cc 2026 AR 02/24 amendment to contract with rick engineering for general plan update

ACTION:
____________________________
Clerk/Secretary
Department: Community Development Item No: C6
Prepared by:

Erin Adams, Administrative Programs Manager
Michael Ressler, City Planner Meeting Date: February 24, 2026 Approved by:

Joseph Vacca, Director
John Conley, City Manager Agenda Location: Consent Calendar SUBJECT: SIXTH AMENDMENT TO THE CONTRACT WITH RICK ENGINEERING COMPANY FOR

VISTA GENERAL PLAN UPDATE AND PROGRAM ENVIRONMENTAL IMPACT REPORT RECOMMENDATION: Adopt City Council Resolution No. 2026- , approving the Sixth Amendment to the contract with Rick Engineering Company for the Vista General Plan Update and Program Environmental Impact Report.

CORRELATION TO CITY COUNCIL GOALS: Routine operational item not directly corresponding to a specific City Council goal.

PRIOR CITY COUNCIL ACTION: On March 22, 2022, the City Council approved Resolution No. 2022-45 awarding a contract to Rick Engineering Company for the Vista General Plan Update and Program Environmental Impact Report (Vote: 5-0).

STATEMENT ON THE SUBJECT: In March of 2022, the City awarded a contract to Rick Engineering Company for the Vista General Plan Update and Program Environmental Impact Report. Since the initial contract award, five amendments have been approved utilizing the City Manager’s amendment authority to refine the scope of work and extend the term of the contract to complete the project.

The City now desires to amend the contract a sixth time by increasing the contract ceiling to $1,324,293.

The final increase of $65,425 is due to an expanding scope of work resulting from new environmental strategies reflected in the second version of the screencheck Program Environmental Impact report. This final increase to the contract ceiling will facilitate the completion of the Vista General Plan Update and Program Environmental Impact Report.

FISCAL IMPACT: The Sixth Amendment will increase the contract ceiling by $65,425 for a new contract ceiling of $1,324,293. Funds are budgeted and available in the Community Development Division’s operating budget (Account No. 0010320.521000.YEFB).

EXHIBITS:

1.City Council Resolution No. 2026- , approving the Sixth Amendment to the contract with Rick Engineering Company for the Vista General Plan Update and Program Environmental Impact Report

2.Sixth Amendment

3.Original Contract and all prior amendments
AGENDA
REPORT

CITY COUNCIL

COMMUNITY DEVELOPMENT COMMISSION

SUCCESSOR AGENCY

BUENA SANITATION DISTRICT

JOINT POWERS FINANCING AUTHORITY
Approved above recommendation, adopted City Council Resolution No. 2026-30. Vote: 4-0 (O'Donnell absent)

ACTION:
____________________________
Clerk/Secretary
Department: Community Development Item No: C6
Prepared by:

Erin Adams, Administrative Programs Manager
Michael Ressler, City Planner Meeting Date: February 24, 2026 Approved by:

Joseph Vacca, Director
John Conley, City Manager Agenda Location: Consent Calendar SUBJECT: SIXTH AMENDMENT TO THE CONTRACT WITH RICK ENGINEERING COMPANY FOR

CORRELATION TO CITY COUNCIL GOALS: Routine operational item not directly corresponding to a specific City Council goal.

The City now desires to amend the contract a sixth time by increasing the contract ceiling to $1,324,293.

EXHIBITS:

1.City Council Resolution No. 2026- , approving the Sixth Amendment to the contract with Rick Engineering Company for the Vista General Plan Update and Program Environmental Impact Report

2.Sixth Amendment

3.Original Contract and all prior amendments
AGENDA
REPORT

CITY COUNCIL

COMMUNITY DEVELOPMENT COMMISSION

SUCCESSOR AGENCY

BUENA SANITATION DISTRICT

JOINT POWERS FINANCING AUTHORITY
02/24/2026 C6 1 of 170

RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY OF

VISTA, CALIFORNIA, APPROVING THE SIXTH AMENDMENT TO THE

CONTRACT WITH RICK ENGINEERING COMPANY FOR THE VISTA

GENERAL PLAN UPDATE AND PROGRAM ENVIRONMENTAL IMPACT
REPORT
The City Council of the City of Vista does resolve as follows:

1. Findings. The City Council hereby finds and declares the following:

A. On March 22, 2022, the City awarded a contract to Rick Engineering Company for the Vista General Plan Update and Program Environmental Impact Report (the “Contract”).

B. To date, the City has administratively amended the Contract five times.

C. The City now desires to amend the Contract by increasing the Contract ceiling to $1,324,293 due to the expanded scope of work.

2. Action.

A. The Sixth Amendment to the Contract between the City of Vista and Rick Engineering Company for the Vista General Plan Update and Program Environmental Impact Report is approved and the Mayor is authorized to execute the Sixth Amendment to the Contract.

3. Adoption. PASSED AND ADOPTED at a meeting of the City Council of the City of Vista held on February 24, 2026, by the following vote:

AYES:

NOES:

ABSTAIN:

APPROVED AS TO FORM:

WALTER CHUNG, CITY ATTORNEY
By:

APPROVED
Walter C. Chung
20260210091545
JOHN B. FRANKLIN, MAYOR
ATTEST:

KATHY VALDEZ, CITY CLERK
By:
02/24/2026 C6 2 of 170
EXHIBIT 1

00098064 4

SIXTH AMENDMENT TO THE CONTRACT BETWEEN THE CITY OF VISTA

AND RICK ENGINEERING COMPANY FOR VISTA GENERAL PLAN UPDATE

AND PROGRAM ENVIRONMENTAL IMPACT REPORT
THIS SIXTH AMENDMENT (“Sixth Amendment”) to the Contract between the City of Vista and Rick Engineering Company, dated March 22, 2022 (“Contract”), is made and entered into as of _______________________ (“Sixth Amendment Date”), by and between the City of Vista, a chartered municipal corporation (“City”), and Rick Engineering Company, a California corporation (“Contractor”).

Recitals: City and Contractor now desire to enter into a Sixth Amendment to the Contract by modifying the terms of the Contract.

NOW, THEREFORE, in consideration of these recitals and the mutual covenants contained herein, City and Contractor agree as follows:

1.Section 2.1 of the Contract is amended to expand the scope of services by adding the additional services described in Contractor’s proposal dated January 22, 2026 (Exhibit A).

2.The Contract is amended to increase the contract ceiling by $65,425, to a new total contract ceiling of $1,324,293, to compensate Contractor for the expanded scope of services.
[Text and signatures on following page.]
02/24/2026 C6 3 of 170
EXHIBIT 2

Contract Amendment

Page 2 ends

00098064 4

3.All other conditions of the Contract not specifically amended or superseded by the terms herein shall continue in full force and effect.

IN WITNESS WHEREOF, the parties have executed and entered into this Sixth Amendment as of the Sixth Amendment Date.

CITY OF VISTA, a chartered municipal
corporation
By:

JOHN B. FRANKLIN, MAYOR
ATTEST:

KATHY VALDEZ, CITY CLERK
By:

APPROVED AS TO FORM:

WALTER CHUNG, CITY ATTORNEY
By:

RISK MANAGEMENT REVIEW:

ANALISA HOLBROOK, RISK MANAGER
By:

APPROVED
Amanda L. Guy
20260126095246
RICK ENGINEERING COMPANY, a
California corporation
By:

NAME/Title
By:

NAME/Title
02/24/2026 C6 4 of 170

To: Michael Ressler, City of Vista
From: RICK Planning + Design
Date: January 22, 2026
Subject: VISTA GENERAL PLAN UPDATE - CONTRACT AMENDMENT NO. 5 This memo requests approval of additional funds to support completion of the City of Vista General Plan Update and Environmental Impact Report, with anticipated adoption in May–June 2026.

The original project scope and budget anticipated plan adoption was anticipated in Fall 2024.

For a variety of reasons, the schedule has been extended, requiring additional time and resources to be dedicated to completing the project. As we progress into public review and City Council coordination, the level of effort required to support the City through adoption has exceeded the originally anticipated scope.

The requested additional budget would allow the consultant team to continue providing timely project management, technical support, and direct coordination with City leadership to ensure a successful and well-supported adoption process. The additional funds requested for RICK Engineering would support the following activities:
•Bi-weekly project meetings through plan adoption, primarily attended by Sydney Rankmore, Project Manager, and occasionally attended by Brooke Peterson, Principal- In-Charge on an as needed basis to coordinate revisions, track comments, and support City staff as the Plan advances through final milestones. •Response to unanticipated comments on the Public Review Draft, including additional analysis and refinements beyond what could be reasonably anticipated earlier in the project.
•City Council briefings which includes attendance at individual meetings with Councilmembers as requested to respond to questions, provide clarification, and support informed decision-making in advance of formal hearings.

In addition to this request, the City’s environmental consultant, Dudek, is also requesting additional funds to complete their remaining scope of work. Dudek’s request is documented in a

EXHIBIT A
02/24/2026 C6 5 of 170
EXHIBIT 3

separate memo, which is attached for reference. Additional funds requested are summarized in in Table 1 below.

Table 1 - Summary of Requested Funds
Consultant Purpose Additional Funds
Requested
RICK Bi-weekly check-in meetings, public review
comments, and City Council briefings $8,000
Dudek
Project management tasks, outside legal
counsel review, CAP consistency analysis, air
quality analysis
$57,425
Total $65,425

RICK remains committed to delivering a high-quality General Plan that reflects the City’s vision and responds thoughtfully to public and decision-maker input. Approval of this additional budget will allow the consultant team to fully support the City through adoption and project closeout.

Please let us know if you have any questions or would like additional details regarding this request.

Thank you,

Sydney Rankmore Brooke Peterson
Project Manager Principal-In-Charge

02/24/2026 C6 6 of 170

City of Vista General Plan Update Program Environmental Impact Report i January 27, 2026
Joe Vacca, AICP
Community Development Director
City of Vista
200 Civic Center Drive
Vista, CA 92084
Subject: Contract Augment for the City of Vista General Plan Update Program Environmental Impact Report Dudek is pleased to present this scope of work and contract augment request for environmental consulting services in support of the City of Vista General Plan Update Program Environmental Impact Report (PEIR) currently under preparation pursuant to the California Environmental Quality Act (CEQA). The General Plan Update (GPU) and environmental review process have gone through multiple modifications resulting in out-of-scope work necessary to ensure consistency between the GPU itself and the PEIR as the process nears public review of both documents.

The scope of work provided below outlines the out-of-scope work relevant to the contract augment.

Scope of Work
Task 1. General Plan Update Land Use Data QA/QC and Buildout Calculations Out-of-Scope Work Required by the Project: When Dudek received the land use dataset for the General Plan Update, including parcel data and the GPU Preferred Alternative layers, Dudek began evaluating the data with the PEIR GIS lead. The GIS lead noted inconsistencies in the data, along with what appeared to be discrepancies in the GPU calculations that could not be easily reconciled. As a result, Dudek staff identified the portions of the data needing reconciliation in partnership with the larger team, scheduled several calls to discuss what the underlying issues could be resulting in the discrepancies, and worked with the larger team to resolve the issues. PEIR figures, impact calculations, and quantitative impact analyses were updated accordingly.

Cost for Task 1...................................................................................................................................................$8,850.00 Task 2. Second Screencheck PEIR
Out-of-Scope Work Required by the Project: A second screencheck draft PEIR was prepared to allow for another review cycle by the lead agency (City) and additional reviewing parties. The original scope did not include preparation of a second screencheck draft PEIR. This additional review cycle necessitated additional personnel hours to process and respond to narrative comments as well as additional meetings with City staff and reviewing parties.

02/24/2026 C6 7 of 170

City of Vista General Plan Update Program Environmental Impact Report ii Task 2 Assumptions
▪ Dudek assumes the second round of the second screencheck draft will not result in new substantial comments or issues not previously raised during the first review; and will rather involve confirmation the adequacy of the responses to in-text comments and edits made in response to the first comprehensive review. Any substantial new issues or comments raised during the next review requiring significant personnel hours to respond to would require an additional contract augment.

Cost for Task 2.................................................................................................................................................$23,495.00 Task 3. Greenhouse Gas Technical Analysis and Climate Action Plan Consistency Out-of-Scope Work Required by the Project: Dudek’s project manager, deputy project manager and Air Quality & Climate Action team held a number of calls internally, and with City staff and reviewing parties in order to appropriately respond to the comprehensive review of the PEIR’s Greenhouse Gas analysis and develop a strategy approach that was agreed upon by all reviewing parties. This revised approach included the three (3) internal calls amongst Dudek’s climate team and project manager, one (1) virtual meeting with City staff to discuss strategy and options for methods of analysis, and two (2) virtual meetings with the larger GPU review team to discuss strategy and deliberate options.

Task 3 Assumptions
▪ Dudek provided the above-described CEQA approach to evaluating GHGs in writing to all reviewing parties; therefore, it is assumed this approach will not change following completion of the revised analysis.

Cost for Task 3...................................................................................................................................................$7,340.00 Task 4. Air Quality Technical Analysis
Out-of-Scope Work Required by the Project: In response to comments received on the first screencheck draft PEIR, Dudek will develop a set of assumptions using historic City-provided development data, General Plan Update land use data, and California Emissions Estimator Model (CalEEMod) values to develop a reasonably conservative estimate of annual construction activity and associated emissions that may occur in any given year through 2050.

For purposes of this cost estimate, Dudek assumes only a single model run will be required.

Task 4 Assumptions
▪ Dudek will develop the construction assumptions for review by City staff prior to conducting the model run and quantitative analysis.
▪ As the construction assumptions and development scenario for a reasonably conservative, representative annual year will be reviewed and approved by City staff first, Dudek assumes only 1 construction emissions model run will be required.

Cost for Task 4...................................................................................................................................................$5,100.00

02/24/2026 C6 8 of 170

City of Vista General Plan Update Program Environmental Impact Report iii Task 5. Schedule, Project Management and Meetings
Out-of-Scope Work Required by the Project: The project is currently positioned in January 2026, with a new anticipated adoption and certification date by City Council in May of 2026 (to be confirmed following public review of the PEIR). The need for additional project management support and meetings over an additional 19-20 months beyond the original schedule is included in this augment.

Task 5 Assumptions
▪ Dudek assumes the GPU will be adopted the PEIR certified by City Council in May 2026. ▪ For purposes of the cost estimate, Dudek assumes the remaining Task 5 effort will require additional 1-hour calls including 6 virtual meetings with City staff (1 hour each), 2 calls with PEIR reviewing parties (1 hour each), and 11 check-in calls with the larger GPU team and City staff (30 minutes each).

Cost for Task 5.................................................................................................................................................$12,640.00 Cost Summary
Table 1 provides a cost breakdown of the out-of-scope work by task.

Table 1: Estimated Cost
Task Cost
Task 1: General Plan Update Land Use Data QA/QC
and Calculations
$8,850.00
Task 2: Second Screencheck PEIR $23,495.00
Task 3: Greenhouse Gas Technical Analysis and
Climate Action Plan Consistency
$7,340.00
Task 4: Air Quality Technical Analysis $5,100.00
Task 5: Schedule, Project Management and Meetings $12,640.00 Total $57,425.00
Dudek appreciates the opportunity to continue serving the City of Vista on this important project and helping to advance the General Plan Update and Program EIR towards public review. Please feel free to contact Jennifer Sucha at 310.351.1296 or [email protected] with any questions.

Sincerely,

______________________________

Jennifer Sucha, AICP, LEED AP ND
Associate Practice Director, CEQA/NEPA

02/24/2026 C6 9 of 170

00098064 4

FIFTH AMENDMENT TO THE CONTRACT BETWEEN THE CITY OF VISTA

AND RICK ENGINEERING COMPANY FOR VISTA GENERAL PLAN UPDATE

AND PROGRAM ENVIRONMENTAL IMPACT REPORT
THIS FIFTH AMENDMENT (“Fifth Amendment”) to the Contract between the City of Vista and Rick Engineering Company, dated March 22, 2022 (“Contract”), is made and entered into as of _______________________ (“Fifth Amendment Date”), by and between the City of Vista, a chartered municipal corporation (“City”), and Rick Engineering Company, a California corporation (“Contractor”).

Recitals: City and Contractor now desire to enter into a Fifth Amendment to the Contract by modifying the terms of the Contract.

NOW, THEREFORE, in consideration of these recitals and the mutual covenants contained herein, City and Contractor agree as follows:

1. Section 3 of the Contract is amended to extend the term of the Contract to December 22, 2026.

2. All other conditions of the Contract not specifically amended or superseded by the terms herein shall continue in full force and effect.

IN WITNESS WHEREOF, the parties have executed and entered into this Fifth Amendment as of the Fifth Amendment Date.

CITY OF VISTA, a chartered municipal
corporation
By:

JOHN CONLEY, CITY MANAGER
ATTEST:

KATHY VALDEZ, CITY CLERK
By:

APPROVED AS TO FORM:

WALTER CHUNG, CITY ATTORNEY
By:

RISK MANAGEMENT REVIEW:

ANALISA HOLBROOK, RISK MANAGER
By:

APPROVED
Amanda L. Guy
20251009140522
RICK ENGINEERING COMPANY, a
California corporation
By:

NAME/Title
By:

NAME/Title
Docusign Envelope ID: 17028967-6D2A-4195-9984-A51B0C1D796E PrincipalBrookePeterson
Tim Henderson Associate Principal
October 20, 2025
02/24/2026 C6 10 of 170

00098064 4

FOURTH AMENDMENT TO THE CONTRACT BETWEEN THE CITY OF VISTA

AND RICK ENGINEERING COMPANY FOR VISTA GENERAL PLAN UPDATE

AND PROGRAM ENVIRONMENTAL IMPACT REPORT
THIS FOURTH AMENDMENT (“Fourth Amendment”) to the Contract between the City of Vista and Rick Engineering Company, dated March 22, 2022 (“Contract”), is made and entered into as of _______________________ (“Fourth Amendment Date”), by and between the City of Vista, a chartered municipal corporation (“City”), and Rick Engineering Company, a California corporation (“Contractor”).

Recitals: City and Contractor now desire to enter into a Fourth Amendment to the Contract by modifying the terms of the Contract.

NOW, THEREFORE, in consideration of these recitals and the mutual covenants contained herein, City and Contractor agree as follows:

1. Section 2.1 of the Contract is amended to expand the scope of services by adding the additional services described in Contractor’s proposal dated December 11, 2024 Exhibit A).

2. The Contract is amended increase the contract ceiling by $11,600 to a new total contract ceiling of $1,258,868, to compensate Contractor for the expanded scope of services.

3. Section 3 is amended to extend the term of the Contract to December 22, 2025.

4. All other conditions of the Contract not specifically amended or superseded by the terms herein shall continue in full force and effect.

IN WITNESS WHEREOF, the parties have executed and entered into this Fourth Amendment as of the Fourth Amendment Date.

CITY OF VISTA, a chartered municipal
corporation
By:

JOHN CONLEY, CITY MANAGER
ATTEST:

KATHY VALDEZ, CITY CLERK
By:

APPROVED AS TO FORM:

WALTER CHUNG, CITY ATTORNEY
By:

RISK MANAGEMENT REVIEW:

ANALISA HOLBROOK, RISK MANAGER
By:

RICK ENGINEERING COMPANY, a
California corporation
By:

NAME/Title
By:

NAME/Title

APPROVED
Amanda L. Guy
20241216155633
Docusign Envelope ID: 4634D584-667B-4A2B-AAC9-9506A54ADE9D PrincipalBrookePeterson
Patricia Trauth Principal
January 6, 2025
02/24/2026 C6 11 of 170

Memorandum
DATE December 11, 2024
TO City of Vista – Community Development

FROM RICK
SUBJECT General Plan Amendments – Additional Budget Request As part of our ongoing collaboration on the City of Vista General Plan Update, we have incurred costs beyond our scope of work related to mapping, buildout projections, and transportation analysis as result of the following previously approved General Plan amendments (GPAs):

Kensho Property GPA Land Use Changes
Mar Vista Annexation
All other General Plan Amendments since 2012 as submitted by City staff The aforementioned list of General Plan Amendments has required notable additional time and effort in order to ensure the accuracy and integrity of data and analysis throughout all components of the project.

The Land Use Map and buildout projections form the foundation of the General Plan Update and the EIR.

It is critical to the liability and the defensibility of the General Plan and EIR that this information is accurate and current. The following list provides the requested detail substantiating the tasks required by RICK staff beyond the scope of our contract to respond to the information received regarding GPAs and incorporate them in the best interest of the City comprehensively across all components of the General Plan Update and Environmental Impact Report (EIR):

Tasks Completed to Date:

Task 1 – Subconsultant Coordination
Two project team meetings and ongoing coordination with subconsultants including Principals, Project Managers and technical experts (RICK, Dudek and CR Associates) to discuss and strategize on the implications of the GPAs on the defensibility of the Environmental Impact Report related to the Project Description and VMT.

Significant communication and coordination with subconsultants on each of the changes.

Coordination and research to determine the necessary data needed from each subconsultant to complete the changes.

Task 2 – Revise Traffic Dataset
Three rounds of revisions to land use dataset to complete the traffic analysis.

Revisions to the Proposed Land Use Plan dataset to send to CR Associates as the key input to the traffic analysis model run for the Preferred Land Use Alternative. o Edits the 2030 Adopted LU dataset to include SANDAG codes and MGRAs and calculated Building Area and Dwelling Units for all new parcels o Edits to correct designations of mixed-use parcels as either Mixed-Use General or Mixed- Use Corridor
o Revisions/preparation of dataset in accordance with SANDAG codes once aforementioned changes were incorporated
o Exported datasets and QA/QC from GIS into excel
Task 3 – Revise Buildout Table
Three rounds of revisions to the buildout projections and Buildout Table.

Updates to the buildout table and text in the Draft General Plan

EXHIBIT A
Docusign Envelope ID: 4634D584-667B-4A2B-AAC9-9506A54ADE9D 02/24/2026 C6 12 of 170

Memorandum
Task 4 – Map Revisions
Three rounds of updates to the Land Use Map as a result of land use changes.

Revisions to all figures featured in the Administrative Draft General Plan (approximately 17) to reflect the new City boundary:
o Sourced additional data through SANGIS and the County of San Diego because much of the data needed was clipped to the old City boundary
Task 5 – General Plan Amendment Resolution Organization Review of every General Plan Amendment Resolution from 2012 (sent by city staff 11/4) to extraxt data needed for dataset
o Coordination with City staff on the discrepancies between RICK data and City data o Sorted through each land use changes by APN (over 100 APN's) and organized which were/were not reflected in our land use data
o Comparison of missing APN's to county assessor parcel data and Adopted 2030 GP As detailed above, each change has resulted in mapping revisions, revised buildout projects, repackaging of datasets and additional coordination with subconsultants. It has also resulted in a significant delay in the delivery of the traffic analysis data to CR Associates and running of the transportation model for the Preferred Land Use Alternative. These tasks, while critical to maintaining the integrity of the General Plan Update, have significantly extended the required effort beyond the original scope. Every effort has been, and will continue to be made, to ensure the work is done as efficiently as possible and has been working as quickly as possible to minimize the schedule delay. The table provides additional detail on the hours and billable labor broken up by task used to accommodate this work.

Task Hours Rate* Billable
Labor
Kensho Properties

1.1 Subconsultant Coordination 1 160 $ 160

2.1 Revise Traffic Dataset 4.5 160 $ 990
2 135

3.1 Revise Buildout Table 1.5 160 $240

4.1 Revise Land Use Map 3 160 $ 480
Task Total $1,870
Mar Vista Annexation

1.2 Subconsultant Coordination 1 235 $ 715
3 160

2.2 Revise Traffic Dataset 1 235 $ 715
3 160

3.2 Revise Buildout Table 1.5 160 $ 240

4.2 Revise all maps 16 160 $2,560
Task Total $4,230
General Plan Amendments

1.3 Subconsultant Coordination 3 160 $ 480

2.3 Revise Traffic Dataset 10.5 160 $1950
2 135

3.3 Revise Buildout Table 2.5 160 $ 400

4.3 Revise Land Use Map and organize GIS data 11 160 $2030 2 135

5.0 Organize General Plan Amendment APN’s 4 160 $ 640
Task Total $5,500
Docusign Envelope ID: 4634D584-667B-4A2B-AAC9-9506A54ADE9D 02/24/2026 C6 13 of 170

Memorandum
Grand Total $11,600
Hourly rates for RICK staff (consistent with billing to-date) are as follows:

Principal: $235/hr.

Associate Planner: $160/hr.

GIS Technician: $135/hr.

We value the City's understanding of the complexities involved and are committed to working closely with you to ensure the project's continued success. Please let us know a convenient time to discuss this matter further.

Docusign Envelope ID: 4634D584-667B-4A2B-AAC9-9506A54ADE9D 02/24/2026 C6 14 of 170

00098064 4

THIRD AMENDMENT TO THE CONTRACT BETWEEN THE CITY OF VISTA

AND RICK ENGINEERING COMPANY FOR VISTA GENERAL PLAN UPDATE

AND PROGRAM ENVIRONMENTAL IMPACT REPORT
THIS THIRD AMENDMENT (“Third Amendment”) to the Contract between the City of Vista and Rick Engineering Company, dated March 22, 2022 (“Contract”), is made and entered into as of _______________________ (“Third Amendment Date”), by and between the City of Vista, a chartered municipal corporation (“City”), and Rick Engineering Company, a California corporation (“Contractor”).

Recitals: City and Contractor now desire to enter into a Third Amendment to the Contract by modifying the terms of the Contract.

NOW, THEREFORE, in consideration of these recitals and the mutual covenants contained herein, City and Contractor agree as follows:

1. Section 2.1 of the Contract is amended to expand the scope of services by adding the additional services described in Contractor’s proposal dated April 8, 2024 (Exhibit A).

2. The Contract is amended increase the contract ceiling by $21,870 to a new total contract ceiling of $1,247,268, to compensate Contractor for the expanded scope of services.

3. All other conditions of the Contract not specifically amended or superseded by the terms herein shall continue in full force and effect.

IN WITNESS WHEREOF, the parties have executed and entered into this Third Amendment as of the Third Amendment Date.

CITY OF VISTA, a chartered municipal
corporation
By:

JOHN CONLEY, CITY MANAGER
ATTEST:

KATHY VALDEZ, CITY CLERK
By:

APPROVED AS TO FORM:

WALTER CHUNG, CITY ATTORNEY
By:

RISK MANAGEMENT REVIEW:

DOLORES GASCON, RISK MANAGER
By:

APPROVED
Amanda L. Guy
20240410124405
RICK ENGINEERING COMPANY, a
California corporation
By:

NAME/Title
By:

NAME/Title
DocuSign Envelope ID: 3A1E3280-67E9- 42B3-9824-6DF7963E7830 PrincipalBrookePeterson
Patricia Trauth Principal
April 15, 2024
02/24/2026 C6 15 of 170

Contract Addendum
Addendum No. #3
Job No. C19627
April 8, 2024
Joseph Vacca
City of Vista
200 Civic Center Drive
Vista, CA 92084
Job Description: City of Vista General Plan Update
Based on discussions with City staff on February 28, 2024, City staff directed RICK and LMA to revise both the buildout analysis assumptions and the Fiscal Impact Analysis. The Draft Fiscal Impact Analysis that evaluated the proposed land use alternatives for the General Plan 2050 identified an imbalance of commercial square footage to residential dwelling units. As a result, it is necessary to revise the proposed land use assumptions and buildout projections and revise the Fiscal Impact analysis accordingly in order to determine a more healthy and sustainable amount of future commercial land use for the City. The change in direction requires additional analysis and staff time beyond the scope and fee assumed in our contract to revise previously completed work. RICK is therefore requesting an augment to our contract in the amount of 21,870 for additional tasks as described in detail below.

By signing below as indicated, Rick Engineering Company is authorized to expend an additional 21,870, bringing the total amount authorized for the City of Vista General Plan Update as of this date to $1,247,268 to perform work in conjunction with our contract, dated March 22, 2022.

Additional Scope of Work:

Revised Buildout Projections - Buildout revisions reflecting changes in commercial square footage and residential dwelling units
As requested by City staff, RICK will revise the General Plan 2050 buildout calculations and the Land Use Plan Alternatives to change the distribution of commercial and residential development in the Mixed Use – General Lund Use Designation from 55% residential and 45% commercial to 90% residential and 10% commercial. The Mixed-Use Corridor Land Use Designation would shift from 60% residential and 40% commercial to 98% residential and 2% commercial. There are three sites that will require the replacement of demolished or converted existing commercial square footage by a new or redevelopment project at a 1:1 ratio. They are as follows:

1. North County Square Shopping Center

2. Shopping Complex at Hacienda Drive and Emerald Drive DocuSign Envelope ID: 3A1E3280-67E9- 42B3-9824-6DF7963E7830 02/24/2026 C6 16 of 170

3. The former Vons shopping center at the Northeast corner South Santa Fe and Civic Center Drive
These changes will revise the buildout calculations for commercial square footage and the number of residential dwelling units which will require staff resources to revise the buildout table, Land Use Plan alternatives, and the Land Use Transportation dataset which is the basis for the Mobility Analysis.

The cost associated with these revisions for RICK staff is $5,400.

CR Associates
Once the revised levels of commercial square footages and residential dwelling units are updated in the buildout table and on the Land Use Plan alternative maps, CR Associates will need to generate a Land Use summary with updated dwelling units and commercial square footage. This new data will be used to generate the Vehicle Miles Traveled and Average Miles Traveled analysis for each of the updated alternatives.

The cost associated with these revisions for CR Associates is $8,970.

Fiscal Analysis – Land Use Alternatives
In compliance with their scope of work, London Moeder evaluated the fiscal benefits and deficiencies associated with each of the two land use alternatives provided based on City concurrence of land use alternatives. The analysis findings indicated an imbalance of commercial-retail and residential dwelling units which warrants a significant reduction of retail space and increase the amount of residential assumed in the land use alternatives. The City has now requested LMA to prepare a third fiscal impact scenario that evaluates fiscal projections for the buildout of the existing General Plan. London Moeder Advisors will update the two alternatives and include the third fiscal impact scenario.

The cost associated with these revisions for LMA is $7,500.

We have estimated the above tasks and associated fees as efficiently as possible. These revisions assume minimal coordination and no additional changes in direction from City staff.

All other provisions of the original contract are to remain unchanged.

Brooke Peterson, Principal/Project Manager, and/or Vicrim Chima Senior Planner/Assistant Project Manager, shall continue to serve as the Point of Contact for project communications.

Authorized by:

RICK ENGINEERING COMPANY Date: April 8, 2024
Signature: Title: Principal_
DocuSign Envelope ID: 3A1E3280-67E9- 42B3-9824-6DF7963E7830 02/24/2026 C6 17 of 170

Authorized by:

CITY OF VISTA: Date:

Signature: Title:

Please return a signed copy to RICK ENGINEERING COMPANY.

Signors Initials/prepares initials/file path (ex: RLB/jb/K:Admin/Contract Forms/Contract Addendum Short Form_Maste DocuSign Envelope ID: 3A1E3280-67E9- 42B3-9824-6DF7963E7830 02/24/2026 C6 18 of 170

SECOND AMENDMENT TO THE CONTRACT BETWEEN THE CITY OF VISTA

AND RICK ENGINEERING COMPANY FOR THE VISTA GENERAL PLAN

UPDATE AND PROGRAM ENVIRONMENTAL IMPACT REPORT
THIS SECOND AMENDMENT ("Second Amendment") to the Contract between the City of Vista and Rick Engineering Company, dated March 22, 2022 ("Contract"), is made and entered into as of _Cr' , e,- 3 _ 3 ("Second Amendment Date"), by and between the City of Vista, a chartered municipal corporation ("City"), and Rick Engineering Company, a California corporation ("Contractor").

Recitals: City and Contractor now desire to enter into a Second Amendment to the Contract by modifying the terms of the Contract.

NOW, THEREFORE, in consideration of these recitals and the mutual covenants contained herein, City and Contractor agree as follows:

1. Section 2.1 of the Contract is amended to expand the scope of services by adding the additional services described in Contractor's proposal dated August 4, 2023 Exhibit A).

2. Section 2. 6 is amended increase the contract ceiling by $43,257 to a new total contract ceiling of $1,225,398, to compensate Contractor for the expanded scope of services.

3. All other conditions of the Contract not specifically amended or superseded by the terms herein shall continue in full force and effect.

IN WITNESS WHEREOF, the parties have executed and entered into this Second Amendment as of the Second Amendment Date.

CITY OF VISTA, a chartered municipal
corporatio
By;
J06tJT CONLEY, CITY MANAGER
ATTEST:

KATHY VALDEZ, CITY CLERK
By:( V 1r
APPROVED AS TO FORM:

WALTER C,. UNG, CITY ATTORNEY
1 By: i -
RISK MANAGEMENT REVIEW:

DOLORES G SCON, RISK MANAGER By:

APPA
ED Amanda .

Guy 20230816150311
00111699
1} RICK
ENGINEERING COMPANY, a LL-
NAMElTitle (
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PAL.
02/24/2026 C6 19 of 170

MEMORANDUM
DATE August 4, 2023
TO City of Vista – Community Development
FROM RICK GPU Project Team – RICK/CRA Associates
SUBJECT Traffic Modeling Alternative Approach
Traffic Modeling Alternative Approach
The summary below provides a comparison of the two modeling options for conducting the necessary transportation modeling analysis in support of the General Plan Update and associated land use alternatives.

CRA has prepared a schedule that revolves around SANDAG's ability to run the requested ABM scenarios with the policy assumptions required by the City of Vista. SANDAG will be contracted to edit and build travel demand model network inputs (Highway, Transit, and Active), and SANDAG staff have communicated to CRA that the City of Vista’s request is first in line in their backlog of modeling requests.

In the current 2030 General Plan (adopted 2012), the Road User Charge (RUC) is a policy assumption that is currently being revised. The SANDAG Board adopted the RTP with the RUC in December 2021, and have instructed staff to remove the RUC policy and redo the model runs and RTP. The model runs were completed in late 2022, and the Board is anticipated to adopt the updated plan in October 2023 at the earliest. Until that Board action occurs, the RUC is still technically part of the adopted plan. SANDAG is inclined to not run ABM scenarios without the RUC until after that action has taken place. Thus, the recommendation is to also contract with Resource Systems Group (RSG) to run the ABM scenarios and produce the required output.

The table below compares the time requirements of contracting with SANDAG-Only to build the networks and run the scenarios, as well as with SANDAG building the networks while having RSG run the ABM scenarios. In general, the time requirements of SANDAG are beholden to the number of and complexity of network edits, RSG typically requires 2-3 weeks of time per scenario. The SANDAG-Only timeline is tied to the SANDAG Board action; this schedule will slip if adoption of the updated plan is delayed. Both timelines assume that all model inputs are complete and free from errors.

Scenario SANDAG-Only SANDAG & RSG
2016 Base Year Calibration 11/ 01/2023 - 11/22/2023 08/16/2023 - 09/06/2023 2050 Adopted 11/ 22/2023 - 12/13/2023 09/06/2023 - 09/27/2023 2050 Preferred 12/ 13/2023 - 01/03/2024 09/27/2023 - 10/18/2023 2050 Preferred HD 01/ 03/2024 - 01/24/2024 10/18/2023 - 11/08/2023 2050 Alternative 01/ 24/2024 - 02/14/2024 11/08/2023 - 11/29/2023 02/24/2026 C6 20 of 170

July 25, 2022 | Page 2
Scenario Definitions:

While the schedules are significantly different, the Direct Costs associated with SANDAG -only vs. SANDAG & RSG are anticipated to be minimal. The table below breaks down CRA labor and Direct Costs associated with performing the model runs:
0 Base Year 2016 SANDAG N N N N SANDAG Base Year N/A
1 Base Year Calibration 1 2016 Custom Y N N N Citywide Calibration N/A 1 2050 Adopted 2050 Custom Y N N Y Adopted Full Development N 2 2050 Preferred 2050 Custom Y N Y Y Preferred Scenario N 3 2050 Preferred High 2050 Custom Y N Y Y Preferred High Density Scenario N 4 2050 Alternative 2050 Custom TBD N TBD Y Alternative TBD N Scenario PurposeRUCHighway
Edits
Transit Edits AT Edits
Land Use
OverrideSource#
City of Vista ABM
Scenarios
Year
Mike Calandra
230.00
Travel Demand Model Scenarios
2016A – Base Year Calibration Run 1 36 $8,280 $17,731 $26,011 Citywide Base Year Model Analysis 8 8 $1,840 $1,840
Define Networks 12 12 $2,760 $2,760
Network Editing (SANDAG)0 0 $0 $7,000 $7,000
Land Use Input Coordination 4 4 $920 $920
Land Use Input Translation 8 8 $1,840 $1,840
Base Year Model Calibration Scenario (RSG)0 0 $0 $10,731 $10,731 Review and Validate Scenario Output 4 4 $920 $920
2050A – Alt 1 (Adopted General Plan)14 $3,220 $10,795 $14,015 Prime & City Coordination 4 4 $920 $920
Define Networks 4 4 $920 $920
Network Editing (SANDAG)0 0 $0 $2,000 $2,000
Land Use Input Coordination 2 2 $460 $460
Land Use Input Translation 2 2 $460 $460
2050 Adopted Scenario (RSG)0 0 $0 $8,795 $8,795
Review and Validate Scenario Output 2 2 $460 $460
2050B – Alt 2 (Preferred)32 $7,360 $18,795 $26,155
Prime & City Coordination 4 4 $920 $920
Define Networks 12 12 $2,760 $2,760
Network Editing (SANDAG)0 0 $0 $10,000 $10,000
Land Use Input Coordination 4 4 $920 $920
Land Use Input Translation 8 8 $1,840 $1,840
2050 Preferred Scenario (RSG)0 0 $0 $8,795 $8,795
Review and Validate Scenario Output 4 4 $920 $920
2050C – Alt 3 (Preferred High Density)10 $2,300 $8,795 $11,095 Prime & City Coordination 4 4 $920 $920
Define Networks 0 0 $0 $0
Network Editing (SANDAG)0 0 $0 $0 $0
Land Use Input Coordination 2 2 $460 $460
Land Use Input Translation 2 2 $460 $460
2050 Preferred HD Scenario (RSG)0 0 $0 $8,795 $8,795
Review and Validate Scenario Output 2 2 $460 $460
2050D – Alt 4 (Alternative TBD)14 $3,220 $12,795 $16,015 Prime & City Coordination 4 4 $920 $920
Define Networks 4 4 $920 $920
Network Editing (SANDAG)0 0 $0 $4,000 $4,000
Land Use Input Coordination 2 2 $460 $460
Land Use Input Translation 2 2 $460 $460
2050 Alternative TBD Scenario (RSG)0 0 $0 $8,795 $8,795 Review and Validate Scenario Output 2 2 $460 $460
TOTAL ( 1 Base Year & 4 Future Year)106 106 $24,380 $80,911 $105,291 3 4
1 1
2 TASK Task Hours CRA Labor Cost Direct Cost Total Cost 02/24/2026 C6 21 of 170

July 25, 2022 | Page 3
Change Order Cost Summary:

Based on the above able that breaks down CRA labor and Direct Costs associated with performing the model runs, the below table summarizes the Change Order request. As shown, a Change Order of $43,257 is requested.

Original Contract $62,034
1 Base Year Calibration & 4 Future Year 2050 $105,291 $43,257 Model Scope Total Cost Change Order Request
02/24/2026 C6 22 of 170

FIRST AMENDMENT TO THE CONTRACT BETWEEN THE CITY OF VISTA AND RICK ENGINEERING COMPANY, INC. FOR THE VISTA GENERAL

PLAN UPDATE AND PROGRAM ENVIRONMENTAL IMPACT REPORT
THIS FIRST AMENDMENT ("First Amendment") to the Contract between the City of Vista and Rick Eingirleering Company, dated March 22, 2022 ("Contract"), is made and entered into as of ,r (1 a ("First Amendment Date"), by and between the City of Vista, a charterd Anicipal corporation ("City"), and Rick Engineering Company, Inc., a California corporation ("Contractor").

Recitals: City and Contractor now desire to enter into a First Amendment to the Contract by modifying the terms of the Contract.

NOW, THEREFORE, in consideration of these recitals and the mutual covenants contained herein, City and Contractor agree as follows:

1. Section 4.0 of the Contract is amended to expand the scope of services by adding the additional services described in Contractor's proposal dated August 8, 2022 Exhibit A).

2. Section 2.6 is amended increase the contract ceiling by $32,190 to a new total contract ceiling of $1,182,141, to compensate Contractor for the expanded scope of services.

All other conditions of the Contract shall continue in full force and effect.

IN WITNESS WHEREOF, the parties have executed and entered into this First Amendment as of the First Amendment Date.

CITY OF VISTA, a chartered municipal
corporation
By: 4-4xx

PATRICK JOH SON, CITY MANAGER
ATTEST:

KATHY VALDEZ, CITY CLERK
By:

APPROVED AS TO FORM:

WALTERC UNG, TYATTORNEY
i
RISK MANAGEMENT REVIEW:

DOLORES GASCON, RISK MANAGER
fw-
00108796 1
RICK ENGINEERING COMPANY, INC., a
California corporation
By;
Ce1 NM,E,TitI 5 '
3y; 1 crts
NAMElTit#e•'c .

APPROVED
Amanda L. Guy
20220913094218
02/24/2026 C6 23 of 170

1"M

ENGINEERING COMPANY
Contract Addendum
Addendum No. #1
Job No. C19627
August 8, 2022
John Conley
City of Vista
200 Civic Center Drive
Vista, CA 92084
Job Description: City of Vista General Plan Update
By signing below as indicated, Rick Engineering Company is authorized to expend an additional $31,050, bringing the total amount authorized for the City of Vista General Plan Update as of this date to $1,181,001 to perform work in conjunction with our contract, dated March 22, 2022.

Additional Scope of Work:

Acauire and Manaee a Public Eneagement Platform
The City of Vista requested RICK Engineering to identify an online engagement platform with enhanced online townhall" functionality to supplement the already approved community engagement contract scope of work and budget. Specifically, City staff desire a platform that will allow for an online interactive public feedback/online discussion between the community, project team, and City staff. RICK evaluated many of the top rated and most commonly used online engagement platforms and, together with past project experience on some of the platforms, determined that Bang the Table/EngagementHQ (now a part of Granicus) was most likely to best serve the City's needs.

RICK will acquire and manage the Engagement HQ Single Project License software to be used for public engagement to provide an interactive virtual public forum and workspace for broader community engagement over the course of an approximately 36-month public engagement effort time period November 2022-October 2025). Software and labor costs are as follows:

Engagement HQ Single Project License — $23,640 (at $7,500/annum plus 5% consumer price index CPI) for the 2"d and 3`d year for a 3-year subscription) Supplemental Labor: Engagement HQ project site setup, standard onboarding, and ongoing oversight and maintenance — $8,550
Total Additional Fee (to be billed time and materials) = $32,190 02/24/2026 C6 24 of 170

All other provisions of the original contract are to remain unchanged.

Brooke Peterson, Principal/Project Manager, and/or Julia Hill, Planner/Assistant Project Manager, shall continue to serve as the Point of Contact for project communications.

Authorized by:

RICK ENGINEERING COM
Authorized by:

City of Vista:

Signature:

Date: August 5.2022
Title: Associate Principal
Date: -
Title; Z TLot
Please return a signed copy to RICK ENGINEERING COMPANY.

Signors Initials/prepares initials/file path (ex: RLB/jb/K:Admin/Contract Forms/Con tract Addendum Short Form_Master) 02/24/2026 C6 25 of 170

CONTRACT FOR PROFESSIONAL SERVICES

FOR THE VISTA GENERAL PLAN UPDATE AND PROGRAM

ENVIRONMENTAL IMPACT REPORT
THIS "CONTRACT" is entered into by and between the "Parties" as of ^tYkZ.t•-;_Gz.

Contract Date").`

1.0 THE "PARTIES"
The "City":

CITY OF VISTA, a chartered municipal
corporation
200 Civic Center Drive
Vista, CA 92084
Working Contact: John Conley
Billing Contact: John Conley

2. 0 BASIC TERMS
The "Contractor"
RICK ENGINEERING COMPANY, a
California corporation
5620 Friars Road
San Diego, CA 92110
Contact: Brooke Peterson

2.1 The "Services" to be performed by Contractor are set forth in the Request for Proposals attached as Exhibit A.

2.2 The "Required License" for the Services is: N/A.

2. 3 Contractor, an entity holding the Required License, desires to enter into this Contract" with City for the Services.

2. 4 The "Project" for which the Services are required is described in Exhibit A.

2.5 Contractor has submitted to City a Proposal to perform the Services dated December 16, 2021 ("Exhibit B").

2. 6 The "Contract Ceiling Price" is: $1,149,951.

2. 7 Any references in Exhibit A or Exhibit B to "Consultant" shall mean Contractor for the purposes of this Contract.

3.0 CONTRACT TERM

3.1 This Contract shall take -effect as of the Contract Date.

3.2 This Contract shall be in effect for 36 calendar months ("Term") from the Contract Date. The Term may be extended at the City's option for an additional 24 months, in increments of City's choice, for a maximum Term of 60 months from the Contract Date.

3. 3 City may terminate this Contract upon 30-days'-written notice to Contractor. In such event, or upon request of City, Contractor shall assemble all City documents in the Contractor's possession, put them in order for proper filing and closing, and deliver the documents to City. In the event of termination, Contractor shall be paid for work performed to Professional Services (Non -Construction) (RFP)(NPW) 1 of 9 RICK ENGINEERING COMPANY 51960-21 00105660 2
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the termination date. City shall make the final determination as to the portion of tasks completed and the compensation to be paid.

4.0 SCOPE
Contractor shall perform all Services including, but not limited to, the furnishing of all tools, equipment, materials, software, and supplies, and for furnishing all transportation, services, including fuel, power and water, essential communications, and the performance of all labor, work or other operations, as may be required from time to time, in accordance with Exhibit A and Exhibit B. In the event of a conflict between the provisions of Exhibit A and Exhibit B, the provisions of Exhibit A shall control.

5.0 COMPENSATION

5.1 City shall pay Contractor for the Services to be performed as set forth in Exhibit B.

5. 2 An invoice for payment shall be submitted in a form satisfactory to City. At a minimum, the invoice shall include: the purchase order number, the work order number, a description of the work performed, and a total amount.

5.3 Changcs in, additions to, or deductions from the Services, including increases or decreases in any item or portion of the Services, shall be set forth in a written change order executed by City and by the Contractor which shall specify:

5.3.1 The changes, additions, and deductions to be made.

5.3.2 The increase or decrease in compensation due the Contractor, if any.

5. 3.3 Adjustment in the time of completion, if any.

5. 4 Contract Ceiling Price

5.4.1 In no event shall City be liable for paying more than the Contract Ceiling Price for Contractor's services rendered under this contract.

5.4.2 If it becomes foreseeable that Contractor will need to perform services such that the cumulative total of costs to City will exceed the maximum permitted by this Contract, any such cost overrun will be handled pursuant to the change order procedure in Vista Municipal Code Chapter 3.08. City and Contractor recognize that City lacks authority to exceed the cost ceiling without the express authorization of the City Council. If the maximum cost to City for this Contract is exceeded unexpectedly, payment shall be made as mutually agreeable and disputes shall be handled pursuant to this Contract, but work shall cease as soon as is reasonably feasible once the cost ceiling plus allowable change orders, if any, is exceeded.

5.5 Except as provided in Exhibit B, Contractor shall not be reimbursed for any expenses incurred in rendering services under this Contract.

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6.0 CONTRACT DOCUMENTS
The Contract comprises the following documents including all additions, deletions, modifications and appendices and all addenda setting forth any modifications or interpretations of any these documents: Documents required under Exhibits A—E.

7.0 TIME FOR COMPLETION AND COMMENCEMENT OF SERVICES
All Services under the Contract must be completed in compliance with the schedule in Exhibit A.

8. 0 STANDARD OF PERFORMANCE

8.1 Contractor represents and warrants that it has the training, qualifications, experience and facilities necessary to properly perform the Services required under this Contract in a thorough, competent and professional manner. At all times Contractor shall faithfully, competently and to the best of its ability, experience and talent, perform all services described herein. In meeting its obligations under this Contract, Contractor shall employ, at a minimum, generally accepted standards and practices utilized by persons engaged in providing services similar to those required of Contractor under this Contract.

8. 2 Contractor shall keep itself informed of and comply with all applicable federal, state and local laws, statutes, codes, ordinances, regulations, and rules in effect during the Term of this Contract. Contractor shall obtain any and all licenses, permits and authorizations necessary to perform the services set forth in this Contract, including any business licenses required by City. Neither City, nor any elected or appointed boards, officers, officials, employees or agents of City, shall be liable, at law or in equity, as a result of any failure of Contractor to comply with this Section.

9. 0 CONTRACTOR'S STATUS; CONTRACTOR'S EMPLOYEES

9.1 Contractor shall perform the services provided for herein in Contractor's own way as an independent contractor and in pursuit of Contractor's independent calling. Contractor is not to be considered an employee of City, nor shall any employees of Contractor be considered employees of City, for any purpose. Contractor shall be under the direction and control of City staff only as to the results to be accomplished. This Contract is not intended to create the relationship of partnership, joint venture, or association between City and Contractor.

9. 2 Contractor represents and warrants that all professional services required under this Contract shall be provided by a person or persons duly licensed by the State of California to provide those types of services.

9.3 Neither Contractor, nor any of Contractor's officers, employees or agents, shall obtain any rights to retirement, health care or any other benefits which may otherwise accrue to City's employees. Contractor expressly waives any claim Contractor may have to any such rights. -

9.4 Contractor is aware of the requirements of the Immigration Reform and Control Act of 1986 and shall comply with those requirements, including, but not limited to, verifying the eligibility for employment of all of Contractor's officers, employees, agents and subcontractors that are included in this Contract.

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9.5 The payment made to Contractor pursuant to this Contract shall be the full and complete compensation to which Contractor and Contractor's officers, employees, agents, and subcontractors are entitled for performance of any work under this contract. Neither Contractor nor Contractor's officers or employees are entitled to any salary or wages, or retirement, health, leave or other fringe benefits applicable to employees of the City. City will not make any federal or state tax withholdings on behalf of Contractor. City shall not be required to pay any workers' compensation insurance on behalf of Contractor.

9.6 Contractor agrees to defend and indemnify City for any obligation, claim, suit or demand for tax, retirement contribution including any contribution to the Public Employees Retirement System (PERS), social security, salary or wages, overtime payment, or workers' compensation payment which City may be required to make on behalf of Contractor or any employee of Contractor, or any employee of Contractor construed to be an employee of City, for work done under this contract. This is a continuing obligation that survives the termination of this Contract.

10.0 CIVIL RIGHTS

10.1 Contractor agrees to comply with Title VII of the Civil Rights Act of 1964, as amended, the California Fair Employment Practices Act, the Americans with Disabilities Act of 1990, any other applicable federal and state laws and regulations hereinafter enacted.

10.2 Contractor shall not knowingly deny an opportunity or benefit, discriminate against or harass, any employee or applicant for employment on account of the person's race, color, ethnicity, national origin, ancestry, religion, creed, veteran status, physical disability, mental disability, medical condition, marital status, sex, sexual orientation, age, or other status protected from workplace discrimination by state or federal law.

10.3 Contractor shall not knowingly give preferential treatment to any applicant for employment on the basis of race, color, ethnicity, national origin, ancestry, religion, creed, physical disability, mental disability, medical condition, marital status, sex, or sexual orientation.

10.4 This section shall be interpreted in a manner that is consistent with the California and United States Constitutions and applicable state and federal statutes governing workplace discrimination. The terms used in this section shall have the same meaning as defined in state statutes governing the same subject matter.

10.5 Nothing in this section shall be interpreted as prohibiting bona fide occupational qualifications consistent with applicable state and federal law and reasonably necessary to the normal operation of Contractor. Nothing in this section shall be interpreted as prohibiting regulations and policies to prevent nepotism or conflicts of interest.

10.6 Nothing in this Section shall be interpreted as prohibiting action taken to establish or maintain eligibility for any federal program, where ineligibility would result in a loss of federal funds to City.

10.7 To the fullest extent permitted by law and without limitation by the other provisions of this Contract relating to indemnification and insurance, Contractor shall also indemnify, defend and hold harmless City, and its directors, officers, employees and agents from and against all liability (including without limitation all claims, damages, penalties, fines, and judgments, associated investigation and administrative expenses, and defense costs, Professional Services (Non -Construction) (RFP)(NPW) 4 of 9 RICK ENGINEERING COMPANY 51960-21 00105660 2
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including but not limited to reasonable attorneys' fees, court costs, and costs of alternative dispute resolution) resulting from any claim of discrimination or harassment, including but not limited to sexual harassment, arising from the conduct of the Contractor or any of the Contractor's officers, employees, agents, licensees, or subcontractors. In the event of a discrimination or harassment complaint against any employee, agent, licensee or subcontractors of Contractor or its subcontractors, Contractor shall take immediate and appropriate action in response to such complaint, including, but not limited to termination or appropriate discipline of any responsible employee, agent, licensee or subcontractors. The provisions of this Section survive completion of the services or termination of the Contract.

11.0 CONTROL OF SERVICES
Each Party shall appoint a representative who shall have the authority to represent and act for that Party ("Representative"). Any written or verbal directions or requests of City's Representative delivered to the Contractor's Representative shall have the same force and effect as if delivered to the Contractor. The Contractor's Representative shall have the authority to sign any change order, coordinate the work of all subcontractors and make other decisions pertaining to the Contract.

12.0 ASSIGNMENT AND SUBCONSULTING

12.1 Neither this Contract nor any interest herein may be transferred, assigned, conveyed, hypothecated or encumbered voluntarily or by operation of law, whether for the benefit of creditors or otherwise, without the prior written approval of the City. Transfers restricted hereunder shall include the transfer to any person or group of persons acting in concert of more than twenty-five (25%) of the present ownership and/or control of Contractor, taking all transfers into account on a cumulative basis. In the event of any such unapproved transfer, including any bankruptcy proceeding, this Contract shall be void. No approved transfer shall release the Contractor or any surety of Contractor of any liability hereunder without the express consent of City.

12.2 Contractor shall be fully responsible to the City for any acts and omissions of Contractor's subcontractor, including persons either directly or indirectly employed by subcontractor, in the event Contractor subcontracts any of the work to be performed under this contract. Contractor's responsibility under this paragraph shall be identical to Contractor's liability for acts and omissions of Contractor and employees of the Contractor. Nothing contained in this Contract shall create any contractual relationship between City and any subcontractor of Contractor, but Contractor shall bind every subcontractor and every subcontractor of a subcontractor by the terms of this contract applicable to Contractor's work, unless such change, omission, or addition is approved in advance in writing by the City Manager or the City Manager's designee. All subcontractors are subject to the prior written review and approval of the City Manager or the City Manager's designee.

13.0 LICENSES
If a license of any kind, which term is intended to include evidence of registration, is required of Contractor, its employees, agents, or subcontractors by federal, state or local law, Contractor warrants that such license has been obtained, is valid and in good standing, and that any required bond has been posted in accordance with all applicable laws and regulations.

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14.0 FINANCIAL RECORDS

14.1 Contractor shall maintain any and all documents, ledgers, books of account, invoices, vouchers, canceled checks, or records demonstrating or relating to Contractor's performance of services pursuant to this Contract or evidencing or relating to expenditures and disbursements charged to City pursuant to this Contract. Any and all such documents or records shall be maintained in accordance with generally accepted accounting principles and shall be sufficiently complete and detailed so as to permit an accurate evaluation of the services provided by Contractor pursuant to this Contract. Any and all such documents or records shall be maintained for three years from the date of execution of this Contract and to the extent required by laws relating to audits of public agencies and their expenditures. It is expressly understood and agreed that the provisions of this Section will survive termination of this Contract.

14.2 Any and all records or documents required to be maintained pursuant to this Section shall be made available for inspection, audit and copying, at any time during regular business hours, upon request by City or its designated representative. Copies of such documents or records shall be provided directly to the City for inspection, audit and copying when it is practical to do so; otherwise, unless an alternative is mutually agreed upon, such documents and records shall be made available at Contractor's address indicated for receipt of notices in this Contract or the primary location from which services are rendered, whichever is closer.

15.0 OWNERSHIP OF DOCUMENTS
Upon delivery, the work product, including without limitation, all original reports, writings, recordings, drawings, files, and detailed calculations developed under this contract are the property of City. Contractor agrees that all copyrights which arise from creation of the work pursuant to this contract shall be vested in City and waives and relinquishes all claims to copyright or other intellectual property rights in favor of City. City acknowledges that its use of the work product is limited to the purposes contemplated by the scope of Services and that Contractor makes no representation of the suitability of the work product for use in or application to circumstances not contemplated by the scope of Services.

16. 0 CONFIDENTIALITY

16.1 Contractor shall treat all information obtained from City in the performance of this Contract as confidential and proprietary to City. Contractor shall treat all records and work product prepared or maintained by Contractor in the performance of this Contract as confidential.

16.2 Contractor agrees that it will not use any information obtained as a consequence of the performance of work for any purpose other than fulfillment of Contractor's scope of Services. Contractor will not disclose any information prepared for City, or obtained from City or obtained as a consequence of the performance of work to any person other than City, or its own employees, agents or subcontractors who have a need for the information for the performance of Services under this Contract unless such disclosure is specifically authorized in writing by City.

16.3 Contractor's obligations under this paragraph shall survive the termination of this Contract.

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17.0 CONFLICT OF INTEREST REQUIREMENT
Contractor agrees that, to the extent applicable, it shall comply with and be bound by all laws and regulations deriving from the relationship of the Contractor to the City, including the Political Reform Act (Government Codes Section 87100 et seq.) Chapters 2.32 or 2.33 of the Vista Municipal Code, the Community Redevelopment Act (Health & Safety Code 33000 et seq.) and all regulations promulgated thereunder (collectively "Conflict Laws"). As a condition precedent to the formation of this Contract, Contractor warrants and covenants that it is adequately informed regarding the obligations and duties imposed by the Conflict Laws and that to the best of Contractor's knowledge and belief, there exists no conflict of interest (under the laws) that would disqualify the Contractor from participation in any decisions arising out of the performance of this Contract. Prior to commencement of any work in the performance of this Contract, Contractor shall comply with any applicable requirements of Chapter 2.32 of the Vista Municipal Code, including any requirement to file a financial disclosure statement with the City Clerk.

Contractor further agrees that no employee, agent or subcontractor for Contractor shall perform any work for the City pursuant to this Contract which will violate the Conflict Laws.

18.0 PROHIBITION OF FINANCIAL INTEREST BY CITY OFFICIAL Contractor warrants and covenants to City that no City Official has or will have any current or future financial interest in this Contract as of the date approved, nor shall Contractor promise, offer, or enter into any written, oral or implied Contract, to provide any financial interest or remuneration of any kind or manner to any City official with respect to this Contract. For purposes of this Section, the term "City Official" shall mean and include any elected or appointed officer of City, any employee of City, or any spouse or financial dependent of a City official or employee. A violation of this provision shall render this Contract null and void and Contractor shall be subject to restitution of all fees or money paid or earned under this Contract.

19.0 DUTY OF INDEMNIFICATION

19.1 To the fullest extent permitted by law, Contractor shall (1) immediately defend and (2) indemnify City, and its directors, officers, and employees from and against all liabilities regardless of nature or type that arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of Contractor, or its employees, agents, or subcontractors.

Liabilities subject to the duties to defend and indemnify include, without limitation, all claims, losses, damages, penalties, fines, and judgments; associated investigation and administrative expenses; defense costs, including but not limited to reasonable attorneys' fees; court costs; and costs of alternative dispute resolution ("Duty of Indemnification"). Contractor's obligations to both defend and indemnify apply unless it is finally adjudicated that the liability or liabilities, in whole or in part, do not arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of Contractor or its employees, agents, or subcontractors. Defense counsel shall be approved by City.

19.2 The review, acceptance or approval of Contractor's work or work product by any indemnified party shall not affect, relieve or reduce Contractor's indemnification or defense obligations. This Section survives completion of the services or the termination of this contract.

The provisions of this Section are not limited by and do not affect the provisions of this contract relating to insurance.

19.3 Contractor's costs of defense shall not exceed Contractor's proportionate percentage of fault as adjudicated by a court of law, as required by California Civil Code section 2782.8.

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20.0 INSURANCE AND BONDS
Contractor shall comply with the insurance provisions set forth in Exhibit C

21.0 SERVICE OF NOTICE

21.1 Any notice, which either Party may desire to give to the other Party, must be in writing and may be given by personal delivery to the Party's Representative or by overnight courier service to the Party's address set forth in Section 1.0. Notice may also be given by mailing it by registered or certified mail, return receipt requested, to the other Party at the address set forth in Section 1.0. Any notice given by mail will be deemed given 48 hours after such notice is deposited in the United States mail, addressed as provided with postage fully prepaid.

21.2 A Party may change its address by giving notice as provided above, and the changed address shall thereafter be deemed to be the address set forth in Section 1.0.

22.0 SPECIAL PROVISIONS
This Contract is subject to, and Contractor shall comply with, the special provisions referenced in Exhibit E, if any.

23.0 EXHIBITS
All documents referenced as exhibits in this Contract, or referenced in an exhibit to this Contract, are incorporated herein.

24.0 APPLICABLE LAW, VENUE
This Contract shall be construed and enforced under the laws of the State of California. If any action is commenced by any Party to this Contract, such action shall be filed in a court of competent jurisdiction within the County of San Diego, California.

26.0 MODIFICATIONS
This Contract contains the entire agreement, between the Parties and supersedes all prior negotiations, discussions, obligations and rights of the Parties in respect of each other regarding the subject matter of this Contract. There is no other written or oral understanding between the Parties. No modification, amendment or alteration of this Contract shall be valid unless it is in writing and signed by all Parties.

Continued on page 9.1
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26.0 EXECUTION
IN WITNESS WHEREOF; the Parties hereto have executed this Contract as of the Contract Date.

City"
CITY OF VISTA, a chartered municipal
corporation •
By: Wjj"

JUDY RI T , MAYOR
ATTEST:

KATHY VALDEZ, CITY CLERK
By:

APPROVED AS TO FORM:

DAROLD PIED CITY ATT NEY
By:

RISK MANAGEMENT REVIEW:

DOLORES
2&=
GER
By

APPROVED
Darold Pieper
20220214154831
Contractor"
RICK ENGINEERING COMPANY, a
California corporation
r,
Name/Title
Professional Services (Non -Construction) (RFP)(NPW) 9 of 9 RICK ENGINEERING COMPANY 51960-21 00105660 2
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EXHIBIT A

REQUEST FOR PROPOSALS
001056602 Exhibit A
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CITY OF VISTA

COMMUNITY DEVELOPMENT DEPARTMENT
AQr u JnµuARK
a .

REQUEST FOR PROPOSALS
FOR

CONSULTANT SERVICES
FOR

VISTA GENERAL PLAN UPDATE AND

PROGRAM ENVIRONMENTAL IMPACT REPORT
200 CIVIC CENTER DRIVE
VISTA, CA 92084
Submission Deadline:

December 16, 2021 at 3:00 P.M.
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Table of Contents
I. Introduction
II. Background
III. Scope of Required Services
IV. Organization of Proposal
V. Budget
VI. Timeline
VI 1. Proposal Submittal
Vill. Evaluation Criteria
IX. Consultant Selection Process
X. Public Disclosure
XI. Late, Modified or Withdrawn Proposals
XII. Terms and Conditions
XIII. Sample Agreement
Attachment 1 — Sample "Contract for Professional Services" Request for Proposals for Consultant Services Page 1
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Introduction
The City of Vista's ("City") Planning Division ("Division") is requesting proposals from qualified firms or a team of professional consultants ("Consultant") to update the City's General Plan, prepare a Program Environmental Impact Report ("PEIR") for the update, and provide associated public outreach and technical services for the project, as outlined herein. This Request for Proposals ("RFP") must include a preliminary but well- defined scope of work, schedule, and budget for all proposed tasks, and list all subconsultants. Teams are encouraged to consider incorporating independent experts, academic institutions, artists, designers, non -profits, or others drawn from the community whose involvement would enhance and inform the General Plan Update.

Each task is described in greater detail in the Project Description and Scope of Work.

Qualified entities are invited to submit proposals for consideration in accordance with this request. Proposals must be submitted prior to 3:00 PM on December 16, 2021.

All Consultants must create an account on ProcureNow to submit a proposal.

Consultants can register for free at: htt;)s.//seCLIi-e.procurenow.com/poliaI/cityofvista.

Once registered, Consultants must download this solicitation in order to appear on the Bidder's List as a "Prospective Bidder." Consultants that fail to specifically download this solicitation will not appear on the Bidders' List and will be unable to participate or be considered for this RFP.

I. Background
The City of Vista is located in the northern portion of San Diego County, and it is bordered by the County of San Diego to the north and east as well as several other jurisdictions, including the cities of Oceanside, Carlsbad, and San Marcos to the west, south, and east respectively. The City of Vista occupies a total area of approximately 19 square miles that represents the incorporated portion of the city. According to SANDAG's 2018 estimates, the City has a total population of approximately 103,381 persons. Vista presents a mixture of residential product types with commercial corridors adjacent to SR 78, and a large employment base with light industrial business centers in the southern portion of the city. Vista's climate provides mild winters and cool summers for year-round outdoor activities.

The City of Vista's General Plan was last comprehensively updated in 2012. The Housing Element, sixth cycle (2021-2029), was recently updated and adopted in 2021.

The 2012 General Plan update established the current seven elements and developed policies, mapping, and diagrams specific to this effort. The existing General Plan Elements are:

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Land Use and Community Identity Element
Circulation Element
Resource Conservation and Sustainability Element
Healthy Vista Element
Noise Element
Public Safety, Facilities, and Services Element
Housing Element
The 2012 update established a new land use designation of Mixed Use (which allows a maximum density of 40 dwelling units per acre) and focused the majority of future growth along the transit corridor traversing the city, primarily along N. Santa Fe Avenue and S. Santa Fe Avenue. The last update further defined several "Opportunity Areas" where certain growth, infrastructure, or land uses were targeted.

Several major development projects have been approved or built in the ten years since the last General Plan Update. Along with this growth, the City has experienced an increased desire for infrastructure improvements, transportation and transit efficiencies, improved or expanded public services, increased public safety, and numerous other improvements for the commUnity, The General Plan establishes a policy framework from which these public and private improvements are developed. Further, in the more recent past, numerous General Plan amendment requests have been received, and the city has experienced significant changes in the commercial retail market, both of which have spurred interest in evaluating the land use map. The City's interest in updating the General Plan is not to comprehensively overhaul and recreate the document, but to evaluate what is working well and what needs to be re-evaluated from a policy standpoint, address infill opportunities on the land use map, and update mapping, graphics, and text to reflect the latest goals and objectives of the community.

The remainder of this RFP describes the scope of required services, the budget and timeline, the minimum information that must be included in the proposal and the consultant selection process.

Ill. Scope of Required Services
The project consists of the following core components:

Development and implementation of a thorough public outreach program; Comprehensive review and update of all General Plan elements; and Associated environmental review to accommodate future streamlining and tiering opportunities.

This process is intended to review the General Plan elements for consistency and act as a vision for the City's 2050 planning horizon. In addition, the City intends for environmental review under the California Environmental Quality Act (CEQA) to comprehensively address the impacts associated with the growth and community improvements envisioned in the General Plan Update to fully address both direct and cumulative impacts and enable future streamlining of development projects.

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A. Project Initiation and Staff Coordination
Following execution of a contract, the consultant will attend a kickoff meeting, or a series of meetings with City staff to accomplish the following:

1. Review and discuss the overall format and organization of the General Plan Update and associated work products.

2. Establish roles and responsibilities for City staff and the consultant team in preparing the General Plan Update, associated CEQA documentation, and public outreach efforts.

3. Determine a schedule for work products and a review process, and verify planning area and community boundaries.

4. Tour the consultant team through the City to highlight issues important to the City Council and the community.

Following the kickoff meeting, the consultant team will work with City staff to confirm the overall work program and refine the project schedule. This will include any refinements to the scope of work, a detailed project schedule, final roles and responsibilities, billing procedures, and lines of communication.

B. Technical Advisory Committee

1. City staff will work with the Planning Commission and City Council to select a Technical Advisory Committee (TAC) to assist in the update process. The Committee is anticipated to consist of 7-9 community members who will review the various reports and policy issues associated with the update and provide input throughout the process, beginning with the existing policy review.

2. The TAC is assumed to hold regular meetings for the duration of the Update process, or up to 25 hours should be assumed for meetings, presentations and workshops with the TAC and staff.

C. Evaluate Existing General Plan Elements
The consultants will work with City staff to evaluate the existing General Plan goals and policies, the intensity/density of land use categories, and the supporting information within each element to identify the effectiveness of the current policies and programs. Staff will provide primary support for this effort with details regarding any known policy issues. At the completion of this effort, the consultant will coordinate with staff to develop a list of issues to be addressed in the Update for use in the public outreach process.

Request for Proposals for Consultant Services
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Page 4 ends

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D. Existing Conditions Report

1. The consultant will review the data provided by City staff and special districts to assess its accuracy and usefulness. The consultant will identify any additional research, data, analysis, or associated information necessary to complete the Existing Conditions Report and associated analysis.

2. The consultant will prepare an administrative draft Existing Conditions Report that will identify future opportunities and constraints and, where appropriate, lay the groundwork for policy development on the full range of environmental, land use, and public service issues. This report should address current market conditions and how they are affecting land uses within the City and sphere of influence (SOI), including a thorough evaluation of commercial and industrial land uses and specific plan areas. The Existing Conditions Report will address the full range of planning, environmental, fiscal, and social equity issues to be addressed in the General Plan, and within the CEQA document.

3. The consultant will prepare a final Existing Conditions Report incorporating all input from staff and the TAC, and assist staff in presenting the Report to the Planning Commission and City Council.

E. Public Outreach
The consultant team will develop a public outreach plan for the General Plan Update identifying the approach and methods to obtaining the community's input, with particular emphasis on how to connect to and obtain input from all segments of the communities within the City boundary and the SOL The public outreach plan should identify the consultant's and city staffs respective roles, address any known language or cultural barriers, and capitalize on all available forms of technology. The plan should address the following:

1. Visioning Phase — maximize public engagement; establish community goals

2. Collaboration phase — staff, consultants, and TAC discuss policy priorities and present recommendations to the community, followed by presentations to Planning Commission and City Council

3. Decision -Making Phase — Public engagement to participate in the decision - making process and inform the City Council as they set priorities for policy development

4. Monitoring and Evaluation Phase — Following adoption of the General Plan Update, establish program for continued community engagement to monitor progress
F. Evaluate Alternatives
The majority of land in Vista is developed. Future growth may be accommodated through infill and redevelopment of underutilized land and/or annexations. The alternatives phase of the General Plan Update will explore and develop the various options for future growth and evaluate means to address major policy issues. The alternatives process will provide an opportunity to facilitate discussions with the community and decision -makers regarding land use alternatives, annexation issues, and policy options. This process is intended to allow for consensus -building in discussing the various options to identify a preferred land use scenario. This stage should include the following tasks:

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1. Evaluate Land Use Alternatives and Policy Options — Staff and the consultant will develop a minimum of four alternative land use concepts based on community input and direction from decision -makers. In addition to land use concepts, staff and the consultant team will identify policy option topics to address key programmatic issues and opportunities. The team will review existing land use designations to identify if and where changes are needed to address the various land use concepts. Land use designations will be updated following this process to include allowed uses, standards of population density and building intensity, and guidelines for urban form. The land use designations will also be updated with graphics and illustrations as needed to depict intended development outcomes. The consultants will provide technical analysis to estimate a balanced land supply for the different components of the projected market demand through the buildout period.

2. Evaluate Growth Alternatives and Identify Policy Options — Using the Alternatives Concepts, the consultant and staff will develop population and employment projections based on buildout of each alternative. The consultant will evaluate the land use alternatives in terms of impacts to a specific set of topics, such as existing and planned infrastructure, environmental, economic, climate change, and fiscal implications. The consultant will address the fiscal implications of each alternative in 5-year increments within the 25-year planning horizon. The team will develop policy options to address identified key assets, issues, and opportunities.

3. Traffic Model Forecasts — The consultant will perform circulation forecasts for the land use alternatives. The consultant will also perform future year buildout traffic analyses for each alternative, review future Vehicle Miles Traveled (VMT) and Level of Service (LOS) forecast results for reasonableness relative to existing conditions, and identify future deficiencies in the circulation system. The team will develop recommendations for traffic management strategies, desired or critical capital projects, and updated thresholds for traffic analysis of new development, as needed. The traffic analysis will rely upon the regional traffic model maintained by SANDAG with oversight from City Traffic, Engineering, and Planning staff.

4. Fiscal Impact Analysis — The consultants will perform a fiscal analysis based on the land use alternatives. The analysis will evaluate the fiscal benefits or deficiencies created by each land use alternative to assist in the development of a preferred alternative and inform policy decisions.

5. Land Use Alternatives Report — The consultants will prepare a report outlining how the land use alternatives were evaluated, the policy options available to the decision -makers, and key issues to be addressed. Staff and the consultant team will present a draft of the report to the TAC and, based on direction received, prepare a final report for discussion with the Planning Commission and City Council.

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6. Preferred Alternative — Based on direction received from the Planning Commission and City Council, the consultant team will prepare a Preferred Alternative Land Use map and description, as well as a set of preferred policy options to address issues and opportunities developed through the alternatives analyses. This framework will inform the initial draft of the General Plan Update.

G. Prepare Draft GPU
City staff and the consultant team will review the existing elements of the General Plan to determine if changes to the order, content, or organization of any element are appropriate. The Update will establish a new horizon year of 2050 and account for any changes in local, state, or federal requirements to determine how the existing General Plan elements may be modified. The analysis and components of each element must conform to the State's General Plan Guidelines and the applicable Government Code sections governing general plans. Final organization of the General Plan Update will be directed by City staff.

As noted previously, the City has recently completed an update to the Housing Element and will not be reviewing this element as part of the scope of this project. New elements triggered by changes in State law, or additional requirements that can be incorporated into the existing elements, will be reviewed as part of the scope of work and developed as needed, including revisions to the Safety Element (triggered by the Housing Element update), and a new Environmental Justice Element (EJ) or incorporation of EJ policies into an existing element. The consultant team will be responsible for notification and assistance with any procedural requirements under State legislation that apply to the update of the General Plan.

The following tasks are identified for this phase:

1. Administrative Draft GPU — The consultant team will develop an administrative draft of the General Plan Update for staffs review and presentation to the TAC. The administrative draft will initially be reviewed by staff and may be revised prior to presentation to the TAC. It should be assumed that this task will involve updated graphics and GIS mapping to be carried into the final draft document.

2. Draft GPU — The Draft General Plan Update will be presented to the public including community groups, nonprofits, business groups, and other interested parties prior to formal discussions with decision -makers to inform the discussions. The public input received regarding the draft document will be presented to the Planning Commission and City Council for discussion.

Staff and the consultant team will make any revisions to the Draft General Plan Update following direction from the decision -makers.

3. Final Draft GPU — The Final Draft General Plan Update will be prepared by the consultant team for final presentations to the decision -making bodies and Request for Proposals for Consultant Services Page 7
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analysis of the environmental impacts of the General Plan Update under CEQA.

H. Program EIR
The consultant team will develop a Programmatic Environmental Impact Report PEIR) for the General Plan Update compliant with CEQA. This includes preparation and distribution of all required notices and compliance with all procedural requirements under the law. The consultant team will be responsible for the Notice of Preparation, scoping meeting(s), Draft PEIR, Notice of Availability, response to comments, Final EIR, findings, Statement of Overriding Considerations, Notice of Determination, and any additional requirements. The consultant team will also be responsible for notification and assistance with related procedural requirements under any State legislation that applies to the update of the General Plan.

The PEIR is further intended to facilitate implementation of the General Plan Update through streamlining and tiering of environmental review for future projects consistent with the plan, such as private development applications and capital projects.

I. Public Review
The consultant team will be responsible for attendance at all public meetings and public hearings regarding the General Plan Update and PEIR, as directed by City staff. The consultant will be responsible for writing and preparing staff reports and presentations to the Planning Commission and City Council, as directed by City staff. The consultant will also be responsible for written materials, graphics, presentation materials, and associated deliverables for public presentations in consultation with City staff.

IV. Organization of Proposal
The organization of each proposal should follow the general outline below. Each proposal must include a Technical Proposal (as outlined below).

A. Technical Proposal

1. Transmittal Letter

2. Introduction

3. Technical Approach

4. Project Management

5. Consultant Staff

6. Consultant Qualifications and References

7. Project Scope

8. Project Schedule
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V. Budget
Please provide overall cost of services and a budget outlining specific costs associated with the particular tasks listed in the Technical Proposal. The overall budgeted funding for this effort is currently $1,150,000. Any proposal exceeding the budgeted amount may require revisions or adjustments at staffs direction prior to final selection. Any proposal exceeding the budgeted amount that is recommended for selection will be subject to approval of additional funding by the City Council and is not guaranteed.

VI. Timeline
The City of Vista Community Development Department anticipates the following timeline for preparation and submission of proposals; however, this timeline is subject to change.

City issues Request for Proposals
Question Submission Deadline
Question Response Deadline
Submission Deadline
Consultant Interviews (if needed)
Award of Agreement and Notice to Proceed
VII. Proposal Submittal
October 25, 2021
November 8, 2021 at 4:00 PM
November 15, 2021 at 4:00 PM
December 16, 2021 at 3:00 PM
January 10-14, 2022
February 8, 2022
To receive addenda and submit a proposal, Consultants must register on the City's Electronic Bidding System at his://secure.procurenow.com/portal/citvofvista.

Registration is free. Once registered, Consultants must download the RFP while logged in under their own name and identification number in order to appear on the Electronic Prospective Bidders List as a "Prospective Bidder." Consultants that fail to download the RFP will not appear on the Electronic Prospective Bidders List and their proposals will be considered non -responsive. If a Consultant is unable to register or download the RFP from ProcureNow, a Consultant representative may contact ProcureNow to troubleshoot the problem.

All proposal documents and supplementary documents must be uploaded using ProcureNow prior to event date and time as instructed in this solicitation. Late submissions will not be accepted. ProcureNow's clock shall be the official timekeeping device that will determine the date and time of any submission. Once file(s) have been uploaded and the Submission Status shows as "Submitted" the submission is complete. At that point, respondents will receive an email confirmation from ProcureNow.

Any subsequent changes in the RFP from the date of issuance to the date of submittal will result in an addendum that will be provided through ProcureNow to those listed on the Electronic Prospective Bidders' List via email.

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Respondents shall base their submittals on the `Scope of Required Services' section in this RFP. Failure to submit information in accordance with the RFP's requirements and procedures may be cause for dis ualification of the proposal as non -responsive.

All documents requiring signature shall be signed by an individual or individuals authorized to execute legal documents on behalf of the party(ies) represented in the RFP.

The signer of the proposal must declare in writing that the only person, persons, company, or parties interested in the proposal as principals are named therein; that the proposal is made without collusion with any other person, persons, company, or parties submitting a proposal; that it is in all respects fair and in good faith without collusion or fraud; and, that the signer of the proposal has full authority to bind the principal proposer.

All project -related questions and requests for clarifications, changes, exceptions, and deviations to the terms and conditions set forth in this RFP shall be submitted via the Q&A" through the City's Electronic Bidding System, ProcureNow. Phone call and email uestions will not be accepted. Answers to all submitted questions will be provided in an addendum throug,h_ProcureNow.

VIII. Evaluation Criteria
Submittals will be evaluated according to the following criteria:

1. Understanding of Scope of Services: 20 points

2. Demonstrated professional skills and credentials: 10 points

3. Familiarity with project area and issues to be addressed: 10 points

4. Project approach: 25 points

5. Related Experience: 25 points

6. Quality and experience of assigned staff: 10 points
IX. Consultant Selection Process
After the period for receiving submittals has passed, all submittals shall be forwarded to the City's Selection Committee (Committee).

The Committee will review each submittal in accordance with the Scope of Required Services and the Evaluation Criteria listed in the above section.

The Committee will notify those consultants that are being considered and will request supplemental information if needed.

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The Committee will review the submittal, any supplemental information, and select the most qualified consultant. The name of the selected consultant will be provided to the Community Development Director for approval.

X. Public Disclosure
All proposals become the property of the City of Vista unless return is specifically requested as specified in the following section. The City is a public agency subject to the disclosure requirements of the Public Records Act, California Government Code Section 6250 and following. These requirements include an exemption for "trade secrets." If any proprietary information is contained in or attached to the written proposal, it must be clearly identified. In order to protect trade secrets from disclosure, pursuant to a public Records Acts request, you must agree in writing to defend and indemnify the City of Vista if litigation results.

XI. Late, Modified or Withdrawn Proposals
Any Proposal received after the exact time specified for submittal will not be considered.

Any modification of a Proposal, except a modification resulting from the City's request for "best and final" offer, is subject to the same conditions as the initial submission.

Proposals may be withdrawn by written notice if the notice is received by the City prior to the City's issuance of a Notice of Intent to Award. Thereafter, all Proposals constitute firm offers, subject to negotiation and execution of definitive documents that will remain open and cannot be revoked, withdrawn, or modified for a period of six (6) months thereafter.

XII. Terms and Conditions
This RFP does not commit the City to award a contract, to defray any costs incurred in the preparation of a response to this request, or to procure or contract for services.

The City reserves the right to revise the RFP prior to the date the submittals are due via an addendum.

The City reserves the right to extend the date by which the submittals are due via an addendum.

The City reserves the right to cancel, in part or in its entirety, this RFP including but not limited to: selection schedule, submittal date, submittal requirements, and scope of required services.

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The City reserves the right to reject all individuals. Selection is dependent upon the negotiation of a mutually acceptable agreement with the successful respondent.

All submittals become the property of the City and public records, and as such may be subject to public review.

The City reserves the right to request additional information and/or clarifications from any or all respondents to this RFP.

XIII. Sample Agreement
A sample professional services agreement is attached for reference. The RFP and the Consultant's proposal will be attached and become part of the agreement as exhibits.

Please refer to the sample agreement for the necessary amounts of general liability, automotive, worker's compensation and professional liability insurance. The appropriate endorsements are also shown within the sample Professional Services Agreement. The certificate shall include the City of Vista, its officers and employees as insured or additional insured.

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EXHIBIT B

CONTRACTOR'S PROPOSAL
001056602 Exhibit B
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A~Y.
7 CITY OF VISTA
Proposal to Provide
General Plan
Update and
Program
Environmental
Impact Report
December 16, 2021
Planning & Design
5620 Friars Road, San Diego, CA 92110
619) 291-0707
www.rickengineering.com
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1. TRANSMITTAL LETTER 1

2. INTRODUCTION

3. TECHNICAL APPROACH 6

4. PROJECT MANAGEMENT 10
S. CONSULTANT STAFF 12

6. CONSULTANT QUALIFICATIONS AND REFERENCES 14

7. PROJECT SCOPE 38

8. PROJECT SCHEDULE 78

9. BUDGET 79
APPENDIX: RESUMES Al
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December 16, 2021
John Conley, Director
City of Vista, Community Development Department Planning Division 200 Civic Center Drive,
Vista, CA 92084
RE: Proposal for the City of Vista General Plan Update and Program Environmental Impact Report (EIR) Dear Mr. Conley and Members of the Selection Committee, Vista has grown to become a haven for creatives, families, and business start-ups. The community is dynamic and prosperous and is currently experiencing transformational growth and development which will ultimately redefine the City's future. As the community has evolved over the last 10 years, so must the regulations. Through the General Plan Update and Program Environmental Impact Report project, Vista can leverage its strengths, overcome barriers, build on its opportunities, and comprehensively chart its future. The RICK Planning+ Design project team is committed to delivering a persuasive and powerful tool that can achieve the City's vision and propel it forward.

The General Plan Update will be a major, highly visible undertaking that builds on the work of the 2035 General Plan, while considering the outcomes of recent major development projects. The City's focus for this project can be dis- tilled into these key questions that will drive the project:

Resilient Economic Strategies. What can we do with the existing business park and industrial areas in order to integrate housing or complete communities concepts? How do we structure the General Plan to be competitive with, and accommodate, the ever -changing market over the next 28 years? Enhanced Public Outreach and Community Character. How does the community envision Vista's future? How do we preserve the thriving artistic atmosphere and how can we expand on those opportunities? Comprehensive Infrastructure Analysis. Which areas need focused infrastructure updates? Where are infrastructure upgraded needed to better accommodate infill development? How do we incorporate the sphere of influence into the City's planning efforts and nearby communities? Targeted Technical Updates. What are the necessary General Plan element updates for compliance with the State? Which maps, graphics, and goals and policies need to be revised to capture the community's needs? We are prepared and eager to answer these questions with you and the Vista community. Through robust engage- ment, the project will capitalize on the community's vision to improve quality of life, promote prosperity, strengthen its resilience and collaboration, and elevate the profile of Vista with a comprehensive, integrated, and innovative framework for growth and dynamic, accessible implementation tools.

Our team of distinguished professionals are recognized for general plans that fully comply with state legislation but avoid generic approaches or solutions. Our plans reflect the unique visions and character of the communities we work within, are grounded by strong public support, and serve as "living" documents that are accessible to all and adapt to changing needs, values, technologies, and legislation. 5620 Friars Road • San Diego, California 92110-2596 • (619) 291-0707 • w,w\N,.ricl<engineering.com

SAN DIEGO RIVERSIDE ORANGE SACRAMENTO SAN LUIS OBISPO LAS VEGAS DENVER PHOENIX TUCSON CITY OF VISTA I GENE?AL `-AK Uf GATE & 'ROGRAW. EN 'IRONI,ViEN7-`,L !V0FACT REPOR02/24/2026 C6 52 of 170

RICK Planning + Design (RICK) has assembled a dynamic team to support the City of Vista General Plan Update and Program EIR. RICK has a legacy of successful projects in San Diego County that spans 66 years. During that time, we have completed numerous projects in Vista and the surrounding communities. Like our staff members who live in Vista, we have a keen interest in the City's future and look forward to the opportunity to serve the City on the General Plan Update assignment.

RICK will serve as the prime consultant responsible for project management, public outreach strategy and management, design -focused land use planning, policy development, healthy communities, environmental justice, existing conditions analyses, input for environmental review, web design, and creative writing tasks. Brooke Peterson, AICP, will serve as the Principal -in -Charge and Overall Project Manager, providing detailed oversight and close coordination on project components. As Deputy Project Manager, Mimi Morisaki, AICP, will be the key point -of - contact and responsible for day-to-day management of project team members, including staff and subconsultants, and completion of all project deliverables. Our project team also includes one of our most experienced community planning principals, Brian Mooney, FAICP, to serve as Strategic Advisor providing strategic insight and guidance and keen QA/QC review on key deliverables. Subconsultant partners include:

Dudek. Environmental review, historic, cultural, biological analyses, climate adaption, and resiliency. Carey Fernandes, AICP will contribute her 27 years of EIR experience to provide key strategy on CEQA compliance, particularly streamlining future development, and to ensure a legally defensible environmental document.

CityThinkers. Urban design, vivid graphic renderings, public outreach and Spanish translation. As with similar projects, Diego Velasco, AICP, LEED AP, will utilize his expertise in designing concept site plans and 3D renderings to illustrate land use scenarios.

London Moeder Associates. Economic strategies. Gary London and his team's extensive experience with public agency and private real estate financial analysis will be leveraged to provide a tailored strategy for the Vista GPU.

CR Associates. Mobility, transportation/traffic, input for environmental review and healthy community, and participation in public outreach tasks. With their visionary approach to transportation planning and engineering, Monique Chen, P.E., and her team will develop creative strategies to address the latest Vehicle Miles Traveled VMT) regulations.

We have organized our submittal in full compliance with RFP requirements. We are excited to work with the commu- nity, City staff, and the consultant team in exploring creative solutions to issues and opportunities. For any questions you have regarding our submittal, please contact Principal -in -Charge and Project Manager, Brooke Peterson, AICP, at 619) 291-0707 or [email protected]. We appreciate your consideration of our qualifications and we look forward to the opportunity to support the City of Vista on this important project.

Respectfully Submitted,
The only person, persons, company, or parties interested in the proposal as principals are named therein; that the proposal is f- made without collusion with any other person, persons, company, or parties submitting a proposal; that it is in all respects fair and in good faith without collusion or fraud, and, that the signer of theBrookePeterson, AICP proposal has full authority to bind the principal proposer.

RICK, Director of Planning + Design Division
5620 Friars Road • San Diego, California 92110-2596 • (619) 291-0707 • www.ricl <engineering.com

SAN DIEGO RIVERSIDE ORANGE SACRAMENTO SAN LUIS OBISPO LAS VEGAS DENVER PHOENIX TUCSON CITY of VISTA I GENERAL PLAN UPDATE & PROGRAM ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 53 of 170

L
lq
Section 2
INTRODUCTION f...

The following section includes a RICK company overview, along with profiles of our subconsultant partners. In addition, we have provided a comprehensive RICK INFORMATIONlistofouravailableservicesandasummaryofourexperienceonsimilar consultant contracts similar in scope to the City contract. Our experience includes the entire Southern California region and all counties referenced in the RFP.

RICK FIRM OVERVIEW - PLANNING + DESIGN

DIVISION
RICK is an award -winning, multi -disciplinary planning, design, and engineering firm with a 66-year history of enriching communities throughout San Diego and the western United States. With more than 350 employees, RICK offers a full range of services from initial planning through concept development, final designs and plans, and implementation. We pride ourselves on growing with the times, staying true to our fundamentals, and evolving with technology paradigm shifts and sustainable design. RICK fosters a close- knit, people -focused culture that yields an 85% employee retention rate.

Our employee longevity allows for long-term team continuity and familiarity with project requirements, as well as related standards, protocols, and best practices. With seamlessly integrated in-house design disciplines throughout our 10 offices, RICK can provide comprehensive services that maximize project quality and deliverable efficiency through our ability to utilize staff resources throughout our organization.

At RICK, we leverage our legacy. Our deep roots in the San Diego region coupled with our reputation for quality work, professional integrity, technical innovation, and project collaboration drives project success. Today, with a broad range of seamlessly integrated design disciplines, RICK provides its clients a suite of services that is managed in-house to facilitate optimum project quality, efficiency, and delivery.

We help clients achieve their vision through innovative design, creative problem solving, and proven project delivery. We partner with clients to accomplish goals and produce projects that balance development needs with regulatory requirements.

We create vibrant, authentic and complete communities. New development, from large-scale greenfield master planned developments to small-scale or infill projects, must fit within the context of the surroundings. All land uses, urban design, and mobility networks must be designed around interconnected development patterns and integrated with recreational and entertainment opportunities. These features provide a balanced variety of living styles and options and create complete neighborhoods and authentic social experiences.

RICK designs concepts and prepares plans that create vibrant communities offering authentic and culturally rich places to live.

COMPANY LEGAL STATUS
Corporation

DATE INCORPORATED
1955

LOCATION
5620 Friars Road,
San Diego, CA 92110

POINT -OF -CONTACT
Brooke Peterson, AICP
PIC/Project Manager
619.291.0707
[email protected]

NUMBER OF EMPLOYEES
378

NUMBER OF OFFICES
10 Planning & Design
The RICK Team
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We are implementation -driven. RICK has prepared comprehensive policy and regulatory documents that guide future development and skillfully managed the challenging and complex entitlement processes of agencies throughout California. Our staff are experts in navigating the complexities of the political, environmental, physical, and regulatory conditions that are unique to each project. We bring a streamlined, strategic, solution -oriented, and relationship -driven approach that has successfully led communities through design, approval and construction - focused on achieving local goals and objectives through implementation.

We are collaborative. By working hand -in -hand with the project team and project stakeholders, RICK is committed to working together to develop unique and creative solutions and comprehensive programs that, when implemented, achieve the desired goals of community revitalization. This is achieved by collaboratively incorporating infrastructure needs and requirements, public realm improvements, creating pedestrian experiences, incorporating innovative transportation solutions and Complete Streets design, and by blending these elements with thematic landscaping to create a dynamic and vibrant redevelopment project.

RICK Planning + Design Division services include:

General/Community Plans
Specific Plans
Master/Downtown/TOD Plans
e. Economic Analysis
Urban Design
e Zoning & Land Use Analysis
Design Guidelines
Conceptual Design
Site Planning
Concept Planning & Yield Analysis

CEQA/NEPA
Streetscape Design
Visual Simulations/Renderings
Community Engagement
Development Feasibility Analysis
e Entitlement Processing
Rh Projed Management
a
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SUBCONSULTANT OVERVIEW
Our RICK Team includes highly -qualified, trusted subconsultant partners, who are local and regional leaders in their respective disciplines. We have a long history of successfully working together on local projects that have benefit from innovative solutions and industry -leading experience.

JIMM
Based in Encinitas, Dudek is an environmental firm with 13 offices and more than 400 planners, scientists, civil engineers, contractors, and support staff. They assist private and public clients on a broad range of projects that improve our clients' communities, DU D E K infrastructure, and natural environment. From planning, design, and permitting through construction, they help move projects forward through the complexities of regulatory compliance, budgetary and schedule constraints, and conflicting stakeholder interests.

CityThinkers
CityThinkers is an integrated and multi -disciplinary planning, urban design and research -based firm whose central mission is to build a better city. With thoughtful care and attention they devote their energy, talents and passion to the communities inla that support them The firm's work ranges in scale and scope from General Plans, to f P .N,a
Community Plans, Master Plans, Zoning Codes, Streetscape Design, Design Guidelines and Community Outreach. Their research and design expertise in urban, infill housing and mixed -use informs the planning practice and enriches each planning project with real world true -testing" of bold ideas and visionary thinking.

London Moeder Advisors
London Moeder Advisors was formed in 1991 to provide real estate advisory services to a broad range of clientele. The firm principals, Gary London and Nathan Moeder, london moeder combine for over 60 years of experience. London Moeder analyzed, packaged and a d v i S o rS achieved capital for a wide variety of real estate projects. Clients who are actively pursuing, developing, and investing in projects have regularly sought their advice and financial analysis capabilities. Their experience ranges from large scale, master planned communities to urban redevelopment projects, spanning all land uses and development issues of all sizes and types.

CR Associates
Formerly called Chen Ryan Associates, Inc. CRA is committed to developing transportation systems and mobility improvements that create and support vibrant and sustainable communities. CRA provides a complete multimodal approach, C*R building upon the multi -dimensional experiences of its staff, along with dedication to serving the full range of client needs. CRA's strong technical expertise and practical experience enables the team to execute a wide range of transportation projects and take them from paper to pavement.

RICK CITY OF VISTA 1 _71_EN:E."ALtl`,,;F;I f EF'.4C- F'E OFT02/24/2026 C6 56 of 170

PROJECT OVERVIEW
This General Plan Update for the City of Vista represents an opportunity to capitalize on a period of transformational growth and transition. The City of Vista, as with all north county San Diego cities, is experiencing transformational growth and development which will ultimately redefine the community. Recent investments and the City's numerous planning efforts have spurred important changes and developed forward momentum. This General Plan Update must leverage those efforts to establish a targeted and innovative framework that allows the City to focus growth towards established transportation corridors and repurpose underutilized land uses to shift from a traditional distributed pattern of development to a concentrated growth plan that preserves the defining characteristics of Vista. Targeted and focused, this project is opportune and a pivotal opportunity to refine the City policy framework to identify the most efficient and integrated solutions, defining the new growth trajectory and effectively positioning the City for long-term success.

RICK'S APPROACH
Based on our careful review of the RFP, our familiarity with Vista and San Diego County, and our experience with similar projects, our approach includes responses to key project issues.

Setting the Stage for a New Era of Growth
The fundamental goal of the General Plan Update is to channel future growth into the City's main transportation corridors and repurpose and reposition the employment areas of the City, leveraging the opportunity to achieve greater jobs -housing balance while protecting the integrity of existing single-family neighborhoods and preserving Vista's natural resources and topography.

The modern philosophy of urban planning has changed from "separation" of uses to "integration" of uses. This is achieved through mixed use, flexibility and expediting decision making. The plan update should reflect this philosophical transition for the City of Vista to remain competitive and attractive far into the future. In particular, many of the industrial areas, and even the business parks, are becoming vestigial land uses which could be targeted to meet contemporary employment and community needs. Of particular note is the need for more concentration of employment near residential. This technique is ultimately necessary to reduce commutation and increase both the quality of life and the attraction of Vista to a broad array of households who would desire to live and work in the same community. The transformation of old business and industrial park settings often results in a dominant, contemporary employment setting with housing on site. Much of the work and business of Vista no longer needs to be separate from homes and supportive infrastructure such as school and parks. Many old industrial and business buildings are already experiencing internal transitions. We have seen industrial and manufacturing structures transform into warehousing, science and technology (life sciences and high tech) and other work environment transitions which are reflective of our changing economy. While beginning to occur, this transition could be better achieved, and at a faster pace, if the City recognizes the transition of these buildings through its policy and regulatory framework.

Because much of the growth of the San Diego region has taken place in North County cities, it makes sense to proactively address these changes so that the process of public permission does not cause an unnecessary lag in the decision making process of private business and development. The land use recommendations that we will explore will include, at least, the creation of a land use plan that will allow new uses and a policy and design program that weaves those areas of change into the fabric of the existing communities and enriches their existing character.

Specifically, traditional industrial may not sustainable, nor necessarily desirable in your dynamic community. We will explore strategies to allow the uses to stay viable and in place, while facilitating, perhaps even encouraging new employment and mixed use concepts. This will also cause change, infusing the community with progressive businesses and persons, for the betterment of Vista.

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Our approach will be to identify strategically -targeted areas of change, conduct rigorous technical analysis to ensure a sustainable degree of change and adequate supporting infrastructure, and to create a more dynamic and flexible platform which can better respond to changing market needs and conditions, within the planning process.

CEQA Foundation
This project will require a strong and experience CEQA team to address its CEQA complexities- programmatic General Plan elements; addressing VMT, and streamlining future development in advance of other efforts. Recognizing the City's strong desire to prepare a programmatic tool that facilitates implementation of the General Plan update through streamlining and tiering of environmental review for future development consistent with the plan, our approach is to provide an environmental review program that is as streamlined and efficient as possible, yet conservatively defensible. Dudek brings its extensive experience preparing program -level environmental documents for planning documents that employ creative approaches to maximize CEQA streamlining such as the Sacramento 2040 General Plan Update, County of Los Angeles Housing Element and Carlsbad General Plan Update Program EIRs.

Integrating Health, Social Equality, Safety, and Environmental Justice Social issues —community health, social equity, safety and wildfire risk hazard, and environmental justice — have resurfaced as important components of general plans in recent years and recent legislation has required careful attention to them as communities update their general plans. As general plans serve as the overarching policy framework for development — patterns, amenities, uses, and types — they are one of the most pivotal and fundamental vehicles for change. Community Health was propelled to the forefront in the early 2000s by the Federal Healthy People Initiative. The Planning for Healthy Communities Act (SB 1000) elevated social equity and environmental justice, which address critical aspects of quality of life. The widespread rise in wildfires lead to SB 1241 and has turned attention to the importance of assessing wildfire risk and planning to minimize hazard exposure in the Safety Element. Currently, environmental justice, safety, social equity, and urban planning converge around a common goal —becoming a community of opportunity.

Through the 2035 General Plan, the City laid strong groundwork for promoting health and activity and broadening its economic base and overall resilience as a City. We will continue to work with you to define opportunities to further these themes and integrate fire hazard planning programs and policies, and climate change adaptation and resilience into the General Plan through the built environment, natural environment, economic opportunities, and public safety and resilience.

Broad and Transparent Community Engagement
The underpinning for a successful plan is a public engagement process that builds trust with the community and leads to meaningful participation. The City is clearly committed to active participation by residents and community stakeholders. The GPU will be an opportunity to build on the outreach efforts from the City's 2035 General Plan and on -going planning activities and involve and collaborate with the community. This work will focus on a redefined vision for future growth, involve discussion of key opportunities and issue areas with stakeholders, and allow for development of land use alternatives and policies.

Our outreach philosophy is fundamentally based upon authentic and committed engagement supported by open and transparent decision making. Our key staff are trained in the International Association of Public Practitioners (IAP2) techniques and core values. This means we bring experienced facilitation with a comprehensive range of creative, innovative, and tested engagement strategies.

Close Coordination With Staff
The RICK Team recognizes that we will serve as an extension of the City's own staff and that conducting outreach, background research/data collection, and preparing policy concepts, alternatives, and reports, plans, and other deliverables, will require an interactive and collaborative approach. We will not "go off and prepare the documents" or prescribe "ideal" planning approaches. The RICK Team will work collaboratively with City staff every step of the way — with strategies built into our project management approach- to ensure that the joint process of preparing all project components is collaborative and communicative.

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We are accustomed to working as an extension of our client's staff, so both communication and work flow are seamless. As Principal -in -Charge and Project Manager, Brooke Peterson will maintain regular involvement, detailed oversight, close coordination on key components, and will serve as the lead facilitator for all public outreach events.

Mimi Morisaki, as Deputy Project Manager, will be intimately involved in all project coordination, lead execution of project deliverables and the outreach program, and engaged in constant communication with City staff.

Creating a Living, Web -Based Plan
As hard copy documents, general plans are generally static —users cannot quickly access information in the plan or relevant information like special studies, specific plans, development regulations, and other implementing tools. In addition, general plans typically lack a strong connection to other, non -Planning Department plans, documents, and processes (e.g., strategic plans, city council goals and priorities, and annual budgets) critical to guiding a community toward a brighter, long-term future.

Utilizing a web -based format and a tracking and feedback system, the new Vista General Plan could become a "living" plan —one designed for users, with quick navigation and searchable content. The tracking and feedback system allows the City, across multiple departments, and the public to track the progress of the plan toward its long-term goals. This information can be used to make smaller scale, short-term adjustments via implementation programs and budgeting, rather than future, wholesale updates to the general plan. RICK proposes a very deliberate design approach for Vista, where we define user requirements, including those of decision -makers, staff and the general public, early in the process to ensure the appropriate degree of functionality for the plan.

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COLLABORATION GENERAL PLAN ADOPTION AND

PLANNING UPDATE & EIR IMPLEMENTATION
I'J; ' .7.

FEBRUARY 2022 - SEPTEMBER 2024

EXISTING

IA NDU '

OLICYCIPTIONNERALPLANISTR
CONDITIONS REPORT ALANALYSISES I PEVALUATIONSS' GEELEMENTSN m ADMIDRAFTATIVE

MARKET OPPORTUNITY
1 FEASIBILITYANALYSIS

P O ORMAS DEVELOOPMENT
SITE DESIGN/ I r

IMPACOT E ORTPROGR'

ENIRNMENTAL

SC DRAFT
ECK

EXISTING

ELEMENTS LAND USE PUBLIC REVIEW REVIEW

ALTERNATIVES DRAFT VISIONING&
TRAVEL MODEL 10

HEARING

DRAFT& COMMUNIT'
YGOAtS FORECASTS ADOPTION FISCAL

IMPACT MONITORING ANALYSIS

EVALUATION PROGRAM
PUBLIC
WORKSHOPS LAND USE ALTERNATIVES TAC MEETING PLANNING SERIES# 1 REPORT PREFERRED AND COMMISSION USE

ALTERNATIVE/ HEARING ADMINISTRATIVE
Ar
ML'EnNG-PROJECT DRAFT GPU OVERVIEW/.

EXISTING PREFERRED ALTERNATIVE CITY COUNCIL COND1TIONS

WEARING PUBLIC

WORKSHOPS REVIEW/
VISIONING SERIES#2 TAC

MEETING - TAC MEETING - DRAFT GOALS EVALUATE

EXISTING POLICIES GENERAL

PLAN ELEMENTS
TAC

MEETING - LAND USE ALTERNATIVES
CITY
OF VISTA GFNEE , PLAN rp i T POT UPS. 8 P'RGGR,4 Ui EI'.'IF.l1f l.l AL!I,i;f'C-R h, 02/24/2026 C6 60 of 170

The following section details our approach to project management tailored to the Vista community and General Plan Update Program EIR scope of work.

PROJECT MANAGEMENT APPROACH
The complexity of issues associated with each component of the General Plan Update, the scale of the overall project and the magnitude of staff and resources required to effectively execute concurrent tasks and deliverables, and the limited budget and schedule will require proven and experienced project management. Strong project management is a cornerstone of RICK's approach and crucial to successful, timely completion of the General Plan Update and its key components. This section describes our project management approach while the specific tasks associated with it are detailed below in Section 7, Scope of Work.

Our project team management will be led by Brooke Peterson, AICP as Principal -in -Charge and Project Manager; Brian Mooney, FAICP as Strategic Advisor and Quality Assurance/Quality Control; Mimi Morisaki, AICP as Deputy Project Manager and Carey Fernandes as Environmental Strategist and EIR Task Lead. Brooke Peterson has successfully led large and diverse teams on projects that were high -profile in nature and under tight political time pressure constraints, such as the City of Irvine General Plan Update and Southwest Village Specific Plan, Vesting Tentative Map, and Program/Project EIR.

We are local and headquartered in San Diego to serve as the team lead, responsible for administration, coordination, and completion of all work projects. We will be accessible and responsive - committed to ensuring City needs are addressed promptly and effectively. We will employ a variety of tools, including a detailed Microsoft Project schedule, proactive workload management tools, regular Project Team coordination meetings, and bi- weekly check -in phone meetings with the City Project Manager to keep the completion of tasks and deliverables on schedule and ensure that City staff are well informed at all times. We have a strong track record in meeting project schedules, managing tight budgets, and coordinating closely with our clients and other team members. We will work closely with City staff to define the goals and scope of the project and identify the most efficient and effective ways to reach those goals.

RICK has developed a reputation for delivering quality projects on time and within budget. A key component of this effective project delivery is the regular use of project control tools, procedures, and methods as a basis for planning, scheduling, scope and budget monitoring, document control, cost estimating, and accommodating project variables or changes. The RICK disciplined management approach is based on three key elements:
r I Communication & Coordination
l Coordination and open communication between the City and the RICK Team is critical to the contract's success and will begin at the project onset. RICK staff will meet with the City at the launch of the project to discuss the project goals, tasks, deliverables and refine the project timeline. Communication protocols and expectations for collaboration and knowledge transfer will be established during the Project Kick-off Meeting. Lines of communication, including our efficient organization structure and project -proven practices, support successful schedule maintenance and budget control.

Project Planning & Scheduling
Detailed planning at the beginning of the project will be essential to reduce risk, ensure quality, andCmaintainthescheduleandbudget. Upon receiving the Notice to Proceed, the RICK Team will create u a detailed schedule using Microsoft Project to organize the overall project tasks and budget and track actual versus scheduled work and costs. Critical -path items, manpower resources, and cost estimates will be documented and tracked.

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Cost Controls
7 We take seriously the financial restrictions that exist for our clients and avoid, in every possible way, making any changes to the project budget. Our clients frequently note the dedicated efforts made by RICK staff in this regard. We believe that the best way to control costs is to establish a well-defined project scope in collaboration with our clients. Determining Vista's needs and goals up front and organizing the project to achieve those
specific goals drastically reduces changes -
as the project progresses. RICK cost control = r
measures are accomplished through an
effective combination of tracking and
management activities. These activities
include:

Weekly expenditure tracking, report/
compilation, report review by PM using
Deltek Vision
Effective staff supervision
Continuity of staff assignments
Continuous project communication
Timely resolution of project issues
Monthly detailed reports (expenditures vs.
budget; completion progress vs. plan; etc.)
Project Controls Tools
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The RICK Team offers an exceptional and experienced group of individuals that fully responds to the City's RFP with the technical expertise and the resources needed. Our team members have demonstrated successful experience on similar contracts and provide the qualifications, drive, and availability to successfully support the City.

ORGANIZATIONAL CHART
A well -organized team, with a clear division of responsibilities, is essential to effective collaboration between the RICK Team and the City. Our organizational chart delineates project task responsibilities for each team member and the reporting relationships within the team.

CITY OF VISTA
Brooke Peterson, AICP
DEPUTY

PROJECT MANAGER
Mimi Morisaki, AICP
Jeff Barfield,
AICP, LSIT gGre Mattson, AICP Shannon Baer

GRAPHIC DESIGNER
Mario Terrazas Ursula McDonald
o VelaSCO, AICP, LEED AP *
Gary London
Diego ECONOMICS TASK LEAD
Nathan Moeder

PRINCIPAL ECONOMIST
Britt Palmberg, AICP
RICK)

ECONOMICANALYST
Spanish Interpreter
Carey Fernandes, AICP
Dudek)
Hannah Wong
Karen Van Ert PE

STRATEGIC ADVISOR
QA/QC
Brian Mooney, FAICP
Britt Palmberg, Keath FlintAICP

WATER RESOURCES/

INFRASTRUCTURE
Brendan Hastie, PE, LEED AP
Venkat Gummadl, PE, QSD/P, CPESC
Monique Chen, PE

MOBILITY TASK LEAD
Andrew Prescott, AICP

LEAD TRANSPORTATION PLANNER
Phuong Nguyen, PE

LEADTRAFFIC ENGINEER
Carey Fernandes, AICP

EIR TASK LEAD
Jennifer Sucha, AICP, LEED AP ND
Vanessa Currie
Jennifer Reed
Callie Amoaku
Danielle Berger, AICP
Adam Giacinto
Josh Saunders, AICP
Eric Schnlewind
Mark Storm, INCE

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KEY PERSONNEL
Below are brief descriptions of Key Personnel from the RICK Team detailing their experience. Resumes for each of the Key Personnel identified below are provided in the Appendix of this RFP response.

Brooke Peterson AICP
As Principal -in -Charge and Project Manager, Brooke will serve as primary point of contact responsible for overall project management including strategy, internal staff/subconsultant coordination, deliverable preparation, community outreach strategy, project schedule and budget adherence, and project delivery. With over 21 years of experience in community planning, transit -oriented development, land use -transportation integration, context sensitive development, community/stakeholder outreach, and facilitating issue resolution, she is skilled at managing large teams on a variety of projects.

Brian Mooney FAICP
Brian has over 40 years of experience in planning, public outreach, environmental analysis, research, and public policy development, which includes preparation, coordination, and completion of general and comprehensive plans. As Strategic Advisor, his focus is to identify key issues at an early stage, develop methodologies to analyze those issues, integrate stakeholders into the planning process, and create a sense of place with innovative designs.

Mimi Morisaki AICP
As Deputy Project Manager, Mimi Morisaki, AICP will provide detailed oversight and will be intimately involved in all project coordination and engaged in constant communication with City staff. Throughout her time at RICK, Mimi has supported Brooke and Brian with overall task and budget management, ensuring projects stay on time and within budget. Mimi has extensive experience in managing and producing long-range planning documents in addition to developing and implementing community outreach strategies.

Carey Fernandes AICP
Carey Fernandes is Dudek's CEQA/NEPA Practice Director with 27 years' planning -related experience specializing in the planning, environmental, and development industries Carey's diverse background of education and experience includes permit processing with local jurisdictions, coordination with public agency staff, preparation of CEQA and NEPA documents, project management, due diligence, and feasibility analysis. and general plan updates.

Diego VelasCo AICP, LEED AP
Diego Velasco is Principal and Founder of CityThinkers, an integrated and cross -disciplinary planning, urban design and research firm based in San Diego, California. With 20 years of experience in both urban planning and architecture, he maintains a comprehensive and interdisciplinary approach to design that makes him versatile and diverse in his skills. His work in urban design and architecture focuses on urban infill housing and mixed -use.

Monique Chen PE
A Principal at CRA, Monique brings 23 years of experience to the transportation industry, including both public and private sector clients. As a registered traffic engineer and experienced mobility planner, she has been responsible for project management on numerous projects ranging from general plans, master plans, specific plans, mobility studies, corridor studies, transportation impact analysis, operational and demand assessments to conceptual engineering.

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Our RICK Team includes the following subconsultant partners. Our Team are all highly -qualified and skilled leaders in their respective disciplines. Our Team is a strong collective partnership built upon close collaboration and successfully work together on numerous regionally -significant projects.

DUDEK
Carey Fernandes, AICP, will lead the Program El effort for this project. Dudek is a California -based environmental and engineering consulting firm with nationwide offices and more than 700 planners, scientists, civil engineers, contractors, and support staff. Dudek has been performing environmental services within the County of San Diego for more than four decades. They assist private and public clients on a range of projects that improve and evolve communities, infrastructure, and the natural environment. As a mid -sized firm, Dudek provides the personal service of project managers who stay with the project from start to finish, combined with the breadth and depth of capabilities characteristic of larger firms in order to meet the City's project requirements. Dudek will leverage their experience with the City of Vista, which dates back two decades, and most recently includes entitling and preparing environmental documents for private developments. Dudek's staff are empowered to be problem -solvers with the ability to make decisions in a timely fashion to keep project momentum moving forward.

CITYTHINKERS
Diego Velasco, AICP, LEED AP, of CityThinkers will provide Urban Design and Community Engagement services, for this project. CityThinkers is an integrated and multidisciplinary planning, urban design and research -based firm whose central mission is to build a better city. With thoughtful care and attention, they devote their energy, talents and passion to the communities that support them. They direct their best efforts toward achieving a quality built environment for people, and believe (above all) in making great places. They do this through research, by collaborating with the community, and with a passion for design that serves a public good. Based in San Diego, California and with 20 years of experience in the fields of planning and design, the firm's work ranges in scale and scope from General Plans, to Community Plans, Master Plans, Zoning Codes, Streetscape Design, Design Guidelines and Community Outreach. Their research and design expertise in urban, infill housing and mixed -use informs the planning practice and enriches each planning project with "real world true -testing" of bold ideas and visionary thinking. Driven by core values and design excellence, CityThinkers attracts like-minded partners who collaborate to deliver award -winning plans, designs and solutions'that make a lasting positive impact in our San Diego region.

LONDON MOEDER ADVISORS
Gary London of London Moeder Advisors (LMA) will lead the Economic Analysis and Strategies effort for this project.

The firm principals, Gary London and Nathan Moeder, combine for over 60 years of experience. They have analyzed, packaged and achieved capital for a wide variety of real estate projects. Clients who are actively pursuing, developing and investing in projects have regularly sought their advice and financial analysis capabilities. LMA's experience ranges from large scale, master planned communities to urban redevelopment projects, spanning all land uses and development issues of all sizes and types. These engagements have been undertaken principally throughout North America and Mexico. Services include:

Market Analysis;
Financial Feasibility Studies;
Fiscal Impact, Job Generation and Economic Multiplier Effect Reports; and, Investment studies for firms acquiring or disposing of real estate.

LMA also draws upon the experience of professional relationships in the development, legal services, financial placement fields as well as its own staff. With LMA's past experience throughout the County of San Diego, they understand that change will need to be targeted to meet contemporary employment and community needs. LMA has

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been involved in the process of identifying these land uses in other communities, including San Marcos, Chula Vista and the City of San Diego, in their recent work of updating their planning designations and aspirations.

CEO ASSOCIATES
CRA brings a fresh vision to transportation planning and engineering in Southern California. They are committed to planning transportation systems and identifying mobility improvements that create and support vibrant and sustainable communities. They provide a fully multimodal approach, building upon the multi -dimensional experiences of our staff, along with our dedication to serving the full range of client needs. They have delivered numerous active transportation plans and circulation elements to jurisdictions and communities across Southern California.

In their work, they show understanding of the quality -of -life and health benefits that are fostered by integrated transportation/land use planning, smart growth, and active mobility. Their experience and capabilities in these areas allow them to take on a wide range of transportation projects, bringing strong technical expertise combined with practical experience in a variety of environments and applications. Over the years, they have consistently demonstrated their expertise in conducting accurate analyses and evaluations, and in making the critical decisions required to move projects and plans forward with successful resolution of key issues. CRA has a wealth of knowledge and experience in the preparation of circulation/mobility elements and Bicycle & Pedestrian Master Plans in a variety of environments and jurisdictions of all sizes and, from as large as the County of San Diego (population of 487,000), to as small as the City of Solana Beach (population of 13,000). They bring fresh perspectives, incorporating state-of-the- art analysis tools and expertise related to mobility planning, design, and multimodal integration within the context of complete streets. mobility element documents that are CEQA compliant.

In addition to these, CR Associates has prepared dozens of specific plans, corridor plans, active transportation plans, pedestrian master plans, bicycle master plans, and safe routes to school plans in recent years.

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PROJECT EXPERIENCE SUMMARY
The following matrix provides an overview of the RICK Team's GPU experience. These projects included nearly identical services to those expected by the City. This project history demonstrates our ability to deliver high -quality services and our proven ability to provide the services required for the GPU. 1Aa
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PROJECT EXPERIENCE u x U U a '
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City of Murrieta - General Plan Update & Downtown Specific Plan County of San Diego - General Plan Update
County of San Diego- On -Call Planning Services
City of Oceanside - Morro Hills Village
City of San Marcos - On -Call Planning Services
Imperial County - General Plan Update
City of El Centro- General Plan Update, Service Area Plan, & Zoning Ordinance City of Escondido - East Valley Specific Plan
City of Riverside - Northside Specific Plan
City of Brawley - General Plan Update
City of Lake Elsinore- General Plan Update
City of Lemon Grove - Downtown Specific Plan & Form -Based Code City of Lafayette- Comprehensive Plan
City of La Mesa- Downtown Village Specific Plan
City of San Diego- Morena Corridor Specific Plan & EIR
City of West Carson- TOD Specific Plan & EIR
City of National City - Comprehensive General Plan Update, Zoning Code Update, Climate Action Plan, & EIR

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REFERENCES
As requested in the RFP, references for projects that are similar in scope are provided below. The projects are local — with similar conditions, scopes of work, project requirements, and project stakeholders to those anticipated on this City project. We encourage you to contact these clients to confirm our qualifications, quality of work, and ability to control cost and maintain schedule.

Client City of Murrieta
Project Name
Murrieta Downtown Specific Plan
General Plan Update
Contact Name Jarrett Ramaiya, City Planner
Phone Number (951) 304-2489
Contact Email [email protected]
Client County of San Diego
Project Name On -Call Advance Planning Services
Contact Name Eric Lardy, AICP, Principal Planner
formerly at County of San Diego)
Phone Number (760) 602-2712
Contact Email [email protected]
Client City of Riverside
Project Name Northside Specific Plan
Contact Name Dave Murray, Principal Planner
Phone Number (951) 826-5773
Contact Email [email protected]
Reference
Client City of San Diego - Planning Dept,
Project Name Morena Corridor Specific Plan
Laura Black, Assistant Director
Contact Name former Deputy Director - Long Range
Planning)
Phone Number 619) 691-5002
Contact Email [email protected]
Client City of Escondido
Project Name East Valley Specific Plan
Mike Strong, Assistant Director
Contact Name (former Director of Community
Development)
Phone Number (760) 602-4625
Contact Email [email protected]
t CLIENT TESTIMONIAL:

Just wanted to let you and the group know
what a great job RICK Community Planning did
to make the Murrieta Downtown Specific Plan
happen. It was very early on in the process that
it became clear to me that I was working with
a very professional team which would result in
a great final product, and we would meet the
expedited time frame, which we DID. I am so
glad to have been part of the team that made
this happen... Again... GREAT JOB!"
Paul Swancott, Senior Planner
City of Murrieta
CITY OF VISTA I c:Fly=. F !: _iI '-E E6'" _I,/ IJ', FC'I dF<%EI\':SPJ:Li F.tF.^..R— 02/24/2026 C6 68 of 170

Be PROJECT EXPERIENCE
The following project summaries represent consulting service assignments similar in type, location, and services to those we anticipate on this contract.

AWARD

WINNER '
a
CITY OF MURRIETA — GENERAL PLAN UPDATE & LOCATION
DOWNTOWN SPECIFIC PLAN Murrieta, CA
RICK's Planning + Design Division completed a comprehensive update to the CLIENT General Plan for the City of Murrieta. RICK updated the City's Climate Action City of Murrieta Plan, prepared a SEIR, and worked with City staff to promote Murrieta's vision to build upon the great quality of life it has as a safe and family -oriented CLIENT CONTACT community with top -ranked schools and recreational amenities. The plan Jarrett Ramaiya, City Planner aims to capitalize upon creation of a new four-year State University campus 951) 304-2489 to establish a regional employment destination for medical and technology [email protected] companies and to strengthen the City's status as a regional retail center. SERVICES Public Participation Program
Prior to preparing the General Plan Update, RICK completed the 350-acre General Plan Update Downtown Murrieta Specific Plan, a significant update to a plan developed Zoning Ordinance Update
in 2000 that had limited success in encouraging new development due to Environmental Documents restrictive development standards. It was developed around a series of Land Use Plan
Guiding Principles including the creation of a Cultural and Government Mobility Planning
Center, An Attractive Downtown, Historic Character and Pedestrian Activity, Infrastructure Analysis
Proactive Economic Development, Sustainable Development and Open Space Program IR
Preservation, Mobility Choices and Attractive Residential Neighborhoods with Groundwater Analysis Diverse Housing Options. The new Plan divides Downtown into four distinct neighborhoods with new development standards and design guidelines that encourage a more distinctive and intensive development program with an extensive public outreach program. These neighborhoods include: the Civic Center, with civic uses and areas for public private partnership with office buildings, museums and limited commercial; Washington Avenue which will serve as the City's main street and entertainment district; the Jefferson and Juniper areas that will have high density residential neighborhood designed around intersecting paseos; and the Creek Neighborhood which focuses on creating a linear park along Murrieta Creek with low density development.

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COUNTY OF SAN DIEGO GENERAL PLAN UPDATE
RICK's Planning + Design Division assisted San Diego County with an update to its General Plan. RICK acted as an extension of staff to complete the planning analysis on 21 study areas around the county involving potential increases in land use designations for residential, commercial, and industrial uses.

The analysis included a constraints and opportunities analysis related to land use compatibility, biology, geology, slopes, floodplain, visual resources, transportation, and General Plan Policy analysis.

The project required RICK staff to work closely with County staff in interpreting the analyses and in crafting the recommendations on whether to allow the potential development increases or alternative uses in various areas of the County. As part of the analysis, our team has completed conceptual land plans for key properties in unincorporated San Diego County to test a variety of development concepts. The work was completed in both a report and graphic format in order to be used in the community planning process to inform community members of key issues. The final phase of the work program was focused on preparing presentation materials for the Planning Commission and Board of Supervisors.

LOCATION
San Diego, CA
CLIENT
County of San Diego

CLIENT CONTACT
Eric Lardy, AICP, Principal Planner
formerly at County of San Diego)
760) 602-2712
[email protected]

SERVICES
General Plan Update
Land Use Analysis
Goals and Policies Analysis
CITY OF VISTA I = P,"EL,. DL-N UPDL-E K PROGR.L.P,/. EIS ROI,.M L IP P ,CT R-FOFT02/24/2026 C6 70 of 170

COUNTY OF SCAN DIEGO — ON -CALL A, DVA ICE LOCATION
PLANNING SEMCES San Diego, CA
RICK's Planning + Design Division continues to assist San Diego County with CLIENT day-to-day planning through two multi -year contracts for "on- call" planning County of San Diego services for the Advance Planning and Land Development Services Divisions, respectively. Responsibilities include the preparation and implementation CLIENT CONTP,CT of long-range plans and ordinances, including the completion of planning Eric Lardy, AICP, Principal Planner assignments for specific areas within the county and economic analysis formerly at County of San Diego) assignments associated with the review of various development proposals. 760) 602-2712 Assignments included processing various discretionary projects, such as site [email protected] plans, major use permits, rezoning, and parcels maps. As a supplement to discretionary processing, our staff is reviewing landscape plans for consistency SERVICES with County ordinances and crafting scoping and compliance letters. Technical Site Plans & Discretionary civil engineering reviews include grading and drainage plans, stormwater and Applications basin design, and hydraulics analysis. Zoning & Ordinance This work involves all aspects of discretionary project processing, project Amendments management coordination, communications between departments and 0 Project Compliance with CEQA the applicants, review of project application documents and plans, and NEPA preparation of all staff reports for management briefings and hearings. 0 Landscape Reviews & Compliance
Representative County projects include: Transportation Analysis & Design
Otay Ranch Resort Village 13, Master Agricultural Promotions Ordinance 0Infrastructure Analysis & Plan & EIR F Agriculture Grading Ordinance Design
Otay Ranch Village 14 & Planning Update and Programmatic EIR Surveying, Title Research & Areas 16/19, Master Plan & EIR Alpine Infrastructure Study Parcel Maps
Economic & Market Forecast
Valley Center Community Plan VMT analysis, modeling &land use Studies
Update scenarios evaluations
Design Guidelines &
c Weston Town Center Specific Plan & Anza Street Townhomes Tentative Community Updates
Site Plan Parcel Map 0 Community Outreach
c Purchase of Agricultural Conservation Otay 250 Market Study and Programs Easement (PACE) Update Assessment
e Organic Materials Ordinance Update
I IN to 141 CITY OF VISTA i GENERAL PLP,N 0PDATE & PR.OGI-' %4 ,I ENV IRONN EN TAB !MFAi CT REPORT 02/24/2026 C6 71 of 170

N
z
CITY OF OCEANSIDE — MORRO HILLS VILLA:G'E LOCATIONI
Morro Hills Village and Golf Course (Arrowood) is a 600-acre Richland Oceanside, CA Communities planned community in Oceanside's San Luis Rey Valley, with 1,000 single-family homes. Particular attention has been paid to preserving

CLI ENT
and enhancing natural resources of this live -play community, which provides Richland Communities
3161 Michelson Dr, Suite 425
comfortable commutes to both San Diego and Orange Counties. Sited ten Irvine, CA 92612 miles from the ocean with access to 1-5 and 1-15 via Highway 76, it has an 18- hole golf course, elementary school, community park, village center, trails and CLIENT CC)NI IAC T pedestrian paths. Nearly half of the acreage of the community is dedicated Nicholas Arthur, Land Development to open space usages. The project team understood that both offsite issues Project Manager and proper design of features on the project site needed to be addressed, The Landbourn Company Inc. including: 1140 Wall Street, #1092
Approximately 100 acres of open space was preserved as a natural La Jolla, CA 92038 landscape with recreated native wildlife habitat, including the riparian plant 858-354-8772 communities in creeks and drainage courses. Six -acres of wetland and coastal [email protected] sage habitat were restored and five other areas were designed for habitat creation onsite.

SERVICES
The site is a tributary to Pilgrim Creek and the San Luis Rey River. Innovative Community Outreach designs incorporated drainageway and water quality treatment solutions to 0Wildlife Preservation convey runoff during storm events, while providing pollutant removal. Civil Engineering Two onsite City water distribution lines required relocation. After construction of new re -aligned City water distribution lines, the project team and City engineers collaborated to switch to the new alignments with no disruption in service. A 69KV overhead power line was relocated out of the sensitive habitat.

For the water needs of the golf course and open spaces, the project team connected to the Fallbrook Sanitation District's reclaimed water outfall a mile offsite. This source allows for efficient water re -use, and is more cost effective than potable water. A pond for reclaimed, well, and City water, mixes them to proper ph levels for the golf course.

Historical downstream flooding in older City neighborhoods was mitigated by a detention basin to handle a 100-year storm event and detain flows.

Cost sharing and phasing of offsite roadway improvements contributed to added capacity needed to maintain roadway level of service.

I III ff" IN CITY OF VISTA } :El,:E=.=.. -_ r -E a. 'F'J F..N/ EIWRCJ;MEI-"'-_ P,,1,0-:' EEF; h- 02/24/2026 C6 72 of 170

CITY OF SAN 1.;ARCGS - CAN -CALL PLANNING

SERVICES
RICK's Planning + Design Division is currently providing as -needed extension of staff planning services to support the Development Services Department of the City of San Marcos. Over a three-year period, RICK has successfully completed a wide range of planning services on over 40 different projects, many of which include staff review/project processing of complex development applications involving specific plans, subdivisions, rezones, use permits and environmental review and input of all these projects' progress in the City's Project Trackit and Accounting Systems.

Other services have included updating the City's Subdivision Ordinance; revisions to the City Zoning Code, a review and update of all of the Department's discretionary permit approval templates; updating and organizing standard conditions that are applied to various land development projects; updating and simplifying application requirements and checklists for all discretionary permits; and providing recommendations to streamline construction document review processes. Throughout this engagement, RICK staff has demonstrated an ability to work effectively with minimum supervision by the City's Planning and Community Development management and staff.

LOCATION
San Marcos, CA
LIEN I
City of San Marcos

CLIENT CONTACT SERVICES
Dahvia Lynch, Director of Development Policy Review, Ordinance Reviews and Services, County of San Diego
formerly at the City of San Marcos)
858) 694-2960
[email protected]
Update, Site Plan Reviews, Director's
Permit Processing
ARDIMPERIAL COUNTY -GENERAL PLAIN UPDATE wlNNls
x.

Imperial County is a growing county with a population of 184,000 residents to the east of San Diego, and includes a wide range of land uses, from urban and suburban development to large areas of agricultural s;_ uses and a number of sensitive open space and environmental areas, It including the Salton Sea. This project included the updates to the County's Renewable Energy Element and the Conservation and Open Space Element of the General Plan document. The elements were updated to address the expansive growth in solar, geothermal, and renewable energy projects in r - Imperial County. RICK
led the preparation of the updated Baseline Analysis Report that addressed environmental constraints with a focus on natural and cultural resources. The elements were then updated to include a land use overlay system, limiting areas where renewable energy could be developed. In addition, RICK was the prime author of the elements and updated the County's Development Code. A special focus of the update pertained to the restoration of the Salton Sea with renewable energy projects. The planning effort involved bilingual outreach to the significant Latino community in Imperial County. Both elements of the General Plan received "Outstanding Environmental Planning" awards from the APA's San Diego chapter. LOCATION
CLIENT CONTACT SERVICES Imperial
County, CA Jim Minnick, Director, Planning & General Plan Update, Renewable CLIENT Development Services Energy, Community Outreach Imperial County (442)
265-1736 Environmental Analysis, Open Space jimminnick@co. imperial.ca.us CITY
OF VISTA I GENERAL PLAN UPDATE i; PROGRAM ENVIRONMENTAL IN/WACT REPORT 02/24/2026 C6 73 of 170

AVVARD
WINNER {

CITY OF FL CFNTRO - GENERAL PLAN UPDATE,

SERVICE AREA PLAN & ZONING ORDINANCE
Brian Mooney, FAICP, and his team, including Brooke Peterson, AICP, from both RICK Planning + Design Division and his previous firms, including Mooney Jones and Stokes and Mooney and Associates, have completed numerous comprehensive planning assignments, environmental studies and updates to the Zoning Ordinance for the City of El Centro in Imperial County. The City is the political and business center for the region and includes a population of 44,000.

The major business focus of the area is oriented towards agriculture, the El Centro Naval Air Facility, retail serving the border with Mexico and tourism. In all cases, Brian served as either the Principal -in -Charge or Project Manager.

The projects have included a comprehensive update the General Plan which won an APA Award from the San Diego Section for Outstanding Comprehensive Plan, numerous Specific Plans and associated Environmental Impact Reports and most recently an update the Service Area Plan which focuses of how the city will service its Sphere of Influence.

The Service Area Plan, completed in 2016, analyzed the City for its ability to service growth form a public services and facilities function for the next 20 years. The plan was required by the Local Agency Formation Commission to determine future annexations to the City.

LOCATION
El Centro, CA
CLIENT
City of El Centro
err: TC
4 V

CLIENT CONTACT
Norma Villicana, AICP, Director,
Community Development Department
760) 337-4508
[email protected]

SERVICES
General Plan Update, Zoning
Ordinance Update, Service Area Plan,
Environmental Studies
CITY OF ESCONDIDO - EAST VALLEY SPECIF11C PLAN
RICK Planning + Design Division is leading an inter -disciplinary team to complete the East Valley Specific Plan for the City of Escondido focused on revitalizing and reimagining 150 acres of underutilized residential and commercial land into a new mixed -use neighborhood. The Specific Plan is creating a comprehensive planning and zoning scheme for the area. The plan will focus on policies and implementation measures to ensure multi - modal connectivity and integration, transitional zones to separate the new neighborhood from existing commercial uses, and design guidelines to streamline permitting.

An important feature of the Specific Plan is its user-friendly format for community and developers. The document allows users to quickly find information, while providing succinct descriptive language. Additionally, public engagement is critical to the project. RICK has been responsible for providing a comprehensive public engagement program in the community amidst the tumultuous environment of the COVID-19 pandemic. RICK built on past outreach experience to shift to virtual outreach by employing virtual workshops and platform tools such as Zoom breakout rooms, real-time polling, and an interactive whiteboard feature to obtain substantive community input.

LOCATION
Escondido, CA
CLIENT
City of Escondido

CLIENT CONTACT
Mike Strong, Assistant Director
former Director of Community
Development Department)
760) 602-4625
[email protected]

SERVICES
Existing Conditions Analysis, Specific
Plan, Community Outreach
CITY OF VISTA I _ '' _ .'D; —E L rP.0 L _..1V 1•i I -— I %ice02/24/2026 C6 74 of 170

AWARD
WINNER WF"
A

CITY OF RIVERSIDE - NORTHSIDE SPECIFIC PLAN
RICK'S Planning + Design Division recently led an inter -disciplinary team of consultants to complete an Environmental Baseline Study, Specific Plan, and Program EIR for the City of Riverside's 1,400-acre Northside Specific Plan. The plan focuses on the revitalization of an existing golf course, incorporation of historic resources, and rethinking underutilized industrial designated lands and a new master plan for a ranch owned by the Riverside Public Utilities Commission. Special focus is on creating unique neighborhoods with an interlinked mobility system that utilizes active transportation in association with automobiles.

RICK led a series of community outreach opportunities and has engaged with numerous stakeholders in the area, including bilingual outreach to the significant Latino community. The final plan calls for a mixture of commercial uses, open space, and residential development to meet the significant demand for more housing in the Inland Empire. The Northside Plan outlines vision and design guidance for three main districts within this part of the City:
the Northside Village Center, a mixed -use district of residential and commercial uses that leverages adjacency to a major trail system and a new community park; the Main Street Corridor, which ties the revitalizing Downtown of Riverside with the nostalgic and historic Old US 395 corridor; and the Trujllo Adobe area, a neighborhood node that draws from the heritage of the historic Trujillo adobe home, one of the oldest buildings in the Inland Empire.

LOCATION
Riverside, CA
CLIENT
City of Riverside

CLIENT CONTACT SERVICES
Dave Murray, Principal Planner Specific Plan, Interjurisdictional 951) 826-5773 Coordination, Community Outreach,
[email protected] Environmental Analysis, Historic Preservation
CITY OF BRAVJLEY - GENERAL PLAN DRDJ;t_E
RICK reviewed technical reports and worked with internal staff, subconsultants, and City staff to update the General Plan and prepare environmental documents. One project success in preparing the comprehensive update was the creation of Downtown Overlay Districts DODs) to maximize area potential and allow a more compatible mix of civic, recreational, retail, office, light -industrial and residential uses.

The City's downtown is relatively distressed and heavily auto -oriented. To address this issue, three DODS were created, each with a different vision, focus, and intent. Our team learned that it was critical to create three DODs, as a result of the existing and unique challenges and opportunities in the downtown area. The DODs allow for densities and/or a combination of uses that would not otherwise be allowed by a single land use designation anywhere else in the City. In order to utilize higher densities and a greater variety of uses, developments must undergo a more rigorous discretionary review process and ensure an orderly and compatible pattern of growth, which may include the DOD vision, design guidelines and the programs listed in the General Plan. RICK successfully presented the final project and environmental documents to City Council for approval. Some key elements of the project included extensive citywide public participation program, an update of all general plan elements, an update to the City's zoning ordinance, and environmental documents.

LOCATION CLIENT CONTACT SERVICES
Brawley, CA Gordon Gaste, Planning Director Community Outreach, Bilingual 760) 344-8822 Community Outreach Program, General
CLIENT [email protected] Plan Update, Zoning Ordinance Update, City of Brawley Environmental Documents

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CITY OF LAKE ELSiNORE - (33ENERL PLAN UPDATE Prior
to joining RICK, Brooke Peterson was responsible for managing, revising and updating all elements of the City's General Plan. In addition to the mandatory General Plan elements, comprehensive Background Studies were prepared and new Community Plans were created for each unique community in the City to preserve and promote community identity.

Project challenges included responding to massive recent growth, cultivating a healthier downtown, and addressing development pressure in rural and topographically challenged areas. The
project involved an extensive, citywide public participation and visioning program to maximize citizen involvement in the update process, and development of an innovative land use plan and alternatives. A master environmental document for the update was prepared and processed. LOCATION CLIENT SERVICES Lake
Elsinore, CA City of Lake Elsinore Multi -faceted Outreach Program, 16 130 South Main Street Focused District Plans, Zoning Code/ Lake Elsinore, CA 92530 GPU Consistency Update, City -Wide Infrastructure Study CITY
OF LEMON GROVE - DOWNTOWN SP'ECIF[C PLAN &
FORM -BASED CODE The
RICK Team prepared a specific plan and form -based code for redeveloping the Downtown Special Treatment Area (STA), a four -quadrant area within historic Downtown Lemon Grove. The Downtown STA includes approximately 10-blocks containing a San Diego MTS Trolley station, City Hall and other municipal buildings, and the original business district oriented around the intersection of Lemon Grove Avenue and Broadway. Under direction of a five -member subcommittee and City staff, the project team gathered input at two public workshops. With this input and previous studies, the STA was divided into four districts and several alternative land use plans and development concepts were created for each. The Specific Plan includes design guidelines, custom zoning and development standards, and incentives to encourage property owners to implement their properties in conformance with the Specific Plan. The transit -oriented development program included densification of areas around the Trolley station while preserving a walkable, revitalized commercial district. The team updated the Specific Plan to expand the commercial corridor along Broadway and create a transit -oriented development within a 20-block area. Focus was on integrating a series of plazas and pedestrian -oriented urban pathways that incorporated public art. Additionally, the project expanded mixed -uses including restaurants, entertainment, office, and residential development. LOCATION CLIENT CONTACT SERVICES Lemon
Grove, CA Noah Alvey, Specific Plan, Form -Based Code, Community Development Director General Plan Conformance Analysis, CLIENTCity of Lemon Grove (619)
825-3812 CEQA Analysis, Environmental Review, Urban
Design Guidelines CITY
of VISTA I l•"1•.E"r_ _r'3 Ur r- : PCGP: I.' EI'J,''FC,',N EJ%TA F'E r:p.= 02/24/2026 C6 76 of 170

CITY OF LAFAYETTE - COMPREHENSIVE PLAN
The RICK Team is currently leading the creation of a new Comprehensive Plan (referred to as "Legacy Lafayette") for Lafayette, Colorado. Lafayette is nearing build -out, and the Comprehensive Plan is focused on how the community can guide development for older portions of the City and diversify the range of housing available to ensure sufficient housing is available for all generations and for people of different professions and backgrounds. The Plan effort involves significant public outreach, including 0 a Community Advisory Committee and outreach to various groups and constituencies in Lafayette.

RICK has developed a project website for the effort that includes bilingual components and is conducting outreach to the Latino community throughout the process. The project website includes online discussion forums, online surveys, and the full range of background information and project content. We have conducted outreach at community events and festivals throughout the community to go beyond traditional meetings and bring community outreach and public input efforts to the people of Lafayette, where they live, work, and play. Legacy Lafayette includes economic and housing analysis, fiscal analysis of the Comprehensive Plan, transportation planning, sustainability planning, land use planning, and integration of parks and open space planning concepts.

LOCATION
Lafayette, CO
CLIENT
City of Lafayette

CLIENT CONTACT SERVICES
Jana Easley, Senior Planner Community Outreach, Land Use 303) 661-1270 Planning, Economic Analysis, I lousing
[email protected] Analysis, Implementation
CITY OF LA Nff ESA i DOV"i NTOWN VILLAGE

SPECIFIC PLAID
Prior to joining RICK, Brooke Peterson, AICP, was responsible for preparing a comprehensive update to the City of La Mesa Downtown Village Specific Plan. The project intended to carry forward the vision of the recently adopted General Plan, and pave the way for improved economic vitality, increased safety and mobility, expanded housing and employment options, better serve community needs, and ensure that the downtown core remains a focal point for community traditions.

The project included a revision of the Specific Plan policies and programs and preparation of new design guidelines.

Key issues that were addressed include changes in local, state, and federal policy, economic development in the downtown, and particularly implementation of the recently adopted General Plan and other plans and programs.

The project also included comprehensive public outreach and preparation of opportunity site development concepts and pro forma analyses.

LOCATION CLIENT CONTACT SERVICES
La Mesa, CA Bill Chopyk, Acting Planning Manager, Hybrid Traditional/Form-Based Code, City of Lemon Grove (former La Mesa Specific Plan
CLI ENT Community Development Director)
City of La Mesa [email protected]
CITY OF VISTA I GENERAL PLAN UPDAT. E & PROGRAM ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 77 of 170

CITY OF SAN MEGO - MORENA CORRIDOR

SPECIFIC PLAN & EIR
This project is a 230-acre transit -oriented specific plan along Morena Boulevard in San Diego that facilitates reinvestment and development of a post -World War II suburban character neighborhood to support two future light rail stations. Prior to joining RICK, Brooke Peterson, AICP, managed the Specific Plan, which was the second phase of the process. When the first phase failed amid an explosion of opposition, Brooke's team was called in to start from scratch and prepare a refined planning and development plan for the project area.

The Specific Plan included site design concepts and illustratives, visual simulations, new development standards and design guidelines and an altogether new mobility network. The greatest challenges were easing the negative impressions made by poor planning concepts and products and navigating the sea of mistrust engendered during the first phase. Brooke managed an extensive public outreach program that included ample opportunities for community feedback and other public input. The project ultimately encompassed preparation of a specific plan with site design concepts and illustratives, visual simulations, new development standards and design guidelines, and an altogether new mobility network, as well as an EIR and supporting technical studies.

LOCATION
San Diego, CA
CLIENT
City of San Diego
u®. .

Xv
r{
r-T-

CLIENT CONTACT SERVICES
Laura Black, AICP, Assistant Director Community Planning, Urban Design, former Deputy Director— Long Range Economic Analysis, Environmental Planning) Analysis, Community Outreach
619) 691-5002

CITY OF WEST CARSON - TOD SPECIFIC PLAN
EIR
Prior to joining RICK, Brooke Peterson, AICP, served as Project Manager for the County of Los Angeles to develop a 418-acre specific plan that would revitalize the unincorporated West Carson community through improved access to transit, housing, and jobs and a healthier and safer environment for walking and biking. The Carson Street corridor is a crowded hub of activity -a high traffic thoroughfare between Interstate 110 and surrounding communities and the Harbor UCLA Medical Center; a main rapid -transit corridor, and a busy pedestrian route. These factors, as well as vacant and underutilized land, make West Carson an ideal candidate for transit -oriented development opportunities. The specific plan effort will identify opportunity sites and test the financial feasibility of different development scenarios. It will develop strategies to attract community reinvestment, create a sense of identity, and connect uses and neighborhoods. The specific plan document will contain standards for zoning and land use, a mobility strategy, urban design guidelines, a capital improvement plan, and an implementation strategy for the TOD area. Current and future residents, commuters, and visitors will take better advantage of existing transportation infrastructure and mobility enhancements. Residents, county agencies, neighboring cities, and many stakeholders are working together to guide transit -oriented development and create a distinct identity for the West Carson community.

LOCATION CLIENT SERVICES
West Carson, CA City of West Carson Land Use Planning, TOD Station 701 E Carson Street, Planning, Specific Plan, Market Analysis, Carson, CA 90745 Infrastructure Analysis, Mobility,
Design Guidelines, Implementation and
Financing, EIR
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Cf 1 Y O f ff R, E E`E, c IT`e r 2f i`EPRE1-EEsNiSIVE
r
GENERAL PLAN UPDATED 8. P
Prior to joining RICK, Brooke Peterson, AICP, was a key member of the 1 team that updated the City of National City's General Plan and Land Use Code. Key issues addressed by the project included a severe need for redevelopment; environmental justice; economic development and investment; adaptive reuse of aging industrial sites; and adequate y -
v
recreational opportunities. Brooke's team provided a third -party review of the draft general plan, prepared a comprehensive zoning code update including the development of new mixed use zones, prepared a comprehensive Program/Project EIR to evaluate potential environmental impacts of the adoption of the General Plan, Land Use Code Update, Climate Action Plan, and streamlining for five development projects.

The team also prepared a Climate Action Plan (CAP), which included a comprehensive strategy to both reduce greenhouse gases and make National City a more sustainable community in general. The CAP included strategies related to energy use, transportation, land use, solid waste management, air quality, public health, water conservation, economic development, agriculture, and open space protection.

LOCATION
National City, CA

LOCATION
Carlsbad, CA
CLI ENT `;ERVICFS
City of National City Land Use, Policy Analysis, Circulation, 1243 NaLiundl Cily BUUIeVd1J Cunservation/Open Space, Safety, National City, CA 91950 Noise, Air Quality, Urban Design, CEQA Compliance, Infrastructure, Zoning
C[TY OF CARLSBAD E[ERAC ,r
1, - : ' I:t.

PLAN t. PDATF FIE,
I: ..

Dudek served on a planning team to assist the process of a General Plan Update for the City of Carlsbad. They prepared working papers that served as a foundation for updating the goals, policies, and programs in the open space and natural environment, history, arts, and cultural resources elements of the City's General Plan. The Dudek team also provided direction regarding potential environmental constraints for the formulation of land use alternatives in accordance with CEQA requirements and worked closely with the planning team on policy development.

CLIENT
City of Carlsbad
1635 Faraday Ave
Carlsbad, CA 92008

CLIENT CONTACT
Don Neu, City Planner
760) 602-4601
[email protected]
CITY OF VISTA I GENERAL PLALN UPDATE & PROGF,,- A EN%!RONIv4E:J TAL IIN/Pl-CT REPORT 02/24/2026 C6 79 of 170

i
r ! C.
fr
rA
CITE' OF SACRitl'V ENTO - 2040 1) U D E

GENERAL PLAN MASTER EIR
Dudek is a subconsultant to Dyett & Bhatia to prepare an update to the City's 2035 General Plan Master EIR and Technical Background Report.

The Master EIR will evaluate changes to the City's 2035 General Plan goals and policies and updates to the Climate Action Plan. Key issues included transportation, greenhouse gas emissions, noise, and public utilities. The Draft General Plan and Master EIR are anticipated to be released for public review in 2021.

LOCATION CLIENT
Sacramento, CA City of Sacramento, Subconsultant to
Dyett & Bhatia
1330 Broadway, Suite 604
Oakland, California 94612

CLIENT CONTACT
Rajeev Bhatia, Partner and President
Dyett & Bhatia
415) 956-4300
[email protected]
COUNTY OF LOS ANGELES - n Ll n F IC

HOUSING ELEMENT UPDATE EIR
Dudek prepared the countywide update to the Housing Element of the General Plan for the 2021-2029 planning period. The Housing Element serves as a policy guide to address the comprehensive housing needs of the unincorporated areas of Los Angeles County. The primary focus of the Housing Element is to ensure decent, safe, sanitary, and affordable housing for current and future residents —including those with special needs —of the unincorporated areas. The Program EIR analyzes potential impacts relative to the associated rezone program and other aspects of the Housing Element Update to address issues such as traffic, air quality, GHG emissions, noise, land use compatibility, and fire hazards.

LOCATION
Los Angeles, CA

CLI EN T
County of Los Angeles

CLIENT CONTACT
Connie Chung, HR&A Advisors
646) 545-6248
[email protected]
CITY OF VISTA I -,-:ENLFfiL Pi_,.N UFD-ITE & PROGF;,4fVi EN'ViFONNIENT.=.L IMF:U: REPORT02/24/2026 C6 80 of 170

y CITY C:. F EL CAJON -- FOCUSED
GENL.AL PLAN UPDATE
MITIGATED NEGATIVE DECLAR:'•. ICON
Dudek prepared the City of El Cajon Safety and Environmental Justice Elements that provide a succinct assessment of the natural hazards, climate change effects, and public health issues facing the City and provide r
specific and actionable policy that addresses safety needs community - wide, as well as policies specific to the disadvantaged communities. r' Dudek prepared a Mitigated Negative Declaration for the Housing, Safety, W_
and Environmental Justice Element updates. Dudek finished the project successfully, receiving unanimous approval at City Council on July 27, 2021, demonstrating the team's knowledge of the City and how it operates.

LOCATION CLIENT
El Cajon, CA City of El Cajon
200 Civic Center Way
El Cajon, California 92020

CLIENT CONTACT
Tony Schute, Director of Community
Development
619) 441-1776
[email protected]

CITE' OF VISTA - VISTA SPORTS D U E K
PARK
Dudek oversaw the installation of an irrigation supply well in fractured granitic rock to provide a local source of supply water for the City of Vista's new sports park. In addition to overseeing the drilling and construction of the well, Dudek performed aquifer testing and water quality sampling to evaluate potential well performance and applicability for irrigation purposes.

LOCATION CLIENT CLIENT CONTACT
Vista, CA City of Vista, Alisa Vialpando, PE,
Subconsultant to Hunsaker &'Associates Hunsaker & Associates 9707 Waples Street, (858) 558-4500
San Diego, California 92121 [email protected]
CITY OF VISTA I GENERAL FLAN UPDATE & PROGPAM ENVIRONMENTAL IMIPAIT REPORT 0 02/24/2026 C6 81 of 170

ORION PACIFIC VISTA DUDEK
Dudek prepared a series of technical studies and environmental impact report for the Orion Pacific Vista project in the City of Vista. The project included 305 multi -family units with a total of 141,070 sf, as well as common outdoor space, a leasing office, a fitness center, pool and spa.

Off -site improvements involved roadway improvements, curb, gutter and sidewalk, additional driveway, storm drain, and utilities. The project issues were related to biological resources, traffic and construction related air quality and noise.

LOCATION CLIENT
Vista, CA LLJ Orion Pacific Vista, LLC
4425 Bayard Street, Suite 122
San Diego, California 92109

CLIENT CONTACT
Jeremy Meredith, Managing Partner
619) 814-1400
[email protected]

CITY OF SAN DIEGO -
CLAIREI1l ONT COMMUNITY PLAN
Starting in the Summer of 2018, Diego led a series of workshops orf,„ ' = " training sessions" with community stakeholders focused on the public J ,
f realm, place making, and building design. This led. to the development of 3D visualizations and massing studies that defined a vision for development around the key centers and nodes of the community. In addition, Diego contributed visuals of over 30 placetypes for incorporation into an online engagement exercise that helped the City develop three viable land use alternatives. With CityThinkers, Diego will continue with the project and assist city staff in drafting the urban design element of the plan. Project Features included:

Production of urban design placetypes intended to demonstrate how TODs can be integrated conceptually within older lower -density multi -family corridors and commercial centers and nodes.

Illustrations of how design and architecture help shape spaces and places for walkability and compatibility within an existing suburban community.

Community outreach to the local planning group in a series of design "training" sessions focused on public realm, placemaking and building design.

LOCATION CLIENT CONTACT SERVICES
San Diego, CA Marlon Pangilinan, Senior Planner Urban Design Placetypes, 619) 235-5293 Community Outreach
CLIENT
[email protected]
City of San Diego
CITY OF VISTA IGENE.--. _ h UPPED - R Pr EI `;r' / - _ 11% — PCEa. ,Iv ' nGb;l',Ei. iF RFC F,_ 02/24/2026 C6 82 of 170

LOCATION
San Diego, CA
CLIENT
City of San Diego
Mobility Department
I
OiO

TRANSIT ORIENTED

LOCATION
National City, CA
CLIENT
City of National City
CITY OF SAN DIEGO - MORENA t hinkers

CORRIDOR SPECIFIC PLAN & EIR
While at another firm, Diego Velasco, AICP, LEED AP, produced 3D visualizations for the Morena Corridor Specific Plan and worked alongside Brooke Peterson, AICP and CRA throughout the project process. The visualizations showcased the potential buildout of higher density and mixed -use at the transit stations along the corridor. The graphics also factored in Complete Streets concepts and provided perspectives for height and view impacts, which were of critical concern to the surrounding neighborhood.

CLIENT CONTACT SERVICES
Michael Prinz, Senior Planner Urban Design, 3D Imagery
City of San Diego
[email protected]
CITY OF NATIONAL CITY - 24TH Ck/thlnkers

STREET TRANSIT ORIENTED

DEVELOPMENT OVERLAY
CityThinkers supported City staff with the 24th Street Transit Oriented Development Overlay. Development prototypes and site design of the station area were included in this project effort along with graphic renderings that were used to visualize the higher density and mixed use at the transit station.

CLIENT CONTACT
Martin Reeder,
Principal Planner
City of National City
[email protected]

SERVICES
Urban Design Graphic Renderings

CITY OF VISTA I GENERAL PLAN UPDATE & PROGRAM ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 83 of 170

CITY OF S N EOA COS - Ck/thinkers
DISCOVER` VILLAGE SOUTH
The Discovery Village South Specific Plan provides for a new residential neighborhood on 40 vacant acres of the former Scripps Health Care Campus Specific Plan. Aligned with planned roadways into the University and Creek Districts, the plan calls for up to 230 homes in a pedestrian friendly, inviting and attractive living environment with a unique sense of place and a strong network of open space connections, trails, parks and amenities that complement the surrounding community. Pursuant to California Government Code Sections 65450-54, the plan includes a land use chapter, circulation and open space chapter, environmental analysis and zoning standards that govern the development of the area. Diego Velasco, AICP, LEED AP, was the project lead, land use planner, and designer for the specific plan and zoning code.

LOCATION
San Marcos, CA
CLIENT
H. G. Fenton

CLIENT CONTACT
Dave Gatzke,
Senior Director of Development
619) 400-1020
[email protected]

SERVICES
Land Use Planning, Zoning,
Urban Design
ADDITIONAL CGTYTHINKERS PROJECTS G'4y/thinkers
City of San Diego - College Area Community Plan
E Update
iC1
rLA CityThinkers supported the City of San Diego with the College Area Community Plan Update. CityThinkers produced a comprehensive report that analyzed Nt' existing building types in the community and tested potential development types and place types against an economic analysis. CityThinkers also assisted City staff COLLEGEAREA in illustrating land use scenarios through the use of concept site plans and 3D renderings.

City
of San Diego - University Community Plan Update CityThinkers supported the City of San Diego with the University Community Plan Update. CityThinkers assisted City staff in illustrating land use scenarios UNIVERSITYthroughtheuseofconceptsiteplansand3Drenderings. CityThinkers also led Community Plan Update and planned community group meetings, assisted in the development of an online engagement survey, and hosted additional pop-up events. Graphic support was also provided for the Urban design Concept Map and associated description. Additionally, CityThinkers produced policies, regulations, and graphics for the Urban Design Element. CITY
0F VISTA I S -N Pt.i'•: PD' c F.; , 1,% r . F I r,;iG_- hc, ,- i- nFD _pT02/24/2026 C6 84 of 170

CITY OF SAN DIEGO — COLLEGE Condon moedeF
AREA COMMUNITY PLAN UPDATEe1ii
LIMA completed a comprehensive market analysis to evaluate the long- term development opportunity for the College Area Community Planning PLANr Area in San Diego, CA. The area consists of approximately 1,969 acres surrounding and including the San Diego State University ("SDSU") COLLEGE AREA campus. Approximately 63% of the developable land is devoted to single- family residential use. The development opportunities which LIMA has analyzed include a mix of residential housing products and supporting commercial, which will be achieved as market and development opportunities evolve.

LOCATION CLIENT CONTACT SERVICES
San Diego, CA Tait Galloway, Principal Planner Market Analysis CLIENT
City of San Diego Planning Department
619) 533-4550
City of San Diego [email protected]
CITY OF SAN DIEGO — MISSION london moeder
f MISSION VALLEY & KEARNY MESA

VALLEY LIMA

PLAN UPDATE
LMA conducted various financial analyses in each planning community of Mission Valley and Kearny Mesa. They determined how current and proposed regulations affect residential development projects. For each planning area they prepared three conceptual development proformas that evaluated project feasibility. LIMA incorporated assumptions of K E A R N Y MESA various fees, costs and inclusionary housing provided by planning staff. 0- — -0
The purpose of the models was to detail how these factors impactCONNECTED development feasibility.

LOCATION CLIENT CONTACT SERVICES
San Diego, CA Nancy Graham, Development Project Market Analysis Manager, Community
CLIENT
Planning & Implementation
City of San Diego 619) 236-6891
[email protected]
CITY OF VISTA I GENERAL PLAN UPDATE & PROGRAM ENV. RONIAENTAL IMPACT REPORT 02/24/2026 C6 85 of 170

CITYSANMARCOSCREEOF E PLAN UPDATE
Condon ITloedef
u.c: oiler _ ro e =
Conducted Market & Feasibility Analysis to stress test the existing plan for this potentially urbanizing center within the City. The analysis examined the compatibility of the existing plan for this area with what was realistically developable from both a market and financial feasibility prospective. The analysis resulted in a significant revision of the plan in terms of density, mix of uses, phasing and infrastructure planning to make the plan more congruent with development realities, and has resulted in catalyzing development plans for the area.

LOCATION CLIENT CONTACT SERVICES
San Marcos, CA Jack Griffin, City Manager Market Analysis CLIENT
[email protected]
City of San Marcos
CITY OF SOLANA BEACH, — GENERAL C RPLANUPDATEANDEiR
CRA served as the transportation planning consultant0Q ] a for developing the City's Circulation Element as part of the General Plan i Update. As part of this effort, CRA developed a new roadway typology a 1b
to express the City's balanced approach to roadway design, including Multi -Modal Boulevards, Community Connectors, Bicycle Boulevards, see Pedestrian Corridors, and Class I Multi -Use Paths. CRA conducted citywide MMLOS assessments under existing and future conditions, as well as made recommendations on broader multi -modal performance measures that the city could track over time.

CRA also assisted the City in developing a methodology to remove roadway and intersection LOS thresholds as an impact standard. The City of Solana Beach is one of the first jurisdictions in the state to remove LOS thresholds as an impact standard. The GPU was adopted in December of 2014. CRA was later selected to prepare the region's first Comprehensive Active Transportation Strategy (CATS) for the City and this Plan was adopted in late 2015.

LOCATION CLIENT CONTACT SERVICES
Solana Beach, CA Mo Sammak Circulation Element, Roadway Analysis CLIENT Public Works Director/City Engineer and Design, LOS Analysis 858) 720-2470
City of Solana Beach
[email protected]
CITY OF VISTA I GENEF:z _ °L-.N 1JFD4-E s PFC6Fi=!',r FN\-P)NVEN[.A F'_POF),T _002/24/2026 C6 86 of 170

Asia a >
CITY OF OCEANSIDE — GENERAL PLAN C RUPDATEANDEIR
CRA is leading the development of the Mobility Element
and Smart Sustainable Corridor planning for the Oceanside General Plan Update. The Mobility Element seeks to enhance multimodal mobility and safety throughout the City. CRA is participating in ongoing virtual community outreach methods to inform and engage members of the public, including support through virtual presentations, virtual workshops, and online project surveys. An SB 743 compliant traffic analysis will be performed for a base year, no -project, and three alternatives. This effort will result in determinations of total VMT, VMT per resident, and VMT per employee for all five scenarios to inform stakeholders in their selection of the preferred alternative.

LOCATION
Oceanside, CA
CLIENT
City of Oceanside

CLIENT CONTACT
Russ Cunningham
Principal Planner
760) 435-3525
[email protected]

SERVICES
Mobility Element, VMT Analysis,
Community Outreach
CITY OF SAN DIEGO — DOWNTOWN C#RSANDIEGOMOBILITYPLANAND [:SIR CRA led the Downtown San Diego Mobility Plan which
establishes a multimodal network and supporting policies intended to improve overall mobility throughout Downtown San Diego. An interconnected system of cycle tracks (9-miles) and greenways/linear parkways (5-miles) are the centerpiece of the plan. The resulting network is transformative for downtown community members and visitors by providing desirable connections between public parks, main shopping areas, entertainment, the waterfront, surrounding communities, and the regional transportation network such as Interstate 5 and State Route 163. The plan recommendations were based upon extensive community outreach, including business and resident surveys, visual preferences surveys, guided walking and biking tours, stakeholder working groups, and community meetings.

This was the first Plan in our region that showcased travel mode share under baseline and planned conditions and demonstrated how implementation of the Plan will assist to achieve the City of San Diego's Climate Action Plan targets. This CRA-led plan was unanimously approved by the San Diego City Council in July 2016 and went on to win multiple planning project awards from WTS, Circulate San Diego, AEP, and ITE.

LOCATION CLIENT CONTACT SERVICES
San Diego, CA Brad Richter Mobility Analysis, Mobility Goals and Assistant Vice President Policies, TDM Measures
CLIENT (619) 944-3316
City of San Diego [email protected]
formerly Civic San Diego)
CITY of VISTA I GENERAL PLAN UPDATE & PROGRAfUi ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 87 of 170

AWARD ' CITY OF SAN C'iEGO - ['.'I''::SION VALLEY C iR, WINNER ,' MISSION COMMUNITY PLAN UPL_'. i E AN® EIR VALLEY CRA prepared the Mobility Element, Mobility Technical Report, and Traffic Impact Study in support of the Mission Valley Community Plan Update. The planned mobility system consists of pedestrian and bicycle facilities, transit routes and stops (bus and light -rail), and roadways, as well as innovate mobility features such as a potential aerial tramway, as well as demand -responsive community circulators. Each mode of transportation is addressed throughout the report, in addition to the methodologies used to analyze each mode. An SB 743 compliant traffic analysis was performed as part of the Mobility Technical Report, documenting mode share per capita under existing, no project, and project alternatives.

The Mission Valley Community Plan Update is the winner of this year's APA Comprehensive Plan (Large Jurisdiction) at both local- and state -level!

LOCATION CLIENT CONTACT
San Diego,CA Nancy Graham, Development Project
CLIENT
Manager, Community Planning &
City of San Diego
Implementation
619)236-6891
[email protected]

SERVICES
Mobility Element, Mobility Technical
Report, Traffic Impact Study
CITY OF VISTA I GENEPAI, P_LI1 UFDj TE S 'F:GGF P EN`, PEF,'jRT02/24/2026 C6 88 of 170

This section describes the scope of services to be completed by the RICK Team for the City's General Plan Update and EIR. We have prepared a comprehensive scope that emphasizes key components of our approach to this project.

We are flexible regarding the proposed scope of work and will work with you to prepare a more detailed scope when we enter into a contract. We also recognize that it may be necessary to alter certain aspects of the scope, such as outreach, as the project progresses, and we would be happy to work with you to ensure the successful completion of the project.

PHASE 01 - LAUNCHING THE PROJECT
Task 1.0 - Project Management
Strong project management will be a cornerstone
of RICK's approach and crucial to successful, timely
completion of the expedited preparation of the Vista
General Plan Update and Program EIR by late winter
2024. The RICK Team recognizes that we will serve as
an extension of the City's own staff and that the City
is seekilig a team Lhal is corrinlitled to an iterative and collaborative approach.

Our Principal -in -Charge and Project Manager, Brooke Peterson, will be responsible for detailed oversight, strategic guidance, close coordination on key components, detailed review of deliverables, budget and scheduling tracking, and management of all project team members. She will maintain close involvement throughout the project. As Deputy Project Manager, Mimi Morisaki will be the key point -of -contact and responsible for day-to-day management of project team members, including staff and subconcultantc, and completion of all project deliverable. She will provide detailed oversight and will be intimately involved in all project coordination and engaged in constant communication with City staff. RICK is committed to ensuring that the City's needs are addressed promptly and effectively, issues are addressed quickly, and products are delivered on time and of the highest quality.

Our project team also includes one of our most experienced community planning principals, Brian Mooney, FAICP, to serve as Strategic Advisor providing strategic insight and guidance and keen QA/QC review on key deliverables. Carey Fernandes with Dudek will provide key environmental strategy and serve as EIR Task Lead.

1.1 Project Initiation and Kick -Off Meeting
Following execution of a contract, the RICK Team will attend a kick-off meeting with City staff to accomplish the following:

Review and discuss the overall format and organization of the General Plan Update and associated work products; Establish roles and responsibilities for City staff and the RICK Team in preparing the General Plan Update, associated CEQA documentation, and public outreach efforts;
Determine a schedule for work products and a review process, and verify planning area and community boundaries; and, Tour the RICK Team through the City to highlight issues important to the City Council and the community.

Following the kickoff meeting, the RICK Team will work with City staff to confirm the overall work program and refine the project schedule. This will include any refinements to the scope of work, a detailed project schedule, final roles and responsibilities, billing procedures, and lines of communication.

CITY OF VISTA I GENERAL PLAN UPDATE & PROGRAM E14VIRONMENTAL IMPACT REPORT 02/24/2026 C6 89 of 170

Deliverables:

Kick-off meeting agenda and notes
Final work program and project schedule

1.2 Client/Project Team Meetings
The RICK project team will schedule and attend virtual coordination meetings, and in -person as needed, to discuss anticipated work, decisions and action items, activities, project issues, and deliverables to ensure progress occurs according to the established schedule and budget. In our experience, the best strategy for maintaining continuity and consistent communications is a bi-weekly meeting between the City, Brooke Peterson, and Mimi Morisaki from RICK.

This allows us to proactively address issues and will facilitate our team working as a virtual extension of City staff.

Additional team members would attend and participate, as necessary, according to project activities and product deliverables. Our scope assumes up to 20 in -person meetings, most of which we assume will be conducted digitally via video conference. Meeting agendas and notes will be provided for each bi-weekly meeting.

Deliverables:

Bi-weekly meetings, including meeting agendas and notes

1.3 Budget and Schedule
RICK is committed to staying within budget and on schedule. Based on our experience on projects of this magnitude, maintaining the schedule requires, most importantly, highly organized project management, as well as keen anticipation of issues and proactive and nimble resolution. The proposed RICK schedule carefully considers interrelatedness and efficiencies and tasks that can be done concurrently in order to move the project forward, consistent with the City's priorities, as quickly as possible. We will complete the project ahead of schedule, if at all possible. In addition, we will develop a further detailed project schedule that ensures sustained staff involvement in the process, allows for meaningful public participation, allocates sufficient opportunity for information and status updates to staff and decision makers, and provides adequate time for staff and the project team to respond to data requests and review products. We will maintain an up-to-date schedule throughout the project to ensure that staff is apprised of project status and all team members are aware of upcoming meetings and product due dates. A current Microsoft Project schedule as well as Deltek budget status will be available at City staff request at any time.

Deliverables:

Microsoft Project (MS Project) schedule updates
Monthly invoice

1.4 QA/QC Procedures
RICK is committed to delivering the highest quality documents. The first step in maintaining a high standard is effective workload management. In addition, maintaining an up-to-date schedule, we will anticipate work tasks and deliverable due dates with sufficient time built in to prepare quality products. All documents will go through a rigorous editing and word formatting process and then Brian Mooney, one of our most experienced community planning principals, will provide final QA/QC review on all key deliverables.

Deiiverables review and editing
PHASE ®2
Task 2.0 - Exi
The RICK Team i.
off meeting with
Report). Based
project processE
and opportuniti(
characteristics fi
02/24/2026 C6 90 of 170

the Existing Conditions Background Report is to provide an overview of conditions and characteristics within the City (both city limits and sphere of influence (Sol)) and document potential opportunities and constraints from an objective, expert perspective in order to set the stage for development of land use alternatives and policy as well as inform the implementation recommendations for the 2050 General Plan Update (GPU).

In particular, the following topics will be discussed in the Report:

Present conditions, including the current market conditions, mobility, land use/social equity, environment, and public services; and
Future opportunities and constraints that will lay the groundwork for policy development.

The RICK Team will conduct the research and data collection for the City as a whole in this task. Our experience on similar efforts has shown that it is most efficient to collect the data citywide at one time —this ensures the integrity and consistency of the data. Piecemeal data collection — particularly related to traffic counts — can result in inconsistent or conflicting information.

The RICK Team will review the data provided by City staff and special districts to assess its accuracy and usefulness. We will also identify any additional research, data, analysis, or associated information necessary to complete the Report and associated analysis.

The RICK Team will prepare a final Existing Conditions Background Report incorporating all input from City staff and the Technical Advisory Committee (TAC),and assist staff in presenting the Report to the TAC, Planning Commission, and City Council.

2.1 Land Use/Social Equity Analysis
The RICK Team will conduct a thorough analysis of existing land use and social equity conditions in Vista. The analysis will include the following:

Summary analysis of OPR's General Plan Guidelines, Senate Bill 379, Senate Bill 743, recent housing legislation, and other state policies and regulations pertinent to the project;
Inventory of vacant and underutilized employment land;
Existing land uses and estimates of existing development in Vista; Current General Plan land use designations;
Relevant planning boundaries (e. g., General Plan Area Boundary, Sol, and other unincorporated areas, as identified by the City); Current jobs/housing balance;
Major approved and anticipated private development projects and associated development capacities;
Public improvement projects planned or underway;
Vacant, underutilized, and blighted properties;
Agricultural and open space resources;
Relevant land use planning documents;
Analysis of constraints to redevelopment/repurposing of underutilized; Employment land;
Assessment of the fiscal impacts of draft land use policies; Assessment of infrastructure needs in smart growth corridors; Assessment of potential funding sources for infrastructure improvements in smart growth corridors; Assessment of potential environmental justice issues and remedies, consistent with Senate Bill 1000; Assessment of community health, utilizing California Department of Public Health (CDPH) Healthy Communities Data and Indicators and/or a similar framework; and,
Assessment of potential neighborhood protection policies and zoning regulations intended to address impacts to existing neighborhoods that are not intended to accommodate future projected development needs.

CITY OF VISTA I GENERAL PLAN UPDATE 4 PROGRAM ENVIRONMENTAL IIAP.ACT REPORT 02/24/2026 C6 91 of 170

Further, as a component of the land use analysis, through research and document review, field study and observation, and particularly through community outreach, RICK will document and define the character and identity of the many distinct Vista neighborhoods and nodes of activity. This will include a brief description of Vista's history and its urban design characteristics, neighborhoods, landmarks, gateways, scenic vistas, and public art.

RICK will conduct a windshield survey of the General Plan and SOI area to identify potentially important buildings, structures, and districts that might not have been identified previously.

Deliverables:

Comprehensive data needs list
Land Use/Social Equity Analysis section for inclusion into the Administrative Draft and Final Draft Existing Conditions Background Report (digital copy PDF format)

2. 2 Market Analysis
The RICK Team understands a key component of this project will be the evaluation of the City's current market conditions by conducting independent supply and demand analyses for the major, prospective land use elements. The purpose of this analysis is to establish a baseline understanding of the market potential, which is critical to an informed strategic decision of how to refine and inform the plan. We will start with a high-level market overview including a review of key demographic and real estate market factors for the community.

We also understand that the City has a keen interest in learning more about the commercial retail market, industrial land uses, and specific plan areas. Our team is uniquely equipped with an in-house economist and certified planner, Britt Palmberg, who will provide the expertise the City is looking for, in collaboration with our subconsultant London Moeder Associates.

Our focus will be to determine how much and what type of demand can be supported in this market and make strategic concept, pricing, and marketing recommendations. We will achieve a high level of detail to address the residential issues that we discussed relative to location, number of units, mix of housing choices, pricing, amenities, etc.

The RICK Team will conduct a comprehensive analysis of the factors of demand that determine overall market support. This analysis will determine current demand by analyzing critical demographic information, growth data, market share analysis, etc.

Our focus will mainly be on demand that will be generated for residential uses, with consideration for demand generation for commercial or compatible services. We will draw from on -the -ground research, and a range of qualitative and quantitative sources. Our quantitative data will draw from the ESRI database, US Census, Costar real estate database, and other databases provided by local real estate contacts. In addition, we will leverage data including sales tax and property tax data, and any other economic reports, provided by the City and other government agencies. We will draw from qualitative information gleaned from discussions with local real estate brokers, developers, business owners, neighborhood and community representatives, and other stakeholders in the key commercial retail market, industrial, and specific plan areas.

Further, we will prepare Supply and Reconciliation of Supply and Demand Analyses. We will identify and evaluate existing, under construction and proposed projects. This will include any projects within the competitive market area. We will prepare an analysis and tables identifying comparable projects with detailed information relating to developers, the buyer and tenants, mix, sales price, lease rates, absorption, amenities, etc. The supply and demand analyses will then be melded to determine gaps or opportunities in the market. We will particularly focus on the area of housing types which might present housing opportunities.

Among the conclusions we can draw from this analysis are to:

CITY OF VISTA I GENIER4L PLAN UPNL'E s PROGRAM Eh1V1FC1Nf\AE1\'T4L il',`PL-T REPORT02/24/2026 C6 92 of 170

Determine which mix of product within the land uses are best suited for this neighborhood, given the market opportunities.

Identify preferred consumer and target markets.

Establish expected market absorption.

Establish an expected capture rate.

Determine a pricing strategy for the candidate development opportunities.

Drawing from the takeaways of these analyses of existing market and economic conditions, we will complete market forecasts to determine the anticipated growth of different land uses in key commercial retail market, industrial, and specific plan areas.

The forecasts will outline projected demand for different land uses, based upon regional and local economic trends and the competitive position for each land use, including: market rate residential, office/professional, retail commercial, and industrial.

These forecasts will be used to inform the process of developing recommendations for land use designations and, potentially, goals and policies within the GPU document.

Deliverables:

Comprehensive data needs list (digital copy PDF format) Market Analysis section (for inclusion into the Administrative Draft and Final Draft Existing Conditions Background) Report digital copy PDF format)

2. 3 Mobility Analysis
Lead by CRA, the RICK Team will support the Existing Conditions Background Report with their prepare an analysis of existing mobility issues based on the information and data received from the City, as well as other research and data collection efforts from previous studies to ensure that we best utilize existing resources and leverage completed work.

2.3.1 Data Collection
In preparation for the field reviews, all data provided by the City from previous studies and plans will be assembled and reviewed. Previous data will be updated through the field reviews, big data, or documented anew where previous data does not exist. RPIPvant previnii.s data inrludPs rPCPnt traffi(-, studiP.s, aerial photography, and ShappfilPs reflecting rnunts of all travel modes, existing street widths, existing bicycle, and pedestrian facilities such as bike lanes and sidewalks, and shared -use paths. Other critical information, if applicable, includes bicycle, pedestrian and transit projects that are planned, proposed, currently underway, or recently completed. Some of the data that CRA would be collecting, both in the field and compilation of information provided by the City, include:

Existing functional classification of roadways;
Inventory of existing signalized intersections;
Collision statistics in Vista over past five years;
Existing transit services and facilities;
Existing bicycle facilities; and,
Existing pedestrian or trail facilities (including sidewalks, curb ramps, and marked crosswalks).

To focus the effort on facilities with potential traffic operational challenges, CRA will commission data collection for Circulation Element roadways (up to 50 segments) and vehicular, pedestrian, and bicycle peak hour turning movement counts at intersections studied in the current General Plan where LOS D, E, or F were indicated — up to 30 intersections.

2.3.2 Existing Mobility Analyses
CRA will conduct assessments of the existing transportation network, documenting demand, connectivity, quality, and safety for all travel modes (pedestrians, bicycles, transit, and vehicular). This work will include the following:

Existing Document Review - Relevant regional and local planning documents will be reviewed to identify planned recommendations for incorporation into the Mobility Element. This review will also include an assessment of potential upgrades to Caltrans facilities, including the likelihood of project financing.

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Demographics Review — Demographic information will be obtained from the US Census American Community Survey (ACS) 5-Year Estimates.

Specific data will include commute mode shares, residential population density, youth and senior population concentrations, household vehicle ownership and employment density.

Infrastructure Inventory — Existing and planned roadways, Circulation Element classifications, pedestrian and bicycle infrastructure will be mapped. This inventory will also identify which of the planned facilities from the currently adopted Master Plan(s) have been implemented.

Vehicular Operations — Up to 30 intersections and 50 segments, as well as SR-78 freeway segments will be analyzed to determine existing operations and levels of service and serve as a baseline for comparing to network alternatives and the currently adopted Circulation Element.

Trip Generators and Attractors — Existing and planned land use designations and Census data will be reviewed and utilized as model inputs to document areas with greater likelihood to attract and generate trips.

Pedestrian Network Quality — A Pedestrian Environment Quality Evaluation (PEQE) will be used to assess the quality of existing pedestrian facilities within a defined study area. PEQE is a function of several factors shown to influence pedestrian comfort, such as lateral separation from vehicular travel flows, vehicular speeds, lighting, and crossing treatments. This tool can also be used to evaluate future conditions and better understand improvement benefits.

Low Stress Bicycling Connectivity— Bicycle level of traffic stress (LTS) methodology will be used to assign a classification stress experienced by cyclists for every bikeable link in the network, factoring in roadway speed, facility type, presence of turn lanes, etc. Similar to the PEQE analysis, this evaluation can also be used for future conditions.

Collision Analysis — Five-year of collision data for vehicles, pedestrians, and bicycles will be mapped and summarized.

Intelligent Transportation Systems (ITS) - Transportation technologies are rapidly evolving, from smart parking technologies, adaptive signal systems, to automated vehicles. CRA will perform a best practice review of innovative technologies to identify optimization opportunities.

Transportation Management (TDM) — CRA will explore the potential for various TDM options. Conduct a best practice review of shared mobility strategies and policies, programs, and tools for vehicle miles traveled reductions.

Identification of Current Mobility Issues/Needs — The issues and needs identified from the analyses identified within this task will be summarized and depicted graphically.

Based on the components described above, CRA will produce a report focused on the City's existing mobility conditions.

Deliverables:

Comprehensive data needs list
Mobility Analysis section for inclusion into the Administrative Draft and Final Draft Existing Conditions Background Report digital copy PDF format)

2.4 Environmental analysis
The RICK Team will include an analysis of potential environmental constraints based upon the issues raised in the Vista General Plan 2030 Program EIR in the Existing Conditions Background Report. Lead by Dudek, the RICK Team will evaluate the presence of and/or implications of existing cultural resources, air quality, and biological resources. This work will include the following:

Review of the City's 1992 Historic Resources Inventory and identify known resources.

Areas of potential historic resources (e.g., neighborhoods) will be discussed.

A record search to identify culturally rich areas and inform policy development. Known cultural resources within the City will be documented.

CITY 0F VISTA I CF!'JERA.L P'.PJ UPDATE a PROGPA.NEIJ`,F.0N vlFNTAL IIJPA:CT FEPORT02/24/2026 C6 94 of 170

A cultural resource sensitivity map will be prepared based on a review of record search data. This map will be used to inform policy development in addition to supporting EIR analysis.

Developing existing conditions data for air quality.

Review existing data available documenting biological resources in the City and identify key areas where field verification of resources is needed to confirm biological resource mapping. Dudek will complete a one -day survey in key areas to verify resources. A California Natural Diversity Database (CNDDB) search will be conducted to document known species occurrences.

Deliverables:

Comprehensive data needs list
Environmental Analysis section for inclusion into the Administrative Draft and Final Draft Existing Conditions Background Report (digital copy PDF format)

2.5 Safety
A particular analysis of fire hazard risk will also be a focal point for the Existing Conditions Background Report to comply with updated General Plan requirements pursuant to SIB 1241 (Kehoe, 2012) and as codified in Government Code § 65302(g)(3) and 65302.5(b). Lead by Dudek, we will conduct an assessment of fire hazards and risk throughout the city limits and SCI to support the Existing Conditions Background Report.

This Fire Hazard and Risk Assessment will ultimately serve to support the project team with developing goals, policies, and implementation programs that address fire hazards and reduce risk in the GPU. This task will include collecting, processing, and managing all relevant datasets for the hazard analysis process.

2.5. 1 Data Review
Dudek will review the following background information:

Any relevant fire history datasets;
Local fire planning documents;
Vista and San Diego County digital map database;
Available fire hazard mapping data and other pertinent GIS files (e.g., vegetation/land cover, terrain, roads, assets, communities);
Fuel treatment datasets;
Local weather data;
Current literature regarding fuel reduction treatments and community protection; and, Any additional relevant documents identified by Vista Fire Protection District (VFPD) during the kickoff meeting.

Data review will also include identification of data gaps, which will be discussed with the City as part of Project Initiation (Task

1.0). This scope and fee assumes that all relevant GIS files for hazard analysis (e.g., communities, roads, assets, infrastructure locations) will be provided by the City, or otherwise be publicly available. Dudek will also prepare a series of base maps to be included in the final report. Several of these maps will also assist with field reconnaissance efforts.

2.5.2 Field Assessment
Dudek will conduct a reconnaissance -level field assessment to better understand the fire environment present in the VFPD analysis area. The field assessment will include an evaluation of terrain, vegetation/fuel types, treatment areas, road/access conditions, landscape characteristics, structure conditions, and other environmental variables that increase wildfire risk or prohibit fuels treatment activities.

2.5.3 Hazard Assessment and Fire Behavior Modeling
Unless fire behavior modeling results are already available, or if VFPD prefers another approach, Dudek's initial step in conducting the hazard assessment will be to model potential fire behavior for the analysis area. We will work with VFPD to determine the study area extents. The Dudek team will then evaluate the fire behavior modeling output data sets in a GIS to

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identify where areas of modeled extreme fire behavior are proximate to communities, critical access/egress routes, existing/ planned fuel break areas, and other critical community infrastructure (e.g., communications towers).

2.6A Conduct C®mmunity Risk Assessment
Dudek will evaluate wildfire risk in the study area by evaluating community base data sets in relation to wildfire hazard data (e.g., fire history, modeled fire behavior). Community base data sets are anticipated to include population, parcels, natural resources, critical infrastructure, structures, existing vegetation management areas, water supply, and roads.

Deliverables:

Comprehensive data needs list
Safety section for inclusion into the Administrative Draft and Final Draft Existing Conditions Background Report (digital copy PDF format)

2.6 Public Services
Bringing together its community planning and infrastructure expertise, RICK's Water Resources Division will support the Existing Conditions Background Report effort by describing baseline conditions related to drainage and flood risk in the City. RICK's Water Resources Division is currently working on the city-wide Trash Order Drainage Master Plan so will leverage our work on that project to determine overall adequacy of the City's stormwater system. The analysis will summarize areas subject to riverine flooding based on Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps,
and areas subject to flooding from local subarea runoff due to storm drain inadequacies based on the City's Trash Order Drainage Master Plan. The analysis will also summarize the City's existing policies governing drainage design, Furthermore, we will evaluate the most current Capital Improvement Project CIP) priorities within the City for storm drain improvements and summarize improvements made over the past 5-10 years.

Our analysis of public services will also include an inventory of Vista resources and facilities and identify current and anticipated issues and facility needs associated with fire and police protection in the City. The public services analysis will conclude with identification and summary of any gaps and/or inadequacies to lay the groundwork for policy development.

Deliverables:

Comprehensive data needs list
Public Services Analysis section for inclusion into the Administrative Draft and Final Draft Existing Conditions Background Report (digital copy PDF format)

3.0 Public Outreach
The RICK Team understands the significant value that the community and stakeholders bring to a city-wide project effort and Vista's commitment to comprehensive and inclusive engagement. Public outreach throughout this project is
intended to broaden the participation in the process to the maximum extent possible and will be deliberate with key objectives and outcomes identified for each outreach event.

As an initial phase of the project, we will refine the approach to outreach and engagement program in close collaboration CITY OF VISTA ENE -A='_.I UPDrTE & PF_,GR, t ErJ,1,F'Oh,1,16F W11K0Fr'T REPOP.T02/24/2026 C6 96 of 170

with City staff. This task and the pop-up events, workshops, and other public meetings listed throughout the scope represent our recommendation for a successful outreach program based on our familiarity with Vista and our experience on similar projects in other communities. However, we are open to adjusting this approach to what will work best for Vista.

Stakeholder Involvement
The RICK Team are true collaborators with all interests, including environmental, business, and agency interests. We also emphasize focused outreach with the younger generations and disadvantaged, low income, and minority groups in an effort to fully capture the ideas and issues that these groups offer. Based on this understanding, we anticipate collaborating with the following stakeholder groups and organizations including, but not limited to:

Mobility: Bike Walk Vista, Circulate San Diego, San Diego County Bicycle Coalition Young Generations (academic institutions, nonprofits): Solutions for Change, Vista Teen Outreach, Cancer for College, Rancho Buena Vista and/or Vista High Schools
Creatives (artists and designers): Vista Art Foundation/Backfence Society, Inc., Moonlight Cultural Foundation Preservation (environmental and historic): Vista Historical Society, California Conservation Corps Business (office and agriculture): Vista Chamber of Commerce, Vista Farmers Market Key to conducting productive and civil community workshops is a well trained and experienced facilitator who can build trust among all participants. Brooke Peterson, will serve as Lead Facilitator and both Brooke and Mimi Morisaki are trained in the International Association of Public Practitioners (IAP2) techniques and core values- bringing experienced facilitation with a comprehensive range of creative, innovative, and tested engagement strategies. We will facilitate meetings to ensure that all voices are heard and will work with staff on strategies to avoid polarizing community interests.

Dedicated Spanish Translation
The RICK Team recognizes the significant Spanish-speaking community that is prevalent throughout the city. The RICK Team will focus direct outreach to this community during each phase of the project process. Spanish translation will be available in the following forms:
a In -person Spanish translation by RICK Team member Diego Velasco, CityThinkers at key events h Texl Li arislation on as -needed basis by an independent service for the Project Fact Sheet and workshop fliers R Project website translation provided by Social Pinpoint Digital Engagement. COVID-19 and Public Qutreach Tools
Online/social media tools are increasingly expected for communicating project information. Further, with the hybrid work environment and socially -distanced public events we have been experiencing during the COVID-19 pandemic, we recommend a balanced approach of in -person/ socially -distanced events mixed with digital engagement opportunities.

Two key elements of successful online and social media use are knowing your audience, and the ability to provide a consistent source of accurate information.

The RICK Team has experience in developing project specific online "— jti° a media plans that identify short- and long-term key objectives, bring in new voices from the community, enhance the project profile, and educate the community about the project. We will use our proven, cutting -edge tools to engage community members using digital technology. Our sophisticated online comment and discussion forum features a variety of options, such as map -based and prioritization exercises that enable residents to participate in the General Plan Update process at their convenience.

Further, online engagement is critical for broadening outreach and engaging people who don't usually participate. In our experience, digital engagement makes participation by otherwise unrepresented groups such as families with young children more accessible and feasible.

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The RICK Team will capitalize on all available forms of techniques and technology in order to reach and engage as many community members and stakeholders as possible. These tools will connect residents with information, decisionmakers, and other residents in a professionally facilitated community discussion that builds public awareness of and trust in the General Plan process, without constraints on the time, place, or method of public input. We recommend the following tools to enhance community participation:

Digital community forums: NextDoor, Facebook, Twitter, Instagram, Spotify/podcast ads; Physical tools: sidewalk decals with project website QR code at transit stations and public parks, storefront fliers, fliers posted at Homeowner's Association (HOA) developments/apartment complexes, and business parks, banners across key corridors (such as Vista Village Drive), newspaper ads, press releases; Pop-up events: tables and tents at local events (farmer's markets, street fair, or special events such as Alley Art Festival, Rhythm & Brews Festival, Vista Strawberry Festival, Vista Rod Run, Taste of Vista, Vista Night Out, Movies in the Park, and Jingle Terrace), informational updates at community meetings and business chambers groups; Direct digital engagement: text message alerts, project website, eblast notifications.

3.1 Launching the Project - Project Introduction
In this phase, the RICK Team will introduce the overall GPU project effort with the community through the creation of a public outreach plan, project brand, and project website. Our team is also dedicated to reducing language barriers to this project process and will have Spanish -translated materials and staff dedicated to creating this equality, as described in this section.

Public outreach Plan
Through coordination with the City, the RICK Team will develop a comprehensive Public Outreach Plan that is effective at engaging the Vista community in productive dialogue throughout the entire GPU and environmental review process. Our team fully understands the City's commitment to a comprehensive outreach program that provides project stakeholders with the necessary tools and resources to be educated and informed and to provide valuable input at key milestones.

The Public Outreach Plan will also ensure that stakeholders have ample opportunities to provide input and that those opportunities are broad enough to engage those who don't usually participate. The Public Outreach Plan will build on the scope outlined below and focus on outreach strategies for consensus building and techniques to encourage participation. The document is intended to be a public -facing document that the community and project team can frequently reference for each stage of the project process.

The RICK Team is very familiar with the demographics of Vista. We will use City input and community research to implement an outreach plan tailored to its demographics and composition. Brooke Peterson and Mimi Morisaki bring this service and will help prepare the approach and content of each meeting and methods of soliciting feedback.

They will work with the City to define the role of the public in decision -making throughout the process and set expectations for each meeting.

The Public Outreach Plan will, at a minimum, include details on:

Objectives and outcomes for each public engagement event; Project management information (project website, project manager contact information); Public engagement event descriptions (what, when, and where information); Project timeline;
Specific engagement techniques for each project phase, as further described in the tasks below; Notification and advertising methods and materials;
Outreach process checklists that provide a step by -step approach to carry out the outreach program, and include the CITY OF VISTA j 6ENEF.u-L -'Iv UPDjL.TE EROGR4NA. EI,!VrF 3NIIM1!ENT<.L ikA.Pt-,C- REFOPT02/24/2026 C6 98 of 170

timing, action item, and responsibility; and,
Tribal consultations in accordance with SIB 18 and AB 52.

Project Brandin t
We believe that creating a unique brand for the GPU project process will help facilitate project recognition as the project team moves through the various project phases over the next several years. Branding for this project effort is intended to be simple and effective, with the creation of a project logo, a project color scheme/font, and templates for the Powerpoint presentations and fliers.

In order to start the collaboration process with the community, one opportunity for development of the project brand could be a partnership with a local artist to create a project logo, which will be based upon his/her background and history within the Vista community. Alternatively, our team includes an excellent graphics specialist, Ursula McDonald, who has a strong graphic eye and is skilled at creating interesting and unique visual concepts. The project logo and overall project branding will be used throughout the process and integrated with the various advertisements we will create.

Project Fact Sheet
In an effort to notify the community and stakeholders of the GPU project process, the RICK Team will prepare a Project Fact Sheet that provides information on the project purpose, goals, process, and schedule.

With the understanding that the Project Fact Sheet will be used as a quick reference guide, we anticipate the informational document to be a concise two -page document (one double -sided page) that will be visually engaging and easily interpreted with infographics and succinct language.

Praject Website
The RICK Team will create and maintain a project website through a third -party vendor such as Social Pinpoint or Bang the Table.

The project website will house relevant background documents, such as the Project Fact Sheet and workshop materials, and provide a space for digitally collecting community input through surveys or map exercises. The website could also be used to send project -related eblasts and store community member contact infnrmation• Deliverables:

Public Outreach Plan (digital copy PDF format)
F Project Website
Project Fact Sheet
Project Branding (including project logo, color scheme/font, and PowerPoint and flier templates)

3.2 Establishing the Vision A • URBAN DESIGN
o vital Parly ctpn of A rmmnrahangivP nlannine nmiect of such sienificance to the community includes the visioning phase. The visioning portion of the project is paramount to accurately and fully capturing the vision of the community and garnering support for future growth and development in the City. The rightness of the vision is foundational as it will drive the goals, policies and land use changes of the GPU. This project phase will be deliberate with a focus on maximizing public input from all reaches of the city boundary in order to fully capture the wide breadth of Vista's varying demographics.
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Objectives for this project phase include, but are not limited to:
v Present initial opportunities and issues findings from the Existing Conditions Report; Obtain questions and input on the opportunities and issues to inform the GPU goals and policies; Ike CITY OF VISTA I GENERAL PLAN UPDATE & PROGRAM ENVIRONMENTAL HVIPACT REPORT 02/24/2026 C6 99 of 170

Lead a visioning session to inform the development of the vision statement; and, Obtain input across the full range of priorities, needs, desires, and concerns from community members, stakeholders, and interest groups.

TechniqueslTools
The following techniques and tools will be used to spread the word about the visioning phase and gauge the amount of participants expected to show at the subsequent workshops:

Pop-up events;
Text message alerts;
Eblast notifications;
Facebook, Twitter, Instagram, posts;
Spotify/podcast ad; and,
Eventbrite/SurveyMonkey RSVP.

The various advertisement tools listed above will then lead to interactive and collaborative events with project team members.

We recommend hosting a series of three (3) 1.5-hour in -person workshops within the northern, central, and southern areas of the city limits and SOL We anticipate the workshop proceedings to include:

An overview presentation and project team introduction
An open house review period where workshop participants can disperse into the open house stations and have one- on-one conversations with the City staff/consultant project team. The stations could include, but are not limited to: Project Process, Existing Conditions, Visioning, and Spanish Translation. o Project Process: The station will outline the project process and timeline, including additional opportunities for community members to get involved.
o Existing Conditions: The station will outline the key findings of the Existing Conditions Background Report with project team members available to answer technical questions related to the Report. n Visioning: This station, or multiple stations, will include an interactive exercise for community members to see their words come to life. The RICK Team intends to partner with a local artist or group of artists that will listen to community members' input and translate those ideas into a comprehensive picturesque mural. c Spanish Translation: RICK Team member, Diego Velasco, will lead the group by presenting the Powerpoint information in Spanish followed by an overview of the open house station boards.

A discussion on next steps and how the community's input will be integrated into the GPU.

A digital survey that replicates the exercises performed at the in -person workshops will also be made available to those unable to attend the workshops.

Documentation
The RICK Team will post the presentation and associated workshop materials to the project website. We would also suggest live streaming the live presentation or at a minimum, video recording the presentation so it can be posted and viewed on the project website at any time. A Project Phase Summary will also be provided to capture the raw input and overall themes identified from the live workshops and station boards. The public input will also be presented to the TAC in preparation of their visioning session, as described in Task 3.6.2, Visioning.

Deliverables:

Workshop Logistics Plan (digital copy PDF format)
Workshop materials (digital copies of: presentation, station boards, survey exercise) Project Phase Summary (Administrative and Final Draft)

3. 3 Collaboration and Planning - Planning and Policy Development As we move into the Planning and Policy Development phase, the RICK Team will prepare to host a second series of public outreach events focused on the evaluation of existing goals and policies as well as presenting the draft goals and policies CITY OF VISTA I GENERAL PLLN UPDF=i E & PR0(F11V/T. REPORT02/24/2026 C6 100 of 170

in order to set priorities for the GPU. We anticipate working collaboratively with the TAC to refine the draft goals and policies for presentation to the Planning Commission and City Council upon completion of the outreach events.

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Provide an update on the project process and results of the previous Visioning phase;
Educate the community on the analysis conducted in Task

2.1, Evaluate Existing General Plan Elements;
Collaborate with the TAC to review the draft Goals and Policies Evaluation Matrix and draft updated goals and policies; and, Present draft goals and policies for the community's consideration and prioritization.

Tech ni ues Tools
The following techniques and tools will be used to spread the word about the goals and policies project phase and gauge the amount of participants expected to show at the subsequent workshops:

Pop-up events;
Text message alerts;
Eblast notifications;
Facebook, Twitter, Instagram, posts;
Spotify/podcast ad; and,
Eventbrite/SurveyMonkey RSVP.

The various advertisement tools listed above will lead to interactive and collaborative events with project team members. We suggest hosting a series of three (3) 1.5-hour in -person workshops within the northern, central, and southern areas of the city limits and SOL We anticipate the workshop proceedings to include:

An overview presentation and project team introduction; An npen house review period where workshop participants can disperse into the open house stations. Each station topic will be dedicated to one General Plan element with a list of their respective goals and policies. Community members will be provided with sticky dots in which to rank their top priority goals and policies; and, A discussion on next steps and how the community's input will be integrated into the GPU.

A digital survey that replicates the exercises performed at the in -person workshops will also be made available to those unable to attend the workshops.

Documentation
The RICK Team will post the presentation and associated workshop materials to the project website and potentially live stream or prepare a video recording of the presentation to be posted and viewed on the project website. A Project Phase Summary will also be provided to capture the raw input and overall themes identified from the live workshops and station boards. The public input will also be presented to the TAC in preparation of their discussion on the same topic, as described in Task 3.6.4, Draft Goals and Policies.

Deliverables:

Workshop Logistics Plan (digital copy PDF format)
Workshop materials (digital copies of: presentation, station boards, survey exercise) Project Phase Summary (Administrative and Final Draft)

3.4 Planning and Policy Development - sand Use Alternatives The final round of public outreach will present the land use alternatives and concepts for the TAC and community's review. The land use alternatives that will be presented to the community will be based upon the previous work efforts described in Task

2.2, Evaluate Alternatives.

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Provide an update on the project process and results of the previous goals and policies phase; Educate the community on the Land Use Alternatives Report as part of Task 2.2, and, Present the land use alternatives for the community's consideration and prioritization, including a comparison of the alternatives.

Techniques/Tools
The following techniques and tools will be used to spread the word about the goals and policies project phase and gauge the amount of participants expected to show at the subsequent workshops:

Pop-up events;
Text message alerts;
Eblast notifications,
Facebook, Twitter, Instagram, posts;
Spotify/podcast ad, and,
Eve ntbrite/SurveyMon key RSVP.

An overview presentation and project team introduction; An open house review period where workshop participants can disperse into the open house stations. Each station topic will be dedicated to a comparison of land use alternatives within a particular subarea or geographic area in order to showcase the key commonalities and differences between each alternative. Community members will be provided with sticky dots in which to rank their overall preferred land use alternative and/or rank their preferred subarea alternative.

Copies of the land use alternatives maps will also be made available for those that wish to markup their own version of a land use alternative; and,
A discussion on next steps and how the +are, `": " ^.' #'. fcommunity's input will be integrated into the GPU. ' •.fir' . , ' .r .^, 4 a
A digital survey that replicates the exercises performed-- s,
at the in -person workshops will also be made available,/ ; *> to those unable to attend the workshops. ' _ .,, _.
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CITY 0F VISTA 2EIvEP- C,_Ah: i_PDA F Elv'd1RCNI,'iEIVIp, 1 RFoCFT —002/24/2026 C6 102 of 170

Documentation
The RICK Team will post the presentation and associated workshop materials to the project website and potentially live stream or prepare a video recording of the presentation to be posted and viewed on the project website. A Collaboration and Planning Phase Summary will also be provided to capture the raw input and overall themes identified from the live workshops and station boards. The public input will also be presented to the TAC in preparation of their meeting to discuss the land use alternatives, as described in Task 3. 6.5. The public input received regarding the land use alternatives and subsequent Draft GPU will be presented to the Planning Commission and City Council for discussion.

Deliverables:

F Workshop Logistics Plan (digital copy PDF format)
Workshop materials (digital copies of: presentation, station boards) Project Phase Summary (Administrative and Final Draft)

3. 5 Technical Advisory Committee (TAC)
The RICK Team has adeptly led projects with technical and stakeholder advisory committees and recognize the importance of the checks and balances a TAC provides to ensure an effective and inclusive comprehensive, multi -year project process. The TAC will be a vital sounding board for which the project team anticipates substantial collaboration at key project milestones.

The RICK Team will host five meetings or workshops with the TAC (or up to 25 hours including preparation of content and materials). The meetings will be structured such that the TAC will be presented with a project timeline update, summary of the community input gathered during that particular phase, and a technical discussion of the GPU components. The input received from the TAC will then be integrated into the GPU document with periodic updates to the Planning Commission and/or City Council.

The RICK Team anticipates all meeting materials and meeting summaries will be made available on the project website in order for the wider community to access and view the discussions that were held with the TAC.

3.5.1 Project Overview and Existing Conditions Review and Visioning Upon confirmation and formation of the TAC, the RICK Team suggests that the first meeting provide a thorough overview of the project process, including introduction to the project team, key milestones, and timeline.

The preliminary findings identified in the Administrative Draft Existing Conditions Background Report will also be presented to the TAC in order to inform the group of the current environmental, land use, and public service issues. The RICK Team will be looking for the TAC's input on the report, which will be incorporated into the Final Existing Conditions Background Report and presented to the Planning Commission and City Council.

The RICK Team understands the importance of the visioning phase of this project. To capture this wide-ranging and comprehensive project phase, the RICK Team guide the TAC through a visioning exercise so as to recognize and learn each TAC 11,41101 CITY OF VISTA I GENERAL PLAN UPDATE & PROGRAM ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 103 of 170

member's unique perspectives and ideas as individual community members representing the larger Vista community. Ideas and suggestions brought forth by the TAC will be incorporated into the draft vision statement of the GPU.

3.5.2 Evaluate Existing General Plan Elements
The second meeting with the TAC will focus on the findings of the existing General Plan goals and policies, including the evaluation of the intensity/density of land use categories, and the supporting information within each element to identify the effectiveness of the current policies and programs. Particular issues that were identified in the General Plan evaluation will be brought forward to the TAC for specific focus and technical discussion.

Input received from the community related to the General Plan evaluation will also be presented to the TAC for additional context and consideration. The combined input from the community and TAC will inform the future goals and policies and land use alternatives.

3.5.3 Draft Goals and Policies
After obtaining input and comments from the community and TAC on the goals and policies, the RICK Team will return to the TAC to present the draft goals and policies and discuss specific strategies and language. Edits, comments, and ideas gained at this meeting will be used to draft the final goals and policies for the GPU and guide the project team to define the land use alternatives.

3.5.4 Land Use Alternatives
Building from the input received during the visioning, General Plan evaluation, and draft goals and policies project phases, the RICK Team will present the land use alternatives to the TAC. The discussion will be focused on the alternatives' themes and land use densities/intensities. The RICK Team anticipates this comprehensive discussion to be divided into manageable conversations by reviewing the densities and intensities by corridor. The project team will use the ideas and suggestions from the TAC to solidify the alternatives for environmental analysis.

3. 5.5 Preferred Land Use Alternative/Administrative Draft GPU As a summary of the previous TAC meetings and project phases, the Administrative Draft GPU will be presented to the TAC, including the vision statement, goals and policies, and preferred land use plan.

Deliverables:

Meeting attendance
Meeting materials (including, Powerpoint presentation and slight revisions to corresponding public outreach materials) Meeting summaries (digital copy PDF format)
PHASE 03 - PLANNING AND POLICY DEVELOPMENT
Task 4.0 - General Plan Update
In this task, the RICK Team will commence with the exciting work of preparing and assembling the updated General Plan document. The principal purpose of this project effort is to update the current General Plan document to evaluate the existing General Plan Elements, address the latest state requirements, and identify future opportunities within the city limits and SOL With these main goals in mind, the RICK Team will lead a fully collaborative process with City staff and each subconsultant where our subconsultants will provide their expertise at the appropriate technical phase, as further described in the following subtasks.

The RICK Team will also collaborate with the TAC at key project milestones. Specific tasks and technical analyses to support the update are as follows:

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4.1 Evaluate Existing General Plan Elements — Policy/Content Audits Recognizing that the City does not want a comprehensive overhaul of the 2030 General Plan but rather, a targeted and strategic review of the Elements and their goals and policies, the RICK Team will conduct a comprehensive audit of the goals and policies of each of the General Plan Elements and the land use plan. The focus of the audit will be to identify the relevance and effectiveness of the current policies and programs and determine which are needed to carry forward the Vision identified through this 2050 General Plan Update, including the detailed Opportunity Areas portion of the Land Use and Community Identity Element. A key aspect of the audit will also be to evaluate the goals, policies and other content for compliance with recent legislative changes and requirements for General Plans and OPR's updated General Plan Guidelines and determine what more is needed. In addition to review of the goals and policies, we will also evaluate the intensity/density of land use categories and the supporting information within each element. In particular, we would:

F Evaluate the order, content, and organization to determine the goals and policies:

Are still appropriate
Have been accomplished
Should be moved to other plans or ordinances
Should be modified or deleted
Evaluate the intensity and density of land use categories in the Land Use and Community Identity Element; Review the recent HEU to understand what needs to be updated in related GP Elements, e. g. revisions to Safety Element to incorporate new housing policies;
Review the Safety Element and incorporate fire hazard planning requirements; R Consider a new stand-alone Environmental Justice Element or the inclusion of Environmental Justice goals and policies in some of the Elements such as Land Use and Community Identity, Circulation Noise and Public Safety, Healthy Vista, Facilities and Services;
k Establish new horizon year of 2050; and
Account for new local, state, and federal regulations, including State's General Plan Guidelines (2017) and applicable Government Code sections (Environmental Justice and Fire Hazard Planning Technical Advisory) We will evaluate all the topics covered in the current General Plan to understand which topics need to be carried into the GPU, and whether or not topics have successfully been addressed and do not need further policies and programs. In order to complete the evaluation in a systematic and organized manner, RICK will combine the City's existing General Plan goals, policies and actions into a consolidated Goals/Policies Audit Matrix such as those developed on past General Plan projects such as National City and Murrieta, with specific criteria developed through coordination with City staff by which to evaluate the Goals and Policies. Further, the matrix will include a key for categorizing staff recommendations for keeping/removing/altering the goals and policies and associated input received through the public outreach events. Based on what we've done for other agencies and our understanding of Vista, suggested criteria/policy analysis includes job growth, fiscal growth, business growth, green infrastructure, recreational amenities, transportation options, community unity through events and spaces, community character, social equity, and health and wellness. RICK would prepare draft criteria for review and refinement by City staff; the final version would be used for conducting the evaluation.

Based on the outcomes and findings of the Goals/Policies Audit Matrix, the RICK Team will work in collaboration with City staff to define a list of key issues and priorities to be addressed in the GPU. The issues list will be shared both with the TACforfeedback as well as shared with the community through a variety of outreach events as defined in Task 3.0, Public Outreach above.

After staff has reviewed the policy matrix, the RICK Team will meet with staff for a half -day working session to outline the subjects that updated goals and policies should cover —such as "jobs housing balance," "repurposing industrial parks", or CITY OF VISTA l GENERAL PLAN UPDATE & PROGRAM ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 105 of 170

facilitating implementation" —and identify gaps that will need to be filled with new policies and actions.

Once the major subjects in the outline have been identified, the RICK Team and City staff will brainstorm those facets of the subject that goals and pol icies will need to address and assess feasibility, potential impacts, ramifications, and outcomes for recommendations. We will then identify which policy topics are most pressing to bring to the TAC for careful vetting. Policy topics that are the focus of public discussion will be listed under each major subject. We will memorialize this in a Policy and Action Recommendations Report.

This scope and fee assume preparation of a Administrative Draft Goals/Policies audit criteria, Administrative Draft and Final Goals/Policies Audit Matrix, and Administrative Draft and Administrative and Final List of Issues and Priorities to be addressed in the GPU.

Deliverables:

E Administrative Draft Goals/Policies Audit criteria
Final Goals/Policies Audit criteria
Administrative Draft Goals/Policies Audit Matrix
Final Goals/Policies Audit Matrix
Administrative and Final List of Issues and Priorities to be addressed in the GPU

4.2 Land Use alternatives
The RICK Team are innovative and realistic when developing land use alternatives. We anticipate the process to include buildout projections, evaluation of the environmental justice requirement, and mobility and fiscal analyses. Our analysis and recommendations will be memorialized in the Land Use Alternatives Report and the data will be used to inform the preferred land use alternative.

4.2.1 Land Use Plan and Buildout Projections
Upon completion of Task 4.1, Evaluate Existing General Plan Elements, the RICK Team will move into crafting and evaluating up to four land use alternatives. the RICK Team will create alternative land use and circulation scenarios for Vista that will provide a range of options to respond to the issues identified and vision created in preceding tasks. We will prepare a series of draft land use plan alternatives and corresponding transportation infrastructure plans that incorporate and builds from the information, strategies and recommendations identified in the existing condition analyses and focuses on places where transformation or enhancement of existing uses is expected or desired in the next 25 to 30 years. We start our land use alternatives approach with the knowledge gained from the Existing Conditions Background Report process in addition to considering the input provided by the community, TAC, Planning Commission and City Council. Our holistic approach also includes an initial brainstorming session with the RICK Team members where we meet to collaborate and discuss potential themes and areas of focus for each alternative. The land use alternatives are then discussed in depth with City staff and further fleshed out, analyzed, and refined. The land use alternatives will be based on community input and direction from decision - makers, including the TAC, Planning Commission, and City Council.

The RICK Team understands that a key focus when crafting the land use alternatives will be to identify if and where changes are needed in order to address the concepts. A comprehensive analysis of the issues and solutions identified for each alternative will be provided as a matrix in the full Land Use Alternatives Report document. In an effort to identify and rank priorities, the RICK Team will also work with the City to develop a set of criteria with categories that could include existing and planned infrastructure, environmental, economic, climate change, and fiscal implications. The RICK Team has successfully created criteria CITY OF VISTA l GENERAL F_' N UP'_ifiTE R& IFKOGPP.N''+ ENV'IRO!MvIEN7PL '!N4PA1T REPORT02/24/2026 C6 106 of 170

such as this that evaluated and surnmarized opportunities and constraints in a way that was easily understood by industry professionals and the general public.

Furthermore, we will analyze the allowed uses, standards of population density and building intensity, and guidelines for urban form. CityThinkers will bring these analyses to life with customized graphics and illustrations that are intended to show the development outcomes of select corridors.

After the land use alternatives are finalized by City staff, the RICK Team will develop population and employment projections based on buildout of each alternative. As part this effort, the RICK Team will generate a set of assumptions that will be used to generate these forecasts. This will include definition of:

Areas of change (land area groupings used to report findings) Vacant land,
Underutilized land,
Land that would be changed to an alternative use,
Proposed set of land use designations,
Density and intensity numbers to be used in projections by land use designation (typical densities/ intensities), Net versus gross land area assumptions,
Environmental constraints limiting development, and
Physical constraints on development, such as infrastructure availability.

In addition, we will utilize analysis software such as Urban Footprint to provide a detailed evaluation of the statistics of each land use alternative in order to understand the implications and weigh the tradeoffs between each. Each subconsultant member of the RICK Team will participate and provide their expertise and recommendations during the alternatives development process.

4.2.2 Environmental Justice
Per OPR's Guidelines on Environmental Justice Elements, an environmental justice (EJ) element is required when a jurisdiction adopts or revises two or more general plan elements and the jurisdiction contains a disadvantaged community. Per the RICK Team's initial screening on OEHHA's CalEnviroScreen 4. 0, the City of Vista does not contain any census tracts that have a combined score of 75% or higher. We do recognize, however, that disadvantaged communities may be identified in other ways using community -specific data based on geographic, socioeconomic, public health, and environmental hazard criteria. While the City of Vista does not appear to meet the criteria or requiring an EJ Element, the RICK Team initially recommends incorporating an EJ section into the Safety Element and incorporate policies throughout other Elements rather than a stand- alone EJ Element. RICK would evaluate the nature of Vista's environmental burdens, health risks, and needs. Using environmental justice tools such as CalEnviroScreen, UrbanFootprint, census data, and California Department of Housing and Community Development's (HCD) state income limits, RICK will gather the latest data related to environmental justice considerations in Vista, such as pesticide exposure, groundwater threats, transit accessibility, heat wave vulnerability index, wildfire hazard projections, and more.

As part of Task 2.2, the RICK Team would assess environmental justice topics including but not limited to:

Pollution exposure including air quality, water quality, and land use compatibility Public facilities
Food access
Safe and sanitary homes including housing location, quality, and affordability Physical activity including accessibility to public transit, employment, and services Additional unique or compounded health risks including climate vulnerability (i.e., high fire threat areas, sea level rise, high flood or seismic risk areas, etc.)
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4.2.3 Mobility analysis
Based on the existing conditions analysis, updated goals and policies, as well as City staff and community input, the RICK Team, led by CRA will develop mobility network alternatives to accommodate up to four land use alternatives including the currently adopted General Plan (no -project) Additionally, future traffic forecasts for up to four alternatives will be generated using the SANDAG Series 14 regional Activity Based Model ABM) reflecting the 2021 RTP. Through a number of recent community plan updates for the City and County of San Diego, as well as other citywide planning efforts, CRA has gained extensive experience working with SANDAG creating sub -area models focusing on individual cities P_1. L_ l .1_111-1 _ E
or communities with ABM. During this model forecast process, CRA will review land use inputs, mark-up the various transit, roadway, and activity transportation networks for base year, no -project (currently adopted General Plan), and up to three additional alternatives. Base year model calibration will need to be achieved prior to forecasting future scenarios — up to two rounds of calibration efforts is assumed. CRA will also coordinate with SANDAG on conducting Vehicle Miles Traveled (VMT) analysis, including but not limited to total VMT, VMT per resident, VMT per employee for the various scenarios. Roadway and freeway segments will be analyzed for each of the alternatives, and intersection analysis will only be conducted for the preferred alternative.

Based on input received from the TAC, community members and City staff, as well as the transportation forecast outputs, the preferred network alternative (accompanying the preferred land use alternative) will be identified and carried forward into the Circulation Element. To verify that the preferred plan alternative fits within Vista's vision, the RICK Team will conduct the following analyses:

Daily Roadway LOS Traffic Operations —This analysis will be performed for Circulation Element roadways and will be based on an analysis of the segments volume to capacity (V/C) ratio used by Vista; Peak Hour Intersection Operations — Intersection delay and LOS analyses, for both AM and PM peak hour conditions; Multimodal Assessment— Multimodal evaluation of demand, connectivity, quality, and safety for all travel modes will be conducted;
Classifications — Roadway classification designations along with accompanying cross -sections will be developed; Transportation Demand Management (TDM) —CRA will explore the potential for various VMT reducing TDM options, such as transit incentive programs, regional shuttles, local circulators, carpooling, parking strategies, etc.; and, F Intelligent Transportation Systems (ITS) — CRA will identify opportunities to adapt to emerging technologies and fully leverage their benefits;
CRA will prepare mobility technical report in support of the GPU based upon the analyses described above. This report will also serve as the existing conditions analysis for the Program EIR prepared below in Task 5.0.

4.2,4 Fiscal Impact Analysis
RICK Team member, London Moeder, will perform a detailed fiscal analysis based on the land use alternatives. The analysis will evaluate the fiscal benefits of deficiencies created by each land use alternative to assist in the development of the preferred alternative and inform policy decisions, with the overall understanding and goal that the GPU reflects a philosophical transition for the City of Vista to remain competitive and attractive far into the future.

Of particular note is the need for more concentration of employment near residential. This is a technique ultimately necessary CITY OF VISTA I r_:,ENEF;Ll L-LN UpERG-_Fi, F,/. EN,,1,r0NVEN_A1_ IWP CT REPORT02/24/2026 C6 108 of 170

to reduce commutes, and to increase both the quality of life and the attraction of Vista to a broad array of households who would desire to live and work in the same community.

London Moeder will develop a financial pro forma that will determine financial feasibility of various housing types. This will be in the form of housing prototypes based on different construction types. London Moeder has previously developed these models on behalf of other cities and will apply that work to this task. Using development prototypes, we will determine the upper levels of density that would be financially feasible (move from type V and III over Type 1 to Type 1 construction) (residual land value).

London Moeder will also establish the economic development feasibility for different development prototypes. The proforma findings will then be used to inform and the illustratives prepared by CityThinkers.

Furthermore, London Moeder will address the fiscal implications of each alternative in 5-year increments within the 25-year planning horizon.

The financial analysis will be available for ongoing sensitivity analyses so that the larger RICK Team and City staff can test different development scenarios.

4.2.5 Land Use Alternatives Report
The RICK Team will summarize and compile the findings from the analyses and forecasts described above into a Land Use Alternatives Report. The Land Use Alternatives Report will:

Outline how the land use alternatives were evaluated;
Describe the policy options available to the decision -makers; and, Identify the key issues to be addressed in the General Plan document.

The RICK Team will present the findings from the Land Use Alternatives Report to the TAC, as further discussed in Task 3. 6, TAC.

The RICK Team will then incorporate final comments and edits from the TAC and prepare the final draft to be presented to the Planning Commission and City Council.
4,7.6 Preferred Lana Use Alternative
The RICK Team will produce a preferred land use alternative based on direction received form the Planning Commission and City Council. The preferred land use alternative package will include:

The preferred land use alternative map;
Description; and,
Policy options to address issues and opportunities developed through the alternatives analyses.

This effort will serve as the base in which the Administrative Draft GPU document will be produced.

Deliverables:

Four Land Use Alternatives (digital format, PDF and ArcGIS) F Administrative Draft Land Use Alternatives Report (digital copy PDF format) Final Draft Land Use Alternatives Report (digital copy PDF format) Preferred Land Use Alternative package
PHASE 04 - PREPARING THE PLAN

4.3 Prepare Draft GPU
Based on the evaluation of the Existing General Plan Elements conducted in Task 2.1, Evaluate Existing General Plan Elements, alternatives evaluated in Task 4.2, Evaluate Alternatives, and the final organization directed by City staff, the RICK Team will commence the preparation and assembly of the Draft GPU document. The GPU will involve comprehensive updates of the following six (6) General Plan elements: Land Use and Community Identity; Circulation; Community Facilities, Resource CITY OF VISTA I GENERAL PLAN UPDATE & PR.OGRAK/i ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 109 of 170

Conservation and Sustainability; Healthy Vista; Public Safety, Facilities and Services; and Noise. Because the Vista General Plan Housing Element was recently adopted in 2021, this element will not be included as a direct task of this project effort. However, the RICK Team will glean from the goals, policies, and strategies provided in that document so that our GPU document is fully consistent with the Housing Element.

The evaluation of the existing General Plan elements may find that some General Plan elements can be combined or expanded to include new topics. As such, the elements included below are subject to change as a result of the efforts and findings in Task 1.0, Existing Conditions, and Task 4.1, Evaluation of Existing General Plan Elements. Following the organizational structure of the 2030 General Plan, the goals and policies of the updated elements will be organized around themes that reflect the City's priorities and unified vision for the future. Emerging out of technical studies, public outreach, and scenario analysis, these organizing themes will assist staff in communicating the purpose and intent of the General Plan and ensuring that General Plan goals and policies are factored into the decision -making process at all levels of local government. The RICK Team will ensure that goals, and policies are stated clearly and, in a manner, easily understood by the general public.

The policy development will be a highly iterative process involving close coordination with staff. It will be critical to identify the basis for proposed goals and policies and demonstrate that these goals and policies are responsive to public input, local conditions, and both state and regional guidance.

The Draft GPU will be comprised of goals, policies, maps, diagrams, and matrices sufficient to demonstrate its scope and intent and provide a comprehensive, easy -to -use GPU. It shall be internally consistent with the balance of the General Plan.

The creation of graphics will, in particular, assist in conveying the vision and goals for areas envisioned for change, particularly areas recommended for infill and re -purposing of uses such as Business Park Drive, South Santa Fe Avenue, and Civic Center Drive areas. We have found that the use of compelling graphics helps in engaging the public and creates planning documents that better stand the test of time and maintain excitement in the goals of a planning effort. Additionally, employing high -quality graphics allows a community to make its comprehensive plan somewhat of a marketing tool or business plan, to help attract new investment and interest in the community. Textual data provided in each element will be supplemented with graphics consisting of maps, drawings, charts and tables.

4.3.1 Administrative Draft GPU
We recognize that the final organization of the Administrative Draft GPU will be confirmed through collaboration with and upon final direction from City staff. At this preliminary stage we anticipate the GPU would include the following chapters and components, given our understanding of the City's desires and needs. We expect the following chapters and components to be refined throughout the planning process.

A. Introduction
This chapter will introduce the 2050 GPU, provide an overview of its organization and contents, including the interrelationships of the elements, and explain how the document should be used. The Introduction will also provide a summary of the public outreach events that occurred throughout the planning process. The section will also highlight an overview of Vista's regional location, landscape, history, economy, and demographics. Additionally, the Introduction will orient the reader by mapping and describing the city limits and SOL An Issues and Opportunities section will summarize the legislative updates and other issues found during the public outreach process, and evaluations included in Task 1.0, Existing Conditions, and Task 4.1, Evaluation of Existing General Plan Elements, and ultimately addressed. The opportunities identified for Vista will also be summarized in this section that will help frame the goals and policies in the following General Plan elements.

The Introduction chapter will include the 2050 General Plan Vista Vision, as developed in Task 3.2, Visioning. The vision CITY OF VISTA I GENERAL PLAN UPDATE & PROGFA(Vi EIV;/IRONMEf\JTF.L IIvFAI REPORT02/24/2026 C6 110 of 170

statement will act as a reminder of the image in which the City and its community aims to achieve through 2050, and provide the basis for the goals, policies, and programs woven into the General Plan elements.

B. land Use & Community Identity Element
The Land Use & Community Identity Element will establish a strategy to responsibly accommodate the transformational growth the community is experiencing in a way that embodies Vista's identity and values. The land use plan and the supporting goals and policies will reflect the community's vision and the preferred alternative established in Task 4.2, Evaluate Alternatives. This element will identify goals and policies and will emphasize Vista's agricultural history, artistic culture, and community diversity and values. The land use plan will allow for both preservation of existing residential communities, as well as allowances for greater housing intensities while maintaining a Vista -minded design quality and image. This element will describe the City's planning boundaries, including any revisions to the General Plan Area (GPA) and SO] and will establish a strategy for growth that reflects the community's vision.

The Land Use & Community Identity Element will designate the proposed general distribution, location and extent of uses of land within the City, with a focus on guiding the future growth and physical development of the community. We intend to provide land use policies and strategies that revive industrial and business park uses to respond to changing market demands and encourages new employment and mixed -use concepts.

The Land Use & Community Identity Element is heavily interrelated to all other General Plan elements and will recognize these connections in the land use plan policies. For example, the land use plan will incorporate the strategies set forth in the Housing Element as well as the wildfire hazard mitigation found in the Safety Element and the Local Hazards Mitigation Plan.

The Land Use & Community Identity Element shall also integrate transportation strategies as well as strategies from the City of Vista Climate Action Plan (CAP) to increase the share of bicycle, transit and pedestrian trips, thereby reducing greenhouse gas emissions.

The Land Use & Community Identity Element will include land use designations, descriptions, densities, and intensities within each designation; a land use diagram, policy topics that are related to land use type (e.g., residential, commercial); policy guidance for specific subareas and neighborhoods of the city; and policy guidance related to community identity and design.

C. Circulation Element
RICK will lead the preparation of the Circulation Element but CRA will play a pivotal role as the transportation and mobility technical consultant. Based on the findings of CRA's Mobility Analysis prepared in Task 1.3 and the Goals and Policies Evaluation prepared in Task 4.1, as well as the community input received at the various outreach efforts, CRA will create a 2050 Mobility Plan that will act as the foundation for the goals, policies, and standards established in the Circulation Element.

The RICK Team is adept at drafting mobility goals and policies catered to local environments and have extensive experience writing policy language for local governments. Working closely with City staff, as part of the Goals/Policies Evaluation task above, we will specifically work in collaboration with CRA to evaluate current mobility goals and policies to identify areas of needing updates. Over the past decade or so, several key planning initiatives and legislative actions at the state and regional level have redefined the way local transportation planning is carried out. Examples include Assembly Bill 1358 (AB 1358) —the Complete Streets Act, Senate Bill 375 (SB 375)—Sustainable Communities and Climate Protection Act, Senate Bill 743 (SB-743)— Environmental Quality, and the Southern California Association of Governments (SCAG) Sustainability Program.

In September of 2008, the State of California approved AB 1358 — the Complete Streets Act. AB 1358 requires city or county legislative bodies to plan for a balanced, multi -modal transportation network that meets the needs of all users of streets, roads, and highways. "All users" is defined to include motorists, pedestrians, bicyclists, children, persons with disabilities, CITY OP VISTA I GENERAL PLAN UPDATE & PROGRAM ENVIRONMENTAL IMPACT REPORT a 02/24/2026 C6 111 of 170

seniors, movers of commercial goods, and users of public transportation, in a manner that is suitable to the rural, suburban, or urban context of the general plan. The Complete Streets Act should and well play a huge role in both the policy and network development of the general plan update effort.

As part of the Circulation Element update, CRA will research and propose detailed policy language that is critical to achieving Complete Streets visions, such as updated vehicle miles traveled, new standards for Level of Service thresholds in urban/mixed use environments, traffic calming, transportation demand management, curb -side management and parking management strategies, as well as emerging technologies and other mobility options such as NEV, ridesharing, mobility -as -a -service, and automated and connected vehicles.

CRA and RICK will collaboratively develop transportation policies related to various items including, but not limited to, roadway network performance, transit system, travel demand management, parking management, bicycle and pedestrian systems, truck travel, signal coordination and intelligent transportation systems, emerging mobility technologies (such as autonomous vehicles) and other mobility trends (rideshare and other shared mobility options).

We believe that the City would want to retain traffic level of service (LOS) standards for the General Plan, but we anticipate discussing this topic more thoroughly with City staff in the early stages of the project process. VMT-related policies will be developed, which would focus on setting VMT reduction expectations that could also be used as CEQA impact significance thresholds and to define the range of potential feasible mitigation measures.

At a minimum, the updated Circulation Element will include:

Goals and polices, including language related to equitable transportation access; Planned pedestrian route types, with an emphasis on Safe Routes to School; Planned bicycle network;
Recommended first/last-mile improvements;
Planned transit network — in coordination with NCTD, SANDAG's 2021 RTP, and the North County Comprehensive Multimodal Corridor Plan;
Planned roadway classifications with graphical cross -sections; and, Updated standards incorporating VMT measures in addition to or instead of Level of Service (LOS) criteria.

Furthermore, the Circulation Element shall be revised to accommodate changes to the land use plan, included in the Land Use Community Identity Element update, including the accommodation of new and future growth and physical development. The final language for the goals and policies will also be contingent upon the Preferred Alternative established in Task 2.2, Evaluate Alternatives. The Circulation Element will also be crafted in cohesion with the City's CAP goals and policy framework to diversify multi -modal transportation systems and enhance connections to the local and regional transit systems. In addition to the City's CAP, the circulation element shall incorporate other recent legislation such as the Complete Streets Act, AB 32, SB 32, SB 375, SB 226, and SB 743.

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D. Healthy Vista Element
The 2030 General Plan includes the Healthy Vista Element that includes goals and policies intended to improve the overall health and well-being of Vistans. As a part of Task 2.1, Evaluate Existing General Plan Elements, RICK will evaluate the progress of the Healthy Vista Element has made in reaching the goals of addressing adequate and equitable access to fresh food and healthcare, and supporting the community's diversity through community cohesion and involvement. The RICK Team will look at Vista's health disparities, including the individual neighborhood and community conditions. There may be a considerable number of overlapping issues and topics addressed in the Healthy Vista Element that may be addressed in the Circulation Element related to complete streets and improved connectivity and accessibility. Similarly, there may be substantial overlap between healthy communities and the environmental justice section of the Safety Element discussed below. Based on the findings in Task 2.1, concerns raised during public outreach, and any community health issues found within the local Vista context, healthy communities shall be addressed in the GPU in the form of a separate element or a section within another element, consistent with Office of Planning and Research (OPR) General Plan Guidelines for Healthy Communities.

E. Safety Elerrsent
The 2030 General Plan Public Safety, Facilities & Services Element is expected to receive significant updates due to recent OPR General Plan guidance that requires the inclusion of environmental justice, fire hazard planning programs and policies, and climate change adaptation and resilience strategies into a general plan. I hese three topirs will hp at the fnrPfrnnt of the .Safety FIPmPnt update and will involve the convergence of public outreach, technical advisory, and infrastructure assessments. The RICK Team also recommends that the Safety Element be updated to include general hazard and risk reduction strategies complementary to those of the 2018 Local Hazard Mitigation Plan (LHMP). Additionally, as briefly described in Task 2.1 Evaluate Existing General Plan Elements, the RICK Team envisions the EJ discussion included here, however, our formal recommendation would be discussed and evaluated upon evaluating all of the existing General Plan elements and latest regulatlons.

Ultimately, the RICK Team would draft goals, objectives, policies, and programs that reduce unique or compounded health risks and associated issues with the aim to reduce disparate outcomes and ensure the fair treatment and meaningful involvement of people of all races, cultures, incomes, and national origins.

Wildfire Hazard Planning
Addressing the risks, impacts, and inequities caused by wildfire requires a holistic and integrated approach. Per OPR General Plan Guidelines, the effort shall include community, tribal, and interagency outreach; a fire hazard and risk assessment, and goals, objectives, policies, and implementation programs addressing fire hazards and risk reduction. RICK will work collaboratively with Dudek's Urban Forestry Team to address wildfire risk and build resilience in Vista. As discussed in Task 1, Existing Conditions, Dudek will prepare a Fire Hazard and Risk Assessment, consistent with OPR's Fire Hazard Planning Technical Advisory (Public Review Draft — November 2020). This will inform the goals, policies and programs included in this section of the GPU.

Wildfire hazard goals, policies and program may include topics such as:

Evacuation routes;
Tentative map requirements in a State Responsibility Area (SRA) and Very High Fire Hazard Severity Zone (VHFHSZ); Fire safety standards and regulations;
Defensible space regulations;
Avoidance, reduction or minimization of wildfire risk measures; Fuel modification and land management; and,
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Disaster response, recovery and maintenance.

Climate Change Adaptation and Resilience
SB 379 (2015) amended GC § 65302(g)(4) to require that climate change adaptation and resilience be addressed in the safety element of all general plans in California. We also understand that the 2018 County of San Diego Multi -jurisdictional Hazard Mitigation Plan includes a Local Hazard Mitigation Plan (LHMP) for the City of Vista and that the City's 2021 Climate Action Plan CAP) includes a climate change vulnerability assessment consistent with Gov. Code Section 65302(g)(4)(A). The vulnerability assessment indicates the risks that climate change poses to the City of Vista and the geographic areas at risk from climate change impacts. Based upon this information, the RICK Team will create a set of adaptation and resilience goals, policies, and objectives based on the information provided in the vulnerability assessment for the protection of the community. Goals and policies will include the following required climate adaptation contents listed on page 157 in the OPR General Plan Guidelines.

The climate change adaptation and resilience goals and policies will be crafted to ensure compliance with the relevant 2021 Vista CAP policies.

F. Resource Conservation and Sustainability Element
The 2030 Vista General Plan Resource Conservation and Sustainability Element presents goals and policies aimed to preserve, protect, and conserve natural resources. Climate change goals and policies were included in the existing element to address Assembly Bill (AB) 32 and Senate Bill (SB) 375, which aim to reduce greenhouse gas (GHG) emissions. With a horizon year of 2050, the climate change and GHG reduction goals and policies should be bolstered to maintain a trajectory towards the statewide 2050 reduction target. This can be achieved through integration and compliance with SB 32, SB 743, California's Sustainable Freight Transport Initiative, 2021 Vista CAP policies, and the Statewide Energy Efficiency Collaborative (SEEC), ClearPath California tool.

The updated 2050 Resource Conservation and Sustainability Element shall establish a policy framework supporting the 2021 CAP reduction strategies and implementation measures and establish the policy framework for biological resource protection consistent with the Natural Community Conservation Plan City of Vista Subarea Plan. RICK and Dudek will work together to identify additional policies that should be incorporated into the updated Element and a streamlined approach to translate the Subarea Plan effort into implementable General Plan policy. The 2050 General Plan Resource Conservation and Sustainability Element shall include the OPR required content such as:

Natural resources;
Production of Resources;
Outdoor recreation;
Open space for public health and safety,
Open space for tribal resources;
Water;
Soils;
Rivers and other waters;
Wildlife;
Minerals and other natural resources; and,
Floodwater management.

G. Noise Element
Noise has long been an accepted part of modern civilization, but excessive noise can become an important environmental concern. Excessive noise can disturb the peace and quiet of neighborhoods so planning for noise compatible land uses near existing or projected high noise levels has become an effective technique at concentrating noise in already -designated loud areas. Based upon the findings of Task 2.1, Evaluation of Existing General Plan Elements and field surveys, analysis of the existing CITY OF VISTA I GENERPL PLAN UPDATE & PF.0,3,RAf ENVIPOIVI\/IENTAL IIVIF'ACT REPORT02/24/2026 C6 114 of 170

and projected noise conditions may be prepared to inform any recommended changes to the General Plan and updated Land Use Plan.

Dudek will provide technical support during the preparation of the Noise Element Update such that the section conforms to current OPR General Plan Guidance.

The updated Noise Element will identify and appraise noise problems in the community and analyze and quantify both current and projected noise levels for all the following sources: highways and freeways; primary arterials and major local streets; railroad operations and rapid transit systems; airport operations; industrial plants; and any other stationary noise sources identified by local agencies as contributing to noise in the community. RICK will collaborate with Dudek to develop appropriate noise -related policies for the Noise Element.

H. Implementation Plan
A general plan is ineffective if not well implemented. Implementation relies on building the policy framework into City processes —whether it be development review, capital programming and annual budgeting or others; specific plans; the Zoning Ordinance; subdivision ordinances; and public project consistency requirements; arnong other rnechanisms. To effectively implement the vision, goals, policies, and recommendations of the GPU, implementing measures must be carefully chosen, reflective of local needs, and carried out as an integrated program of complementary and mutually reinforcing actions. Similarly, implementing measures will be crdfled Lu curnplernenl Visla's CAP irnplernenling dcliuns.

In collaboration with City staff, the RICK Team will prepare an implementation plan that establishes a program for continued community engagement and monitoring of progress following adoption of the General Plan Update. The Implementation Plan will identify a complete list of implementation actions with an identification of the timing, estimated cost, responsible party or agency, and other (nonmonetary) resources required for each action. RICK will provide the City with a comprehensive review of the tools and documents that will need to be amended to ensure consistent implementation of the policies set forth in the GPU; these will include, but are not limited to, the zoning ordinance, capital improvement program, and other plans. Each element will include a listing of implementing actions, estimated timeframes for implementation, necessary resources (e.g., staffing, funding), and monitoring protocols. Each implementing action will be assigned a priority level (aspiratio nal/opportunistic, contingent upon available resources, critical, etc.) and, where appropriate, identified as part of a sequence of related actions. The RICK Team will engage key representatives of disciplines responsible for implementing the GPU. We will coordinate with these representatives and other stakeholders early and often in the planning process to help "ground truth" value, clarity, and feasibility of draft goals, policies, and implementing actions. The RICK Team will help facilitate coordination with neighboring jurisdictions to develop joint policies and coordinate on joint implementation of policy. We understand the importance of facilitating an interdisciplinary dialogue and coordination as it pertains to the implementation of the GPU. The RICK Team recommends more than a standard General Plan implementation program which are commonly used for annual General Plan progress reporting. We will assist City departments with facilitating a prioritization process for the set of implementation actions that will integrate with updates to the City's Capital Improvement Program (CIP) and its annual budgeting process. We will work with staff to identify low, medium, and high priority implementation actions from the General Plan and confirm distinct timeframes (in terms of years) for the various levels of priority. We will then meet with representatives from the Finance Department and present a matrix of implementation action items from the GPU in spreadsheet form, with cost estimates by year for the various action items, organized by priority level. We will work with finance staff to determine how to highlight action items from the GPU within the City's published budget documents and related CIP publications provided to City Council and the public. This process will help ensure that the highest priority action items resulting from the GPU remain prominent in City budget discussions (with various departments and with City Council) on a regular basis. 1.

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I. Consistency Analysis
Each of the General Plan elements will include a consistency analysis, including the Housing Element, to avoid overlap or duplication of efforts between different actors within and outside the City, in terms of implementation. This analysis will not only reveal the ways in which the elements rely upon and reinforce one another but also how each one contributes uniquely to the City's vision for its future.

J. Glossary
The final section of the General Plan will be a glossary of technical terms and a list of abbreviations.

Once the Administrative Draft GPU is prepared, the document will be provided to City staff for one round of review and revisions before being presented to the TAC, as further discussed in Task 3.6, TAC.

4.3.2 Screencheck I Draft General Plan
Upon receiving one consolidated set of comments on the Administrative Draft GPU, the RICK Team will respond to City staff comments in a comment matrix to present an organized method of responses to comments. RICK will address staff's comments and incorporate into Screencheck I Draft of the General Plan. This scope assumes receipt of one consolidated set of comments.

Due to the limited budget, this scope and fee assume preparation of only one screencheck prior to public review. Should a second screencheck be requested by City staff, additional fee would be required.

Deliverables:

Responses to Comments (digital copy PDF format)
Screencheck I Draft GPU (digital copy PDF format)

4.3.3 Public Review Draft General Plan
RICK will address staffs comments on Screencheck I and incorporate into the Public Review Draft of the General Plan. This scope assumes receipt of one consolidated set of comments. The Draft GPU will then be distributed for public review for community feedback on the goals, policies, and programs presented in the document. The Public Review Draft General Plan will be posted on the General Plan Update website and the City's website, and we assume staff will make it available at City Hall and the Vista Library. We assume that the General Plan will be circulated for public review at the same time as the General Plan Programmatic EIR described below.

As an optional task, the RICK Team can test the Draft GPU document's accessibility. This effort would help to reduce barriers to those that are visual and hearing impaired. A separate scope and fee will be provided upon request.

4.3.4 Final Draft GPU
Based on comments received during public review, responses prepared for the EIR, and additional comments and direction from City staff, the RICK Team will prepare the Final Draft GPU document for consideration by the decision makers. The Final Draft GPU will be presented for a recommendation for adoption by the Planning Commission and adoption by the City Council. It will be posted on the project website and the City's website, and we assume staff will make the document available at City Hall and local libraries.

Deliverables:

Administrative Draft GPU (digital copy PDF format)
Responses to Comments (digital copy PDF format)
Public Review Draft GPU (digital copy PDF format)
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Final Draft GPU (digital copy PDF format)
Task 5.0 - Programmatic EIR (PEIR)
Led by Dudek, the RICK Team will prepare the Program Environmental Impact Report (PEIR) and manage the California Environmental Quality Act (CEQA) compliance process for the project. Dudek has a history of successfully preparing EIRs for and within the City and based on working on past projects together, will integrate seamlessly with the overall project team. The RICK Team anticipates a discussion of the environmental analysis effort will be held at the beginning stages of the project process in order to discuss the approach and format of the CEQA document, review of previously prepared planning and environmental studies, technical studies required, growth projections, project alternatives, schedule and any project -related concerns or technical issues. Thereafter, Brooke Peterson and Mimi Morisaki will continue to be the RICK Team's points of contact and will provide regular updates to City staff at the bi-weekly meetings, as discussed further in Task 6, Project Management and Carey Fernandes, as EIR Task Lead, and Jennifer Sucha as EIR Task Manager, will join and participate in meetings as necessary.

Similar to the General Plan Update, the PEIR effort will be comprehensive with a focus on the document's abilities to streamline and tier future site specific projects, such as private development applications and capital projects, that are consistent with General Plan Update. Dudek is well versed in preparing Program EIRs that streamline future development pursuant to Section 15162 as well as prepared numerous 15162 Findings.

Dudek will prepare the Draft and Final PEIR to be consistent with City and State CEQA Guidelines including the EIR components described below. Dudek will assist the City with preparation of required CEQA notices and meeting the CEQA filing requirements including Notice of Preparation, Notice of Availability, Notice of Determination, all associated State Clearinghouse filing requirements, in addition to County Clerk filing requirements. The scope of work includes up to two cycles of City review and edits for each Draft and Final EIR deliverable.

The following tasks would be required to prepare a legally defensible PEIR.

5.1 Notice of Preparation (NOP)
A comprehensive and detailed project description will be developed including all aspects of the proposed project. Dudek will prepare a Notice of Preparation (NOP) to be submitted to all responsible and trustee agencies and to the public, informing them that the City is'initiating the environmental review required for the 2050. During the 30-day scoping period, one public meeting will be held to take comments on issues to be addressed in the PEIR. Based on budget limitations, the RICK Team has assumed one meeting will be held and that an extended noticing period could be provided to allow for broadest community awareness and input. Dudek will coordinate with City staff on the meeting format. It is assumed City staff will reserve a public meeting space and complete the public noticing of the scoping meeting. Dudek will summarize NOP comments received in a memorandum to be provided to the team.

Deliverables:

Meeting attendance
Meeting materials (including, Powerpoint presentation and slight revisions to corresponding public outreach materials)

5.2 EIR Issue Analysis
In order to achieve schedule targets, analysis for the PEIR would be conducted concurrently with preparation of the General Plan Update to the extent feasible. Certain aspects of the analysis will rely on finalization of the ultimate land use and mobility network; however, other aspects of the analysis would proceed under a concurrent process. The PEIR will address development standards, design guidelines, and policies to be included in the General Plan elements as a means of mitigating potential CITY of VISTA I GENERAL PLAN UPDATE & PROGRAN/i ENVIRONMENTAL IMPACT REPORT W 02/24/2026 C6 117 of 170

impacts. Where additional mitigation measures are needed beyond existing standards, policy, and regulations, the mitigation will be developed in a way that can be feasibly implemented by future specific projects associated with build -out of the General Plan.

Deliverables:

EIR Issue Analysis Memorandum (digital copy PDF format)

5.3 Cumulative Analysis
The cumulative impact analysis will consider impacts associated with currently approved and reasonably anticipated projects within and surrounding the City. The list of projects to be included in the cumulative analysis along with the discussion of potential impacts will be developed in consultation with City staff.

Deliverables:

Cumulative Analysis Project List (digital copy PDF format)

5.4 Project Alternatives
Dudek will work closely with City staff and the RICK Team to develop alternatives, keeping in mind the goal of selecting alternatives capable of reducing impacts associated with the proposed GPU. Our project approach including Dudek throughout the project process and particularly in the development and analysis of the land use alternatives in Task 4.2. We anticipate that the land use alternatives will inform the CEQA alternatives. Along with identifying an environmentally superior alternative, this section will include a comparative analysis table to facilitate the reader's understanding of the project alternatives and environmental issues evaluated.

Deliverables:

Up to four (4) Project Alternatives (digital copy PDF format) o Comparative Analysis Table (digital copy PDF format)

5.5 Other Mandatory CEQA Topics
For a complete and defensible document, the PEIR will include an executive summary, introduction, project description, growth inducement, significant irreversible and unavoidable changes, effects found not to be significant, and a list of organizations and persons consulted. A mitigation monitoring and reporting program (MMRP) will be prepared which contains a list of the mitigation measures and monitoring programs required for each identified significant environmental issue.

Deliverables:

Draft PEIR Outline (digital copy PDF format)

5.6 Technical Analyses
The RICK Team will prepare a comprehensive data needs request as part of Task 1.0 above. However, based upon existing conditions analyses prepared in Task 2.0, Existing Conditions Report and review of all project materials, Dudek will prepare a request for any outstanding data needed to conduct the analysis. If precise information on a particular factor is not available from the City, Dudek will make every effort to quantify these items using the best available information for comparable data sources, but in all cases will consult first with the City regarding the information needed. Details of the analysis (e.g., daily criteria air pollutant emission calculations and annual GHG emission calculations) will be included in an appendix to the technical report.

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5.6.1 Air Quality Assessment
Dudek will prepare a combined technical report assessing the air quality and greenhouse gas (GHG) emissions impacts of the proposed General Plan Update utilizing the significance thresholds in Appendix G of the CEQA Guidelines, the San Diego Air Pollution Control District (SDAPCD) guidance, and City guidance, as applicable.

Local and regional climate, meteorology, and topography as they affect the accumulation or dispersal of air pollutants will be presented in the air quality assessment. Current air quality conditions and recent trends in the San Diego Air Basin, where the proposed project is located, will be described per California Air Resources Board (CARB) and U.S. Environmental Protection Agency (EPA) annual air quality monitoring data summaries. Federal, state, and local regulatory agencies responsible for air quality management will be identified, and applicable federal, state, and local air quality policies, regulations, and standards will be summarized.

While construction is project specific and difficult to estimate at a plan -level, to disclose the magnitude of potential construction -generated criteria air pollutant emissions associated with future development under the proposed General Plan Update, Dudek will estimate construction emissions of criteria air pollutant using the California Emissions Estimator Model CaIEEMod) based on basic land use inputs. If appropriate, Dudek will identify mitigation measures to be incorporated into future development projects associated with the proposed General Plan Update. Operational emissions will be estimated for the first year of full operation after buildout of uses under the proposed General Plan using CaIEEMod and incorporating the vehicle miles traveled (VMT) from the transportation analysis. The long-term operational analysis will quantify mobile, energy, and area source emissions generated by buildout of uses under the proposed General Plan based on project -specific data or default values in CaIEEMod, as available. Dudek will also estimate the emissions from operation of the existing land use parcels that would change under the current General Plan, which will be used to calculate the net change in criteria pollutants associated with the proposed land use designation changes under the proposed General Plan. Dudek will then compare estimated project - generated emissions to the thresholds selected by City staff. Of note, the County of San Diego thresholds based on SDAPCD Rule

20.2 New Source Review are project -level and there are no recommended program -level thresholds; however, application of the project -level thresholds are conservative.

Based on the nature of the proposed General Plan Update, it is assumed that no stationary sources of emissions (such as diesel generators) will be associated with the project and no operational health risk assessment will be required. It is also assumed that a health risk assessment evaluating the potential impacts of existing sources of toxic air contaminants (e.g., diesel vehicles on freeways or gas stations) on future sensitive receptor land uses (i.e., residential housing) is not required, but can be provided under a separate scope and budget upon request. Because of the high-level analysis performed for the construction assessment, no construction health risk assessment is proposed, but can be provided upon request. Dudek will qualitatively' evaluate health effects of criteria air pollutant emissions within the report. Dudek will also qualitatively evaluate whether traffic associated with the proposed project could lead to potential exposure of sensitive receptors to substantial localized concentrations of carbon monoxide (CO hotspots). Accordingly, the potential for the General Plan Update to adversely affect sensitive receptors will be qualitatively evaluated and mitigation measures will be identified as appropriate.

The potential for project construction to exacerbate the incidence of Valley Fever fungal spores (Coccidioides immitis) exposure will be addressed in the report. This assessment will be qualitative and will discuss the causes, effects, and incidence of Valley Fever in the project area and include recommended mitigation to reduce the potential exposure of construction workers to Valley Fever fungal spores. All Appendix G thresholds will be evaluated, including the potential to result in other emissions such as odors or to impede attainment of the current SDAPCD Regional Air Quality Strategy.

5.6.2 Greenhouse Gas Emissions Assessment
The GHG emissions assessment will include a setting and background discussion consisting of a summary of the greenhouse effect and global climate change, potential changes to the global climate system and to California, and emission inventories

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at the national, state, and local levels. It will also include a summary of the key federal, state, and local regulatory actions and programs to reduce GHG emissions relevant to the proposed General Plan.

Dudek will estimate the GHG emissions associated with construction and operation (from mobile sources, natural gas usage, electrical generation, water supply, wastewater, and solid waste disposal) from buildout of uses under the proposed General Plan using CalEEMod and based on the same assumptions utilized in the air quality analysis. Dudek will also estimate the GHG emissions from operation of the existing land use parcels that would change under the proposed General Plan, which will be used to calculate the net change in GHG emissions.

In October 2021, the City's Climate Action Plan (CAP) was finalized, which is a qualified GHG emissions reduction plan in accordance with CEQA Guidelines Section 15183.5 meaning that projects can tier their CEQA GHG emissions analysis from it. For CEQA streamlining, the CAP plans to provide a Consistency Review Checklist (Checklist); however, the Checklist is not available yet. While the Checklist may be available at the time of GHG emissions analysis preparation, our understanding is that the Checklist would contain GHG reduction measures that would apply to individual development projects and is likely not applicable to a plan - level analysis such as the proposed General Plan Update. As such, Dudek will work with City staff to determine the appropriate approach to evaluating the potential for the General Plan Update to conflict with the CAP, which may be determined based on consistency with the CAP's seven overarching strategies. Of note, the CAP's GHG inventory is based on existing land uses and the projections are based on a continuation of current trends in activity, population, and job growth, which form the foundation for the GHG reduction targets and the necessary reduction strategies. Because the General Plan Update may include rezoning that may conflict with the land use assumptions used for the CAP emissions inventory, a land use comparison may be required.

Nonetheless, for budgetary purposes, Dudek assumes a qualitative CAP consistency analysis will be performed; however, a quantitative CAP consistency analysis could be provided upon request from the City under a separate scope and budget and following consultation on the appropriate approach.

Dudek will also qualitatively evaluate the project's potential to conflict with other applicable plans, policies or regulations adopted for the purpose of reducing GHG emissions such as state regulations (2030 and 2050 reduction goals identified in Senate Bill 32 and EO S-3-05), CARB Scoping Plans, and the San Diego Association of Governments Regional Transportation Plan/ Sustainable Communities Strategy. Any General Plan goals and strategies that would potentially reduce GHG emissions will be highlighted.

5.6.3 Energy EER Assessment
Dudek will prepare an energy assessment for the General Plan Update per Appendix G of the CEQA Guidelines including if the project would (1) result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation, and (2) conflict with or obstruct a state or local plan for renewable energy or energy efficiency. The analysis will summarize electricity, natural gas, and petroleum energy sources and provide the relevant regulatory framework. The project will be assessed in regards to construction and operational energy consumption of electricity, natural gas, and petroleum consumption, which will be quantified using CaIEEMod data from the GHG assessment. 16 li- -yam In addition to operational energy consumption for General Plan buildout, energy consumption associated with operation of the existing land uses will be estimated using CaIEEMod default values to estimate the net change in energy consumption. Project CITY OF VISTA E''JEF 'Lr. U'i6-E PFC F / Eiji,'IRC'I il=w-IF<.-,;EFG p02/24/2026 C6 120 of 170

elements that would reduce the project's energy demand during construction and operations will be identified in the analysis and quantified as available. Dudek assumes that the City or its representatives will provide a list of the General Plan Update energy conservation polices and strategies prior to initiating GHG emissions modeling, as the energy analysis will be prepared consistent with the emissions modeling assumptions.

5.6.4 Noise
Dudek has an opportunity to assist the City of Vista, California (City) in the update of its General Plan (GP) and preparation of an associated program -level EIR (PEIR), which is intended to streamline implementation of the GP Update and facilitate environmental reviewing tiering for future private development applications and capital projects. Additionally, while the City's Request for Proposal (RFP) does not request an update of the current GP Noise Element, Section III.0 indicates that Dudek would work with City staff to evaluate the effectiveness of policies and programs of each element. Hence, to develop the requested noise section of the GP Update FOR that will assess potential noise and vibration impacts attributed to the GP Update and in a manner consistent with current CEQA significance criteria (i.e., Appendix G checklist for noise), Dudek proposes a set of services as described below.

Establish Baseline Conditions
Existing and Future Roadway Traffic Noise Modeling
Airport Noise Evaluation
Railroad Noise Modeling
Commercial/Industrial Noise Modeling
Construction Noise Evaluation
Noise and Vibration Impact Assessment

5.6.5 Cultural/Historic Resources
A cultural resources report will be prepared for the proposed GPU to address existing conditions, and the potential constraints and opportunities related to cultural resources within the City of Vista. The analysis will include a records search of local databases, a search of the Sacred Lands File, and tribal outreach to accurately represent the existing conditions diccuccion of the PEIR.

For this PEIR, Dudek will review archival cultural information for the approximate 19 square miles that represent the incorporated portion of the City of Vista. As such, the largest component of the cultural resources study is focused on the records search and interpretation of results. Dudek will begin by requesting a California Historical Resources Information Systems (CHRIS) records search of the City of Vista at the South Coastal Information Center (SCIC), which houses cultural resource records for San Diego County. Due to COVID-19 restrictions, Dudek personnel are not allowed to access the SCIC archive. Instead, SCIC personnel will complete the search. The purpose of the records search is to identify previously recorded cultural resources located within the City. In addition to a review of previously prepared site records and reports, the records search will also review historical maps of the City, ethnographies, the National Register of Historic Places (NRHP), the California Register of Historical Resources (CRHR), the California Historic Property Data File, and the lists of California State Historical Landmarks, California Points of Historical Interest, Archaeological Determinations of Eligibility, and historical Sanborn Fire Insurance maps. Dudek's direct cost for accessing and copying the records search files (i.e., resource shape files and site record forms) will be $4,000.

Dudek will also initiate correspondence with the Native American Heritage Commission (NAHC) to request a search of the Sacred Lands File for any known Native American resources identified within the PEIR limits, i.e. the incorporated City of Vista.

As part of the results of this search, the NAHC will provide a Contact List of tribal individuals and organizations that may have additional information concerning resources in the PEIR limits. As part of the inventory process, letters will be sent to these contacts via Certified Mail requesting any information concerning resources that may be impacted by the proposed project.

This correspondence is for the purposes of collection data and informing the technical report, not for Tribal consultation. Dudek

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assumes that Tribal consultation pursuant Assembly Bill 52 and Senate Bill 18 will be completed by the City. However, Dudek archaeologist will assist the City to ascertain Tribal values associated with particular sites.

Dudek's cultural resources team will analyze the archival search results and tribal outreach responses to identify potential constraints for the GPU, such as significant or potentially significant archaeological resources known within the PEIR limits.

Dudek will summarize the results of the research in a cultural resources report in accordance with CEQA and City of Vista regulations. The report will include a Project location and description, regulatory context, environmental and cultural backgrounds, methodology, a summary of archaeological archival searches, and a summary of Tribal outreach responses.

Dudek's cultural/historical team will assist in preparing the PEIR, including consultation with City staff.

All historic resources work will be prepared by Dudek staff who meet the Secretary of the Interior's Professional Qualification Standards for historian or architectural historian. Dudek staff has extensive experience working in San Diego County and preparing both project -specific and programmatic analyses in support of complex CEQA projects. In support of the City of Vista General Plan Update, Dudek Architectural Historian Staff will prepare a Built Environment Inventory Report (BEIR). The report will include a timeline of significant events in the City's history, an overview of known historical resources, regulatory setting, and assistance with development of historical resources goals and policies. To prepare this report Dudek will complete the following tasks:

Records Search Review: Review and summary of the CHRIS records search with a focus on built environment properties included in the scope for archaeology), the Built Environment Resources Directory (BERD), and any locally designated resources.

Built Environment Constraints Mapping: Dudek will summarize this information in the BEIR and prepare a map of the plan area that includes locations of previously identified properties that are considered built environment CEQA historical resources.

Historic Context Update: Dudek will prepare an updated historic context statement for the Plan Area (utilizing the existing context where ,feasible). As part of this task Dudek will conduct limited desktop and archival research at local repositories.

No more than one (1) day of local research is assumed.

BEIR Technical Report Preparation: Dudek will summarize all the work conducted in present it in the BEIR.

PEIR Cultural Resources Section: Information presented in the BEIR will be summarized in the Cultural Resources section of the PEIR to document the existing conditions of the Plan Area to provide an overview of built environment CEQA historical resources constraints. The section will include CEQA impact analysis and management recommendations if necessary.

5.6.6 Biological Resources
Dudek will prepare an Existing Conditions Report summarizing the biological resources within the General Plan Update area. Available literature and data will be used to prepare this report (e. g., SANGIS, California Natural Diversity Database, U.S. Fish and Wildlife Service Occurrence Data and Critical Habitat, National Hydrography Dataset, National Wetland Inventory, etc). If site -specific visits are necessary, this can be provided on an as -needed basis under a separate scope. This PEIR section will include existing conditions, impact assessment, and mitigation measures and/or policy recommendations. Based on input from City staff, Dudek will identify potential impacts to these resources resulting from General Plan Update implementation and identify the policies and implementation measures that address those impacts. Figures depicting biological resources will be included in the Existing Conditions Background Report and PEIR.

5.6.7 Geology/Soils
The City of Vista is located in the northeast portion of San Diego County where the topography is relatively gentle with steeper slopes occurring along drainages and approaching the San Marcos Mountains. Steeper slopes on the City's west, south, and north edges are at risk of seismically induced landslides. Historically, seismicity of the San Diego Region has been relatively low compared to other parts of Southern California but remains as a potential threat. The active earthquake faults found in the region are part of the San Andreas Fault System and also include the San Jacinto, Coyote Creek, Elsinore, and Agua Caliente CITY OF VISTA i GENERAL CLAN UPDA:'E &'. PRCGRAN/i ENV"F0MOIENTA.L !lv,P%CT REPORT02/24/2026 C6 122 of 170

faults. Most of the City is situated on bedrock with a thin veneer of soil/ sediment; sturdier soil composition that observes low potential for liquefaction, subsidence, lateral spreading, and expansive soils. According to mapping compiled by the California Geological Survey, the City is not identified by the California Geological Survey to be in an area susceptible to liquefaction.

Dudek will programmatically evaluate the short-term and long term geologic and soils impacts associated with development and redevelopment that would occur as part of the General Plan Update. Dudek will review data compiled from USGS, CGS and the NRCS for consideration of existing conditions and hazards that could present constraints to future development. The analysis will also consider the proposed policies of the General Plan Update and how, along with existing building code requirements, the potential impacts would likely be reduced to less than significant levels.

5.6.8 Paleontological Resources
A Paleontological Resources Technical Memorandum would be prepared separate from the Cultural/Historic Resources Report. This will consist of a records search completed at the San Diego Natural History Museum for an assumed direct cost of no more than $2,000. The records search will be performed for a %-mile radius and will generate maps of significant fossil finds, fossiliferous deposits, and paleontological sensitivity maps. The City's paleontological sensitivity have been previously defined, but the records search and analysis of recent discoveries will be used to update paleontological sensitivity mapping, which will serve as the justification for paleontological monitoring at various levels of effort. Dudek will generate a stand-alone paleontology letter report documenting the results of the analysis and recommendations for monitoring consistent with the City's guidelines for paleontological documentation and recently adopted paleontological resources and grading ordinance.

Dudek will request a paleontological resources records search from the San Diego Natural History Museum. The purpose of this records search is to determine whether there are any known fossil localities in or near to the project area and to identify the geologic units present. In addition, Dudek will review geologic maps and paleontological and geological reports to identify geologic units present within the project area and establish the area's stratigraphy. This information will be used to determine paleontological sensitivity.

5.6.9 Hazards and Hazardous Materials
The General Plan Update would include new construction and redevelopment with changes in the use, storage, transportation and disposal of hazardous materials. In general, there are sufficient regulatory requirements that oversee the handling of hazardous materials such that impacts would be less than significant. For the EIR, Dudek will provide an overview of the existing regulatory environment as well as the General Plan policies that should protect the public from exposure hazards. Dudek will also discuss the issues of legacy contaminants that could be exposed through disturbance of subsurface materials during construction and how changes in land use can result in potential exposure risks such as soil vapor intrusions on a programmatic level.

In addition, recent trends have increased awareness of wildfire hazards which are considered a primary concern for public safety in the City of Vista. Factors such as a dry climate, a semi -rural setting, an abundance of dry, low-lying brush, open hillsides, and the frequency of high wind velocity from Santa Ana winds contribute to the City's overall fire risk. Large portions of the City are built and developed and must adhere to Fire Code requirements, reducing potential impacts of wildfires in these areas.

However, wildfires are of special concern in communities located in the Wildland-Urban Interface (WUI). WUI areas are located within City boundaries and are of particular concern to the Vista Fire Protection District.

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Dudek will programmatically evaluate short-term construction impacts and long-term operational impacts that would be associated with development and redevelopment related to the General Plan Update. The analysis will consider existing regulatory requirements, the proposed General Plan policies and a wide range of potential changes in land uses that could occur under the General Plan Update.

5.6.10 Hydrology and Water Quality
The City has several watercourses that provide drainage of storm runoff including Buena Vista Creek, Agua Hedionda Creek, and Loma Alta Creek.

The City is located approximately six miles from the Pacific Ocean. Thus, flooding in the City is primarily the result of a lack of adequate storm drainage facilities. FEMA maps indicate portions of the City as being within the 100-year floodplains, and 500-yearfloodplain, including areas along both the Buena Vista Creek and Agua Hedionda Creek. Existing requirements and design standards of the Grading Ordinance as well as the City's Development Code Section 16.48, requires issuance of a Development Permit to be issued by the X
Floodplain Administrator prior to any construction or other development in any of the flood hazards areas. The City's existing Land Use Element of the General Plan outlines policies that help to discourage future development within these zones and would likely continue with the proposed General Plan Update.

Dudek will review the existing conditions related to drainage infrastructure and provide a programmatic analysis of how potential changes to drainage patterns can be effectively managed through adherence to existing regulatory requirements to reduce impacts. In addition, water supply as it pertains to the use of groundwater and the potential effects on groundwater supplies will be included in the analysis for the CEQA section.

5.6. 11 Utilities
The RICK Team will programmatically evaluate the adequacy of existing utilities, including capacity of wastewater treatment, potable water treatment, stormwater drainage facilities, water supply, and landfills, to accommodate development and redevelopment associated with the proposed General Plan Update.

Wastewater generated within the City is treated by the City of Vista Sanitation District and the Buena Sanitation District. The majority of sewer flows generated from the City drains to the Encina Wastewater Treatment plant via the Vista -Carlsbad Interceptor, with the exception of a few subareas that drain to the treatment plant via the Buena Interceptor. A Sewer Master Plan was prepared in 2008 for the district and included recommendations for upgrades at that time. The EIR will discuss current conditions and capacities that include capital improvement projects completed to date as appropriate.

Water service within the city is provided by the Vista Irrigation District with supply sources including Colorado River diversions, State Water Project deliveries, and groundwater that is pumped into Lake Henshaw. Water supply and demand information is included in the 2020 UWMP for the District and will be used as a primary source to discuss and evaluate water supply infrastructure on a programmatic level in the EIR.

Solid waste for the City is collected by the Escondido Disposal Corporation and transported to the Sycamore Landfill in Santee.

The Sycamore Landfill is currently projected to operate until 2042. The EIR will evaluate how the General Plan Update may impact remaining capacity at the landfill.

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5.6,12 Transportation
The RICK Team, led by CRA, will prepare a CEQA-level transportation impact study (TIS) to evaluate potential traffic impacts associated with the future alternatives (up to four including No -Project) on the transportation system. CRA understands that SB 743 creates many challenges and opportunities as local agencies strive to maintain a proper balance between the need to manage traffic congestion, and the desire to reduce VMT and provide for multimodal travel systems CRA understands thPSP challenges based on their VMT-based program -level transportation impact studies to support general plans and community plans including the Kearny Mesa Community Plan Update, Barrio Logan Community Plan Update, El Centro General Plan Update, and Wildomar Mobility Plan. CRA is also at the forefront of SB 743 implementation where they have assisted many jurisdictions to develop SB 743 compliant transportation study guidelines and VMT-based transportation impact fee programs for the County of San Diego, Port of San Diego, San Diego Unified School District, and the cities of San Diego,, Chula Vista, and Solana Beach.

CRA staff have also contributed significantly to the Region's Transportation Impact Study Guidelines for implementing SB 743 as members of the I I L Mobility Task Force SB 743 Subcommittee.

Based on the extensive hands-on experience that CRA has with implementing the SB 743 regulations and overall understanding of the GPU project, CRA will produce a TIS that will be based on VMT with program -level VMT mitigation measures, as necessary.

5. 7 Draft PEER
Dudek's project manager, Carey Fernandes, AICP, will work with the project team to update the project description to reflect the proposed changes to the General Plan. Concurrent development of mitigation measures and policies will be an iterative process in concert with finalization of the General Plan, such that goals, policies, and implementation measures can be used as mitigation measures, where appropriate. The project description will form the basis for the environmental analysis and will be submitted to City staff for review prior to commencing work on the technical analysis. Dudek will prepare an Administrative Draft Screencheck and Draft PEIR. The Administrative Draft PEIR will contain the following chapters:

Introduction
Executive Summary
Project Description
Land Use, Planning and Population and Housing
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Environmental Analysis. It is anticipated the PEIR will evaluate the issue areas listed as follows:

Agricultural Resources
Air Quality/Climate Change/Greenhouse Gas
Biological Resources
i Cultural/Historic Resources
Energy
o Geology, Soils and Mineral Resources
D Hazards and Public Safety
Hydrology, Water Quality and Flooding
Noise and Vibration
Public Services and Water Supply
Public Utilities
Recreation
o Transportation and Circulation
o Tribal Cultural Resources
0 oVisual Resources
o Wildfire
Other CEQA Considerations
Alternatives
The PEIR will address a minimum of three alternatives that could feasibly attain the basic objectives of the General Plan Update.

Determination of specific alternatives will be done in coordination with the larger RICK Team and City staff, and it is anticipated that some of the earlier General Plan land use plans will be used to develop a feasible alternative.

Following approval of the Screencheck Draft PEIR, Dudek will coordinate with the City for the publication and public review of the Draft PEIR. This scope and fee assumes preparation of an Administrative and Screencheck Draft PEIR. If a second Screencheck Draft PEIR is requested by City staff, an amendment to this fee would be required.

Deliverables:

Administrative Draft PEIR (digital copy PDF format and 8 hard copies) Screencheck Draft I PEIR (digital copy PDF format and 8 hard copies) Public Review Draft PEIR distribution to State Clearinghouse and City staff (digital copy PDF format and 10 hard copies)

5.8 Final EIR (FEIR)
The scope of work includes up to two cycles of City review and edits to responses to public comments, Final edits to the PEIR, in addition to CEQA findings. The Final PEIR scope includes Response to Public Review Comments, and FEIR edits.

After the close of the 45-day comment period, Dudek will bracket and number each individual comment received within each comment letter and any comments received during the public hearing and will prepare responses to each comment. Dudek anticipates working closely with City staff and the RICK Team in preparing and revising the responses to comments. As needed, edits to the Draft PEIR will be incorporated in strikeout underline to generate the Final PEIR. In addition, CRA will respond to any TIS or VMT-related comments.

Dudek will also prepare the Mitigation Monitoring and Reporting Program (MMRP) for the project. The MMRP will follow the City's format and include each mitigation measure identified, timing, entity responsible for implementation, and method of compliance. A draft of the MMRP will be provided with the Administrative FEIR.

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Applicable CEQA findings will be prepared in coordination with City staff. Where significant and unavoidable impacts are identified, Dudek will work closely with the City to ensure the policy reasons for supporting significant and unavoidable impacts are clearly defined in the record.

Finally, a Notice of Completion will be prepared and Dudek will also upload all files to the State Clearinghouse on behalf of the City.

Deliverables:

Organized comments and responses (digital copy Word/PDF format) MMRP and Statement of Overriding Considerations (digital copy PDF format) FEIR (digital copy PDF format and 10 hard copies)
PHASE 05 - APPLYING THE PLAN
Task 6.0 - Public Hearings
The RICK Team will be available to support City staff in their presentations to the Planning Commission and City Council. RICK Team Principal-In-Charge/Project Manager, Brooke Peterson, will attend public hearings and participate in staff presentations, as needed, to support City staff.

The RICK Team will also be available to present the Planning Commission and City Council with our findings and recommendations from the Existing Conditions Report.

The RICK Team, including our subconsultants, will also be active in the public hearings process for adopting the GPU.

Deliverables:

Attendance at up to three (3) Planning Commission and three (3) City Council public hearings The RICK Team will be prepared to answer questions as directed by staff and/or decision -makers ASSUMPTIONS:

City staff will prepare staff reports, legislative documents, and other required materials for all public hearings.

Task 7.0 - Monitoring and Evaluation
The RICK Team understands that the monitoring program will need to be straightforward and efficient for City staff use while clearly displaying the CPU's implementation progress for both City use as well as engagement with the community. Based on the Implementation Plan created in Task 4.3 above, RICK will prepare a specific monitoring program City staff to use following GPU adoption.

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The monitoring program will include criteria for continued community V engagement to monitor progress. Preliminary ideas for periodic community "~ engagement techniques include website updates with eblast notifications and •'.= •` .' S
newsletters provided on a quarterly or bi-annual basis. s}'
In addition, the monitoring program will include the contents and suggested by OPR for the Annual Progress Reports (APRs), including but not limited to: - -. ~. ;, . ",+. t'c '• Introduction;
Table of Contents;
Date of presentation/acceptance by the local legislative body (agenda`" item or resolution);
Measures associated with the implementation of the general plan with specific reference to individual element;
Housing Element APR reporting requirements;
The degree to which the General Plan complies with OPR's General Plan Guidelines, including environmental justice considerations, collaborative planning with the military lands and facilities, and consultation with Native American tribes; The date of the last update to the General Plan;
Priorities for land use decision making that have been established by the local legislative body (e. g., passage of moratoria or emergency ordinances);
Goals, policies, objectives, standards or other plan proposals that need to be added or were deleted, amended, or otherwise adjusted; and,
One or more lists of the following, including reference to the specific general plan element or policy, status (i.e., approved/ denied, initiated/ongoing/completed, etc.), and brief comment on how each advanced the implementation of the General Plan during the past year:

Planning activities initiated —These may include, but are not limited to, master plans, specific plans, master environmental assessments, annexation studies, and other studies or plans.

General Plan amendments —These may include agency -driven as well as applicant -driven amendments. u Major development applications processed.

Deliverables:

Administrative Draft Monitoring Program (digital copy PDFformat) Final Draft Monitoring Program (digital copy format)
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Brooke Peterson AICP
Al
Jennifer Sucha AICP, LEED AP ND
A19
Principal-in-Charge/Project Manager Environmental Review Brian Mooney FAICP A3
Vanessa Currie
A20
Strategic Advisor and QA/QC Lead Environmental Planner
Mimi Morisaki AICP
A5
Jennifer Reed
A21
Deputy Project Manager Air Quality Specialist
Jeff Barfield AICP LSIT A7
Callie Amoaku
A22
Principal Planner Biologist
Britt Palmberg AICP A8
Danielle Berger AICP
A23
Principal Planner/Economic Analyst Recreation/Transportation Specialist Greg Mattson AICP A9
Adam Giacinto A24
Senior Planner Archaeologist
Shannon Baer
A10
Josh Saunders AICP
A25
Associate Planner Aesthetics/Visual
Hannah Wong All
Eric Schniewind
A26
Associate Planner/Graphics Geologist/Hydrologist/Hazardous Materials Specialist Keath Flint Al2
Mark Storm INCE Bd. Cert.

A27
Project Urban Designer/Visual Simulations Acoustician
Mario Terrazas
A13
Diego VelaSCO AICP, LEED AP
A28
GIS Manager Urban Design Lead/Outreach
Ursula McDonald
A14 Gary London A29
Graphic Designer Economics Task Lead
Karen Van Ert PE
A15
Nathan Moeder
A30
Civil Engineer/Infrastructure Principal Economist
Brendan Hastle PE, LEED AP
A16
Monique Chen PE A31
Water Resources/Infrastructure Mobility Task Lead
Venkat Gummadi PE, QSD/P, CPESC A17
Andrew Prescott AICP
A32
Water Resources/Infrastructure Lead Transportation Planner Carey Fernandes AICP AZ8 Phuong Nguyen PE A33
Principal, EIR Task Lead Lead Traffic Engineer
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YEARS
21 EDUCATION
MA, City and Regional
Planning, California State
University, San Diego
BA, Biology, Occidental
College

CREDENTIALS
American Institute of
Certified Planners (AICP), No.
152123
Foundations in Public
Participation, International
Association for Public
Participation (IAP2)

PROFESSIONAL

AFFILIATIONS
American Planning
Association (APA)
Lambda Alpha International
LAI)
San Diego Environment+
Design Council
California Urban Forests
Council
Urban Land Institute (ULI)
Building Industry Association
BIA)

BROOKE PETERSON AICP

PRINCIPAL -IN -CHARGE / PROJECT MANAGER
Brooke Peterson is an Associate Principal with RICK and manages their California Planning practice. Brooke's career includes a wide range of long-range policy planning, development project planning, urban design, and environmental planning experience for both the public and private sectors. She has worked on general plans, community plans, corridor and specific plans, master plans, redevelopment, mixed -use and TOD development, regional energy plans, public health, urban greening, and public engagement. Brooke has expertly led high -profile, controversial projects such as the Morena Corridor Specific Plan and De Anza Revitalization Plan for Mission Bay in San Diego. She was also Project Manager for the National City Comprehensive Plan Update EIR which included the General Plan and Zoning Code Update, Climate Action Plan, and five development projects, as well as the West Carson TOD Specific Plan for the County of Los Angeles and the City of La Mesa Downtown Village Specific Plan. She is currently the Project Manager for the City of San Diego Planning As -Needed Services contract which primarily includes the preparation of community/ specific/and master plans.

Brooke has expertise with land use -transportation integration, context -sensitive development, energy -efficient land use planning, stakeholder and public outreach with specific skill in facilitating issue resolution. Her comprehensive planning work has required close coordination with complex project teams, various staff, and decision makers on controversial issues and decisions. Brooke has also served as a direct extension of staff for a number of agencies to provide support in amending community plans, zoning ordinances, and design guidelines; managing consultants; and preparing findings and staff reports.

Representative projects include:

General Plan, Zoning Code Update, EIR, and Climate Action Plan, National City, CA: As Project Manager, Brooke provided review of the draft general plan, assisted with the development of a citywide form -based code, and prepared a comprehensive Program/Project EIR to evaluate potential environmental impacts of adopting the General Plan and Land Use Code update and several proposed individual projects. She also prepared a CAP, which included a comprehensive strategy to reduce greenhouse gases. The CAP also included strategies related to energy use, transportation, land use, solid waste management, air quality, public health, water conservation, economic development, agriculture, and open space protection. Work completed with previous employer.

Lake Elsinore General Plan and EIR, Lake Elsinore, CA: Prior to joining RICK, Brooke was responsible for managing, revising and updating all elements of the City's General Plan. In addition to the mandatory General Plan elements, comprehensive Background Studies were prepared and new Community Plans were created for each unique community in the City to preserve and promote community identity. The project involved a citywide public participation and visioning program to maximize citizen involvement, and development of an innovative land use plan and alternatives. A master environmental document for the update was prepared and processed.

Brawley General Plan Update, Brawley, CA: Brooke served as the Lead Planner for the City's comprehensive General Plan update and associated environmental documents. One of the project successes in preparing the comprehensive update was the creation of Downtown Overlay Districts (DODs) with the purpose to maximize the potential of the area and allow a more exciting and compatible mix of civic, recreational, retail, office, light -industrial and residential uses.

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General Plan Land Use and Circulation Element Update, Imperial County, CA: Brooke contributed to the update of the County of Imperial General Plan. The final document placed special project emphasis was placed on land use planning for Renewable Energy and conservation of open space. The Program covers over 3 million acres and includes preparation of an Environmental Baseline Study, objectives and the development of long range planning policies and programs.

East Valley Specific Plan, Escondido, CA: Brooke serves as the Principal -in -Charge for the East Valley Specific Plan for the City of Escondido. The East Valley Specific Plan efforts included crafting development policies and standards, engaging the community through public workshops and hearings, and generating a Land Use Plan that reflects community input, market compatibility, and the City's vision. Brooke was integral in the preparation of the Existing Conditions Report, the Vision Statement, Specific Plan and outreach presentations. Brooke facilitated virtual public outreach events that accommodated working families during the COVID-19 pandemic. The East Valley Specific Plan was prepared to update the area's development potential and guidelines to account for the relocation of the Palomar Hospital and various other market trends.

Morena Boulevard Corridor Specific Plan and EIR, San Diego, CA: As Project Manager for the Morena Corridor Specific Plan, Brooke was responsible for the preparation of a transit -oriented Specific Plan for a 230-acre corridor along Morena Boulevard in San Diego. The project was intended to facilitate reinvestment and development of a post -World War II suburban character neighborhood to support two future light rail stations and adjoining Artisan and Employment Districts.

The project included preparation of policies, design standards, new zoning regulations, site design, economic analysis and mobility planning. Work was completed with a previous employer.

City of San Diego Planning As -Needed Services, San Diego, CA: Brooke served as the overall Project Manager for the current City of San Diego As -Needed Multidisciplinary Planning Services contract for the last four years. In that capacity, she managed the Morena Corridor Specific Plan, De Anza Master Plan and Mission Bay Park Master Plan Amendment, and the Fiesta Island — Mission Bay Park Master Plan and Local Coastal Programs Amendment and EIR projects.

County of San Diego Advance Planning and Land Development On -Call Services, San Diego, CA: Brooke serves as Principal -in -Charge on two multiple year contracts and provides project oversight to both. Task Orders management includes monitoring and administration of planning assignments and provides on -going Quality Control and Assurance for these projects. Task Orders include planning services for various land development applications including specific plans, subdivisions, rezones, use permits, ordinance development and other projects as required.

Additional Representative Project Experience Includes:

Murrieta General Plan Update and EIR, Murrieta, CA
Taft Downtown Specific Plan, Taft, CA
De Anza Revitalization Plan, San Diego, CA
La Mesa Downtown Village Specific Plan and MND, La Mesa, CA Irvine General Plan Update, Irvine, CA
Mill Creek Specific Plan, Chino, CA
Goodman Bertcher Specific Plan, Eastvale, CA
Blackwater Training Camp Major Use Permit, San Diego County, CA Scripps Cypress Pointe Residential Development, San Diego, CA Washington Boulevard Light Rail Transit Corridor Study, Pico Rivera, Santa Fe Springs, Whittier, CA West Carson TOD Specific Plan and EIR, West Carson, CA
Waterman Gardens Master Planning, San Bernardino, CA
Upland Downtown Specific Plan, Upland, CA
On -Call Visual Simulations Project — Imperial Beach, San Diego, CA On -Call Planning & Environmental Services, El Centro, CA San Diego Regional Energy Infrastructure Study, San Diego Region, CA Community Energy Partnership Program, San Diego Region, CA Irvine Sustainable Operations Strategic Plan, Irvine, CA

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YEARS
M1

EDUCATION
MA, Urban History,
Concentration in City
Planning in the Twentieth
Century, University of San
Diego
BA, Anthropology,
Concentration in Urban
Anthropology and Cultural
Resource Management, San
Diego State University

CREDENTIALS
American Institute of
Certified Planners, College of
Fellows (FAICP), No. 10920

PROFESSIONAL

AFFILIATIONS

BRIAN MOONEY FAICP

STRATEGIC ADVISOR AND QA/QC LEAD
Brian Mooney has over 40 years of professional experience specializing in planning, public outreach, environmental analysis, research, and development of public policy. His extensive experience includes preparation, coordination, and completion of general plans and comprehensive plans for cities, counties, towns, special districts, and tribal governments.

Brian's experience also includes leading the preparation of National Environmental Policy Act (NEPA) documents.

Brian's areas of expertise focus on his training and experience in understanding the complex physical, cultural, political, and legal issues of planning and developing communities. As Principal and Strategic Advisor of the of the Planning+ Design Division at RICK, his primary focus has been to identify the key issues at an early stage, develop methodologies to adequately analyze those issues, integrate stakeholders into the planning process, and create a sense of place with innovative designs that meet the long term needs of the community. Representative projects include:

Community Identity and Scenic Roadways Element, Vista, CA: Brian served as Project Director. He prepared a Community Identity and Scenic Roadways Element of the Vista's General Plan. This element created a distinguished vision for Vista and identifies a series of programs to be implemented over the next 20 years to achieve the community's goals. He developed and implemented an extensive citywide outreach program to ensure community input into goals and recommendations of the element. The culmination of the outreach program was establishment of neighborhood and citywide goals and guidelines, which received consensus among the neighborhoods. This program received the San Diego Chapter of the APA Award for Outstanding Planning Category.

General Plan and Environmental Impact Report EIR, San Marcos, CA: Brian served as Project Director. He updated all elements of the General Plan and prepared three community plans for communities within the City. He led an extensive, citywide public participation program that was implemented to maximize citizen involvement in the update process. He prepared and processed a master environmental document for the update.

American Planning General Plan Update, County of San Diego, CA: Brian served as Principal -in -Charge Association (APA) for the County of San Diego's General Plan Update. The program included an analysis of 21 property specific requests (PSR's), including the General Plan conformance Urban Land Institute (ULI),
review for proposed General Plan land use designation changes. The analysis also District Chair
incorporated the review of planning and environmental issues and constraints that Association of Environmental affect findings of General Plan conformance. Brian was responsible for assuring team Professionals (AEP) assignments and quality control on all work.

General Plan Update, Imperial County, CA: Brian served as Project Director and Congress New Urbanism
created a comprehensive update of the County of Imperial's General Plan. The finalLambdaAlphaInternational LAI) document placed special emphasis on land use planning for Renewable Energy and Transmission Element and the Conservation and Open Space Element. The GP Update covers over 3 million acres of land and included the development of Goals, Objectives and Implementation Policies and Programs for Imperial County.

General Plan and Zoning Ordinance, El Centro, CA: Brian served as Project Director and managed the revision and updates of all elements of the City's General Plan and Zoning and Subdivision ordinances. In addition to the mandatory General Plan elements, he prepared an optional economic development element which included an CITY OF VISTA I GENERAL PLATY UPGP.TE &. PRO GRAI%4 E1V1V1RONMENT;AL IMPAC REPORT02/24/2026 C6 134 of 170

analysis of the industrial, commercial, retail, tourism, and financial opportunities on a citywide basis. This plan received the San Diego Chapter of the APA Award for Outstanding Plan of the Year.

Murrieta General Plan Update and EIR, Murrieta, CA: Brian served as the Principal -in -Charge for a focused update of the City of Murrieta General Plan and associated EIR. The GPU focuses on changes in State Law that need to be incorporated into individual elements including, SB 743 transitioning the Circulation Element to utilize Vehicle Miles Traveled (VMT) as a key CEQA indicator, SB 32 regarding Green House Gas Reductions, SB 379 regarding Climate Change and Resiliency, SB 1241 focusing on Wildfire risks and SB 1000 oriented around Environmental Justice. The update also focused on 6 large tracts of land and LAFCO issues associated with the appropriate land uses for future growth.

General Plan and Environmental Impact Report (EIR), Santee, CA: Brian served as Project Manager. He prepared the General Plan and Master EIR, which focused on reorientation from a strictly residential suburban and strip commercial community to a greater mixed -use concept with a town center focal point. He prepared all General Plan elements, including the optional Community Design Element, and represented the City's interest through the approval process.

Town Center Specific Plan and EIR, City of Santee, CA: Brian served as Project Manager. He prepared a specific plan and EIR for this 702-acre downtown redevelopment area. The plan included commercial, civic, employment, residential, and recreational uses that would support an overall population of 11,000 and 4 million square feet of commercial/business uses. The plan also included design guidelines to define the future character of Santee's Town Center and the extension of the metro light -rail system to create one of the earliest transit -oriented developments.

Northside Inter -Jurisdictional Specific Plan & EIR, Riverside, CA: Brian served as the Principal -in -Charge for the preparation of an Environmental Baseline Study, Specific Plan, and Program EIR for the 1,600-acre Northside Specific Plan for the City of Riverside. The plan focused on the revitalization of an existing golf course owned by the City, incorporation of significant historic resources and rethinking of underutilized industrial designated lands. A focus was on creating unique neighborhoods with an interlinked mobility system utilizing active transportation in association with automobiles. The plan also called for the creation of a village center on a larger central park to serve as an Art and Entertainment District. The Specific Plan won numerous awards from both the APA and AEP.

Downtown Specific Plan and Form -Based Code, Lemon Grove, CA: Brian served as Project Director. He prepared an award -winning Specific Plan and Form -Based Code for redeveloping the Downtown Special Treatment Area (STA), a fourquadrant area within the historic downtown. The Downtown STA includes an approximately 16-block portion of Lemon Grove that contains a San Diego Trolley station, City Hall and other municipal buildings, and the original business district.

Using input from the public and previous studies, the project team divided the STA into four districts and developed several alternative land use plans and development concepts for each district.

Additional Representative Project Experience Includes:

Lafayette Comprehensive Plan, Lafayette, CO
Elizabeth Comprehensive Plan, Elizabeth, CO
Comprehensive Land Use Master Plan, Pauma Tribe of Mission Indians, CA Red Rocks Community Plan, Morrison, CO
Warner Springs Ranch Resort Specific Plan, Warner Springs, CA General Plan and Environmental Impact Report (EIR), Lake Elsinore, CA General Plan Update, Modesto, CA
Downtown Murrieta Specific Plan, Murrieta, CA
Master Community Plan and Environmental Impact Report (EIR), Rancho San Diego Partners, San Diego, CA Mount Woodson Ranch Specific Plan and Environmental Impact Report (EIR), The Woodson Group, Ramona, CA Rancho Cielo Specific Plan and Environmental Impact Report (EIR), Rancho Cielo Associates, San Diego, CA Luckey Ranch Specific Environmental Impact Report (EIR), Brawley, CA

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YEARS
7 EDUCATION
MA, City Planning, San Diego
State University
BA, Public Administration,
Emphasis in City Planning,
San Diego State University

CREDENTIALS
American Institute of
Certified Planners (AICP), No
31145
Foundations in Public
Participation, International
Association for Public
Participation (IAP2)
Techniques for Effective
Public Participation, IAP2

PROFESSIONAL

AFFILIATIONS
American Planning
Association (APA)
Women's Transportation
Seminar (WTS)
Urban Land Institute (ULI)

MIMI MORISAKI AICP

DEPUTY PROJECT MANAGER
Mimi Morisaki is a Senior Planner at RICK's Planning + Design Division. Mimi has seven years of experience in community, city, and regional planning in the San Diego region. Mimi started her career in local government with internships at the City of Santee and then went onto SANDAG while pursuing her graduate degree. At RICK, she has been actively involved in comprehensive planning programs in California and Colorado. As a Community Planner for these programs, Mimi has been extensively utilized for Smart Growth research including land use transportation linkages. Mimi also has experience in reviewing air quality models, long-range transportation planning, and public outreach. Representative projects include:

East Valley Specific Plan, Escondido, CA: Mimi is serving as the Project Manager for this 200-acre specific plan, which will create a comprehensive planning and zoning scheme east of the former Palomar Hospital with a focus on identifying and accommodating housing options for the community. The Plan also focuses on leveraging nearby Escondido Creek Trail and integrating the trail into the larger community. Public engagement, including virtual workshops and surveys are key components.

Murrieta General Plan Update and EIR, Murrieta, CA: Mimi served as Lead Planner for a focused update of the City of Murrieta General Plan and associated EIR. The GPU focuses on changes in State Law that need to be incorporated into individual elements including, SB 743 transitioning the Circulation Element to utilize Vehicle Miles Traveled VMT) as a key CEQA indicator, SB 32 regarding Green House Gas Reductions, SB 379 regarding Climate Change and Resiliency, SB 1241 focusing on Wildfire risks and SB 1000 oriented around Environmental Justice. The update also focuses on 6 large tracts of land and LAFCO issues associated with the appropriate land uses for future growth.

Northside Inter -Jurisdictional Specific Plan and EIR, Riverside, CA: Mimi recently served as the Deputy Project Manager for the preparation of an Environmental Baseline Study, Specific Plan and Program EIR for the 2,000-acre Northside Specific Plan for the City of Riverside. Mimi manages project coordination for all subconsultants and prepared the Specific Plan. The plan focuses on the revitalization of an existing golf course owned by the City, incorporation of significant historic resources and a rethinking of underutilized industrial designated lands. A special focus will be on creating unique neighborhoods with an interlinked mobility system that utilizes active transportation in association with automobiles.

Downtown Murrieta Specific Plan, Murrieta, CA: Mimi served as Lead Planner for the preparation of draft and final versions of the Downtown Murrieta Specific Plan in Murrieta, CA. The plan created four Planning Areas with unique development standards to create a pedestrian oriented downtown on 253-acres in the City. These Planning Areas included: 1) Washington Avenue as the "main street" for the city with a wide range of mixed use development; 2) the Civic Center, which included civic uses such as City Hall, the Police Headquarters, Heritage Park and development for office complexes, museums and a theater on publicly owned lands; 3) the Jefferson Planning Area, a high density residential neighborhood with Paseos and Pocket Parks; and 4) the Creek Planning Area, focusing on preservation of the natural and historic resources found in Murrieta Creek.

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Valley Center Community Plan Update, Valley Center, CA: Mimi is currently serving as the Project Manager for the Valley Center Community Plan Update and SEIR. The project is a highly visible undertaking that builds on the work of the County's Live Well Initiative" sustainability strategies and many local and regional programs that define the community's desires and vision for the future. The project focuses on quality of life —diversifying the economic base; delivering much desired cultural and recreational amenities; addressing public safety and infrastructure needs; and focusing on preserving open spaces. The project includes a comprehensive analysis of infrastructure services, environmental constraints, and market viability which help inform the realistic future for the community. A Design Guidelines document will capture the visual goals of the Valley Center community by portraying the aesthetic details of future development. Mimi is responsible for overseeing the Infrastructure Study, Market Analysis Study, SEIR, Planning, and Public Engagement components of the plan.

Comprehensive Land Use Master Plan, Pauma Band of Mission Indians, CA: Mimi served as the Deputy Project Manager for the development of the Comprehensive Land Use Master Plan for the Pauma Band of Mission Indians. The project includes the analysis of the 6,000-acre Pauma Reservation and the creation of a plan that is the primary vision -setting and policy -directing strategy to set goals, priorities, and lead the Tribe's future land use, transportation network, housing development, community facilities, park & open spaces, areas of preservation, forestry, agriculture, major development projects, economic development, and real estate and infrastructure investments. Mimi also crafted a Tribal Engagement Program designed to attract tribal members' input on the planning process.

Additional Representative Project Experience Includes:

EI Camino Real Specific Plan and EIR, Encinitas, CA
County of San Diego Alpine Community Plan Update Infrastructure Study, San Diego, CA County of San Diego FCI Overlay Ordinance, San Diego, CA Escondido Country Club Specific Plan, Escondido, CA
Downtown Specific Plan and Form -Based Code, Lemon Grove, CA County of San Diego Temporary Agritourism Community Events Ordinance, San Diego, CA Community Character Study (Specimen House), Encinitas, CA Downtown Taft Specific Plan and Zoning Ordinance Amendment, Taft, CA CITY OF VISTA I GENERAL PLAN UPDATE & PROGRAM ENVIRONMENTAL IMPACT REPORT 0 02/24/2026 C6 137 of 170

YEARS
41 EDUCATION
BA, Urban Geography and
Public Administration, San
Diego State University

CREDENTIALS
American Institute of
JEFF BARFIELD AECP, LSiT

PRINCIPAL PLANNER
Jeff Barfield is a Senior Project Manager and Principal Community Planner at RICK. He has served as Project Manager on both public and private planning and land entitlement projects. His 41 years of experience provides a broad background in land use and entitlement planning which includes all aspects of preparation and management of the following planning -related activities: site plans, General and Community Plans, Master / Specific / Precise plans, rezones, coastal development permits, habitat management plans, tentative subdivision maps, use permits and environmental documentation and permitting.

Other expertise includes public outreach, feasibility studies, development of cost estimates, coastal permitting, and land surveying and mapping. Jeff served as Chair of the Board of Directors for Circulate San Diego, a non-profit organization providing safe routes to schools programs to school districts and advocating policy initiatives to provide smart growth and sustainable land use decisions throughout the County of San Diego. Representative projects include:

On -Call Planning Services, San Marcos, CA: Jeff serves as Project Manager providing on -call planning services that include review and updates to resolution documents, standardize conditions of approval, and project findings for all City discretionary permits; review and updating the City's Subdivision and Zoning Codes, revised submittal requirements and checklists for all discretionary permits, and streamlined Certified Planners (AICP), No. construction document review processes to shorten the time required to obtain 11928 construction permits for private development projects. The contract also included review and processing for overflow discretionary zoning and subdivisions projects.

PROFESSIONAL As -Needed Planning Services, Extension of Staff (Planning and Development AFFILIATIONS Services), San Diego County, CA: Jeff served as Principal -in -Charge and Project Manager for services to the Planning and Development Services Department. Projects American Planning Association included preparation of the County's Pedestrian Gap Analysis; a comprehensive APA) update to the County Parking Ordinance and Parking Design Manual, and creation of a series of site design checklists to be applied to development projects to confirm compliance with design guidelines for nine community planning areas in unincorporated County areas. Project included permit processing services for various land development applications including subdivisions, rezones, use permits, wireless telecommunication facilities and specific plans.

Carmel Valley Neighborhood 8-Local Coastal Plan Amendments, San Diego, CA:

Jeff served as Project Manager for comprehensive Neighborhood Precise Plan and Local Coastal Plan Amendments involving five separate projects/clients composed of approximately 110 acres within a highly sensitive coastal area. The projects included the San Diego Jewish Academy, Sea Breeze Carmel View Medical Office Complex, PepperTree Point Multi -family Residential, Creekside Villas Residential, and the Clews Horse Ranch, all situated in a narrow, linear nature preserve and a City -owned flood control channel with multiple wildlife corridors and coastal bluffs. The site included a multi -use trail system, habitat preserves and sensitive visual, coastal, biological, cultural, and historical resources. Jeff facilitated active community involvement and also worked with the City, natural resource agencies, and Coastal Commission to meet numerous land use, environmental, and discretionary permit requirements.

CITY OF VISTA I GEIvERL-L P:-Aiv' UPSL E S. EF.Cr-F,, < EN RO!JME4\T&' PA CT REPOFT02/24/2026 C6 138 of 170

YEARS
20 EDUCATION
MA, Business & MA, City and
Regional Planning, University
of North Carolina, Chapel Hill
BA, Economics,
Northwestern University

CREDENTIALS

BRITT PALMBERG AICIR

PRINCIPAL PLANNER / ECONOMIC ANALYST
Britt Palmberg is the Lead Economic Analyst at RICK. He has led numerous community planning efforts across the Midwest and West over the last 20 years, including General Plans for local municipalities, corridor plans, streetscape plans, neighborhood plans, and downtown plans. Britt has completed market studies, including housing studies and fiscal analyses, for numerous General Plans and for private sector clients. He has regularly led public and community outreach efforts and worked with stakeholders and client groups to prepare planning documents. Representative projects include:

Valley Center Community Plan Update, Valley Center, CA: Britt is serving as the Economic Analysis lead for this community plan. He is completing a market study of the local community, including a detailed housing analysis, as well as feasibility analyses associated with the plan, including scenario development and proforma analysis, and a fiscal impact analysis.

North Vista Plaza Proforma, Calaveras County, CA: Britt completed proforma and financial analyses to determine the appropriate pricing strategy for a new residential community in the foothills east of Stockton, CA. The research drew from local market information and data concerning home sales in the Calaveras County market.

On -Call Economic Analysis Services, County of San Diego, CA: Britt is completing economic analysis services as part of an on -call planning contract that RICK Community Planning has with the County of San Diego. As part of the contract, Britt is performing peer review of third party market studies and economic analyses and American Institute of performing additional economic analyses and research, as requested.

Certified Planners (AICP), No.
r Economic Analysis, Comprehensive Plan, Pauma Band of Mission Indians, CA: Britt 251135
completed an economic analysis and market study identifying how the land use plan for the Pauma tribe could leverage opportunities to create commercial and agri- PROFESSIONAL tourism development opportunities, including a winery and olive oil tasting room on AFFILIATIONS tribal lands adjacent to a local state highway. The project identified how a winery, American Planning olive tasting room, and a small village could be developed to serve the long-term Association (APA) financial interests of the tribe.

Lafayette Comprehensive Plan, Lafayette, CO: Britt is currently serving as the Urban Land Institute (ULI) overall Project Manager for the new comprehensive plan for Lafayette, a community of 30,000 residents between Boulder and Denver. He is leading the creation of community outreach and visioning materials, including a project website, in bilingual formats between English and Spanish. Britt is also leading the completion of Economic Analysis and a Housing Study for the Lafayette Comprehensive Plan. The analyses will outline areas for potential redevelopment in Lafayette, and areas in which the City can increase its base of employment and its retail sales tax base.

Elizabeth Comprehensive Plan, Elizabeth, CO: Britt is serving as the Principal Community Planner for the creation of a new comprehensive plan for Elizabeth, a community on the edge of the Denver metro area projected to grow from a few thousand to potentially 40,000 residents over the next 20 years. He is completing baseline economic analyses and fiscal and economic analyses designed to evaluate plan alternatives. He is working with the rest of the RICK Team to conduct comprehensive community outreach and visioning with residents in the Elizabeth area.

CITY OF VISTA I GENERAL PLAN UPDATE & PROGRAM ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 139 of 170

YEARS
27 EDUCATION
BS, Liberal Arts &
BS, Landscape Architecture,
Oregon State University

CREDENTIALS
American Institute of
Certified Planners (AICP)
No. 45317

PROFESSIONAL

AFFILIATIONS
California Chapter of the
American Planning Association
CCAPA)

GREG MATTSON AICP

SENIOR PLANNER
Greg Mattson is a Senior Planner who is experienced in managing a wide range of projects.

As part of the his management roles, he has worked with public and private sector clients on numerous special studies, master plans, specific plans, implementation programs and environmental documents. Greg is well -versed in working with public/private agencies and understands the challenges of the State's CEQA requirements for the preparation of initial studies, environmental documents, mitigation peer reviews and plans, as well as impacts to design and processing of planning entitlements.

Over the course of the past 27 years, Greg has been in charge of planning and professional staff, multi -disciplinary teams, resource specialists and land use consultants. Due to the complicated nature of recent projects, Greg has provided management resources to professional staff in planning, engineering, landscape design, and survey disciplines. These projects included his supervision over consultants providing a wide variety of technical studies, engineering analysis, network deficiencies, and the feasibility of future land use scenarios. Representative projects include:

County of San Diego On -Call Services, San Diego, CA: For the past five years, Greg has been facilitating and supporting Planning & Development Services (PDS) in processing General Plan Amendments, Specific Plans, Rezoning, and EIRs for various Otay Ranch Master Planned Villages. In addition, oversight is provided for selected long-range traffic analysis and studies related to intersection design and use and function of roundabouts as traffic calming measures. Other activities by Greg include management of staff for Climate Action Plan (CAP) research, Public Records Requests, ordinance research and updates, MS4 requirements, and financing district evaluations for long-term solutions to development and services.

City of Chula Vista On -Call Contract Facilitation, Chula Vista, CA: Greg served as the planning manager implementing the long range planning efforts for the Eastern Territories" of Otay Ranch (east of 1-805 to the Olympic Training Center) this American Society of Landscape
Architects (ASLA)
coordinated implementation required interaction with a wide range of stakeholders such as with local agencies, Caltrans, LAFCO, tribal, state and federal agencies. Over California Downtown the course of this six year project, Greg was directly involved or facilitated negotiated Association (CDA) agreements, preparation of planning amendment's, establishing restoration/ conservation plans, development of traffic management programs, transit options and MTS rapid bus connections in East Palomar Street and master landscape/ parks/pedestrian circulation programs for this multi -phased Otay Ranch Villages development. Work completed by Greg while employed at another firm.

Warner Springs Ranch Resort, Warner Springs, CA: Project Manager in charge of initial Supplemental SP & EIR, GPA, Rezone, TM, site development, golf course redesign, tribal liaison, permitting special use airport, well data & sources, community outreach, trails, pools, etc.

Additional Representative Project Experience Includes:

County of San Diego On -Call Planning Largescale Specific Plans Harborside Industrial District Study, City of National City, CA Urban Core Specific Plan and Infrastructure Analysis, City of Chula Vista, CA Facilities implementation Analysis, Urban Core Specific Plan, City of Chula Vista, CA CITY OF VISTA I GENERAL PLAN UPDATE & FROGRnM ENVIRONMENTAL III/,FPC- REPORT02/24/2026 C6 140 of 170

YEARS

EDUCATION
MA, City Planning (in
progress), San Diego State
University
BA, Urban and Regional
Planning, Sonoma State
University

PROFESSIONAL

AFFILIATIONS
American Planning
Association (APA)
Association of Environmental
Professionals (AEP)

SHANNON BAER

ASSOCIATE PLANNER
Shannon Baer is an Associate Planner with RICK's Planning + Design Division with experience in policy planning, long-range planning, and environmental planning for public and private clients. She has been heavily involved in various land use and planning projects in Southern California, which range from processing development permits to preparing general plan updates and specific plans. Shannon has also helped public agencies navigate development permitting, stakeholder engagement, and public outreach. Her comprehensive planning work requires close coordination with clients, technical specialist, stakeholders, and internal support staff. Representative projects include:

General Plan/Local Coastal Plan update, City of Pismo Beach, CA: Shannon served -as community and coastal planner for preparing a General Plan Update/ LCP. Responsibilities included preparation of a Background Report, vulnerability assessment, and four general plan elements for the City: Land Use, Conservation and Open Space, Safety, and Noise. The City wanted to retain their Sphere of Influence and the small Central Coast beach town vibe, while intensifying housing and growing their economy. New policies were crafted in accordance State law and recent California Coastal Commission sea level rise policy guidance.

East Valley Specific Plan, Escondido, CA: Shannon is currently serving as a planner for this Specific Plan, which includes crafting development policies and standards, engaging the community through public workshops and hearings, and generating a Land Use Plan that reflects community input, market compatibility, and the City's vision. Shannon is a key component to the preparation of the Existing Conditions Report, Specific Plan and outreach efforts. She helped facilitate virtual public outreach events accommodating working families during the COVID-19 pandemic. The Plan is being prepared to update the area's development potential and guidelines to account for the relocation of the Palomar Hospital and various other market trends.

Nakano Specific Plan, Chula Vista, CA: Shannon is currently serving as planner and project manager for preparation of the Nakano Specific Plan, which allows for approximately 220 residential dwelling units, mini parks, and trail connections. The project also includes a GPA and Zoning Code Amendment to accommodate the Nakano Specific Plan. The project includes preparation of comprehensive design guidelines and development standards to ensure high -quality development that compliments the community context. The City of San Diego is a responsible agency as the Specific Plan area is intended to be annexed to the City at the time of approval.

Southwest Village Specific Plan, San Diego, CA: Shannon's duties include coordination with City staff and internal project team members on critical path issues, production of Specific Plan iterations that address City and stakeholder comments, creation of Specific Plan graphics, and miscellaneous project management tasks. The Southwest Village Specific Plan includes the development of over 5,000 units, 175,000 square feet of commercial uses, a village core and transit hub, and 36 acres of parks.

Marisol Specific Plan, Zephyr LLC, City of Del Mar, CA: Served as deputy project manager for the preparation of the Marisol Specific Plan, residential and resort development located in the City of Del Mar. Shannon assisted in managing the planning processing of the project from kickoff to public ballot. The project included a Specific Plan, GPA, Zone Change, LCPA, and environmental technical reports for the EIR. Shannon prepared a specific plan that would be compiled into a citizen's initiative for City residents; as well as preparing the GPA, zoning amendment, and LCPA.

CITY OF VISTA I GENERAL PLAN UPDATE &. PROGRAM ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 141 of 170

YEARS
4 EDUCATION
MS, Planning, University of
Arizona
BS, Sustainable Built
Environments, University of
Arizona

PROFESSIONAL

AFFILIATIONS
American Planning
Association (APA)
Urban land Institute (ULI)
Building Industry Association
BIA)

HANNAH WONG

ASSOCIATE PLANNER / GRAPHICS
Hannah Wong is an Associate Planner with RICK's Planning + Design Division. Hannah has experience with various land use and planning projects in Southern California, working for both government and private sector clients. Hannah's projects range from specific plan amendments, rezones, various plan updates, and feasibility. Hannah also has experience working on planning documents that require public participation across different jurisdictions. She is regularly involved in public meetings to discuss projects with various stakeholders to achieve projects that respond to policies, physical and environmental constraints, and other encumbrances. Hannah also frequently contributes to the creation of graphics and exhibits for a wide range of planning projects to assist in the presentation of public meetings. Representative projects include:

Murrieta General Plan Update, City of Murrieta, CA: Hannah was involved in the preparation and writing of the Supplemental EIR for the City of Murrieta General Plan Update effort. This focused update addresses changes in State law that have occurred since the adoption of the 2011 General Plan and includes the designation of a new Innovation" land use intended to spur economic development in key areas of the City.

Hannah has been responsible for drafting various sections of the Supplemental EIR, including the alternatives analysis.

Valley Center Community Plan Update, County of San Diego, Valley Center, CA:

Hannah is currently serving as an Associate Planner responsible for conducting existing conditions research, engaging in and drafting materials for public engagement and attending various meetings with County staff.

San Marcos Extension of Staff, City of San Marcos, CA: Hannah is currently serving as a Lead Planner/Point of Contact for the City of San Marcos in an effort to streamline and improve the City's discretionary project processes. Hannah assists City staff on a range of projects including Director's permit processing and various other planning tasks.

Hotel Specific Plan Amendment, City of Del Mar, CA: Hannah is currently involved in the amendment for the Del Mar Hotel Specific Plan amendment, General Plan Community Plan) Amendment and the amendment to the Local Coastal Program.

Hannah is responsible for drafting the amendment language, creating exhibits and attending various meetings with City staff.

Warner Springs Ranch Resort Specific Plan, Warner Springs, CA: Hannah currently serves as a Planner for the Warner Springs Specific Plan amendment process. She is responsible for drafting language for the project description, creating figures and coordinating between various stakeholders.

Salt Bay Design District Specific Plan, City of San Diego, Chula Vista, CA: Hannah is currently serving as planner and assistant project manager for the preparation of the Salt Bay Design District Specific Plan — a unique project located within both the City of San Diego and Chula Vista, adjacent San Diego Bay on a historic salt flat. The Specific Plan proposes the development of a new pedestrian and bicycle -oriented, upscale industrial -business and commercial park, with space for up to 600,000 square feet of a variety of high -quality light industrial, office, flex space, supportive retail, commercial, and recreational uses. The project also includes a Community Plan Amendment and Coastal Development Permit to accommodate the Specific Plan. The City of San Diego is the lead agency as the project lies primarily in San Diego and the City of Chula Vista is serving as the responsible agency.

CITY OF VISTA I 6ENEF'.AL PLAN UPGP.T E & PF•.OGRPI\4 EIS A'!RONIUIEN'AL III".PLC T REPORT02/24/2026 C6 142 of 170

YEARS
4 EDUCATION
MLA, Landscape
Architecture, University of
Colorado, Denver
BLA, Landscape Architecture,
Utah State University

PROFESSIONAL

AFFILIATIONS
American Society of
Landscape Architects (ASLA)

KEATH FLINT

PROJECT URBAN DESIGNER / VISUAL SIMULATIONS
Keath Flint is a Landscape/Urban Designer at RICK. He has been instrumental in producing conceptual graphic packages for various projects focused on downtown master planning and community gathering space in the Southern California area. Keath brings a new level of expertise in 3D visualization and presentation graphics to the RICK Team. For the past two years at RICK, he has played an integral role in moving projects from visual simulation graphics to construction documentation. Many of the projects range from mixed -use open space development to San Diego International Airport redevelopment, to community park construction. Representative projects include:

Lakeland Village Community Center, Lake Elsinore, CA: As Landscape Designer, Keath produced conceptual graphics and construction documents for the master planning of a community hub in Lake Elsinore, California. The project reimagines a two -acre, former elementary school as a central location for community gathering and recreation. The existing site provided the framework for site improvements including pedestrian and vehicular circulation, recreational facilities, outdoor gathering spaces, shade structures and open park land. The master plan has been approved by the Riverside County EDA.

San Diego international Airport Terminal 1 Redevelopment, San Diego, CA: Keath is currently producing various visual simulation graphics and construction document packages for the SDIA Terminal 1 Redevelopment. As the project carries a critical focus on user experience, multiple visualization packages have been produced that define the look and feel of the terminal plaza, parking plaza and overall landscape design.

Ultimately, the project will drastically improve vehicular and pedestrian circulation, wayfinding, and user experience at the airport.

Green Infrastructure Visualizations, San Diego, CA: Working with the County of San Diego, Keath produced a series of visualization graphics that showcase stormwater infiltration and green infrastructure improvements throughout the county. The bird's eye and street view renderings have been used by the county to increase awareness of ongoing county improvements within local neighborhoods. The renderings depict how green infrastructure can be paired with park areas to increase the value of open space.

Campo Road Small Cell Wireless Visualizations, San Diego, CA: Keath worked closely with the County of San Diego to produce a series of 3D models and renderings that analyze the visual impact of new small cell wireless adaptations throughout rural areas within the County. The combination of bird's eye, street view and plan renderings visualize staff recommendations for SCW location and separation along Campo Road and Valley Center Road. The design package will be used to work with the public in selecting a configuration of wireless provider adaptations that has the lowest visual impact on the community.

Lindo Lake Park Entry Visualizations, Lakeside, CA: Keath took the lead on graphic production for conceptual renderings used in the revitalization of a park entry and streetscape area at Lindo Lake Park. Working with San Diego County, he produced a series of photo realistic perspective and plan renderings that work to develop a planting scheme while considering specific view and access requests noted by the nearby community. The conceptual renderings were used for community interaction and to inform the construction documentation team.

CITY OF VISTA I GENERAL PLAN UPDATE & PROGRAM ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 143 of 170

YEARS
23 EDUCATION
Coursework in Computer
Graphic and CAD Design,
California State Polytechnic
University, Pomona
Coursework in Visual Basic
Programming Language,
MiraCosta College,
Oceanside
Coursework in Web
Design, MiraCosta College,
Oceanside

PROFESSIONAL

AFFILIATIONS
SoCal Urban and Regional
Information Systems
Association (URISA)
San Diego Regional GIS
Council
Geospatial San Diego

MARIO TERRAZAS

GIS MANAGER
Mario Terrazas is Geographic Information System (GIS) Project Manager and 3D modeling specialist working in the GIS Division at RICK's San Diego office. With a strong background in CAD design and graphic design at California Polytechnic University, Pomona, Mario is experienced in computer modeling and animation, AutoCAD, Microstation, 3-D Studio and other graphic design and mapping products. He helps lead the company's application of various GIS processes on projects, providing innovative GIS solutions, 3-D modeling of existing and proposed site conditions, computer photo simulations, site visualizations, slope analysis and inter -visibility studies. Representative projects include:

Downtown Area Specific Plan, Murrieta, CA: A project to provide services to the City of Murrieta for the preparation of a comprehensive update to the City of Murrieta's General Plan with a focused land use analysis of redevelopment project areas. Mario tasks included providing Geographic Information Services (GIS) support for the Planning Services Department. Including researching and compiling data necessary for conducting the Baseline Opportunities and Constraints Analysis report. GIS spatial analysis tools were leveraged to assess developing the plan areas with desired uses and evaluate their economic feasibility. Mario led efforts to build a custom GIS web application used to help facilitate coordination and collaboration between Rick Engineering and City staff.

Northside Inter -Jurisdictional Specific Plan and EIR, Riverside, CAW: An Environmental Baseline Study, Specific Plan and Program EIR for the 1,400 acre Northside Specific Plan for the City of Riverside. The plan focuses on the revitalization of an existing golf course owned by the city, incorporation of significant historic resources and a rethinking of underutilized industrial designated lands. A special focus will be on creating unique neighborhoods with an interlinked mobility system that utilizes active transportation in association with automobiles. Working closely with the planning department, Mario manages all GIS components, developing geospatial based mapping and analysis, land use scenarios, traffic & transportation studies, web - based mapping and deliverables.

Valley Center Community Plan Update for the County of San Diego, Valley Center, CA: The Valley Center Community Plan Update and SEIR will include a robust design guidelines process and market analysis to fit the community character and spur economic viability. Mario is a GIS Project manager responsible for overseeing all GIS tasks in support if the Infrastructure Study, Market Analysis Study, SEIR, Planning, and Public Engagement components of the plan including managing GIS staff, data science research, spatial analysis and map production.

Downtown San Diego Wayfinding, San Diego, CA: A project to update and enhance the existing downtown San Diego wayfinding signage program, in order to facilitate a visitor -friendly experience when navigating throughout downtown. Mario was the Principal GIS analyst and lead on all GIS tasks including: database design and maintenance, GPS Field Data collection, office GIS analysis, developing and generating a GIS based report system, and map production efforts. Responsibilities included involvement throughout the all project phases from existing sign inventory collection, proposed planning design evaluation, construction cost estimates, and final construction aid for design updates and revisions per various unforeseen construction obstacles.

CITY OF VISTA I GENEP:UL LLA UrE'ATE & PEOGRAI,/, E1,,,v'R0Nh ENT,-',L REPORT02/24/2026 C6 144 of 170

YEARS
24 EDUCATION
BS, Visual & Performing Arts,
Arizona State University

PROFESSIONAL

AFFILIATIONS
Society for Marketing
Professional Services (SMPS)

URSULA MCDONALD

GRAPHIC DESIGNER
Ursula McDonald is a Graphic Designer at RICK. Ursula has over 24 years of experience in the A/E/C industry producing high -quality graphics on behalf of Engineers, Architects, General Contractors, Developers, and Construction Management Consultants. Ursula leverages her strong design skills to graphically communicate complex solutions to clients, agencies, industry partners, and community stakeholders. She has designed graphic presentations, exhibits, and infographics for agency hearings, client deliverables, community outreach efforts, and claims analysis reports. Representative projects include:

Graphic Designer, RICK Engineering (Various clients), San Diego, CA: As Graphic Designer, Ursula creates complex exhibits, presentations, infographics, and other deliverables for various agencies and industry partners.

Graphic Designer, Adams Design Associates, Inc., Solana Beach, CA: Ursula served as lead Graphic Designer for an architectural design firm specializing in custom residential and hospitality projects throughout the Southwestern United States, Mexico, and Costa Rica. Ursula designed various exhibits and dynamic presentations for client deliverables, agency hearings, and community outreach efforts.

Graphic Designer, LAX Automated People Mover (APM) Project Schedule Analysis, LINXS Constructors, Los Angeles, CA: As Graphic Designer, Ursula designed a presentation slide derk with rnmplPx Pxhihit.s and infographics to document the analysis of various elements of the project schedule for a Project Neutral Hearing. The San Diego Chapter: Automated People Mover at LAX is the centerpiece of Los Angeles World Airports' Landside Access Modernization Program. The 2.25-mile, elevated guideway train Member, 2019 — present system will deliver passengers between LAX and new offsite parking, car rental and Board Member, Events &
transit facilities.

Graphic Designer, Lake Isabella (DSMP Phase II) Schedule Analysis, Flatiron/ Social Committee, 2021—
Dragados/Sukut JV, Lake Isabella, CA: As Graphic Designer, Ursula created complex 2022
exhibits and infographics to document the analysis of various elements of the project Board Member, Education schedule. The Lake Isabella Dam Safety Modification Project (DSMP) consists of Committee, 2020 - 2021 several major modifications which will enhance the structural capability of the existing dam and will serve to increase public safety as well as restore the water storage capacity in Lake Isabella. Improvements to the Isabella Dam have been contemplated by the U.S. Army Corps of Engineers for many years. The original Dam was completed in 1953, although since 2006 there have been concerns about seismic stability. These safety concerns along with ongoing seepage issues have caused the dam to operate at only limited capacity since that time. The $241 million dollar construction effort to improve the Dam will be performed by the Joint Venture Team of Flatiron, Dragados, and Sukut (FDS) and will take about 3 years to complete.

Graphic Designer, EchoWater NST Schedule Analysis, Flatiron West, Inc., Elk Grove, CA: As Graphic Designer, Ursula designed a presentation slide deck with complex exhibits and infographics to document analysis of project schedule elements. The EchoWater nitrifying sidestream treatment (NST) facility, will assist Sacramento Regional County Sanitation District (Regional San) in meeting new federal and state permit effluent limits, particularly for ammonia discharges.

CITY of VISTA I GENERAL PLAN UPDATE & PROGRAM ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 145 of 170

YEARS
28 EDUCATION
BS, Civil Engineering, San
Diego State University

CREDENTIALS
Professional Civil Engineer in
CA, No. 56991

KAREN VAN ERT PE

CIVIL ENGINEERING / INFRASTRUCTURE
Karen Van Ert is an Associate at RICK's San Diego office. Along with supervising a team of drafters and designers, Karen is experienced in the design of streets, grading, drainage systems, and underground improvements associated with single and multi -family residential and commercial projects. Representative projects include:

Morro Hills, Oceanside, CA: Project Manager on this 460-acre mixed -use project. This project included recordation of nine final maps, 828 single-family units, commercial property, recreation center, a golf course and clubhouse, a school and included the widening and improvements of approximately 1.5 miles of major infrastructure. This project also included the preparation of construction cost estimates, coordination with City staff and multiple developers in the preparation of a joint improvement agreement, as well as construction support.

Arrowood Master Planned Community, Oceanside, CA: Project Manager for this 600-acre community in Oceanside's San Luis Rey Valley. While the community provided over 1,000 homes, particular attention was given to preserving and enhancing natural resources and developing community recreational facilities. The design includes miles of trails, parks, schools, a community center, and an 18-hole golf course. Drainage and water quality treatment solutions were incorporated into the master planned design. A pond was incorporated into the community center and golf course, not only as a recreational/visual feature, but also as a facility to allow for storage and mixing of reclaimed and well water, allowing for efficient water reuse and

PROFESSIONAL
conservation.

AFFILIATIONS
Meadowood, Failbrook, CA: Project Manager for this 390-acre mixed -use project, American Society of Civil which consists of 844 dwelling units within five residential Planning Areas and two Engineers (ASCE) open space Planning Areas. The development includes single-family and multi -family housing, a neighborhood park, pocket parks, an elementary school, multi -use trails, Society of Women Engineers off -site street improvements, a waste waterfire treatment facility and two water SWE) reservoirs, along with land development service for the preparation of a Vesting Chi Epsilon Tentative Map, and coordination with environmental consultant in support of the EIR.

Westfield University Town Center, San Diego, CA: Karen served as Project Manager Women's Construction for this 76-acre revitalization project. This project will add 750,000 square feet of Coalition (WCC) retail and up to 250 condominiums, as it included preparation and processing of a vesting tentative map, drainage study, sewer study, water quality technical report, and providing off -site traffic improvements feasibility report. This project also included grading, extensive utility relocations, existing building expansion, existing building demolition, reconfiguration of parking areas, and the addition of parking structures.

United States Olympic Training Center, Chula Vista, CA: Project Manager for RICK's work on the United States Olympic Training Center. The Center is a state-of-the-art training facility located on a 150-acre site along the western shore of the Lower Otay Lake Reservoir. The Chula Vista Training Center is the third Olympic Training Center in the United States and the first warm -weather, year-round facility. Services Include:

Grading plans and Drainage and Water Quality Technical Reports for two BMX courses, sand volleyball courts, multi -purpose fields and the archery center complex, which consists of a 43,000 s.f. indoor training facility and 6 housing buildings with 62 dorm rooms; Precise grading and utility plans for the archery center complex.

CITY OF VISTA I GENEFF.L PL UPD_1 E F- PROGGsIV !'.'d;R01V!/EN . it 1FAC REPORT02/24/2026 C6 146 of 170

YEARS
20 EDUCATION
BS, Civil Engineering, Penn
State University

CREDENTIALS
Professional Engineer CA, No.
65805
LEED Accredited Professional

LEED AP)

PROFESSIONAL

AFFILIATIONS
Floodplain Management
Association (FMA)
American Public Works
Association (APWA)
California Stormwater Quality
Association (CASQA)
Urban Land Institute (ULI)

BRENDAN HASTIE PE, LEED AP

WATER RESOURCES / INFRASTRUCTURE
Brendan Hastie, PE, LEED AP is a Principal with RICK with over 20 years of experience with a variety of Water Resource projects. Brendan's experience includes hydrologic and hydraulic analysis, drainage design, flood plain studies, erosion and sediment control, hydromodification management, low impact development, and water quality treatment facilities, and is well versed with variable H& H criteria throughout San Diego. He has prepared and processed projects through various municipal agencies including the State Water Quality Control Board (SWQCB), the Natural Resources Conservation Service (NRCS), Caltrans, and the Federal Emergency Management Agency (FEMA). Representative projects include:

Trash Order Drainage Master Plan, Vista, CA: Brendan is currently serving as the Principal -in -Charge for this project. This project identifies multi -benefit projects that will address drainage deficiencies and provide drainage, trash order, and operational recommendations for the cities storm drain systems.

Cottonwood Creek HMP Applicability Evaluation, Encinitas, CA: Brendan served as the Principal -in -Charge in support of a hydrologic and hydraulic analysis for a portion of the Cottonwood Creek watershed. The evaluation of the creek segments and stability with respect to potential erosion have been used as a catalyst for coordination with City staff and Regional Water Quality Control Board RWQCB) staff, with the potential of demonstrating channel stability and allowing upstream development and redevelopment to occur without having to implement hydromodification management controls on -site; thereby resulting in a more affordable stormwater strategy and associated unit costs within the watershed.

Northside Neighborhood & Pellissier Ranch Specific Plan, Riverside, CA: Brendan served as Water Resources Project Manager to provide drainage and storm water quality related baseline information and as -needed support in developing the Northside Specific Plan and Program Environmental Impact Report (PEIR) for the City of Riverside. The Northside Specific Plan technical report was prepared to help generate discussion between all stakeholders, staff, consultants, and decision makers that will help shape future development within the Northside Neighborhood on both public and private lands.

Additional Representative Project Experience Includes:

San Marcos Drainage Master Plan, San Marcos, CA
Menifee Drainage Master Plan, Menifee, CA
Roripaugh Ranch, Temecula, CA
West Mission Bay Drive Bridge Replacement, San Diego, CA Rainbow Creek Watershed Implementation Plan, San Diego, CA On -Call Civil Engineering and Storm Water Services, San Diego, CA Port of San Diego On -Call Civil Engineering and Stormwater Services, San Diego, CA Chollas Creek Watershed Master Plan, San Diego, CA
Chula Vista Bayfront Conceptual Plan, Chula Vista, CA
National City Streetscape, Chula Vista, CA
Downtown Paso Robles Watershed Plan, Paso Robles, CA

CITY OF VISTA I GENERAL PLAN UPDATE & PROGRAM ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 147 of 170

YEARS
12 VENKAT GUMMADI PE, QSD/P, CPESC

WATER RESOURCES / INFRASTRUCTURE
Venkat is an Associate at RICK. He has more than 12 years of professional experience focused on urban stormwater management. He specializes in stormwater best management practice (BMP) design and integrated stormwater watershed master planning. Venkat's practice focuses on National Pollutant Discharge Elimination System (NPDES) permitting; municipal stormwater program planning and implementation; integrated stormwater watershed master planning; stormwater BMP selection, design, and maintenance; stormwater guidance manual development; drainage retrofit designs to incorporate water quality treatment in the urban environment; and Total Maximum Daily Loads (TMDL) implementation planning. Representative projects include:

Trash Order Drainage Master Plan, Vista, CA: Venkat is currently serving as a Project EDUCATION Manager leading development of a Trash Order Drainage Master Plan for the City of Vista. This project identifies multi -benefit projects that will address drainage MS, Civil Engineering, San deficiencies and provide drainage, trash order, and operational recommendations for Diego State University the cities storm drain systems.

BS, Civil Engineering, Gandhi Water Quality Improvement Plans, San Diego County, CA: The County of San Institute of Technology and Diego led development of water quality improvement plans and comprehensive Management load reduction plans for the San Diego River and San Luis Rey watersheds. These plans identified both structural and non-structural strategies that are feasible, cost - CREDENTIALS effective, reduce pollutants of concern, and provide multiple stakeholder benefits.

Venkat performed the water quality modeling for these plans. Water quality modeling Professional Engineer in CA, was performed using Structural BMP Prioritization and Analysis Tool (SBPAT), No. 81958 Load Simulation Program in C++ (LSPC), and spreadsheets. Specific tasks include Qualified SWPPP Developer/ identification and prioritization of water quality conditions, development of water Practitioner, No. 268 quality improvement strategies, to demonstrate with reasonable assurance that implementation of the plan will achieve the water quality goals and compliance with Certified Professional in applicable TMDLs, and to provide an adaptive management framework to provide Erosion and Sediment program flexibility.

Control, No. 6027 Watershed Master Plans, San Diego, CA: The City of San Diego is currently developing high -resolution Watershed Master Plans (WMPs) as part of the City's PROFESSIONAL implementation strategy to meet goals established in the Water Quality Improvement AFFILIATIONS Plans. In addition to neon -structural strategies the WMPs include optimized combinations of distributed BMPs, regional multi -use treatment areas, stream California Stormwater Quality
rehabilitation, and stabilization. These solutions are being developed to reduce Association (CASQA)
unnatural dry weather flows, wet weather pollutants of concern and improve level of American Society of Civil service for flooding in the watershed. Venkat assisted the City with developing and Engineers (ASCE) documenting standard procedures and practices in a manual for the development of WMPs. Venkat led development of the following WMPs for the City of San Diego: Los Penasquitos WMP; Maple Canyon WMP; and data collection for Mission Bay WMP. In addition, Venkat also assisted the County of San Diego with the development of the winter garden watershed master plan (in San Diego River watershed).

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YEARS
CAREY FERNANDES AfCP

PRINCIPAL, EIR TASK LEAD
Carey Fernandes is a CEQA/NEPA Practice Leader with 27 years' planning -related experience specializing in the planning, environmental, and development industries. Carey's diverse background of education and experience includes permit processing with local jurisdictions, coordination with public agency staff, preparation of California Environmental Quality Act CEQA) and National Environmental Policy Act (NEPA) documents, project management, due diligence, and feasibility analysis. As a senior project manager, she has worked on a number of planning documents, such as specific plans, comprehensive plans, and general plan updates.
27 In addition, Carey has served as on -call planning staff for several public agencies.

She has also served as project manager and primary author of many environmental EDUCATION review documents throughout San Diego and Imperial counties. Carey also works with several Native American tribes in the western United States in the preparation of MA, Public Administration, tribal environmental documents. Through this experience, she has developed a broad San Diego State University understanding of policy, planning, and environmental issues. Representative projects BA, English, University of include:

California, Santa Barbara De Anza Revitalization Plan EIR, City of San Diego, California: Principal -in -Charge for preparation of an EIR for an amendment to the Mission Bay Park Master Plan, CREDENTIALS which includes recommendations pertaining to recreation, guest housing, water quality improvements, creation of wetlands, waterfront trail and viewing areas as American Institute of
well as passive and active recreational uses. Issues included water quality, recreation, Certified Planners (AICP), No.
biological resources, traffic and land use.
016067
North Embarcadero Port Master Plan Amendment, Port of San Diego, California:

PROFESSIONAL
Project Manager for an EIR. Worked alongside staff during public outreach and plan AFFILIATIONS development stage for preparation of this large land area more than 15 times over the course of 6 months to establish goals, policies, and desired outcomes. Issues included American Planning coordination with California Coastal Commission (CCC) staff and applied requirements Association, Board of for parking, low-cost accommodations, low-cost visitor -serving uses, park/plaza Directors, 2005—Present throughout the embarcadero, along with traffic calming and a road diet.

La Mesa Mixed -Use Overlay Zone, City of La Mesa, California: Served as Project Association of Environmental Manager for preparation of an EIR to allow for adoption of the City's Mixed -Use Urban Professionals (AEP) Overlay Zone (MUUOZ), which added regulations and standards to the zoning code Lambda Alpha International to implement objectives of the City's General Plan. New development is then subject LAI) to development standards of the MUUOZ, involving residential density, pedestrian orientation, building height, parking, and open space. The objective of the MUUOZ Urban Land Institute (ULI) encourages smart growth land use patterns by orienting more density around existing public transit routes, such as the trolley line. Impacts analyzed in the EIR include traffic, air quality/climate change, and cumulative impacts.

Chula Vista Bayfront Master Plan (CVBMP) EIR, Port of San Diego, California:

Project Manager providing environmental review consulting services, involving preparation of an EIR for the approximately 550-acre CVBMP, a high -profile redevelopment and revitalization project. Coordination between the Port, City staff, and consultants to complete the CEQA process in accordance with Port and City CEQA guidelines. Infill development in state tidelands and uplands under the Port's jurisdiction and uplands under the City's jurisdiction involved analysis of multiple D U D E K environmental issues at the project and program level. In close coordination with the Port and City, Dudek responded to about 950 public comments on the Revised DEIR.

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YEARS
14 EDUCATION
BA, International
Development Studies,
University of California, Los
Angeles
MPL, Planning, Sustainable
Land Use, University of
Southern California Use

CREDENTIALS
American Institute of
Certified Planners (AICP), No.
027027
Leadership in Energy and
Environmental Design,
Accredited Professional,
Neighborhood Design (LEED
AP ND)

PROFESSIONAL

AFFILIATIONS
American Planning
Association (APA)
Association of Environmental
Professionals (AEP)
U.S. Green Building Council
f.117]!1A 14

JENNIFER SUCHA AICP, LEED AP ND

ENVIRONMENTAL TASK PROJECT MANAGER
Jennifer Sucha is an environmental planner with 14 years' experience in various environmental planning, urban planning, and land development capacities, including environmental document preparation, general plans, strategic plans, habitat restoration, and land management. Through her work in environmental compliance and resource management, Jennifer has demonstrated a thorough understanding of federal, state, and local policies and procedures, including the California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA).

Her work includes a range of both public and private development and infrastructure projects throughout California. Jennifer has provided analytical support on a variety of planning projects and environmental issues for a diverse client base consisting of both public and private entities.

Jennifer's academic and professional experience has placed an emphasis on sustainable land use planning, smart growth development, sustainable urban design, and long-term regional planning. Her experience includes research and analysis of Leadership in Energy and Environmental Design (LEED)—registered projects, sustainability plan review, and preparation and evaluation of greenhouse gas reduction measures, as well as air quality technical analysis at a program and project level. Representative projects include:

The Gateway Project, Sudberry Properties Inc., National City, California: Served as environmental analyst for commercial development of an approximately 26- acre site located primarily within National City. The project proposes the addition of approximately 270,000 square feet of commercial building area, a total of 1,186 parking spaces, landscaping, and utilities. Tasks include land use compatibility analysis and environmental impact report (EIR) section analysis and preparation.

Park Station Development Project, City of La Mesa, California: Served as environmental analyst for a mixed -use development consisting of the development of an urban community village park station at the Crossroads of La Mesa. The project is situated in the heart of the city and serves as a primary gateway into the City of La Mesa. The proposed infill development project would include a mix of land uses, including residential units, commercial retail, and office space, on an approximately

6.5-acre site, as well as urban forest and open space landscaping. Tasks include environmental analysis and preparation of EIR sections. Key environmental issues include traffic, aesthetics, and utilities.

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YEARS

EDUCATION
BA, Environmental Studies
and Planning, Sonoma State
University

PROFESSIONAL

AFFILIATIONS
Association of Environmental
Professionals (AEP)
American Planning
Association (APA)
DUDEK

VANESSA CURRIE

ENVIRONMENTAL PLANNER
Vanessa Currie is an environmental planner with 7 years' experience preparing environmental documentation for land use planning and infrastructure projects that are subject to compliance with the California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA). Vanessa has provided analytical support and project management for renewable energy, residential development, resources management, education, and mixed -use development projects throughout California for both public and private entities. Representative projects include:

Cypress Point, City of Oceanside, California: Serve as the project manager, responsible for the preparation and review of the project EIR, and all project coordination with the client and City staff. The project includes development of 54 single-family homes on 7 acres, adjacent to the San Luis Rey River flood channel in the City of Oceanside.

Discovery Village South, City of San Marcos, California: Served as project manager, responsible for the review of technical studies, preparation and review of the IS/MND, and project coordination with City staff. The project proposed construction of up to 230 single-family homes on 41 acres, and a General Plan Amendment to change the land use.

Park Drive Drainage and Street Improvement Project, City of Carlsbad, California:

Serving as project manager for the Park Drive Drainage and Street Improvement Project, which proposes street and retaining wall improvements where significant erosion and drainage issues exist. Dudek is responsible for the preparation of the MND; various technical studies, and Coastal Development Permit Support.

Merwin Drive Storm Drain Improvements, City of Carlsbad, California: Serving as the environmental project manager supporting Dudek's civil engineers and permitting specialist in the redesign of storm drain improvements for this project.

Dudek is responsible for engineering services, regulatory permitting, environmental documentation, preparation of specifications and estimates, and bid services.

Campo Wind Project with Boulder Brush Facilities Environmental Impact Report, County of San Diego, California: Serving as deputy project manager and lead analyst for the wind energy project in the County of San Diego. An Environmental Impact Report (EIR), Environmental Impact Statement (EIS), associated technical studies, and permitting packaging was prepared in support of the project, which consists of construction and operation of a renewable wind energy project consisting of 60 wind turbines and associated facilities.

San Diego State university Mission Valley Campus Master Plan Project, San Diego State university and Gatzke Dillon and Balance LI_P, San Diego, California: Served as an analyst, responsible for EIR chapters.

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YEARS
14 EDUCATION
BA, Environmental Studies
and Geography, University of
California, Santa Barbara

PROFESSIONAL

AFFILIATIONS
Association of Environmental
Professionals

JENNIFER REED

AIR QUALITY SPECIALIST
Jennifer Reed is an air quality specialist/environmental planner with 14 years' experience.

Jennifer leads Dudek's air quality services team, and has been responsible for the management, research, and analysis of projects subject to compliance with the California Environmental Quality Act (CEQA) and the National Environmental Policy Act (NEPA).

She has completed numerous environmental documents in support of a diverse range of public and private developments. Jennifer specializes in air quality, greenhouse gas (GHG) emissions, health risk assessment (HRA), and energy technical analyses, and continues to be on the forefront of evolving science, emissions modeling computer programs, and regulatory framework.

Jennifer has prepared air quality and GHG assessments for a wide variety of development projects throughout California, including large residential projects, commercial and retail projects, industrial projects, mixed -use developments, colleges and universities, healthcare facilities, energy projects, water and wastewater infrastructure, and transportation improvements, including California Department of Transportation (Caltrans) air quality analyses. Additionally, she has considerable experience in project planning and regulatory compliance pursuant to the California Coastal Act (CCA) and has experience in project management, land -use permit processing, constraints analysis, development feasibility studies, due diligence investigations, and various other land -use planning projects Representative projects include:

Grapevine Specific Plan Project, Tejon Ranch Corporation, Kern County, California:

Prepared the air quality and GHG emissions technical report, provided management Air and Waste Management of the HRA and criteria pollutant air quality impact analysis, and provided ongoing Association technical support. The project, located in the west -central portion of 270,000-acre Tejon Ranch, would be developed as a residential community and employment center within 4,780 acres of the 8,010-acre property. The project is designed as a series of conveniently located village centers, each composed of a mix of housing, neighborhood -serving retail and office uses, schools, parks, and community services.

Specific tasks include construction and operational criteria air pollutant and GHG emissions estimates, industrial source emissions calculations, carbon monoxide (CO) hotspot analysis, odor assessment, Valley Fever assessment, and other air quality topics.

Globemaster Corridor Specific Plan EIR/EIS, City of Long Beach, California: Prepared air quality, GHG emissions, and energy analysis for Phase 2 of the C-17 Transition Master Plan, which provides a framework for development and improvement of the former Boeing C-17 site, Cherry Avenue corridor planning, and surrounding area.

Operational emissions were estimated for the Proposed Project and Existing Scenario, which included over 20 different land uses. Mobile source emissions were evaluated in a spreadsheet model using EMFAC2017 emission factors and project -specific vehicle miles traveled for automobiles and heavy-duty trucks separately and all other emissions were estimated using CalEEMod. Emission sources associated with industrial and warehousing land uses such as off -road equipment (forklifts and yard trucks), emergency generators, and transport refrigeration unit emissions were also included to comprehensively evaluate the potential emission inventory associated with Plan implementation. To disclose the magnitude of potential construction emissions, a DU D E K construction modeling scenario was developed and feasible mitigation measures were identified.

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YEARS
15 EDUCATION
BS, Environmental
Management and Protection/
GIS Minor, California
Polytechnic State University,
San Luis Obispo

CREDENTIALS
USFWS Federal 10a Survey
Permit No. TE-361186-1
Quino Checkerspot
Butterfly Surveys
Casey's June Beetle
CDFW Plant Voucher
Collecting Permit
No. 2081(a)-15-108-V

PROFESSIONAL

AFFILIATIONS
The Western Section of the
Wildlife Society
Xerces Society
QPJ:93Ai4

CALLIE AMOAKU

BIOLOGIST
Callie Amoaku is a biologist with 15 years' experience as an environmental analyst specializing in field surveys and report preparation. Callie is committed to professional management of environmental resources, including land conservation. As a biologist with Dudek, she has coordinated large survey efforts; and research and prepared biological sections for environmental impact reports (EIRs), biological technical reports (BTRs), biological assessments, low -effect habitat conservation plans, and focused survey reports.

She has also performed wildlife and plant surveys, vegetation mapping, and jurisdictional delineations throughout Southern California. Representative projects include:

Department of Water Resources, California: Currently leads the jurisdictional delineation efforts for multiple large DWR projects that span numerous counties and ecoregions in California. Mapped vegetation in various locations in California; prepared guidance documents, quality control, and coordination for these ongoing efforts. Prepared Aquatic Resource Delineation Reports for submittal to U.S. Army Corps and associated reports for state agencies.

San Diego State University — Mission Valley Campus Master Plan Project, City of San Diego, California: Serves as the lead biologist for the SDSU Mission Valley Campus Master Plan project, which involves demolition of the existing SDCCU Stadium, new construction of a stadium, mixed use, and residential, and the creation of the San Diego River Park. Callie conducted and/or managed biological surveys for riparian birds, coastal California gnatcatcher, bats, jurisdictional resources, vegetation mapping, and rare plants. Mrs. Amoaku prepared a biological technical report and appendices per CEQA guidelines, attended meetings with resource agencies and the public. Assisted with preparation of the project's award -winning Environmental Impact Report. Assisted with the project's mitigation and monitoring reporting program and implementation of mitigation measures.

JPI, Ocean Creek Project, City of Oceanside, California: Serves as the lead biologist for the Ocean Creek Project in the City of Oceanside. Conducted vegetation mapping, habitat assessment for special -status species, jurisdictional delineation, and prepared the biological technical report, survey reports, and a low -effect habitat conservation plan and associated documents for the project. As lead biologist, Callie has continued meetings with staff from the City of Oceanside, U.S. Fish and Wildlife Service, and California Department of Fish and Wildlife to resolve questions and Subarea Plan consistency analysis.

Ivanhoe Ranch, Pv Ivanhoe LLC, El Cajon, California: Currently serves as project manager for the biology -related tasks. Conducted vegetation mapping, habitat assessment and host plant mapping for Quino checkerspot butterfly (Euphydryas editha quino) and Hermes copper (Lycaena hermes) butterfly, conducted focused protocol surveys for Quino checkerspot butterfly and Hermes copper butterfly, and conducted habitat assessment and focused protocol surveys for burrowing owl Athene cunicularia) and least Bell's vireo (Vireo bellii pusillus). Prepared a biological analysis letter report for the Major Project Pre -Application package; attends County of San Diego meetings; assists client with mitigation planning.

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YEARS
9 EDUCATION
MS, Urban Planning,
Columbia University
MA, Geography and GIS,
University of Toronto

CREDENTIALS
American Institute of
Certified Planners (AICP), No.
029083

PROFESSIONAL

AFFILIATIONS
American Planning
Association (APA)
Association of Pedestrian and
Bicycle Professionals (APBP)
DUDEK

DANIELLE BERGER AICP

RECREATION / TRANSPORTATION SPECIALIST
Danielle Berger is a senior project manager with 9 years' professional experience as an urban planner specializing in sustainable transportation, land use, and creative public outreach. Danielle has worked with a variety of clients in Southern California and the Mountain West regions on projects that seek to protect the environment while enhancing urban livability. Representative projects include:

City of Oceanside, Buena Vista Creek Restoration, City of Oceanside, California:

Served as community outreach lead for the Buena Vista Creek Restoration project with a focus on environmental stewardship in disadvantaged communities within the project study area. Outreach efforts were focused on collecting input on amenities the community would like to see in the restoration design including interpretive signage, viewing platforms, and enhanced lighting.

San Mateo County Harbor District Master Plan, San Mateo County, California:

Served as senior planner on the San Mateo County Harbor District Master Plan.

Assisted with virtual public engagement events with local business interest groups i.e., commercial fishing), residents, recreational boaters, Board Commissioner's, and San Mateo County Harbor District staff. Lead the development of the vision, guiding principles, and alternatives for the Master Plan.

Safety and Environmental Justice Element, City of Highland, California: Served as lead for the City of Highland's Safety and Environmental Justice Element bilingual community outreach. Outreach strategies included a variety of print and digital collateral and virtual engagement to educate residents and solicit feedback on the Safety Element.

Housing Element Update, County of Manhattan Beach, California: Served as senior project manager planner for the City of Manhattan Beach's Housing Element update.

Update components included a review of existing housing policies and program and evaluating their efficacy, performing a constraints and barriers analysis, and identifying suitable sites for future housing development.

Housing Element Update, County of Los Angeles, California: Served as planner for the comprehensive 6th cycle update the County of Los Angeles Housing Element for the region's unincorporated communities. The Regional Housing Needs Allocation has identified a housing unit need of approximately 90,000 units. As part of this planning effort, Danielle lead a series of virtual public engagement workshops and the development of Los Angeles County's "Big Ideas" for addressing the regional housing needs.

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YEARS
13 EDUCATION
MA, Anthropology, San Diego
State University
BA, Anthropology/Linguistics,
Sonoma State University
AA, Anthropology, Santa
Rosa Junior College

PROFESSIONAL

AFFILIATIONS
Register of Professional
Archaeologists
Society for California
Archaeology American
Anthropological
Association Institute of
Archaeomythology
American Anthropological
Association
1 #1 1 A_4--a

ADAM GIACINTO

ARCHAEOLOGIST
Adam Giacinto is an archaeologist with 13 years' experience preparing cultural resource reports, site records, and managing archaeological survey, evaluation, and data recovery - level investigations. His research interests include prehistoric hunter -gatherer cultures and contemporary conceptions of heritage. His current research focuses on the social, historical, archaeological, and political mechanisms surrounding heritage values. He has gained practical experience in archaeological and ethnographic field methods while conducting research in the Southwest, Mexico, and Eastern Europe.

Adam brings specialized experience in cultural resources information processing gained while working at the South Coastal Information Center. He has worked as part of a nonprofit collaboration in designing and managing a large-scale, preservation -oriented, standardized database and conducting site and impact predictive Geographic Information Systems (GIS) analysis of the cultural resources landscape surrounding ancient Lake Cahuilla. He provides experience in ethnographic and applied anthropological methods gained in urban and rural settings, both in the United States and internationally. Representative projects include:

Park Boulevard Environmental Impact Report (EIR), City of Palo Alto, California: As principal archaeological investigator, coordinated a Northwest Indian College (NWIC) records search, Native American Heritage Commission (NAHC) and Native American consultation, archaeological survey, and preparation of a technical report and EIR section. An appropriate mitigation strategy was developed and provided to the City of Palo Alto for this negative cultural inventory.

Fifth Avenue Development Cultural Inventory, E2 ManageTech Inc., Chula Vista, California: As principal investigator, coordinated the preparation of a paleontological, archaeological, and historic resource inventory for a proposed residential project.

Responsibilities included a SCIC records search, San Diego Natural History Museum SDNHM) records search, archival research, agency and client communication, GIS, and compiling the technical report and appendices. Results were submitted as a technical report s to the City of Chula Vista.

Normal Street Evaluations, Darco Engineering Inc., San Diego, California: As principal investigator, managed the preparation of a historic resource evaluation for a number of buildings located in the community of University Heights. Responsibilities included an SCIC records search, agency and client communication, archival research, GIS, and compiling the technical report and appendices. Results were submitted as a technical report and associated appendices to the City of San Diego.

St. John Garabed Church Environmental Services, St. John Garabed Armenian Apostolic Church Trust, San Diego, California: As field director and co -principal investigator, conducted a survey of the proposed church facilities and reported findings to the City of San Diego. Additional responsibilities included preparation of the cultural and paleontological sections for the project EIR.

PMC Quarry Creek Project Phase II Cultural Evaluation, McMillin Land Development, Carlsbad, California: As field director, managed and conducted archaeological testing, data analysis, report writing and mapping of existing cultural resources within the 60-acre Quarry Creek Project study area.

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YEARS
14 EDUCATION
MS, Architecture (Landscape
Architecture concentration),
New School of Architecture
Design
BA, Urban Studies and

JOSH SAUNDERS AICP

AESTHETICS / VISUAL
Josh Saunders is a visual resources specialist and project manager with 14 years' experience in the research, coordination, and preparation of environmental documents subject to the California Environmental Quality Act (CEQA). In his role as Visual Resources Specialists and in collaboration with Dudek analysts, planners, registered landscape architects, and design professionals and in his role as visual resources specialist, Josh documents existing landscape conditions, assesses potential impacts, and depicts and characterizes anticipated visual change. Josh's capabilities include field investigations and existing setting documentation; sensitive receptor and key observation point/key view identification; preparation of focused aesthetic memoranda; preparation of detailed analyses and technical reports in accordance with CEQA Appendix G thresholds and/or established regional or local guidelines; regulatory setting research; characterization of impacts and visual effects in a succinct, understandable style; and development of appropriate and successful mitigation measures. Representative projects include:

City of Sacramento 2040 General Plan Master Environmental Impact Report MEIR), City of Sacramento, California: Currently serving as deputy project manager for the Master Environmental Impact Report (MEIR) for Sacramento's proposed 2040 General Plan. The City's 2040 General Plan builds on the themes contained Planning, University of in the 2035 General Plan, includes required updates, and reflects the City's vision California, San Diego for accommodating future growth, protection of important biological and historic resources, and focuses on how the quality of life will be defined and fostered within

CREDENTIALS
American Institute of
Certified Planners (AICP)

PROFESSIONAL

AFFILIATIONS
American Planning
Association (APA)
Association of Environmental
Professionals
DUDEK
the city over the next 20 years. Josh's responsibilities have included coordination with City staff on MEIR approach and technical documentation, coordination with the General Plan consultant on housing, employment, and population projections and formation of goals and policies aimed at reducing environmental impacts, oversight of MEIR evaluations and collaboration with internal technical specialists, and preparation of MEIR sections.

Nelson Sloan Quarry Restoration and Beneficial Reuse of Sediment EIR, California Department of Parks and Recreation, California: Currently serving as project manager for the EIR, technical reports, and grading and revegetation plans that examine the beneficial reuse of excess managed sediment from Tijuana River Valley sources towards the reclamation of the old Nelson Sloan Quarry and creation of new terrain and habitat. In this role, Josh has coordinated with multiple subconsultants to prepare necessary technical investigations and reports, including a construction noise analysis, Phase I environmental site assessment, mineral resources land valuation report, and desktop geotechnical investigation.

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ERIC SCHNIEWIND

GEOLOGIST / HYDROLOGIST / HAZARDOUS MATERIALS SPECIALIST Eric Schniewind has 27 years' experience as a geologist, hydrogeologist, hydrologist, and hazardous materials specialist in environmental consulting, with the last 17 years focusing on California Environmental Quality Act (CEQA) and National Environmental Policy Act NEPA) environmental review. His technical background includes geotechnical engineering, soil and groundwater contamination investigations, environmental remediation planning and implementation, and Phase I environmental site assessments. In addition, Eric has been involved in fault trace identification and landslide hazard studies. His general responsibilities YEARS
have included providing geological, geotechnical, hydrogeological, and hazardous materials 27 technical support for CEQA/NEPA documents such as Environmental Impact Reports (EIRs), Environmental Impact Statements (EISs), and Environmental Assessments (EAs).

EDUCATION Eric has contributed CEQA analysis for a wide range of projects located throughout California, including water infrastructure, wastewater treatment plants, groundwater BA, Geological Sciences,
water supply programs, commercial developments, large-scale residential developments, University of California, Santa shoreline projects involving sea -level rise issues, solar and wind energy developments, Barbara
petroleum refineries, electric grid transmission projects, sports and entertainment arenas, General Plan updates, high-rise developments, military base redevelopments, port redevelopments, transportation improvements, hospital expansions and redevelopments, airpnrts, rnrket engine testing, research and develnpment facilities involving radinactive materials, large scale hazardous materials remediation projects, and landfill expansions and redevelopments (also including joint CEQA/NEPA projects). His NEPA experience has included projects for or including the California Coastal Commission, U.S. Navy, U.S.

Department of Energy, U.S. Bureau of Reclamation, U.S. Department of Housing and Urban Development, and U.S. Veterans Affairs throughout the western United States.

Representative projects include:
o City of Sacramento 2040 General Plan Update EIR, City of Sacramento, California:

Currently preparing the geology, hazards/hazardous materials, hydrology, and utilities sections of the EIR for this General Plan update. The updated general plan includes revisions to all policies and more of a focus on environmental justice and sustainable growth which has implications for water supply use including diversions and upgrades to water treatment facilities.

Comprehensive Parnassus Heights Plan Joint EIS/EIR, University of California, San Francisco: The Comprehensive Parnassus Heights Plan will substantially modify the long-term plans of the Parnassus Heights Campus and hospital that were previously analyzed in the 2014 Long Range Development Plan. The plan provides the long-term development framework for the revitalization of the campus and included analysis of geology and soils, hydrology, and hazards and hazardous materials. Issue areas included seismic safety, slope stability, drainage control changes, legacy contaminants associated with underground fuel storage tanks, hazardous building materials, and fire hazards associated with an adjacent wooded open space area.

Emeryville General Plan EIR, City of Emeryville, California: Provided the geology, hydrology, and hazardous materials sections of this General Plan EIR for the City of Emeryville. Issues included legacy contaminants from former industrial land uses, stormwater runoff, hazardous building materials emissions from demolition activities, DV DES
development on soft Bay Mud, and seismic hazards.

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YEARS
29 EDUCATION
BS, Aeronautics and
Astronautics, Massachusetts
Institute of Technology

CREDENTIALS
Institute of Noise Control
Engineering (INCE) Board
Certified
County of San Diego —
Approved CEQA Consultant
MARK STORM INCE BILE. CERT.

ACOUSTICIAN
Mark Storm is a senior acoustician with 29 years' experience as a noise control engineer specializing in environmental noise assessment, mechanical systems noise control and architectural acoustics. Mark evaluates noise impacts from residential, manufacturing, industrial (e. g., fossil -fueled and renewable power generation and transmission), municipal, and commercial facilities upon sensitive human and wildlife receptors. His services include development and direction of noise and vibration measurement and prediction programs, mitigation recommendations, participation in public meetings, and expert witness testimony. Mark has authored or managed many California Environmental Quality Act CEQA)/National Environmental Policy Act (NEPA) noise technical reports and sections. He has also handled noise for several client Applications for Certification (AFC) brought before the California Energy Commission (CEC). Representative projects include:
760 Shadowridge Drive, Comstock Realty Partners LLC, City of Vista, California:

Managed preparation of an acoustical assessment report for a new 121-unit hotel project, which included aggregate operation noise prediction from occupied guest rooms with packaged terminal air-conditioning PTAC (units).

E Reservoir Project Noise and Vibration Technical Memorandum, Vista Irrigation District, California: Managed preparation of an acoustical assessment report for the replacement of a 1.5 million gallon partially buried existing reservoir and installation of a new water pump station.

SDSU Mission Valley Master Plan Environmental Impact Report (EIR), San Diego, California: Authored noise study and EIR noise section for noise and vibration impact assessments associated with the proposed demolition of Qualcomm Stadium and subsequent multi -phase onsite construction of a new stadium and associated for Noise academic, residential, and commercial development of the proposed SDSU Mission Valley "West Campus". Performed complex three-dimensional (3-D) sound PROFESSIONAL propagation models for stadium attendance noise emission and aggregate building AFFILIATIONS rooftop and underground parking garage HVAC noise. 2018 Long Range Development Plan EIR, University of California, San Diego:

INCE, Board of Directors, Vice Directed operation (stationary and transportation sources) and construction noise President of Public Relations,
impact analyses for update of UC San Diego long-range development planning of Community Noise Technical capital improvements and concurrent on -campus infrastructure development (e.g., Committee Leader Mid -Coast Trolley). The work included development of a cost-efficient campus -wide representative baseline sound level measurement survey, authorship of a noise technical report that included prediction results from usage of the Federal Highway Administration (FHWA) Traffic Noise Model (version 2. 5), draft environmental impact report (EIR) noise section, and response to client and public comments.

Le1a:4 4
The Farm in Poway EIR, City of Poway, California: Authored noise study and EIR noise section for construction and operation noise and vibration impact assessments associated with the conversion of the decommissioned Stone Ridge Country Club and 18-hole golf course into a mixed -use development with 160 single-family homes and a variety of agriculturally-themed features including a butterfly farm, amphitheater - style outdoor concert space, and social event hosting venues. Also authored detailed Construction Noise Management Plan (CNMP), which provides noise monitoring and mitigation measure implementation guidance to the project construction contractors.

CITY 0F VISTA I SE!iEP.. ,_ =.; Ul'D__-E s, PF01-.- Gi,i ENIVIFON10E. L Ih'F' REPORT02/24/2026 C6 158 of 170

YEARS
22 EDUCATION
MS, Urban Planning,
University of Washington
BA, Architecture & City
Planning, University of
California, Berkeley

CREDENTIALS
American Institute of Certified
Planners (AICP) Certified
Planner, No. 24675
LEED Accredited Professional

PROFESSIONAL

AFFILIATIONS
American Planning Association,
Member
Urban Land Institute, Member,
Management Committee
TAP Chair, Partnership Forum
Mentor 2014-present
Lambda Alpha International,
Member
Citizens Coordinate for
Century 3, Board Member
2013-2019, President 2014
c'Ithinkers
DIEGO VELASCO A€CP, LEED AP

URBAN DESIGN LEAD/OUTREACH
Diego Velasco is Principal and Founder of CityThinkers, an integrated and crossdisciplinary planning, urban design and research firm based in San Diego, California. With 22 years of experience in both urban planning and architecture, he maintains a comprehensive and interdisciplinary approach to design that makes him versatile and diverse in his skills. His planning work ranges in scale and scope from Master Planned Communities to General Plans, Community Plans, Zoning Codes, Streetscape Design, Design Guidelines and Community Outreach. His work in architecture focuses on urban, infill housing and mixed - use.

Diego is involved in his community on several levels. He is on the Management Committee of ULI San Diego/ Tijuana, a mentor in the ULI - Young Leaders Partnership Forum, and a member of Lambda Alpha International. He was the 2014 President of C-3 (Citizens Coordinate for Century Three), was an elected member of the Centre City Advisory Committee from 2009 to 2010, a panel member of the Move San Diego Alliance and a speaker at National and San Diego APA and ULI events. He is also Adjunct Faculty at UCSD and the University of San Diego, where he teaches graduate and undergraduate city planning, urban design and architecture studio courses focused on critical planning areas in the City of San Diego. Representative projects include:

El Camino Real Specific Plan, Encinitas, CA: Urban Design Lead; Spanish Translator County of San Diego Valley Center Community Plan Update, San Diego, CA: Urban Design Lead; Spanish Translator
Downtown Taft Specific Plan and Zoning Ordinance, Taft, CA: Urban Design Lead; Spanish Translator
24th Street Transit Oriented Development Overlay, !National City, CA: Principal -in - Charge of Urban Design
El Cajon Transit District Specific Plan, El Cajon, CA: Principal -in -Charge; Project Lead, Winner of the SDAPA Excellence Award - Comprehensive Plan: Large Jurisdiction Mission Valley Community Plan update, Sara Diego, CA: Principal -in -Charge; Urban Design Lead
Mixed -Use Zoning Code, San Diego, CA: Principal -in -Charge; Zoning Code Writing & Illustrations
University of San Diego Master Plan & Conditional Use Permit, San Diego, CA:

Principal -in -Charge; Project Lead; Entitlements Processing. Winner of the SDAPA Excellence Award - Urban Design, Honorable Mention
T` )

F VISTA I GENERAL PLAN UPDATE & PROGRAM ENS/ RONMENTAL IMPACT REPORT 02/24/2026 C6 159 of 170

YEARS
45 EDUCATION
MCP, City Planning, San Diego
State University
BA, Political Science and
Economics, University of
California, Berkeley

PROFESSIONAL

AFFILIATIONS
Lambda Alpha International
LAI)
Toastmasters International
London moeder
advisors

GARY LONDON

ECONOMICS TASK LEAD
Gary London is widely regarded as one of the nation's foremost real estate advisors to many of the nation's largest developers, investors, lenders and real estate asset managers and owners, Gary has been at the forefront in understanding and describing the many demographic, technological and societal changes which are transforming our cities and regions.

In practice as an analyst and strategic advisor for six decades, he has a reputation as a prescient, forward thinker who translates opportunities (or problems) into profits.

Gary is a Partner of London Moeder Advisors, a diversified real estate strategic advisory, development management, investment, capital access and analysis firm whose clients include investors, developers, lenders and public agencies. He is also considered to be one of the most experienced and effective expert witnesses in real estate litigation involving issues about valuation, damages, best practices and market analysis.

Gary is an Instructor at The Burnham -Moores Center for Real Estate, University of San Diego. He formerly was a Professor at Arizona State University's graduate program in real estate development (MRED). He had taught at the University of California, San Diego Extension for 24 years. Previously, he was West Region Director of Real Estate Consulting for Price Waterhouse and Executive Director of The Goodkin Group. He is a graduate of University of California, Berkeley and received his Master's degree from San Diego State University.

A "Distinguished Toastmaster" in Toastmasters International, Gary speaks regularly to industry and business organizations, frequently writes and is often quoted in the national and Southern California media, and is a columnist for the San Diego Business Journal. He is also featured in the San Diego Union Tribune's weekly "EconoMeter" sharing his views on the great economic issues of our time.

He was featured on CBS Evening News "Eye On America" for his commentary on the real estate market, and has also testified before the House of Representatives Committee on Banking, Finance and Urban Affairs. In 1995 he was featured in the San Diego Business Journal's "Who's Who In San Diego"; and was honored as "Member Of The Year" in 1996 from the San Diego Land Economics Society (Lambda Alpha International). In 2016 he was honored as one of the top 100 Most Influential persons San Diego by the San Diego Daily Transcript. Representative projects include:

City of San Diego College Area Community Plan Update, San Diego, CA City of San Diego Mission Valley Community Plan Update, San Diego, CA City of San Diego Kearny Mesa Community Plan Update, San Diego, CA City of San Marcos Creekside Plan Update (2016), San Marcos, CA CITY OF VISTA I SE'vCRv,i- L N )FG-.-E C• °R_C,.-,Ll% _ ,IR.DN10ENI, _'P,I,P4__- 3E F.T02/24/2026 C6 160 of 170

YEARS
24 EDUCATION
MS, Real Estate, University of
San Diego
BA, Economics, University of
San Diego

PROFESSIONAL

AFFILIATIONS
Lambda Alpha International
LAI)
Urban Land Institute (ULI)

NATHAN MOEDER

PRINCIPAL ECONOMIST
Nathan Moeder is widely considered one of the west coast's foremost authority on the financial feasibility of real estate projects. As a Partner of London Moeder Advisors, he serves as a strategic consultant who advises a wide array of clients from the perspective of real estate economics. His clients include real estate developers, investors, corporations, financial institutions, businesses and public agencies. Project assignments span all real estate sectors including residential developments, office buildings, industrial, hotel, retail and mixed -use projects. He brings extensive experience and financial expertise as an advisor and analyst to many successful projects and assignments throughout North America.

Nathan is a real estate finance, investment, and valuation expert. His experience in the finance realm ranges from working with institutional Wall Street firms on international deals to small entrepreneurial investment groups. He specializes in market analysis, evaluating project feasibility and acquisition strategies, as well as structuring joint ventures and debt layers for projects.

He has been an instructor since 2000 in various courses on real estate, including Finance and Investments, Proforma Analysis, Development Feasibility and Market Analysis. Currently he is an instructor for Real Estate Finance and Investments at the University of San Diego and the graduate program at the Woodbury School of Architecture. He is also considered to be an effective expert witnesses in real estate litigation involving issues about valuation, damages, best practices and market analysis.

Nathan is a member of Lambda Alpha International (LAI) land economics society. He served on the San Diego/Tijuana Urban Land Institute (ULI) board for 14 years, where he founded the Young Leaders program.

Toastmasters International He is an Advanced Toastmaster and speaks regularly to industry and business organizations on global economic trends and real estate land use issues at the local and national levels.

He has been quoted in the San Diego Union Tribune, Los Angeles Times, Chicago Tribune, Baja Times, California Real Estate Journal, National Real Estate Investor, Meridian Star, San Diego Daily Transcript, and San Diego Business Journal. Radio and TV appearances have included: Channel 39 KNBC, Channel 10 KABC, Channel 8 KFMB, Channel 9 KUSI.

Nathan received his B.A. in Economics in 1998 with a concentration on mathematical economic theory from the University of San Diego (USD). He also holds a Master of Science in Real Estate degree (MSRE) from USD, where he participated in its inaugural class.

Representative projects include:
e City of San Diego College Area Community Plan Update, San Diego, CA 6 City of San Diego Mission Valley Community Plan update, San Diego, CA City of San Diego Kearny Mesa Community Plan Update, San Diego, CA City of San Marcos Creekside Plan Update (2016), San Marcos, CA London moeder
advisors
CITY OF VISTA I GENERAL PLAN UPDATE w. PROGRAM ENVIRONMENTAL IMPACT REPORT 02/24/2026 C6 161 of 170

YEARS
23 EDUCATION
BS, Civil Engineering,
University of Arizona

CREDENTIALS
Professional Engineer
Traffic) in CA, No. TR2272

PROFESSIONAL

AFFILIATIONS
Women's Transportation
Seminar (WTS), Member
Institute of Transportation
Engineer (ITE), Member
CAR

MONIQUE CHEN PE

MOBILITY TASK LEAD
A Principal at CRA, Monique brings 23 years of experience to the transportation industry, including both public and private sector clients. As a registered traffic engineer and experienced mobility planner; she has been responsible for project management on numerous projects ranging from general plans, master plans, specific plans, mobility studies, corridor studies, transportation impact analysis, operational and demand assessments to conceptual engineering. In the last 10 years, Monique led close to two dozen circulation/mobility element updates including for the cities of Oceanside, Solana Beach, Carlsbad (Phase 1), Imperial Beach, National City, Santee, Indio, Santa Paula, El Centro, Wildomar, multiple communities in the City of San Diego (Downtown, Mission Valley, Kearny Mesa, Southeastern San Diego, Encanto, etc.), and the County of San Diego.

Many of the Monique led projects have gone on to win regional and state -level planning awards. Representative projects include:
f
City of Vista Traffic Engineering On -Call, Vista, California: Contract Manager.

For the past ten years, CRA served as the City's On -Call consultant and prepared/ reviewed numerous Traffic Impact Studies to identify and document the near -term and longer -term traffic impacts related to the proposed development, as well as to recommend mitigation measures for identified roadway and intersection deficiencies associated with the project. CRA has also coordinated with environmental consultants in preparation of EIR/MND consistent with CEQA requirements.

City of Oceanside General Plan Update and EIR, Oceanside, California: Mobility Project Manager. CRA is leading the development of the Mobility Element and Smart Sustainable Corridor planning for the Oceanside General Plan Update. The Mobility Element seeks to enhance multimodal mobility and safety throughout the City. CRA is participating in ongoing virtual community outreach methods to inform and engage members of the public, including support through virtual presentations, virtual workshops, and online project surveys. An SB 743 compliant traffic analysis will be performed for a base year, no -project, and three alternatives. This effort will result in determinations of total VMT, VMT per resident, and VMT per employee for all five scenarios to inform stakeholders in their selection of the preferred alternative.

City of Solana Beach General Plan Update and EIR, Solana Beach, California:

Mobility Project Manager. CRA served as the transportation planning consultant for developing the City's Circulation Element as part of the General Plan Update.

As part of this effort, CRA developed a new roadway typology to express the City's balanced approach to roadway design, including Multimodal Boulevards, Community Connectors, Bicycle Boulevards, Pedestrian Corridors, and Class I Multi -Use Paths. CRA conducted citywide MMLOS assessments under existing and future conditions, as well as made recommendations on broader multimodal performance measures that the city could track over time. CRA also assisted the City in developing a methodology to remove roadway and intersection LOS thresholds as an impact standard.

Additional Representative Project Experience Includes:

Downtown San Diego Mobility Plan & TIS, San Diego, CA
Morena Corridor Specific Plan, San Diego, CA
CITY OF VISTA IJdF:0 vl!Eh!?L L f,/,F4(- 02/24/2026 C6 162 of 170

ANDREW PRESCOTT AICP

LEAD TRANSPORTATION PLANNER
A Senior Planner at CRA, Andrew brings nearly 10 years of experience to the transportation 1 IL industry. He contributes to a wide range of mobility projects, including corridor studies, Y• g V P 1 g circulation/mobility elements, parking studies, transportation impact studies, active transportation plans, and health related research. Andrew has served as project manager t on corridor studies, safety analyses, and active transportation plans. Representative projects include:

YEARS City of Vista Bicycle Master Plan Update, Vista, California: Mobility Planner. The CRA team conducted extensive "on -the -street" outreach using an intercept survey 9 to request information about cycling behaviors and issues. CRA develop a holistic, well-connected bicycle network that serves the needs of a majority of Vista residents, EDUCATION regardless of the level of cycling experience. An innovative active transportation monitoring program was developed that identifies bicycle count and survey MA, City Planning, San Diego stations so that trends over time can be understood, especially in relation to bicycle State University infrastructure improvements and healthy lifestyles. The master plan update includes BA, International Security 20 high priority project sheets providing conceptual designs and costing for critical and Conflict Resolution segments of the proposed network.

City of Oceanside General Plan Update and EIR, Oceanside, California: Lead Moblllty Planner. CRA is leddhig Ilse develuprrient of the Mobility Clement and Smart

CREDENTIALS
Sustainable Corridor planning for the Oceanside General Plan Update. The Mobility American Institute of Element seeks to enhance multimodal mobility and safety throughout the City. CRA is Certified Planners (AICP), No. participating in ongoing virtual community outreach methods to inform and engage 31154 members of the public, including support through virtual presentations, virtual workshops, and online project surveys. An SB 743 compliant traffic analysis will be PROFESSIONAL performed for a base year, no -project, and three alternatives.

AFFILIATIONS Mission Valley Community Plan Update and EIR, San Diego, California: Mobility Planner. CRA prepared the Mobility Element, Mobility Technical Report, and Traffic American Planning Impact Study in support of the Mission Valley Community Plan Update. The planned Association (APA), San Diego
mobility system consists of pedestrian and bicycle facilities, transit routes and stops chapter, Member
bus and light -rail), and roadways, as well as innovate mobility features such as a potential aerial tramway, as well as demand -responsive community circulators. An SB 743 compliant traffic analysis was performed as part of the Mobility Technical Report, documenting mode share per capita under existing, no project, and project alternatives. The Mission Valley Community Plan Update is the winner of this year's APA Comprehensive Plan (Large Jurisdiction) at both local- and state -level.

City of El Cajon Active Transportation Plan, El Cajon, California: Project Manager.

This plan addresses existing issues related to pedestrian and bicycle safety and propose new strategies that improve mobility for people walking, riding bikes, and accessing transit services. The community engagement approach has been nimble and adaptive to on -going public health concerns with input being collected through online surveys, a diverse project working group, one-on-one stakeholder interviews, and online and pop-up workshops. The ATP recommendations include a sidewalk infill program, intersection crossing enhancements, a comprehensive bicycle network, and programmatic recommendations.

C*R
CITY OF VISTA I GENERAL PLAN LPDATE & PROGRAM ErJVIRONMENTAL IMPACT REPORT 02/24/2026 C6 163 of 170

PHUONG NGUYEN PE

LEAD TRAFFIC ENGINEER
As a Senior Engineer at CRA, Phuong has 14 years of experience providing engineering services to the transportation industry. He has been responsible for project and task Z management on efforts ranging from traffic operations, micro -simulation, parking plans, SB-743 Implementation, Intersection Control Evaluations (ICE), to conceptual engineering.

Phuong is very experienced in the application of transportation planning and traffic engineering analysis software, such as VISSIM, Synch ro/SimTraffic, Vistro, Traffix, Highway Capacity Software (HCS), Complete Streets Level of Service (CSLOS), SIDRA and Rodel for YEARS roundabouts, and SANDAG MXD method & tool for Smart Growth Trip Generation and VMT 14 reduction. Representative projects include:
b City of Vista Traffic Engineering On -Call, Vista, California: Task Order Manager.

EDUCATION For the past ten years, CRA served as the City's On -Call consultant and prepared/ reviewed numerous Traffic Impact Studies to identify and document the near -term BS, Civil Engineering, San and longer -term traffic impacts related to the proposed development, as well as to Diego State University recommend mitigation measures for identified roadway and intersection deficiencies associated with the project. CRA has also coordinated with environmental consultants

CREDENTIALS
in preparation of EIR/MND consistent with CEQA requirements.

Professional Engineer C City of San Marcos On -Call Traffic Engineering and Support Services, San Marcos, Traffic) in CA, No. TR2660 California: Task Order Manager. CRA is providing the City of San Marcos with a variety of traffic engineering services. Task orders under this contract closely resemble PROFESSIONAL those anticipated for Imperial Beach, including the preparation and peer review of AFFILIATIONS traffic studies and operational analyses, cycle track feasibility studies and alternatives development, ITS evaluations, safety analysis and countermeasure development, Institute of Transportation traffic calming evaluation and design, traffic engineering standards and guidelines Engineer (ITE), San Diego development and manual updates and presentation to the Traffic Commission and Chapter Incoming president City Council, etc.
for 2022 . City of Oceanside General Plan Update and EIR, Oceanside, California: Lead Association of Pedestrian & Traffic Engineer. CRA is leading the development of the Mobility Element and Smart Bicycle Professionals (APBP) Sustainable Corridor planning for the Oceanside General Plan Update. The Mobility Element seeks to enhance multimodal mobility and safety throughout the City. CRA is participating in ongoing virtual community outreach methods to inform and engage members of the public, including support through virtual presentations, virtual workshops, and online project surveys. An SB 743 compliant traffic analysis will be performed for a base year, no -project, and three alternatives.

College Area Community Plan Update and EIR, San Diego, California: Mobility Project Manager. An already built -out transportation network with planned increases in density along major commercial corridors requires alternative approaches to ensure safe and efficient mobility options for community members. The alternatives currently being evaluated would increase connectivity and provide quality environments for pedestrians and bicyclists. Enhanced connections to major mobility and employment centers, as well as the community's celebrated El Cajon Boulevard business corridor are emphasized. The network planning leverages major assets like the existing Green Line Trolley station at the San Diego State University campus and future commuter rail station as identified in the draft SANDAG 2021 Regional Transportation Plan.

CAR
CITY OF VISTA eE _ G -E S _ !I, r :EiN— . P =- - -- 02/24/2026 C6 164 of 170

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EXHIBIT C

INSURANCE REQUIREMENTS
Contractor shall procure and maintain for the duration of the contract, insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the Contractor, his agents, representatives, employees, or subcontractors. Nothing in these provisions shall limit Contractor's Duty of Indemnification.

MINIMUM SCOPE AND LIMIT OF INSURANCE
Coverage shall be at least as broad as:

Commercial General Liability ("CGL"): Insurance Services Office Form CG 00 01 covering CGL on an "occurrence" basis, including products, completed operations, property damage, bodily injury, and personal & advertising injury with limits no less than 2,000,000 per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this Project/location or the general aggregatelimitshallbetwicetherequiredoccurrencelimit.

2. Automobile Liability: Insurance Services Office Form Number CA 0001 covering Code1 (any auto), with limits no less than $2,000, 000 per accident for bodily injury andpropertydamage,

3. Workers' Compensation insurance as required by the State of California, with StatutoryLimits, and Employers' Liability insurance with a limit of no less than $1,000,000 peraccidentforbodilyinjuryordisease.

Contractor shall also provide the additional coverages checked below and at least as broad as:

4. ® Professional Liability, with limits no less than $1,000,000 per occurrence or claim, and $2,000, 000 policy aggregate.

If the Contractor maintains higher limits than the minimums shown above, City requires andshallbeentitledtocoverageforthehigherlimitsmaintainedbytheContractor. Any availableinsuranceproceedsinexcessofthespecifiedminimumlimitsofinsuranceandcoverageshallbeavailabletoCity.

Deductibles and Self -insured Retentions
Any deductibles or self -insured retentions must be declared to and approved by City. At theoptionofCity, either: the Contractor shall cause the insurer shall reduce or eliminate such deductibles or self -insured retentions as respects City, its officers, officials, employees, and volunteers; or the Contractor shall provide a financial guarantee satisfactory to City guaranteeing payment of losses and related investigations, claim administration, and defenseexpenses.

Other Insurance Provisions
The insurance policies are to contain, or be endorsed to contain, the following provisions:

1. The City, its officers, officials, employees, and volunteers are to be covered as additional insureds on the CGL policy with respect to liability arising out of with respect 001056602 Exhibit C, Page 1 of 3
02/24/2026 C6 166 of 170

to liability arising out of work or operations performed by or on behalf of the Contractor including materials, parts, or equipment furnished in connection with such work oroperationsandautomobilesowned, leased, hired, or borrowed by or on behalf of the Contractor. General liability coverage can be provided in the form of an endorsement to the Contractor's insurance (at least as broad as ISO Form CG 20 10, CG 11 85 or bath CG 20 10 and CG 20 37 forms if later revisions used), unless otherwise approved in advance by City.

2. For any claims related to this Project, the Contractor's insurance coverage shall be primary insurance as respects City, its officers, officials, employees, and volunteers. Any insurance or self-insurance maintained by City, its officers, officials, employees, andvolunteersshallbeexcessoftheContractor's insurance and shall not contribute with it.

3. Each insurance policy required by this clause shall provide that coverage shall not be canceled, except with notice to City.

Claims Made Policies
If any coverage required is written on a claims -made coverage form:

1. The retroactive date must be shown, and this date must be before the execution date of the n_.ontract or the beginning of contract work.

2. Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of contract work.

3. If coverage is canceled or non -renewed, and not replaced with another claims -made policy form with a retroactive date prior to the contract effective, or start of work date, theContractormustpurchaseextendedreportingperiodcoverageforaminimumoffive (5) years after completion of contract work.

4. A copy of the claims reporting requirements must be submitted to City for review.

Acceptability of Insurers
Insurance is to be placed with insurers with a current A.M. Best rating of no less than A: VII, unless otherwise acceptable to City.

Waiver of Subrogation
Contractor hereby agrees to waive rights of subrogation which any insurer of Contractor may acquire from Contractor by virtue of the payment of any loss. Contractor agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation. The Workers' Compensation policy shall be endorsed with a waiver of subrogation in favor of City for all work performed by the Contractor, its employees, agents and subcontractors.

Verification of Coverage
Contractor shall furnish City with original certificates and amendatory endorsements, or copies of the applicable insurance language, effecting coverage required by this contract. All certificates and endorsements are to be received and approved by City before work commences. However, failure to obtain the required documents prior to the work beginning shall not waive the Contractor's obligation to provide them. City reserves the right to require 001056602 Exhibit C, Page 2 of 3
02/24/2026 C6 167 of 170

complete, certified copies of all required insurance policies, including endorsements, required by these specifications, at any time.

Subcontractors
Contractor shall require and verify that all subcontractors maintain insurance meeting all the requirements stated herein, and Contractor shall ensure that City is an additional insured on insurance required from subcontractors. For CGL coverage, subcontractors shall provide coverage with a format least as broad as CG 20 38 04 13.

Special Risks or Circumstances
City reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other circumstances. 001056602 Exhibit C, Page 3 of 3
02/24/2026 C6 168 of 170

AGREEMENT TO COMPLY WITH CALIFORNIA LABOR LAW REQUIREMENTS Labor Code §§ 1720, 1771.1, 1773.8, 1775, 1776, 1777.5, 1813, 1860, 1861, 3700]

NOT APPLICABLE TO THIS CONTRACT
001056602 Exhibit D
02/24/2026 C6 169 of 170

EXHIBIT E

SPECIAL PROVISIONS
This Contract is subject to the following provisions, if checked:

1. State of California grant conditions, as attached.

2. Federal grant conditions, as attached.

3. Other conditions, as attached.
001056602 Exhibit E
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Vista City CouncilFebruary 24, 2026

Vista City Council
February 24, 2026