April 2, 2026
Brad Raulston, Town Manager
Town of Yountville
6550 Yount Street
Yountville, CA 94599
Subject: On-Call Planning Support
Dear Brad:
PlaceWorks understands that the Town of Yountville (Town) is seeking the support of a consulting firm who can assist, as-needed, with general planning-related development and land use project review, environmental determinations, conformance with Federal, State and local regulations, particularly the California Environmental Quality Act (CEQA), and general compliance with local judication Standards, Ordinances, and Regulations.
We are well suited to assist you and your staff on an as-needed basis. We are honored to serve as an extension of staff in a number of communities and in diverse agencies. We are very experienced in municipal development review assistance, including staff report preparation and exhibits, , site planning, urban design, and presentations to commissions and councils.
Our Approach
Our role is to serve as an extension of Town staff. This means that we represent the Town at the counter, on the phone, and at every meeting. As staff, our planners are assigned a project from the application intake and follow through with all aspects of the project. This includes public noticing, keeping the applicant apprised of the status, and keeping others in the Town informed of the status of our work. Even if other planners, subconsultants, or departments take over the “lead” on a project, the assigned planner will keep informed and offer support to ensure that the process is followed, and the Town represented. We refer to this as “project ownership,” and it is an integral part of what we do.
The foundation of our approach is communication. We use regular conference calls to check in and report on progress. We also participate in scheduled staff calls or meetings, provide training for our staff and that of our clients, and attend commission and council meetings to learn the expectations of the Town and to improve our services. Our job is to ensure that Town staff never wonders about a project status but knows what is happening because our planners keep them informed.
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In our role as staff, we make recommendations based on what is best for the Town and the applicant, even if this results in less scope or work for PlaceWorks. We will recommend an efficient and less-expensive way to accomplish the same result and discuss the options with the Town. Once a task order is approved, PlaceWorks will provide weekly progress reports and monthly billings by project number and tasks in a format suitable to the Town.
Our Project Management Techniques
MEETINGS
Planners assigned to projects may attend meetings as directed to present their item(s) or to support other planners as needed. Since the meeting schedules are known well in advance, we will ensure full coverage at meetings as needed by the Town.
QUALITY ASSURANCE PLAN
PlaceWorks consistently produces high-quality work products and recognizes the role that this quality plays in securing repeat business. Elements of our quality assurance/quality control (QA/QC) program are described herein.
PERSONNEL AND RESPONSIBILITIES
For most projects, associate-level staff members compile and sort data, perform routine field activities, and prepare initial drafts of documents. This is cost-effective for the client and provides necessary training and experience for our staff. To ensure the success of this approach, however, our project managers stay involved with the project and carefully review work products, including administrative drafts, before they are transmitted for Town review. Documents also undergo review by one of the company’s principals as part of PlaceWorks’ commitment to quality. Even in this day and age of sophisticated computer spell- and grammar-checking, we firmly believe that there is no substitute for a thorough “hands-on” review.
PREPARATION OF DOCUMENTS
PlaceWorks understands the importance of complete, reader-friendly, technically accurate work products. Before finalization, documents are submitted to the firm’s word processing and editing team, which is responsible for putting the document into a standard or custom format (depending on the project) and performing a series of systematic checks on the document (e.g., spell-check, headers/footers, table of contents). The document is then sent to a technical editor, who reviews it for consistency, readability, grammar, and graphics or typographical errors. After these issues have been corrected, the document is reviewed by another senior project manager or one of the firm’s principals.
SCHEDULE CONTROL
Communication is the best means of ensuring that projects remain on task and budget. Each project has similar milestones that must be met, such as project completeness letter, technical March 20, 2026 | Page 3
analysis, CEQA, conditions of approval, staff report, and presentation materials. PlaceWorks schedules regular conference calls and meetings to allow rapid and frequent checks on progress.
Although technology can expedite communication, regularly scheduled in-person meetings are valuable to foster solution building and information exchange. Typically, we schedule in-person meetings around other required meetings to reduce cost.
If the schedule starts to slip, we first try and determine the reason. If it is a PlaceWorks staff resources issue, we can bring more staff into the project to meet the requirement. If the issue is outside of our control, finding that out early can help us recommend solutions to getting things back on track. Ultimately, it comes back to communication and making sure the Director is aware of the schedule and our commitment.
PlaceWorks managers regularly meet and apprise each other of project status, milestones, budgets, and schedule. For each project, our Principal-in-Charge and Project Manager will be equally informed.
BUDGET AND FUNDING REQUIREMENTS
PlaceWorks prepares monthly invoices detailed to billing codes and based on task orders, work authorizations, and funding sources. Each new project will have an assigned number and a series of labor codes based on milestones or tasks. PlaceWorks will keep the Director apprised of the work progress and budget.
Our Staff
Name | Title
Education
Licenses/Certifications Experience
PlaceWorks
MARK TEAGUE AICP
Principal Advisor,
Land Use and
Environmental
Strategies
• BA, Political Science,
Stanislaus State
University, Turlock
In over 30 years of public- and private-sector
experience, Mark has worked throughout
California and is considered an innovative problem
solver. His projects include planned communities,
shopping center EIRs, general plan and zoning
code updates, impact fees, and projects highly
scrutinized by the public. Because of his
experience Mark is often able to offer a unique
approach to meet the needs of a project. His
experience as a planning director and ability to
see the whole of the project, ensures that every
environmental document meets the need of the
client. He has served as on-call extension of staff
for numerous cities throughout California,
including Wildomar and Eastvale.
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Name | Title
Education
Licenses/Certifications Experience
JENNIFER GASTELUM
Principal
• BS, City and Regional
Planning, Cal Poly San
Luis Obispo
Jennifer currently manages the housing practice at
PlaceWorks overseeing staff on Housing Element
updates and implementation. With over two
decades of expertise, Jennifer is a recognized
leader in housing policy across California. Since
2008, she has spearheaded updates for over 100
Housing Elements and has a proven track record
of compliance. During the 6th cycle update, she
managed two multi-jurisdictional Housing Element
updates for the Counties of Solano (8 jurisdictions)
and Fresno (15 jurisdictions). For the last six years,
Jennifer served as Principal-in-Charge on the
comprehensive, statewide team to assist with
HCD’s Accelerating Housing Technical Assistance
program that included grant assistance for SB2,
LEAP, and REAP funding.
ROB MAZUR
Associate Principal,
Director of GIS
• BA, Geography,
Edinboro University
• GIS Professional
Rob has extensive experience creating maps and
datasets for a range of planning projects. He
specializes in all facets of geodatabase
development, data management, web GIS, and
spatial and tabular analyses for improved
decision-making, information retrieval, and
cartography. Rob excels at quantitative and spatial
analysis, including buildout calculations,
walkability, community health modeling,
cartography, and land use scenario modeling. He
works directly with clients and staff to develop
effective, efficient, and informative GIS processes.
CYNTHIA WALSH
Senior Associate
• BA, Urban Studies and
Planning, San Francisco
State University
• Section 3 HUD Training
• Davis-Bacon Labor
“Prevailing Wage Law”
Course
Cynthia has almost 20 years’ experience working
on long-range planning documents, specializing in
policy writing for housing element updates,
housing element annual reports, and Housing
Element implementation. She prepared housing
elements during the 4th through 7th cycles and
has worked closely with staff at the California
Department of Housing and Community
Development to achieve certification for her
clients. She also has experience with
comprehensive zoning code and General Plan
updates. Cynthia also has experience with
preparation of analyses of impediments to fair
housing choice documents, consolidated plans,
and action plans.
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Name | Title
Education
Licenses/Certifications Experience
LANCE PARK
Senior Associate, Air
Quality/Energy/GHG/
• MA, International
Environmental Policy,
Middlebury Institute of
International Studies
• BA, International
Relations, California
State University, Chico
Lance has nearly six years of experience as an air
quality analyst preparing CEQA analyses for
individual land use development projects and
long-range planning documents. With PlaceWorks,
he functions as a leading expert in air quality,
greenhouse gas emissions, health risk, and energy
CEQA analyses; trains air quality technical staff;
attends and directs client kick-off calls and
attorney consultation; attends public hearings;
and offers strategic insight into different CEQA
document types and streamlining opportunities
with project clients and lead agencies. Lance is
also 40-hour HAZWOPER certified and has several
years’ experience conducting Phase I and Phase II
Site Assessments and SWPPP Construction Site
Monitoring.
CHRIS SHIELDS, INCEUSA
Senior Associate
• BA, Environmental
Studies, California State
University, Sacramento
Chris possesses a strong background in noise
control, noise propagation, frequency analysis and
engineering practices, coupled with extensive
noise synthesis computer-modeling experience.
His work experience includes the preparation of
technical studies and related sections of CEQA and
NEPA documents for commercial, industrial,
residential, mixed-use recreation, educational,
infrastructure, and other development projects.
Chris’ experience includes noise analyses for
federal, state, and local agencies with the use of
computer models published by the EPA, FHWA,
and Caltrans.
MILES BARKER
Associate
• MS, City and Regional
Planning, California
Polytechnic University,
San Luis Obispo
• BS, Environmental
Management and
Protection, California
Polytechnic State
University, San Luis
Obispo
Miles possesses a comprehensive understanding
of the environmental analysis and CEQA process.
He has managed several CEQA analyses including
the Colfax General Plan Update EIR, Butte County
General Plan Update EIR, Yuba City General Plan
Update EIR, Redding General Plan Update EIR, Rio
Vista General Plan Update EIR, Won MeditationRetreat Center Project Initial Study, Grand Avenue Improvement Project Initial Study, Glen Paul
School Modernization Project Initial Study,
Ridgeview High School Project Initial Study, New
District Office Project Initial Study, Roseville High
School Improvement Project Initial Study, Oak
Ridge Elementary School Rebuild Project Initial
Study, and Pleasant Grove Elementary School
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Name | Title
Education
Licenses/Certifications Experience
Improvements Project. Additionally, Miles has
prepared various initial studies and addendums
for housing element updates across the state.
JOSE AYALA
Associate
• MA, Public Policy and
Administration,
Sacramento State
University
• BA, Political Science,
University of California
Berkeley
Jose Ayala has over five years of experience
working on housing element updates, including
policy writing for housing element updates in
addition to reviewing housing elements for
consistency with State Housing Element Law. Jose
contributes to analyzing data and updating
housing elements for various jurisdictions
throughout California. Outside of housing
elements, Jose has experience with other state
housing laws, including ADU Law, Housing
Accountability Act, and experience in providing
technical assistance.
HOLLI SAFRAN
Associate
• BA, Urban Studies and
Planning, California
State University,
Northridge
Holli brings a strong foundation in public-sector
planning, community development, and policy
implementation, shaped by her experience with
both municipal agencies and consulting firms. Her
work is grounded in thoughtful analysis, clear
communication, and a commitment to advancing
planning efforts that reflect community goals and
regulatory standards. Holli’s work at PlaceWorks
covers a wide variety of comprehensive planning
efforts, especially housing elements and related
studies, general plans, and specific plans.
HAZEL CHOI
Project Planner
• MA, Urban Planning,
San Jose State
University
• BA, International
Business, Dongduk
Women’s University
Hazel has experience in comprehensive and longrange planning, with a specific focus on policy development for housing element updates. She
has been contributing to updating housing
elements to achieve certification for various local
jurisdictions throughout California. Hazel also has
expertise in preparing and updating zoning code
amendments to ensure compliance with the
recent state law changes for various local
jurisdictions.
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Name | Title
Education
Licenses/Certifications Experience
MARISSA DUENAS
Project Planner
• BS, Recreation, Parks,
and Tourism
Administration, San
Francisco State
University
Marissa has a passion for culturally relevant
projects, research, organizing, and writing. She
supports the Design Team at PlaceWorks through
various projects involving tribal engagement, park
planning, and education/interpretation programs
with the California Department of Parks and
Recreation’s (CDPR) Cultural Resources Division.
She’s researched, analyzed, and written reports
summarizing an inventory of interpretive exhibits,
programs, and materials for CDPR.
JESSICA MENDOZA
Project Planner
• BS, Environmental
Science and
Management,
University of California,
Davis
Jessica holds passions for environmental justice
projects, public outreach, urban planning, and
policy research. She supports the Environmental
Planning Team at PlaceWorks to bring about a
variety of environmental projects throughout the
state. Currently, Jessica is working on CEQA
analysis for housing elements for Contra Costa
County and the City of Benicia, as well as an
Environmental Impact Report for Butte County.
JOSEPH RUIZ
Planner
• MA, Urban and
Regional Planning,
University of California,
Irvine
• BA, History, University
of California, Los
Angeles
Joseph is a member of PlaceWorks’ Environmental
Team supporting the analysis and preparation of
California Environmental Policy Act (CEQA)
documents, as well as Housing Element
documents. He has extensive experience
researching and writing General Plan EIRs,
including drafting fact of findings and impact
sections. Joseph is also well-versed in drafting
Notice of Exemptions and Addendums for Housing
Element updates. Additionally, he assists with
drafting IS/MNDs for various school districts.
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Our Qualifications
On-Call Planning and Environmental Services for the City of Weed. PlaceWorks serves as on-call staff to the City of Weed working with property owners to consider applications for development.
We also provide information to staff and the public on planning issues that involve interpretation of city ordinances, architectural review of projects, preparation of CEQA documents, and management of other consultants. As an extension of staff, we work in the City office as a team with City staff to provide information to residents. We prepare staff reports and presentations for the planning commission, city council, and other city committees.
On-Call Planning Services for the City of San Carlos. PlaceWorks has provided on-call planning services to the City of San Carlos for the past several years, supporting a wide range of efforts including development application review and long-range planning initiatives. Recently, PlaceWorks assisted the City with entitling and conducting CEQA review for the “Vista del Grande” planning application. The approximately 12-acre project consists of 85 dwelling units, with a mix of single-family residential and duplex units, and is using State Density Bonus Law.
Acting as consulting project manager, PlaceWorks staff is responsible for managing the review process; coordinating with City staff, the PlaceWorks CEQA team, and the project applicant team; conducting review for completeness and zoning compliance in accordance with the Permit Streamlining Act; preparing the required CEQA documentation; and preparing public hearing materials.
On-Call Planning and Environmental Staff Services for the City of Wildomar. PlaceWorks serves as staff to the City of Wildomar’s planning department at all levels - from intake through senior staff.
We provide information to staff and the public on planning issues that involve interpretation of city ordinances, architectural review of projects, preparation of CEQA documents, and management of other consultants. As an extension of staff, we work in the city office with the city’s team to provide information to residents. We also prepare staff reports and presentations for the planning commission, city council, and other city committees. This role also includes preparing CEQA documents, such as EIRs and Initial Studies, assisting with grant applications and reports, and any other planning-related duties requested.
Mark Teague serves in the role of planning manager, assisting the director in all planning functions.
Mark provides oversight of contract planning staff, reviews staff reports, makes presentations, and represents the city in meetings throughout Riverside County. Mark also peer reviews and manages EIRs prepared by other firms, provides technical assistance in the review of reports, and assists other departments in preparation of environmental documentation.
Staff Services for the City of Eastvale. Mark Teague has provided senior-level environmental planning assistance to the City of Eastvale through peer review of work provided by others, working with applicants to establish the appropriate level of environmental review, and ensuring that the CEQA process is properly followed. Mark also helps to train and provide QA/QC for the environmental work prepared by other contract planners. Mark is currently the project manager for the City’s first comprehensive General Plan update.
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On-Call Planning Services for the City of Stockton. PlaceWorks provides the City of Stockton Community Development Department with a wide range of services. With the departure of the then-director of the department in late 2019, PlaceWorks Principal Charlie Knox was called upon to oversee department operations and assist City staff on site two days per week. Mr. Knox performed these duties both in-person and remotely until the San Joaquin County COVID-19 stay home order went into effect in March 2020, at which time Mr. Knox continued to provide directorlevel services remotely until a new director came on board in May 2020. Simultaneously, PlaceWorks staff provided assistance with the finalization of the City’s 2020 Municipal Services Review, approved by the San Joaquin County Local Agency Formation Commission in August 2020.
With the 2020 renewal of the on-call contract, PlaceWorks staff is expected to be called upon to assist the City with projects ranging from design review to CEQA documentation to mapping services.
On-Call Planning Services, Terra Vi EIR, and Comprehensive Zoning Code Update for Tuolumne County. In 2013, Tuolumne County began a General Plan Update. After a stall in the Update process, in 2018 Tuolumne County hired PlaceWorks to assist with policy revisions to the Draft General Plan and to provide strategic guidance and support with General Plan-related outreach.
PlaceWorks’ policy work focused on adjusting Community Plan policies to eliminate redundancies and clarify policy intent. PlaceWorks also helped to guide the County’s outreach efforts by preparing an outreach strategy, providing website content, writing outreach letters, responding to comments on the Draft General Plan, assisting with staff report development, outlining presentations, and preparing PowerPoint presentations. The General Plan was adopted in 2018, and since then, PlaceWorks has continued to assist the County on other projects, including preparation of an EIR for a Terra Vi, an eco-resort project near Yosemite National Park, and a comprehensive Zoning Code Update, both of which are currently underway.
Fee Schedule
PlaceWorks’ standard fee schedule by staff level is provided in Table 1. Costs will be billed on a time-and-materials basis commensurate with the tasks the Town requires. Per the Town’s suggestion, this contract shall include a $40,000 not-to-exceed amount per year.
PlaceWorks – 2026 Standard Fee Schedule
STAFF LEVEL HOURLY BILL RATE
Principal $210-$345
Associate Principal $220-$295
Senior Associate II $200-$280
Senior Associate I $160-$240
Associate II $165-$210
Associate I $150-$195
Project Planner $125-$185
Planner $90-$165
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PlaceWorks – 2026 Standard Fee Schedule
STAFF LEVEL HOURLY BILL RATE
Graphics Specialist $90-$175
Administrator $145-$250
Clerical/Word Processing/Technical Editor $75-$175
Intern $80-$135
Subconsultants are billed at cost plus 10%.
Mileage reimbursement rate is the standard IRS-approved rate.
Possible Yearly Increase of 5% on bill rates.
Acknowledgement
As Principal, I am authorized to bind PlaceWorks and the project team to the contents of this proposal. We look forward to supporting your staff on future projects.
If you have any questions regarding the contents of this proposal, please feel free to contact me.
Respectfully submitted,
PlaceWorks
Mark Teague, AICP
Principal Advisor, Land Use and Environmental Strategies