.5 City of Costa Mesa
77 Fair Drive, Costa Mesa, CA 92628
Phayvanh Nanthavongdouangsy [email protected]
714.754.5611
Fairview Developmental Center: Community Visioning and Engagement, Specific Plan, Market Feasibility, Exisiting Conditions Analysis, Environmental Review and Technical Studies September 2023 Ongoing
$2,063,135
City of Long Beach
411 W. Ocean Blvd 3rd Floor, Long Beach, CA 90802
Christopher Koontz, AICP [email protected] 562.570.6288
Downtown Shoreline Vision and Plan Update: Public Outreach and Visioning; Land Use and Policy Planning, Zoning and Design Standards, Environmental Review; Local Coastal Plan/Coastal Comm. Coord.

January 2023 Ongoing
$2,305,556
City of Placentia
401 E. Chapman Avenue, Placentia CA 92870
Joe Lambert [email protected]
44 05.08.19sh
Contact Phone Number
Project Description
Project Start Date Project End Date
Project Amount:

Bidder's Signature
NOTE: If requested by the City, the bidder shall furnish a certified financial statement, references, and other information sufficiently comprehensive to permit an appraisal of his current financial condition.
714.993.8124
Chapman Corridor Revitalization Plan: Community Participation, Transit Planning and Design, Corridor Planning, Graphic Design
October 2022 Ongoing
$198,138
Karen Gulley | Managing Principal, Design

TIMELINE

Proposal for Services • PLACEWORKS 47
Task Description We 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 Task 1. Project Kick-Off and Economic Analysis

1.1 Project Kick-Off Meeting

1.2 Economic Analysis    
Task 2. Community and Stakeholder Outreach

2.1 Stakeholder Interviews

2.2 Community Study Session 

2.3 Digital Content and Outreach Materials Ongoing to suppport outreach and share information.

2.4 Vision  

2.5 Decision Maker Study Session 

2.6 Outreach Summary   
Task 3. Public Infrastructure Improvements

3.1 Existing Conditions Infrastructure Evaluation

3.2 Proposed Condition Infrastructure Evaluation 

3.3 Infrastructure Meetings and Coordination Ongoing

3.4 Implementation Funding Strategies
Task 4. Fiscal Analysis

4.1 Feasibility and Fiscal Analysis   
Task 5. CEQA Advisor

5.1 CEQA Consultation
Task 6. Comprehensive Land Use Plan

6.1 Land Use Plan Evaluation and Development   

6.2 Overlay District Development/Zoning Tool   

6.3 Administrative Review Draft   

6.4 Public Review and Hearing Draft 
Task 7. District Naming and Branding

7.1 District Naming, Logo, and Brand Guide    
Task 8. Project Management and Coordination

8.1 Project Management and Check-ins Ongoing
Duration  Draft  Final  Study Session  City Review  Event Staff Review
Month: JULY AUGUST
R E VIS E D Project S chedule
City of Signal Hill Economic Analysis and Land Use Study for Three Proposed Opportunity Areas

NOVEMBER DECEMBER JANUARY FEBRUARY MARCH APRIL MAY JUNE 48 CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas Technical Specifications
This page intentionally left blank.

BUDGET

Proposal for Services • PLACEWORKS 51
REVISED Cost Proposal
City of Signal Hill Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas FUSCOE P11 10%

GULLEY SCHWAB GUNNELLS WITTER SO/HUTCHINSON SCOTT GIAMARINO DURAND Title Principal Assoc Prin Chief Economist Sr Associate Associate Planner Associate Assoc Prin Role
Principal in
Charge
Proj Mgr,
Outreach Lead
Economics
Lead
Economics Outreach, Design,
Planning
Outreach,
Planning

GIS CEQA
Advisor
Task Hourly Rate: $275 $235 $250 $190 $165 $130 $160 $250 $150 $135 TASK 1. PROJECT KICK OFF AND ECONOMIC ANALYSIS

1.1 Project Kick-Off Meeting 4 8 4 8 2 4 8 38 $7,630 $0 $7,783

1.2 Economic Analysis 2 2 100 90 24 8 8 8 242 $49,800 $0 $50,796 Task 1. Subtotal 6 10 104 98 2 28 16 0 8 8 280 $57,430 $0 $0 $0 $58,579 TASK 2. COMMUNITY AND STAKEHOLDER OUTREACH

2.1 Stakeholder Interviews 20 20 20 20 4 84 $19,640 $0 $20,033

2.2 Community Study Session 8 12 6 10 8 44 $9,740 $0 $9,935

2.3 Digital Content and Outreach Materials 2 4 6 8 6 26 $4,910 $0 $5,008

2.4 Vision 4 4 4 4 2 18 $3,620 $0 $3,692

2.5 Decision Maker Study Session 6 8 6 4 10 34 $7,440 $0 $7,589

2.6 Outreach Summary 2 4 8 6 2 22 $3,890 $0 $3,968
Task 2. Subtotal 42 52 32 44 34 10 10 0 4 0 228 $49,240 $0 $0 $0 $50,225 TASK 3. PUBLIC INFRASTRUCUTRE IMPROVEMENTS

3.1 Existing Conditions Infrastructure Evaluation 0 $0 8,800 $9,680 $9,680

3.2 Proposed Condition Infrastructure Evaluation 0 $0 11,300 $12,430 $12,430

3.3 Infrastructure Meetings and Coordination 4 4 $1,000 5,900 $6,490 $7,510

3.4 Implementation Funding Strategies 8 8 $2,000 $0 $2,040 Task 3. Subtotal 0 0 12 0 0 0 0 0 0 0 12 $3,000 $28,600 $0 $28,600 $31,660 TASK 4. FISCAL ANALYSIS

4.1 Feasibility and Fiscal Analysis 50 50 25 125 $25,250 $0 $25,755 Task 4. Subtotal 0 0 50 50 0 25 0 0 0 0 125 $25,250 $0 $0 $0 $25,755 TASK 5. CEQA ADVISOR

5.1 CEQA Consultation 4 4 $1,000 $0 $1,020
Task 5. Subtotal 0 0 0 0 0 0 0 4 0 0 4 $1,000 $0 $0 $0 $1,020 TASK 6. COMPREHENSIVE LAND USE PLAN

6.1 Land Use Plan Evaluation and Development 18 32 4 12 30 20 8 2 2 128 $25,150 $0 $25,653

6.2 Overlay District Development/Zoning Tool 30 36 8 28 36 24 12 2 2 178 $35,580 $0 $36,292

6.3 Administrative Review Draft 4 18 18 12 4 2 2 60 $11,070 $0 $11,291

6.4 Public Review and Hearing Draft 4 4 4 4 2 2 20 $3,790 $0 $3,866 Task 6. Subtotal 56 90 12 40 88 60 24 0 8 8 386 $75,590 $0 $0 $0 $77,102 TASK 7. DISTRICT NAMING AND BRANDING

7.1 District Naming, Logo, and Brand Guide 0 $0 20,000 $22,000 $22,000 Task 7. Subtotal 0 0 0 0 0 0 0 0 0 0 0 $0 $0 $22,000 $22,000 $22,000 TASK 8. PROJECT MANAGEMENT AND COORDINATION

8.1 Project Management and Check-ins 16 24 8 18 10 76 $17,110 $0 $17,452 Task 8. Subtotal 16 24 8 18 10 0 0 0 0 0 76 $17,110 $0 $0 $0 $17,452 Labor Hours Total 120 176 218 250 134 123 50 4 20 16 1111 $228,620 $28,600 $22,000 $50,600 $283,792 Labor Dollars Total $33,000 $41,360 $54,500 $47,500 $22,110 $15,990 $8,000 $1,000 $3,000 $2,160 $228,620 PlaceWorks Percent of Total Labor 10.8% 15.8% 19.6% 22.5% 12.1% 11.1% 4.5% 0.4% 1.8% 1.4% 100.0% Subconsultants Reimbursable Expenses $ 750.00 $825
PlaceWorks Reimbursable Expenses $5,200
REIMBURSABLE EXPENSES TOTAL $6,025
2% of Labor for Office Expenses $4,572
Subtotal $289,817
Contingency $10,058
GRAND TOTAL $299,875
Subcons.

Labor Total
(incl. 10% markup)
TOTAL
TASK
BUDGET
PlaceWorks
Labor Total

PLACEWORKS
Infrastructure
PlaceWorks
Hours
Technical
Editing
WP/
Clerical
Branding
52 CITY OF SIGNAL HILL • Economic Analysis and Land Use Study for Three Proposed Opportunity Study Areas Technical Specifications
PlaceWorks - 2024 Fee Schedule
Resumes

APPENDIX

KAREN GULLEY
Managing Principal, Design
Karen has a talent for strategy and innovative problem solving that has been honed by 30 years of experience. Her skill with all facets of comprehensive planning and design for private and public sector clients expands the opportunities for creative solutions. She has led six general plans, more than forty specific plans, dozens of long-range conceptual plans for transit-readiness, and vision plans to reposition large areas. Her deep understanding of the real estate and development fields inform all facets of her public-sector projects—master plans, transit plans, conceptual design studies and park plans, coding, design guidelines, and implementation programs.

Karen has extensive experience in developing community participation programs and facilitating public meetings and workshops. She is adept at establishing a rapport with her audience and communicating complex and often controversial issues clearly and accurately. She provides expertise in project visioning and implementation, project processing, negotiating conditions of approval, responding to political considerations, and handling communication between stakeholders.

Karen is responsible for leading a team of people and projects within the Community Planning & Design Team and maintaining quality control.

Karen’s strengths include handling the day-to-day management of large project teams where information sharing, issue management, problem solving, and policy development require extensive coordination. She is responsive to client needs and desires on a project and is dedicated to ensuring that the project stays on track and within budget.

HIGHLIGHTS OF EXPERIENCE
Urban Planning
• Southeast Area Specific Plan | Long Beach CA
• Advanced Technology Education Park (ATEP) Framework Plan | Tustin CA • Tustin Legacy Specific Plan Update | Tustin CA
• Carson Vision Plan | Carson CA
• Savi Ranch Vision Plan | Yorba Linda CA
Corridor Planning
• Downtown Bellflower TOD Specific Plan | Bellflower CA • Chapman Corridor Revitalization Plan | Placentia CA
• Beach Boulevard Specific Plan | Anaheim, CA
• Harbor Boulevard Specific Plan | Santa Ana CA
• Midtown Corridor Specific Plan | Long Beach CA
• Katella and Los Alamitos Boulevard Corridor Plan | Los Alamitos CA

EDUCATION
• BA, Economics, University of
California, Santa Cruz
• Masters Program, Urban &
Regional Planning, California State
Polytechnic University, Pomona (all
but thesis)

CERTIFICATIONS
• Certificates from the International
Association for Public Participation
» Planning for Effective Public
Participation
» Strategies for Dealing with
Opposition and Outrage in Public
Participation

AFFILIATIONS
• American Planning Association
• Urban Land Institute
» National Urban Revitalization
Product Council
» Women’s Leadership Initiative
for District Chapter
Team member since 1991
A-1

KAREN GULLEY
Managing Principal, Design
[email protected]
• Corridor revitalization: planning and implementation projects for the cities of Glendora, Covina, Azusa, San Dimas, Irwindale, and Chino as part of SCAG’s Compass Blueprint Demonstration Program
Infill & Redevelopment
• Brea Core Visioning and Specific Plan | Brea CA
• Crafton Hills College Village Plan | Yucaipa CA
• Mixed Use Overlay Zones | Anaheim CA
• Stanton Plaza Specific Plan | Stanton CA
• Prospect Village, Downtown Tustin Redevelopment | Tustin CA Comprehensive Planning
• Anaheim General Plan Zoning for Housing Acceleration and EIR; Anaheim First Community Assessment | Anaheim CA
• WRCOG Economic Development and Sustainability Framework Plan | Western Riverside County CA
• Rancho Cucamonga General Plan Update and EIR | Rancho Cucamonga CA • Economic Development Strategic Plan | San Bernardino County CA • Fontana General Plan Update & Zoning Code Consistency Program | Fontana CA • Temecula Inaugural General Plan Update and EIR | Temecula CA Large-Scale Land Planning
• MCAS Tustin Reuse Plan/Specific Plan | Tustin CA
• Harmony Specific Plan | Highland CA
• DeAnza Special Study, Mission Bay | San Diego CA
• Kennecott Master Plan | Salt Lake County UT
• Centennial Specific Plan, Tejon Ranch | Los Angeles County CA Plan Implementation
• Tustin Legacy Master Developer | Tustin and Irvine CA • Villages of Columbus Planning & Entitlements, MCAS Tustin | Tustin CA • Moffett Meadows Design & Processing | Irvine CA

ARTICLES
• “Repositioning Urban Corridors to Attract New Residential and Commercial Markets,” Urban Land, 2010
• “Sowing the Seeds of Regional Planning,” Urban Land, 2007 • “Reshaping the American Commercial Strip,” Urban Design Group Journal, Winter 2003

SPEAKING
• “Guiding Infill Development: What Planning Commissioners Need to Know” | OC Association of Planning Officials Forum, 2016
• “Got a College? New Town/Gown/Industry Collaboration” | 2015 APACA State Conference; 2015 WRCOG Visioning Workshop
• “Effective Elements of Corridor Planning” | APA San Diego Chapter, 2013 AWARDS
• Yucaipa Valley Wine Country Specific Plan | 2024 Award of Excellence,

APACA-IE
• Fullerton College Connector Study | 2015 Award of Merit, Transportation Planning, APACA OC
• WRCOG Sustainability Framework | 2013 Best of the Best Award, ULI OC/IE; 2013 Compass Blueprint Commendation, SCAG
• San Bernardino TOD Overlay | 2013 Hard Won Victory Award, APACA-IE A-2

SUZANNE SCHWAB AICP
Associate Principal
Suzanne is an experienced urban planner who loves creating places for people. She has a diverse planning background—from conceptual planning to development standards and design guidelines incorporated in specific plans, general/comprehensive plans and campus master plans. These documents cover a variety of planning efforts, including master planned communities, vibrant corridors, military base reuse, and health districts. Her plans lay the foundation for future great places. She is passionate about linking health to the built environment and has led planning efforts for impactful campus developments such as the Saint John’s Hospital Phase II Master Plan in Santa Monica. She also successfully entitled the Centennial at Tejon Ranch Specific Plan in Los Angeles County, a 12,300-acre new community projected to have 19,333 homes and 10.1 million square feet of nonresidential development with net zero energy and an unprecedented green building program. Suzanne is active in the urban planning community, serving on the Orange County American Planning Association Board and mentoring students attending the urban planning program at the University of California, Irvine..

HIGHLIGHTS OF EXPERIENCE
Specific Plans
• Wine Country Specific Plan | Yucaipa CA
• The Village at South Coast | Santa Ana CA
• Southeast Area Specific Plan | Long Beach CA
• Centennial Specific Plan | Los Angeles County CA
• Goodman Commerce Center Eastvale Specific Plan | Eastvale CA • Mill Creek, Update to The Preserve Specific Plan | Chino CA • Tustin Legacy Specific Plan Update and | Tustin CA
Corridor Plans
• Chapman Corridor Regulatory Requirements and Design Guidelines | Placentia CA
• Beach Boulevard Corridor Specific Plan | Anaheim CA
• Midtown Specific Plan | Long Beach CA
• Harbor Mixed Use Transit Corridor Specific Plan | Santa Ana CA General Plans
• Redondo Beach General Plan Update | Redondo Beach CA
• Yucca Valley General Plan | Yucca Valley CA
• Irvine General Plan | Irvine CA
• Corona General Plan | Corona CA
• La Habra General Plan | La Habra CA

EDUCATION
• Master of Urban and Regional
Planning, University of California,
Irvine
• BS, Marketing and International
Studies, Indiana University,
Bloomington
• AA, Interior Design, Fashion
Institute of Design and
Merchandising, Los Angeles
• Study Abroad Program,
International Education for
Students, London, England

CERTIFICATIONS
• American Institute of Certified
Planners (AICP)
• NCI Charrette System™, National
Charrette Institute

AFFILIATIONS
• American Planning Association
• Urban Land Institute
Team member since 2022
(also at PlaceWorks 2012–2018)
A-3

SUZANNE SCHWAB
Associate Principal
[email protected]
Other
• Beach Cities Healthy Living Campus Entitlement Services | Redondo Beach CA • Objective Design Standards and Zoning Code Updates | Anaheim CA • SCAG Metrolink Area Station Analysis | SCAG Region
• Cal State Dominguez Hills Visioning Plan | Dominguez Hills CA • Harris River Ranch Entitlement Services | Sanger CA
• Riverside Reconnects, Street Car Feasibility Study | Riverside CA • Site Planning for Tustin Legacy, MCAS Reuse | Tustin CA • WRCOG Sustainability Framework Plan | Riverside County CA • SCAG UPLAN Grant Application | Long Beach CA

PRIOR EXPERIENCE
Master Plans
• Mt. San Antonio Community College | Walnut CA
• Mission Hospital | Mission Viejo CA
• Mission Hospital | Laguna Beach CA
• Saint John’s Phase II Master Plan and Development Agreement | Santa Monica CA
• St. Mary Medical Center Revised Planned Unit Development and Development Agreement | Victorville CA
• Holy Cross | Los Angeles CA
• The Mount | Seattle WA
Feasibility Studies
• Providence Health System Workforce Housing (including Zoning Code Review, Site Planning Considerations, and Demand Study) for: Apple Valley CA; Gresham, Hillsboro, and Portland OR; and Olympia WA
Other Entitlement Projects
• St. Joseph Hospital Women’s Center Medical Office Building | Orange CA • Mission Medical Office Building | Rancho Mission Viejo CA • Happy Valley Site Plan and Existing Conditions Report | Happy Valley OR • St. Mary Medical Center Reuse Planning | Apple Valley CA

SPEAKING ENGAGEMENTS
• Healthcare 2021: Future Post Pandemic Capital Strategies, Southern California Development Forum, Virtual

ACTIVITIES
• Building Healthy Places Committee, OC/IE Urban Land Institute 2022 AWARDS
• Yucaipa Valley Wine Country Specific Plan | 2024 Award of Excellence,

APACA-IE
• Southeast Area Specific Plan, City of Long Beach | 2022 Efficient & Sustainable Land Use – Honorable Mention, SCAG; 2022 Hard-Won Victory, APA CA; 2021 Outstanding Planning Document, AEP; and 2021 Hard WonVictory, APACA-LA • Midtown Specific Plan, City of Long Beach | 2017 Outstanding Planning Document, AEP; 2017 Sustainability Award for Integrated Planning, SCAG • WRCOG Sustainability Framework | 2013 Best of the Best Award, ULI OC/IE; and 2013 Compass Blueprint, Honorable Mention, SCAG
A-4

STEVE GUNNELLS
Chief Economist
Steve’s career spans the spectrum of community planning and economic development. As PlaceWorks’ in-house economist, he plays a role in a great many of the firm’s active projects. He focuses on crafting plans, policies, and development projects that are grounded in regional and global economic realities. He helps his clients leverage market forces to achieve their goals. And most importantly, he uses his grasp of economics and real estate markets not only to overcome existing challenges but to help communities create visionary plans that capitalize on the possibilities, not just past trends.

Steve works with communities to bridge the gap between long-range planning policies and economic development—with community organizations and special districts to fund and implement priority projects—and with developers to guide project decision-making and obtain entitlements based on sound economic and market analysis. Steve has also served as the field director for a consulting team on a World Bank project in Yemen, an Economic Development Fellow with the International Economic Development Council, a county planning director in Virginia, and a planning and economic consultant in Michigan and Ohio.

HIGHLIGHTS OF EXPERIENCE
Economic and Market Analysis
• Logistics Industry Analysis | San Bernardino County CA • TDR Bank Benefits Analysis | Santa Fe County NM
• Fiscal Impact Analysis, New Jersey Highlands Water Quality Protection and Regional Planning Act | Chester NJ
• Economic Analysis, Collier County Rural Fringe Mixed-Use District TDR Restudy | Naples FL
• Evaluation of Irvine Business Complex TDR Program | Irvine CA • Market Analysis for the Downtown Redding Specific Plan | Redding CA • Market Analysis, Southwest Fresno Specific Plan | Fresno CA • Economic, Market, and Fiscal Analysis | San Clemente CA • Market Analysis and Mixed-Use Development Feasibility Study | Chino CA • Downtown Market Assessment and TOD Feasibility Study | Fontana CA • Washoe County Economic Forecast and Analysis | Washoe County NV • Fresno Marketplace | Fresno CA
• Dole Foods Atwater Plan and Market Analysis | Atwater CA Economic Development Planning
• Economic Development Element and Economic Development Strategic Action Plan | Corcoran CA
• Re-envisioning Chino: Implementing the 2025 General Plan | Chino CA

EDUCATION
• MSc, Development Management,
London School of Economics
• Master of Urban and Environmental
Planning, University of Virginia
• BA, Urban Planning, Virginia Tech

AFFILIATIONS
• American Planning Association
• Urban Land Institute
AWARDS
• 2013 Best of the Best Award, ULI
Orange County/Inland Empire |
WRCOG Sustainability Framework
• 2012 SCAG Compass Blueprint
Recognition Award, Achievement
in Sustainability | Re-envisioning
Chino: Implementing the 2025
General Plan
• Michael A. Hoffman Award (corecipient), Council of Virginia Archaeologists | Acquisition and
Preservation of the Morgan Jones
Kiln Site, a National Register Site
Team member since 2007
A-5

STEVE GUNNELLS
Chief Economist
[email protected]
• Economic Development Feasibility Study for the California Community Foundation | El Monte CA
• North Hemet Revitalization Plan | Riverside County CA • Economic Development Recommendations for the Southeast Industrial Area, SCAG Compass Blueprint Demonstration Project | Fullerton CA • Coachella Commercial Entertainment District Planning Study | Coachella CA Comprehensive Planning
• San Bernardino Countywide Plan | San Bernardino County CA • Bloomington Community Plan | Bloomington CA
• Westminster General Plan and EIR | Westminster CA
• Yucca Valley General Plan and EIR | Yucca Valley CA
• San Clemente General Plan and EIR | San Clemente CA
• Menifee General Plan and EIR | Menifee CA
• Industry General Plan Update and EIR | Industry CA
• Clovis General Plan Update and EIR | Clovis CA
• Economic Development Element, El Monte General Plan | El Monte CA • Economic Development Element, The Ontario Plan | Ontario CA • Strategic Plan Update: Community Profile and Environmental Scan | Torrance CA Urban and Regional Planning
• Sustainability Plan Framework, Western Riverside COG | Riverside County CA • 2015–2050 Growth Forecast Update | Kern Council of Governments • San Joaquin Valley Demographic Forecasts 2010 to 2050, Fresno COG | San Joaquin Valley CA
• Life on State Corridor Plan, Wasatch Front Regional Council | Multijurisdictional, Salt Lake County UT • 5600 West BRT Phase I Station Area Plan | Salt Lake County UT • Development Options around Transit Stations, SCAG Compass Demonstration Project | Azusa CA

PRIOR EXPERIENCE
• Downtown Development Plan, Buena Vista Charter Township | Saginaw County MI
• Downtown Development Plan and Tax Increment Financing Plan, Lyon Charter Township | Oakland County MI
• Development Plan and Tax Increment Financing Plan, Van Buren Charter Township | Wayne County MI
• Tax-Increment-Financing Plan, Detroit Armory Redevelopment | Oak Park MI • Economic Development Program | Richmond County VA
• Overall Economic Development Program | Westmoreland County VA • Urban Development, Management, and Tourism Assessment, World Bank | Republic of Yemen

SPEAKING ENGAGEMENTS
• “Rail and TOD: Getting on the Right Track” | 2015 ULI OC/IE District Council | Santa Ana CA
• “Economic Development for Planners” | 2011 Southern California Association of Governments’ Toolbox Tuesdays | Los Angeles CA
• “TOD and Downtown Development Opportunities” | 2010 Downtown Fontana Technical Advisory Roundtable | Fontana CA
• “Mixed-Use Development: Myth or Must” (Panelist) | 2009 Developer Conference, Multifamily Executive Conference | Las Vegas NV A-6

CHAD SO AICP
Associate
Chad So is a valued member of PlaceWorks’ community planning and design team, with a background in landscape architecture and a deep passion for urban design. He develops urban design and streetscape design concepts, first/last mile plans for transit stations, and multimodal strategic and specific plans. He uses technical analysis with computeraided design programs and GIS in his design work and creates graphics, maps, and diagrams. These are incorporated into plans and used to present planning and urban design concepts to clients, public meetings, and community workshops.

Before joining PlaceWorks, Chad was an urban designer at Here LA. He developed concepts, illustrations, maps, and narratives for multimodal, bicycle, and pedestrian strategic and specific plans at a scale from county to corridor to site. He trained community members in first/last mile audit methodology, oversaw station area analysis, and recommended urban design improvements. In other work experience, Chad was a design architect intern for the City of Los Angeles Department of Transportation’s Active Transportation Division.

HIGHLIGHTS OF EXPERIENCE
• Artesia Downtown Specific Plan and EIR | Artesia CA
• Butte County Upper Ridge Community Plan | Butte County CA • Chapman Corridor Revitalization Plan | Placentia CA
• Cupertino General Plan 2040 | Cupertino CA
• Daly City Commercial Mixed Use Zone Development | Daly City CA • Downtown Shoreline Vison Plan | Long Beach CA
• Five Wounds Station Area Plan | San Jose CA
• Fresno Housing Parkway Master Plan | Fresno CA
• Glendora Objective Design Standards | Glendora CA
• Greater Higgins Area Plan | Nevada County CA
• Hercules Waterfront Blocks ABCD Outreach | Hercules CA • Hollister General Plan Design Guidelines | Hollister CA • Livermore General Plan Update | Livermore CA
• Long Beach LGBTQ+ Cultural District | Long Beach CA
• Madera Station Relocation Transit Area | Madera CA
• Millbrae Station Area Specific Plan Update | Millbrae CA • Orange County Council of Governments Objective Design Standards | Orange County CA
• San Bernardino (City) General Plan, Specific Plans, and Downtown Urban Design | San Bernardino CA
• Stockton General Plan Update | Stockton CA
• Sunnyvale Housing Development Objective Design Standards | Sunnyvale CA • Wildomar General Plan Update | Wildomar CA

EDUCATION
• BS, Landscape Architecture,
California State Polytechnic
University, Pomona
• Study Abroad, Santa Chiara Study
Center, Castiglion Fiorentino,
Tuscany, Italy

CERTIFICATIONS
• American Institute of Certified
Planners #35134

AFFILIATIONS
• American Planning Association
Team member since 2022
A-7

CHAD SO
Associate
[email protected]

PRIOR EXPERIENCE
Design and Planning
• 405 Multimodal Corridor Plan | LA County CA
• Blue Line First/Last Mile Plan | Los Angeles, Long Beach, Compton CA • Brea Connecting the Core Active Transportation Plan | Brea CA • Crenshaw/LAX Northern Feasibility Study and TOC Analysis | LA County CA • Downey Pedestrian Plan | Downey CA
• Expo/Crenshaw First/Last Mile Plan | Los Angeles CA
• Glendale Pedestrian Master Plan | Glendale CA
• Golden State District Specific Plan | Burbank CA
• Inglewood First/Last Mile Plan | Inglewood CA
• LA Metro Station Evaluation Program | LA County
• NextGen Bus Study | LA County CA
• North Hollywood to Pasadena BRT Urban Design Integration Guide | Los Angeles CA
• One San Pedro Transformation Plan | San Pedro CA
• Ocean Ave Artist in Residence | Santa Monica CA
• Purple (D Line) Extension First/Last Mile Plan | Los Angeles CA • Regional Dedicated Transit Lanes Study | Southern CA
• Transit to Parks Strategic Plan | LA County CA
• Willoughby Streetscape Design Project | West Hollywood CA Creative Community Outreach
• Climate Talks Box | LA County CA
• East San Gabriel Mobility Action Plan | LA County CA
• Little Tokyo Joint Development Guidelines | Los Angeles CA • Long Beach Vision Zero | Long Beach CA
• One Arroyo Creative Outreach | Pasadena CA
• Oxnard Sustainable Transportation Plan | Oxnard CA
• Santa Barbara Active Transportation Plan | Santa Barbara County CA • Uptown Land Use & Neighborhood Strategy | Long Beach CA A-8

CORY WITTER
Senior Associate
Cory’s background in public health and community-based participatory research lends him a unique perspective of the planning world. The wide variety of his project experience so far has contributed to his passion for long-range planning, economic development, and community engagement.

He views planning dilemmas as an intersection of the social and physical environments and chooses to search for solutions upstream rather than look downstream for solutions that may only topically address the problems. Cory is also venturing further into the world of land use economics. He is interested in economic growth and development—particularly with fitting all the pieces together so that cities can make land use decisions with lasting social and economic benefits.

HIGHLIGHTS OF EXPERIENCE
• Missing Middle Housing Analysis | Elk Grove CA
• Fountain Valley General Plan Update | Fountain Valley CA • Community Profile and Environmental Scan | Torrance CA • San Bernardino Countywide Plan and EIR | County of San Bernardino CA • Redondo Beach Focused General Plan Update and EIR | Redondo Beach CA • Corona General Plan Update and EIR | Corona CA
• Pasadena General Plan Implementation Plan | Pasadena CA • Southeast Long Beach Specific Plan and EIR | Long Beach CA • Development Impact Fee Study for Midtown Long Beach | Long Beach CA • The El Camino Plan | Atascadero CA
• Centennial (Tejon Ranch) Specific Plan | Lebec CA
• Western Riverside Council of Governments’ “EXPERIENCE” Feasibility Study | Western Riverside County CA
• Laguna Beach Hazard Mitigation Plan | Laguna Beach CA • City of Colton General Plan Safety Element and Local Hazard Mitigation Plan | Colton CA
• Caltrans Sustainable Communities Grant Assistance | Glendale CA • OCTA’s Orange County Active Transportation Plan | Orange County CA • Irwindale Nonmotorized Active Transportation Plan | Irwindale CA • Caltrans Cycle 4 Active Transportation Program Grant Assistance | Long Beach CA
• Western Riverside Council of Governments SCAG RTP/SCS Data Review | Riverside County CA
• Santa Ana General Plan Update | Santa Ana CA
• Needles Land Use and Circulation Element Update | Needles CA • Dana Point Housing and Safety Elements Update | Dana Point CA • Barstow General Plan Update | Barstow CA
• Anaheim General Plan Update | Anaheim CA
• Inclusionary Housing Fee Study | Calimesa CA

EDUCATION
• Master of Urban and Regional
Planning, University of California,
Irvine
• BA, Public Health Policy, University
of California, Irvine
• Certificates from the International
Association for Public Participation
» Planning for Effective Public
Participation

AFFILIATIONS
• American Planning Association
Team member since 2017
A-9

CORY WITTER
Senior Associate
[email protected]
AWARDS
• Needles Land Use and Transportation Elements | 2023 Comprehensive Plan Award of Excellence, APACA-IE
• Excellence in Research, Program in Public Health, University of California, Irvine
• Academic Excellence, Department of Planning, Policy & Design, University of California, Irvine
• Service Award, Department of Planning, Policy & Design, University of California, Irvine

LEADERSHIP AND COMMUNITY
• Urban Planning Student Association (APA student chapter), President, University of California, Irvine
• Volunteer, KidWorks Inc., Santa Ana CA
A-10

ADRINEE HUTCHINSON
Associate Designer
Adrinee has nearly 10 years’ experience in urban design and planning that includes master planning projects from 5 acres to 6.5 million acres; international projects including a regional plan, a media hub district plan, and a new town plan; and local projects including a biotech campus plan, mixed-use developments, housing developments, and sustainability guidelines for a BRT line.

She uses 3D modeling to investigate and visualize the impacts of a planned development and to present concepts and other designs. She uses her design knowledge, creativity, and problem-solving skills to help clients and communities understand and address concerns and always seeks to create sustainable living environments.

Adrinee specializes in site design and planning, research and analysis, presentation narrative and storytelling design, 3D modeling and rendering, graphic production, and document design. She is highly skilled in a wide variety of design-related computer software programs, including Rhino, SketchUp, Autodesk Forma, AutoCAD, ArcGIS Pro, Photoshop, Illustrator, InDesign, After Effects, and Lumion. She is also talented at hand drawing, sketching, and painting.

HIGHLIGHTS OF EXPERIENCE
• SCAG Metrolink Area Station Analysis | SCAG Region

PRIOR EXPERIENCE
• NEOM Regional Master Plan | Saudi Arabia
• Promenade 2035 Master Plan | Los Angeles CA
• The Lundquist Institute (formerly LA BioMed) Campus Master Plan | Torrance CA • Vista Canyon Master Plan | Santa Clarita CA
• Metro’s North Hollywood to Pasadena BRT Sustainability Guidelines | Los Angeles County CA
• 1100 Rancho Conejo Life-Science Campus Project | Thousand Oaks CA • DreamEast Xu Xiake New Town Master Plan | China
AWARDS
• 2014 AWA Foundation Scholarship
• 2014 Outstanding Performance in Mathematics and Application, Woodbury University
• 2010 US President’s Volunteer Service Award

EDUCATION
• MS, Architecture and Urban Design,
Columbia University
• BA, Architecture with a Minor in
Urban Studies and Certification
in Urban Policy (Dean’s List 2011,
2014), Woodbury University,
Burbank

AFFILIATIONS
• External vice-president, AIA student
chapter, Woodbury University
• Student member, Association for
Women in Architecture
• Room for the River (LA) Workshop
and Symposium, Arid Lands
Institute
Team member since 2023
A-11

ADRINEE HUTCHINSON
Associate Designer
[email protected]
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A-12
JAY SCOTT LEED Green Associate
Planner
Jay holds the professional credential of LEED Green Associate. They received a Bachelor of Arts in environmental analysis with a focus on sustainability and the built environment and a minor in art history from Pomona College. Jay has conversational skills and document translation abilities in French and technical software experience working with ArcGIS, SketchUp, and Adobe Suite.

While at PlaceWorks, Jay has worked on General Plans for many cities, including Fountain Valley, Barstow, San Bernardino, and Santa Ana. Jay helped build infrastructure for the web-based version of Santa Ana’s General Plan and created visually engaging focus area StoryMaps. In addition, Jay has worked on environmental justice issues for many cities, creating maps and other visualizations. For the Western Riverside County of Governments, Jay helped to develop a tool for member jurisdictions to easily incorporate their feedback into SCAG’s local data exchange.

While at Pomona College, Jay served as an EcoRep where they collaborated with other students to organize sustainability events on campus and worked with college administration to communicate institutional sustainability goals to students. Additionally, they served as a member of the President’s Advisory Committee for Sustainability, which works to implement sustainable practices at the college. During Jay’s time on this committee, the members instituted changes in waste management, shifted dining hall menus to sustainable alternatives, and reduced water and energy usage on campus.

HIGHLIGHTS OF EXPERIENCE
• General Plan Update and EIR | Barstow CA
• 2040 General Plan Update and EIR | Fountain Valley CA • Inclusionary Housing Feasibility Study | Menifee CA
• General Plan Update and EIR | San Bernardino CA
• General Plan Land Use Element | Needles CA
• 2021 Transportation Element Update | Needles CA
• 2019-20 General Plan Update and EIR | Ontario CA
• 2019 General Plan Update | Santa Ana CA
• WRCOG Objective Design Standards | Riverside County CA • WRCOG 2050 SED Allocation | Riverside County CA
• WRCOG Affordable Housing Pipeline | Riverside County CA

EDUCATION
• BA, Environmental Analysis,
Pomona College
Team member since 2022
A-13

JAY SCOTT
Planner
[email protected]
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A-14
CHRIS GIAMARINO PhD
Associate GIS Analyst
Chris, a skateboarder, digital cartographer, and public space advocate, is passionate about urban design justice in public space for underserved communities, which drives his personal politics and professional work in shaping the built environment to be socially inclusive, spatially accessible, and politically active. In a short period of time, Chris has applied his research, analytical, and mapping skills to a wide variety of planning and urban design projects.

After receiving his PhD in Urban Planning from UCLA, Chris started as a GIS Analyst/Associate I at PlaceWorks. He has mainly worked on designing maps for general plans, mapping property data for ArcGIS Online applications, modeling 3D build outs around Metrolink stations, and developing urban design guidelines and engaging with local skate communities for a linear skatepark in Santa Ana. Outside of PlaceWorks, he teaches introductory and advanced GIS courses at UCLA and enjoys skateboarding in his free time.

HIGHLIGHTS OF EXPERIENCE
• SCAG Metrolink Station Area Analysis, Model 3D build outs for Pomona and Riverside (as a subconsultant to BAE) | SCAG Region
• Inglewood General Plan Update and EIR, Basemaps and General Plan Mapping | Inglewood CA
• Catholic Church Property Mapping in ArcGIS Online | Orange County CA • California State Parks Off-Highway Motor Vehicle Survey Mapping | Statewide CA • Accelerating Housing Production Technical Assistance for California Department of Housing & Community Development (HCD) | Statewide CA • Yuba City General Plan Update and EIR, Basemaps and General Plan Mapping | Yuba City CA
• Zero Waste Marin Organic Waste Dashboard Tracking| Marin County CA • Placer County General Plan Update and EIR, Basemaps and General Plan Mapping | Placer County CA

PRIOR EXPERIENCE
• Lecturer, Urban Design Labs and GIS, UCLA and Cal Poly Pomona | Los Angeles and Pomona CA
• GIS Analyst, Los Angeles Homeless Services Authority | Los Angeles CA • Active Design Intern, New York City Department of Health | Queens NY • GIS Analyst, Wildlife Conservation Society | Bronx NY

EDUCATION
• PhD, Urban Planning, University of
California, Los Angeles
• MS, Urban Planning, Columbia
University
• BS , magna cum laude,
Sustainability, New York University,
Tandon School of Engineering

AFFILIATIONS
• American Planning Association
(APA)
• Association of Collegiate Schools of
Planning (ACSP)
• Urban Affairs Association (UAA)
Team member since 2024
A-15

CHRIS GIAMARINO
Associate GIS Analyst
[email protected]

PUBLICATIONS
• Giamarino, C. & Willing, I. (Forthcoming 2024 or 2025). Planning for subcultures in public spaces: Exploring skateboarding as a part of creating safe, inclusive and playful cities. In J. Dolley, K. Hardy, & T. Matthews (Eds.), Inclusive Public Spaces and the Sustainable Development Goals: Inclusion, Safety, Culture and Nature. Edward Elgar Publishing.
• Rigolon, A., Giamarino, C., & Christensen, J. (2023). Development Fees and Park Equity in Los Angeles. Journal of the American Planning Association, 1–17. https://doi.org/10.1080/01944363.2023.2201279
• Giamarino, C., & Loukaitou-Sideris, A. (2023). “The echoes of Echo Park”:

Anti-homeless ordinances in neo-revanchist cities. Urban Affairs Review, 1–34. https://doi.org/10.1177/10780874231162936
• Giamarino, C., Nelischer, C., & Ramirez, A. F. (2023). Urban humanities as a framework for the study of public space during the pandemic. Journal of Urban Design, 1–18. https://doi.org/10.1080/13574809.2023.2180353 • Giamarino, C., O’Connor, P., & Willing Indigo. (2023). The impacts of hostile designs on skateboarding as a form of active transportation and recreation:

Comparing perspectives from public university spaces in Australia, the United Kingdom, and the United States. Cities & Health, 7(3), 416–432. https://doi.or g/10.1080/23748834.2022.2158769
• Giamarino, C., Goh, K., Loukaitou-Sideris, A., & Mukhija, V. (2022). Just Urban Design Scholarship? Examining Urban Design Theories Through a Justice Lens. In K. Goh, A. Loukaitou-Sideris, & V. Mukhija (Eds.), Just Urban Design:

The Struggle for a Public City (pp. 21–46). MIT Press. DOI: http://dx.doi. org/10.7551/mitpress/13982.003.0006
• Giamarino, C., Brozen, M., & Blumenberg, E. (2023). Planning for and against vehicular homelessness: Spatial trends and determinants of vehicular dwelling in Los Angeles. Journal of the American Planning Association, 89(1), 80–92. https://doi.org/10.1080/01944363.2022.2050936

SPEAKING ENGAGEMENTS
• Giamarino, C. & Douglas, G.C.C. (2023, April 26–29). ‘Reimagining hostile designs as just public space designs: Learning from do-it-yourself urban design tactics by unhoused communities in Los Angeles and Oakland [Paper presentation]. “Urban Design, Urban Architecture, Space and Place FR 1.00.13 Evaluating Urban Design,” 2023 Urban Affairs Association Conference (in person), Nashville, Tennessee.
• Giamarino, C., Glenney, B., O’Connor, P., & Willing, I. (2023, April 20–23). Grey Spaces: Skateboarding in the Anthropocene [Panel]. The Stoke Sessions: An International Conference on the Culture, History and Politics of Surfing and Skateboarding (in-person), San Diego State University, San Diego, California. • Pruss, G., Giamarino, C., & Brozen, M. (2022, November 18–19). A Recent History of Vehicle Residency in the US: Who are vehicle residents? What are vehicle residents’ history of unsettlement and structural violence? [Paper presentation]. “Plenary Session,” 2022 National Vehicle Residency Summit (online).
• Giamarino, C., O’Connor, P., & Willing, I. (2022, November 3–5). ‘Walk your wheels in the dismount zone’: Hostile designs, skateboarding, and (dis)affordances and (multi)stabilities on university campuses in the United States, United Kingdom, and Australia [Paper presentation]. “Track 15 - Urban Design, Session: 15.4: Mobility in Public Spaces,” 2022 ACSP National Conference (in-person), Toronto, Canada.

A-16

MALIA DURAND
Associate Principal
Malia Durand is a highly skilled environmental land use planner with over 16 years of experience in environmental review and urban planning. She is an adept problem solver and a strong leader with excellent communication and interpersonal skills.

Malia specializes in managing a wide variety of CEQA/NEPA publicand private- sector development projects. Her experience includes managing a team of urban and environmental planners and overseeing the production of numerous environmental projects, as well as planning and zoning projects throughout Southern California. She has also led and participated in critical negotiations with local, state, and federal resource agencies regarding impacts to sensitive habitat, jurisdictional resources, and species listed by the California and federal Endangered Species Acts.

Malia’s responsibilities at PlaceWorks include project quality and defensibility, project management, mentoring staff, and helping to maintain and advance our environmental practice in Orange County and the Inland Empire.

HIGHLIGHTS OF EXPERIENCE
• City of Shafter 2023 General Plan Update and EIR | Shafter CA • Legacy Highlands Industrial Specific Plan EIR Peer Review | Beaumont CA • Euclid & Heil Residential Project EIR Addendum | Fountain Valley CA • Glenneyre Street Lighting Project IS/MND | Laguna Beach CA • Chapman Yorba VIII, LLC - Builders Remedy/Density Bonus Mixed Use Project Environmental Review | Orange CA
• Kite Realty / Ontario Regal Cinemas Planned Unit Development | Ontario CA • Norwalk Entertainment District – Civic Center Plan Review Services | Norwalk CA • Corona City Park Revitalization Project CEQA | Corona CA • Oxford Preparatory Expansion Project IS/MND, Saddleback Valley USD | Lake Forest CA
• Granite Hills High School Athletics Complex Master Plan IS/MND, Apple Valley USD | Apple Valley CA
• Del Mar Hills Elementary School Rebuild Project, Del Mar Union Elementary School District | San Diego CA

PRIOR EXPERIENCE
Infrastructure Engineers (IE), a Bowman company | Brea CA While employed at IE as Director of Environmental and Planning Services, Malia was one of the firm’s most versatile planners, with an innate ability to interact with clients and the public and achieve positive results. During her time at IE, Malia managed the following environmental and planning projects:

EDUCATION
• BS, Environmental Science, San
Diego State University

CERTIFICATIONS
• Certified Inspector of Sediment and
Erosion Control In-Training
(CISEC-IT)

AFFILIATIONS
• Association of Environmental
Professionals (AEP)
• Worldwide Women’s Association
(WWA)
Team member since 2023
A-17

MALIA DURAND
Associate Principal
[email protected]
• Bakersfield Industrial/Warehouse Project EIR | Bakersfield CA • Pasadena Environmental Peer Review Services (various projects under a longterm-contract for private development projects | Pasadena CA • Peer Review of Norwalk Entertainment District–Civic Center Specific Plan and EIR | Norwalk CA
• Lynwood Environmental Justice and Safety Elements Update | Lynwood CA • Lynwood Housing Element Update and IS/MND, 6th Cycle | Lynwood CA • Bell Gardens General Plan Zoning Consistency Analysis | Bell Gardens CA • LEAP Grant Application for and Preparation of the Huntington Park Housing Element Update (5th and 6th cycles) | Huntington Park CA • Adelanto Housing Element Update and IS/MND, 6th Cycle | Adelanto CA • Shafter Housing Element Update and IS/MND, 6th Cycle | Shafter CA • Wasco Housing Element Update and CEQA Exemption, 6th Cycle | Wasco CA County of San Diego, Department of Public Works | San Diego County CA As a Land Use and Environmental Planner at the County, Malia managed the environmental processing of Capital Improvement Projects (CIPs), from concept through construction and final mitigation sign-off. Projects included road improvements, bridge rehabilitation and construction, flood control facilities, dump remediation, and complex emergency repair projects. Malia conducted critical negotiations with local, state, and federal resource agency representatives for all permitting and compensatory mitigation associated with impacts to sensitive habitat, jurisdictional resources, and listed species.

She performed environmental code compliance, violation resolution, and environmental remediation, and maintained up-to-date knowledge of environmental laws, regulations, and policy governing both public and private development. During her time at the County, Malia frequently presented to members of the public, stakeholder groups, community planning groups, and representatives of state and federal regulatory agencies. She also spearheaded the development of numerous technological advances for essential countywide programs, resulting in substantial labor and cost savings. Projects Malia was involved with include:
• Regional General Permit 53 Program MND | San Diego County CA • Lawson Valley Bridge Replacement Project MND | San Diego County CA • Valley Center Road Bridge Replacement Project MND | San Diego County CA • Cole Grade Road Widening Project EIR | San Diego County CA • All Emergency Public Works Projects CEQA/NEPA Processing | San Diego County CA
• Mitigation/Conservation Bank Liasson | San Diego County CA • Former Fallbrook Burn Dump 1C Remediation Project MND | San Diego County CA

LEADERSHIP AND COMMUNITY
• Co-founder of the Green-Spark organization, a 501c3 nonprofit that existed between 2007 and 2010 as a green rebuilding initiative group after the San Diego fires.

SPEAKING ENGAGEMENTS
• “Environmental Professionals of Orange County Career Panel,” AEP, Orange County Chapter, Cal State University, Fullerton, 2023
A-18

PlaceWorks - Santa Ana (Headquarters)
3 MacArthur Place, Suite 1100, Santa Ana, CA 92707
714.966.9220
Additional Offices
Los Angeles | Inland Empire | Bay Area | Sacramento | Central Coast placeworks.com

Signal Hill City CouncilNovember 12, 2024

Signal Hill City Council
November 12, 2024