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Mr. Saxelby has extensive experience in the use of complex noise modeling programs including the Federal Highway Administration (FHWA) Traffic Noise Model (TNM), the CadnaA (Computer Aided Noise Abatement) sound prediction model, the SoundPLAN acoustic model, the Federal Aviation Administration’s (FAA) Integrated Noise Model (INM), and the Enhanced Acoustic Simulator for Engineers (EASE) model.
Mr. Saxelby has teamed with De Novo Planning Group to successfully complete over a dozen comprehensive General Plan Updates and EIRs.
PEA K & AS S OC IA TES (CU LTU RA L A ND HIS TORIC A L RES OU RC ES) Peak & Associates, Inc., a California corporation, offers archeological services and cultural resource expertise to public agencies and private concerns. A woman-owned small business enterprise in business since 1975, Peak & Associates operates with a full-time staff of two professional archeologists and a historian/archeologist, with offices in El Dorado Hills and Chico.
The company also maintains an outstanding complement of expert consultants and adjunct fieldwork and laboratory personnel ready to respond to large scale projects.
Peak & Associates have completed over forty-five projects in Sonoma County. Projects have included record searches, historical research, Native American consultation, and field surveys for a wide variety of project types including vineyards, cellular sites, subdivisions and linear features, including fiberoptic lines and roads. The firm has also completed archeological excavations on a number of prehistoric period resources for evaluations of significance. The firm has completed cultural resource studies for three plan areas: City of Sebastopol GPU, The Springs (Sonoma) Specific Plan Area and the Roseland Area/Sebastopol Road Area and Annex Area (Santa Rosa).
ME L I NDA A. PE AK, PR I NCI PA L INV E S TI GA T O R
Ms. Peak has served as the principal investigator on a wide range of prehistoric and historic excavations throughout California. She has directed laboratory analyses of archeological materials, including the historic period. She has also conducted a wide variety of cultural resource assessments in California, including documentary research, field survey, Native American consultation and report preparation.
In addition, Ms. Peak has developed a second field of expertise in applied history, specializing in site-specific research for historic period resources. Through her education and experience, Ms.
Peak meets the Secretary of Interior Standards for historian, architectural historian, prehistoric archeologist and historic archeologist.
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REPRESENTAT IVE PROJECT EXPERIENCE
CI T Y O F LA T H R O P- GE NE RA L PL A N UPDA TE A ND EIR The De Novo team recently completed a comprehensive
update to the Lathrop General Plan and EIR. De Novo
Principal Ben Ritchie served as the project manager,
coordinating deliverables, meeting facilitation, and
subconsultant performance. The work effort began with
an extensive public outreach and visioning process and
preparation of a detailed Existing Conditions Report.
Other key tasks include the preparation of a Community
Profile Magazine, Outreach Summary Report, Community
Vision Statement, and workshops dedicated to the topic of Environmental Justice.
The updated General Plan provides extensive opportunities for economic development, maintains strict fiscal sustainability, enhances the preservation of natural resources in and around the City, and ensures continued quality in the built environment under increasing growth pressure. Our team worked closely with BAE Urban Economics, Saxelby Acoustics, and Peak and Associates throughout all stages of this project.
We developed innovative solutions customized for the City’s unique needs, including notable changes to the City’s Land Use Map to facilitate desired light industrial development opportunities, coupled with cutting-edge policy approaches to reduce land use conflicts through the application of best practices.
The General Plan was successfully adopted and the EIR was certified in September 2022.
Project Schedule: April 2019 – September 2022.
Project Budget: $828,615. No budget changes occurred, and the project was completed under budget.
Project Website: https://lathrop.generalplan.org/
Client Reference: Mark Meissner, Community Development Director. (209) 941-7266 [email protected]
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CI T Y O F MI L PI TA S - GE NE R A L PLA N UPDA T E A ND EIR The De Novo team completed a comprehensive update
to the Milpitas General Plan and EIR in 2021. De Novo
Principal Ben Ritchie served as the project manager,
coordinating deliverables, meeting facilitation, and
subconsultant performance. The work effort included
extensive coordination with the City’s General Plan
Advisory Committee (GPAC), several working sessions
with the City Council, and a comprehensive and robust
community engagement program that offered numerous
opportunities for virtual and in-person participation.
The updated General Plan includes several new optional elements to address topics of local importance, including Community Health and Wellness, Parks and Recreation, Community Design, Conservation and Sustainability, and Utilities and Services.
Our team worked closely with W-Trans, BAE Urban Economics, Saxelby Acoustics, and Peak and Associates throughout all stages of this project.
As part of our efforts to update the City’s Land Use Map, we identified numerous key Opportunity Areas throughout Milpitas, and conducted analysis to optimize a diverse mix of land uses aimed at reducing VMT, promoting mixed use, achieving commercial revitalization, and establishing new residential densities to support the recently opened BART station in the City.
The General Plan was successfully adopted and the EIR was certified in March 2021.
Project Schedule: February 2017 – March 2021.
Project Budget: $1,200,000. No budget changes occurred, and the project was completed under budget.
Project Website: https://milpitas.generalplan.org/
Client Reference: Ned Thomas, AICP, Planning Director. (408) 586-3273 [email protected] Agenda Item #9.1:
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GL E NN CO U NT Y- GE NE R A L PL A N UPDA T E A ND EIR The De Novo team is currently working with Glenn County to complete a comprehensive overall of their existing, outdated, General Plan. To-date, our team has completed our initial outreach and visioning efforts, including a detailed outreach summary report and community vision statement. We’ve also completed the existing conditions report and the issues and opportunities report. Our team worked closely with the
County’s GPAC to finalize the Draft General Plan and the Land Use Map. The Public Review Draft General Plan and Draft EIR have been completed, and will be published in January 2023.
Adoption is slated for the summer of 2023.
Key policy issues being addressed in the General Plan Update include protection and preservation of the County’s agricultural economy; strategies to attract appropriate levels of commercial development to bolster local job opportunities and County revenue-generating opportunities; focusing new growth in and around existing communities in order to preserve agricultural and open space lands; and development of circulation policies that meet state requirements, yet remain appropriate for rural communities.
Project Schedule: April 2019-Present. The project is on schedule.
Project Budget: $744,805. No budget changes have occurred, and the project remains within budget.
Project Website: https://glenncounty.generalplan.org/
Client Reference: Mardy Thomas, Director of Planning and Community Development. (530) 934-6540 [email protected]
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CI T Y O F WI L L O WS - GE NE RA L PL A N UPDA TE A ND EIR De Novo just completed a full update the City of Willows’ General Plan, which had not been comprehensively
updated since 1974. Given the City’s limited financial and in-house staff resources, we developed a focused work
program that allowed us to prepare a full update
(complete re-write) to the General Plan without compromising quality, outreach, and customization. The City’s new General Plan includes all seven of the State-mandated elements, and addresses additional topics such as economic development and agricultural preservation.
The General Plan was successfully adopted and the EIR was certified in January 2023.
Project Schedule: April 2019-January 2023.
Project Budget: $160,000. The project was completed within budget.
Client Reference: Karen Mantele, Principal Planner. (530) 934-7041 [email protected]
CI T Y O F CO T A T I – GE NE R A L PLA N UPDA T E A ND EIR De Novo Planning Group
completed a comprehensive
update to the City’s General
Plan and preparation of a
General Plan EIR. De Novo Principals Beth Thompson and Ben Ritchie served as the project managers for the City of Cotati General Plan and General Plan EIR, and Mr. McMurtry served as Principal Planner. This work effort included an extensive Visioning process at the outset of the project and regular meetings with the Planning Commission to discuss issues to be addressed in each element of the General Plan. Deliverables included a background report, Issues and Opportunities Report, GIS data, three land use alternatives maps, the General Plan policy document, Housing Element, and EIR.
The updated General Plan provides the City with a 20-30 year growth plan that will: address community health and sustainability, provide a Circulation Plan that supports a walkable Cotati, and balance the demand for expanded opportunities for jobs-generating development and supporting residential growth with preservation of the City’s small-town character. The General Plan was successfully adopted in March 2015.
The Cotati General Plan Update Website can be viewed at:
http://www.cotati.generalplan.org/
Project Schedule: February 2011-March 2015.
Project Budget: $425,315. The project was completed within budget.
Client Reference: Vicki Parker, Former Community Development Director, (415) 899- 8989, [email protected]
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CI T Y O F SE BAS T O PO L - GE NE R AL PL A N UPDA TE AND EIR The De Novo team
completed a
comprehensive update
to the Sebastopol
General Plan. This work effort included several community visioning workshops, numerous meetings and workshops with the Planning Commission and City Council, a detailed background report, issues and opportunities report, and full administrative drafts of the EIR and General Plan. Preparation of a comprehensive update to the City’s Housing Element was also completed, and the Housing Element was successfully certified by HCD. The Final General Plan and EIR were successfully adopted and certified by the City Council in December 2016, and our team was immediately invited back to prepare a comprehensive update to the City’s Zoning Code.
The Sebastopol General Plan Update Website can be viewed at:
http://sebastopol.generalplan.org/
Project Schedule: April 2014 – November 2016
Project Budget: $402,000. The project was completed within budget.
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CI T Y O F BR E NT W O O D – GE NE R A L PL A N UPDA T E A ND EIR The De Novo team
completed a
comprehensive update to
the City of Brentwood’s
General Plan and preparation of a General Plan EIR. De Novo Principals Beth Thompson and Ben Ritchie served as the project managers, coordinating deliverables, meeting facilitation, and subconsultant performance, and Mr. McMurtry served as Principal Planner. The work effort began with an extensive public outreach and visioning process and preparation of a detailed Existing Conditions Report. Other key tasks include an Opportunities and Constraints Report, three Land Use Map Alternatives accompanied by a Land Use Map Alternatives Report, and opportunities for property owners to submit parcel change requests. Our team worked closely with the City’s General Plan Working Group to complete comprehensive policy sets for all General Plan topics.
The updated General Plan provides extensive opportunities for economic development, maintains strict fiscal sustainability, enhances the preservation of natural resources in and around the City, and ensures continued quality in the built environment under increasing growth pressure. Our team worked closely with W-Trans, BAE, JC Brennan and Associates, and Peak and Associates throughout all stages of this project.
We developed innovative solutions customized for the City’s unique needs, including the establishment of a Priority Development Area in the northwest area of Brentwood, along the SR 4 corridor. This area included detailed planning priorities and standards for the development of a mixed use area that would accommodate a range of business park uses, regional commercial uses, and a range of residential densities that would support the future extension of eBart to the area.
The General Plan was successfully adopted and the EIR was certified in July 2014.
Project Schedule: October 2012-July 2014. The project was completed ahead of schedule.
Project Budget: $637,535. No budget changes occurred, and the project was completed within budget.
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OT H E R RE L EV A NT GE NE R A L PLA N EXPE R I E NC E • City of Jackson General Plan and EIR
• City of Manteca General Plan and EIR
• City of Campbell General Plan and EIR
• City of Pittsburg General Plan and EIR
• City of Oakley General Plan and EIR
• City of La Verne General Plan and EIR
• City of Lake Forest General Plan and EIR
• City of San Jacinto General Plan and EIR
• City of Indian Wells General Plan and EIR
• Colusa County General Plan and EIR
*Subconsultant project experience is provided near the end of this proposal Agenda Item #9.1:
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PROJECT ROLES AND ORGANIZATION
The table below identifies key staff members and their respective roles and tasks for this project.
The hours allocated to each key task are identified in the project budget. All key personnel will be available to the extent proposed for the duration of the project, and no person identified below shall be removed or replaced without prior written concurrence of the City.
Firm Key Staff Project Role
De Novo Planning Group (Prime) Ben Ritchie
Beth Thompson
Starla Barker, AICP
William Crenshaw
• Project Management/ Quality Control
• Existing Conditions Report
• Policy Development
• General Plan Preparation
• Public Outreach Facilitation
• EIR Preparation
• Staff Reports
W-Trans (Traffic and Circulation) Zach Matley, AICP
Wayne Shijo
• Background Report (Traffic)
• GP Circulation Element
• EIR Traffic Analysis
• LOS analysis (optional)
BAE Urban Economics David Shiver
Chelsea Guerrero
• Economic Market Analysis
• GP Local Economy Element
• Preferred Map Fiscal Analysis
(optional)
Peak & Associates (Cultural) Melinda Peak
Robert Geary
• Existing Conditions Report (Cultural)
• GP Policy Development
• Tribal Consultation and Outreach
Saxelby Acoustics Luke Saxelby, INCE • Background Report (Noise) • GP Noise Element
• EIR Noise Analysis
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MANAGEMENT APPROACH
The De Novo team is committed to providing the City with an exceptional General Plan Update process. Our team will write a General Plan that embodies the goals and priorities of the City, and provides a roadmap to achieve the City’s vision of the future, through the land use map, goals, policies, and implementation programs. We will closely coordinate with the City and provide principal-level attention to every step of the process.
In order to ensure that the project remains within budget, on schedule, and the resultant work products are of the highest quality, our team is led by Ben Ritchie, a Founding Principal and our General Plan service lead. The following outlines key aspects of our project management approach.
EF F I C I E NT A ND ME A NI NGF UL US E O F T H E PUBL I C PR O C E SS Gathering public input on the direction and vision for the next 20 years in Sonoma is an important part of this General Plan Update. However, the process of working with a group of diverse interests can become challenging and it may be difficult to reach consensus on all issues.
Our work program includes a wide range of measures and techniques intended to maximize and enhance public participation throughout the process. This includes the optional development of an interactive website dedicated to the General Plan Update, the preparation and dissemination of newsletters throughout the process at key milestones, the use of online surveys and web polls, and hands-on outreach to key community groups (such as the Chamber, Rotary, large regional employers, school districts, local churches, etc.). The optional website dedicated to the City’s General Plan Update will provide a central location for all available project information and will also provide a forum for members of the public to track the process and submit comments and input in writing.
Our approach to the management of the public participation and stakeholder process is to meticulously prepare for each Visioning Workshop and City Council, Planning Commission, and community meeting and to ensure that our interest groups understand their roles in the process and are prepared to make the most beneficial use of the time set aside for each meeting.
As professional planners, it is our role to provide the community with the toolkit necessary to implement their vision for Sonoma. Our approach to the public and stakeholder process will ensure that the voices of the community are heard and represented in the General Plan, while still providing for a meaningful and streamlined public participation process. Each meeting will be organized to provide adequate time for community input and information will be presented in a manner that is visually interesting and easy for a broad spectrum of participants to understand.
BA LA NC E D FI S CA L APPR O A C H
As a long-term blueprint to address the community’s vision regarding land use, growth, circulation, conservation, sustainability, and the provision of infrastructure and services, the General Plan will consider and promote Sonoma’s fiscal and economic sustainability. De Novo is sensitive to Sonoma’s need to balance growth in order to accommodate the City’s housing and economic development needs, while ensuring that the City retains its charm, character, and high level of public services and amenities.
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In order to provide information to the decision-makers regarding the implications of the General Plan in terms of future revenues and costs associated with growth, the General Plan Update effort can include a detailed fiscal analysis, which is described as an optional task in greater detail above.
The General Plan effort will include an updated Local Economy Element. The Local Economy Element will provide a framework for maintaining fiscal and revenue stability for the City. The City already employs many strategies to achieve fiscal sustainability. These approaches will be reviewed and new or modified methods of ensuring that consistent funding is in place to serve existing and new development under the Preferred Land Use Alternative will be developed. The work effort will recognize challenges facing the City, such as the potential for reduced revenues from changes in state law and policy (including the recent loss of Redevelopment funds), effects of the recession (development, City investments, etc.), property value reassessments, and other issues that the City may face.
The Local Economy Element will also address the City’s economy from the standpoint of the private sector. Measures to maintain and improve the City’s competitive position in the regional economy, improve diversity of the City’s economy and jobs base, increase opportunities for employment and upward mobility for the local labor force, and encourage redevelopment of underutilized commercial and industrial land will be identified through the goal and policy framework.
ST R I C T ADH E R E NC E T O T H E PR O JE C T SC H E DUL E A ND BUDGE T Our project team is fully committed to delivering the General Plan and Final EIR to the City Council for adoption within a 2-year period. We thrive under tight deadlines and we have a track record of meeting or exceeding our project schedules time and time again. Our use of Principal-level staff throughout all stages of the project allows us to work quickly, efficiently, and produce preliminary draft documents of superior quality. Our project managers take a very active, hands-on role, and we diligently manage our team and coordinate with City staff to ensure that all parties are continuously aware of pending deadlines, outstanding tasks, and draft work products that will require staff review. The project schedule included in this proposal is aggressive, yet fully achievable. We will implement a range of strategies and techniques to make the most efficient use of staff time, and our work program includes the preparation of staff reports, meeting summaries, and workshop materials.
We take tremendous pride in our ability to adhere to our project budgets. Our project managers are owners of the firm, and to this end, we have the authority to take any steps necessary to ensure that our projects remain on budget. We strongly encourage the City to call every single one of our General Plan references and specifically inquire about the extraordinary steps we take to ensure we do not modify or exceed our budgets. This regularly includes the addition of extra meetings and hearings, the inclusion of additional General Plan Elements, and the allocation of staff time and resources beyond the levels identified in our proposal, at no extra charge to the City. We know that this is a unique way of doing business, but it has proven to yield tremendously successful General Plan projects. All of our General Plan clients have invited us back to do additional planning work following completion of their General Plan Updates. We are in this business for the long-term, and building trust and confidence with our clients is the single greatest thing we can do to build loyalty and repeat business.
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TECHNICAL APPROACH
The De Novo team is committed to providing the City with an exceptional General Plan Update process. Our team will write a General Plan that embodies the goals and priorities of the City, and provides a roadmap to achieve the City’s vision of the future, through the land use map, goals, policies, and implementation programs. We will closely coordinate with the City and provide principal-level attention to every step of the process.
Our approach to the Sonoma General Plan Update involves the following priorities:
• Streamlined Project Team – A key benefit of the De Novo team is that the project team is composed of principals and senior-level staff that will personally prepare the General Plan and EIR, as well as all supporting documentation, such as the Existing Conditions Report and the Issues and Opportunities memos. This approach reduces the potential for confusion regarding policy direction (EIR mitigation measures will not conflict with direction received from the Planning Commission, City Council, and City staff during the drafting of the General Plan Update).
• Public Input – Sonoma residents, businesspersons, and interest groups will be provided multiple opportunities and venues to identify their vision for Sonoma through an extensive series of public workshops, meetings, hearings, online tools, and newsletters. Public input will be documented throughout the process and will be reflected in the Issues and Opportunities memos, Land Use maps, and the General Plan Update. • Extensive Use of Visual Materials – Our documents and reports will be easy to read, easy to understand, and will include numerous graphics and figures to visually represent the concepts and priorities of the General Plan Update.
• Use of Overlapping Planning and Environmental Review Process – De Novo integrates the environmental analysis with the development of the General Plan. This successful and streamlined approach, tested and proven by the De Novo Principals, involves identifying potential environmental impacts at the outset of General Plan policy development in order to ensure that the General Plan is “self-mitigating” and that the EIR does not result in policies and implementation programs that would change the intent of the General Plan. This approach maximizes the use of previously developed information, reduces the overall project budget, and provides consistency between the two documents. • Effective General Plan and EIR - The De Novo project managers have served as contract staff to agencies and have been involved with the implementation and enforcement of mitigation measures and General Plans. This experience gives us the unique perspective and skill of being able to prepare a General Plan policy set and EIR mitigation measures that work within the regulatory processes of a jurisdiction. Our team will work with City staff to ensure that the General Plan and EIR function effectively within the context of the City’s internal processes (e.g. development project review), ordinances (e.g. Zoning Ordinance) and other requirements (e.g. NPDES permit requirements).
• Close Coordination with Stakeholder, Resource, and Responsible Agencies – Given our experience in preparing General Plans and EIRs, we understand the strong need for early and on-going coordination with stakeholders and resource agencies as well as other agencies that regulate and/or permit activities within the City (e.g., Caltrans, CDFW, LAFCO, Agenda Item #9.1:
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BAAQMD, etc.). Our team will consult all relevant resource and regulatory agencies as part of the General Plan Update, as well as during the Notice of Preparation review and during the preparation of the Draft EIR. Multiple consultations assure that the agencies have considered the direction of the General Plan Update and have provided input to the analysis and mitigation measures presented in the EIR.
• Utilization of Technical Staff and Sub-Consultants – De Novo has teamed with subconsultants that are leaders in their fields and that have experience working on similar projects and with local issues. Our subconsultants specialize in the areas of multi-modal traffic analysis and policy, fiscal/economic development, cultural and historical resources, and noise. De Novo technical team members will provide expertise in the areas of air quality, climate change, and biological resources, as well as aesthetics, land use/planning, population/housing, public services, utilities, and geographic information systems.
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SCOPE OF WORK
TASK 1 – PROJECT INITIATION
Within one week of project commencement, the De Novo team will meet with City staff to discuss the following:
• Finalize project scope of work, budget, schedule, staff roles and responsibilities, if necessary;
• City preferences for point of contact, method of communication, meeting and workshop responsibilities, project updates, etc.;
• Discuss community outreach approach, including Visioning Workshops, identification of stakeholders, City Council participation, and format for community involvement; and • Collection of relevant background documents and data (adopted documents, reports, and studies, GIS data, etc.).
TASK 2 – COMMUNITY OUTREACH AND PARTICIPATION
To engage the public in the General Plan Update process, the De Novo team proposes to conduct targeted and meaningful public outreach, including two Visioning Workshops, two Communitywide open house workshops, joint Planning Commission and City Council Workshops, stakeholder outreach and interviews, adoption hearings, and extensive digital outreach.
At the outset of and concurrent with this process, we will conduct outreach to community organizations and stakeholders to encourage participation in the General Plan Update process.
We will also meet with and interview key stakeholders, agencies, and organizations one-on-one to ensure that our perspective on the General Plan and resultant work effort accurately reflects a broad spectrum of the community.
De Novo’s proposed approach to public
workshops and meetings is described below.
We have developed our approach to provide
a consistent venue for community
involvement, to ensure that City residents
and stakeholders feel that they have had
adequate opportunity to participate in the
process.
We understand the demands that a General
Plan Update place on City staff and are prepared to fully support and assist staff through the entire process. We will prepare a staff report for each meeting that describes the process, key issues to be considered at the meeting, and any staff recommendations. Each staff report will be provided to City staff for review and De Novo will revise the report as directed.
At each meeting, the De Novo team will be prepared to make a powerpoint presentation regarding the project and will be prepared to answer questions, make recommendations (if requested), and assist in developing solutions if controversial issues arise. Spanish translation will be provided at each community workshop (four total).
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Over the past year, our team has refined and enhanced our virtual workshop toolkit, resulting in an ability to achieve meaningful public participation using online platforms. We will also work closely with City staff to develop outreach materials that can be utilized by staff and key community volunteers and stakeholders to further enhance participation beyond the workshops and surveys described below.
JO IN T PLAN N IN G CO MMI S SI ON/CI TY CO UN CI L KI CKO FF ME E TI N G It is recommended that the first public meeting be held before the City Council and Planning Commission and will serve as an opportunity for City leadership to meet the consultant team.
The meeting will serve as a “General Plan 101” with a brief overview of the General Plan process, including key steps, and opportunities for public involvement. This will also provide an opportunity for the PC and CC to provide input on key issues, challenges, and priorities for the General Plan Update to address.
VI S IO NI N G WO RK S HO PS
At the outset of the General Plan process, two public Visioning Workshops will be held. The Visioning Workshops will introduce the community to the project and will focus on: 1) communicating the intent of the General Plan Update to the public and inviting public input, 2) identifying the overall vision and core values that will guide the General Plan Update, and 3) identifying the community priorities, land use and design preferences of City residents and stakeholders. The workshop content and feedback questions will be reproduced in digital format and placed on the project website. This will allow for extended opportunities for feedback and input. Workshop materials will be provided to City staff in order to facilitate additional staff-led outreach efforts in the community.
CI TY CO UN CI L AN D PLAN N IN G CO MMI S S I ON STATUS UPD ATE S Throughout the process, De Novo will be available to attend City Council and Planning Commission meetings on a periodic basis to provide an update regarding the project status. It is anticipated that issues will arise during the preparation of the General Plan that will warrant Council and/or Planning Commission input prior to completing the draft goals and policies. In these situations, De Novo recommends that a report be made to the Council and/or Planning Commission updating them on the status of the General Plan preparation, and requesting direction on any key issues identified by the project team. Our budget and schedule anticipate three status update/check-in meetings with the Council during the General Plan Update process, in addition to public hearings identified below.
STAK E H O LD E R IN TE RV I E WS AND AG E N CY CON S ULTATI O N S The De Novo team will consult and meet with stakeholders and agencies throughout the General Plan process. We will refine the list of stakeholders and agencies following the project kick-off meeting with staff. We anticipate that we will request input from many local and regional agencies/organizations.
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CO MMUN I TY WO RK S HO PS AN D OPE N HO US E
We propose to conduct additional community-wide workshops (two) following our initial outreach efforts. We recommend conducting a workshop focused on changes to the land use map, prior to completion of the Draft General Plan. We also suggest conducting a communitywide open house once the Draft General Plan is complete and ready for public review.
Workshop materials will be provided to City staff in order to facilitate additional staff-led outreach efforts in the community.
CO MMUN I TY SURV E Y S AN D PO LLS
Community surveys and polls will be made available on the project website to allow the public an opportunity to participate in the process. De Novo anticipates a general survey to ascertain the community’s general concerns and interests, and a survey specific to land use and growth issues. De Novo will provide the City with a link to place on the website and post on social media platforms that will take the visitor directly to an interactive survey that can be completed online. De Novo will prepare and maintain the surveys and will tabulate the results.
PUB LI C HE ARI N G S
The Draft General Plan and Draft EIR will be presented to the Planning Commission and City Council during the public review period to provide the community an opportunity to comment on the documents. Following completion of the Final EIR and revised Draft General Plan, these documents will be brought to the Planning Commission for a recommendation and to the Council for consideration of adoption. Our scope assumes attendance at up to three public hearings for adoption of the General Plan and certification of the EIR.
GE N E RAL PLAN WE B S I TE
As an optional task, the De Novo team can create and host a General Plan Update website throughout the General Plan Update process. The website will provide regular updates regarding the status of the General Plan, identify the schedule of upcoming meetings, provide agendas for meetings, and serve as a library of General Plan documents, including staff reports, meeting agendas, technical reports, and public review drafts. De Novo will place all public documents (public drafts of studies, technical reports, land use maps, meeting materials, General Plan, Draft EIR, and Final EIR) on the website in .pdf format and all documents will be provided to the City in a format appropriate for publication on the City’s website. The website will also provide a forum to receive comments on the General Plan Update process, and will host a variety of polls and surveys in order to foster increased public participation in the process.
Our firm owns the domain name: generalplan.org. As such, we would propose to utilize:
Sonoma.generalplan.org for this project. The City is encouraged to view some of our other general plan websites, including:
Glenncounty.generalplan.org
Milpitas.generalplan.org
SanMarcos.generalplan.org
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TASK 3 – EXISTING CONDITIONS REPORT
To prepare a meaningful General Plan, existing conditions must be understood and documented. The Existing Conditions Report will identify development patterns, natural resources, socioeconomic conditions, and environmental constraints in the City and will identify the regulatory environment for each topic. This report will be a resource for the Council, Planning Commission, City staff, and the De Novo team for the General Plan Update and Environmental Impact Report. The Existing Conditions Report will make extensive use of maps, graphics, and user-friendly non-technical terms to help make it accessible to the general public.
The Existing Conditions Report will provide background data and serve as a technical framework, while the General Plan will focus on goals, policies, and implementation. The information collected for the Existing Conditions Report will also be used as the basis for the “existing setting” sections of the General Plan EIR.
Relevant background data, including land use, transportation, infrastructure, utility, agriculture, wildfire, safety, flooding, open space and conservation plans, will be collected and reviewed.
The following topic areas will be addressed in the Existing Conditions Report:
LAN D USE AN D SO CI OE CO NO MI CS
This chapter will address land use and demographics, including issues related to land use patterns, community character, and economic development. The information in this chapter will provide both a historical and current perspective on land use and is intended to assist the General Plan update process by providing both historical context and a baseline of existing land use information to be used when formulating and considering amendments to the City’s current land use pattern or when considering alternate growth and land use scenarios for the City.
ECO N O MI C AN D DE MO G RAPH I C CON D I TIO N S AN D TRE N D S BAE will prepare an Economic, Demographic, and Fiscal Conditions and Trends section for the Existing Conditions Background Report. This overview of the Sonoma economic context will include data and analysis regarding the demographic characteristics of the Sonoma population and the structure of the Sonoma economy, and non-residential real estate market conditions.
It will also examine recent growth trends and anticipated growth within the City during the General Plan time horizon. Fiscal background information will include an overview of the City’s current municipal budget structure, including key sources and uses of funds and trends in revenues and costs over time. Data sources will include the American Community Survey, CoStar, STR, California Employment Development Department, California Department of Tax and Fee Administration, Esri, City Budget documents and other sources as appropriate to develop a sound understanding of local economic and demographic conditions. To provide context for the City’s demographic and economic characteristics, BAE will provide comparison data for Sonoma County as a whole, for key data variables. The Economic and Demographic Conditions and Trends analysis will serve as a reference for the update of the Local Economy Element as well as other General Plan elements that must consider issues such as the anticipated rate of growth, key factors driving demand for development in various land use categories, and Sonoma’s position within the regional market area.
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CI RCULATI O N
W-Trans will prepare a chapter of the Existing Conditions Report related to transportation and circulation, providing summaries of the following topics. • Regulatory framework affecting the circulation network • Descriptions of what Level of Service (LOS) and Vehicle Miles Traveled (VMT) are, how they are used, and how they may influence the General Plan update • Sonoma’s existing roadway network including functional classifications • Existing commuter mode choice
• Overview of existing bicycle and pedestrian facilities in the City including key findings from the City’s bicycle plan
• Overview of existing transit operations including local and regional bus service • The City’s historical collision experience for different types of users (autos, pedestrians, and bicyclists) as compared to similar-sized jurisdictions within California • Planned major roadway improvements including those identified in the City’s Capital Improvement Program, current General Plan, and SCTA’s Comprehensive Transportation Plan
• Estimates of total and per capita VMT in Sonoma and comparison to countywide and regional averages, including an exhibit showing how existing trip lengths and VMT differ in different areas of Sonoma
• Exhibit showing current average daily traffic (ADT) volumes on 10 key roadway segments using “big data” sources, including charts depicting how volumes vary throughout the day and by season
• “Big data” analysis of the percentage of Highway 12 traffic near the Plaza that is regional pass-through (i.e., Highway 12 traffic that does not begin or end in Sonoma) • Identification of roadways that typically encounter peak hour traffic congestion based on familiarity with the City, observations, online mapping sources, and prior studies • Exhibit depicting general arterial roadway congestion levels based on the most recent base year available in the SCTA regional travel demand model • Summary of findings from the City’s recent Parking Management Plan
CO MMUN I TY SE RV I CES AN D FACI LI TI E S
The Community Services and Facilities Chapter of the Existing Conditions Report will describe the existing conditions and regulatory context regarding community services, including water, wastewater, education, public safety services, and parks and recreational resources within the City. These facilities and services provide a framework that supports growth and development in the City. This chapter will describe existing service levels, available resources, and planned Agenda Item #9.1:
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expansion of services and infrastructure. This chapter will identify any known issues or constraints associated with the provision of services.
HAZA RD S, SAFE TY, AN D NO I S E
The Hazards, Safety, and Noise Chapter will discuss existing conditions and federal, state and local regulations related to natural and man-made hazards and public safety issues, including noise.
NO I S E
Saxelby Acoustics will provide the background information for the Noise section, which will include descriptions of the characteristics of sound and noise and a description of transportation, stationary, and construction noise sources within the planning area. We will quantify the existing ambient noise environment within the general plan area through continuous and short-term noise level measurements and through application of accepted noise prediction methodologies.
FI R E HA Z A RDS
Pursuant to SB 1241, the Safety Element must be reviewed and updated to address the risk of fire for land classified as state responsibility areas (SRA), as defined in Section 4102 of the Public Resources Code, and land classified as very high fire hazard severity zones (VHFHSV), as defined in Government Code Section 51177. Our review will consider the advice included in the Office of Planning and Research’s most recent publication of “Fire Hazard Planning, General Plan Technical Advice Series” and shall also include recommended best practices for fire hazard planning. We will make sure to address the following State requirements as applicable:
• Fire hazard severity zone maps available from the Department of Forestry and Fire Protection.
• Any historical data on wildfires available from local agencies or a reference to where the data can be found.
• Information about wildfire hazard areas that may be available from the United States Geological Survey.
• General location and distribution of existing and planned uses of land in very high fire hazard severity zones and in state responsibility areas, including structures, roads, utilities, and essential public facilities. The location and distribution of planned uses of land shall not require defensible space compliance measures required by state law or local ordinance to occur on publicly owned lands or open space designations of homeowner associations.
• Local, state, and federal agencies with responsibility for fire protection, including special districts and local offices of emergency services.
CL I M A T E AD A P T A T I O N A N D RE S I L I E N C Y Pursuant to SB 379 and SB 1035, the Safety Element must be reviewed and updated, as necessary, to address climate adaption and resiliency strategies applicable to the City. The review shall consider advice provided in the Office of Planning and Research’s General Plan Guidelines and shall include all of the following:
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• A vulnerability assessment that identifies the risks that climate change poses to the City and the geographic areas at risk from climate change impacts, including, but not limited to, an assessment of how climate change may affect the risks addressed regarding flood hazards and risk of fire.
• Information that may be available from federal, state, regional, and local agencies that will assist in developing the vulnerability assessment and the adaptation policies and strategies including, but not limited to, all of the following:
o Information from the Internet-based Cal-Adapt tool.
o Information from the most recent version of the California Adaptation Planning Guide.
o Information from local agencies on the types of assets, resources, and populations that will be sensitive to various climate change exposures. o Information from local agencies on their current ability to deal with the impacts of climate change.
o Historical data on natural events and hazards, including locally prepared maps of areas subject to previous risk, areas that are vulnerable, and sites that have been repeatedly damaged.
o Existing and planned development in identified at-risk areas, including structures, roads, utilities, and essential public facilities. o Federal, state, regional, and local agencies with responsibility for the protection of public health and safety and the environment, including special districts and local offices of emergency
CO N SE RV ATI O N
The Conservation Chapter of the Existing Conditions Report will discuss conservation issues related to cultural and historic preservation, air quality, GHG emissions, biological resources, geologic resources, and hydrology/water quality for the City. This chapter will also discuss open space as it relates to the preservation of natural resources as part of the biological resources discussion, open space associated with managed production of surface water and groundwater resources as part of the hydrology discussion, and open space associated with public health related to geologic and hydrologic hazards as part of the geologic resources and hydrology discussions, respectively. Federal, state, and local regulations that pertain to each of these topics will also be described.
A historical resources records check will be run for the City, through the files of the Central California Information Center of the California Historical Resources Information System. This will provide information on numbers and types of recorded resources in the City.
A check of the Sacred Lands files will be conducted for the City to identify any resources listed with the Native American Heritage Commission. The list provided of groups with concerns in the City will also be used for SB 18 and AB 52 consultation. The various groups and individuals will be solicited, first by mail, with follow up phone calls and other communications to elicit the Agenda Item #9.1:
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groups concerns about prehistoric period resources, if desired by the City. We will also consult with the local historical groups in the region (Sonoma County Historical Society, Sonoma Valley Historical Society) and California State Parks with the Sonoma State Park in the City, all who may have concerns about cultural resources. Letters will be sent to all groups soliciting their concerns and input regarding policies.
EN V I RO N MEN TAL JUS TI CE
Per SB 1000, when a City revises two or more General Plan elements concurrently and has areas defined as “Disadvantaged Communities” (DACs), the City must address environmental justice (EJ) in their General Plan. The California Communities Environmental Health Screening Tool (“CalEnviroScreen”) version 4.0, developed by the California Environmental Protection Agency (CalEPA), is the recommended method to identify DACs. CalEPA defines a DAC as a “low-income area that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation.” CalEnviroScreen assigns composite scores to census tracts in California based on aggregate data from 21 indicators including potential exposures to pollutants, adverse environmental conditions, socioeconomic factors, and the prevalence of certain health conditions. Census tracts with a composite CalEnviroScreen score of 75 or higher are considered DACs. The City of Sonoma has a CalEnviroScreen 4.0 score of 14. Based on this score, Sonoma is not considered a DAC; however, there may still be environmental justice concerns that this community wants to address.
The De Novo team will prepare an Administrative Draft Existing Conditions Report for review by City staff. Following staff review, the De Novo team will incorporate comments and prepare the final Existing Conditions Report for use during the General Plan Update and EIR processes.
TASK 4- ISSUES, OPPORTUNITIES, AND LAND USE ALTERNATIVES
IS S UE S AN D OPPO RTUN I TI E S
The De Novo team will prepare a series of key issues and opportunities memos and/or white papers, as a means of focusing the community’s attention on key issues and opportunities that have major policy implications as Sonoma considers how it wants to grow in the next 20 years, while balancing the City’s economic development, tourism, housing, and natural resource needs. Environmental and other constraints to be considered in the General Plan Update process will be identified and depicted on maps and figures. The issues and opportunities memos will summarize and proactively utilize information derived from the community visioning workshops, stakeholder interviews, Existing Conditions Report, City staff observations, and input provided by the Planning Commission, and City Council.
LAN D USE ALTE RN ATI V E S
The De Novo team will work closely with City staff to identify targeted updates to the Land Use Map. This may include identification of strategic growth areas, areas suitable for increased density or mixed uses, areas for commercial growth and development, areas in need of conservation and preservation, and areas within the urban/wildland interface.
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We anticipate conducting one or more study sessions with the City Council to review and discuss potential land use map and/or density changes within the City. We will also address any relevant land use changes that result from the City’s current efforts to prepare the 6th Cycle Housing Element.
Once the land use projections associated with the Preferred Plan have been established, WTrans will collaborate with SCTA to prepare a General Plan buildout model run that is reflective of the Plan. This model run will be used to formulate development of the General Plan Circulation Diagram and circulation network, and will also be used to support the General Plan CEQA analysis. The traffic-related improvements identified in the 2016 Circulation Element (including roadway widenings and intersection modifications) will be reviewed using output from the newly-performed SCTA travel demand model run to assess whether changes are appropriate; this assessment will be completed at a broad level by comparing cumulative roadway segment volumes to those analyzed in the 2016 Circulation Element, rather than through preparation of extensive operational (LOS) analyses. W-Trans will also work with the project team and Staff in identifying roadways that could benefit from reallocation of roadway width from vehicular to non-auto modes.
Using output from the SCTA model run, W-Trans will complete an analysis of the Preferred Plan’s VMT metrics. If the Plan would not achieve VMT significance thresholds for residential and/or employment-based uses, W-Trans will work with the team and Staff to develop VMT reduction strategies that may be incorporated into General Plan policies, likely including Transportation Demand Management (TDM) strategies that may be implemented programmatically or at the project level to reduce VMT impacts.
W-Trans will prepare a technical memorandum summarizing the key transportation components to be included in the Preferred Plan. The summary will include tables identifying the circulation improvements contained in the current General Plan and descriptions of changes, existing and projected daily traffic volumes on key segments, and any newly identified improvements contained in the Preferred Plan. The memorandum will also summarize the VMT findings and identify potential VMT reduction strategies to incorporate into the Circulation Element update.
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TASK 5 –GENERAL PLAN UPDATE
The De Novo team is committed to providing the City a General Plan of the highest quality and will actively engage the community to develop a vision for the General Plan, prepare a policy document that reflects the desires of the City, and update the Land Use Map to be consistent with the City’s vision for the future. The General Plan will reflect requirements of the California Government Code that have been introduced since preparation of the adopted General Plan, including changes promulgated by SB 5, SB 18, AB 32, SB 32, AB 162, SB 7, AB 1358, and SB 375, and will also address recent best practices.
In order to streamline the process, we propose to maintain the Existing Conditions Report as a separate document that identifies background conditions. The General Plan document will have a minimum amount of background text, which will allow it to have a streamlined goal and policy structure. Where applicable, goals, policies, and actions will be cross-referenced between sections to reduce overlap and redundancy. The intent of this approach is to provide a General Plan that is easy to use and is not quickly dated. The General Plan will be a concise, technically accurate, and user-friendly document that reflects the values and priorities of the City of Sonoma. The General Plan will include a liberal use of graphics and visual depictions of information, including photographs, tables, matrices, drawings, maps, and other graphics to ensure that the document is easy to understand.
This effort will begin via a robust review of the City’s existing General Plan, and discussions and consultations with City staff regarding what is working, and should be retained, as well as areas that should be revised, augmented, or expanded.
ADM I NI S TR A TI V E DRA F T GE NE R A L PL A N
The General Plan Update will address changes to state law, assess the condition of the City, and provide changes or adjustments necessary to realize the current vision of residents and stakeholders for the City. De Novo will actively engage residents and stakeholders to provide input regarding the topics addressed in the General Plan.
The existing General Plan will be thoroughly reviewed to determine components that should be carried forward and to identify areas where new goals and policies are needed to address the community’s desires as well as changes to state law since the previous update.
In preparing the General Plan Update, the De Novo team will prepare each element to ensure that all goals, policies, and actions:
• Address requirements of state law;
• Avoid or mitigate potential environmental impacts, or are balanced by social, economic, legal, or other relevant considerations;
• Are grounded in recent and sound community planning and resource conservation trends; and
• Are internally consistent.
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ST A ND-ALONE EL E M E NT S
It is assumed that the General Plan would include the following stand-alone elements:
1. Land Use (Community Development)
2. Economic Development (Local Economy)
3. Conservation and Open Space (Environmental Resources)
4. Circulation
5. Safety
6. Noise
7. Safety
8. Environmental Justice
9. Sustainability and Climate Change
10. Historic and Archaeological Resources
11. Parks and Recreation
12. Administration and Implementation
We will also address other key community priorities, such public services and infrastructure, throughout these elements through the inclusion of focused goals, policies, and implementing actions.
We will work collaboratively with City staff to determine whether or not certain topics should be combined, embedded within other elements, or be prepared as stand-alone elements.
AD MI N I S TRATI O N AN D IMPLE ME N TATI O N
General Plan implementation is necessary to achieve the vision laid out by the General Plan. The implementation section will provide feasible, practical implementation methods that ensure the General Plan does not “sit on the shelf” but instead achieves the goals it sets out. This section will help ground the General Plan in reality and assist in ensuring that is produces real results.
The implementation program will identify how each implementation measure will be implemented, including the City department responsible for implementation, the funding source(s), and timing of implementation. The De Novo team will work closely with City staff to prepare this section.
The De Novo Team will provide City staff with an Administrative Draft General Plan for review.
We anticipate meeting with City staff to review comments and reach agreement on how to address potentially conflicting comments. We will incorporate the City’s comments on the Administrative Draft General Plan Update to create a Public Draft General Plan.
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PUBL I C RE V I E W DR A F T GE NE RA L PLA N
Following the City’s comments on the Screencheck Draft General Plan, De Novo will prepare the Draft General Plan for public review/comment and use during the City’s review and approval process. The Public Review Draft General Plan will be prepared in printed and electronic form.
The Public Review Draft General Plan will be provided to the City for distribution to the public and appropriate agencies and posting on the City’s website. De Novo will be available to present the Draft General Plan and Draft Environmental Impact Report in a public workshop and/or Planning Commission and City Council meetings to provide the decision-makers and community with information regarding the intent and structure of the draft documents and to receive comments on the draft documents.
FI NA L GE NE R A L PLA N
We anticipate that a series of public hearings will be held by the Planning Commission and City Council to consider adoption of the General Plan. As changes are requested by these decisionmarking bodies, we will prepare modified General Plan text that will be provided as attachments to the staff report for consideration. De Novo will prepare a draft staff report and appropriate attachments prior to each hearing. De Novo will be available to present the General Plan and Final Environmental Impact Report at Planning Commission and City Council public hearings.
Based on Council’s direction at the adoption of the General Plan, De Novo will edit the General Plan to be consistent with any revisions approved by the Council and will prepare the final version of the General Plan.
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TASK 6- ENVIRONMENTAL IMPACT REPORT
The work program described below would result in the preparation of a Program-level EIR that addresses adoption and implementation of the General Plan. The Program-EIR would serve as a “tiering document” to facilitate streamlined environmental review of all subsequent development and infrastructure projects undertaken in the City, which are consistent with the General Plan.
EIR KIC K-OFF A ND NOTIC E OF PREPA RA TI ON/INITIA L STU D Y De Novo will prepare the Notice of Preparation (NOP) and associated initial study in accordance with the requirements of CEQA in order to define the scope of the environmental analysis. An administrative draft of the NOP and initial study will be prepared for City review. Upon review by City staff of the NOP and initial study, De Novo will prepare the final NOP and initial study for public distribution. De Novo will submit copies to the State Clearinghouse on behalf of the City.
The project will require a public scoping meeting, and De Novo will prepare presentation materials and facilitate the meeting. The scoping meeting will include an overview of the General Plan Update project and the environmental review process, as well as identification of environmental issues that will be addressed in the EIR. After completion of the scoping meeting, De Novo will provide a summary of environmental issues raised.
DRA FT ENVIRONMENTA L IMPA C T REP ORT
The Draft EIR will be a Program EIR prepared consistent with the requirements of CEQA, the CEQA Guidelines, and relevant case law. The Draft EIR will be a readable, useful document that can be used to streamline review of future planning, infrastructure, and development projects that are consistent with the General Plan. The Draft EIR will consist of the chapters described below.
EX E CUTI V E SUMMARY
This section will summarize the characteristics of the General Plan Update, describe areas of controversy, and provide a concise summary matrix of the project’s environmental impacts and associated mitigation measures as required under State CEQA Guidelines Section 15123. The matrix will also identify proposed General Plan Update policies and actions that provide mitigation of identified environmental impacts. Alternatives to the proposed project will be summarized and the environmentally superior alternative will be identified.
CH APTE R 1: IN TRO D UCTI O N
This Section of the Draft EIR would provide an introduction and overview describing the intended use of the EIR and the review and certification process. This section will describe the purpose of the EIR, identify CEQA Guidelines and Public Resource Code requirements for a Program EIR, and describe how the Program EIR can be used to streamline environmental review of subsequent projects.
CH APTE R 2: PRO JE CT DE S CRI PTI O N
This Section of the Draft EIR will be consistent with the requirements of State CEQA Guidelines Section 15124 and will be based on the Project Description, described above.
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CH APTE R 3: EN V I RO N ME N TAL SE TTI N G, IMPACTS A N D MI TI G ATI ON ME AS URE S This chapter will provide the baseline setting, general assumptions, and environmental analysis used in determining the environmental effects of the General Plan Update. This chapter will include an introductory section providing details on the “baseline conditions” assumptions for the analysis, land use forecasts for residential and non-residential uses, level of detail of programmatic analysis, consideration of key components of the General Plan Update (e.g., location of future growth, continued highest and best use of resources, conservation of natural resources, circulation system modifications, risks associated with seismic and wildfire hazards), and definition of the cumulative setting (e.g., geographic extent) and impact analysis. This section will also describe how direct and indirect environmental impacts are addressed associated with implementation of the General Plan Update and the multiple actions that may occur associated with its implementation (e.g., adoption of infrastructure master plans, update of CIPs, revisions to the Zoning Code, annexation requests, public service improvements).
Population, housing units, and non-residential uses, including employment, will be projected for the City under buildout conditions. The Draft EIR will analyze impacts associated with buildout conditions. This section will describe the basis of and approach to the impact analysis in the Draft EIR.
The EIR will evaluate each of the following environmental issues in detail:
• Aesthetics and Visual Resources • Land Use and Planning • Agricultural and Forest Resources • Mineral and Energy Resources • Air Quality • Noise
• Biological Resources • Population, Housing, and Employment • Cultural and Tribal Resources • Public Services
• Geology, Soils, and Seismicity • Recreation, Parks, and Open Space • Greenhouse Gas Emissions • Transportation and Circulation • Hazards and Hazardous Materials • Utilities and Service Systems • Hydrology and Water Quality • Wildfire
For each issue area, the following key components will be discussed in detail:
Existing Setting – This component will describe the existing affected environment as it pertains to each issue area. This section will be based on the information provided in the Existing Conditions Report.
Regulatory Framework – This component will review federal, state, and local regulations and/or plans that apply to the specific issue area being discussed.
Impacts and Mitigation Measures – Adverse environmental impacts resulting from implementation of the General Plan Update will be identified, analyzed, and a determination will be made as to the significance of the impact. Any feasible mitigation measures and/or proposed General Plan policies that would reduce or eliminate potentially significant impacts Agenda Item #9.1:
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will be identified. De Novo will work closely with City staff on crafting mitigation measure language and timing that is appropriate for inclusion in the General Plan Update and is suitable for use in the typical development review process.
CH APTE R 4 CUMUL ATI V E IMPA CTS
De Novo will assess the impacts of General Plan implementation in combination with other known, approved or reasonably foreseeable development activity in the region. This analysis will be performed consistent with State CEQA Guidelines and be based on a list of known projects in the region as well as development forecasts contained in the City, as well as consideration of General Plan updates in the region. A table summarizing projected regional growth will be provided. A clear cumulative setting for each environmental topic will be described in the Draft EIR.
CH APTE R 5 OTH E R CEQA RE Q UI RE ME N TS
The chapter will address other topics required by CEQA including significant irreversible environmental effects, a summary of significant and unavoidable impacts of the project, identification of environmental areas that would have no or less than significant impact, and an evaluation of the project related to each of the mandatory findings of significance identified at Section 15065 of the CEQA Guidelines.
CH APTE R 6 ALTE RN ATI V E S AN ALY S I S
De Novo will coordinate with City staff in the development of up to three alternatives to the proposed project, including the CEQA-required No Project Alternative. The alternatives analysis in the Draft EIR will focus on alternatives that avoid or minimize environmental effects as compared to the proposed General Plan Update. These alternatives will be described qualitatively and quantitatively, and contrasted with the proposed project in terms of the extent that the alternatives can achieve project objectives or reduce adverse impacts. It is anticipated that the alternatives analysis will be closely coordinated with General Plan Update planning work and will address issues of concern identified by the community.
FINA L EIR AND MITIG A TION MONITORING A ND REPORT ING PROG RA M At the conclusion of the Draft EIR public review period, the De Novo team will respond to all written comments received by the City. Upon completion, copies of the Administrative Final EIR will be forwarded to the City for review. The Final EIR document will include the comment letters, responses, and revisions to the Draft (text to be revised will be shown as an excerpt demarcated with underline for new text and strikethrough for deleted text) will comprise the Final Environmental Impact Report (Final EIR), which will be a separately bound document.
With respect to the Final EIR and Response to Comments, the De Novo team anticipates 10 comment letters of normal detail (two to three pages in length), based upon our prior experience with projects of similar scope. Excess comments and/or complex comments that require additional technical analysis will be considered outside of this scope of work and cost estimate. We also assume one round of City review of the Administrative Final EIR prior to public release.
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The Final EIR will include a comprehensive Mitigation Monitoring and Reporting Program (MMRP) pursuant to Section 21081.6 of the Public Resources Code. De Novo will draft the MMRP using the information contained within the environmental analysis, including the specific mitigation measures, and how the mitigation measures will be incorporated into the General Plan Update. It is intended that each mitigation measure will be incorporated into the General Plan as a policy or implementation program, and that there will not be separate measures to monitor and enforce following adoption of the General Plan. As described under Task 3, the General Plan will include an implementation program that identifies how each implementation measure will be implemented, including the City department responsible for implementation, the funding source(s), and timing of implementation.
CEQA FIND ING S OF FACT/STA TEMENT OF OVE RRID ING CONS ID ERA TIONS CEQA Findings of Fact/Statement of Overriding Considerations (Findings) will be prepared that identify each potentially significant and significant impact, describe mitigation for the impact, and the resultant level of significance after mitigation. The Findings will identify each alternative and, if the alternative was not selected as the proposed project, identify why the alternative was not feasible and considerations for not selecting the alternative. For each significant and unavoidable impact, the Findings will identify economic, legal, social, technical, or other defensible reasons why the project should be approved in light of the significant effects of the project.
TASK 7- MEETINGS, HEARINGS, AND PROJECT MANAGEMENT
Our management team will attend all of the workshops and meetings, and will also author the Existing Conditions Report, General Plan, and EIR documents.
Our internal management procedures include: regular check-ins with subconsultant teams, internal weekly conference calls with the management team from De Novo and each subconsultant (as relevant to the timing of the task of each subconsultant), weekly updates to the task list, including internal deliverables necessary to meet our deliverables to the City, and establishment of a secure online file sharing site to assure that all background documents, technical reports, updated schedules, and approach memos are readily available to each team member.
We will closely coordinate with the City through each part of the process. Steps we take to assure timely performance include: regular project calls with the City, monthly status reports, and a project task list that we update each month with the status of each task and deliverable, including subconsultant deliverables. This approach ensures open lines of communication, transparency in our work effort, and accountability. We are committed to completing this project on schedule and within budget and will take all appropriate steps to ensure that the project is managed effectively.
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OPTIONAL TASKS
The following optional tasks are presented as tools to further bolster and strengthen the efforts associated with the General Plan update. While these tasks are not mandatory in order to complete the primary scope of work, the City may find these tasks to be beneficial additions to our proposed core work plan.
DED IC A TED PROJEC T WEB S ITE
A description of this optional task is provided above, under Task 2- Community Outreach and Participation. In the event that the declines this optional task, we will coordinate with staff to provide materials and text for the City to place on its website throughout the duration of the project.
LEVEL OF SERV IC E (LOS) ANA LYS IS
An analysis of intersection LOS will be conducted for ten (10) key intersections and six (6) roadway segments in or abutting the City of Sonoma as part of the Preferred Plan transportation analysis. The analysis will focus on weekday p.m. peak hour operations under Existing, Existing plus Project, and Cumulative conditions. New counts will be obtained at the intersections to establish baseline traffic levels. As appropriate, LOS calculations reflecting roadway improvements identified in the Preferred Plan will also be prepared. The LOS summary will be summarized in a tabular format, and exhibits prepared showing peak hour traffic volumes at the study intersections under existing and cumulative conditions. The analysis will be summarized in a technical letter report, with copies of technical calculations included for reference.
FIS C A L ANA LYS IS FOR PREFERRED LAND US E MAP
As an optional task, BAE will prepare a fiscal impact analysis to project the impact of General Plan buildout on the City’s General Fund costs and revenues. De Novo will provide BAE with a summary of net new development, by land use category, through General Plan buildout, according to the preferred Land Use map, including new residential units by type and new nonresidential square footage by category, including accompanying maps. BAE will use the land use information, combined with analysis of the City Budget and additional research regarding anticipated property valuation and potential sales tax generation, departmental requirements for expanding City services, and other General Fund cost and revenues drivers to prepare a fiscal impact model. BAE will create the fiscal impact model as a series of linked MS Excel worksheets that will use the General Plan land use data to drive projections of individual General Fund revenue sources and individual General Fund departmental costs. The projection methodology will incorporate a combination of marginal (i.e., case study) cost and revenue projection techniques as well as average cost and revenue projections techniques to project the increased General Fund costs and revenues that the City could expect upon buildout of the preferred Land Use Map. BAE will develop the fiscal model in consultation with key City staff, including City Manager and/or Finance Director, Police Chief, and Community Development Director. In addition to project the net General Fund impact from buildout of the preferred Land Use Map under a set of baseline assumptions, BAE will also prepare analysis of up to three alternate scenarios that alter key assumptions regarding a key cost or revenue assumptions, to test the sensitivity of the project fiscal results.
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SCHEDULE
We are committed to completing our entire work effort within a 24-month period. The schedule on the following page is realistic based on our recent experience completing comparable projects. We anticipate that the City will complete review of all administrative draft documents within two-three weeks. City staff review of draft staff reports, powerpoint presentations, meeting agendas and materials, etc. is anticipated to occur within two to four working days, unless the materials are exceptionally lengthy.
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TIMELINE Months
Task
GENERAL PLAN UPDATE
Task 1: Project Initiation and Data Collection
Task 2: Community Outreach and Participation 1 2 3 4 5 6 7 Task 3: Existing Conditions Report
Task 4: Issues, Ops, and Land Use Alts
Task 5a: Draft General Plan
Task 5b: Final General Plan
Meetings, Hearings, and Management 8 9 10
ENVIRONMENTAL IMPACT REPORT
Task 1: Notice of Preparation 1
Task 2: Draft Environmental Impact Report
Task 3: Final Environmental Impact Report
MMRP and CEQA Findings
De Novo Work City Review Public Review 1 Public Workshop/Hearing Council Updates 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Agenda Item #9.1:
Sonoma General Plan Update and EIR Proposal
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CONFLICTS, LITIGATION, AND CONTRACT
CONFLICT OF INTEREST STATEMENT
We have no financial, business, or other relationship with the City of Sonoma that may have an impact on the outcome of the project. As the City is aware, we are currently under contract with the City to prepare the 6th Cycle Housing Element. We view this as a synergistic advantage, rather than a conflict. We have no financial interests or relationships with any private entity that may benefit from this project.
LITIGATION
Since its inception in 2008, De Novo Planning Group has not been involved with any litigation in connection with prior projects.
CONTRACT AGREEMENT
We have reviewed the City’s Professional Services Agreement, included as Attachment 2 to the RFP, and we have no issues and request no changes to the City’s language.
Agenda Item #9.1:
Sonoma General Plan Update and EIR Proposal
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SELECT SUBCONSULTANT PROJECT EXAMPLES
BAE PROJEC T EX A MPLES
SA N RA FA E L DO W NT O W N PR EC IS E PLA N A ND GE N E R A L PLA N UPDA T E BAE served as real estate economist on a Downtown Precise Plan and General Plan Update for the City of San Rafael. San Rafael serves as a primary employment and transportation node for the County, with a SMART commuter rail station and a cluster of technology, biotech, entertainment, and industrial businesses. San Rafael boasts both a small-town atmosphere and a lively urban environment, though portions of the City’s retail sector have struggled during recent years. Major goals of the Precise Plan were to support existing businesses in the Downtown area, enhance the Downtown’s vitality, and improve quality of life for the City’s residents and workers.
BAE’s work included a market analysis to identify challenges and opportunities in the Downtown area and citywide. As a part of this work, BAE evaluated existing and potential demand for residential, office, hotel, industrial, and retail uses in the City and identified trends affecting each use type. In addition, BAE analyzed the financial feasibility of prototype projects on catalyst sites, including mixed-use prototypes and prototypes with an affordable component. For projects that were not financially feasible, the analysis provided recommendations for City actions that could improve financial feasibility. BAE also prepared a fiscal impact analysis to estimate the impact that the proposed land use changes would have on City revenues and service costs. For the implementation chapter of the Precise Plan, BAE prepared an economic development strategy to identify actions to support the Precise Plan objectives as well as citywide economic development goals. Both plans were adopted in August 2021.
Agenda Item #9.1:
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SA N CA R L OS EC O NO M IC DE V E L O PM E NT ST RA T E GIC PL A N UPDA T E The City of San Carlos engaged BAE to prepare an update to its Economic Development Strategy (EDS) which provides a road map for the next four years. Traditionally a bedroom community on the San Francisco Peninsula, San Carlos has recently experienced new development, particularly for life-science use. The City has a vibrant downtown and a new industrial arts district. As part of its engagement, BAE worked closely with staff and the City’s Economic Development Commission to review prior goals, priorities, and actions in light of recent changes in development activity, economic conditions, and the COVID-19 pandemic. BAE prepared a SWOT analysis of the City as a whole and its constituent business districts and tailored new priorities and actions to reflect new economic climate. The updated plan was adopted in November 2021.
PR O PE L VA L LE JO GE NE R A L PLA N UPDA T E
BAE prepared an economic and real estate market conditions report, drafted an economic development element (“Economy, Education and Training” chapter), and prepared a fiscal analysis in support of the City’s APA award-winning ‘Propel Vallejo’ General Plan Update. BAE’s existing economic conditions report provided important contextual data related to demographics, employment trends, and local real estate residential and commercial market conditions. In formulating the Economy, Education and Training chapter of the General Plan, BAE focused on detailed strategies to promote economic opportunities to historically Agenda Item #9.1:
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disadvantaged populations in Vallejo, encourage arts and entertainment, and to promote the City’s water transit to stimulate investment in the City’s downtown.
BAE also prepared multiple economic analyses to support the General Plan Update. At the time of the General Plan Update, Vallejo had recently exited from bankruptcy and was continuing to face fiscal challenges, and therefore economic development and fiscal health were key issues in the General Plan Update process. To address ongoing uncertainty related to the City’s fiscal health over the long term, BAE prepared a detailed fiscal impact analysis evaluating buildout of residential, hotel, retail, manufacturing, and other uses enabled by the General Plan, using buildout of the prior General Plan as the baseline condition. The fiscal impact analysis provided an assessment of impacts to property tax, sales tax, transient occupancy taxes, utility user taxes, and other key municipal funding sources, as well as the service costs associated with providing municipal services to new Vallejo residents and workers. BAE’s work provided contextual information and analysis to demonstrate the role of the General Plan in ensuring the City’s longterm fiscal sustainability, and the relationship between the General Plan and other ongoing economic development efforts. The plan was adopted in the fall of 2016 and received an Award of Merit for a Comprehensive Plan from the California Chapter of the APA.
Agenda Item #9.1:
Sonoma General Plan Update and EIR Proposal
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PROJECT MANAGER RESUME
EDUCATION
MA, City and Regional Planning,
Cal Poly San Luis Obispo
BA, Political Science and History,
Cal Poly San Luis Obispo
ORGANIZATIONS
American Planning Association
Association of Environmental
Professionals
Mr. Ritchie is a founding principal at De Novo Planning Group with over 20 years of experience. Mr. Ritchie’s expertise includes managing long range planning documents, completing complex and controversial CEQA documents, and facilitating community outreach and public communications efforts for the firm. His experience includes a variety of land use, transportation, and sustainability projects throughout California. Mr. Ritchie has extensive knowledge of the California Environmental Quality Act (CEQA) and has assisted jurisdictions in drafting and updating their local CEQA implementation guidelines. He served as the Environmental Coordinator for the City of Rancho Cordova, where he oversaw the environmental planning division and the preparation of all CEQA documents prepared by staff and outside consultants. This experience has given him the knowledge of how local agencies use and implement planning documents, and specifically general plans, on a day to day basis.
Ben Ritchie
PRINCIPAL
General Plan Update and EIR,
City of Lake Forest
General Plan Update and EIR,
City of La Verne
General Plan Update, Zoning Code
Update, Climate Action Plan, and EIR,
City of San Jacinto
General Plan Update, Housing
Element, and EIR,
City of Brentwood
PA-1 Specific Plan and EIR,
City of Brentwood
General Plan and Zoning Code
Update, Housing Element, and EIR,
City of Sebastopol
General Plan Update, Housing
Element and EIR,
City of Cotati
General Plan Update, Housing
Element, Zoning Code Update and
EIR,
Colusa County
General Plan Update EIR and Climate
Action Plan,
City of Foster City
Sustainability Element and Climate
Action Plan EIR,
City of Elk Grove
General Plan Update and EIR,
City of Campbell
General Plan Update and EIR,
City of Milpitas
General Plan Update and EIR,
City of Lakeport
General Plan Update and EIR,
City of Manteca
General Plan Update and EIR,
City of Lathrop
General Plan Update and EIR,
City of Jackson
General Plan Update and EIR,
City of Willows
General Plan Update and EIR,
Glenn County
General Plan Update and EIR,
City of Red Bluff
RELEVANT PROJECT EXPERIENCE
Agenda Item #9.1:
De Novo Planning Group
Sonoma General Plan Update and EIR
BUDGET
TASK/ACTIVITY Traffic Econ/Fiscal Noise Cultural Direct Costs W-Trans BAE Saxelby Peak Printing, etc.
hours $225 hours $150 hours $135 hours $135 hours Fee Fee Task 1: Project Initiation/Data Collection 6 $1,350 12 $1,800 12 $1,620 20 $2,700 50 $7,470 $2,000 $9,470 Task 2: Community Participation Program 60 $13,500 147 $22,050 40 $5,400 16 $2,160 263 $43,110 $10,450 $400 $53,960 Task 3: Existing Conditions Report 48 $10,800 120 $18,000 180 $24,300 60 $8,100 408 $61,200 $24,560 $29,430 $5,450 $22,840 $250 $143,730 Task 4: Issues, Opportunities, and Land Use Alts 32 $7,200 80 $12,000 8 $1,080 60 $8,100 180 $28,380 $23,240 $7,950 $59,570 Task 5a: Draft General Plan 120 $27,000 220 $33,000 40 $5,400 40 $5,400 420 $70,800 $20,570 $16,750 $1,600 $3,600 $1,500 $114,820 Task 5a: Final GeneralPlan 40 $9,000 40 $6,000 4 $540 6 $810 90 $16,350 $2,500 $18,850 Tak 7: Meetings and Project Management 100 $22,500 24 $3,600 0 $0 0 $0 124 $26,100 $2,440 $6,140 $34,680 GENERAL PLAN SUBTOTAL 406 $91,350 643 $96,450 284 $38,340 202 $27,270 1535 $253,410 $72,810 $70,720 $7,050 $26,440 $4,650 $435,080 EIR Project Initiation (Kick-off, NOP, Scoping) 2 $450 8 $1,200 8 $1,080 4 $540 22 $3,270 $400 $3,670 Draft Environmental Impact Report 80 $18,000 120 $18,000 120 $16,200 12 $1,620 332 $53,820 $23,590 $5,000 $1,000 $83,410 Final Environmental Impact Report 20 $4,500 40 $6,000 8 $1,080 0 $0 68 $11,580 $500 $12,080 MMRP and CEQA Findings 4 $900 4 $600 16 $2,160 0 $0 24 $3,660 $3,660 EIR SUBTOTAL 106 $23,850 172 $25,800 152 $20,520 16 $2,160 446 $72,330 $23,590 $0 $5,000 $0 $1,900 $102,820 Subtotals 512 $115,200 815 $122,250 436 $58,860 218 $29,430 1,981 $325,740 $96,400 $70,720 $12,050 $26,440 $6,550 $537,900 TOTAL FEE $537,900
Contingency Budget 10% $53,790
Total Fee plus Contingency $591,690
Circulation LOS Analysis of Preferred Land Use Map $18,850 $18,850 Fiscal Analysis of Preferred Land Use Map $16,090 $16,090 De Novo reserves the right to shift and reallocate budget between tasks and team members, provided that the total project budget does not increase.
In order to keep costs down, printed hard copies will be kept to a minimum.
Detailed subconsultant budgets available upon request
Project Manager/ Principal
Planner
GIS/Graphics
Optional Tasks
ACTIVITY
TOTALS
GENERAL PLAN UPDATE
Senior Planner Associate Planner De Novo Subtotal
TOTALS
ENVIRONMENTAL IMPACT REPORT
Agenda Item #9.1: