CONTRACT 6058 Professional Services Agreement CLOSEDAgreement No. 6058
PROFESSIONAL SERVICES AGREEMENT
(PLANNING/ENVIRONMENTAL CONSULTING)
BETWEEN
THE CITY OF EL SEGUNDO AND
"CONSULTANT"
This AGREEMENT is made and entered into this " day of May,2021, by and
between the CITY OF EL SEGUNDO, a municipal corporation and general law city
("CITY") and RRM DESIGN GROUP, a S corporation ("CONSULTANT"). The parties
agree as follows:
1. CONSIDERATION.
A. As partial consideration, CONSULTANT agrees to perform the work listed
in the SCOPE OF SERVICES, below;
B. As additional consideration, CONSULTANT and CITY agree to abide by the
terms and conditions contained in this Agreement;
C. As additional consideration, CITY agrees to pay CONSULTANT a sum not
to exceed four hundred forty-four thousand, three hundred seventy-
seven dollars($444,377) for CONSULTANT's services.
2. SCOPE OF SERVICES.
A. CONSULTANT will perform services listed in the attached Exhibit "A," which
is incorporated by reference.
B. CONSULTANT will, in a professional manner, furnish all of the labor,
technical, administrative, professional and other personnel, all supplies and
materials, equipment, printing, vehicles , transportation, office space and
facilities, and all tests, testing and analyses, calculation, and all other means
whatsoever, except as herein otherwise expressly specified to be furnished
by CITY, necessary or proper to perform and complete the work and provide
the professional services required of CONSULTANT by this Agreement.
3. PAYMENTS. For CITY to pay CONSULTANT as specified by this Agreement,
CONSULTANT must submit a detailed invoice to CITY which lists the hours
worked and hourly rates for each personnel category and reimbursable costs (all
as set forth in Exhibit "B") the tasks performed, the percentage of the task
completed during the billing period, the cumulative percentage completed for each
task, the total cost of that work during the preceding billing month, and cumulative
invoiced actual expenditures to date. If the CITY agrees with all of the information
listed in the invoice, CITY will then pay CONSULTANT within 45 days from receipt
of the invoice.
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Agreement No. 6058
4. POLITICAL REFORM ACT. CONSULTANT agrees that it will be considered a
public official subject to the Political Reform Act of 1974 for purposes of this
Agreement. CONSULTANT agrees and warrants that it has no financial interests
which may be materially affected by the project for which the Initial Study, as
specified in the SERVICES, is being prepared. Such financial interests may
include, without limitation, interests in business entities, real property, or sources
of income exceeding $500 received within the past year. CONSULTANT further
warrants that, before executing this Agreement, it reviewed the Political Reform
Act of 1974 and the Fair Political Practices Commission regulations, including,
without limitation, Chapter 7 of Title 2 of the California Administrative Code,
Section 18700, et seq., in order to determine whether any conflict of interest would
require CONSULTANT to refrain from performing the SERVICES or in any way
attempting to use its official position to influence the governmental decisions
underlying the subject project(s).
5. FAMILIARITY WITH WORK.
A. By executing this Agreement, CONSULTANT agrees that it has:
i. Thoroughly investigated and considered the scope of services to be
performed;
ii. Carefully considered how the services should be performed; and
iii. Understands the facilities, difficulties, and restrictions attending
performance of the services under this Agreement.
B. Although CITY has a duty to the public to independently review any
environmental document, including, without limitation a negative declaration
or draft EIR, prepared by CONSULTANT, that duty to the public, or the
breach thereof, will not relieve CONSULTANT of its duties under this
Section or any representation provided by CONSULTANT in this
Agreement.
6. KEY PERSONNEL.
A. CONSULTANT's key personnel assigned to perform work under this
Agreement and their level of responsibility are as follows but is not limited
to:
• Debbie Rudd, LEED AP (RRM)
• Jami Williams, CNU-A (RRM)
• Scott Martin, AIA, LEED AP, CNU-A (RRM)
• Matt Ottoson, CNY-A (RRM)
• Brady Woods (RRM)
• Debbie Jewell, PLA (RRM)
• Darren Choy, PE, ENV SP (RRM)
• Lance Wirschem, PLA, LEED AP (RRM)
• Brian Hannegan, ASLA (RRM)
• Katrina Hardt Holoch (EcoTierra)
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Agreement No. 6058
• Curtis Zacuto (EcoTierra)
• Katie Wilson (EcoTierra)
• Marisa Wyse (EcoTierra)
• Teresa Grimes (Teresa Grimes)
• Roger Dale (Natelson Dale)
• Alan Levenson (Natelson Dale)
• Anjum Bawa (Fehr & Peers)
• Emily Finkel (Fehr & Peers)
• Michael Kennedy (Fehr & Peers)
B. The resume of each of the individuals identified in this Section are attached
to this Agreement, collectively, as Exhibit C, and incorporated by reference.
C. In the event CITY objects to the continued involvement with this Agreement
by any of the persons listed in this Section, CONSULTANT agrees that it
will replace such persons with individuals that are agreed to by CITY.
7. PROJECT COORDINATION AND SUPERVISION.
Paul Samaras, AICP will be assigned as Project Manager and will personally
supervise or perform the technical execution of the Project on a day-to-day basis
on behalf of CITY and will maintain direct communication with CONSULTANT's
Project Manager.
Paul Samaras, AICP will be assigned as CITY's Project Manager and will be
responsible for project oversight, CONSULTANT performance and coordination
with the Project Manager, and the CONSULTANT's Project manager as needed.
Paul Samaras, AICP will be responsible for general oversight, negotiations, and
contractual matters.
8. TERM. The term of this Agreement will start on May&/�,7-
2021 and end on
December 31, 2023. If the term of this Agreement is extended beyond December
31, 2023, CONSULTANT reserves the right to negotiate the hourly rates outlined
in Exhibit "B." Unless otherwise determined by written amendment between the
parties, this Agreement will terminate in the following instances:
A. Completion of the work specified in Exhibit "A";
B. Termination as stated in Section 15.
9. TIME FOR PERFORMANCE.
A. CONSULTANT will not perform any work under this Agreement until:
i. CONSULTANT furnishes proof of insurance as required under
Section 22 of this Agreement; and
ii. CITY gives CONSULTANT a written notice to proceed.
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Agreement No. 6058
B. Should CONSULTANT begin work on any phase in advance of receiving
written authorization to proceed, any such professional services are at
CONSULTANT's own risk.
10. TIME EXTENSIONS. Should CONSULTANT be delayed by causes beyond
CONSULTANT's control, CITY may grant a time extension for the completion of
the contracted services. If delay occurs in the delivery of milestone work products,
CONSULTANT must notify the Manager within forty-eight (48) hours, in writing, of
the cause and the extent of the delay and how such delay interferes with the
Agreement's schedule. The Manager will extend the completion time, when
appropriate, for the completion of the contracted services.
11. CHANGES. CITY may propose changes in the services within the general scope
of this Agreement, consisting of additions, deletions, or other revisions, and the
contract sum and the contract time will be adjusted accordingly. All such changes
must be authorized in writing, executed by CONSULTANT and CITY. The cost or
credit to CITY resulting from changes in the services will be determined in
accordance with written agreement between the parties.
12. TAXPAYER IDENTIFICATION NUMBER. CONSULTANT will provide CITY with
a Taxpayer Identification Number.
13. PERMITS AND LICENSES. CONSULTANT, at its sole expense, will obtain and
maintain during the term of this Agreement, all necessary permits, licenses, and
certificates that may be required in connection with the performance of services
under this Agreement.
14. WAIVER. CITY's review or acceptance of, or payment for, work product prepared
by CONSULTANT under this Agreement will not be construed to operate as a
waiver of any rights CITY may have under this Agreement or of any cause of action
arising from CONSULTANT's performance. A waiver by CITY of any breach of any
term, covenant, or condition contained in this Agreement will not be deemed to be
a waiver of any subsequent breach of the same or any other term, covenant, or
condition contained in this Agreement, whether of the same or different character.
15. TERMINATION.
A. Except as otherwise provided, CITY may terminate this Agreement at any
time with or without cause by written notice to CONSULTANT.
B. CONSULTANT may terminate this Agreement at any time with CITY's
mutual consent. Notice will be in writing at least thirty (30) days before the
effective termination date.
C. Upon receiving atermination notice, CONSULTANT will immediately cease
performance under this Agreement unless otherwise provided in the
termination notice. Except as otherwise provided in the termination notice,
any additional work performed by CONSULTANT after receiving a
termination notice will be performed at CONSULTANT's own cost; CITY will
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Agreement No. 6058
not be obligated to compensate CONSULTANT for such work.
D. Should termination occur, all finished or unfinished documents, data,
studies, surveys, drawings, maps, reports and other materials prepared by
CONSULTANT will, at CITY's option, become CITY's property, and
CONSULTANT will receive payment of full compensation for any work
completed up to the effective date of notice of termination, not to exceed the
total costs under Section 1(C).
E. Should the Agreement be terminated pursuant to this Section, CITY may
procure on its own terms services similar to those terminated.
F. By executing this document, CONSULTANT waives any and all claims
(except claims for compensation) for damages that might otherwise arise
from CITY's termination under this Section.
16. OWNERSHIP OF DOCUMENTS. All documents, data, studies, drawings, maps,
models, photographs and reports prepared by CONSULTANT under this
Agreement are CITY's property. CONSULTANT may retain copies of said
documents and materials as desired but will deliver all original materials to CITY
upon CITY's written notice. CITY agrees that use of CONSULTANT's completed
work product, for purposes other than identified in this Agreement, or use of
incomplete work product, is at CITY's own risk.
17. PUBLICATION OF DOCUMENTS. Except as necessary for performance of
service under this Agreement, no copies, sketches, or graphs of materials,
including graphic art work, prepared pursuant to this Agreement, will be released
by CONSULTANT to any other person or public CITY without CITY's prior written
approval. All press releases, including graphic display information to be published
in newspapers or magazines, will be approved and distributed solely by CITY,
unless otherwise provided by written agreement between the parties.
18. INDEMNIFICATION.
A. CONSULTANT agrees to the following:
i. Indemnification for Professional Services. As respects
CONSULTANT's professional services, CONSULTANT will save
harmless and indemnify and at CITY's request reimburse reasonable
defense costs for CITY and all its officers, volunteers, employees
and representatives from and against liability or damages or injuries
or damages sustained by any person or property to the extent found
to be resulting or arising from any negligent or wrongful act, error or
omission by CONSULTANT or any of CONSULTANT's officers,
agents, employees, or representatives, in the performance of this
Agreement, except for such loss or damage arising from CITY's
negligence or willful misconduct.
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Agreement No. 6058
ii. Indemnification for other Damages. As respects CONSULTANT's
operations other than the performance of professional services,
CONSULTANT indemnifies and holds CITY harmless from and
against any claim, action, damages, costs (including, without
limitation, attorney's fees), injuries, or liability, arising out of
CONSULTANT's operations in performance of this Agreement, or its
performance, except for such loss or damage arising from CITY's
sole negligence or willful misconduct. Should CITY be named in any
suit, or should anyclaim be brought against it by suit or otherwise,
whether the same be groundless or not, arising out of
CONSULTANT's operations in performance of this Agreement, or its
performance, CONSULTANTwill defend CITY (atCITY's request and
with counsel satisfactory to CITY) and will indemnify CITY for any
judgment rendered against it or any sums paid out in settlement or
otherwise.
iii. Exclusion for CEQA Actions. Notwithstanding the foregoing,
CONSULTANT need not indemnify, defend, or hold CITY harmless
in CEQA actions initiated pursuant to Public Resources Code §§
21167 and 21168 where CONSULTANT's work may form the basis
of a lawsuit. However, should CONSULTANT's work, as
contemplated by this Agreement, contain errors or omissions that
results in an adverse ruling against CITY, CONSULTANT agrees to
indemnify and hold CITY harmless to the extent provided for in
Section 18(A)(i).
B. For purposes of this section "CITY" includes CITY's officers, officials,
employees, agents, representatives, and certified volunteers.
C. It is expressly understood and agreed that the foregoing provisions will
survive termination of this Agreement.
D. The requirements as to the types and limits of insurance coverage to be
maintained by CONSULTANT as required by Section 22, and any approval
of said insurance by CITY, are not intended to and will not in any manner
limit or qualify the liabilities and obligations otherwise assumed by
CONSULTANT pursuant tothis Agreement, including, without limitation, to
the provisions concerning indemnification.
19. ASSIGNABILITY. This Agreement is for CONSULTANT's professional services.
CONSULTANT's attempts to assign the benefits or burdens of this Agreement
without CITY's written approval are prohibited and will be null and void.
20. INDEPENDENT CONTRACTOR. CITY and CONSULTANT agree that
CONSULTANT will act as an independent contractor and will have control of all
work and the manner in which it is performed. CONSULTANT will be free to
contract for similar service to be performed for other employers while under
contract with CITY. CONSULTANT is not an agent or employee of CITY and is not
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Agreement No. 6058
entitled to participate in any pension plan, insurance, bonus or similar benefits CITY
provides for its employees. Any provision in this Agreement that may appear to give
CITY the right to direct CONSULTANT as to the details of doing the work or to exercise
a measure of control over the work means that CONSULTANT will follow the direction
of the CITY as to end results of the work only.
21. AUDIT OF RECORDS. CONSULTANT will maintain full and accurate records with
respect to all services and matters covered under this Agreement. CITY will have
free access at all reasonable times to such records, and the right to examine and
audit the same and to make transcript therefrom, and to inspect all program data,
documents, proceedings and activities. CONSULTANT will retain such financial
and program service records for at least three (3) years after termination or final
payment under this Agreement.
22. INSURANCE.
A. Before commencing performance under this Agreement, and at all other
times this Agreement is effective, CONSULTANT will procure and maintain
the following types of insurance with coverage limits complying, at a
minimum, with the limits set forth below:
Type of Insurance Limits
Commercial general liability: $2,000,000
Professional Liability $1,000,000
Business automobile liability $1,000,000
Workers compensation Statutory requirement
B. Commercial general liability insurance will meet or exceed the requirements
of the most recent ISO-CGL Form. The amount of insurance set forth above
will be a combined single limit per occurrence for bodily injury, personal
injury, and property damage for the policy coverage. Liability policies will be
endorsed to name CITY, its officials, and employees as "additional
insureds" under said insurance coverage and to state that such insurance
will be deemed "primary" such that any other insurance that may be carried
by CITY will be excess thereto. Such endorsement must be reflected on
ISO Form No. CG 20 10 11 85 or 88, or equivalent. Such insurance will be
on an 'occurrence," not a "claims made," basis and will not be cancelable
except upon 30 days prior written notice to CITY. A ten (10) day written
notice to CITY shall apply to non-payment of premium. CONSULTANT shall
provide thirty (30) days written notice to CITY prior to implementation of a
reduction of limits or material change of insurance coverage as specified
herein.
C. Professional liability coverage will be on an 'occurrence basis" if such
coverage is available, or on a "claims made" basis if not available. When
coverage is provided on a "claims made basis," CONSULTANTwill continue
to renew the insurance for a period of 3 years after this Agreement expires
or is terminated. Such insurance will have the same coverage and limits as
the policy that was in effect during the term of this Agreement and will cover
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Agreement No. 6058
CONSULTANT for all claims made by CITY arising out of any errors or
omissions of CONSULTANT, or its officers, employees or agents during the
time this Agreement was in effect.
D. Automobile coverage will be written on ISO Business Auto Coverage Form
CA 00 01 06 92, including symbol 1 (Any Auto).
E. CONSULTANT will furnish to CITY duly authenticated Certificates of
Insurance evidencing maintenance of the insurance required under this
Agreement and such other evidence of insurance or copies of policies as
may be reasonably required by CITY from time to time. Insurance must be
placed with insurers with a current A.M. Best Company Rating equivalent
to at least a Rating of "A:VII."
F. Should CONSULTANT, for any reason, fail to obtain and maintain the
insurance required by this Agreement, CITY may obtain such coverage at
CONSULTANT's expense and deduct the cost of such insurance from
payments due to CONSULTANT under this Agreement or terminate
pursuant to Section 05.
23. USE OF CONSULTANT. CONSULTANT must obtain CITY's priorwritten approval
to use any consultants while performing any portion of this Agreement. Such
approval must approve of the proposed consultant and the terms of compensation.
24. INCIDENTAL TASKS. CONSULTANT will meet or will participate in conference
calls with CITY on an as -needed basis to provide the status on the project, which
will include a schedule update and a short narrative description of progress during
the past month for each major task, a description of the work remaining and a
description of the anticipated work to be done before the next schedule update.
25. NOTICES. All communications to either party by the other party will be deemed
made when received by such party at its respective name and address as follows:
If to CITY:
El Segundo Development Services Dept.
350 Main St.
El Segundo, CA 90245
If to CONSULTANT:
RRM Design Group
32332 Camino Capistrano, Ste. 205
San Juan Capistrano, CA 92675
Attention: Paul Samaras, Principal Planner Attention: Jami Williams
Phone: 310-524-2340 Phone: - 805-80-3743
Email: psamaras@elsegundo.org Email: jawilliams@rrmdesign.com
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Agreement No. 6058
Any such written communications by mail will be conclusively deemed to have been
received by the addressee upon deposit thereof in the United States Mail, postage prepaid
and properly addressed as noted above. In all other instances, notices will be deemed
given at the time of actual delivery. Changes may be made in the names or
addresses of persons to whom notices are to be given by giving notice in the manner
prescribed in this paragraph.
26. CONFLICT OF INTEREST. CONSULTANT will comply with all conflict of interest
laws and regulations including, without limitation, CITY's conflict of interest
regulations.
27. SOLICITATION. CONSULTANT maintains and warrants that it has not employed
nor retained any company or person, other than CONSULTANT's bona fide
employee, to solicit or secure this Agreement. Further, CONSULTANT warrants
that it has not paid nor has it agreed to pay any company or person, other than
CONSULTANT's bona fide employee, any fee, commission, percentage,
brokerage fee, gift or other consideration contingent upon or resulting from the
award or making of this Agreement. Should CONSULTANT breach or violate this
warranty, CITY may rescind this Agreement without liability.
28. THIRD PARTY BENEFICIARIES. This Agreement and every provision herein is
generally for the exclusive benefit of CONSULTANT and CITY and not for the
benefit of any other party. There will be no incidental or other beneficiaries of any
of CONSULTANT's or CITY's obligations under this Agreement.
29. INTERPRETATION. This Agreement was drafted in and will be construed in
accordance with the laws of the State of California, and exclusive venue for any
action involving this agreement will be in Los Angeles County.
30. COMPLIANCE WITH LAW. CONSULTANT agrees to comply with all federal,
state, and local laws applicable to this Agreement.
31. ENTIRE AGREEMENT. This Agreement, and its Exhibit(s), sets forth the entire
understanding of the parties. There are no other understandings, terms or other
agreements expressed or implied, oral or written. This Agreement will bind and
inure to the benefit of the parties to this Agreement and any subsequent
successors and assigns.
32. CONSISTENCY. In interpreting this Agreement and resolving any ambiguities, the
main body of this Agreement takes precedence over the attached Exhibits; this
Agreement supersedes any conflicting provisions. Any inconsistency between the
Exhibits will be resolved in the order in which the Exhibits appear below:
Exhibit: A: Scope of Work.
Exhibit: B: Budget/ Price Quote
Exhibit: C: Resumes
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Agreement No. 6058
33. RULES OF CONSTRUCTION. Each Party had the opportunity to independently
review this Agreement with legal counsel. Accordingly, this Agreement will be
construed simply, as a whole, and in accordance with its fair meaning; it will not be
interpreted strictly for or against either Party.
34. SEVERABILITY. If any portion of this Agreement is declared by a court of
competent jurisdiction to be invalid or unenforceable, then such portion will be
deemed modified to the extent necessary in the opinion of the court to render such
portion enforceable and, as so modified, such portion and the balance of this
Agreement will continue in full force and effect.
35. AUTHORITY/MODIFICATION. The Parties represent and warrant that all
necessary action has been taken by the Parties to authorize the undersigned to
execute this Agreement and to engage in the actions described herein. This
Agreement may be modified by written amendment.
36. ACCEPTANCE OF ELECTRONIC SIGNATURES. The Parties agree that this
Agreement, agreements ancillary to this Agreement, and related documents to be
entered into in connection with this Agreement will be considered signed when the
signature of a party is delivered by electronic (.pdf) orfacsimile transmission. Such
electronic or facsimile signature will be treated in all respects as having the same
effect as an original signature.
37. CAPTIONS. The captions of the paragraphs of this Agreement are for convenience
of reference only and will not affect the interpretation of this Agreement.
38. FORCE MAJEURE. Should performance of this Agreement be prevented due to
fire, flood, explosion, acts of terrorism, war, embargo, government action, civil or
military authority, the natural elements, or other causes beyond the Parties'
reasonable control, then the Agreement will immediately terminate without
obligation of either party to the other.
39. STATEMENT OF EXPERIENCE. By executing this Agreement, CONSULTANT
represents that it has demonstrated trustworthiness and possesses the quality,
fitness and capacity to perform the Agreement in a manner consistent with the
degree of skill and care ordinarily exercised by members of the same profession
currently practicing under similar conditions in the same or similar locale.
[Signatures on next page]
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Agreement No. 6058
IN WITNESS WHEREOF the parties hereto have executed this Agreement the day
and year first hereinabove written.
CITY -OF EL SEGUNDO
Mitnick,
Manager
ATTEST:
APPROVED AS TO FORM:
:� � L<'d
for
Mark D. Hensley,
City Attorney
Insurance Review.
Hank Lu, Risk Manager
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RRM DESIGN GROUP
Taxpayer ID No. 95-2923783
Agreement No. 6058
December 1, 2020
Paul Samaras
Principal Planner
City of El Segundo
350 Main Street
El Segundo, CA 9024S
Psomoros@eisegundo.org
CREATING
ENVIRONMENTS
PEOPLE
ENJOY.
www.rrmdesign.com
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Dear Mr. Samaras,
With the changes in the economy and commercial market over the last several
years, El Segundo is ready to take a fresh look at the downtown and envision
its future direction. This project interests our team tremendously because it is
exactly the type of work RRM Design Group specializes in. We are energized
and eager to create a vision that maximizes downtown El Segundo's potential,
supported by community, and that is realistic and achievable.
Our team is excited about the potential to analyze, confirm, and develop
strategies to meet the City's goals and objectives within the Downtown Specific
Plan Update (DSPU). The DSPU will set the tone for years to come, not only in
creating a sense of place but also in generating a vital area that contributes to
the long-term well-being of El Segundo. Exciting opportunities exist to integrate
new uses, leverage assets, and create a synergy that will ultimately result in a
downtown core filled with vitality.
32332 Camino
To make this happen, innovative design and redevelopment strategies are needed
Capistrano, Ste. 20S
to retain desired existing uses, promote new housing, businesses, investments,
San Juan Capistrano, CA
and attract creative project applications from the development community. RRM
75 926
9 75 361-7950
has the proven success, passion, and expansive portfolio of relevant project
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experience to be the best -positioned team to serve you. Here is why:
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RRM has been positively impacting communities for over 45 years through
honest and creative engagement. We know how to work with a diverse
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population to gather feedback and garner trust.
We have adapted quickly to the COVID-19
environment, utilizing innovative engagement tools
and techniques. RRM listens and responds in a
collaborative manner.„ We strive to be a valuable
strategic advisor but find great satisfaction in
operating as an extension of staff to get the job
done right. We are a team of skilled professionals
and creative thinkers who deliver results on time, on budget, and sensitive to
political and social issues.
Agreement No. 6058
CREATING
ENVIRONMENTS
PEOPLE
ENJOY®
RRM recognizes the unique nature of working in small towns. We have chosen
to locate our offices in small towns and have worked hard to better similar
communities around California as a principle of our practice, we even have
a field office in El Segundo. We will balance the challenges of retaining El
Segundo's unique character with planning for future residential densities and
development opportunities.
H/� develop r-esults...dr°rven Specific Mans' that al-C it? �g-')len"?cnt.��d
RRM's Specific Plans are easy to use, easy to administer, and yield results! Our
multidisciplinary approach offers benefits such as development standards that
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are truth tested by architects who have designed
and constructed residential, mixed -use, and non-
residential projects. RRM has worked extensively
with the private and public sectors. We understand
property owner issues, City maintenance issues,
development feasibility, and the real cost of public
and private improvements and construction. Our
collective experience working on the private
development side of the equation, coupled
with our experience seeing projects through
construction is vital to creating an implementable
DSPU that captures the community's desired
character and fosters private investment. Finally,
our long history with The Natelson Dale Group
will make it easy to utilize their analysis and
understanding of current market conditions to develop strategies that will
attract future investment and development to the downtown.
We are excited about this project and the prospect of bringing our experience,
expertise, resources, and lessons learned from other communities to help you
and your citizens achieve your goals.
Sincerely,
RRM Design Group
j'omi Williams, CNU-A
Project Manager
Primary Point of Contact
jawilliams@rrmdesign.com
Debbie R d,
Principal -In -Charge
Agreement No. 6058
PROPOSAL IFOIR EIL SEGUNDO DOWNTOWN PE IFIII PLAIN UIPIDATIE
TABLE
OF
rE S'
Page Section Name
I
I
Understanding & Approach
8
2
Scope of Work
34
3
Relevant Experience
59
4
Firm Profile & Resumes
73
5
References
75
6
Timeline & Budget
78
7
Statement of Agreement
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This document features images of RRM Design Group and its subconsultant partners' projects, the graphics and photos of which are
owned and copyrighted by our respective frms.There are no stock photos or images of any kind used in this proposal.
AIllk) 0 U "'I IIf IIP )E IIIGN GROiIIII' ,
32332 Camino Capistrano, Ste. 205 • Son Juan Capistrano, CA 92675
p: (949) 361-7950 • f (949) 361-7955 • w: rrmdesign.com
California corporation • Leonard Grant,Architect C26973 • Robert Comacho, PE 76597 • Steven Webster, LS 756 I -Jeff Ferber, PLA 2844
The written and graphic materials contained in this proposal are the exclusive property of RRM Design Group.
The unauthorized use of any portion of these text or graphic materials without RRM's prior written consent is expressly prohibited.
2020 RRM Design Group
RRM PROJECT
LOS ALTOS DOWNTOWN VISION
Los Altos, California
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1 1 1 1 1 SECTION 1 I Understanding 8 Approach I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE
Agreement No. 6058
UNDERSTANDING & APPRH
UNDERSTANDING
The City of El Segundo seeks professional consulting services to prepare a Downtown Specific Plan Update
(DSPU) and associated CEQA document for the downtown area. The City would like a consultant who has
experience in downtown visioning efforts, conducting a comprehensive community engagement process and
translating the results into a plan that will attract investment.
It is critical to maintain El Segundo's small-town character and Midwestern roots while planning for future
development opportunities. The existing Downtown Specific Plan was adopted in 2000. It is time for an update
with a fresh approach to reimagine downtown, analyze any roadblocks to redevelopment, and reposition it to
attract investment and create a vibrant pedestrian -oriented heart of El Segundo.
The City's 2020-2022 Strategic Plan sets the stage for the downtown's priorities and needs. It outlines the
need to re -vision the area, a continued focus on Main Street infrastructure improvements, repurposing
the Civic Center site, attracting senior housing, and identification of infill opportunities for various housing
types. The DSPU needs innovative solutions that will integrate land use and circulation policies to assist in
attracting context -sensitive housing and commercial uses.
Though the downtown benefits from the large daytime population of employees from Fortune 500
companies and other large employers east of Pacific Coast Highway, downtown businesses struggle in
the evenings and on weekends. The changing retail environment and shifting expectations and desires of
today's shoppers and merchants add to the need to reevaluate how to best position Downtown El Segundo
for the future. In addition, the existing Downtown Specific Plan has parking regulations and development
regulations that seem to be stifling redevelopment.
We understand the issues that Downtown El Segundo is facing. We believe we can help you navigate this
process, bring the community and Council to consensus, and deliver an updated vision, regulations, and
implementation measures that will serve the area's future.
iN SECTION 1 1 Understondinc & i1pproach I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 2
Agreement No. 6058
APPROACH
RRM Design Group's team is committed to providing a highly customized and creative process to develop
a community -based vision for downtown El Segundo that will result in a Downtown Specific Plan Update
(DSPU) reflective of the community. Our approach is grounded in collaboration with community members,
Council, and stakeholders to identify issues and ideas that our architects and urban designers can translate
into products that can be supported by all.
We understand that downtown is currently a transitioning area with many successes and growing opportunities.
The DSPU will present a clear land use plan and vision, along with understandable and easy -to -use development
standards, tools, and an implementation program that will foster public and private investment.
ell 11
RRM Design Group has extensive experience in leading community outreach processes. We will listen,
educate, and translate the community's feedback and ideas into a DSPU that will lead to implementation.
A broad -based public outreach process will be the foundation on which the DSPU will be built. Our public
outreach process is fun and interactive and focuses on truly listening to the community and translating their
issues and ideas into a community -based document. We do this by embracing the following principles:
We Ill a eiri: We will work closely with City staff and the El Segundo community to establish
a firm understanding of community needs and desires. This approach will help us continue to
strengthen relationships throughout the process, build trust in the process, and ultimately
prepare a DSPU supported by the community.
Stakeholder Outreach: We will meet with key stakeholders early in the process to hear from
them one-on-one, gaining an understanding of their interests, concerns, and ideas. Interviews
with individuals or small group meetings allow stakeholders to speak candidly about downtown
opportunities and constraints. Stakeholders will include a diverse group of people with varying
backgrounds and interests, including:
• Review bodies and committees such as Council Members, Planning Commissioners, and the Diversity
Equity and Inclusion Committee. Early on, it is important to understand project concerns and
goals from Council Members and Planning Commissioners. The Diversity Committee can weigh
in on ways to outreach to all sectors and areas of the community.
El Segundo Economic Development Advisory Council (EDAC), meeting with EDAC, we can gather
important information about business attraction and retention and tap into the larger Fortune
500 companies, The Aerospace Corporation, the LA Lakers, and downtown business such as
the El Segundo Brewing Company.
• Downtown focused organizations and businesses, the Downtown Chamber Committee will give
us key insights into local business challenges and interests in the downtown. The Education
Foundation, Old Town Music Hall, El Segundo Museum of Art, and other downtown businesses
can help us understand downtown from a variety of viewpoints economically and culturally. We
want to understand the challenges they face today, and ideas for solutions.
ii r r m SECTION 1 1 Understanding&Approach I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE
Agreement No. 6058
• Little League representatives can provide valuable input on how to reach out to families and the
youth and be a champion for future outreach efforts.
• Meeting with Rotary representatives or engaging members at a meeting can be another
excellent way to get feedback from the business community.
• As a large landowner and neighbor to downtown, we would want to reach out to Chevron to
hear about their future opportunities and concerns.
■ Local -El Segundo residents will be critical to talk with about how they use downtown, how they
get there, what they love about it, and where they see areas for improvement. It is important
to reach out to different age groups to get a variety of perspectives.
Developer Interviews: We will also meet with developers to understand their hurdles and what
attracts them to invest. This is a vital step to understanding the dynamics that the El Segundo
development community is facing today.
e Educate: Throughout the community engagement process, the RRM team will introduce
concepts and options to educate the community on downtown planning and design. There are
trade-offs and benefits with elements like building height, density, and downtown vitality that need
to be articulated to the community. We will weave opportunities for education throughout the
engagement process.
e 114i lave Q uii6llkl (Iaiipt d to: OVl:!lll : RRM has actively engaged communities
throughout the COVID restrictions this year. We have a toolbox of ways to engage the
community virtually. Our virtual meetings are interactive and get the community involved
in polling and giving feedback. We are ready to be responsive, flexible, and able to shift our
outreach plan accordingly. We know how to employ alternative approaches for workshops and
charrettes that will get the community actively involved.
e III alll e it to f'uirnrr°� ,u°u* heir : We will encourage opportunities for
participation through a range of engagement platforms. This includes facilitating an inclusive,
proactive, and multi -faceted outreach strategy to engage a diverse range of residents. It is
important to provide opportunities for people to participate at their individual level of comfort.
We will target all age groups, neighborhoods, businesses, employees, and employers, and utilize
a variety of platforms, including:
Social Media: Social media is an essential tool for connecting with the community. RRM will
create social media posts to inform and update the community on the DSPU throughout the
project process. We can utilize City's social media accounts and explore opportunities to use
outside organizations, including the El Segundo Parents Network Facebook page and the El Segundo
Community Network Facebook page.
°arrm SECTION 1 1 Understanding&Approoch I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 4
Agreement No. 6058
o E-Blasts: RRM will develop and prepare news announcements to be shared via email at strategic
times throughout the process. These e-blasts can be targeted to people who have signed up for
updates and for organizations to push out to their members.
Strong Website Presence: RRM will work with the City to create a project website that will
introduce the project, announce outreach events, have opportunities for community members to
sign up for updates, house documents and project materials, and links for online questionnaires.
Online Questionnaire: RRM will prepare an online questionnaire to garner feedback from the
community early in the process. This method is an excellent way to reach young families and busy
people who will not take the time to attend a community workshop or meeting. It also allows our
team to analyze the demographics of who we are getting feedback from and who we need to expand
outreach. Our online questionnaire can include maps and images to create a dynamic process.
Pop -Up Workshop: Pop-up workshops are a great way to reach the community where they
are, rather than asking them to attend a meeting. RRM is prepared to conduct a pop-up workshop
at a location convenient to a broader cross-section of the community, such as the Thursday night
Farmers Market. Pop-up workshops provide an opportunity to share information about the
planning process and solicit feedback on issues and proposed solutions.
o City Council Study Session: Meeting with the City Council to garner feedback and direction
before we begin drafting the DSPU will help ensure that the DSPU will address the key interests
and priorities of the Council. It also allows the community to learn about the project and give
feedback on their ideas and concerns.
Interactive Workshop: The RRM team will facilitate a fun and interactive workshop to
inform the community about the project and gather input from residents, business owners, and
stakeholders regarding their desires for downtown improvements. Workshops can be in person or
online and will include ways for the participants to vote and give feedback on priorities.
Design Charrette Workshop: Design charrettes allow the community to roll up their sleeves
and participate in analyzing proposed mobility suggestions, building form, land uses, and urban
design concepts. This is done in a workshop format to allow for a presentation of the material
followed by breakout groups for the charrette portion of the event.
o Open House Workshop: An open house -style workshop is an excellent way to present the
DSPU and get feedback on the finished document.
re AutheinticIt is vital to demonstrate transparency throughout the community
engagement process. Transparency is a key factor in demonstrating authenticity, establishing
trust, and building a solid community relationship. Throughout the process, our team will
describe the intentional steps made to encourage participation, share what we hear from the
community, and demonstrate how input from the community is used to draft the DSPU.
imii-, r r m SECTION 1 I Understanding &Approach I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE
Agreement No. 6058
To ensure an actionable vision for the Specific Plan Area, The Natelson Dale Group (TNDG) will complete
a series of economic studies. These analyses will support the process of defining land use policies that
effectively encourage desired development and strategically target the reuse/intensification of underutilized
commercial parcels. TNDG's work will include the following components:
• Market Opportunities Study to quantify potential development demand by major land use
categories over the next 10 years.
• Outreach to the Development Community to identify the land use types that are likely to
represent the most attractive development/investment opportunities and define potential City policies
that can maximize developer interest in the project area.
• Pro Forma Financial Analysis (Optional) to estimate the development densities necessary to allow for
feasible development (or redevelopment) of residential/mixed-use projects given prevailing land values (and site
assembly costs) in the project area. The financial analysis will focus on defining feasibility parameters (densities,
development standards, incentives, etc.) for the types of development targeted for the specific plan area.
RRM will work closely with Fehr & Peers to analyze and propose solutions for downtown mobility and
parking strategies. Off-street parking standards often act as barriers to a City achieving the housing
production and overall development outcomes it seeks. Onerous parking requirements can limit the viability
of developing smaller parcels in downtown areas or affect a development project's financial viability. At the
same time, with the growing popularity of shared -ride services such as Uber and Lyft and renewed interest
in walking and biking in mixed -use urban districts such as Downtown El Segundo, the need for parking
dedicated to an isolated use continues to decline.
The City of El Segundo has an excellent opportunity to leverage these trends to right -size parking
requirements, implement parking management strategies that better utilize the parking already available,
while setting the framework for growth in the DSPU area that cohesively links the planned land use changes
with the parking and mobility strategies that support the desired outcome.
Our team is focused on results. We not only write plans, but we get projects built. We understand that
Downtown El Segundo is currently a promising area with many thriving businesses. A key objective will be to
further enhance the area without sacrificing the very elements that make up its small-town feel. The DSPU will
present a clear pathway, along with understandable development standards and recommendations, to entice
private investment and make the area easily recognizable as the heart and soul of El Segundo.
Our offices are located in quaint small towns, and we are intimately familiar with the model of how a small
city works. Our uniquely qualified team has worked together on many assignments and has successfully helped
communities accomplish similar revitalization efforts taking projects from vision through construction.
RRM has over 130 professionals, and together with our subconsultants, we can bring the horsepower to
meet deadlines and expedite the process. Jami Williams, our project manager, is a principal of the firm
and has over 20 years of Specific Plan and downtown revitalization experience. She brings the expertise
and understanding of how to efficiently manage our team, proactively steer the project through a robust
community engagement process, and a particular fondness for El Segundo.
rg
Li,i r r m SECTION 1 I Understanding &Approoch I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 6
OVEIRXIIII""f MAY II1Ulli� .
Our team's approach will focus on key issues that must be addressed in the Downtown Specific Plan Update
(DSPU).
I. Fully engage the community, downtown merchants and employees, and those residents not
often heard.
2. Maintain the small-town feel and character of Downtown.
3. Includes policies and standards that will spur investment and implement the community vision.
4. Work hand -in -hand with the Housing Element Update and Civic Center redesign efforts.
S. Strengthen connections to surrounding neighborhoods with an emphasis on walkability and
bicycle friendly solutions.
6. Establish clear goals and policies for future uses, intensity, provide design parameters, and historic
preservation recommendations.
7. Analyze the needed infrastructure, parking, and circulation improvements, along with
implementation and financing measures.
8. Accommodate medium- to high -density mixed -use and look for senior housing opportunities,
workforce housing, and affordable family housing.
9. Provide flexibility for businesses and the City to adapt to economic disruptions such as COVID-19
or the increase of online shopping.
10. Prepare an Environmental Impact Report or appropriate CEQA document.
iiir r m SECTION 1 I Understanding & Approach I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 7
RRM PROJECT
25TH STREET RENAISSANCE STREETSCAPE
Son Diego, California
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inrrm SECTION 2 1 Scope of Work I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 8
Agreement No. 6058
SCOPE OF WORK
The Request for Proposal (RFP) clearly identifies project deliverable expectations, and we are confident that
we can deliver on these expectations. Our scope has been organized by like tasks to simplify oversight and
management, resulting in an efficient and streamlined process. We are prepared to work to adjust this work
plan as necessary to best satisfy the City of El Segundo's objectives, budget, and time frames. In an effort to
be sensitive to budgetary constraints, the project team has developed a scope of "core tasks" that meet the
project requirements as set forth in the RFP. We have also included optional tasks that may be selected by the
City to provide value-added services in crafting and completing the Downtown Specific Plan Update (DSPU).
I ASK & PRO,) ,) 11111C I II1 11 I IATION
In this initial phase of the project, the team will engage in a due diligence process designed to inform the team and
staff on the primary issues to be addressed, and gather relevant data and background information for review.
The project team will meet with City staff via an online platform to establish a mutual understanding of the
key issues and discuss the scope of work, roles and responsibilities, key stakeholders, staff expectations,
and project timeline. The team will also lay out significant project milestones, meeting times, and deliverable
targets. We will also conduct a virtual site tour to gain additional insight related to community character
and recent development projects, issues, and ideas for the Specific Plan Area.
Deliverables:
• Prepare for and attend one (1) online kickoff meeting with a virtual site tour
RRM will gather and review data that is relevant to this project. The primary purpose of this effort is to get up
to speed on past and current planning efforts and harness the wealth of existing data that can be used in the
Downtown Specific Plan Update (DSPU) Process. RRM's team will collect and review data relevant to updating
the DSPU, including the existing Downtown Specific Plan, General Plan, Zoning Code, Strategic Plan, Housing
Element Update, development projects, and other planning efforts that have a bearing on the update effort.
Deliverables:
• One (1) conference call with City to discuss findings
RRM will work with City staff to collect and review relevant digital and GIS data to prepare a project
base map. The information will include City -provided data, an analysis of the study area's potential issues,
opportunities, constraints, and challenges. Scope of work assumes GIS parcel, zoning, right-of-way, land use
and ownership data are available from the City of El Segundo. The base mapping will provide the foundation
for the existing conditions analysis, the community outreach exhibits, and planning exhibits for the DSPU. A
digital copy of the base map will be provided to the City for review and reference.
Deliverables:
• Gather and review available digital data; prepare base map
• One (1) digital copy of the base map with opportunities and constraints layer
2i r r m SECTION 2 1 Scope of Work I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE
Agreement No. 6058
Ilh w COMMVNIV„ IIIIIIIIII. „M
We believe an effective community outreach program creates confidence in the planning process, promotes
broad -based understanding and consensus, and reflects the community's interests and needs. We also
believe every project and every community deserves a customized approach to maximize success.
RRM will work with City staff to develop, refine, and customize an effective outreach process, including
community workshops, to build collaborative interest and consensus in the project given the diverse
group of stakeholders that may have conflicting needs and expectations. Please refer to our Community
Engagement Approach description in the Approach section of this proposal for more detail.
COVID-19 Flexibility
RRM has experience with several strategies and approaches for COVID-19 safe community engagement.
We can help you navigate this as it rapidly changes. These include online platforms to engage the
community, online meetings and interactive charettes, videos to update and present concepts, online
surveys, and establishment of a robust website presence.
Project Website, Social Media, and Project Collateral
RRM will work with City staff to leverage existing online resources, including social media platforms, and
determine how new resources can augment online outreach efforts. RRM will work with staff to set up
a project webpage and provide up to four email/social media project updates and companion graphics for
City distribution. We will also prepare a graphically oriented and easy to understand informational flyer to
provide an overview of the project, City contact information, and additional project -related information.
Online Questionnaire/My Social Pinpoint Development
RRM will develop an online questionnaire and/or My Social Pinpoint survey to gather public input. The
My Social Pinpoint survey tool is an interactive mapping tool that allows stakeholders to pinpoint their
comments or concerns regarding the Downtown Specific Plan Update (DSPU). The map can be focused
on just the study area, and custom icon labels will be developed to help group comments by relevant
categories. While this platform's main feature is the mapping component, a traditional multiple-choice
survey can also be incorporated. This survey platform is available on desktop, mobile, and tablet devices.
The team will ensure the platform is public focused with no technical jargon and easy for the public to use.
Deliverables:
• Coordinate with City to set up project webpage on City website
• Prepare informational material to be distributed and post on the City website, including one round of
revisions based on a consolidated redline markup provided by the City
• One (1) online questionnaire and/or My Social Pinpoint survey
rr m SECTION 2 1 Scope ofYllork I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 10
Agreement No. 6058
RRM will conduct a series of stakeholder interviews to solicit input from individuals or interest groups. The
interviews involve a series of half-hour to one -hour confidential meetings (held via video/teleconference).
We will collaborate with City staff to identify stakeholders. Stakeholders could include City Commissions,
Council, and committees (such as the Arts and Cultural Advisory Committee and Diversity Committee),
Chamber Downtown Committee, Chevron, Education Foundation, Old Town Music Hall, ESMoa, and
downtown businesses, to name a few. We ask that City staff notify and manage the meeting invitations
of the stakeholders. Please refer to our Community Engagement Approach description in the Approach
section of this proposal for a full list of stakeholders.
Deliverables:
• Prepare for and attend up to 2 days (up to 16 hours) of interviews; prepare interview notes
The Natelson Dale Group will conduct a focus group meeting with selected developers and property
owners (as needed, facilitated as a virtual meeting). The purposes of this meeting would be to discuss the
financial and other practical challenges associated with development in the specific plan area and to identify
the real -world incentives (including density bonuses and flexible development standards) that would be most
effective in encouraging targeted project types. TNDG will coordinate with City staff to create a list of
developers and property owners to invite to this meeting. As appropriate, TNDG will conduct one-on-one
interviews with selected developers to further develop ideas discussed during the initial meeting.
Deliverables:
• One (1) memorandum report summarizing developer input
RRM Design Group will prepare for and facilitate a virtual public workshop to present an overview of
the DSPU, introduce the project and its goals, provide an overview of the process, and identify public
interest areas. This first community workshop will include engaging exercises that encourage dialogue and
participation to identify key issues and opportunities in Downtown El Segundo. RRM will prepare notices,
e-flyers, and other media for the community regarding this initial workshop.
Deliverables:
• Workshop materials (e.g., presentation, maps, agendas, and summary)
• Prepare for, organize, and facilitate community workshop #1
• One (1) summary memo of participant input, ideas, and comments
• We ask that City staff be responsible for the notification (RRM to provide City with material for social
media notification)
191, 1rrm SECTION 2 1 Scope oflVork I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 11
Agreement No. 6058
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RRM will conduct a second workshop that will be in a design charrette format where we will present
design concepts and the vision statement for the downtown and have the community brainstorm ideas
and solutions and weigh in on design concepts. The bulk of the workshop will be dedicated to gathering
input from the community. We will have roll -up -your ---sleeve exercises in breakout groups to encourage
collaboration between participants and gather input that we can translate into the final plan.
Deliverables:
• Workshop materials (e.g., presentation, maps, agendas, and summary)
• Prepare for, organize, and facilitate community workshop #2
• One (1) summary memo of participant input, ideas, and comments
• We ask that City staff be responsible for the notification (RRM to provide City with material for social
media notification)
Subtask 0.1: Community Workshop #3 - Open House - Optional Task
RRM will facilitate a workshop/open house to review the public review draft DSPU. We envision this
workshop to be conducted open house -style with several information stations or breakout rooms that
address specific chapters of the document (e.g., land use, development standards, streetscape beautification
and mobility). Participants will be encouraged to provide feedback using post -it notes, written comments,
tape dots, or other interactive tools. The goal is to ensure that the DSPU addresses the aspects of
downtown that are critical to El Segundo and to create community buy -in. This workshop and the feedback
exercises can be designed for an in -person or virtual meeting.
Deliverables:
• Workshop materials (e.g., maps, posters, comment cards, sign -in sheets, and summaries).
• RRM will facilitate a workshop to present an overview of the DSPU
• One (1) summary memo of participant input and comments
• We ask that City staff be responsible for the notification (RRM to provide City with material for social
media notification)
Subtask 0.2: Pop -Up Information Tables - Optional Task
Pop-up information tables at events can be an effective way to connect with the community where they
work, shop, and recreate. At the pop-up event, the team will bring display boards and other informational
material, along with paper copies of the questionnaire to gather residents' feedback. The team will prepare
for one pop-up event at a farmer's market, public event, or festival. This strategy will depend on the public
health situation during the development and public review phases of the DSPU. If events are not occurring
during key milestones, we will refocus efforts on digital engagement.
Deliverables:
• One (1) pop-up event
� S'% r r m SECTION 2 1 Scope of bPork I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 12
Agreement No. 6058
Subtask 0.3: Council Study Session #1 - Optional Task
The RRM Design Group team will prepare for and facilitate a study session with El Segundo City Council
to provide an overview of the process, share the input received from the community engagement to date,
and foster feedback and direction for the DSPU. Early study sessions with the Council can provide the team
with insight into Council priorities and interests as we develop the DSPU.
Deliverables:
• Meeting materials and facilitation of an online virtual City Council meeting
• Notes of directions given at the meeting and a confirming memorandum documenting the input
1i ii rrm SECTION 2 1 Scope of H,ork I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 13
Agreement No. 6058
Ilh' m IIIIIIIIII ° C!"OUNDATIOtil
The RRM project team and City staff will develop a Vision Statement for Downtown El Segundo based on
City staff, City Council, the community, and stakeholders' input. The Vision Statement and Objectives will:
• Articulate the future vision for downtown
• Respond to area -wide assets, issues, and opportunities
• Build on El Segundo Strategic Plan, Housing Element Update and General Plan
• Guide development and investment in Downtown El Segundo to attract investment
• Identify urban design enhancements throughout the downtown, and for key gateways and connections
between downtown and surrounding neighborhoods
• Identify opportunities for creative use of public space
• Identify objectives for housing in the downtown
• Reflect local values, history, and culture to represent the unique identity of El Segundo
Deliverables:
One (1) Draft and one (1) Final Vision Statement and Objectives
To support the process of developing a future vision for the Specific Plan Area, The Natelson Dale Group
(TNDG) would conduct a focused study of potential development demand over the next 10 years. The
Market Opportunities Study will assess potential market demand for the following land use categories:
• Multifamily residential
• Retail/restaurant
• Office
• Mixed -use development incorporating combinations of the above land uses
The market demand projections will reflect the following economic characteristics of the trade area:
• Existing and projected demographic profile of trade area residents
• Characteristics of the regional daytime employee population
• Existing land use mix
• Commercial vacancy levels and trends
• Recent development investment in and around the Specific Plan Area
• The potential for synergy with the forthcoming repurposing of the Civic Center area
• Available opportunity sites for future "catalyst" development projects
In addition to generally quantifying the demand for development in the project area, the analysis will also
consider qualitative issues affecting the project area's development potentials. In other words, the analysis
will identify the specific market niches or types of development (in terms of density, market orientation,
etc.) that would be appropriate for the vibrant community setting envisioned for the specific plan area.
Deliverables:
• Market Opportunities Study report (draft and final) with technical appendices
11, 11r r m SECTION 2 1 Scope ojbVork I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 14
Agreement No. 6058
The historic consultant, Teresa Grimes, will review the Historic Preservation subsection of the Implementation
and Financing section of the existing Downtown Specific Plan and update as appropriate to reflect programs'
changes. Additionally, the consultant will work with the project team with regard to goals, objectives, and policies
for historical resources. A memorandum with conclusions and recommendations will be submitted for the
record. This task includes project team meetings for the historic consultant.
Deliverables:
• Historic Preservation Memo
RRM's planners, urban designers, architects, landscape architects, economists, and engineers will
collaborate with the City to generate realistic concepts that consider development, placemaking, and design
opportunities and constraints. As part of this task, an important consideration is coordination and alignment
of key concepts with other concurrent housing -related efforts such as the Housing Element Update and the
Civic Center Site redesign. The key concepts will be the basis for the DSPU and will likely include:
• Potential infill housing opportunities
• Recommended land use/zoning changes and potential districts
• Urban design framework such as building placement, form, height, and densities
• Mobility, parking, and streetscape concepts and beautification strategies
A PowerPoint presentation will be developed to illustrate key concepts presented at a community
workshop or during decision making briefings.
RRM will also prepare up to three character sketches, or before and after the downtown's visual simulations to
illustrate key concepts. We will coordinate with staff on the content of these renderings and desired locations.
Deliverables:
• PowerPoint presentation including a summary of key concepts
• Up to three (3) visual simulation graphics
Subtask 0.4: Vision Poster — Optional Task
A vision poster can be a valuable tool for keeping the vision alive and marketing the downtown. This task could
happen right after Task 3.4 Key Downtown Concepts or at the end of the project. The RRM Design Group team
would translate the solutions and ideas generated during the community outreach and key concepts efforts into
a dynamic illustrative vision plan that captures the character of El Segundo. This would include a conceptual plan
view graphic detailing the preferred buildings, streets, gateways, and pedestrian connections for the downtown.
RRM proposes to develop a physical, one-sided vision poster that can be printed in poster size that will
communicate the community's vision through plan and perspective sketch illustrations to portray the "feel"
of Downtown El Segundo clearly.
Deliverables:
• One (1) draft and one (1) final colored conceptual site plan graphic
• One (1) draft and one (1) final colored vision plan poster at 30" x 42"
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E6 rrm SECTION 2 1 Scope ofWork I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 15
Agreement No. 6058
I"'A&I IIIII 1 III [Y M,IIISI
Fehr & Peers will conduct an analysis and make recommendations related to mobility and parking.
Transportation Evaluation
To support the development of land use scenarios in the DSPU area, Fehr & Peers will evaluate potential
transportation effects. This will include preparing mixed -use trip generation estimates that accurately
quantify the interactions between land uses within the Downtown and accurately quantify land uses that
typically generate fewer vehicle trips, such as affordable housing.
Fehr & Peers leads the transportation consulting industry to create new transportation analysis tools to
support new development projects. This includes our trip generation software MXD+, which improves
upon existing methods for calculating trips by accounting for contextual built environment factors and builds
on earlier work with the US EPA as a partner.
They will prepare trip generation estimates for two potential land use scenarios to provide the City with
data on which land use scenario performs better from a transportation perspective. Therefore, we would
have the lowest potential to have significant transportation impacts and increase vehicle congestion in the
DSPU area. The trip generation analysis of the preferred land use scenario would be used in the non-CEQA
intersection operations report in later project phases.
Identify Mobility Enhancements
In collaboration with the design team, Fehr & Peers will develop recommendations for pedestrian and
bicycle enhancements to and through Downtown El Segundo. We will conduct an in -person (socially
distanced) walking audit to evaluate opportunities and constraints. We are well known as national experts
on pedestrian safety and will particularly emphasize opportunities to enhance safety for users of all ages
and abilities. We will evaluate the potential to build on existing plans and projects focusing on pedestrian,
bicycle and transit infrastructure and services to enhance mobility. The challenges of COVID-19 have made
clear the need for ample open space and flexibility in the use of the street environment for a variety of
users and uses, including outside dining. Fehr & Peers will also collaborate with the design team to identify
potential pilot and permanent open space opportunities through parklets, curb extensions, and other street
interventions.
Deliverables:
• Fehr & Peers will summarize analysis and recommendations in a technical memorandum with
accompanying figures, analysis, and data appendices
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Subtask 0.5: Extensive Parking Analysis - Optional Task
As part of the existing conditions analysis and development of key concepts and the DSPU, RRM will
evaluate existing parking supply, evaluate existing Specific Plan parking ratios and standards, and incorporate
recommendations and revised regulations. If a more in-depth level of analysis is desired, Fehr & Peers will
conduct the following at an additional fee.
Evaluate Existing & Future Parking Conditions
Fehr & Peers will conduct a parking supply count in the DSPU, including on -street and publicly available
off-street parking. Any off-street parking that is not available to the public will also be counted if visible via
aerial review or from the public right of way. Handicapped spaces will also be counted. The parking supply
will be visualized in map form.
Fehr & Peers will also work with the City of El Segundo to identify a peak weekday and weekend hour to conduct
a parking demand count. COVID-19 is affecting both parking and traffic demand, so Fehr & Peers will engage
city staff to develop a qualitative understanding of pre-COVID-19 parking conditions. While understanding the
existing occupancy is useful data for developing future recommendations, the key benefit of collecting the data,
despite COVID-19, is to calibrate the analytical tools used to estimate future parking needs.
The Urban Land Institute (ULI) recently released an update to Shared Parking, Third Edition (2020)
manual, including additional land uses and updated empirical parking demand data. With existing parcel
data provided by the City, Fehr & Peers will develop an existing parking demand model for the DSPU and
calibrate the model estimated demand to the existing parking demand counts, adjusted if appropriate, to
reflect pre-COVID-19 conditions.
Fehr & Peers will develop a future shared parking demand estimate for the preferred land use plan taking
into account the potential for future transportation services and mobility changes in Downtown El Segundo,
such as those identified in the DSPU and those outside of the control of the City, such as autonomous
vehicles, that could affect parking demand within the time period of the DSPU. We will compare the
future parking demand to the existing parking supply to identify opportunities and constraints related to
repurposing parking supply for development and open space and mobility enhancements and reduce off-
street parking ratios. The parking demand estimate will consider time -of -day and seasonal fluctuations in
demand based on empirically observed national data, as documented in the Shared Parking manual.
Propose DSPU Parking Management Strategies & Revised Off -Street Parking Ratios
Based on the estimates of future parking demand and potential changes to on and off-street parking supply
associated with development and mobility opportunities, Fehr & Peers will estimate future parking supply
needed to support the overall land use and mobility goals of the City within the DSPU. Potential parking
surpluses or deficits will be estimated. Based on the results of this analysis and feedback from the City and key
stakeholders, Fehr & Peers will recommend revisions to the City's current off-street required parking ratios.
u r r m SECTION 2 1 Scope of Work I PROPOSAL FOR ELSEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 17
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Fehr & Peers will also identify policy and management recommendations that consider weekday, weekend,
daytime, nighttime, and seasonal demand patterns and the management of the parking supply through time
limits and long-term/short-term controls. Policies for administering a district parking strategy, such as a
framework for evaluating the need for and implementing parking supply as demand increases in the future
and funding strategies, such as in -lieu fees, will be summarized. Best practices in other nearby coastal cities
with similar parking management goals intended to balance future land use impacts with projected parking
demand will inform the development of recommendations.
Deliverables:
• Fehr & Peers will integrate this analysis and recommendations into the technical memorandum
identified in Task 4.1
°1n"" &K 5 : S FI E :' III I ""' III w `4 III'"""°III^�� IIIIIIIIII II °" A "'nf °III � III'"° j
RRM will build upon the information provided to date and will produce a graphically rich, easy -to -use
Downtown Specific Plan Update (DSPU) document and carry out the community's vision. We will retain
relevant portions of the existing Downtown Specific Plan and develop new sections for the new DSPU
document. This task includes the recommended formatting for the document, draft text for the sections
proposed to be amended, including related development standards and all associated high-level maps and
exhibits for the document.
The preparation of the DSPU is expected to be an iterative process involving drafting and refinement of the
document based on public input and comments, as well as City staff review. Coordination of the DSPU effort
with the Housing Element Update effort is essential to ensure that additional sites are available and viable for
residential redevelopment. It will also be closely coordinated with the Civic Center project.
A preliminary DSPU organization is outlined below, which may be refined based on further analysis and
community feedback.
I. Introduction, Background, and Vision: The introductory chapter will discuss the purpose, intent,
and organization of the DSPU document. It will describe the goals of the DSPU and boundaries, a
description of the DSPU process, the community outreach process associated with the project, and the
DSPU's relationship pertinent City documents and policies.
2. Land Use: This chapter will include a detailed land use plan that will also serve as the zoning map. It
will document in a clear, graphically rich, and easy to use/administer manner address allowable land
uses, DSPU districts, building form, and site development standards, such as height, setback, and
parking.
3. Mobility, Parking, and Streetscape Beautification: In this chapter, RRM will coordinate with
the traffic consultant to address all forms of mobility, including pedestrian, transit, bike, vehicular
circulation, and parking. It will contain recommendations for the street environment, street cross -
sections and key intersection improvements, parking strategies, and transit and bicycle route concepts.
Urban design concepts will also be included in this chapter and promote walkability in the downtown.
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4. Infrastructure and Public Facilities: This chapter will address needed infrastructure and public
facilities. Subjects addressed will include water supply, sewer and wastewater, solid waste, storm
drainage, police and fire protection, schools, and parks. These recommendations and policies will
align with the City's latest Capital Improvement Plan, Urban Water Management Plan, Sewer System
Management Plan, and other City -approved planning documents and information. Technical studies such
as water quality, hydrologic, and hydraulic analyses are excluded from the analysis.
Implementation: This chapter will identify potential implementation strategies and priority projects
to achieve the short- and long-term goals of the DSPU. Based on the economic analyses results, the
implementation framework will recommend strategic public improvements and identify key catalyst
projects and programs needed to make the strategic plan and DSPU's vision a reality. RRM and TNDG
will work together to develop a "tool kit" of potential implementation strategies, density incentives,
and financing mechanisms available to achieve the short and long-term goals of the DSPU. Particular
emphasis will be given to identifying opportunities to leverage public financing with private investment.
The overall implementation strategy will include the following components:
• Prioritization of key opportunity sites
• Recommended timing of public improvements
• Identification of municipal incentives necessary to attract desired development/land uses
• Identification of potential funding sources and financing mechanisms
6. Administration: This chapter will address the authority of the DSPU, non -conforming uses and
structures, processing requirements, and the administrative procedures required for amendments to the
DSPU. This section will include the City's desired multiple development tiers and level of review for each tier.
Deliverables:
• RRM will provide an Administrative Draft of the DSPU for internal review. We ask that the City provide
one (1) consolidated, marked up redline version with all City comments
Following the completion of the Administrative Draft of the DSPU and receipt of the single set of redlined
comments from the City on the Administrative Draft, RRM will produce a Screen Check Draft. At this
point, the City's comments will have been integrated, and this draft will provide an additional internal review
opportunity prior to the development of the Public Review Draft.
Deliverables:
RRM will provide a Screen Check Draft of the El Segundo DSPU. We ask that the City provide one (1)
consolidated, marked up redline version with all City comments
Sublas 'm rc ublk� Reviety DraltSpecific Flee
This draft is intended for public review and will include any remaining requested revisions and edits from
City staff.
Deliverables:
• Public Review Draft El Segundo DSPU (electronic copy of the suitable for distribution and posting on
the City's website)
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Subtask 0.6: Financial Pro Forma Analysis - Optional Task
The pro forma financial analysis would build on the qualitative information derived from the developer
interviews. The primary purpose of the financial analysis would be to determine the development densities/
standards that would allow for feasible development of targeted residential and mixed -use projects given
prevailing land prices (and site assembly costs) in the project area.
The financial analysis will involve the following steps:
• In consultation with the planning team, TNDG will define a range of development prototypes (i.e.,
housing products/densities and mixed -use concepts) to be evaluated.
• Develop an abbreviated financial pro forma that calculates developer return and residual land values
based on the input development assumptions. In particular, the model will be structured to test the
financial implications of variations in land use mix and development densities. The model inputs will
include:
• Development amounts and densities by land use (product type)
• Land and construction costs by land use
• Standard project financing assumptions
• Projected revenue factors
• Based on the initial model results, coordinate with the planning team to refine zoning and density
recommendations for the development opportunity sites under consideration. This will be an iterative
process whereby TNDG will utilize the model to assist the planning team in establishing a range of
feasible alternatives.
• Prepare a summary report documenting the financial analysis process. Spreadsheets of the financial
model will be included as report appendices.
Deliverables:
• Memorandum report with financial analysis tables attached
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[° Il,C` & 0I!!!QA AH III
This task will include a project kickoff meeting with City staff, preparing an Initial Study (IS) and Notice of
Preparation (NOP), attending a public scoping meeting, and AB 52 scoping.
EcoTierra's project manager will attend an EIR kickoff meeting with City staff. The purpose of this
meeting is to review and discuss the project details; collect all relevant reports and drawings (or identify
relevant documents needed); discuss the desired environmental document approach and format; resolve
issues regarding overall assumptions; identify other key contacts at the City, and discuss communications
protocols. The meeting will include a visit to the project site.
EcoTierra will prepare an administrative draft IS and NOR We assume that due to the project's nature and
location, the following topics will be scoped out from detailed analysis in the IS: agricultural and forestry
resources, biological resources, geology and soils, hydrology and water quality, mineral resources, and wildfire.
EcoTierra will submit the IS and NOP to the City for review and comment, address the City's comments,
and prepare the final version for publication. We will prepare the Notice of Completion (NOC) and submit
the NOP/IS package to the State Clearinghouse. We will also submit the NOP to the Los Angeles County
Clerk for a 30-day posting. We assume the City will distribute the NOP/IS to responsible or trustee
agencies, neighboring jurisdictions, and interested parties. At the City's request, we can provide a budget
for the publication of the NOP in area newspapers.
EcoTierra staff will attend the public scoping meeting and present the CEQA process and take notes on
the proceedings. Following the meeting, we will review comments received in response to the NOP and
prepare a summary of comments from the scoping meeting.
We will assist the City in meeting the requirements of Assembly Bill 52 (AB 52) Native American
consultation requirements. These consultations will be used to inform the Tribal Cultural Resources
sections of the PEIR. EcoTierra will draft consultation invitation letters on behalf of the City and
documenting these letters for inclusion in the environmental document. Because the consultation is
government to government, we assume the City will provide notes documenting the consultation in the
PEIR. We assume that the City will have contact information for tribes that have requested consultation for
projects in the City. Should that not be the case, we will contact the Native American Heritage Commission
to list tribes applicable to the project area.
Deliverables:
• Administrative draft NOP/IS (Word and PDF copy ), Final draft NOP/IS (PDF copy)
• Environmental Document Summary Form, Final draft NOP/IS, and NOC (State Clearinghouse)
• NOP (2 copies to Los Angeles County Clerk); project scoping meeting notes (Word and PDF copies)
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"bats 6 : Admin sti-ative Draft PEAR
EcoTierra will prepare an Administrative Draft PER for review by City staff. The following identifies the
major sections that will be included in the Administrative Draft PER.
Introduction and Summary
An introduction and summary will be included as the first section of the PER. The introduction and
summary section of the PER will consist of a narrative on the background of the PER process, development
of the project and alternatives, a short summation of the environmental review and project approval
process, and a summary of expected environmental effects and mitigation measures.
We will list topics focused out from detailed environmental review, and the reader will be referred to the IS
for more information on why these topics are focused out. The IS/NOP will be included in the appendix.
Overview of Environmental Setting
The environmental setting will provide a physical description of the project site and the surrounding area.
Existing improvements and land use will be described. The environmental setting will also provide a physical
description of the DSPU project site and the surrounding area. A discussion of related projects/cumulative
development will be described.
Project Description
The project description will provide a detailed narrative and graphical presentation of the project's components,
including the project timeline and schedule. The project description will include a qualitative and graphical
description of the project location and boundaries, including regional and vicinity maps and aerial photos.
Environmental Impacts and Mitigation
As an introduction to this section of the PEIR, each environmental impact area determined not to have
a potentially significant impact on the environment will be listed with an accompanying discussion of the
reasons for the determination.
As previously mentioned, due to the nature of the project and project site (large development area and it is
unknown when future development may be proposed), we assume that several Appendix G topics can be
scoped out from detailed environmental review in the IS. The IS will be referenced and included as an appendix
to the PER We assume that the following sections will require environmental review in the PER, given
their importance with this project type. The scope of analysis for aesthetics, air quality/GHG/energy, cultural
resources, geology and soils (paleontology only), land use and planning, noise, population and housing, public
services/recreation, transportation, tribal cultural resources, and utilities/service systems are provided below.
Aesthetics
EcoTierra will generally describe aesthetic resources in the DSPU area, including the project site's overall
visual character, scenic vistas, and areas surrounding the site. We will describe how the proposed project
has the potential to alter the existing visual character of the site and surrounding area, focusing on whether
the proposed project would conflict with applicable zoning or other regulations governing scenic quality in
the DSPU area. We will describe the types and relative amounts of light and glare that could be associated
with the proposed project and describe how these sources might affect the surrounding area. This discussion
determines whether the proposed project would result in significant aesthetic, light, and/or glare impacts.
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Air Quality/GHG/Energy
The project proposes construction activities that would generate air emissions and greenhouse gases and
require energy use. The following tasks are proposed for the air quality, greenhouse gas, and energy impact
analysis for the preferred land use scenario, per the traffic study findings.
Existing Conditions. EcoTierra will identify the existing air quality setting in the area. We will identify
applicable international, federal, state, and local rules and regulations, including the State greenhouse gas
(GHG) regulations Assembly Bills (AB) 32 and 1493, Senate Bills (SB) 32, 97, 107, 375, 527, 1368, and 1771,
and Executive Orders S-3-05 and S-14-08. EcoTierra will identify greenhouse gases and their associated
impacts on global climate change and thresholds of significance for the criteria pollutants and greenhouse
gases.
Air Quality and Greenhouse Gas Emissions Analyses. EcoTierra will evaluate and quantify regional criteria
pollutant and greenhouse gas emissions associated with the proposed project's operational activities utilizing
the most recent Ca1EEMod Model. If significant emission levels are found to be created from operational
activities, feasible mitigation will be developed and quantified.
We will evaluate local NOx, CO, PM 10, and PM2.5 construction and operational emissions at the nearest
sensitive receptors. The emissions will be compared against the SCAQMD Look -Up Tables and will follow
the methodology described in the Localized Significance Threshold Methodology, prepared by SCAQMD,
July 2008.
We will evaluate and analyze the project's air quality emissions and anticipated growth in the context of the
SCAQMD AQMP to determine consistency with the AQMP. We will evaluate the operational greenhouse
gas emissions using CaIEEMod 2016.3.2. We will prepare a qualitative CO analysis based on traffic volumes
provided in the traffic report and verify if it is in accordance with the SCAQMD requirements as described
in the CEQA Air Quality Handbook. The project's GHG emissions will include an analysis based on
VMT data from the traffic study and will be compared to the SCAQMD's draft greenhouse gas emissions
thresholds (as applicable). If the greenhouse gas emissions exceed any applicable thresholds, provide
mitigation to reduce greenhouse gas emissions. The project will be compared to the goals of the City's
Climate Action Plan and/or the CARB Scoping Plan (as applicable).
Odor Analysis
EcoTierra will provide a qualitative odor analysis from the construction and operation of the proposed
project.
Energy Analysis
EcoTierra will Identify the existing energy use conditions and the applicable federal, state, and local rules
and regulations pertaining to Energy use. The energy analysis will provide a CalEEMod-based quantitative
analysis and discussion of project -related energy use during construction and operation. EcoTierra will
provide an analysis of the project's consistency with renewable energy and energy efficiency plans.
Cultural Resources
The project proposes land use changes with the potential to affect historic and cultural resources. Teresa
Grimes will prepare a Historic Resources Report for the project. EcoTierra will prepare the archaeology
portion of the section.
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The following tasks are proposed for the historic resources impact analysis:
Records Search
Teresa Grimes will request a record search from the South Central Coastal Information Center at Cal
State Fullerton to determine whether any properties within the DSPU are currently listed under national,
state, and local landmark or historic district programs or previously identified as historical resources in any
surveys of the area. The records search will be limited to resources that are part of the built environment.
Existing Information. Teresa Grimes assumes the City will provide existing information on properties in the
DSPU that have been listed as landmarks under the local ordinance or previously evaluated as potential historical
resources. This information may include landmark nominations, historical resource evaluation reports, and
state inventory forms. Teresa Grimes will review the existing, information and identify gaps that require further
research.
Reconnaissance Survey
Teresa Grimes will conduct a reconnaissance survey of the DSPU to photograph listed and previously surveyed
historical resources. Properties that have the potential to qualify for listing in the California Register of
Historical Resources will also be photographed. To be eligible for listing in the California Register, a property
must meet one of the four criteria for significance and must retain sufficient integrity to convey its significance.
The survey results will be presented in the form of a table that may be included in the DSPU and DEIR.
Research
General research will be conducted to prepare a brief history of the DSPU. The scope does not include
property -specific research as an intensive -level survey is not proposed.
Historical Resource Technical Report
A draft Historical Resource Technical Report (HRTR) will be prepared and submitted electronically as a
Word document. The scope does not propose an intensive -level historic resources survey of the DSPU. No
buildings will be evaluated as historical resources as defined by CEQA on an intensive level. The draft HRTR
will include, but not necessarily limited to:
I. An executive summary
2. An explanation of the methodology and research techniques
3. The criteria for determining historic significance and integrity under national, state, and city landmark
and historic district programs
4. A brief history of the area
5. A summary of properties listed and previously surveyed as historical resources within the DSPU and
those that warrant further research and evaluation for California Register eligibility.
6. A project description of the DSPU
7. The thresholds for determining impacts on historical resources
8. The direct, indirect, and cumulative impacts the DSPU may have on historical resources will be analyzed.
9. Mitigation measures will be recommended, if necessary.
Final Report
The draft HRTR will be revised based upon three rounds of comments, one from the Client and two from
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the City.
Response to Comments
Teresa Grimes will assist the lead environmental consultant in responding to comments on the DEIR.
Public Hearings. Teresa Grimes will attend public hearings upon request. One hearing is estimated in the
budget below. Additional hearings would result in additional costs.
Archaeological Resources. EcoTierra will request an archaeological records search from the South -Central
Coastal Information Center at Cal State Fullerton to determine if there are any recorded archaeological
resources in the project area. We will include mitigation measures to avoid impacts to archaeological resources.
Geology and Soils
EcoTierra will contact Dr. Samuel McLeod at the Vertebrate Paleontology Division of the Natural History
Museum of Los Angeles County for a paleontological resource assessment of the DSPU area. This survey
would investigate paleontological resources in the DSPU area and within a 1/2-mile of the DSPU. We
will include mitigation measures to avoid impacts to paleontological resources. Due to the project's
nature, we assume that any individual projects would require stand-alone geological, technical reports.
That information would be premature and not feasible to include. Therefore, the other geology and soil
threshold questions will be responded to and scoped out in the IS/NOP.
Hazards and Hazardous Materials
Downtown El Segundo is composed primarily of commercial uses. Downtown El Segundo is located near
the north entrance to the Chevron Refinery. EcoTierra will use available hazardous materials databases
(e.g., GeoTracker and EnviroStor) to evaluate the potential for hazardous materials to occur on the project
site. We will generally discuss the presence of existing on -site hazards and the potential for the project
to create a significant hazard through the use, transport, or storage of hazardous materials or to cause
impacts to emergency response plans. The project site area is developed and will be developed with a
variety of commercial and residential uses; therefore, we assume that potential chemicals used on the site
would consist of a variety of cleaning products, herbicides, and other commonly used chemicals. Due to
the large project site size and numerous parcels, it is not appropriate to prepare a Phase I Environmental
Site Assessment. The EIR will include mitigation measures for future development, including the need for
hazardous materials reports for the individual future project proposed in the project area.
Land Use and Planning
The project would include updates to development standards and potentially zoning code or General Plan
amendments. We will describe the existing land use and development patterns in the surrounding area and the
regulatory setting. We will evaluate the project's consistency with the City's General Plan policies and applicable
regional and local plans. The consistency analysis will focus on determining the project's consistency with policies
adopted to avoid or reduce environmental impacts. There are no adopted habitat conservation plans that apply
to the site and thus no potential conflicts. Land use compatibility with adjoining areas will also be addressed.
Noise
The project proposes activities that would generate noise and vibration. The following tasks are proposed
for the noise and vibration impact analysis for the preferred land use scenario, per the traffic study findings.
Background Review. EcoTierra will review relevant project and site background information, base graphics
rr m SECTION 2 1 Scope of 614ork I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 25
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showing the site vicinity, the proposed project and adjacent land uses.
Existing Noise Setting. EcoTierra will provide definitions for commonly used noise descriptors, identify
applicable local, state and federal noise standards, identify sensitive receptors in the project area, and
identify potential project generated noise sources. We will visit the project site and take up to five
10-minute representative noise measurements and one longterm (24 hours) noise measurement (as
needed) to document ambient noise levels.
Noise and Vibration Impact Analysis
We will calculate construction noise impacts from the project using RCNM and determine if on -site project
construction noise would exceed any applicable standards at nearby sensitive receptors. We will estimate
ground -borne vibration associated with construction/operational activities and determine if construction/
operational vibration would exceed any applicable standards and adversely affect off -site receptors/disturb
nearby sensitive receptors. We will recommend mitigation measures to reduce vibration impacts to
sensitive receptors, if necessary.
EcoTierra will model future traffic noise created by the proposed project utilizing data from the traffic study
and FHWA-RD-108 spreadsheets. We will determine if noise associated with the addition of project traffic
on area road segments will create a significant increase.
Population and Housing
EcoTierra will provide estimates on the anticipated population, housing and employment increases
created by the DSPU. EcoTierra will compare these estimates to existing population and hosing numbers
as forecasted in the City's General Plan, the draft DSPU, and SCAG's 2020-2045 ConectSocal (RTP/
SCS). EcoTierra will address applicable goals and policies from the General Plan and potential increases in
population and employment from the DSPU.
Public Services/Recreation
The project would increase commercial development and population in the project site area, requiring
police, fire, and emergency services. The project will be within the El Segundo Unified School District
boundaries and generate students who would attend the schools in this district. We will contact the school
district for current enrollment and capacity information. We will contact the El Segundo Police Department
and the El Segundo Fire Department to confirm service ratios and existing capacity to serve the project site
once it is developed. Mitigation measures will be recommended if required.
Regarding recreational impacts, EcoTierra will analyze impacts to existing and proposed recreational
facilities from the increase in population on the site and the potential increase in use for community and
regional facilities from increased population.
Transportation
The project proposes land use changes with the potential to generate vehicle trips. The following tasks are
proposed for the transportation impact analysis.
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Traffic Impact Study. The City of El Segundo has recently embarked on updating their transportation impact
analysis guidelines as required under Senate Bill 743. While the City has not yet adopted new transportation
impact metrics, Fehr & Peers' understanding is that the metrics will likely be similar to the recommended
methodologies and impact thresholds published in the Governor's Office of Planning Research (OPR)'s
technical guidance on the implementation of SB 743. The following scope of work is prepared with this
assumption.
The existing transportation system in the DSPU area will be described. The following CEQA transportation
impact questions will be addressed in the transportation study:
• Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system,
including transit, roadway, bicycle, and pedestrian facilities?
Under these criteria, the DSPU would significantly impact if it conflicts with a standard, action, or
policy of a program, plan, or ordinance. The conflict would hinder or impair the City's ability to
support multimodal (non -single occupancy vehicle) mobility options. In assessing impacts relative
to Impact Question I, the project will be reviewed against the City's adopted programs, plans,
ordinances, and policies that address the circulation system.
• Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3 subdivision (b)?
• Section 15064.3(b) of the CEQA Guidelines states that generally, VMT is the most appropriate
measure of transportation impacts. As stated in OPR's Technical Guidance, the VMT metric can
support three statutory goals of the State: "the reduction of greenhouse gas emission, development
of multimodal transportation networks, and a diversity of uses." The regional Southern California
Association of Governments (SCAG) model will be used to forecast VMT with the growth and
land use changes proposed in the DSPU. The current version of the SCAG Model has the future
year of 2040 and was developed for the 2016 SCAG RTP/SCS. The current 2016 SCAG Model
will be updated to reflect the DSPU based on the proposed changes to the socioeconomic data
(households, population, jobs) associated with the preferred land use plan. The DSPU area will
be analyzed as a group, consistent with the programmatic EIR approach. The SCAG Model will be
used to estimate VMT for the baseline (e.g., uses under the existing General Plan and Zoning) and
cumulative scenarios (i.e., with the DSPU).
• Fehr & Peers will assess the VMT impacts using the thresholds of significance adopted by the City
(if available) or consistent with the OPR Technical Advisory if thresholds have not been adopted.
If significant impacts are identified, we will develop mitigation measures including travel demand
management measures, urban design measures, infrastructure improvements to support more
bicycling and walking, transit service subsidies, and others as appropriate. We will assess the
potential VMT reductions, which could be achieved with the measures based on literature and
determine the final impact significance with mitigation.
• Would the project substantially increase hazards due to a geometric design feature or incompatible use?
o No geometric hazards are anticipated as a result of land use changes. Potential proposes mobility
changes, such as active transportation infrastructure, or open space changes, such as parklets, will
be qualitatively discussed if proposed as part of the DSPU.
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Caltrans recently released draft guidance on safety impact analyses for land use and planning
projects. The guidance has not yet been finalized and is generally geared towards analyzing impacts
to the State Highway System. The DSPU does not contain a State Highway. However, it is possible
that Caltrans could comment on the project's Notice of Preparation. Fehr & Peers would meet
with Caltrans Intergovernmental Relations (IGR) to determine if Caltrans would seek a particular
type of analysis as an optional task. The level of land use change associated with the DSPU would be
the primary factor determining if Caltrans would seek analysis.
• Would the project result in inadequate emergency access?
• Fehr & Peers will qualitatively evaluate the proposed land use and mobility changes of the DSPU in
relation to emergency access to determine whether there is the potential for impacts to emergency
response.
• Fehr & Peers will prepare a transportation impact report documenting the results of the CEQA
impact analyses. A draft of the report will be prepared and submitted to the City for review. Up to
two rounds of revision in response to consolidated City staff comments are anticipated. The report
will be suitable for attachment to the DSPU EIR.
Response to Comments on Draft EIR
Fehr & Peers will assist the environmental team in preparing responses to transportation -related comments
received on the Draft EIR. Fehr & Peers is allocating 12 staff hours to respond to comments in the study
budget. If additional time is needed due to the magnitude or complexity of the transportation -related
comments, an additional scope and fee will be developed.
Public Hearings
A Fehr & Peers staff person will attend up to two public hearings as part of the EIR adoption process,
assumed to be Planning Commission and City Council.
Tribal Cultural Resources
We will describe the consultation process undertaken by the City as part of Task I. We will document the
results of the City's consultation with Native American tribes. We will incorporate mitigation measures as
agreed to by the City during the consultation process.
Utilities/Service Systems
The project would result in an increase in land use development, which could increase population and
employment in the DSPU area. We will consult with the City's Public Works Department and utility
providers and review the City's Urban Water Management Plan to determine the potential for impacts from
increased water usage. We will analyze the impacts of providing water supply and compliance with solid
waste regulations at the project site. We will discuss the project's compliance with federal, state, and local
management and reduction statutes and regulations related to solid waste. Due to the unknown extent of
proposed land use changes, this scope of work does not include a Water Supply Assessment (WSA). Should
a WSA be required for the project, we will provide an additional scope of work and budget.
,ovp
SECTION 2 1 Scope of 14,ork I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 28
Agreement No. 6058
Alternatives to the Project
EcoTierra will analyze up to two alternatives to the project, including a No Project alternative and one
other alternative that reduces significant impacts of the project. The analysis of alternatives is subject to
a rule of reason, as with the range of alternatives that must be discussed. Per CEQA Guidelines Section
15126.6(d), the significant adverse environmental effects of each alternative must be discussed, but in less
detail, than is required for the project's effects. The alternatives will be chosen for their potential to reduce
the project's potentially significant impacts while achieving most of the project objectives. The analysis of
alternatives will be qualitative in nature and will not include quantified traffic, air quality, GHG, energy, or
noise. The details of the specific alternatives and analysis will be determined in consultation with the City.
Other CEQA Required Sections
We will analyze cumulative impacts from the development of the project and other projects in the vicinity.
The discussion of cumulative impacts will include a cumulative list of projects approved and/or underway in
El Segundo and in the vicinity. The City will provide this list. The cumulative impact analysis will discuss the
project's potential, in conjunction with other City projects, to result in cumulative impacts and the project's
contribution to any cumulative impacts.
We will also address growth -inducing effects, significant irreversible effects, and significant and unavoidable
impacts as required by CEQA and identify report preparers.
Deliverables:
• Administrative DEIR (Microsoft Word format, PDF)
Upon receiving the City's comments on the Administrative Draft PEIR, we will discuss the City's comments
and resolve any outstanding issues with City staff. This scope assumes that the City will provide a single
consolidated set of comments on the Administrative Draft PEIR. EcoTierra will revise the Administrative
Draft PEIR in response to City administrative comments. We will submit a screencheck track changes
version of the PEIR clearly showing all revisions. Upon approval by the City, we will prepare and submit
an electronic print -ready PEIR for City approval. Once approved, we will provide the City with five
printed copies of the PEIR for City distribution and 15 CD-ROMs. EcoTierra typically includes all technical
appendices and a PDF of the document on a CD included with each printed copy. All documents will be
formatted, so they are suitable for posting on the City's website. We will provide two printed copies of the
PEIR Appendices. Additional printed copies of the PEIR and appendices can be provided at a cost.
We will prepare a Notice of Availability (NOA) for the Draft PEIR. We will submit the Draft PEIR,
Electronic Document Summary Submittal form, and NOC to the State Clearinghouse to begin the 45-
day public review period. Additionally, we will submit the NOA to the Los Angeles County Clerk. We
assume the City will distribute the NOA and Draft PEIR to responsible or trustee agencies, neighboring
jurisdictions, and interested parties. At the City's request, we can provide a budget for publication of the
NOA in area newspapers and distribution via certified mail to a City -provided list of recipients.
Deliverables: Screencheck (Microsoft Word format, PDF), printcheck DEIR (PDF), and public review Draft
PEIR (5 hard copies of the DEIR, two hard copies of Appendices, 15 CD-ROMs, I PDF copy of the DEIR
and Appendices), NOA (PDF for the City and two hard copies for Los Angeles County Clerk). Electronic
Document Submittal Form, NOC, and Draft PEIR for distribution to the State Clearinghouse.
IIIIIIN r r m SECTION 2 1 Scope of Work I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 29
Agreement No. 6058
ubtas 6m m Faisal PEIRIRisponse to Corntnents and'it�yation Monitorinwq and Repoi Vn
At the conclusion of the public review period, we will scan each comment letter and number comments
appropriately. EcoTierra staff will coordinate with City staff and EIR technical staff on the approach to
crafting responses to comments. If many comments share similar concerns, we may recommend master
responses for those groups of comments. This scope of work assumes a small number of comments of
moderate complexity that will require up to 80 hours of EcoTierra staff time. Once comments are received,
we will discuss the City's scope and budget to confirm the budget's adequacy.
We will prepare Response to Comments as part of the Final PEIR. The Final PEIR will include a summary
table identifying persons, groups, and agencies that commented; a copy of each comment letter with a
code assigned to each comment; a response to each comment; and an errata section containing any text
revisions. We will provide an administrative draft Final PEIR for City review, incorporate City comments,
and prepare a screencheck draft of the Final PEIR and submit it to the City for final review.
Upon receiving the City's comments on the administrative draft Final PEIR, we will discuss comments and
resolve any outstanding issues with the City staff. This scope assumes that the City will provide a single,
consolidated set of comments. We will prepare a screencheck Final PEIR and submit it to the City for final
review. Upon approval by the City, we will prepare a Final PEIR for distribution prior to project hearings.
We will submit the Final PEIR to the State Clearinghouse for distribution to state agencies. We assume
the City will distribute the Final PEIR to responsible or trustee agencies, neighboring jurisdictions, and
interested parties that have commented on the Draft EIR. Upon certification of the Final PEIR, we will
prepare a Notice of Determination (NOD) for the project. Upon PEIR certification, we will file the NOD
with the Los Angeles County Cleric. The budget does not include the required California Department of
Fish and Wildlife fee or any other additional fees required at that time.
As a related task, the Final PEIR will include the Mitigation Monitoring and Reporting Program (MMRP),
pursuant to Public Resources Code Section 21971.6, as a separate chapter. The MMRP will identify all
reporting and monitoring responsibilities.
Deliverables:
• Administrative and screencheck Final PEIR (Microsoft Word format, PDF), printcheck Final PEIR
(PDF), and public review Final PEIR (5 hard copies, 15 CDs, I PDF copy of the PEIR and Appendices),
Electronic Document Submittal Form and Final EIR for distribution to the State Clearinghouse; Five (5)
hard copies of the NOD for posting with the Los Angeles County Clerk.
Mr. Zacuto will attend up to two (2) City hearings to present the Draft PEIR, respond to questions, and
receive public and City comments on the PEIR. This scope also includes three (3) other meetings, as
needed, with City staff. Additional meetings can be attended on a time and materials basis.
?I ',.1 1 1 1 1 SECTION 2 1 Scope ofbVork I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 30
Agreement No. 6058
Intersection Counts and Options to Address COVID-19 Changes to Typical Traffic Volumes
While not required for CEQA impact analysis, intersection operations are a key concern for the City of El
Segundo and community residents. This assessment will be prepared in a stand-alone intersection operation
report outside of the EIR process to be consistent with state law. To assess the potential for intersection
operational effects, Fehr & Peers proposes to analyze the three signalized intersections contained within the
DSPU area:
I. Main Street and Grand Avenue
2. Main Street Holly Avenue
3. Main Street Mariposa Avenue
Fehr & Peers includes a $1,500 traffic count allowance for counts at these intersections. Given COVID-19
related closures to schools and businesses' typical operations, traffic volumes are well below typical levels
earlier in the year. Fehr & Peers will coordinate with the City to determine if historic traffic counts are
available that reflect pre-COVID conditions or determine whether new counts will be sufficient for the
analysis with the application of a growth factor.
While collecting traffic counts on a single day is a typical practice, a new data product is now available that
allows for the averaging of vehicle counts across multiple days/weeks/months and selecting time periods in
the past. Fehr & Peers works extensively with Streetlight Data, which is a key data vendor that provides
cell phone -based travel data. Streetlight recently released a traffic volume and speed data product that
could be used as an alternative for the traffic volumes data collection tasks above. Fehr & Peers conducted
an independent validation of this Streetlight Data product and found that it performs well in accurately
estimating traffic volumes. However, we note that this data product does not include pedestrian and bicycle
counts and can over -state vehicle volumes on corridors with a high transit ridership.
Intersection Level of Service (LOS) Analysis
Fehr & Peers will prepare an AM and PM peak hour LOS analysis for the three study intersections using the
Intersection Capacity Utilization (ICU) methodology that the City has typically required. Intersection turning
movement volumes from Task 3.1 will be analyzed, along with existing intersection geometries and any
potential geometric changes associated with the DSPU or other mobility projects anticipated in the study area.
The following scenarios will be analyzed for the AM and PM peak hours:
• Existing
• Cumulative Base
• Cumulative plus Project
Cumulative Base traffic volumes will be estimated by applying a growth rate derived from the SCAG model and
any known development projects proposed in the vicinity of the project identified by the City of El Segundo.
11 r r m SECTION 2 1 Scope of iYork I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 31
Agreement No. 6058
Project distribution for the project area will be estimated using the SCAG model and reviewed with the
City of El Segundo before embarking on project area analysis. Once an approved trip distribution pattern is
identified, Fehr & Peers will use the pattern to estimate project traffic volumes at the study intersections.
Mixed -use trip generation estimates prepared for the preferred land use plan in the DSPU phase will be
assigned to the study intersections. These volumes will be added to the Cumulative Base traffic volumes to
estimate with -project conditions.
Because the project's potential traffic operational effects will not significantly impact CEQA, no mitigation
measures will be proposed (because there will be no impacts to mitigate). However, if the City wishes to
evaluate potential physical changes to the intersection geometries to enhance vehicular site access and
circulation in the immediate vicinity of the project area, Fehr & Peers could prepare a contract modification
request whether and if this is a service that the City requests.
Intersection Operations Technical Study
This analysis will be summarized in a stand-alone technical study. We will prepare a draft report or
technical memorandum for submittal to the project team and the City. We will revise following receipt of a
consolidated set of comments from each.
Because this technical study is not an environmental document requiring public circulation and comment, no
budget is assumed for comments or hearings specific to this task item.
Deliverables:
• Traffic counts, analysis, and report
nr r m SECTION 2 1 Scope of IVork I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 32
Agreement No. 6058
TASK ROYIIIIIIIII1N Illk I11']Nl'III11` X%I III' IIII ? II" I'II "III IY
The RRM team will prepare for and attend up to two public hearings (anticipated to be one hearing with
the Planning Commission and one hearing with the City Council) to help City staff present El Segundo
Downtown Specific Plan Update (DSPU).
Deliverables:
• Prepare for and attend up to two (2) public hearings
• Assist City staff in presenting the DSPU at hearings, including preparation of PowerPoint presentation
materials
Subtask Z 2: Final Specific Man
Following the action taken by the City Council, RRM will make the final edits and modifications to the
DSPU. It is assumed that one set of revisions will be made, incorporating both the Planning Commission
recommendations and City Council action. Errata sheets may be used to discuss preferred changes between
the Planning Commission and City Council hearings.
Deliverables:
• Make final edits and provide an electronic file of the final DTSP
Throughout the project, RRM will need to coordinate with City staff, various departments, subconsultants,
and interest groups. This task is intended to allow for necessary coordination between the project team
members and City staff, including teleconferences, meetings, correspondence, record -keeping, electronic
file management, and additional necessary coordination.
Deliverables:
• Ongoing project coordination and management, as described above. This assumes an average of four (4)
hours per month for up to eighteen (18) months
rrmSECTION 2 1 Scope of Work I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 33
RRM PROJECT
BUENA PARK MULTI -MODAL MOBILITY ACTION PLAN
COMMUNITY OUTREACH
Buena Par -lc, California
mid
W rr SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 34
Agreement No. 6058
RRM has prepared Specific Plans for a wide variety of California communities, with a focus on areas in
Southern California. RRM's Specific Plans draw from local and regional context and influence to provide
context -sensitive urban design strategies and guidance for infill development. RRM has worked extensively
in both the private and public sectors, and our documents are clear in their intent, concise in their technical
expression, and rich with graphic depictions to illustrate desired outcomes. Our knowledge of the needs of
both sectors provides a balance of practice that makes our plans creative yet realistic and implementation
oriented. Above all, our plans are prepared in a truly collaborative process and endeavor to identify the
unique attributes that represent the values and culture of each community.
Specific Plans that support vibrant, mixed -use downtowns are a particular area of expertise. RRM has
completed Specific Plans for dozens of communities, including APA award -winning projects in Azusa and
Yorba Linda, Thousand Oaks, and Oceanside. Our architectural practice and intimate understanding of the
design and construction of projects give us an advantage in writing plans that go beyond "shelf art;" they are
implementable and produce results.
ailr r m SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 35
Agreement No. 6058
I
Projects featured here: Huntington Beach Downtown Specific Plan, Camarillo Commons Strategic Plan, Fullerton Downtown Core and
Corridors Specific Plan, Balboa Avenue Station Area Specific Plan, El Corazon Specific Plan, San Ysidro Historic Village Specific Plan
ri i r r m SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 36
Agreement No. 6058
R E A I Niv,1 G "T lid AN 1' Is, A
DOWNTOWN COLTON
wXr
VISION POSTER
8'i
L
2,2 SUB -AREAS T, Sn-1 11— (4) —1— Maid mna 1 E I Z' I.'
lw.eht .,r
DEVELOPMENT STANDARDS REVIEW
No portion of second floor front elevation may cantilever.
• Minimum 60% of the second story front ell shall be
set
back a minil of 3 feet from first floor wall,
`AQpA ineet orie of The falloMing opiwns:
OpNoo I How
Fkr,,�� of sccood
lee I shaii '7W
'AC(Td 7
lovel novil wea
ft r and
"gw
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Opli 0 a 2 A mimmun, of
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% '4i'
4
elCla
back of ieasR 3 feef
f'orr, the 'lomammg Ores
cf Pyre r..')e'l Plane
. ...... . ......
N'Di rRIAl SINGLIE-FAMILY
DESIGN
Projects featured here: E/ Monte Downtown TOD Specific Plan (El Monte), Norma Triangle Overlay District and Design Guidelines
(West Hollywood), Downtown Colton Development Code and Design Guidelines (Colton)
iilly
i rr m SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 37
'�J �� sill, NJ
R m S TP - ��
A SAMPLING OF RRM'S BUILT WORK...
Projects featured here: Paseo Chapala Mixed -Use Development (Santa Barbara), Pier Avenue Streetscape (Hermosa Beach), Yorba Linda
Town Center Specific Plan, Claremont Village West Specific Plan and Design Guidelines, Tehachapi Specific Plan and Design Guidelines,
Burchell Hill Specific Plan (Oakdale)
inrrm SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 38
Agreement No. 6058
Communication in our modern era has become increasingly distant, making effective and thorough engagement with
communities and stakeholders more challenging. Our team utilizes a variety of methods to engage participants of
diverse backgrounds, education levels, and abilities with a cross -platform approach that gives agencies the ability to
listen, offer- remote participation, and collect feedback from all voices in the community.
Get the word out
Strengthen participation
through education and
notification
• Project website and branding
• Social media advertising
• Newsletters and e-blasts
• Mailers or flyers
• Community ambassadors
• Youth organizations
Engaging with
online tools
Engage with key demographics
that are traditionally not
represented
• Pre-recorded videos
•Live streaming
• Mobile apes
• On-line and real-time surveys
• GooglelMicroso ft forms
• Zoom meetings and polling
rill i rim
SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 39
VKLAOC GTRATMICPLAN
G,'tau, ,), a AVILLAGE
SPE�'CIIFIC P1 AN AND
AGOURA VILLAGE, CA
I101',°'A UNIlmm'O Mflf , T' :
Client: City ofAgouro Hills hi'CC..
Project Dates: Ongoing
I'111' , IIIPlanllln g Arch tect l� llre, f
Landscape Architecture
Using an extensive outreach process to forge community
consensus, RRM Design Group prepared the Agoura Village
Specific Plan surrounding the Kanan Road/Agoura Road
intersection within the City of Agoura Hills. The focus of the
Specific Plan was to create a unique "village -like" destination in
the city. The plan designates a mix of residential, commercial and
office uses, creating a pedestrian -oriented destination within an
attractive, lively neighborhood setting. The plan was adopted in
October of 2008. The City of Agoura has since retained RRM
to prepare an update to the plan. We are working with the City,
economists, and traffic engineers to refresh the vision and provide
a document that responds to current and future market trends,
climate and fire management, and RHNA allocation to better
serve the City of Agoura Hills and contribute to successful build -
out of the Specific Plan Area.
E ,inland RR/U to l:w ra,),I)oriswc (.0 the ('it
7001,E arr'need,,, ro( prrrvMn,q
<YFeat,ive,`'9 11Ed!If }"1`a to
-Michael Kamino, City of Agoura Hills
Director of Planning and Community Development
Ili r r m SECTION 3 1 Relevant Experience 1 PROPOSAL FOR ELSEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 40
P1 AN, AND SPECIFIC P1 AN
ANAHEIM, CA
1'141'' � III"' A b I''�.. �IIII II''I ICI' I A II'°'4 f) & IC° A II . s m
Client; City ofAnaheim
I'III'M IIIIIIIIIIfVIIICIIIIIIII III"'III'f�IIIII'."IIIIIIIIIII'
Planning, Landscape Architecture,
Engineering, and Architecture
1 'kls
RRM Design Group was retained by the City of Anaheim
to conduct a SCAG grant -funded Vision Plan to analyze
the Center City Corridors area. Grant goals focused on
identifying opportunities to enhance transportation, land
use, infrastructure, aesthetics, parks, and open space. To
understand the existing planning framework and policy
context for the Center City Corridors area, RRM undertook
a robust due diligence and background research process.
Building upon these work efforts, a variety of community
outreach events were conducted in two phases, including a
community workshop, open house, two online surveys, and
targeted pop-up events designed to engage the Anaheim
community. Primary opportunity themes received from the
community during the outreach process were developed into
guiding principles and used as the foundation to complete the
Vision Plan effort, which was finalized in Spring 2020. As an
extension of the Vision Plan project, RRM is now working
with the City to complete a Caltrans grant -funded Specific
Plan for the Center City Corridors area that is expected to be
completed in early 2022.
11"1 r r m SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 41
DOWNT OWN SPECIFIC" PLAN
AND "I OD GENERAL. PL,AN1
AZUSA, CA
I''N C10 ll'°A f HINIFO NflI' lu S"I"
Client: City of Azusa
Project Time Line; 2014-2016
IIR M S IIIIIIII R V III C III''...... S R C EIII :
Planning, Architecture, Engineering,
Landscape Architecture
The City of Azusa retained RRM to prepare a 350-
acre Downtown Specific Plan and TOD General Plan/
Development Code Update focusing on Azusa's
downtown, two future Gold Line transit stations, and
adjacent residential neighborhoods. Funded through a Los
Angeles Metropolitan Transportation Authority (Metro)
grant, the work effort addresses a mix of commercial,
residential, and entertainment -related land uses that will be
instrumental in creating a vibrant mixed -use, pedestrian -
oriented environment. The project market analysis informs
recommended land uses and development standards, which
O'! are complemented by design guidelines to ensure high quality,
compatible development. Inclusive community engagement
incorporates ideas voiced by residents, business owners,
and decision -makers. The overall effort is complemented by
an integrated CEQA process for an Environmental Impact
Report.
rrSECTION 3 1 RelevnntExperience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 42
BALBOAAVENUE
STA"I ION AREA S. „fin µ.. „„ m„
SAN DIEGO, CA
V"'^ O"'ll"'A III' IL.IIII 'I f('„ A II'S IIS"'ll"'A S.
Client: City of San Diego
Planning Timeline; 2015-2018
"II'II II S
Planning, Architecture, LandScape
Architecture
ent No.
The City of San Diego received a SANDAG Sustainable
Communities Planning Grant and retained RRM Design
Group to develop the Balboa Avenue Station Area
Specific Plan. Throughout the planning effort, multi -modal
improvements were identified to increase bicycle, pedestrian,
and transit access to the station. The area is currently
constrained with significant traffic and mobility issues that
do not effectively address TOD or multi -modal access to
�. the station. Additionally, the corridor has an abundance of
under -maintained, older structures as well as undeveloped
parcels and surface parking and storage lots that provide
vast opportunities for transit oriented development (TOD)
and the infusion of residential. RRM conducted a robust
community outreach process that engaged communities to
produce a Specific Plan and implementation program that
addresses transportation demand, economic market analysis,
urban design concepts, and multi -modal improvement
projects.
V r r m SECTION 3 1 Relevont Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 43
2 ,.
�( 1
�rm
Agreement No. 6058
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o ut'I'w'b" consultants, in lrchkving thl'sro,,;oal, und in prrroculoir 1r li1'r
01c lvor k orf'RRM Croup in 1cfnfirrq ��r�r �����rr� rrr�usrr�rrr�r und
cow,,O'cr'oaiir;no� V�rd��'�r`rvr'r��o.rerrrrrrr��rro��'rrtrrarr����,al
Mike Henn, City Councilmember, City of Newport Beach
F r 1 AN, I NI) W F1N D1N f, S I I N
PROGRAM
NEWPORT BEACH, CA
1110T B Ilf111"'!O XMD S"I" l S
Client: City of Newport Beach
Planning Timeline: 2014
Ilr ......
III'olllllllrlw lr
Planning, Architecture, Landscape
Architecture
The City of Newport Beach hired RRM Design Group to
assist with a three -pronged revitalization effort for Balboa
Village. Work product included updating the Balboa Village
Design Guidelines (adopted in 2002), creating conceptual
streetscape improvement plans for the primary village
streets, and developing a wayfinding sign program (provided
by Graphic Solutions). The project was completed in six
months, included six public meetings, was unanimously
approved by City Council, and came in on time and
under budget!
11r r m SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 4
11111
ro/e iik leaditig our c con-tpreh+en,,si1VJ,e
plaaviii-ig prf)ce,s,,,;_ thty wvrc Vff'))
«,aal art ����jmtftom the
I;ar 111i't 4'nd to it m t1
Mot l,'ep t o : a'-m O'vr'k, I1 /e ����l � r i ��,� i' o ))
a'vil h arv(ri�Y Irr�,arlaa.If;aIa,� 1)Ir.m tbcO' rrwt
n/1 of thc—, i,it.y�i`a t,Ja;a.t1��, am/ rs r2rm) in
-hljlf I/t.tr�lt r,ar/t:ar
Brian Desatnik, Director of Community Development
CLAREMONT, CA
1'111MCTAELE IIH1S,HIII' 0 IIII' ' I A"'ll"
Client: City of Claremont
Planning Time Line: 1998-2001
Implementation: 2007-2017
II��.II'M 'III II'�AIII 'IU��AIIII�LIIIm ���j
Planning, Architecture, Landscape,
Architecture
WWII,, f j
RRM prepared a Specific Plan and site reuse plan for a City -
owned 35-acre area adjacent to the railroad tracks and just
west of a Metrolink station in historic Downtown Claremont
Village. Through an extensive public outreach program, RRM
developed adaptive re -use strategies, circulation studies,
an urban design plan, design guidelines, and development
standards for a mix of land uses including retail, office,
entertainment, light industrial, and residential uses of various
densities. The project also devised a reuse strategy for a
vacant historic citrus packing facility and integrated multiple
historic buildings. The transit -oriented development concepts
contained in the plan have since been fully implemented
resulting in condominiums, a parking structure, a movie
theater, a boutique hotel, and supporting commercial and
office uses.
VEi r r m SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 45
DOW141T)WAI
i LTC), nx
DEVEI OPMEN'T' CODE AND
,INN MANUAL
COLTON, CA
Y'TOTA,M 14.E IIN'l'OClient: AIN"oT rA S:
y f ton
Project Time Line: 2015-2016
IIC �IL.....1R„..II ,"� .....s
Planning, Architecture, Engineering, Landscape
Architecture
Lk
Funded through a Sustainable Communities Planning
Grant, the City of Colton retained RRM Design Group
to focus on 258 acres of Downtown Colton. Project
goals included addressing infill/compact development,
embracing the small-town character, encouraging a
mix of uses, improving the pedestrian environment,
enhancing mobility, creating incentives for market -driven
redevelopment, and establishing design criteria to facilitate
a unique and attractive downtown. The community -driven
vision was developed through an engagement process
including stakeholder interviews, a community workshop,
j,171and Planning Commission/City Council study sessions.
Recommendations integrated guidance from market
economics to help realize the vision and provide flexibility
for the changing needs in commercial and downtown
environments. The planning process resulted in an adopted
Development Code Update and Design Manual to foster a
more inviting downtown for residents and visitors alike.
Vi r r m SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 46
Agreement No. 6058
T
DOWNT OWN "I OD
SPECIFIC P1 AN
EL MONTE, CA
M ;' "'ll"' A IIIII II .III J^,,II II'""' Ik ', `i S"'ll"' TS:
Client: City of El Monte
via Evan Brooks Associates
Project Time Line: 2013-2017
RRM S I ' VIII 0IIIII 14: 1 O T II�1'i"
Planning, Architecture, Engineering,
Landscape Architecture
MPH r 6up 4YVIA
The City of El Monte selected RRM Design Group to develop
a Downtown Main Street TOD Specific Plan. The project
provides the regulatory land use and planning framework
for implementing the vision articulated in the adopted
2011 Vision El Monte General Plan. The plan focuses on
the revitalization and plans for physical improvements to
Main Street and infuses the downtown with new housing
opportunities. In addition, RRM was asked to develop
streetscape improvement construction documents to
enhance the City's downtown urban core. The streetscape
beautification, now under construction, is the first phase
' of enhancements, which include pedestrian crossing
improvements, new street trees, landscape planted parkways,
and new seating areas along this vibrant street. The design
also includes improvements to paseo access to the street,
new street pedestrian lighting, traffic calming features, and
the design of bioswales and permeable pavement to capture
urban storm runoff.
,1611E rrm SECTION 3 1 Relevnnl Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 47
FULLERTON
CORRIDORS SPECIF�X P1 AN
FULLERTON, CA
III4 OTIi kfls IU O A II"ID "'I Client: City of Fullerton
Project Timeline: 2012-2015
Project Size: 1,310 Acres
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Planning, Architecture, Graphic Design��
Agreement No.-6058
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VISION
As a result of a national recruitment process, the City of
Fullerton retained RRM Design Group to prepare the 1,310-
acre Fullerton Downtown Core and Corridors Specific
Plan. Funded through a California Sustainable Communities
Planning Grant, the project focuses on developing a
community -based vision for downtown Fullerton and its
major entry corridors, including Harbor, Commonwealth,
Chapman, Euclid and Orangethorpe. The resulting Specific
Plan provides clear direction on how properties within the
various districts should be developed, as well as addresses
a variety of issues including mobility, bike and pedestrian
improvements, streetscape enhancements, sustainability,
infrastructure, historic resources, architectural guidelines and
incentives for amenities. Form -based approaches, market -
driven revitalization, complete streets and sustainability are
emphasized. The broad community engagement process
included a 36-member advisory committee, community
workshops, charrettes, focus groups and online forums.
Ul;Ii rrm SECTION 3 1 RelevantEaperience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 48
DOWNT
OWN VISIONING
AND DESIGN GUIDEI INES
GILROY, CA
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Client: City of Gilroy
Dates: 2004-2006
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Planning, Landscape Architecture,
Architecture
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- Gill Fails, Former Planning Division Monager,
Planning Commission, City of Gilroy
RRM was retained by the City of Gilroy to craft a Specific
Plan for its downtown area centered on its busy MTA rail
transit station in its historic downtown core. Beginning with
a three-day visioning charrette and interactive exercises,
interviews, and walking tours, RRM Design Group engaged
local residents, merchants, land owners, and developers in
identifying issues and goals for the City of Gilroy's Specific
Plan. Working with the Downtown Task Force, RRM's team
of urban designers, landscape architects, architects, and
support staff, RRM developed a Specific Plan that has created
a vibrant downtown hub showcasing restored historic
buildings, striking new buildings near its bustling transit
center with regional rail service, new housing development,
mixed -use development, pedestrian -oriented public spaces
and amenities, and a new town plaza. The plan introduced
alternative residential housing types such as live/work and
lofts and transit -oriented mixed uses to surround and
complement the Gilroy Caltrain multimodal station. The plan
area is approximately 160 acres composed of 416 parcels.
I , 'rrm SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 49
LOSALTOS DOWNTOWN
VISKIM".)N PLAN
LOS ALTOS, CA
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Los Altos �.L.L.
Project Timeline: Adopted in 2018
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Planning, andscape
Architecture
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American Planning Association (APA),
Northern Californio Chapter, 2020
RRM was retained by the City of Los Altos to craft a 20-
year Vision Plan for the 76-acre downtown area. Through
a robust outreach process that included unique, targeted
outreach events and a variety of online engagement, a
community -based vision plan was crafted that maintains
the history, values, and desired intensity of development,
while also allowing for incremental change that builds upon
the exceptional character and qualities of Los Altos. The
community was initially divided over building height and
the amount of change they wanted in the downtown, but
they all agreed that the lack of vitality and activity in the
weekends was an issue, through the outreach, we were
able to develop a plan that garnered their support. The plan
envisions a series of public spaces, office, residential, and
commercial uses, and walkable and bike -friendly solutions.
This fulfills the community vision for the downtown area
while also incorporating a phasing action plan that identifies
short-, mid-, and long-term implementation items to guide
the City's efforts.
in, i rr m SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 50
MISSION COV'E
OCEANSIDE, CA
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Client: National CORE via the
City of Oceanside
Project Size: 288 affordable units +
commercial space
R M S E IIIRVa III CIII' :S III'°"m III'0 V III III' E D w
Architecture, Planning, Engineering
Mission Cove is a 288-unit multifamily residential
development located in Oceanside, California. The project
includes a combination of affordable family apartments,
senior apartments, special needs housing, commercial office
space, a leasing office, and a community resource center.
Eleven of the community's buildings are Green Point rated
Gold. The various residential buildings are connected by a
well -lit network of walkways, plazas, courtyards, trails, and
open spaces. Located along a high frequency bus line, which
provides direct access to many community amenities, the
development proposes to add a new transit stop along the
project frontage. In addition, the site is also located within a
half mile of an established park and ride lot.
TI rrm SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 51
wNlBEACH
GOALS, AND STRATEGIC PLAN
PISMO BEACH, ate.
Client: City of Pismo Beach
Pt-oject Timeline: 2013-2014
Constructed: 2020
Plonnin,y, LundscopeArchitecture,
Architecture, Civil Engineering
RRM prepared a Vision and Strategic Plan that provided the
City of Pismo Beach with a roadmap for future development
and reinvestment in its downtown core. The project required
extensive public outreach, including stakeholder interviews
and a series of interactive public meetings and workshops.
Through these workshops, RRM was able to establish a clear
vision by using design solutions that maintain Pismo's classic
eclectic coastal community feel.
RRM recently completed the construction of the downtown
! plaza. There has been renewed interest and investment in the
r downtown since the adoption of the Strategic Plan, including
two new hotels, residential, and restaurant uses.
ii r r m SECTION 3 1 Helevoot lixpcn(,nce � PROPOSAL FOR ELSEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 52
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DOWNT SPECIFIC PLAN
POMONA, CA
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Client: City of Pomona
Project Time Line: 2016-2019
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Planning, Architecture, Engineering,
Landscape Architecture; Robust
Community Engagement, Downtown
Visioning, Iflfusion of Residential in
the Downtown, Attracting Investment
Walkablity and Bike -Friendly Solutions
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Downtown Pomona is the cultural, civic, and historic heart
of the City, surrounding the increasingly popular Downtown
Pomona Transit Station. RRM Design Group was retained by
the City of Pomona to update the existing 1994 Downtown
Specific Plan to support transit -oriented development and
further implement the General Plan vision for a vibrant
downtown. Goals include improving mobility, reducing
greenhouse gas emissions, and enhancing sustainability.
Key themes include eliminating contradictory regulations,
improving ease of use, coordinating with the concurrent
Zoning Code Update, enhancing downtown identity
and placemaking, and updating development regulations,
implementation actions, and incentives to align with market -
driven revitalization. Stakeholder meetings, community
workshops, study sessions, and associated website supported
development of the updated plan.
31I11 r r m SECTION 3 1 Relevan! Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 53
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SAN DIEGO, CA
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Client: City of San Diego
Project Timeline: 2 015-2 017
Planning, C'�III °Lanclscl'au e.A�rclitect
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-Point of entry wayfinding signage
-Neighborhood pocket park utilizing
old fire station site
• 15,000sf Library
-Community linear park playground
•50-Unit senior village apartments
• 137-Unit affordable housing
development
AFFORDABLE HOUSING DEVELOPMENT
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The San Ysidro Historic Village Specific Plan provides
realistic and context -specific concepts that consider land
use, mobility, parking, infrastructure, market demand, and
design opportunities and constraints to catalyze development
projects appropriate for and in support of the larger vision
established within the San Ysidro Community Plan. The
village area is the heart of the community and roughly a
half mile square, providing convenient access to goods and
services within a 10-15 minute walk surrounding San Diego's
[XI,
o.X Beyer Boulevard Trolley Station. The plan provides guidance
on neighborhood village mixed -use concepts, connectivity
and mobility improvements, and public space expansion
within San Ysidro's most historic neighborhood
1 1 1 1 1 SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 5
"RA1V1 to M/0r h iih urid
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- Kirk Lindsey, Former Planning Director (retired),
ON of Santa Morin
DISTRICT LAND USES
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building' Thin allover reridenlivl Iond office ores to Fx 1—d .1 d,e hook of v Lullding —
Ih. firs floor, o on Me upper floor, W re es Me sk,.r f—mge to, — pedestrian
mad uus, A 11, of vllvwohls uses is and n.d In Me Sp. f. plop land Ur. Nwfrii on It.
filly«ing pog.,.
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GATEWAY DISTRICT
-American Pionning Associotion (APA),
Cali%ornia Chanter, Central Coast Section
S 2 t(��,, T Engaging local Hispanic and Mixteco populations in a robust
mom �9 �� � m Ish.
PLAN community engagement process, RRM Design Group
DOWNTOWN SANTA M SPECIFIC A CA prepared an innovative Downtown Specific Plan to help
make Santa Maria's downtown a primary Central Coast
P114 110 1 A II'' SII'1 II II' M 0 A �11 III) !°,, F I I S:
Client: City of Santa Maria
Dates: 2003-2006
IZRM S E R VINC6ES I) 1? CVII'� IIIIIIIIA:'
Planning, LandscapeArchitecture,
Architecture
destination with an image distinctly its own. RRM first
developed a forward -thinking vision for the downtown,
brimming with entertainment and recreational activities. The
plan, funded by a grant from Caltrans, creates a pedestrian -
and transit -oriented model for urban planning along two
state highways. Responding to the needs of downtown
businesses, pedestrians, and the established agriculture
industry, the Plan's precise design standards and guidelines
beautify the area by including livable community concepts,
mixed -use opportunities, traffic calming and control tactics,
revitalization of an existing mall, recovery of deteriorating
downtown housing stock, and business attraction, retention,
and expansion strategies.
u, r r m SECTION 3 1 Reievanl Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 55
]?,develop,nento th 1lu/">lvc1y
"9i1`e 11"U's a hkAqhl)l �yM41i"l�t'n po tl£.:nlb,
1VI De,M��,,'n Gmup adiffifted ,. exter,'tV�.
,end Me ,,Pt�fnost
throughout,"
Ethan Bindernagel, AICP, Senior Planner,
City of Walnut Creek
HDE L AN1'u
iiGAM WAY
SPECIFIC F"I AN
WALNUT CREEK, CA
hill 0°IP°'A II III II " l 11 0 A 1114 D STAT!i: ulll� 4ll...
Client: City of Walnut Creek
Project Timeline: 2011-2014 Project
Project Size: 25 Acres
ir n Planning, Civil Engineering,
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-APANorthern California Chapter; 2018
RRM Design Group was retained by the City of
Walnut Creek to prepare a Specific Plan, General
Plan amendment, and rezoning for a strategically
located 25-acre parcel owned by Safeway Stores at
the strategic eastern gateway to the city. This project
involved significant public outreach working with an
appointed steering committee to develop a mixed -use
plan for a pedestrian -oriented project that serves the
neighborhood while preserving mature oak trees and
providing open space. The Specific Plan introduced new
uses into the area, and spurred new development of
Senior Housing, commercial, and recreation uses. The
built project has revitalized the Shadelands Business Park,
one of the main employment centers of the community.
611,
1 r r m SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 56
View 1- East of Cunningham Rd. • Existing Conditions
View 1- East of Cunningham Rd. - Potential Conditions View 2 -East of Zunlga Ridge Pl. -Potential Conditions
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odd',Nl!"bG"ed;k
HaiderAlawomi, Assistant City Manager, City oj'Thoasand Oaks
THOUSAND OAKS, CA
4() l Illy111 E AA, A S°'IIL T w'
Client: Thousand Oaks Blvd Association
Project Date: 2012
II' ICAICII ISIIIIIIIIIIIIIIIIIS
Plannin°III''Allllll'III'IIIIIII':
g, Landscape Architecture, Civil
Engineering, Surveying
AWARDS &
Award of Excellence, Planning
AchievementAward, Hard Won
Victories, American Planning
Association (APA), California Chapter,
Central Coast Section, 2012
Existing Conditions
Yew 3 - Looking East towards Live Oak St. -
Potential Conditions
The Thousand Oaks Boulevard Association hired RRM
Design Group to design a Specific Plan that improves the
identity of the Boulevard by introducing innovative form -
based zoning and streetscape improvements. Covering over
275 acres along a 3-mile corridor and encompassing the
city's civic core, the Specific Plan provided recommendations
to promote a unique commercial destination that is
economically viable, self -sustainable and pedestrian -
friendly. Enhancing the creativity of the downtown, the plan
introduces the opportunity for mixed -use development and
encourages infill development and redevelopment of existing
underutilized parcels. RRM also focused on revitalizing
the current landscaping, providing tools to enhance the
streetscape elements along the corridor by introducing a
unified collection of landscaping and street trees, as well as
new street furniture.
rrmSECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 57
qq
.fir udvocaor?g
b u? h en v d k °o r d r n e n �A,W,:h o f t l
l "iqq sdght of corM1 mEdniOJ and
Steve K. Harris, AICP Director of Community
Development, City of Yorba Linda
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"I OWN CENTER SPECIFI( - PL AN
YORBA LINDA, CA
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Client: City of Yorba Linda
Project Time Line: 2009-2015
Plannmg,Architectu IIIIIIII114�'�� IIIIIIIII�� C^ III'
Architecture, Landscape Architecture,
Graphic Design
Plan III' II)S „, I'' i'°CO iIII�II IIIOINI'.
Wing Achievement Award:
Hard Won Victories
American Planning Association (APA),
California Chapter, Orange County Section, 2012
The Town Center Specific Plan was developed as a result of
significant public dissatisfaction, which resulted in the City
Council's rescinding an approved development plan, passing a
citizen's "right -to -vote" referendum on development issues,
unseating the City Council majority, and a change in several
senior management staff positions. RRM led an intensive
community engagement process with months of public
meetings, workshops, study sessions, and public hearings
while developing a plan that was ultimately embraced by the
community and adopted unanimously by the City Council.
Key features of the Specific Plan for this include retail land
use districts, infusion of residential land uses, relocation
01 of an existing public library from a prime retail location to
All I , the central core of the planning area, inclusion of a public
open space, design guidelines based on the existing historic
architectural palette and a "tiered -density" approach to
allow the Specific Plan to be adopted ahead of the required
community -wide vote.
ullllu, rrm SECTION 3 1 Relevant Experience I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 58
RRM
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i.ORVISION PLAN BI ii MODEL
Los Altos, California�
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inrr m SECTION 4 1 Firm Profile & Resumes I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 59
Agreement No. 6058
FIRM PROFILE I RRMDesi'gn Group
RRM exists because we love creating environments people enjoy.
That is what got us into the business over 45 years ago, and it
is why we continue to thrive today. Our planners, engineers,
surveyors, landscape architects, and architects work with our
clients and their communities to create the parks our children
Principal Place of Business
32332 Camino Capistrano, Ste. 205
San Juan Capistrano, CA 92675
(RRM has a field office in El Segundo)
P: (949) 361-7950 F: (949) 361-7955
play in, the roads we drive down on our way to work, the
neighborhoods we come home to. We take planning beyond
theory and into the realm of successful project implementation. RRM Design Group is committed to plan
for and design beautiful and functional spaces as well as reshape underutilized and transit -oriented areas.
The depth of experience in our staff promotes exceptional effectiveness in creative project solutions,
establishing consensus, client relationships, and public representation, which is evidenced through the
numerous implemented RRM projects across the state.
1 II r1, R e
Jami Williams, CNU-A, Principal
(805) 543-1794 1 jawilliams@rrmdesign.com
Office Locations:
San Juan Capistrano, San Luis Obispo, San Leandro, Santa Barbara
Firin°n Size
Total staff of 1136
Personnel by Discipline
20 California Licensed Architects
26 Architecture Designers
13 California Licensed Civil Engineers
2 California Licensed Structural Engineers
15 Engineering Designers
16 California Licensed Landscape Architects
10 Landscape Designers
10 Community & Urban Planners
I Licensed Surveyor
4 Surveying Technicians
22 Administrative Support Staff
20
3
4
LEED° Accredited Professionals
Certified Planners (AICP)
Congress for New Urbanism Accredited Professionals
RRM Design Group is a California corporation
Incorporated November 26, 1974
Tax Identification Number: 95-2923783
rr m SECTION 4 1 Finn Profile & ReRtnles I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 60
Agreement No. 6058
ASSEMBLING OUR TEAM
RRM is dedicated to "Creating Environments People Enjoy." We understand what it takes for a Specific Plan
to be successful. Our team has extensive experience engaging with the public and private sides of planning
efforts. Whether a large adaptive reuse Specific Plan or a small affordable housing entitlement project, we
give both the same amount of care and attention. We understand the desires of a community and how to
balance that with the needs of private property owners and developers. We listen, collaborate, and bring
solutions to the table that are place -based yet realistic in the sense that future projects can be implemented
and brought to fruition.
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PRINCIPAL -IN -CHARGE
,1 A W W 11 II I1 A 1/1i'llS, C1'',J U A.
PROJECT MANAGER
SCOTT MAR Illlilll'^111
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Project Architect
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Urban Designer +
Virtual Media Specialist
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Senior Planner
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Civil Engineer
ECOTIERRA TERESA GRIMES NATELSON DALE GROUP FEHR AND PEERS
Katrina Hardt-Holoch Teresa Grimes Roger Dale Anjum Bawa
Sr. Project Manager Principal Principal Principal
rr m SECTION 4 1 Firm Profile& Resumes I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE
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MATT OTTOSON I CNU-A
Matt focuses his efforts on writing clear and concise plans, designing
high -quality, easy -to -understand maps and graphics, and providing
exceptional service for public and private sector clients. With past
experience working as a planner in the public sector, Matt's knowledge
of local governmental agencies' approach to plans and policy documents
ensures delivery of effective plans that help communities and clients
achieve their goals. As a key contributor to RRM's design review projects,
Matt has assisted numerous cities in reviewing current planning projects
for community -specific design consistency while balancing the realities
of current construction methodologies. Matt served on the Board of
Directors for the local USGBC chapter, educating, and advocating in
the community for the advancement of green building best practices.
RELEVANT PROJECTS
• Anaheim Center City Corridors
Existing Conditions and
Opportunities Analysis
• Anaheim On -Call Architecture,
Urban Design, and Landscape
Architecture
• Arcadia Design Guidelines Update
• Azusa TOD General Planl
Development Code Update and
Specific Plan
• Balboa Avenue Station Area
Specific Plan, San Diego
• Carlsbad Village and Barrio
Master Plan
• Colton Downtown Development
Code and Design Manual
• Del Mar Design Guidelines and
Municipal Code Amendments
• El Monte Downtown TOD
Specific Plan
• Fullerton Downtown Core and
Corridors Specific Plan
• Long Beach Urban Design Element
and On -Call Planning Services
• Los Altos Downtown Vision
• Morro Bay Comprehensive General
Plan, Local Coastal Plan, and
Zoning Code Updates and EIR
• Pismo Beach Downtown Core
Vision, Goals, and Strategic Plan
• Pomona Downtown Specific
Plan Update
• San Ysidro Historic Village
Specific Plan, San Diego
EDUCATION
• Bachelor of Arts, Geography,
Emphasis in Environmental
Analysis, California State
University, Fullerton, CA
• Master of Urban & Regional
Planning, Emphasis in Land Use
and Design, California Polytechnic
State University, Pomona, CA
ACCREDITATIONS
LICENSES • AFFILIATIONS
• Congress for the New Urbanism
Accredited (CNU-A)
• American Planning Association
(APA) Member
• US Green Building Council
(USGBC), Central Coast
Chapter, Board of Directors,
2015-2018
• Congress for the New Urbanism
(CNU) Urbanist Member
• Urban Land Institute (ULI)
Associate Member
i 'rrm SECTION 4 1 Firm Profile & Resumes I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 65
Agreement No. 6058
CREATING
ENVIRONMENTS
PEOPLE
ENJOY,
PE, ENV SP
Darren is a licensed professional civil engineer who joined RRM in 2020.
Darren manages multidisciplinary parks, transportation, and surface water
projects, prepares regional business development proposals, and oversees
staff engineers. His current design responsibilities include parks, roadway
improvements, erosion control, creek restoration, hydrologic, hydraulic,
and water quality/C.3 calculations and reports, ADA compliance, signing
and striping layouts, plan review, and construction PS&E development.
At his previous jobs, his land development and public works engineering
responsibilities included preparation of quality control documents,
environmental assessments, Fire Code compliance, construction PS&Es, and
engineering reports.
Project Rolm..
W ... �...
RELEVANT PROJECTS
• Anaheim Center City Corridors
11",1 E R
Specific Plan
• Arastradero Rd -Los Trancos Creek
Experience
Storm Damage Repair*
• Arcadia Gold Line Station
P 2 f°?S 0
Pedestrian Linkage
X f" E R i Ii .1
• Bay Point Fire Station No. 86
• Belmont Creek Watershed
Management Plan*
• Capitola Mall Design Peer Review
Services
• Carlsbad Village Grand Ave
Improvements*
• City of Oakland Complete Streets*
• King City Downtown Plaza Con
Docs
• Logan Heights LID Retrofit*
• Pilgrim Creek Golf Course Phases I
and 2*
• Rancho Del Oro Basin and Levee*
• San Lorenzo Park Phase 2 and 3
Construction Documents
• San Pablo Park Improvements,
Berkeley
• She// Beach Elementary School
Parking Lot
• Tennyson Park Construction
Documents, Hayward
• Rosemead Freeway Corridor
Mixed -Use Overlay Zone,
Rosemead, CA
"Work performed prior
to joining RRM
- Verdugo Street Beautification, San
Juan Capistrano, CA
EDUCATION
• Bachelor of Science, Civil
Engineering University o f Arizona,
Tucson, AZ
LICENSES - AFFILIATIONS
• Professional Engineer, CA, 85SO
• American Public Works Associati
Ia rrm SECTION 4 1 Firin Profile & Resumes I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 66
Agreement No. 6058
CREATING
ENVIRONMENTS
PEOPLE
ENJOY
Project Role
\/ I� R J L..... I' I �A
Experience
,X',Pl f; 0' C I
LANCE WIERSCHEM I PLA,LEEDAP
Lance is a licensed landscape architect with over a decade of experience.
His minor in City and Regional Planning brings added value to landscape and
planning projects. Lance is well -versed in all aspects of project administration:
from visioning and policy stages, public workshops and community outreach,
programming and schematic design through to construction document
preparation. His versatility has aided in the success of projects including the
Big Bear Village Specific Plan and El Monte Downtown Specific Plan. Outside
of RRM, Lance crafts colorful custom lithomosaics that provide a sense of
place in installations throughout the Western United States.
RELEVANT PROJECTS
• Azusa TOD General Plan/
Development Code Update and
Specific Plan
• Balboa Avenue Station Area
Specific Plan, San Diego
• Big Bear Village Specific Plan
Update, Big Bear Lake
• Colton Downtown Development
Code and Design Manual
• El Monte Downtown TOD
Specific Plan
• Fullerton Downtown Core &
Corridors Specific Plan, Fullerton
• Huntington Beach Downtown
Specific Plan, Huntington Beach
• Los Altos Downtown Vision
• Malibu Sycamore Village
Specific Plans
• North 40 Specific Plan, Los Gatos
• North Fillmore Specific Plan
Architectural Design Guidelines
• Pismo Beach Downtown Core
Vision, Goals and Strategic Plan
• San Ysidro Historic Village
Specific Plan, San Diego
• Scotts Valley Town Center Specific
Plan and EIR
• Shadelands Gateway Specific Plan,
Walnut Creek
• Soledad Miravale III Specific Plan,
Soledad, CA
• Thousand Oaks Boulevard Specific
Plan, Thousand Oaks, CA
• Yorba Linda Town Center Specific
Plan, Yorba Linda
EDUCATION
• Bachelor of Science, Landscape
Architecture, California
Polytechnic State University,
San Luis Obispo, CA
• Minor, City and Regional Planning,
California Polytechnic State
University, San Luis Obispo, CA
LICENSES - AFFILIATIONS
Professional ► Architel
Leadershipd
Environmental(LEEDf;
1 1 1 1 1 SECTION 4 1 Firm Profile&Resumes I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 67
Agreement No. 6058
CREATING
ENVIRONMENTS
PEOPLE
ENJOY
Project Role
l
r , e , "�, ',"a a ,)
BRIAN HAN N EGAN I ASLA
Brian demonstrates a comprehensive understanding of all phases of
project planning, design, and construction. Brian's 25 plus years of
project experience includes landscape architecture, city park and
greenway design, trail and bikeway facilities, streetscape and walkable
community design. He has led multidisciplinary design projects
from inception through public outreach, design development and
implementation for many agencies throughout the west. Brian's ability
to translate the community's vision into designs, coordinate consultant
input and communicate with the project team brings clarity to the
design process. Central to his experience is Brian's ability to work
with diverse groups, his commitment to clear communication and
his genuine enthusiasm for his work in creating livable communities.
RELEVANT PROJECTS
• Azusa TOD General Plan/
Development Code Update and
Specific Plan
• Balboa Avenue Station Area
Specific Plan, San Diego
• Big Bear Village Specific
Plan Update
• Carlsbad Village and Barrio
Master Plan
• Chula Vista Urban Core Specific
Plan and Design Guidelines
• El Monte Downtown TOD
Specific Plan
• Foothill Boulevard Master
Plan for Public Improvements,
Claremont
• Huntington Beach Downtown
Specific Plan
• Long Beach Urban Design Element
and On -Call Planning Services
• Oceanside Mission Avenue Affordable
fordable
Housing Vision and Strategic Plan
• Orange Depot -Plaza Pedestrian
Connection Plan
• Rancho Alegre Master Plan and
Reconstruction, Santa Barbara
• Thousand Oaks Boulevard
Specific Plan
• University Village District Master
Plan, Pomona
• Whittier Boulevard Specific Plan
Improvements
• Whittier Greenway Trail
• Yorba Linda Town Center Specific Plan
• Yucaipa Citywide Design Guidelines
EDUCATION
• Bachelor of Science, Landscape
Architecture, California
Polytechnic State University,
San Luis Obispo, CA
ACCREDITATIONS
LICENSES - AFFILIATIONS
• American Society of
Landscape Architects (ASLA),
Southern California Chapter
• Trust for Historic Preservation
• San Diego County Bicycle Coalition
• Orange County Bicycle Coalition
• International Mountain Biking
Association
• Surfrider Foundation
lu r r m SECTION 4 1 Finn Profile & Resumes I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 68
Agreement No. 6058
p�+ll jyty
OEM
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Project Role
CEQA + NEPA
CONSULTANT
18 YEARS OF
EXPERIENCE
KATRINA HARDT-HOLOCH I AICP
Katrina is a senior project manager at EcoTierra Consulting with over
20 years of experience managing and preparing CEQA and NEPA
environmental documents. She leads and directs multidisciplinary teams
conducting environmental reviews and compliance activities for various
projects, including commercial and residential development; educational
and institutional facilities; park and recreational plans and facilities; master
and specific plans; roadway, bicycle and rail facilities; restoration; and
general plan updates. Katrina will provide overall project management,
project scoping, budgeting, scheduling; sub -consultant management;
document preparation; and work product quality control.
RELEVANT PROJECTS
• Titlow Hill General Plan Amendment,
Zone Reclassification, and
Subdivision Certifications EIR,
Humboldt County
• Rosati Annexation, Hollister
• Hollister Park Facility Master Plan IS/
MND
EDUCATION
• Master of Urban and Regional
Planning, Planning, Portland State
University, Portland, OR
• Bachelor of Science, Physical
Geography, University of New
Mexico, Albuquerque, NM
• Crystal Springs Uplands School EIR, ACCREDITATIONS
Belmont L AFFILIATIONS
• Tolay Lake Master Plan EIR, Sonoma • American Institute of Certified
County Regional Parks Planners (AICP), ##017806
• Sacred Heart Schools Master Plan • American Planning Association
EIR, Atherton
• Britannia Cove at Oyster Point
Specific Plan Subsequent EIR,
South San Francisco
• Gateway Business Park Master Plan
EIR, South San Francisco
• Heoldsburg 2030 General Plan EIR
• San Francisco Housing Element
Update EIR
• City of Los Angeles Community Plan
EIRs
• Alameda Point General Plan
Amendment EIR
• Antioch General Plan Update EIR
• Campbell General Plan Update EIR
• Foothill De Anza Community College
Facilities Master Plan EIR,
Los Altos Hills
• East Garrison Specific Plan
Subsequent EIR, County of Monterey
1 In1 1 1 1 SECTION 4 1 Firm Profile & Resumes I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 69
IU
Agreement No. 6058
TIIf;"RIIf;;;S 01R1 IE:S
Historic Preservation
Project Role
HISTORIC
PRESERVATIONIST
Experience
32 YEARS OF
EXPERIENCE
TERESA GRIMES
Teresa Grimes has 30 years of experience in historic preservation in
the private, public, and non-profit sectors. She graduated from the
University of California, Los Angeles with a Bachelor of Arts degree
in Political Science and a Master of Arts degree in Architecture.
Teresa's professional experience includes a wide range of historic
preservation projects, including historic context statements and
resources surveys; national, state, and local landmark and historic
district nominations; Federal Rehabilitation Tax Credit and Mills Act
applications; Historic Structure Reports, and California Environmental
Quality Act compliance documents. Teresa has served on several boards
and commissions, including the West Hollywood Cultural Heritage
Advisory Board, Highland Park Heritage Trust, and Pasadena Heritage.
RELEVANT PROJECTS
• Art Center College of Design Master
Plan, Pasadena
• Campbell Hall Master Plan,
Los Angeles
• Claremont Graduate University
Master Plan
• Claremont McKenna College
Master Plan
• City of Hope Specific Plan, Duarte
• East Colorado Boulevard Specific
Plan, Pasadena
• Los Angeles Biomedical Research
Institute, Torrance
• Los Angeles County Museum o f Art
Master Plan
• Metro Universal Project, Los Angeles
• Rose Hill Courts Redevelopment,
Los Angeles
• Times Mirror Square
Redevelopment, Los Angeles
EDUCATION
• Master of Arts, Architecture,
University of California,
Los Angeles, CA
• Bachelor of Science, Political
Science, University of California,
Los Angeles, CA
ACCREDITATIONS -
LICENSES - AFFILIATIONS
• Meets the Secretary of the
Interior's Professional Qualifications
Standards for history and
architectural history pursuant to
the Code of Federal Regulations,
36 CFR Part 61, Appendix A
n, Varrm SECTION 4 1 Finn Profile & Resumes I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 70
Agreement No. 6058
ROGER DALE
Roger has been affiliated with The Natelson Dale Group (TNDG)
since 1988 and currently serves as the firm's managing principal. His
background encompasses the fields of real estate development, economic
development, and regional economic analysis. His project experience
includes real estate market forecasting, pro forma financial analysis,
demographic research and modeling, fiscal impact analysis, downtown
revitalization, business retention/attraction, and infrastructure financing
programs. He has completed feasibility studies and development strategies
for mixed -use projects in Huntington Beach, Rosemead, Alhambra,
Monterey Park, Pasadena, Azusa, Covina, Pomona, Los Angeles, Santa
Monica, and Fullerton.
RELEVANT PROJECTS
• Economic Feasibility Studies for
Downtown/TOD Projects,
Project Role
Santa Monica
PROJECT
• Implementation/Financing Strategy
ECONOMIST
for Downtown Specific Plan,
Huntington Park
Market Study and Implementation
Experience•
Strategy for Downtown Specific Plan,
3YEARS OF
Fullerton
EXPERIENCE
• Market Study for Downtown Specific
Plan, Huntington Beach
• Economic Studies for Garvey Avenue
Specific Plan, Rosemead
• Market Study for General Plan
Update, Monterey Park
• Market and Financial Feasibility
Studies for General Plan Update,
Alhambra
• Market and Financial Feasibility
Studies for East Colorado Boulevard
Specific Plan, Pasadena
• Market Study and Development
Strategy for Gold Line Station Area
Plans, Azusa
• Development Strategy for Florence/
La Brea TOD, Inglewood
EDUCATION
• Master of Arts, Resource and
Environmental Economics, University
of California, Riverside, CA
• Bachelor of Economics,Claremont
McKenna College, Claremont, CA
ACCREDITATIONS -
LICENSES * AFFILIATIONS
• California Association for Local
Economic Development (CALED)
• International Economic
Development Council
• Roberts Environmental Center
(Board Member)
rr m SECTION 4 1 Firm Profile & Resumes I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 71
Agreement No. 6058
u
FEHR-�PEERS
Project Role
T ANSPORF TION
PRINCIPAL PLANNER
ANJUM BAWA
AI CP
Anjum has over 18 years of experience in transportation planning and
engineering, specializing in traffic operations and parking, site access, and
circulation planning. He has managed and assisted with various traffic
studies, parking studies, special -event planning, and traffic engineering.
Anjum's expertise includes traffic impact analysis, parking and shared
parking analysis, site access and circulation plans, multimodal simulation
studies, conceptual roadway designs, and land use planning with GIS tools
and statistical packages.
Anjum has prepared parking and vehicular circulation plans for NFL
Stadium, Glendale, Arizona; Dodger Stadium, Los Angeles; the proposed
A's Stadium, Fremont; and Galen Center at the University of Southern
California, Los Angeles. He has also completed several parking and
circulation studies for retail and mixed -use projects and has contributed
to many college and university master planning efforts.
Experience RELEVANT PROJECTS
18 YEARS OF • Pointe at El Segundo
EXPERIENCE • Plaza El Segundo
• Raytheon El Segundo
• Impact of Disruptive Transportation
Trends and New Mobility Solutions
on Parking Demand — White Paper
for City of Hood River, OR
• Westfield Shoppingtown Fox Hills
Traffic and Parking Studies
• Dodgers Stadium Parking and
Circulation Plan, Los Angeles
• NFL Rose Bowl Study, Pasadena
• Transportation and Parking
Assessment of Carson Football
Stadium Initiative
EDUCATION
• Bachelor of Science, Business
Administration, Southeast
Missouri State University,
Cape Girardeau, MO
LICENSES - AFFILIATIONS
- American Institute of Certified
® American Planning Association
(APA)
Iiu I rrm SECTION 4 1 Firm Profile & Resumes I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 72
RRM PROJECT
SAN YSIDRO HISTORIC VILLAGE SPECIFIC PLAN
San Diego, California
. ............ _ .. .._.
r
& M 7�1
SIR! r r m SECTION 5 1 References I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 73
JON BIGGS
Community Development Director
City aaj'�.�:�
I N. San Antonio Road
Los Altos, CA 94022
(650) 947-2635 1 jbiggs@losaltosca.gov
Ilr�llr�Ilw, llr�w
Los Altos Downtown Vision
See full project description on page 50
(Also fanner Communio- Development Director, Cityof Pisrno Bench)
DAVID BRANTLEY
Community Development Director
rtr/ Vrearho i,in day
4845 Casa Loma
Yorba Linda, CA 92886
(714) 961-7130 1 dbrantley@yorba-linda.org
�°�V'� III'IIIII "III w
Yorba Linda Housing Element Implementation
Program
See full project description on page 58
JASON MIKAELIAN
Planning Services Manager
11333 Valley Boulevard
El Monte, CA 91731
(626) 580-2064 1 jmikaelian@elmonteca.gov
El Monte Downtown TOD Specific Plan
See full project description on page 47
SARA OSBORN
Senior Planner
i "it,J" of ! �an Mello
1010 Second Avenue
San Diego, CA 92101
(619) 236-6368 1 sosborn@sandiego.gov
r5 RO Ilr .
San Ysidro Historic Village Specific Plan
See full project description on page 54
rr m SECTION 5 1 References I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 74
Exhibit No 2 - Budget
RRM PROJECT
GENERAL PLAN UPDATE
Alhambra, California
mrrm SECTION 6 1 Timeline & Budget I PROPOSAL FOR EL SEGUNDO DOWNTOWN SPECIFIC PLAN UPDATE 75
Agreement No. 6058
L
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Agreement No. 6058