CONTRACT 7199 Professional Services AgreementAgreement No. 7199
Agreement No.
PROFESSIONAL SERVICES AGREEMENT
BETWEEN
THE CITY OF EL SEGUNDO AND
Moore lacofano Goltsman, Inc
This AGREEMENT is entered into this February day of 19, 2025, by and between
the CITY OF EL SEGUNDO, a municipal corporation and general law city ("CITY") and
Moore lacofanco Goltsman, Inc., a California Corporation ("CONSULTANT").
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 $887,479 for CONSULTANT's services. CITY may modify this
amount as set forth below. Unless otherwise specified by written
amendment to this Agreement, CITY will pay this sum as specified in the
attached Exhibit 'A" which is incorporated by reference.
2. SCOPE OF SERVICES,
A. CONSULTANT will perform services listed in the attached Exhibit "A," and
Exhibit "B" 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. PERFORMANCE STANDARDS. While performing this Agreement, CONSULTANT
will use the appropriate generally accepted professional standards of practice existing at
the time of performance utilized by persons engaged in providing similar services. CITY
will continuously monitor CONSULTANT's services. CITY will notify CONSULTANT of
any deficiencies and CONSULTANT will have fifteen (15) days after such notification to
cure any shortcomings to CITY's satisfaction. Costs associated with curing the
deficiencies will be borne by CONSULTANT.
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4. 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 "A") 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 a cumulative cash flow curve showing projected
and actual expenditures versus time to date.
5. NON -APPROPRIATION OF FUNDS. Payments due and payable to CONSULTANT
for current services are within the current budget and within an available, unexhausted
and unencumbered appropriation of the CITY. In the event the CITY has not
appropriated sufficient funds for payment of CONSULTANT services beyond the current
fiscal year, this Agreement will cover only those costs incurred up to the conclusion of
the current fiscal year.
6. FAMILIARITY WITH WORK.
A. By executing this Agreement, CONSULTANT agrees that it has:
i. Carefully investigated and considered the scope of services to be
performed;
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, If services involve work upon any site, CONSULTANT agrees that
CONSULTANT has or will investigate the site and is or will be fully
acquainted with the conditions there existing, before commencing the
services hereunder. Should CONSULTANT discover any latent or
unknown conditions that may materially affect the performance of the
services, CONSULTANT will immediately inform CITY of such fact and will
not proceed except at CONSULTANT's own risk until written instructions
are received from CITY.
7. TERM. The term of this Agreement will be from February 19, 2025, to February 19,
2027. 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" and Exhibit "B".
B. Termination as stated in Section 15.
8. TIME FOR PERFORMANCE..
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A. CONSULTANT will not perform any work under this Agreement until:
CONSULTANT furnishes proof of insurance as required under
Section 22 of this Agreement; and
CITY gives CONSULTANT a written notice to proceed.
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.
9. 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, CONSULTANT must notify the Manager within
forty-eight hours (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.
10. 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:
A. Exhibit A: RFP 24-07 General Plan Land Use Element Proposal; and
B. Exhibit B: Revised Scope and Budget
11. CHANGES. CITY may order 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
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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.
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 a termination 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" own cost; CITY
will 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 just and equitable compensation for any work
satisfactorily 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 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
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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. CONSULTANT will
save harmless and indemnify and at CITY's request reimburse
defense costs for CITY and all its officers, volunteers,
employees and representatives from and against any and all
suits, actions, or claims, of any character whatever, brought
for, or on account of, any injuries or damages sustained by
any person or property 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.
ii. Indemnification for other Damages. 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 this Agreement, or its
performance. Should CITY be named in any suit, or should
any claim be brought against it by suit or otherwise, whether
the same be groundless or not, arising out of this Agreement,
or its performance, CONSULTANT will defend CITY (at CITY'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.
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 222, 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 to this 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.
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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 is it 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 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
Commercial general liability:
Professional Liability
Business automobile liability
Workers compensation
Limits
$1,000,000
$1,000,000
$1,000,000
Statutory requirement
B. Commercial general liability insurance will meet or exceed the
requirements of ISO-CGL Form No. CG 00 01 11 85 or 88. 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
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Agreement No. 7199
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equivalent. Such insurance will be on an "occurrence," not a "claims
made," basis and will not be cancelable or subject to reduction except
upon thirty (30) days prior written notice to CITY.
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," CONSULTANT will
continue to renew the insurance for a period of three (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 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 15.
23. USE OF SUBCONTRACTORS. CONSULTANT must obtain CITY's prior written
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 with CITY monthly 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 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:
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Agreement No. 7199
If to CONSULTANT:
Attention: Laura Stetson, AICP
MIG, Inc.
401 W A Street, Suite A
San Diego, CA 92101
(626) 744-9872, ext. 3090
Istateson@migcom.com
Agreement No.
If to CITY:
Attention: Michael Allen, AICP
City of El Segundo
350 Main Street
El Segundo, CA 90245
(310) 524-2345
Mallen@elsegundo.org
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. PROHIBITED USE OF ARTIFICIAL INTELLIGENCE.
A. Restriction on Artificial Intelligence Usage. CONSULTANT must not
utilize, employ, or incorporate any form artificial intelligence, machine
learning, or other similar technologies (collectively, "Al") in the provision of
professional services in this Agreement without CITY's express written
consent.
B. Exclusions. The Al prohibition set forth directly above will not apply to
general business tools and software that may have Al components but are
not directly involved in the execution or delivery of professional services
that this Agreement covers, provided that such tools and software do not
significantly impact the quality or nature of such services.
C. Notification. CONSULTANT must promptly notify CITY, in writing, of any
proposal to employ Al in connection its provision of services to the CITY
under this Agreement. CITY will have the sole discretion to grant or deny
such proposal.
27. CONFLICT OF INTEREST. CONSULTANT will comply with all conflict of interest
laws and regulations including, without limitation, CITY's conflict of interest regulations.
28. 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.
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29.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.
30.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.
31. COMPLIANCE WITH LAW. CONSULTANT agrees to comply with all federal, state,
and local laws applicable to this Agreement.
32. ENTIRE AGREEMENT. This Agreement, and its Attachments, 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.
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. CITY's executive manager, or designee, may execute
any such amendment on behalf of CITY.
36. ELECTRONIC SIGNATURES; SIGNATURE AUTHORITY. This Agreement may be
executed by the Parties on any number of separate counterparts, and all such
counterparts so executed constitute one Agreement binding on all the Parties
notwithstanding that all the Parties are not signatories to the same counterpart. In
accordance with Government Code § 16.5, 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 transmission. Such electronic signature will be treated in all
respects as having the same effect as an original signature. CONSULTANT warrants
that its signatory (or signatories, as applicable) to this Agreement has the legal authority
to enter this Agreement and bind CONSULTANT accordingly.
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Agreement No. 7199
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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.TIME IS OF ESSENCE. Time is of the essence for each and every provision of this
Agreement.
39. 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 similar causes beyond the Parties' reasonable
control, then the Agreement will immediately terminate without obligation of either party
to the other.
40. 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 satisfactory to CITY.
CONSULTANT represents that its financial resources, surety and insurance experience,
service experience, completion ability, personnel, current workload, experience in
dealing with private consultants, and experience in dealing with public agencies all
suggest that CONSULTANT is capable of performing the proposed contract and has a
demonstrated capacity to deal fairly and effectively with and to satisfy a public CITY.
[Signatures on next page]
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IN WITNESS WHEREOF the parties hereto have executed this contract the day
and year first hereinabove written.
CITY OF EL SEGUNDO
Darrel George
City Manager
ATTES
r
Susan Truax,
City Clerk
APPROVED AS TO FORM:
MARK D. HEP4$LEY, City Attorney
0
Moore lacofano Goltsman, Inc.,
By: Daniel S. lacofano
Title: President/CEO
Taxpayer ID No. 94-3116998
Joaquin Wiquez, Assistant City Attorney
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Agreement No. 7199
TABLE OF CONTENTS
Transmittal Letter 1
Questionnaire
a.
Proposer and general information
3
b.
Firm qualifications and experience
3
c.
Team member qualifications and experience
17
d.
Questions/responses to the scope of services
35
e.
Proposed fees/budget
62
f.
References
64
g.
Implementation schedule
65
h.
Certificate(s) of Insurance
66
i.
Business Tax Certificate
67
j.
Standard City Professional Services Agreement
67
Agreement No. 7199
0��119! October
+ uPr n
lur xf� Jlr;
537 S Raymond Avenue
Michael Allen, AICP
Pasadena, CA 91105
Community Development Director
(626) 744-9872
City of El Segundo
ILYl
350 Main Street
EI Segundo, CA 90245-3813
CALIFORNIA
RE.- ,4FP>t24-07General Plan Land Use Update
BER'KELEY, FULLERTON
Los ANGELES, PASADENA,
Dear Mr. Allen and Members of the Selection Committee:
RIVFRSIDE SACRAMENTO,
SAN DIEGO, SAN JOSE,
The update of El Segundo's General Plan Land Use Element comes at an opportune
AND SONOMA
time. Thirty years have passed since the City last updated this foundation for land use
COLORADO
decision -making, and rapid evolution in how people work, combined with intense demand
DENVER
for housing of all types, presents El Segundo with the question of how best to adapt while
preserving the qualities that uniquely define the city.
NEW YORK
BR00KLYN
MIG, Inc., is at the forefront of innovation in community planning and urban
OREGON
development. Our General Plan work is based on 40+ years of expertise in urban
P0RTLAND
design, placemaking, green infrastructure, urban planning, public outreach, facilitation,
and communications. We enjoy seeing visions become reality, such as the development
TEXAS
projects underway in Smoky Hollow in response to the Smoky Hollow Specific Plan our
SAN ANTONIO
staff worked with you to complete in 2018 and amend in 2023,
WASHINGTON
SEATTLE
We present a scope of work responsive to the Request for Proposal (RFP) and reflective
of our knowledge of the City and El Segundo's interest in having a Land Use Element that
reflects current population trends, economic conditions, and evolving land use practices,
and that accounts for current housing needs, addresses traffic congestion, and responds
to current -day environmental concerns and principles. We have tailored this work program
to meet your schedule, with a three-phase approach designed to ensure a comprehensive
and inclusive process with the outcomes the community embraces, The first phase, Context
& Vision, focuses on gathering insights through fact-finding, community engagement,
and visioning exercises which will identify priorities and concerns. In the second phase,
Exploring Alternatives, we will develop three distinct land use scenarios, evaluating each to
determine the most viable option that aligns with community aspirations and needs. Finally,
the third phase, Future Foundations: will involve drafting the new land use plan, setting the
framework for growth and development, and moving toward formal adoption. Community
engagement activities will be integrated throughout the work prograrn, ensuring the
process captures community voices at every stage The scope of work also includes
a thorough CEQA environmental analysis (including all technical studies) Through an
assessment of the City's Zoning Code, any recommended amendments will be identified
For this proposal, we have assembled a multidisciplinary team with a deep understanding
of local and regional dynamics. We regularly partner with local experts who complement
MIG's multidisciplinary internal team, Our team includes:
Fehr & Peers to provide mobility performance metrics and support the Environmental
Impact Report (EIR)
City of El SPq,indo I General Plan Land Use EI�2ment Update 1
Agreement No. 7199
Keyser Marston and Associates to assess market factors affecting land use, evaluate financial opportunities for
key sites, analyze the proposed land use program for resource protection and stability, and identify implementation
mechanisms to support the city's economic goals
We are committed to executinq this project within the designated timeframe, ensuring that all legal requirements are
met, and the City's and community's needs are addressed Our proposal represents a firm and irrevocable offer to
undertake this important wor1<.
As you read our proposal, please contact me at (stetson �,migcom.com or (813) 388-4286, or Project Manager Diana
Gonzalez at dianag 41migcom com or (626) 673-8433 if you have questions.
Regards,
Laura R. Stet,;, " AICP
P-incipo'-in-Chorge
2 C:av 01 =1 s,�aundo Gene rsl Flan Lan„ U-so E1=anent U:Ddale
I!Iilli��l,ii,ilil;lli MNEWHY/ BE IN
a. Proposer an General
Information
Proposer's Name and Address
537 South Raymond Avenue
Pasadena, CA 91105
Primary Contact
Principal -in -Charge
(818) 388-4286
Istetson@rnigcom com
b. Firm a ificatio s and
x erie ice
About MIG, Inc.
►, .: ►, FTYROK
Years in Business: 42 years
Organizational Structure: CA Corporation
Size and Location of Offices: 14 offices: Berkeley
(Headquarters), Fullerton, Los Angeles, Pasadena,
Riverside, Sacramento, San Diego, San Jose, and
Sonoma, CA; Portland, OR; Seattle, WA; Denver. CO;
San Antonio, TX; Brooklyn, NY
Principal Owners: Daniel lacofano, President, CEO; CFO
Number and Position of Staff: Over 260; Urban
Planners, Urban Designers; Landscape Architects and
Designers, Engineers, Environmental Planners, Strategic
Planners, Engagement and Strategic Communications
Specialists, and Administrative Support Staff
Managing Office: MIG Pasadena
Responsible Team Members: Laura Stetson, Principal -
in -Charge; Diana Gonzalez, Project Manager; Roxanne
Borzo Bertrand, Deputy Project Manager; Jose
Rodriguez, GIS Director; Esmeralda Garcia, Community
Engagement Lead; and Bob Prasse, CEQA Lead
MIG, Inc., improves. adapts, and creates organizations,
environments. and tools for human development We
are a community of designers, planners, engineers,
scientists, and storytellers vvho engage people in
creative problem -solving and collective action. We
believe that the physical and social environment around
us have a profound impact on our lives, and this belief
shapes the principles that guide our work:
Communities can plan their own futures.
The world needs an ecological perspective.
Great projects work for everyone.
Elegant design inspires new thinking
Every project presents an opportunity to advance
racial and social equity.
All work must be context driven.
CItv- oT EI Sequndo General Plan Land U e El gym: nt Update. 3
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MIG is at the forefront of innovation. We are leading
local, regional, and national planning and design
initiatives to ensure accessibility and equity; engage,
educate, and empower people through participatory
processes; facilitate strategy development for social
change; create playful and inclusive communities:
reimagine streets and repurpose infrastructure;
revitalize cities and restore ecosystems; and promote
environmental stewardship by recognizing that
the health of the natural and built world is mutually
dependent,
General and Specific Plans
Zoning Codes: Objective Design Standards, and
Design Guidelines
Visioning and Community -based Planning
Urban Design and Placemaking
Healthy Neighborhoods Planning
CEQA Documentation and Environmental Planning
Community Outreach and Engagement
Facilitation and Consensus Building
Strategic Communications and Web Technology
Mapping and GIS Analysis
Graphic Design and Visual Simulations
Parks, Recreation, and Trails Planning
Landscape Architecture
- Sustainability and Green Infrastructure
Community -Based Planning. MIG offers a unique
combination of community planning, urban design, and
public engagement expertise that brings community
interests together to frame land use, development,
and urban design issues. We have a successful
record in preparing General Plans, Community Plans,
Specific Plans, and Zoning Codes that can advance
a community's sustainability, livability, and economic
vibrancy. We strive to conduct land use planning in a
highly interactive process involving key constituent
groups. This process generates a clear and collective
vision of development and growth that serves as an
inspirational expression of future possibilities and an
overarching framework for implementation.
Our approach is based on a thorough understanding of
existing conditions and guiding regulations, efficiency,
accuracy in information gathering and analysis,
creativity, and innovation in collaborative problem -
solving and strategic development.
Innovative Skillsets. MIG has the technical and
analytical capability to perform a variety of GIS analyses,
including land use modeling, site suitability analysis,
holding capacity and buildout analysis, data collection
and conversion, database creation, and natural resource
mapping. We have extensive experience using the
ArcGIS family of software products and have an
in-depth knowledge of ArcMap, Spatial Analyst, and
3D Analyst. We maintain an extensive database of
up-to-date geospatial information„ MIG incorporates
GIS mapping and analysis into all of the services we
provide. We analyze GIS data for baseline studies
and alternatives analysis. We prepare small maps for
documents and reports and large-scale maps for use in
our public participation efforts.
4 Of,: of El Sec.:nde General Plan Land Use Element Update
Additionally, our in-house multidisciplinary team
includes seasoned professionals with exceptional
qualifications in web technology, 3DiAR/VR
visualization, Ul UX design, environmental graphic
design, exhibit and interpretive design, and strategic
communications. MIG has award -winning qualifications
in translating technical and educational content into
transformative digital communication strategies,
websites, animations, exhibits, and visualizations. We
deeply understand the dynamics of communications
and human behavior. Equally important, we are adept
at melding this understanding with storytelling, design,
and technology to deliver state-of-the-art digital
educational experiences and web applications.
Community Engagement. MIG is known for effectively
communicating complex issues to key stakeholders,
businesses, and the public, enabling them to actively
participate in policy, planning, and design processes
and make informed decisions that impact every aspect
of their lives. We design and irriplement multilevel
community engagement processes aimed at increasing
public understanding and participation in local planning
processes
The depth of our expertise encompasses outreach and
engagement in every form —in -person, written, visual,
and electronic —combined with exceptional skills in
facilitation and conserisus building. MIG has designed
and led outreach and education programs including
large festivals, pop-up events, tactical urbanism, walking
tours, and speaker bureaus. We have experience
working with elected officials, community leaders,
business representatives, and other stakeholders to
assess potential issues and opportunities that can
shape the community engagement process.
Our Subconsultants
Fehr & Peers is passionate about transforming
transportation consulting through innovation and
creativity. The firm derives inspiration by partnering
with communities to understand and shape local
transportation futures objectively tailored to diverse
needs. With a focus on innovation, Fehr & Peers
differentiates itself by investing in research and
development to anticipate needs, explore the unknown,
and collaboratively imagine a better future. The
company's culture of applied innovation generates
an appetite for new and better ways of approaching
problems, motivates team members to explore
emerging transportation concepts and mobility trends,
and inspires the development of new analytical tools
and techniques.
Since 1985, Fehr & Peers has purposefully maintained
its focus on transportation consulting, serving client
needs including:
Active Transportation
Land Use & Transportation
» Climate & Resilience
" Parking
Safety
» Transit Planning
Emerging Technologies
Transportation Engineering
Equity in Transportation
Transportation Forecasting & Operations
.> Freight
C;ty of El Segundo General Plan Land Use Element Update 5
Agreement No. 7199
Fehr & Peers has assisted hundreds of agencies with
general plan modeling and circulation element support.
including the cities of following California agencies:
City of Barstow
„
City of Santa Barbara
City of Calabasas
City of Santa Fe
City of Carlsbad
Springs
City of Carson
City of Santa Monica
City of Corona
City of Whittier
City of Culver City
Alpine County
» City of Hermosa Beach
Butte County
» City of Hesperia
-
Calaveras County
City of Los Angeles
Contra Costa County
City of Montclair
Humboldt County
City of Ontario
Lake County
City of Palm Desert
Napa County
City of Palm Springs
Placer County
City of Paso Robles
-
San Diego County
City of Rancho
Stanislaus County
City of Redlands
Town of Apple Valley
City of Rocklin
Yolo County
» City of Redondo Beach
Yuba County
City of Rolling Hills
Estates
KEYSER MARSTON ASSOCIATES, INC.
Keyser Marston Associates, Inc. (KMA) is a full -service
real estate, financial, housing, and economic consulting
firm specializing in real estate advisory and evaluation
services, and financial analyses. KMA is a privately held
corporation that was incorporated in 1976, with over
30 staff members across offices in Los Angeles, Brea.
San Diego, and Berkeley. KMA has one of the largest
real estate advisory practices on the west coast. The
majority of KMA assignments involve long-standing
client relationships. The firm's public -sector clients
include nearly every major municipality in California, as
well as counties, ports, special districts; universities, and
former military bases
KMA is known for its full range of real estate services,
providing creative, pragmatic solutions to complex
urban development challenges. Practice areas include:
Public -private real estate transactions
Fiscal and economic impacts
- Infrastructure finance
Transit -oriented neighborhoods
Public benefits and entitlements
-> Redevelopment/Successor Agencies
Affordable and inclusionary housing
Economic development
Current notable public sector clients include the cities
of Los Angeles, Anaheim, Pasadena. Culver City, Long
Beach, Glendale. Brea, Fullerton, Burbank. Orange.
Santa Monica. and El Segundo, among many others.
KMA provides consulting services on projects of
differing scales including the negotiation of some of
the most catalytic projects in Southern California: the
Hollywood & Highland Entertainment Complex, the
Anaheim Convention Center and Stadium Area sites.
the Grand Avenue Joint Powers Authority Mixed Use
Project and the Old Pasadena district. KMA is equally
effective in projects of smaller scale, including the
Shoppes at Chino Hills (a 359,000-square-foot lifestyle
center), a pharmacy anchored retail project in San
Gabriel and small scale mixed -use projects in West
Hollywood, Culver City and Burbank. In addition, the
firm has conducted market and fiscal analyses for
cities, counties, school districts, water districts, and
private entities throughout Los Angeles County. Orange
County, and the Inland Empire.
The increased complexities of real estate and
ground lease transactions demand a strong technical
understanding of real estate, financing markets and a
keen understanding of California laws that affect the
disposition of public property. The firm is unique arnong
other real estate consulting firms by possessing this
unique combination of skills. The combined knowledge
and expertise in these areas has resulted in KMA's
ability to provide services, which not only comply
with the current policies and practices pertaining to
local development, but which are also based on a
fundamental understanding of real estate markets,
valuation, and financing
6 City of El Segundo Gener,�l Plan Land Use Element Upd-ite
Agreement No. 7199
Relevant Experience
The table and relevant projects showcased on the
following pages highlight MIG's deep experience
with general plans, land use, public engagement, and
implementation for communities similar in size and
planning issues to the City of El Segundo
"APA Award Winner "2023 National APA Daniel Burnham Award
City of El Segundo General Plan Land Use Elernent Update 7
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MIG vforked with the City of Whittier to update its General Plan The plan
establishes neev policies to address sustainability, climate change, environmental
jr,(stice, and community health, Critically, the Plan envisioned the reinvention and
transformation of Whittier Boulevard from a high-speed, auto -oriented commercial
corridor to a boulevard with distinctive mixed -use, entertainment -oriented, and
medical districts, including a TOD node at the future Metro light rail station.
MIG developed an extensive community engagement program to keep residents
informed and engaged throughout the process. The community engagement
program includes high -touch outreach techniques, such as stakeholder irite rviev':s.
community intercepts, and interactive 'ojorlshops, High-tech approaches include
a multimedia campaign, social media outreach, online questionnaires. and a
comprehensive vvebsite Community engagement 'vas strategically launched to
attain public feedback loops to inform the vision. guiding principles: goals and
policies. and land use alternati\ es.
Follo >>ing General Plan adoption, the City retained MIG to prepare the 2021-2029
Housing Element and to undertake focused Zoning Code amendments necessary
to implement housing policies and nevv General Plan land use designations
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PROJECT DETAILS
Firm: MIG
Client: City of Whittier
Location: Whittier. CA
Status: Completed (2024)
8 01 FI '_:c,.:r•dc �,t n�r�:l, Pl:��i Lan,. Use Eleln 'i L; da_e
Agreement No: 7199
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The City of Santa Fe Springs last updated its General Plan in 1993, over 30
years ago. MIG was hired in early 2020 to completely overhaul the General
Plan, including preparation of a new Environmental Justice Element. A major
component of the project was updating the Housing Element for the 6th Cycle
Regional Housing Needs Assessment to accommodate nearly 1,000 new
housing units. MIG used GIS to analyze underutilized industrial properties.
which involves measuring quality of life metrics, including classifying hazardous
waste and contamination data to determine which properties could easily and
safely transition to multifamily housing
Following General Plan adoption, f.11G completed focused Zoning Code
amendments to implement General Plan land use policies, which included
creating new mixed -use zoning districts and adding standards to encourage
housing production.
Santa Fe Springs historically has been an industrial city, with a very engaged
business sector. To balance business interests with residents' desire for
additional housing and places to shop and dine locally. MIG conducted
numerous listening sessions with community members, held meetings with a
Council -appointed advisory group, and designed and ran an online survey
PROJECT DETAILS
Firm: MIG
Client: City of Santa Fe Springs
Location: Santa Fe Springs, CA
Owner Contact:
Cuong Nguyen, Acting Director
Department of Planning and
Development
City of Santa Fe Springs
(562) 868-0511 ex. 7359
Status: Completed (2024)
City or El Sequndo Gen-ral Plan Land lase Element Update 9
Disadvantaged Communities (DAC)
Percentile Scores (75 to 100 = DAC)
71 (Not a Disadvantaged Community)
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89
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City Boundary
MIG developed the first Environmental Justice Element for the City of
Paramount, which had been contending with industrial manufacturers emitting
air pollution beyond permissible thresholds, MIG collaborated with community
groups and businesses to identify pollution burdens and strategies within the
industrial areas of the city, To create the Environmental Justice Element, MIG
took a neighborhood -based approach to identify community needs such as
park access, urban greening strategies, pedestrian and bicycle safety, access
to healthy foods and grocery stores, and pollution burden strategies, MIG also
pinpointed areas where the concentration of industrial businesses resulted in
significant air pollution and proposed measures for proper enforcement and
monitoring to hold local industrial sites accountable and regulate the amount
and type of pollution they release
Concurrently MIG prepared the 2021-2029 Housing Element, which received
full compliance from the California Department of Housing and Community
Development, The Housing Element included a comprehensive implementation
program with approaches that addressed the sites, shortfall, new affirmatively
furthering fair housing actions, and Zoning Code amendments to streamline
multifamily and mixed -use housing projects The Safety Element was also
updated to comply with current State lauds regarding resiliency planning.
PROJECT DETAILS
Firm: MIG
Client: City of Paramount
Location: Paramount, CA
Status: Completed (2023)
10 C ty oT EI Segunao Gereral Plan Land Use Element Updare
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MIG worked with the City of Garden Grove to update its General Plan and
prepare the Program Environmental Impact Report. While the original focus
was on preparing the 6th cycle Housing Element, the extraordinarily high
Regional Housing Needs Allocation (RHNA) of 20,242 units regr_iired that
the City make substantial land use policy changes in the Land Use Element
(thus triggering the need; under State lave, to also update The Safety Element
and prepare an Environmental Justice Element). The 2040 planning horizon
for the Planning Area is estimated to result in an increase of approximately
20,242 dwellings and a reduction of approximately 514,500 square feet
of non-residential building space. An estimated increase of approximately
63.818 residents and 3,603 jobs is projected for the 2040 horizon year, The
element received State certification in 2023
199
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PROJECT DETAILS
Firm: MIG
Client: City of Garden Grove
Location: Garden Grove, CA
Status: Completed (2023)
0r E1 J C= !IC�i _.;n� ;il PI;_r I_ vid Usv_ Flew_- Ut;iiar.(: 11
Named for plumes of refinery steam that once clouded the area. Smoky Hollow
PROJECT DETAILS
experienced a slow, but steadv transition from run-down industrial to hip creative
Firm: MIG
cluster as small businesses renovated and reused existing buildings rather than wait
for new development and regulatory changes. MIG worked closely with the City and
Client: City of El Segundo
district stakeholders to develop a zoning framework that would support and sustain
this transition.CA
Location: El Segundo, C
Through extensive research, analysis, and community engagement, MIG examined
Status: Completed (2023)
and addressed issues that were preventing the district from reaching its full potential,
including lack of parking, aging infrastructure, outdated regulations, and poor
pedestrian and bicycle accommodations. The new Specific Plan offers bold, yet
practical solutions to create the synergy and "experiential living" that people desire
while retaining the area's historic character. Standardized parking ratios, revised street
configurations, and decorative paving and crosswalks address parking shortages
and encourage walkability. Newly allowed uses expand opportunities and encourage
partnerships that leverage both human and social capital. The programmatic EIR also
serves to streamline the review process for future development,.
Finally, the Specific Plan has become an economic development generator that
"markets" the district to developers and businesses. With MIG's Tangerine software,
the Plan was made readily accessible and web -searchable, enabling current and future
residents, property owners, and businesses to refer to it for guidance and direction.
Since its adoption in September 2015, the City has implemented a parking in -lieu fee;
authorized a pilot project to incrementally increase on -street parking; and received
multiple applications for several major redevelopment projects, building additions, and
use changes. With this Plan, Smoky Hollow is well on its way to becoming a leading
creative incubator district for the region.
12 Cita or El Se aurdo General Plan Land U- L E r ierr Uodate
The Covina Town Center Specific Plan identifies the long-term vision and objectives for
private development and public improvements within the Downtown area Encompassing
approximately 236 acres, the Specific Plan establishes land use, transportation,
infrastructure, economic development, and urban design strategies to promote TOD,
provide increased opportunities for rail ridership, improve first; last mile opportunities, and
revitalize and reinvigorate Covina's Downtown. The Town Center Specific Plan provides
new development standards and incentives for high density./transit-oriented housing,
and for the redevelopment/rehabilitation of existing structures, particularly regarding
underutilized buildings and properties. MIG also prepared the Program EIR that streamlines
the processing of future development proposals in the Downtown area including transit -
oriented development and improvements to the pedestrian and bicycle facilities.
Following the successful efforts of the Town Center Specific Plan. the City received a
Caltrans grant to prepare a comprehensive Active Streets and Multimodal Connectivity Plan
(CASMCP). Implementing the goals of the Town Center Specific Plan, the CASMCP aims to
further regional and local sustainability through an improved active transportation network,
transit connections, and TOD, MIG was responsible for assessing existing urban design
conditions and barriers to community members' equitable access to mobility. MIG also
prepared an equity assessment by reviewing socioeconomic, environmental, public health,
demographic, and other data to establish equitable mobility and access indicators. The
team analyzed roadway and transit networks to determine the level of access that residents
have to local services and amenities such as public facilities, medical services, schools, and
recreation, In addition, population vulnerability data was also analyzed to identify areas
of the city that experience high levels of health and environmental vulnerability as well as
social and transportation barriers to these services and amenities. MIG also developed
urban design guidelines and an equity assessment of priority active transportation projects
in achieving equitable outcomes.
PROJECT DETAILS
Firm: MIG
Client: City of Covina
Location: Covina, CA
Status: Completed
See Final Plan Online
Gtv of El -qecurdo i General Plan Land Use Elem-rt Update 13
Agreement No. 7199
El Segundo Downtown Specific Plan
and Parking Study
Fehr & Peers led the development of mobility and
parking recommendations within Downtown El Segundo
to support pedestrian, bicycle and transit connections
to and through Downtown. Fehr & Peers conducted a
parking study and projected future parking needs for
the specific plan area, which encompasses the City of
El Segundo Civic Center site and includes an evaluation
of the needed parking supply Fehr & Peers is also
preparing CEQA and non-CEQA transportation technical
studies in support of the Downtown Specific Plan
approval process,
PROJECT DETAILS
Firm: Fehr & Peers
Client: City of El Segundo
Location: El Segundo, CA
Status: Completed
Long Beach PD-30 Downtown Plan
Update
Fehr & Peers, as part of two multidisciplinary teams,
is leading the development of mobility and parking
policies, strategies, and project concepts for both the
Downtown Specific Plan (PD-30) and the Shoreline
(PD-6) Visioning Plan We are also leading the CEQA
transportation impact studies for both plans. The
Downtown Specific Plan update and its accompanying
environmental impact report (EIR), will plan for and
environmentally clear the next phase of Downtown's
growth. Fehr & Peers' mobility and transportation
work will support continued growth of Downtown,
multi -modal safety (leveraging Fehr & Peers' recent
work documenting the City's collision history), improve
connections from Downtown and the Metro A Line to
the ocean, and evolve parking management strategies
in light of statewide legislation Fehr & Peers will lead
the EIR transportation impact study, leverage the latest
generation SCAG activity -base travel demand model for
the analysis.
Similarly, the Downtown Shoreline Village Plan update
will adapt the plan to the next decade, of growth.
Fehr & Peers will play the same role as under PD-30,
including mobility concept development and CEQA
clearance, with particular emphasis on mobility and
transportation connections between the two plan areas,
and enhancing flexibility and adaptability within the
street network to serve important events (e g Olympics,
Grand Prix) awhile better serving day to day mobility
needs.
PROJECT DETAILS
Firm: Fehr & Peers
Client: City of Long Beach
Location: Long Beach, CA
Status: Ongoing
City of Whittier General Plan
Fehr & Peers assisted the team with the Envision
Whittier General Plan Update. The team worked to
complete the Circulation Element and CEQA analysis,
with an emphasis on leveraging the future L Line
(formerly Gold Line) Station, capturing opportunities
to make travel more efficient with new development
reducing vehicle miles traveled (VMT), enhancing multi -
modal transportation and facilitating the movement of
people in the City of Whittier. This project applied the
regional travel demand model to inform travel, LOS, and
air quality analysis inputs. Anticipated outcomes include
implementation of an SB743 compliant transportation
analysis framework, enhanced multimodal networ.ks,
and strategic identification of opportunities to
coordinate land use and transportation infrastructure
near the L Line Station and local employment centers.
PROJECT DETAILS
Firm: Fehr & Peers
Client: City of Whittier
Location: Whittier, CA
Status: Completed
14 City oI El Segundo Plan Lana Use-le.ment Update
Agreement No. 7199
City of Carson 2030 General Plan
Update
Fehr & Peers assisted with the Carson 2030 General
Plan Update Fehr & Peers completed the existing
conditions review, including data collection and analysis,
with particular attention to multimodal transportation
and goods movement in the City of Carson. Following
the existing conditions analysis, the focus of the effort
shifted to development of the General Plan Mobility
Element and preparing the environmental analysis for
CEQA clearance of the project
Through the development of analysis tools and
utilization of the regional travel model, Fehr & Peers
identified the future roadway network to serve future
anticipated development provided by the project team.
Due to the varied nature of land uses, neighborhoods,
travel patterns, and individual preferences for travel,
Fehr & Peers also developed a set of policy and project
recommendations for active transportation networks
and goods movement that are intended to advance
quality of life through mobility options, increased
opportunities for physical activity, increasing access to
services and goods: and helping reduce the impact of
vehicle travels to the environment and infrastructure.
PROJECT DETAILS
Firm: Fehr & Peers
Client: City of Carson
Location: Carson, CA
Status: Completed
City of El Segundo General Services
KMA provides ongoing assistance to the City on a
variety of real estate projects, including financial
feasibility analyses of the City's potential Civic Center
redevelopment project, the Pacific Coast Commons
residential/commercial project, and the Lakes at El
Segundo golf course renovation project.
The analyses included the development of conceptual
pro formas comparing different development
alternatives at varying levels of development intensity,
projected potential operating income and expenses,
and determined overall project surplus/financial gap.
Working with the City, the findings of the KMA analyses
were utilized to structure subsidy programs to promote
project feasibility and determine the number of
affordable units redevelopment projects could support.
KMA also reviewed developer proposals to renovate
and operate the Lakes at El Segundo golf course,
performed a financial review to ensure the project's
feasibility and long-term solvency and provided input on
negotiations with Center Cal; Top Golf to redevelop the
site.
PROJECT DETAILS
Firm: KMA
Client: City of El Segundo
Location: El Segundo, CA
Status: Ongoing
Beach Boulevard Corridor Analysis
KMA evaluated the market opportunities for the
Brookhurst Street Corridor in the City of Anaheim. The
analysis included a review of retail and office market
conditions, as well as demographic and employment
data. The analysis identified the type of developments
best suited for the area given immediate and long-term
demand. This review was part of a comprehensive
analysis, visioning and engagement effort by the project
team, which confirmed the recent designation of the
Little Arabia district and determined the appropriate
regulatory framework for future improvements and
economic developments within the district. Based
on this analysis, KMA explored the role of different
classes and intensity of existing and proposed retail
development within the corridor.
PROJECT DETAILS
Firm: KMA
Client: City of Anaheim
Location: Anaheim. CA
Status: Completed
Cit`; of Ei 5e7undo Genar31 Plan Lapd U cl Ele n.-nt Uodate 15
Agreement No. 7199
West Gateway Entrada Study
KMA has completed numerous market studies in the
City of Long Beach including a recent evaluation of the
West Gateway site located adjacent to downtown. The
analysis evaluated the market potential for apartments,
condominiums, retail and office development. Working
with the City, the findings of the KMA analyses were
utilized to structure subsidy programs to promote
project feasibility, assess the implications of replacing
parkland and determined a disposition strategy for the
site considering Surplus Land Act (SLA) implications and
appropriate processes (RFI RFQ-RFP)
PROJECT DETAILS
Firm: KMA
Client: City of Long Beach
Location: Long Beach. CA
Status: Ongoing
City of Palm Desert Real Estate and
Housing Services
KMA provides ongoing assistance to the City on a
variety of real estate projects, including large-scale
development projects, repositioning of retail centers,
mixed -use developments, residential and hotels, KMA
has assisted the City evaluating the financial feasibility
of numerous hotel projects, including a review of market
projections, development costs, operating parameters,
public revenue projections and feasibility gaps. Recent
projects include the Desert Surf Wave Park, where
KMA evaluated the feasibility of a proposed wave park,
luxury hotel and residential development. The analysis
included a review of development costs, operating costs
and return requirements for the wave park, hotel and
for -sale residential in the development.
Other recent projects have included a fiscal analysis
of a proposed large-scale annexation by the City,
public revenue projections in support of community
facility districts, and hotel feasibility analyses. Included
in these projects is the recently opened El Paseo
Hotel, where KMA evaluated the underlying market
conditions, prepared cost estimates, evaluated project
feasibility, prepared public revenue projections and
helped structure a subsidy program to implement the
development of a luxury hotel that opened adjacent to
the Citv's El Pasco retail district
KMA also works with the City's Housing Authority to
evaluate and negotiate affordable housing transactions
throughout the City. Most recently, KMA conducted
several financial gap analyses for multifamily projects
that requested below market rate land transactions and/
or Low and Moderate Income Housing Asset Funds
for financial assistance. KMA also assisted with the
construction loan and land transaction closings for two
recent projects under construction.
PROJECT DETAILS
Firm: KMA
Client: City of Palm Desert
Location: Palm Desert, CA
Status: Ongoing
16 Cilv of El Seciundo Gere.ral Plan Lard U,.,e EI`rvent Update
For the El Segundo General Plan Land Use Element
Update, MIG has assembled an exceptional team of
planning, design, environmental, engagement, economic
development, and mobility specialists, all deeply familiar
with the City of El Segundo and identified in the Team
Organization chart below. Leading the effort is Laura
Stetson, AICP, as Principal -in -Charge, bringing nearly 40
years of General Plan experience to ensure high -quality
deliverables that meet legislative requirements. Diana
Gonzalez, with over 20 years of experience in General
Plans and Housing Elements. will serve as Project
Manager and oversee all key components of the Update
and General Plan document preparation. Working closely
with Diana, Roxanne Borzo Bertrand will serve as Deputy
Project Manager, providing key support for the General
Plan production and ongoing management efforts.
Our team includes specialists in communicating complex
land use concepts and engaging the public in these
planning efforts. Esmeralda Garcfa will use her broad
knowledge of planning and communications to craft
a public engagement plan that will bring El Segundo
residents and business owners together to participate
in the planning process. Having worked on and led over
25 General Plans across California in his 30-year career,
Director of GIS Services Jose M. Rodriguez will lead
land use buildout and technical analyses that will provide
the foundation for development alternatives. Senior
Urban Designer CJ Davis will provide visualizations and
other graphics to help the public conceptualize land use
alternatives and make informed decisions.
Bob Prasse, MIG CEQA Director, will manage his team,
including Senior Environmental Analyst Cameron Hile, on
preparing the Program Environmental Impact Report. Bob
will work side -by -side with Chris Dugan, who will lead
the air quality, noise and vibration, and greenhouse gas
emissions technical studies. Chris will be supported by
Noise Analysis and Air Quality Specialist Phil Gleason.
Subconsultants Fehr & Peers and KMA bring specialized
expertise to the team. Led by Principal Michael Kennedy,
AICP, LEED AP, and Project Manager Miguel Nunez,
AICP, Fehr & Peers will provide mobility performance
metrics and support the EIR. They will be supported by
Senior Planner Emily Finkel, AICP, and Engineer/Planner
Alex Melaragno, PE.
KMA will assess market factors affecting land use,
evaluate financial opportunities for key sites, analyze
the proposed land use program for resource protection
and stability, and identify implementation mechanisms
to support the City's economic goals. Senior Principal
Kevin Engstrom and KMA President Kathleen Head will
lead these efforts with support from Associate Ryan
Tuong An Koyanagi. Together, this accomplished team
will drive a comprehensive, forward -looking General
Plan for El Segundo.
Detailed resumes for all proposed key team members
are provided on the following pages.
/4
MSG PROJECT MANAGEMENT
Laura Stetson, Principal -in -Charge
Diana Gonzalez, Project Manager
Roxanne Borzo Betrand,
Deputy Project Manager
WIMECammumum
GIS COMMUNITY ENGAGEMENT
Jose Rodriguez Esmeralda Garcfa
VISUALIZATIONS CEQA
CJ Davis Bob Prasse, Cameron Hile
Chris Dugan, Phil Gleason
MOBILITY/TRAFFIC ECONOMIC DEVELOPMENT
Michael Kennedy Kevin Engstrom
Miguel Nunez Kathleen Head
Emily Finkel Ryan Tuong An Koyanagi
Alex Melaragno KMA
Fehr & Peers
City of El Segundo ! General Plan Land Use Element Update 17
EDUCATION
» BS, Environmental Earth
Science, Stanford University
» Graduate Coursework
in Public Administration,
American University
CERTIFICATIONS
- AICP Certified Planner
PROFESSIONAL AFFILIATIONS
American Planning
Association (APA)
American Institute of Certified
Planners (AICP)
California Planning
Roundtable
Agreement No. 7199
PRINCIPAL -IN -CHARGE I MIG
Laura Stetson's leadership and award -winning expertise in land use planning
and zoning have contributed to the thoughtful revitalization of many cities
throughout California, For Laura, it all started with her fascination for maps
and the stories they tell about cities Understanding the spatial layout of a
community and its human impacts enables her to use policy to shape the
environment in a positive way. In turn, the policy documents she helps to
craft —general plans, specific plans, zoning codes, and CEQA documents —
guide positive change for the people in those communities. A self -defined
"fixer," Laura uses her management and facilitation skills to engage clients
and stakeholders in collaborative problem -solving. If vision is considered
both a starting point and overarching goal for planning, Laura's strength lies
in taking that vision and mapping out the best routes to implementation.
She methodically analyzes and synthesizes the potential implications and
outcomes associated with policies that regulate not only how land will be
used. but what, where, and how desirable new construction occurs. Because
the plans she develops have long-term impacts, Laura strives to ensure that
they meet multiple objectives and are adaptable to changing circumstances.
With her 30+ vears of experience, she offers a deep reservoir of knowledge
to assist communities of every size and variety find the right path forward.
SELECTED PROJECT EXPERIENCE
Smoky Hollow Specific Plan Update and Program EIR, El Segundo, CA
General Plan Updates. Cities of Arcadia, Atascadero, Azusa, Baldwin Park,
Brea, Burlingame. Claremont, Colton, Commerce, Costa Mesa, Cudahy;
Cupertino. Desert Hot Springs, Downey, La Palma, La Puente, Manhattan
Beach, Montebello. Monterey Park, Rancho Cucamonga, Redwood City,
Rialto, Riverside, Santa Ana (Technical Studies), Santa Fe Springs, Torrance,
Vernon, Walnut, and Whittier, CA; and County of Ventura, CA
Zoning CodeiOrdinance Updates. Cities of Arcadia (Zoning and
Subdivision), Baldwin Park (Zoning and Subdivision), Brea (Hillsides),
Burlingame, Commerce, Cudahy, Downey, Folsom, Garden Grove
(Mixed -Use Regulations), La Puente, Los Alamitos (Zoning and Subdivision),
Redwood City (Mixed -Use Regulations), Riverside; San Luis Obispo, Santa
Ana, Vernon, and Whittier, CA
- Objective Design Standards. Cities of Agoura Hills, Baldwin Park, Grover
Beach, Hemet, Loma Linda, San Carlos, and San Mateo, CA; San Diego
County. CA
Whittier Planning Services, Whittier, CA
Santa Fe Springs General Plan Update and Targeted Zoning Code
Amendments, Santa Fe Springs, CA
Burlingame General Plan and Zoning Code Comprehensive Updates,
Burlingame, CA
Redwood City General Plan, Housing Element, and Focused Zoning Code
Update, Redwood City, CA
Poway Road Corridor Specific Plan. Poway. CA
18 CitV of El Segundo ! General Plan Land U e J_rnent Uodatc
EDUCATION
» MA, Urban Planning, University
of California, Los Angeles, CA
>' BA, Political Science and
Communication Studies,
University of California,
Los Angeles, CA
PROFESSIONAL AFFILIATIONS
Agreement No. 7199
Diana Gonzalez
Diana Gonzalez has over 20 years of extensive and varied land use planning
experience. Diana has been a member of teams preparing general plans,
specific plans, and special planning studies such as park and recreation master
plans. She has been integral in preparing background reports, conducting
technical research, developing public outreach programs, preparing land use
build -out forecasts, evaluating and updating goals and policies, and setting
up implementation programs She has prepared general plans and elements
addressing land use, sustainability, healthy communities, environmental justice,
creating pedestrian -friendly environments, governance, fiscal sustainability, and
integrating land use and urban form.
Diana is also one of MIG's in-house housing experts and has worked with
numerous jurisdictions to attain State certification in the 5th and 6th cycles. She
is currently working with several jurisdictions who have requested assistance to
achieve certification. She also has experience in public outreach and has a high
level of expertise and experience in graphic and geographic information system
(GIS) mapping. She has produced mapping, demographic, and spatial analysis
for several large-scale projects including land use impact analyses. She has
been a San Marcos resident since 20,11 and is a native Spanish speaker.
APA SELECTED PROJECT EXPERIENCE
Whittier Housing Element 2021-2029, Whittier, CA
Downey General Plan, Specific Plans, and Zoning Code Amendments to
implement the 2021-2029 Housing Element, Downey, CA
Signal Hill Housing Element 2021-2029, Signal Hill, CA
Torrance General Plan, Torrance, CA
Compton General Plan, Compton, CA
Desert Hot Springs General Plan, Desert Hot Springs, CA
Downey 2021-2029 Housing Element, Downey, CA
Downey Housing Element Zoning Implementation, 2024, Downey, CA
Monrovia 2021-2029 Housing Element, Monrovia, CA
' Loma Linda 2014-2021 Housing Element, Loma Linda, CA
Lake Elsinore 2021-2029 Housing Element, Lake Elsinore, CA
Atascadero 2021-2028 Housing Element, Atascadero, CA
Garden Grove 2008-2014 and 2014-2021 Housing Elements, Garden Grove, CA
San Marcos, 2013-2021 Housing Element, San Marcos, CA
County of San Diego 2015 Regional Analysis of Impediments to
Fair Housing Choice, San Diego County, CA
La Mesa 2013-2021 Housing Element. La Mesa
Corona Parks and Recreation Master Plan, Corona, CA
Citv of El Sequndo General Plan Land Use Element Update 19
Agreement No. 7199
Roxanne Borzo Bertrand
DEPUTY PROJECT MANAGER I MIG
Roxanne Borzo Bertrand has contributed to a broad range of projects
for public agencies, nonprofit organizations. and private firms with work
centered around community -driven planning, equity, advocacy, policy,
research, and design. Roxanne's passion lies at the intersection of land use
policy and the built environment. Driven by looking at the whole picture,
Roxanne strategically addresses challenges and constraints by questioning
common assumptions with plans and designs grounded in sound data and
well -researched analysis.
Roxanne has worked on a variety of planning teams engaging stakeholders
EDUCATION and community members. Utilizing GIS, Adobe Illustrator, and other
» MA, Urban & Regional programs, Roxanne depicts complex concepts with compelling graphics,
Planning, University of maps, and site plans that engage clients and communities.
Colorado, Denver
MA, Urban Design, University SELECTED PROJECT EXPERIENCE
of Colorado, Denver Smoky Hollow Specific Plan, City of El Segundo, CA
Yl BA, Environmental Science,
Whittier General Plan, Whittier, CA
Saint Louis University
'> Downey General Plan, Specific Plans, and Zoning Code Amendments to
AFFILIATIONS implement the 2021-2029 Housing Element, Downey, CA
» APA Monterey Park Land Use Element, Monterey Park, CA
Santa Fe Springs General Plan, Santa Fe Springs, CA
'> Santa Clara Housing Element, Santa Clara, CA
Norwalk Housing Element, Norwalk, CA
Garden Grove Housing Element Update, Garden Grove, CA
Lake Elsinore Housing Element Update, Lake Elsinore, CA
Atascadero Objective Design Standards, Atascadero, CA
Atascadero 2045 General Plan Update, Atascadero, CA
Paso Robles Zoning Code Update, Paso Robles, CA
Grover Beach Focused Zoning Code Update, Grover Beach, CA
'> La Habra Boulevard Specific Plan Update, La Habra, CA
» Arroyo at Monrovia Square Revised Specific Plan, Monrovia, CA
Toluca Lake Lankershim Boulevard Conceptual Streetscape Plan,
Los Angeles, CA
> Los Angeles Countywide Comprehensive Parks and Recreation Needs
Assessment Plus (RNA+), Los Angeles, CA
Port Hueneme Parks Master Plan, Port Hueneme, CA
} Santa Ana Parks, Facilities, Trails and Open Space Master Plan,
Santa Ana, CA
Bakersfield Recreation and Parks Master Plan Update, Bakersfield, CA
Burlingame Parks Master Plan, Burlingame, CA
20 City of El Segundo ' General Plan Land Use Element Update
EDUCATION
BA, Art History, California State
University, Los Angeles
CERTIFICATIONS
» Equitable Community Change,
Cornell University
PROFESSIONAL AFFILIATIONS
» APA
AWARDS
Large Jurisdiction
Implementation Award:
Los Angeles Vision Zero
Action Plan, California Chapter,
APA, 2018
Promotion of Good
Environmental Stewardship
Award: Commerce Green
Zones Action Plan,
South Coast Air Quality
Management District, 2016
Agreement No. 7199
Esmeralda Garcia
10
Esmeralda Garcia is a community planning and public outreach expert whose
projects often tackle complex social and economic issues associated with
public services and infrastructure, transportation. housing. and urban planning
and design Through her early volunteer work, she was exposed to community
organizing and governance, which sparked her passion for collaborative
engagement and inclusive decision -making. Esmeralda is widely recognized
for her ability to reach and connect with communities of diverse backgrounds
and cultures —many of whom are under -served and often go unheard. She
combines her extensive experience in facilitation and strategic planning
with her broad knowledge of planning and communications to bring people
together to identify and resolve problems With her fluency in Spanish and
English, she is uniquely positioned to articulate challenges, opportunities,
and goals for both clients and constituents Whether it's a freeway corridor
impacting tens of thousands of residents and businesses or a neighborhood
park serving a hundred families, she is dedicated to forging understanding and
cooperation to find implementable solutions that improve the lives of everyone.
Esmeralda is also a Co -Director of our Equity Studio,
SELECTED PROJECT EXPERIENCE
Whittier General Plan Communitv Engagement Program, Whittier, CA
Commerce General Plan, Zoning Ordinance, and EIR, Commerce, CA
Pasadena General Plan Implementation —Specific Plans Update Community
Engagement Program, Pasadena, CA
OurLA2040 General Plan Communications Strategy, Los Angeles: CA
LA County and LA City Urban Forest Management Plans Engagement,
Los Angeles County, CA
Lower Los Angeles River Restoration and Revitalization Projects Community
Engagement, Los Angeles County, CA
Los Angeles County Department of Parks and Recreation Parks Needs
Assessment Plus (PNA-), Los Angeles County, CA
Gateway Cities Sustainable Communities Strategy, Los Angeles, CA
Los Angeles Great Streets Corridors Urban Design and Outreach Service,
Los Angeles, CA
Los Angeles Housing Element, Los Angeles, CA
Metro 1-710 Major Corridor Study and Corridor Project EIR;EIS,
Los Angeles County, CA
Broad\riay/Manchestor Equity Project, Los Angeles, CA
Long Beach Economic Partnership Strategic Plan, Long Beach, CA
Commerce Green Zones Working Group and Action Plan. Commerce, CA
Engage MoVal Outreach Toolkit, Moreno Valley: CA
C;it'v Of EI SeCIU idO Gs, anal Elan Land Use Elemera Update 21
EDUCATION
» MUP, University of California,
Los Angeles
>> BS, Urban and Regional
Planning California State
Polytechnic University,
Pomona
PROFESSIONAL AFFILIATIONS
. •.
TEACHINGS
>> Adjunct Professor, Department
of Urban and Regional
Planning, California State
Polytechnic University,
Pomona
Agreement No. 7199
Jose M. Rodriguez
With extensive experience spanning over two decades, Jose M. Rodriguez
is a seasoned manager of advanced planning projects who excels in leading
community engagement and outreach programs. His expertise includes
managing a wide range of planning projects such as general plans, housing
elements, specific plans, zoning ordinances, objective design standards, and
guidelines Jose has also helped numerous cities adopt certified housing
elements that satisfy the Regional Housing Needs Assessment requirements,
utilizing Geographic Information System (GIS) to pinpoint suitable housing
sites. He has a track record of developing both focused and comprehensive
zoning ordinances and development codes, and is currently aiding the City
of Whittier in preparing their objective design standards and focused zoning
code amendments. Additionally, Jose is providing his expertise to other cities
in preparing zoning amendments to address the 6th Cycle Housing Element
implementation programs.
As Director of MIG GIS Services, Jose specializes in land use analysis and
zoning map updates, having successfully updated the land use and zoning
maps for the cities of Paramount and Montebello, converting their outdated
maps to parcel -specific GIS maps. His most recent project involves assisting
municipalities in Contra Costa County to create an online GIS map that
identifies 6th Cycle Housing Element sites and their proximity to high -quality
transit corridors.
SELECTED PROJECT EXPERIENCE
Whittier General Plan Update and Planning Services, Whittier, CA
Santa Fe Springs General Plan Update and Target Zoning Code
Amendments, Santa Fe Springs, CA
Long Beach Land Use Element, Long Beach, CA
Signal Hill Environmental Justice and Environmental Resources Elements,
Signal Hill, CA
" Walnut General Plan Update, Walnut, CA
Compton General Plan, Compton, CA
Paramount Housing, Safety, and Environmental Justice Elements,
Paramount, CA
Commerce General Plan and Zoning Update, Commerce, CA
Desert Hot Springs General Plan Update, Desert Hot Springs, CA
Santa Ana General Plan Technical Studies and Zoning Code Update,
Santa Ana, CA
11 Burlingame General Plan and Zoning Ordinance, Burlingame, CA
Montebello GIS Zoning Map Services, Montebello, CA
" Lakewood Parks, Recreation, and Community Services Long -Range Plan,
Lakewood, CA
22 City of El Segundo General Plan Land Use Element Update
14111LOIN i [*]►
BS, Urban and Regional
Planning, California
Polytechnic State University,
Pomona
Agreement No. 7199
CJ Davis is a highly skilled urban designer with an in-depth knowledge of
smart growth principles and sustainability concepts. With over 15 years of
experience designing small- and large-scale streetscapes, specific plans,
land use alternatives, and community theming, CJ excels at graphically
representing complex concepts in a meaningful and understandable manner
for public and private agencies, and community residents. He is well versed
in all forms of graphic communications from design vignettes and conceptual
sketches to intricately detailed renderings and 3D models. His interpersonal
and problem -solving skills enable him to coordinate and communicate with
people from varied fields and backgrounds. He has extensive experience
planning, preparing, and executing materials that communicate effectively to
the public at community engagement activities.
SELECTED PROJECT EXPERIENCE
PROFESSIONAL AFFILIATIONS
Atascadero Objective Design Standards, Atascadero CA
u APA "
Grover Beach Objective Design Standards, Grover Beach, CA
Urban Land Institute >
Agoura Hills Objective Design Standards, Agoura Hills, CA
>` American Society of
San Carlos Objective Design Standards, San Carlos, CA
Architectural Illustrators
San Mateo Objective Design Standards, San Marcos, CA
Hemet Objective Design Standards, Hemet, CA
'>
Loma Linda Objective Design Standards, Loma Linda CA
»
Arcadia General Plan Downtown Study and Development Code,
Arcadia, CA
Duarte Town Center Specific Plan, Duarte, CA
Downtown Hawthorne Specific Plan, Hawthorne, CA
Flair Spectrum Specific Plan, El Monte, CA
Glendora Arrow Highway Corridor Plan, Glendora, CA
Laguna Beach Downtown Plan and Streets Closure Study,
Laguna Beach, CA
Lancaster Design Guidelines, Lancaster, CA
Downtown Joshua Tree Design Guidelines, Joshua Tree, CA
>
Redwood City Inner Harbor Specific Plan, Redwood City. CA
»
Tustin Downtown Commercial Core Plan, Tustin, CA
Euclid Ave and National Ave Master Plans, San Diego, CA
Poway Road Corridor Specific Plan, Poway, CA
"
Durango Main Avenue Streetscape Design, Durango, CO
'>
Downtown Area Plan, San Marcos, TX
City of El Seclundo 1 General Plan Land Use Element Update 23
EDUCATION
MURP, University of Southern
California
> BA, Public Affairs (Urban
Planning), University of
Southern California
Agreement No. 7199
Bob Prasse has extensive knowledge and expertise in urban planning and
environmental analyses. A college class on the economics of environment
peaked Bob's interest in the factors affecting the built environment, which
led to a 35+-year career working with public agencies and developers
throughout Southern California. With his analysis, communications, and
writing skills, Bob helps clients anticipate and adjust to changing conditions
while still meeting project goals related to development reviews, general
and specific plans, zoning ordinances, and entitlement services He has
managed, prepared, and processed CEQA and NEPA documentation
for a wide range of planning projects, including large-scale mixed -use
communities, public facilities, general plans, retail centers, and warehouses
logistics complexes
SELECTED PROJECT EXPERIENCE
Smoky Hollow Specific Plan EIR, El Segundo, CA
'> Santa Fe Springs General Plan EIR, Santa Fe Springs, CA
Whittier General Plan EIR, Whittier. CA
Clayton General Plan EIR, Clayton, CA
Monterey Park General Plan EIR, Monterey Park, CA
Cudahy General Plan EIR, Cudahy, CA
» Desert Hot Springs General Plan EIR, Desert Hot Springs, CA
Covina Town Center Specific Plan EIR, Covina, CA
Duarte Station ResidentialiTOD Specific Plan EIR, Duarte, CA
» Arrow Highway Specific Plan EIR, Glendora, CA
Duke Realty Logistics Warehouse EIR, Redlands area of San Bernardino
County, CA
Compton General Plan EIR, Compton, CA`
El Camino Bottling Plant EIR, Rancho Cucamonga, CA'
» PEMCOR Business Park EIR, Menifee, CA`
Westminster Gardens Transitional Retirement Community EIR,
Duarte, CA"
Clearwater Specific Plan and EIR, Paramount, CA`
Paramount Housing Element Negative Declaration, Paramount, CA
Azusa Housing Element, EIR Addendum, Azusa, CA
S. Alhambra Residential Condo IS/MND, Monterey Park, CA
Santa Ana Centennial Dog Park IS/MND, Santa Ana. CA
Condor Battery Energy Storage Facility Project ISSMND,
Grand Terrace, CA
`Work completed prior to joining N11G
24 City of El Seq_indo 1 General Plan Land Use Element'Jpdate
EDUCATION
MS, Master of Urban and
Regional Planning, California
State Polytechnic University,
Pomona
MA, Political Science,
Colorado State University
BA, Political Science, San
Diego State University
PROFESSIONAL AFFILIATIONS
» American Planning Association
Association of Environmental
Professionals
Cal Poly Pomona Graduate
Planning Student Association
Agreement No. 7199
Cameron Hile
Cameron Hilo is a Project Manager with over ten years of experience
providing CEQA services to Lead Agencies throughout southern California.
Cameron has experience performing CEQA project management, CEQA
analysis and documentation, CEQA public circulation. and CEQA noticing for
various residential. commercial, industrial, mixed -use, parks and recreation:
and utilities projects, as well as for program -level documents such as Specific
Plan and General Plan Updates. He has performed these duties in various
southern California municipalities. including: Commerce, Rosemead, Santa
Fe Springs, Whittier, Redlands, Garden Grove, Long Beach, Covina, Duarte,
Lynwood, Compton, Downey, Cudahy, Signal Hill, Baldwin Park, Temple City,
Pico Rivera, and Monterey Park. Cameron has also performed Third -Party
Review of CEQA documentation for projects for several of these clients.
Finally, he has experience assisting Lead Agencies with AB 52 and SB 18
Tribal notification and consultation.
SELECTED PROJECT EXPERIENCE
Santa Fe Springs General Plan and Targeted Zoning Code Update EIR,
Upland, CA
Whittier General Plan Update EIR, Whittier, CA
Cudahy General Plan Update, Cudahy, CA
Compton 2045 General Plan Update EIR, Covina, CA
Garden Grove Focused General Plan Update and Zoning Amendment EIR,
Garden Grove, CA
• Rosemead Garvey Avenue Specific Plan EIR, Rosemead, CA
Covina Town Center Specific Plan EIR, Covina, CA
Goodman Commerce Center Cultural and Tribal Mitigation Monitoring,
Long Beach, CA
AltaMed Headquarters Rehabilitation Project ISiMND, Commerce, CA
Slauson Avenue Warehouse EIR Peer Review, Commerce, CA
Lynwood Farms Cannabis Cultivation Project Categorical Exemption,
Lvnwood, CA
Downey Parks and Recreation Parks Renovation Categorical Exemptions,
Downey, CA
Madera at Citrus Trail Residential Project ISiMND, Redlands, CA
American University of Health Sciences Campus Master Plan Update IS;`
ND: Signal Hill, CA
Dalewood Street Hotel Renovation Project ISilv1ND, Whittier, CA
San Gabriel River Parkway Industrial Project IS%MND, Pico Rivera, CA
338-410 South Alhambra Avenue 64-Unit Condominium Project IS/MND,
Monterey Park, CA
Cit,; Dr El Segundo General Flan Land Li:e Eleme.nr Update 25
EDUCATION
» BS, Natural Resource
Management, Cook
College, Rutgers
University, New Jersey
Agreement No. 7199
Christopher Dugan's knowledge of local, state, and federal environmental
regulations contributes to the successful preparation of required
documentation and appropriate mitigation measures. His undergraduate
studies drew him to investigate how human development affects people
and the planet. His specialization in air quality, noise, and greenhouse
gases ensures that development proceeds in a responsible manner to
protect critical resources. Christopher skillfully takes complex information
from engineers, scientists, and other data sources and conveys it in a way
that is meaningful and helpful for decision -makers and the public. He uses
the latest technology to make the process more efficient, accurate, and
comprehensive —resulting in better outputs as well as enhanced reporting
and presentation. Christopher has developed and tailored emissions
inventories using CalEEMOD, EMFAC, OFFROAD, among others; performed
screening and refined dispersion modeling (e.g., SCREEN and AERMOD);
and developed mitigation measures to control and reduce stationary,
area, fugitive, and mobile source emissions. Given that air and noise
resources are essential quality of life factors, he is committed to delivering
independent, objective analysis, and consultation that enable clients to
make the best choices from environmental, regulatory, and community -
based perspectives.
SELECTED PROJECT EXPERIENCE
City of Garden Grove Focused General Plan Update EIR,
Garden Grove, CA
City of Whittier General Plan Update EIR, Whittier, CA
City of Santa Fe Springs General Plan Update EIR, Santa Fe Springs, CA
City of Monterey Park General Plan Update EIR, Monterey Park, CA
City of Desert Hot Springs General Plan Update EIR,
Desert Hot Springs, CA
City of Cudahy General Plan Update EIR, Cudahy, CA
Smoky Hollow Specific Plan Program EIR, El Segundo, CA
' Covina Town Center Specific Plan Program EIR, Covina, CA
Arrow Highway Specific Plan Program EIR, Glendora, CA
26 City of El Segundo 1 General Plan Land Use Element Update
EDUCATION
» BSc, Atmospheric Science,
University of California, Davis
Agreement No. 7199
Phil Gleason
Phil Gleason has supported MIG's Air Quality, Greenhouse Gas, and Noise
Services business for the last eight years. He is well versed in many aspects
of environmental analyses, but specializes primarily in air quality, greenhouse
gas (GHG), and noise analyses for environmental documents prepared
pursuant to the California Environmental Quality Act (CEQA) and the National
Environmental Policy Act (NEPA).
Phil has in-depth knowledge of the data sources and calculations CalEEMod
uses to estimate air quality and GHG emissions, as well as the proper
methodology for inputting values into the model, and can evaluate atypical
construction scenarios using emission factor databases, such as EMFAC and
OFFROAD. He is also versed in the preparation of potential human health risk
assessments associated with receptor exposure to toxic air contaminants using
dispersion models (e.g., AERMOD) and guidance issued from local air districts
and the California Office of Environmental Health Hazard Assessment. Phil has
conducted ambient sound monitoring at sites smaller than an acre and larger
than 10,000 acres. He often uses FHWA's Roadway Construction Noise Model
(RCNM) and Traffic Noise Model (TNM) for estimating construction and traffic
noise levels, respectively.
SELECTED PROJECT EXPERIENCE
Smoky Hollow Specific Plan EIR, El Segundo, CA
i
Covina Town Center Specific Plan EIR, Covina, CA
Alexan Foothills Specific Plan EIR, Monrovia, CA
> Duarte Station Specific Plan EIR, Duarte, CA
Monterey Park Focused General Plan Update EIR, Monterey Park, CA
Cudahy General Plan Update: 2040 EIR, Cudahy, California
Whittier General Plan Update and EIR, Whittier, CA
Garden Grove Focused General Plan Update and EIR, Garden Grove, CA
'> Santa Fe Springs General Plan Update and EIR, Santa Fe Springs, CA
Desert Hot Springs General Plan EIR, Desert Hot Springs, CA
Burlingame General Plan Update EIR and Climate Action Plan, Burlingame, CA
Marin County Housing and Safety Element Update EIR, Marin County, CA
City of San Carlos General Plan Housing and Safety Element Update,
San Carlos, CA
Redwood City General Plan Housing and Safety Element Update,
Redwood City, CA
City of El Segundo 1 General Plan Land Use Element Update 27
EDUCATION
>N Leadership Long Beach
Institute Class of 2022
Master of Urban & Regional
Planning California State
Polytechnic University,
Pomona, CA 2007
Bachelor of Arts, Music,
Wesleyan University,
Middletown, CT 1999
REGISTRATIONS/AFFILIATIONS
Agreement No. 7199
Michael Kennedy, AiCP, LEED AP
Michael Kennedy is a Principal with Fehr & Peers and Office Leader for their
Long Beach office that serves clients in the South Bay and Gateway Cities
regions. Michael's practice areas include project management for CEQA
transportation impact analyses, General Plans, parking studies, and transit
and active transportation planning and design. He has worked in the South
Bay for nearly two decades with work spanning these practice areas. Michael
is Fehr & Peers' Principal in Charge for our on -call contract with the City of
Hermosa Beach, our on -call contract with the City of Long Beach, focusing
on the delivery of PS&E for multiple bikeway corridors, developing a data
strategy for the Department of Public Works, and updating the City's collision
analysis%roadway safety planning, He has worked on mobility planning / traffic
engineering design projects across many coastal communities including the
Cities of Hermosa Beach, Redondo Beach, Manhattan Beach, Los Angeles,
Dana Point, and Marina del Rey (County of Los Angeles).
SELECTED PROJECT EXPERIENCE
El Segundo Downtown Specific Plan, El Segundo, CA, Fehr & Peers led the
development of mobility and parking recommendations within Downtown
El Segundo. The parking study and recommendations involved both on and
off-street supply and demand throughout the mixed -used project area. In
addition to the Shared Parking Model analysis, the parking study included
comparison of parking rates with other cities in the region, and the evaluation
of net change in on -street parking supply based on proposed roadway
modifications.
�> American Institute of Certified
PLAN Redondo General Plan Update & EIR, Redondo Beach, CA. As a
Planners (AICP)
subconsultant, Fehr & Peers is working with the City of Redondo Beach on
the update to the City's Land Use Element to analyze how transportation
Leadership in Energy &
performance will be affected by the City's land use vision, in order to identify
Environmental Design
how land use decisions can help reduce vehicle trips and limit increases to
Accredited Professional
traffic congestion. Fehr & Peers prepared the transportation impact analysis
(LEED AP)
for the EIR including the VMT impact analysis and we developed a citywide
traffic model to analyze nearly every intersection in the City for level of
service and vehicle queueing associated with different land use scenarios.
Fehr & Peers also prepared a transportation evaluation of the potential
effects of the City's Accessory Dwelling Unit ordinance update.
Artesia Aviation Corridor Area Plan Parking Implementation Plan, Redondo
Beach, CA. Building on existing parking data collection and analysis,
Fehr & Peers developed a shared -parking model to be used to estimate
future parking needs on the corridor and to develop off-street parking
ratios appropriate to the City's organic development vision. Fehr & Peers
developed and evaluated mobility strategies for the corridor to enhance
pedestrian, bicycle, e-scooter, transit connections, as well as curbspace
management.
On -Call Transportation Planning & Traffic Engineering Services, Hermosa
Beach, CA. Fehr & Peers is serving the City of Hermosa Beach on multiple
on -call transportation planning & traffic engineering task orders spanning
CEQA transportation impact analyses, monitoring evolving travel demand
patterns in the City, and traffic engineering design. Michael is Principal in
Charge of the on -call contract.
28 City of El Segundo General Plan Lard Use Element Update
EDUCATION
Master of Arts, Urban
Planning, University of
California, Los Angeles
Bachelor of Arts, Political
Science, University of
California Los Angeles
REGISTRATIONS
American Institute of Certified
Planners (024917)
Agreement No. 7199
Miguel Wifiez, AICP
Miguel Nuriez, AICP, has over 17 vears of experience in transportation
planning. specializing in areas of expertise in pedestrian and bicycle planning,
complete streets, and multimodal planning. Miguel managed Fehr & Peers
efforts on the 1-710 Livability Initiative, the Downey Active Transportation Plan,
the People St Evaluation effort, the Huntington Park Complete Streets Plan.
and General Plans for the Cities of Cudahy, Whittier, and Carson, all focused
on implementable improvements and strategies for enhancing mobility and
safety for all road users, Through his experience working on projects with a
multimodal emphasis, complex and controversial traffic impact studies, and
numerous regional transportation plans. Miguel has helped a wide range of
communities expand transport options for their stakeholders. He has managed
pedestrian safety assessments throughout California and presents at industry
conferences on emerging and innovative multimodal practices.
SELECTED PROJECT EXPERIENCE
Downtown (PD-30) & Shoreline (PD-6) Specific!Visioning Plans, Long
Beach, CA. Fehr & Peers, as part of two multidisciplinary teams is leading
the development of mobility and parking policies, strategies, and project
concepts for both the Downtown Specific Plan (PD-30) and the Shoreline
(PD-6) Visioning Plan, as well as the CEQA transportation impact studies
for both plans. The Downtown Specific Plan update and its accompanying
environmental impact report (EIR), will plan for and environmentally clear
the next phase of Downtown's growth. Similarly, the Downtown Shoreline
Village Plan update will adapt the plan to the next decade-- of growth. Fehr
& Peers will play the same role as under PD-30, including mobility concept
development and CEQA clearance, with particular emphasis on mobility
and transportation connections between the two plan areas, and enhancing
flexibility and adaptability within the street network to serve important events
(e.g. Olympics, Grand Prix) while better serving day to day mobility needs.
City of Cudahy General Plan, Cudahy, CA. Fehr & Peers assisted a team
with the Circulation Element of the General Plan for the City of Cudahy; and
documented and analyzed existing station area transportation conditions
through a review of circulation patterns and available data from previous
and ongoing projects. Fehr & Peers also supported the team in the mobility
components of the CEQA checklist. Miguel was the Project Manager.
Carson General Plan and SB743 Implementation, Carson, CA. Fehr & Peers
is assisting the team with the Carson 2040 General Plan Update. This project
is underway and the team is working to complete the Circulation Element
and CEQA analysis, with particular attention to reducing vehicle miles
traveled (VMT), enhancing multi -modal transportation and facilitating goods
movement in the City of Carson.
Whittier General Plan and SB 743 Implementation, Whittier, CA. Fehr &
Peers assisted the team with the Envision Whittier General Plan Update The
team worked to complete the Circulation Element and CEQA analysis, with
an emphasis on leveraging the future L Line (formerly Gold Line) Station,
capturing opportunities to make travel more efficient with new development
reducing vehicle miles traveled (VMT), enhancing multi -modal transportation
and facilitating the movement of people in the City of Whittier. Miguel served
as Project Manager
0tv ol, EI Segundo Gsnerai Plan Land Use Element Update 29
EDUCATION
IN University of Southern
California, Master of Planning
Northeastern University, B.S.
Business Administration,
Marketing
CERTIFICATIONS/AFFILIATIONS
» Roadway Safety Professional,
Level 1, Certification ID: 723
> Member, ITE Safety Council
PRESENTATIONS AND
PUBLICATIONS
Institutionalizing the Safe
System Approach in Local
Road Sofet,v Plans ITE
Technical Brief (2023),
presented at ITE Spring
Conference (2022) and
national ITE webinar (2023)
IN A Safe System Approach to
Speed Limit Setting Caltrans
Technical Report (2023)
California Statewide Guidance
on High Injury Networks
- a report of the CA SHSP
Pedestrian Challenge Area
Committee (2021)
Integrating the Safe System
Approach with the Highway
Safety Improvement Program
— FHWA report (2020)
Agreement No. 7199
Emily Finkel, RSP1
SENIOR ASSOCIATE I FEHR & PEERS
Emily Finkel is a Senior Associate in the Long Beach office of Fehr & Peers and
a senior leader of the Fehr & Peers Safety Discipline Group, She has managed
more than a dozen recent safety planning projects throughout California and
the Southwest, including Vision Zero, Local Road Safety Plans, and Systemic
Safety Analysis Reports. Emily has supported several safety planning clients in
successfully securing millions of dollars for safety improvements through the
Caltrans HSIP and USDOT SS4A grant programs Emily has worked throughout
the South Bay, including projects in Carson, Gardena and El Segundo; and for
the South Bay Cities COG. She teaches transportation planning analysis in the
graduate Urban Planning program at USC.
SELECTED PROJECT EXPERIENCE
El Segundo Local Travel Network Pilot, El Segundo, CA. Fehr & Peers
developed plans and engineering designs to support the City of El Segundo
in the implementation of the first phase of the Local Travel Network. Work
included wayfinding sign design and fabrication support, sign placement
and installation support, and engineering design for NEV parking spaces.
The wayfinding signs draw from the South Bay Cities Council of Government
branded wayfinding "playbook", created by Fehr & Peers, featuring the
SBCCOG LTN "turtle" icon and destination -confirmation supplemental signs,
Emilv was the Associate -In -Charge for this effort.
Irvine Sustainable Mobility Plan, Irvine, CA. The Sustainable Nobility Plan
builds on the recommendations from other plans and describes the City
of Irvine's firm commitment to implement sustainable mobility projects.
Fehr & Peers led the development of the SMP by evaluating the near -term
feasibility of previously planned projects: identifying potential opportunities
for new and improved transportation options including protected bikeways
and mobility hubs; and providing a concise list of actions for immediate and
Iona -term implementation. The study aims to increase the use of transit,
walking, and bicycling and to help reduce vehicle miles traveled and
associated emissions.
Long Beach Vision Zero Technical Analysis Update, Long Beach, CA. Fehr
& Peers is updating the City of Long Beach high injury network and collision
trend summaries from the Safe Streets Long Beach plan using the latest
2017-2021 data Fehr & Peers is also incorporating a proactive approach to
safety by performing a systemic risk analysis to understand key roadway and
contextual factors present in the most common and severe collision types
in the city. The results of the analysis will be summarized in an online data
dashboard to allow the City of Long Beach to visually display and summarize
collisions based on roadway and contextual factors. Emily is the Associate -In -
Charge for this effort.
Los Angeles Vision Zero 2.0 Technical Analysis, Los Angeles, CA. Los
Angeles was one of the first national leaders in adopting a Vision Zero goal
in 2015, Now, LADOT will be one of the first agencies to usher in an era of
"Vision Zero 2.0" in refining and improving their program. Fehr & Peers is
supporting LADOT in a comprehensive update to their initial Vision Zero
technical analysis, originally completed 20,15-2017. With several Vision Zero
projects having been implemented five or more years ago, LADOT and Fehr
& Peers will partner to evaluate successes and failures, reestablish priorities,
and double down on what is proven to work best in improving road safety.
30 C;tv or EI S e q u n d Genefel Plan Land Use Element U,odat:
Agreement No. 7199
Alex Melaragno, PE
ENGIIN IEIEIE?1II::'LANNEIR I IEEIIIR & PEERS
Alex is a transportation engineer. 'planner in the Long Beach office. He
has technical and qualitative experience in land use planning. transit
planning, multimodal operations, and parking, among other topic areas.
Alex's experience with land use planning extends across various uses,
encompassing residential, commercial, industrial, and special event
purposes. He is currently the Project Manager for the Fehr & Peers team on
the ongoing WSAB-Cudahy Strategic Visioning Implementation Plan.
SELECTED PROJECT EXPERIENCE
El Segundo Downtown Specific Plan, El Segundo, CA. Fehr & Peers
EDUCATION
led the development of mobility and parking recommendations within
Downtown El Segundo, Alex prepared and calibrated the ULI Shared
Master of Urban Planning,
Parking Model to inform a parking study and projected future parking
Transportation, University of
needs for the specific plan area, based on expected land use changes.
Southern California
The parking study and recommendations involved both on and off-street
supply and demand throughout the mixed -used project area. In addition
Bachelor of Science,
to the Shared Parking Model analysis, the parking study included
Environmental Engineering,
comparison of parking rates with other cities in the region, and the
University of Central Florida
evaluation of net change in on -street parking supply based on proposed
roadway modifications. Alex was the Project Manager and led the
REGISTRATIONS
parking analysis
> Engineering Intern (E.I.)
Artesia -Aviation Corridors Area Parking Implementation Plan, Redondo
Beach, CA. Fehr & Peers led the development of mobility and parking
management strategies for the Artesia -Aviation Corridors Area Plan.
Alex conducted a best practice review of parking policies to optimize
supply on a commercial corridor. The review included a collection and
comparison of minimum parking requirements from comparable coastal
and Southern California cities.
El Segundo Local Travel Network Pilot Implementation, El Segundo,
CA. Fehr & Peers identified 50 sign locations along the South Bay Local
Travel Network in El Segundo for a pilot wayfinding implementation.
Signage types featured. The signs featured the South Bay Cities Council
of Governments LTN "turtle" icon as well as gateway and destination
supplemental signs. Most signs were implemented along the City's
primarily residential street grid. Another portion of the LTN Pilot included
the implementation of neighborhood electric vehicle (NEV) parking at key
locations around the City, including at City Hall and the Public Library.
Alex was the Project Manager for the LTN signage implementation
WSAB-Cudahy Strategic Visioning Implementation Plan, Cudahy, CA.
Fehr & Peers is a sub to City Fabrick on the development of the West
Santa Ana Branch -Cudahy Strategic Visioning Implementation Plan
(Cudahy SVIP). Fehr & Peers will lead the development of equitable
mobility goals and metrics, placemaking in the transportation realm
recommendations, wayfinding signage locations, 3 list of transportation
stakeholders, walk audits, transportation -related community engagement
activities, and support the development of a community preservation
study Alex is the Project Manager for the Fehr & Peers team.
--;tv of El Sc-,-undo General Plan Lana Jse Element U•odate 31
EDUCATION
Master of Arts, University of
Arizona
> Bachelor of Arts, Villanova
University
AFFILIATIONS
> CALED Board of Directors
(Advisory Board)
TEACHING
California Association for Local
Economic Development's
Accredited CA Economic
Developer Program
Basic Pro Forma and
Advanced Pro Forma Class,
CRA's Redevelopment Institute
» Real Estate Finance and
Development Pro Forma class,
American Planning Association
California Chapter annual
conference
California State University at
Fullerton Instructor, Geography
Department
Agreement No. 7199
Kevin Engstrom
Kevin Engstrom is a Senior Principal in the Los Angeles office of Keyser
Marston Associates, Inc. For over 25 years he has provided public and
private clients with real estate and financial expertise, Kevin has provided
public and private clients with real estate and financial expertise, including:
market and financial feasibility studies, fiscal impact analyses, economic
revitalization consulting, financial modeling, developer selection and
disposition consulting,
Kevin is evaluating market opportunities for commercial and residential
development at CSU Fullerton and Sacramento State. Other projects
include market/financial/fiscal evaluation of the West Gateway in Long
Beach; market study for the Little Arabia Corridor in Anaheim; market study
for the City of Newport Beach residential development opportunities; fiscal
impact analysis of a proposed annexation in Palm Desert
SELECTED PROJECT EXPERIENCE
Land Use Strategies/Market and Feasibility Studies. During his tenure
at Keyser Marston, Kevin has conducted a number of market and
feasibility studies for cities throughout California. For these analyses
Kevin assessed current market conditions: projected future demand
for residential, retail, office, industrial and hotel development; tested
the financial feasibility of prototypical projects; prepared fiscal impact
projections for alternative development scenarios: and created
implementation strategies. Projects have included general plan updates,
specific plans. master plans, corridor studies, economic development
strategies and highest and best use analyses These studies have
occurred throughout Orange, Los Angeles, Riverside, San Bernardino,
Ventura, Santa Clara, Butte, San Diego and Fresno counties.
Asset Management/Disposition Consulting. In addition, Kevin has
consulted in all areas of the disposition process for surplus properties
for public agencies. His experience includes project planning, preparing
and evaluating Requests for Proposals and Qualifications. developer
selection, negotiation support and financial feasibility analyses for cities
throughout the State including Los Angeles, Anaheim, Brea, Glendale,
Long Beach, Poway, Pasadena, Redondo Beach, Rancho Mirage, San
Juan Capistrano and Monterey Park. In addition, he has negotiated
ground leases, including extensions, for retail, office and hotel projects in
cities throughout Southern California
Market and Financial Services for Hotel Projects. Kevin has provided
consulting services for over 125 hotel projects throughout California,
including the Olympic North Hotels, Pico Fig Hotels, Anaheim Westin.
Beverly Hills Montage, Huntington Beach Grand Hyatt, Anaheim
Doubletree and the Glendale Embassy Suites. The analyses include
market assessments, financial feasibility analyses. public revenue
projections, reviewing EB-5 financing strategies and developing financial
assistance programs.
32 City of El Segundo � General Plan Land Use Ele.men- Undate
EDUCATION
MBA and MURP, University of
California, Los Angeles
BA, History, University of
California, Los Angeles
TEACHING
Courses related to
Disposition and Development
Agreements, the Developer
Selection Process, Advanced
Affordable Housing, and
Inclusionary Housing
Guest lecturer at the UCLA
Anderson School of Business;
the USC and UCLA Planning
Schools; and the California
State University, Long Beach,
Public Administration School
PRESENTATIONS
» League of Cities conferences
American Planning Association
conferences
Agreement No. 7199
Kathleen H. Head
Kathleen Head is the President of Keyser Marston Associates, Inc.. the
Managing Principal of the Los Angeles office, and the manager of the
firm's affordable housing practice. Kathe joined the firm in 1983 During her
tenure at Keyser Marston, Kathe has assisted more than 100 public sector
clients throughout California and has also represented several clients
in other western states. A representative sample of clients that she has
assisted includes El Segundo, Long Beach, Beverly Hills, Culver City, Los
Angeles, Pasadena, Claremont, Whittier, Anaheim and Huntington Beach.
SELECTED PROJECT EXPERIENCE
Disposition of Publicly Owned Property. Kathe advises clients on
disposition strategies for properties that are subject to the Surplus Land
Act. She assists jurisdictions with services including interacting with
HCD; preparing developer solicitation documents; evaluating proposals;
participating in the interview process and assisting in the transaction
negotiations.
" Development Agreements / Entitlement Strategies. Kathe assists clients
in the creation of specific plans, downtown plans, and incentive zoning
programs. As part of this process, she assists jurisdictions in preparing
value enhancement analyses to be used as one metric in the imposition
of community benefits requirements on properties being considered for
zoning modifications.
Public/Private Commercial Development. Kathe is recognized as an
expert in real estate advisory services related to public/private joint
development transactions. She has assisted public sector clients
throughout Southern California in the analysis and implementation of
commercial, office, industrial, hotel and mixed -use projects. Kathe's role
in the disposition of properties includes proJect planning; preparation
of requests for qualifications and proposals; developer selection; and
transaction structuring.
Affordable Housing Programs. Kathe assists clients in structuring a wide
variety of affordable housing projects, with transactions ranging from the
complex leveraging and layering of multiple funding sources for multi -
phased mixed -use projects, to the simple acquisition and rehabilitation
of single buildings. Her involvement with projects ranges from the initial
creation of RFQ/P's for developer solicitation, to the negotiation and
implementation of the Affordable Housing Agreement that will guide the
development.
Citv of El Sequndo General Plan Land Use Element Update 33
EDUCATION
Master of Arts and Bachelor
of Arts, Geography, California
State University, Fullerton
`> Geographic Information
Systems (GIS) certificate,
California State University,
Fullerton
Agreement No. 7199
Ryan Tuong An Koyanagi
Ryan Tuong An Koyanagi is an Associate in the Los Angeles office of
Keyser Marston Associates. Since joining the firm in 2022, Ryan has
provided a variety of public and private sector clients with real estate
economic analysis for affordable housing, inclusionary housing and
adaptive reuse projects. He has worked on projects in Los Angeles,
Orange, Riverside and San Bernardino counties, as well as the Bay Area.
Ryan conducts market and demographic research for real estate projects,
evaluates developer responses to RFPs, and determines financial gap and
land reuse valuation for agency assistance to affordable housing projects.
Ryan performs market and demographic analysis for redevelopment
projects and general/specific plan updates, evaluating historic and
projected performance for different land uses and surveying brokers,
developers, property owners and other real estate professionals. Ryan has
recently performed market analyses for the Cities of Long Beach, Anaheim,
Newport Beach, and the California State University system.
Ryan performs a variety of analyses in support of affordable housing
development, including financial gap, land reuse valuation, subsidy layering
reviews, and drafting and evaluating RFP/Qs for affordable housing
development. Ryan has recently performed affordable housing financing
analyses for the Cities of Alhambra, Anaheim, Santa Ana and Long Beach,
SELECTED PROJECT EXPERIENCE
Market Analyses for General Plan Updates in the cities of Chino and
Newport Beach, specific projects and corridors such as the Brookhurst
Corridor (Little Arabia) in Anaheim, the West Gateway Entrada and
Belmont Pier redevelopment projects in Long Beach, and has evaluated
market opportunities for student and faculty/staff housing for CSU
campuses at Fullerton, Sacramento, San Jose and Chico.
Fiscal Impact Analyses for the cities of Santa Ana and Palm Desert
Inclusionary Housing Programs for the cities of Monrovia, Redlands and
Santa Cruz
34 City of El Seq_Wdo General Flan Land Use Ele 1F Ur•date
d. Questions/Responses to the Scope of Services
Project Understanding
Over the past six years, the City of El Segundo has
revisited land use policies to react to evolving land
use trends and comply with State requirements to
accommodate regional, pent-up housing demand.
Working with MIG, the City amended the Smoky Hollow
Specific Plan (which MIG comprehensively updated
in 2018) to expand the uses allowed within this iconic
industrial district. Five months ago, the City adopted a
new plan for Downtown to reinvigorate the city center. In
January of this year, the City achieved Housing Element
certification after completing a rezoning effort. This
work, together with lingering effects of COVID-19 on how
people work and shop, have identified for City leaders
the value of holistically examining land use policies
through a comprehensive General Plan Land Use
Element update. This effort will produce an overarching
framework for the entire community and ensure that all
areas of El Segundo receive the same comprehensive
planning and attention. The 30-year-old Land Use
Element no longer addresses today's challenges and
opportunities. Updating the Land Use Element ensures
that future development is sustainable and responsive to
contemporary needs and trends.
MIG prepared the Smoky Hollow Specific Plan in 2018
and subsequent focused amendment to stimulate
development activity and encourage revitalization of
incubator industrial and office space.
EL SEGUNDO'S VISION
With over 30 years since the last comprehensive Land
Use Element update, a refined vision is needed to guide
El Segundo's growth for the next 20 years and beyond.
While the current Land Use Element provided a good
foundation for retaining the characteristics that have
defined El Segundo for decades, it does not respond to
evolving economic and workplace trends nor the rapid
technological and societal changes affecting how people
work, shop, enjoy leisure time, and move around.
Updating the Land Use Element is a particularly
significant endeavor because the entire community
will come together to shape a new vision. The City,
strategically located near Los Angeles International
Airport, major freeways and highways, and a commuter
rail line, and with an abundance of diverse employment
hubs, presents a unique set of challenges. Residents
deeply value the small-town feel they have always
known, even as high housing demand puts pressure on
the community. Complicating this, external forces such as
economic shifts, regulatory changes, and the impacts of
climate change are largely beyond the City's control. The
challenge ahead will be finding a way to balance these
pressures while preserving the community's identity.
The State Theatre, originally opened in 1921 as a
live performance venue for employees of the nearby
Standard Oil Refinery, transformed into the Old Town
Music Hall in 1968.
City of El Segundo I General Plan Land Use Element Update 35
The Mattel Corporation has deep roots in El Segundo
and continues to expand. Earlier this year the company
purchased a 168,000-square-foot building just down the
street from the original headquarters.
El Segundo is centrally located and minutes away
from LAX, the 105 and 405 freeways, NITA bus depot,
and three Metro Line rail stations. Any land use policy
changes near these rail lines will be carefully evaluated
to enhance accessibility and support transit -oriented
development.
STRONG JOB MARKET
El Segundo is a thriving employment hub that has shown
resilience during economic downturns largely due to
its diverse industry mix and large anchor companies
such as the Chevron Refinery, Los Angeles Air Force
base, and aerospace companies such as Raytheon and
Boeing.
El Segundo has also emerged as a member of Silicon
Beach, a geographical classification for the coastal
region of Los Angeles home to over 500 tech startup
companies and where Google, Yahoo!, Microsoft, and
YouTUbe have offices.
The City's location, existing infrastructure, and supportive
business environment are expected to continue
attracting more companies and jobs in the coming years.
According to 2024 SCAG forecast data, El Segundo's
employment base is projected to reach 62,400 by 2050.
and close to 60 percent of residents now have higher
education degrees, suggesting significant economic
growth and opportunity. As the employment base grows.
the City is likely to see an influx of businesses and
professionals, further fueling economic development.
According to the El Segundo 2021-2029 Housing Element,
in October 2020, the median sales price for single-family
homes, condos, and new homes was $1,466,00. Since
October 2019, the median home price in El Segundo has
increased by 674 percent.
However, this growth will also come with challenges,
such as the need for expanded housing, transportation,
and infrastructure to accommodate the increasing
population and workforce. Additionally, residents may
have expectations for high -quality public services and
amenities to match the needs of a more highly educated
and skilled population. Adaptive reuse of vacant office
and commercial spaces will be considered as part of
the updated vision as an opportunity to address the
near -term devaluation of office; retail, and commercial
properties due to behavioral and economic shifts
resulting from the COVID-19 pandemic El Segundo's
ability to manage this growth strategically will be key to
maintaining its appeal and ensuring long-term prosperity,.
ADDRESSING THE HOUSING CRISIS
In El Segundo, as in all Southern California; the interplay
of high home prices, low residential vacancy rates, and
a lack of vacant land has created a significant housing
crisis that impacts residents and communities, High
home prices make housing increasingly unaffordable for
many; particularly low- and middle -income families, while
low vacancy rates exacerbate competition for available
rentals, driving prices even higher. The scarcity of vacant
land limits opportunities for new housing, resulting in
a stagnant supply that cannot meet growing demand.
This high demand can displace long-term residents in
desirable neighborhoods. disrupting community ties.
36 C1ty c� E:I Sega-c o Ga[-al Flan Land Use Elernc:nt Uod,Dle
Agreement No. 7199
The City's sixth Cycle Housing Element includes plans to
meet its Regional Housing Needs Assessment (RHNA)
through overlays with densities of up to 85 units per
acre; a significant departure from the land use densities
outside of the Specific Plan areas. The new Land Use
Element must balance El Segundo's legal obligations
with the community's desire to shape its future, all
while protecting What makes the area special, such as
its single-family neighborhoods and small-town feel.
Urban design will play a crucial role in this process
by guiding the layout, scale, and aesthetics of new
projects, Pedestrian -friendly designs, green spaces,
and development patterns that reflect the community's
heritage will be essential for retaining community
character while accommodating necessary growth,
ENHANCING MOBILITY THROUGH LAND USE
PLANNING
The General Plan Land Use and Circulation Elements are
interconnected, as together they shape the. development
and functionality of a community. While an update to
the City's Circulation Element, last revised in 2004,
is not included in our scope of work, the new Land
Use Element can still enhance circulation and mobility
through various strategies. It can identify areas that
need improved connectivity and promulgate land use
development approaches that promote iTulti-modal
transportation while incorporating community input on
transportation priorities, The plan can include policies
addressing environmental considerations, promoting
accessibility and sustainable growth, and designating
areas for transportation infrastructure.
Additionally, urban design approaches can prioritize
complete neighborhoods and create walkable
environments that encourage community engagement
and accommodate the evolving needs of residents
and businesses, The land use strategies can integrate
existing and planned transit infrastructure, capitalizing
on the expansion of public transit options awhile also
addressing issues such as the first and last -mile gaps
The new plan should emphasize active transportation
modes like walking and biking, necessitating pedestrian -
friendly infrastructure, bike lanes, and trails,
REFLECTING COMMUNITY VOICES
No plan will succeed without broad -based community
support. The Request for Proposals identifies a robust
community engagement program that Will be integral to
the Land Use Element update, consisting of:
Up to 10 community meetings/events
Up to 10 City Council meetings
Up to five Planning Commission meetings
Two City Council hearings
One CEQA scoping meeting
Attendance and presentation at technical advisory
body meetings
Residents and the business community will have
the opportunity to attend in -person events, online
engagement, and the work sessions with appointed
and elected officials, lending their voices throughout
the program to shape El Segundo's path to continued
success.
Ci:v of '71 seuundc L._ 2r=1 Plar _and U• c., Elerrcr: Updat 37
Agreement No. 7199
Scope of Work
The MIG Team proposes this work program based on
your RFP and the Citv's desire for a Land Use Element
that reflects population trends, economic conditions,
and evolving land use practices, and that accounts for
current housing needs, addresses traffic congestion, and
responds to contemporary environmental concerns and
principles We have tailored this work program to meet
your schedule, with a three-phase approach designed
to ensure a comprehensive and inclusive process with
outcomes the community will embrace.
Our proposal stands out by offering a tailored,
community -driven approach that both addresses
immediate project goals and provides long-term growth
and sustainability through innovative, data -informed
solutions. Reflected in this scope of work is MIG's
approach to preparing tailored plans for each community
we work with. We employ "high touch, high tech"
methods and technologies to draw out diverse
community voices and craft compelling narratives
People respond readily to illustrative. intriguing stories,
and we use graphics and highly interactive tools to
create narratives for community conversations about
the future. MIG is nationally known for our innovative,
inclusive public engagement programs that reach
deep into the community. With our strong foundation
of communications, social marketing and engagement.
extensive local knowledge, multicultural competency,
and strategic know-how, MIG is uniquely positioned
to provide communications and outreach that will
increase community ownership in the project. For this
work program, we propose to use Esri StoryMap at all
stages to allow residents and the business community
to interactively stay abreast of the work and share their
ideas.
Equally important, the plans we create with client
communities are grounded in the economics of what will
work. For El Segundo, our team, led by the economic
experts at Keyser Marston Associates, will test several
land use alternatives that arise from the engagement
process to demonstrate the fiscal outcomes and what
combination of land use choices represent a sustainable
model for the future,
This scope of work has been crafted to achieve adoption
of the General Plan Land Use Element by June 2026. The
Request for Proposals includes a brief scope of services to
be performed. Our detailed scope largely reflects that work
plan, with modifications and additions based on our prior
experience.
Phase 1: Context & Vision
TASK 1: PROJECT INITIATION, MANAGEMENT, AND
COORDINATION
1.1 Project Kickoff Meeting and Tour
We will initiate the wort: program with a half -day, in -person
kickoff meeting and tour of El Segundo. This meeting will
provide an opportunity to:
Review and confirm the SOW and project schedule
Discuss project goals, opportunities, constraints and
overall vision
- Discuss available and relevant background information
and documents
Discuss the community engagement components and
approach
11) Tour El Segundo with City staff
The MIG Team will meet with City staff to kick off the
project and outline overall expectations and desired project
outcomes. Project schedule, refinements to the work scope,
and key project team roles will be discussed and confirmed
Prior to the kickoff meeting, MIG will coordinate with City
staff via Zoom (or similar platform) for attendance, site
touring, and other logistics. The MIG Team and City staff
together will tour key areas of El Segundo to document
conditions and discuss opportunities. The MIG Team will
have up to six staff people (MIG and subconsultants) attend
the kickoff meeting and tour; we will provide the agenda for
the day. The City will be responsible for developing the tour
route/stops and providing tour transportation.
The N1lG team will review existing documents, policies, and
programs relevant to the development of the new Land
Use Element. A review of existing documents and data
will provide a solid foundation, guiding the development
of policies that balance the needs of the community,
environmental considerations. and economic realities. City
staff and MIG will determine the list of documents to be
reviewed during the project kickoff meeting,
38 (;itv Of EI Segundo Plan Land Use Element Color::
Agreement No. 7199
WIN,
>
11 ..
Long Beach General Plan Land Use P/aceTypes
1.3 Base Mapping
MIG will collect and review available GIS data from the
City, including existing land use, General Plan land use
designations, zoning, existing housing units, jobs, and/or
non-residential square footage per parcel, street centerlines,
and County Assessor data. All information will be assumed
to be accurate and up to date. MIG, in coordination with the
City, will also define and format a series of base maps for use
throughout the Land Use Element update process. These
base maps will include existing conditions information such
as existing land use and zoning information. We will ensure
all maps have a uniform style, legend, and title block.
At the culmination of the project, MIG will provide the City
with the GIS maps and associated files developed during
the process. All GIS data and mapping prepared for the
General Plan will be developed consistent with City protocols
and data formats to ensure easy integration into the City's
information system upon project completion. City staff
will be responsible for providing GIS data, coordinating
on formatting and metadata protocols, and reviewing and
providing feedback on the base maps,
1.4 Client Meetings and Coordination
This task includes project managerent and coordination
(emails, calls, data transfers, etc.) with City staff
and the internal team, as well as regular invoicing,
scheduling, and budget management. The task assumes
birnonthlV meetings over the estimated 18-month
project timeframe. The schedule and frequency will be
confirmed during the project kickoff meeting but can
be adjusted as needed. The meetings will largely be
via Zoom or a similar platform, with in -person meetings
scheduled at key points. MIG will also be available
for occasional unscheduled calls to address various
plan topics ranging from refining the schedule and
outreach plan, strategizing about upcoming events or
milestone documents. The cost proposal also includes
an allowance for MIG internal project team meetings
between the project manager and other team members.
1.5 Ongoing Project Management
MIG will have the lead role managing the process
to ensure the project remains on schedule and
within budget. This task accounts for MIG's project
management and coordination with both City staff and
the subconsultant team, as well as regular invoicing,
schedule, and budget management. This task also
includes hours for project closeout activities.
Deliverables
Kickoff meeting agenda (PDF)
Revised scope of work (PDF)
General and detailed schedule (PDF)
•> Data collection checklist (Word)
Base maps (up to 4 maps) (GIS, PDF)
)> Coordination meeting agendas
Meetings
Kick-off Meeting (1)
Bimonthly Coordination Meetings
Assumptions
Project coordination and management budget
assumes an 18-month schedule: additional budget
will be requested for project coordination and
management if the schedule extends.
Ciz,V of El Segundo I General Plan Lard Use Element Update 39
If the City contact or project manager changes during
the project and necessitates more than one hour
of MIG staff time to reinitiate the project, this will be
considered extra services
If the MIG project manager changes during the
project, MIG will provide a thorough briefing and
update, limiting any additional time required by the
City to reinitiate the project to one hour.
The City will provide current and available GIS
data that is reasonably accurate for the purpose
of completing the project. The MIG Team will not
produce new GIS data for the existing General Plan
and zoning, The City will provide parcel data with
County Assessor information.
Following completion of the Land Use Element,
MIG will submit all project files to the City, including
all project -specific GIS data developed during the
process.
The MIG Team will conduct a thorough analysis of
existing conditions. This task will provide the dual
purpose of identifying key challenges and opportunities
for future growth and establishing the environmental
baseline for the Program EIR. Each section will
conclude with a summary of identified challenges and
opportunities to be addressed by the Land Use Element
update and include multiple maps relevant to each topic
area. The themes will cover the following areas:
2.1 Built Environment Existing Conditions
Technical Analysis
The Built Environment Existing Conditions Technical
Analysis will provide a detailed analysis of the City`s
residential neighborhoods, commercial areas, and
corporate and industrial business districts; it will examine
land use patterns on the ground and currently in the
General Plan. The analysis will conclude with a summary
of observations and considerations that will shape the
land use and urban design alternatives and policies in
the Land Use Element.
. .
Conditions Technical Analysis
Team member KIb1A will provide a comprehensive
analysis of El Segundo's current economic conditions,
along with relevant local and regional trends that may
impact the City's future. The analysis will provide a
comprehensive assessment to support the development
of the new General Plan land use plan and equip the City
with tools to address the rapidly evolving commercial.
residential, corporate office and aerospace industry
landscape. The analysis will connect these conditions to
broader local, regional, and national economic trends,
identifying opportunities for sustainable job growth
and ensuring the City remains competitive in emerging
growth sectors.
Based on the assessment of current market conditions,
KMA vjvill identify development opportunities and
constraints for these land uses throughout the City.
Specifically, KMA will:
Review existing market research prepared by or for
the City.
40 Clry of El Sagu1c10 General Plar; Land iUc;e- Element Update
Detail the residents' socio-economic characteristics in
the City and market area.
" Collect population, household and employment growth
projections for the City. market area and region.
Estimate business and employment by industry in the
Citv and market area.
Review existing employment and business patterns
in the County and the market area to gain an
understanding of the mix of jobs suited for new
development and the demand they could generate.
Summarize countyvvide employment patterns and
identify key industries with strong growth opportunities
Review real estate market conditions, including
sales prices, sales activity, absorption, current rents.
marketplace voids and recent' proposed developments
for commercial and industrial.
Review current retail sales in the City, market area. and
County.
Prepare a surplus/leakage analysis for the market area
to identify the type and scope of retail development
that could be supported.
Review sales prices for new and existing for -sale
residential in the market area.
Summarize current apartment rents, vacancy and
inventory by unit type and project quality level in the
market area.
Consider projected population growth and potential
development opportunities in the City.
Collect hospitality industry performance metrics
including average daily rate (ADR), occupancy and
Revenue Per Available Room (RevPAR) for the market
area
Contact brokers and developers active in the region,
as their insights are invaluable for assessing the
current and future market conditions
Identify 'trends and opportunities for residential
development.
Evaluate office market opportunities considering
existing inventory and future demand.
Provide insight into hotel development opportunities.
Identify opportunities for new industrial development.
Identify the scope and scale of supported retail
development.
2.3 Traffic and Mobility Existing Conditions
Technical Analysis
The Traffic and Mobility Existing Conditions Technical
Analysis, conducted by team member Fehrs & Peers, will
evaluate existing mobility and transportation conditions,
including the following:
Existing circulation for roadways, transit services,
bicycle networks, truck routes
Qualitative evaluation of existing pedestrian. bicycle,
transit, and vehicle netviork and facilities
Travel pattern comparison looking at commute trends
(using LEHD data)
VMT summary from SCAG Activity Based Model for
2024 baseline, based on the most recent RTP SCS
The analysis will conclude with a summary of mobility
issues and opportunities.
i.v of El Seaundc General ='!_gin Lan,- :Js; � Elr-.nie,,t U,odtite 41
Agreement No. 7199
Optional Task. Included as an optional task in the cost
proposal is a Traffic Operation Analysis. While a Level
of Service (LOS) analysis is not needed for the Program
EIR, the City may desire some amount of analysis to
inform the land use changes being considered The City's
existing General Plan included LOS analysis of 53 existing
intersections If the City desires an updated analysis of
intersections, Fehr & Peers can prepare an operational
analysis of intersections using new traffic data for existing
conditions. Existing intersection turning rnovernent counts
would be collected for the AM and PM peak periods for
a weekday for 12 intersections. The Traffic Operation
Analysis can also be used later in the project for volume
forecasts for tuture conditions that are based on the
land use element alternatives. The most cost-effective
approach would be for the City to select the highest trip
generation alternative and conduct an LOS analysis that
reflects the upper envelope of potential development to
provide a vvorst-case scenario analysis. Otherwise, each
alternative could be analyzed separately. Traffic forecasts
would then be developed based on the potential land use
changes with the Land Use Element Update. LOS analyses
for the intersections would cover the following scenarios:
Existing Conditions — using the collected traffic count
data.
Future Year With No Project Conditions — volume
forecasts using the existing land use and roadway
network for the current General Plan scenario.
Future Year With Project Conditions — volume forecasts
using the proposed land use and proposed roadway
network for the General Plan scenario,
The results of the operation analysis would be reported in
a technical memorandum
Existing2.4 GHG/Air Quality/ Noise Conclitio
Technical Analysis i
The GHG/Air Quality Noise Existing Conditions Technical
Analysis provides a baseline understanding of the
environmental challenges the City faces in these areas
and offers insights that can guide future planning efforts to
enhance the quality of life for residents. MIG will provide
a detailed assessment of the current environmental
conditions related to air quality, greenhouse gas
emissions, and noise levels. This task is detailed under the
Task 11, as the analysis will be one of the technical studies
for the EIR.
,E El Segundo Today: Existing Conditions
StoryMap Atlas
Based on review of the analysis listed above, MIG will
present a comprehensive look at the existing conditions
and their policy implications as an Esri Ar'cGIS Online
StoryMap atlas. The atlas will comprehensively and
concisely summarize conditions today that point toward
the Land Use Element vision and guiding principles to
be prepared. The atlas will be structured around four
overarching themes: land use, economic and fiscal
health, mobility and infrastructure, and environmental
quality and sustainability. The atlas will discuss how
these conditions shape the planning process,
The atlas will be presented as a GIS Storylv1ap rather
than as a traditional report. StoryMap offers an interactive
experience that allows users to explore data visually,
making complex information easier to understand. Users
can click on maps, zoom into areas of interest, and view
data layers, which provides a more engaging experience
than static charts and text in a paper report, Because a
StoryMap atlas combines maps, images, infographics,
and narrative text it can be used to convey information
in a visually appealing and straightforward way. The
StoryMap will be easily accessed online from any
device, making it more convenient for a wider audience;
including residents; businesses, and City officials A key
advantage to a StoryMap is that it can integrate real-time
or regularly updated data, offering more current and
relevant information. This is particularly beneficial for an
ongoing project like the update of the Land Use Element.
The StoryMap will be updated based on deliverables in
subsequent project phases.
During the project, the MIG Team will meet with City
staff to define the objective; intended audience, and key
messaging that should be included in the StoryMap. The
MIG Team will work with City staff to gather and organize
the multimedia content and spatial data that will be used
to support the StoryMap. The team will draft engaging
narrative text to orient the audience and highlight
kev messages and themes about the project. MIG will
provide an unpublished draft of the StoryMap, revising
this into final form based on one round of consolidated
City comments. Following the City's review of the
StoryMap and its content, the application will be tested
on different monitors, devices, and browsers to ensure
cross -platform accessibility.
42 City of EI Segundo GsrrraI Plan Land Use EIern_anI Uodare
Historic Whittier Boulevard Revitalization Program
StoryMap
Deliverables
Market and Fiscal Conditions Existing Conditions
Technical Analysis Report (KMA, PDF)
' Traffic and Mobility Existing Conditions Technical
Analysis Report (Fehr & Peers, PDF)
El Segundo Today: Existing Conditions Atlas Draft
Story Map (Esri ArcGIS Online StoryMap)
El Segundo Today: Existing Conditions Atlas Final
Story Map (Esri ArcGIS Online StoryMap)
Assumptions
The technical analysis reports prepared by KMA
and Fehr & Peers will be provided to the City in their
original forms, without further edits or formatting.
KMA will attend one in -person meeting and two virtual
meetings for this task.
MIG will submit an electronic draft of the Esri ArcGIS
Online StoryMap atlas to City staff for review. Upon
receipt of single comment document, MIG will
prepare the final StoryMap. The budget allows one
round of review.
MIG will maintain the content hosted within the
StoryMap during the project and will transfer the
content to the City at the end of the project to be
hosted on the El Segundo ArcGIS Online portal.
... R� llf
m„
i
y"
City of Downey Environmental Justice StoryMap
TASK 3: COMMUNITY ENGAGEMENT SERIES 7
In this first exploratory phase of community engagement,
we aim to uncover core concerns and priorities through
a series of meetings, events, and interviews Given that
the land use plan was updated over 30 years ago, it is
essential to rediscover the community's evolving needs
and desires. This phase will help identify how distinct
parts of El Segundo may have competing or shared
visions for the future. By gathering diverse input, we
can better reconcile these community perspectives
with the practical realities we face today, including real
estate development pressures, population growth, and
economic development trends This foundational phase
will shape the strategies for future engagement and
planning efforts_
3.1 Community Engagement Phan
MIG will develop a Community Engagement Plan
designed to raise awareness of the Land Use Element
update, encourage participation in planned activities,
and gather valuable community input to shape the
new Element. This strategy will clearly define the
goals and objectives of the engagement process and
identify key target audiences. The plan will also detail
proposed outreach activities, informational materials, and
strategies to effectively engage the community.
Cite of EI Segundo 1 General ?Ian Land Use Element l!pdate 43
3,2 City Leadership Interviews
At the outset of the project. MIG will conduct
one-on-one sessions with the City Councilinembers
(5), Planning Commissioners (5), City Manager (1), a
representative from the Public Works Department (1),
and a representative from the Economic Development
Department (1). These additional interviewees have been
identified due to the need to assess infrastructure and
service provision, as well as economic and fiscal issues
and concerns The interviews will be conducted via
Zoom.
We will prepare a summary memorandum highlighting
consolidated, unattributed comments and ideas.
To understand the unique perspective and identify
key issues or, concerns for the business. industry,
and real estate communities, MIG will facilitate up to
three affinity -based focus groups. During these focus
groups, expected to occur following the City Leadership
Interviews, participants will discuss issues or topics
relevant to their shared interests The focus groups
will be conducted via Zoom for ease of participation,
MIG will assist the City with identifying participants and
groups; City staff will be. responsible for invitations and
scheduling. The budget for this task assumes up to three
affinity -based focus groups. with up to eight members
each and two MIG staff to facilitate and take notes.
We will prepare a summary memorandum highlighting
consolidated, unattributed comments and ideas
3.4 Community Workshop 1
The first community workshop for the project is an
education and visioning opportunity. We anticipate this
workshop to occur once the Online Atlas is available
In addition to explaining the project and how it will
guide decision -making in El Segundo, the event will
help the MIG team understand how residents view El
Segundo today and what their hopes and concerns are
for the future, MIG will prepare materials and facilitate
a community workshop that builds upon input received
to date and existing conditions findings. A visioning
exercise will help form the vision and guiding principles
for the new Land Use Plan, The agenda for the workshop
would be to discuss and confirm the long-term land use
vision for El Segundo and discuss community assets,
opportunities. and challenges.
To advertise the workshop, MIG will provide a digital
flyer in one language. Up to four MIG staff will attend
this workshop to facilitate, record comments, and assist
with breakout groups or stations, Meeting attendance
includes workshop planning, material preparation, travel
time, meeting attendance, and post -meeting summaries.
MIG will assist the City in creating an outreach list to
include stakeholders and community organizations,.
The City will be responsible for securing a venue and
disseminating the flyer and event information.
We will prepare a workshop summary that includes input
from this event and the pop-up event (subtask 3 4).
44 Clr,, �,,f EI Se, cundc Gane�al Plan Land Use Element Llo,dJ 7e
3.5 pop -Up Event 1
To achieve a wide range of input from the El Segundo
community, MIG will facilitate a mobile engagement
booth at a local community event (festival, farmers
markets, etc.) following the Community Workshop. This
;,pop-up" event will use adapted materials from the larger
community workshop to engage event attendees and
community members who may not typically participate
in formal planning processes. The content will be
streamlined for easy interaction, thus allowing for quick,
meaningful input from those who may not otherwise be
reached MIG will provide two to three staff for this event
to facilitate and record comments. Attendance includes
materials preparation, travel time, event attendance, and
a post -event summary. The City will be responsible for
securing a venue
3.6 Community Questionnaire
To help validate findings to -date, MIG will design both
an online and paper questionnaire to gather input on
key issues and priorities most important to El Segundo
residents and other interested participants. The
questionnaire will also collect limited demographic data
such as household type, age, and general location This
questionnaire is designed to capture a broad sense of
public sentiment and identify key themes or concerns;
it is not intended to produce statistically significant or
scientifically representative results, The questionnaire
will be ready for input and presented to the community
at the Comrunity Workshop
Agreement No. 7199 0
MIG will draft the 10-minute questionnaire, incorporate
feedback from a single set of consolidated comments,
and format the questionnaire for both print and online
distribution using the most appropriate survey platform for
the topics. Our work scope assumes up to 200 individuals
responding to the survey. We will ask that the City
advertise the questionnaire on its website and via other
means generally used to inform residents about important
community initiatives and print and distribute any
paper copies. The questionnaire will be launched after
community workshop 1 and will be available to the public
for up to four weeks, The City will be responsible for
promoting the questionnaire, distributing and collecting
the paper version, and submitting the completed paper
questionnaires to MIG for data entry (estimated to take
one day) At the conclusion of the questionnaire period,
MIG will compile and analyze both online and paper
responses, delivering a summary report that includes key
findings, supported by visually engaging graphics.
3,7 Study Sessions 1 and 2
To conclude the exploratory phase of the project, MIG
will facilitate two collaborative study sessions —one each
with the Planning Commission and City Council —to
provide an update on community outreach efforts and
share insights gathered from residents and other
participants. These meetings include presentation of a
vision and guiding principles for the land use element
that is informed by community input and will outline the
next steps in the planning process. The sessions aim to
enhance understanding and foster discussion; no official
decisions or actions will be taken during this meeting.
The scope assumes attendance by two MIG staff, a
PowerPoint preparation, travel time, meeting attendance,
and post -meeting summaries.
City or El Segundo General Plan Land Use Element Update 45
The cost proposal, in response to the RFP, includes an
allowance to participate in technical advisory board
meetings. Collaborating closely with City staff, MIG will
determine the most relevant commission or committee to
engage with and in which phase the meeting attendance
will occur. h11G has earmarked a budget to participate in
LIP to three meetings, no more than three hours each;
which includes travel time, meeting attendance., and
post -meeting summaries, The budget allocated one
MIG staff person to attend each meeting and assumes a
previously created presentation will be used.
As an alternative, the City could consider establishing an
ad hoc advisory committee comprising members from
various existing commissions and committees.
3.9 Online Engagement Content
We have budgeted a specific number of hours to
develop content and materials for a project portal that
will be hosted on the City's existing website. The scope
includes creating engaging and informative content
such as an FAQ, project descriptions, progress updates,
interactive maps, and downloadable deliverables.
MIG will provide the City with all necessary files and
instructions for integrating the portal into their website,
The Citv will be responsible for hosting the portal on the
Citv of El Segundo website.
As part of this SB18 Tribal Consultation task, we have
included an allowance to provide the City with letter
templates for the Native American Heritage Commission
and tribes, along with instructions for SB 18 consultation.
Telephone calls or meetings with responding tribes are
not included in this proposal, as State law requires that
the City conduct anv requested consultation.
Deliverables
Community Engagement Plan (One round of review
with feedback from the City consolidated into a single
comment document)
City leader interviews questionnaire and summary
(One round of review with feedback from the City
consolidated into a single comment dOCUment)
Hayward 2040 General Plan ePlan
(h ttps -//www. hayward2040generalplon. coml)
Affinity -based focus groups questionnaire and
summary (One round of review with feedback
from the City consolidated into a single comment
docurent)
Community Workshop flyer, presentation. and
summary (One round of review with feedback
from the City consolidated into a single comment
document)
Pop-up Event plan, event materials, and summary
(One round of review with feedback from the City
consolidated into a single comment document)
Community Survey questionnaire and summary
(One round of review with feedback from the City
consolidated into a single comment document)
Two Study Sessions presentation and summary
(One round of review with feedback from the City
consolidated into a single comment document)
Three Technical Advisor/ Meetings presentation
(reused with only minor modifications to fit the
context) and summary (One round of review with
feedback from the City consolidated into a single
comment document)
Online Engagement Content (electronic. One round of
review with feedback from the City consolidated into
a single comment document)
SB18 Tribal Consultation instructions and letter
templates (electronic)
Meetings
City leader interviews (12 interviews of up to one hour
each)
46 C ry of =I S,cor, ndc >ncral Plan Land Us,. Elem !t Updare
Agreement No. 7199
Three affinity -based focus groups, with up to eight
members each
One Community Workshop
One Pop -Up Event
Two Study Sessions
Three Technical Advisory Board Meetings
Assumptions
MIG will assist the City with identifying participants
and groups for focus groups; City staff will be
responsible for invitations and scheduling.
Community Workshop task includes workshop
planning, material preparation, travel time, meeting
attendance, and post -meeting summaries.
The City will be responsible for securing a venue and
disseminating the flyer and event information for the
community workshop and pop-up event.
Our work scope assumes up to 200 individuals
responding to the community survey. The City will
be responsible for publicizing the survey on its
website and via other means generally used to inform
residents about important community initiatives and
print and distribute any paper copies.
TASK 4: A VISION FOR EL SEGUNDO
4.1 Vision and Guiding Principles
Based on the community feedback during Community
Engagement Series 1 and the existing conditions
analyses, MIG will develop a draft Land Use Element
Vision and Guiding Principles that will reflect El
Segundo's vision for future growth and change.
The vision statement articulates the overarching,
long-term aspirations for the City's future as it relates to
land use, growth, and development. The statement is
intended to set the stage for the future land use actions
and direction and should be referred to on a regular
basis. The Guiding Principles are more specific and
action -oriented than the vision statement. They serve as
the fundamental values or priorities that direct decision -
making throughout the planning process and during
the life of the Land Use Element, These principles help
shape policies, goals, and irnplementation strategies,
ensuring that the plan remains consistent with the
community's values and goals.
The Vision and Guiding Principles will be presented
to the City Council and Planning Commission for
confirmation and will be tested during the initial phases
of Community Engagement Series #2.
Deliverables
Draft and Final Vision and Guiding Principles
(electronic, one round of review with feedback
from the City consolidated into a single comment
document)
Draft StoryMap Final Vision and Guiding Principles
content (electronic, one round of review with
feedback from the City consolidated into a single
comment document)
5.1 Team Planning Charrette
Building on the atlas and community engagement
feedback, MIG will host a team charrette (City staff and
consultant team members will participate) to identify
focus areas and develop a series of initial General Plan
Land Use alternatives. We will identify areas of stability
and change and potential land uses. Three alternatives
for up to six areas are assumed in our cost proposal.
The charrette will be a three-hour hands-on session.
MIG will prepare an agenda, visual aids; and materials
for the charrette. MIG will record and photo document
all discussion points. The City will be responsible for
securing a meeting location.
,2 Land Use Concept Alternatives
5.2.1 MIG will develop three scenarios for up to six
focus areas. Existing conditions and the current land use
policy will also be included The alternatives data will be
used for discussion with the City Council and Planning
Commission regarding the outcomes associated with
each scenario in each focus area. This will allow the City
to compare the alternatives and select those that best
implement the Vision and adhere to the new General
Plan Guiding Principles. In addition to highly graphic
land use alternative maps: vie can produce comparative
graphics for the various scenarios to illustrate, for
example, housing and population growth, vehicle miles
traveled, or other indicators of interest.
-iw or El Segundo Gener-il Plan Lard Use Elemenz Uodat,; 47
Agreement No. 7199
5,2-2 Aspart of the alternatives analysis, Fehr & Peers
will quantify several mobility outputs, including trip
generation using MeinSt,eet KAa|n5t,eethas been
approved UyEPA esthe most effective and accurate
approach for determining trip generation for mixed
uses in a district setting, where there is the potential for
internalization and bike/walk trips,
5.2.3 KMA will develop a fiscal impact model built
around the City's existing tax structure and public
service provision system that is designed to test the
implications of different land use alternatives, policies.
and approaches. MIA will evaluate opportunities for
up to four key -sites/corriclors in the City, Topics to be
considered include:
" EnOdementsand Physice|Constramts—Pno�v�de
undm/sLand|ngofentiUemenLsand phy*ica|properties
for the Sites/Conidorshoidentify |imitoUwns,conce/ns
and issues.
» Market Considerations — This eva|uationwiUpmvde
/nsigUt into the ammunuofdeve|npmentp|onned for
each 5ite/Corridor,indudinganident|ficaUonofthe
|end uses (e.g. residential, |ng|stics' hospha|ity, etc}
with market support and their approphatenessfor the
Srto/'[orridors.vvithatIentiongiven tathe poteW4-3|
deve/opmentformats (eg. ho6zonta� mixed -use.
vert|ca| mixed use, etc).
K&4A w4|| aino e*a|uete the potenUa|'fisca/ impact mfthree
a{tcnnatkm bui|dou«scenarins The anaiys�swh8address
Vhetota| impact of the. proposed prngram, p|ms the
» Puo�ecdono/Annua|Ran Revenues —KNAAvviU
estimatethe gross annum/recurringtax rewenuesand
subventionrevenues tobegenerated bythe bui/d
out ofthe scenorios,whichare aUocatedLothe Cit/s
Genera|Fund or) astaLicbasis and over 2Dyears
(exc|udesnon-Genena|Fund Revenues), Thema�or
revenuesanticipated tohequantified.indvdethe
o The City'sshare ofanoua|property tax, revenues
generated.
o The Coy's subvention revenues (e.8` mo/orvehi( |e
in-|ieu fees),
o The CVy's share ofsn|estax nevenuea gene � abad
bytheresidenbci|and cummercia|Uses,
o Other SOLKCE?S�
» Projection mfAnnual Plan SemviceCosts-—The
secondfocus o[the ane|ysisiedheossessnnemto[
annue|Genera|Fund ope/atingand ma|ntenance
costs /e|stedtoproviding services suchaspo|ice
pmhect/on, pub|ic m/orks, parks and rec/madmn, and
geneny/administradon.etc, Themajorsteps n/tasks
i.o Oentby costs are:
o Review and anayzetheOty�budg4and other
vvr|tten mmbsria|s to |dendfythe cost experience
and current annue|operating expenses incurred
bythe CItyinserving dsexisting popu|ation
|6enUfyapp|icab|eservice standards |nthe
Benera| P|an,
o Confirm aact ofbasic cost and revenue
Asaumpbonsderived homthe City's budget.
5.2.4 Fehr & Peers will synthesize input from the
existing conditions report, background research, and
input from staff to identify key themes, priorities,
and areas for improvement in El Segundo related
to existing mobility infrastructure and land use.
The findings will provide a foundation for developing
the comMunity's mobility goals.
" Fehr & Peers w1Uquandfymnbi|it+related metr|cs
corresponding tothe varying |andusee|ement
strategies tUatvvU| assistst,,*nho|ders and
dec|e|nnmakesabetter understanding nf
the imp|icat�onsand tradeoffs ofpouantia|ianduse
changes. loconor.:|etethis phase mfwork wewiU
re|yonasevere� industry and prophetaryresnurces
inc|udingMainStreet/MiD+too|deve|opedbyFehr &
~ TripgenerabonCompahsons—dhrs*wUinforrnhmwUhe
quenUtv, type.and mix ofLand uses peno/nnfroma
trip generaUonperspec�rvo.which speahstupotentia|
Lpeffects oncongest�onand trave|.inuerna|coptu,e.
andpmtenda|hnbet�'/semennn*eW��etr�Ps�
o High- eve|VMTana|ysisbase4ontrip generation
and average trip |engdhfrzmsuiiveysand neginna|
Pame|forecasbnQmode|s.
o Potenfle� for |nterna| capture to educetrip |engU .
VK8Tand parking demand.
m Potentia| fortrip gent -,ration nrtrip |ength
eUucUnnsfrorn|endusesand densities that
encnvrageshorter trips Uhatstay |nBSegundo'
weW'bike. ortransit
us�
48 1 uruo s=ne'eIp/a,I�nuus�s!eme'xupuao�
Agreement No. 7199
To analyze these metrics, Fehr & Peers will rely on a
several industry and proprietary resources, including`
o Trip Generation. 11th Edition, Institute of
Transportation Engineers (ITE)
o Parking Generation, 6th Edition, ITE
o Shared Parking, 3rd Edition, Urban Land Institute
(ULI)
o 2024 RTP activity -Based Model, SCAG
o MainStreeUMXD- tool, Fehr & Peers
This analysis will help the evaluation of the
environmental, equity, health, and economic impacts
due to the potential land use changes in El Segundo,
with a focus on the area east of Pacific Coast Highway
and the Smoky Hollow area. Fehr & Peers will present
the comparisons of up to three land use scenarios to the
team,
Pr mary Uses
Development
AM ... tim.
Com ,ial Offce and Resdental
Commercal
7O0 II
M R d [ ID ty
Off
10000s1
10 20
H 1
125 om
- tin 6 acre
200r1r.ns
per
Ma ix mum Height
3U feet, or 451ee[�w.,w..�.. HL..,•osi1,
Primary Uses Development Allocation
Commercal, 011-and Residential Commerual 50,000 s 1
Maximum Residential Density Office 30,0D0 s f
25 tin1s per Hnml IM rn
Maximum Heght Residential 100 unit
60 fact
Primary Uses Development Allocation
Commerc el Office and Res Je,l al Commercal.... 500,000
Maximum Res'dem al Dens ry Off,ce 315000 s f
25 or 3S —, en is prr, ace H-1 375 moo s
Max mum HeightRe, dental 1000 tin Is
45 fee
`ON
r
Stelling Gateway
r Primary Uxs
M 'd.Ret al �ansLs rers e
I g St
r e !
I.
.PtT a Creek ..and
..B5 Gateway
as mlal Deny
Male[ um Heght
Primary Uses
Development
Allocation
Olhce
Con merael
70,000, f
Maximum Rmidential Density
Office
25000 z f
25 tints per acre
Hotel
Mai mum He ght
Residential
170 unia
45 feel
1
I
Pw nnwrH qAn x'
Development Allocat—
`
Curnrnerc al Mad"um H gh Dens ty
Res dens al and Publ c/Ouas Pubic
Cnmmerc al
OIf ce
50000 sf,
100000 l
Maxmum Residental Density
Ha1el
none
rJ
25 units pe —
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1so m t'
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30 feel
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ry k
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City of Cupertino General Plan Amendment Alternatives
In addition. Fehr & Peers will conduct a high-level
assessment of design and built environment implications
as related to the land use choices and a major impact
of the interface between public realm and mobility.
Consideration of the following metrics are anticipated to
be relevant to staff for the land use assessment:
Driveway spacing and density
Roadway width
Intersection density
Potential for increased need for truck parking or
accommodations for light industry and logistic uses
per AB99
North De Anza Gateway
Primary Uxa
RofJo lal Den y
He gM1t
5c
North Vallco Gateway
II u�,.wp.0.»r...n
W yw J 'M
M R d nslal D—Ity
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....,,,,,5 ......... t. ..,.....
oath Vallco Gateway East
ry nufl .6
d al y ....
V ��M g
4s lccl or fC 1_.1 wen a r_ra I .�myocc+t
South Vallco Gateway West
•.7
khfw l merMe�_'Y
M145A
mn6n
yCetrNd
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u�'17.t1u"1m1RiNn3liYad
°lkriryu.;".Y"r
y9x
Nbo;b
,',urtwfO
-G37ZB8;f
il nsm1
695,629sf 690000 nk
-15629sf
H. 11
339mams ndfftoarvinin
-261 moms
IYn 4rri?'�nl
Yfkf!l rafviq f620 uaieN4
-204 units
Il ieg nd
P
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011,e 513. ltlsf 650,231 s1
-I27,1ttsl
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Hn el
57R4 sf 21 f'3sf
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-15,629sf
0
1 p
Res dermal
. T d
479 u ns 275 unrs
IN units
...,�... ....
Office
540231 sF 1040231 sf
-SW .000, 1.
Commercial
1.1,413c1 701; 113sf
0
Hotel
33Y rooms 6W rooms
761 rooms
Residential
Yay"n'"�,mwi0+ 1 R95 units
n
Citi_;or El 5eaundo General Plan Land Use Elernenr Update 49
Agreement No. 7199
1,.,.1 Calmliino Real Corridor
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+Rla � rH G'a" i V v u W, tlE sN a w0 F� �ufl star i 4 V..iv tgd1,"r V; tl auv uRamio m vru. n R vyw w6 E¢ t rSy i u o
�un„n�r ur �b
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City of Redwood City General Plan Land Use Alternatives
San Antonio Tomorrow Comprehensive Plan
Visualizations
i
n,Pu av a tuz woik
u U"Iuauu
r
,3 Urban Design Integration
The MIG team will identify urban design approaches
that align with the vision and land use alternatives for
each focus area. Each focus area will have its own
set of urban design principles. such as enhancing
walkability or integrating green infrastructure, on which
the design concepts for each area will be based on.
These concepts will include elements like street layouts,
building placement, and public spaces, which we will
visually represent through sketches to help envision
what maximum or expected densities can look like.
For each land use alternative, we'll demonstrate how
the urban design strategies support the specific vision,
tailoring design elements to fit high -density, mixed -use,
or open -space -focused scenarios. Finally. we will create
a brief set of urban design guidelines to ensure future
development aligns with the vision for each focus area,
50 City of El Segurdo : General Flan L_3nd Use Elernent Update
5,4 Land Use Concept Alternatives Atlas
The three land use alternatives and base conditions
maps will be integrated into the Esri ArcGIS Online
StoryMap created in Phase 1 The StoryMap will include
a summary of key land use indicators, including units,
population, non-residential building square footage,
employees, fiscal outcomes, services/infrastructure
provision, and vehicle trip generation using dynamic
online charts and graphics. MIG will submit an
unformatted Administrative Draft of the StoryMap for
City staff review. After incorporating one round of City
comments, MIG will prepare and deliver an updated
final version, integrating the changes into the existing
StoryMap.
As an optional task, the StoryMap can offer interactive
features, such as allowing residents to vote on preferred
alternatives or mix and match different options for
various focus areas A dashboard will show how their
choices impact land use, helping the community see the
benefits and outcomes of different scenarios in real-time
Deliverables
Team Planning Charrette agenda. visual aids, and
summary
» Land Use Concept Alternatives Atlas unformatted
draft of the Storylvlap content for City staff review
(electronic, one round of review with feedback
from the City consolidated into a single comment
document).
Up to 36 rendering/illustrations and up to 6 urban
design guidelines for up to 6 focus areas.
Final Land Use Concept Alternatives Atlas StoryMap
Meetings
" Team Planning Charrette
Assumptions:
KMA will be available for two virtual meetings and one
in -person meeting for this task
TASK 6: COMMUNITY ENGAGEMENT SERIES 2
In this phase of community engagement, we are
synthesi=ing everything heard and learned so far,
applying the vision and guiding principles. and exploring
land use alternatives that align with the City's goals for
land use, housing, mobility, and economic development.
Input and feedback from City leaders and the community
will ensure that the selected alternative is thoughtfully
aligned with the overarching objectives.
6.1 Community Workshop #2
Community Workshop #2, the first event in this phase,
will be a focused meeting with the Planning Commission
to provide an opportunity to review and discuss the
land use concept alternatives. No official decisions or
formal business will take place during this session, as
it is designed to enhance understanding and foster
discussion. MIG will present the land use alternatives,
including a comparative analysis of various indicators
such as population, jobs, housing, traffic, public services,
economic development and fiscal health. This workshop
will: (1) help to ensure that there is alignment on the
emerging direction of the Land Use Element Update
and (2) allow the Planning Commission and El Segundo
community to provide feedback that will go directly into
the plan development. We anticipate that this study
session will result in the selection of a preferred vision
and alternative that will be the basis for drafting the
updated General Plan.
MIG will provide a PowerPoint presentation, a digital
flyer in one language, and two staff for this workshop
to facilitate and record comments. Meeting attendance
includes workshop planning, material preparation, travel
time, meeting attendance, and post -meeting summaries.
The City will be responsible for securing a venue and
disseminating the flyer and event information.
GTE: of El Segundo General Plan Land Use Element Update 51
Game of Jobs a
nd I � AgreementNo. M,9
Slep / D ples / T Iples /
F—pla Xo es, Te homes
ppotmr..p E ulldJnps
r,
RNI-d Use / Cm —del /
IndwrW
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_ —
Kent Comprehensive Plan: Turning Public Input into Land Use Scenarios
MIG will facilitate a second mobile engagement booth at a
local community event (festival, farmers markets, etc.). This
pop-up event will use adapted materials from the Planning
Commission workshop to engage event attendees and
community members who may not typically participate
in formal planning processes. Attendees will review and
provide feedback on the land use concept alternatives and
information on accessing the online land use alternatives
StoryMap will be provided. The content will be streamlined
for easy interaction, allowing for quick, meaningful input
from those who may not otherwise be reached. MIG will
provide two to three staff for this event to facilitate, record
comments, and assist with breakout groups or stations.
Attendance includes material preparation, travel time, event
attendance, and a post -event summary The City will be
responsible for securing a venue
MIG will facilitate a collaborative study session with the
City Council to present and receive feedback on the land
use concept alternatives. This will include a facilitated
discussion to review and confirm the alternatives, including
a comparative analysis of various indicators such as
population, jobs, housing, traffic, public services, economic
development and fiscal health. This important session will:
(1) help to ensure that there is alignment on the emerging
direction of the General Plan Update and (2) allow the Citv
Council to provide direction on a preferred alternative that
will become the basis for the Draft Land Use Element
The cost proposal includes attendance by two MIG staff,
preparation of a Po werPoint presentation, travel time,
meeting attendance, and post -meeting summaries
KMA's scope of work for the Land Use Concept
Alternatives includes an allowance for attendance
team economists to ensure that proposed land use
alternatives are economically viable and aligned with
long-term fiscal health. KMA will provide valuable
insight into the financial feasibility of different land
use options, helping to project potential tax revenues
and assess cost -benefit ratios for infrastructure and
services. This full scope of vvork includes a budget
for KMA staff to participate in a total of up to three
in -person meetings and up to seven virtual meetings.
This budget is included in the tasks for each phase.
Deliverables
Community Workshop flyer, presentation, and
summary (One round of review with feedback
from the City consolidated into a single comment
document)
Pop-up Event plan, event materials, and summary
(One round of review with feedback from the City
consolidated into a single comment document)
Study Sessions presentation and summary (One
round of review with feedback from the City
consolidated into a single comment document)
Lh
52 Cit'.; „` El S grindo Genoral Flan Lard Use Dem,:,n- Uodat_�
Agreement No. 7199
Meetings
Community Workshop 12
Pop -Up Event L-2
Studv Session #3
KMA attendance at up three (3) in -person meetings
and up to seven (7) virtual meetings
Assumptions
Community Workshop task includes workshop
planning, material preparation, travel time, meeting
attendance. and post -meeting summaries
The City will be responsible for securing a venue and
disseminating the flyer and event information for the
community workshop and pop-up event.
TASK 7: PREFERRED ALTERNATIVE
7.1 Preferred Alternative
Based on input received during the first two phases,
the MIG Team will develop a Preferred Alternative that
will serve as a basis for the draft General Plan Land Use
Element. The Preferred Alternative will be supported by
a series of transformative strategies —key public projects
and catalytic site developments that will spur the first
wave of investment necessary to gain momentum for
enhanced land productivity.
The Preferred Alternative will be integrated into the
Esn ArcGIS Online StoryMap created in Phase I and
updated at the outset of this phase. The StoryMap will
include a series of highly visual mapping, data, and other
graphics with a summary of key land use indicators MIG
will submit an unformatted Administrative Draft of the
StoryMap for City staff, review. After incorporating one
round of City comments. MIG will prepare and deliver an
updated final version, integrating the changes into the
existing StoryMap.
Deliverables
Preferred Alternative unformatted draft of the
StoryMap content for City staff review (electronic.
one round of review with feedback from the City
consolidated into a single comment document).
Preferred Alternative Final StoryMap (electronic.
one round of review with feedback from the City
consolidated into a single comment document),
Phase 3: Future Foundations
TASK 8: LAND USE ELEMENT DRAFTS
The MIG Team will prepare a new Land Use Element
based on the technical analysis, input received during
earlier phases, and State legal requirements, The Land
Use Element will include a new Land Use diagram
and updated land use designations that include
allowable use, density ranges, floor -area ratios and
other appropriate standards. We will use graphics and
photo examples to illustrate development standards,
prototypes, and character in focus areas We will create
a map and describe the distribution of character areas,
building heights, development intensity. and key public;
private interface areas.
Building from the vision and community values, MIG
will identify new goals, policies, and implementation
measures. The updated Land Use Element will also
include a comprehensive implementation program that
will focus on having the plan be a living document that
results in the desired change in the community.
KMA will identify economic and financial strategies
that can be used to promote the City's economic
development goals ,Mth a work effort that includes:
Coordination with the City and Project Team to
identify economic development goals.
Identification of mechanisms and funding sources to
promote economic development goals
Prior to crafting the new Land Use Element, MIG will
work with City staff to confirm its structure, including
layout and organization of the document. The overall
goal is to create a streamlined Land Use Element that
works well both in printed and online form.
The cost proposal assumes one round of City staff
review and comments on the structure and layout and
two rounds of review of the Administrative Draft Land
Use Element.
Citv o' El Sequ:,co Plan Land Use Element Updsre 53
Agreement No. 7199
,2 Community Draft Land Use Element
MIG will incorporate City staff comments and prepare
a community draft Land Use Element for public review.
The community draft will include final formatting and
will be highly graphic and easy to read. This draft of the
Land Use Element will be formatted in either a Word or
InDesign template. This version of the plan will include
all images, figures, and diagrams necessary to fully
articulate the land use and policy concepts included in
the Element. One round of review is included in the cost
proposal.
The City will be responsible for posting the element on
the City's website MIG will add a link to the community
draft Land Use Element will be added to the Esri ArcGIS
Online StoryMap with a content graphic summarizing key
concepts and policies in the new Element.
8.3 Adoption Hearing Draft Land Use Element
Following the community engagement events in this
phase, MIG will update the Land Use Element based on
direction from City staff This will include any necessary
changes to the policies, programs, or action prior to
the completion of the Draft Program EIR. One round of
review is included in the cost proposal.
Deliverables
Administrative Draft General Plan Framework (Word,
one round of review with feedback from the City
consolidated into a single comment document)
Administrative Draft General Plan Land Use Element
(Word, two rounds of review with feedback from the
City consolidated into a single cornment document)
Community Draft General Plan Land Use Element
(WordilnDesign, one round of review with feedback
from the City consolidated into a single comment
document)
Adoption Hearing Draft General Plan Land Use
Element (Word; InDesign, one round of review with
feedback from the City consolidated into a single
comment document)
TASK 9: COMMUNITY ENGAGEMENT SERIES #3
The third community engagement series will focus on
presenting and facilitating discussions about the draft
land use element. During this phase, we will address
questions and encourage feedback from the public.
This engagement will provide an important opportunity
for community members to share their insights on the
draft elements, including the vision, goals, policies, and
programs, ensuring that the final plan reflects the needs
and aspirations of the community.
9.1 Community Workshop #3
Community Workshop .#3 will be a focused meeting with
the Planning Commission to provide an opportunity to
present the Community Draft Land Use Element and
receive public comment on the Draft Land Use Element,
ask questions to the consultant team and City staff. and
provide direction on the draft policies programs and
actions. No official decisions or formal business will take
place during this session.
MIG will provide a PowerPoint presentation, a digital
flyer in one language, and two staff for this workshop
to facilitate and record comments. Meeting attendance
includes workshop planning, material preparation; travel
time, meeting attendance, and post -meeting summaries.
The City will be responsible for securing the venue and
disseminatinq the flyer and event information.
9.2 Study Session #4
MIG will facilitate a collaborative study session with the
City Council to present and receive feedback on the
Draft Land Use Element. This will include a facilitated
discussion to review and confirm the draft element
and policy content. This study session will provide an
opportunity for the City Council to formally receive public
comment on the Draft Land Use Element, ask questions
to the consultant team and city staff, and provide
direction on the draft policies programs and actions
The scope includes a PowerPoint preparation, travel
time, meeting attendance, and a post -meeting action
summary.
Deliverables
Community Workshop flyer, presentation and
summary (One round of review with feedback
from the City consolidated into a single comment
document)
54 City of =1 Seclundo General Plan Land Use ElerrrOnt Update
Agreement No. 7199
Study Session presentation and summary (One round of
review with feedback from the City consolidated into a
single cornment docurent)
Meetings
'� Community Workshop 3
Study Session 114
Assumptions
The Community Workshop and Study Session tasks
include workshop planning, material preparation, travel
time. meeting attendance, and post -meeting action
summaries.
The City will be responsible for securing venues and
advertising the sessions.
ZONINGTASK 10: • r AND MAP CONSISTENCY
RECOMMENDATIONS
10.1 Zoning• - and Map Consistency
Recommendations
The purpose of this task is to align the City's zoning
framework with the goals; policies, and programs
outlined in the new Land Use Element to ensure effective
implementation of the land use strategies The analysis will
identify areas where the current zoning and development
regulations diverge from the proposed land use strategies:
including potential conflicts with other elements of the
General Plan Specific amendments needed to align zoning
regulations with the Land Use Element will be proposed to
ensure consistency with the broader goals, policies, and
programs of the General Plan.
We will prepare a summary matrix that outlines key issues
requiring attention. highlighting specific inconsistencies
between current regulations and the proposed land
use strategies. Additionally, a clear list of recommended
actions and next steps will be provided for implementing
the proposed zoning amendments, complete with timelines
and responsible parties. Lastly, the recommendations
will include necessary amendments to the zoning map
to implement the new Land Use Element and ensure
consistency across the planning framework
Deliverables
Zoning Consistency Summary Matrix (PDF, one round of
review with feedback from the City consolidated into a
single comment document)
Potential Zoning Map Amendments (PDF, one round
of review with feedback from the City consolidated
into a single comment document)
List of Next Steps (PDF, one round of review with
feedback from the City consolidated into a single
comment document)
Once a stable project description (or `preferred plan")
has been developed MIG CEQA staff will meet with City
staff to review City requirements for CEQA documents
and specific thresholds of significance.
The technical studies identified under this task will be
used to satisfy the requirements of CEQA, will address all
CEQA-required assessments, and will be supported with
references and appendices (e.g , model outputs, archival
information, and findings from field reviews). Each
technical analysis will include recommended mitigation
measures (if needed) to reduce potential impacts to the
environment. MIG will prepare an administrative draft of
each technical report for review by the City, followed by
a revised draft for the City's review before finalizing the
studies for use in the EIR,
Air Quality/Health Risk Assessment. MIG will
evaluate the proposed project's potential individual
and cumulative air quality impacts in accordance with
Appendix G of the CEQA Guidelines and recommended
guidance from the South Coast Air Quality Management
District (SCAQMD.) MIG will use the California Emissions
Estimator Model (CalEEMod) and project -specific
data (e.g., land use and trip/mobility data) to estimate
the potential net change in emissions that could
occur with the General Plan Update. The resulting
emissions estimates will be compared to regional CEQA
significance thresholds maintained by the SCAQMD.
The air quality impact assessment will incorporate
all applicable ernission reduction policies included in
the City's General Plan Update The analysis will also
address the potential for odor impacts and land use
conflicts or air quality risk management issues that may
arise from development or redevelopment of properties
near major sources or plants that may generate odors or
have a Risk Management Plan prepared pursuant to the
City of El Segundo General Plan Land LI - Element. Update 55
Agreement No. 7199
Oeairr Air Act, such as the oil refinery and steain-povver
plants that arc, in and near the SOUtherri and vvestern
parts of the City,
MlG vviH MICIUCt UP tO six CMEEMod rLins. (draft arid
fin,fl existing, unmitigated project, and nirtigated project
sr,,-:enanos) using proect specific data generated by the
City and MiG team
Greenhouse Gases and Energy Dernand. WG vviH
evaluate the proposed pr(:)ject's potential cinergy and
gree,.?rihoa.rse gas (GP dG) irnpl-Icts in accordarice with
Appendix G of the CEQA, GUidelines z3nd recommended
guiciance firorn the Cahfornia Air Re-sor.urces Board
(CARB), Air IPollu.utlonn Controi Ofircer's
Association (CAPCOA) ,:arid the SCAQMD. MlG vviH
quantHy the proposed project's GdG ennssions and
evak.iate the signuficance of those emissions Using a
rnuffi pronged to that considers both the magnitude
of the projects GiG ernissions levels (e-gg , ro,,.eIric tons
per year( ind Ohre Project's cons&,-,,Lency with applrcabk�
pains, pohoes, and regUiations adopted for ttio purpos(-x5
of rc..�ducihg G0 lG omssions, induding the. City's Climate
Acdoin Ran, CARB's 2022 C'ARE3 Scopirig Ran and
the S¢.-.utherrr Caiiforinia Assodation of Government's
Connect Sc)CaL I he GdG nnp.:ract analysis vvM
prepared in coordination with dre Proje, ct's Air Q.-jality
and Energy anMyscs, ensuring c(..)nsistent anallyticM
aSSUrnptions and methc)dolocines are used across
techrhcaE reports MIIG vviH Mso evakAato the, proposod
l.)roject's potentiat indrviduc.fl and CL.JinOative energy Use
impacts, in acc-or dance vvith Apipendir:es F arid G of the
CEQA Grirdelines and case law governing CEQA energy
anaiysr..; (e,g,, Tracy First v, City (.,)l Tracy) NflG wiH quanthy
the protect's potential cons rA rn ption of petroleuirn
fuel. eiectricity, arid naU..w,..fl gas during all phases (..)f
construction and operation, evak.aate viihether the, project
WOLAIld rosuft in the WaStefr.Al, inefficient, or Unnecessary
c;,.)rrSUimpfion of energy resources and, determine if
the proposed Project could conflict with any appiicabk.,
renewable energy or enorgy efficie.ricy plans or policies,
such as CARB's 2022 Scoping Ran, MlG Ml propare
up to six energy corn-AArnplion spreadsheets (draft and
finai existing, unmitigated project, and mitigated project.
scenarios) q..Aantihling electricity, natrjra0 gas, and fuel
C.OrnSUirription estiniates t:)ase;J on pro�ect-spochic. dita
coon cted bv the Cityand the MG tearri
Noise and Vlbrafion. R.) PVakiate the proposed piroject'n.,,
potentiad noise and vibration kiip)acts. WG vviH start Vvith
as corninunity noise Eeveu sa..mtey that Updates the City's
existing ambient noise environment, The cornimimty
noise SLA'Vey WOUld consist of a:) series of attendod
arid s.rvrattendcd roeaSLEC"McIntS throtrghOLVt diff e.-ront
awas/zones of the City, il[)CaLvdrng areas plarmcd for
lavid u.se changc, The rensufts of the cornmunity noise
-4 " c
,�..irvey will be Lood to evah..!,ato potend, � nois , and Oand
Use compatibihty rssr.,ics and pii(ovicb(.10MoXt for thE,
ovalt.ra6on of the projeect's poteniiA new (,:-onstructia.n,
station;rye cqrriprinent, arid vc hidc traffic rioissn sor.uces.
Tho anahtsrs vvOf also ev-ait.iato and addi ess potontiall
airport noise and iand rise piannh)g roquirernents
associak, d with Los Ancl..eles Onbarriational °A- sport. 11-re.
noise and vibration irripact ass soas,.-3morft vviH incorporatc
null appkaUe noise reduction pofic'res h)(.Juded in the
City's Gerierai Plan IIf ne.(..-Iessary, MiG will identify best
irnanagement. pro actuce.,s or irnitiguitioin mtaasuies to rech.rce
corrstrucfion -.3nd q.,)eratiorraR noise Bevt.�k generated
by propc..)sed project WG wM Irnnodetraffic norse
twels usk,ig the 0::::edeiral t fighway Adninristr-atiori's Traffic
Noise Model (FM',d) for r.rp to 60 roadway segrneints
und(.�r existinct, fr.A urea no pro oct, and future plus project
Clonditk:ms.
Viahicle We TraveHed (VMT) Assessaient and OR
Support (Fehr & Peers). Fehr- & Peen, "`mill surnmarizt�
thk,.previousiy developed Existinq Conditions analysis
and any updated h-iture conditions analysys m a techrlica0
Traffic Study for use by the project teaff). Sub tasks within
this t,,,ffort MH indLido:
Wentifying conflicts with plans e,,,.,tat:)lishing
perforniarice rneas�.jres for VE3riOLF, modes of UaveL
incWdiric) VMT analysis for per capita residentia0 VMT
per capita employee VMT, and per capita toia0 VMT
Revievi of ha: zavch; due to design features
I Detevirnination of adeqUaip eirriergency ve-lik le access
ido-,ritification of any conthcts vvith adopted p,,)Ians or
pohcJes iociardirig altemative travemodes
F:::erir & Peers will conduct the VMT assessment to aHgn
n,vrt.h the City of E:l Segundo's SB 743 knpOernentatuon
&.ridehrie aclopted in September 2022, The, threshold,
for VMT peirforrwance are antic ipatod to be per capita
rosidentU VMT, per capita errrp9oyoo VMI", net regionai
retaH VMT, and par capitra total VNIT, Eiccause the City's
currerit throsholds rcproscmt a baseino frorn sev,,..ara�
ptu6 , " I i .gel , , , ;� , j 0, ; , I 1 1 � I , d( , � 1 , ::).) 4,1.�
Agreement No. 7199
years ago and the prior RTP/SCS, the CEQA analysis
would include updating the VMT impact thresholds to
reflect a 15J% reduction from the City's baseline for the
General Plan update and the most recent RTP%SCS.
These VMT impact thresholds would also be applied for
future land use projects in the City, Once the impacts
are identified, Fehr & Peers will identify potential
mitigations that can address VMT impacts, such as travel
demand management strategies, The Land Use Element
will be updated to reflect these additional mitigation
measures should they affect the policies, roadway, or
multimodal network. Fehr & Peers will summarize the
results of the analysis above in a technical Transportation
Report, which will be provided to the project team
for review. This Draft Report will be sent to the prime
consultant for initial review and updated in response to
one set of internal comments received. The report will
then be revised to provide a Draft Report to the City for
their review, The report will be updated after receipt of
one round of comments from the city. It is anticipated
that the environmental consultant will prepare the Traffic
Section of the EIR using data in this Transportation
Report. It is anticipated the Fehr & Peers would provide
limited support to the project team for responses to EIR
comments We have budgeted hours of staff time for the
preparation of responses to comments for the Final EIR
document.
11.3 Notice of Preparation and Scraping Meeting
Once a stable Project Description has been developed,
A Notice of Preparation will be prepared MIG will
distribute the NOP to the State Clearinghouse,
public agencies, and other interested entities for the
CEQA-required 30-day review period, We will also post
the NOP with the Los Angeles County Clerk. During
the 30-day review period, a senior MIG staff member
will organize and lead an EIR scoping session with
responsible -interested agencies and members of the
public. MIG with work with City staff to compile the
NOP mailing list. Comments on the scope of the EIR
will be referenced and considered in the Draft EIR, NIIG
will refine the scope of the environmental analysis, if
,warranted, in response to the public scoping process, In
addition, MIG will. if necessary, coordinate with City staff
with respect to follow up consultation with interested
and/or Responsible public agencies.
11.4 Administrative Draft Program EIR
MIG will develop a program -level Administrative
Draft EIR that considers all aspects of General Plan
implementation. Environmental topic areas and
potential CEQA-defined impacts will be aligned with
potential policies, implementation programs and other
components of the General Plan. The EIR will include all
CEQA-required components, including baseline/existing
conditions, project description, cumulative impacts,
growth inducting irnpacts and project alternatives.
The ADEIR will include the following components in
accordance with CEQA Guidelines requirements:
Introduction
Executive Summary
Project Description
Environmental Setting/Existing Conditions
Evaluation of Potential Environmental Affects for each
of the 20 CEQA Checklist Issue Areas (i,e., Aesthetics,
Noise, Land Use, etc.),
Significant Unavoidable Adverse Impacts
Significant Irreversible Environmental Changes
Growth -Inducing Impacts
Cumulative Impacts
Alternatives to the Proposed Project
Effects Not Found to be Significant
References and Persons Consulted
A detailed project description will be provided as well
as documentation of existing conditions_ The proposed
Project would then be compared to existing conditions
in order to determine Project impacts for each of the
20 CEQA Checklist issue areas. For those instances
where potential impacts would be significant, effective,
enforceable, and practical mitigation measures will be
prepared in collaboration with City staff to address such
impacts.
Three alternatives will be developed and evaluated for
the Project, including the CEQA-required No Project
Alternative. The alternatives would be compared to the
proposed Project to determine if they would reduce
significant Project impacts while still meeting most of the
Project objectives.
Cir✓ or FI Segundo en2ral Plan Land L -,e Flsrnen* Ucdat � 57
Agreement No. 7199
The executive summary will be dear and concise and
will include maps and tables to describe the project
and its potential impact. Potentially significant project
impacts will be summarized in a matrix format including
mitigation measures and impacts levels before and after
application of mitigation. Brief summaries of areas of
controversy impacts that cannot be mitigated to a less
than significant level and project alternatives will also be.
included,
The ADEIR will be submitted electronically to the City (in
Microsoft Word and pdf) for review.
1
MIG will revise the ADEIR based on comments received
from City staff and provide a redline "proof check" draft
to the City to ensure that all comments and revisions
have been addressed, Following City sign off, the Draft
EIR will be ready for public circulation. MIG will prepare
a Notice of Completion (NOC) and related and required
forms for submittal to the State Clearinghouse and a
Notice of Availability (NOA) to be transmitted with the
Draft EIR to other public agencies, special interest
groups, and interested persons, Circulation of the Draft
EIR will initiate a CEQA-required 45-day public review
period. The City would be responsible for posting
notices in the local newspaper.
11.6 Response to Comments/FEIR and MMRP
Following the close of the 45-day public review period.
the City will transmit all written comments received to
MIG, MIG will prepare an administrative draft Response
to Comments/Final EIR (RT&FEIR) that will include
written responses to comments, addressing such
comments with a reasoned analysis of issues raised. In
some cases, responses may result in revisions to the
text or exhibits contained in the DEIR, and such changes
would be documented in the administrative draft RTC/
FEIR,
The RTC/FEIR document will include: the comments on
the DEIR and the responses to such comments; a list
of entities commenting on the DEIR, and an erratum to
address corrections and clarifications to the DEIR.
A Nlitigation Monitoring Reporting Program (IVIMRP) is
also included in this task and can be provided as part of
the FEIR document, or as a separate document prior to
the commencement of public hearings.
It is difficult to predict the number or complexity of
comments there will be on the Draft EIR.. We have
allocated approximately 120 hours of MIG staff time,
which is our best estimate of the time needed to
complete this task. In the event that the allocated budget
is exceeded due to the number, length, or complexity of
the comments received, additional budget authorization
may be needed.
11.7 Findings of Fact and Statement of Overriding
Considerations
In accordance with Section 15091 of the State CEQA
Guidelines, the City must make specific findings
regarding Project impacts. These findings relate to the
significance of environmental impacts and the feasibility
of mitigation and Project changes. MIG will coordinate
with the City Legal Counsel as appropriate to prepare
this document and submit a draft for one round of review
and comment by City staff. MIG will make one full set of
revisions, City staff will do a proof -check review of the
revisions. and MIG will finalize the document. MIG will
prepare a Statement of Overriding Considerations (SOC)
if there are any unavoidable significant impacts and if the
City determines that there are specific economic, social,
or other considerations that override any unmitigated
environmental effects.
11.8 Notice of Determination (NOD)
MIG will prepare all CEQA-required notices, including
State Clearinghouse forms and file as necessary with the
County Clerk and State Clearinghouse. The City will be
responsible for paying all filing fees,
11.9 EIR Project Management
MIG recognizes that frequent, immediate, and clear
communication with the project team is essential to
keep the environmental review phase of the project on
track and within budget. NIIG has allocated a budget for
communication and coordination with the City and other
project team members to ensure we can communicate
clearly and effectively regarding the EIR. Additionally, this
budget covers our quality control review process.
Deliverables
All CEQA-required notices. including State
Clearinghouse forms and transmittals
�) Notice of Preparation
58 City or El SeaLndo neral Flan Lahr' Us, Element Updat
Agreement No. 7199
Scoping Meeting Presentation (PowerPoint and PDF)
Technical Studies
Draft Programmatic Environmental Impact Report
Notice of Intent to Adopt an EIR
Final EIR/Response to Comments DOCUrnent
Mitigation Monitoring and Reporting Program
» Findings of Fact and Statement of Overriding
Consideration
Notice of Determination
Meetings
' Scoping Meeting
Assumptions
The City will be responsible for securing a venue for
the Scoping meeting,
The City will be responsible for paying all filing fees.
The City will be responsible for posting notices in the
local newspaper.
TASK 12: LAND USE ELEMENT ADOPTION
12.1 Puwubfiic Adoption Heariings
The MIG tearn will attend one Planning Commission and
two City Council adoption hearings to present, discuss,
and receive comments on the Draft Land Use Element
and Final EIR If additional hearings are required, they
will be billed on a time -and -materials basis However,
given the extensive involvement of the Commission and
Council in element creation, we anticipate the hearing
process will be thusly streamlined.
The Planning Commission hearing provides an
opportunity to receive public comments, ask questions
to the consultant team and City staff, and begin
deliberations, with the Planning Commission making
recommendations and the City Council taking formal
action to certify the EIR and adopt the new Land Use
Element.
The MIG Team will attend two City Council public
hearings to present, discuss, and receive comments
on the Draft Land Use Element and Final EIR. The first
hearing will provide an opportunity for the City Council
to receive formal public comments, ask questions to the
MIG Team, and begin deliberations. The second hearing
will provide an opportunity to continue the discussion
and deliberations. with the City Council taking formal
action to certify the EIR and adopt the new Land Use
Element.
MIG will be responsible for preparing the presentations;
City staff will be responsible for preparing the formal
staff report Meeting attendance includes presentation
preparation; travel time, and meeting attendance,
12.2 Final Land Use Element
MIG will prepare a final Land Use Element document that
reflects the action taken by the City Council during the
adoption hearing. Because the extent of any revisions
based on City Council direction cannot be known at this
time, our budget includes an allowance for this task to
make reasonable edits and changes to the document.
City staff, in consultation with MIG, will be responsible for
confirming that the final documents reflect City Council
action. Following adoption, MIG will submit all project
files to the City, including all GIS shapefiles developed
during the process.
Deliverables
Final Program EIR (Word/PDF)
Planning Commission Public Hearings presentations
(PowerPoint; PDF, one round of review)
City Council Public Hearings presentations
(PowerPoint/PDF, one round of review)
Final General Plan Land Use Element (Word or
InDesign/PDF)
Meetings
Public Hearings (3)
Optional Tasks
The tasks outlined below are optional and not required
for the project, but they may provide valuable assistance
in achieving the City's goals By presenting these
tasks as options, the City can selectively choose
which initiatives to pursue and determine the level of
investment that aligns with its priorities. This approach
creates flexibility within the program, allowing the City
to tailor its actions according to its needs and budget
considerations
City or El Segundo General Plan Land U - dement Update 59
Agreement No. 7199
TASK 0-1: ADDITIONAL ENGAGEMENT EVENTS
The scope of work includes 12 one-on-one interviews,
three focus groups, four study sessions, one community
survey, three community workshops, and two pop-up
events, all designed to capture input from a broad
cross-section of the El Segundo community, including
underrepresented groups, If the City desires additional
engagement, optional meetings have been included
for flexibility. Reusing similar formats for these events
ensures cost efficiency while maintaining effectiveness,
allowing for adaptability based on the City's evolving
needs without significant increases in cost
Community workshop: $25,000
Pop -Up Event: $3,000
Study Session: $6,000
Public Hearings: $3.000
TASK 0-2: INTERACTIVE LAND USE ALTERNATIVES
DASHBOARD
This optional task uses the Storylvlap created in Phase 3
of the scope of work but creates an interactive element
that allows users to explore and select from various
land use alternatives for the City or specific focus areas.
This interactive tool will allow users to mix and match
different land use scenarios, enabling them to craft their
own "preferred" alternative that reflects their vision
for the community As users adjust their selections,
the dashboard will dynamically generate a summary
of the potential impacts, providing insights into key
metrics such as population growth, housing availability,
traffic patterns, economic and fiscal outcomes, and
service provisions. By visualizing these impacts in real
time, users will gain a comprehensive understanding
of how their chosen alternatives can shape the future
of El Segundo. The dashboard will clearly illustrate
that while implementing a desired vision is possible, it
may also corne with certain costs and trade-offs. This
hands-on approach places users in the driver's seat,
facilitating informed decision -making and fostering a
deeper awareness of the relationship between land
use decisions and their broader implications for the
community. Overall, the dashboard serves as a valuable
tool for engaging citizens in the planning process,
ensuring their voices are heard while highlighting the
complexities involved in achieving a sustainable urban
future
Cost: $20,000
TASK 0-3: ZONING CODE IMPLEMENTATION
This optional task aims to update the City's zoning
code to implement the findings from the zoning code
and map consistency recommendations, ensuring
alignment with the goals, policies, and programs
outlined in the new Land Use Element and ensure
overall planning consistency. This process can also
address any outstanding zoning actions needed to
implement the City's 6th cycle Housing Element, further
enhancing alignment with housing goals and State law
requirements.
The cost of preparing code amendments would range
from $30,000 to $150,000. depending upon the scope
of amendments required
TASK 0-4: FEASIBILITY ANALYSIS
This optional task aims to provide a comprehensive
evaluation of development feasibility for key opportunity
sites, allowing the City to make informed decisions about
regulatory impacts, financial viability, and developer
interest, ultimately supporting more strategic and
realistic long -terra land use policies. Working with the
project team, KMA would prepare a pro forma analysis
evaluating the feasibility of development for up to four
opportunity sites. To this end, KMA would perform the
following tasks:
1 Work with the project team to identify development
prototypes.
2. Estimate development costs.
3. Generate operating projections„
4, Identify appropriate developer returns.
5. Evaluate impact of regulatory decisions on project
feasibility (e g. density, parking, etc.)
6, The land values supported by the pro forrna analyses
for the development prototypes would be compared
to potential acquisition costs to evaluate feasibility.
KMA, would provide a pro forma for each development
prototype with the key assumptions and findings
summarized in a brief memo. KMA can attend one
in -person meeting during this process and will be
available for two virtual meetings.
Cost: $24,000
60 or EI Segurdo Flan Land Use Element Upda.=
Agreement No. 7199
L
WAIIPI.ANF s f
VARIATION OPTIONS
fl))I, Upperste ,,e ck Balconies
Plau/Forecourt General Massing Break
..
With MIG's expert guidance, cities and counties are
creating Objective Design Standards (ODS) that remove
challenges presented by existing processes and streamline
the development of multifamily residential and mixed -use
projects. MIG has prepared ODS for the cities of Agoura
Hills, Atascadero, Baldwin Park, Concord, Hemet, San
Carlos, San Mateo, and Whittier, as well as San Diego and
Santa Cruz counties.
TASK 0-5: TRAFFIC OPERATION ANALYSIS
While LOS is not needed for the CEQA document for the
Land Use Element, the City may desire some amount of
analysis to inform the land use changes being considered
The City's existing General Plan included LOS analysis of 53
existing intersections. If the City desires an updated analysis
of intersections, Fehr & Peers can prepare an operational
analysis of intersections using new traffic data for existing
conditions and volume forecasts for future conditions that
are based on the land use element alternatives. The most
cost-effective approach would be to select the highest trip
generation alternative and conduct an LOS analysis that
reflects the upper envelope of potential development to
provide a worst -case scenario analysis Otherwise, each
alternative could be analyzed separately.
Existing intersection turning movement counts would be
collected for the AM and PM peak periods for a weekday for
12 intersections. Traffic forecasts would then be developed
based on the potential land use changes with the Land Use
Element Update. LOS analyses for the intersections would
cover the following scenarios:
Existing Conditions - using the collected traffic count data
Future Year With No Project Conditions — volume
forecasts using the existing land use and roadway
network for the current General Plan scenario.
Future Year With Project Conditions — volume forecasts
using the proposed land use and proposed roadway
network for the General Plan scenario.
lol
The results of the operation analysis would be
reported in a technical memorandum.
Cost: $38,000
TASK 0-6: OBJECTIVE DESIGN STANDARDS
MIG can prepare objective design standards (ODS) to
meet State law requirements and facilitate production of
quality multi -family housing and mixed -use development
projects. The ODS will be prepared as an integral part
of the Zoning Code. Also, the administrative provisions
of the Zoning Code will require a targeted amendment
to define any new review procedures. The ODS will
establish standards for project design that will facilitate
quality projects in terms of site planning, architecture,
and buildings' relationships to adjacent lower -intensity
residential uses. Applicants and developers electing to
comply with the ODS will qualify for streamlined review.
Cost: $75,000 — $125,000
TASK •GENERAL
UPDATE
MIG can update the City's General Plan Safety Element
to address new laws effective since the City's 1992
General Plan was adopted, updates which are triggered
by the Housing Element update State law is very
specific regarding the issues to be addressed and
includes flood hazard zones, fire hazards, and climate
adaptation and resiliency strategies, and Environmental
Justice strategies in compliance with Government Code
65302(g).
California Government Code 65302(g)(4)(A)(i) also
specifies a Vulnerability Assessment be prepared
that identities the risks climate change poses to the
local jurisdiction and the geographic areas at risk from
climate change impacts, including, but not limited to, an.
assessment of how climate change may affect the risks
addressed in the Safety Element. The assessment is a
critical component of a Safety Element, as it identifies
community assets that could be impacted by climate
change, the severity of the impacts, and the ability of
the community to prepare for and reduce the potential
adverse impacts.
Cost: $100,000
Cif of El S2uundo General Plan Lanc' Use Element Update 61
e. Proposed Fees/Budget
Fee Proposal
The MIG Team has provided OUr estimated cost by "task
and a total project cost to complete the Scope of Wcrl<
presante.d in the Fee Proposal tab1c. and in Exhibit B
rrom tho Requost for Proposals Professional time is
billed according to the hourly rates as presented in the
F_2o. Proposal table, The proposod hours and associated
professional time costs for MIG team momber`s aro
provided in the table.
VVith rec7ard to Optional Tasks described in the Scope of
Work. the associated costs Y10LIld vary depending upon
the le,e.l of offort requested by City staff, In tho Fee
Proposal we provido estirated costs for each optional
tDsk, VVe would discuss the costs vvith you prior to scope
mfinom nt, if the City wishes to Pursue any combination
of optional tasks.
Should �\ e. be selected, it is N,,11G's intention to revie�,,/
each assignment's objectives carefully ,vith City staff
and tailor atlr scope and cost to best meet the needs
and resources of the City of El SO aundo.
EXHIBIT B: SCHEDULE OF PROFE5510NAL FEE5 AND EXPEN5E5
Standard
FOR I HE PRUPUSAL
Hourly Rates
QuotedHours Hourly Rates
Total
Partners
127 $ 295
$
37,465
Manager
835 $180 - $240
$
165,100
Supervisory Staff
1891 $130 - $175
$
280,690
Staff
1535 $110- $185
$
197,940
Other (Specify: Subconsultants)
NA NA
$
200,524
Subtotal
881,719
Total for services described in Section IV C of the RFP
$
881,719
Out of Pocket Expenses:
/.r.,,Rft
Meals/Lod 9 In g
���� , ��� �„ % �, ii ,/i�, ,,, ,�%� ,o��� /,�� �,,
$
-
, �i,.
Transportation
No
, ,�, ��o,��/
EZ, ,,,������
„%
Other (Specify: MIG Misc Direct Cost 11,6wan'ce 10% �ubscon'suItafi markup),
$
36,231
'Total all-inclusive maximum price
$
917,950
6
&gr em er
lNo. 7199
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f. References
MIG References
CITY OF WHITTIER
Luis G. Escobeclo, AICP, Assistant Director
Community Development Department
13230 Penn Street I Whittier, CA 90602
(562) 567-9320 1 lescobedo@cityofwhittier.org
MIG worked with the City of Whittier to update its
General Plan. Following General Plan adoption, the City
retained MIG to prepare the 2021-2029 Housing Element
and to undertake focused Zoning Code amendments
necessary to implement housing policies and new
General Plan land use designations.
Dates: 2018 — 2024
CITY OF DOWNEY
Crystal Landavazo, Former City of Downey Senior
Planner/Current City of Stanton Community &
Economic Development Director
7800 Katella Ave I Stanton, CA 90680
(714) 890-4213 1 CLandavazo@StantonCA.Gov
MIG is working with the City of Downey to amend
the General Plan, Specific Plans, and Zoning Code to
implement the 2021-2029 Housing Element (prepared by
MIG)
Dates: 2023 — Ongoing
CITY OF SANTA FE SPRINGS
Cuong Nguyen, Director
Community Development Department
11710 E. Telegraph Road I Santa Fe Springs, CA 90670
(562) 868-0511 ex. 7359
cuongnguyen@santafesprings.org
MIG updated the General Plan, including preparation of
a new Environmental Justice Element and updating the
Housing Element for the 6th Cycle Regional Housing
Needs Assessment to accommodate nearly 1,000
new housing units Following General Plan adoption,
MIG completed focused Zoning Code amendments
to implement General Plan land use policies, which
included creating new mixed -use zoning districts and
adding standards to encourage housing production.
Dates: 2020 — 2024
Subconsultant References
CITY OF LONG BEACH
Mary Torres, Manager
Real Estate Development Bureau
411 W. Ocean Blvd I Long Beach, CA 90302
(562) 570-6846 1 Mary.Torres@longbeach.gov
KMA has completed numerous market studies in the City
including a recent evaluation of the West Gateway site
located adjacent to downtown,
Dates: Ongoing
CITY OF LONG BEACH
Maryann Cronin. Zoning Administration Officer
Community Development, Planning Bureau
411 W. Ocean Blvd I Long Beach, CA 90802
(562) 570-5683 1 Maryanne.Cronin@longbeach.gov
Fehr & Peers, as part of two multidisciplinary teams,
is leading the development of mobility and parking
policies, strategies, and project concepts for both the
Downtown Specific Plan (PD-30) and the Shoreline
(PD-6) Visioning Plan. Fehr & Peers is also leading the
CEQA transportation impact studies for both plans.
Dates: 2023 — Ongoing
64 City of El Segundo General Plan Land Us-- Element Updare
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Agreement No. 7199
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. er ifica e(s) of Insurance
EXHIBIT C
INSURANCE REQUIREMENTS
[MUST BE SUBMITTED WITH PROJECT PROPOSAL]
To be awarded this contract, the successful bidder must procure and maintain the following types of insurance
with coverage limits complying, at a minimum, with the limits set forth below:
Tyne of Insurance Limits
Commercial general liability: $1,000,000
Professional liability $1,000,000
Business automobile liability $1,000,000
Workers compensation Statutory requirement.
Commercial general liability insurance must meet or exceed the requirements of the most recent ISO-CGL
Form Number. The amount of insurance set forth above must be a combined single limit per occurrence for
bodily injury, personal injury, and property damage for the policy coverage. Liability policies must be
endorsed to name the 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 the City will be excess thereto. Such insurance must be on an "occurrence," not a "claims
made," basis and will not be cancelable or subject to reduction except upon thirty (30) days prior written
notice to the City.
Professional liability coverage must 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," the Consultant must
continue to maintain the insurance in effect for a period of three (3) years after this Agreement expires or is
terminated ("extended insurance"). Such extended insurance must have the same coverage and limits as the
policy that was in effect during the term of this Agreement, and cover the Consultant for all claims made by
the City arising out of any errors or omissions of the Consultant, or its officers, employees or agents during
the time this Agreement was in effect.
Automobile coverage must be written on ISO Business Auto Coverage Form CA 00 01 06 92, including
symbol 1 (Any Auto).
The Consultant must furnish to the City duly authenticated Certificates of Insurance evidencing maintenance
of the insurance required under this Agreement, endorsements as required herein, and such other evidence
of insurance or copies of policies as may be reasonably required by the City from time to time. Insurance
must be placed with admitted insurers with a current A.M. Best Company Rating equivalent to at least a
Rating of "A:VII." Certificate(s) must reflect that the insurer will provide thirty (30) day notice of any
cancellation of coverage. The Consultant will require its insurer to modify such certificates to delete any
exculpatory wording stating that failure of the insurer to mail written notice of cancellation imposes no
obligation, and to delete the word "endeavor" with regard to any notice provisions.
By signing this form, the bidder certifies that it has read, understands, and will comply with these insurance
requirements if it is selected as the City's consultant. Failure to provide this form may render the bidder's
proposal "nonresponsive."- l
10%24/2024
Date Btdder
66 Gt; of El S,,-aundc i=:;ne,al Plan Land Use Element Upda�e
L Business Tax Certificate
MIG maintains an active El Segundo Business Tax
Certificate. We acknowledge that an active certificate
will be required of the selected consultant during the
contracting process and throughout the contract period
per the RFR
MIG has reviewed the City's Standard Professional
Services Agreement and does not request any changes.
City of El Segundo General Plan Land Use Element Update 67
Agreement No. 7199
REVISED BUDGET — LAND USE ELEMENT UPDATE
Standard
Hours
Hourly Rates Quoted Hourly
Rates
Total
Partners
113 $ 295
$
33,335
Manager
734 $180-$240
$
144,040
Supervisory Staff
1572 $130 - $175
$
232,900
Staff
1441 $110-$185
$
178,200
Other (Specify: Subconsultants) INA
INA
$
181,300
Subtotal
$
769,775
Total for services described in Section IV C of the request for ��for proposals
$
769,775
Out of Pocket Expenses:
Meals/Lodging
$
-
Transportation
$
-
Other (Specify: MIG Misc Direct Cost allowance,
8% subconsultant markup)
$
37,024
10% Contingency Fee
$
80,680
Total all-inclusive maximum price
$
887,479
OPTIONAL
0-1
Additional Engagement Events:
Community Workshop
$ 25,000
Pop -Up Event
$ 3,000
Study Session
$ 6,000
Public Hearing .........
$ 3,000
........ —
O-2
Interactive Land Use Alternatives Dashboard
$ 20,000
0-3
Zoning Code Implementation
$ 100,000
0-4
Project Feasibility Analysis (KMA)
$ 24,000
0-5
Traffic Operation Analysis (F&P)
$ 38,000
0-6
_......................_ ..............._
jObjective Design Standards
_._ ............
$ 75,000
0-7
General Plan Safety Element Update
$ 100,000
MIG, Inc.
Agreement No. 7199
REVISED SCOPE TASKS
a
This task includes project management and coordination (ernails, calls, data transfers, etc.) with City
staff and the internal team, as well as regular invoicing, scheduling, and budget management. The task
assumesmeetings over the estimated 18-month project timeframe. The schedule
and frequency will be confirmed during the project kickoff meeting but can be adjusted as needed. The
meetings will largely be via Zoom or a similar platform, with in -person meetings scheduled at key points.
MIG will also be available for occasional unscheduled calls to address various plan topics ranging from
refining the schedule and outreach plan, strategizing about upcoming events or milestone documents.
The cost proposal also includes an allowance for MIG internal project team meetings between the
project manager and other team members.
.3 Traffic and Mobility Existing Conditions Technical Analysis
The Traffic and Mobility Existing Conditions Technical Analysis, conducted by team member Fehrs &
Peers, will evaluate existing mobility and transportation conditions, including the following:
• Existing circulation for roadways, transit services, bicycle networks, truck routes
• Qualitative evaluation of existing pedestrian, bicycle, transit, and vehicle network and facilities
• Travel pattern comparison looking at commute trends (using LEHD data)
• VMT summary from SCAG Activity Based Model for 2024 baseline, based on the most recent
RTP/SCS
The analysis will conclude with a summary of mobility issues and opportunities. ..The extent of the
gin LI,Y o§_Y! [,)e Iba.segi on th,e Ikmw aJ&� to �!.a yk arr�r Unt.m.
At the outset of the project, MIG will conduct gpto q mmintenJe f�-'.rrru &119,� sessions with the City
Councilmembers (��), Planning Commissioners ("), City Manager (11), a representative from the Public
Works Department "{-:t•), and a representative from the Economic Development Department-)1). These
additional interviewees have been identified due to the need to assess infrastructure and service
provision, as well as economic and fiscal issues and concerns. The interviews will be conducted via
Zoom.
We will prepare a summary memorandum highlighting consolidated, unattributed comments and ideas.
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Agreement No. 7199
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3.5 Pop -Up Event 1
To achieve a wide range of input from the El Segundo community, MIG will facilitate a mobile
engagement booth at a local community event (festival, farmers markets, etc.) following the Community
Workshop. This "pop-up" event will use adapted materials from the larger community workshop to
engage event attendees and community members who may not typically participate in formal planning
processes. The content will be streamlined for easy interaction, thus allowing for quick, meaningful
input from those who may not otherwise be reached. MIG will pLcpww r �iG w.. r rw11 rlrw i'ttaf i8ml,
conduct the event,
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The City will be responsible for securing a venue.
3.6 Community Questionnaire
To help validate findings to date, MIG will design both an online and paper questionnaire to gather
input on key issues and priorities most important to El Segundo residents and other interested
participants. The questionnaire will also collect limited demographic data such as household type, age,
and general location. This questionnaire is designed to capture a broad sense of public sentiment and
identify key themes or concerns; it is not intended to produce statistically significant or scientifically
representative results. The questionnaire will be ready for input and presented to the community at
the Community Workshop.
MIG will draft the 10-minute questionnaire, incorporate feedback from a single set of consolidated
comments, and format the questionnaire for both print and online distribution using the most
appropriate survey platform for the topics. Our work scope assumes up to 200 individuals responding
to the survey. We will ask that the City advertise the questionnaire on its website and via other means
generally used to inform residents about important community initiatives and print and distribute any
paper copies. The questionnaire will be launched after community workshop 1 and will be available to
the public for up to four weeks. The City will be responsible for promoting the questionnaire,
distributing and collecting the paper version, and submitting the completed paper questionnaires to
MIG for data entry (estimated to take one day). At the conclusion of the questionnaire period, MIG will
compile and analyze both online and paper responses, delivering a summary report that includes key
findings, supported by visually engaging graphics.
5.2.1 MIG will develop twoh-r- a scenarios for ux r�--t - focus areas. Existing conditions and the
current land use policy will also be included. The alternatives data will be used for discussion with the
City Council and Planning Commission regarding the outcomes associated with each scenario in each
focus area. This will allow the City to compare the alternatives and select those that best implement the
Vision and adhere to the new General Plan Guiding Principles. In addition to highly graphic land use
alternative maps, we can produce comparative graphics for the various scenarios to illustrate, for
example, housing and population growth, vehicle miles traveled, or other indicators of interest.
MIG, Inc...
Agreement No. 7199
5.3 Urban Design Integration
The MIG team will identify urban design approaches that align with the vision and land use alternatives
for each focus area. Each focus area will have its own set of urban design principles, such as enhancing
walkability or integrating green infrastructure, on which the design concepts for each area will be based
on. These concepts will include elements like street layouts, building placement, and public spaces,
which we will visually represent through sketches to help envision what maximum or expected densities
can look like. For each land use alternative, we'll demonstrate how the urban design strategies support
the specific vision, tailoring design elements to fit high -density, mixed -use, or open -space -focused
scenarios. Finally, we will create a brief set of urban design guidelines to ensure future development
aligns with the vision for each focus area. p ;, i ���� 9ua� un1gr,, ia81 b faro r�CE'd,
MIG will facilitate a second mobile engagement booth at a local community event (festival, farmers
markets, etc.). This pop-up event will use adapted materials from the Planning Commission workshop
to engage event attendees and community members who may not typically participate in formal
planning processes. Attendees will review and provide feedback on the land use concept alternatives
and information on accessing the online land use alternatives StoryMap will be provided. The content
will be streamlined for easy interaction, allowing for quick, meaningful input from those who may not
otherwise be reached. MIG will 1,11:ggare the content, l,r it. oaf v inV c� ndt. c k,, LWle rev �a.t...mr�r s�r���� 4ti
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The City will be responsible for securing a venue.
Following the close of the 45-day public review period, the City will transmit all written comments
received to MIG. MIG will prepare an administrative draft Response to Comments/Final EIR (RTC/FEIR)
that will include written responses to comments, addressing such comments with a reasoned analysis
of issues raised. In some cases, responses may result in revisions to the text or exhibits contained in the
DEIR, and such changes would be documented in the administrative draft RTC/FEIR.
The RTC/FEIR document will include: the comments on the DEIR and the responses to such comments;
a list of entities commenting on the DEIR, and an erratum to address corrections and clarifications to
the DEIR.
A Mitigation Monitoring Reporting Program (MMRP) is also included in this task and can be provided as
part of the FEIR document, or as a separate document prior to the commencement of public hearings.
It is difficult to predict the number or complexity of comments there will be on the Draft EIR. We have
allocated approximately B.Q,120 hours of MIG staff time, which is our best estimate of the time needed
to complete this task. In the event that the allocated budget is exceeded due to the number, length, or
complexity of the comments received, additional budget authorization may be needed.
MIG, Inc.