i We have a pristine track record of preparing legally defensible CEQA documents. When you hire Ascent, you know that we share a common goal of legal defensibility and staying abreast of the most up-to-date legislation and court decisions. We plan for litigation from the start and are frequently brought in for the "stickiest" projects, often working alongside our clients' attorneys to proactively build a strong record as we go.
As a midsize firm of over 150 professionals, Ascent offers the depth and breadth of planning, design, and environmental services that may be needed while providing personal service, nimble responsiveness, quality outcomes, and kind staff who value enjoyable professional relationships. We are experts in complex and highprofile projects with active public involvement and scrutiny, but no project is too small for us to stoke our interest and to get involved.ln the 15 years since the firm's founding, we have distinguished ourselves through our creative design, technica! expertise,and inclusive outreach and engagement processes. Our team has the time and is available to start work immediately. Our proposal is valid for a period of120 calendar days from receipt of our proposal. We look forward to the opportunity to work with the City of South Gate and appreciate your consideration of our submittal.
Please do not hesitate to reach out to either Christine or Chad for this proposal if you have any questions or require further information. As an Ascent principal, Christine Babla is authorized to commit resources to assigned projects and to negotiate and execute a contract with the City.
Sincerely,
C,,vq
Christine Babla, AIA, AICP, LEED AP
Principal, Urban Design + Planning
e: [email protected]
p: 619.366.3468
Chad Beckstrom, AICP
Principal, Environmental
e: [email protected]
p: 949.569.9448
AsanAscentprincipal,ChristineBabtaisauthorizedtosoiicitbusinessand enter into contracts on behatf of the firm.
Federal Taxpayer Identification Number: 27-'1537709.
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A. METHODOLOGY
Ascent offers professional staff committed to providing outstanding service and responsiveness with innovation, credibility, and creativity while carrying out planning and environmental services assignments.
Our collective team has experience solving policy, land use, urban design, mobility, and other communityspecific issues at the local level, with community members, city and county staff, agencies, and other stakeholders and providing the correct level of environmental documentation to meet the City of South Gate's needs. In addition, Ascent has worked with the City on the Gateway District Specific Plan, the Patata Industrial Development Environmental Impact Report (aR), and the City's Zoning Code and is familiar wit5 the City's General Plan, Zoning Code, community context, and needs and goals in working with applicants on development projects.
Planning, Zoning, and Land Use Services
Ascent's Urban Design + Planning (UDP) studio provides planning, zoning, and land use services to clients throughout Southern and Northern California, with applicable key strengths in general plan and housing element updates, zoning code updates, specific plans, development and site feasibility testing, objective design standards, and inclusive community outreach and engagement to support these services. We work at many scales, from corridors and neighborhoods to districts, cities, and regions. Our team tracks and is closely in tune with the latest legislation affecting land use, housing, and project development, bringing the most current best practices and tools to our everyday work.
When requested by the City to prepare a proposal or scope of work, Ascent's principal-in-charge will work with our project manager to prepare a response and approach. We will build on our understanding of the City's goals and objectives and engage critical technical staff members to develop the proposed scope of work, schedule, budget, and teaming structure in response to the City's needs. The proposed scope of work and approach will include all tasks, activities, meetings, and work products, along with a schedule and detailed cost estimate. The cost estimate will present all labor effort by person for each task and describe any assumptions that underpin these costs. After addressing the City's comments on the scope of work, schedule, and costs, these will be refined and finalized for authorization.
We engage the entire team (i.e., the City and subconsultants) early in the process to set expectations and deadlines for delivery and to provide a roadmap for how the process will proceed. We encourage frequent and regular communication with the project management team to ensure we are aligned in our project work approach and working to address project challenges and solutions throughout the process.
The following describes our particular approach to the types of work that may arise under this contract.
Development Plan Review
Ascent has worked with and assisted cities with the peer review of development projects and applications, working in collaboration with city staff and/or project applicants. We have also supported planning and development entitlements for a variety of private development projects, including housing and mixed-use infill projects, planned communities, and business or office campuses. Ascent would typically work with the City and/or project applicants to scope the project work and strategy for streamlining the project schedule, support the necessary project reviews and community or neighborhood engagement, conduct the required technical analysis or plans addressing City and community input, and as applicable, assist the City and/or developer with the presentation of the project to the Planning Commission and City Council.
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General Plan and Zoning Code Updates
We have assisted communities with preparing topical and more comprehensive general plan and zoning code updates, including housing elements, to update and implement city plans and policies and help facilitate future private development. In this capacity, Ascent has assisted and is assisting municipalities with comprehensive general plan and code updates, as well as focused topical updates to support mixeduse or transit-oriented development, address compliance with state housing law, update land use and development standards, refine key standards, such as parking and open space, and address barriers or incentives to facilitating new development. To scope and approach these tasks, Ascent first works with the city to understand the project's purpose and priorities, context, and opportunities and constraints, including other community benchmarks that can serve as inspiration and example. We conduct outreach to the community, including affected stakeholders, to ensure we are addressing the challenges faced in the communitv.
Master Plans and Specific Plans
Ascent specializes in preparing master plans, specific plans, and specific plan updates to support a variety of project contexts, from transit-oriented districts and downtowns to commercial corridors and office and business campus settings. Our UDP studio comprises a multidisciplinary team of planners, urban designers, architects, and landscape architects who are skilled in the visioning and preparation of site plans and master plans reflecting the aspirations of the community and translating that vision into policies, development and design standards, and implementation actions. Similar to our process for ge+ieral plan and zoning code updates, we would approach the task iro,crementally and through the following general process: (1) understanding the community's priorities and issues, meeting early on with community stakeholders and city technical team members; (2) conducting visioning to establish a common set of community guiding principles (from which to benchmark progress on the plan); (3) studying land use and development alternatives, including circulation and mobility, open space, urban design, parking, and other strategies supporting the vision of the community; (4) conducting the required technical studies to address the impacts and integrate the required mitigation for the project where possible; and (5) bringing the vision and strategies together into a specific p(an or master plan, meeting all applicable state requirements and addressing the vision, land use and development standards, circulation, public realm, and implementation actions.
Site and Feasibility Testing
To support the services described above, Ascent can prepare 2D and 3D site design studies of urban design and housing typologies to facilitate the implementation of integrated land use, urban design, and mobility strategies and allow the community to visualize planning and design strategies. We conduct scenario testing with interactive 3D models, including SketchUp or other tools, to test buildout potential, evaluate building form, and refine development standards, such as setbacks, stepbacks, building height, and floor area ratio, and the associated metrics for parking and open space. Ascent also works with economists to test and refine prototypes to find the best solution that balances residual land value goals with housing production and other community goals while reflecting the local community's vision and sense of place.
Neighborhood or Community Outreach
Ascent is skilled at facilitating visioning and planning efforts that engage the diverse perspectives of stakeholders and community members, leveraging that input to help guide planning and design solutions.
We have led engagement activities in virtual, in-person, and hybrid meeting formats and have experience designing outreach programs that are tailored to the project needs of each city and community. We work with the city and development applicants to scope and design the community outreach experience that CITYOFSOUTHGATE// ON-CALLCONSULTINGSERVICES PAGE 3
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supports the purposes of the plan, whether that is providing the neighborhood information or gathering stakeholder or community feedback to inform planning or design decisions. We have the tools to support the project engagement experience, including experience with in-person and virtual meeting platforms, live polling, translation, and interactive survey and engagement tools, such as Konveio, Mural, Social Pinpoint, or Hello Lamp Post.
Environmental Consultant Services
Ascent provides environmental consulting services to clients throughout California with key strengths in California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA) document preparation. Our experience includes a broad range of projects, from large complex environmental impact reports to stand-alone technical reports (e.g., air quality, noise, biological resources, cultural resources) for use in other documents. Ascent staff are experts in compliance with the overarching environmental planning laws and regulations used to evaluate projects.
We effectively guide our clients through the environmental review process and complete reports on their behalf, including EIRs, initial studies, negative declarations (NDs), mitigated negative declarations (MNDs), and categorical exemptions, as well as the lesser-known and utilized exemptions and streamlining tools offered by various provisions of the Public Resources Code and the State CEQA Guidelines. We have worked extensively on addenda and subsequent and supplemental environmental documents to tier from previous CEQA/NEPA documents where there may be modifications to a project or when the project is within the scope of a previously adopted or certified document. We also assist clients in evaluating environmental opportunities and constraints at specific project sites (initial site assessments) to help reduce or avoid environmental impacts through site planning and design. We invest time in the community to understand issues and concerns and are experts at conducting fair, impartial, and effective public outreach meetings.
However, we are more than document preparers and seek to help the City devise effective and efficient environmental review strategies so projects can move forward and benefit the community. We first listen and understand, then deliver solutions aimed at exceeding your expectations. Our approach to environmental review is to provide the correct level of environmental documentation to meet the City's needs for public transparency, disclosure of impacts, and legal defensibility-no more, no less. Each action that could trigger CEQA/NEPA compliance would undergo a stepwise evaluation to:
1. determine whether environmental review applies;
2. if CEQA/NEPA is applicable, determine what level of review is required and what document(s) should be prepared; and
3, identify and execute necessary technical studies to support completion of the CEQA/NEPA document.
If CEQA is applicable to the project, the City must determine whether the project would qualify for a statutory or categorical exemption. Oftentimes these decisions are fairly straightforward, but occasionally some level of environmental study or documentation may be necessary to substantiate the decision. In other circumstances, the project may have been adequately addressed in previously certified EIRs and other environmental documents and can take advantage of streamlining opportunities.
If the project is not exempt from CEQA but it is believed the potentially significant impacts can be mitigated to less-than-significant levels, we would prepare an IS/ND or IS/MND. These documents are appropriate for projects for which substantial evidence exists that impacts can be mitigated and that mitigation is agreed to prior to public review. If environmentally protective features can be included in project design, the scale, cost, and time frame of environmental documentation may be reduced. We will work with City staff to consider feasible and helpful impact-reducing approaches and design features.
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EIRs are appropriate on larger projects for which it is unknown whether feasible measures would adequately reduce significant environmental effects and/or for which implementation would result in significant unavoidable effects. Also, if community concern has arisen that could result in environmental controversy, we can help evaluate whether more involved documentation would be beneficial for the City.
Ascent's approach to CEQA compliance is thorough and rigorous.
Each task order will start with a kickoff meeting to gather information related to the project and discuss the practices and requirements to be followed in the preparation of the document.
In the early stages, we will develop and refine the project schedule and commit to following and delivering upon the milestones agreed to during this process. We ensure our documents are consi';tent with the CEQA Statute and the State CEQA Gvide!ines, latest case law decisions, and established practices.
Ascent is a leader in streamlining
project approvals using both the
"traditional" CEQA tools (e.g., program
EIRs with "within-the-scope" findings,
infill exemptions, Public Resources Code
Section 21083.3 exemption of issues
coyered in a plann ing decision EIR) and
the latest special statutes.
While certainly not an exhaustive list, some of the common issues we will address in the documents would include the following:
> A clear baseline condition for each resource topic that represents the existing conditions at the time of the notice of preparation (NOP) or when the environmental analysis was initiated. > A complete project description, sufficient to provide CEQA clearance for the whole of the action.
This also includes presenting project objectives that are intentional and neither too narrowly focused nor too broad to be meaningfui, which will inform the alternatives selected for analysis. k Technical analyses (both separate technical reports and analyses incorporated directly into the CEQA document) that analyze the whole of the project (all of the project's construction and operational characteristics) in sufficient detail, use the latest methods and regulatory conditions, and apply significance thresholds that are supported by substantial evidence. > Mitigation measures that effectively address the significant impacts identified and include a trigger, the method to successfully implement the measure, the responsible party, and a finding of significance after mitigation. The analysis would also consider any secondary impacts associated with implementation of mitigation measures. Mitigation measures that would include future choices to be made associated with their implementation would include clear performance measures to avoid improper deferral.
> A cumulative analysis that determines the significance of the cumulative effects of past, present, and probable future projects supported by substantial evidence. Where cumulative impacts are found to be cumulatively significant, the analysis would determine whether the project's incremental contribution to those cumulative effects would be cumulatively considerable. k An alternatives analysis (for EIRs) that includes a range of reasonable alternatives. For CEQA projects, the analysis need only provide a level of detail sufficient to compare the impacts of the alternative to the impacts of the proposed project.
Even the simplest projects can be challenging, highly politicized, and often opposed and subject to legal challenges from labor and environmental advocacy groups. These sensitivities make it all the more important to navigate communication protocols. Ascent will work with the City through privileged and confidential communications, such as using phone calls, minimizing emails, and using SharePoint to minimize Public Records Act requests and vulnerabilities and maintain a clean project record, whenever possible.
Our project management approach includes a small management team with linked responsibilities, a clear chain of communications and responsibilities, and a thorough document review process. This ensures CITYOF SOUTH GATE // ON-CALL CONSULTING SERVICES PAGE5
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thorough oversight of the work being conducted on a daily basis and ensures that optimal attention is devoted to the preparation of each work product. We hold weekly or biweekly internal team meetings to monitor project progress and proactively address needs and issues as they arise. We also typically hold biweekly or as-needed meetings, via MS Teams, to check in with our clients so that the full team is up to date on team progress as well as on City initiatives, confirm that we are meeting client expectations and working in a collaborative manner as a true extension of City staff, and facilitate ongoing communication and dialogue. We would also include progress reports as part of our monthly invoicing to keep the City's project manager apprised of the financial status and work progress. Where technical information needs to be conveyed between experts, we facilitate direct discussion between staff, such as GIS analysts, biologists, and regulatory agency staff, or Ascent's technical staff and client or agency technical reviewers.
The following describes our approach to the types of work that may arise under this contract.
Task 1: Environmental lmpact Reports
Ascent will regularly develop initial studies for projects requiring CEQA compliance that do not qualify for statutory or categorical exemptions. Our initial studies follow the structure outlined in the CEQA Guidelines Appendix G Environmental Checklist and incorporate comprehensive environmental setting descriptions for each technical discipline. Impact determinations are supported through empirical data and scientific analysis. When initial study findings indicate that project impacts could be potentially significant, or it is understood from the outset that a project may result in significant unavoidable environmental effects, or when substantial public controversy surrounds a proposal, the Ascent team will develop comprehensive EIRs for the City. We also prepare combined EIR/environmental impact statement (ELS) documents when projects involve federal agency participation through funding mechanisms or permitting requirements. Our approach begins with environmental scoping to identify critical issues of concern, using the initial study as supporting documentation for the NOP.
Our EIRs encompass all mandatory components as specified in the CEQA Guidelines, including comprehensive project descriptions, baseline environmental conditions and setting documentation, analysis of direct and indirect environmental effects, alternatives evaluation, and additional required elements. Technical study results are integrated throughout the environmental documentation. Ascent will support the City in comment response activities and final document compilation. We will also assist with coordination of document transmittal, distribution protocols, and public notification requirements.
CEQA Findings and Compliance Documentation
Ascent develops findings of fact consistent with the requirements of CEQA Guidelines Section 15091.
These findings present detailed information regarding each significant impact identified through the EIR process and articulate the City's intended approach to addressing significant impacts according to the three available finding categories. All findings are substantiated by adequate evidence in the administrative record.
When required, Ascent develops mitigation monitoring and reporting programs (MMRPs) that specify mitigation measures, implementation schedules, responsible party assignments, and monitoring protocols. We will collaborate with City staff to establish suitable responsible entities, methodologies, and implementation time frames.
Subsequent Environmental Documentation
Addenda or Supplemental EIRs may become necessary when project modifications are proposed following EIR certification but prior to project construction. CEQA Guidelines Sections15162-15l64 establish the criteria for these documents. Supplemental EIRs are appropriate when project changes would not necessitate major EIR revisions but could generate new significant effects or substantially CITYOF SOUTH GATE // ON-CALL CONSULTING SERVICES PAGE 6 244
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increase previously identified impact severity. New information emerging after E1Rcertification should also be addressed through Supplemental EIR documentation.
Lead agencies may opt to develop and adopt EIR addenda when project modifications are considered minor and require only minimal changes or additions that do not warrant Supplemental EIR preparation.
These processes document project modifications, previous environmental determinations, potential changes to environmental impacts, and any additional or revised mitigation requirements. Supplemental EIRs follow the same public notification and participation procedures as standard EIRs.
Task 2: Negative Declarations
When initial study findings indicate that project impacts will be less than significant, Ascent will collaborate with the City to develop a negative declaration. Our process includes providing an administrative draft to t!ie City for internal review and approval before releasing the document for agency consultation and public comment during the mandated review period. After the comment period concludes, we will produce the final IS to support a negative declaration. Although not mandated by CEQA, we can develop responses to public comments if requested by the City. Specialized technical studies may be prepared and incorporated as appendices when needed to address specific technical concerns (see below for "Other Environmental Services Offered by Ascent").
Task 3: Miiigatea Negative Declaritions
When initial study findings indicate that project impacts can be reduced to below significance thresholds through mitigation, Ascent will collaborate with the City to develop a mitigated negative declaration arid develop appropriate mitigation measures to achieve less-than-significant impact levels. Similar to negative declarations discussed above, we will prepare draft MND documents, coordinate public circulation for review, and develop final documents that incorporate necessary modifications based on received comments. Although not mandated by CEQA and similar to negative declarations, we can develop responses to public comments if requested by the City. Specialized technical studies may be prepared and incorporated as appendices when needed to address specific technical concerns (see below for "Other Environmental Services Offered by Ascent"). Our team will provide comprehensive guidance to the City throughout the entire development process.
Task 4: Technical Studies
Ascent offers a full suite of planning and scientific capabilities on their own or in support of CEQA documents. Our qualifications and general approach related to these issues are discussed below.
Aesthetics, Environmental Design, and Visual Impacts
Visual impacts from various projects can be highly subjective and cause concern over the effects to scenic resources, view obstructions, changes in visual character, and increased lighting. Ascent has technical expertise in aesthetics and visual impact assessment, including conducting visual impact studies as part of project design and to support CEQA evaluations. Our team will ensure that analyses include vivid descriptions of the visual setting, complemented by photo journals, and describe the viewsheds, key observation points, scenic vistas, and other characteristics and quality of the viewsheds that have the potential to be impacted. Appropriate policies of the City's General Plan and development standards in the Zoning Code will be identified and described. Impacts to important visual resources will be addressed along with mitigation measures, which may lead to recommendations for project modifications. Ascent team members are familiar with various methods in analyzing visual impacts, including qualitative analyses, as well as more objective methodologies, such as those employed by the Bureau of Land Management and the Federal Highway Administration. In certain instances, it may be appropriate to incorporate visual simulations into the analysis.
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Air Quality and Health Risk Assessment
Since the firm's founding, Ascent has sustained a strong reputation in air quality impact analysis along with the development of corresponding mitigation strategies. We understand and provide complete air quality impact services, including streamlined mass-emissions analyses, federa Clean Air Act conformity, detailed dispersion modeling, and health risk assessments. Ascent has served as the California Air Resources Board's (CARB's) on-call CEQA consultant for over 10 years, supporting CEQA compliance for greenhouse gas (GHG) and air quality regulatory proposals. We pride ourselves on staying in front of emerging topics in air quality, using the most up-to-date models, and developing mitigation strategies that are effective and feasible. In addition to project analysis, we have helped multiple local air districts develop and adopt CEQA guidelines and thresholds of significance that reflect the best professional practices in effect, as well as the latest case law decisions.
Criteria pollutant modeling will focus on construction-related and operational emissions and will be based on South Coast Air Quality Management District (SCAQMD) guidance for assessing air quality impacts and on the latest guidance from the US Environmental Protection Agency, CARB, and the California Office of Environmental Health Hazard Assessment. Where necessary, the team will quantify toxic air contaminants and prepare a health risk assessment using dispersion modeling and addressing morbidity, mortality, and cancer and non-cancer chronic and acute risks. Mitigation measures will be identified and developed in collaboration with the City.
Biological Resources
The Ascent team offers a full suite of biological and other natural resources capabilities to support planning and environmental decision-making and the effective stewardship of land and water resources. We conduct habitat assessments and inventories, wildlife biological and botanical surveys, aquatic habitat assessments and surveys, wetland delineations, conservation planning, ecosystem restoration planning, GIS modeling, and natural resources management planning. We are experts in leading projects where the protection, enhancement, management, and/or restoration of sensitive habitats or natural processes and functions are the primary objectives. We have assisted conservancies, state and federal land management and natural resources agencies, and many local governments with plans for the use and care of their important natural and biological resources.
We will begin by reviewing background data, inc1uding the California Natural Diversity Database and other biological references and published literature. At times, field surveys may need to be conducted by qualified biologists, including underwater investigations, to determine the presence of potential habitat, sensitive species, and the potential impacts on these resources. Surveys will be conducted in accordance with applicable protocols established by the wildlife agencies, including the California Department of Fish and Wildlife (CDFW), the US Fish and Wildlife Service, and the US Army Corps of Engineers (USACE). The analysis will incorporate the most current biological baseline surveys and will consider specific regulations that apply, including the Migratory Bird Treaty Act and both the federal and state Endangered Species Acts, and provide evidence if the record supports the conclusions reached in the report and/or environmental document.
0 Archaeological, Historical, Paleontological and Tribal Cultural Resources Whether dealing with the historic built environment, potential buried archaeological or paleontological resources, or Native American tribes, Ascent's cultural resource specialists can help. We have extensive experience in historic significance evaluation, eligibility determinations (or listing in federal or state registers, cultural/paleontological resources impact analysis, mitigation formulation, and regulatory compliance for historic buildings and other structures. Our services support compliance under CEQA, Section 106 of the National Historic Preservation Act, and Section 4(f) of the Department of Transportation Act, as well as agency-specific regulations and guidelines. Our specialists have prepared CITYOF SOUTH GATE// ON-CALL CONSULTING SERVICES PAGE 8
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scores of building assessments and eligibility determinations and are also experienced in evaluations and inventories for prehistoric and historic archaeological resources. Ascent staff can help to support local agencies in the tribal consultation process pursuant to Assembly Bill (AB) 52 as part of the required CEQA process and also under Senate Bill (SB) IS where a local government must engage tribal consultation prior to adoption and amendment of both general plans (defined in Governmerit Code Section 65300 et seq.) and specific plans (defined in Government Code Section 65450 et seq.). We also have a strong track record of effective consultations with the California State Historic Preservation Officer for concurrence in register eligibility and effect determinations.
Our team members will conduct records searches, review historical records, and conduct field surveys to document and record the conditions of potential resources. If structures over 50 years old are present, we will complete Department of Parks and Recreation forms (DPR 523) and evaluate the potential significance and eligibility of the resource for listing in the California Register of Historical R-esorirces, National Register of Historic Places, and/or City Historic Monuments. We will help the City conduct outreach to tribes, including obtaining information from the California Native American Heritage Commission and Native American representatives.
Greenhouse Gas Emissions
Ascent's atmospheric scientists, climate change/greenhouse gas specialists, and sustainability planners are regarded as experts throughout California. Our climate and sustainability planning services include developing leading-edge approaches for analysis of GHG impacts and definition of effective mitigation, anticipation and adaptation to climate vulrierability, and formulation of action plans for climate change preparedness and resilience. We have repeatedly served CARB, including preparing CEQA documents on AB 32 and SB 32, implementing regulations adopted since 2010 (e.g., 2022 Scoping Plan). Ascent has prepared climate action plans and climate action and adaptation plans for many agencies in Southern California and throughout the state.
The analysis of GHGs will include quantification of emissions from construction and operations using the most current adopted methodologies. As this topic continues to evolve, significance criteria will be developed in coordination with the City and may apply project-specific thresholds, SCAQMD thresholds, or other tailored thresholds consistent with scientific consensus and statewide emission reduction targets.
Ascent will qualitatively discuss potential adverse impacts due to climate change and the ability of development to adapt to these effects.
Hydrology and Water Quality
m Ascent has an in-house team specializing in hydrological and water resources. We work closely with clients in developing and delivering stormwater and environmental compliance, construction site best management practices (BMP) programs, erosion control and stormwater retrofit programs, wetland delineation and restoration, watershed planning, and environmental planning documents for CEQA.
The hydrology and water quality analysis will document existing hydrologic conditions and water quality, including a description of existing surface water runoff and stormwater management, existing surface water quality conditions and circulation patterns, and a review of groundwater conditions. Beneficial uses for surface waters will be summarized, describing any biological resources or other beneficial uses that could be affected by water quality-related impacts and changes to water conditions due to proposed projects. The potential far impacts tO water quality Will be analyzed, including potential tO increase Or decrease surface porosity, changes to local stormwater flow and management, impacts to surface water quality, and changes in surface circulation. Following the review, the team may propose the use of impact CIT/OFSOUTHGATE// ON-CALLCONSULTINGSERVICES PAGE9
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minimization processes, such as Low Impact Development implementation, BMPs, and site-specific designs, to minimize the potential for impacts to hydrology and water quality in a project area.
Noise and Vibration
m Ascent's noise and vibration services indude preparing technical studies and analyses (ambient monitoring, mobile and stationary source modeling, contour development and abatement) addressing construction and operational impacts or projects, including consideration of a variety of intrusive noise sources (construction, industrial, transportation, and other sources). Our analyses are conducted in accordance with standards and guidance from county and city planning departments and federal, state, and local agencies, including the Federal Transit Administration (FTA), Federal Highway Administration (FHWA), and Caltrans. Analysis includes the use of numerous mobile and stationary source models (e.g., SoundPlan, Traffic Noise Model, Roadway Construction Noise Model, Helicopter Noise Model).
The evaluation of noise impacts associated with particular projects will be conducted by collecting data regarding existing land uses, the project location, the location of sensitive receptors in the project area, and operational information. Baseline community noise measurements will be conducted in the project area and at nearby sensitive receptor locations to quantify ambient noise levels and provide information to calibrate noise models and/or establish baseline noise criteria. The latest versions of appropriate noise models such as the FHWA Traffic Noise Model for modeling roadside noise levels, the FTA methodology for modeling railroad train noise and vibration, and SoundPlan for modeling noise from distributed point sources will be used to model and evaluate community noise. The calculated worst-case noise levels will be compared to noise limitations prescribed by federal and local agency noise ordinances and impact assessment guidelines to assess noise impacts. Noise modeling and analysis will identify the major contributors to noise in the community. Noise mitigation measures such as operational controls, equipment enclosures, mufflers, and noise barriers will be developed as necessary to address the major noise contributors.
Transportation and Vehicle Miles Traveled
!!l With SB 743 becoming effective in 2020, delay-based analyses for ground transportation under CEQA are no longer appropriate; analyses are now largely based on vehicle miles traveled (VMT). Our in-house transportation specialists are experts in addressing CEQA's requirement for VMT analysis as well as VMT mitigation options and opportunities, including project-level options (e.g., transportation demand management [TDM] plans) as well as VMT exchanges, banks, and fees. Where appropriate, our team will collect traffic count data, estimate trips and VMT, and model project future traffic volumes. Mitigation measures will be identified as appropriate to minimize impacts to VMT and on the local and regional transportation network. We are also experienced with peer reviews and working with transportation planning and traffic engineering consultants to ensure technical analyses adequately support CEQA documents. In addition, when technica1 transportation analyses are provided by a third party, we have the expertise to review, advise, and prepare the appropriate CEQA documentation.
Task 5: NEPA Compliance
Compliance with NEPA is not often required by local CEQA lead agencies, except where a project is seeking federal funding or requires federal permits. The Council on Environmental Quality NEPA regulations are applicable to and binding on all federal agencies for implementing the procedural provisions of NEPA, but many individual federal agencies have adopted their own NEPA procedures, which may differ considerably from one agency to another. The NEPA process can proceed independently from the CEQAreview, but more often they are combined as joint CEQA/NEPA documents for efficiency's sake.
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Ascent has worked with a wide variety of federal NEPA lead agencies in the preparation of environmental impact statements, environmental assessments, and CEs for agencies such as USACE, Bureau of Reclamation, US Forest Service, US Department of Energy, National Park Service, US Bureau of Land Management, Naval Facilities Engineering Command, FHWA, FTA, and US Department of Housing and Urban Development.
Other Environmental Services Offered by Ascent
Peer Review of Technical Studies Provided by Applicants Clients frequently engage Ascent to conduct independent peer reviews of technical studies, given that most local agencies lack specialized technical expertise on staff. Our role involves evaluating environmental documentation prepared by third-paity consultants, with particular attention to verifying that potential impacts are adequately analyzed and properly disclosed. Ascent maintains comprehensive in-house technical capabilities to perform peer reviews across all environmental study types. We wil! prioritize protecting the City's interests and concerns while identifying any deficiencies, gaps, inaccuracies, and substandard CEQA compliance practices in the documentation. Our independent reviews are performed by subject matter experts in relevant technical areas, who evaluate whether proper analytical methods are employed, assumptions are reasonable, appropriate thresholds are addressed, and that conclusions are substantiated with adequate evidence and factual data.
Peer Review of Documents from Outside Agencies
The City may require specialized knowledge to support the peer review of environmental documentation produced by external agencies. This situation could arise when neighboring municipalities propose development or infrastructure initiatives that might create direct or indirect effects on South Gate residents and businesses. Ascent will examine these environmental studies created by other organizations, concentrating on whether potential impacts have been properly identified and disclosed. We will ensure that the City's priorities and issues are considered and will counsel the City regarding any deficiencies, gaps, mistakes, and/or substandard CEQA implementation found in the documentation.
Public Meetings and Community Outreach
Public outreach and engagement are essential components of any CEQA or planning process. Ascent's experience leading and conducting public meetings is benefited by the time we invest in the communities in which we work to understand issues and concerns. We are experts at conducting fair, impartial, and effective public outreach meetings, which are tailored to the goals and objectives of our clients. Our project managers and planners are adept at oral and written communications, and they frequently support our clients at public meetings to address environmental and planning issues. We will work collaboratively with the City to identify and execute the most appropriate outreach strategy based on project-specific needs.
B. PROJECT SCHEDUIE
Ascent has the ability to begin work immediately. Our management team strives to meet or exceed client expectations by serving as a true extension of City staff. We understand the need to perform within fixed and challenging schedules.
Planning, Zoning, and Land Use Services
In supporting the City's planning, zoning, and land use services, we view ourselves as an extension of City staff and understand the need to perform on fixed schedules, based on the demands of the project. At the project scoping stage, Ascent will work with City to develop an agreement with City staff on the schedule, including any grant or funding constraints, the duration of tasks, staff review times based on assignment, CITYOFSOUTHGATE// ON-CALLCONSULTINGSERVICES PAGE11
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and Planning Commission and City Council meeting needs and review lead time. We will factor these timelines into a working project schedule, which we will use to track and update the City on the progress of our work through check-in calls and/or monthly invoicing and progress reports. Quality is also a cornerstone of what we do, and we achieve this through rigorous attention to our quality management process. From start to finish, we build in review cycles to ensure Ascent deliverables meet or exceed industry standards. As addressed under "Environmental Consultant Services" below, Ascent also uses a scheduling and workload management system, Vantagepoint, as a software tool to assist our team in planning and managing staff time and ensure we are allocating the appropriate resources to meeting client deadlines and schedules.
The rough timeline required for the completion of project or task assignment can vary by the task and nature of the assignment from:
k 1 to 3 months for the support of peer review services, such as development applications or plan > 3 to 6 months for minor General Plan and Zoning Code updates or studies, involving a draft and final deliverable
> 9 months to 1 year for stand-alone documents, chapter or section updates, involving multiple cycles of review and Commission or Council review
k 1 to 3 years for comprehensive plan updates, major zoning updates, specific plans, or master plans involving multiple deliverables, environmental review and a more robust community outreach program
Depending on the scale of the assignment, number of reviewers, and schedule constraints, we typically ask for a 2-to-3-week City staff review cycle for less complex assignments, such as studies or technical memos, but would want to limit City staff review periods to a month for larger plans or documents involving multiple departments, such as a specific plan draft, to ensure the efficiency and momentum of the project process. We typically factor in Commission and Council review time, based on the staff reporting needs of the City and applicable statutory guidance.
Environmental Consultant Services
Ascent strives to understand the client's objectives and how the environmental process fits with other project needs and timelines. Further, we have demonstrated that we can deliver within narrow time frames, often on simultaneous projects. Scheduling and workload management systems at Ascent are designed to allocate resources to meet all client due dates, regardless of their timing or the number of deadlines in a given period. Specifically, the firm's scheduling and workload management systems employ several strategies,including software-driven (Vantagepoint), weekly schedule and workload management monitoring of technical, graphics, word processing, and production staff; long-range (3 to 6 months) staffing projections to secure availability; and critical path method and timeline scheduling for tasks and milestones. Using these proven strategies in combination with effective communication and a robust quality control program, we will ensure that we meet City schedules and deliver a successful project outcome. Generalestimated time frames for preparation of environmental documents are outlined below.
We generally turn around revisions to draft documents within a few weeks:
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i 4 to 6 months for IS/iSlD/MND
i 9 to 12 months for EIR
i 4 to 8 weeks for technical studies
i 4 to 8 weeks for categorical exclusion
t 4 to 6 weeks for environmental assessment
i 1 to 2 years for environmental impact assessment
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C. QUALIFICATIONS AND PRIOR EXPERIENCE
Demonstrated Experience, Competence, and Qualifications of the Consultant and the Participating Staff Successfully Providing Similar Services to Municipalities
Ascent is a dynamic environmental, natural resources, and planning consultancy with offices in Irvine, San Diego, Sacramento, Lake Tahoe, and Berkeley. Founded in 2010, the firm has grown to over 150 staff. We offer a broad spectrum of services, including planning, urban design, and community engagement; CEQA and NEPA compliance; climate change, greenhouse gas analyses, and sustainability planning; air quality, noise, and vibration services; outdoor recreation and natural resources management planning; historic preservation; regul-atory compliance services. We focus on providing personal service, nimble responsiveness, quality outcomes, a caring workplace, and enjoyable professional relationships.
Ascent staff have the credentials to help clients unravel complicated and confounding environmental and planning situations. We listen first and then apply our experience, creativity, enthusiasm, and credibility to understanding our clients' needs and considering solutions in a collaborative style. We design the project process, strategies, and schedule to anticipate and avoid pitfalls. Close communication and reliable service are maintained throughout the contract. If a project issue arises, we consult right away about potential resolutions. As a result, work products directly address our dients' needs, provide substance and quality, and contain no "surprise" results. We strive to deliver solutions aimed at exceeding our clients' expectations.
Planning, Zoning, and Land Use Seivices
The Ascent team has led dozens of urban design and community planning efforts throughout Southern California and statewide, including general plans, specific plans, community plans, master plans, focused land use studies, housing feasibility and test fits, design studies, visualization, objective design standards, hybrid form-based codes, and zoning updates. Our team members, including our principal-in-charge, Christine Babla, have experience working for the Cities of South Gate, Long Beach, Los Angeles, Pasadena, Burbank, and San Diego, the County of San Diego, and the Port of San Diego, as well as the City of Sacramento, Bay Area cities, the Southern California Association of Governments (SCAG), the San Diego Association of Governments, and the Sacramento Area Council of Governments (SACOG), among others.
Our team has provided and continues to provide on-call services to our clients with the City of San Diego, Sunnyvale, SANDAG, and SACOG. Ascent has special expertise in housing policy, including implementing housing-related general plan updates and zoning amendments to ensure compliance with state law.
Ascent's housing lead, Chelsey Norton Payne, is known statewide as a housing policy expert and has extensive experience providing technical assistance related to housing policy, legislative compliance, and fair housing. Many of Ascent's urban designers are also architects or landscape architects who have worked with both public and private sector clients to develop and implement built residential, commercial, and mixed-use projects, workplace campuses, and mobility and open space improvements.
We have the capability to handle the Planning, Zoning, and Land Use Services, identified in the RFP, including the services described on the next few pages.
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Zoning Code Updates and Objective Design Standards
n Ascent has assisted numerous jurisdictions with both comprehensive and focused general plan and zoning code updates, including general plan updates for the Town of Truckee, the City of Folsom, the City of Rancho Cordova, and the County of Sacramento; and zoning updates for the Cities of South Gate, Elk Grove, Folsom, and Suisun City and the Counties of Sacramento, Sierra, and Fresno. Our work focuses on optimizing zoning, objective design standards, and development standards to streamline housing, updates to open space and parking standards, and creating clear, succinct, and graphically rich deliverables that are easy to use for both private developers and government entities. We have also drafted model ordinances, overlay zones, ordinances for compliance with state housing iaws, including zoning for emergency shelters and supportive housing, density bonus ordinances, and accessory dwelling unit ordinances.
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These graphics can be used for interna1 decision-making or coupled with policies and development and design standards to convey vision and intent in our documents.
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Master Plans and Specific Plans
n Our team members have extensive experience
working closely with cities, communities, and
developers to prepare master plans, specific plans, and other area plans that bring together visioning, plan
development, and implementation strategies. Many of our urban designers and planners have worked with both
public and private sector clients to prepare master plans and associated implementing area plans that balance sitespecific constraints with economic and planning goals. We have worked in a range of context conditions, including downtowns, m-ain streets, transit-oriented station areas, commercial corridors, and neighborhoods.
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Inclusive Community Engagement, Public Hearing Assistance, and Training Ascent's team members are skilled facilitators and are trained as planners and designers, helping them to effectively connect with stakeholders and link feedback directly to planning and design solutions. We have led dozens of engagement activities in a mix of settings, including virtual, in-person, and hybrid meetings, and we have experience designing outreach programs using Zoom, Microsoft Teams, Google Meet, and other platforms such as Konveio, Mural, Miro, Social Pinpoint, and Hello Lamp Post. We are able to incorporate simultaneous translation, video recordings, live polling, and breakout rooms for real-time feedback, as well as conduct broader outreach using online surveys and stakeholder interviews. We do not view this effort as simply checking the box, but as a platform to provide meaningful design-related clues and capacity building through collaborative planning.
As part of project work, Ascent team members regularly engage in workshops, study sessions, and public hearings with planning commissions and/or city councils. We are also able to facilitate workshcps and training sessions related to the topics described in this proposal, and we have conducted training sessions to jurisdictions throughout the SANDAG and SCAG regions, related to CEQA streamlining, objective design standards, and other planning topics.
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Planning, Zoning, and Land Use Services Projects
City of South Gate Gateway District Specific Plan and Station Area Plan, Comprehensive Zoning Update, and Hybrid Form-Based Code
CITY OF SOUTH GATE AND SOUTHERN CALIFORNIA ASSOCIATION OF GOVERNMENTS Christine Babla, while at a prior firm and continuing at Ascent, worked with SCAG and the City of South Gate to lead a
multidisciplinary team in the preparation of a Specific Plan for the 60-acre Gateway District and Station Area, in anticipation of the planned Eco-Rapid/l/Vest Santa Ana Branch South Gate Transit Station. The plan provides a vision and framework for the new station, station area, and surrounding transit-oriented development, with a mixed-use, pedestrian, and transit focus.
The plan is a concise, user-friendly, and highly graphic document that establishes the regulatory approach for the Gateway District, including goals and development and design guidelines and standards, together with frameworks for
development, mobility, and open space strategies, as well as transition areas to the surrounding light and heavy industrial areas. The Gateway District and Station Area will give residents, business owners, and visitors increased access to local and regional bicycle routes and multipurpose trails and to nearby transportation corridors, including Amtrak, Metrolink, and Metro's Blue, Gold, Green, Red, and Purple Lines.
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Also while at a prior firm, working c,osely with the City of South Gate Community Development Department, Christine Babla, Matt Gelbman, and Anh Thai prepared a comprehensive zoning update, including a hybrid form-based code for all urban mixed-use zones. As the update was the first major zoning code update in 54 years, the effort involved extensive planning and design, and a multi-staged public outreach process. The work program included modernizing the code; translating South Gate's General Plan concepts for placemaking, pedestrian- and transit-oriented development, and urban infill in key districts and corridors; and preserving transitions within the traditional neighborhood fabric. A significant component of the project was development of standards and guidelines for building form, building frontage, active use requirements, open space, streetscape and the public realm, and parking.
The South Gate Code was recognized with an Award of Merit for Comprehensive Plan, Smail Jurisdiction, from the Los Angeles Section of the American Ptanning Association.
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Milpitas Gateway-Main Street Specific Plan Update and Supplemental EIR
CITY OF MILPIT AS
Ascent is leading the comprehensive update of the
Gateway-Main Street Specific Plan, which will serve as a guide for the revitalization of the Milpitas
midtown/downtown area. The Specific Plan area is
envisioned as a group of districts and neighborhoods
that together create a complete community and a
center for Milpitas. Main Street and the Civic Center will continue to evolve into a walkable and thriving
destination, supported by civic and cultural anchors,
infill residential, and neighborhood retail nodes. The
Crossroads will serve as a regional downtown
destination and gateway into the city. New infill housing and mixed use, paired with complete streets and trail improvements, new urban open spaces, plazas, and placemaking, will distinguish midtown as a walkable, bike-friendly, urban community.
The planning process has included extensive public engagement, scenario planning and feasibility testing, detailed urban design guidance for housing, infill development, retail and public realm improvements, and a detailed implementation proqram to address economic development and infrastructure improvements.
Sunnyvale Downtown Specific Plan and Block 20 Amendment
CITY OF SUNNYVALE
With Bay Area growth pressures for jobs and housing,
downtown Sunnyvale is developing as a multi-story town
center with a mix of high-density midrise housing,
commercial and services, office, entertainment, and other community amenities that will make it a walkable 24-hour retail and entertainment destination. Ascent worked with the City on the update of the Downtown Sunnyvale Specific Plan, which guided the development of several ongoing
development plans that will help complete the central
commercial core of the city's downtown. Ascent met with the developers on their project plans, reviewed their
project applications, and developed a comprehensive
framework for Plan Area development. With input from the City and the community, Ascent prepared tailored planning concepts and standards and guidelines to support the integration of these plans into the traditional urban fabric of the downtown. The Specific Plan involved an update to the City's land use, circulation, zoning, design, and public realm design standard, highlighting pedestrian-friendly activity loops and access connections to the Caltrain station, multimodal bus transfer center, and open space network. The Specific Plan will ensure new development contributes to quality public open space and benefits in exchange for the right to develop at higher densities and intensities.
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Following adoption of the Specific Plan, Ascent assisted the City of Sunnyvale with the review of two project
applications and an amendment to the development and
design standards for Block 20 of the Downtown Specific
Plan. The amendment addressed minor updates to the
Downtown Specific Plan and associated environmental
analysis to address two mixed-use development projects in the Specific Plan area that would redevelop existing uses with mixed-use housing over commercial development, at
densities and intensities that were greater than permitted in this area by the Downtown Specific Plan.
Ascent helped to facilitate outreach to the surrounding neighbors on the project and worked with the project applicants' architect to adjust the massing and design transition concepts affecting adjacent existing lower-density residential neighborhoods.
Mid-City Communities Plan Update
CITY OF SAN DIEGO
The Ascent team, together with a team of subconsultants, is working with the City of San Diego on the Mid-City
Communities Plan Update to prepare a long-term plan and vision for four communities: Normal Heights,
Kensington7'T almadge, City Heights, and Eastern Area. The project began with a collaborative effort, working with City staff on the development of an existing conditions report Map Atlas, including branding, template development, report production, and introductory videos in English and Spanish. As part of the Map Atlas effort, Ascent prepared detailed mapping, diagrams, and photography to document historic development patterns, community character, building and block patterns, building and neighborhood typologies, building age, open space and
canyons, the urban tree canopy, existing and planned transit, street and bicycle networks, and special places across the four communities.
The Ascent team recently completed the second phase of work, leading an extensive outreach program, including working group formation and working group meetings, youth
engagement at Hoover and Crawford High Schools, partnering with the City Heights CDC, a virtual engagement pilot using Hello Lamp Post, in-person and online community workshops and supporting pop-up events. In tandem with the engagement program, the team developed preliminary concepts for housing infill, land use and urban design concepts, and strategies in support of a Smart Growth Concepts Summary Report that will set the foundation for the plan.
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Multi-Unit and Mixed-Use Residential Objective Design Standards
CITY OF DEL MAR
ffil
The Ascent team worked with the City of Del Mar on the Multi-Unit and Mixed-Use Residential Objective Design Standards, adopted in 2024, to provide the City with design standards for by-right multi-unit and mixed-use residential development that are tailored to Del Mar's community character and scale.
The project began with a review of the City's existing Design Guidelines document as well as other relevant City documents such as the Camino Del Mar Streetscape Plan and the Municipal Code. A community survey and a joint public workshop with the Planning Commission and Design Review Board were used to solicit feedback from community members and the City about important topics to address in the objective design standards document. The completed Multi-Unit and Mixed-Use Residential Objective Design Standards were written to make objective the City's existing multifamily design guidelines, incorporate additional requirements to bring the document up to industry standards, and provide standards for mixed-use development and other unique site-specific conditions identified by the community and the City. The resulting document addresses the following topics: Applicability and Compliance, Site Planning and Design, Building Design, and Ground-Floor Design. The document includes graphic diagrams and photography to help visualize the design standards and provides examples of desirable development character.
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Housing Acceleration Program Technical Assistance
SAN DIEGO ASSOCIATION OF GOVERNMENTS
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Ascent assisted SANDAG with the Housing Acceleration Program Technical Assistance Program, providing project support to SANDAG'sl9 member agencies,including local staffing assistance, trainings and webinars, the development of templates and tools, and legislation tracking. Work on the program is funded by onetime state grant funding through the Regional Early Action Planning Grants of 2019 (REAP 1.0) program administered by the California Department of Housing and Community Development (HCD).
The technical assistance resources developed through this program are intended to support local jurisdictions as they implement their sixth cycle housing elements by providing assistance in implementing new housing policy and legislation, cipdating zoning and design standards, creating objective design standards, and implementing strategies to streamline CEQA and permitting processes for local housing development.
> Regional trainings on topics such as AB 2011 and SB 6, AntiDisplacement, Objective Design Standards, and ADU development
' Legislation tracking, updates, and bulletins
> CEQA training resources on project description and mitigation, cultural and tribal resources, biological resources, air quality and greenhouse gases
k Resources to support the implementation of AB 2011 and SB 6, AB 2097, SB 35, SB 330, SB 4, SB 432, no-net loss tracking tools, pro-housing designation support, objective design standards, and by-right model ordinances
> Creation of ADU handbooks, by-right ordinances, checklists, and procedures, rezone and zoning update assistance, and objective design standards support The SANDAG HousingAcceleration Program TechnicalAssistance Program - Phase1received the APA California Chapter's 2025 Award of Merit for Planning Excellence.
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Central Arques Specific Plan
CITY OF SUNNYV ALE
Ascent is providing planning and environmental
consulting services to the City of Sunnyvale on the
Central Arques Specific Plan, in coordination with the
Applied Materials' project development team. The
update plans for the expansion of the Arques
workplace campus in Sunnyvale, plus parcels adjacent
to the campus that complete the block. The future
innovation campus will double the size of the current
campus, expanding the company's research and
development capabilities in semiconductor system
design and technology.
Ascent supported the City with the review of the
project application for consistency with the City's plans and regulatory standards, as well as provided
recommendations to preliminary site, mobility, and
architectural design concepts for the campus that serve as the basis for the development of the Central Arques
Specific Plan. The Specific Plan wili update the standaras for future development i-n the Plari Area, ensuring the integration of the campus design into the surrounding East Sunnyvale area. It will prioritize opportunities for contemporary new development that can provide local public community benefits, such as open space and public realm, and "sense of place" improvements in exchange for allowing additional building intensity.
Environmental Consultant Services
With key strengths in CEQA/NEPA document preparation, Ascent provides environmental consulting services to clients throughout Southern California and statewide. We seek to help our clients with their most important projects. Often, Ascent is engaged when a client faces a first-of-its-kind environmental or planning challenge. Our environmental compliance experience includes a wide range of projects, including private development projects, land management plans, public infrastructure and facilities, and proposed regu(ations. Our clients think of us first when facing complex and important environmental, natural resources, and planning challenges. We have the depth of experience, enthusiasm, resources, quality standards, dependability, integrity, and personal service that our clients desire and deserve.
Our team members, including our contract manager and environmental director, Chad Beckstrom, bring direct experience working for the Cities of South Gate, Westminster, Santa Ana, Lake Forest, Brea, Yorba Linda, Newport Beach, Huntington Beach, Irvine, Rancho Santa Margarita, Laguna Hills, and Laguna Niguel, as well as the County of Orange and SCAG, among others. Ascent principals and staff are very active in CEQA legislative activities and are frequently involved in assisting the Governor's Office of Land Use and Climate Innovation (formerly the Office of Planning and Research) with peer review of draft CEQA Guidelines updates and developing and presenting curriculum on the latest updates to CEQA for industry professionals, We have the capability to handle all services in environmental services in compliance with CEQA/NEPA, including any related support needed by City of South Gate staff throughout the CEQA process. The following are examples of projects for which we have demonstrated experience, competence, and qualifications in providing successful similar services to other municipalities.
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Environmental Consultant Services Projects
Patata Street Industrial Development EIR
CITY OF SOUTH GATE
Ascent prepared an EIR for a state-of-the-art modern industrial warehouse and distribution facility in South Gate. The project involved the construction of an approximately 450,000-square-foot warehouse with cold storage designed to be certified Leadership in Energy and Environmental Design (LEED) Gold with roof-mounted solar PV arrays. The building included over 50 dock-high truck doors for loading and unloading, as well as high-speed roll-up doors to accommodate loading/unloading side-loader delivery trucks inside the warehouse. The delivery fleet of trucks and vans was expected to comprise 100 percent electric vehicles (to be phased in over time), and the material handling equipment would be fully electric, supported by on-site charging and a battery energy storage system (BESS) to capture the power generated from the PV solar arrays. The project included several TDM features and would extend a 10- foot-wide trail connection to the Los Angeles River from the terminus of Patata Street.
The City initially retained Ascent to conduct a peer review of the Draft EIR that was prepared by another consultant, including numerous technical studies (air quality, GHG emissions, noise, and transportation), to include recommendations to improve the document. Following the public review period, which yielded numerous complex comments from stakeholder agencies, the City requested that Ascent complete the Final EIR, including conducting revised technical studies, evaluating and responding to comments, and revising portions of the EIR (air quality/health risk, GHG, energy, land use, noise, and transportation). This project was cancelled by the City prior to certification of the Final EIR due to a zoning code inconsistency Environmental and Planning Services On-Call
CITY OF SANTA ANA
Ascent currently holds an on-call environmental and planning services contract with the City of Santa Ana, where we are conducting peer review services for a Supplemental EIR related to The Village Santa Ana Specific Plan, a 17.2-acre redevelopment project. Key issues include air quality, greenhouse gases, cultural resources, and transportation. Ascent is also conducting peer reviews of CEQA exemption memos for two self-storage facility redevelopments and a mixed-use residential project pursuant to CEQA Guidelines Section 15183. Chad Beckstrom and Tanya Jones also prepared a Supplemental EIR for the Metro East Mixed-Use Overlay/Elan Development, which involved expanding the Overlay Zone and developing a 600-unit mixed-use project.
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On-Call Environmental Senzices
CLIENT: CITY OF IRVINE
Ascent is currently contracted with the City of Irvine to provide environmental services, including CEQA documentation, health risk assessments, and technical studies. Key issues addressed include air quality, biological resources, and traffic. We are also preparing a Class 32 Categorical Exemption for the 1901 Main Office to Residential Conversion Project, which involves converting part of an eight-story office building into 66 residential units and adding 10 townhomes. Chad and Tanya previously managed the City's on-call contract from 2013 to 2021 while with another firm, working on key projects during that period. k City of Hope CEQA Addendum
k Pistoia Apartments Addendum
> Los Olivos Phase 2, Addendum to Planning
Area 18, 33, 23, and 39 EIR
k Alton Logistics Facility IS/MND Peer Review
On-Call CEQA Consulting Services
CITY OF RANCHO CUCAMONGA
r Heritage Fields Additive Units Project Initial
Study and Addendum
> TGS Campus Woodbridge Project IS/MND
> Irvine Business Complex Addenda to the IBC
Plan EIR
Ascent, through our an-call CEQA coosoitirig services contract with the City of Rancho Cucamonga, has successfully provided environmental documentation and technical analyses on projects. Our recent experience includes leading the preparation of three EIRs for large warehouse complexes totaling over 3.3 million square feet. These projects are being managed and worked on concurrently, which was a strategic approach to build in increased efficiencies in the budgets and schedules for the projects. The Ascent team is working collaboratively across multiple departments and technical disciplines as well as with stakeholders to ensure smooth coordination and timely delivery, demonstrating our strong project management capabilities and ability to handle overlapping, complex environmental reviews.
In addition to the EIRs, Ascent prepared a CEQA Exemption memo for an infill housing project under CEQA Guidelines Section 15183, highlighting our expertise in handling diverse types of environmental reviews. We have also provided peer review services for an IS/MND, further showcasing our versatility and experience with various CEQA processes. Our ability to deliver high-quality, comprehensive environmental documentation on time, under tight deadlines, illustrates both our technical expertise and our commitment to providing responsive, efficient service to clients.
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Shoals Energy Storage Project CEQA Exemption
COUNTY OF VENTuRA
In accordance with CEQA Guidelines Section 15183, Ascent prepared an environmental checklist for the Shoals Energy Storage Project to support an exemption from additional environmental review. The project involves constructing and operating an approximately 400-megawatt BESS for a 30-year period on approximately 25 acres located in the approximate center of the Oxnard-Ventura Greenbelt, surrounded primarily by agricultural fields and greenhouses. The use of the Section 15183 exemption was determined to be appropriate because the project is consistent with the development density established by existing zoning and the General Plan for which an EIR was previously certified. The checklist addresses any project-specific significant effects that are peculiar to the project or its site, potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR, previously identified significant effects which are determined to have a more severe adverse impact than discussed in the prior EIR, and significant effects that can be substantially mitigated by the imposition of uniformly applied development policies or standards. A series of technical studies and analyses were conducted in the preparation of the exemption documentation, including air quality, noise, biological resources, cultural resources, and safety/hazards.
On-Call CEQA/NEPA Services
PORT OF LONG BEACH
Ascent has prepared and is currently preparing
CEQA/NEPA environmental documents such as EIRs, EISs,
addenda, and supplemental environmental documents;
conducted peer reviews of environmental documents
prepared by other consultants; provided project
management support; prepared guidance and training
materials;preparedtechnicalstudies(i.e.,cultural resources, air quality/greenhouse gases, noise); and provided other general strategic advisory services. Project assignments have included preparation of an Addendum, a Supplemental EIR, and a Supplemental ELSfor the Pier B On-Dock Rail Support Facility Project,project managementsupportfor the Pier Wind EIR/ELS, cultural resources assessments for the Navy Mole Structures at Space X, and other as-needed support services.
Ability to perform the work in a timely manner, availability of staff and contingency plans.
Our team is fully equipped to perform the work in a timely and efficient manner, backed by a proven track record of delivering complex projects on schedule and within scope. We maintain a highly skilled and responsive staff, with key personnel readily available to meet project demands and timelines. To ensure continuity and resilience, we have established contingency plans that include cross-trained team members, flexible resource allocation, and proactive risk mitigation strategies-allowing us to adapt quickly to unforeseen challenges while maintaining the highest standards of quality and service. Our deep familiarity and successful collaboration with the City of South Gate further reinforces our readiness.
Notably, we led the development of the Gateway District Specific Plan in partnership with SCAG and the City, crafting a comprehensive vision for a 60-acre transit-oriented district around the future West Santa Ana Branch station. This effort showcased our ability to manage multidisciplinary coordination, facilitate meaningful community engagement, and deliver a user-friendly regulatory framework that balanced housing, mobility, and open space strategies.
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SECTION 02 // WORK PLAN
D. PERSONNEL
Our team comprises seasoned professionals with extensive experience in planning, environmental planning, and regulatory compliance, each bringing specialized expertise and credentials aligned with the scope of services requested by the City of South Gate. Ascent's staff include certified planners, environmental scientists, and technical specialists who have successfully delivered similar services to municipalities across California.
Ascent has carefully selected a team whose experience and expertise match well with the City's needs.
Christine Babla, AIA, AICP, LEED AP, will serve as principal-in-charge and has the authority to commit the company's resources to meet our quality and schedule objectives; she will also oversee all planning and design tasks. Chad Beckstrom, AICP, our contract manager and environmental principal, is responsible for planning and controlling the execution of the work and schedufe, as well as for overseeing all environmental planning documentation. Our team's organizational chart is shown on the following page.
City of South Gate
. I .,, .,
PRINCIPAL-IN-CHA-RG-;--- 1
Christine' Babla, 414, AICP, LEED AP .
I -l
CONTRACT MANAGER/ I
.ENVIRONMENTAL DIRECTOR :..
"Chad Beckstrom,Aicp
HOUSING POLICY &
GENERAL PLAN
AMENDMENTS
Chelsey Payne, AICP
Heidi Gen Kuong,
AICP
Rebecca Pope
LEAD PROJECTMANAGER
Matt Gelbman, AICP
I
LAND USE, ZONING,
AND FORM-BASED
CODES
Matt Gelbman, AICP
Chelsey Payne, AICP
Anh ThaJ,AICP, LEEDAP
Heidi Gen Kuong,
AICP
Angela Khermouch,
414
OBJECTIVE DESIGN
STANDARDS & URBAN
DESIGN
Anh Thai, AIC.P,LEED AP
Angela Khermouch,
AIA
Veronica AlatorreLopez
G/S ANALYSIS
Lisa Merry
LEAD PROJECT MANAGER
Tanya Jones
I
AIR QUALlrY/GHG
Nlatt McFalls
NATURAL RESOURCES
Scott Gressard
NOISE CULTURAL RESOURCES
Dimitri Antoniou, AICP Alta Cunningham
TRANSPORTATION
Jazmin Amini
ENVIRONMENTAL
PLANNERS
Nicole Greenfield
Tristan Evert
H'mROLOGY, GEOLOGY:
SOILS, ANDHA;!ARDOUS
MATERIALS
Kelley Kelso, CPESC.
QSD QSP QISP
Cln" OF SOUTH GATE// ON-CALL CONSULTING SERVICES PAGE25 Q t R
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SECTION02 // WORKPLAN
MANAGEMENT TEAM
Christine Babla,AIA, AICP,LEEDAP l Urban Design and
Planning Principal
MAUD (Masterof Archtteclurein Urban Design),Harvard UniversityGraduateSchoo)of Design;B. Arch., IllinoisInstitute of Technology
Certffications: Americanfnstituteof CertifiedPlanners,No. 020360;LicensedArchitect, State of Iffinois,No. 001.020879(2010),'National Councilof ArchitecturalRegistrationBoams (NCARB) (2009);LEED AccreditedProfessional (2003)
Christine has over 25 years of experience in urban design, architecture, and planning. As Ascent's statewide practice leader for urban design and planning, she guides initiatives that shape vibrant, walkable, and transit-connected communities. Her project experience includes specific plans, community plans, master plans, streetscape design, design standards, hybrid form-based codes, and development of feasibility studies,with a special emphasis on smart growth, transit-oriented development, and sustainable design. Christine is an expert in developing design standards and led the development of HCD's Objective Design Standards Toolkit.
Christine has worked extensively with the City of South Gate since 2011. While at a prior firm, she led the comprehensive update of the City's Zoning Code and Hybrid Form-Based Code, which was the City's first update in over 50 years. Christine also led the development of the City's Gateway Specific Plan while at a prior firm, and she continued to work with the City on finalizing the plan and advising the City while at Ascent.
Her work focuses on infill and redevelopment in urban areas, with a strong emphasis on integrating mixed-usedevelopment and sustainable design principles. Christine is especially skilled at aligning diverse disciplines and stakeholders around a shared community vision. She is known for turning complex ideas into clear, visually compelling plans and user-friendly regulatory documents. Her strategic mindset and collaborative leadership have helped move dozens of master plans, specific plans, and zoning updates from concept to adoption. Christine's work has been recognized with awards from the APA California Chapter, chapter awards in San Diego, Los Angeles, and Sacramento, and two Congress for New Urbanism awards for planning and urban design. She is also an expert in crafting design standards and guidelines and has shared her knowledge through teaching city planning at San Diego State University.
Chad Beckstrom, AICPI Contract Manager and
Environmental Principal
MURP (Masterof Urbanand RegionalPlanning), CatPoly Pomona;BA, EnvironmentalAnalysis and Design, UC Irvine
Certification:American Institute of CertifiedPlanners, No. 016758 Chad is a collaborative leader with more than 28 years of experience in environmental planning and consulting. His expertise spans environmental impact analyses, environmental plans and programs, constraints and opportunities studies, policy consistency reviews, project management, and strategic planning. Known for his commitment to technical excellence and exceptional client service, Chad excels at navigating complex issues, developing strategic solutions, and translating scientific findings into clear, actionable information for stakeholders and decision-makers. He provides trusted guidance on compliance with CEQA, NEPA, and other environmental regulations across a broad spectrum of project types-residential, commercial, industrial, mixed-use, maritime, infrastructure, renewable energy, transportation, water and wastewater, education, recreation, habitat restoration, and long-range community planning. Chad served as the project manager for the Patata Street Industrial Project EIRfor the City of South Gate. In addition to his project work, he teaches CEQA and NEPA review processes through university extension courses, professional seminars, and client trainings.
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PLANNING KEY STAFF
Matt Gelbman,AICPI Project Manager
Master of Urban and Regjonal Planning, University of Califomia, TrvJne;BA, Sociology, Br:iskin University
Certifications: American Institute of Certified Planners, No. 025490; Piannjng Leadership Academy, CaMornia Planning Roundtable & APA California (2021); EmotBn, Oufmge, and Public Participation (2012); International Association of Pubfjc Parkipatjm (2(fi3) Matt is a senior urban planner with over 16 years of experience managing complex planning projects across California. He specializes in leading comprehensive and specific plans that expand housing capacity and streamline development approvals. As a project manager for the City of Encinitas AB 2011/SB 6 Ordinance and Objective Design Standards, City of Del Mar Multi-Unit and Mixed-Use Residentia1 0bject Design Standards, and SANDAG Housing Acceleration Program Technica! Assistance Program, Matt is known for his ability to keep projects on track-coordinating interdisciplinary teams, managing client relationships, and ensuring deliverables meet both quality standards and deadlines. He brings a strategic, detail-oriented approach to scheduling, budgeting, and team leadership, making him a trusted partner for jurisdictions navigating multifaceted planning efforts.
Matt also brings depth in community engagement, having designed and led outreach programs that include in-person and virtual workshops, open houses, and creative tools like mobile meetings, interactive surveys, and mapping activities. His clear communication style and facilitation skills help build consensus and ensure that community voices are reflected in planning outcomes.
ChelseyNorton Payne,AICPI urban Planner
Master of Regional Planning, Cornelj University: BA, Environmental Studies, Oberljn Co//ege Certification: American Institute of Certified Planners, No. 026470 Chelsey has over38 years of experience and leadership on long-range planning projects for local governments that span California, with an emphasis on comprehensive plans, specific plans, land use studies, housing strategies, and community engagement. She is highly regarded for her ability to lead multidisciplinary teams of ptanners, urban designers, and experts in CEQA, economic development, transportation, infrastructure, and other fields in the development of long-range plans that meet the requirements of state law, articulate community members' visions and priorities, and meet the needs and expectations of local policymakers.
Chelsey has significant experience overseeing comprehensive general plan updates, having prepared over a dozen general plans for cities and counties around the state. She is also an expert in state housing element law. She has prepared 70 housing elements and provides ongoing assistance to cities and counties striving to maintain their housing elements in compliance with state law.
Heidi Gen Kuong, AICP Urban Planner
MS, Urban Planning, Columbia University; BA, Political Economy of Industiial SocieUes, Minorin CjtyandRegionalPlanning, UniversityofCalifornia, Berkeley Certifications: American Institute of Certified Planners, No. 028782; Planning Leadership Academy, California Planning Roundtable & APA California (2022) Heidi is an urban planner with over 12 years of experience working on a variety of planning projects throughout California. Her work focuses on overall plan development, policy planning, and community engagement. Heidi's planning experience extends to long-range planning projects relaterJ to specific plans, general plans, housing elements, climate action planning, and sustainability planning. She assisted Union City and Sunnyvale with their sixth cycle Housing Element CITYOFSOUTHGATE// ON-CALLCONSULTINGSERVICES PAGE27
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updates and managed the award-winning City of Sacramento Housing Element update effort. She is also part of the technical assistance team for the SB 2 Planning Grants Technical Assistance Program and manages a contract with SACOG to assist member jurisdictions with AB 686 compliance and affirmatively furthering fair housing.
Anh Thai, AICP, LEED AP Urban Planner
MUEP,UrbanandEnvironmental Planning, UniversityofVirginia,' BA,Architecture, Univer$of Califomia,Berkeley
Certifications:American Institute of CertifiedPlanners;LEEDAccrerRtedProfessional(2009) Anh is a planner and urban designer with over 20 years of experience in master planning, transit-oriented development, and community planning projects for public and private sector clients throughout California and the western United States. She has worked on and managed projects ranging from large master plans to small infill sites, with an emphasis on visioning and implementation strategies that translate the community's vision to plans, policies, actions, and design guidance. Anh has prepared master plans, land use plans, detailed neighborhood and streetscape plans, specific plans, development codes, and design guidelines for new and existing communities, downtowns, commercial corridors, and infill and redevelopment sites. She is a LEED-accredited professional who brings a holistic design and planning lens to each project, seeking to find the best fit solutions for each site, place, and the overall community.
Rebecca Pope Urban Planner
BA, EnvironmentalStudies (concentrationin Sciencefor SustainableCommunities),Califomia State University,Monterey Bay
Rebecca is an urban planner with deep expertise in housing policy, general plans, and community plan development. She excels at synthesizing demographic, economic, and spatial data to identify underserved communities, assess gaps, and craft actionable policies that align with state requirements while addressing local needs. Currently, Rebecca is supporting the City of Encinitas in implementing AB 2011 and SB 6, state laws designed to facilitate affordable and middle-income housing on commercially zoned sites. As part of this effort, she is contributing to amendments to the Encinitas Municipal Code, Downtown Encinitas Specific Plan, and North 101 Corridor Specific Plan and helping develop Objective Design Standards, a key tool for shaping the appearance, form, and quality of residential projects while preserving community character and complying with state mandates. She is also involved in community engagement efforts to inform the development of these standards.
Veronica Allatorre-Lopez l Urban Designer
Masterof Urban Design, Universityof California,Berkeley, Bachelor in Architecture, Universidad de Monterrey, Mexico
Veronica is an urban designer with a fresh, forward-thinking approach to creating vibrant, inclusive public spaces. She brings a strong design sensibility and a deep understanding of cultural context to her work, crafting graphics and visual materials that help communities clearly envision future possibilities. Her expertise spans objective design standards, framework plans, master plans, and specific plans. Recent work includes serving as the urban designer for the City of Encinitas AB 2011/SB 6 0rdinance and Objective Design Standards and the City of Del Mar Multi-Unit and Mixed-Use Residential Objective Design Standards-projects that reflect her ability to translate policy into accessible, visually compelling design tools. Veronica's passion lies in making conceptual ideas tangible through clear, engaging graphics that resonate across diverse audiences. Her work helps bridge the gap between vision and implementation, ensuring that plans are not CITY OF SOUTH GATE // ON CALL CONSULTING SERVICES PAGE28 266
SECTION 02 // WORK PLAN
only well-designed but also community-driven and easy to understand. In addition, Veronica is a native Spanish speaker and is able to conduct community engagement activities in Spanish.
Angela Khermouch, AIA I Urban Designer
Master of Urban Design, The City College of New York; B.Arch., Ijljnois Institute of Technology Certification: Licensed Architect, State ofJVew York, /Vo. 042247 (2019) Angela is a licensed architect and urban designer with over11 years of experience in the public and private sectors, including work in architecture, complete street design, and leading vision zero implementation projects. She is particularly passionate about creating urban, walkable, and bikeable environments. Her ability to balance technical requirements with placemaking goals shines in her work on housing infill design guidelines, streetscape strategies, and transit-supportive neighborhoods. Angela's collaborative approach and meticulous attention to detail help communities realize their vision for vibrant, inclusive, and welldesigned spaces for all users. Angela is serving as an urban designer on the Mid-City Communities Plan Update, which will comprehensively update the Community Plan for four communities: University Heights, Kensington7Talmadge, City Heights, and Eastern Area. The effort includes the preparation of a map atlas; extensive community and stakeholder engagement; scenario planning and feasibility testing for housing infill; and the creation of detailed urban design guidance for infi11 development, and corridor and public realm improvements to encourage more walking, biking, and transit use.
Lisa Merry l GIS
MS, Environmental Science and Management (Conservation Planning Specialization), University of California, Santa Barbara; BS, EnvimnmentaJ Bjologyand Management (minors in G/S and Psychology), University of California, Davjs
Lisa is a GIS specialist and natural resources analyst with over 18 years of professional experience. She has a strong educational background in GIS and database management. The focus of her graduate research was using conceptual modeling and GIS in conservation planning and adaptive management. Her experience includes resource mapping and evaluation of wildlife habitats, botanical surveys, and watersheds for purposes of resources management planning and environmental impact analysis. Lisa manages Ascent's GIS practice. She coordinates all GIS projects and the installation and configuration of all software that is GIS related and is building and maintaining the GIS system. Her skills include GPS field data recording, GIS resources analysis and mapping, natural resources assessments and management planning, and environmenta( impact assessment.
ENVIRONMENTAL SERVICES KEY PERSONNEL
Tanya Jones I Lead Project Manager
BA, Environmenta{ Analysis and Design, University of California, Irvine Tanya has over 17 years of experience as a senior project manager and CEQA/NEPA specialist. She is dedicated to maintaining flexibility, being highly responsive, facilitating open and direct communication, and strictly adhering to the project budget and schedule. Tanya has been responsible for management on a wide variety of projects throughout Southern California subject to CEQA and NEPA.
She is trained in environmental analysis and design and has experience preparing environmental documents for a range of projects, including utility and public service infrastructure, residential, commercial, energy, and transportation. As a project manager, Tanya serves as the primary point of contact for clients and is responsible for hands-on management of the overall project and for document quality, schedule, and budget. She has a strong ability to thoroughly review documents and manage CITYOFSOUTHGATE// ON-CALLCONSULTINGSERVICES PAGE29
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project changes, and she uses her expertise at maintaining consistency and aggressive schedules. On a daily basis, she coordinates between her clients and project teams to ensure legally defensible environmental documents.
Nicole Greenfield I Environmental Planner
BA, IntegrativeBiology, Universityof Calkrnia, Berkeley As an environmental analyst, Nicole has over10 years of experience in both the public and private sectors. She has extensive experience of both conducting and managing environmental review for various project types throughout Southern California, including wildfire resilience and recovery, recreation, transportation, and public and private development. Nicole uses her strong writing and critical thinking ability to support clients through the CEQA/NEPA process from project initiation to completion. Her responsibilities include preparing environmental documents and technical studies, managing projects and providing project management assistance,conducting thorough QA/QC reviews, providing support at public meetings, and collaborating with interdisciplinary teams of designers, engineers, and technical specialists.
Tristan Evert Environmental Planner
BS,Environmental Management andPmtection,CaltlomjaPollechnicUniversity,SanLuis Obispo
Tristan is a senior environmental planner with over 12 years of experience. His experience includes preparation of CEQA- and NEPA-complaint environmental documents, including environmental impact reports, mitigated negative declarations, initial studies, exemptions and categorical exclusions, and environmental assessments.
Tristan has managed and/or assistedwith the preparation of environmental documents under various oncall contracts including for the County of San Diego Department of General Services, City of Temecula, SANDAG, and San Diego Unified Port District, to name a few.
Matt McFalls Air Quality/Greenhouse Gas
MS, Geography,San Djego State University:BA,Public Administration,San Diego State University
Matt is a highly regarded air quality and greenhouse gas specialist at Ascent, with over 16 years of experience in air quality and greenhouse gas analysis. A trusted authority in his field, he remains at the forefront of evolving science, regulations, and policy developments, ensuring clients receive informed and strategic guidance. His expertise spans long-range planning, project design, and the development of effective mitigation strategies for residential, commercial, and transportation projects. Matt has a strong track record of helping agencies and developers navigate complex regulatory requirements, including CEQA, NEPA, and state and local air quality regulations. His ability to analyze emissions impacts, evaluate mitigation measures, and communicate technical findings in a clear and actionable manner makes him a valuable resource for clients seeking sustainable and compliant project solutions.
Dimitri Antoniou, AICPI Noise
MS, Cityand RegionalPlanning, CaliforniaPolytechnic State University,San Luis Obispo;BS, Environmental Management and Protection, CaliforniaPolytechnic State University, Ban Luis Obispo
Certification:American Institute of CertifiedPlanners, No. 02817 Dimitri is a senior noise specialist with experience in technical noise propagation and estimation calculations, noise monitoring, peer review of acoustical studies, and preparation of environmental noise analyses for the purposes of satisfying NEPA CITYOF SOUTH GATE // ON-CALL CONSULTING SERVICES PAGE30 91B
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and CEQA documentation. He is proficient in the use of multiple noise prediction models (e.g., Traffic Noise Model) and in conducting analyses consistent with relevant regulatoiy agency guidelines (e.g., Federal Transit Administration, Federal Highway Admiriistration, Caltrans). His noise work includes conducting traffic noise, stationary noise, and community-wide noise modeling for a variety of projects such as citywide general plan updates and project-levei analysis for the development of power generation facilities, heliports, wastewater treatment plants, housing projects, and community-wide plans.
Jazmin Amini l Transportation
MCP, UniversjtyofCalifornia, Berkeley; BA, Urban Studies & Ranning, UniversrtyofCaldomia, San Diego
Jazmin is an environmental and transportatiori planner with 7 years of experience in transportation planning, long-range planning, land use planning, and environmental impact analysis. At Ascent, she has worked on a variety of CEQA environmental documents, including environmental impact reports, initial studies, consistency checklists, and technical studies, as well as climate action planning and housing element work. Prior to joining Ascent, she worked in multiple intern and graduate researcher positions for the public sector.
Jazmin is interested in the intersection of transportation, land use, and design and works to advance equity in the communities she works with.
Scott Gressard Natural Resources
MS,Biology,Universityof California, SanDiego;BS,Ecology,Behavior&Evolufion, Univer$ of California, San Diego
Certfficafjon: CDFWP1ant Voucher Collecting Permit, No. 2081(a)-15-086-VX Scott has more than 12 years of experience, specializing in wetland delineations, regulatory compliance, permit acquisition, natural resource management, and project management, as well as identification of California native and invasive plant and wildlife species, including nesting bird surveys. His expertise also includes biological technical reporting, resource data collection and mapping, and project impact analyses. Scott has extensive experience in CEQA; state and federal Endangered Species Act permit processing; wetlands permitting, consisting of nationwide, individual, and regional general permits from USACE, including associated federal consultations; Section 401 and Waste Discharge Requirement authorization processing through the State Water Resources Control Board; Lake and Streambed Alteration Agreement processing through CDFW; coastal development permits from the California Coastal Commission; and management of associated permit conditions and compliance.
Alta Cunningham l Cultural Resources
MA, Historic Preservation, Savannah College of Art and Design; BS, History, Un#ersity of CalVomja, Davis
Alta has over 25 years of experience in cultural resource management. As part of interdisciplinary teams, she has managed cultural resources investigations and authored cultural resources sections for EIRs and EISs. She is knowledgeable in the procedures and guidelines associated with the National Historic Preservation Act, Public Resources Code Section 5024, and CEQA. Alta has managed numerous cultural resource projects, including prehistoric and historic studies. She has performed site inventories and evaluations and has authored survey, testing and evaluation, and data recovery reports. She has completed evaluations for higher-education facilities, pre- and post-World War II residential and commercial buildings, agricultural properties, and water conveyance systems. Alta meets the Secretary of the Interior's Professional Qualification Standards for architectural history and histoiy.
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Kelley Kelso, CPESC, QSD, QSP, QISP Hydrology, Geology, Soils, and Hazardous Materials
MS, Geology,Universityof California,Davis;BS, Geology,UniversAyof CaUfomia,Los Angeles Certifications:CertifiedProfessionalin Erosion and SedimentControl,No. 7288; California QualrfiedStormwater PollutionPreventionRan Developerand Practitioner,No. 24878; CalVornia QualifiedIndustrial StormwaterPractitioner,No. 00247; CertifiedWetlandDelineator Kelley is an experienced environmental scientist whose experience includes working for nonprofit organizations, private companies, educational institutions, and local and state resource agencies. She has successfully worked in the complex regulatory environment on a variety of natural resources, erosion control, and stormwater compliance programs and projects. Her experience includes working closely with clients in developing and delivering stormwater and environmental comp!iance, construction site BMP programs, erosion control and stormwater retrofit programs, environmental permits, and CEQA and NEPA documents. Kelley has project management experience and performs technical fieldwork such as wetland delineations and biological resource surveys. She is also adept at assisting clients with outreach and educational efforts associated with their stormwater and erosion control programs.
E. CONFLICT OF INTEREST
Ascent affirms that there are no known or anticipated conflicts of interest that would impair our ability to perform the requested services for the City of South Gate. We maintain strict internal protocols to ensure objectivity, confidentiality, and compliance with all applicable ethical standards. Should any potential conflict arise during the engagement, we are committed to promptly disclosing it and working collaboratively with the City to resolve it in a transparent and responsible manner.
F, REFERENCE
To support our proposal for the City of South Gate, here are references for municipal clients for whom comparable services have been performed within the last 5 years. 'Urban Design and Long-Range Planning
Gateway District Specific Plan and Station Area
Plan, Comprehensive Zoning Update, and Hybrid
Form-Based Code
SteveLefever,past Community Development Directorforthe
City of South Gate
p: 323.228.9217i e: [email protected]
Note: Mostofthis work wasproducedbyAscent team members, led by ChristineBabLa,whifeata prior firm.
Multi-Unit and Mixed-Use Residential Objective
Design Standards
Central Arques Specific Plan
Sunnyvale Downtown Specific Plan and Block 20
Amendments
City of Del Mar
Matt Bator, AICP, Principal Planner
p: 858.755.93l3i e: [email protected]
City of Sunnyvale
George Schroeder, Principal Planner
p: 408.730.7443l e: [email protected]
City of Sunnyvale
Trudi Ryan, Community Development Director
, p: 408.730.7435l e: [email protected]
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SECTION02 // WORKPLAN
Environmental and Planning Services On-Cal
On-Call CEQA Consulting Services
On-Call Environmental Services
City of Santa Ana
Ali Pezeshkpour, AICP, Planning Manager
p:-/14.647.5882ie: [email protected]
City of Rancho Cucamonga
Sean McPherson, Principal Planner
p: 909.774.4307l e: [email protected]
City oflrvine
Sherman Jones, Senior Planner
p: 949.724.6559 e: [email protected]
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SECTION 03 // FEES
03/FEES
We have included a comprehensive rate sheet outlining the hourly billing rates for the various professional roles that may be engaged in delivering services to the City of South Gate. These rates reflect current standard pricing and are subject to adjustment only with written authorization from the City, as specified in the formal agreement between both parties.
The rate sheet also details:
k standard mark-up percentages applicable to subconsultant services, and > allowable reimbursable expenses, including travel, printing, and other direct costs, in accordance with City guidelines.
All proposed rates and expenses are structured to ensure transparency and compliance with the City's contracting requirements. For each task assignment under this on-call contract, we will develop an estimated fee based on these rates on a project-by-project basis.
ASCENT RATE SCHEDULE
... at!
Principals
Principal Ill $350
Principal II $31S
Principal I $295
Senior Project Manager Ill $275
Senior Project Manager II $255
Senior Project Manager I $220
Project Manager II $igo
Project Manager I $175
AsSistant Project Manager $155
- project'Direct6rs'and Technical Specialists
Director Ill $300
Director II $285
Director I $270
Environmental Planner Ill/Specialist Ill $265
Environmental Planner II/Specialist II $250
Environmental Planner I/Specialist I $240
Senior Planner Ill/Urban Design Ill $220
Senior Planner If/Urban Design II $205
Senior Planner I/Urban Design I $195
Senior Urban Designer Ill/Planner Ill $220
Senior Urban Designer II/Planner II $210
Senior Urban Designer I/PlannerI $195
Technica{ Staff
Environmental Planner/S aalist Ill
Environmental Planner/Specialist II
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SECTION03 // FEES
Environmental Planner/Specialist I $195
Planner Ill/Designerlll/Env Planner Ill !!175
Planner II/Designer II/Env Planner II $155
Planner I/Designer I/Env Planner I $140
Asst Planner II/Asst Designer It/Asst Env Planner II $130 Asst Planner I/Asst Designer I/Asst Env Planner I $115
Senior GIS Specialist $195
GIS Specialist $160
GIS Staff $140
Graphics Mana-ge-r $150
Graphics Specialist $130
Technical Editor $155
Document Production Manager $150
Senior Publishing Specialist $140
Publishing Specialist $130
Bi;linq,ProiectStippMland?r6jectAsAfit6nts ," i
Project Accountant, Contracts Administrator $150
Office Administrator, Project Assistant, Admin Assistant !!115 Intern $90
"Ascent's labor rates are subject to an annual increase of 4%. "lll1'li'l'MThilllffl111HOlllfflllml 1(IlllllRlllVlllmnffililllll d *Mvlmmmi%inv#illiiffi*iiil%*liiiimniiThl 11 I a&1i!!ji TTT l Reproduction: 8!/z" by 11" $0.07/page (b/w); 0.26/page (color) Reproduction: 11" b>i17" $0.14/page B&W; $0.52/page color Reproduction: Plotter
$5/square foot in-house, or as
incurred
Reproduction: CDs $10/disc
Automobile Mileage (IRS rate in effect) $0.67
Noise Meter
$lOO/half day, $150/day, $200/day
plus overnight, $500/week
GPS Unit
$100/halfday, $150/day, $200/day
plus overnight, $500/week
Bat Detector (Echo Meter Touch for iOS) $50/full day, $200/week Bat Detector (Song Meter SM4Bat FS) $125/full day, $500/week Spotting Scope $50/day, $200/week
Lodging and/or Per Diem Government rates or as negotiated Subcontractors; Other Direct Costs 5% mark-up; as incurred Lump-Sum Price. Work is authorized based on a lump sum price. MontL.ly invoices will be issued based on the percentage of progress toward completion of the work.
Price Allocation to Tasks or Staff. If the proposed cost presentation allocates funding to specific tasks or staff, Ascent may reallocate budget during the course of work, as long as the total contract price is not exceeded.
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SECTION04 // RESOURCESTO BEPROVIDED BYTHE CITY
O"/RESOURCESTO BEPROVIDED BYTHE
CITY
Other resources or assistance anticipated to be provided by the City would vary on a project-by-project basis and could include any applicable land use and zoning GIS data, as well as previous studies and applicant-prepared studies. In addition, preferred mailing lists for public agencies and surrounding property owners may be requested if available. The necessity of these resources would be determined on a project-by-project basis. In the event a resource is not available, Ascent would work with the City on an alternate method to obtain any required information.
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Ascent
530 Technology Drive, Suite 100
Irvine, CA 92618
ascent.inc
275
Attachment G
AgendaBiii Oi713;26
CITY OF SOUTH CIATE
CALIFOPNIA
)Qualifications for
On-Call Consulting Services
October 9, 2025
276
277
1. Cover Letter
October 9, 2025
City of South Gate
City Clerk's Office
Attn: John F. Signo, AICP, Planning Manager
8650 California Avenue
South Gate, CA 90280
SUBJCT: Qualifications for On-Call Consulting Services
DearJohn F. Signo:
[wuioht'q
The City of South Gate (City) is requesting qualified firms to submit a proposal for on-call consulting services for future development projects and economic development efforts including, but not limited to, general plan amendments, code amendments, rezoning, tentative subdivision maps, conditional use permits, design reviews, plan reviews, specific plans, environmental services, and economic development. Willdan Engineering (Willdan) will provide the following services to the City of South Gate:
' Planning, zoning, and land use services
' Landscape plan review for compliance with the water efficient landscape ordinance Environmental services in compliance with the California Environmental Quality Act (CEQA) Economic development advisory services
We believe Willdan is uniquely qualified to undertake this important assignment for the City as follows:
Knowledge of the City: Willdan's knowledge of the City and our 25 years of experience providing a wide range of services to the City, will enable us to initiate work quickly and to respond appropriately to issues that arise during the course of this contract. Currently, we provide construction management and inspection services, planning and staff augmentation, building and safety services, on-call traffic engineering services, general engineering services, design engineering, and special district services. Therefore, we have an established working relationship with City staff, and a familiarity with its procedures and requirements.
60+-Year Track Record: Willdan has extensive experience providing the above listed services to local agencies on an "as-needed" basis and for specific projects. We provide professional services in all phases of project management.
Close Proximity to the City: Willdan's Industry office is just 15 miles from the City of South Gate.
This SOQ is valid for a period of 120 calendar days from the Closing Date and Time for Receipt of Proposals.
The undersigned is authorized to bind the contract, and has overall responsibility as Principal-in-Charge for the services provided. We appreciate the opportunity to submit this SOQ, and look forward to working with you. If you have any questions, please reach out to the Project Manager and Point of Contact Ms. Christine Kudija.
Respectfully submitted,
WILLDAN ENGINEERING
Salvador Lopez Jr.
Director of Planning
Point of Contact Christine Kudija
Willdan Engineering
13191 Crossroads Parkway North, Suite 405
Industry, California 91746-3497
Cell: (661) 904-2360
562.908.6200 l 800.499.4484 l fax: 562.695.2120
13191 CrossroadsParkwayNorth, Suite 405, Industry, California 91746-3443 l www.willdan.com f
Qualifications for On-Call Consulting Services
I
278
City of South Gate
r Table of Contents
1. Cover Letter I
2. Work Plan 3
2.a Methodology 3
2.a.l Advance Planning... 3
2.a.2 Entitlement Processing.. .3
2.a.3 Environmental Review. 3
2.a.4 Water Conservation Ordinance Update/Landscape Plan Review. .4
2.a.5 Financial Services...
2.b Project Schedule 4
2.c Qualifications and Prior Experience. 4
2.c.l Experience, Competence, and Qualifications. 4
2.c.2 Ability to Perform Work. 5
2.d Personnel. 5
2.e Conflict of Interest. 7
2.f References. 7
3. Fees g
3.a Itemized Cost Breakdown. 9
3.b Total Not to Exceed Cost. 9
3.b.l Entitlement Processing and Environmental Review Services. 9
3.b.2 Landscape Plan Review and Inspection. .9
3.c Proposed Payment Schedule for Services. 10
4. Resources to be Provided by the City II
W
Qualifications for On-Call Consulting Services
279
,Q V)
280
City of South Gate
2. Work Plan
2.a Methodology
2.a. 1 Advance Planning
Willdan's planners have expertise with general plans; area and specific plans; zoning codes, housing elements; community plans; transportation plans, historic resource plans; climate action plans; infill development; and city annexations. Upon receiving an advance planning assignment, we will assign expert staff, discuss the project's goals and objectives with City staff, coordinate with staff and stakeholders, prepare relevant reports, policy documents and presentations; regularly update staff on progress, and attend City Planning Commission and Council meetings.
2.C1.2 Entitlement Processing
Willdan's planners are conscientious about meeting timeframe requirements for the Permit Streamlining Act, Mitigation Fee Act, Subdivision Map Act, and shot-clock deadlines of the federal 1996 Telecommunications Act. Upon receiving an application for processing, we will assign the appropriate case planner to the project, who will function as part of the City's development review team. The case planner will review the application for completeness and inform the applicant of any outstanding items required for processing. We follow our clients' procedures for routing the application to the development review team, and maintain communication with the applicant. Finally, the case planner will prepare staff reports, conditions of approval, and resolutions for the designated hearing bodies, and present the project if so directed.
2.a.3 Environmental Review
Willdan routinely prepares CEQA and NEPA environmental documentation for public and discretionary private projects, such as general plan amendments, code amendments, rezones, tentative subdivision maps, conditional use permits, design reviews, specific plans, and infrastructure improvements.
Upon receiving an assignment for environmental review, we will assign the appropriate envircnmental planner to the project, who will screen the project for exemptions and determine the level of documentation required. For projects subject to CEQA, an Initial Study will be prepared, following the CEQA Guidelines Appendix G (or other checklists for infill projects). Alternatively, a memo documenting the project's eligibility for a Categorical Exemption will be prepared. Willdan"s in-house engineers prepare transportation analyses (vehicle miles traveled) and geotechnical studies. Our subject-matter consultant, Rincon Consultants, Inc., assists with other technical studies, such as cultural or biological resources, noise and vibration, or arboricultural reports. The environmental planner will submit a screencheck draft of the Initial Study or CE memorandum for City staff review, and revise the document(s) accordingly prior to preparing them for public review.
The environmental planner will prepare all required notices, such as a Notice oflntent to Adopt a Negative Declaration, Notice of Availability of an Environmental Impact Report, and a Notice of Completion. With the City's permission, all documentation will be uploaded to the State Clearinghouse CEQAnet database. After public circulation and receipt of comments on the draft environmental document, the environmental planner will prepare detailed written responses, a mitigation monitoring and reporting program, and the final environmental document.
For projects subject to NEPA, typically infrastructure projects funded through Caltrans or HUD Community Development Block Grants, the environmental planner will assemble the required exhibits for completing a PES Form 6a or Part 58 review and submit them through the City's project manager to Caltrans or HUD. Follow-up technical studies or memoranda will either be prepared by Rincon or Willdan in-house staff. The federal agency will determine whether further environmental documentation, such as an Environmental Assessment (EA) or an Environmental Impact Statement (ELS) will be required, resulting in publication of a Finding of No Significant Effect (FONSI) or a Record of Decision (ROD) in the Federal Register. Typically, however, most projects undertaken by cities that are federally funded are categorically excluded from detailed environmental analysis, simplifying the documentation.
Qualifications for On-CallConsultingServices
,3 '
281
City of South Gate
2.a.4 Water Conservation Ordinance Update/Landscape Plan Review Willdan's landscapearchitect team will meet with City staff. Willdan will review the City's current Water Conservation Ordinance and recommend updates to conform to the current State mandated Model Water Efficient Landscape Ordinance (MWELO). Willdan will review landscape plans associated with entitlement applications within two to three weeks after receipt from the City, and will allow for a minimum of two revision cycles. Landscape plan review includes reviewing construction plans, irrigation plans, planting plans, and landscape construction details. Willdan can inspect landscape construction compliance, including MWELO-compliant irrigation installation.
2.a.5 Financial Services
Willdan Financial Services, a subsidiary of Willdan Group, Inc., provides numerous services to our municipal clients.
These services include assessment district administration, cost allocation studies, development impact fee studies, fiscal impact analyses, utility rate analyses, and arbitrage/rebate services. Recently, Willdan Financial Services has completed a development impact fee analysis for the City of Artesia, and will be preparing an in-lieu affordable housing fee study for Artesia's new Mixed-Use Overlay ordinance.
2.b Project Schedule
To meet the City"s performance expectations and deadlines, Willdan's planners maintain project logs that track each project's milestones and deliverables through the environmental and entitlement review process. Scheduling alerts will be set up using Microsoft Outlook" Calendar for important deadlines. While not all projects can meet strict processing deadlines due to complex issues that might require an approval or information from an outside agency, Willdan"s planners proactively resolve project challenges so that they can quickly be presented to the City Planning Commission and City Council. At all times, Willdan planners regularly inform our clients' about progress.
Processing times vary depending on the project. Many advance planning projects require multiple years to complete to allow for sufficient time for public outreach and policy development. Entitlement applications can also range from months to years, dependingon the size and complexity of the project and the applicant's cooperation in responding to City requirements. A typical Initial Study/Mitigated Negative Declaration requires from four to six months, and an Environmental Impact Report can take one year from intake to certification.
2.c Qualifications and Prior Experience
2.c,1 Experience, Competence, and Qualifications
Willdan Engineering, a California corporation since 1964, is a subsidiary of Willdan Group, Inc., a publicly traded Delaware corporation. Services are provided to nationwide clientele through three subsidiary firms - Willdan Engineering, Willdan Energy Solutions, and Willdan Financial Services - that offer a portfolio of diversified strengths.
Throughout our history, Willdan Engineering (Willdan) has served as a full-service, multi-disciplinary firm specializing in building safety, municipal engineering, planning, and construction management and inspection services along with a full complement of support disciplines.
Willdan's corporate-wide staffing resources have grown from 637 in 2014 to over 1,700 employees in 50+ offices nationwide. Our corporate headquarters is located at 2401 East Katella Avenue, Suite 300 in Anaheim, California. Our City of Industry office will be the primary office for execution of this service; however, technical staff may be pulled from any office as needed.The firm's size and organization enable staff to efficiently communicate individual project challengesand goals companywide,thus capitalizing on all Willdan's resources to deliver the highest quality and most cost-effective product. Location information for all our offices can be found on our website.
Willdan's core competencies are in direct alignment with services identified in the City of South Gate's requested scope of services. The matrix below represents a small fraction of our experience with local agencies that Willdan serves - or has served within the past five (5) years.
Qualificationsfor On-CallConsultingServices
'.;la31-
282
City of 5outh Gate
2.c.2 Ability to Perform Work
We recognize that a City's planning department workload fluctuates. Willdan hires professionals in three categories - full-time, modified full-time, and part-time. Part-time staff may work up to 40 hours per week. This staffing model provides our clients flexibility in obtaining services for a single project or a defined timeframe, along with providing our employees flexibility in managing their workloads. Most significantly, it allows us to select staff for client approval that match a client's specific needs and budget constraints. A representative list of our Los Angeles County on-calf planning contracts is provided in the matrix exhibit below.
2.d Personnel
Mr. Sal LOpeZ Jr., Principal in Charge, will be supported by a team of dedicated professionals. Each ofthese team members possess the expertise and experience to lead any project assigned by the City under this on-call consulting services contract. They are knowledgeable in California planning law, particularly the Permit Streamlining Act, California Environmental Quality Act (CEQA), and AB 52 Tribal Cultural Resources Consultation.
W
Qualific.:iliuii.i rui On-Call Consulting Services
,"2?)-")
283
City of South Gate
R1nCOn Consultonts, Inc. is a multi-disciplinary environmental science, planning, and engineering consulting firm that provides quality professional services to government and industry. Rincon"s principal service is to provide environmental support and scientific research to create and sustain innovative solutions to natural resource, sustainability, and environmental impacts. Rincon prides itself on the considerable depth of its staff, which includes certified urban planners, environmental scientists and engineers, accredited LEED professionals, noise and air quality experts, geologists, biologists, and cultural and historical resource specialists. Rincon"s approach to every project is centered upon the design and development of innovative solutions that respond to clients' specific needs in a costeffective manner.
Pomona, CA
jD, Northwestern School of
Law, Lewis and Clark
College, Portland, OR
MLA, Landscape
Architecture, California
State Po!ytechnic University,
Pomona
BA, Botany, University of
California, Santa Barbara
Chemical Engineering
Curriculum, University of
California, Davis, Berkeley
AICP Certified Planner No.
085436
Attorney, California State
Bar No. 222337
BS, Civil Engineering,
California Polytechnic
University, Pomona
Professional Civil Engineer
California No. 56856
Certified Building Plans
Examiner, California No.
10072182
Transportation Engineer,
City of Los Angeles
Department of
Transportation
Active transportation planning and housing
and community development
Managing multi-disciplinary teams in the
development of policy and long-range planning
documents for public agencies
37 Years of Experience
Extensive planning expertise in environmenta
analysis and application processing/
development services
Specializes in California Environmental Quality
Act (CEQA) and National Environmental Policy
Act (NEPA) documentation for public agency
and private projects
Planning expertise covers general plan and
zoning code updates, ordinance drafting,
housing element preparation, and application
processing
Project-specific air-quality analysis utilizing the
California Emission Estimator Model
(CalEEMod)
34 Years of Experience
Experience with development projects in
establishing Transportation Demand
Management strategies
Reviews access and circulation plans for
building permit applications, parcel maps, and
tract maps
Prepares traffic modeling reports
Qualifications for On-CallConsultingSetvices
284
; J65n.Hidalg6',' Rt=A-
: Leynaa;aBeProj%pt.
'.Mana.g-er
.Bryan Ngiiy:n, 'RIA
.Se:nior Lir'ads5ape4yt,'tjj.@qt
Steven Ireffers
Gregor7JQin'0w6rjt
Certificate in Natura
Resources & Environmental
Policy, Utah State
University, Logan, Utah
BA, Interdisciplinary Studies
- Emphasis in Environmental
Science, Public Policy and
Sociology, University of
California at Berkeley,
California
BS, Landscape Architecture,
California State Polytechnic
University, Pomona, CA
Landscape Architect,
California No. 3551
Licensed Contractor,
California C-27 Landscape,
No. 713613
BS, Landscape Architecture,
California State Polytechnic
University, Pomona
Landscape Architect,
California No. 4967
25 Years of Experience
Experienced in updating General Plans and
Zoning Codes
Extensive experience in reviewing and
approving commercial and residentia
development
Led code enforcement divisions
33 Years of Experience
Landscape plan review and inspection services
Highly knowledgeable in local, state, and
federal codes, regulations, procedures, and
standards relating to construction, safety, park
and facility planning; MWELO expertise
27 Years of Experience
Landscape plan review and inspection services;
MWELO expertise; experience includes
landscape and irrigation design, complete
landscape construction document preparation
and landscape construction inspection for plan
compliance
Principal/Architectural History Program Manager
Senior Architectural Historian
Director of Technical Services
Director/Program Manager of Arborist and Forestry Services Supervising Biologist and Program Manager
Principal Investigator/Program Manager
2.e Conflict of Interest
Willdan does not have any real or perceived conflict ofinterest that exists with the submission of the proposal.
2.f References
j"lanning-and E:nvironmental Services (20l4'to.Present).
City ofArtesia, CA: "1B747CtarkdaLe Avenue; Artesia, CA 907("1 l' Me[issa Burke, Deputy City Manager:
@burke(Et.cityofartesia.tisl (56';).Q-626!,ei,;t. 278
Willdan's Comparable Services: Willdan provides comprehensive staff augmentation for plan review, land use entitlement application processing; prepares General Plan text and map amendments; prepares or amends specific W
Qualifications for On-Call Consulting Services
7 285
City of South Gate
plans; prepares zoning code text or map amendments; and provides related CEQA analysis and documentation. We haveconductedcommunitysurveys and have participated in public workshops. We are currently finalizing the City's 6th Cycle Housing Element.
.Planning and Environmerital Services (2009 to Present) City OfROllimgiHillSE8tate8,CA: 4045PalOSVerdesDriveNOrth;RailingHillS ESteteS,-CA90274 'l :leannie Naughton, Directo'rO.fCommun:itVDevelopment7Publi.cWorks:jeannien(a)rottinghiltsestates.gov4:(:'iilqy'877, 1577ext. 115
Willdan'sComparableServices: IS/MNDsfortwostreetimprovementprojects(DapplegraySchoolandPalosVerdes Drive North Intersection Improvements; Rolling Hills Road Bicycle Lanes), involving roadway widening, retaining wall construction,medianreconstruction, and striping for Class 2 bicycle lanes. Environmental issues involved cultural and paleontologicalresources, aesthetics issues, noise, and traffic (vehicle miles traveled, including discussions ofinduced vehicle trips).
'Planning and Environmental Services (2017 to Present)
City of Cudahy, CA: 522'OSentaAnaStreet; Cudahy,CA90201 I A[fonso.Noy61a,City Nlanager:
,anoyota(a'cityofeudah94ovI (323:!7735343
Willdan's Comparable Services: 1) IS/MNDs for a 17-unit and 20-unit multi-family infill residential developments. 2) Llpdated Housing Element, drafted and adopted an Inclusionary Housing Ordinance - involving attending meetings, identifyingproject milestones,outreach compliance, environmental review, and responding to state HCD review and certification. 3)Addendum to the City's General Plan EIR for a100% affordable six-story senior residential infill developmentwith145 one-bedroom and 28 two-bedroom apartments. The project also received a density bonus.
W Qualificationsfor On-CallConsultingServices
286
L'c,.'6
287
City of South Gate
3. Fees
3.a Itemized Cost Breakdown
Entitlements and CEQA documents vary in their complexity, leading to longer processing times and costs. Willdan is highly aware that increased development fees contribute to greater costs for housing and general development in California, and thus works actively to maintain efficiency in workflows. Each on-call assignment will be scoped for a not-to-exceed fee. Our primary fee schedule is below (landscape fee schedule follows).
3.b Total Not to Exceed Cost
3.b.1 Entitlemenf Processing and Envlronmental Review Services Because this is a proposal for on-call services, Willdan understands that the budget for our services will vary depending on the complexity and number of assignments. A typical cost for entitlement processing can range from 910,000 to S20,000, depending on the project's challenges and the number of staff reports and resolutions required, A typical cost for a non-complex CEQA Initial Study/Mitigated Negative Declaration can range from S35,000 to 955,000, not including technical studies or tribal consultation assistance. Project delays, multiple hearings, and follow-up staff reports will increase project costs. As stated above, each project will be scoped for a not-to-exceed cost, and will include costs for necessary technical studies.
3.b.2 Landscape Plan Review and Inspection
The not-to-exceed cost for reviewing and updating City's Water Conservation Ordinance is detailed in the table below. r iii i iim iiiiJ '
Joh.'ik..c=lgo,RL4 Principal Project.S/lanager j238 ;3 6n,904 Bryan Nguyen, RLA Senior Landscape Architect S193 24 !>4,632 S6,536
' The cost for reviewing landscape plans will be charged per T&M (Time and Material) fo.a each permit application. An initial total cost will be provided at the time of each of the permit appliCationS forwarded from the City.
Qualifications for On-CallConsulting Services
2<
288
City of South Gate
The cost for conducting landscape inspectians will be charged per T&M (Time and Material) for each permit application. An initial total cost will be provided at the time of each of the permit applications forwarded from the City.
3.c Proposed Payment Schedule for Services
Willdan issues monthly invoices that are payable 30 days after receipt. Each invoice shows detailed notes from each team member who bills to a project, showing the work performed on a daily basis. Our per-project scope and fee schedule will include our expected payment schedule tailored to the assignment.
W
Qualifications for On-Call Consulting Services
289
i F"tdf
290
4. Resources to be Provided by the City
Willdan anticipates that the City will provide electronic copies of all relevant background information needed for entitlement processing and environmental review, including but not limited to:
General Plan, General Plan Background Report(s)
' Municipal Code, including subdivision and zoning codes " General Plan Environmental Impact Report
Project-specific CEQA documents
' TraTric counts
Infrastructure dimensions and capacities
' Infrastructure capacity studies (especially sewer, storm drains, and domestic water supply) ' City-specific GIS shapefiles
Other resources necessary to expedite entitlement processing and environmental review W Qualifications for On-Call ConsultinB Services
291
292
,&"13
293
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294
-11, l
October 9, 2025
John F. Signo, AICP
Planning Manager
City of South Gate
Community Development Department
8650 California Avenue
South Gate, CA 90280
Subject: Proposal for On-Call Consulting Services
Dear Mr. Signo,
CSG Consultants, Inc. (CSG) would like to thank the City of South Gate (City) for the opportunity to present our proposal for on-call consulting services. CSG offers highly qualified, experienced, and readily available personnel and resources to assist City staff with various planning and environmental issues. CSG prides itself on providing outstanding customer service and our team is well-qualified to support the City. We have prepared qualifications for the following requested services:
* Planning, Zoning and Land Use Services * Environmental Services in Compliance with CEQA We understand that the City intends to compile a list of pre-qualified Consultants to provide services on an on-call basis. CSG staff act as a seamless extension of the City in this role, facilitating coordination between departments and improving overall efficiency. Our personnel easily integrate into existing departments, sharing knowledge across disciplines to help eliminate information silos that may exist.
For over 30 years, CSG has been providing a host of professional municipal services to the public sector. Our staff currently provides building plan review and inspection, fire prevention, code enforcement, planning, environmental services, engineering design, construction management and inspection, land development review, plan check, map check, staff augmentation, fuli-service project management services, and other services to over 250 public agencies throvghopt California. CSG has partnered with the Gateway Cities of Bell, Norwalk, Downey and Compton and as such understands the unique character, strengths and challenges of this region.
Mr, Ethan Edwards, AICP, CSG's Vice President of Planning Services, will serve as the Quality Assurance and Quality Control(QA/QC)manager.Ms.GenaGuisar,AICP,CSG'sDirectorofPlanningServicedforSouthernCalifornia,will serve as the project manager and main point of contact for the City. Contact information for Mr. Edwards and Ms.
Guisar is provided below:
Gena Guisar, AICP, Director of Planning Services (Southern California) - Project Manager/Primary Contact (714) 794-8027 Mobile i (714) 568-1010 0ffice i [email protected] Email Ethan Edwards, AICP, Vice President of Planning Services - QA/QC (714) 699-4297 Mobile i (714) 568-1010 0ffice i [email protected] Email We look forward to assisting the City in any capacity where our services may be needed. As President, I am authorized to negotiate a contract with the City and bind CSG to a contract. Ms. Guisar would be happy to answer any questions regarding CSG"s proposal and/or services.
Sincerely,
$us npour, PE,PLS
President, CSG Consultants, Inc.
CSG Consultants - Proposal for Professional On-Call Planning Services at,I '-,
295
SECTIONS
1. Cover Letter.
2. Work Plan .3
Methodology
Project Schedule
Qualifications and Prior Experience
Personnel
Conflict of Interest
References
3. Fees 19
4. Resources to be Provided by the City . 21
APPENDIX A
Team Resumes 22
CSGConsultants- Proposalfor ProfessionalOn-CallPlanning Services 2 2\-1(,,
296
C8G laanAIQlllTlMlTQ
METHODOLOGY
PIANNING SERVICES
CSG views every assignment and project as an opportunity to build long-lasting, meaningful working relationships with our clients. We ensure a clear line of communication with every client, stakeholder, agency, decisionmaker, and project team member to ensure assignments and projects achieve and exceed expectations. We are solutions-oriented, focused on teamwork, and maintain a high level of professionalism in everything we do. Our mission is to consistently meet or exceed our client's expectations in a responsible and efficient manner.
At CSG, we act as project managers in most of our efforts, but we are first and foremost planners. Our goal is to always perform as a "partner planner" for our clients, providing additional support and services to existing agency staff members. CSG's project managers bring decades of project management experience, implementing best practices, while delivering work products on time and within budget.
CSG"s comprehensive approach to project management includes attention to land use planning, economic feasibility, urban design, and the environment. Our project management philosophy is built upon the anticipation of, and preparation for, all issues that may arise throughout the project process. By constantly considering and developing the appropriate process and plan to address political, environmental, social, and design challenges/opportunities, we can better serve the City while delivering the highest quality product. Our management team of senior professionals will work in close partnership with City staff to ensure continuous coordination of our proposed services. They will assist the City in determining planning and environmental review requirements with support from additional CSG planners and technical staff that allow our team to provide a wide range of services in a cost-effective manner.
With each assignment, we assemble our CSG team and partner with technical subconsultants most appropriate and experienced for the required analysis. Our subconsultant team of experts has worked together with the Planning and Environmental Planning team for many years, assuring continuity and the understanding of expectations for concise writing styles, analysis, documentation, and time management. In addition, upon initiation of a project, each team member along with the subconsultant team will be provided with the agreed upon scope of work, project schedule and budget, and will attend project initiation meetings, as needed. CSG"s Project Manager will serve as the main point of contact, ensuring a consistent flow ofinformation between City staff, CSG, and subconsultants.
Current and Advanced Planning
At CSG we believe that changing environmental conditions, increased need for housing, diminishing raw land inventory, complex mobility issues, urban infill opportunities, and economic feasibility are all becoming pivotal factors driving projects and the future of development. Our team fuses thoughtful creativity with function, practicality with aesthetics, and connecting places with people.
Current Planning
CSG"s Planning team provides contract staff support, entitlement services, and project management for a variety of types of pi:ojects. We excel at interfacing with public agencies and elected officials, tackling a wide range of current planning issues, and serving as case planners, applicant liaisons, or even assisting the public at the counter. Our staff planners perform daily planning activities, including (but not limited to): zoning review and compliance, project entitlement services, Subdivision Map Act compliance, site plan review and design review, plan check, construction inspection services based on approved plans and conditions of approval, and other services as needed. Our planning staff also serve as an extension of City staff, preparing staff reports, ordinances, resolutions, and making CSG Consultants - Proposal for On-Call Professional Services 3 ,Q'tl
297
CSGrnrnu-rtvri7B
presentations to Zoning Hearing Administrators, Design Review Boards, Planning Commissions, City Councils or Board of Supervisors.
Advanced Planning
CSG"splanners are well versed in the creation and management of long-range policy documents, and assist communities with community engagement, visioning, goal setting and implementation, as well as project coordination for applicants and their consultant teams. Our team has prepared General Plans, Specific Plans as well as Community and Area Plans, Climate Action and Adaptation Plans, Design Guidelines, Zoning Code updates, and Economic Development Plans.
CSG's approach to current and long-range planning is to "dig in" and become familiar with the City's General Plan, Zoning Code, other development process resources, ongoing projects, and development trends so that we may best assist the City. Our staff planners perform planning activities, such as:
l Analyzing a project's compliance with the City's plans, policies, and regulations I Processing of Site Plan Reviews, Design Reviews, Historic Reviews, Tentative Maps, General Development Permits, Coastal Development Permits, Conditional Use Permits, General Plan and Zoning amendments, and other various planning permits
l Reviewing and processing both ministerial and discretionary applications I Researching, compiling, and analyzing social, economic, environmental, and associated data I Preparing the necessary long-range planning documents and amendment # Meeting with developers, their consultants and other project proponents, such as property owners and other interested groups. We recognize that these are important groups and individuals to any project l Providing public counter services, including but not limited to, answering general questions and processing Zoning Clearances, Accessory Dwelling Unit Zone Clearances, Temporary Use Permits, Home Occupation Permits, and/or Short-Term Rentals permit.
Members of our staff are actively working in a variety of methods both hybrid and full-time in agency offices, holding regular office hours, and answering public inquiries by email, mail, or te1ephone, whichever schedule the client wishes. Our staff are available to attend community meetings and present at public hearings; prepare staff reports, resolutions, ordinances; and prepare in-person and/or electronic presentations.
CSGstaff also has knowledge and experience in providing affordable housing support, preparing and administering grants, preparing parking studies, performing fiscal and economic analyses, as well as providing Geographic Information System (GIS) assistance.
ENVIRONMENT AL SERVICES
CSGhas the environmental staff resources to manage and prepare clear, concise, and legally defensible environmental documents pursuant to the California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA) for projects of all types, including development, infrastructure improvements, and policy adoption documents, such as General P1ansand Specific Plans. CSGwill serve as an extension of City staff to ensure that the entire environmental review process is conducted in a comprehensive manner. CSGwill consider recent legislation and court decisions pertaining to CEQA and NEPA and agency requirements. Our objective is to provide premium services tO Our clients, along with highly accurate technical documentation and impact determinations. Our approach entails an efficient process to ensure that studies are comprehensive, objective, technically accurate, and complete, while maintaining a focus on the schedule established for the review. We provide consistent and regularinteraction and COmmuniCatiOnS between Staff, the CSGteami Other interested/responsible governmental agenCieS and partieS, as appropriate, allowing for frequent exchange of information without loss of time or resources.
We can aSSiStthe City with recommendations and scoping for the appropriate CEQA and NEPA documentation and, should an EIR be the determined clearance, CSG can lead the preparation of response to comments and any required findings of facts/statement of overriding considerations. We are also ready to assist the City with project stakeholder CSG Consultants - Proposal for Professional On-Call Planning Services 4 ,'2,'-1\
298
C8G CON8L1LTANTS
coordination, filing of public notices (including electronic filing with the State Clearinghouse), participation in public hearings, peer review of technical studies, and complete project management services throughout the environmental review process.
Our range of types of CEQA/NEPA studies includes (but is not limited to):
l Categorical Exemptions and Exclusions I Addendum to previously approved and I Initial Studies (with all applicable technical cer[!f!ed env!ronmental anah/ses reports to support the determination) I Consistency checklists I Negative Declarations l Mitigation monitoring and reporting I Mitigated NegativeDeclarations programs
lEnvironmentalAssessments/FindingofNo JAllnotaicesrequiredperCEQAsuchasNotaices Significantlmpact oflntent/Preparation/Determination
a Environmental Impact Reports and # ProvidingPeer review Of CEQA/NEPA Statements (EIRS 37d EISS) documents prepared b7 pro3ect appl!cants l Project/Program/Focused/Supplemental/Subs
equent EIRs
Approach to Environmental Planning
CSGplanners are environmental stewards for our natural and built environments. CSG"sapproach to any environmental documentation is to understand and analyze each project based on the environmental issues that are pertinent to a project. CSG's approach to environmental documentation emphasizes technically solid, impartial analysis, and active management to keep projects on schedule and within budget. We pride ourselves on our ability to turn products around quickly and effectively without sacrificing quality and accuracy.
CSGrecognizes that future City projects, depending on their type, size and issues of concern, may require several different types of CEQA/NEPA documentation. A work program will be initiated following the completion and confirmation of the Project Description.
Additionally, and more specifically, we embrace the following steps in the review process:
I Establish a communications protocol and technical leads, including subconsultants and other key team members to ensure project critical information is efficiently and accurately conveyed across the team.
I Ensureroles/responsibilitiesareclearforefficientmanagementofassignmentsandqualitycontrolof services and deliverables.
I Determine key project description details with the City early to facilitate accurate and consistent reviews and analysis.
I Agreeoninitialprojectscheduleandbudgetandaprotocolforupdatingstatusduringprojectphases. l Verify that the technical approach/scope of services, as conveyed in the proposal, meets City's expectations following completion of the Project Description.
j Collaborate upfront with the City on standard templates for project deliverables, including peer review technical memoranda and CEQA document components.
Communications and Techniques: Our management style includes consistent and regular interaction and communications between staff, the CSGteam, and other interested/responsible governmental agencies and parties, as appropriate, allowing for frequent exchange of information without loss of time or resources. If we encounter a constraint or challenge, we will immediately notify the City and provide short and/or long-term solutions for any difficulties we encounter. We pride ourselves on our ability to turn products around quickly and effectively without sacrificing quality and accuracy.
Developing Project Descriptions and Context: We understand the importance of confirming the Project Description as early in the process as possible to ensure consistency between technical documents and avoid the need to redo analyses. CSGcan assist City staffin determining the information required to proceed with the environmental review.
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CSGcoxsuutw'rs
We also have proven strategies to move forward with environmental review when there are unknowns, or a project design requires flexibility. For example, when there are different scenarios a project might implement, we can determine the most conservative scenario, so that each scheme is covered by the environmental review.
Conducting Preliminary Environmental Compliance Review: As part of scoping, we complete a comprehensive review of a project to determine whether it isexemptfrom environmental review and/or a candidate for streamlined review.
CSGis familiar with all 33 Categorical Exemptions and is available to meet City staff to discuss specific projects and to confirm whether any exemptions would apply. We can prepare the required documentation to demonstrate why such activities would be exempt from CEQA in the form of a memoranda which explains why no possible exceptions exist which could preclude the use of a Categorical Exemption for a project.
Preparing Initial Studies: If it is determined that a project requires additional environmental review, CSG could then proceed with the preparation of an Initial Study pursuant to Appendix G of the CEQA Guidelines. The Initial Study provides a screening and threshold review for each topical area to confirm the appropriate CEQA clearance. An Initial Study is the common supporting review documentation for a (mitigated) negative declaration determination. In certain circumstances, we know that a project will result in significant impacts, requiring the preparation of an EIR. In these cases, to save time and reduce costs, we may recommend the preparation of an EIRwithout an Initial Study.
However, even in the case where an EIRwill be required, it may be beneficial to prepare an Initial Study to help focus the EIRon the potentially significant impacts. CSGcan assiSt the City in making this determination on a project-byproject basis.
Preparing EIRs: When there is substantial evidence that a proposed project or action may result in potentially significant impacts on the environment, CSGpossesses the technical capabilities and expertise to assist our agency clients in preparing an EIR, including, but not limited to:
I Defining the project description, Identifying
stakeholders and affected agencies,
I Maintaining the administrative record,
I Preparing and distributing the notice of
preparation for a 30-day review,
l Conducting a scoping meeting,
l Preparing supporting technical reports and
Administrative Draft EIRforinternal review,
l Preparing and circulating the Public Review
Draft EIRfor a 45-day review period,
l Drafting responses to comments,
l Preparing the Final EIR and Mitigation
Monitoring and Reporting Program,
l Preparing Findings of Facts, and, as necessary,
preparing a Statement of Overriding
Considerations to support a lead agency's
final decision on a project,
I Attending public hearings, and
l And preparing and filing required notices.
Public Input Process and Dissemination of Information: Given our unique background providing comprehensive municipal services, we have ample experience interfacing with the public and have a deep understanding of the publicinput process and challenges that can arise. CSG can collaborate with the City in preparing community outreach plans that include ongoing public engagement opportunities, and we can attend public hearings and meetings tO address questions on the City's behalf and/or present our conclusions to the decision-making body.
Ensuring Compliance with Processing and Legal Requirements: We have a strong track record in preparing legally defensible environmental documents in accordance with CEQA that can withstand public scrutiny. The CSGteam has prepared CEQA documentation for controversial projects, including for housing projects, and we have an exemplary record of legal defensibility for the documentation we prepare. We understand that housing projects in particular can be controversial, and we have experience addressing community concerns in this regard, including responding to public comment as part of the CEQA public review process. Our documents contain thorough environmental analysis and provide clear documentation for all research contacts and data sources, which reduces the potential for successful legal challenges; we can also assist the City in preparing the administrative record. We keep abreast of regulatory updates and court decisions, which are then incorporated into our environmental analysis, as appropriate, CSGConsultants - Proposal for Professional On-Call Planning Services 6 ,Q5C)
300
CSG CON&ILTANTS
Quality Assurance/Quality Control: CSG is committed to providing high quality documentation that engenders client satisfaction, meets the needs of the project, and withstands legal scrutiny. Therefore, a critical part of our delivery of technically sound and legally deferisible documents includes conducting in-house QA/QC reviews concurrently with the preparation of documents. Our approach to providing quality, technically sound, and legally defensible reports includes the following steps: we assign staff members who have the appropriate technical expertise to complete the work; upon completion of the first internal draft of a document, it is reviewed by the project manager for consistency with the project description, compliance with the approved scope of work, and technical accuracy. Once the work product has been revised and updated to the satisfaction of the project manager, it is sent to our Publications Specialist for review of grammar, proper nomenclature, references, and methodologic consistency. The last step before the document is submitted to the City is a thorough and complete word processing review that produces a correctly formatted document, with accurate references to tables, exhibits, appendices, and the table of contents.
Only then is a document submitted to the City for review.
PROJECT SCHEDULE
CSG will meet with City staff during the project initiation phase to determine an initial schedule and protocol for updating status during project phases. Our Environmental Planning team meets weekly to discuss the status of projects. Once a project is underway, we recommend scheduling regular status meetings with City staff. This ensures challenges and constraints are discussed as soon as they come up, and the CSG team can recommend short and/or long-term solutions to keep a project moving forward. Table 1, Illustrative Schedule, provides a sample schedule for different types of CEQA clearance. Projects that require NEPA clearance would have similar timelines for projects with similar levels of environmental review. CSG"s scope of work and proposed tasks will depend on the nature of a specific project.
Table I
Illustrative Schedule
I
K.ck:iff Meeting
Master Schedule
Data Needs Request
Administrative Draft Project Description
City Staff Review of Administrative Draft Project Description Approval of Project Description
Technical Analyses
Categorical Exemption
li !!l fill!
1 1
1 1
1 1
21 Initial Study
Initial Study/Addendum
Initial Study/(Mitigated) Negative Declaration
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CSG 00N8ULTANT8
Table I
Illustrative Schedule
A.cministrative Draft Initial Study/(Mitigated) Negative Declaration2 Preliminary Draft Initial Study/(Mitigated) Negative Declaration Public Review Draft Initial Study/(Mitigated) Negative Declaration and Notice of Intent to Adopt 30 Day Public Review Period
Administrative Draft Responses to Comments and MMRP
Final Initial Study/(Mitigated) Negative Declaration and Notice of Completion Environmental Impact Report
3-4
3-4
4 4-5
5-6
6 Public Hearings/Project Approval
Hearings To Be Determined
Notice of Determination Within 5 Day of
adoption/certificatio
n of document
Notes:
I The schedule for completion of technical studies is highly dependent on project-specific information. However, for most projects, all technical studies canbe completed with 3 months of project initiation. CEQA documentation can be completed in a shorter timeframe than provided here dependent on timing of completion of the technical studies. 2 Schedule assumes two-week review period of Administrative Draft by City staff. 3 ScheduleassumesonemonthreviewperiodofAdministrativeDraftEIRbyCitystaff.
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CSG CONSuLTANTS
QUAIIFICATIONS AND PRJOR EXPERIENCE
CSG Consultants, Inc. (CSG) is an employee-owned California company with its headquarters in Foster City, California.
Additional support is avaiiable from our other offices in Orange, San Jose, Pleasanton, Sacrarnento, Newman, and Paso Robles. Founded in 1991, CSG performs work solely for public agencies, eliminating the potential for conflicts of interest between developers and agencies. In this way, we can focus exclusively on the specific needs of our municipal clients. CSG has grown steadily in both revenue and staff size and now has over 350 employees serving customers throughout California.
NAME OFFIRM: CSG Consultants, Inc.'
YEARS IN BUSINESS: l E;stablishediri lCi91
8069'hS'treNt,SQite2A,P6spR'q07ep;§a93446
'EMPLOYEES: 350+
ThPE BF BUSINESS:.Calif6rnia Corporation* lnc6rpore;ed Jape 15, 2000-@ Federil'lp: 91-20g374'3 Our multi-disciplined municipal services staff consists of the following types of professionals:
The CSG Consultants Team Works for You
Planning.Prdfessionals Code Enforr::ement Officers ,,
.'Environmen.taiPianners /X
lQuilding Plpn.JReviqwer's & Ins(ectors .
"Fjr@Plan-Reviewers &Inspectors C O NsULTANTs
,structurai'sngineers M
Civil.Engineers
ConstructionManagers &4ngpectors
:lnformation Technology Professionals
CASp:Professionals
"Fire Protection.EnginMm'
'X SustaiqabilityProfessionals
CSG Consultants - Proposal for Professional On-Call Planning Services 9 .255
303
CSG €:ONfiuLTANTS
RELEVANT PROJECTS
Thefollowing isa sample of CSG"sexperience relevant to the City'son-call needs:
CLIENT:CITYOFMALIBU l Planning StaffAugmentation and Environmental Services Planning Staff Augmentation
2022-Ongoing
CSG currently provides project management services to the City of Malibu. Staff conducts conformance reviews, discretionary case processing for Coastal Development Permits, Administrative Plan Reviews,Site Plan Reviews, Variances, and Conditional Use Permits. For these projects CSG"sservices include completeness reviews, preparation of public notices, Environmental Review Board, Planning Commission and City Council staff reports and resolutions, presentations to hearing bodies, project approval letters, review of Conditions of Approval prior to final planning approval and stamping approved project plans for building permit processing. CSG'sproject management duties include maintaining project information within the City's development database and tracking deadlines.
Trancas Water Facility Subsequent Initial Study / MND
April 2025-Present
CSGis preparing a Subsequent IS/MND to evaluate the potential environmental impacts of the installation of a water tank, booster pump station, and associated water main at two properties located on Trancas Canyon Road in the City of Malibu. The proposed project includes the installation of a new 150,000-gallon water tank at 5880 Trancas Canyon Road,a booster pump station at 6050 TrancasCanyon Road,and awater main in the right-of-way along TrancasCanyon Road to pump water from the booster pump station uphill to the water tank. The tank would potentially provide reliable, potable water for eight residential sites along TrancasCanyon Road and would increase fire flow availability in the area. The environmental review is ongoing.
CLIENT:CITYOFTHOUSANDOAKSl On-Call Planning and Environmental Services Staff Augmentation Services
2021 - Ongoing
CSGstaff currently work with the City of Thousand Oaksto provide staff augmentation planning services by reviewing plans for compliance with zoning, design standards, and procedural requirements. Additionally, our staff help research land use issues,trends, and best practices, and assist with the preparation of new land use regulations and environmental impact reports.
Janss Marketplace Hotel EIR
2022-2023
CSGprepared an Environmental Impact Report (EIR)to evaluate the potential environmental impacts of the development of a hotel at 225 North Moorpark Roadin Thousand Oaks.The proposed project includes demolition of the current two-story retail building, to be replaced by a five-story dual hotel and retail pad, the creation of a map to designate airspace rights, and a zoning change to the footprint of the hotel to increase the building's height limitation.
The City received a public comment letter from the Mitchell M. Tsai Law Firm on behalf of the Southwest Regional Council of Carpenters against the project two days prior to the public hearing. CSGprepared responses to these comments in preparation for the City Council hearing.
EV Charger Infrastructure
2022
The City of Thousand Oaksproposed to implement an electric vehicle charging facility at the City's Municipal Service Center, located at1993 RanchoConejo Boulevard. This project installed the electric vehicle charging infrastructure necessaryfor Thousand OaksTransit's (TOT)transition to a battery electric fleet. CSG determined the project qualified for a Categorical Exclusion pursuant to the National Environmental Policy Act (NEPA), and this project has been constructed.
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CSG CONSULTANTS
Thousand Oaks Downtown Project EIR
April 2025 - Present
CSG was selected to prepare the Dcwntown Project EIR; the Downtown Project includes the redevelopment of a 14-acre site owned by the City. The proposed project includes adaptive reuse of the existing City Hall offices, ground Floor Food and beverage, ancillary uses, and new City Hall offices. Development on the west side of the property would include mixed uses and an approximately 140-150-room hotel. The maximum number of residential units would be 215. A new town plaza would be built at the northeast corner of the project site. A General Plan Amendment is required, and a new Specific Plan would be created Tar the site. The environmental review is ongotng.
CLIENT: CITY OF LAGUNA BEACH I IS/MND
1890 South Coast Highway Mixed-Use Redevelopment Project IS/MND August 2023-Present
CSG is preparing an Initial Study/Mitigated Negative Declaration (IS/MND) for a proposed mixed-use, two-story retail and residential structure and subterranean garage adjacent to South Coast Highway in the City of Laguna Beach. The proposed project includes the demolition of an existing car wash facility and the construction of a new 8, 204 square-foot mixed-use retail and residential structure with 5,221 square-feet of deck area, over a subterranean garage.
CLIENT: CITY OF CARSON I Special Project Management and On-Call Planning and Environmental Services
On Call Planning and Environmentai Services
2016-Ongoing
CSG provides on-call planning and environmental services to the City of Carson. As part of this process, Our Planning Lead manages technical consultants, provides document review, conducts community outreach, and attends community and City Council meetings. Staff also provided staff augmentation for day-to-day activities such as ministerial permit approval and public counter duties.
The District at South Bay Special Project Management
2024 - 2025
CSG staff managed The District at South Bay Specific Plan amendment and post entitlement work for a modification to the permitted land uses and development standards for a 157-acre site. The site remains undeveloped, as it was used as a landfill site for the deposition of waste/refuse from areas throughout Los Angeles County between 1959 and 1965, prior to the incorporation of the City of Carson. The project entitlement included a Supplemental EIR, a Specific Plan Amendment, Site Plan and Design Review, Vesting Tentative Tract Map, General Plan Amendment, and a Development Agreement. Staff currently manages the plan check and construction process for the project.
Imperial Avalon Special Project Management
2024 - 2025
CSG provides special project management for a 27-acre mixed use project consisting of 1,115 residential dwelling units (including 764 multi-family units and 351 townhomes) with an approximate overall density of 41 Dwelling Units/Acre; 10,000 square feet of commercial/restaurant space; and 111,581 square feet of publicly accessible but privately maintained open space (including a 22,859 square foot park). Entitlements included an Environmental Impact Report (EIR), Site Plan and Design Review, Vesting Tentative Tract Map, Specific Plan, Development Agreement, General Plan Amendment, and a Zone Change (ZC). CSG staff managed all aspects of the entitlement process, including management of the City's environmental consultant, community outreach activities and public )')earings. Staff currently manages the plan check and construction process for the project.
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305
CSG CONSuLTANTS
Carson Triangle Special Project Management and Addendum to the 2040 General Plan Update EIR Peer Review 2024 - 2025
CSG provided special project management and expedited entitlement processing for an affordable residential development consisting of 32 affordable flats and 283 market-rate townhouses. The project consisted of a site plan review package, affordable housing covenant, SB330 application, a General Plan EIR addendum, and the city's first affordable housing application. CSG also completed the peer review the associated Addendum to the 2040 General Plan Update EIR (General Plan EIR under an expedited time frame of two days. CSG's review findings included several errors and omissions including the need to update the Addendum for consistency with the Final EIR, a lack of substantial evidence supporting a conclusion that the existing buildings to be demolished were not historically significant, and a discrepancy between the thresholds for noise utilized in the Addendum and those provided in the General Plan EIR.
Perry Street Residences Project Management and Addendum to the 2040 General Plan Update EIR Peer Review 2024 - 2025
CSG provided special project management and expedited entitlement processing for a residential development consisting of 62 market-rate townhouse units. The site will contain ten (10) residential buildings, and include offstreet parking, internal roadways, infrastructure connections, interior pedestrian paseos, seating areas with enhanced paving, shade structures, lawn areas, and a walkable decomposed granite trail bounded by screen hedges along the northern perimeter of the site. CSG also completed the peer review the associated Addendum to the 2040 General Plan Update EIR (General Plan EIR under an expedited time frame.
CLIENT: CITI OF FULLERTON l On-Call Planning Services
2021-Ongoing
Planning Staff Augmentation and Project Management Services CSG provides current planning services to the City of Fullerton. Services include customer service in the permit center, answering development related questions at the public planning counter, and reviewing use permits and single-family development permits to comply with the city's zoning code to ensure compatible development projects within the existing districts, downtown, and historical neighborhoods.
Additionally, CSG has provided high-level project management services for the processing oflarge scale, mixed use and TOD development projects, Disposition of Surplus Land, single family subdivisions, adaptive reuse projects, new urban designed outdoor dining uses, and a privately owned public parking structure. For these projects CSG's services include project management, completeness reviews, prepare public notices, prepare, Planning Commission and City Council staff reports, present projects to these authorities, prepare approval letters, and follow-up with conditions of project approval.
CLIENT: CITY OF EL SEGUNDO l On-Call Planning Services
2016-0ngoing
Planning Services
2016-Ongoing
CSG staff provides project management and entitlement processing services for the City of El Segundo. We currently manage several high-profile projects, including a -!:140-acre mixed use site on the former Raytheon manufacturing site and a mixed-use media campus. Another noteworthy project is the Smoky Hollow Specific Plan Amendment and EIR for the Grand Kansas II Project. CSG staff provides entitlement project management and conducted a peer review of the environmental documentation for this office and commercial development. Our services also include Site Plan Review, Specific Plan Amendments, Coastal Development Permits, public outreach and grant administration.
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CSG CONStJLTANTS
S'014-Ongoing
Planning Staff Augmentation and Project Management Services 2014-Ongoing
CSG staff currently provides project management and staff augment planning services to the City of Garden Grove.
Staff manages the entitlement process for various priority developments and serves as the main point of contact representing the City. Staff also provide plan review, plan check, and public counter coverage services.
CLIENT:CITYOF GARDENGROVE l Planning Services
S'014-Ongoing
CLIENT:CITYOF BELLl Planning and Environmental Services 2024-Ongoing
Planning and Environmental Services
2024 - Ongoing
CSG staff provides project management and entitlement processing services for the City of Bell. Staff recently managed entitlements for a new In-N-Out project and is currently performing NEPA compliance services for a new City-owned park. Staff is currently managing the entitlement processing for several high-priority projects for Cityowned properties.
In-N-Out Burger Environmental Documentation
2024
CSG prepared a 15183 general plan consistency checklist for the development of an In-N-Out Burger fast food restaurant in the City of Bell in conjunction with applications for a Site Plan Review, Conditional Use Permit, and Variance. initiaiiy, the project was tc be processed via a Class 32 Categorical Exemption. Through initial project review, the CSG team determined that the site was on the Cortese list and would not qualify for such an exemption and prepared a justification memorandum within an expedited timeframe. The project was approved in June 2024 and construction began in March 2025.
Pritchard Park Field Improvement Project Environmental Assessment 2024 - Ongoing
The City is developing a community park federally funded by the Department of Housing and Urban Development (HUD), which requires preparation of an Environmental Assessment pursuant to NEPA and HUD environmental review requirements. The proposed project would include two new playgrounds, a splash pad, a dog park, three picnic areas with gazebos, five fitness/exercise stations, walking trails, a parking lot, a combined restroom and office building, a native plants garden, park signage, a high screen wall for public art, landscaping, irrigation, and lighting on a 1.88 acre site. CSG is preparing the EA and is managing the technical consultants.
Z'y'
CLgENT:CITYOF NORWALK I Special Project Management and On-Call Planning Staff Augmentation Services
NO R yy A L K Special Project Management andOnCallPlanning StaffAugmentation Services 2020 - Ongoing CSG staff are currently managing and preparing the Norwalk Transit Village Specific Plan, a 32-acre Mixed Use EcoDistrict. The property is roughly O.25 acres from a Metrolink Station and is immediately direct(y adjacent to a 9.4-acre public park. The project will include up to 770 dwelling units (40% affordable), ample open space, a 150-key hotel, and neighborhood commercial area. CSG's responsibilities include drafting the Specific Plan, managing the CEQA compliance document, Public Outreach, management of due diligence activities and a Remediation Action Plan, entitlement processing and Project Team management. This unique project will occupy the site of a former State-owned Youth Correctional Facility and is subject to the Surplus Land Act. CSG also provides on-call planning staff augmentation.
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CSG CONSLILTANTS
PERSONNEL
CSG serves as an extension of municipal staff. Our team members excel at customer service and maintain CSG's high standards ofintegrity, responsiveness, and work quality. We do this seamlessly, minimizing disruption to the City's existing workflows and processes. Gena Guisar, AICP, will serve as the Project Manager and primary contact for the City. Resumes for key personnel (*) can be found in Appendix A.
The majority of the 350+ individuals within our firm have provided public agency services throughout their entire careers. Our talented personnel, having held positions within communities facing similar development concerns as the City of Compton, bring a wealth of ideas, experience, and solutions.
CITY 'OF SOUTH GATE
Ethan Edwards, AICP*
VicePresident of Planning Services
Gena Guisar, AICP*
Director of Planning Services
'! s i s i s
mia'ilikjNWraiNl.falJ If& m
Glenn Lajoie, AICP*
Director of Environmental Services
Lance Lowe, AICP*
Senior Planner
Kelli Allen
Associate Environmental Planner
Oscar Escobar i
Environmental Project Manager
m 2!!lty'(n7!iD I
I
s s a a a a I
Sergio Klotz, AICP*
Principal Planner
Leila Carver, PTP*
Senior Planner
Jonathan Kwan
Senior Planner
Alex Rocco, GISP
GIS Manager
M ; nl !m 7! 'fiifflffil
Michael Baker /nternat/ona/
Air Quality, Biological Resources,
Greenhouse GOSEmissions, Hazardous
Materials, Noise,
Traffic/Transportation
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CSG C!ONStlLTANT8
CSG STAFF QUALIFICATIONS
Brief staff profiles are included below. Detailed resumes for key staff can be found in Appendix A.
Gena Guisar, AICP (Director of Planning Services, Southern California) - Project Manager About: Ms. Guisar has over 25 years of planning'expertise in both the private arid public sectors. She has designed and managed a wide variety of development applications and led teams through the entitlement and environmental review process. Ms. Guisar's experience includes working as a project manager leading large, interdisciplinary consultant teams in environmentaJ planning efforts for a variety of residential, commercial, industrial and mixed-use land development projects throughout Southern California. Her thorough knowledge of the principles and practices of CEQA, urban and regional planning, zoning, development economics and designs makes her an asset to any development team.
Rejevant Experience/Projects:
l Interim Planning Manager and Principal Planner - City of Carson, CA l Principal Planner - City of Norwaik, CA
I Principal Planner - City of Palos Verdes Estates, CA
I Principal Pjanner - City of EI Segundo, CA
Ethan Edwards, AICP(Vice President of Planning Services) - QA/QC Manager About: Mr. Edwards is dedicated to ensuring resource availability and maintaining high-quality standards. As the Vice President of Planning Services at CSG, he oversees Planning, Environmental, and Sustainability divisions. He brings expertise in current and advanced planning, design review, coastal development review and CEQA, project and planning staff management, and professional practice building from over 25 years ofincreasingly complex land use planning and rrianagement experience in Orange and Los Angeles Counties, Northern California, and the State of Oregon. Prior to joining CSG, Mr. Edwards served as a planner for several public and private sector organizations and has served in various management roles including Community Development Director and Principal Planner.
Relevant Experience/Projects:
I Project Manager - The District atSouth Bay, City of Carson, CA l Principal Planner - Planning Services, City of EI Segundo, CA I Principal Planner - Planning Services, City of Garden Grove, CA Sergio Klotz, AICP (Principal Planner)
About: Mr. Klotz brings more than 35 years of planning experience to CSG and its clients, having held roles as a Planning Manager, Principal Planner, Senior Planner, and Associate Planner throughout his career.
Relevant Experience/Projects:
I Principal Planner - City of Tustin, CA
l ActingDirector/AssistantDirector-CityofSanJuanCapistrano,CA I PrincipalPlanner-CityofSantaAna, CA
Leila Carver, PTP (Senior Planner)
About: Ms. Carver serves as a Senior Planner for CSG Consultants. Ms. Carver has expertise in project management, CEQA, GIS and demographic research, and excels in leadership and customer service. She gained skills and knowledge in many areas of transportation planning from her nine years of experience with Caltrans. Ms. Carver is an independent worke5 has outstanding verbal and written communication skills, and is an integral part of the CSG team.
She is currently serving as a Consulting Planner for the cities of Tustin, Oxnard, and Town of Colma.
Relevant Experience/Projects:
l Senior Pianner - City of Tustin, CA
I Senior Planner - City of Oxnard, CA
I SeniorPlanner-CityofE1Segundo, CA
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309
C% CONSULTANT8
Jonathan Kwan (Senior Planner)
About: Mr. Kwan is a Senior Planner at CSGwith over a decade of diverse experience in both the public and private sectors. He brings a strong track record of successfully managing complex, high-profile projects from inception through entitlement. His experience includes project management, current and advanced planning, ArcGIS, and Sustainability.
Relevant Experience/Pro3ects.
l Senior Planner- City of Bell, CA
l Senior Planner- City of Irwindale, CA
l Senior Planner - City of EISegundo, CA
Alex Rocco, GISP (GIS Manager}
About: Mr. Rocco is a highly skilled GIS Manager for CSGwith a strong technical and analytical background. He has more than 25 years of experience in managing, consulting, and developingin the GISfield. He specializes in utilizing GIS technologies to increase total staff efficiency.
Relevant Experience/Projects:
l GISAdministrator - City of Carson, CA
# GISAnalyst - City of Carson, CA
Glenn Lajoie, AICP (Principal, Director of Environmental Planning) About: Mr. Lajoie has over 35 years of experience in the environmental planning profession. Mr. Lajoie's diverse background includes a wide range of CEQA/ NEPAcompliance studies, including policy, development, and infrastructure projects. He has served in various roles on projects, including Project Director, Project Manager, Quality Control, and lead for navigating complex regulatory processes. Mr. Lajoie has an extensive background with agencies throughout California. The geographic context is wide ranging including: resort and dest'nation projects in the Town of Mammoth Lakes; numerous infrastructure and desalination project reviews in the Community of Cambria; and downtown high rise and mixed-use proposals in Long Beach.
Relevant Experience/Projects:
I Janss Marketplace Hotel EIR- City of Thousand Oaks, CA(Project Director) l On-Call CEQAReview Services - City of Sonora, CA(Project Director) # 171 Rown Avenue Apartments Project Environmental Review - Gilroy, CA (Project Director) Lance E. Lowe, AICP (Senior Planner)
About: Mr. Lowe is a ProfessionalPlanner with over 28 years of Planning and Project Management experience in both public and private sectors. As a municipal staff planner and project manager, Mr. Lowe has managed projects from initial application to project completion including preparation of CEQA/NEPAdocuments, including EIRs, IS/MNDs, MMRPs, Addenda, Environmental Assessments (EAs), Categorical and Statutory Exemptions and Categorical Exclusions. Mr. Lowe"s expertise includes CEQA,Planning & Zoning Laws, Subdivision Map Act, and Subdivided Lands Act. Development projects include Community Development Block Grant, public infrastructure, mixed-use developments, residential, commercial, retail, transportation, industrial, recreational, and institutional projects.
Relevant Experience/Projects:
Development Code Updates/Fire Station CDBG/NEPACompliance - City of Plymouth, CA EnvironmentalJustice Element - City of Gustine
Sherwood Recreation Center & Chinatown Revitalization Plan CDBG/NEPA Compliance - City of Salinas, CA Housing Element Implementation General Plan & Rezone Project - City of Rocklin, CA CSG Consultants - Proposal for Professional On-Call Planning Services 16 310
CSG CONSuLTANTS
Kelli Allen I Environmental Project Manager
About: Ms. Allen serves as an Environmental Project Manager for CSG Consultants. Ms. Allen has experience preparing EIRs, IS/NDs and MNDs, and safety elements. Ms. Allen recently assisted in the preparation of an IS/MND for a proposed gas station, car wash, and commercial project in the City of Plymouth, and an EIR for a proposed dual hotel and retail use in the City of Thousand Oaks and served as the lead analyst for the Palos Verdes Estates 2021- 2029 Housing Element Program 13 Rezoning Project IS/MND. Ms. Alien has experience drafting presentations and communicating with public agencies and clients, and writing administrative CEQA documents, including Project Descriptions, Notices of Availability, Preparation, and Determination, and OPR summary documents.
Relevant Experience/Projects:
l Janss Marketplace Hotel EIR- City of Thousand Oaks, CA(Lead Analyst) l Palos Verdes Estates 2021-2029 Housing Element Program 13 Rezoning Project IS/MND - City of Palos Verdes Estates, C4 (LeadAnafyst)
l ARCO Commercial Center and Car Wash Project - Plymouth, CA (Lead Analyst) OscarEscobarI EnvironmentalProjectManager
About: Mr. Escobar serves as an Environmental Project Manager for CSG Consultants. As a member of the Environmental Planning team, he specializes in the preparation of CEQA environmental documentation, including Categorical Exemptions, IS/(M)NDs, EIRs,and environmental assessments, and technical studies, including Phase I Initial/Environmental Site Assessments (ISA/ESA),Shade/Shadow Studies, and Visual Impact Assessments (VIA) for various environmental planning projects.
Relevant Experience/Projects:
l Paseo de Colinas Townhomes Project IS/MND - City of Laguna Niguel, CA (Analyst) I Lancaster East Side Project EIR- City of Lancaster, CA (Anafyst) # AT&T Telecom Gazebo Project IS/MND - City of Newport Beach, CA(Analyst) Michael Baker International
Founded in 1940 and celebrating more than 75 years of supporting local communities, Michael Baker International, Inc. is a leader in environmental, planning, engineering, consulting, and technical/professional services with a local I N T E R N A T ' O N A L focus and global expertise. Michael Baker offers a full continuum of innovative solutions in construction, survey, planning, architectural, environmental, program management and life cycle support, as well as information technology and communications services. Michael Baker is a multi-disciplinary planning and engineering firm with more than 6,000 employees in over 90 offices located across the u.s. and internationally. With nine local offices in Southern California, Michael Baker is prepared to assist clients with planning and engineering challenges throughout the region.
Michael Baker has in-house expertise in disciplines including Environmental Analysis, Planning, GIS Services, Surveying, Aerial Photogrammetry, Mapping, Real Estate Assessments, Transportation/Traffic Engineering, Civil Engineering (including Grading, Public Works, Water/Wastewater, Hydrology), Mechanical/Electrical/Energy Services, Computer Aided Design and Drafting (CADD) and Media Services. More than 200 professionals are dedicated to Environmental, Planning, and Urban Design services company-wide.Michael Baker will provide air quality, biological resources, greenhouse gas emissions, hazardous materials, noise, and traffic/transportation technical support for both environmental and peer review services.
CSG Consultants - Proposal for Professional On-Call Planning Services 17 ,4(,,l
311
C% CONSLILTANTS
CONFLICT OF INTEREST
CSG does not have any potential conflict of interest issues to disclose.
REFERENCES
City of Carson
McKina Alexander
Planning Manager
701 E. Carson Street
Ca(son, CA 90745
310.952.1761 x 1326
malexander@carsonca.@ov
Special Project Management and
On-Call Planning and Environmental Services
City of Thousand Oaks
Scott Kolwitz
Senior Planner
2100 Thousand Oaks Boulevard
Thousand Oaks, California 91362
805.449.2319
SK51witz@toaks.@ov
On-Call Planning and Environmental Services
City of Norwalk
Alexander Hamilton
Interim Dir. of Community Development
12700 Norwalk Blvd
Norwalk, CA 90650
562.929.5745
[email protected]
Special Project Management and On-Call Planning
StaffAugmentation Services
CSGConsultants- Proposalfor ProfessionalOn-Call PlanningServices 18 312
CSG (,ONSuLTANTS
HOURLY RATE SCHEDULE
CSG"s Hourly Fee Schedule is provided in the Table below:
lliliW;bi -iH
Piaiiriirig TECFln!Cfdll ,i'sc
ASSistant Planner 9145
Associate Planner S165
Senior Planner 9200
Planning Manager 5230
Principal Planner S225
Planning Diredor §240
Principal-in-Charge 5270
Assistant Environmental Planner §igo
Associate Environmental Planner S180
Senior Environmental Planner S220
Environmental Planning Director S270
Geographical Information Systems (GIS) Technician S90
Geographical Information Systems (GIS) Analyst SIIO
Geographical Information Systems (GIS) Manager 5150
Sustainability Programs Analyst S180
Sustainability Programs Manager S210
Document Publications Specialist !;115
TERMS
l All hourly rates include overhead costs including but not limited to salaries, benefits, workers' compensation insurance, local travel, and miscellaneous office expenses.
l Overtime services and services provided outside of normal business hours will be billed at l.5x the applicable hourly rate. l On July 1" or the anniversary of the contract-start date, CSG will initiate an hourly rate increase based an change in CPI for the applicable region.
l CSG will mail/emailan invoice every monthfor services rendered during the previous month. Unless otherwiseagreed, payment terms are 30 days from receipt of invoice.
I This fee proposal is valid for a period of 120 days from date of submittal.
CSGConsultants - Proposal for On-Call Professional Services 19 j)-t,>3
313
CSG CONSULTANTS
Hourly Rate Schedule - Michael Baker International
iliaikk i& anal!':ffl
3a:-,i.;i ,-'rir..=ipal
Principal
Senior Project Director
Project Director
Program Manager
Senior Project Manager
Project Manager
Senior Technical Manager
Principal Engineer/Planner
Senior Technical Specialist
Senior Engineer/Planner
Technical Manager
Associate Engineer/Planner
Technical Specialist
Project Coordinator
Project Engineer/Planner
Engineer/Planner
Staff Engineer/Planner
Assistant Engineer/Planner
Engineering/Planning Aide
Project Assistant
Office Support/Clerical
Note: Reproduction, messenger service, and other direct expenses will be charged as direct costs. A subconsultant management fee of 15% Will be added tO th e direCt COStOf all subconsultant ServiCeStO provide far the administration, SubCOnSultant consultation, and insurance.
CSG Consultants - Proposal for Professional On-Call Planning Services ninu
314
CSG CONSuLTANTS
Resources, City assistance and other items are dependent on the assignment. CSGwili identify needs based on projects assigned.
I ! l ;, i,'15" j
-"l [, e,
315
APPENDIXA
Team Resumes
316
Ethan Edwards, AICP
VICE PRESIDENT OF PLANNING SERVICES
Mr. Edwards currently serves as the Vice President of Planning Services at CSG Consultants. In this role, he leverages over 25 years of progressively responsible experience in land use planning and management across Orange and Los Angeles Counties, Northern California, and Oregon. His expertise encompasses current and advanced planning, design review, coastal development review, CEQA compliance, project and staff management, and professional practice development. Before joining CSG, Mr. Edwards held planning positions in both the public and private sectors, including leadership roles as Community Development Director, Planning Manager, and Principal Planner.
CSG Relevant Experiience
Education
BachelorofScience, Urbanand
Regional Planning
California Polytechnic State
University,
Pomona, California
Masters Coursework, Public Policy
& Administration, CaliforniaState
University,LongBeach,California
PmfessiormlAffilifflons
American Planning Association
(APA)
Acting Community Development Director/Planning Manager I City of Carson, CA. As Acting Planning Manager and Community Development Director for the City of Carson, Mr. Edwards oversaw the Planning Departrrierit, including CSG staff, and managed project scheduling, budgeting, and agenda preparation. He also participated in public hearings, managed the City's on-call environmental and design consultants, and provided strategic direction for the comprehensive General Plan Update.
Orange County Chapter
Los Angeles Chapter
Northerri Chapter
Central Chapter
American Institute of Certified
Planners (AICP)
Internafiomj City/County
Management Association
Association of Environmental
Prafessionals (AEP)
Prmcipal Planner I City of EISegundo, CA. In his role asa contract Principal Planner, Mr. Edwards managed complex discretionary and administrative permits, including Development Agreement negotiations and environmental impact report management. He also prepared agendas, reviewed and authored reports, and delivered presentations to elected officials, commissions, and community groups. :Relevant Previous Exper.ience
Planner I City of Huntington Beach,CA.At the City of Huntington Beach,Mr. Edwardsmanaged discretionary and administrative permits, mentored staff, prepared and reviewed agendas and reports, and interpreted zoning regulations as the Zoning Administrator Liaison. He also supervised environmental consultants and developed strategies for streamlining permit processing and enhancing customer service.
Planning Manager l BaysingerPartners Architecture, Portland, OR.AsPlanning Manager at BaysingerPartners Architecture, Mr. Edwards supervised the planning and entitlement division, managed staff priorities and the department budget, and handled public and private development project applications. He also provided contract Planning Director services, coordinated with consultants and provided project management and professional practice development.
Planner l City of Beaverton, OR. Mr. Edwards managed current planning projects, assistedwith design review code revisions, and delivered presentations to elected officials, commissions, and community groups. He also served as the City staffliaison for an inter-jurisdictional commuter rail project and committee.
Associate Planner l City of Santa Monica, CA.While at the City of Santa Monica, Mr. Edwardspresented to the zoning administrator, planning commission, and architectural review board. He also prepared reports for various entitlement projects and provided customer service assistance to the public. ,:'ixh-y
317
Gena Guisar, AICP
DIRECTOROF PLANNING SERVICES
Ms. Guisar, AICP, is a highly experienced urban planner in both the private and public sectors. Ms. Guisar has designed and managed a wide variety of development applications and led teams through the entitlement and environmental review process. Her approach to General Plan Updates, Specific Plans, master planning, CEQA compliance, yield studies, code analysis, historic research, demographic studies, conceptual grading and conceptual landscape design involves placemaking, sustainability, and economic feasibility. Ms. Guisar's thorough knowledge of the principles and practices of urban and regional planning, zoning, and subdivision concepts makes her an asset to any development team. The scale and scope of Ms.
Guisar's projects not only requires her to be creative and detail oriented, but flexible, adaptable and multidisciplinary.
Education
Releva'nt Pr6j'ect iE;perience
Masters, Urban and Regional
Planning
University of California, Irvine
Bachelor of Arts, Social Science
Research & Analytical Methods
University of California, Irvine
Pmfessionaj AffiliaHons
ULI Women's Leadership Inifiative
Council Member
American Planning Association
American Institute of Certified
Planners
Urban Land Institute
ULI NEXT Council Member
UCIMURP Graduate Student
Mentor
Contract Principal Planner l City of Carson, CA. Ms. Guisar recently served as the Interim Planning Manager for the City of Carson. She currently serves as a Contract Principal Planner where she manages several high-profile, complex entitlement projects. Ms. Guisar oversees every aspect of each project, including coordination with the applicant team and city staff, project review, public outreach, schedule and budget management, preparation of staff reports and notices, and presentations to elected officials and stakeholders. Ms. Guisar is also responsible for the CEQA compliance documentation, which is an EIRfor all projects.
Contract Principal Ptanner I City of Norwalk, CA. Ms. Guisaris curremly assisting the City of Norwalk in the project managementof a large mixed-use TOD redevelopment project. Ms. Guisar oversees all aspects of the project including due diligence, CEQA compliance, urban design, public outreach, the Specific Plan and the Development Agreement. Ms. Guisarcoordinates closelywith City Staff, subconsultants and the applicant team while maintaining schedules and budgets.
Contrad PrincipalPlanner l City of PalosVerdesEstates,CA.Ms.Guisarispreparingthe sixth cycle Housing Element Updatefor the Cityof PalosVerdesEstates.Ms.Guisar'sinvolvementincludesextensivemeetingsand coordination with the CaliforniaStateDepartmentof HousingandCommunityDevelopment,community outreach and public hearings, ContractPrincipal Planner I City of EISegundo,CA.As a contract principal planner, Ms. Guisar led the effort to administeranSB2 grant for the City of EISegundo.TheSB2 grant will fund several activities related to the City's HousingElementUpdate,suchaspublic outreach,the housingsites inventory, zoning analysis, and housing-related ordinances.In addition, Ms.Guisaralsomanagedother complexentitlement projects, prepares agendas, reviews and preparesreports; and conductspresentationsto elected officials, commissions, and citizen groups.
ContractPrincipal Planner I City of Fullerton, CA.Ms. Guisarprovided oversight for design and development review for variousprojectswithin the City of Fullerton. Ms. Guisar'sservices included zoning text amendments, ordinance preparation, and coordination with various City staff.
ContractPlanner I City of GardenGrove,CA. In her role as a contract Planner for the City of Garden Grove, Ms.
Guisar managed a variety of development applications, reviewed and processed administrative permits, and participated in long range planning efforts. Ms. Guisar services also included the preparation of reports and presentations to the Zoning Administrator, Planning Commission and City Council. 318
Sergio Klotz, AICP
PRINCIPAL PLANNER
Mr. Klotz brings more than 35 years of planning experience to CSG and its clients, having held roles as a Planning Manager, Principal Planne5 Senior Planner, and Associate Planner throughout his career.
Educadon
Bachelor ofArts, Urban and
Transportation Planning,
San Diego State University,
San Diego, CA
Planner I City ofTustin, CA. Mr. Klotz provides plan review and entitlement project management services for various land use appiications.
PmfessionalAffiliations
American Iristittite af Certified
Planners (AICP)
Acting Director/Assistam Director I City of SanJuan Capistrano, CA. As Acting Director (2015-2015) and Assistant Director (2014-2022) for the City of San Juan Capistrano"s Development Services Department, Mr. Klotz assisted in the development of the department budget and objectives, while also serving as Project Manager for a variety of complex development projects. In these roles, he supervised, managed and directed staff members and assisted in secretarial duties forthe Planning Commission, Cultural Heritage Commission and Zoning Administration.
Principal Planner I City of Santa Ana, CA. For more than 25 years (1986-2014), Mr. Klotz was an integral member of the City of Santa Ana's Planning and Building Agency (PBA) and Community Development Agency (CDA). During this time, he held positions that include the following:
Principal Planner (PBAJ - 2008-2014. Managed a Planning Staffincluding a senior planner, associate planner, assistant planner and secretarial staff member. Assigned projects to staff and reviewed the staff's workincluding staff reports, letters to applicants and memorandums. Ensured project timelines were adhered to by establishing achievable deadlines and collaborated often with staff on development projects, providing zoning code interpretations and policy direction.
Zoning Administrator (PBA} - 2007-2014. Appointed by the Planning Manager, the Zoning Administrator was authorized to review and determine via a public hearing minor Zoning Code exceptions requested by applicants. In addition, the duties included managing the public review process, notification, minutes, and communicating decisions to the Planning Commission.
Senior Planner (PBA) - 2002-2008. Provided support to the Principal Planner by communicating policy direction and reviewing staff reports, letters and other written public communications by other staff members. Reviewed and analyzed complex development projects induding large commercial/industrial proposais, residential subdivisions and projects requiring sensitivity to nearby residential neighborhoods.
Interim Downtown Development Manager (CDA) - 2001. Served as a point of contact and liaison for businesses, developers, brokers and property owners with questions or concerns regarding downtown development activities and provided information and services to meet specific requests. Managed and provided daily direction to a staff that included four parking meter technicians, project manager and clerica! staff.
Associate Planner, Assistant Planner, Planning Technician - 1986-2001. Mr. Klotz provided Zoning Code review for development projects, many requiring discretionary action before the Zoning Administrator or Planning Commission.
Analyzed projects, and prepared and presented comments to internal City Departments. Collaborated with otherinternal Departments to ensure no conflicting objectives and consistency. Ensured letters to applicants were carefully coordinated, prepared, and discussed with the applicants. Prepared staff reports to the Zoning Administrator and Planning Commission and executed presentations during public hearings
319
Leila Carver, parp
SENIOR PLANNER
Ms. Carver serves as a Senior Planner for CSG Consultants. Ms. Carver has expertise in project management, CEQA, GIS and demographic research, and excels in leadership and customer service. She gained skills and knowledge in many areas of transportation planning from her nine years of experience with Caltrans. Ms. Carver is an independent worker, has outstanding verbal and written communication skills, and is an integral part of the CSG team.
She is currently serving as a Consulting Planner for the cities of Tustin, Oxnard, and Town of Colma and serves as a Board Member for the APA California Chapter, Orange Section.
!RelevantExpelrie.nce
Planner l City of Tustin, CA. Ms. Carver serves as a planner for the City of Tustin where she manages complex discretionary permit cases. She also provides mapping services to the staff.
Planner I City of Oxnard, CA. Ms. Carver serves as a planner for the City of Oxnard where she assists with complex discretionary permit cases.
Planner I City of EISegundo, CA. Ms. Carver serves as a planner for the City of EI Segundo where she assists with complex discretionary permit cases.
Ms. Carver conducts project review, prepares staff reports and notices, presents to community and stakeholders and coordinates with applicants and their consultants as part of these efforts.
Planner l Town of Colma, CA. Ms. Carver provides planning and transportation planning services to the Town of Colma by assisting with the Town's Bike and Pedestrian Master Plan, General Plan Update and Environmental Impact Report, and Climate Action Plan Update.
Planner I City of Burbank, CA, Ms. Carver served the Planning Division with the review and processing of several proposed single-family development special development permits in compliance with the City's requirements for Neighborhood Compatibility Review.
Education
Master, Urban and Regional
Planning,
California Polytechnic State
Unrversrty,
Pomona, California
BachelorofArts, PoliticalScience
& Geography,
CaliforniaState University,
Fullerton
ProfessionalAffiliations
American PlanningAssociation
(APA) /
Vice Director Finrince, Board
MemberforCalifornia Chapter
Orange Section
Professional Transportation
Planner Transportation
Pmfessional Certification Board
Amnls
SuperiorAccomplishmentAward,
2015
Participation and leadership on the
Caltrans Development Review
Geobased Tracking System
software application
PresentaHons
Panelist for UCI Diversity Panel for
University of Irvine, CA
Moderator forAPA Orange Section
Program July 2020,loom
Plar'iner I City of Carson, CA. Ms. Carver served as a planner for the City of Carsonwhere she managed several complex discretionary permit cases. Ms. Carver conducted project review, managed schedules, prepared staff reports and notices, presented to the Planning Commission and stakeholders, and coordinated with applicants and their consultants as part of these efforts. She also provided transportation planning expertise to the City for development and capital improvement projects and fee programs. Ms. Carver participated in the Community Outreach and Public Participation team including attending multiple community events to solicit input from public/community for General Plan Update.
Planner I City of Compton, CA. Ms. Carver served as a planner for the City of Compton where she reviewed various development plans, prepared comment letters, and assisted City Staff with priority projects. She managed the development review for a transitional housing project for a discretionary permit application for a conversion from an existing hotel to transitional housing project with supportive services. She also participated in the community outreach efforts/charrettes for a new Downtown Specific Plan. 1 ,'l-a r>
320
CSG
00NSULTANTS
Glenn Lajoie, AICP
PRINCIPAL, DIRECTOR OF ENVIRONMENTAL PLANNING
Mr. Lajoie has over 35 years of experience in the pract'ce of CEQA/NEPA environmental review and Community Planning for clients and agencies throughout California. His range of environmental review studies has included policy, land development and infrastructure projects. Along with an extensive background in CEQA/NEPA,his practices have also encompassed policy planning programs, such as General Plans, Specific Plans, neighborhood studies and due diligence analysis. Mr. Lajoie's skill set includes project and bvdget management, quality assurance, meeting facilitation, agency staff service assistance, and third party/peer review verification of analysis and findings. His primary objective as a professional planner has always focused on assuring integrity, quality and legal defensibility of analysis and processes, culminating in win-win solutions for clients and communities.
EducaHon
Master's Degree in Public Policy
and Administmtjon,
California State University,
Long Beach, California
BachelorofArts, Geography/
Urban Studies,
California State University,
Long Beach, California
ProfessionalAffiliations
American Planning Association
(APA)
Association of Environmental
Professionals (AEP)
Mr. Lajoie has an extensive background with local and regional agencies throughout California. The geographic context is wide ranging including: resort and destination projects in the Town of Mammoth Lakes; numerous infrastructure and water availability/desalination project reviews in the Community of Cambria; city center and neighborhood revitalization opportunities in Lancaster: over two million square feet of expansion for the Raytheon Corporate facility in EI Segundo; Long Point (Terranea Resort) in Rancho Palos Verdes; downtown high rise and mixed-use proposals in Long Beach; The 2035 General Plan Update for Buena Park; buildout of the Cypress Business Park Master Plan in Cypress; campus modernization and enhancement projects at the University of California, Riverside and the master plan for beautification and growth at the Hotel Del Coronado. ilRelevantlP-roject-.Exj-er!,ericiI Amazon Delivery Station IS/MND, West Covina I Beverly Hills Gardens and Montage Hotel Mixed
Use Project EIR
/ Brookhurst/Adams Intersection Improvements
EIR, Huntington Beach
I Dana PointTown Center IS/MND, Dana Point
l Department of Water and Power Specific Plan
Amendment EIR, Seal Beach
l Downtown Fairfield Justice Center Campus
IS/MND, Solano County
/ Historic Downtown Upland Specific Plan/EIR,
Upland
I Hyundai North American Corporate Campus EIR,
Fountain Valley
I In-house CEQA Training, Laguna Beach
l Janss Marketplace Hotel EIR, Thousand Oaks
I Lincoln (Nelles) Specific Plan EIR, Whittier
) Mammoth Yosemite Airport Regional Air Service
IS/MND, Mammoth Lakes
/ Manteca Marketplace Section 15183 CEQA
Consistency Checklist, Manteca
I Mission Viejo Medical Center Office Building EIR
I North Third Street Mixed Use IS/MND, Burbank
I Oasis Road Specific Plan Master EIR, Redding
l On-call Environmental Planning Service,
Calaveras County
l On-call CEQA Review, Colma
I Palmdale Transit Village Specific Plan/EIR,
Palmdale
l Piercy Road Industrial Warehouse IS/MND,
San lose
l Robinson Ranch North EIR, Yucaipa
I South Pasadena Downtown Revitalization Project
EIR, South Pasadena
l South San Francisco 2040 General Plan
Update EIR
I Southeast Development Area Specific Plan
Program EIR, Fresno
I The Colonies at San Antonio Specific Plan EIR,
Upland
321
Lance E. Lowe, AICP
SENIOR PLANNER
Mr. Lowe is a Professional Planner with over 26 years of Planning and Project Management experience in both the public and private sectors. His experience includes serving as a Senior and Principal Planner for the City of Grass Valley, Associate Planner and Transit Manager for the City of Auburn, Associate Planner/Project Manager for the City of Woodland, Associate and Assistant Planner with the County of Yolo and Forward Planner with a New Home Builder.
Senior Planner, CSG Consultants, Inc.:
I City of Plymouth, Development Code Updates and Fire Station CDBG/NEPACompliance.
l City of Gustine, Environmental Justice Element.
l City of Salinas, Sherwood Recreation Center, and Chinatown Revitalization Plan CDBG/NEPA Compliance (on-going).
Principal Planner 2018 to 2023, Senior Planner 2015 to 2018 City of Grass Valley Community Development Department:
l Project Manager, S3.5 million CDBG award
l 2019-2027 HousinB Element update
l Supervise support staff
l Successfully manage and complete a wide variety of current and long-range projects from pre-application to project construction I Present legislative and discretionary development proposals to advisory committees, Planning Commission, and City Council Education
BachelorofArtsin Geography,
Option: Plr:inning and
Development of Rural
Environment,
California State University,
Chico, California
Associate of Science, Building
Inspection,
Butte College, Oroville, California
ProfessionalAffilidtons
American Plr:inning Association
American Institute of Certified
Planners #018656
Urban Land Institute Member
Leadership Nevada County
Graduate
Leadership Auburn Graduate
Yolo County Employee
Achievement Award, Honorable
Mention
Yolo County Employee
Achievement Award
I Prepare complex reports on land use, housing, development impact fees, etc. i Prepare CEQA documents including Initial Studies, Mitigated Negative Dedarations, Tiered Mitigated Negative Declarations and corresponding Mitigation Monitoring and Reporting Programs > Review and present and/or approve development proposals, subdivision maps, parcel maps, site plans, landscape plans, design review, sign plans, and business licenses in accordance with City goals, policies and objectives
l Coordinate and manage planning consultants, contracts and budgets Associate Planner 2007 to 2015 & Transit Manager 2014to 2015 City of Auburn Community Development Department:
l Same tasks as outlined above
I Managed Auburn Transit staff, budgets, state and federal grants, and associated transit projects. oLI77,"L
322
FOStOr City & orange ' Sacramento I Pleasanton & sari J* € 9 I xewmari i POso Rubles 9 PROJECTCONTACT'
Gena (5ulsar, AICP l Diree$6rof PlanningServices Tel 714 7g4JaOPT C8G Oensultants
3707 W Garden Clrove Blvd, Sulte I DO
Orange, CA 9285!1
714,Ill,1C128 %bhljvi Wwwieagengr.aem
323
I ' 1!
CITY OF
SOUTH GATE
Fi
! - -- 'i
R uest for Qualifications for
On Ca
s
309pinebvenue, Suite309i LongBeach, CA90802 I 80569269210rfice I mnsenginee-rsCam 324
pMNS
a"m'j"5ont6'nts ""-""-="
Section 1. Cover Letter 1
Section 2. Work Plan 2
Section 4. Resources to be Provided by the 24
Appendix A. Resumes
CONTENTS
325
Cover Letter
326
October 9, 2025 MNS
City of South Gate
City Clerk's Office
Attention: John F. Signo, AICP, Planning Manager
8650 0olifornia Avenue
South Gate, CA 90280
RE: Statement of Qualifications to Provide On-Coll Consulting Services Dear Mr. Signo:
MNS Engineers, Inc. (MNS) is pleased to submit our proposal for consulting services to the City of South Gate (City). Within the Community Development Department, the Planning Division plays a crucial role in shaping the City's development. The Planning Division is responsible for ensuring that any new construction or land use changes adhere to the City's zoriing regulations and long-term vision as outlined in the General Plan. This involves processing and reviewing permit applications for vorious development projects, from residential subdivisions to commercial buildings. MNS can meet the City's need for skilled, responsive, and cost-effective environmental planning support. The MNS team is qualified to provide planning, economic, and environmental consulting services and offers the following benefits:
Dedicated Principal-in-Charge and Project Manager. Leading MNS' team is Principal-in-Charge, Peter Minegar, AICP, and Project Manager, Debra Leight. Peter and Debm have a long history of successfully delivering quality planning services to municipalities, including the City of South Gate with the Firestone Bridge Pipeline Replacement Project. Debra will be responsible for the day-to-day management in the provision of environmental services to the City. Debra also understands the City's environmental constraints through her experience in Los Angeles County.
Fu11-ServiceTeam. The MNS team is a one-stop shop for consulting services. Our Planning team is comprised of more than 50 professionals covering the spectrum from CEQA and NEPA specialists to biologists. We offer specialty, value-added services including CEQA/NEPAadvisors, housing planners, regulatory agency permitting specialists, and municipal finance analysts.
History Performing Services. The MNS team hos a longstanding history of providing support services to agencies, including the preporotion of environmental documents (CEQA/NEPA),technical studies, compliance and regulatory permitting assistance, regulatory agency coordination, and biological resources planning.
Should you have any questions about the proposed scope of work, do not hesitate to contact me via email at [email protected] or phone at 951.541.3011.
Sincerely,
MNS Engineers, Inc.
Ma
Peter Minegar, AICP
Vice President, Planning
Debra Einstein Leight
Environmental Planning Practice Lead/Project Manager
DET AILS
Legal Name
MNS Engineers, Inc.
Firm Ownership Type
C-Corporation
Year Firm Established
1962
California Department of
Industrial Relations (DIR)
No. 1000003564
Corporate Office
201 N. Colle Cesor Chovez,
Suite 300
Santa Barbara, CA 93103
805.692.6921 0ffice
Local Office
309 Pine Avenue, Suite 309
Long Beach, CA 90802
805.692.6921 Corporote
Dispatch
Project Contact
Debro Leight
Project Manager
951.344.5264 0ffice
[email protected]
Authorized Signature
Peter Minegar, AICP
Vice President, Planning
951.541.3011Mobile
[email protected]
Statements
This proposal will remain
valid for o period of 120
calendar days From the closing
date and time for receipt of
proposals.
MNS has contracted with
the City of South Gate on
numerous occasions, and
currently has active projects
with the City Public Works
Department. We are able
to sign the City's standard
Professional Services
Agreement.
) PIANNING ) ENGINEERING ) CONSTRUCTION MANAGEMENT > LAND SURVEYING 327
2. Work Plan
o
328
@MNS
mlsectionx.worxpian
A. Methodology
MNS understands the City needs ongoing, responsive,
and cost-effective consultont services for a range of
services. Our detailed work plan includes our approach
to on-cal! contracts, along with our approach to each
of the service categories we are proposing on.
Service categories the MNS team can complete C)S part
or this submittal include:
Planning, zoning, and land use services
Environmental services in compliance with the
California Environmental Quality Act (CEQA)
Economic development advisory services
MNS Approach to On-Call Services
The MNS team has o long-standing history of providing
as-needed consulting services to local municipalities,
giving us r:i thorough understanding of the resources
required to deliver responsive and cost-effective
support. Debra Leight, our Project Manager, will serve
as your primary point of contact, ensuring a consistent touchpoint. The following section provides an overview
of our philosophy and approach to on-call consulting
services.
Project Communication
Effective communication and documentation are
essential for successful and transparent entitlement
services. Our Project Manager will coordinate close!y
with City staff throughout the course of the contract.
If our planning team uncovers any technical findings
or project issues during their review, they'll promptly inform the designated contact, including any potential
impacts on cost or timeline. This way, both City staff
and the Project Applicant will have all the information they need to make informed decisions.
Project Management
The MNS planning team understonds the balance
between time, inTormation, cost, and quality when
managing projects. We know how important it is to
stay within time and budget constraints while keeping
accurate project accounting. Our team's approach is
designed to meet these demands and ensure successful
project outcomes.
Time Mariagement
Time management relies on effective scheduling to
manage and track the constraints of time and resources
during the delivery of services. At MNS, we make
scheduling a central focus or our project management
approach. A well-structured schedule is crucial for
keeping projects on trock, which is why we develop,
implement, and maintain detailed schedules for each
assignment.
When we take on a proiect, we work closely with the
client to create o realistic schedule. This schedule will cover the entire project duration, from the initial notice to proceed with the final submission of project deliverables.
It will also outline key activities, estimated durations, submission deadlines, required review times, and
interdependencies.
Regular coordination with the team and the City allows
for early detection of potential delays or risks to the project, allowing us time to consider corrective actions.
In the event of schedule setbocks, we will employ
recovery measures such as allocating additional
resources or adjusting timelines strategically. Often, it is not the analysis itself that causes a delay to a project, 5ut rather alterations to the project description after the analysis has begun, or by identification of previously
unknown impacts. With respect to both of these issues,
regular coordination with the City can mitigate the
effects of these issues on the schedule.
Ability to Stay Within Budget and Schedule
Individual schedules and budgets for the types of
environmental projects included in the RFP can vary
depending on the complexity of the project. For example, a CEQA exemption, could be completed in less than one
month, but an Environmental Impact Report (EIR) could
be completed in 10-18 months, depending on technical
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studies and surveys needed or public controversy.
The cost for these services would also be substantially different. MNS will work with City staff to prepare projectspecific scopes and schedules for each task order. If adjustments are needed to an agreed upon schedule,
scope or budget, MNS will communicate a need for o
change with the City as soon as it is identified and will work directly with the City to identify solutions.
The MNS team has worked on a range of EIRs and
other environmental documents with constrained
timelines ond scheduling challenges. While working
on the Interstate 15 Logistics EIR in the City of Fontona, new housing regulations (SB 330) was passed in the
middle of the project. To comply with SB 330, new
parcels needed to be identified for rezoning to offset
the proposed proJect.To address this, we immediately
assembled Cl meeting with the City Plonning Staff, City Attorney, and project applicant to identify sites and
how to approach SB 330 in the EIR document. We then
created a work plan for how the document should
be updated, who was responsible for the changes,
and outlined Cl schedule for the various reviewers.
This allowed us to make the updates and prepare the
document for hearings with only Cl couple of weeks of
schedule deloy.
Information Management
Effective information flow is vital for the success of
ony project. Community and Environmental Planning
projects generate significant amounts of information,
which must be communicated promptly and clearly to
Clll relevant parties. At MNS, we ensure that project files are accurately maintained, including correspondence,
agendas, meeting minutes, and data from public
outreach and technical analysis. This comprehensive
record serves as the roundotion for the City's
administrative record.
COSt Management
MNS will take charge of setting up and maintaining
C! solid cost monogement system for the project. By
creating a Work Breakdown Structure (WBS) in our
timekeeping system, the Project Manager can track
weekly project charges against the budget, drill down
into the details of those charges, and predict budget
variances based on the estimated percentage of
completion for eoch task in the assignment. We'll send
out progress bills monthly, and the Project Manager will review ond approve all project costs in an invoice format that meets the City's requirements.
Quality Management
Quality management is key to transparent and
objective planning. Our team is well-versed in all
aspects of quality management. Our quality control
process involves regularly reviewing various project
components-like people, systems, documents,
techniques, and workmanship-to ensure they meet the
required standards and project goals.
Quality assurance goes a step further, using systematic methods to verify that quality control is being applied properly. At MNS, we take charge of quality assurance by ensuring our work is checked and double-checked by 0
qualified reviewer before hitting the City's inbox.
Subconsultant Management
MNS has handled numerous projects and worked with
a voriety of subconsultants to get the job done. Our
Project Manager will oversee any needed subconsultants
on behalf of the client, moking sure everything
runs smoothly. We hove estoblished contacts and
relationships across various disciplines, enabling us to bring in the right expertise to meet the specific needs of each project. This approach ensures that clients get the services required to complete their assignments
efficiently and effectively.
Commitment to Satisfy the Scope of Services
MNS will maintain o core team of resources for each
task order, which limits the number of staff working on the project and allows for efficient execution of project work in scope and schedule. Our depth of resources
C)IIOWS MNS to mobilize additional support staff ahead
of key milestones to 0110W for rapid completion of key
deliverables. This flexibility provides the City with a focused team or 10CCII staff on on ongoing basis, with
the ability to expedite during key project phases. Our
key staff and our 10CCII office in Long Beoch are also
approximately eight miles from City Hall. We bring 10CCII experience and expertise to the City at Cl moment's
notice. We also have Tamiliarity with the 10COI geogmphy and unique City issues to strategically guide you through the environmental compliance process to provide rightsized and technically-sound scopes of work.
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B. Project Schedule
Scheduling is a central Focus of our management
approach. Effective scheduling is key to manoging
and tracking any time and resource constraints during
the delivery of services. We work closely with the City to create a detailed ond realistic schedule covering
the entire project duration, from the initial Notice to Proceed (NTP) with the final submission of project
deliverables. The schedule will outline key activities, estimated durations, submission deadlines, required
rev!ew timesi and interdependericies.
We will assist the City with processing entitlements and the anticipated time frames to complete the various
tasks as shown in Exhibit 2.
Regular coordination with the team and the City allows
for early detection of potential delays or risks to the project, allowing time to consider corrective actions. In the event of schedule setbocks, we will employ recovery measures, such as allocating additional resources or
strategically adjusting timelines.
Exhibrt 2. Anticipated T/me Frames
.1.Plorirhingservices include [email protected] Anticipated time frame '(hours) forMNS staffireview and completi6n.' - 2a.'Review of application basedonapplicable
, 9odes, specific plans, and the Generdl,'Plan'to
prepare completeness letters within 3C)-60
'.:days.
3b. AssfQtan6e with customer inquires on zoning,
developrpint standards, ond business inquires.
8-24hours to provide first reyiew and commerit letter for completeness of application, iriicluding routirig plans internally to other City departments for comments and combing all commerits. 8-24 hours to proVide 'exhibits, maps, or other visual aids related tp project review and analysis.
- - - - -- - - - ' - --l
24-4.O hours to'prepare res'olutions, conditions ofapprovml, and staff reports for minor projects that are exempt from CEC2Afor a public hearing.
4-)60 hours to,prepare resolutioris, conditions ofiapproval, arid staff repons for'major pioject'that require an IS/'MNDorEIR.
40-80 h'ours to prepare an Iriitial Study7xitigated Negative :Declaration '(IS/ MND).with no.te6nical response; :preparation of 2-4 hours forattendanceof orie vitual or iri.p.ersor;i :pu)'lic-hearing. 2-4' i;iours for.surnrnarizirqg.rneeting,'minutes for one meetirig 'including nextgepsqnd followup with)the applicaritorCit.y sta'ff.
T-4hours for'bver-the-counter simpile.permits '(additioris, signs,.patio. covers,.indluding looking cip develqpmerit, code standards, reviewin.g 4-12hours tar firstplari check of o.'larger.prolje'ct,includingireview of' conditions of approval, comparing appioved.plans to plan. check submittql; orid)preparation of a commerit letter.,-' -
, '0:5=4hours, deperiding.on complegity of"quesitionQ. Responses vid. emoilor.in person.tha!reql:iite researctr,will 6e pi:o.vided Within a 242 :
, 5our peii6d.
' More time may be required depending on the complexrty of the project.
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Based On Our extensive experience in serving as contract planning staff for local governments, the typical processing times for conditional use permits and variances would be approximately 90-120 days after an application is deemed complete, if either a categorical exemption (CE) or an IS/MND would provide adequate clearance pursuant to CEQA.
The processing of zone changes could also be completed within 90-120 days, based on the some assumption OS above, but could take up to 180 days or longer in instances when an EIRis required pursuant to CEQA. Moreover, in all instances, projects would be processed within the time limits of the Permit Streamlining Act and other applicable requirements of the California Government Code.
Sample Timelines for Environmental Analysis
The following timelines are average timelines based on our project experience. MNS will work with the City on o project-by-project basis to develop a detailed project schedule that takes into consideration required hearing timelines ond other critical path deadlines. MNS can expedite project schedules as needed, depending on City timing requirements.
Project Kick-Off Meeting Weekl
. Project Description Preparation Week 2
Technical Study Preparation Weeks 2 to 8
city Review of Administrative Droft IS/MND Weeks 1l to 14 prepare Draft IS!MND Weeks 5 to 16
City Review of Droft IS/MND Weeks 17 to 18
IS/MNDPublic ReviewPeriod (30 days) Weeks 20 to 24
'.15/IMND'ResponsetoComments(Optional) Weeks25to27 '
City Review of Final IS/MND Weeks 28 to 29
Public Hearings Dependent on City Hearing Schedule
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Project Kick-Off
Project Description Preparation
Draft IS Preparation
Week 2
Weeks 2 to 6
City Review of Droft.lS Weeks 7 to 9
Prepare Final IS and NOP Weeks 10 to 11
.City Review of Final IS at'ad NOP Weeks 12 to 14
Public Scoping Period (30 days) Weeks 15 to 19
Public Scoping Meeting Week 16 or 17
EIR Preparation
Technical Study Preparation Weeks 4 to 20
Prepare Administrative Draft EIR Weeks 8 to 22
City Re'view of Administrative Draft EIR Weeks 23 to 26 Draft EIR Preparation Weeks 27 to 29
Weeks 30 to 32
Circulation of the Draft EIR and Public Notification Weeks 33 to 34 'Draft EIR 'Public Review Period '(45 days) Weeds 34 to 40 Final EIR Preparation and Circulation
Re'sponses to Comments, Mitigation Monitoringand Reporting Program Weeks 41 to 43 City/Applicant Review of Response to Comments, MMRP,and Errata Public Hearings
Weeks 44 to 46
Dependent on City Hearing Schedule
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C. Qualifications and Prior
Experience
Firm Profile
201 N. Calle Cesar Chavez. Suite -300
Sant6 Barbara. CA 93103
Long Beoch, CA.9080
MNS has-a staff sizeof 270 in.8 offices:
Buelltor;Long Beach, Oakland,
Riyerside, Sqn Jose, Sqn Luis,Obispo,
Santa Barbora, and Thousand Oaks
Peter'Minegar, AICP,'g3qe'President,
Planning.
951.541.3011Mobile
[email protected]
Estoblished in 1962, MNS is a C-Corporation providing
professional consulting services to municipalities
throughout California. Our specialties include Planning, Civil Engineering, Construction Management, and
Land Surveying, with a reputotion built on clear
communication and high-quality service.
MNS supports IOCCIIpublic agencies with a full range of on-call planning services, from current and long-range
planning, staff augmentation and project management
services, to on-call CEQA compliance services. The
MNS Planning Team has extensive experience providing
flexible and scalable planning services to public
agenCleS.
Client Commitment
our mission is to make Cl positive difference in people's lives. We take great pride in delivering high-quality
projects, knowing they will serve our clients, our
communities, and future generations for years to come.
Our commitment to excellence and long-lasting impact
drives everything we do.
On-Call Experience
MNS provides services to State
agencies, counties, districts,
regional bodies, cities, local
agencies - all as part of 631 oncall contracts, of which more than 100 are currently active.
Availability of Staff
Our experienced planner,
environmental analyst, economist,
and other technical support staff
are available for your project
needs upon contract execution
and project NTP. Our 10CCIIteam, based in Southern
California, is available to support the City at o moment's notice. A depth or staff resources and a reputation for successfulproiect delivery and agency coordination are
just some or the teasons clients count on MNS for quality consulting services. Our firm understands agencies
expect quality services and responsive support that
remain on schedule and budget.
Contingency Plan
The MNS Project Manager will coordinate with the City
and any responsible agency to create Cl comprehensive
schedule outlining key milestones, tasks, and
dependencies. Collaboration is necessary to formulate
a well-reasoned schedule that each party can commit
to. Regular coordination can mitigate the effects of
any project issues on schedule. Should there be issues, we will coordinate with the City CIS soon as possible to implement a differentplanfor resolutionof anyproiect
issues, including adding additional resources, refocusing the scope, and implementing Cl new project strategy.
Capabilities Overview
MNS has Cl team or more than 270 employees supporting
municipal clients throughout California with a wide
range of professional services.
Planning, Zoning, and Land Use Services
At MNS, we understand the unique challenges and
opportunities that agencies face in shaping the future
of their communities. Our mission is to collaborate with our clients to create sustainable, vibrant, and inclusive SEC,TION2. WORK PLAN
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places where residents and businesses thrive. Members
of our team are recognized for their strong focus on
housing and comn"iunity planning services and have
established a solid reputation as trusted advisors in the field of community planning.
At MNS we offer:
Community Plans and Amendments
Specific Plans and Amendments
General Plan Updates and Amendments
Housing Element Updates
Zoning Ordinonce Amendments
Annual HCD Progress Reporting
Housing Policy Implementation
Special Projects Management
We understcind the fundamentals of municipal planning,
from entitlement processes to land use and housing
policy, long-range planning, and public engagement.
But more importantly, we know what it takes to manage
a successful community planning contract. MNS offers
a full range of services to meet the planning needs of
agencies of C)11sizes and complexities.
Our team is well-practiced in planning activities such as:
- Current and long-range plarining
- Creating and updating comprehensive and specific
plans
Developing practical policies For realistic
implementation
Monaging Client projects and initiatives from start to
finish
Engaging with stakeholders and building consensus
Navigating the increasingly complex regulatory
landscape
Community Engagement and Outreach. MNS provides
community engagement and outreoch services, either
as Cl standalone offering or in conjunction with our other planning services. Our team has a wealth of experience
in facilitating workshops, information sessions, Focus
groups, surveys, and one-on-one interviews. We can
host events both online and in person to connect with
the target audience where they're most comfortable. We
create content for social media ond websites as well CIS digital and printed medio such as mailers, postcards,
flyers, posters, and banners.
Our community engagement services include:
- Developing engagement plans
- Creating promotionol materiqls
- Facilitoting outreach activities
- Capturing engagement data and outcomes
Preparing detailed outreach reports and summaiaies
Agency Staffing. MNS provides flexible staffing solutions for agencies, whether they need support at the front
counter, full- or part-time on-site assistance, or an
on-demand Project Manager for major entitlement
projects. We customize our opproach tc meet each
client's unique needs and fluctuating workloads. Our
experienced staff can be deployed on short notice, either in-person or remotely, across California. Our planners
are skilled in various agency planning services, including:
Front counter management and processing of minor
ministeriol permits
Preparation of staff reports, resolutions, ordinances,
and conditions of approval
General plan and zone change requests
Development management, covering both large-scale
and small-scale projects
Land use entitlements and project management for
commercial, industrial, and residential developments
Coordination of required ceqa documentation
Interdepartmental project review and coordination
Committed to providing outstanding customer service,
we work closely with agency staff and project applicants at the start of each assignment to understand the
organization's culture and the complexities of each
project. Our experience working across multiple
jurisdictions in California gives us Cl unique perspective on delivering these services efficiently and costetfectively. We leverage this perspective to create positive outcomes in the communities we serve. MNS'
versatile stafting options allow us to adapt to your
agency's specific requirements, ensuring you hove the
right support at the right time.
Environmental CEQA Compliance
Services
The MNS team has a long history of providing On-Call
CEQA Compliance Services for local municipalities and
has a deep understanding of the resources required
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to provide responsive and cost-effective support
services. Project Manager Debra Leight will act as
the day-to-day contact for all new task orders to
ensure thcit the City has Cl singie consistent contoct
to address proposals, invoicing, team assignments,
quality assurance/quality control (QA/QC) and task
schedules. She will recommend specific technical
team members with the skili set for each task, facilitate team communication, and ensure that deliverobles
are on track for delivery on schedule. Any technical
findings or project issues raised by technical team
members will be immediately communicated to
City stoff by Debra with recommendations, and the
potential cost/time implications so the City and Project Applicant have the information necessary to make an
informed decision. Similarly, any new intormation or
project design chonges will be quickly analyzed by our
team to provide the City and Proiect Applicant with a
cost and time/benefit approach to decision making.
MNS will maintain a core team of resources for each
task order, which limits the number of staff working on the project and allows for efficient execution of project work. Our depth of resources allows MNS to mobilize
additional support staff ahead of key milestones to
CIIIOWfor rapid completion of key deliverables. This
flexibility provides the City with a focused team of staff on an ongoing basis, with the ability to expedite during key project phases.
Environmental Documentation (CEQA/NEPA)
MNS offers the preparation or environmental
documents that address the full range of
environmental and technical issues, with specialists
providing technical evaluations, surveys and mapping,
and modeling to support CEQA ffndings. Our team's
technical analyses are consistent with current
best practices and regulatory methodologies and
reports are structured to support CEQA and NEPA
through analysis of direct and indirect impacts and
recommended mitigation measures. MNS provides the
following environmental compliance services:
CEQA
- Categorical/Statutory Exemption
- Initial Study/Mitigated Negative Declaration
- Environmental Impact Report
- Notices and Outreoch
NEPA
Categorical Exclusion
Environmental Assessment
Finding of No Significant Impact
Environmental Impact Statement
Notices and Outreach
We understand the City's desire to streamline CEQA
review whenever possible to gain time and cost
efficiencies. Our team starts each CEQA analysis with
o review of the exemptions before recommending
completion of an Initial Study checklist. When the
project is found to exceed CEQA thresholds requiring
an EIR, our team will first coordinate with the City to determine what is triggering the exceedance and
make recommendations to avoid or reduce impacts
through redesign, construction scheduling, or different construction methods. Additionally, the staffing of tasks will be scaled so that technical experts are focused
on more complicated projects/issues and the simpler
project documents are streamlined through assignment
of general planners.
Third-Party Peer Review Services
Our technical team provides peer-review services for
CEQA/NEPAcompliance documents and technical
reports to confirm that the reports meet regulatory
and industry standards. Our practice involves a
formalized quality assurance peer-review process for
reviewing environmental documentation prepared by
environmental consu!tants.
When we perform peer reviews, we pay special attention
to project outcomes, the cost and necessity or mitigation measures, and the legal defensibiiity of the document.
This approach keeps our reviews thorough yet practical, ensuring documents align with current environmental
regulations.
MNS hos developed a methodical approach for
conducting third-party peer reviews, as outlined below:
Project Description Review. MNS will conduct a peer
review of the project description to ensure that it
sufficiently captures the "whole of an action" that may result either directly or indirectly in physical changes to the environment and the underlying physical activity
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being approved, in accordance with Section 15378 of
the CEQA Guidelines.
Technical Study Review. MNS will conduct o
technical peer review of all applicant-prepared
technical studies such as those relating to air quality and greenhouse gas emissions, biological and
cultural/tribal cultural resources, geology, hazardous
materials, hydrology, noise, and transportation.
The peer review will document and establish
the technical accoracy of the information and
assumptions used to prepare the technical study,
and identify any apparent deficiencies, errors,
and/or omissions affecting the completeness,
methodologies and findings of the technical studies.
In addition, the project description in each technical
study will be reviewed to ensure consistency
with the project description as described in the
environmental document.
Environmental Document Review. MNS will conduct
a technical peer review of the environmental
document to verify that the document is compliant
with the most recent, up-to-date CEQA Statutes
and Guidelines, and that potential impacts to the
environment hove been thoroughly and accurateiy
described and analyzed. In addition, a cross-check
against the information in the technical studies will
be conducted to ensure consistency between the
data provided in the environmental document and
the technical studies.
CEQA Adequacy Peer Review Memorandum.
Upon completion of the steps outlined above,
MNS will prepare a CEQA Adequacy Peer Review
Memorandum to summarize the findings, which
will include a list of comments to identify possible
omissions, inconsistencies, or issues of concern
that may affect the odequacy of the environmental
document and the agency's policies, actions, and
regulations. Once the suggested comments and/or
revisions have been incorporated into the document,
MNS will conduct another review to ensure that
Clll comments ond/or revisions were sufficiently
included.
Air Quality/Greerihouse Gas Emission/Health Risk.
MNS provides Cl full suite of air quality consulting
services, including air quality, greenhouse gas, energy, and health risk assessment technical services to meet
national, state, and various local compliance stondard
requirements, including CEQA and NEPA. In determining
potential air quality and health risk impacts, MNS utilizes industry-standard models to study the source-specific
regionol and localized criteria air pollutants and toxic air contaminants emissions. We have extensive experience
using air quality models accepted for use in California including CalEEMod, EMFAC, AERMOD, and HARP2. In
determining potential energy and greenhouse gas
emissions impacts, our team has been at the forefront
working both collaboratively and tire!essly with locol
agencies and project proponents on how best to
address energy and greenhouse gas emissions impacts
in environmental documents due to the evolving nature
and lack of technical guidance. We ore familiar with
the lotest national, state, and local policies, plans,
and regulotions adopted for the purpose of reducing
the emissions of greenhouse gases and increasing
renewable energy or energy efficiency.
Biological Resources. MNS provides a wide range of
in-house biological resources support services including biological surveys and mapping, species permitting, and mitigation and monitoring support services. MNS olso
conducts vegetation mapping, habitat assessments,
jurisdictional delineations, focused species and plant
surveys, and biological monitoring. MNS has biologists
based locally in southern California, with experience
delivering a range of projects types throughout the State.
Regulatory Permitting. At MNS, we understand the
complexity of the regulatory permitting process and
have in-house resources to assist with state and federal waters/wetlands impacts assessment, avoidance,
and mitigation planning to support CEQA analysis
and document review and preparation. We can then
provide permitting support from the initial jurisdictional delineation through permit issuance and mitigation
purchase or implementation. Our team of regulatory
specialists is based in southern California and has
excellent relationships with staff from federal and state agencies including:
US Army Corps of Engineers
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US Fish and Wildlife Service
Calitornia Department of Fish and Wildlife
State Water Resources Control Board
Regional Water Quality Control Boards
Our team has successfully navigated state and federal
regulation compliance tor a wide range of projects,
from simple flood control channel maintenance to
the construction of hundreds of miles of transmission
lines/poles. Our excellent relationships with resource
agency staff and operators of mitigation banks and
conservation programs OIIOW us to assist clients
in planning for the most cost-efficient mitigation
proposals possible.
Cultural Resources. MNS offers diverse cultural
resource support services, including archaeology
(prehistoric ond historic), historic preservation,
poleontology, and GIS. With a skilled team, MNS
collaborates with established agencies to manage
archaeological reports. Their services encompass
archaeological due diligence, surveying, analysis,
reporting, and monitoring, as well as paleontological
assessments and historical preservation evaluations,
consultations, and coordination with state historic
preservation offices and tribes.
Noise. MNS can offer comprehensive environmental
noise measurement and analysis services. We
conduct baseline noise measurements, compliance
assessments, and source-specific noise level analyses.
Our noise studies meet CEQA and NEPA requirements,
including barrier height assessments, interior noise
level analyses, ond focused analyses for operationa
and construction sources with mitigation plans. Our
team is skilled in noise prediction models including
Roadway Construction Noise Model, FHWA Traffic Noise
Prediction Model (FHWA RD-77-108), and SoundPLAN,
and provides key services such as traffic noise and
stationary source noise predictions.
Geographic Information Systems (CilS)/Mapping.
MNS offers a range of GIS services ranging from map
creation to GIS dato management. In addition to
standard exhibits and mcips included in environmental
documents, our GIS capabilities include:
Dato Collection and Mapbook Creation
Demographic and Land Use Analysis
Site-Suitability Assessment
Development of Web and Mobile Applications
Datt:i QA/QC Support
The GIS team will work hand in hand with the
Environmental Compliance Services team to collect,
organize, and graphically display criticol dato for
land use planning projects. Upon completion of key
milestones, GIS dato will be packaged and provided to
the City.
MNS will prepare environmental analyses for topics in the latest CEQA Appendix G Checklist, including the following impact areas:
Aesthetics Land Use/Planning
Agric.ulture7Forestry Mineral Resources
Resource.s
- Air Quality - Noise
'- BiologicalResources -!-aP-opulation/Housi'ng l
- Cultural Resources a Public Services
- Energy . ) a Recrpati.on - '
eeology/soils Transportation
Hazards & Hozardous
Materials
Utilities/Service Systems
Economic Development Services
MNS looks to serve the community by identifying
potential service offering gaps, as well C)Shighlighting development opportunities available in the City.
Economic development services include:
Comprehensive Economic Development Strategy
(CEDS)
CEDS is a five-year Economic Development Plan
that is a place-based, regionally driven economic
development planning process. Economic development
planning-OS implemented through the CEDS-is not
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oi"ily a cornerstone of the US Economic Development
Administration's (EDA) programs, but successfully
serves to engage community leaders, leverage the
involvement of the private sector, and establish o
strategic blueprint for collaborotion. The CEDS provides the capacity-building foundation by which the public
sector, working in conjunction with other economic
actors (individuals, firms, industries), to map out
economic prosperity for the City.
Community Outreach and SWOT Analysis. The MNS
staff have led extensive community outreach efforts
for many clients. Outreach has included:
Large-scale community outreach meetings
Community workshops
Forums for business interest groups
1:1interviews with priority stakeholders
Online surveys (tn both English and Spanish)
MNS will take data collected and community input
to put together a comprehensive SWOT analysis
report. This report will act as a tool to assist with final recommendations on which industries to target for
continued economic growth in the City.
Target Industry Analysis. We will approach this
ana!ysis by not only identifying target industries,
activities, and opportunities in the City, but also
regional development that can feed into the economic
growth of the City. The industry analysis will:
Define the opportunities
Build on existing strengths
Identify successful business clusters
Develop metrics to identify desirable industries
Identify emerging industries
Business Attraction Programs
MNS understands the impact of good, effective
advertising to attract business. We can work with the
City to establish branding and provide Cl combination
of visual, illustrative, and infographic campaigns
to attract businesses. We will also provide property
cutsheets for marketing use.
Strategic Consvlting
We are fully prepared to provide strategic marketing
consulting to the Economic Development Department
for the City. We have experience using data
(demogrophics) to support marketing campaigns. We
CIISOunderstand how to promote the City as a businessfriendly city by highlighting processes such as permitting and zoning.
We can provide the City with an outline of successful
marketing tools and training of City staff with these
platforms. The toolbox provided to the City will include program recommendations such CIS MySidewalk and
CoStar. We can train the City staff on both programs, as well os provide advisory services on the most effective use of these programs' product offerings.
Digital and Print Marketing Campaigns
Our staff will work with the City's IT department to
understand the existing platform for the City. We will
work within the parameters of that plotform and any
established layout and/or widgets to enhance the
Economic Development website. We can help the City
with dynamic visuals, interactive maps, developing new
content, print campaigns, social media strategies, email compoigns, and stakeholder engagement.
Grant Writing Services
The in-house MNS grant writing team are experts in
their field and possess an expert level ability to support clients beyond grant writing tosks by providing plonning, engineering, and economic analysis support, when
needed, to conduct special studies and develop project
concepts. MNS has successfully worked with multiple
cities across California providing grant writing services for various municipal needs.
Grant successes with cities have resulted in funding
infrastructure projects for potable water, wastewater,
groundwater, stormwater, transportation, parks,
sustainability, and public facilities.
MNS stays engaged with grant-making agencies to
maintain productive relotionships with agency staff.
Some of our closest and regular contacts include staff
at the Department of Water Resources, State Water
Resources Control Board, California Transportation
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Commission, Caltrans, State Parks, Department of
Housing and Community Development, Federal
Highway Administration (FHWA), US Department of
Transportation (USDOT), and Bureou of Reclomation.
Demonstrated Experience
On-Call Experience
The MNS team has supported a wide range of service
contracts throughout California. Key team member
proiect experience includes:
- City of Ventura - On-Call Planning Services
- City of Santa Paula - On-Call Planning Services
- City of Rancho Palos Verdes - On-Call Plonning
Services
- City of San Juan Capistrano - On-Call Planning
Services
- City of Cathedra! City - On Call Planning and
Environmental Services
- City of Redlands On-Call Planning Services
§ County On-Call Contract
@ On-Call Contract
- County of Riverside On-Call Land Use and
Environmental Services
San Bernardino County Transportation Authority OnCC)11Planning Services City of Beaumont On-Call Environmental Services
City or Rancho Cucamonga On-Call Environmental
Services
City of Calimesa On-Call Environmentol Services
County of Son Bernardino On-Call Planning and
Environmental Services
County or Riverside On-Call Technical Study Peer
Review
City of Eastvale On-Call Comprehensive Planning
Services
a City of Menifee On-Call Planning Services
- City of Colton On-Call Planning and Environmental
Services
City of Grand Terrace On-Call Ptonning and CEQA
Services
City of Yucaipa On-Call Planning Services
City of Wildomar On-Call Planning Services and Staff
Augmentation
City of Murrieta On-Call Planning and Environmental
Services
SECTION 2. WORK PLAN
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Past Project Experience within the Last
Five Years
mAsanth:erirtny,a(rS:incoTAc)ountyrransportation
. $1.5M
MNS has been selected for SBCTA's 2024-2029
Planning On-Call and the deployment of services
under REAP 2.0. Prior to this new contract, members
of the MNS team supported SBCTA with a variety of
planning activities between 2018 and 2023, including
Safe Routes to School, coordination and management
of agreements and Memorandum of Llnderstanding
(MOUS), and with the deployment of services under
REAP 1.0. MNS staff were responsible for servicing
multiple member agencies through housing element
technical assistonce, preparing a regional foir housing analysis, and on-and off-site staff augmentation for
the processing of housing development applications.
MNS stdf provided these services between 2078 and
2023, prior to joining MNS.
Members of the MNS team are responsible for overall
management of the contract supporting the Riverside
County Planning Department. Task orders range
from the preparation of CEQA documents, on-call
staffing support, peer review services, and long-range
community planning support. Currently, MNS provides
five full-time, in-person planners to the County,
covering both current and long-range planning. The
MNS team prepares a range of CEQA documents
including EIRs, ISs, and exemptions. Additionally, MNS
provided CEQA peer review services, as well as CEQA
advising services. This contract is current.
Members of the MNS team assisted with the Port's
capital improvement projects by providing land-use
consultation ond due diligence for future projects to
assist with the management of project consultants
and managing the project entitlements of capital
projects through the City of Oxnard. MNS is an integral part of their project team and is responsible for project timelines, project team management, stokeholder
outreach, C)11entitlements through the City of Oxnard,
CEQA consultant management and EIR peer review, and
presentations to stakeholders, Planning Commission,
and City Council. MNS also assisted with post entitlement condition compliance and construction monitoring. This
contract is current.
mCityofRedlands
. $650K
Members of the MNS team provided contract planning
and Project Management Services for the City of
Redlands between 2m8 and 2023. Emily Elliott, AICP,
WOS the primary project manager/planner for the City
and processed entitlements for 10 major downtown
development and redevelopment projects aimed at
reinvigorating the downtown around its new light rail
and Metrolink stations. Projects included a "destination shopping center", the adaptive reuse and preservation
of the federally designated Santa Fe Depot and original SECTION 2. WORK PLAN
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Chamber of Commerce Building, and the adaptive
reuse, federal designation of a 140-year-old brick
trolley barn turned microbrewery, a public-private
partnership parking garage, multi-story mixed use
office building, and multiple individual buildings
intended for retail and dining. Project entitlements
included Conditional Use Permits, Design Reviews,
Variances, Parcel Maps, Specific Plan Amendments,
and Zoning Code Amendments. This work was
completed prior to joining MNS.
§ciiptcathejroicity
[s'ibox
MNS is providing support to the City of Cathedral
City for current planning and environmental peer
review. MNS has processed/is processing applications
for a variety of land uses, including drive-through
fast food, freeway-adjacent travel center, multifamily residential, and o self-storage and retail project involving a Specific Plan Amendment. MNS
staff seamlessly work CIS an extension of City staff,
conducting development reviews, preparing staff
reports, and presenting to the Architectural Review
Committee ond Planning Commission. This contract is
current.
CITY OF
VENTURA
mCity ofVentum
§szoox
MNS is providing land use entitlement support to
the City of Ventura. MNS supports the City with
development reviews, interdepartmental coordination,
preparing staff reports and conditions of approval,
managing environmental review, and presenting to the
Planning Commission and Council. MNS provides these
services in a hybrid Format and on an as-needed basis.
Members of the MNS team are currently providing
counter management service, managing ordinance
and code updates, writing staff reports for discretionary applications, and performing plan checks. Specific tosks hove included:
Reviewing proposed deve!opment plans for
compliance with the city's General Plan, Zoning
Ordinance, and local Coostal Program
Reviewing and processing minor development
applications including Accessory Dwelling Units (ADus)
permits, fence and wall permits, and Temporary Use
Permits
Coordinating interdepartmental reviews of
proposed projects including interaction with various
Homeowners Associations (HOAs), business interest
groups, and the Art Jury
Processing and reviewing EIRs, Subsequent EIRs,
Supplemental EIRs and EIR Addendum
Preparing staff reports and presenting them for
consideration and action by the Planning Commission
and City Council
Preparing Plonning Commission and City Council
resolutions and/or ordinances related to proposed
development projects
CEQA document certification
Scheduling and conducting public workshops ond
meetings, OS needed
Coordinating the preparation and filing of all required notices with the State Clearinghouse and/or LOS
Angeies County Clerk
Providing public counter coverage
SECTION 2. WORK PLAN
342
DMNS
Preparing and coordinating the posting, publication,
and mailing of all required public notices
Coordinating the distribution of project-related
documents to outside agencies such as the
California Coastal Commission
mCity ofSantaPaulo
. '$500K
Under an On-Call Planning contract, MNS staff manage
entitlement services for major development projects
in the City of Santa Paula. This includes development
review, coordination of interdepartmental review,
CEQA peer review, staff report preparation and
presentation to City Planning Commission and City
Council. Trayci Nelson is currently the project manager for the East Area One Specific Plan Project, which is a 500-acre multi-use project that is now in the design
development and construction management phase of
development and will take seveml years to complete.
§,cityot-s;i'iearoeris-'
§$65K
For the City of Bell Gardens, the MNS team created
a streomlined approach to promote economic
development that entoiled attracting new businesses,
sustaining existing business, and expanding the variety of businesses within the city. Through data analysis,
we identified potential service offering gaps, CIS well as highlighted development opportunities available in
the city. We have acted CIS an advisor to the Economic
Development Department to ensure the city's goals
and objectives are met. The projects that we have
completed (or the City of Bell Gardens are:
Website Llpdate. Working with the city's IT department, we created a new layout for the Economic Development
web page, including relevant content which includes
highlighting economic development programs,
including all marketing materials for those programs. We also included relevant support sites which may include
links to business loans, grants, and advising business
owners.
Print Materials. Our staff put together a comprehensive properties booklet of all available properties in the
City of Bell Gardens to advertise during conferences
(such as the International Council of Shopping Centers
[ICSC] Western Conference we attended with the city
from September 28-30) and to distribute to interested
investors. The booklet included information about each
property and was designed in-house at MNS.
Strategic Consulting. We also provide strategic
rnorketing consulting to the Economic Development
Department for the City of Bell Gardens. Using u.s.
Census data (demographics) to support marketing
campaigns and retail analysis data (CoStar). We
understand how to promote the city as Cl businessfriendly city by highlighting processes such as permitting and zoning. Our staff have CIISOaccompanied the City
of Bell Gardens to ICSC's 2025 Western Conference to
promote economic development as Cl representative
of the city. We created Clll the marketing materials
that were passed out, including a custom drone video
introducing the city which was distributed on a USB
wafer.
MNS staff have worked on as-needed Economic
Development Projects, including city-wide analysis
of vacant storefronts, disposition of city-owned rea
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estate, and land lease management. They determine
the highest and best uses for target properties ond
conduct feasibility studies for creating Enhanced
Infrastructure Financing Districts, Community
Revitalizotion and Investment Authorities, Economic
Empowerment Zones, and Economic Innovation
Districts, incorporating other funding overlays such
CIS Community Development Block Grant (CDBG)
designated areas and former Redevelopment Agency
(RDA) zones. Work also includes property and market
analysis for community infrastructure improvements,
such as location and marketing analysis for a yearround homeless shelter for the City. Additionally, MNS has managed economic development advertisement
campaigns like the LIMITLESS Long Beach Campaign
(2017-2m8) and special projects including the Amazon
HQ2 proposal write-up, as well as the creation and
maintenance or the lease portal (Agiloft). We have
presented it to City Council and worked on staff
reports, council letters and City Manager memos.
Currently, our team assists the City of Long Beach with real estate property management. We also maintain
city-owned leases and ensure the timely update,
renewal, and monthly poyments owed on these leases
to the city.
s<box
MNS staff has provided consultation and technical
assistance with the administration of the city's CDBe
process for economic development and housing.
Prior to joining MNS, team members prepared o 2020-
2025 Consolidated Plan ond Analysis of Impediments
to Fair Housing Choice and conducted a robust
community engagement program. The program
included a Housing Summit involving local and
regional affordable housing entities. Other tasks have
included:
HOME and CDBG grant administration
Providing presentation material, public notices, and
staff reports for City Councii meetings
Creating and distributing comprehensive online and
paper housing surveys
Assisting with Economic Recovery Stimulus Program
that provided provides zero-interest loans and grants
to small businesses affected by COVID-19
Preparing the city's CAPER and Annual Action Plon for
CDBG and HOME funds
Developing a Five-Year Consolidated Plan and At to
Fair Housing Choice.
§city-otsan.iuanqqpistrono
§,ox
MNS has provided planning department support
including:
Reviewing proposed development plans for
compliance with all local plans and ordinances,
including the City's General Plan, Zoning Ordinance,
and any applicable design guidelines
Coordinating the city's interdepartmental review
of proposed projects, including presentation of
recommendations and revisions to applicants
Communication with applicants, interested parties,
property owners, HOAs, various governmental
agencies, and other city departments
Preparation of notices for public meetings and
hearings
Schedule management of projects in accordance with
adopted time frames
Preporing staff reports and present them for
consideration and action by the Planning Commission
and City Council
Preparing Planning Commission and City Council
resolutions and/or ordinances related to proposed
SECTION 2. WORK PLAN
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development projects and CEQA document
certification
Scheduling and conducting public workshops/
meetings
Coordinating the preparation and fiting of all
required notices with the state Clearinghouse and/
County Clerk's office
Assisting Community Development Director with
other assignments, as needed
Jeffrey Graham, LEED Green Associate, has provided
as-needed staffing services for the City since 2020
and continued to do so after joining MNS in 2024.
DiPer-aennel
The key to a successful contract is a highly qualified
and well-managed team. MNS offers a cohesive,
talented team of experienced and certified
professionals. Our team was assembled to meet
the specific elements and needs for South Gate's
environmental planning needs.
mProject Manager
[email protected]
951.344.5264
The MNS team proposes a
centralized point of contact;
Project Manager Debra Leight will
be the City's day-to-day contact
for services under this on-ca
Debra has successfully managed several local oncall contracts responding quickly to any as-needed request with environmental strategic support and
resources to successfully implement your task orders.
She also understands the City's environmenta
constroints through her experience on the Firestone
Bridge Pipeline Replacement Project. Debra managed
and worked on several projects for Los Angeles
County, including the Los Angeles River Master Plan
Program EIR and Los Angeles Bikeways Master Plan
EIR. As a Former planner For the City of Riverside, Debra also understands the busyness of planner life and
the speed of requests that come in ond will mobilize
quickly and responsively to your needs. Debra may
directly manage projects, provide consultation regarding environmental and planning matters, and will ensure Clll environmental review is completed in accordance with
CEQA, NEPA and other regulatory requirements.
Principal-in-Charge
[email protected]
95'l.541.301i
Key personnel C)ISOincludes Principalin-Charge, Peter Minegar, AICP.
Peter has successfully lead multiple
southern California contracts,
providing oversight, strategic support,
and resources to assist Debra. Peter has an extensive
track record managing CEQA documents for a wide
range of projects, including projects in Los Angeles
County and throughout Califotnio, and he prioritizes
accessibility, responsiveness, and quality service.
We have also selected supporting Technical Staff to
provide the City with additional resources to support
multiple task orders simultaneously. This structure will provide the City with responsive resources and the
ability to address multiple projects quickly when needed.
Our bench of technical staff allows us to address o wide range of projects depending on the City's needs.
When ossembling our team for the City of
South Gate, we kept these key objectives
in mind:
J Qualityserviceandexperience
J Time and budget efficiency
s/ Adherencetoqualityassurancestandards
-*/ Effective communication
!- Application of local knowledge and technical
and practical expertise
SECTION 2. WORK PLAN
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Organizational Chart
Thekeyto 0 successfulprojectiso highlyqualifiedand well-managed team. MNS has assembled o cohesive, experiencedteam with 0 track recordor successfully executing projects locally in Southern California.
Principal-in-Charge
Peter Minegor, AICP
Environmental
Documentation
Renee Gleason, CEP-IT
Trevor Withrow
Planning, Zoning, Land Use
Tmyci Nelson
Emily Elliott, AICP
Jeffrey Graham, LEED
Project Manager/Primary Contact
Debra Leight
B!OIOgtCal Resourcesj
Regulatory Permitting
Joshua Reece, PhD
Ally Jackson
Mello Dee Hrdlicka
Archeology/Paleontology
Reilly Murphy, RPA
Air Quality/Greenhouse
Gas/Energy/Noise
Zhe Chen, LEED
Roma Stromberg
Economic Development
Damien Delany
Kristine Gaa
Ramona Castaneda
Joyce Lee
SECTION 2. WORK PLAN
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Team Qualifications Summary
A summary of team qualifications is included below. Resumes for team members are included as Appendix A - Resumes.
Peter Minegar, AICP
Principal-in-Charge
MS, Environmenta! Management and Policy, University of Denver, CO BS, City and Regional Planning, California State Polytechnic University, San Luis Obispo, CA
American Institute of Certified Planners
Debra Leight
Project Manager
Renee Gleason, CEP-IT
Environmentai
Documentation
Trevor Withrow
Environmental
Documentation
Trayci Nelson
Planning, Zoning, Land
Use
Emily Elliott, AICP
Planning, Zoning, Land
Use
Jeffrey Graham, LEED
Planning, Zoning, Land
Use
Joshua Reece, PhD
Biological Resources
BA, Environmentol Analysis and Design, Global Sustainability Minor, University of California, Irvine, CA
BA, English, California State University, San Bernardino, CA Cert'ifiedErivironmentalProfessionCll-InTrClfn!ng(CEP-IT),TheAcadem\ Of Board-Certified Environmental Professionals
BA, Environmental Studies, University of California, Santa Barbara, CA MURP, Certificate in GIS, University or F!orida, Gainesville, FL BS, Urban and Regionol Planning, California State Polytechnic University, Pomona
HUD Certified Housing Quality Standards Inspector (HQS) MURP, Master of Urban and Regionol Planning, California Polytechnic University, Pomona, CA
BA, Geography and Natural Resources Management, San Diego State University, CA
American Institute of Certified Planners
BS, Community and Regional Development, University of California, Davis, CA
LEED Green Associate, No. 0010925784
PhD, Washington University in Saint Louis, MO
MS, University of Central Florida, University, FL
BS, University of Central Florida, University, FL
Ally Jackson
Regulatory Permitting
BS, Environmental Management and Protection, Sustainable Environments Minor, California Polytechnic State University, Son Luis Obispo, CA Mello Dee Hrdlicka
Biological Resources
BS, Biology, California Polytechnic University, Pomona, CA Wetland Delineator Certification
CDFW Scientific Collecting Permit, SC-7043
Reilly Murphy, RPA
:=.:,ot:gyg/y
Registered Professional Archaeologist (RPA), No. 36341384 MA, California State University, Los Angeles, CA
BA, University of California, Los Angeles, CA
SECTION 2. WORK PLAN
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Senior Air Quality/
Noise Analyst
MBA, Paul Merage School of Business, University of Californio, Irvine, CA MS, Environmental Engineering and Science, Stanford University, CA BS, Chemistry, Peking University, Beijing, China
Roma Stromberg
Senior Noise Analyst
MS, Environmental Management, West Coast University, Anoheim, CA BA, Geogrophy - Urban Planning and Transportation, San Diego State University, CA
Damien Delany
Economic
Development Lead
BS, Regionol Development and Urban Planning, University of Arizona, Tucson, 42
Masters Certificate, Applied Program Management, Villanova University, Villanova, PA
Kristine Gaa
Economic
Development
BS, Urban and Regional Plonning, California Polytechnic University, Pomona, Ramona Castaneda
Economtc
Development
MA, Urban Planning, University of Calijornia, Los Angeles, CA BA, Social Welfare, University or California, Berkeley, CA Joyce Lee
Economic
Development
BA, Urban Studies and Planning, University of California, San Diego, CA E. Conflict of Interest
In general, the vast majority of work performed by the MNS planning team, and MNS Engineers, Inc. is for public agencies. There are no potential conflicts of interest anticipated with this contract.
SECTION 2. WORK PLAN
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F. References
; County of Riverside
: Services: On-Call Planning and Environmental
. Darren Edgington, Environmental Project Manager
4080 Lemon Street
Riverside, CA 92501
951.955.1000
: [email protected]
: City of Cathedral City
, Services: On-Call Planning and Environmental Peer
Review
: Sandra Molina, Deputy Director of Development
Services
68700 Avenida Lalo Guerrero
: Cathedral City, CA 92234
760.202.2433
- [email protected]
; City of Palos Verdes Estates
, Services: On-Call Planning and Environmental Peer
Review
: Sheryl Brady, Community Development Director
340 Palos Verdes Drive
POIOS Verdes Estates, CA 90274
310.378.0383
[email protected]
. City of Fontana
Services: On-Call Environmental Services, West
Volley Logistics Center Specific Plan EIR
- Rina Leung, Senior Plonner
8353 Sierra Ave
Fontana, CA 92335
909.350.7600
[email protected]
WHATOURCLIENTSSAY
"As a public agency, we have had the privilege of
collaborating with MNS on severd projects. Their
professionalism, attention to detail, and dedication to achieving positive outcomes for our community have
been commendable. Their ability to bo/once technical
expertise with o deep understanding of community
needs is appreciated."
John Hildebrand, Planning Director, County of Riverside "MNS has consistently demonstrated a high degree of
professionalism /n the performance of their work.'
Sandra Molina, Deputy Director of Development Services, City of Cathedral City
SECTION 2. WORK PLAN
349
3. Fees
350
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mlsections.rees
Due to the unknown nature of the work that will be performed under this on-call contract, MNS is unable to provide o breakdown of the percentoge of fee that will be allocated for each planner assigned or any subconsultant that may be needed during the term of the agreement. MNS will provide Cl detailed fee proposal for each task order supporting the City that would include a breakdown of MNS staff hours and billing rates, as well as a breakdown of subconsultant costs. Our standard rates for any proposed project through this on-call contract are provided below:
2025 ST AN D A RD SC H E D U LE O F FEES
PROJECT/PROGRAMMANAGEMENT
ENGINEERING
Principal Engineer..............................$325
Lead Engineer 285
Supetvising Engineer 270
Senior Project Engineer........................ 245
Project Engineer 220
Associate Engineer................................. 200 Assistant Engineer 185
SURVEYING
Pnncipal Surveyor................................$295
Lead Surveyor........................................... 285 Supervising Surveyor............................245
Senior Project Surveyor........................ 220
F'rojed Surveyor 195
Associate Pyojed Surveyor.................. 185
AssistantPro3ed Surveyor..................l70
Parl Chief(PW)....................................... 200 Chainperson (PW) 170
One-Person Survey Crew (PW).......... 240
TECHNICAL SUPPORT
CADD Manager......................................$210
Supervising Technician........................185
Senior Technician.................................... 175 Engineering Technician.........................140
Principal-In-Charge............................. $375
Senior Project/Program Managet.....340
Project/Program Manager...................290
Assistant Project/Program Manager 265
Senior Ptojed Coordinator.................210
Pmject Coordinator................................175
CONSTRtlCTION MANAGEMENT
Principal Construction Manager......$360
Senior Construction Manager............ 31 0
Senior Resident Engineer..................... 285
Resident Engineer 275
Structure Representative...................... 270
Construction Manager 250
Assistant Resident Engineer................ 220
Sr. Construction Inspector (PW) ....... 200
Construction Inspector (PW) .............188
Office Administrator..............................140
PLANNING
Practice Lead........................................... $300 Senior Technical Specialist...................26S
Technical Specialist.................................240 F'rincipal Planner/Scientist....................200
Senior Planner/Scientist.........................185
Associate Planner/Scientist..................'l55
Assistant Planner/Scientist/Monitor.85
Planning Technician/Field Monitor...110
Senior GIS Technician.............................175
GIS Technician...........................................135 Labor Compliance Officer.....................'l60
Labor Compliance Analyst....................120
Senior Housing Manager......................225
Housing Manager 185
Principal Housing Analyst.....................165
Senior Housing Analyst.........................MO
Housing Analyst 11 0
GOVERNMENT SERVICES
CityEngineer $280
Deputy City Engineer............................. 250
ASsistant City Engineer......................... 23 5
Plan Check Engineer.............................195
PermitEngineer 185
Citylnspector '175
Senior City Inspector (PW) ................. 200
Citylnspec(or [PW).................................188
Principal Stormwater Specialist......... 240
Senior Stormwater Specialist.............. 2'l 0
Stormwater speCialiSt............................tao
Stormwater Technician.........................'l60
Building Official 275
Senior Building Inspector..................... 2'l 0
Building Inspector 185
Senior Grant Writer................................ 200 GrantWriter i'lO
Associate Grant Writer.........................170
Assistant Grant Writer..........................155
ADMINISTRATIVE SUPPORT
Senior Management Analyst............$210
Management Analyst............................ 180
IT Technician............................................. 150 Graphics/Visualization Specialist.......'l60
Administrative ASSi5iant.......................110
DIRECTEXPENSES
Llseofoutsideconsultantsaswellascopies,bluepnnls,surveystakes,monuments, computerplots,telephone,travel(outoTatea) andallsimilar chetges directlyconnected:lh lhewo*mll bechayedatcostpluiIfteenpetent(15%).Mileagemllbechayeda)thecunentfederal mileageieimbursement raie.
PREVAILINGWAGERATES
Ratesshownwilh%vailingWage'(PW)'annolalionateused{orlieldworkonpioieclssiiblecltofederalOTslaleprevailingwagelawandaresubjectto intteases per DIR.
ANNUAL ESCALATION
Standa(dTeel'!II(!Spll)Valdt-TOreaChCIaSSfflC'tll'l0naLeSubl'%fl05%annllaleSCalalal0nOLThemOSlLe(Ill1tlJSBllLeallt)tLabLSIab'SU'CSbnSlImerPnaCOIndeXi whlcheveris higher.
OVERTIME
OverffmeTornon-exempt employeeswill be chargedat15 x hosly rate:overtimefor exemptemployeesandotherclasslficaUons will be chayed al1Xhourlyrate. Rev.6/3{2025
SECTION 3. FEES
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Resources to be
Provided by the City
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a'lsection=q.pesourcestobeprovisesbyt
Every project is anticipated to include a set of project details, including but not limited to, project applications, site plans, technical reports, and other project-related details. MNS assumes that this detail will be provided at project initiation once the City provides an executed contract and notice-to-proceed to begin project work. MNS will request that the City completes reviews of deliverables provided. Our team may schedule coordination COIIS with the City or send emails when any direction on project work is being requested.
SECTION 4. RESOURCES TO BE PROVIDED BY THE CITY
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h Q<Z
a";gil
I . I 4 r i
11(, l v. "
ii
satunsaH
354
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mlqppensixq.pesumes
Peter Minegar, AICP Principal-in-Chorge A-2
Debra Leight project Manager/Primary Contact A-4
Renee Gleason, CEP-IT Environmental Documentation A-6
Trevor Withrow Environmental Documentation A-8
Trayci Nelson Planning, Zoning, Land Use A-10
Emily Elliott, AICP Planning, Zoning, Land Use A-12
Jetfrey Graham, LEED Planning, Zoning, Land Use A-14
Joshua Reece, PhD Biological Resources A-16
Ally Jackson Regulatory Permitting A-18
Mello Dee Hrdlicka Biological Resources A-20
Reilly Murphy, RPA hrcheology/paleontology A-22
Zhe Chen, LEED Senior Air Quality/ Noise Analyst A-24
Roma Stromberg Senior Noise Analyst A-26
Damien Delany Economic Development Lead A-28
Kristine Gaa Economic Development A-30
Ramona Castaneda Economic Development A-32
Joyce Lee Economic Development A-34
APPENDIX A. RESUMES
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Peter Minegar, AICP
Principal-in-Charge
Firm
ii MNS Engineers, Inc.
Areas of Expertise
a Planning
ii Environmental compliance
@ Land use consulting
* Public engagement
ii Project/ptogram management
Years of Experience
- 12
Certification
a American Institute of Certified Planners, No. 32685
Education
* MS, Environmental Management and Policy,
University of Denver, CO
* BS, City and Regional Planning, California State
Polytechnic University, San Luis Obispo, CA
Affiliations
* American Planning Association (APA)
* Association of Environmental Professionals (AEP)
Speaking Engagements
* Opening the Golden Door: A Guide for Defensible
Mitigation, California Association of Environmental
Professionals Annual Conference, Yosemite, California,
April 2022
* A Deep Dive into Defensible Mitigation, American Planning Association California State Conference, Anaheim,
California, October 2022
* Power to the Program EIR, California Association of
Environmental Professionals Annual Conference, Long
Beach, California, August 2021
Mr. Minegar oversees and prepares environmental
compliance and planning documents for a range of public and private sector clients. He specializes in developing documents in compliance with CEQA and National
NEPA. Peter has a broad range of environmental
planning experience ranging from project-level analysis of infrastructure improvements to program-level analysis to support large policy projects. He has represented
agency staff for a range of highly controversial projects subject to scrutiny by the public, environmental
organizations, and public agencies. Peter also serves as an in-house CEQA manager and Principal Planner for
several local government agencies throughout California.
His experience includes:
On-Call Planning and Environmental Services,
County of Riverside, CA. Contract Manager. MNS staff
is currently providing on-ca!l planning and environmental services to the County of Riverside. Task orders range
from preparation of CEQA documents, on-call staffing
support, peer review services, and long-range community planning support. The MNS team has prepared a range
of CEQA documents including Environmental Impact
Reports, Initial Studies, and exemptions. Additionally, MNS has provided CEQA peer review services, as well
as CEQA advising services.
Comprehensive Planning Services, City of Eastvale,
Eastvale, CA. Environmental Manager. This project
implemented CEQA Compliance processes for all
incoming development projects, as well as citysponsored projects. Responsible for the development of CEQA documents, peer review of the applicants provided
CEQA documents, preparation of staff reports, and public hearing support. Comprehensive planning services were
provided For this recently incorporated City in Western Riverside County, including current and advance
planning processing, counter staffing, Planning
Commission meeting facilitation; plan review; staff report preparation; CEQA compliance and review; SB18 and
AB52 coordination; Western Riverside County Regional
Conservation Authority (RCA) coordination for their
Multiple Species Habitat Conservation Plan (MSHCP);
and special project work.
On-Call Adjunct Staffing Services, City of Murrieta,
CA. Project Manager. Under this contract, a range of
services were provided including plan check, project
management support, environmental documentation and
environmental document peer review. Responsible for
APPENDIX A. RESUMES
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QA/QC review of major project deliverables, project team oversight, and technical support.
CEQA Services for the Iron Horse Hills Project, City
of Colton, CA. Project Director. This project developed over 180 homes on a I 20-acre site in high fire risk areas.
Project elements included preparing an Addendum to a
Certified EIR for the Iron Horse Hills Residential
Development; extensive analysis and coordination onsite access; and off-site improvements. Responsible for project QA/QC of major project deliverables, project team oversight, and technical support.
Potable Water Master Plan Update and Program EIR,
City of Corona, CA. Environmental Project Manager.
The project involved preparing City's Potable Water
Master Plan Update Program EIR, oversight of the
technical team, oversight of document preparation, and
quality control review of project documents. The scope of the Potable Water M-aster Plan included reviewing and
updating the city's 2005 Master Plan to address changes in water infrastructure, increased development in the city, and implementation of Capitai Improvement Program
projects. This project required the Program EIR to
evaluate overall infrastructure improvements throughout the city as well as site-specific environmental clearance of key improvements to streamline future CEQA
c!earance.
Housing Element Update Technical Assistance
Program, San Bernardino Associated Governments,
San Bernadino, CA. Project Director. Responsible for
project QA/QC review of major project deliverables. With a previous firm, Peter provided On-Call Housing Element Technical Assistance to a number of agencies
throughout San Bernardino, including the cities of Colton, Grand Terrace, Upland, Redlands, Hesperia, Chino Hills, and Needles. Technical support ranged from preparation
assisting with responses to the California Department of Housing and Community Development (HDC) to prepare
the General Plan Housing Element.
Pinole General Housing Element and Safety Element
updates, City of Pinole, CA. Environmental Manager.
The project proposed a comprehensive set of revisions
for the city's 6th Cycle General Plan Housing Element
and Safety Element, as well as a new Environmental
Justice Element. The project involved a comprehensive
public engagement plan in four languages and multiple
city council and planning commission workshops.
Responsible for the preparation of the CEQA compliance
document.
Rancho Del Prado Specific Plan Environmental
Impact Report, City of Cotton, CA. Project Manager
The project proposed the development of 350 singlefamily residences on approximately 2alO acres, as well as a large open space area and extensive public facilities.
The project site spanned multiple jurisdictions and
required processing of the development through the San
Bernardino County Local Agency Formation Commission
(LAFCO). This project was challenged by physical
constraints to the project site including hillside
development requirements, fire risk, site access, and
circulation constraints. Responsible for serving as the primary point or contact for the city and managing the
preparation of a Specific Plan EIR, including the
preparation and peer review of technical studies to
support the environmental analysis.
Riverside County Sixth Cycle Housing Element,
Riverside County, CA. Project Manager. This project
required extensive public engagement and stakeholder
outreach, as well as consistent coordination with the
California Department of Housing and Community
Development. Responsible for the management of a
comprehensive update to the County's General Plan
Housing Element, Safety Element, Environmental Justice
Policies and preparation of the associated Addendum to
the General Plan EIR.
Tentative Tract Map 15297 Initial Study/Mitigated
Negative Declaration. Roya/ Investors Group, LLC,
Victorville, CA. Project Director. The project consisted of the preparation of an IS/MND for a single-family
residential development. The project required an analysis of impacts to Western Joshua Tree. Responsible for
project QA/QC Review of major project deliverables,
project team oversight, and technical support.
EI Camino Real Corridor Specific Plan EIR,
Sunnyvale, CA. Project Manager. Peter served as the
primary point of contact lead for the preparation of the Specific Plan EIR. He managed the preparation of the
Specific Plan EIR, including technical studies to support the environmental analysis. This project was challenged by changing regulations that resulted in impacts to the Specific Plan late into the EIR preparation process. The Specific Plan spans 350 acres and would allow for the
development of up to 8,500 residential units and 3.9
million square feet of commercial uses. The Specific Plan was developed to increase the economic vitality of the
area while refocusing land use and circulation patterns along the corridor to support mixed-use development and enhance pedestrian, bicycle, and transit mobility. Key
issues included transportation/traffic, aesthetics,
population, and housing.
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Debra Leight
Project Manager/Primary Contact
Firm
ii MNS Engineers, Inc.
Areas of Expertise
* Environmental project management
ii Mitigating environmental impacts
* Environmental and planning consulting
ii Planning representation
Years of Experience
- 24
Education
* BA, Environmental Analysis and Design, Global
Sustainability Minor, University of California, Irvine, CA Publications
ii Legg, Goldfinger, Kamerling, Chaytor, and Debra Einstein (Leight). Morphology, Structure and Evolution of California Continental Borderland Restraining Bends. Geological
Society, London, Special Publications, 290: 143-168,
December 2007.
Affiliations
* American Planning Association
* Association of Environmental Professiorials
Award
* ACEC Commendation Award. Metro Lone Hill to White
Double Track Project-Environmental and Preliminary
Engineering.
Speaking Engagements
* APA Conference, Rock and Roll Ain't Noise Pollution:
Music in Activism, Policy Change and Creating a Music
Scene, Riverside, CA. (2024)
ii IRWA International Education Conference, Big Projects, Big Data. Geographic Information Systems as a critical
collaboration tool for design, planning, and right-of-way analysis of major infrastructure projects, Long Beach, CA (2024)
* CEQA Basics Workshop, Inland Empire, CA. (2008)
Ms. Leight has 24 years of experience in public sector
planning and private sector environmental project
management. Debra is skilled in all stages of
environmental compliance, bringing valuable insights to MNS' Planning Team as an Environmental Practice
Lead. She has extensive experience managing and
preparing Environmental Impact Reports (EIRs), Initial
Studies/Negative Declarations (ISs/NDs), and projects
that require California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA)
documentation and/or compliance. With experience on
various projects throughout California, including
transportation, water infrastructure, and residential, she has a well-rounded approach to identifying and mitigating environmental impacts with sustainability in mind. Debra has experience providing environmental and zoning
consulting, performing CEQA-compliant environmental
reviews, and acting as a planning representative in
meetings with the public. Her experience includes:
California High-Speed Train, Los Angeles to Anaheim
Section ELS/EIR, California High-Speed Rail
Authority, CA. Environmental Manager. This project
involved the development of a high-speed rail line
connecting Los Angeles to Anaheim, covering
approximately 30 miles. The rail line will start at Los Angeles Union Station and end at Anaheim Regional
Transportation Intermodal Center, with additional stations established enroute. Debra's responsibilities involved
preparing the ELS/EIR and conducting technical studies
for assessing environmental impacts related to the
introduction of the rail line in the urban area.
Lone Hill to White Double Tracking Project, Los
Angeles County Metropolitan Transportation
Authority (LA Nletro), CA. Project Manager. This project involved the construction of an additional track on the rail line extending from Lone Hill to White Avenue, at-grade crossings, and other infrastructure. Improvements were
also made to a station in Pomona. Debra prepared a
Categorical Exclusion (CE) and a Statutory Exemption
(SE) for CEQA and NEPA compliance and technical
studies.
CEQA/NEPA and Environmental Compliance
Services (PS77530), Los Angeles County
Metropolitan Transportation Authority (LACMTA),
CA. Document Reviewer. In anticipation of the 2028
Olympics, LACMTA plans to build more transit with
improved quality and service such as bus priority and last mile projects. Debra prepared CEQA/NEPA documents
APPENDIX A. RESUMES
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and provided quality reviews far technical dccuments for various transportation projects.
Bikeways Master Plan EIR, Los Angeles Department
of Public Works (LACDPW), CA. Environmental Deputy
Project Manager. This project involved the EIR of the
County of Los Angeles' bicycle master plan. Debra's
responsibilities involved writing and preparing sections of the EIR.
CEQA Update Procedures Project, Riverside County
Flood Control and Water Conservation District, CA.
Technical Lead. Debra is responsible for providing
guidance to the district's implementation of the CEQA
process and providing Initial Study (IS) form updates.
She has been strategizing methods to streamline and
make the district's implementation of CEQA projects like flood control, basin, and channel projects more
consistent.
2020 Los Angeles River Master Plan Program
Environmental Impact Report (PEIR), Los Angeles
County Public Works, CA. Environmental Analyst. This
project involved the creation of a plan to reduce flood risk and enhance area resilience over a span of 51 miles of
public space alongside the Los Angeles River. The
project also focused on supporting healthy ecosystems
addressing impacts on housing affordability and people
experiencing homelessness, and creating job
opportunities. Additionally, the project supports access to clean and safe water and engaging the community.
Debra's responsibilities included drafting responses for comments from the public and other agencies.
Lopez Spreading Grounds Improvement Project
Initial Study, Los Angeles County Public Works, CA.
Project Manager. This project involved the improvement
of a water conservation facility in the San Fernando
Valley. This facility replenishes groundwater and
manages floodwaters in the San Fernando Basin. Debra
was responsible for preparing the initial study. She was also tasked with creating an environmental compliance
strategy which included reconfigurations and
improvements to increase capacity of the grounds.
Carbon Canyon Road Waterline Improvements
Project Addendum, Los Angeles County Public
Works, CA. Project Manager. This project involved the
replacement of a worn-down and ill-fit galvanized steel waterline, updating a pump station, and constructing a
new water main. Debra's responsibilities included
creating an environmental compliance strategy and an
addendum for the Los Angeles County Waterworks
District No. 29 Priority Capital Deficiencies Improvements Project EIR for the project.
City of Riverside Housing Element, Public Safety
Element and Environmental Justice Policies, City of
Riverside, CA. Project Manager. This project involved
updating the Riverside General Plan to include a Public Safety Element, City Environmental Justice Policies, and a program EIR, including a Housing Element for the
residents oT Riverside. This plan helped to address
affordable housing, homelessness, environmental justice, and community safety. Debra led preparation of the
public safety element and the city's first environmental justice policies.
On-Call Planning and Environmental Services,
County of Riverside, CA. Technical Specialist. MNS
staff currently provides on-call planning and
environmental services to the County of Riverside.
Environmental task orders include preparing a range of
CEQA documents, such as Environmental Impact
Reports (EIRs), Initial Studies (ISs), and exemptions.
Additionaliy, MNS provides CEQA peer review arJ
advising services.
1420 Valley View Drive EIR, City of Glendale, CA.
Project Manager. This project involved splitting a singlefamily vacant lot to develop two one-story, single-family residences on the lot. Debra was responsible For
preparing the EIR and analysis For the project.
West Valley Logistics Center Specific Plan EIR, City
of Fontana, CA. Environmental Project Manager. This
project involved 3.6M square feet of industrial
development on a mostly undeveloped site. This initiative replaced the current Valley Trails Specific Plan and its residential land us designation with a new specific plan.
As part of this replacement, all residential units,
recreational facilities, and an elementary school were
removed from the site. Debra was responsible for
preparing the environmental evaluation to be reviewed by the City of Fontana.
Port Procedures for Implementation of CEQA, Port of
Long Beach, CA. Project Manager. Debra was
responsible for the preparation of draft CEQA procedures for the Port. This document incorporated the latest
updates to the CEQA Guidelines and Statutes, recent
case law, and Port-specific issues. It also included
decision-making tools and resources for Port staff to use in their daily decisions related to CEQA compliance and procedures.
APPENDIX A. RESUMES
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Renee Gleason, CEP-IT
Environmental Documentation
Firm
a MNS Engineers, Inc.
Areas of Expertise
h Environmental
ii Planning
* Emergency services
Years of Experience
- 19
Certification
* Certified Environmental Professional-In Training (CEP-IT), The Academy of Board-Certified Environmental
Professionals
Education
ii BA, English, California State University, San Bernardino, CA
Affiliation
h Association of Environmental Professionals (AEP)
Ms. Gleason has an extensive background in the
preparation of environmental and planning documents for public and private sector clients, under the California Environmental Quality Act (CEQA) and National
Environmental Policy Act (NEPA). Renee's
responsibilities include working in a generalist capacity in the preparation and review of CEQA documents
including Environmental Impact Reports (EIR), Mitigated Negative Declarations (MND), Negative Declarations
(ND), Categorical Exemptions (CE) and Initial Studies,
and NEPA documents including preparation, review and
coordination of Environmental Assessments (EA) and
Categorical Exclusions, as well as coordinating reviews or technical studies for state and federal compliance. Her experience also includes serving as the Environmental
Justice (EJ) specialist in compliance with NEPA and
Executive Order 12898 with preparation of EJ and
community impact assessment documents for a variety
of project types; proposal work; task management; and
assisting with project management. Additionally, in her role with the Western Riverside Council of Governments
Renee assisted in the administration of the
Transportation Uniform Mitigation Fee (TUMF) where she
revised and tracked legal and program documents to
ensure completion. She also analyzed proposed
transportation infrastructure projects to determine
eligibility and available revenue for inclusion in
transportation improvement plans. Her experience
includes:
On-Call Planning Services, City of Moreno Valley,
CA. Senior Environmental Planner. MNS staff provide
full-time and part-time staffing service to the city on a variety of planning task orders ranging from preparation of CEQA documents, on-call staffing support, peer
review services, and long-range community planning
support. Renee is responsible for preparation and peer
review of CEQA documents.
On-Call General Plan Planning and Environmental
Support, County of Riverside, CA. Senior
Environmentaj Planner. MNS staff provide On-Call
Planning and Environmental Services to the County of
Riverside. Task orders range from preparation of CEQA
documents, on-call staffing support, peer review
services, and long-range community planning support.
The MNS team has prepared a range or CEQA
documents including Environmental Impact Reports,
Initial Studies, and exemptions. Additionally, MNS has
provided CEQA peer review services, as well as CEQA
advising services. Due to the large size of the
APPENDIXA. RESUMES
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pMNS RENEEGLEASON, CEP-IT I RESUME PAGE 2
unincorporated County, MNS wcrks extensively on
infrastructure capacity review and analysis when
conducting environmental analysis for County projects.
City of Eastvale On-Call General Plan Planning and
Environmental Support, City of Eastvale, CA.
Environmental Planner. Renee was responsible for
environmental documentation, including processing
General Plan Amendments, CEQA compliance, and
zoning code amendments.
Sand Canyon Avenue Grade Separation at the
Metrolink/BNSF Railroad, City of Irvine, CA.
Environmentai Planner. Renee was responsible for
environmental documentation for a grade separation.
Wine Country Community Plan, Riverside County
Transportation Commission, CA. Environmental
Planner. Renee authored the Programmatic EIR, creating
the document in compliance with CEQA.
Eagle Canyon Dam Project, Cathedral City and Palm
Springs, Riverside County Fioo6 Controi and Water
Conservation District, CA. Environmental Planner.
Contributing EIR author for the construction, operation, and maintenance of a dam, debris basin, and
underground storm drain located in the cities oT
Cathedral City and Palm Springs, and on Agua Caliente
Band of Cahuilla Indians land.
Collier Elementaiy School Safe Routes to School
(SRTS) Project, City of Wildomar, CA. Environmental
Planner and Task Manager. Preparation of Preliminary
Environmental Studies (PES) Form and Categorical
Exclusion (CatEx) for review and approval by Caltrans
District 8 relative to Safe Routes to Schoo1
improvements, including a new sidewalk; crosswalk and
curb ramp; crosswalk upgrades; and school crossing
legends and signs. The Safe Routes to School (SRTS)
program is an active transportation approach that
promotes walking and bicycling to schoo! through
infrastructure improvements, enforcement, tools, safety education, and incentives to encourage walking and
bicycling to school.
Comprehensive Planning Services, City of Eastvale,
Eastvale, CA. Environmental Planner. This project
implemented CEQA Compliance processes for all
incoming development projects, as well as Citysponsored projects. Renee was responsible for the development of CEQA documents and peer review of the
applicant-provided CEQA documents. Comprehensive
planning services were provided for this recently
incorporated city in Western Riverside County, including current and advance planning processing, counter
staffing, Planning Commission meeting facilitation; plan review; staff report preparation; CEQA compliance and
review; SB18 and AB52 coordination; Western Riverside
County Regional Conservation Authority (RCA)
coordination for their Multiple Species Habitat
Conservation Plan (MSHCP); and special project work.
Whittier Boulevard Intersection Improvements,
Whittier, CA. Environmental Planner. Environmental
document author for CEQA documentation for multiple
intersection improvement projects.
Stonehouse Homes, City of Sierra Madre, CA.
Environmental Planner. Renee was responsible for
CEQA environmental documentation for a new
residential development.
Adams Street Bridge Replacement Spanning the
Whitewater River, City of La Quinta, CA.
Environmental Planner. Renee was responsible for
environmental documentation for bridge improvements
spanning the Whitewater River Channel at A6arris Street.
Avenue 50 Extension Project, City of Coachella, CA.
Environmental Planner. Rennee was the environmental
document author. She assisted in the preparation of an
Initial Study/Environmental Assessment (IS/EA) in
accordance with NEPA and for review and approval by
Caltrans District 8. The project will connect existing
Avenue 50 at Fillmore Road to the proposed Avenue 50
Interchange on Interstate 10. Once connected to the
Interstate 10 interchange, this stretch of Avenue 50 will provide essential access and regional circulation to the City of Coachella From the East. Additionally, the Avenue 50 project will facilitate the necessary infrastructure, including utilities corridors, for the La Entrada Specific Plan. The project includes the design of approximately
7,200 linear feet of six-lane arterial roadway with NEV and bike lanes.
Grand Avenue at State Route 57/State Route 60
Interchange, Diamond Bar, CA. Environmental Planner.
Responsible for environmental documentation for the
State Route 57/State Route 60 confluence at Grand
Avenue in Los Angeles County, within the Cities of
Industry and Diamond Bar.
APPEN[)IX A. RESUMES
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Trevor Withrow
Environmental Documentation
Firm
* MNS Engineers, Inc.
Years of Experience
-6
Certifications
* International Certified Arborist (ISA)
* Tree Risk Assessment Qualified (TRAQ)
Education
* MA, Urban and Regional Planning, University of Florida * BA, Environmental Studies, University of California Santa Barbara
Affiliations
@ American Planning Association
ii Association of Environmental Professionals
Mr. Withrow is a skilled environmental planner with
experience working on a diverse range of projects for
clients such as Caltrans, High Speed Rail, City or San
Diego Stormwater, County of Los Angeles Public Works,
the Port of Los Angeles, and the County of San Diego
Parks Department. Trevor successfully collaborated with multidisciplinary teams to address complex regulatory
requirements and support sustainable project outcomes.
Examples of documents include environmental
assessments, environmental impact reports, addendums,
environmental impact statements, and various permits
and reports. Additional experience includes performing
construction monitoring and conducting tree
assessments for clients such as Southern California
Edison and the City of San Diego, with a focus on
regulatory compliance and environmenta1 stewardship
throughout project development and implementation. He
gained valuable experience serving as a project
coordinator and deputy project manager on smaller
projects, overseeing timelines, resource allocation, and team communication to ensure successful project
delivery. Trevor has developed skills in managing
multiple tasks simultaneously and collaborating across
departments to resolve challenges efficiently.an
environmental planner with more than six years of
experience. He also worked as a consulting utility
forester where he trained and managed staff. His
production was always above standard, and many
removals of trees were acquired due to solid personal
skills with clients. This work included vegetation
management in the right-of-way under local gas and
electric power lines. Consultations with homeowners
occurred daily to discuss potential care for vegetation that impacted facilities. His experience includes:
Carbon Canyon Addendum -LA Public Works, Los
Angeles, CA. Environmental Planner. Supported
addendum development by pulling relevant information
from a programmatic EIR and added in relevant analysis
based on project changes. Changes include additional
sections, wordage changes, and removal of unnecessary
information. The Carbon Canyon project included
updates to underground water pipes, as well as the
addition of a new pump to increase water pressure.
California High-Speed Train, Los Angeles to Anaheim
Section ELS/EIR-California High-Speed Rail
Authority/ST\/, Los Angeles and Orange Counties,
CA. Environmental Planner. Trevor supported the joint
ELS/EIR and technical studies for introduction of highspeed rail proposed from Los Angeles to Anaheim by APPEN[)IX A. RESUMES
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@MNS TREVOR WITHROW I RESUME PAGE 2
reviewing and responding to Authority comments. This
Project Section of the California HSR System would
extend approximately 30 miles, stading at Los Angeles
Union Station south to the Anaheim Regional
Transportation Intermodal Center in Anaheim with
stations in between. This corridor runs through a narrow and constrained urban environment, with other rail
operators in the area.
1-15 ELPSE EIR/EA-Riverside County, CA.
Environmental Planner. Trevor supported the joint
EIR/EA and technical studies for the expansion of 1-15 in Riverside County. This project included drafting oT
several sections of the impact analysis, QNQC work of
various sections, and comparisons of technical studies to impact determinations to ensure consistency.
Cajalco Road Widening-Riverside County, CA.
Environmental Planner. Trevor supported the joint
EIR/ELS for the Cajalco Road Widening Project in
Riverside County, California. This project work included drafting several sections of the impact analysis, QA/QC work of various sections, and comparisons of technical
studies to impact determinations to ensure consistency.
Work also included addressing public comments by
draffing responses and recommendations.
Municipal Waterways Maintenance Plan -City of San
Diego, CA. Environmental Planner. Transformed SCR
checklist to a conformance memo using a template
standardized for City of San Diego for the Sefton Field site. Reviewed FMP, EIR, and maintenance plans to
complete SCR checklist for Pomerado 'l site. Project
aims to maintain various stormwater drainage sites by
repairing them and clearing debris.
Alpine Park Project-County of San Diego, Alpine,
CA. Environmental P/anner.Assisted in reviewing,
bracketing, and converting public comments to PDFs to
be responded to. Reviewed public comments and
responded to remaining difficult questions as needed.
Alpine Park project is an active park in Alpine, CA that the County of San Diego has proposed. Worked directly
with the County to ensure consistency on all documents
and responses to public comments. Drafted first version of the project's Environmental Assessment. The project
includes baseball fields, hiking trails, a parking lot, and other amenities for the community to use and enjoy.
Port of LA West Harbor Modification-Port of LA, CA.
Environmental Planner. Assisted in QA/QC for sections
of the EIR. Developed templates to be followed by
authors on future sections to ensure consistency
throughout the document. Developed the admin record to
keep track of all resources used during the development of the EIR. Drafted various sections and adjusted other sections based on client comments and needs.
APPENDIX A. RESUMES ai 363
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Trayci Nelson
Planning, Zoning, Land Use
Firm
a MNS Engineers, Inc.
Areas of Expertise
ii Project/program management
ii On-call contract management
a Land use consulting
@ Project entitlement
a Inter-agency coordination
ii Housing policy
@ Public engagement
Years of Experience
- 3-1
Certificate
* Housing and Urban Development (HUD) Certified Housing Quality Standards Inspector (HQS)
Education
ii BS, Urban and Regional Planning, California State
Polytechnic University, Pomona, CA
Professional Affiliations
ii American Planning Association (APA), California
ii International Council of Shopping Centers (ICSC)
* National Association of Housing and Redevelopment
Officials (NAHRO)
ii Housing and Urban Development (HUD) Housing Quality
Standards Certified (HQS) Inspector
Ms. Nelson has more than 31 years of experience in both current planning and environmental analysis. As a highly experienced projecUcase manager, she has provided
current planning services to several cities throughout Los Angeles County, Orange County, Ventura County, and
the Inland Empire. One of her current public-sector
planning assignments has been with the City of Santa
Paula, where she serves and project manager for the
East Area '1 Specific Plan project area. Trayci has also served as project manager for multiple high-profile
development projects over the past several years with
the City of EI Segundo Planning and Building Safety
Department. In addition to current and advanced
planning, her experience includes the management and
preparation of various project and program-level
environmental documents in compliance with the EQA.
Trayci has prepared environmental documents for
numerous public agencies, including the Cities of Los
Angeles, Santa Barbara, Pasadena, West Hol1ywood,
Fontana, and Irvine, the County or Los Angeles, the
County Sanitation Districts of Los Angeles County, the
San Bernardino County Solid Waste Management
Department, and the Bureau of Land Management. Her
experience includes:
On-Call Planning Services, City of Rancho
Cucamonga, CA. Project Manager. Services included
assigning staff for in-house agency staffing support For current and advanced planning projects, community
planning support, public engagement, environmental
documentation, peer review services, and training
services.
On-Call Planning Services, City of Santa Paula, CA.
Project Manager. Under an On-Call Planning contract,
MNS staff manage entitlement services for major
development projects in the City of Santa Paula. This
includes development review, coordination of
interdepartmental review, CEQA peer review, staff report preparation and presentation to City Planning
Commission and City Council. Ms. Nelson's initial
involvement began with another Firm but has continued
with MNS. She is currently the project manager for the
East Area One Specific Plan Project, which is a 500-acre multi-use project that is now in the design development and construction management phase of development
and will take several years to complete. MNS is now
managing the design development and construction
management phase of the project.
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On-Call Planning Services, City of Moreno Valley,
CA. Project Director. MNS staff provide full-time and
part-time staffing service to the city on a variety of
planning task orders ranging From preparation of CEQA
documents, on-call staffing support, peer review
services, and long-range community planning support.
On Call Planning Services, City of Bradbury, CA.
Project Manager. Under an on-call planning services
contract, manages the design development, entitlement
processing, and implementation of the Oak View Estates
Specific Plan pro3ect.
On-Call Planning Services, City of Industry, CA.
Project Manager. Under an on-call planning services
contract, managed the day-to-day staffing in city offices, preparation of ordinances and code ameridments,
entitlement processing, and implementation of a variety of projects including the Puente Hills Mall expansion.
On-Call Planning Services, City of Lomita, CA. Project
Manager. On an interim basis under an on-call planning
services contract, serving as principai planner and
managing the day-to-day planning operation, including
entitlement processing and staff management.
City of EI Segundo, CA. Project Manager. Trayci
managed large/complex development projects and dayto-day case management. Assignments included:
Grand/Continental Campus Specific Plan (Mattel).
Preparing the Mattel Campus Specific Plan and
processing all entitlements for this 1 2-acre multiuse
corporate site.
540 East Imperial Avenue Specific Plan.
Processed the entitlements, prepared the Specific
Plan, and managed the preparation of the
environmental impact report (EIR) for this 5.65-acre
project adjacent to Los Angeles International Airport.
The project was a surplus school site approved for a
300-unit senior/assisted living housing project.
* 199 North Continental Boulevard Specific Plan.
Processed the entitlements and prepared the
Specific Plan for this 2-acre project area located
within the I O-acre Northrop Tower site.
888 North Sepulveda Boulevard Specific Plan.
Prepared the Specific Plan and processed all
entitlements for a 3-acre multiuse project site.
Chevron Central Reliability Center and Tool
Room/Instrument and Electric Shop. Managed the
preparation of the IS/MND and processed the
entitlements for the Chevron EI Segundo refinery
upgrade project, located on a 10-acre portion of the
existing refinery site.
A!oft Hotel/Cambria Suites. Processed the
entitlements and managed the preparation and
adoption of an IS/MND
City of Laguna Woods, CA. Project Manager. Managed
and processed entitlements on a variety of projects under an as-needed planning services contract.
City of Rancho Palos Verdes, CA. Project Manager.
Served as contract manager for the city's View
Restoration and Preservation Program and as a case
planner for various proposed development projects.
Cities of Avalon, Big Bear Lake, Fountain Valley,
Grand Terrace, Lake Forest, Loma Linda, Malibu,
Redlands, Santa Monica, and Temecula, and Town of
Apple Valley, CA. Served as contract planning staff
responsible for processing land use entitlement
applications, performing code enforcement, and
performing other day-to-day planning department
functions. In the environmental services area, Trayci
managed and assisted with the preparation of
environmenta! documents for cities throughoat Southern
California and Arizona, including:
City of Los Angeles, Granada Hills-Knollwood District
Plan Revision EIR; Alameda District Plan EIR; Los
Angeles Community Plan Revision Program Master
Environmental Assessment (MEA) and EIR
City of Los Angeles Community Redevelopment
Agency, Pico Union Block 6 EIR
* Los Angeles County, Golden Gate Theater EIR
* Bureau of Land Management, Cajon Pipeline
EIR/Environmental Impact Statement (ELS)
City of Whittier, Greenleaf Avenue Uptown Whittier
EIR
* City of Santa Barbara, Long-Term Water Supply
Project EIR
City of Pasadena, General Plan EIR
City of Irvine, General Plan EIR
County Sanitation Districts of Los Angeles County,
Intermodal Facility and Waste-by-Rail Disposal
System EIR; Joint Outfall System 2010 Master
Facilities Plan EIR
City of Chino, Grove Avenue EIR; Majestic Spectrum
EIR
California State University, San Bernardino,
Environmental Assessments (EA)
ii City of Pomona, Pomona Regional Mall EA
Town of Apple Valley, White Mountain Specific Plan
EA
City of Fontana, Fontana Landing Specific Plan EIR
San Bernardino County Solid Waste Management
Department, Yermo Landfill Closure Plan Initial Study
APPENDIX A. RESUMES
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@MNS
Emily Elliott, AICP
Planning, Zoning, Land Use
Firm
ii MNS Engineers, Inc.
Areas of Expertise
* Land use consulting
* Housing policy and legislative compliance
ffl Public engagement
ii Project/program management
Years of Experience
- 15
Certification
ii American Institute of Certified Planners (AICP)
Education
s Master of urban and Regional Planning, California
Polytechnic University, Pomona, CA
* BA, Geography and Natural Resources Management, San
Diego State University, CA
Professional Affiliations
ii American Planning Association, California Chapter, Inland Empire Section, Director, 2023 - Present
ii Association of Environmental Professionals, Inland Empire Chapter, Board Member 2€)18-2022
Speaking Engagements
* California State Conference of the American Planning
Association, Riverside, 2024 - Panelist and Opening
Plenary Speaker
a Women in Planning Summit, California Polytechnic
University Pomona, March 2024
* Webinar: Know your Codes: An Introduction to the PSA
and CEQA, American Planning Association Inland Empire
Chapter, Riverside California, October 2023
* National Conference of the American Planning
Association, San Diego, 2022
ii California State Conference of the American Planning Association, Anaheim, 2022 - Panelist
As Community Planning Practice Lead at MNS
Engineers, Emily Elliott, AICP, directs and grows a team of community planning consultants specializing in longrange and policy planning For public and private sector clients statewide. Emily leads the preparation of
community planning and housing plans, manages
projects to implement agency policies, and oversees
diverse contract portfolios. A certified planner and active leader within the American Planning Association, Emily
leverages her industiy connections to stay at the
forefront of emerging trends and best practices. With
over 15 years of experience in California, her broad
expertise in consulting and municipal service equips her with a nuanced understanding of agency, applicant, and
public needs, enabling thoughfful, efficient, and
collaborative project delivery. Her experience includes:
On-Call Planning Services, City of Banning, CA.
Project Manager. Emily provided project management
services to the City of Banning and was assigned to the Sunset Crossroads Specific Plan Project. Emily's role
primarily involved reviewing draft planning documents
and environmental review analysis and providing
comment/feedback to the City and applicant.
On-Call Planning Services, City of Needles, CA.
Project Manager. Emily oversaw a team of planners that
provided remote municipal planning services to the City of Needles. The team ran a virtual planning counter,
handled Q&A From the public, processed permits, plan
checks, and land use entitlement, and performed peer
review of environmental documents prepared by
applicant consultants.
On-Call Environmental Planning Services, City of
Redlands, CA. Project Manager. Emily managed the oncall contract with the City of Redlands where her team would prepare CEQA compliance documents for
applicant-initiated development projects.
On-Call Planning Services, City of Calimesa, CA,
Project Manager. Emily oversaw a team of planners that
provided remote municipal planning services to the City of Calimesa. The City's need was for entitlement
processing support for large industrial and residential projects.
APPENDIX A. RESUMES
a 366
@)MNS EMILYELLIOTT,At(,P I RESUMEPAGE2
On-Ca!! Planning Services, City of Grand Terrace,
CA. Project Manager. Emily oversaw a team of planners
that provided both in-house and remote municipal
planning services to the City or Grand Terrace. The City's need was for in-house planning counter and planning
administration activities as well as entitlement processing support for industrial and residential projects.
REAP 2.O Funded Housing Element Update Technical
Assistance Program, San Bernardino County
Transportation Authority, CA. Program Manager. The
San Bernardino Transportation Authority (SBCTA)
manages Regional Early Action Pianning (REAP 2.0)
funding and projects for San Bernardino County. The
intent of the funding is to further local agencies efforts to plan for and permit housing. As contract manager, Emily is responsible for the work under the REAP 2.0 program
including community planning and housing technical
assistance, infrastructure projects and grant
administration. Emily manages the contract, coordinates with individual agencies for the type and extent of
assistance needed, arranges staff to service each
agency, and provtdeCi overstgtlt and' qual!iy COntrOi far Fie services rendered.
Zoning Ordinance Updates, Loma Linda, CA. Project
Manager. The City of Loma Linda required updates to its zoning ordinance by adopting a new ordinance to
address the requirements of California Senate Bill 684
which allows for the ministerial approval up to 'lO singlefamily dwellings in multi-family zones. Emily researched the requirements of the bill and prepared a draft
ordinance and internal agency checklist for use in
reviewing applications. MNS prepared the staff report,
ordinance, and public hearing presentation, which Emily gave to the Loma Linda Planning Commission and City
Council where the ordinance was ultimately adopted.
Local Early Action Program implementation:
Objective Design Standards and Application
Checklists, City of Moreno Valley, CA. Project
Manager. MNS supported the City of Moreno Valley with
the implementation of its LEAP grant award by preparing Objective Design Standards for residential development.
MNS also prepared legislative checklists for use by City staff and applicants for SB 9, SB 330, and FAQs
(Frequently Asked Questions) about the permitting of
Transitional and Supportive Housing.
General Plan Update: Support, City of Moreno Valley,
CA. Project Manager. Emily is supporting the City of
Moreno Valley with the adoption of its General Plan
Update (GPU). The GPU was previously adopted but
later challenged and overturned on the finding of fault with the environmental analysis. Emily's role is to directly aid the Planning Manager in reviewing the work of the
project consultants responsible for revising the project Environmental Impact Report, and to perform supportive
tasks as directed such as reconciling the draft GPU with newly enacted laws for which it must comply.
Winchester Community Plan VMT Fee Nexus Study,
County of Riverside, CA. Project Manager. (06/2024 -
I 0/2024) MNS prepared the Nexus Study required by
the Mitigation Fee Act in order for the County of
Riverside to consider a VMT mitigation fee to be applied to the proposed Winchester Community Plan. The Nexus
Study evaluated the proportional cost per square foot of single-family and multi-family development to fund
identified VMT reduction projects.
As-Needed Project Management Seivices, City of
Redlands, CA. Project Manager. Emily has served the
City of Redlands as an as-needed Project Manager since
January 2019. In this role, she is responsible for planning and land use activities affiliated with specific
developmerit proponents. "i he objective cf these services is to provide efficient and streamlined processing of land use entitlements and facilitation of inter-agency
coordination. In addition to managing individual
development projects, Emily managed the administration
of the contract and was responsible for involving and
managing additional staff as necessary. Auxiliary
services included historic architectural reviews and
technical specialty support.
6th Cycle Housing Element Update, City of Redlands,
CA. Project Manager. In addition to managing the
project, Emily led the community engagement efforts for the City and presented updates to local decision-makers.
Having a full and detailed knowledge of the city, Emily contributed extended analysis of the City's historical
development patterns, voter measures, and political
landscape, and she worked with City staff to craft
customized programs to address their unique challenges.
Project management responsibilities included overseeing the project schedule, budget, workflow, and staffing, and engaging regularly with the client to maintain open, clear communication. With a previous firm, Emily successfully achieved certification for the 6th Cycle Housing Element Update with technical advisory support from Veronica
Tam and Associates (VTA).
APPENDIX A. FIESUMES
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pMNS
Jeffrey Graham, LEED Green Associate
Planning, Zoning, Land Use
Firm
* MNS Engineers, Inc.
Areas of Expertise
a Agency staffihg
a Project management/ project management support
ii Land use planning
* Public agency entitlement processing
* Community outreach,
* Ordinance development and amendments
* Process improvements
h Coastal zone projects
ii Long-range planning
Years of Experience
-9
Certification
* LEED Green Associate, N0. 00'l0925784
Education
* BS, Community and Regional Development, University of California, Davis, CA
Affiliations
ii Vice Director of Administration, American Planning
Association, Los Angeles Section
Awards
* Sacramento Valley Section Award, California Planning
Foundation
Mr. Graham has a diverse background with over nine
years of experience providing planning and staff
augmentation services for jurisdictions throughout
California and Arizona. Jeffrey's planning expertise
includes agency staffing, project management and
support, land use planning, public agency entitlement
processing, community outreach, ordinance development
and amendments, process improvements, coastal zone
projects, and long-range planning. His experience
includes:
City of San Juan Capistrano, CA. Senior Planner.
Recently served as Senior Planner with responsibilities including performing plan checks, writing staff reports for discretionary applications (Conditional Use Permits,
Architectural Control permits, grading permits, and zone variances), and taking projects to the Planning
Commission and/or Zoning Administrator.
City of Palos Verdes Estates, CA. Senior Planner.
Responsibilities included providing counter service,
writing staff reports for discretionary applications
(Conditional Use Permits, Neighborhood Compatibility
Applications, Grading Permits, Coastal Development
Permits, and wireless permits), performing plan checks, preparing and presenting projects to the planning
commission and city council, and updating city
ordinances.
City of Rolling Hills Estates, CA, Senior Planner.
Recently served as Senior Planner for the City or Rolling Hills Estates with responsibilities including performing plan checks, writing staff reports, and creating maps and models in ArcGIS for the city's Zoning Code update.
Santa Clarita Town Center Specific Plan, City of
Santa Clarita, CA. Provided research and technical
assistance.
Entitlement Process Assessment Report, City of
Rancho Palos Verdes, CA. Project Manager. Provided
an assessment of the city's planning entitlement
processes and identified opportunities to streamline
review periods, improve clarity for property owners and other customers, and enhance internal organizational
efficiency and effectiveness. Responsibilities included reviewing the city's planning entitlement processes,
discussing possible process improvements with city staff, and producing a memorandum of findings and solutions.
APPENDIX A. RESUMES
ql,.g 368
@MNS JEFFREY GRAHAM, LEED GREEN ASSOCIATE I RESUME PAGE2 City of Hawthorne, CA. Prepared staff reports,
resolutions, and an ordinance for a General Plan
Amendment and Zone Change.
Annual Housing Progress Report, City of Santa Fe
Springs, CA. Collected and analyzed a year's worth of
housing data.
Grant Application, City of Signal Hill, CA. Prepared a
$65,000 LEAP (Local Early Action Planning) grant
application.
City of Hawthorne, CA. Dra'fted the City's Accessory
Dwelling Unit ordinance.
City of Signal Hill, CA. Associate Planner. Provided
services for special projects related to SB2 funding.
General Plan Amendment, City of California City, CA.
Project Planner.
City of Rolling Hills, CA. Assisted with policy research and formulation for the Estates General Plan Update.
City of Sausalito, CA. Associate Planner and Team
Project Manager. Provided services for this on-call
contract managing a variety of complex, large-scale
projects, provided overload counter assistance, wrote
staff reports, peformed plan checks, and managed two
Assistant Planners.
City of Santa Ana, CA. Associate Planner.
Responsibilities included providing counter service,
writing staff reports, and performing plan checks.
City of Pasadena, CA. Associate Planner.
Responsibilities included counter service, performing
plan checks, and project reviews to entitlements.
City of Elk Grove, CA. Assistant Planner.
Responsibilities included processing entitlement
applications, including sign permits, zoning clearances, minor design reviews, and tentative map extensions.
City of Monrovia, CA. Senior Planner. Responsibilities
included counter service, writing staff reports, and
performing plan checks.
City of Signal Hill, CA. Gathered and organized data for the General Plan Annual Progress Report.
City of Bradbury, CA. Assisted in updating the design
guidelines and specific plan for Oak View Estates.
East Area One Specific Plan, City of Santa Paula, CA.
Processed plan checks.
Pinal County, AZ. Reviewed preliminary and final
subdivision and landscape plans.
Objective Design Standards, City of Monterey, CA.
Project Manager. Served as project manager and lead
planner for the project. The team developed Objective
Design Standards to comply with California Senate Bill
35 (SB 35) which requires ministerial approval for
affordable multi-family housing projects. Based on City direction, the team also converted goals and policies
within three existing specific plans (Downtown Specific Plan, North Fremont Specific Plan, and Lighthouse
Specific Plan) to Objective Design Standards and tailored them to comply with the City's municipal code
requirements. The design standards include site
planning, parking, landscape, lighting, building design, and architectural style standards.
Objective Design Standards, Riverside County, CA.
Project Planner. Serve6 as project planrier for the
project. The team developed Objective Design Standards
to comply with California Senate Bill 35 (SB 35) which
requires ministerial approval for affordable multi-family housing projects. The design standards will include site planning, parking, landscape, lighting, building design, and architectural style Standards.
Accessory Dwelling Units Program, San Bernardino
County (SBCTA), CA. Project Planner. Served as a
project planner for the project. The team assisted SBCTA with the ADU program that will help the communities in
the San Bernardino County area. The project included
developing a toolkit of policies and programs for use by various communities to include in their housing elements.
MBI also participated in planning commissioners'
meetings to provide updates on the projects. The team
also developed plan sets for 13 ADUs varying from
studio to two-bedroom configurations. Additionally,
Michael Baker developed Objective Design Standards
that can be customized by the cities based on their
needs.
APPEM)IX A. RESUMES
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369
@MNS
Joshua Reece, PhD
Biological Resources
Firm
@MNS Engineers, Inc.
Areas of Expertise
* Special-status species
- CEQA/NEPA
* Wetland delineation
ii Permitting compliance
* Environmental regulations and compliance
* Wildlife agency coordination
Years of Experience
- 21
Education
ii PhD, Ecology and Evolutionary Biology, Washington
University in Saint Louis, MO
* MS, Biology, University of Central Florida, FL
ii BS, Biology, University of Central Florida, FL
Affiliation
@ The Wildlife Society
Awards
ii 2C119Science Communication Ambassador Award,
National Park Service
ii 2016 Sam D. Hamilton Award for Transformational
Conservation Science, US Fish and Wildlife Service
Dr. Reece is an accomplished natural resource
professional with over 21 years of experience in biology and project management. Joshua has published over 20
peer reviewed scientific papers and is well-versed in
studying the needs and habitats of special-status
species. His experience includes various investigations surveys, vulnerability assessments, excavations, and
analyses related to species such as Yosemite toads,
California tiger salamanders, San Joaquin kit foxes, and special-status plants. Additionally, Joshua is
knowledgeable on local, state, and federal environmental regulations and specializes in preparing CEQA and
NEPA documents, coordinating wetland delineations,
and ensuring environmental compliance. To maintain
consistent survey and mitigation standards, he effectively collaborates with local and national wildlife agencies. His experience includes:
Various Solar Projects, Fresno, Kings, Kerns,
Sacramento, and San Bernardino Counties, CA.
Environmental Compliance Manager. Joshua was
responsible for leading, coordinating and advising on
permitting, entitlement, and mitigation pathways and
strategies; coordinating and consulting with wildlife
agencies; managing the development and execution of
environmental, biological renaissance, and special-status species surveys; and maintaining environmental
compliance through the construction phases of various
solar projects with up to 45,000 acres of solar installation.
Gavilan College and Fairview Corners, San Benito
County, CA. Environmental Compliance Manager.
Joshua was responsible for the coordination of
environmental permitting and ensuring compliance during construction phases for two key developments: the
Gavilan College San Benito campus and Fairview Corner
suburban residential area.
Road Improvement Project in Panoche Hills, Fresno
County, CA. Environmentaj Compliance Manager. Prior
to and during construction, Joshua was responsible for
coordinating biological reconnaissance and specialstatus species surveys. Species observed and documented included giant kangaroo rats, blunt-nosed
leopard lizards, Mohave ground squirrels, and local
plants.
APPENDIX A. RESUMES
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@MNS
Routine ('Aaintenance Activities, Fresno Metrcpc!itan
Flood Control District, CA. Environmental Compliance
Manager. Joshua was responsible for conducting
surveys and writing reports in compliance with Lake and Streambed Alteration Agreements.
Commercial and Residential Development Projects,
Central Valley, CA. Environmental Compliance
Manager. Joshua conducted biological surveys for
various large- and small-scale projects in the Central
Valley. For these projects, he wrote reports in
compliance with CEQA/NEPA requirements.
JOSHUA REECE, PHD I RESUME PAGE 2
APPENDIX A. RESUMES
371
@MNS
Ally Jackson
Regulatory Permitting
1, i',} , L
; j s!x'
Firm
ii MNS Engineers, Inc.
Areas of Expertise
ii Regulatory permitting
ii Biology
Years of Experience
-7
Education
* BS, Environmental Management and Protection,
Sustainable Environments Minor, California Polytechnic
State University, San Luis Obispo
Professional Development
ii Basic Wetland Delineation, Wetland Training Institute, Inc.
Sacramento, CA
Affiliations
* Association of Environmental Professionals
ii American Planning Association
Ms. Jackson has over seven years or experience in
environmental regulation. Ally's roles inc!ude preparing CEQA and regulatory compliance documents under the
Clean Water Act, Sections 404 and 401 ; the federal
Endangered Species Act, Sections 7 and 10; California
Coastal Act; California State Porter-Cologne Act;
California Endangered Species Act; and California Fish
and Game Code Sections 1600-1616. She also has
experience conducting nesting bird and rare plant preconstruction surveys, as well as delineating jurisdictional waters. Her experience includes:
CEQA Update Procedures Project, Riverside County
Flood Control and Water Conservation District, CA.
Environmental Analyst. This project develops
environmental document temp1ates to help streamline the CEQA process for various district projects. Ally's
responsibilities include developing a Master Mitigation Monitoring and Reporting Plan that incorporates standard mitigation measures for each environmental topic set
forth in Appendix G or the CEQA Guidelines. In addition, Ally is responsible for the development of a CEQA
Standard Operating Procedures Manual. The manual is
intended to clearly identify each step in the district CEQA process for use by district staff and consultants, as well as the policies and procedures which must be followed to determine the appropriate CEQA document type.
Ardis Project, Highpointe Communities, Riverside
County, CA. Environmental Permit Coordinator and
Analyst. This project is a residential development
proposed on existing undeveloped land in Riverside
County. Ally's responsibilities included preparing a
jurisdictional delineation report and a Determination of Biologically Equivalent or Superior Preservation report.
Ally is also responsible For preparing the permit
applications for 404 and 401 of the Clean Water Act and Section 1602 of the Fish and Game Code For
construction activities.
Moreno Valley Farm Bureau-Riverside County Farm
Bureau, Foremost Pacific Group, Moreno Valley, CA.
Environmental Analyst. This project is a residential
development on 9.32 acres of undeveloped land. Ally
responsibilities included preparing an administrative draft IS/MND and coordinating with the city to prepare a final report.
APPENDIX A. RESUMES
372
@MNS ALLY JACKSON I RESUME PAGE 2
Los A!amos and Lincoln Residential California
Environmental Quality Act (CEQA), Esoteric Homes,
Riverside County, CA. Environmental Permit
Coordinator and Analyst. This project prepared an
IS/MND and supporting technical studies analyzing the
development of 35 single-family homes. Fieldwork was
conducted early to allow the client to design the site
around biological constraints. The MNS team streamlined permitting and entitlement for the project by identifying a habitat area and providing limits, allowing the client to adjust plans accordingly and avoid additional permits and compensatory mitigations. Ally's responsibilities include conducting the jurisdictional delineation of state and
federal waters, managing and authoring the biological
resources report, and preparing the 404 Nationwide
Permit, 401 Water Quality Certification, and 1602
Streambed Alteration Agreement applications.
Deteriorated Pole Replacement Program, Southern
California Edison, San Luis Obispo, CA. Staff
Biologist. Ally was responsible for performing biological and wetland desktop reviews to support vegetation
management and construction activities related to utility work; carrying out biological surveys and monitoring
before the start of construction; overseeing the wetlands team focused on vegetation management and
construction support for a major utility client; training new employees on how to conduct environmental reviews as
part of the program; preparing habitat assessments,
jurisdictional delineation reports, and draft permits for the California Department of Fish and Wildlife (CDFW);
collaborating on scheduling field activities with
subcontractors, ensuring that timelines set by the client are met; and employing Excel and ArcGIS software to
analyze data and assess potential environmental
impacts.
Vegetation Management Project, Southern California
Edison, Lake Arrowhead, CA. Consulting Utility
Forester. Ally was responsible for identifying, inspecting, and evaluating vegetation along utility lines; notifying customers about vegetation management; obtaining work
authorization of vegetation management with private,
local, state, and Tederal landowners; submitting
inspection results and recommendations for remediation
to utility clients; evaluating and providing mitigation efforts to habitat and special status species near utility poles; collecting data using GIS and planning sofiware; and implementing remediation efforts to fire hazards
cause by hazardous vegetation.
Various Projects, Los Angeles, CA. Environmental
Consultant. Ally assisted various clients in the Los
Angeles area in the preparation of Phase I environmental assessment reports. These reports were often prepared
for gas stations and commercial buildings. Ally was
responsible for gaining and applying knowledge on
subsurface investigation, subsurface soil, and
groundwater remediation; conducting on-site evaluation
to identify possible environmental hazards; peforming
field work, including reviewing agency files, analyzing historical data, and examining relevant databases;
evaluating environmental practice to ensure compliance
with local laws, codes, and regulations; an6 acquiring a solid understanding of general plan development, landuse planning, zoning, and building codes.
APPENDIX A. RESUMES
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@MNS
Mello Dee Hrdlicka
Biological Resources
Firm
ii MNS Engineers, Inc.
Areas of Expertise
* Biological surveys
a Special-status species surveys
a Small iiiaiiinisl li4ipiiig
* Permitting
a Monitoring
Years of Experience
-6
Certifications
ii CDFW MsniuranJum of Understanding (MOU) San
Bernardino Kangaroo Rat (SBKR), No. S-210670003-
21069-001
USFWS 10(a)1(A) Recovery Permit, No. ES-068799-6.2:
San Bernardino kangaroo rat
Education
* BS, Biology, Cal Poly Pomona, CA
Professional Development
ii Wetland Delineation, Wetland Training Institute, Inc., Orange County January 2023
* Western Burrowing Owl Workshop, Coastal Training
Program Elkhorn Slough National Estuarine Research
Reserve, July 2022
ii WFVZ Nest and Eggs class, WFVZ Bird Museum and
Research Center, March 2022
Ms. Hrdlicka is a senior biologist with over six years of experience in the upper Santa Ana River watershed.
Mello's roles have included small mammal trapping
targeting the endangered San Bernardino kangaroo rat
(SBKR), construction monitoring, nesting bird surveys,
rare plant surveys, and other special-status species
survey such as burrowing owl, least Bell's vireo,
California gnatcatcher, Stephens' kangaroo rat, and
desert tortoise. Her areas of expertise include small
mammals and birds, and she was Formerly permitted by
the LISFWS and CDFW to conduct protocol surveys for
SBKR. She is also familiar through field work and training with burrowing owl ecology and how to identify and
delineate jurisdictional waters (inc1uding wetlands). Her experience includes:
Santa Ana River Enhanced Recharge I B Project, San
Bernardino Valley Municipal Water District, San
Bernardino County, CA. Senior Biologist. As a senior
biologist, she conducted burrow mapping, trapping,
holding and care, relocation, telemetry and construction monitoring for San Bernardino kangaroo rat. During this time directly observed 30 SBKR, including males and
females, adults and juveniles, reproductive and
nonreproductive individuals. Construction monitoring
involved coordination with construction crews, preparing daily monitoring logs, and providing guidance for
maintaining compliance with client requirements and any pertinent permits. Conducted pre-construction nesting
bird surveys (including eagles/raptors) and special-status species (California gnatcatcher, least Bell's vireo).
Deteriorated Pole Replacement Program, Southern
California Edison, San Bernardino, and Los Angeles
Counties, CA. Wi[dlife Biologist. As a wildlife biologist, she conducted biological surveys for rare plants, nesting birds (including eagles/raptors), and special-status
species (burrowing owl, least Bell's vireo, California
gnatcatcher, SBKR, Stephens' kangaroo rat, and desert
tortoise), as well as construction monitoring (including specialty monitoring in areas where jurisdictional waters were present). Construction monitoring involved
coordination with construction crews, preparing daily
monitoring logs, and providing guidance for maintaining compliance with client requirements and any pertinent
permits.
Lake Mathews Multi-Species Reserve, Weed
Abatement and Fire Management Implementation,
Metropolitan Water District of Southern California
(MWD), CA. Field Biologist. As a field biologist, she
APPENDIX A. RESUMES
374
pMNS MELLO DEE HRDLIC,KA I RESUME PAGE2
ccrtdacted biological monitoring for weed abatement and fire management activities in Stephens' kangaroo rat
habitat areas Along with Stephens' kangaroo rat, notable species found in the reserve include the California
gnatcatcher, Bell's sparrow, San Diego horned lizard,
orange-throated whiptail, Payson's jeweflower and
Parry's spineflower.
Bear Creek Golf Club, Slaughterhouse Creek
Revegetation ProJect, Riverside County, CA.
Restoration Ecologist. As a restoration ecologist,
assisted in conducting annual quantitative sampling of
the revegetation site and an adjacent reference site using line-intercept transects to assess the progress of the
revegetation area relative to the percent survival, percent cover and tree height performance standards specified in the U.S Army Corps of Engineers permit. This two-acre
riparian and upland revegetation project served as
mitigation for impacts to Slaughterhouse Creek.
County of Los Angeles Department of Parks and
Recreation (DPR), Biological Survey of Devils
%nChbOWl, LOS Angeies COLlnf7, CA. Fjeld BiOIOgiSt.
As a field biologist, assisted in gathering biological data to support a Special Use Permit application from the u.s.
Forest Service Angeles National Forest (ANF) for the
1,31 0-acre Devils Punchbowl County Park and the 341-
acre Placerita Canyon State Park. Her responsibilities
included reviewing and updating existing biological
information, including plant community mapping and rare plant habitat assessment. A report was provided to the
County DPR that included a plant community map, floral
and faunal compendia, results of the habitat assessment for rare plants and animals, and an application for the Special Use Permit.
Caltrans, Native Grass Evaluation Pilot Program,
Yuba, Fresno, Monterey, San Luis Obispo, and
Riverside Counties, CA. Field Biologist. As a field
biologist she was responsible for monitoring five grass test sites statewide. Treatments at each test site included hydroseeding, drill seeding, imprinting, planting native grass plugs at varying densities, planting native grass sod, the addition of mycorrhizal inoculant and native
grass straw, and varying weed control methods. This
statewide test involved assessing the success of native roadside plantings. The purpose of this program was to
develop seed mixes and/or plant palettes using native
plants to meet Caltrans' goal of reducing herbicide use by 80% by 20al2, reducing fire risk, and reducing
stormwater runoff.
Federal Highways Administration (FHWA) and
Transportation Corridor Agencies (TCA), South
Orange County Transportation Infrastructure
Program (SOCTIIP) ELS and Subsequent EIR, Orange
and San Diego Counties, CA. Field Biologist. As a field biologist she was responsible for conducting rare plant surveys, including the federally threatened and stateendangered thread-leaved brodiaea, and general botanical surveys. Proposed transportation
improvements include alternatives to widen 1-5, arterial road improvements, and a number of new toll road
corridors which would include southerly extensions of the existing Foothill Transportation Corridor (FTC).
Metropolitan Water District of Southern California
(MWD), Inland Feeder Pipeline Streambed Monitoring
Project, San Bernardino and Riverside Counties, CA.
Field Biologist. As a field biologist she was responsible for the Biological Monitoring Program on the tunnel
reaches of the Inland Feeder water pipeline project to
determine if dewatering was an issue. She implemented
standardized methodology for the collection of plant
water pOtertttai and Sail moistare content data. This data provided an opportunity to assess the condition of
streamside vegetation dependent on groundwater and
springs. More intensive data collection was initiated when groundwater features exhibited a construction-related
response
Metropoitan Water District of Souttiern California
(MWD), Inland Feeder Pipeline Project, Riverside and
San Bernardino Counties, CA. Field Biologist. As a
field biologist she was responsible for providing biological construction monitoring services to ensure compliance
with mitigation measures and requirements of the u.s.
Fish and Wildlife Service Biological Opinion and the
CDFW/USACE permit. Construction monitoring involved
coordination with construction crews, preparing daily
monitoring logs, and providing guidance for maintaining compliance.
San Bernardino County Flood Control District, San
Bernardino Kangaroo Rat Monitoring Program, San
Bernardino County, CA. Field Biologist. As a field
biologist she was responsible for conducting small
mammal trapping at a number of permanent grids
established within alluvial fan sage scrub of the Santa Ana River, Mill Creek, Lytle Creek, and Cajon Wash. All rodent species captured, including SBKR, were identified to species, sexed, weighed, measured (body, tail, ear,
hind foot), and ear tagged. In addition to SBKR, specialstatus species capture included Los Angeles pocket mouse, desert woodrat, and San Diego pocket mouse.
APPEN[)IX A. RESUMES
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pMNS
Reilly Murphy, RPA
Archeology/Paleontology
Firm
* MNS Engineers, Inc.
Areas of Expertise
* Cultural Resource Management
a Archaeology
* Anthropology
* Shell and stone bead analysis
ii Fire altered rock analysis
Years of Experience
- 16
Certification(s)
ii Registered Professional Archaeologist (RPA), No.
36341384
Education
ii MA, California State University, Los Angeles, CA
* BA, University of California, Los Angeles, CA
Affiliations
'l Society for California Archaeology (SCA), Member
ii Society for American Archaeology (SAA), Member
a San Luis Obispo County Archaeological Society
(SLOCAS), Board Member
Mr. Murphy has over 16 years or experience in
archaeological surveys and excavations. He has
experience working in diverse landscapes, including
California's coast, mountains, and deserts; the Great
Basin; and the American Southwest. He is proficient in
managing Phase I through Phase Ill investigations and
providing cultural resource monitoring for various
imrastructure and utility projects. His experience includes leading Tieldwork, writing comprehensive reports,
conducting research, and performing surveys and
subsurface testing. Skilled in analyzing various materials such as lithics, shell, pottery, bone, and basketry, he also studied precolonial ceramic vessels at the University of California, Los Angeles Fowler Museum for a year and
has contributed to professional symposiums on
archaeological topics. He is also familiar with Section 'l 06 of the National Historic Preservation Act, having
previously served as a Federally contracted archaeologist at Fort Hunter-Liggett. His experience includes:
Cultural Resources Monitoring for the Scenic Road
Pipeline Replacement Project, Carmel Area
Wastewater District, CA. Principal Investigator. This
project aims to enhance the reliability of the wastewater system through the repair and replacement of sewer
mains. This project required California Environmental
Quality Act (CEQA) compliance, given the project site
includes five archaeological areas and the district
adopted an Initial Study/Mitigated Negative Declaration (IS/MND). Reilly's team's evaluated previous research
and existing mitigation strategies. They are currently
providing cultural resource awareness training and
monitoring services and working closely with tribal
groups interested in adopting the Native American
Monitoring Schedule detailed in the mitigation plans.
Reilly's responsibilities included managing the Cultural Resources Monitoring Program.
Cultural Resource Seivices for 478 Hinds Avenue,
City of Pismo Beach, CA. Principal Investigator. This
project involved the investigation of a residential
development parcel within a known archaeological site.
This project proposed to demolish a single-family unit
and construct three residential units. Reilly's team
provided a Phase II cultural resource evaluation and
archaeological monitoring of the site. The 2020
investigation involved archival research and subsurface testing, revealing sparse and heavily disturbed cultural deposits with no intact archaeological features.
Additionally, modern trash was found during
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not an intact archaeological deposit in this area. In 2023, the team provided cultural resource monitoring services during construction to comply with California
Environmental Quality Act (CEQA) and city guidelines,
following a detailed monitoring plan that required halting work if resources were found during construction. The
plan also detailed procedures for managing cultural
resources, including guidelines for excavation, sampling, and treatment. Affer completion, the team submitted a
report confirming all CEQA requirements were fulfilled.
Reilly's responsibilities included managing the Phase II Cultural Resources Evaluation and Monitoring Program.
Phase 1, Extended Phase I, Phase II, and Cultural
Resource Monitoring for Various Projects, Santa
Cruz, San Luis Obispo, Monterey, Santa Barbara, and
Kern Counties, CA. Field Director/Principal Investigator.
Reilly has led various complex cultural resource studies and projects as a Field Director and/or Principal
Investigator. These studies involved examining
precolonial, historic-era, and multicomponent sites and were carried out to meet regulatory requirements under
California Environmental Quality Act (CEQA), Naticrial
Environmental Policy Act (NEPA), and Sections 106 and
110 of the National Historic Preservation Act (NHPA).
Reilly prepared the cultural resource reports and
regularly performed specialized laboratory analyses for these projects.
Cultural Resource Inventory of the Temblor Range in
the Special Recreation Management Area,
Bakersfield Field Office, Bureau of Land
Management, Kern and San Louis Obispo Counties,
CA. Crew Chief. This Class Ill cultural resources survey and inventory project covered 2,480 acres of the Special Recreation Management Area (SRMA) in the Temblor
Mountain Range. The study sought to identify
archaeological sites, historic structures, and other
cultural resources potentially vulnerable to impacts from livestock grazing, oil development, and recreational use.
The work involved a thorough review of existing cultural resource data, a comprehensive archaeological survey of the entire project area, and detailed documentation of
sites, isolated artifacts, and historic features. Managerial recommendations were also developed to help ensure
the long-term protection of these resources. Conducted
in accordance with the National Environmental Policy Act (NEPA) and Sections 406 and 110 of the National
Historic Preservation Act (NHPA), the findings provided the Bakersfield Field Office of the Bureau of Land
Management (BLM) with critical insights to support
informed decision-making on cultural resource
management within the SRMA.
Cultural Resource Extended Phase I and Phase 11
Investigations at the County Seivices Area No. 23-
Atascadero Mutual Water Company Intertie Project,
County of San Luis Obispo, CA. Crew Chief. The
Extended Phase I and Phase II field investigations were conducted to support the county in managing cultural
resources and evaluating potential impacts associated
with the proposed intertie project. The Extended Phase I survey concentrated on identifying and documenting
potentially significant cultural resources within the project area. Building on those results, the Phase II investigation assessed the significance of identified cultural resources and their potential to be affected by project activities.
Both investigations informed the environmental reviews
which were written in compliance with National
Environmental Policy Act (NEPA) and Section 106 of the
Nationa1 Historic Preservation Act (NHPA). Together,
these efforts offered the San Luis Obispo County
Planning and Building Department critical insight into
both archaeological constraints and opportunities tied to the Intertie Project.
AT&TCorrimiinicato,onLine Insta!!aticri Prolects,
Apex TITAN, Inc., San Luis Obispo County, CA. Crew
Chief. Multiple fiber optic cable installation projects required Phases I through Ill cultural resource
assessments and an environmental review. Reilly's
responsibilities included agency coordination, tribal
consultation, background research, field survey, and
excavation. He collatiorated with local governments and Native American stakeholders to ensure cultural
concerns were addressed from the outset. Fieldwork
involved pedestrian surveys across project areas,
preparation and updates of cultural resource site records, and targeted test excavations to identify the significance of resources and measure potential impacts. Since the
project areas occurred within the Caltrans right-of-way (RNV), Caltrans reviewed and approved each stage of
fieldwork, environmental reporting, and documentation.
Reilly drew upon his familiarity with Caltrans' cultural resource protocols for these projects, including cultural resource identification and evaluation, historical context development, tribal engagement, survey execution, and
reporting standards outlined in the Standard
Environmental Reference, Volume 2: Cultural Resources.
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Zhe Chen, LEED Green Associate
Senior Air Quality/Noise Analyst
Firm
ii MNS Engineers, Inc.
Areas of Expertise
a CEQA guidelines
a Climate action planning
* GHG reduction measures
ii Noise mitigation
a Emissions and air dispersion modeling
ii Sustainability strategies
ii Technical reports
Years of Experience
-9
Certifications
* LEED Green Associate, No. 'l 1107135
* ZERMOD Air Dispersion Modeling Technician, Lakes
Environmental
ii Certified Associate in Project Management (CAPM),
Project Management Institute (PMI)
* Competent Communicator, Toastmasters International,
ii Applied Data Science with Python Specialization,
Coursera
a Data Science Methodology in Action using Dataiku,
Udemy
Education
* MBA, Paul Merage School of Business, University of
California, Irvine, CA
ii MS, Environmental Engineering and Science, Stanford
University, CA
* BS, Chemistry, Peking Llniversity, Beijing, China
RE:SUME
Ms. Chen is a seasoned environmental project manager
with over nine years of experience leading impactful
consulting projects focused on air quality, climate
change, and noise mitigation. She excels in managing
cross-Tunctional teams across multiple offices, directing complex environmental impact analyses, and driving
sustainability initiatives that help CaliTornia jurisdictions meet greenhouse gas (GHG) reduction targets. Known
for her strong critical thinking, communication, and
leadership skills, Zhe fosters collaborative team
environments through creative problem-solving and
continuous feedback. Her expertise spans regulatory
research, emissions modeling, climate action planning,
and developing efficient data management tools to
optimize project delivery. Her experience includes:
Well and Water Treatment Plant Project IS/MND,
California Water Service Company (Cal Water), Long
Beach, CA. Senior Air Quality and Noise Specialist. This project outlines plans to establish a new on-site water well and treatment facility, complemented by upgrades to utility inTrastructure located within the rights-of-way (RNV) of nearby roads. Together, these enhancements are
designed to strengthen and ensure a more dependable
water supply For the northern sector or Cal Water's
Dominguez District service area. Zhe assisted in the
preparation of an IS/MND and a series of specialized
technical analyses.
Peck Water Conservation Basin Outlet Modification
Project Technical Memorandums, Los Angeles
County, CA. Project Manager. Situated within an
unincorporated area of Los Angeles County and adjacent
to Arcadia and El Monte, the project focuses on
modernizing existing water infrastructure. Specifically, it calls for the removal of the current Spreading Basin
outlet structure and the installation of a new configuration designed to lower the intake elevation. This project
required CEQA technical studies to guide environmental
review and ensure full regulatory compliance.
Tumbleweed Energy Storage Project Technical
Studies, Kern County, CA. Project Manager and Senior
Air Quality and Noise Specialist. The project proposed
the development or a large-scale renewable energy and
storage facility designed to enhance regional grid
reliability. Key components include the installation of a I 25-megawatt (MW) battery energy storage system
(BESS) and a 2 MW photovoltaic (PV) solar generation
facility. Additionally, a new one-mile overhead generation tie (gen-tie) line would be constructed to connectthe
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project site to the Desert Flower Substation. Once
operational, the system will provide energy storage
services by receiving and storing electricity during
periods of low demand and subsequently transmitting the stored energy back to the grid through the existing
Southern California Edison (SCE) Whirlwind Substation.
Zhe assisted in the preparation of various technical
studies for the project.
Southern California Logistics Airport (SCLA) Specific
Plan Amendment Subsequent Environmental Impact
Report (EIR), City of Victorville, CA. SeniorAir Quality and Noise Specialist. The project a!igns with the city's established Priority Development Area, a designated
growth area exceeding 2,000 acres identified to
accommodate planned urban expansion within five
phases over 25 years. Zhe assisted in preparing the EIR for this project.
Providence Pointe Specific Plan EIR Addendum, City
of Fontana, California. SeniorAir Quality and Noise
Specialist. This project reassessed Planning Area I of
the Specific Plan whicn initially identified this area for commercial and retail development through an EIR
Addendum. The addendum analyzed a revised land use
scenario involving the development of a 96-unit singlefamily residential community on Planning Area 1. Zhe assisted in preparing the EIR Addendum for this project.
Pico Rivera Warehouse Project IS/MND, City of Pico
Rivera, CA. SeniorAir Quality and Noise Specialist. This project plans the development of a modern industrial and commercial complex on a I 9.06-acre site. The goal of
this project is to stimulate economic activity, generate local employment, and contribute to municipal revenue,
aligning with the city's General Plan vision for the area.
Central to the plan is the construction of a 357,903-
square-foot building designed to accommodate
warehousing, distribution, and office functions. This
facility would be supported by 393 surface parking
spaces to serve employees and visitors. In addition, the project includes a 2,500-square-foot print shop,
complemented by 29 dedicated parking spaces. Site
improvements also feature 22 bicycle parking spaces
and approximately 85,7alO square feet of landscaped
areas to enhance the overall aesthetic and environmental quality of the development.
ZHE CHEN, LEED GREENASSOCIATE I RESUME PAGE 2
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Roma Stromberg
Senior Noise Analyst
Firm
a MNS Engineers, Inc.
Areas of Expertise
a CEQA/NEPA documentation
* Environmental analysis
Years of Experience
- 31
Education
* BA, Geography - Urban Planning and Transportation, San Diego State University, CA
* MS, Envitonmental Management, West Coast University,
CA
Affiliations
* Association of Environmental Professionals (EAP)
h American Planning Association (APA)
@ Institute or Noise Control Engineering (INCE)
Ms. Stromberg has over 31 years of experience working
as an Environmental Planner and a noise and air quality analyst. Roma's expertise is in preparation of technical noise and air quality studies as well as CEQA and NEPA
documentation. Roma has prepared and managed
numerous documents including environmental impact
reports, environmental impact statements, mitigated
negative declarations, environmental assessments, and
technical noise and air quality studies. She has also
conducted field monitoring for wetland, wildlife, and noise mitigation compliance. Having a broad range of
experience, Roma excels at the more technical aspects
of environmental analysis and quickly adapts to new lead agency, responsible agency, and state environmental
policy act requirements.
A skilled project manager, Roma provides consistent,
accurate, and reliable environmental planning and
technical study results for complex projects and
situations. She develops work plans; negotiates budgets; provides daily team management, subcontractor
oversight, cosUschedule control, finds solutions; leads the identification and development of technically and
economically feasible mitigation measures; and
maintains effective client liaison to lead the generation of project reports and recommendations that are clear,
scientifically defensible, and able to withstand scrutiny by citizen oversight boards and regulatory agencies. Roma
is adept at presenting environmental project status
reports and recommendations at client and public
meetings. Roma's skills also include noise monitoring,
data compilation, SoundPLAN, TNM, FHWA, FTA,
RCNM, CREATE sound modeling, and CalEEMod air
quality modeling. Her experience inc1udes:
Shasta Lake General Plan Update, City of Shasta, CA.
Environmental Justice Lead. The Shasta Lake General
Plan Update project aims to assess and address the
noise impacts associated with the build-out of the
General Plan in the City of Shasta Lake. Roma
Environmental, LLC collaborated with City staff and
consultants to conduct field noise measurements and
gather relevant data for incorporation into a
comprehensive report. Using advanced modeling
techniques such as SoundPLAN, FHWA Worksheets,
and stationary noise sources analysis, the team
evaluated existing and future noise levels, including
traffic-related noise. Based on their findings, Roma
Environmental provided programmatic mitigation
measures and recommendations regarding land use
compatibility to ensure a harmonious environment for
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residents. Additionally, Roma worked closely with staff in developing Goals and Policies for the Noise Element of
the General Plan.
Isleton General Plan Update, City of Isleton, CA.
Environmental Justice Lead. The Isleton General Plan
Update project involved conducting a comprehensive
noise study for the City of Isleton. As part of this project, Roma Environmental collaborated with City staff and
consultants to determine the desired scope of work and
level of detail. Field noise measurements were
conducted, and the data collected was incorporated into the report. Representative construction noise modeling
scenarios were analyzed to identify potential impacts and provide programmatic mitigation measures. Additionally, future noise levels associated with the build-out of the General Plan were modeled using the SoundPLAN noise
model. Existing and projected traffic noise levels were assessed using FHWA Worksheets. Recommendations
regarding future traffic noise and land use compatibility were provided, along with modeling stationary noise
sources and offering corresponding recommendations as
necessary. Throughout the project, coordination with staff in developing Goals and Policies for the Noise Element
was a necessity.
Grand Terrace Plan Update, City of Grand Terrace,
CA. Environmental Justice Lead. The Grand Terrace
General Plan Update is a comprehensive project
undertaken by Roma Environmental, LLC to aSsess and
address noise-related issues in the City of Grand
Terrace. This project aims to provide an updated Noise
Element for the city's General Plan, ensuring that future development and land use decisions are compatible with
noise regulations and standards. The team at Roma
Environmental collaborated closely with City staff and
consultants to conduct field noise measurements
analyze existing noise levels, model future noise
scenarios using the SoundPLAN software, and identify
potential impacts associated with the build-out of the
General Plan. Additionally, they recommended
programmatic mitigation measures to minimize adverse
effects on residents' quality of life. Throughout the
project, Roma Environmental will work towards
developing Goals and Policies for the Noise Element in
coordination with city officials. By leveraging their
expertise in environmental planning and technica!
analysis, Roma Environmental aims to deliver
scientifically defensible recommendations that can
withstand scrutiny from regulatory agencies and citizen oversight boards.
ROMA STROMBERG I RESUME PAGE 2
APPENDIX A. RESUMES
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@MNS
Damien Delany
Economic Development Lead
Firm
* MNS Engineers, Inc.
Areas of Expertise
ii Project management
Community development
Community Development Block Grants (CDBG)
Planning
HLID regulations
Integrated Disbursement and Information Systems (IDIS)
reporting
Department of Real Estate approval process
Years of Experience
- 40
Education
* BS, Regional Development and Urban Planning,
University of Arizona, Tucson, 42
ii Master's Certificate, Applied Program Management,
Villanova University, Villanova, PA
Professional Development
* Basically CDBG Program
* Building HOME Partnership Training
AffiliationS
h National Association of Housing and Redevelopment
Officials
Mr. Delany has over 40 years of experience in the
planning field. Damien has worked for a nonprofit
housing corporation and major private residential and
commercial developers and as a planning and
community development consu1tant. In addition, he has
worked on numerous community development projects in
Southern California and has coordinated the work of
technical staff and subconsultants and administered
Community Development Block Grant (CDBG), Home
Investment Partnerships (HOME), Affordable Housing
Programs, Economic Development Programs, CARES
Act programs, and other state/federal grant-funded
projects and programs.
Multiple Projects, Pacific Municipal Consultants,
Long Beach, CA. Housing Development Manager.
Damien coordinated the work or technical staff and
subconsultants, ensuring smooth collaboration and
efficient project execution. He successfully administered various grant-funded projects and programs, including
the CDBG, HOME, Affordable Housing Programs,
Economic Development Programs, CARES Act
programs, and other state/federal initiatives. Overseeing contract values exceeding $1 0M annually, he ensured
that projects were executed within budgetary constraints while maintaining high-quality standards.
CDBG Grant Administration and Annual Action
Plans, City of Bethlehem. Project Manager.
Responsible for the city's grant administration of CDBG and HOME programs, CAPER, annual reporting,
implementation of programs funded through the CARES
Act and HOME-ARP, development of the Affordable
Housing program, and IDIS reconciliation.
CDBG/HOME Grant Administration Services, City of
Norwalk, CA. Project Manager. Responsible for
administering the city's CDBG and HOME programs with
funding received from HUD such as the First Time Home
Buyer program, Residential Rehabilitation Program,
update of Policies and Procedures and general grants
administration. Damien is responsible for the creataion, administration, and implementation of the City of
Norwalk's Economic Recovery Stimulus Program and
COVID-19 Rental Assistance Program funded through
the CARES Act and HOME-ARP programs.
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CDBG Grant Administration, City of Redondo Beach,
CA. Project Manager. Responsible for administering the
City's annual CDBG grant received from HUD,
performing labor standards compliance, monitoring
subrecipients and managing CDBG-funded mobility
access and home repair grant programs.
CDBG and CARES Act Program Administration, City
of Union City, CA. Project Manager. Responsible for the administration and implementation of the city's CDBG
programs, CARES Act programs, grant administration,
and labor compliance monitoring. Damien also oversees
the Below Market Rate (BMR) home ownership program.
Multiple Projects, Charles Company, West
Hollywood, CA. Project Manager. Damien managed the
opening of commercial establishments, including the
development and launch of the Outlet Mall in Calexico. In addition to his work on the Outlet Mail, Damien
collaborated with McDonald's Corporation to facilitate the opening of a new store in Fairfield, CA.
Multiple Projects, Shea Homes, Corona, CA.
Community Development Manager. Damien
simultaneously managed two $100M complex projects
each worth $IOO million, ensuring that they were
completed within budget and on schedule. In addition to project management, Damien also played a crucial role
in coordinating with both internal and external legal
counsel during contract negotiations. Furthermore,
Damien took charge of managing the Department of Real
Estate approval process. This involved navigating
through regulatory requirements and securing necessary
approvals for the projects under his supervision.
Multiple Projects, City of Anaheim, Anaheim, CA.
Senior Project Manager. Damien coordinated,
developed, and managed annual federal budgets totaling
$'13M. He effectively oversaw new residential
communities for sale or rental purposes. Damien's
expertise also includes successfully negotiating
Disposition and Development Agreements as well as
Exclusive Negotiation Agreements. Furthermore, Damien
played a key role in negotiating the acquisition of a multimillion-dollar insurance policy specifically tailored for development sites.
Multiple Projects, Willdan Associates, Industry, CA.
Principal Community Development Planner. Damien
administered the day-to-day operations of federal
programs, including the preparation of the reporting
requirements, annual funding requests, and preparing
any necessary clearances for projects. In addition to his role in federal program administration, Damien also
provided valuable assistance to cities in project
management for programs funded by the Redevelopment
Agency. His expertise in this area allowed him to
effectively support cities in implementing and executing their projects. Furthermore, Damien played a crucial role in collaborating with HUD on the rollout of the IDIS
across communities nationwide.
APPENDIX A. RESUMES
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Kristine Gaa
Economic Development
Firm
* MNS Engineers, Inc.
Areas of Expertise
a Economic development
a Project management
* Marketing and media
* Market analysis
ii HUD regulations
* Grant administration
* Community outreach/engagement
@ Planning
Education
- BS, Urban and Regional Planning, California State
Polytechnic University, Pomona, CA
Affiliations
* American Planning Association
* National Association of Housing and Redevelopment
Officials
* The International Council of Shopping Centers
Ms. Gaa has 20 years of project management and
economic analysis experience. Her projects span
housing and community development, public outreach,
and economic analysis. Her key strength is the ability to execute analysis to support community development
projects and effective community outreach. Her
experience includes:
Various Economic Development Projects, City of
Long Beach, CA. Economic DevelopmentAnalyst.
Kristine works with the City of Long Beach's Economic
Development Department on various projects. She
worked on Amazon's HQ2 proposal, she was the project
manager for the Limitless Campaign and worked with the
IT department to update and maintain the Economic
Development website. Kristine also conducted a citywide analysis of vacant storefronts, city-owned real estate disposition and land lease management, as well
as determining the highest and best uses for target
properties.
Various Economic Development Projects, City of
Anaheim, CA. Economic Development Analyst. Kristine
has taken lead with marketing programs for the City of
Anaheim including the Anaheim Canyon pitch deck For
investors, the layout for the Orange County Business
Journal, and the marketing for the Storefront
Improvement Project. She has also worked with the IT
department to redesign and create a new website layout
for the Economic Development Department, and all
associated sub-pages.
2021-2025 Consolidated Plan/Community Outreach,
City of San Bernardino, CA. Outreach and Planning
Lead. Conducted online and paper surveys to imorm the
Analysis of Impediments and the 2020-2025
Consolidated Plan for the City or San Bernardino. Also
conducted a Housing Summit which involved 7 key
speakers, over 45 stakeholders, community leaders, and
City staff. Composition or the City's 2021-2022 Annual
Action Plan. Conducted online surveys in English and
Spanish, as well as a Virtual Community Workshop and
stakeholder interviews.
Al/Con Plan. City of Menifee, CA. Outreach and
Planning Lead. Kristine's responsibilities included:
Administration and execution of Community
Development Block Grant (CDBG)-CV funding for the
rental and mortgage assistance grant program
Community outreach including survey creation
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Community ovtreach meetings for the city's 2022-
2027 Consolidated Plan process
Stakeholder interviews and focus groups
Composition of the City's Analysis of Impediments
and 2022-2027 Consolidated Plan
2020-2025 Consolidated Plan and Community
Outreach, County of Santa Clara, CA. Outreach Lead.
Responsible for the Consolidated Plan update for the
county and eight participating jurisdictions along with community outreach and stakeholder interviews.
Housing Stock and Windshield Survey, City of South
Lake Tahoe, CA. Kristine completed a three-week
Windshield Survey for the city where approximately
4,000 housing units were surveyed. The data collected
assisted in projecting trends including the impact of
vacatiori renta!s upon residential neighborhoods, which helped inform existing policies on housing development.
The data gathered was also used to update city's
Housing Element.
Windshield Survey, City of Visalia, CA. Kristine
surveyed a total of 2,301 housing units and 16 public
amenities. When considering all the housing units within the City of Visalia, including areas not identified by city staff, this report covered 5% of total housing units. She also conducted two community outreach meetings. At the
end of the survey period, Kristine provided the city with a full report analyzing the results of the data and provided guidance on areas that may need city funding (i.e.,
improvement to public right-of-way, potential lead
abatement needed, potential overcrowding indicated,
etc.).
KRlSTiNE GAA I RESUME PAGE 2
APPENDIX A. RESUMES
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Ramona Castaneda
Economic Development
Firm
* MNS Engineers, Inc.
Areas of Expertise
* Urban planning
ii Economic development
@ Project management
a Property acquisition
@ Community redevelopment
Years of Experience
- 32
Education
* BA, Social Welfare, University of California,
Berkeley, CA
ii MA, Urban Planning, University of California,
Los Angeles, CA
Ms. Castaneda brings over 32 years of extensive
experience in both the private and public sectors,
specifically in the fields of economic development,
finance, redevelopment, and successor agency
dissolution. Throughout her career, she has successfully collaborated with various stakeholders, including the
public, businesses, developers, and community
members. In economic development, Ramona has
played a pivotal role in driving growth and prosperity by implementing strategic initiatives that attract investments and foster business expansion.
Her expertise lies in identiTying opportunities for job creation, promoting entrepreneurship, and cultivating
partnerships between local government entities and
private enterprises. With a strong background in finance, Ramona possesses a deep understanding of financial
management principles and practices. Furthermore,
Ramona's proficiency in redevelopment has been
instrumental in transforming blighted areas into vibrant communities. Her experience includes:
Various Projects, City of Long Beach, CA. Property
Development and Lease Manager. Ramona provides
staff augmentation services to the City of Long Beach
Economic Development Departments, specifically within
the Real Estate Bureau. Her expertise lies in handling
real property leases, as well as acquisition and
disposition of city-owned properties.
Various Projects, City of Anaheim, Anaheim, CA.
Property Development Manager. Ramona was
responsible for identifying development opportunities,
working with development teams, managing the city's
property portfolio, and negotiating development
agreements on behalf of the city. She implemented and
administered comp!ex agreements that may have
significant economic impacts to the city, including
development agreements, professional service
agreements, leases, parking rights, and easement
agreements.
Multiple Projects, City of Fullerton, Fullerton, CA.
Revenue Manager. Ramona oversaw, managed,
planned, organized, and directed a wide variety of
revenue, treasury, and utility services functions. With her exceptional expertise, she efficiently tracked cash flows and forecasted future cash flow needs while closely
monitoring city and successor agency revenue and
investments. In addition to her financial acumen,
Ramona excelled in administering policies, procedures,
APPEN[)IX A. RESUMES
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and technical duties involved in the cashiering function.
She adeptly managed utility franchise agreements,
contracts, investment advisory services, and other crucial agreements that contributed to the smooth operation of
the organization.
RAMONACASTANEDA I RESUMEPAGE2
APPENDIX A. RESUMES
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Joyce Lee
Economic Development
Firm
ii MNS Engineers, Inc.
Areas of Expertise
ii Project management
@ Economic development
a CDBG and HOME grants
Years of Experience
-6
Education
* BA, Urban Studies and Planning, University of California, San Diego, CA
Affiliation
- CALED
Awards
* 2CY9 Academic Award, APA, California Chapter
ii 2019 Academic Award, APA - San Diego Chapter
ii Provost Honors, UC San Diego
Ms. Lee worked in local government and for the higher
education industry for three years betore transitioning into a housing and community development consultant.
She has worked on various projects, including mixed-use redevelopment, green placemaking, and community
engagement activities. In her capacity as a Project
Manager, Joyce has developed and administered various
funded programs using both CDBG and HOME grants.
Her experience includes:
City of Redondo Beach, CA. Project Manager. Joyce is
responsible for the administration of CDBG funds. She
developed the COVID-'19 Business Assistance Program
for small businesses affected by COVID-19. She also
prepares CAPERs, AAPs, Consolidated Plan, and
Analysis of Impediments to Fair Housing Choice;
prepares staff reports, presentation materials, and public notices; and presents at City Council hearings for
approval of HUD-related reports. Joyce conducts
monitoring of all CDBG subrecipients and presents
results to city staff and acts as a liaison between city residents and contractors for their Mobility Access and Emergency Repair Program. She also prepares work
write-ups, bids, and invoices; assists homeowners with
any questions regarding the program; and prepares
CDBG Policies and Procedures to guide future program
funding.
City of Norwalk, CA. Project Manager. Joyce is
responsible for the administration of CDBG and CARES
Act funds. She is assisting the city with their Economic Recovery Stimulus Program, which provides zerointerest loans and possible grants to small businesses affected by COVID-19. She provides consultation on
CDBG process for Economic Development and Housing;
prepares presentation material, public notices, and staff reports for City Council meetings; and conducts
monitoring of CDBG and HOME funded activities to
ensure subrecipient organizations are meeting all HUD
regulations and provide recommendations to city staff.
Additionally, Joyce prepares CAPERs and AAPs for
CDBG and HOME funds, and she is responsible for the
development of the Consolidated Plan and Analysis of
Impediments to Fair Housing Choice.
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City of Anaheim, CA. Project Manager. Joyce assists
the City's Economic Development Department to review
and track Surplus Land Act (SLA) legislation. She is
responsible for determining if city-owned land is subject to SLA or can be declared exempt surplus; determining
processes for disposition or land retained for city-use; preparing staff reports, presentations, and administrative reports for City Council; and providing business
assistance connecting business owners, realtors, brokers to internal and external partners. Additionally, Joyce
provides site selection/opportunity site, business
concierge service, streamlined permit assistance, and
business license assistance, and she reviews leases for current obligations for amendments or upcoming
contracts.
City of Santa Fe Springs, CA. Assistant Planner. Joyce
assisted the city in developing two COVID-"19 business
assistance programs. She determined the eligibility of
applicants and provided weekly updates to city staff. She was responsible for ensuring all program documentation
was submitted prior to receival of grant.
City of Pasadena, CA. Assistant Planner. Joyce
conducted land use surveys for the City of Pasadena.
She reviewed zoning codes to determine if current
business application use was allowed. Surveys were
specific to Cannabis-related businesses.
City of Huntington Park, CA. Associate Planner. Joyce
assisted the city in HUD audits, reviewed all
documentation for GDX submittal, and worked with city
staff to prepare and identify correct documentation.
Additionally, she assisted the city in responding to HUD notifications and submittal for audits.
City of Norco, CA. Associate Planner. Joyce assisted
the city with administering their Residential Rehabilitation Program. She reviewed applications for eligibility and
scheduled contractor walkthroughs. Additionally, Joyce
assisted homeowners and determined e!igibility for their Utility Assistance Program, which provides discounts to seniors or persons with disabilities.
City of Lomita. Assistant Planner. Joyce was
responsible for assisting with the management of the
Lomita Manor Senior Housing Project, a conventional
public housing project, and ensuring compliance with all HUD-related reporting requirements. She assisted the
city with administering their Residential Rehabilitation Program, which included communication between the
homeowners and contractors, processing of contractor
invoices, answering program-related questions from
residents, and preparing bids for homeowner review.
JOYC:ELEE I RESUME PAGE 2
APPENDIX A. RESUMES
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Attachment J
Agenda Bill 01/13/26
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Statement of Qualifications to Provide
On-Call Planning Consulting Services
October 9, 2025
Submitted by:
m
civic
SOluTIONS
111 Corporate Drive, Suite 120 N Ladera Ranch, CA 92694 Management Contact: George Buell, Sr. Vice President
949.489.1442 a fax949.240.8068
www.civicsolutions.com
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1. Cover Letter
§§§ICIVIC
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October 9, 2025
City of South Gate
City Clerk's Office
Attn: John F.Signo, AICP,Planning Manager
8650 California Avenue
South Gate, CA 90280
Subject: Response to Request for Qualifications to Provide On-Call Planning Consulting Services Dear Mr. Signo:
Civic Solutions, Inc. is pleased to submit this statement of qualifications.to provide On-Call Plannirig Consulting Services for the City of South Gate.
Founded in 1991, Civic Solutions has provided planning services for nearly 100 public agencies across California. We bring to the City of South Gate our unwavering commitment to public service, which are reflected in the following:
Extensive Public Sector Expertise: Every member of our team brings deep experience working in and for public agencies, with a shared mission to improve communities.
Organizational Depth and Resilience: We are equipped to fully support the City's advance planning needs as identified in the RFQ.
Solution-Oriented Service: We align our work with the vision and goals of the City Council, always seeking practical, forward-thinking outcomes.
Scalable Support: Our flexible service model allows us to scale up or down responsively, always mindful of cost-effectiveness and the City's evolving needs.
No Confflcts of Interest: We currently serve only public agencies and do not accept contracts from private-sector development interests in any jurisdiction.
Thomas G. Merrell is the President and founder of Civic Solutions, and is authorized to contractually bind the firm for all services. George Buell, Senior Vice President, will seive as the Management Contact and will handle contractual matters. Mr. Buell can be reached at [email protected] and 949-489-1442. This proposal is valid for a period of 120 caleridar days.
Civic Solutions sincerely appreciates the opportunity to submit this statement for On-Call Consulting Services for the City of South Gate. We are confident that you will find that our firm's capabilities, technical expertise, and key personnel match the City's selection criteria.
Respectfully,
CIVIC SOLUTIONS, INC.
Thomas G. Merrell
President
Ill Corpotate Dt., Ste. 120
Ladeta Ranch, CA 92694
949/489-1442a 949/489-2408FAX
tvww.civicsolutions.com
391
Contents
Cover Letter
Work P
a.
b.
C.
d.
e.
f.
Fees
Methodology
Project Schedule
Qualifications and Prior Experience
Personnel
Conflict of Inte
References
4. Resources to be Provided by the City
Appendix - Resumes
Statement of Qualifications to Provide On-Call Planning Consulting Services City of South Gate
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October 9 2025
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2. Work Plan
Statement of Qualifications to Provide On-Call Planning Consulting Services City of South Gate
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2. Work Plan
Civic Solutions is pleased to present the following work plan to provide professional planning services to the City of South Gate. With over three decades of experience serving public agencies across Southern California, our firm is uniquely positioned to support advance and current planning initiatives with a high level of responsiveness, flexibility, and accountability. While this Statement of Qualifications responds to a general solicitation for on-call services and no specific project schedule has been identified, our team is available and prepared to mobilize quickly and efficiently as needs arise. Our approach is rooted in a deep understanding of municipal operations, a commitment to quality and public service, and a proven ability to deliver timely, cost-effective, and communityfocused planning solutions. We view our role as an extension of City staff and are dedicated to upholding the City's standards while fostering inclusive engagement - especially with Spanishspeaking residents - to ensure that all planning efforts reflect the values and priorities of the South Gate community.
a. Methodology
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As noted above, we are prepared to assist the City of South Gate on a wide range of planning initiatives, with particular focus on advance planning needs, though we are equally capable of providing current planning project management services as well. Our methodology emphasizes responsiveness, flexibility, and accountability, ensuring that services are aligned with the City's priorities and delivered at the highest professional standard.
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E(J- luE=QE.E= :.aiii. ia' . iii-..a- -xi.=J, hs ,a a- i *x ,i (0 . 4 l.. t(- ai i =i+iaai)y+ 'a"" ' I "" a 0 ' Task Initiation and Assignment. Upon notification from the City's Project Manager, Civic Solutions will be available to discuss short-term and long-term assignments. We are amenable to the use of written task orders, approved in advance by the City, to establish clear expectations for budgeting, scheduling, and deliverables. Where needed, amendments to task orders may be mutually approved to accommodate unforeseen circumstances.
Standards and Performance Expectations, Including Spanish Translation. All assigned responsibilities will conform to the City's standards for turnaround times, schedules, and communication protocols, including timely responses to email and voicemail. Civic Solutions' staff recognize that our role is an extension of City staff, and we will consistently represent the City with professionalism and a commitment to the public interest.
We are aware that many South Gate residents and other stakeholders are likely more comfortable communicating in Spanish. Accordingly, we employ fluent Spanish speakers, who will be utilized as needed.
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Budget and Schedule Management. Maintaining services that are timely and cost-effective is a central priority. Civic Solutions tracks budget and schedule performance through our invoicing system, providing invoices within 15 days of the close of each month. These invoices serve as a key tool for the City and Civic Solutions to monitor time and cost metrics.
For project-specific assignments, task order budgets and schedules will be prepared in advance to establish clear expectations.
Quality Control. To ensure the delivery of work that meets the highest professional standards, all products prepared for advance planning assignments will undergo internal review prior to submittal to the City. The same can hold true for our current planning work, but due to local nuances, most of our clients prefer this to take place in-house.
Cammuriication and Coordination, Clear comrrivriicatiori is critical to the success of this engagement. Unless otherwise arranged, operational direction will be coordinated directly between the City's Project Manager and our Project Manager on a weekly or bi-weekly basis.
For larger or more complex projects, periodic written progress reports may also be provided. Budget status will be addressed through monthly invoicing.
Staffing and Continuity. If staffing changes are required, the City will be notified as soon as possible. The City will receive resumes for proposed new staff members and will have the opportunity to meet and approve each candidate prior to the commencement of work.
Commitment to Service. Our overarching objective is ta provide professional plannirig services that meet or exceed the expectations of the City and the greater South Gate community. We recognize our role will be as a trusted partner and extension of City staff, and we are fully committed to supporting the City's mission in the public interest. b. Project Schedule
Because this is a general solicitation for on-call services and no project has yet been identified, there is no
schedule at this time. However, as described above,
after a project is assigned, we will work collaboratively with staff to create a project schedule with milestones that include start date, process with key milestones, and a target completion date.
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31 Statement of Qualifications to Provide On-Call Planning Consulting Services City of South Gate
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c. Qualifications and Prior Experience
@civic
With a proven track record of successful performance throughout Southern California, Civic Solutions is exceptionally well qualified to support advance planning initiatives, including but not limited to work on the general plan, the zoning ordinance, specific plans, community/area plans, other land use policies, and analysis of proposed and existing legislation.
The following are examples of some of our advance planning work.
General Plans, General Plan Elements, and Area Plans
City of Rancho Cucamonga General
Plan Update: The City and the Civic
Solutions Team worked closely to
develop a General Plan that focused
on organizing growth within Centers,
Corridors, and Districts, aiming to
transform auto-dependent suburban
arterial corridors and commercial
strips into walkable, mixed-use
places, while protecting the character
of existing neighborhoods. As part of
this update, the Civic Solutions team prepared detailed vision plans for eight Focus Areas.
The City Council enthusiastically and unanimously adopted the General Plan in December 2021. It has since been recognized with SCAG's 2022 Sustainability Award for Efficient and Sustainable Land Use, as well as the National APA Sustainable Communities Division award for a Citywide Plan.
City of Norco General Plan Update:
Through an expansive year-long
public engagement process, the
consultant/City team clarified the
community's vision and core values
for a unique, semi-rural small town
with a powerful focus on preserving
and supporting its equestrian and
agrarian lifest5rle.The General Plan is
not aimed at changing anything
fundamental to Norco; rather, the
overarching intent is to protect and enhance the City's agricultural and equestrian lifestyle and to maintain fiscal sustainability to pay for the lifestyle that residents enjoy, including trails and open space amenities. The primary opportunities for economic development are along the City's commercial corridors, and the key areas of discussion focused on Statement of Qualifications to Provide On-Cal! Planning Consulting Services City of South Gate
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enhancement opportunities that are consistent with Norco's small town, semi-rural character and how to make best use of Norco's commercial corridors to help generate revenue for the City while preserving and enhancing the character and values of Norco.
While there are many clear points of consensus among community members, there remained some areas of competing interests, and the focus of community discussion was on how best to balance the competing interests, economic realities, and values of the community. Civic Solutions has drafted the General Plan, and adoption is expected in late 2025.
City of Laguna Beach Housing Element: Civic
Solutions, in partnership with Veronica Tam and
Associates, created the City of Laguna Beach
Housing Element and received California Department of Housing and Community Development certification with very few modifications. The
Civic Solutions Team managed all aspects of the
Housing Element including an extensive housing
assessment and needs analysis, the identification
of adequate sites and constraints, and all public
outreach. !mportantly, housing goals, policies
and quantified objectives were developed
regarding the production, conservation,
maintenance, preservation, and improvement of
housing. The update reflected current and
projected market conditions, the City's specific
challenges, and funding capability to ensure the
nousing objectives are realistic.
City of Rancho Cucamonga Etiwanda
Heights Neighborhood and
Conservation Plan: The Etiwanda
Heights Neighborhood & Conservation
Planwas adopted in 2019 and involved
annexation of over 4,000 acres in the
northern portion of the City. This
community-based Plan was prepared
to guide land use and shape new
development within the Etiwanda
Heights Neighborhood & Conservation
Plan Area, and represents a unique
opportunity to permanently preserve
unspoiled views of the San Gabriel foothills and mountains, permanently conserve rural open space and habitat resources, and secure recreational access to the foothills, while providing unique new neighborhoods that reflect Rancho Cucamonga's heritage. Civic Solutions managed all components ofthe project, as well as coordinatingthe multidisciplinary consultant team, which was made up of ten firms.
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City of Jurupa Valley Pedley Town
Center Plan and Citywide Corridors
Plan: Civic Solutions is currently directing
a Citywide Corridors Plan and recently
completed the Pedley Town Center Plan
for Jurupa Valley to guide the transformation of suburban development built under Riverside County standards to the "semirural small town" that residents envision.
Much of the city's area is made up of semirural equestrian properties or conventional suburban development; however, specific areas like Pedley, due to their
history and location, began as small,
traditional centers of commerce and
activity. The Pedley Town Center Plan is
designed to be a tool for clearly
articulating an implementation-focused,
community-based vision to guide future
development, and to preserve and enhance its many unique characteristics and attributes, including the equestrian character and trail connections and the Metrolink station, which provides regional access. It is anticipated that the Pedley Town Center Plan will be adopted this year, the first of three "town center plans" in the City. The Citywide Corridors Plan presents an opportunity to address the functional and aesthetic characteristics of the City's major corridors, rather than viewing the streets solely as transportation infrastructure that moves cars around. Preparing a long-range plan for the City's major corridors will provide customized Jurupa Valley Street Standards that can accommodate the necessary vehicular traffic while also supporting pedestrian, transit, bicycle, and equestrian modes, and reflecting the communit5r's semi-rural character.
Municipal Code Chapters and Amendments
Civic Solutions has extensive experience with developing zoning code ordinances and managing code amendments. The following list represents some of the municipal code chapters recently completed:
Wireless Communication Facilities: Complete replacement of existing ordinance to address design, aesthetics, enforcement, preferred locations, and updated federal mandates.
Multi-family Objective Development Standards: Developed comprehensive development standards for proposed multi-family dwellings.
Senate Bill 9 Housing Development Standards: Provided new municipal code sections to address future SB 9 housing construction and urban lot subdivisions.
Accessory and Junior Accessoty Dwelling Units: Created new code chapters that included objective development standards to address new1y pnartprl 1pgis1ation.
Traditional Neighborhood Design Standards: Tailored objective development standards to address the community's goal of retaining meaningful community characteristics in proposed residential developments.
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Density Bonus Ordinance: Developed municipal code regulations in compliance with State mandates to ensure maximum incentives for affordable housing development.
Inclusionary Housing and Affordable Housing In-Lieu Provisions: Authored code sections to address requirements of State law and ensure maximum incentivization for new affordable housing.
General Plan Land Use Amendments/Zone Changes
When the City of Jurupa Valley adopted its General Plan in 2017, it changed the General Plan Land Use Map in 21 geographic areas, resulting in the necessity to amend the Zoning Map. The multi-year amendment program involved over 80 individual parcels. Civic Solutions provided program mariagemerzt and planrang expertise, ir'icltitlthg exterisive pubiic outreach efforts, noticing and presentations at numerous public hearings. In addition, we processed the rezoning of 16 acres of residentially zoned land to higher density residential zoning in order to obtain State Housing Element certification.
Specific Plans
Civic Solutions has facilitated the adoption of multiple, large-scale, mixed-use commercial, residential, and industrial specific plans including the following.
City of Jurupa Valley, The District at
Jurupa Valley Specific Plan: Civic
Solutions managed all aspects of the
entitlement process for The District at
Jurupa Valley Specific Plan, a plan that
prescribes land use regulations for a
mixed-use development project on 248-
acres. The project includes 1,192
residential units, 3 million square feet of
commercial and industrial space
(including warehousing), a hotel, and 11
acres of public parks, trails, and open
space. Importantly, the project is
intended to create local employment
opportunities, build community bonds,
strengthen economic vitality by
establishing the site as a destination
district, and substantially increase the
City's housing opportunities. The
approval process included substantial
public participation and extensive
review of highly technical environmental
reports. Civic Solutions coordinated all
environmental consultants, City
departments, and the review by outside governmental agencies.
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City of Jurupa Valley, The Rio Vista
Specific Plan: Civic Solutions managed
all aspects of the entitlement process
for the Rio Vista Specific Plan, a largescale, mixed-use plan that includes the following major land use components
on 917.3 acres; 1) 1,697 dwelling units
on 204.4 acres, 2) 1,269,774 square feet
of light industrial building space on
58.3 acres, 3) 1,428,768 square feet of
business park building space on 82.0
acres, and 4) 510.8 acres for natural
open space with 14.3 acres of
recreational amenities. The Specific
Plan also includes 13.4 acres of land for
a public elementary school. Major entitlements included a General Plan Amendment to make the Specific Plan and General Plan land uses consistentwith one another, and a Development Agreement between the applicant and the City to establish the scope and timing of community benefits. Several Tentative Tract Maps were required. One Tentative Tract Map created parcels for the school site, park area, drainage basin, water tank area, open space, and areas reserved for future development. A second Tentative Tract Map created individual residential lots. The new Specific Plan consists of new land planning areas, objective design and development standards and development plans.
City of Jurupa Valley, The Shops at
Jurupa Specific Plan: Civic Solutions
managed all the steps for approval of
The Shops at Jurupa Specific Plan, a 32-
acre shopping, dining, and commercial
development on the corner of Pyrite
Street and Mission Boulevard, known
as The Shops at Jurupa Valley includes
17 new buildings with approximately
320,000 square feet of retail/
commercial space. Approved uses
include retail shopping, a grocery store,
sit-down and drive-through restaurants, a car wash, a gas station, retail fitness, and a department store. The project is nicely appointed with ample landscaping, walkways, parking, and outdoor dining.
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Regional Planning Collaborations
Civic Solutions has iea regional planning efforts for the Kings County Asscciation of Governments, the Southern California Association of Governments, and the San Diego County Association of Governments. Specific projects included the following.
Kings CountyAssociation of
Governments: Between 2022 and
2024, Civic Solutions provided all
advance planning program management for the Countywide Regiorial Housing Needs Assessment Plan and
administered Kings County REAP 2.0
funds. Following a thorough,
collaborative process, the RHNA Plan
was approved and the California
State Department of Housing and
Community Development provided
written compliments for a job well
done.
Aerial viewof Berkshtre Crossingapartments in Hanford
San Diego Association of Governments (SANDAG) and Southern California Association of Governments (SCAG). Along with a team of other firms and as a subconsulting team partner, SANDAG and SCAG selected our team to provide a variety of consulting services as part of its Housing Acceleration Program (HAP) funded by REAP 2.0 (Regional Early Action Plan, Program 2.0). The HAP has several projects and programs, one of which provides local jurisdictions with technical assistance to implement their 6th Cycle housing elements, prepare for new housing legislation, and streamline permitting processes for local housing development. Civic Solutions staff ensured funds were used to prepare educational materials [e.g., ADU handbook). Civic Solutions also conducted housing policy research, provided summaries of legislative bills, conducted workshops, and provided on-demand technical assistance services to member jurisdictions ensuring quality expectations on time and on budget.
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State of Caiifornia Housing and Community Development Department (HCD) Grant Applications and Administration
To assist with the funding of proactive housing-related activities, Civic Solutions secured and administered over $800,000 tn competitive grants onbehalf of the City of JurupaValley to offset general fund expenditures. Specifically, funds were used as follows.
SB2 Planning Grant. SB2 Planning Grants provided funding and technical assistance to local and county governments in California to help prepare, adopt, and implement plans and process improvements that accelerate housing production. Primary objectives of the grant funding were to: 1) accelerate housing production, 2) streamline the approval of housing development affordable to owner and renter households at all income levels, 3) facilitate housing affordability (particularly for lower- and moderate-income households), 4) promote development consistent with the State Planning priorities, and (5) ensure geographic equity in the distribution and expenditure of funds. Civic Solutions applied for SB2 grant funds for the City of JurupaValley andsuccessfully securedan award of $310,000to undertake the following projects.
Objective Residential Design Standards.
The State of California adopted
numerous legislative actions to reduce
the ability of local governments to
review and process applications for
new housing, particularly higher
density housing. One of these is Senate
Bill35 (SB 35), which requires that
cities allow multifamily residential
projects to be processed ministerially if
they meet certain criteria. Civic
Solutions prepared multi-family
residential design standards for
implementation through a ministerial process. The funds were used to offset costs to prepare the standards, conduct outreach with the publig and process adoption through the Planning Commission and City Council.
Rezoningof16 acresto comply with the 6thCydeRegional Housing NeedsAssessment (RHNA) (Housing Element Update). Civic Solutions prepared an Adequate Sites Inventory and identified appropriate sites for rezoning to match the highest residential density in the City's Land Use Plan. Tasks include site analyses, workshops with the Planning Commission, outreach to property owners and community members, preparation of CEQA documents, and presentation before Planning Commission and City Council during public hearings.
Pedley Town CenterArea Plan. Civic Solutions developed a conceptual Area Plan for the Pedley Town Center area that included provisions for high-density, mixed residential and commercial development in a highly walkable central hub. Funds were used to prepare a conceptual land use plan, public outreach, report preparation, and public Statement of Qualifications to Provide On-Call Planning Consulting Services City of South Gate
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workshops. Combined, the efforts resulted in a mixed-use Area Plan that encourages mixed-use infill development, including affordable housing.
Local EarlyAction Planning (LEAP) Grant. LEAP Grants were provided to help cities with technical assistance for the preparation and adoption of planning documents and process improvements that: 1) accelerated housing productton, and 2) facilitated compliance to implement the 6thCycleRegional Housing NeedsAssessment.The City of Jurupa Valley was awarded $500,000 in LEAP Funds for the following projects.
General Plan Consistency.
Adoption ofthe 2017 General
Plan included 21 amendments to
the General Plan Land Use Map
that addressed land use issues
including providing additional
commercial and residential uses
and buffering residential
development from industrial
uses. By law, the City's zoning
must be consistent with the
General Plar>. Mariy of the Lanrl.
Use Map changes resulted in inconsistencies with existing zoning. Importantly, 6 of the 21 General Plan Land Use Amendments (LUAs) resulted in changes from industrial land use designations to residential land use designations while the underlying zoning remains as manufacturing or some other industrial zoning. If a housing developer proposes a residential project, the developer would be required to process a Zone Change, thereby lengthening the entitlement process and adding costs associated with permits and financing. Project tasks included the following: 1) conducting study sessions, 2) public outreach such as contacting each property owner 3) notification of all property owners within a :L,000-foot radius, 4) preparation of California Environmental Quality Act documentation, 5) preparation of staff reports, 6) conducting public hearings with both the Planning Commission and City Council, and 7) GIS costs associated with updating the Zoning Map to reflect the final residential zoning. The effort helped the City improve its ability to meet its Regional Housing Needs Allocation (RHNA).
Accessory Dwelling Units (ADUs). Additional changes to ADU laws necessitated City adoption of code amendments. Civic Solutions prepared the ADU Ordinance update, the creation of "off-the-shelf' construction and architectural plans of ADUs, and public outreach campaigns, study sessions, preparation of CEQA documents, and to conduct public hearings. The construction and architectural plan prototypes were developed based on differing lot sizes, unit sizes, and architectural styles. The plans are currently available at the Community Development Counter and on the City's website.
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6th Cyde Housing Element (HE). Civic Solutions
revisited the City's goals to increase all types of
housing production, re-assessment of vacant
and underutilized lands for affordable housing,
an optional implementation of a Climate Action
Plan that includes provisions for housing
production, and the identification and reduction of barriers as identified by the Housing Element to the development of housing units
within the City. An updated Housing Element
will provide a policy-level foundation to
expand housing production with specific quantified objectives and programs as required by state law. This effort was accompanied by CEQA documentation that was adopted by the City Council before the statutory deadline of the Housing Element adoption.
Current Planning Experience
Civic Solutions has extensive experience managing current planning entitlements, including the following.
* City of Moreno Valley, World Logisttcs Center: Civics Solutions has provided entitlement project management services to the City of Moreno Valley for the World Logistics Center, a planned 2,600-acre, 40-million-square-foot industrial and commercial development in Moreno Valley, California. The complex is designed to be one of the largest logistics hubs in the world.
The project aims to support next-generation logistics, advanced manufacturing, and e-commerce, featuring sustainable design, advanced technologies, and infrastructure for autonomous vehicles.
City of Rancho Cucamonga, Foothill and Grove Mixed Use Development: The mixed-use project, lmown as Foothill and Grove, proposed 308 units and 14,704 square feet of commercial space on a 9-acre site. The project utilized State Density Bonus Law as well. Civic Solutions managed the project entitlement process including architectural and design review; environmental review and management; interagency coordination; and preparation of staff reports, resolutions, and conditions of approval.
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City of Laguna Hills, Oakbrook
Plaza High Density Senior Housing
Development: The senior housing
project, known as Oakbrook Plaza,
proposed 250 age-restricted units
within one 4-story building on a
6-acre site. The project utilized State
Density Bonus Law by proposing
senior housing units only. Civic
Soluttons managed the entitlement
and environmental review process.
The project incluaed numerous waivers pursuant to State Density Bonus law.
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City of Jurupa Valley, Rock Rose and Bayberry Place (Appaloosa Springs): Civic Solutions provided project management staff for the City of Jurupa Valley's Rock Rose and Bayberry Place residential community. The project subdivided 68 acres into 254 singlefamily lots and incl'ades various commiinitvy benefits siicn as parks, open space, and a multipurpose trail connecting to the Santa Ana River. The project redevelops a vacant, blighted property, increases the City's housing stock, and increases the number of new residents to support the City's existing and future commercial businesses. The project broke ground in Spring 2023 and is nearing completion.
City of Jurupa Valley, Space Center
Mira Loma: Civic Solutions provided
project management for the BRE
Industrial Logistics Project. The project
consisted of two industrial buildings on
105 acres totaling 1.9 million square
feet of building area. Building I
included a 1,379,287-square-foot
logistics building, with 20,000 square
feet of office use. Building 2 included a
560,025-square-footlogistics building
with 20,000-square-foot office use. The
uses include a variety of uses permitted
in the M-M Zone.
BRE Space Center Mira Loma
Logistics Project
Master Appllcatlon MA 20004
City of Junipa Vallay, Callfomia
(,ity of Anaheim, Mira Flores High
Density Multi-Family Residential Project: The 100% affordable project known as Mira Flores, developed by National Core consisted of 86 attached dwelling units (apartments) in a 4-story building on a 2.25-acre site, utilized State Density Bonus law including waivers, incentives, and reduced parking. Civic Solutions managed the project entitlement process from application submittal to building plan check and final certificate of occupancy.
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City of Beverly Hills, High Density Mixed Use AB 1413 and SB1893 "Builders Remedy" Development Projects: Civic Solutions is currently project managing six highly controversial mixed-use projects ranging in size from 30 to 135 units with 20o/o affordable units and ground floor retail and restaurant uses. Projects are all inconsistent with existing General Plan and Zoning designations and development standards, and are requesting numerous concessions, waivers, and incentives pursuant to State Density Bonus law. d. Personnel
The Civic Solutions team brings together highly experienced planners with extensive expertise in advance/long-range planning, including policy development, general plan and zoning updates, specific plan preparation, and housing element implementation. In addition to these long-range planning capabilities, the team excels in current planning, entitlement processing, CEQA process management, urban design evaluation, and community engagement. Collectively, the team has decades of publicsector and contract planning experience, managing complex development projects, municipal code updates, grant-funded initiatives, and public outreach programs. Each member contributes specialized skills - from technical studies and policy writing to project management and customer service - ensuring municipalities receive comprehensive, responsive, and high-quality planning support. This combination of leadership, technical proficiency, and hands-on municipal experience allows Civic Solutions to function as an extension of City staff, delivering professional planning services that are both efficient and effective. Finally, it is important to note that each of our team members has capacity to timely perform work for the City of South Gate, and should staff substitution be required we will follow our protocol as described in the Methodology section, above, or any other method muhially agreed-upon by the City and Civic Solutions.
Tamara Campbell, Community Planning Services Manager/Principal Planner Ms. Campbell is Civic Solutions Contract Planning Services Manager. She has over 30 years of publicsector planning experience.During her first 5years asacontract planner for Jurupa Valley, she collaborated closely with the Planning Director (Tom Merrell, President of Civic Solutions) and managed daily operations of numerous current and long-range planning activities. Acting as Assistant Planning Director, Ms. Campbell supervised a team of four contract planners during a period of significant rapid growth for the community and was responsible for ensuring excellent customer service and the efficient processing of all land use entitlement applications. Not only did she coordinate all Planning Commission agendas, staff reports, noticing and staff training, she created the City's first "Development Review Committee" significantly streamlining the land use entitlement process.
Her list of accomplishments for Jurupa Valley includes approval of the Paradise Knolls Specific Plan, a Mega-Travel Centerfor Pilot Flying J,the GeneralDrive Industrial Park, the Jurupa Valley Medical Plaza, the Pedley Crossing Shopping Center, and a comprehensive technical update of the General Plan.
She has also processed over 30 zone changes to ensure consistency with the City's General Plan and successfully obtained and administered over $800,000 in State Grants (SB2 and LEAP). The funds were critical to achieving state certification of the Housing Element and preparation of "off the shelf' ADU plans. In addition, Ms. Campbell has developed Multiple Municipal Code sections including the Statement of Qualifications to Provide On-Call Planning Consulting Services City of South Gate
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objective Multi-family Development Standards, Senate Bill 9 regulations, Alcoholic Beverage Sales requirements, and the City's CEQA Guidelines. Pending code work will address the state-mandated requirements for Low Barrier Navigation Centers.
Ms. Campbell's extensive knowledge of City government, and in-depth experience as a public sector planner makes her uniquely qualified to serve in a lead capacity with the City of South Gate.
Thomas Gorham, Civic Planning Services Manager/Principal Planner Mr. Gorham brings over 30 years of public sector planning experience with a strong background and expertise in advance planning, current planning and entitlement project management. He has developed and managed multiple General Plan and Zoning Code Amendments as well as Specific Plans.
Mr. GorhamIS curren'i:17 rnanagirig COrnpleX develaprrient applicatioris, mchadxriga 250-acre rnlXeauSe specific plan project, as well as various industrial, commercial, and residential projects. Mr. Gorham's other skills include; architectural and urban design review; Coastal processing; environmental review and management; interagency review and coordination; staff reports, resolutions, and conditions of approval preparation; public presentations; and community outreach. In addition, he is an excellent problem solver, communicator, and mentor, and is exceptionally knowiedgeable in municipal land use regulations, current planning practices and legislation, environmental review, and development processes.
Teresa Batson, Senior Planner
Ms. Batson has been a professional planner for over 15 years with substantial experience in advance planning, discretionary permit processing, field surveys, environmental review, and public outreach.
After joining Civic Solutions in 2023, Ms. Batson has been providing current and long-range planning services to multiple jurisdictions throughout the region with projects that include processing site plan review permits and assisting with zoning code updates and Housing Elementimplementation programs. Ms. Batson is a detail-oriented planner who excels at customer service, technical writing, and providing comprehensive planning services to cities throughout Southern California.
Matthew Ozyilmaz, Planning Analyst
Mr. Ozyilmaz is a top-tier planner with 9 years of experience in housing policy, current and long-range planning, urban design, and administrative operations. Since 2022, he has worked closely with the City of Jurupa Valley, contributing to the implementation of its inclusionary housing ordinance, preparing Annual Progress Reports, creating public-facing informational documents, and supporting municipal code updates through the preparation of staff reports and Council presentations. In 2023, he helped secure over $400,000 through SCAG's CEEEJ program to support the Rubidoux Town Center Plan, and he continues to aid in the implementation of the 6th Cycle Housing Element. Mr. Ozyilmaz brings a broad technical skill set and a strategig collaborative approach to problem solving, grounded in nearly a decade of hands-on experience in community development departments.
Catherine Powers
Ms. Powers is an Associate Planner with more than II years of experience, specializing in current planning with extensive expertise in development review, entitlement processing, plan checks, permit review, and the preparation of staff reports, conditions of approval, and presentations for planning Statement of Qualifications to Provide On-Call Planning Consulting Services City of South Gate
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commissions and other public bodies. Ms. Powers has provided professional planning services with Civic Solutions, Inc. and previously served in multiple planning roles with the City of Irvine, where she worked on the Great Park Entitlement team and contributed to both policy planning and project implementation. Known for her strong technical skills, attention to detail, and commitment to customer service, she effectively coordinates with agency staff, applicants, and the public to deliver high-quality planning outcomes.
Esteban Cisneros, Planning Assistant
Mr. Cisneros is an emerging planning professional with experience in zoning plan check review, permit processing, customer service, and applied research. At Civic Solutions, he provides front counter support and assists with the review and processing of zoning and ministerial permits, preparation of staff reports, and development of presentations. He collaborates with applicants, consultants, and city staff to interpret municipal requirements, analyze project compliance, and develop practical, solutionsoriented recommendations.
Before joining Civic Solutions, Mr. Cisneros served as a Permit Technician with the City of Encinitas, where he reviewed and issued building permits, processed billing reports, coordinated across departments, and delivered responsive customer service. His previous roles include GIS Researcher at Cal Poly Pomona, where he performed land use and climate data analysis using ArcGIS Pro, and Customer Support Specialist at Hay House, Inc., where he strengthened client relations and resolved technical issues. Mr. Cisneros holds a B.A. in Urban Studies from San Diego State University and an A.A. in Geography from San Diego City College. He is fluent in Spanish and proficient in ArcGIS Pro, Python, and Adobe Photoshop.
e. Conflict of Interest
Civic Solutions has no known conflicts of interest for this engagement. f. References
City of Norwalk
12700 Norwalk Boulevard
Norwalk, CA 90650
Sandra Duran, Senior Management Analyst
(562) 929-5795; [email protected]
Z@YX
NORWALK
ProjectDescription: In response to severe understaffing in early 2023, Civic Solutions met the City of Norwalk's urgent request for service at the ASsistant Planner level. Services rendered included the provision of public information electronically, via phone, and at the public counter; zoning plan check; technical assistance with the City's permitting system; lower-level ministerial and discretionary project management; and assistance to senior staff on more complex projects.
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City of Anaheim
200 South Anaheim Boulevard
Anaheim, CA 92805
Scott Koehm, Principal Planner
(714) 765-5395: [email protected]
ProjectDescription: Civic Solutions has been providing planning services to the City of Anaheim stnce July 2017. Our current contract has been awarded for on-call ministerial and discretionary application project management services through June 2027. Services include ministerial project review, preparation of project staff reports, review of environmental documents, and management of a wide variety of discretionary development projects.
Cit5rof Jurupa Valley
8930 Limonite Avenue
Jurupa Valley, CA92509
JoePerez, Community Development Director
(951) 332-6464, ext. 207; [email protected]
c"yoi'xiiaUPAVAugY
ProjectDescription: Civic Solutions has provtded current, advance, and environmental planning services to the City of Jurupa Valley since 2011, completely operating in and managing various positions within the Planning Department (the contract is ongoing). Services include, but are not limited to, public couriter assistarice, plan CheCkS, d!scretfOnar'y' CaSe process!ng, erivironmental review and documentation, project management, implementation of the City's 6th Cycle Housing Element, and housing administration.
City of Rancho C,ucamonga
10500 Civic Center Drive
Rancho Cucamonga, CA 91730
Jennifer Nakamura, Deputy Planning Director
(909) 774-4324; [email protected]
ProjectDescription: Civic Solutions has provided project management, current, and advance planning services to the City of Rancho Cucamonga since 2018, including management ofthe City's General Plan and Development Code Updates, and numerous other long range planning efforts (the contract is ongoing). Services include, but are not limtted to, project management of advance planning projects, preparation of text amendments to the City's development code, and discretionary case processing of major mixed projects under the City's new form-based development standards.
Statement of Qualifications to Provide On-Call Planning Consulting Services City of South Gate
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3. Fees
Statement of Qualifications to Provide On-Call Planning Consulting Services City of South Gate
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3. Fees
c) Ap'roposedpa9mentscheduleforallservicest6'abaepe:otmedaandpr6ductstobeSdiliyejpd.
Civic Solutions will perform all requested work on a time-and-materials basis, and all work will be billed according to the rates displayed below. As stated above, budgets for specific project assignments rriay be subjectto separate task orders, in order to identify anticipated costs and schedules. ffl!mQTi . . ' ffiliin'ii1Aiil iiJjfflW
la-f' € Wull ),u
Principal-in-Charge $230
Project Manager $190
Principal Planner/Prir.cipal Project Manager $175
Senior Planner $160
AssociatePlanner/Planning Analyst $145
Assistant Planner $130
Planning AsSistant $120
GIS Senior Analyst* $165
GIS Analyst* $145
Graphic Designer $95
Administrative Assistant , $90
*GIS services, if needed, will be provided through a subcontract with Eckersall GIS.
The above hourly rates apply only to authorized services provided under the scope and contract, and do not apply to contract administration activities such as invoicing and contract performance discussions. Work performed on a time and material basis will be billed monthly and will be due in accordance with the terms of the contract.
Reimbursable Expenses
Reproduction of plans
Large dupltcation or document publishing projects
Specialized graphic projects
Specializeddataand survey/stakeholder engagementexpenses Meeting/workshop supplies
Messenger and overnight deliveries
Therates shown aboveshallbe in effectthrough June30,2026, andare subjectto annual rate adjushnents onJuly1 eachyear thereafter. Rateincreases shall becommensurate with the Los Angeles-Long Beach-Santa Ana Consumer Price Index (CPI).
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4. Resources to be Provided by the City
Statement of Qualifications to Provide On-Call Planning Consulting Services City of South Gate
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4. Resources to be Provided by the City
This secti6n shall not exceed'one (1) pagq
Dueto familiarit37with key staff, accessto in-housetechnology, andknowledge of meeting locations and internal policies and procedures, our clientele typically provide administrative professional support for public meeting logistics, and we request the same for this engagement. However, if additional administrative support is needed, Civic Solutions can provide this service at the billing rate shown above.
Appropriately formatted data and documents necessary to perform advance planning project assignments, including but not limited to CJS data and aerial imagery, may be requested.
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Appendix - Resumes
Statement of Qualifications to Provide On-Call Planning Consulting Services City of South Gate
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Highlights
Project Management
Land Use Entitlements
General Plan LJpdates
Planning Department
Management and
Supervision
Specific Plans
Master Planned
Communities
Public Participation
Long-Range Planning
Current Planning
Historic Preservation
CEQA
Federal and State Housing
Grant Programs
Education
Master of Arts, Urban
Geography, California
State University, Fullerton
Bachelor of Arts, Geography,
University of California,
Riverside
Professional Management
and Supervision
Certificate, California State
Llniversity, Fullerton,
Extension
Affiliations
American Institute of
Certified Planners
American Planning
Association
mC IVtC
Tamara J. Campbell
Community Planning Services Manager
Tamara Campbell brings over 30 years of experience in municipal urban planning to the Civic Solutions team. She has been responsible for the entitlement of large-scale residential, commercial, and industrial projects. In addition, she has managed and supervised planning divisions and directed comprehensive General Plan updates, adoption of Specific Plans, and preparation of Development Agreements. She has also completed numerous zoning code amendments including those pertaining to Senate Bill 9, multiplefamily dwelling development standards, and alcoholic beverage sales. Part of her project management skills include the successful funding and complex administration of federal and state housing grants. She is the recipient of several awards for outstanding planning and public relations efforts.
Highlights of Ms. Campbell's experience include:
Civic Solutions, Inc., Community Planning Services Manager, Principal Planner and Contract Planning Services Manager, 2014-Present Ms. Campbell has been responsible for multiple achievements in her assignment at the City of Jurupa Valley. Much of her time has been dedicated to project management for large-scale, master-planned communities, zoning code updates, general plan amendments, rezones, complex site plan reviews, and advance planning projects. Ms. Campbell is also responsible for administering over S800,000 of the City's HCD Planning and Affordable Housing grants.
City of El Monte, Contract Planner, 2013
Managed all aspects of planning division activities and supervised three professional planning staff members. Processed large-scale current and longrange planning projects and programs. Evaluated proposed developments for consistency with Design Guidelines. Prepared, reviewed, and coordinated staff reports and agendas for Planning Commission public hearings. Provided written and verbal presentations regarding complex projects, including zoning code and General Plan amendments to the Planning Commission. Program Manager for Housing Element Update, including coordination of two consultants and public participation. Monitored program, project, and department budgets. Analyzed new legislation for impacts to City projects and programs.
City of Irvine, Senior Planner, 2005-2012
Managed and administered 614 million dollar Community Development Block Grant program for large-scale affordable housing development and nonprofit agencies. Developed annual program budget and monitored expenditures.
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Tamara J. Campbell
continued
Managed and supervised entry-level staff and three consultants. Processed and evaluated applications for grant funding. Wrote complex staff repons for public presentation to elected officials. Developed Annual Action Plans and Performance Evaluation Reports. Ensured compliance with CEQA and NEPA.
Provided training workshops for sub-recipients and monitored records and reports in compliance with state and federal regulations for affordability and eligibility. Assisted in the development and implementation of goals, policies, and priorities for affordable housing, monitored all records and reports in compliance with state and federal regulations for affordability and eligibility.
Assisted in the development and the Implementation of goals, policies, and priorities for affordable housing development. Coordinated application review by various City departments, county, state, and federal agencies. Responded to public inquiries in a timely and knowledgeable manner.
City of Newport Beach, Senior Planner, 2001-2005
Program Manager for comprehensive, award winning, General Plan update.
Supervised and managed three entry-level planners/interns and five consultants. Achieved successful state certification of Housing Element.
Processed current planning applications, and provided developers, residents, and business owners with complex zoning information. Served as in-lieu housing fee study coordinator. Updated municipal zoning code provisions as directed by the California Coastal Commission for Local Coastal Plan certification. Assisted with development of Design Guidelines. Orchestrated awardwinning General Plan 'Visioning Process," an extensive public outreach effort including development of newsletters, surveys, and community workshops.
Provided CEQA training to all City departments.
City of Costa Mesa, Senior Planner, 1996-2001
Program Manager for comprehensive update of the City's General Plan.
Supervised and mentored more than 15 interns. Updated Housing Element and obtained state certification. Administered and monitored the City"s affordable housing density bonus program. Orchestrated development of the Westside Specific Plan, including public outreach. Assisted with development and administration ofthe Historic Preservation Ordinance. Developed schedule, public outreach, and implementation phasing plan for annexation of 10 unincorporated areas. Evaluated environmental documents for compliance with CEQA. Inter-governmental liaison to state HCD, LAFCO, ALUC, SCAG, OCCOG, Orange County Fairgrounds, and FEMA.
City of Monterey, Associate Planner, 1994-1995
Processed current land use entitlement applications. Staff liaison to the California Coastal Commission. Authored a historic preservation ordinance for Cannery Row. Project Manager of multiple projects with strong public interest and concern.
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Highlights
* Leadership
* Project h./laragement
ii Plannin@ and Community
Development
Current Planning
Entitlement Processing
Architectural Design
Environmental Review
CEQA Document
Preparation
Zoning Code Updates
Staff Training
Education
Bachelor of Arts, Urban
Studies and Geography,
California State University,
Northridge
Affiliations
American Planning
Association
Urban Land Institute
C VIC
SOIIITONS
Thomas Gorham
Civic Planning Services Manager
Thomas Gorham is a professional urban planner with extensive (eadership and management experience in planning and community development in the public and private sectors. His skills include project management and entitlement processing for complex development projects; architectural and urban design review; environmental review and CEQA document preparation; preparation of general plan and zoning ordinance amendments; and community outreach. Mr. Gorham has outstanding oral and written presentation skills. Additionally, he is an excellent problem solver, communicator, colJaborator, facilitator, and mentor. Mr. Gorham is experienced and knowledgeable in municipal land use regulations and development processes and environmental and planning law.
Highlights of Mr. Gorham's experience include:
Civic Solutions, Inc., Civic Planning Services Manager, 2023-Present In addition to providing principal level urban planning services described below, manages and mentors a staff team who serve municipal clients in various locations throaghcut Southern California. As a key member of the firm's management team, assists in marketing and business development.
Civic Solutions, Inc., Principal Planner, 2021-2023
Provides principal level urban planning services to our public agency clients.
Duties include long-range planning, current planning, specific plans, general plan amendments, urban design, architectural and landscape design review, CEQA review, and preparation of environmental documents. Mr. Gorham commands a strong public presentation presence, brings proven oral and written presentation skills, and is a seasoned team leader.
City of Culver City, Contract Senior Planner 2004-2005 & Deputy Community Development Director/Planning Manageri 2005-2017 Project Manager for comprehensive update of the City's Zoning Code and subsequent code updates including mixed use and TOD development standards; Rl neighborhood design guidelines; nonconforming uses; managed and automated parking standards; signage; outdoor dining standards; and development review processes. Project manager for complex discretionary development projects including Westfield Fox Hills mall expansion and renovation; expansion and redevelopment of the Sony Studios Lot; comprehensive plan for the redevelopment and re-imagination of the Culver Studios Lot for Amazon Studios; re-use of industrial buildings for creative office uses including Apple and HBO; and comprehensive plans for major mixed use residential, creative office, and hotel projects in the Metro Expo Light Rail Line TOD District.
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Thomas Gorham
continued
Worked collaboratively with the Community Development Director and the other division managers (Building, Economic Development, Code Enforcement, and Housing) to ensure the success of the Department's work programs and implementation of the City's planning goals and visions. Hands-on leader and mentor working in a collaborative environment with professional planning staff, outside consultants, developers, and design professionals. Worked as an advocate and collaborator for elected and appointed City official's policies, goals and programs.
Civic Solutions, Inc., Municipal Services Manager and Senior/Principal Planner, 2002-2005
Provided project management services for municipal planning agencies. Duties and responsibilities included project management and entitlement processing for complex development projects; planning, organizing, supervising, evaluating, and directing the work of subordinate staff; providing and coordinating staff training; served as regional manager for the firm; responsible for acquisition of new business and maintaining client relations and managing contracts.
Recipient of 2003 Annual Achievement Award for Professional Excellence; 2003 0utstanding Service Award for service to the City of Malibu; and 2004 Annual Achievement Award for Outstanding Leadership.
Independent Consultant, Zoning Project Manager, San Francisco, Portland, Columbus, and Los Angeles, 1996-2002
Project Manager for the wireless telecommunications industry providing zoninB and entitlement services to telecommunication clients including Sprint PCS, AT&T Wireless, and Nextel. Conducted zoning and land use research, analysis, and feasibility studies. Coordinated and obtained all federal, state, and local regulatory land use approvals. Interfaced with local planning staff, neighborhood organizations, and civic leaders to meet local requirements and create positive relationships with the community. Made numerous presentations before city commissions, councils, and neighborhood organizations.
Prior Experience: Provided case management for numerous residential and commercial development projects. Conducted various planning assignments in current and advance planning. Prepared CEQA documents, staff reports, resolutions and conditions of approval and presented projects to the Design Review Board, Zoning Administrator, Planning Commission, and City Council.
As a consultant, conducted research and analysis for large scale residential and commercial development projects in the City of Los Angeles and prepared zoning applications and secured entitlements.
* City of San Ramon, Assistant Planner/Associate Planne5 1991-1996 * Psomas and Associates, Assistant Planner, 1990-1991
* City of Victorville, Assistant Planner, 1989-1990
* City of Simi Valley, Planning Intern, 1987-1988
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m
Highlights
Long-Range Planning
Discretionary Permit
Processing
Environmental Review
Zoning Investigation
Zoning Code Updates
Training and Mentoring
Objective Design
Standards
Field Surveys
General Plan
Amendments
Community Engagement
Policy Development
Research & Analysis
Education
Master of Arts in Urban &
Hj§lcv xc
Teresa L. Batson
Senior Planner
Teresa Batson is an experienced, results-driven professional with a background in local land use planning, objective design standards, CEQA review, community engagement, California housing law, and ministerial and discretionary project review. Ms. Batson has exceptional organizational skills, adapts to various work environments easily, and has the ability to learn new tasks quickly. She is a detail-oriented planner who excels at stakeholder relations, teamwork, leadership, writing, and data analysis.
Highlights of Ms. Batson's experience iric!vde:
Civic Solutions, Inc., Senior Planner, 2023-Present
Works with our municipal clients performing a variety of duties in support of planning. Work includes research and analysis, policy development, plan checks, and ministerial and discretionary project review. Monitors budgets and prepares invoices for deposit-based discretionary cases. She also helps applicants and consultants understand municipal requirements, analyze issues and recommends solutions and strategies. Ms. Batson performs a wide range af duties including collaborating with decision-makers and staff from other departments within the municipalities and staff from state and local agencies.
City of Los Angeles, Planning Department, Community Planning Division, City Planner, 2018-2022
Regional Planning with an
Emphasis in Community
Development, California
State Polytechnic
University, Pomona
Bachelor of Science in
Applied Mathematics with
a Specialization in
Computing, University of
California, Los Ange(es
Technical Skills
Microsoft 365
Training and Facilitation
Permit Tracking Software
Google Workspace
Managed the Harbor Gateway Community Plan Update Program. Duties included supervising a team of staff rnembers iri performing background research, conducting field surveys, analyzing demographic data, evaluating environmental impacts, map and zoning updates, and drafting environmental review documents. Edited policy documents and prepared the draft Community Plan Update. Planned and hosted public outreach/engagement events in collaboration with colleagues, council office staff, neighborhood council members, and other community stakeholders. Responsibilities included overseeing the adoption process of general plan amendments, and zone changes associated with the South-Harbor Community Plan Areas.
Collaborated with other agencies and jurisdictions to ensure projects that were in compliance with state and local legislation, facilitated training for Planning Department staff, and served on interview panels for positions within the department.
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Teresa L. Batson
continued
City of Los Angeles, Planning Department, Condition Compliance Unit and Expedited Processing Section, Planning Assistant, 2016-2018 Processed conditional use permits for alcohol sales. Duties included reviewing pre-application submittals, performing background research, preparing Initial Studies in conformance with the City, environmental guidelines, and CEQA.
Collaborated with other City departments and state agencies, preparing hearing notices, writing and technical editing of staff reports, and performing condition clearances.
City of Los Angeles, Planning Department, Zoning Administration Division and Community Planning Bureau, Planning Assistant, 2006-2011 Conducted background and zoning investigations of nuisance commercial uses in the City. Analyzed land use impacts to impose land use conditions to mitigate and eliminate nuisance activities on the properties, and prepared presentations and staff reports for Zoning Administrator hearings. Reviewed land use development projects ranging from historic preservation projects to large-scale commercial projects. Managed the entitlement process for each project including conducting design and site plan review, analyzing neighborhood compatibility, conducting initial studies, preparing CEQA documentation, and writing letters of determination. Presented proposed land use projects and general plan amendments to the City Planning Commission and other decision-making bodies.
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Catherine Powers
aate Planner
Ms. Powers is a highly motivated professional with 21 years of experience in processing and reviewing residential and non-residential development projects for General Plan, zoning, and design conformance. She has conducted technical studies, research, and review of development plans and provides excellent customer service.
Highlights of Ms. Powers' experience include:
Civic Solutions, Inc., Associate Planner, 2023-Present
Provides associate-level urban planning services to our public agency clients. Duties incluae; ministerial and discretionary permit processing, plan checks, arid public counter support. Coordinates with staff, stakeholders/applicants, design professionals, and the public on projects and issues. Prepares staff reports, resolutions, and conditions of approval, and makes presentations to planninB commissions and other public bodies.
City of Irvine, Great Park Entitlement, Associate Planher, 2017-2023 Responsibilities included plan check, project entitlement, and park planning.
Provided review of development plans, documents, technical studies, and reports for compliance with the General Plan, regional plans, codes, ordinances, and state law. Prepared and preserited recommendations to city officials, commissions, and department personnel regarding development proposals. Reviewed applications for accuracy and compliance with codes. Established and maintained communication with the public, consultants, developers, City staff, and other agencies. Prepared requests for proposals and participated in consultant selection.
City of Irvine, Great Park Entitlement, Assistant Planner, 2015-2017 Responsible for park planning and plan check. Provided information to the public regarding planning standards, codes, and permit requirements. Researched and applied General Plan policies and zoning ordinances. Reviewed development plans, documents, technical studies, and reports for compliance with the General Plan, codes, ordinances, and state law. Prepared and presented recommendations to elected and appointed officials.
City of Irvine, Permit Specialist l/II, 2014-2015
Processed and calculated plan check and permit fees for minor and major projects in the Inform Gold Eden program. Provided excellent customer service and worked with colleagues to keep the work environment organized and efficient. Interacted with Community Development Department staff and examined computer records to monitor and coordinate the movement of plans throughout the permit process.
Trained newly hired associates on daily permit processing functions.
VCA Code Group, Permit Specialist; City of Irvine, Planning Intern, 2012-2014
Performed permit specialist functions to the City as a contract employee. Under direct supervision, reviewed development plans, documents, technical studies, and reports for compliance with the General Plan, codes, ordinances, and state law.
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Highlights
ii Housing Opportunity Sites
Mapping and Analysis
Housing Element
Implementation and
Monitoring
Zoning Code and Development Standards Reform
Objective Design
Standards Development
Specific Plan Amendments
and Updates
Entitlement Process
Improvements and
Organizational
Development
RHNA / No Net Loss
Tracking and Compliance
Inclusionary Housing
Ordinance Implementation
Local Housing Trust Fund
Administration
Grant Writing and Funding
Strategy
Education
Master of Science, City
Planning and Regeneration,
University of Glasgow,
Scotland, UK
Bachelor of Arts,
Environmental Studies with
a Minorin Earth Sciences,
University of California,
Santa Barbara
Technical Skills
ArcGIS Pro & Online
Adobe Illustrator
Adobe InDesign
AutoCAD/Rhino
SketchUp
HTML, CSS, JavaScript
Affiliations
American Planning
Association (APA)
mELu\l09
Matthew Ozyilmaz
Planning Analyst
Matthew Ozyilmaz is a motivated planning professional specializing in housing policy, land use strategy, and regulatory reform. His experience spans housing element implementation, zoning code and development standards amendments, objective design standards, and entitlement process improvements. Drawing on a broad understanding of innovative planning approaches, he excels at developing strategic frameworks that integrate best practices with local context and community identity. Mr. Ozyilmaz is recognized for his open communication style, systems thinking, and ability to translate policy goals into actionable, implementable plans through collaboration and forward-looking strategy.
Highlights of Mr. Ozyilmaz's experience includes:
Civic Solutions, Inc., Associate Planner, 2022-Present
Works with municipal clients on a range of long-range planning and policy initiatives. Key efforts include Housing Opportunity Sites mapping; entitlement process review and amendments in response to evolving state law (e.g., SB 9, SB 35, SB 330); Housing Element implementation and ongoing RHNA tracking; process improvement studies and implementation plans; grant writing and funding strategy development; inclusionary housing ordinance and in-lieu fee program development; and specific plan and zoning code amendments. Mr. Ozyilmaz also represents clients at public meetings and hearings and is recognized as a skilled communicator and mediator.
City of Santa Barbara, Planning Technician II, 2016-2020 Co-authored local ordinances implementing California"s SB 35 housing mandates, including the preparation of objective design standards for multifamily residential development, and facilitated meetings between decisionmakers and private stakeholders. Developed and implemented guidelines for small cell wireless facilities in response to evolving federal regulations. Reviewed project plans and technical reports for compliance with federal, state, and local standards, and negotiated environmental mitigation measures for complex development applications. Standardized permit processing procedures to ensure timely, coordinated interdepartmental review. Designed and delivered annual training sessions for local decisionmakers on changes to state and federal law. Staffed the Architectural Board of Review (ABR) and represented the City at weekly televised public meetings.
Prepared and presented staff reports, notices, and resolutions before the ABR and City Council.
Statement of Qualifications to Provide On-Call Planning Consulting Services City of South Gate
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Highlights
Customer Service
Plan Review - Zoning
Research and Analysis
Presentation Skills
Solution Orientation
Statistical Analysis
Organization Skills
Fluent in Spanish
Education
Bachelor of Arts, Urban
Studies: Planning,
Managemerit aria Desigr,
San Diego State University,
San Diego
Associate in Arts, Geography
San Diego City College,
San Diego
Technical Skills
ArcGIS Pro
Python
Adobe Photoshop
Google Suite
MS Office Suite
N ?r u\i oE
Esteban Cisneros
Planning Assistant
An emerging professional, Esteban Cisneros has experience in plan review, customer service, research and analysis. He excels in communication, organization, and training skills. As a team player, Esteban is flexible, attentive to detail, and adaptable, and has strong problem-solving skills.
Highlights of Mr. Cisneros' experience include:
Civic Solutions, Inc., Planning AssistanI 2025
Duties include public counter support, entry-level project management for zoning plari review, rriiriisterial permit processirig, anC' assistirig W!':F'. [F!e preparat!on Of planning reports with data to support recommendations. Provides assistance to applicants and consultants in understanding municipal requirements, analyzes issues, and recommends solutions and strategies. Attends meetings and provides presentations.
City of Encinitas, Permit Technician, 2024
Processed, reviewed, and issued city building permits. Provided exceptional counter service and responded to building permit inquiries efficiently. Processed weekly and monthly billing reports for contract invoicing. Reviewed and assessed building plans to ensure proper fee invoicing arid departmental coordination.
Hay House Inc., Carlsbad, Customer Support Ill, Audio App Specialist, 2021-2023 Specialized in spearheading exemplary customer relations by delivering prompt and expert services, and cultivating a positive client experience. Streamlined access management and configured accounts for peak operational efficiency.
Applied advanced troubleshooting skills to address challenges encountered by technical and non-technical personnel. Facilitated seamless conflict resolution through effective collaboration between internal teams and field personnel.
Cal Poly Pomona, Pomona, California, GIS Researcher, 2022-2023 Data collection on California Agricultural Land Use. Reviewed literature on prior and contemporary research into climate impacts on specialty crops. Performed Raster Analysis utilizing ArcGIS Pro. Analyzed data output and prepared a research report on Almonds utilizing General Circulation Models (DCM) for climate and potential land use changes with Species Distribution Models (SDM). Designed maps for the exhibition and dissemination of research results.
San Diego Trolley Inc., San Diego, Qualified Train Operator, 2020-2021 Executed precision operations, expertly navigating trains through MTS rail Facilities and adeptly connecting/detaching trainsets. Generated comprehensive report detailing unusual events for timely submission to supervisors. Operated light rail vehicle (LRV) trains with commitment to safety in revenue and non-revenue service operations, strictly adhering to MTS railroad rules. Showcased expertise in precise manual operation of track switches, ensuring uninterrupted flow of rail traffic. Pioneered proactive approach to continuous improvement, consistently maintaining awareness of service revision, regulations, and standard operating procedures.
Statement of Qualifications to Provide On-Call Planning Consulting Services City of South Gate
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Attachment K
Agenda Bill 01/13/26
I'd aras=smo=c+iates
PROPOSAL SUBM SS ON FOR THE
City of South Gate
On Call Consulting Services
Planning, Zonmg, and Land Use Services
October 9, 2025
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Proposal submittal to the City of South Gate for
On-Call Consulting Services
Planning, Zoning, and Land Use Services
October 9, 2025
Submitted by Raimi + Associates
k:'#1aras=smo=c+iates
Contact Simrgn Malhotra
Principal
[email protected]
273.599. 7677 x7020
Matt Raimi
Principal
[email protected]
(570) 200-0520x7007
BERKELEY
1900 Addison Street, Suite 200,
Berkeley CA, 94704
570.666. 7070
LOS ANGELES
448 South Hill Street, Suite 512,
Los Angeles CA, 91003
2 73.599. 7670
")1 {,
426
427
Contents
1. Cover Letter
2. Work Plan
a. Methodology....
b. Project Schedule
c. Qualifications and Prior Experience.
d. Personnel
e. Conflict oflnterest.........
f. Reference...
3. Fees
Anticipated Budget Ranges
2026 Billing Rates...
4. Resources
Resources to be Provided by the City.
5. Appendices
Appendix A: PSA Proposed Modifications
Appendix B: Resumes......
Appendix C: Supporting Documents.
Raimi + Asso6a[es s
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South Gate On-Call Consulting Services
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Raimr
+ Aswciates
6 South Gate On-Call Consulting Services
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1. Cover Letter
John F. Signo, AICP
Planning Manager
Attention: City of South Gate, Community Development Department 8650 California Avenue
South Gate, CA 90280
Subject: Cover Letter for On-Call Consulting Services
Raimi + Associates (R+A) is excited to submit our proposal to the City of South Gate regarding its request for On-Call Consulting Services. We reqriest consideration for the planning, zoninq, and land use services category.
Established in Berkeley, CA in 2006, R+A is an award-winning multidisciplinaiy firm that brings to all projects a unique specialty in community planning emphasizing health, equity, sustainability, authentic engagement, and high-quality urban design. R+A has worked extensively across California and the Greater Los Angeles area. Our recent and ongoing experience includes general plans for Culver City, Ventura, Palmdale, and Beaumont, area plans, notably the Thousand Oaks Downtown Master Plan, zoning codes for the cities of Culver City, Palmdale, and Indio, and housing overlays and objective design standards for the cities of Santa Maria, and Ventura, design review for the cities of East Palo Alto and Sunnyvale, and multiple community engagement efforts.
R+A has a talented team with expertise in comprehensive and community planning, urban design, land use policy and analysis, GIS mapping, community engagement, public health, sustainability, and graphic design to support the City on a variety of project needs. We are confident that our strengths and core competencies in planning, zoning, urban design, and community engagement will align well with the needs of the City of South Gate.
We have reviewed the City of South Gate Professional Services Agreement, and we can comply with the requirements except as noted in the Professional Services Agreement Proposed Modifications section of this proposal. This proposal is valid for 120 days from the date of submittal. If you need any additional information, please do not hesitate to ask. Thank you for the opportunity to submit our qualifications.
Sincerely,
Matt Raimi
Founder + Principal
[email protected]
(5 70) 200-0520 x7007
dGi' JlA'.
Simran Malhotra, AICP, Assoc. AIA
Principal/Vice-President
[email protected]
(273) 599-7677xl020
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Raimi
+ Assccdes
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2. Work Plan
a. Methodology
Planning Approach
"Place-Based" Approach
We bring impeccable professional credentials to the project. R+A is an established leader in comprehensive planning, and our team indudes experts in land use and community design. R+A structures comprehensive plan processes and content based on the specifics of place, recognizing that each area of the town is unique and serves a specific role in the community. We will consider South Gate's components - its neighborhoods, corridors, and centers - and work with the community to identify where future change should and should not occur. This "placebased" structure will form the basis for any land use analysis and then area-specific goals, policies, and programs.
Housing Element Implementation
R+A has experience preparing and implementing housing element programs and policies. This work has focused on providing updates to zoning, ADU, and subdivision ordinances; streamlining permits and procedures; addressing AFFH requirements; and map changes and corresponding general plan land use element changes related to housing element implementation. Our approach includes:
@ Establishing clear project goals and a collective understanding of the issues to be addressed. * Identifying recommendations and options for how to address each of the issues. @ Preparing draft documents to bring forward for adoption.
Implementable Templates and Toolkits
R+A has extensive experience in supporting jurisdictions on a range of projects, including writing land uSe and urban design best practices for housing production, and guidebooks for Objective Design Standards. R+A is skilied at preparing ordinances, templates and toolkits that are user-oriented, reflective of local conditions, and graphically compelling. We are skilled at developing templates and tools to guide staff in their implementation of housing element programs. The tools include best practices and resources to support public sector staff with informing and collaborating with stakeholders, including decision makers, on housing program implementation. Our approach includes receiving stakeholder input, identifying key issues and providing relevant guidance that meets the need of the city.
Objective Design Standards
R+A takes a holistic and comprehensive approach to writing design standards and guidelines.
This approach understands that to encourage higti-quality, human-scaled, and context-sensitive design, objective design standards need to consider development at multiple scales, from large scale sti-ategies to fine-grained architectural strategies. Our approach includes focusing on housing types that are market supported and financially feasible in the local context.
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Design Review
Raimi + Associates has assisted a variety of cities, developers, and non-profit developers with urban design and sustainable design review. Ourlong-range planning experience in the cities where we have provided design review services has equipped us to evaluate development proposals with a lens that ensures the proposals are in line with the community's vision, as articulated in the plan for that area. Our understanding of South Gate's context, challenges, community needs, and General Plan vision makes us well suited to support the City with the services in this category.
Authentic Engagement
Our approach is "meet people where they are" by engaging a wide variety of residents and groups - not just those that are typically involved in planning - using methods that are convenient for them. We develop s7StematiC commuriity engagemerit strategiesthat Outline a transparent process, identify key populations throughout the city to strengthen existing bridges between residents and decision-makers, and ensures that the community feels ownership of the Plan moving into the future. Key is to use easy-to understand materials and to offer a wide array of ways to participate in the process - social media, online surveys, large and small group meetings, strategies for "going to the people."
Implementation-focused
We craft plans with the primary users in mind - lay community members, City staff and decisionmakers, and property owners and development professionals. We prepare plans that articulate a compelling vision, provide precise policy direction, and prioritize key implementation actions.
Anticipated Workflow
R+A has crafted a typical following approach/workflow based on our experience conducting similar work. If selected, we will refine the workflow with the City to ensure a mutual understanding of expectations for each phase of work.
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Project Management Approach
At R+A, we specialize in managing large, complex projects. We regularly serve as the prime consultant for projects of all scales, and we are very comfortable leading projects with tight timeframes and those with multi-year schedules. Our approach includes the following key elements:
Commitment
Raimi + Associates is a mission-driven group of professionals. We are selective about the type of work we choose to pursue, and we care deeply about the success, quality, and impact of every project we agree to complete. When you hire R+A, you get a dedicated partner, and your projects are our top priority. We consider a conti-act to be an ethically binding agreement to provide the services we promised and are known for going out of our way to do so, even when it requires extra effort, flexibility, or coordination on our part. We have built our national reputation on delivering the highest quality work products and deliverables.
Senior-Level Experience
The project will be led by senior leadership who combine managerial expertise with advanced technical knowledge spanning a range of topics. We understand how to produce the highest quality deliverables, efficiently facilitate the workflow, and meaningfully engage stakeholders along the way. The principals we have put forth in this proposal will be the ones actua!ly creating and coordinating the work you need. You will get personalized service and commitment, not a rotating cast of unfamiliar project managers.
Work as an Extension of Staff
We know from experience that management success turns on effective communication and a close working relationship between the consultant team and the client. Therefore, our goal is to form a seamless team with the client's staff, who have invaluable knowledge about the community, its stakeholders, and their vision. This approach works because our style is collaborative, personalized, flexible, and easy to work with. As a result, we have developed strong long-term relationships with clients throughout the state and across the country.
R+A will incorporate the City's Project Manager into project team working meetings to share ideas and create solutions to complex planning challenges. We commit to weekly or bi-weekly check-ins and a series of staff and team working meetings at critical junctions in the process.
Leverage the Value of Teamwork
Complex projects require extensive hands-on management and coordination of staff working across a wide breadth of topics through each phase of the project. Our principals leading the project know how to elicit efficient, thorough, and thoughtful work from our team and staff by creating and maintaining a collaborative work environment. Team members will be assigned to working groups responsible for technical topics, community engagement, and project management and administration. There will be some standing working groups, while others will be ad hoc or temporary, but all will have a designated leader who will both coordinate the group and liaise with other groups and leads. This approach works because of oui- wellestablished relationships within the team.
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Clear Roles and Proj-ect Organization
We also focus on clear roles and responsibilities. So that staff understand where they fit into the larger picture during each phase of the project, we identify primary responsibilities for technical analysis, product development, coordination, key interfaces, and decisions. A clear picture of accountabilities and relationships helps the project team work efficiently, reducing the time a project manager must spend revisiting and clarifying basic responsibilities.
R+A will use several tools to ensure that roles and responsibilities during each phase of the project are apparent to all team members. A team roster will describe each person's position, responsibilities, and working group assignments. To complement the roster, a project organization chart will show the positions within each working group and how they fit within the project structure. Finally, the project work plan will identify the specific work products that irrliviaoals ana working groups are responsible for during each phase of the project.
Workflow Control
Our internal management processes ensure that resources are being activated and focused per the project scope to ensure maximum value and efficient delivery. These processes include a work breakdown structure, a work plan, a project schedule, specific task orders, and project status reports. The work breakdown structure is a visual diagram of the workflow between the interim work products needed to produce final project deliverables. To develop the work breakdown structure, we reverse engineer. This starts with an outline of the final project deliverables and how they will be used to advance implementation. Working backwards from there, the work breakdown structure divides the final deliverables into smaller, moi-e manageable work products, shows dependencies among work products, and identifies the decisions and decision-makers associated with each work product and step.
The project schedule transposes the work breakdown structure onto the project timeline. It specifies timeframes for project work product development, client review, community engagement, and meetings. The project schedule is updated, as needed, throughout the duration of the project. Day-to-day operations are guided by the project work plan. The work plan translates the work breakdown structure and project schedule into a table showing specific tasks, work products, task leads, due dates, and task status. The work plan will be a living document, updated throughout the project process.
For each task in the work plan, the Project Manager drafts a task order with a detailed scope, staffing allocation, budget, and interim and final due dates. Monthly reports summarize the project status by work product.
Quality Control
Quality control and quality assurance (QA/QC) procedures are ingrained in our production of technical materials as well as in our review and refinement of any sub-consultant work. The protocols conclude with the systematic, independent review of deliverables by qualified professionals not dii-ectly irivolved in production.
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b. Project Schedule
Project Schedule
The tasks that may arise from this RFQare likely to have vai-ied scopes and levels of necessary community engagement impacting the project schedule. R+A has extensive experience managing both short and multi-year projects.
Anticipated Timelines
We estimate the following timelines for projects: shorter-term projects (e.g., design review, fact sheets) - 2-4 months, medium-term projects (e.g., ADU toolkits and ordinances, minor zoning code amendments) - 4-6 months and longer-term projects (e.g., AFFH analysis, general plan amendments, zoning map amendments, ODS - 1 to 2 years).
Anticipated City Review Timeframes
City review time for fact sheets, workshop materials and meeting materials will be approximately two weeks. City staff will review major products within four weeks, depending on the product and their other duties. All comments will be provided as a single set of non-conflicting and actionable comments.
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c. Qualifications and Prior Experience
Firm Description
Raimi + Associates, an S-Corporation established in 2006, is an #!11 ragm!+ award-winning multidisciplinary urbndesign, planning, policy, Cffl aSsociates andresearch firmwithoffices inBerkeley andLosAngeles. Over the years, we have served dozens of communities in California and across the nation as trusted advisors, skilled practitioners, imaginative problem solvers, and effective communicators. We help communities achieve their long-term visions by listening to and learning from ordinary people, partnering closely with our clients, and relying on our keen eye for place.
Our firm's planning and urban design expertise is ccmplerriented arid informed by our fccus on public health, equity, sustainability, and progi-am evaluation. To address the complexity of communities, Raimi + Associates integrates a host of interrelated subjects - land use and design, sustainability and green building, public health and social equity, and public engagement and visioning - into planning and social research efforts at a variety of scales. Our work focuses on six practice areas:
* COMPREHENSIVE PLANNING, including citywide general and comprehensive plans, community plans, TOD plans, and vision plans.
* URBAN DESIGN + AREA PLANNiNG, including specific plans, neighborhood plans, vision plans, urban design studies, form-based codes, design guidelines, zoning codes and corridor plans.
* PUBLIC HEALTH + EQUITY, including health and environmental justice elements and policy, community wellness surveys, Health impact Assessments (HIAs), Health in All Policies Initiatives (HiAP), mapping and analysis, and healthy development check!ists. * SUSTAINABILITY + CLIMATE CHANGE, including climate action plans, GHG emissions inventories, LEED-H, LEED-ND, and LEED-CC certification, and sustainability policy and analysis.
* EVALUATION, ASSESSMENT + STRATEGIC PLANNING, including community assessments, impact and developmental evaluation, and organizational strategic planning. - ENGAGEMENT, COMMUNICATION, + TECHNICAL ASSISTANCE, including community engagement programs, meeting facilitation, policy/program strategy, skills training, branding, graphic design, and website design.
Whether it's updating a city's comprehensive plan, developing health and sustainability objectives, creating a targeted neighborhood retrofit plan, guiding a project through the green building process, or generating a vision for a multi-jurisdictional corridor, we think holistically and examine the physical, environmental, health, and socioeconomic challenges of planning and design. This approach allows us to successfully develop, assess, and implement community plans, implementation programs, community outreach strategies, and policy framework for the cities and communities we work in.
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Project Experience
Long-range planning is the cornerstone of R+A's community planning work, and we have led an impressive roster of general and area plans throughout the state over the past decade. Our firm has a proven ability to develop creative planning solutions that balance the preservation of existing quality of life with the need to accommodate new development, with an emphasis on health, equity, and sustainability. The following lists a seiection of our project experience, followed by descriptions of select projects. More information is available in Appendix B:
Supporting Documents.
General Plans
* Palmdale General Plan Update
* Culver City General Plan Update"
* Beaumont General Plan Update*
* Ventura General Plan Update
* Coachella General Plan Update
* Petaluma General Plan Update
* Marina General Plan Update
* Thousand Oaks General Plan Update
* South San Francisco General Plan
Update*
Specific/Area Plans
* Downtown Watsonville Specific Plan*
* South San Francisco Lindenville Specific
Plan
* Walnut Creek North Downtown Specific
Plan
* Sunnyvale Moffett Park Specific Plan*
* Mountain View East Whisman Precise Plan*
* San Jose Diridon Station Area Plan
* Santa Clara EI Camino Real Specific Plan
* Mountain View EI Camino Real Precise
Plan*
* Thousand Oaks Downtown Core Master
Plan
n Criteria and Objective Design Standards
Palo Alto Zoning Analysis
"Denotes APA award-winning plan
Zoning Codes
a Culver City Zoning Code Update
* Indio Comprehensive Zoning Code
Update
* Palmdale Comprehensive Zoning Code
Update
* Coachella Targeted Zoning Code Update
* Fremont City Center Community Plan
and Form-Based Zoning Code
ai Beaverton, OR Downtown Design
District Development Code
* Vancouver, WA Design Guidelines
Other Planning Documents
* Ventura Housing Zoning Overlay
* Walnut Creek Design Standards +
Guidelines
* Santa Maria Objective Design Standards
* North Berkeley and Ashby BART
Objective Design Standards and TOD
Planning
* Milpitas Objective Design Standards
* Marina Objective Design Standards
* Palo Alto Contextual Desig
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General Plans
Palmdale General PganUpdate
Raimi + Associates led an interdisciplinary team of
consultants in updating the City of Palmdale's
General Plan and Zoning Code and preparing the
associated Environmental Impact Report.
Pa!mdale is the gateway to Antelope Valley in
Northern Los Angeles County and spans 106.3 square
miles (city limits, only). Much of the city's land is
currently vacant,though ma3ortransformative
infrastructure and transportation projects anticipated
to occur over the next two decades may draw
expansive regional growth to the community.
The goal of Palmdaie 2045 is to provide decision-makers, City staff, and the community with a General Plan that aligns with community values and is responsive to market opportunities. The Plan focuses on key priorities including a unified and welccming community, active and vibrant places, diverse and high-quality jobs, a resilient local economy, safe and healthy places to live and work, high-quality medical and mental healthcare, housing options, high-quality education, preserving the beautiful natural setting, and being at the forefront of transportation innovations.
Culver City General Plan Update
Nestled in the heart of the Los Angeles Metropolitan Area, Culver City has established itself as a vibrant community with a high quality of life, easy access to transit, and hea!thy neighborhoods. Culver City's commitment to
transit oriented development and sustainability have also been heralded across the region. While the city's ongoing economic revitalization has contributed to a strong job market, it has also exerted significant pressure on the housing market and put a strain on local transportation infrastructure.
For these reasons, Raimi + Associates helped the City prepare a comprehensive update of Culver City's General Plan and associated Environmental Impact Report. In addition to the nine topics mandated by the State, the General Plan Update touches on additional themes such as Economic Development, Health and Equity, Arts and Culture, and Sustainability and Climate Change. Throughout the process, Raimi + Associates supported City staff and residents in identifying and articulating the right path forward.
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Ventura General Plan Update
Raimi + Associates is leading a team of
consultants to comprehensively update the City
of San Buenaventura's General Plan, Climate
Action Plan, and Local Coastal Program. As the
administrative center of Ventura County, the
City San Buenaventura ("Ventura") is home to
quaint single-family neighborhoods, regional
employment and educational hubs, and historic
landmarks like the San Buenaventura Mission.
In recent years, the coastal community has
been beset by many issues impacting its quality
of life, such as housing affordability,
homelessness, traffic congestion, wildfire risk,
and sea level rise. Because its current General
Plan was last updated in 2005, the City is
interested in reinventing it as a forward-looking
document that tackles these issues head-on
with the support of residents not traditionally
involved in community planning processes.
Beaumont General Plan Update
Raimi + Associates led a team in preparing a
comprehensive update to the City of Beaumont's
General Plan and associated environmental review.
Beaumont is on a journey to develop a long-range plan
that charts the City's future, while integrating
sustainability, economic growth, fiscal transparency, and accounting for the impacts of projected population
growth. The City is located at the intersection of
Interstate 10 and State Route 60 in the westernmost
portion of Riverside County. The General Plan embraces
the community's small town feel and rural mountain
setting, while positioning the City to enhance and
revitalize existing commercial corridors and residential neighborhoods. The Plan also sets a framework for
enhancing connectivity to the Potrero Reserve and
management of habitat conservation areas within the
planning area.
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Zoning Codes
Culver CityZoning Code Update
Raimi + Associates was hired by the City of
Culver City to comprehensively update the
Zoning Code in conjunction with their General
Plan Update process.
Palmdale Comprehensive Zoning Code Update
Raimi + Associates was hired by the City of Palmdale to comprehensively update the Zoning Code in conjunction with the ongoing General Plan Update process. The updated code implements the land use patterns, especially mixed-use designations, and the development framework established in the Palmdale 2045 General Plan Update. The code also incorporates and builds upon recently completed Specific Plans and multifamily design regulations. The team worked closely with Staff and the development community to make sure the new Code is easy to navigate, user-friendly, and highly illustrative.
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Specific/Area Plans
Downtown Watsonvi{le Specific Plan and 6th Cyde Housing Element Implementation R+A worked with the City of Watsonville and a multi-disciplinary team to create a vision for Downtown Watsonville. The proposed downtown core is stitched together by Main Street which also acts as a major regional corridor (152) that is partially owned by Caltrans. This area includes the city's main plaza in addition to City Hall, the city-owned parking structure, and the police station. The plan creates a vision and identity for the area, design strategies for the public realm, mobility strategies,and implementation strategies and actions for decision makers to undertake to make Downtown Watsonville a reality. R+A is currently working with the City of Watsonville to implement the changes to their zoning code to implement the programs in the 6th Cycle Housing Element including changes to the ADU ordinance, Density Bonus chapter and addressing a multitude of recent housing laws.
Moffett Park Specific Plan Update
Moffett Park represents a vital part of the City of
Sunnyvale's economic and social identity, having for
decades served as a pivotal business center for the
region's high-tech demographic, while also providing
recreational access to the San Francisco Bay and crucial conservation areas along the city's northern-most border.
The Plan covers approximately 1,300 acres, including 20 million square feet of office and industrial space that is part of the lively mixed-use district. R+A, along with SE, DJP&A, BKF, and I&R, a team of diverse and creative
thinkers, approached the area with a critical lens that balanced the preservation and continuity of existing
infrastructure. The vision of creating an eco-innovation district is integrated into the Plan to steward the natural environment, enhance climate resilience, and support biodiverse native ecosystems and local community health. By collaborating with stakeholders, community members, and City Council members over the course of six interactive City Council study sessions, the Plan centers community Rarmr * Associates 19 SouthGateOn-CallConsultingServices "tO\
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voiees, establfshes community benefits, and identifies infrastructure needs for redeveloprnent to maximize utilization and long-term growth.
Thousand Oaks Downtown Core Master Plan
Raimi + Associates worked with the City
of Thousand Oaks and a multidisciplinary team of subconsultants to create a vision for Downtown Thousand
Oaks. Located approximately 35 miles
northwest of Downtown Los Angeles,
Thousand Oaks is a traditional autooriented suburban community and as such, lacks an area that residents can call
their town's center.
The proposed Downtown Core is a half-mile section of Thousand Oaks Boulevard, one of the main artei-ies in the City. This area includes the City's Civic Arts Plaza which houses City Hall and a large regional performing arts theatre with adjoining parking structure as well as a shopping center. The area also contains a three-acre parcel owned by the City that is ripe for redevelopment. These assets are key building blocks for the creation of Downtown which will be a robust, walkable, entertainment and experience-oriented center of activity in the Conejo Valley. The plan creates a vision and identity for the area, design strategies for the public realm, and implementation strategies and actions for decision makers to undertake to make Downtown Thousand Oaks a reality.
Design Standards and Guidelines
Walnut Creek Design Review Standards and Guidelines
R+A assisted the City of Walnut Creek with a comprehensive update of their Citywide Design Review Standards and Guidelines. The update addressed recent California State legislation, including SB330, requiring objective design standards for administrative approval of residential projects, as well as an optional discretionary pathway with design guidelines.
Beginning with an extensive assessment of the existing design standards and guidelines, R+A took a critical look at how to transform existing subjective design guidelines into a comprehensive set of objective standards that both encourages sound design practices and balances the need for standardization with local context-based conditions. The project included targeted educational outreach to the development community as well as usability testing of the draft standards and guidelines.
Concord Affirmatively Furthering Fair Housing Rezoning Project Raimi + Associates was retained by the City of Concord to work on the Concord Affirmatively Furthering Fair Housing Rezoning Project (Project) which implements Program 8.6 of the 2023- 2031 Housing Element. Program 8.6 aims to rezone a minimum of 20 acres of land in moderateand high-resource areas of the City to accommodate at least 1,000 additional multi-family housing units accessible to lower-income households. The project includes identifying sites, preparing rezoning alternatives, developing General Plan and Zoning Amendments for the preferred rezoning alternative, conducting an environmental impact report, facilitating community engagement, and offering additional services to implement the rezoning.
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North Berkeley and Ashby BART Objective Design Standards and TOD Planning Raimi + Associates is contracted with BART to support site analysis, develop a circulation framework, analyze development proposals, and write objective design standards for TOD Development at both North Berkeley and Ashby BART Stations. The North Berkeley project involved supporting the City of Berkeley in writing the Objective Design Standards in consultation with BART staff, the NBHP developer team, and architecture design teams. The Ashby Station work is underway and has involved in-depth design work and coordination on infrastructure and station
emergency access. R+A has
worked closely with BART Fire 8t
Life Safety, Mechanical ESt
Engineering, and Real Estate
Development to work toward
creative design solutions to
complex problems to ensure
quality design that meets
community needs and
expectations.
Mi{pitas Housing Element, Objective Design Standards, and Housing Opportunity Districts The City of Milpitas retained R+A to develop the city's first Objective Design Standards for residential and mixed-use projects. Following the preparation of the City's 6th Cycle Housing Element, R+A completed the Housing Opportunity Districts project. The project included updating the zoning for the Town Center (TC) and Neighborhood Commercial Mixed-use (NCMU) land use designations of the General Plan to foster the development of mixed-use neighborhoods. The project implemented General Plan goals and policies, incentivized affordable housing, helped meet current and future regional housing goals, supported 6" al"J"'l
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Rarmr + Associates 21 South Gate On-Call Consulting Services \-l 03
444
Design Review
Ravenswood Business District Proposed Development Projects Plan Review R+A led the design review of four major proposed development projects (2020 Bay Road, The Landing by Harvest, Four Corners by Sand Hill, and EPA Waterfront by Emerson) in the Ravenswood Business District of East Palo Alto. Our team conducted a thorough design and planning review of each project including land use, urban design, and architectural character (building massing, re!ationship to street, setbacks, height, etc.) aspects. The conformance of each project with the City's zoning and related regulatory documents was also evaluated. Key deliverables of this plan review included draft and final memorandum summarizing the design review recommendations for each pi-oject, as well as assistance with Planning Commission hearings.
Sunnyvale Site Master Plan Review
R+A led the development of the Moffet Park Specific Plan for the City of Sunnyvale. Building off of this work, R+A is under contract with the City to assist City staff with Site Master Plan review of proposed development projects within the Moffet Park Specific Plan Area for conformance with City zoning and related regulatory documents. Our team's understanding of Sunnyvale, property owners, and the Specific Plan aligns well with the needs of the City staff.
LEEDCertification for Affordable Housing and Sustainable Design Review The R+A team works with a variety of non-profit affordable housing developers throughout the state to certify affordable housing projects under the LEED system. Our process includes working with the owners, architects, mechanical and plumbing engineers, civil engineers, and landscape architects in the design development phase to ensure LEED requii-ed elements are designed and included in the building's plans. As the project moves into construction documentation and plan check, we continue to work with the team to ensure they include LEED and sustainable design elements to meet the respective jurisdiction's sustainability and building requirements.
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d. Personnel
The section below provides an overview of key personnel proposed for the South Gate On-Call Planning list. Our team includes experts in the areas of land use planning, urban design, zoning and development regulations, community engagement, health and environmental justice, climate change and sustainability, graphic design, and research and evaluation. Specific staffing would be determined based on the scope of work released for future projects.
Staffing
SIMRAN MALHOTRA,AICP,Associate AIAi PrincipalI Land Use Planning, Urban Design, and Zoning
Simran has a background in planning, urban design and architecture and brings a distinct design perspective to all her projects, leading to the creation of vibrant, attractive, and thriving places. She has authored plans for many types of urban environments, in particular, TOD/mixed-use districts, downtowns, historic and residential neighborhoods, commercial corridors, industrial areas, and educational campuses. These efforts have resulted in community-based planning and urban design innovations that have achieved notable implementation.
MATT RAIMI i CEOand Principal I Land UsePlanning
Matt, the founder of Raimi + Associates, has over twenty-five years of experience in planning across the country. He has directed numerous comprehensive plans, specific plans, corridor plans, vision plans, healthy community plans, and other complex planning projects. Examples include the East Palo Alto Ravenswood Specific Plan, North Bayshore Precise Plan, Mountain View Downtown Plan, and Ventura General Plan, among others.
He is an expert in creating inclusive and authentic public planning processes and creating more equitable, resilient, and sustainable cities.
ERICYURKOVICHl Principal l Land UsePlanning, C(imateChange, Sustainabitity
Eric has over twenty years of experience as a community planner focused on issues of land use, housing, climate change, environmental justice, and equitable development. He led the development of the Culver City Update, area plans for Moffett Park, North Bayshore, East Whisman, Downtown Castro Valley, Redwood Life, Mountain View Terra Bella, and South San Francisco Lindenville, in addition to the Milpitas Housing Element and Concord's Affirmatively Furthering Fair Housing Project. He brings a strong technical background to support policy and plan development.
Raimr + Assc6ates 23 South Gate On-Call Consulting Services 446
ROXANNE BORZOBERTRANDi Associatel Land UsePtanning,Zoning, Community Engagement
Roxanne is a planner and designei- with experience working on comprehensive and specific plans, housing elements, zoning codes and objective design standards. Her passion lies at the intersection of land use policy and the built environment. With a comprehensive perspective, Roxanne approaches challenges and constraints strategically by criticaily evaluating common assumptions and developing plans and designs informed by robust data and thorough analysis.
MICHELLEHERNANDEZ,LEEDGreen Associate lIntermediate PlannerIII Land Use Planning, Community Engagement
Michelle is a pianner and designer with experience working on comprehensive and specific plans, community engagement strategies, climate change planning, and LEED green building certifications. She has a passion for interdisciplinary approaches that incorporate sustainability into all areas of planning and placemaking. She believes that equitable collaboration is necessary in designing adaptive and resilient communities.
Michelle is also fluent in Spanish.
VATSAL BHAVESHSHAH I Intermediate Urban DesignerI I Land Use Planning, Urban Design
Vatsal Shah is an urban designer and an architect with key interests in policy-based design explorations and collaborative community-driven approaches that enhance the urban built environment. Through his professional and research experience he has developed key insights into devising inventive solutions by integrating sustainable planning practices and fostering community engagement. He holds a degree in Master of Science in Urban Design from The University of Texas at Austin. He is a licensed architect in India and received his Bachelor of Architecture from Vidyanidhi Institute for Architecture and Environmental Studies, Mumbai.
SASHA CHEECHOVIIntermediate PlannerI l GISMapping
Sasha is a planner who specializes in mapping, data analysis, and community engagement. She leverages GIS and technology to conduct environmental analysis, visualize demographics and socioeconomic data, create detailed land use and zoning maps, and provide interactive products to connect our clients and the public to data in innovative ways.
Sasha is passionate about sustainability for the benefit of both people and planet, and values an authentic and equitable approach to community outreach and engagement. She believes in the positive impact of communities designed with intention and innovation.
24 South Gate On-Call Consulting Services
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Raimi * Asso6ates
447
SOPHIAKNAPPERTZIPlanner11
Sophia is a research-driven urban planner who believes in the power of equitable, community-centered planning to create healthier, more inclusive cities. She is enthusiastic about using spatial analysis, policy research, and community engagement to bridge the gap between technical data and real-world impact. Sophia's work has included GIS mapping of environmental hazards, policy research, and community engagement support. As a planner, Sophia aims to advocate for vibrant and resilient cities.
Team Organization Chart
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e. Conflict of Interest
Raimi + Associates has conducted a thorough review of potential conflict of interest considerations in connection with this RFQ. Based on this review, R+A affirms that no actual, apparent, or potential conflicts of interest exist that would in any way compromise or impair our ability to perform the required services in an objective, impartial, and independent manner.
Rarmi * Asso6o(es 25 South Gate On-Call Consulting Services \,A ('\-1
448
f. Reference
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!Ill!flmtt'ffilWl'ffllXffiWWlll!!jlllll:afUIHlilMulli'M li iiffiiii Category: {general Cpnsalting Services
Palmdale General Plan Update
and Zoning code Update
(2018-2022)
Palmdale, CA
R+A worked with the City of Palmdale
to prepare a General Plan Update and
Comprehensive Zoning Code.
Megan Taggart
Community Development Director
City of Palmdale
38250 Sierra Highway
Palmdale, CA 93550
(661) 267-5213
[email protected]
Marina General Plan and
Objective Design Standards
(2022- present)
Marina, CA
R+A is preparing a General Plan
update for the City of Marina. This
project includes a vision, community
values, goals and progra+'ns for all
General Plan topics. R+A also
completed ODS for Multifamily and
Mixed Use Development.
Guido F. Persicone, AICP
Community Development Director
City of Marina
211 Hillcrest Avenue, Marina, CA
93933
(831) 884-1289
[email protected]
Milpitas Objective Design
Standards and Housing
Opportunity Districts
(2021- 2025)
Mrlprtas, CA
R+A worked with the City of Milpitas
to develop Objective Design Standards
for residential and mixed-use projects.
The document was the first citywide
design document. R+A's work included
providing a technical memo,
framework plan for design standards,
site tests of example products, and a
comi:irehensive set of obiective desiqn
Jay Lee, AICP
Planning Director, City of Milpitas
455 E Calaveras Boulevard, Milpitas,
CA 95035
(408) 586-3077
[email protected]
standards. R+A is currently working on
the Housing Opportunity Districts
project with the City of Milpitas.
Raimi + Associates 26 SouthGateOn-Call ConsultingServices 449
Category:Des4gnReview I
Moffett Park Specific Plan
Update and Site Master Plan
Review
(2019 - present)
Sunnyvale, CA
R+A led the development of the
Moffet Park Specific Plan for the City of
Sunnyvale. Building off of this work,
R+A is under contract with the City to
assist City staff with Site Master Plan
review of proposed developinent
projects within the Moffet Park Specific
Plan Area for conformance with Citv
Trudi Ryan, AICP
Director, Community Development
Department
City of Sunnyvale
456 W. Olive Avenue, Sunnyvale, CA
94086
(408)730-7435 ,
[email protected]
I
zoning and related regulatory
documents. Our team's ui'iderstanding
of Sunnyvale, property owners, and the
Specific Plai"i aligns well with the needs
of the City staff.
I
Ravenswood Business DistrictI
Proposed Development
Projects Plan Review
(2020)
R+A led the design review of four
major proposed development projects I
(2020 Bay Road, The Landing by
Harvest, Four Corners by Sand Hill, and
EPA WaterFront by Emerson) in the
Ravenswood Business District of East i
Amy Chen
Community & Economic
Development Director,
City of East Palo Alto
(650) 384-7669
[email protected] East Pa{o Alto, CA
Palo Alto. Our team conducted a
thorough design and planning review
of each project including land use,
urban design, and architectural
character (building massing,
relationship to street, setbacks, height,
etc.) aspects. The conformance of each
project with the City's zoning and
related regulatory documents was also
evaluated.
LEED Certification for
Affordable Housing and
Sustainable Design Review
(2018 - present)
Los Ange(es, CA
The R+A team works with a variety of
non-profit affordable housing
developers throughout the state to
certify affordable housing projects
under the LEED system. Our process
includes working with the owners,
architects, mechanical and olumbinq
Mario Washington
Project Manager, Community
Corporation of Santa Monica
1410 2nd Street, Suite 200
Santa Monica, CA 90401
T. 310.394.8487 x136
MWasliinqton@con'imunitycorp.orcl
engineers, civil engineers, and
landscape architects in the design
development phase to ensure LEED
required elements are designed and
included in the building's plans.
Rarrw+Assocrates 27 SouthGateOn-Call ConsultingServices "\Og
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Raimi
+ Assocrotes 28 South Gate On-Call Consulting Services
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3. Fees
R+A's hourly billing rates by position and costs of reimbursable expenses are provided on the following page.
Anticipated Budget Ranges
We estimate the following budget ranges for a range of project types. These are broad estimates only. We will provide detailed scopes and budgets for specific tasks as requested:
Development Prdject Design Review: $5,000-$1 0,000
Fact Sheets: $4,000 -$6,000
ADU Toolkits and Ordinances: $5,000-$15,000
MinorZoningCodeandMapAmendments: $5,000-$40,000
General Plan and Map Amendments: $1 5,000-$60,000
Objective Design Standards.' $1 00,000-$150,000
Rarmi + Associates 29 South Gate On-Call Consulting Services 452
2026 Billing Rates
The following is the Rate Schedule for Raimi + Associates through December 3 7,2026.
Labor
Senior Principal/Principal
Associate Principal
Senior Associate
Intermediate Associate
Associate
Senior Planner/Designer/Researcher II
Senior Planner/Designer/Researcher I
Intermediate Planner/Designer II
Intermediate Planner/Designer I
Planner/Designer/Researcher If
Planner/Designer/Researcher I
Finance Director
Account Manager
Intern
Reimbursable Expenses
General Office Expenses
Sub-consultant Management
Travel mileage
Travel (Airfare, Hotel, Meals)
Outside Vendor Expenses
Printing (in-house for large print jobs only)
Binding
Large Format Printing/Plottmg
Large volume print jobs (e.g., final reports)
$300/hour
$265/hour
$235/hour
$225/hour
$210/hour
$195/hour
$185/hour
$175/hour
',165/hour
$145/hour
$130/hour
$175/hour
$125/hour
$75/hour
Billed at 3o%of labor
7%
Current IRS rate
At cost / Per contract
At cost / Per contract
11xl7 Color - $1.00/ea.
8.5xl 1 Color - $0.50/ea.
'] lxl7 B/W - $0.20/ea.
8.5X11 B/W - $O.lO/ea.
$2.50 per document (8.5x1l) or at
cost from vendor
At cost from vendor
At cost from vendor
SOuth Gate On-Call Consulting SeNiCeS Rarmi + Asso6ates 453
4. Resources
Resources to be Provided by the City
We believe that the best plans are developed as a partnership between City staff and Raimi + Associates. While R+A staff will do the bulk of the work on the project, we expect that City staff will serve as partners in each project every step of the way. The following is a preliminary list of the primary responsibilities of City staff.
* City staff will provide accurate data and information in a timely manner to R+A. * All data and infoi-mation provided by the City will be assumed to be correct and up-todate. R+A is not responsible for out-of-date or inaccurate information. * All studies that the team will prepare are identified in the scope of work. Any studies, tasks, deliverables or reports not specifically identified are assumed to be not included. * City review time for workshop materials and meeting materials will be approximately two weeks. City review of major products will take four weeks, depending on the product and other responsibilities of City staff. All comments will be provided as a single set of nonconflicting and actionable comments. * Planning Staff will coordinate with staff in other departments throughout the project, including setting up internal meetings.
* City staff will be responsible for logistics for all meetings (including communication, refreshments if desired, etc.) and othei- engagement activities such as public workshops. * City staff will assist with facilitation of small group activities for meetings and workshops. * City staff will post to City-run social media outlets such as Facebook, Instagram, X, etc. * City staff will lead additional engagement efforts not identified in the scope of work, including more informal communication with residents and other stakeholders. * City staff will write all staff reports and resolutions for the City Council, Planning Commission, and other board and commission meetings.
* City staff will collaborate with R+A to provide ongoing maintenance and updates for the project website.
* City staff will lead the effort to track and respond to public comments on draft documents.
* City staff will cover all printing and mailing costs associated with the project, unless specifically identified in the scope of work and budget.
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5. Appendices
Appendix A: PSA Proposed Modifications
Raimi + Associates has reviewed the City of South Gate Agreement for Professional Sei-vicesincluded with the RFP,We can comply with the requirements except as noted below. If selected, Raimi + Associates would like to work together to execute a mutually acceptable contract. We would like to further discuss the following sections:
Section 6.1 Termination for Convenience.
We request that the termination for convenience clause be available to the Consultant as well.
Section 6.2 Termination for Cause.
We also req*iest that the following sentence be added to Subsection 6.2.3:
"The Consuttantis not responsibte,and liability is waived by the City against the Consu(tant for use b.y the City or any other person of any modified data, reports, plans, or drawings without the Consultant's written consent. Additionally, dmft products by their very nature me incomptete, and the Consultant shall not be responsible for the compteteness and accuracy of draft products." Section 6.6 Indemnification.
We request that the duty to defend is proportional to the Consultant's proportionate percentage of fault and the Consultant should only be held responsible for the Consultant's errors, omissions or negligent acts. As such, we request the following language be added in this section:
"Notwitlistanding the above, in the event the Indemnitees, individuall,v or collectivel,v, are made party to an,v action, tawsuit, or other adversarial proceeding arisiriq from the performance of the services encompassed by this Agreement, the duty to indemnify does not include the duty to provide an up[ront immediate defense aqainst unproven claims or aLiegations. Consultant will reimburse Indemnitees its reasonabte defense costs caused b,vConsuttant's negligence not to exceed its proportionate percentaqe of fautt and as awarded by a court or arbitrator of competent.iurisdidion. This indemnification obtiqation is not limited in any wqy by any limitation on the amount or type of damages or compensation payable to or for Consultant or its agents under workers' compensation acts, disabititv benefits acts, or other employee benefit acts."
Section 6.7 Compliance with Applicable Law.
We are requesting the following replacement language be used to reflect cristomary standard of care in this section:
"TO the extent appticable, Consuttant and Citv sha1Lendeavor to compt,v with alL federal, state and local laws (includinq, without limitation, non-conflicting City ordinances, rutes and requlations)." Section 6.9.2 Consultant's Personnel.
We are requesting the following replacement language be used to reflect customary standard of cai-e in Subsection 6.9.2:
"Consultant represents to Citythat the Services will be performed consistent with but limited to, that degree of skittandcareordinarilyusedbyotherreputable members of Consultant's profession, practicinq in the same or similar locatity and under simitar circumstances. Nothinq in this Aqreement shattbeinterpretedtorequireConsultantto meetarmyhigher standardof care,andthisparaqraphshaft comrot over any such contmry provision. Consu1tant makes no warranties, quarantees, express or implied, under this Aqreement or otherwise in connection with Consultanfs services." Rarmi + Asso6ates 33 SouthGateOn-CallConsultingServices '-4.\5
456
Rnrmr
* Asso6a[es 34 South Gate On-Call Consulting Services
gl(,,
457
Appendix B: Resumes
Rarmr+ Associates 35 South Gate On-Call Consulting Services 458
EDUCATION
Harvard Graduate School of Design
Master of Architecture in
Urban Design
Cambridge, MA
School of Planning and Architecture
Bachelor of Architecture
New Delhi, India
EXPERIENCE
Raimi + Associates, Los Angeles, CA
Vice-President, 2019 - Current
Principal, 201-/ - Current
The Arroyo Group, Pasadena, CA
Principal, 2005-2017
Senior Associate, 2000-2005
Associate, 1995-2000
AFFILIATIONS &
CERTIFICATIONS
American Institute of Certified
Planners
American Institute of Architects,
Associate Member
Licensed Architect, India
Cali'iornia Planning Roundtable,
Member 8t Past Vice-President,
Operations and Past Vlce-President,
Programs
American Planning Association,
Member
APA Urban Design and Preservation
Division, Member
APA Women in Planning Division,
Member
fjll W:c+iates
SIMRAN MALHOTRA, AICP,ASSOCIATEAIA
VICEPRESIDENTiPRINCIPAL
Simran Malhotra, with a background in planning, urban design and architecture, brings a distinctive design perspective to all her projects leading to the creation of vibrant, attractive, and thriving places. She has authored plans for many types of urban environments, in particular, TOD/mixed-use districts, downtowns, historic and residential neighborhoods, commercial corridors, industrial areas, and educationa campuses. These efforts have resulted in commbnity-based planning and urban design innovations that have achieved notable implementation. For over twenty years, Ms. Malhotra's academic and professional interests have coalesced into an effective design and planning process, one that balances community concerns and objectives with market and financial feasibility. Her hands-on involvement in each project, with particular emphasis on generating and developing high-quality design, policy and regulatory documents, ensures that each assignment is completed to the highest level of client satisfaction.
KEY PROJECTS
a Palmdale General Plan Update (Palmdale, CA)
Simran was the Principal-in-charge and project manager for the Pa(mda{e Generat P(an Update project, which was recently adopted after extensive community engagement over 3 years. TheCity of Patmda(eis positioned to draw new residents, employees, and visitors with p1anned emp(oyment growth and infrastructure investments. Tlie Man includes economic deve(opment strategies and a "place-based" approach to urban design and p(acemaking. s Palmdale Zoning Code (Palmdale, CA)
Simran was the project manager for the Palmdale Zoning Code pmject which updates the City's development regulations to meet current best practices and in comptiance with the newLy adopted General Plan.
ffl Objective Design Standards (Various)
Simran has been the Principd-in-charge for the prepamtion of Objective Design Standards for severa(cities including:
- City of Mi{pitas, CA
a City of Marina, CA
a City of Santa Maria, CA
City of Beaverton, OR
s Culver City Zoning Code Update (Culver City, CA)
Simran {ed the update of the City's deve(opment code to imptement the recommendations of the City's ongoing Genera( Man and the recent(y adopted Housing E(ement.
ii Ventura Overlay Zones (Ventura, CA)
Simranprepared newoverlayzoningdistrictstoimplementtherecommendations of the City's Housing Etement. The project induded working with the City's Design Review Board, (ocal stakeholders, housing developers and advocates. ii SCAG Palmdale East Avenue Q Complete Streets Project (Palmdale, CA) Simran WCISthe (ead urban designer on a team to deve(op concepts for complete streets improvements a(ong Avenue Q in PalmdaLe. a Watsonville Downtown Specific Plan (Watsonville, CA)
Working with City staff, an Advisory Committee, and a team of consu(tants, Simran (ed the preparation of Specific Plan 7or Downtown Watsonvi(le. The Downtown Watsonville SpecificP(anartrculates a community vision for an active, 24/7 mixed useenvironment, and provides the regulatory framework for guiding development over the next 20-30 years.
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Ventura General Plan Update (Ventura, CA)
Simran is working onthe update of the Ventura Geneml Plan and the preparation of new zoning districts to implement the proposed land usedesignations. Project includes extensive community engagement, induding a diverse General P(an Advisory Committee, pop-up workshops, 7ocusgroups, stakeliolder interviews, and public workshops. ffl Coachella Zoning Consistency Update (Coachella, CA) Simran led the preparation of a focused update to the City's zoning code. This effort incorporated the Genemi Plan and recentlyadoptedPuebloViejoImplementationStmtegyP(anintostreamlinedzoningdistricts.Simran led the effort to prepare updated Zoning Codesections, Zoning map, Genemi Plan map, and a Generat P(anAmendment. a Nason Street Corridor Phase II (Moreno Valley, CA)
SimranledtheSCAG-fundedeffortto developacomprehensivedesignstrategy [or a town center on a 60-acre parce( of City-owned property in Moreno Valley. Theproject included extensive community engagement and visioning that led to two distinct design alternatives. The City has since selected a deve(oper to imp(ement the P1an. ffl Indio Unified Development Code (lndio, CA)
Simran {edthe effort for updating the City of jndio's zoning code to achieve consistency with the recently adopted Genera/ P(an.Theprojectincfudedcreationofnewzoningdistrictsandupdatedreviewprocesses,(75wel( as a single user-friendty Unified Devetopment Code document.
a Santa Fe Depot TOD Specific Plan (Orange, CA)"
Simranfeda mu1ti-discip{inarydesignteaminpreparinganupdate of the Santa Fe Depot Specific Plan to transform the Depot into a vibrant transit-oriented district whi(e strengthening its connections to adjacent residential neighborhoods, Chapman University, and the O(d Towne Historic District. a South Lake Avenue Concept Plan and Design Project, (Pasadena,CA)' Retained by the South Lake BusinessAssociation, Simran led a design team to continue the ongoing revita(ization efforts for South LakeAvenue. Severa7of the Plan's recommendations for improvements in various elements of the public realm have been implemented. These include street furniture, planter boxes, tree grates and median planting. Other {ongterm improvements have been initia(ized with the formation of a property-based business improvement district and imptementation of an aggressiveretai/ recruitment stmtegy Tweedy Boulevard and Hollydale Village (TOD) Specific Plans (South Gate, CA)" SimranwastheprojectteadontwoSpecificPlansfundedbyaStrategicGrowth Councilgrant. Underherdirection, the Specific Plans presented an irinovative hybrid approach to form based codes,recommendations for Comptete Street improvements, unique urban design and streetscapes designs and implementation strategies. Expanding regional connections wUh the LosAngelesRiverandBikewayisanimportante(ementofbothp(ans.The Hollydale Plan is centered on the arrivai of the future Eco-Rapid Transit iine that is expected to extend 40 miles across the region, from Burbank to Artesia. The plans were prepared with extensivebilingual communrty outreach including community workshops,stakeho(der interviews, study sessionsand hands-on input from steering committee members.
TEACHING AND SPEAKING ENGAGEMENTS
Facilitator,CaliforniaPlanningRoundtableLeadershipAcacdemy Panelist,RiversideAPACaliforniaConferenceSession,ObjectiveDesignStandards Panelist,CaliforniaNaturalResourcesAgency EarthDayForum,FosteringNature-BasedSo(utions Panelist, Santa Barbara California APA Conference Session, Housing By Right, Right Instructor, Visalia California APA Conference, Pre-Conference Workshop: Urban Design for P(anriers Speaker, Rancho Mirage California APA Conference, Advanced Manning as an Economic Development Tool Speaker, California Planning Roundtable, Santa Fe Depot Specific Plan: Integrating TOD into a Historic District, Orange Speaker,AIA Pasadena/Foothill Chapter Pawdena P(ayhouseStreetscapesand Ai(ey Walkways P(an:A Work in Progress GuestLecturer,Tufts University,Boston,MA and GuestInstructor,HarvardGSDCareerDiscoveryProgram,Cambridge, MA 'Denotes projects completed while serving €15key staff at other organizations. fjll aras=smogc+iates vvvvvv.raimiassociates.com
460
EDUCATION
University of North Carolina,
Chapel Hill
Master of Regional Planning, 1997
University of Rochester, Rochester, NY
Bachelor of Arts, English, 1992
AFFILIATIONS &
CERTIFiCATIONS
Member. Congress for the New
Urbanism, American Planning
Association
Senior Fellow. Environmental
Leadership Program
EXPERIENCE
Raimi+Associates
Berkeley, CA
Principal, 2006-present
Design, Community, EStEnvironment
Berkeley, CA
Senior Associate, 2002-2006
SMWM
San Francisco, CA
Senior Associate, i999-2002
Natural Resources Defense Council,
Associate, Washington, DC, 1997-
1999
Surface Transportation Policy Project,
Intern/Independent Consultant,
Washington, DC, 1998-1999
ICF Incorporated, Associate, Fairfax,
VA, 1992-1995
649@! aras'smo=c+iates
MATT RAIMI
PRINCIPAL
Matt Raimi, the founder of Raimi + Associates, has over 20 years of experience in planning across the country. He has directed numerous comprehensive plans, specific plans, corridor plans, vision plans, healthy community plans, and other complex planning projects throughout the country. Matt is an expert in creating inclusive and authentic public planning processes and creating more equitable, resilient, and sustainable cities. He has spoken and written extensively on applying the principles of new urbanism to comprehensive plans, incorporating public health concerns into the planning process, and promoting sustainable development.
GENERAI PLANS
a East Palo Alto General Plan and Westside Area Plan (East Palo Alto, CA) Project Manager and Principal-in-Charge. Lead 0 muLti-disciplinary team to devetop o General Plan thr:it includes policies and regulations for irifd[ development, economic deve(opment, health, sustainabi(ity and social equity.
Developed an Area Plan for a '160-area section of the City with detai(ed policies on anti-disp(acement, tenant rights and affordable housing. Lead an extensive pubfic outreach effort that inctuded two advisory committees, citywide workshops, neighborhood meetings and socra/ media activities. z Mountain View General Plan (Mountain View, CA)
Served as Project Manager and Principal-in-Charge (in coordination witl'i MIG). Duties included generating (and use and urban desigri content, helping structure Genem( Ptan, and served as strategic advisor to the City a Ventvra General Plan Update (l/entiira, CA)
Serving as Principal-in-Charge for Ventura's comprehensive P(an Update. The Plan will address critica( topics affecting Ventum inctuding housing, sea (eve( rise, hearth and equity, mobility, and wildfire risk. Project includes extensive community engagement, induding a diverse Genera( P(an Advisory Committee, pop-up wod<shops,focus groups, stakeholder interviews, and pubtic workshops. a Thousand Oaks General Plan (Thousand Oaks, CA)
Served OS Principat-in-Charge for first comprehensive update to the city's eGffeonretrsa, laPnldalnanTdhues'elaannd'mnCoobrfliotyraaf(etsernn %rlaongnrajn;?i suanchda\rGoewnfehradl'PsC[aunSSAEodnvsisoarny fCoOcmusmgurno'!pf s,es%ak%hemold
interviews, pop-ups, office hours, and virtual and in-person workshops. ffl Hermosa Beach General Plan (Hermosa Beach, CA)
Served as Principa(-in-Charge. Worked with stakeho(ders, advisory committee, and community members to comprehensively update the General Ptan and integrated Local Coastal Plan with the goal of reaching carbon neutrality a Coachella General Plan Update (Coachella, CA)
Principal-in-Charge. Led a multidiscip(inary team of consultants for tlie Coachella General Pian Update and C(imate Action Ptan. The imp{ementationfocused Plan inc(uded a "peace-based" approach to urban design and placemaking and Cl standa(one community hea(th and wet(ness element. ffl West Hollywood General Plan (West Hollywood, CA)
Principa(-in-Charge and Project Manager Completed a comprehensive General P(an update focusing on corridor revitalization and improved quality of life. The project 7ocusedon in[il{ development along the major transportation corridors, advancing socia1services and equity, and achieving significant reductions in GHG emissions.
a South Gate General Plan (South Gate, CA)
Principal-in-Charge arid Project Manager Developed one of the first'formbased" Genera( Plans and stand-aLone public health elements in the country and a strong focus on urban design, economic development, socid equity and environmentalsustainabiiity. Processincludedextensivecommunityengagement, a design cliarrette, and managing 0 mu(ti-disciplinary technical team. www.raimiassociates.com
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ffl Land Use and Circulation Element (Santa Monica, CA) Project Manager and extension of staff. Prepared dmft e(ement content, deve(oped the land use map and po(icies, and created a chapter on health and sustainabi(ity
SPECIFIC PLANS AND PRECISE PLANS
s Eastside Community Plan (West Hollywood, CA)
Project Manager and Principal-in-Charge. Worked with a community advisory committee to deveLopan imp1ementationfocused community plan for the Eastside of West Ho11ywood.Topics induded urban design, transportation, community identity,pub(icsafety,andeconomicdeve(opment. Theproject inc(uded a community event that drew hundreds of Eastside residents to celebrate the identity of the neighborhood arid provide iriput on the p(an. a Orange Line BRT Sustainable Corridor Plan (City of Los Angeles, CA) ProjectManagerandPrincipa(-inCharge.Developedirriplementation-focusedplanthatindudeddetailedstation-specific andcorridor-widestrategiesfor 73stationsalongthisactiveBRTcorridorLedtofundingfor multiplespecificplans for stations a(ong the corridor
a Thousand Oaks Downtown Core Master Plan (Thousand Oaks, CA) Principal-in-Charge. Compteteda Master P(an for a 60-acre area in and around the Thousand Oaks City Ha(/ and Civic ArtsP(azatocreateapedestrian-focusedvibrantdowntownin0 traditional,auto-orientedsuburbancity Leda team of realestateeconomists,architectsandtransportationexpertsincreatrngadesignframeworkwithfourprimaryactions for success, al( which are implementable by the City.
ffl North Bayshore Precise Plan (Mountain View, CA)
Principal-in-Charge and Co-Project Manager. Responsibi(Uiesinduded managi.ng a mu(ti-disciplinary team, creating form based development standards and regulations that convert a suburban office park into a 21st century mixed use district with office, residential and retail. Created standards for green buildings and to preserve naturat habitat and endangeredspecies.Included aninnovative community benefits program that tied the allocation of office development to the construction of residential units and significant advances in green bui(dings. a Fresno Central Southeast Area Specific Plan (Fresno, CA) Project Manager and Principal in Charge. Leading a team of consultants on a specific p(an for tlie Central Southeast neighborhood of Fresno,a 2,220 acre area southeast of Downtown. TheSpecific Plan addressesa wide range of topics that impact the quality of life in the community including affordabte housing,jobs and economic development, transportation, parks and open space, and a hea(thy environment.
ffl EI Camino Real Precise Plan (Mountain View, CA)
Principal-in-Charge. Developed form-based standards and regu(ations for infd( deve(opment along this iconic corridor.
Plan identifies building heights, build-to lines, setbacks and stepbacks and other regulations to enhance walkability and improve connections with adjacent residentia( areas.
a Fremont City Center Precise Plan (Fremont, CA)
Served (75Principat-in-Charge. Led a mufti-disciplinary team to transform a suburban commercia7 area into a downtown, Plan includes identificatron of sub-areas, topic-specific policies, street standards, and a form-based code.
HEALTH, EQUITY AND ENVIRONMENTAL JUSTICE
a Plan for a Healthy Los Angeles: General Plan Health Element and Implementation Ordinances (Los Angeles, CA) ProjectManagerandPrincipal-in-Charge.Responsibilitiesincluded project coordination, writirig sections of tlie health element, creating interactive web site on existing health conditions and deve(oping implementation programs and ordinances.
a Riverside County Health Element (Riverside, CA)
Project Manager and Principa(-in-Charge. Responsibi(ities induded developing topic-specific fact sheets,'working with a technical advisory committee and writing the health e(ement, one of the first county-level hea1thelements in the State. a Santa Clara County Health Element (Santa Clara County, CA) Principal-in-Charge. Responsibilities inctudedproject management, developing detai(ed existing conditions report, coordinatinga communityadvisorycommitteeand(7 department/agencyadvisorycommittee;and writingportions of the Health ELement.
n El Monte Health and Wellness Element (El Monte, CA)
Project Manager and Principal-in-Charge. Led a health element for the Gerieral Plan, one of tlie first in the State. Process included bi-lingual engagement, detai(ed existing conditions contrasting health conditions in different sub-areas of the City and detailed policies and implementation programs. k:'#lraas':c+iates www.raimiassociates.com
462
EDUCATION
University of California, Los Angeles
Master of Arts in Urban Planning, 2010
Macalester College, St. Paul, MN
Bachelor of Arts, Geography, 2000
AFFILIATIONS
Member. American Planning
Association
EXPERIENCE
Raimi+A,ssociates
Berkeley, CA
Principal, 2012-present
National Oceanic and Atmospheric
Administration/Pew Center on
Climate Change
Oakland, CA
Climate Change Researcher,
2010-2012
Calthorpe Associates
Berkeley, CA
Senior Planner, 2002-2008
ERIC YURKOVICH
PRINCIPAL
Eric Yurkovich has over twenty years of experience as a community planner focused on issues of land use, housing, climate change, environmental justice, and equitable development. He has led the Gary Comprehensive Plan; General Plans, Housing and Environmental Justice Elements for Culver City, South San Francisco, Seaside, Milpitas, Loma Linda, and Indio; health and equityfocused climate action plans for Alameda, Inglewood, Richmond, Ventura, and Santa Monica; Specific Plans for Moffett Park, North Bayshore, East Whisman, Downtown Castro Valley, and South San Francisco Lindenville; and regional efforts such as the San Bernardino County SB 1000 Equity Toolkit, Restoring Housing Justice project in the Lake Tahoe region, LA County Sustainability Plan, and Gateway Cities Climate Adaptation Toolkit. He co-authored the Guide to Equitable, Community Driven Climate Preparedness and led trainings with the City of Berkeley / BayCAN, and at the National APA Conference and California Adaptation Forum.
GENERAL PLANS
a South San Francisco General Plan Update (South San Francisco, CA) Served as Pmject Manager for a comprehensive update to the General Plan.
Led land use poticy, ciimate adaptation, environmental justice, and public engagement.
a Culver City General Plan Update (Culver City, CA)
Serving as Project Manager. Leadirig {and use policy and public engagement for the Generat PLan Update. Managing work plan, documentation, and oversight of CEQAprocess.
a Seaside General Plan (Seaside, CA)
Serving as Pmject Manager Assisting with (and use poticy environmental assessment, and public engagement for the Geneml Plan Update. Managing work p(an, documentation and oversight of CEQA process. s Indio General Plan Update E3zClimate Action Plan (lndio, CA) Led the City's second effort to Update their General Plan and Climate Action Plan. Managed multiple subconsultants in sifting through technical anatysis and updating where necessary. Wrote Climate Action PLan induding GHG forecasts and evaluated GHG reduction measures.
ffl Milpitas Housing Element and Environmental Justice Element Update (Milpitas, CA)
Served as Project Manager Lead a team of consu(tants throughout the Housing Etement Update process. Managed work plan, community outreach, development, and documentation.
EQUITY & ENVIRONMENTAL JUSTICE
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s San Bernardino County Transportation Authority Senate Bill 1000 Equity Toolkit (San Bernardino, CA)
Served as Project Manager. Developed an online toolkit to support iocaf jurisdictions with implementation of Senate Bill 7000 (environmentat justice e(ements), inc1uding data analysis too(s to support with the disadvantaged communities screening ana(ysis.
s Loma Linda Environmental Justice Element (Loma Linda, CA) Serving as Project Manager Leading an update to the Environmentaf Justice E(ement of the City of Loma Linda. Development of environmental justice ana(ysis, po1icies, and community engagement strategies. www.raimiassociates.com
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a Santa Clara County Heath Element (Santa Clara, CA)
Worked on the development of CIHealth Eiement for the Santa Clara County General Plan. The element addresses neigliborhood- and regiona(-sca(e cornmunity hea(th and wel(nesstopics. ffl Plan for Healthy Los Angeles (Los Angeles, CA)
Led the development of a Hea(th Atlas and interactive mapping tool to exp(ore neighborhood health conditions and disparities. Wrote sections of the hedth element.
SPECIFIC PLANS
a Moffett Park Specific Plan Update (Sunnyvale, CA)
ServedasProjectManagerLedurbandesign,landusepolicy,climateadaptionstrategies,andpublicengagement for the Specific Plan Update.
s East Whisman Precise Plan (Mountain View, CA)
Served as Project manager of a small area plan for a trarisit oriented deve(opment district around ci light rain statiori.
Wrote detailed design standards, guidelines, and implementation guide for the city. a North Bayshore Precise Plan (Mountain View, CA)
Worked as Deputy Project Manager on a plan and development code to trarisition Clsuburban employrnent district into a modelof sustainab(e deve(opment. Wrote portions of the plan, inc{uding an incentive-based framework to encourage project- and district-level sustainabitity and incorporation of housing into the precise plan. ffl Lindenville Specific Plan (Sotuh San Francisco, CA) Served as Project Manager Led a team of consultants to deve(op a specific plan that implements the adopted General P(an and introduces mixed-uses in a historicatLy industrial area of South Son Francisco. s Castro Valley Business District Specific Plan (Castro Valley, CA) Leading urban design anaiysis, Landuse vision deve(opment, and public engagement for the Specific P(an.
PUBLICATION AND PRESENTATIONS
Open Space Superstari The Role of General, Specific, and Master Plans in Improving Urban Ecology. Presentation for the 2024 CalAPA Conference.
Innovating for Change: New Tools to Embed Equity in General Plans. Presentation for the 2024 CalAPA Conference.
From Industry to Innovation: Pioneering Pathways for Transforming Suburban Employment Districts. Presentation for the 2024 CalAPA Conference.
"Walking the Walk: Implementing Adaptation and Resilience Equity Strategies." Presentation for the 2018 California Adaptation Forum.
"Equitable, Community-Driven Climate Resilience Planning." Training at the 2018 National American Planning Association Conference.
Guideto Equitab(e,Community-Driven Ctimate PreparednessPlanning, Urban Sustainability Director's Network, 2017. "Whose Climate Plan is This? Planning for an Equitable Climate Future through Authentic Community Partnerships." Presentation for the 2017 California Climate Action Planning Conference.
Climate Justice for All! Connecting Climate Protection, Community Resilience, Local Economy, and Health Equity." Presentation for the 2017 California Chapter of the American Planning Association. "Health Indicator in The Plan for a Healthy LA and Quimby Reform" Presentation for the 2015 California Chapter of the American Planning Association.
"Something Old, Something New, Something Borrowed, Something Blue: Climate Adaptation in the 21st Century." Presentation and conference paper for the 2013 National Association of Environmental Professionals. "Health Atlas for the City of Los Angeles's Health and Wellness Chapter." Blog post for the u.s. Department of Health and Human Service's National Partnership for Action to End Health Disparities, 2013. "Adaptation Planning and u.s. Federal Agencies" Federal Interagency Forum on Climate Change Impacts and Adaptations, 2012.
Adapbation Planning, What U.S.Federal Agencies Are Doing. Co-authored for the Pew Center on Global Climate Change, Arlington, VA, 2012.
Adapting to Climate Change:A Planning Guide for State Coastal Managers-a Great LakesSupptement. Co-authored for the NOAA Office of Ocean and Coastal Resource Management, Silver Spring, MD, 2011.
Advancing statewide climate change adaptation stmtegies: Lessonsfrom state and local governments addressing the impacts of dimate change. Center for Climate Action, 2010. f!1 ara':c+iates www.raimiassociates.com
464
EDUCATION
University of Colorado Denver,
Denver, CO
Master of Arts,
Urban Design
University of Colorado Denver,
Denver, CO
Master of Arts,
Urban and Regional Planning
Saint Louis University,
St. Louis, MO
Bachelor of Arts,
Environmental Sciences
AFFILIATIONS &
CERTIFICATIONS
American Planning Association
EXPERIENCE
Raimi + Associates
Los Angeles, CA
Associate, 2025-Present
MIG, Inc.
Pasadena, CA
Senior Associate, 2023-2025
Associate, 2019-2023
ROXANNE BORZO BERTRAND
ASSOC-IATE
Roxanne is a planner and designer with experience working on comprehensive arid specific plans, housing elements, zoning codes and objective design standards. Her passion lies at the intersection of land use policy and the built environment.With a comprehensive perspective, Roxanne approaches challenges and constraints strategically by critically evaluating common assumptions and developing plans and designs informed by robust data and thorough analysis.
KEY PROJECTS
s Pioneertown Zoning Overlay (San Bernardino County, CA) Serving as the Deputy Project Manager on preparing (I zoning oveday for the Pioneertown area in San Bernardino County Leading the design and execution of a(l engagement activities iriduding focusgroups, communit)i workshops,and digital engagement.
ffl EI Segundo Land Use Element Update (EI Segundo, CA)' Served as the Deputy Project Manager on the update to the City of E( Segundo Larid Use Element. Led the design and execution of al[ engagement activities inc(uding focus groups, community workshops, and digital engagement. n Atascadero General Plan Update (Atascadero, CA)"
Served as the Deputy Project Manager on the comprehensive update to the City o[Atascadero Genera/ Man. Foci(itated a coLlaborative alternatives process, comp(eted techriical ana(ysis, and devised a strategic approach to erigage City decision-makers.
ffl La Habra Boulevard Specific Plan Update (La Habra, CA)" Served as the Deputy Project f%nager on the update to the {O Habra Boulevard SpecificP(an.Preparedtemplates,direction, and support forsubconsultants. Led the land use alternatives process and the p(an's updated deve1opment standards. ffl Smolcy Hol!ow Specific Plan Update (EISegundo, CA)" Servedas the Deputy ProjectManager on the update to the City of E(Segundo SmokyHoL(owSpecificPlan. Workedwith Citystaff to refine the original p(an's vision,expandand c(arifypermitted uses,and streamline the implementation of the community benefitsprogram.
a Objective Design Standards (Various)'
Servedaskey staff for the preparation of ObjectiveDesignStandardsfor severa( cities inciuding.'
CityofAtascadero, CA
City of PasoRobles,CA
City of GroverBeach,CA
s Housing Elements (Various)"
Servedas keystaff for the preparation of Housing E(ernentsfor sevem[ cities induding.'
Norwalk, CA
Santa Ciam, CA
Garden Grove, CA
Lake Elsinore, CA
'Denotes work comp(etedwhile serving as key staff at other organizations. &4##1aras=smo=c+iates wwwraimiassociates.com
'l,"7-'(
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EDUC ATION
University of California, Berkeley
Berkeley, CA
Bachelor of Arts,
Sustainable Environmental Design
Minor in City & Regional Planning
AFFILIATIONS &
CERTIFICATIONS
LEEDGreen Associate
American Planning Association
Member
EXPERIENCE
Raimi + Associates
Berkeley, CA
Intermediate Plannerll,
2021 - Present
Urban Displacement Project
UC Berkeley
Berkeley, CA
Research Assistant
Student Environmental
Resource Center
Berkeley, CA
E-Waste Operations Associate
MICHELLE HERNANDEZ
iNTERMEDIATE PLANNER 11
Michelle is a planner and designer with experience working on comprehensive and specific plans, creating and leading community engagement strategies, climate change planning, and LEED green building certifications. She has a passion for interdisciplinary approaches that incorporate sustainability into all areas of planning and placemaking. She believes that equitable collaboration is necessary in designing adaptive and resilient communities.
KEY PROJECTS
a East Palo Alto City Council Strategic Priorities and Work Plan (East Palo Alto, CA)
Servingaskeystafffor the developmento[EastPa(oAlto'sCityCouncilStrategic Prioritiesand WorkP(anthat will guidepriorityproject implementatior'iin EastPa(o Alto for the nextfouryears.Leadingbackgroundresearchand outreachmateria(s preparation.Facilitatingcommunrtydiscussionson thecity'sstrengths,issues,and priorities.
ffl Petaluma General Plan Update (Petaluma, CA)
Servingaskeystafffor Petaluma'scomprehensiveGeneralP(anupdate.Leadingthe developmentof communityengagementstrategiesandmateria(srelatedto land use, environmentaljustice,and more.Facilitatesdiscussionsin both EnglishandSpariish, induding advisorycommitteemeetings,pop-ups,andcommunityworkshops.
Supportsprojectmanagementand taskcoordinationinterndly and with a team of subconsu(tants.
ffl Concord Affirmatively Furthering Fair Housing Rezone (Concord, CA) Servingaskeystaff,supportingthe identificationof sitesto berezonedforhigher densitymtdtifami(yhousingin moderate-arid high-resourceareasof Concord, Preparingoutreachmaterialsand facilitating cr:rmmunityengagementactivities, induding EnglishandSpanish-(anguagestakeholdermeetrngsand community workshops.
a Selma Downtown Strategic Plan (Selma, CA)
ServedC7Skeystaff,supportedproject coordinationandstrategyand priorityproject deve(opmentfor theStrategicPlan.Developedcommunityengagementmaterial, coordinatedoutreachevents,and facilitatedcommunitydiscussions. ffl Lindenville Specific Plan (South San Francisco, CA) Servedaskeystaff,supportingthe developmentoftlie Lindenvil[eSpecificPlan and relatedcommunityengagementactivities.Ledthedevelopmentof maps and gmphics, deveLoped and transiated communityengagement materia(s, and coordinated outreach events.
ffl South San Francisco General Plan + Climate Action Plan Update (South San Francisco, CA)
Servedaskeystaff,preparedmaps,graphics,andanalysisfor the Genera(P(anand the CLimateAdionPlan,in addition to authoringthe Our Plansectionof the Geneml Plan.Supportedthe developmentand implementationo7community engagement activities.Aided in the designof the Digital GeneraiP(anand maintainedthe website. a Alameda Climate Action and Resiliency Plan Update (Alameda, CA) Supportedtlie mid-cyde updateof the C(imateActionand ResiliencyPLan.Reviewed existingstrategiesfor consistencywith State(awarid industrypractices,coordinated and facilitatedstaff workinggroup meetingsand communitydiscussions,and supportedthe developmentof new and reviseddimate actionstmtegies. 64!11aras'smo=c+iates www.raimiassociates.com
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EDUC ATION
The University of Texas at Austin,
Austin, TX
Master of Science in Urban Design
Kamla Raheja Vidyanidhi Institute of
Architecture, Mumbai, India
Bachelor of Architecture
AFFILIATIONS
Council of Architecture (India)
EXPER!ENCE
Raimi+Associates
Berkeley, CA
Intermediate Urban Designer I
2024-Present
LakeiFlato Architects
Austin, TX
Urban Design Intern
2023-2024
The University of Texas at Austin,
Austin, TX
Teaching Assistant
The University of Texas at Austin,
Austin, TX
Graduate Research Assistant
S+PS Architects
Mumbai,India
Architectural Designer
Kamla Raheja Vidyanidhi Institute of
Architecture, Mumbai, India
Teaching Assistant
Vo Trong Nghia Architects
Ho Chi Minh City, Vietnam
Intern
d asates
VATSAL BHAVESH SHAH
INTERME-DIATE URB-AN DESIGNERIVatsal Shah is an urban designer and an architect with key interests in policybased design explorations and collaborative community-driven approaches that enhance the urban built environment. Through his professional and research experience he has developed key insights into devising inventive solutions by integrating sustainable planning practices and fostering community engagement. He holds a degree in Master of Science in Urban Design from The University of Texas at Austin. He is a licensed architect in India and received his Bachelor of Architecture from Kamla Raheja Vidyanidhi Institute for Architecture and Environmental Studies, Mumbai.
KEY PROJECTS
z Vancouver Downtown Design Guidelines (Vancouver, WA)
Worked on the deveiopment of the Vancouver Downtown Design Guidelines Manua7 (VDDG), a comprehensive update to the '1995 guidelines. Contributed to establishing cLem, user-friendly guidelines to support cohesive,sustainab(e urban deve(opment in the Downtown Plan Area, in alignment with zoning ordinances and comprehensive ptannirig goals.
a Lerdo Residential Project (Shafter, CA)
Worked on the Lerdo Residential Project, focusing on innovative p(acemaking strategies to enhance community living. Ernphasized the creation of adequate open spaces and improved fast-miLe connectivity within the neighborhood to foster accessibility and social interaction. Designed so(utions that promote vibrant, sustainable, and wel(-connected residentia( environments. u Fort Duncan Economic Development Plan (Eagle Pass, TX) ' Designedanddraftedeconomicdevetopmentplan forodaptivereuseofvacant buildings iri Fort Duncan area in Eag(e Pass, Tems as part of studio project.
The project was in consu1tation with p(anning and economic devetopment staff from the City of Eagle Pass. The proposal was presented to the Eagle Pass City Council.
s City of EI Paso 2044 Vision Plan (EI Paso, TX) "
Conducted research and ana(ysisfor preparing a community inventory report and prepared future (and use p(anning scenarios for neighborhoods in E/ Paso,Texas.Developed C7vision plan for 2044 with vision statement, goa(s, objectives and policies that would govern the future tand useplan. ii Milbrae Station Transit Oriented Development (Milbrae, CA) " Designed 0 proposal to redevelop MiLbrae station and tl"ie surrounding neighborhood [15 a transit oriented deve(opment. Proposed a new district with increased density, mixed-use typo(ogy and accessib(e green pub(ic spaces. s Northwest Industrial District Revitalization (Portland, OR) " Worked on a design proposa( for Northwest Industrial District in Port(and,Oregon as part o7 urban design studio. Devetoped revita(ization strategies and tand remediation toolkit to preserve light industriai economy and integrate mixed-use typologies.
s City Center Urban Renewal Plan (Chandigarh, India) "
Proposed amendment to existing heritage laws in India to accomdate for f(exible po(icyframeworkforsustainble future of modern architecture in India.
Demonstrated polices through implementation of urban design strategies as part of urban renewa( ptan for the city center of Chandigarh, that is protected under current heritage Laws.
(" Denotes projects coinpleted while working at other organizations) www.raimiassociates.com
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EDUCATION
University of California, Los Angeles,
Los Angeles, CA
Bachelor of Arts,
Geography & Environmental Studies
Geospatial Information Systems and
Technologies Minor
EXPERIENCE
Raimi + Associates
Los Angeles, CA
Intermediate Planner,
2023-Present
Arellano Associates
Chino Hills, CA
Technology Coordinator
City of Yorba Linda
Yorba Llnda, CA
GIS Administrative Internr
Irvine Ranch Conservancy
Irvine, CA
Environmental Research Intern
l'll :smo=c+iates
SASHA CHEECHOV
INTERMEDIATE PLANNER
Sasha is a planner who specializes in mapping, data analysis, and community engagement. She leverages GIS and technology to conduct environmental analysis, visualize demographics and socioeconomic data, create detailed land use and zoning maps, ai-id provide interactive products to connect our clients and the public to data in innovative ways. Sasha is passionate about sustainability for the benefit of both people and planet, and values an authentic and equitable approach to community outreach and engagement. She believes in the positive impact of communities designed with intention and innovation.
KEY PROJECTS
ffl City of Ventura General Plan Update (Ventura, CA)
Supportsgrowthprojectionsand developmentof land usemap. Createsengagement materialsand too(sto facilitatepublicfeedbackon GeneralP(andecisions.Developed Parksand OpenSpaceelementfor Genem(PlanUpdateto addressthe improvement and managementofparksand openspaceswithin thecity Authored Processchapter of GeneralPlan.
s Concord Affirmatively Furthering Fair Housing (AFFH) Rezoning Project (Concord, CA)
LeadsGISand mappingeffortsforthe project.Createscol(atemlmaterialsfor community engagement and workshops. Faci(itates stakehotdermeetings and small group discussions.Workedondevelopmentofsiteselectioncriteria,analysisofparce4 datato determiriesitesforrezoning, and creationof alternatives. ffl TRPATahoe Living: Cultivating Community, Conserving the Basin (Lake Tahoe Basin, CA)
Developsco(lateralmaterialsand outreachtoolsforcommunity engagement.
Conductsreviewand researchof existingdata and literatureto inform project decisions.Supportsengagemeritactivitiesforstakeho(dersand thegeneralpublic. s Thousand Oaks General Plan Update (Thousand Oaks, CA) Assistedwith deve(opmentand completionof (andusemap. Led(andusemapping, managedand maintainedparce(database,and createdmapsfor generalpLan. u Culver City General Plan Update E3tZoning Code Update (Culver City, CA) ManagedGISana(ysisofzoning codeupdate.Createdmaps(7/7C/ interactiveproducts to educatepublic on GPLUandzoning changes.Supportedcommunity engagement effortsto gatherfeedbackon GenemiPlan Update.
s Beaumont Climate Action Plan (Beaumont, CA)
Developedmapsandgraphicsfor vu(nerabi(ity assessmentand supported research and analysis pertaining to dimate hazards and socia( vulnerabiLity. s City of Marina General Plan Update &i Climate Vulnerabi €ity Assessment (Marina, CA)
Assistedwith mapping for the Genera(PLan.Deve1opedmapsand gmphicsand supported research and analysis regarding dimate hazards and social vulnerability s Loma Linda Environmental Justice Element (Loma Linda, CA) Conductedenvirorirnenta5usticemapping to inform communityneedsand lorate disadvantaged communities witliiri the city Assisted with deve(oping project col(ateral.
u SANDAG Social Equity Analysis Methodology Development (San Diego County, CA)
Analyzedsocialequitymethodologyin Regiona( TransportationImprovement Plans and deveiopedbestpracticesforSANDAG.LeveragedGISto createprocessand methodologyanaiyzingdistributionofprojectfunds acmssthe courity www.raimiassociates.com
468
EDUCATION
USC Sol Price School of Public Policy
Los Angeles, CA
Master of Urban & Regional Planning
University of Vermont, Burlington, VT
Bachelor of Arts in Global Studies
AFFILIATIONS
American Planning Association (APA)
Phi Beta Kappa Society
EXPERIENCE
Raimi + Associates
Los Angeles, CA
Planner II
2025-present
LA City Planning Department
Los Angeles, CA
Student Professional Worker
2024-2025
San Diego Unified School District
San Diego, CA
AmeriCorps Service Member
2022-2023
Department of Global Studies, UVM
Burlington, VT
Research Assistant
2019-2022
SOPHIA KNAPPERTZ
PLANNER II
Sophia is a research-driven urban planner who believesin the power of equitable, community-centered planning to create healthier, more inclusive cities. She is enthusiastic about using spatial analysis, policy research, and community engagement to bridge the gap between technical data and real-world impact.
Sophia's work has included GIS mapping of environmental hazards, policy research, and community engagement support. As a planner, Sophia aims to advocate for vibrant and resilient cities.
KEY PROJECTS
West Hollywood Open Space Element (l/Vest Hollwood, CA) Servirrgaskeystaff on thecreatiot of the WestHollywcodOpenSpaceElement.
Workinga(ongsideCitystaffto draftpo(icyframeworksto improveexisting park facilitiesandprogramsin accordancewith ss 7425.supportingwrthpubtic engagement adivities.
Ventura County Priority Climate Action Plan (Ventura, CA) Supporting the evduation GHG redudion measures through ci quantitative cobenefitsanaiysisin equ%prior%communities. 'Ewa Development Plan (Oahu, Hl)
Servingaskeystaffon the EwaDevelopmentPlan.WorkingalongsideCil staffto update economic deve(opment, land use, and disasterpreparedness and resiliency policiesfor the commuriiby of Ewa.
San Bernandino County Transportation Authority Subregional Partnership Program (San Bernandino, CA)
Supportingsevencitieswithin theSanBernandinoCouncilof Governmentsupdate theirhousingeLements.Workingalongsidecountyand Citystaffto updatezonrng codesto supportlocalandstatewidehousinggoa(s,includingdraftingmemoson ADU bonuses, density bonuses, and other keypolicy areas.
Napa County Baseline Data Report (Napa, CA)
Supportingthe data co(lection,ana(ysis,and mapping of tlie environmentjustice elementfor Napa County'sBDR,focusingonpo((utionburdensin historically underserved communities. Supporting in virtua/ community workshops.
Oil Property Remediation Analysis (Los Angeles, CA)'
Reviewedpolicyand condudeddataanafisisof oif land useremediationefforts across fA City. Created and maintained spatialanaylsis database and produced maps to i((ustratepriorityareasforremediation efforts.Engagedwith keystakeholders, induding theMayor'sOfficeof Sustainabi[ily,onpublic hea(thand land usepriorities in equityfocusedcommunities.
Pico Rivera Economic Development Plan (Pico Rivera, CA)" Capstone project thatresearclied and deveioped land use, housing, and economi.c developmentpo(icyregardingsustainablefreight. WorkedalongsideCitystaffand USC cot(eagues to understand key concerns voiced by the pub(ic to increase road safety,job opportunities, and livabiLity in the Towne Center " Experience outside o7Rarmr + Assocrates
" Acadernrc experrence
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Appendix C: Supporting Documents
Project Sheets
Raimr * Assorrates 41 South Gate On-Call Consulting Services 470
PALMDALE GENERAL PLAN UPDATE AND EIR
PALMDALE, CA
DESCRIPTION Raimi + Associates led an interdisciplinary team of consultants in updating the City of Palmdale's General Plan and Zoning Code and preparing the associated Environmental Impact Report. As part of this effort, R+A authored the Equitable and Healthy Communities Element with a strong focus on environmental justice outcomes aligned with SB 1000.
Grounded in robust community engagement, R+A wrote the Equitable and Healthy Communities Element, which outlines goals and policies to address SB 1000 topics such as improving air quality, increasing access to nutritious food, enhancing emergency services, and expanding healthcare availability. The plan also responds to concerns raised by Palmdale residents, including increasing economic opportunity, reducing respiratory illness, and improving community safety.
HIGHLIGHTS
An extensive, transparent, and inclusive community engagement program A "place-based" approach to urban design and placemaking A stand-alone Military Readiness Element prioritizing coordination with the u.s. Air Force Plant 42 located in Palmdale
Approach that capitalizes on and diversifies the local economy and creates a fiscally resilient economy
CEQA approach that focuses on outcomes
Implementation and evaluation-focused approach
CLIENT
City of Palmdale
SERVICES
General Plans, Health and
Environmental Community
Engagement, Facilitation, Data
Visualization and Infographics
TIMELINE
2018 - 2023
CONTACT
Megan Taggart
Deputy Director, Economic
and Community Development
Department
City of Palmdale
(661) 267-5213
[email protected]
Link to the Final E-Plan
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VENTURA GENERAL PLAN UPDATE
VENTURA, CA
CLIENT
City of San Buenaventura
SERVICES
Comprehensive Planning,
Sustainability, Health + Equity
T)MELINE
2020-Present
CONTACT
Rachel Dimond
Community Development
Director
City of San Buenaventura
805.677.3964
[email protected]
DESCRIPTION
Raimi+ Associatesis leadingateamof consultantsto comprehensively update the City of SanBuenaventura'sGeneralPlan,Climate Action Plan, and Local Coasta Program.Astheadministrativecenterof VenturaCounty, the City San Buenaventura ("Ventura")is hometo quaint single-familyneighborhoods, regional employment andeducationalhubs,andhistoriclandmarkslikethe San Buenaventura Mission. In recentyears,thethecoastalcommunityhasbeenbeset by many issues impacting its qualityof life,suchashousingaffordability,homelessness, traffic congestion, wildfire risk,andsealevelrise.Becauseits currentGeneralPlan was last updated in 2005, the City is interestedin reinventingit asaforward-lookingdocument that tackles these iSSueshead-onwiththesupportof residentsnot traditionally involved in community planning processes.
HIGHLIGHTS
' Preserve and enhance quality of life
Guide economic growth for long-term fiscal sustainability Promotepositivechanges in the areas of public health and environmenta sustainability
Conductanextensive and flexible community outreach program that rntegrates virtual engagement methods
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BEAUMONT GENERAL PLAN UPDATE
BEAUMONT, CA
2021 APA CALIFORNIA: COMPREHENSIVE PLAN AWARD - SMALL JURISDICTION DESCRIPTION Raimi + Associates led a team in preparing a comprehensive update to the City of Beaumont's Generai Plan and associated environmental review.
Beaumont is on a journey to develop a long-range plan that charts the City's future, while integrating sustainability, economic growth, fiscal transparency, and accounting for the impacts of projected population growth. The City is located at the intersection of Interstate 10 and State Route 60 in the westernmost portion of Riverside County. The General Plan embraces the community's small town feel ahd rural mountain setting, while positioning the City to enhance and revitalize existing commercial corridors and residential neighborhoods. The Plan also sets a framework for enhancing connectivity to the Potrero Reserve and management of habitat conservation areas within the planning area.
HIGHLIGHTS
a Identify opportunity areas for economic development and rebranding of Downtown
Prioritize key strategies, areas and improvements to support Complete Streets and walkable, mixed-use development accessible to all users Develop a standalone Health and Equity Element that addresses environmental justice, health, and climate change.
Build community trust and engagement in planning process with online outreach and engagement strategies.
CLIENT
City of Beaumont
SERVICES
General Plans and Comprehensive
Plans, Health and Environmental
Justice Elements, Specific Plans,
Community Engagement
TIMELINE
2017 - 2020
CONTACT
Christina Taylor, Community
Development Director
City of Beaumont
951-572-3212
[email protected]
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CULVER CITY GENERAL PLAN UPDATE
CULVER CITY, CA
DESCRIPTION Nestled in the heart of the Los Angeles Metropolitan Area, Culver City has established itself as a vibrant community with a high quality of life, easy access to transit, and healthy neighborhoods. Culver City's commitment to transit oriented development and sustainability have also been hei-alded across the region. While the city's ongoing economic revitalization has contributed to a strong job market, it has also exerted significant pressure on the housing market and put a strain on local transportation infrastructure.
For these reasons, Raimi + Associates helped the City prepare a comprehensive update of Culver City's General Plan and associated Environmental Impact Report.
In addition to the nine topics mandated by the State, the General Plan Update touches on additional themes such as Economic Development, Health and Equity, Arts and Culture, and Sustainability and Climate Change. Throughout the process, Raimi + Associates supported City staff and residents in identifying and articulating the right path forward.
HIGHLIGHTS
Preserve and enhance quality of life
Guide economic growth for long-term fiscal sustainability Provide direction for housing decision
Establish clear and objective standards for (re)development Clarify the decision-making processes of the City
Promote positive changes in the areas of public health and environmental sustainability
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CLIENT
City of Culver City
SERVICES
General Plans and Comprehensive
Plans, Health and Environmental
Community Engagement
TIMELINE
2019 - 2024
CONTACT
Troy Evangelho
Advance Planning Manager
(310) 253-5744
[email protected]
www.raimiassociates.com
474
CULVER CITY ZONING CODE UPDATE
CULVER CITY, CA
CLIENT
City of Culver City
SERVICES
Zoning Codes and Ordinances;
Land Use and Zoning Ana(ysis
TIMELINE
2023 - 2024
CONTACT
Troy Evangelho
Advance Planning Manager
(310) 253-5744
[email protected]
KEY STAFF
Simran Malhotra, Principal
Alessandra Lundin, Project Manager
Antara Tandon, Key Staff
George Karam, Key Staff
DESCRIPTION
Raimi + Associates was hired by the City of Culver City to comprehensively update the Zoning Code in conjunction with the their General Plan Update process. The updated code implements the land use patterns and the development framework established in the Culver City 2045 General Plan Update and 6th Cycle Housing Element. In particular, the code creates a range of new mixed-use districts to allow housing across the City, from low-scalecorridor mixed-use to higherintensity mixeduse industrial. The team worked closely with Staff and the development community to make sure the new Code is easy to navigate, user-friendly, and highly-ilJustrative.
HIGHLIGHTS
Implement the Culver City 2045 General Plan Update and Housing Element Streamlined permitting and procedures consistent with recent State legislation Updated special use regulations (e.g., transitional and supportive housing) in conformance with State housing laws
Clear and illustrative supporting graphics and images
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PALMDALE ZONING CODE UPDATE
PALMDALE, CA
DESCRIPTION
Raimi + Associates was hired by the City of Palmdale to comprehensively update the Zoning Code in conjunction with the ongoing General Plan Update process. The updated code implements the land use patterns, especially mixed use designations, and the development framework established in the Palmdale 2045 General Plan Update. The code also incorporates and builds upon recently completed Specific Plans and multifamily design regulations. The team worked closely with Staff and the development community to make sure the new Code is easy to navigate, userfriendly, and highly-illustrative.