CONTRACT 5757 Reimbursement Agreement CLOSEDAgreement No. 5757
REIMBURSEMENT AGREEMENT
This Reimbursement Agreement ("Agreement") is entered into as of March 13, 2019 by
and between the City of EI Segundo, a general law city and municipal corporation ("City"),
and BRE EI Segundo Holdco LLC, a Delaware Limited Liability Company ("Developer"). The
parties agree as follows:
1. Recitals. This Agreement is made with reference to the following facts and
circumstances:
a. Developer filed an application for the creation of a new Specific Plan area
on approximately 9 acres along Pacific Coast Highway between Holly
Avenue and Palm Avenue to allow a mixed-use development of residential
and commercial development and to build new parking structures (the
"Project") on behalf of BRE EI Segundo Holdco LLC ("BRE") through its
representative, MAR CDC Holly LLC. A more complete description is
attached hereto as Exhibit A and incorporated herein by reference.
b. The Project requires environmental review, preparation of environmental
technical reports and documents under the California Environmental
Quality Act (CEQA); the retention of costs of attorneys' fees; the retention
and costs of professional consultants; the costs of work performed by City
staff to complete a number of tasks including environmental review,
zoning review, plans review, preparation of reports, and project
management duties (collectively, "Project Costs"). The EIR consultant's
proposal is attached hereto as Exhibit B, which is incorporated by this
reference. The Project Management consultant's proposal is attached
hereto as Exhibit C, which is incorporated by this reference.
C. City believes it is in the public interest for Developer to pay such Project
Costs. Developer understands that all work performed by the City related
to the Project will be under the direction of City, but that the Project Costs
shall be at Developer's expense.
2. City Reimbursement. Developer agrees to fully reimburse the City for the Project
Costs. City has estimated the Project Costs as being approximately $500,000. This
amount includes the environmental consulting services to be performed by Dudek
as described in Exhibit B; Project management consulting services to be performed
by JWA Urban Consultants, Inc., as described in Exhibit C; and an estimated City
Administrative Cost of ($150,000). However, Developer acknowledges that the
actual amount of such Project Costs may be different. Nonetheless, even though
the actual amount of such Project Costs may be different, Developer agrees to
reimburse the City for the full amount of the actual costs of such Project Costs in
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the manner provided in this Agreement. City will provide Developer with an
accounting of the Project Costs on a monthly basis, which accounting Developer
agrees will be conclusive, in the absence of manifest error. The total cost of the
Project Costs, as disclosed by the accounting, is called the "Reimbursement
Amount."
3. Citv has No Obligation to Aoprove Proms By signing this Agreement, Applicant
acknowledges and understands that this Agreement in no way obligates the City to
approve any of the entitlements or environmental documents for the Project. The
City and its elected and appointed officials retain sole discretion to either approve
or deny any of the environmental documents or entitlements that are the subject
of this Agreement and needed to effectuate the Project.
4. Method of Reimbursement.
a. Initial Deposit. Except as provided below, upon execution of this
Agreement, Applicant/Developer agrees to deposit with City $150,000
("Deposit Amount") which represents 30 percent of the total estimated
Reimbursement Amount. Costs associated with the Project will be charged
against the deposit amount.
b. The Deposit Amount will be placed in a non-interest bearing trust account
established by the City Manager. Developer understands and agrees that
City will not pay interest to Developer on the Deposit Amount and
Developer will not seek such interest payments from City.
C. RReeolenishment Deposit. Whenever the Deposit Amount balance falls
below $50,000, the City may request Developer to replenish the amount
("Replenishment Deposit"), bearing in mind the amount of work left to be
completed. At the time such replenishment request is made, the
Applicant/Developer may request the City provide it with a copy of all
Project Costs to date, to the extent such Project Costs have not already
been provided by Section 2 above.
d. Developer agrees to deliver a Replenishment Deposit to City within 10
business days following the City's request.
e. Should the actual Reimbursement Amount exceed the Deposit Amount,
Developer agrees to promptly pay City any difference. Should the
Reimbursement Amount be less than the Deposit Amount, City will refund
Developer any remaining Deposit Amount to Developer within 30 days
after determining the Reimbursement Amount.
5. Citv Administrative Costs. Administrative costs incurred by City, including, without
limitation, staff time, legal costs, fees and services, must be reimbursed on a time
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and materials basis based on current City reimbursement rates. A copy of the
current rates are attached hereto as Exhibit C. If these rates change, City shall
provide Developer with the new fees in writing. As described in Section 2 above,
it is currently estimated that such administrative costs will total $150,000.
Developer acknowledges that such amount is an estimate only and that the actual
administrative costs may be more or less than such amount. Such costs will be
deducted by City from the Deposit Amount on a monthly basis.
6. Developer Default. Should Developer fail to perform any of its obligations under
this Agreement, then City may, at its option, pursue any one or more or all of the
remedies available to it under this Agreement, at law or in equity. Without limiting
any other remedy which may be available to it, if Developer fails to pay either the
Deposit Amount or a Replenishment Deposit, or fails to fully reimburse the City
for the Project Costs, City may cease performing its obligations under this
Agreement and may bring an action to recover all outstanding and unreimbursed
costs and expenses incurred by the City in completing the studies, together with
interest thereon from the date incurred at the rate of 10% per annum.
7. Term. This Agreement will terminate either (i) 12 months from the date
Applicant/Developer's application has been approved by the City; or (ii) when the
Project has been disapproved or the application has been formally withdrawn.
Disapproval of the Project or the Developer's withdrawal of the application does
not excuse Developer from reimbursing the City for the Project Costs incurred up
to such date of disapproval or withdrawal pursuant to this Agreement.
8. Conflicts of Interest.
a. Consultants Work for Citv. City has sole discretion to direct the work and
evaluate the performance of the employees and contractors assigned to
work on the Project, and City retains the sole right to terminate or replace
any such employees or contractors. Notwithstanding the fact that
Developer provides funding forthe performance of the reports and studies
provided hereunder, such documents prepared hereunder or any
approvals granted reflect the City's independent judgment, and City has
no obligation to approve the Project. The City agrees that it will inform
Developer in advance of making any such personnel, consultant, or
subconsultant changes.
b. No Emplovment by Developer. Developer represents and warrants that:
For the 12 -month period preceding the submission of its
application for the Project, Developer has not entered into any
arrangement to pay finance consideration to, and has not made
any payment to, the City's consultants retained for the Project.
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ii. For a period of 12 months after final resolution of Developer's
application for the Project, Applicant, nor any of its agents, shall
enter into any financial relationship with any consultants retained
for the Project, or with any City official, agent or employee. Nor,
during such period, shall Developer propose to enter into any
future relationship with the consultants, or with any City official,
agent or employee.
iii. It has not entered into any arrangement to pay financial
consideration to, and has not made any payment to, any City
official, agent or employee that would create a legally cognizable
conflict of interest as defined in the Political Reform Act (California
Government Code §§ 87100 et seq.).
C. Communications with Consultants. Developer may only communicate with
consultants retained hereunder with the permission of the City's Director
of Planning and Building Safety. In no case may Developer direct consultant
as to how to undertake or prepare consultant's work product.
9. Compliance with Law. Developer will, at its sole cost and expense, comply with all
of the requirements of all federal, state, and local authorities now in force, or
which may hereafter be in force, pertaining to this Agreement.
10. 'Waiver of Breach. Any express or implied waiver of a breach of any term of this
Agreement will not constitute a waiver of any further breach of the same or other
term of this Agreement.
11, Insolvencv. Receiver. Either the appointment of a receiver to take possession of
all or substantially all of the assets of Developer, or a general assignment by
Developer for the benefit of creditors, or any action taken or offered by Developer
under any insolvency or bankruptcy action, will constitute a breach of this
Agreement by Developer, and in such event this Agreement will automatically
cease and terminate if Developer or its successor or assign cease or fails to timely
pay any amount due and payable by Developer (or its successor or assign) under
this Agreement.
12. Notices. Except as otherwise expressly provided by law, all notices or other
communications required or permitted by this Agreement or by law to be served
on or given to either party to this Agreement by the other party will be in writing
and will be deemed served when personally delivered to the party to whom they
are directed, or in lieu of the personal service, upon deposit in the United States
Mail, certified or registered mail, return receipt requested, postage prepaid,
addressed to:
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Developer at: BRE c/o
MAR CDC Holly, LLC
721 N Douglas Street
EI Segundo, CA 90245
310-782-2525
Attn: Lionel Uhry
City at: City of EI Segundo
Attn: Gregg McClain, Planning Manager
350 Main Street
EI Segundo, CA 90245
310-524-2393
Either party may change its address for the purpose of this Section by giving
written notice of the change to the other party.
13. Acceptance of Electronic Signatures. The Parties agree that 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 mail in "portable document format" (i.e., .pdf) form, or by
facsimile transmission. Such signature will be deemed to be and treated in all
respects as an original signature.
14. Governing Law, This Agreement is made 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.
15. Partial Invalidity. Should any provision of this Agreement be held by a court of
competent jurisdiction to be either invalid or unenforceable, the remaining
provisions of this Agreement will remain in effect, unimpaired by the holding.
16. Integration. This instrument and its attachments constitute the sole agreement
between City and Applicant/Developer respecting the matters above and
correctly sets forth the obligations of City and Applicant/Developer.
17. Construction. The language of each part of this Agreement will be construed
simply and according to its fair meaning, and this Agreement will never be
construed either for or against either party.
18. Authorlty/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. The City's manager, or designee, may execute any
such amendment on behalf of City.
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19. Counterparts. This Agreement may be executed in any number of counterparts,
each of which will be an original, but all of which together will constitute one
instrument executed on the same date.
IN WITNESS WHEREOF the parties hereto have executed this Agreement the day
and year first hereinabove written.
F EL SEGUN
, a municipal corporation
/
Scott Mitnick, City Manager
ATTEST:
Y--V� D' F-ev,
Tracy Weaver, City Clerk
APPROVED AS TO FORM:
® for
Mark D. Hensley, Cty ttorney
-�tx'
M
BRE EI Segundo Holdco LLC,
a Delaware limited liability
company
Patrick VoIZ, Princip
Agreement No. 5757
Exhibit A
Project Proposal
Agreement No. 5757
PROJECT DESCRIPTION FOR
PACIFIC COAST COMMONS
Introduction
BRE EI Segundo Holdco LLC ("BRE") proposes to redevelop the surface parking areas
of the Fairfield Inn & Suites and Aloft Hotel properties, as well as the old Hacienda
Restaurant site, with a new mixed use development that will greatly benefit the City of EI
Segundo. The Pacific Coast Commons ("PCC") project will add 263 housing units,
above 11,000 square feet of commercial space, and create a pedestrian oriented
upgrade to an approximately quarter -mile of street frontage along the PCH Corridor.
The project will activate this underutilized portion of PCH, allowing it to be developed to
its fullest potential.
New sidewalks will be built, allowing for outdoor restaurant seating and curb -edge
treatments to separate the sidewalks from the traffic along PCH to create a safer, more
comfortable, and more inviting pedestrian zone. Developing the approximate quarter -
mile of PCH with commercial businesses and restaurants at the ground floor level will
add life, vibrancy and pedestrian activity to the area by creating a walkable corridor
along this area of PCH which can tie in with the surrounding businesses. These new
businesses will be sustained not only by the existing business community, but also by
the addition of the new residents that 263 new units will bring.
Housing supply in EI Segundo has not kept pace with housing demand in recent years.
There is little in the way of moderately -priced housing for children of City of EI Segundo
residents, seniors, first -responders, teachers, and other public employees. The project
will also provide a variety of new housing opportunities in EI Segundo, ranging in size
from studio to two-bedroom units, in addition to six townhome units. The various unit
sizes would provide a variety of price points for people to find housing. It is anticipated
that the residential units will be for -rent apartments and the six townhome units will be
for -sale.
Additionally, businesses need to have available housing in the area to attract
employees. As the City's quality of life is in large part dependent on the tax base from
the private sector, providing new housing will help the City retain and attract the
businesses that support the City's services.
The proposed mixed use development on these parking lots is a more appropriate use
on the PCH Corridor, given the adjacent multi -family residential development to the
west and north, and the hospitality/office/other commercial development along PCH,
east, north and south of the sites.
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BRE proposes to redevelop the surface parking lots of the Fairfield Inn & Suites and
Aloft Hotel properties, as well as the old Hacienda Restaurant, ballroom, and meeting
room spaces through the adoption of a Specific Plan. The project site includes the
property bounded by Holly Avenue on the south, Mariposa Avenue on the north, Indiana
Street on the east and Pacific Coast Highway ("PCH") on the west, in addition to the
property that is currently used for the Fairfield Inn & Suites Hotel parking between
Mariposa Avenue on the south and Palm Avenue on the north, just west of PCH. The
Union 76 gas station and Carl's Jr restaurant sites are not part of the Specific Plan area.
Although the Specific Plan areas include the Fairfield Inn & Suites and Aloft Hotel
properties, there will be no additional floor area added to the hotel sites identified as
Areas 2 and 3 below. (See Exhibit A — Specific Plan area.)
The Specific Plan area totals approximately 9 acres, including that portion of the
property that extends into Pacific Coast Highway. The area currently has a General
Plan land use designation of General Commercial for the property south of Mariposa
Avenue and Parking for the property north of Mariposa Avenue. (See Exhibit B.) The
zoning for the areas correspond with a designation of General Commercial (C-3) for the
area south of Mariposa Avenue and Parking (P) for the area north of Mariposa Avenue.
(See Exhibit C). The entire area would receive a new General Plan Land Use
Designation and zoning of Pacific Coast Commons Specific Plan. There would be five
subdistricts within the Specific Plan area for the different uses, i.e., residential,
retail/parking, hotel.
Proposed D velo men
The project area consists of 5 primary areas. (See Exhibit D.) Area 1, Area 4, and Area
5 together constitute the areas where new floor area will be constructed (the "New
Development Area"). Area 2 and Area 3 together constitute the areas where the existing
Aloft and Fairfield Hotels are located and there will be no new floor area constructed
(the "Existing Development Area"). Each area is further described below.
« Area 1(Pacific Coast Commons South Mixed Use Building) — is currently developed
with surface parking for the Aloft Hotel and W XYZ lounge. There are currently 167
parking spaces on this site. The parking and porte-cochere for the Aloft Hotel are
primarily accessed from a driveway entrance along PCH which will remain, but there
is also an exit driveway along Indiana Street.
Area 1 would be redeveloped with a 6 story mixed-use development which will
consist of approximately 6,200 square feet of ground floor commercial space along
PCH, 120 residential units on the second through fifth floors, and a clubhouse on the
sixth floor. The residential units will be made up of 44 -studio, 52 - one bedroom,
and 24 - two bedroom units. There will be an on-site leasing office. The building
and associated parking will be approximately 66 feet in height to the top of the roof.
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The gross building area is approximately 141,136 square feet and the building
footprint, including parking garage, is 48,279 square feet.
There will be 336 parking spaces for the Aloft Hotel, residential, and commercial
uses in a parking structure that consists of six above grade levels and two below
grade levels. Parking is calculated at one space for each studio unit, one and a half
spaces for each one -bedroom unit, and two spaces for each two-bedroom unit.
Guest spaces will be provided at a ratio of one space for every three units. The
existing 167 hotel parking spaces will be replaced with a total of 126 hotel parking
spaces representing a 25% reduction supported by a parking utilization analysis of
existing hotel operations, and the commercial uses will share parking with the hotel
guests. Roof deck amenities for the residential portion of the PCH/Holly building,
including a pool, are planned for portions of the top deck of the parking structure and
will be set back from Indiana Street. The parking structure will be accessed from
both Indiana Street and PCH with residents coming in from Indiana Street and Hotel
patrons accessing from PCH.
• Area 2 (Aloft Hotel Building) - is developed with the existing 9 -story Aloft Hotel and
W XYZ lounge. The hotel is approximately 100 feet in height and has 246 rooms.
The hotel operates 24 hours a day. The lounge, which serves the hotel, is open
daily from 4 p.m. to midnight. There is no additional FAR planned for this area and
the number of employees (approximately 89 employees split over 3 shifts) during
peak hours is not expected to change.
• Area 3 (Fairfield Hotel Building) is developed with the existing Fairfield Inn & Suites
Hotel. The hotel is made up of two buildings. The main building is two stories and
approximately 39 feet high. The west tower is nine stories and approximately
66,000 square feet and 85 feet in height. There are 350 rooms. The hotel operates
24 hours a day. The current entry to the Hotel is located at a driveway on PCH,
which continues through to Indiana Street. The primary access to the Hotel will
continue to be at the currently utilized driveway on PCH. There is no additional
development of FAR planned for this area and the number of employees
(approximately 88 employees split over three shifts) during peak hours is not
expected to change.
• Area 4 (Fairfield Parking and Commercial Use Building) is currently developed with
the old Carrasco's Restaurant (formerly the Hacienda Restaurant) which is no longer
in operation, a Discovery Rent-A-Car business, and ballroom and meeting space
area for the Hotel which is still periodically used. The existing building is two stories
and 36 feet high. It is attached to the 9 -story west tower and is included in the
square footage listed above for the west tower. There is currently a driveway
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entrance on PCH to this building just south of Mariposa Avenue which would be
eliminated with the redevelopment of this Area. This building will be demolished.
Area 4 will be redeveloped with approximately 2,800 square feet of single -story
commercial space along PCH and a 180 space parking structure providing
replacement parking for the Fairfield hotel above and to the rear of the commercial
space. The 180 replacement parking spaces represents a 25% reduction over the
existing Fairfield hotel parking which is supported by a parking utilization analysis of
existing hotel operations, Commercial uses are expected to share parking with hotel
guests. The building is anticipated to have 5 above grade parking levels and would
be approximately 43 feet to the top of the roof. The gross building area of the
commercial development will be approximately 4,004 square feet and the building
footprint, including the parking garage, will be 28,985 square feet and accessed from
the existing driveway on PCH that serves the Fairfield Hotel.
• Area 5 (Pacific Coast Commons North) is the surface parking area for the Fairfield
Inn & Suites north of Mariposa Avenue. There are currently 240 parking spaces on
this site which are accessed from Mariposa Avenue and there are exit only
driveways on PCH and Palm Avenue.
Area 5 will be redeveloped with a mixed-use of residential and commercial. It is
anticipated that there would be approximately 2,000 square feet of ground floor
commercial space fronting PCH and 143 residential units. The main building will
consist of 137 for rent residential units made up of 47 studio, 67 one- bedroom, and
23 two-bedroom units. There will be an on-site leasing office and a community room
for the residents. Parking for this building will be provided at one space for each
studio unit, one and a half spaces for each one -bedroom unit, and two spaces for
each two-bedroom unit. Guest spaces will be provided at a ratio of one space for
every three units. There will be 240 parking spaces provided in the parking structure
and Commercial uses will share parking with the 46 guest parking spaces.
Additionally there will be six for -sale townhouse units along the northwestern side of
the property. These townhouse units will be four stories with 3 -bedrooms and will
each have their own 2 -car garage accessed off the private drive between Mariposa
Ave. and Palm Ave.
The parking structure will have 6 above grade levels floors and will be 66 feet at the
top of the roof along Pacific Coast Highway. There will be a clubhouse and common
amenities on the top floor and a rooftop pool which will be set back from Indiana
Street. The gross building area of the main building is anticipated to be
approximately 168,126 square feet with a building footprint, including parking
garage, of 47,423 square feet. The existing driveway on PCH would be eliminated
and the parking structure would be accessed from a private drive off of Mariposa
and Palm Avenues.
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All of the commercial development along PCH would be designed to have a pedestrian
friendly improved sidewalk area that would allow for outdoor seating. The development
will include edge treatments, including landscaping, to separate the sidewalks from the
traffic along PCH.
Parking is being proposed as follows:
Residential - Studio units would be parked at 1 space per unit. One bedroom units
would be parked at 1.5 spaces per unit. Two bedroom units would be parked at 2.0
spaces per unit. Guest parking would be parked at one space for every 3 units.
• Hotel - All existing hotel parking will be replaced at 75% of the existing hotel parking.
This is supported by a parking utilization analysis of existing hotel operations, and
will result in a total of 306 hotel parking spaces for both Hotels, which combined
have a total of 596 rooms (a total of .51 parking spaces per room).
• Commercial — Commercial uses will share parking with hotel guests and guest
parking.
As part of the development, it is proposed that Mariposa Avenue would be widened on
the south side to allow for a dedicated right turn lane heading southbound. No new curb
cuts are proposed along PCH and two existing PCH driveways would be eliminated.
• The ingress and egress to the parking structure on Area 1 for hotel guests will be
primarily from the existing driveway on PCH, which will continue to be right -turn in
and out only. Hotel guests will not have primary access from Indiana Street.
Residents would have ingress and egress to the parking structure from Indiana
Street, which can be accessed from Holly Avenue and Mariposa Avenue.
• The entrance to the parking structure on Area 4 would be from the existing driveway
on PCH adjacent to the Fairfield Inn & Suites Hotel which provides right -turn only
ingress and egress. Additionally, vehicles could exit the parking to Indiana Street,
similar to the current condition. Upon exiting on Indiana Street, vehicles could
proceed to either Mariposa Avenue, where there is a light, or to Palm Avenue, where
left turns are allowed but there is no light. Parking for the hotel would now be all on-
site and it would not be necessary for hotel guests or employees to exit the property
and park across Mariposa Avenue, thus eliminating the safety issue of hotel guests
crossing Mariposa Avenue between the Fairfield Hotel and the existing surface
parking lot.
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• The entrance to the parking structure on Area 5 would be from a driveway running
along the west side of the proposed residential development between Mariposa and
Palm Avenue. The driveway would be accessed from both Mariposa Avenue and
Palm Avenue.
Construction & Pha,sinq
Construction of the New Development Area would be phased. The first phase of
development would consist of the Area 4 development. The second phase of
construction would consist of either the Area 1 or Area 5 development and the third
phase of development would consist of whichever of the Area 1 or Area 5 was not
constructed in the second phase.
The anticipated construction timing is as follows:
Phase 1 construction start:
6 months after EIR certification
Phase 1 construction completion:
9 months after Phase 1 construction start
Phase 2 construction start:
1 month after Phase 1 construction completion
Phase 2 construction completion:
24 months after Phase 2 construction start
Phase 3 construction start:
1 month after Phase 2 construction completion
Phase 3 construction completion:
24 months after Phase 3 construction start
Architecture
The new mixed use buildings and parking structures will be designed to be
complimentary to the existing Aloft and Fairfield Hotels. The architecture will have a
modern feel, with neutral colors, with natural and composite material accents which will
blend with the structures along PCH as well as in the adjacent neighborhood. The
buildings will not be any taller than the existing Aloft and Fairfield hotels. The
commercial properties will have expansive windows, similar to the restaurants in the
Gateway development across the street.
In addition to requiring a Specific Plan to set development standards for this unique
development, the project will also require approval of a vesting tentative tract map to
create condominium units to separate the commercial from the residential areas and to
allow for the option for the residential uses to be developed as condominium units.
BRE also seeks approval of a Site Plan for the proposed development. As
development will have to be phased in order to provide staging areas and insure there
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is parking for the hotels during development, a Development Agreement will be
requested to extend the life of the entitlements for a ten year period. In exchange for
the Development Agreement the Developer will commit to widening Mariposa Avenue
to provide the dedicated right -turn only lane, will commit to advertising the units in the
EI Segundo Herald, and to the extent allowed by law, will initially reserve the housing
for city residents, public employees, and teachers in the ESUSD.
Surroundinq Properties
North — the property to the immediate north of the Specific Plan area in the block
between Mariposa and Palm Avenues has a land use designation of General
Commercial and a corresponding zoning designation of General Commercial (C-3).
This corner is developed with a Carl's Jr. Restaurant. The property to the north across
Palm Avenue has land use designations of General Commercial on the northern corner
and Multi -Family to the rear of that. The zoning designations correspond with zoning of
General Commercial (C-3) and Multi -Family Residential (R-3). The northern corner of
PCH is developed with a vacant commercial building and surface parking lot which was
previously home to the Stick and Stein restaurant. To the west of that building is a
multi -family residential building.
South — the property to the south of the Specific Plan area has a land use designation
of General Commercial and a corresponding zoning designation of General
Commercial (C-3). The northwest corner of PCH and Mariposa Avenue is developed
with a Union 76 gas station. The property to the south of Holly Avenue is developed
with a commercial development including a Walgreens drug store, Wells Fargo bank,
Chipotle restaurant, T -Mobile store, and The Habit restaurant.
East — directly east of the site is PCH. To the east of PCH, the property has a general
plan designation of General Commercial and Corporate Office and zoning of General
Commercial (C-3) and Corporate Office (CO). The uses include the restaurants at
Gateway, Ralphs Market, a retail shopping center which includes In -N -Out and EI Polio
Loco, and an approximate 6 -story office building.
West — the property directly west of the project site has a General Plan designation of
Multi -Family and a zoning designation of Multi -Family Residential (R-3). The property
is developed with multiple -family units.
Proiect Obiectives
• Create a walkable community along PCH
• Eliminate existing safety issue of Fairfield guest crossing Mariposa Ave.
• Provide new housing opportunities in the City
• Help retain existing businesses by provided needed housing for employees
Agreement No. 5757
• Improve the jobs/housing balance in the City by creating more housing
• Provide a new customer tax base for existing businesses in the City by
increasing the residential population
• Improve air quality by providing housing for those who work in the City so that
they may reduce their vehicle miles traveled
• Redevelop underutilized properties
• Provide fiscal benefits to the City's general fund by way of increased
employment, utility, business license, property and other tax revenues
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Agreement No. 5757
Exhibit B
Dudek Proposal
Proposal to Prepare an EIR for the
BRE Specific Plan Project
PREPARED FOR
City of EI Segundo
April 19, 2019
Agreement No. 5757
Cover Letter
April 19, 2019
Gregg McClain, Planning Manager
City of EI Segundo
350 Main Street
EI Segundo, California 90245
Subject: BRE Specific Plan Environmental Documentation Proposal
Dear Mr. McClain,
reement No. 5757
We are pleased to submit this proposal for the preparation of environmental documentation for the proposed
Pacific Coast Highway (PCH) and Mariposa Specific Plan Project (project) in the City of EI Segundo (City). Based on
our understanding of the project, Dudek is proposing the preparation of an environmental impact report (EIR) to
comply with the California Environmental Quality Act (CEQA) and the CEQA Guidelines.
Dudek Senior Project Manager Kristin Starbird will manage this EIR, bringing her proven track record of
exceptional client service and commitment to excellence to this important project. She was the senior project
manager for the largest land development project in Los Angeles County in recent years; the Centennial Specific
Plan Project EIR, which was approved in 2018 and included development of 10 million square feet of non-
residential development with 19,333 residential units. She has completed numerous CEQA documents for high-
profile urban mixed-use redevelopment projects, includingthe Aviation Station Mixed -Use Project EIR, Fullerton
Transportation Center Specific Plan EIR, and the Beach and Orangethorpe (The Source) Mixed -Use Specific Plan
Project EIR. Using her successful experience with high-profile and complex projects, Ms. Starbird will prepare a
comprehensive EIR for this project that meets all City standards.
Dudek is submitting this proposal to conduct the CEQA documentation only. Dudek is ready to assist the City in
the environmental review process for this project and can begin preparation of the EIR and required technical
analyses upon receipt of a written notice to proceed. Our team's experience navigating projects through the CEQA
process will help us deliver this environmental documentation on time and within budget.
We look forward to the opportunity to assist you with this important project. If you have any questions or
comments, please contact Ms. Starbird by phone at 626.204.9839 or by email at kstarbird@dudek.com.
Sincerely,
r
Kristin Starbird
Senior Project Manager
_..._..................... ..............
pecific Plan Environmental Documentation Proposal Page i
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Table of Contents
SECTIONS
Agreement No. 5757
CoverLetter........................................................................................................................................................................................... i
TheDudek Advantage........................................................................................................................................................................1
TeamQualifications............................................................................................................................................................................3
RepresentativeProject Experience...................................................................................................................................................7
ProjectUnderstanding.....................................................................................................................................................................11
Scopeof Work...................................................................................................................................................................................13
ProjectSchedule........................................................................................................................................................—................... 26
ProjectBudget..................................................................................................................................................................................29
TABLES
1 Project Schedule.............................................................................................................................................................. 28
2 Cost Estimate ......... -...............................................................................................„...............................................„,..........29
FIGURE
1 Team Organization. ........... -- .... -- ....... .... -- ......................... --- .... -- .. ................ .... ...... .......... --- ................. 3
APPENDIX
A Resumes
BRE S ecific Plan EnvironmeH_.,, ._ ...,.,..........� _, _., .,...�.,,, H
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Agreement No. 5757
The Dudek Advantage
. ..........
Focused on California's Municipalities
Dudek is a California-based environmental firm with more than 400
planners, scientists, facilitators, and support staff statewide. We assist
municipalities on a broad range of projects that improve California's
communities, infrastructure, and natural environment. From planning,
design, and permitting through construction, we move projects forward
through the complexities of regulatory compliance, budgetary and
schedule constraints, and conflicting stakeholder interests.
We have a long history of providing California Environmental
Quality Act (CEQA) services to municipalities in the Los Angeles
region. We know the local environmental resources and agency
policies for resource management, development, impact
assessment, and mitigation.
We specialize in planning and executing the following:
Dudek at a Glance
• Multidisciplinary environmental and
engineering services
• Eleven California offices, including
Pasadena
• 400+ employees
• Top 125 U.S. Environmental Firms
(Engineering News -Record)
• 92% rating for reliability, timeliness,
and responsiveness (Dun &
Bradstreet, 2016)
• More than 2,800 successful
CEQA/NEPA documents prepared
• Municipal development projects using 38 years' experience in California planning and permitting knowledge
• Legally defensible CEQA/National Environmental Policy Act (NEPA) documentation
• Multidiscipline expertise to prepare various technical studies, reports, data analyses, and surveys
• Peer review of technical reports prepared by other consultants, including, but not limited to, geotechnical
reports, traffic impact reports, hazardous materials investigations, and hydrologic studies
• Monitoring programs that maintain project momentum and meet schedules
Depth and Variety of Staff
As a medium-size firm, Dudek is small enough for project managers to make nimble decisions, quickly draw from
our pool of technical resources, and stay engaged with you from start to finish. We are large enough that our
diverse staff can tackle a spectrum of environmental and planning challenges. Team leaders can quickly
assemble and mobilize the right technical experts for a project. Our in-house team includes the following:
• CEQA/NEPA specialists
• American Institute of Certified Planners -
certified land use planners
• Registered Environmental Property Assessors
• Noise and air quality specialists
• Architectural historians
• Registered professional archaeologists
• Traffic/transportation specialists
• Biologists and restoration experts
• Registered landscape architects
• Certified arborists and foresters
• Leadership in Energy and Environmental
Design (LEED)-accredited professionals
• Certified geographic information system (GIS)
professionals
• Certified hydrogeologists
• Licensed geologists
• Licensed professional engineers
« Licensed contractors
BRE Specific Plan Environmental Documentation Proposal Page 1
Agreement N
Environmental Services
Dudek has prepared more than 2,800 environmental documents in compliance with CEQA/NEPA for large and
small projects throughout California, in addition to managing the environmental review process for many local
agencies on a contractual basis. Documents we prepare, initiate, and process include environmental impact
reports (EIRs), statements of overriding consideration, findings of fact, mitigated negative declarations, negative
declarations, initial studies (ISs), categorical or statutory exemptions per CEQA; as well as environmental impact
statements, environmental assessments, categorical exclusions, and findings of no significant impact per NEPA.
Our team of scientists, planners, landscape architects, economists, and engineers has reviewed hundreds of
technical reports to certify that the analyses in CEQA documents are technically accurate and legally sound. We
incorporate public comments regarding the potential impacts of a project on the natural and built environments,
and as required by CEQA/NEPA, we analyze ways in which any identified significant effects/impacts of the project
can be avoided or mitigated. Dudek prepares complete and legally defensible environmental review documents
supported by substantial evidence, and we have never had a CEQA document successfully challenged in court.
Dudek staff has a comprehensive understanding of CEQA/NEPA regulations. Dudek understands how to tier analyses
from existing program -level environmental documents, thereby streamlining the environmental review process and
recognizing schedule and budget efficiencies. The Dudek team has participated in all aspects of the environmental
review process and will perform the scope of work tasks by implementing the following:
• Process management for all stages, starting with preparation, release, and management of the Notice of
Preparation (NOP) scoping process
• Attendance at public scoping meeting(s)
• Environmental document drafts and associated technical analyses preparation (e.g., air quality,
greenhouse gas (GHG) emissions, noise, cultural) and peer review of Applicant's studies/plans
• City staff and consultant discourse to provide input relating to CEQA procedures, requirements and
substantive issues, including, but not limited to, the public noticing process, filings with state and local
agencies, alternatives development, and the feasibility of mitigation measures
• Response -to -comments process catalogue and management
• Final CEQA document preparation and processing
• Planning Commission and City Council public hearing attendance, presentation, and testimony
• Filing all applicable notices (i.e., public notices, scoping meeting and/or Draft EIR/environmental impact
statement meeting notices, Notices of Intent, Notice of Completion (NOC), NOP, Notice of Determination
(NOD) and Assembly Bill (AB) 52/Senate Bill (SB) 18) documentation with the appropriate entities (i.e., the
public, Los Angeles County Clerk, State Clearinghouse, and Native American Heritage Commission (NAHC))
Challenges to CEQA
CEQA documents are often subject to legal challenge. Dudek staff knows the procedural and substantive law that
is critical for a legally defensible CEQA analysis. Our broad experience preparing CEQA documents for particularly
contentious projects gives us an invaluable legal perspective. We understand firsthand the significant costs and
risks of CEQA litigation, as well as the critical importance of preventive planning. We provide clients with practical
and effective advice for strengthening EIRs and other CEQA documents based on our knowledge and experience
from handling the full range of CEQA cases in our analyses. Dudek has a proven record of accomplishment
working closely with the City Attorney's Office to prepare legally defensible CEQA documents.
BRE Specific Plan Environmental Documentation Proposal w..,._....IT....................... LLPage 2
Team Qualifications
Agreement No. 5757
We have extensive work on high-profile, mixed-use infill development projects throughout Southern California,
making us extremely familiar with the environmental considerations to be evaluated in the EIR. Our team's
experience with similar projects includes the Robertson Lane Hotel EIR, Centennial Specific Plan EIR, Covina
Forward Project EIR/Categorical Exclusion, Sunset Time EIR, Elysian Park Lofts EIR, and Santa Monica Downtown
Specific Plan and EIR. This experience, combined with the depth of knowledge held by our senior leadership in
planning and environmental issues throughout the greater Southern California area, will allow us to complete the
requested work in a timely, complete, and cost-effective manner.
Kristin Starbird will serve as the project manager and primary point of contact for the City. Ms. Starbird recently joined
Dudek where she managed the preparation of numerous CEQA documents for complex development projects
throughout Southern California. Ms. Starbird will be supported by environmental planning and technical specialists with
regional experience preparing environmental documents for similar projects. The key personnel proposed for the
project work in Dudek's Pasadena office and will be supported by specialists and support staff in the firm's Southern
California offices, including San Juan Capistrano, Santa Barbara, Encinitas, and Riverside.
Figure 1 outlines the Dudek team's organization and is followed by brief biographies for each team member.
Resumes for the Dudek team are in Appendix A.
PROJECT MANAGEMENT
Project Manager
Kristin Starbird
TIF ; i j, ,
Environmental Planning_ Air Quality/
Sabrina Alonso Greenhouse Gas/Energy
Jennifer Reed
Cultural Resources Water Supply
Mike Williams, PhD Christian Hunter, PhD
Linda Kry
Historic Resources Noise
Samantha Murray, MA Mark Storm, INCE Bd. Cert.
Kate Kaiser, MSHP
— -- —_,. ..,,,,...
BRE Specific Plan Environmental Documentation Proposal Page 3
r ',Ct 1'n ,I lit
(Kristin Starbird
Ms. Starbird is a senior project manager with over 16 years' experience
in the management and preparation of environmental documents
pursuant to CEQA and NEPA. Ms. Starbird is responsible for managing
the environmental review documents and process, technical reports,
schedules, and budgets for a wide variety of controversial and complex
public- and private -sector projects, including general, master, and
specific plans; mixed-use and transit -oriented developments; residential
Agreement Npy
University of Texas, Austin
MA, Public Affairs
BA, Social Work
Professional Affiliations
AEP
tract map developments; flood control infrastructure projects; recreational/park projects; and institutional
facilities. She was the senior project manager for the largest land development project in Los Angeles County in
recent years: the Centennial Specific Plan Project EIR. She has prepared numerous CEQA documents for high-
profile urban mixed-use redevelopment projects, including the Fullerton Transportation Center Specific Plan EIR,
Aviation Station Transit -Oriented Development Project EIR, and the Beach and Orangethorpe (The Source) Mixed -
Use Specific Plan EIR. She is highly experienced at conducting public meetings for high-profile and contentious
projects, as required for the Inglewood Oil Field Specific Plan EIR and numerous other scoping and public
outreach meetings.
L I it ni I i :11i I I i iiI,
Sabrina Alonso
Sabrina Alonso is an environmental analyst with a background in
Education
ecology. Ms. Alonso focuses on the preparation of CEQA documents
University of California (UC), Santa
such as ISs, mitigated negative declarations, and EIRs. She works with
Barbara
clients to collect data, perform research, and assist in report
BS, Environmental Studies
preparation. She has assisted with the preparation of numerous
Professional Affiliations
environmental documents for urban infill and development projects,
APA, AEP
includinbg the City Yards Master Plan EIR in Santa Monica, Pacific
Freeway Center EIR in Fontana, Birch Specific Plan in Carson, and the Kaiser
Permanente Medical Center Master
Plan EIR in Los Angeles.
wide variety of public and private development projects throughout Association
California, including large residential projects, commercial and retail
projects, industrial projects, mixed-use developments, colleges and universities, healthcare facilities, energy projects,
water and wastewater infrastructure, and transportation improvements, including California Department of
Transportation (Caltrans) air quality analyses. Additionally, she has considerable experience in project planning and
regulatory compliance pursuantto the California Coastal Act and has experience in project management, land -use
permit processing, constraints analysis, development feasibility studies, due diligence investigations, and various other
land -use planning projects.
BRE Specific Plan Environmental Documentation Proposal Page 4
Jennifer Reed
Jennifer Reed is an air quality specialist/environmental planner with 13
Education
years' experience involving the management, research, and analysis of
UC Santa Barbara
projects pursuant to CEQA and NEPA. She specializes in air quality and GHG
BA, Environmental Studies
emissions technical analyses and continues to be on the forefront of
BA, Geography
evolving science, emissions modeling computer programs, and regulatory
Professional A llations
framework. Ms. Reed has prepared air quality and GHG assessments for a
AEP, Air and Waste Management
wide variety of public and private development projects throughout Association
California, including large residential projects, commercial and retail
projects, industrial projects, mixed-use developments, colleges and universities, healthcare facilities, energy projects,
water and wastewater infrastructure, and transportation improvements, including California Department of
Transportation (Caltrans) air quality analyses. Additionally, she has considerable experience in project planning and
regulatory compliance pursuantto the California Coastal Act and has experience in project management, land -use
permit processing, constraints analysis, development feasibility studies, due diligence investigations, and various other
land -use planning projects.
BRE Specific Plan Environmental Documentation Proposal Page 4
I1
Michael Williams, PhD
Michael Williams is a paleontologist and crossed -trained archaeological
field technician with more than 14 years' experience with fieldwork, fossil
vertebrate specimen processing, and writing of reports for the U.S. Army
Corps of Engineers. Dr. Williams has project experience in all aspects of
paleontological mitigation, including Phase I preconstruction surveys and
report preparation and writing paleontological mitigation plans,
IS/mitigated negative declarations, and EIRs. He also has experience
attending pre -grade meetings, preparing and presenting on-site Worker
Environmental Awareness Programs, monitoring for paleontological
resources and supervising paleontological monitoring, coordinating spot
checks and monitoring with construction superintendents and foremen,
collecting and processing sediments for vertebrate microfossils, writing
P 4
Agreement N
Education
Louisiana State University
PhD, Geology and Geophysics
BS, Zoology
Qualified Paleontologist; Orange,
Riverside, and San Diego Counties
BLM California Paleontological
Resource Use Permit
Professional Affilliations
Society of Vertebrate Paleontology
final monitoring reports, and accession ing fossi Is to the Natural History Museum of Los Angeles County, San
Bernardino County Museum and the Cooper Center in Orange County.
Linda Kry is an archaeologist with 12 years' experience in cultural
Education
resources management specializing in various aspects of cultural
UC Los Angeles
resources investigations within Los Angeles County, Orange County,
BA, Anthropology
Kern County, Imperial County, Inyo County, Riverside County, and the
Cerritos College
Mojave Desert. Her experience includes archival research,
AA, Anthropology
reconnaissance surveys, archaeological excavations, artifact analysis,
and authoring technical reports pursuant to CEQA and Section 106 of the NHPA. Ms. Kry's extensive experience
includes the management of cultural resources specialists in support of various aspects of cultural resources
compliance, including Phase I surveys, construction monitoring, Native American consultation, archaeological
testing and treatment, and prehistoric and historical resource significance evaluations.
Samantha Murray, IMA
Samantha Murray is a senior architectural historian with 12 years'
professional experience in in all elements of cultural resources
management, including project management, intensive -level field
investigations, architectural history studies, and historical significance
evaluations in consideration of the California Register of Historical
Resources, the National Register of Historic Places, and local -level
evaluation criteria. Ms. Murray has conducted hundreds of historical
resource evaluations and developed detailed historic context statements
for a multitude of property types and architectural styles, including private
residential, commercial, industrial, educational, medical, ranching,
mining, airport, and cemetery properties, as well as a variety of
engineering structures and objects. She has also provided expertise on
numerous projects requiring conformance with the Secretary of the
Interior's Standards for the Treatment of Historic Properties.
Education
California State University (CSU),
Los Angeles
MA, Anthropology
CSU Northridge
BA, Anthropology
Professional Affiliations
California Preservation Foundation
Society of Architectural Historians
National Trust for Historic
Preservation
Registered Professional
Archaeologist
.......... _. .................,..__M..,,........,...,.,..........,. .... .
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Kate Kaiser, IISHP
University of Notre Dame and
Kate Kaiser is an architectural historian with 7 years' professional
Education
experience as a cultural resource manager specializing in CEQA
University of Oregon
compliance, NHPA Section 106 compliance, reconnaissance and
MS, Historic Preservation
intensive level surveys, archival research, cultural landscapes, and GIS.
Boston University
Ms. Kaiser meets the Secretary of the Interior's Professional
BA, Archaeology
Qualification Standards for both architectural history and archaeology.
Professional Allatlons
Additionally, Ms. Kaiser has worked as an archaeological technician for
Association for Preservation
the National Park Service and U.S. Department of Agriculture Forest
Technology — Southwest
Service. She has worked with federal, private, and local organizations to
California Preservation Foundation
manage multidisciplinary transportation projects, park -wide inventories,
No. 00004 702
and federal land management projects.
Christian Neuter, PhD
Christian Hunter is a water resource engineer with 5 years' professional Education
experience as an environmental analyst specializing in sustainability
University of Notre Dame and
evaluation, water reuse and recycling planning, and environmental risk
Pontificia Universidad, Catolica de
assessment. Dr. Hunter has experience working with watershed -scale
Chile
stakeholder groups and encouraging dialogue between conflicting water
PhD, Civil and Environmental
users. His research has included aspects of sustainabe water use, the
Engineering,
water footprint, desalination, and the water/energy nexus. Dr. Hunter is
Wheaton College
also fluent in Spanish. He has worked througout Southern California,
, Teaching
MAMABS, Physics
including Los Angeles County, on projects such as the Montclair Plaza
Certifications
Expansion project EIR and numerous task orders for Dudek's on-call
Certified Erosion Sediment and
contract with the Los Angeles Department of Water and Power.
Storm Water Inspector (CESSWI),
No. 00004 702
VOI:,;°
Marl(Storm, INCE Bd. Ceirt.
Mark Storm is a senior acoustician with 28 years' experience as a noise
Education
control engineer specializing in environmental noise assessment,
Massachusetts Institute of
mechanical systems noise control and architectural acoustics. Mr. Storm
Technology
evaluates noise impacts from residential, manufacturing, industrial (e.g.,
BS, Aeronautics and Astronautics
fossil -fueled and renewable power generation and transmission),
Certifications
municipal, and commercial facilities upon sensitive human and wildlife
Institute of Noise Control
receptors. His services include development and direction of noise and
Engineering (INCE) Board Certified
vibration measurement and prediction programs, mitigation
Professional Affiliations
recommendations, participation in public meetings, and expert witness
INCE, Board of Directors, Vice
testimony. Mr. Storm has authored or managed many CEQA/NEPA noise
President of Public Relations
technical reports and sections. He has also handled noise for several
client Applications for Certification brought before the California Energy Commission.
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Agreement No. 5757
Representative Project Experience
...... ....
Dudek and proposed project personnel have completed numerous infill and other mixed-use development
environmental documents throughout Southern California. Following is a representative sample of projects
completed by the firm and the staff members proposed for the City's project that illustrate our ability to provide
the services required to prepare an EIR for the BRE Mixed Use Specific Plan Project.
; I I i i I V k II?
Client: City of West Hollywood
Dudek prepared an EIR for a project that involved demolishing several
buildings (including historic age structures) to construct a 500,000 -
square -foot buildingthat includes a 251 -room hotel, restaurants,
retail stores, design showroom, and associated amenities. The project
involves construction of a three -to nine -story multiuse hotel building
in the West Hollywood Design District, including a 241 -room hotel,
restaurants, retail stores, design showroom, and associated
amenities. The proposed project adaptively reuses portions of the
historic factory building that will be incorporated into the building design along Robertson Boulevard. Key issues
evaluated in the EIR include historic resources, transportation and traffic, noise, air quality, and GHG emissions.
ovin orwarJ Proj't,cl C IlPY,
Merit: City of Covina
Dudek prepared an EIR for a project that involved a General Plan Amendment and Specific Plan to develop a
mixed-use transit -oriented development project. The proposed project consists of three primary components: (1) a
Transit Center and Park and Ride facility; (2) the Covina Innovation, Technology, and Event Center (ITEC)—an
event center and professional office/business incubator space; and (3) residential townhome units. The project
required review under both CEQA and NEPA; consequently, an EIR and categorical exclusion were both prepared.
Key issues for this project were noise, traffic, and parking. Dudek presented the environmental review process at
all city hearings. The project was completed on an accelerated schedule of 7 months and under the originally
allocated budget.
Client: City of West Hollywood
Dudek prepared an EIR for a project that involved a 78 -room hotel, restaurant, 88 residential units, and an art
gallery. The seven -story multi -use building would include three subterranean levels of parking with 264 parking
spaces. Construction of the proposed project would involve demolition of the existing 10,000 -square -foot
commercial building, multiple parking lots, and a multifamily structure. Key issues associated with this project
include traffic impacts to residential roadways and congested intersections, air quality, and noise and vibration
construction impacts to adjacent sensitive receptors, including residences and a preschool.
BRE Specific Plan Environmental Documentation Proposal
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Client- City of Pasadena
Dudek prepared an EIR for an extended -stay hotel project at a
gateway intersection into Old Town Pasadena. The five -story, 144 -
room hotel was constructed to address a shortage of hotel rooms for
visitors after the city opened its expanded Convention Center. Key
project issues included the addition of more traffic on local streets
and Interstate 210; pedestrian and bicycle circulation; air quality and
noise impacts during construction and operation due to the project
site's proximity to Interstate 210; land use compatibility with
surrounding office, institutional, and commercial uses; proximity to
historical resources and the Old Pasadena Historic District; and
visual and aesthetic impacts.
Client., Kaiser Permanente
Agreement N
Dudek is currently preparing an EIR for redevelopment of the Kaiser Permanente Los Angeles Medical Center
campus. The project would proceed under a Master Plan/Development Plan Permit for Los Angeles Medical
Center. The primary goal is to replace inefficient and aged medical office buildings and address medical provider
deficits in member communities by re -allocating providers and services on this campus, as well as distributing
medical services to adjacent communities. The project is proposed to be implemented in four phases and would
include new and/or replacement medical office buildings and/or parking. The project consists of 277,000
building gross square feet on an approximately 15.34 -acre campus. The net change in the Medical Office Building
and/or hospital floor area would be 89,000 building gross square feet at the Los Angeles Medical Center campus.
It is anticipated that approvals required for the project may include, but are not limited to, the following:
certification of the final EIR; site plan review; demolition permits; haul route approval; grading, excavation,
foundation, and associated building permits; project permit compliance approval; a conditional use permit;
Specific Plan amendment; and other entitlements and approvals as deemed necessary and as required by the
City of Los Angeles to implement the project. Unique issues for this project are aesthetics, noise, traffic, and
community engagement. Extensive public outreach is being conducted as a part of the overall CEQA process.
Client, City of Pasadena
Dudek prepared an EIR for a proposed six -story commercial and residential infill project, providing 5,000 square feet
of commercial/retail space and 64 residential units. The project is adjacent to the existing National Register of
Historic Places -listed Green Hotel Apartments and Castle Green, which generated a number of community concerns
associated with the project design, proximity to these treasured resources, and the potential design compatibility of
the new project with the historic buildings. Key issues evaluated in the EIR included impacts to historical resources,
views/aesthetics and impacts to visual character associated with the loss of a mature tree canopy, traffic and
circulation, and air quality and noise impacts associated with the project site's proximity to sensitive land uses.
BRE S ecific Plan Environmental Documentation Proposal Page 8
p
Client: City of West Hollywood
Dudek prepared an EIR for a project that involved a 2 -acre, mixed-use
project site occupied by the House of Blues and 25 vacant apartment
units on Sunset Boulevard. The proposed project includes construction of
up to 40 residential condominium units, 5 low-income affordable housing
units, a 149 -room hotel, and over 35,000 square feet of commercial and
entertainment space. Key issues addressed in the CEQA document
included geology and soils, traffic and parking, light and glare, height, air
quality, and noise.
�
I I, 1 1 /I"" I .,, ilc II1
Client; City of Santa Monica
Anticipating the arrival of the Exposition Light Rail Station at 4th
Street and Colorado Avenue, Santa Monica's Downtown Specific
Plan outlines the policy objectives and development standards for
downtown Santa Monica. The Downtown Specific Plan provides a
proactive strategy for downtown Santa Monica to continue to evolve
into a more accessible, multimodal, pedestrian -friendly district that
services the needs of a diverse community while integrating the
western terminus station of the Exposition Light Rail. The guiding
principles are centered on the core sustainability goal of the Land
Use and Circulation Element to accommodate change near transit to
preserve residential zones while contributing, through transportation demand management and infrastructure
improvements, to the citywide goal of No Net New PM Peak Hour trips. The proposed plan will put forth policies
Agreement N
and incentives that enhance the everyday downtown experience and function. Dudek currently serves as an
extension of the City of Santa Monica staff to coordinate and manage the overall project team and project. Dudek
is responsible for reviewing EIR sections, confirming the accurate analysis of the Downtown Specific Plan in the
EIR, and ensuring the project is on schedule and within the allocated budget.
Representative projects under the direction of Ms. Stairbird while at anotllier firm include:
F i In l Ird
Cilentm City of Los Angeles
The project involves for a 2- to 14 -story mixed-use project on an 8 -acre parcel with approximately 920 residential
units and approximately 21,000 square feet of neighborhood -serving retail uses leasing offices. The project site is
adjacent to the Metro Gold Line and the Los Angeles State Historic Park. The project is proximate to a network of
regional transportation facilities, including the Chinatown Station and is in a transit priority area. The project
requires a General Plan Amendment and zone change, site plan review, vesting tentative tract map, and
development agreement.
BRE Specific Plan Environmental Documentation Proposal Page 9
Agreement N
Client: County of Los Angeles
Ms. Starbird was the project manager for an EIR for a new, Wwr
community with residential, commercial, business park,
recreational entertainment,
water/wastewater
reThe
utilities,
park/open space, and institutional/civic uses. Theo'ect would
allow up to 19,333 dwellingunits; 7.4 millions square feet of
business p lri op
warehousing or light manufacturing uses); 1 million
'
... Y
square feet ;,, nim rip i'Wlu'IuiWi6 II t" /
of commercial uses; 1.6 million square feet of Institutional/Civic ;
land uses; fire stations and a sheriff's station; and two
wastewater reclamation facilities that will generate recycled „ y
water. The primary entitlement actions include the adoption of a
Specific Plan, zone change, General Plan amendment, development agreement, tentative parcel map, and
conditional use permits. Project buildout would be implemented in phases based on future market conditions
over an approximate 20 -year period through a series of future tract and parcel maps, and would be developed in
coordination with the planned improvements of the Caltrans Northwest 138 Improvement Project.
Client- County of Los Angeles
Ms. Starbird served as project manager for the EIR for a mixed-use, transit -oriented project on 5.9 acres within
unincorporated Los Angeles County and the City of Los Angeles. The project involved the demolition of existing
homes and commercial uses and the construction of an urban mixed-use development with 29,500 square feet of
ground -floor commercial and 390 multifamily units. The project also required relocation of a Metro bus terminal and
use of Caltrans District 7 property, and required the de -annexation of property from the City of Los Angeles. Project
entitlements included a General Plan Amendment, Conditional Use Permit and Zone Change, and approvals from
the Airport Land Use Commission and the Local Agency Formation Commission for the County of Los Angeles.
Client: City of Fullerton
Ms. Starbird was the project manager for the EIR for a mixed-use redevelopment specific plan project in the 35 -acre
Fullerton Transportation Center site located within and adjacent to the City of Fullerton's Central Business District.
The Specific Plan included a form -based code that allows for the development of up to 1,500 residential units and
100,000 square feet of retail and office uses, as well as improvements to the existing circulation system to form a
cohesive network that provides access and mobility for motorists, transit riders, pedestrians, and bicyclists.
Client® City of Buena Park
Ms. Starbird was the project manager program EIR for this project, currently called "The Source," located along
the Beach Boulevard Entertainment Zone in Buena Park. The Specific Plan allowed for a flexible and phased
development plan on the 12.5 -acre site for an urban mixed-use project with a maximum of 1,000 multifamily
units in multiple high-rise structures; 355,000 square feet of retail; a 300-room/270,000-square-foot hotel, and
multiple levels of subterranean parking. The site redevelopment would require the demolition of existing single-
family residences and commercial properties, and implementation would be phased overtime.
BRE Specific Plan Environmental Documentation Proposal .........�_ .._.._..............,....... ,..,........Ww ._...,Page 10
Project Understanding
Agreement No. 5757
The project site is located at along the primary gateway into the City along the Pacific Coast Highway (PCH) and
involves multiple Assessor's Identification Number (AIN), including Area 1(AIN 4139-025-075, -074, -073, -076),
Area 2 (AIN 4139-025-081) Areas 3 and 4 (AIN 4139-025-091), and Area 5 (AIN 4139-024-057,-058). In total,
the project site includes approximately nine gross acres. The site is surrounded by multifamily residential uses to
the east and commercial uses to the west across PCH. The project site is developed with surface parking, hotels,
and other commercial structures. The proposed Specific Plan components include:
• Area 1: Redevelopment of the surface parking associated with the Aloft Hotel with a 5 -story mixed-use
development with approximately 9,000 square feet of commercial and 120 residential units, as well a
parking garage to accommodate the adjacent hotel parking and residential/commercial parking.
• Area 2: Preservation of the Aloft Hotel and W XYZ Lounge.
• Area 3: Preservation of the Fairfield Hotel Building.
• Area 4: Redevelopment of surface parking and buildings with approximately 3,000 square feet of 1 -story
commercial and a 4 -story commercial building with parking garage, which will also serve the existing
Fairfield Hotel.
• Area 5: Redevelopment of surface parking area with a 5 -story mixed-use project, including 3,60 square
feet of commercial and 153 residential units.
All of the proposed development along PCH would be designed to have pedestrian -friendly sidewalk
improvements that allow for outdoor seating, as well as landscaping between pedestrians and traffic along the
PCH. It is understood that the Applicant will retain a traffic consultant to prepare a traffic impact analysis, which is
assumed to address short-term parking requirements during construction and potential impacts to the PCH.
Dudek proposed to prepare the EIR for the proposed project. The State Office of Administrative Law has approved
the proposed changes to state guidelines for implementing the CEQA, which were adopted by the Secretary of the
California Natural Resources Agency in November 2018. As such, the California Natural Resources Agency has
amended the CEQA Guidelines. The changes involve nearly 30 different sections of the CEQA Guidelines,
addressing nearly every step of the environmental review process, including changes to the Appendix G Checklist.
Dudek is well versed in the revised CEQA Guidelines and implications for the proposed EIR and will structure the
EIR to incorporate all relevant changes.
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Task 1 Project Initiation, Description, and Technical Reports
The Dudek team will attend one kickoff meeting with representatives from the City to confirm the approach to the
CEQA documentation. In preparation for the EIR kickoff meeting, Dudek will prepare support materials, including
an agenda, preliminary schedule, and comprehensive data needs list. The purpose of the meeting is to compile
the relevant background data and reports, clearly define the project description, discuss important assumptions
for achieving the project schedule, confirm all anticipated discretionary actions, confirm communication and
protocols for ongoing coordination, and discuss issues and concerns that the City determines to be important
issues for EIR analysis.
Dudek will provide the Applicant with a list of data needs, including requests for information on the construction -
related activities and phasing assumptions and construction/occupancy schedule. Using available information
from the Specific Plan, Dudek will prepare a draft project description, including the following: (1) environmental
setting overview and existing site uses and operations, (2) short-term construction phasing plan and construction
methods, (3) long-term operations activities, (4) maps of the project location and site plans for the key project
components, and (5) list of discretionary actions and required permit approvals. Dudek will submit the project
description electronically for review. This task assumes that revisions to the project description based on any
provided comments will be incorporated into the first draft EIR (Task 3.1).
Dudek will perform a peer review of provided technical studies to confirm whether the documents are adequate
for the purposes of the EIR for up to 20 hours of professional staff time to be conducted by the project manager
and/or other senior specialists, as appropriate. This task assumes that the following reports will be provided by
the Applicant and that any revisions that may be require are the responsibility of the authoring consultant.
Alternately, updated or supplemental information for the technical studies may be completed by Dudek for a
scope/budget augment:
• Geotechnical engineering investigation
• Phase I environmental site assessment or other hazards assessment documentation
• Engineer's hydrology analysis demonstrating compliance with Standard Urban Stormwater Mitigation
Plan/Low Impact Development and City's requirements
• Traffic impact report
• Utility infrastructure adequacy analysis (water/sewer pipelines, electricity, natural gas, cable)
Dudek will provide the Applicant with a clear list of comments and/or requested revisions to ensure that the
documents are adequate for the purposes of CEQA.
Records Search. Dudek will begin by conducting a California Historical Resources Information Systems records
search of the project area and a 0.5 -mile radius at the South Central Coastal Information Center, which houses
cultural resource records for Los Angeles County. The purpose of the records search is to identify any previously
recorded cultural resources that may be located within the project area. In addition to a review of previously
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prepared site records and reports, the records search will also review historical maps of the project area,
ethnographies, the National Register of Historic Places, the California Register of Historical Resources, the
California Historic Property Data File, and the lists of California State Historical Landmarks, California Points of
Historical Interest, and Archaeological Determinations of Eligibility.
Native Airnerican rdination. Dudek will contact the California NAHC for a review of their Sacred Lands File. The
NAHC will determine if any NAHC-listed Native American sacred lands are located within or adjacent to the project
area. In addition, the NAHC will provide a list of Native American contacts for the project who should be contacted
for additional information. If instructed to do so by the lead agency, Dudek will prepare and mail a letter to each of
the NAHC-listed contacts, requesting that they contact us if they know of any Native American cultural resources
within or immediately adjacent to the project area. This Native American contact process is for project
informational purposes only and is not compliant with AB 52.
Assembly Bill 52: The proposed project is subject to compliance with AB 52, which requires lead agencies to
provide tribes (who have requested notification) with early notification of the proposed project and, if requested,
consultation to inform the CEQA process with respect to tribal cultural resources. While AB 52 is a government -to -
government process between the CEQA lead agency and California Native American tribes, Dudek will assist the
City with the notification process and responding to any comment letters (if requested).
Senate Bill 18: The project proposes a General Plan amendment and adoption of a Specific Plan and is therefore
subject to compliance with SB 18 consultation. While SB 18 is a government -to -government process between the
CEQA lead agency and Native American tribes, Dudek will assist the City with the outreach process and
responding to any comment letters (if requested). No in-person meetings with Native American groups are
included in this scope of work.
Survey. Upon completion of the records search, Dudek will survey the project area for cultural resources. Because
the proposed project area is entirely developed with no exposed sediment, an archaeological survey is not
warranted. The built environment component of the survey will entail taking detailed notes and photographs of
one building over 45 years old (525 North Sepulveda Boulevard), including documentation of character defining
features, spatial relationships, landscaping, alterations, and the overall existing conditions of the property. The
survey will be restricted to the exterior of the buildings and grounds.
Record and Evaluate Resources. Los Angeles County Assessor property records indicate that the existing building
complex within project Area 3 and 4 at 525 North Sepulveda Boulevard (AIN 4139-025-091), was built in 1961. It
appears that the building underwent a remodel c. 2000. Therefore, the existing building will require evaluation for
historical significance/integrity to determine if the proposed project has the potential to impact historical
resources, as defined by CEQA. The building will be recorded on State of California Department of Parks and
Recreation Series 523 Forms and will be evaluated in consideration of National Register of Historic Places,
California Register of Historical Resources, and City (Municipal Code Sec. 15-14-4) designation criteria and integrity
requirements. Should any additional resources be identified as a result of the survey requiring recordation and
evaluation a budget augment may be required to address the resources.
As part of this task, Dudek will conduct in-person building development research at the City to determine the
nature and extent of alterations that have been made to the property overtime, and retrieve information on any
previous owners/occupants. Dudek will also conduct archival research to develop the appropriate historic context
for the property significance evaluations. This may include visiting local libraries, archives, and contacting relevant
historical societies.
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Cuiturall ResourcesTechnicall Report. Dudek will prepare a cultural resources technical report that will summarize
the results of the cultural resources records search, Native American coordination, survey and research
methodologies, and property significance evaluation. The report will discuss the proposed project description,
regulatory framework, all sources consulted, research and field methodology, and recommendations for
appropriate management. The report will also analyze the proposed project's potential to impact historical
resources under CEQA and will provide mitigation measures as appropriate. All Department of Parks and
Recreation forms will be included as an appendix to the report. We assume no more than one draft and one final
version of the report will be required.
Task 1 Deliverables:
• Agenda, EIR schedule, and meeting minutes from the kickoff meeting
• Data needs list for construction and operational assumptions
• First draft project description for the EIR (MS Word and PDF)
• Peer review comments and requested revisions on Applicant -prepared technical reports and data
• Draft and Revised Cultural Resources Technical Report (MS Word and PDF)
Task 2 Initial Study, NOP, and Scoping Meeting
Prepare 1S/NOP and Il ailliing. Upon receipt of all available information, Dudek will prepare an NOP and IS, using
the City -approved checklist format that is consistent with the procedural and substantive provisions of the CEQA
Guidelines. The IS/NOP will be used to narrow the focus of the environmental issues addressed in the EIR, as
appropriate. It is anticipated that the following CEQA issue areas will be sufficiently analyzed in the IS to allow
their scoping out from further analysis in the EIR: agriculture and forestry resources; biological resources; mineral
resources, and wildfire.
Dudek will prepare a first draft IS/NOP in electronic format. Upon receipt of comments, Dudek will revise accordingly
and submit a revised draft IS/NOP for final review before preparing the final IS/NOP for public review. It is
anticipated that comments received on the revised draft IS/NOP will be minimal and mostly editorial in nature.
Substantive comments requiring a second round of substantial edits will require an amendment to the budget
proposed. A print -ready copy of the final IS/NOP in electronic format (MS Word and PDF) will be submitted for review
and approval to print. Dudek will also prepare a draft and final NOC for submittal to the State Clearinghouse.
Once approved and printed, Dudek will distribute the NOP to responsible agencies and trustee agencies via
overnight delivery, and any other interested parties pursuant to the mailing list provided by the City via U.S. Postal
Service mail. It is assumed that a radius map will be provided to Dudek for the NOP mailing. The NOC and 15 copies
of the IS/NOP will be provided to the State Clearinghouse. Dudek will be responsible for transmittal of the Final NOP
to the Los Angeles County Clerk. This task assumes the City will be responsible for publication and associated fees
for the NOP in a local newspaper and that the Applicant will post a notice on site, if required. To consolidate the
overall project schedule, Dudek will begin preparation of the EIR during the 30 -day public review period.
Scoping Meeting. Dudek's project manager will attend and co -facilitate one scoping meeting for the project. At the
City's direction, Dudek can present an overview of the Specific Plan and project description and IS, the purpose of
the scoping meeting, provide an overview of the CEQA process, and answer questions raised by the public
regarding the CEQA process and/or general questions regarding technical and analytic methods. This task
includes preparation of a PowerPoint presentation that includes the CEQA process, summary of the NOP/IS, and
overview of the project description. It is assumed that the City will coordinate the logistics for the scoping meeting.
Dudek will prepare presentation materials describing or illustrating the project from the Specific Plan on up to
four graphic boards to place around the room. Dudek will provide relevant meeting materials, including comment
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forms and a sign -in sheet. Dudek will also take notes regarding the issues raised by commenting individuals that
should be addressed in the EIR. Following the scoping meeting, Dudek will provide a scoping meeting summary
memorandum that summarizes the verbal comments provided at the meeting. No court reporter or formal
transcript of the meeting is included in this task.
Task 2 Deliverables:
• First draft IS/NOP: one electronic copy (MS Word and PDF)
• Revised draft IS/NOP: one electronic copy (MS Word in track -change and PDF)
• Final IS/NOP: one unbound camera-ready hardcopy; 10 bound hardcopies; 30 CDs or thumb drives.
Distribution of NOP to mailing list. File NOP with the County Clerk.
• Draft and final NOC and 15 copies of IS/NOP, and mailing to State Clearinghouse
• Presentation PowerPoint, comment cards/sign-in sheet, and co -facilitation at one scoping meeting
• Up to three graphic poster boards for the scoping meeting
• Scoping meeting summary memorandum: one (electronic copy (MS Word)
Task 3 Draft Environmental Impact Report
Dudek will coordinate with the City to confirm the City -preferred template and thresholds given the recent update to
the CEQA Guidelines. Dudek will prepare the first draft EIR, which will include the project description developed
under Task 1. The EIR will address the environmental issues in CEQA's Appendix G and will be formatted as follows:
Table of Contents. The table of contents will contain a list of EIR contents, including text discussions and lists of
tables and exhibits. It will also include a list of appendices that will be attached to the EIR.
Executive Summary. Pursuant to Section 15123 of the CEQA Guidelines, the summary will contain an overview of
the proposed project, including a list of required discretionary approvals. The summary will also include a
summary of impacts and mitigation measures, known areas of controversy including issues raised by agencies
and the public, and a summary of alternatives to the proposed project.
Introduction. The introduction section of the EIR will define the purpose, scope, and legislative authority of the
EIR, CEQA requirements, and other pertinent environmental rules and regulations. This section will also describe
the EIR process, structure, and required contents, as well as its relationship to other potential responsible or
trustee agencies. This section will include a description of land use and Specific Plan planning efforts completed
to date. A summary table of comment letters received on the NOP will be included in this section, with notation
about where the issue is addressed in the EIR. An overview of the EIR's format and content as well as processing
requirements will also be provided in this introductory section.
Project Description. Dudek will update/revise and incorporate the project description prepared under Task 1. A
detailed description of all of the project components and site plan details will be included, as well as a description
of short-term construction and long-term operational activities. The project description also includes a discussion
of the intended uses of the EIR and a list of permits and approvals required to implement the project.
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Environmental Impact Analysis.. Each environmental impact section will include the following sections:
o Environmental Setting
o Relevant Plans, Policies, and Ordinances
o Thresholds of Significance
o Regulatory and Specific Plan Requirements
o Environmental Impact Analysis
o Cumulative Impacts
o Mitigation Measures
o Significance After Mitigation
o References
The IS was anticipated to scope out the following topics from the EIR: agriculture and forestry resources,
biological resources, mineral resources, and wildfire. Our approach to evaluating impacts related to the remaining
topical chapters is summarized as follows.
Aesthetics. The EIR will evaluate visual changes and potential impacts to scenic vistas and the visual character in
the project vicinity that would occur as a result of project implementation. To support this analysis, architectural
drawings (provided by the architect and/or Specific Plan graphics) will be included in the EIR section. Impacts to day
and nighttime views will be informed by the potential for particularly reflective building materials to be introduced to
the site and the introduction of new nighttime lighting sources, as per the requirements of the Specific Plan and
applicable City regulations. It is assumed that the architect's visual renderings and concept aerial views will be
adequate to visually depict the proposed project and that no additional visual simulations are required. Additionally,
it is assumed that the building heights are not tall enough to result in shade -shadow impacts.
Air Quality. Dudek will prepare an assessment of the air quality and GHG emissions impacts of the proposed project
utilizing the significance thresholds in Appendix G of the CEQA Guidelines, the South Coast Air Quality Management
District's (SCAQMD's) emissions -based thresholds, and the City's guidance, as applicable. After reviewing all
available project materials, Dudek will prepare a request for any outstanding data needed to conduct the analysis. If
precise information on a particular factor is not available from the City staff or its representatives, Dudek will make
every effort to quantify these items using the best available information for comparable data sources.
Local and regional climate, meteorology, and topography as they affect the accumulation or dispersal of air
pollutants will be presented in the air quality assessment. Current air quality conditions and recent trends in the
South Coast Air Basin, where the proposed project is located, will be described on the basis of California Air
Resources Board and U.S. Environmental Protection Agency annual air quality monitoring data summaries.
Federal, state, and local regulatory agencies responsible for air quality management will be identified, and
applicable federal, state, and local air quality policies, regulations, and standards will be summarized, including a
discussion of the SCAQMD Final 2016 Air Quality Management Plan.
Dudek will estimate emissions associated with construction of the proposed project using the California
Emissions Estimation Model (CalEEMod). The analysis of short-term construction and demolition emissions will be
based on scheduling information (e.g., overall construction duration, phasing and phase timing) and probable
construction activities (e.g., construction equipment type and quantity, workers, and haul trucks) developed by the
City and/or standardized approaches. Dudek will then evaluate the significance of the emissions based on the
SCAQMD significance criteria. For purposes of the budget, it was assumed a maximum of three construction
CalEEMod runs and one operational build -out year CaIEEMod run will be performed.
.
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Dudek will also assess the project's potential to cause or contribute to exceedances of ambient air quality
standards at sensitive receptors near the proposed project activities using the SCAQMD's localized significance
thresholds. For projects with a total site area of 5 acres or less, the assessment may use a simple "lookup table"
approach provided by the SCAQMD. For budgetary purposes, it is assumed that the maximum daily area of
disturbance will not exceed 5 acres for each area; therefore, the localized significance threshold assessment will
use the lookup table approach provided by the SCAQMD and the construction emission estimates from
CalEEMod. For purposes of the budget, it was assumed that a localized significance threshold assessment will be
conducted for each of the three areas.
Dudek understands that the project is proposing future sensitive receptors (i.e., residences) and the project site is
close to sensitive receptors (existing residences); thus, a health risk assessment may be warranted. Therefore,
Dudek included a construction health risk assessment to evaluate the impact of construction toxic air
contaminants, specifically diesel particulate matter (DPM), on sensitive receptors. While there is no specific
requirement to prepare this analysis, Dudek recommends inclusion of this analysis in the EIR.
CalEEMod will also be used to estimate project -generated operational criteria air pollutant emissions
associated with mobile, energy, and area sources. Dudek will estimate mobile source emissions using the trip
generation rates and additional necessary trip characteristics provided in the traffic report prepared for the
project. Energy and area source emissions (e.g., natural gas combustion and consumer products) will be
estimated using the default values in CalEEMod for the proposed land use based on the number of residential
units, the number of hotel rooms, and total proposed commercial square footage. In addition to operational
emissions estimated for the proposed project, emissions associated with operation of the existing land uses
will be estimated using CalEEMod default values for an appropriate land use surrogate. The existing emissions
estimate will reflect basic operation of the existing land uses and associated vehicle trips. Dudek will estimate
the net change in operational criteria air pollutant emissions and compare the net change to the SCAQMD
emissions -based significance thresholds.
Dudek will evaluate whether traffic associated with the proposed project could lead to potential exposure of
sensitive receptors to substantial localized concentrations of air pollutant emissions, specifically carbon monoxide
"hot spots." The qualitative assessment will be based on the traffic study prepared for the project and applicable
screening criteria recommended by the SCAQMD and/or the Caltrans. For budgetary purposes, it is assumed that
the study intersections would not exceed the applied screening criteria, and a quantitative carbon monoxide
hotspots analysis would not be required.
Dudek assumes that the project would not include operational stationary sources (e.g., diesel emergency
generator) and an associated operational health risk assessment would not be required. If the project would
include a stationary source, Dudek can evaluate the associated emissions and health risk under a separate scope
and budget. Furthermore, since the proposed future sensitive receptors (i.e., residences) on the project site would
be located approximately 2,000 feet south of Interstate 105 and approximately 8,000 feet west of Interstate 405,
a health risk assessment to evaluate the potential health risk of freeway DPM emissions on the project is
assumed to not be required and is not proposed herein. Furthermore, based on the Caltrans Traffic Census
Program, the PCH has a traffic volume of 58,000 annual average daily trips northbound and 61,000 annual
average daily trips southbound are less than the California Air Resources Board Air Quality and Land Use
Handbook: A Community Health Respective recommended siting of sensitive land uses within 500 feet of
freeways and urban roads with 100,000 vehicles per day. Nonetheless, if required, Dudek could prepare a
roadway health risk assessment to comprehensively evaluate the project's potential to expose sensitive receptors
to substantial pollutant concentrations under a separate scope and budget.
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Additional Appendix G thresholds will also be evaluated, including the potential for the project to expose sensitive
receptors to substantial pollutant concentrations, to result in other emissions such as odors, or to impede
attainment of the 2016 SCAQMD air quality management plan. The EIR analysis will be prepared consistent with
the SCAQMD's guidance and thresholds. Details of the analysis (e.g., daily criteria air pollutant emission
calculations) will be included in an appendix to the EIR.
Cultural Resources and Tribal Cultural Resources,. Dudek will incorporate the findings of Task 1.3, Cultural
Resources Technical Report. It is anticipated that the City will conduct all required coordination to support AB 52
requirements related to Native American coordination, and Dudek will summarize the City's process in the tribal
cultural resources section of the EIR.
Energy. Dudek will prepare an energy assessment for the project per Appendix G of the CEQA Guidelines. The
analysis will briefly summarize electricity, natural gas, and petroleum energy sources and the relevant regulatory
framework. Based on Appendix G of the CEQA Guidelines, the impact analysis will assess if the project would (1)
result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of
energy resources, during project construction or operation, and (2) conflict with or obstruct a state or local plan
for renewable energy or energy efficiency. The project will be assessed in regards to construction and operational
energy consumption, which will be quantified to the extent estimation methods and project -specifics are
available. Project electricity (kilowatt-hours) and natural gas (British thermal units) usage will be estimated based
on project specifics and CalEEMod default values, as appropriate, when project specifics are not available.
Petroleum consumption will be estimated using CalEEMod and based on the same equipment and vehicle
assumptions assumed in the air quality and GHG emissions analysis. As with the air quality and GHG emissions
analyses, energy consumption will also be estimated for the existing land uses and the net change in petroleum,
electricity, and natural gas consumption will be estimated. Project elements that would reduce the proposed
project's energy demand during construction and operations will be identified in the analysis and quantified as
available. Dudek assumes that the City staff or its representatives will provide a list of the project's energy
conservation measures prior to initiating air quality and GHG emissions modeling, as the energy analysis will be
prepared consistent with the emissions modeling assumptions.
Geology and Soils„ This section will incorporate analysis and findings of the geotechnical investigation provided by
the Applicant. Drawing upon the information and conclusions of the report, as well as additional available geologic
maps and data (U.S. Geological Survey, California Geological Survey, and U.S. Department of Agriculture), Dudek
will prepare an EIR section evaluating the potential for the project to result in impacts associated with geology
and soils. No additional geological surveys or field investigations are proposed. As per CEQA guidelines, Dudek will
complete a paleontological resources inventory. Dudek's qualified paleontologist will complete a records search
through the Natural History Museum of Los Angeles County to determine the location of any previously recorded
fossil discoveries in the vicinity of the project. The records search provides information necessary to determine
paleontological sensitivity of the project area. Dudek anticipates the direct costs for the records search to be no
more than $300.00. Dudek will prepare a paleontological resources technical memorandum that will include all
necessary information, including records search results, geological map and literature review, paleontological
literature review, and provide recommendations for future management considerations or treatment. The
paleontological resources technical memorandum will be included as an appendix in the EIR. It is assumed that
any existing geotechnical and paleontological resource reports for the project will be provided to Dudek.
Greenhouse Gas Emissions. The GHG emissions assessment will include a setting and background discussion
consisting of a summary of the greenhouse effect and global climate change, potential changes to the global
climate system and to California, and emission inventories at the national, state, and local levels. It will also
include a summary of the key federal, state, and local regulatory actions and programs to reduce GHG emissions.
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Dudek will estimate the GHG emissions associated with construction of the project using CaIEEMod based on the
same construction and demolition scenario utilized in the air quality analysis. Project -generated operational GHG
emissions that will be estimated include those associated with mobile sources, natural gas usage, electrical
generation, water supply, wastewater, and solid waste disposal. The emissions estimates will be based on
information provided by the City staff or CaIEEMod default values. In addition to operational emissions estimated
for the proposed project, emissions associated with operation of the existing land uses will be estimated using
CaIEEMod based on the same scenario utilized in the air quality analysis.
The impact analysis will reflect Appendix G of the state CEQA Guidelines; specifically, whether a project would (a)
generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment and
(b) conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of
GHGs. The SCAQMD GHG CEQA Significance Threshold Working Group has proposed options lead agencies can
select from to screen thresholds of significance for GHG emissions in residential and commercial projects;
however, no thresholds have been formally adopted. Options the SCAQMD evaluated include a bright -line
threshold of 3,000 metric tons of carbon dioxide equivalent per year for all land use types. We will work with City
staff to confirm application of the appropriate threshold for evaluating the project's GHG emissions under CEQA.
Dudek will estimate the net change in operational GHG emissions and compare the net change to the appropriate
SCAQMD threshold. Details of the analysis (e.g., annual GHG emission calculations) will be included in an
appendix to the EIR.
The City worked with the South Bay Cities Council of Governments to prepare and adopt a Climate Action Plan
(December 2017); however, the City's Climate Action Plan is not a qualified plan under CEQA Guidelines Section
15183.5 and cannot be tiered from under environmental review. As such, Dudek will discuss how the proposed
project complies with the City's Climate Action Plan measures for reducing GHG emissions; state regulations (AB
32); General Plan goals, objectives, and policies that help the City contribute to regional GHG reduction efforts;
and applicable development standards that would increase energy efficiency, such as the California Building
Code. Dudek will also provide a qualitative post -2020 analysis that will evaluate whether or not the project -
generated GHG emissions would impede the attainment of the 2030 and 2050 reduction goals identified in SB
32 and Executive Order S-3-05, respectively. Because the City has not adopted a numeric post -2020 threshold or
provided guidance for demonstrating that a project will not impede the implementation of state's post -2020 GHG
reduction goals, a qualitative assessment is assumed to be sufficient. The EIR analysis will be prepared
consistent with the SCAQMD's guidance and thresholds.
Hazards and Hazardous Materials., This section will incorporate analysis and findings of the Phase I environmental site
assessment or other hazards assessment provided by the Applicant. Drawing on the information and conclusions in
the provided environmental site assessment, as well as additional available on government databases, Dudek will
prepare an EIR section evaluatingthe potential for the project to result in impacts associated with hazards and
hazardous materials.
Hydrology and Water Quaff. Based on the hydrology reports/analyses provided by the Applicant's civil engineer,
Dudek will prepare the hydrology and water quality section of the EIR, which will (1) identify beneficial uses and water
quality impairments (if any) of downstream surface water bodies, (2) describe existing groundwater quality conditions,
(3) explain state and federal water quality regulations and the City's development standards (e.g., regarding drainage
and erosion control, non-stormwater discharges, and grading), (4) discuss the various ways in which the project could
adversely affect hydrology, drainage and water quality (both directly and indirectly), and (5) identify any best
management practices or mitigation measures required. Dudek will summarize the hydrology analysis, which is
anticipated to articulate how the project complies with the requirements of the Los Angeles Regional Water Quality
Control Board's National Pollutant Discharge Elimination System permit requirements and the City's requirements,
including best management practices to comply with the Low Impact Development mandates.
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(Land Use and Planning. The land use section of the EIR will describe the consistency of the proposed project with
the City's General Plan goals and intents, and other adopted land use policies, including the Southern California
Association of Governments' 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy. The
land use section will describe the compatibility and any potential conflicts between the proposed project with
existing development. These conflicts could include a use that would create a nuisance for adjacent properties or
result in incompatibility with surrounding land uses, noise levels, or traffic levels. The EIR will evaluate the extent
to which development standards or proposed design standards would eliminate or minimize potential conflicts
between the proposed project and adjacent uses.
Noise. Dudek will conduct a noise study of potential impacts to existing and proposed future on-site land uses
(i.e., residential, and retail commercial uses). Residential land uses are located to the west, and commercial uses
are located to the east. These land uses could be impacted by noise from project -related demolition and
construction and project -related traffic, and the proposed future residences could be impacted by traffic noise
from the adjacent PCH/Sepulveda Boulevard, as well as noise from the proposed on-site parking structure, and
from Los Angeles International Airport, located approximately 3,000 feet to the north.
A field noise study will be conducted to measure existing on- and off-site noise conditions. Sound -level data will
be collected over 10- to 15 -minute periods up to six on-site and nearby noise -sensitive receiver locations.
Potential construction noise impacts on nearby noise -sensitive land uses will be evaluated based on construction
equipment data to be provided by the project Applicant or from estimates for similar projects, and noise modeling
methods developed by the Federal Highway Administration.
On-site and off-site long-term (operational) noise effects from the existing, future and project -related vehicle trips
along nearby arterials and PCH/Sepulveda Boulevard will be evaluated using the project's traffic study and the
Federal Highway Administration's Traffic Noise Model version 2.5. Parking structure noise will be addressed
using data from similar projects. Aircraft noise from Los Angeles International Airport will be assessed using the
available noise contour information from Los Angeles World Airports. If noise impacts are identified, mitigation
measures will be developed and recommended to reduce impacts to a "less -than -significant" level and to comply
with City noise standards.
The significance of noise impacts will be assessed based on the relevant City, state, and federal thresholds. If
significant noise impacts are identified, mitigation measures to reduce impacts to a less than significant level
(where feasible) will be recommended. The regulatory background, ambient noise environment, methodology,
results of the noise analysis, findings of potential effects and mitigation measures will be summarized in the noise
section of the project's EIR noise section.
Population and Housing. The project would lead to an increase the number of employees and residents at the
project site that could alter the population, employment, and housing characteristics for the area through a
change in land uses and an increase in the number of residents and jobs available on site. The employment and
housing characteristics of the City and region will be summarized and will be used to determine potential project
impacts. Applicable General Plan policies regarding population, housing, and employment opportunities will also
be described and analyzed.
Public Services and Recreation. These sections will address potential impacts of the project on police and fire
department response capabilities and time resulting from construction of the new residential and commercial
uses. This analysis will provide a qualitative existing condition assessment of fire protection, police protection,
emergency medical service, schools, parks, and libraries. The estimates of existing uses for these public services
will become the basis for future projected needs. Development of these estimates may necessitate outreach to
the fire department, police department, or use of local emergency response data. The EIR will also address proper
BRE Document
Environmentalecific Plan S ...�....�ation Proposal�_...................................��_.,._._��.�.___..�.......�_..__..,_..�..._.,.�.�....,.._....�_
Specific Page 21
Agreement NOD
site access and circulation and fire prevention devices and systems that would be installed. Impacts on
recreational facilities, schools, and libraries will also be analyzed. Potential impacts to public services will be
substantiated and analyzed in the EIR.
Transportation. Dudek will incorporate the analysis and findings of the Applicant's traffic impact report into the
EIR, which is assumed to adequately address all transportation -related issues associated with the project and
with development on the PCH.
Utilities and Service Systems. This section of the EIR will evaluate the potential for the project to affect water,
wastewater, stormwater, and solid waste services. It is assumed that an infrastructure capacity analysis will be
provided through the Specific Plan to confirm that the off-site pipelines and infrastructure can accommodate the
demands of the proposed project. This section will address whether the wastewater generated by the project
would require the expansion of existing wastewater treatment facilities or the construction of new wastewater
treatment facilities, and whether existing or planned stormwater drainage systems are adequate. Dudek will also
provide projections of solid waste generation, which will be compared to existing and future landfill capacity to
determine whether the changes in land use would substantially shorten the life of the landfill or necessitate
expansion of the landfill.
The project includes development of approximately 273 residential units and approximately 15,000 square feet
of commercial use. Dudek anticipates that the proposed project does not the requirements to prepare a Water
Supply Assessment in accordance with the requirements of SB 610. As such, Dudek will answer the CEQA
threshold question of whether there would be "sufficient water supplies available to serve the project and
reasonably foreseeable future development during normal, dry, and multiple dry years." The analysis will
document the following: (1) current water demand for the project site and projected water demand for the
proposed project; (2) projected water demands for the proposed project through buildout in 5 -year increments; (3)
identification of existing water supply entitlements, water rights, water service contracts, or agreements relevant
to the identified water supplies and proposed development scenario; and (4) water received at the project site in
prior years pursuant to those entitlements, rights, contracts, and agreements. The analysis will evaluate the
availability of the identified water supplies during normal, single -dry year, and multiple -dry water years during, at
minimum, a 20 -year projection to meet existing demands, expected demands of the project, and reasonably
foreseeable planned future water demands for the project, thereby, assessing the reliability and sufficiency of
water supplies as required. If necessary, mitigation measures will be provided.
Alternatives to the Proposed Project. The alternatives section will be prepared to meet the objectives of the CEQA
Guidelines by addressing alternatives to the project as proposed. Each alternative will be evaluated with respect
to the environmental issue area reviewed for the proposed project. As required by the CEQA Guidelines, the
advantages and disadvantages of each alternative and the reasons for rejecting or recommending it will be
provided. The environmentally superior alternative will be identified from among the alternatives to the proposed
project. In addition, a narrative will be provided that discusses alternatives that were considered but were
determined to be infeasible, and therefore not assessed in detail. For purposes of this analysis, it is assumed that
three alternatives will carried forward for analysis evaluated in the EIR.
Long -Term Implications of the Proposed Project. This section will include analysis of significant irreversible
changes that would occur as result of the proposed project, as well as growth -inducing impacts. It will also
include a summary of the effects determined not to be significant, including those topics that were scoped out
through the IS.
List of Preparers. This section will include references, acronyms and abbreviations, and the preparers of the EIR.
BRE Specific Plan Environmental Documentation Proposal Page 22
Agreement NP
Appendices. The draft EIR appendices will include the NOP and IS, NOP responses, and the various technical
reports and memoranda described.
Upon receipt of comments on the first draft EIR, Dudek will revise the document accordingly by addressing all
comments received. Dudek will submit the revised draft EIR for review and comment in a track -change format to
confirm that all comments/questions were addressed appropriately.
Upon receipt of comments on the revised draft EIR, Dudek will revise the document accordingly by addressing all
comments received. Dudek will prepare the proof check draft EIR for final review and approval to reproduce. It is
assumed that comments on the revised draft EIR will be minor and not require new analyses or substantive
revisions. Dudek will reproduce and distribute the Notice of Availability (NOA) to interested stakeholders,
agencies, and the public based on the NOP mailing list, which will be revised to include respondents to the NOP.
Dudek will prepare drafts of both the NOA and the NOC for review. Upon receipt of comments, Dudek will finalize
these documents for City signature and distribution. Dudek will be responsible for providing the NOC to the State
Clearinghouse along with the 15 copies of the executive summary. Dudek will also be responsible for posting the
NOA with the Los Angeles County Clerk. In the event the City would like to publish the NOA in a paper of local
circulation, Dudek assumes the City will take the lead on posting the notice with the paper and that the Applicant
would post the notice on the project site, if needed.
Task 3 Deliverables:
• First draft EIR: one electronic copy (MS Word and PDF)
• Revised draft EIR: one electronic copy (MS Word in track -change and PDF)
• Proof check draft EIR: one electronic copy (MS Word and PDF) for approval to print
• Draft EIR: one unbound camera-ready hardcopy; 10 bound hardcopies (appendices on CD); 30 CDs or
thumb drives
• Draft and final NOC and 15 copies and mailing to State Clearinghouse
• Draft and final NOA: one electronic copy (MS Word); 100 hard copies for City mail out; filing with Los
Angeles County Clerk
Task 4 Preparation of Final EIR
Upon completion of the 45 -day public review period, Dudek will prepare a final EIR, including the following
chapters: response to comments, clarifications to the draft EIR, and mitigation monitoring and reporting plan
(MMRP). A CD containing the draft EIR and technical appendices will be affixed to the back cover of each hard
copy final EIR.
The response to comments chapter will include comments received on the draft EIR, responses to those
comments, and standard introductory material. All comments will be numbered (to indicate comment letter and
comment number), and the responses to those comments will be similarly numbered to allow easy correlation.
For purposes of this scope of work and cost estimate, Dudek assumes up to 90 hours of professional staff time to
address the comment letters. Since the actual scope and extent of public comments (in either written or oral
format) cannot be known at this time, if additional staff hours are needed to prepare responses to comments, a
budget augment will be requested.
.............. _� .. __......_...._...._..__ w...,........�......
BRE.......M..._....._.................................... ,.
SpecificPlan Environmental Documentation Proposal Page 23
Agreement N
If necessary, Dudek will prepare a clarifications to the draft EIR chapter that will identify any instances where
revisions to the Draft EIR are necessary. In this chapter, deleted text will be indicated by strikeout and inserted
text by double underline. The MMRP will be in table format and will specify project -specific mitigation measures
that are applicable to the project. Mitigation timing and responsible parties will also be identified.
Upon receipt of comments, Dudek revise the response to comments, clarifications to the draft EIR, and MMRP
accordingly. Dudek will provide a proof check document for approval to reproduce. A total of 30 hours of
professional staff time has been assumed for this task. Dudek will assist the City with providing the final EIR at
least 10 days prior to consideration for certification by the City to any commenting public agency and any member
of the public who has requested the document.
Task 4 Deliverables:
• Draft responses to comments, clarifications, and MMRP: one electronic copy (MS Word and PDF)
• Proof check of final responses to comments, clarifications, and MMRP: one electronic copy (MS in track -
change Word and PDF)
• Final EIR: one electronic copy (MS Word and PDF); one unbound camera-ready hardcopy; 10 bound
hardcopies; 30 CDs or thumb drives
Dudek will prepare draft findings of fact for each significant effect identified in the final EIR and prepare a
Statement of Overriding Considerations (SOC) if unavoidable significant impacts are identified. As required by the
CEQA Guidelines, one of three findings must be made for each significant effect and must be supported by
substantial evidence in the record. The SOC will rely on input from the project team regarding the benefits of the
project. Upon receipt of comments, Dudek revise the findings and SOC accordingly. Dudek will provide a proof
check document for approval to reproduce. Upon approval, Dudek will prepare the final findings and SOC. Once
the EIR has been certified, Dudek will prepare an NOD and assist the City with filing the NOD with the State
Clearinghouse and Los Angeles County Clerk. This task includes the cost of filing the California Department of
Fish and Wildlife fees.
Task 5 Deliverables
• Draft findings and SOC: one electronic copy (MS Word and PDF)
• Proof check of findings and SOC: one electronic copy (MS Word in track -change and PDF)
• Final findings and SOC: one electronic copy (MS Word and PDF); one unbound camera-ready hardcopy; 10
bound hardcopies; 30 CDs or thumb drives.
• Draft and final NOD submitted to the County Clerk and NOC State Clearinghouse and California
Department of Fish and Wildlife filing fees
Task 6 Project Meetings and Coordination
1,
This task includes attendance at meetings and hearings, as needed throughout the CEQA process. Meetings may
be attended by the project manager and other senior specialists. Dudek assumes 40 hours for project manager
time to attend up to four in-person status meetings and up to two hearings before the City decision makers in
support of EIR certification. The allocated hours could be distributed among Dudek's senior specialists, as
appropriate. Meeting minutes and decisions will be tracked and documented for each status meeting. This task
does not include time for attendance at the public outreach meetings associated with the Specific Plan process.
RE Specific Plan Environmental Documentation Proposal Page 24
Agreement N P
The project manager will maintain regular contact with the project team and the City, as needed, throughout the
CEQA process. Activities include regularly scheduled conference calls, including a twice -monthly project team
conference call. Dudek will be responsible for managing the CEQA process, including communications and
coordination among various consultants to facilitate adherence to the EIR schedule; compliance with the scope of
work and budget; and internal administrative tasks such as invoicing and contract management. The project
management budget assumes a 16 -month EIR schedule. Dudek can only ensure compliance with schedule
milestones that are fully under our control (e.g., preparation of work products). If this schedule is extended,
additional project management budget may be necessary.
Task 6 Deliverables:
• Up to 40 hours of project manager meeting time, anticipated to include up to four in-person status
meetings and up to two hearings before the City decision makers
• Project management time over the course of the CEQA process, assuming a 16 -month schedule
Task 7 Optional Tasks
During construction, the primary toxic air contaminant of concern would be DPM from heavy-duty trucks and any
on-site off-road equipment. Dudek will use the American Meteorological Society/Environmental Protection Agency
Regulatory Model (AERMOD), which is required by the SCAQMD to conduct dispersion modeling, and California Air
Resources Board's Hot Spots Analysis and Reporting Program Version 2 (HARP2) to calculate the health impacts.
Notably, the health impact calculations in HARP2 are based on the Office of Environmental Health Hazard
Assessment's 2015 Air Toxics Hot Spots Program Risk Assessment Guidelines - Guidance Manual for Preparation
of Health Risk Assessments. The dispersion of DPM and associated health risk impacts on sensitive receptors will
be determined using AERMOD, HARP2, local meteorological data obtained from the SCAQMD, and the estimated
annual average DPM emissions. The maximum cancer risks at the appropriate receptors (e.g., proximate
residential receptors) will be tabulated. Cancer risk isopleths (i.e., lines of equal cancer risk) will be plotted on
figures showing the project site if the maximum cancer risk exceeds the SCAQMD significance threshold of 10 in
one million. The assessment will also include the estimated chronic (long-term) hazard indices due to non -cancer
health effects associated with DPM. The hazard indices will be tabulated at the appropriate locations and plotted
on figures similar to that showing estimated cancer risks if they exceed the SCAQMD significance threshold of 1.0.
The cancer burden of the project will also be evaluated if the cancer risk exceeds one in one million. If the health
impacts exceed the thresholds of significance, we will suggest appropriate mitigation measures to reduce the
health impacts. A summary of the methodology and results will be provided in the air quality section of the EIR
and details of the analysis will be included in an appendix to the EIR.
BRE S...ecific Plan �.�....�.�,��. ..... ........ ,.....µ_...._
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Agreement N
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I �RE � �peffi�Plan Environmental Documentation Proposal Page 26
Project Schedule
Agreement No. 5757
The proposed schedule for completion of the BRE Specific Plan Project EIR includes 16 months from the initiation
meeting to filing of the NOD. Dudek understands the importance of meeting the schedule outlined in Table 1 on the
following page and has confirmed technical staff availability to meet this schedule, assuming that adequate
information regarding the project and a mutually acceptable scope of services is available upon issuance of the notice
to proceed. Other factors that could lengthen or shorten the schedule include dates of receipt of project -related
information, length of City review, and unanticipated issues arising from City staff or public review of the EIR. The
schedule includes the following specific assumptions.
• Receipt of complete and accurate project data at the EIR kickoff meeting
+ Receipt of complete and accurate technical studies and plans at the kickoff meeting
• City -review periods consistent with the assumptions set forth in Table 1
• Comprehensive comments provided by the City with no conflicting direction
• Stable project description throughout the environmental review process
BRE Specific Plan Environmental Documenttatiati. , . .. _w T._....M._.......,,. � � ....
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Appendix A
Resumes
Agreement No. 5757
Kristin Starbird
Project Manager
Kristin Starbird is a senior project manager with 16 years' experience in
the management and preparation of environmental documents pursuant
to the California Environmental Quality Act (CEQA)/National
Environmental Policy Act (NEPA). Ms. Starbird is responsible for
managing the environmental documentation and review process,
schedules, and budgets for a wide variety of controversial and complex
public- and private -sector projects, including general, master, and
;ement No. 5757
University of Texas, Austin
MA, Public Affairs
BA, Social Work
Al%tions
Association of Environmental
Professionals
specific plans; flood control and water infrastructure projects;
recreational and park projects; residential tract map developments; mixed-use and transit -oriented developments;
solar energy projects; and institutional facilities. She confidently represents her clients in public meetings and
hearings, and applies her commitment to exceptional client service and strategic consultation on all projects.
Project Experience
Centennial Specific Plan Environmental Impact Report (EIR), Los Angeles County, California. Served as project
manager for the EIR for a new community with residential, commercial, business park,
recreational/entertainment, water/wastewater utilities, park/open space, and institutional/civic uses. The project
would allow up to 19,333 dwelling units; 7.4 million square feet (msf) of Business Park uses (office, research and
development, and warehousing or light manufacturing uses); 1 msf of Commercial uses; 1.6 msf of
Institutional/Civic land uses; fire stations and a sheriff's station; and two wastewater reclamation facilities that
will generate recycled water. The undeveloped site includes numerous biological resources and jurisdictional
drainages, as well as tribal cultural resources requiring preservation. The primary entitlement actions include the
adoption of a Specific Plan, Zone Change, General Plan Amendment, Development Agreement, Tentative Parcel
Map, and Conditional Use Permits. Project buildout would be implemented in phases based on future market
conditions over an approximate 20 -year period through a series of future tract and parcel maps, and would be
developed in coordination with the planned improvements of the Caltrans Northwest 138 Improvement Project.
Elysian Park Lofts Environmental Impact Report, Los Angeles, California. Served as principal in charge and project
manager for the EIR for a 2 to 14 -story mixed-use project on an 8 -acre parcel with approximately 920 residential
units and approximately 21,000 square feet of neighborhood -serving retail uses leasing offices. The project site is
located in the Central City North Community Plan Area near the Metro Gold Line and the Los Angeles State
Historic Park. The transit -oriented development project is proximate to a network of regional transportation
facilities, including the Chinatown Metro Station and is in a transit priority area. The site includes a remnant
portion of the historic Zanja Madre and is located in a Methane Zone. The project requires a General Plan
Amendment and zone change, site plan review, vesting tentative tract map, and development agreement.
Aviation Station Transit -Oriented Development Project EIR, Los Angeles County, California. Served as project
manager for the EIR for a mixed-use, transit -oriented project on 5.9 acres within unincorporated Los Angeles
County and the City of Los Angeles. The project involved the demolition of existing homes and commercial uses
and the construction of an urban mixed-use development with 29,500 square feet of ground -floor commercial
and 390 multi -family units. The project also required relocation of a Metro bus terminal and use of Caltrans
Page 1
Agreement N
District 7 property, and required the de -annexation of property from the City of Los Angeles. Project entitlements
included a General Plan Amendment, Conditional Use Permit and Zone Change, and approvals from the Airport
Land Use Commission and the Local Agency Formation Commission for the County of Los Angeles.
Fullerton Transportation Center Specific Plan Project EIR, Fullerton, California. Served as project manager for the
EIR for a mixed-use redevelopment specific plan project in the 35 -acre Fullerton Transportation Center site
located within and adjacent to the City of Fullerton's Central Business District. The Specific Plan included a form -
based code that allows for the development of up to 1,500 residential units and 100,000 square feet of retail
and office uses, as well as improvements to the existing circulation system to form a cohesive network that
provides access and mobility for motorists, transit riders, pedestrians, and bicyclists.
Beach and Orangethorpe Mixed -Use Specific Plan Project EIR, Buena Park, California. Served as project manager
for the Program EIR for this project, currently called "The Source", located along the Beach Boulevard
Entertainment Zone in Buena Park. The Specific Plan allowed for a flexible and phased development plan on the
12.5 -acre site for an urban mixed-use project with a maximum of 1,000 multi -family units in multiple high-rise
structures; 355,000 square feet of retail; a 300-room/270,000-square-foot hotel, and multiple levels of
subterranean parking. The site redevelopment would require the demolition of existing single-family residences
and commercial properties.
Triunfo Creek Vineyards Project Initial Study (IS)/Mitigated Negative Declaration (MND), County of Los Angeles,
California. Served as principal in charge and project manager for the initial study (IS)/MND at the Triunfo Creek
Vineyards site, which hosts various special events throughout the year, including weddings, private, and corporate
events. The project proposes three separate spaces within the 55 acres: an expanded outdoor area for special
events; two wine tasting bars; and a winery facility for processing grapes into wine and hosting smaller
events/tastings. The Project would allow for increased outdoor amplified music and events. The project site is
located within a Significant Ecological Area and Triunfo Creek, and is adjacent to noise sensitive single-family
residential homes and equestrian estate properties.
St. Michael's Abbey Relocation EIR, Orange County, California. Served as project manager for the EIR for the
development of a campus for the monastery church and private preparatory monastery school on an
undeveloped 124 -acre site in Silverado Canyon. The project included a monastery for up to 85 Fathers; a
church to accommodate up to 500 visitors; a high school for up to 100 students; a convent for up to 12 nuns;
guest cottages for up to 12 visitors; a chapel/cemetery; outdoor athletic fields; and agricultural/maintenance
buildings. The EIR evaluated the impacts associated with large special events, including Christmas, Easter
Mass, and graduation.
57 Wheeler Avenue Mixed -Use Project IS/MND, Arcadia, California. Served as principal in charge and project
manager for the IS/MND for the development of a downtown mixed-use, 4 -story structure with 38 residential
units, 16,175 square feet of commercial, a public plaza, and a subterranean parking garage. The project site is
one block south of the Metro Gold Line Station, allowing the project to support the City's goal of developing a
transit -oriented downtown community. The project required demolition of a surface parking lot and a building,
which was evaluated for historic significance.
Camp Vernon Kilpatrick Replacement Project IS/MND, Los Angeles County, Calffornia. Served as project manager
for the preparation of an IS/MND for the redevelopment of a juvenile residential treatment camp operated by the
Los Angeles County Probation Department. The project would demolish most existing structures and outdoor
facilities at the camp and construct a replacement camp with similar buildings, outdoor facilities, and hardscape
and landscape features. It would also include increased surface parking that would accommodate up to 120
detainee occupants. This project involved extensive coordination with the County team on defining the project
parameters and strategy for the IS/MND to best accommodate the County's design -build approach.
Page 2
Sabrina Alonso
Environmental Analyst
-eement No. 5757
Sabrina Alonso is an environmental analyst with a background in Education
ecology. Ms. Alonso focuses on the preparation of California University of California,
Environmental Quality Act (CEQA) documents such as initial studies Santa Barbara
(ISs), mitigated negative declarations (MNDs), and environmental BS, Environmental Studies
impact reports (EIRs). She works with clients to collect data, perform ProfessidnalA ffiliations
research, and assist in report preparation. American Planning Association
Association of Environmental
Professionals
Euclid and Broadway Residential Project, City of Anaheim, California. Served as analyst responsible for the
research and preparation of the Initial Study/Mitigated Negative Declaration (IS/MND) for the proposed 39 -unit
residential project located in the City of Anaheim. The project involves demolition of existing office, commercial,
and restaurant buildings, and construction of a 39 -unit residential project. The project is in a developed part of
Anaheim with mixed land use around the site.
Pacific Freeway Center EIR, City of Fontana, California. Assisted with the preparation of an EIR assessing the
potentially significant environmental impacts of the Pacific Freeway enter Project. The project includes
construction and operation of two warehouse buildings with associated office spaces, surface parking, and
loading areas. The project takes place in the City of Fontana and seeks to repurpose the underutilized infill
property in a manner that is consistent with the City General Plan and Zoning Code.
Addendum to Citrus Commerce Park EIR, City of Fontana, California. Served as environmental analyst for the
Duke Fontana Warehouse Project proposing construction and operation of one warehouse building, landscaping,
loading docks, and vehicle and truck parking.
NEC 10 Pepper Project, City of Colton, California. Served as analyst responsible for the research and preparation
of the Addendum to Colton's Hub City Centre Specific Plan EIR for the NEC 10 Pepper Project. The project involved
construction of three restaurant/retail use buildings and outdoor dining areas totaling 14,430 square feet, along
with associated on-site and adjacent off-site improvements, such as parking and landscape setbacks.
Oakmont Kadota Warehouse Project, City of Montclair, California. Completed an IS/MND for the construction of
an approximately 139,000 -square -foot, one-story warehouse building. Authored the IS/MND and coordinated with
technical specialists.
Birch Specific Plan, City of Carson, California. Composed an IS/MND for the proposed four-story, 32 -unit
condominium project in Carson. The Specific Plan resulted in a General Plan Amendment, Zone Change,
Conditional Use Permit, and Design Overlay Review.
Millikan Congregate Care Facility, City of Irvine, California. Served as analyst responsible for the research and
preparation of the Addendum for the Millikan Congregate Care Facility project. The proposed project includes a
424,113 -square -foot congregate care facility consisting of 230 independent living quarters, 110 assisted living
quarters, and 30 memory care rooms.
Page 1
Agreement NP
City Yards Master Plan EIR, City of Santa Monica, California. Currently serving as lead environmental analyst for
the preparation of the EIR for the City of Santa Monica City Yards Master Plan Project. The project involves
reconstruction of the 14.7 -acre facility known as City Yards. The Master Plan elements include reconstruction and
demolition of existing buildings, improved circulation, and construction of a shared parking facility. The project is
within an industrial use zone in the City of Santa Monica across from the Bergamot Station. Authored numerous
EIR sections, including cultural, land use and planning, utilities, construction, and neighborhood effects.
Aliso Viejo Ranch Project, City of Aliso Viejo, California. Served as environmental analyst for the project, which
proposed to designate a property representing remnants of the 22,000 -acre Moulton Niguel Ranch and
associated historic structures as a public park. Assisted with the production of an IS/MND and coordination with
technical specialists.
La Mirada Creek Park Master Plan, City of La Mirada, California. Assisted in the preparation of IS/MND for the
project. The project involves rehabilitation and naturalization of the existing La Mirada Creek Park through
implementation of the La Mirada Creek Park Master Plan. Tasks included preparing the IS/MND, coordinating
with the Master Plan design team and technical specialists.
Fullerton College Master Plan Program EIR, North Orange County Community College District, Cypress, California.
Assisted in the preparation of the EIR for the Fullerton College Facilities Master Plan Program EIR involving the
demolition of certain existing buildings, the renovation of existing buildings, and the construction and eventual
operation of new campus facilities. The project would involve demolition of 178, 487 gross square feet (GSF) of
existing buildings and approximately 536,827 GSF of new academic, auxiliary, general administrative, and
recreational uses.
Stormwater Capture Project, County of Los Angeles Sanitation District No. 2, Whittier, California. Composed a
Negative Declaration for the implementation of a stormwater capture system at the Puente Hills Materials Recovery
Facility in Whittier to meet the State Water Resources Control Board's Industrial General Permit industrial
stormwater requirements. The new stormwater system involved installation of new stormwater lift stations and
stormwater tanks, construction of an earthen, unlined stormwater capture basin, and new utility connections.
Page 2
yeement No. 5757
Jennifer Reed
Air Quality Specialist, Environmental Planner
Jennifer Reed is an air quality specialist/environmental planner with 12
EdOcation
years' experience. Ms. Reed leads Dudek's air quality services team, and
University of California,
has been responsible for the management, research, and analysis of
Santa Barbara
projects subject to compliance with the California Environmental Quality
BA, Environmental Studies
Act (CEQA) and the National Environmental Policy Act (NEPA). She has
BA, Geography
completed numerous environmental documents in support of a diverse
ProfessionalAffiliations
range of public and private developments. Ms. Reed specializes in air
Association of Environmental
quality and greenhouse gas (GHG) emissions technical analyses, and
Professionals
continues to be on the forefront of evolving science, emissions modeling
Air and Waste
Management Association
computer programs, and regulatory framework.
Ms. Reed has prepared air quality and GHG assessments for a wide variety of development projects throughout
California, including large residential projects, commercial and retail projects, industrial projects, mixed-use
developments, colleges and universities, healthcare facilities, energy projects, water and wastewater
infrastructure, and transportation improvements, including California Department of Transportation (Caltrans) air
quality analyses. Additionally, she has considerable experience in project planning and regulatory compliance
pursuant to the California Coastal Act (CCA) and has experience in project management, land -use permit
processing, constraints analysis, development feasibility studies, due diligence investigations, and various other
land -use planning projects.
Project Experience
Grapevine Project, Tejon Ranch Corporation, Kern County, California. Prepared the air quality and GHG
emissions technical report for the project, provided management of the HRA and criteria pollutant air quality
impact analysis, and provided ongoing technical support. The Grapevine Specific Plan project, which is located
in the west -central portion of 270,000 -acre Tejon Ranch, would be developed as a residential community and
employment center within 4,780 acres of the 8,010 -acre property. The project, which includes up to 12,000
residential units and 5.1 million square feet of commercial and light industrial land uses (including a
community college and medical campus), is designed as a series of conveniently located village centers, each
composed of a mix of housing, neighborhood -serving retail and office uses, schools, parks, and community
services. Specific tasks include construction and operational criteria air pollutant and GHG emissions
estimates, industrial source emissions calculations, carbon monoxide (CO) hotspot analysis, odor assessment,
Valley Fever assessment, and other air quality topics.
Montclair Plaza Expansion CEQA Review, Best, Best and Krieger LLP, Montclair, California. Contributed to the air
quality and GHG sections for a proposed commercial infill redevelopment project in the city of Montclair. The project
proposes redevelopment and expansion of Montclair Plaza, an indoor, two-story shopping mall that opened in 1968
and was last renovated in 2008. The applicant's goal is to revitalize and increase the gross leasable area of the
current shopping center site for greater walkability and a more upscale shopping experience.
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635 South Citrus Avenue Mitigated Negative Declaration (MND), Best, Best and Krieger LLP, Covina, California.
Prepared the air quality and GHG emissions analysis for the proposed commercial infill redevelopment project in
the city of Covina. The project consists of redeveloping an automobile rental facility into an automobile dealership,
with the overall purpose of revitalizing a partially vacant, aging commercial building to allow for an updated
commercial use.
Jurupa Business Park Project Addendum, City of Fontana, California. Prepared the GHG report for an addendum to
the Final EIR for the Jurupa Business Park project. The addendum was prepared to clarify minor changes to the Final
EIR, which analyzed the development of three distribution/manufacturing buildings for various industrial and
commercial uses, totaling 1,277,728 square feet of gross building area.
Solana Torrance Air Quality/GHG Report, Reylenn Properties LLC, Torrance, California. Managed and prepared the
technical report that analyzed potential impacts associated with development of a 300 -unit multifamily residential
development, which includes three-, four-, and five -story residential structures constructed over a parking garage
and associated amenities. The analysis included a construction HRA to evaluate cancer and non -cancer risk
associated with project -generated diesel particulate matter (DPM).
Valor Academy Expansion IS/MND, Los Angeles, California. Prepared the air quality and GHG assessment and
provided technical support for noise and traffic impact analysis. Valor Academy, a private school located in the Arleta
community of Los Angeles, is proposing to incrementally increase its enrollment from 200 to 480 students, establish
modular classrooms on the property until construction of new classroom and administration buildings are complete,
and construct a new surface parking lot over four phases of development.
Malibu Parks Public Access Enhancement Plan, Mountains Recreation and Conservation Authority, Los Angeles
County, California. Contributed to the air quality, noise, traffic and parking, and GHG sections of the EIR, which
analyzes impacts associated with implementation of a comprehensive plan, consisting of a public works plan and
City of Malibu Local Coastal Program (LCP) Amendment, to address park and recreational facility program needs for
state-owned parklands.
Yokohl Ranch Environmental Impact Report (EIR), The Yokohl Ranch Company LLC, Visalia, California. Contributed to
the preparation of the air quality and GHG sections of the draft EIR for the proposed Yokohl Ranch project and
provided peer review of the air quality impact assessment prepared by the applicant's air quality consultants to
ensure consistency with CEQA guidance. The current project proposes development of up to 10,000 dwelling units
as well as mixed-use, neighborhood commercial, commercial recreation, schools, parks, and light industrial land
uses within three planning areas totaling 6,572 acres of the 36,219 -acre project site.
Casden Development Projects EIR, City of Oxnard, California. As deputy project manager and lead environmental
analyst, oversaw and contributed to the air quality, land use and planning, public services, long-term impacts, and
alternatives sections of the EIR. This project includes the development of two adjacent project sites, resulting in a
total of 344 residential units.
Lakeview Promenade Mixed -Use Project EIR, City of Santa Maria, California. Served as deputy project manager and
lead environmental analyst. Oversaw and contributed to the air quality, transportation, hazardous materials and
hazards, utilities, growth -inducing impacts, and alternatives sections of the EIR, which assessed the impacts of 270
multifamily residential units, 40,000 square feet of retail space, 15,000 square feet of restaurant space, 14,000
square feet of medical office space, and 1,500 square feet of professional space.
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Michael Williams, PhD
Cultural Resources
Dr. Michael Williams is a paleontologist and crossed -trained
archaeological field technician with more than 14 years' experience with
fieldwork, fossil vertebrate specimen processing, and writing of reports for
the U.S. Army Corps of Engineers (ACOE). Dr. Williams has project
experience in all aspects of paleontological mitigation, including Phase I
preconstruction surveys and report preparation and writing
paleontological mitigation plans, initial studies (ISs)/mitigated negative
declarations, and environmental impact reports (EIRs). He also has
experience attending pre -grade meetings; preparing and presenting on-
site Worker Environmental Awareness Programs (WEAPs); monitoring for
5/41171M=
ement No. 5757
Louisiana State University
PhD, Geology and Geophysics
BS, Zoology
Certifications
Qualified Paleontologist; Orange,
Ri4ersi�J,,s °° a.a Diego vnties
B1 "l s.ahornO
R s , . ,, , t,, P-Tmil
f ofessionalAffiliations
Society of Vertebrate Paleontology
paleontological resources and supervising paleontoloical monitoring;
coordinating spot checks and monitoring with construction superintendents and foremen; collecting and processing
sediments for vertebrate microfossils, writing final monitoring reports; and accessioning fossils to the Natural History
Museum of Los Angeles County, San Bernardino County Museum and the Cooper Center in Orange County.
Mr. Williams has California Department of Transportation (Caltrans), Bureau of Land Management (BLM) and
private company paleontological mitigation experience in San Diego, Imperial, Orange, Los Angeles, Riverside,
San Bernardino, Ventura, Kern, Inyo, Fresno, San Francisco, and Alameda counties. In addition, he has worked as
a cross -trained archaeological surveyor and monitor on several field projects.
Project Experience
Pacific Palisades Village 1 CAH Acquisitions Co. LLC, Los Angeles, California. Presented the paleontological WEAP,
provided senior paleontological support of paleontological monitors, and assisted in writing the final monitoring report.
Vista Del Mar Project, VD Pacific Terrace LLC, Oceanside, California. Co -wrote the Paleontological Resources
Impact Mitigation Program and spot-checked project site for paleontological resources.
Interim Ranch -Wide Management Plan, Tejon Ranch Corporation, Kern County, California. Presented the WEAP
and provided senior paleontological support to field monitors.
Entitlement Contract, W Orion PacficVistta LLC, vista, California. Drafted the paleontological resources section of the EIR.
Kettner Lofts, CVCM Kettner 106 LLC, San Diego, California. Provided paleontological monitoring.
Solana Highlands Multifamily Development, City of Solana Beach, California. Provided information for Draft EIR.
Double D Mine Project, Mitchell Chadwick, Blythe, California. Co -wrote the paleontological resources survey report.
Fullerton College Master Plan Program EIR, North Orange County Community College District, Cypress, California.
Conducted paleontological resources survey and wrote the paleontological resources survey report.
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Chapman University Packinghouse EIR, Orange County, Califomia. Requested paleontological records search from the
Natural History Museum of Los Angeles County and drafted paleontological resources section for the EIR.
Specialty Medical Office Building, Kaiser Foundation Health Plan Inc., Irwindale, California. Served as
paleontological field lead. Co -wrote the Paleontological Resources Impact Mitigation Program, performed spot-check
monitoring, supervision of paleontological monitors, and co -wrote the final paleontological monitoring report.
Biology and Cultural Resource Review for Mapleton Park Centre Site Land Purchase, Kaiser Foundation Health Plan
Inc., Murrieta, California. Wrote the final paleontological monitoring report.
Machado Lake Pipeline Project, City of Los Angeles, California. Served as paleontological field lead. Monitored and
supervised monitoring for archaeological and paleontological resources and co -wrote the final monitoring report.
Van Norman Reservoir Well Drilling Project, City of Los Angeles, California. Served as paleontological field lead. Monitored
and supervised monitoring for archaeological and paleontological resources and co -wrote the final monitoring report.
City Truck Line South -Unit 4, City of Los Angeles, California. Served as paleontological field lead. Monitored and
supervised monitoringfor paleontological resources.
Dairy Fork Wetlands, City ofAliso Viejo, California. Conducted archaeological resources monitoring.
As -Needed Environmental Services, City of San Diego, California. Conducted paleontological monitoring and wrote the
final paleontological monitoring report.
San Diego Association of Govemments (SANDAG) Continuing Services Agreement, AECOM Technical Services,
California. Assisted with review of monitoring field logs.
As -Needed Environmental Services, Department of General Services, Southern California. Co -wrote the paleontological
resources final monitoring report.
Public Utilities Department As -Needed Environmental Services, City of San Diego, California. Edited the paleontological
resources table for the EIR/Environmental Impact Statement (EIS).
SANDAG General On -Call Environmental Compliance, Califomia. Co -wrote the final paleontological resources
monitoring report.
Confidential Transportation Project, San Pedro, Califomia. Reviewed project geology, wrote a paleontological records
search summary, and assisted in drafting mitigation measures.
Construction Management Services for the Mid -Coast Corridor Projects, PGH Wong Engineering Inc., San Diego,
California. Conducted archaeological and paleontological resources monitoring.
Gilman Drive Bridge Environmental Compliance, PGH Wong Engineering Inc., San Diego, California. Provided
paleontological resources monitoring, assisted with managing paleontological resources monitors, and
evaluated fossil discoveries
Palm Springs Wastewater Treatment Plant Expansion, W.M. Lyles Co. Southern District, California. Conducted
paleontological resources monitoring.
Zone E Recycled Water System Expansion Archaeological and Native American Monitoring, Santa Margarita Water
District, Orange County, California. Co -managed the project and provided archaeological monitoring.
.,_ ......... _..................... .,,.....__.,.a,........,.........._...._............................ __._
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Linda Kry
Cultural Resources
Linda Kry is an archaeologist with 12 years experience in cultural
resource management specializing in various aspects of cultural
resources investigations. Ms. Kry's experience includes archival
research, reconnaissance surveys, archaeological excavations, artifact
analysis, and authoring technical reports pursuant to the California
Environmental Quality Act and Section 106 of the National Historic
Preservation Act.
Project Experience
eement No. 5757
University of California, Los Angeles
BA, Anthropology
Cerritos College
AA, Anthropology
San Jacinto II Wind Energy Repowering Project, Terra -Gen, LLC, Palm Springs, California. The project involves the
decommissioning of approximately 126 existing wind turbines and the construction and operation of up to seven
new wind turbines on private lands under the jurisdiction of the City of Palm Springs and on federal lands
administered by the Bureau of Land Management. Responsibilities as technical lead include the management of
a Phase I cultural resources study in compliance with the provisions of local regulations, CEQA, and Section 106
of the National Historic Preservation Act of 1966.
Kaiser Permanente Moreno Valley Medical Center Master Plan, Kaiser Permanente, Moreno Valley, California.
Kaiser Permanente is proposing the development of an approximately 400 -bed hospital, hospital support
buildings, outpatient medical office buildings, a central utility plant, and surface and structured parking within
their existing hospital campus through a three-phase plan. The City of Moreno Valley is the lead agency under
CEQA. As the technical lead for the project, responsibilities include the management of a Phase I cultural
resources study.
City of Colton Modern Pacific 88 -DU Residential Project, City of Colton, Colton, California. Technical lead for a
Phase I cultural resources study and Extended Phase I subsurface probing effort in accordance with CEQA. The
City of Colton is proposing the development of 89-detatched single-family homes on an approximately 41.58 -acre
site within a single tract.
Protea Memory Care Facility Project, City of San Juan Capistrano, San Juan Capistrano, California. Technical lead
for a Phase I cultural resources study in accordance with CEQA and subject to California Assembly Bill 52 and
Senate Bill 18, in support of a project that proposes to construct a 59 -unit (72 -bed) memory care facility.
Coronado Trunk Line Project, Los Angeles Department of Water and Power, Los Angeles, California. Technical lead
for a Phase I cultural resources study pursuant to CEQA and Section 106. Los Angeles Department of Water and
Power is proposing to construct a new 30 -inch diameter welded steel pipe, approximately 7,200 feet in length,
along with a regulating and relief station vault and flow master vault. The proposed trunk line would add reliability
and redundancy to the system.
.....................,.,........._,............. w__.....�_ ...............,.,..,
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River Supply Conduit Unit 7 Project, Los Angeles Department of Water and Power, Los Angeles and Burbank,
California. Technical lead and monitoring coordinator for the River Supply Conduit (RSC) Unit 7 Project. The existing
River Supply Conduit (RSC) is a major transmission pipeline in the LADWP water distribution system. The Project is
critical to meet safety of water supplies, reliability of water infrastructure, and sustainability of water supply.
Sand Canyon Resort, City of Santa Clarita, Santa Clarita, California. Served as technical lead for a cultural resources
study for a project that proposes to develop an abandoned, approximately 75 -acre existing open space into a new
resort and spa in an effort to become the premiere golf destination in northern Los Angeles County. Tasks include
management of the technical study including the archival research, pedestrian survey, and reporting of the study
results. Additionally, authored the Cultural and Tribal Cultural Resources chapters for the EIR.
Creek at Dominguez Hills, Plentitude Holdings LLC, Carson, California. Served as contributing author for the
environmental impact report for a development project that consists of approximately 532,500 square feet of
buildings, including: a multiuse indoor sports complex; youth learning experience facility; indoor skydiving facility;
public golf recreation facility; marketplace; clubhouse; recreation and dining center; a sports wellness center; and
restaurants. Alternatively, a specialty grocery store may be developed in place of some of the restaurant uses.
Relevant Previous Experience
Los Angeles International Airport (LAX) Midfield Satellite Concourse, Los Angeles, California. Served as field
director for archaeological and paleontological monitoring project associated with the creation of a new aircraft
passenger concourse and associated elements at LAX. Responsibilities included coordinating with company
personnel and project contractors, scheduling, and recordation and collection of field data.
Los Angeles Metropolitan Transportation Authority Compliance Monitoring, Los Angeles, California. Served as
archaeological and paleontological monitor for the multiyear and multisite project within the greater Los Angeles
area, including the Crenshaw rail transit corridor and the 1.9 -mile Regional Connector subway corridor, as well as
their associated stations. In addition, served as monitoring coordinator for the Regional Connector Archaeological
and Paleontological Monitoring Project. Responsibilities as Monitoring Coordinator included coordinating and
scheduling various contractors and archaeologists; developing and providing cultural resources training for new
contractors and archaeologists; monthly project updates to client; invoice and budget reviews; lab analysis of all
resources collected and preparation of those resources for curation.
Long Beach Courthouse, City of Long Beach, Long Beach, California. Served as lead archaeological and
paleontological monitor during construction of a new courthouse. Duties included providing workers training
regarding archaeological and paleontological resources for on-site contractors, documenting historical
archaeological features, and coordinating with clients and staff. In addition, conducted excavations of early 20th
century features discovered during monitoring. Also served as lab director for the analysis, cataloging and
processing artifacts for curation. Co-authored report documenting project results.
Topanga Library, Topanga Canyon, California. Served as crew chief. Involved in multiple facets of archaeological
research. Conducted archaeological monitoring during construction of the Topanga Library, which resulted in the
discovery of materials associated with a pre -colonial Gabrielino site. Identified and processed cultural and human
remains, as well as contributed to report on all findings.
Central Los Angeles High School #9, Los Angeles Unified School District, Los Angeles, California. Served as excavator
and lab analyst. Duties included assessing artifact conditions and conservation needs, assisting with development and
implementation of artifact cleaning procedures, artifact classification, artifact cataloging using Excel, and the
reconstruction of artifacts. Over 3,000 historic -era artifacts were recovered from a 19th -century cemetery.
__............, ................ .........
_ ._......... _...m.._..... _..... µ.m ......w._.._. ,.., ,..
Page 2
Samantha Murray, MA
Historic Resources
Samantha Murray is a senior architectural historian with 12 years' Education
�ment No. 5757
professional experience in in all elements of cultural resources
California State University. Los
management, including project management, intensive -level field
Angeles
investigations, architectural history studies, and historical significance
MA, Anthropology
evaluations in consideration of the California Register of Historical
California State University,
Resources (CRHR), the National Register of Historic Places (NRNP), and
Northridge
local -level evaluation criteria. Ms. Murray has conducted hundreds of
BA, Anthropology
historical resource evaluations and developed detailed historic context
ProfessionalAffiliations
statements for a multitude of property types and architectural styles,
California Preservation Foundation
including private residential, commercial, industrial, educational, medical,
Society of Architectural Historians
ranching, mining, airport, and cemetery properties, as well as a variety of
National Trust for Historic
engineering structures and objects. She has also provided expertise on
Preservation
numerous projects requiring conformance with the Secretary of the
Registered Professional
Interior's Standards for the Treatment of Historic Properties.
Archaeologist
Ms. Murray meets the Secretary of the Interior's Professional Qualification Standards for both Architectural
History and Archaeology. She is experienced managing multidisciplinary projects in the lines of transportation,
transmission and generation, federal land management, land development, state and local government, and the
private sector. She has experience preparing environmental compliance documentation in support of projects that
fall under CEQA/NEPA, and Sections 106 and 110 of the National Historic Preservation Act (NHPA). She also
prepared numerous Historic Resources Evaluation Reports (HRERs) and Historic Property Survey Reports (HPSRs)
for the California Department of Transportation (Caltrans).
Project Experience
Birch Specific Plan 32 -Unit Condo Project, City of Carson, Los Angeles County, California. Dudek was retained by
the City of Carson to prepare a cultural resources report for a project that proposes to demolish approximately
6,200 square feet of existing residential buildings and roughly 5,850 square feet of pavement on the project site,
and construct a 32 -unit residential condominium community with on -grade parking, landscaping, and other
associated improvements. The historical significance evaluation included three residential properties proposed
for demolition. All properties were found not eligible under all designation criteria and integrity requirements. Ms.
Murray provided QA/QC of the final cultural resources report.
Covina Transit -Oriented Mixed -Use Development Project, City of Covina, Los Angeles County, California. The
proposed project would involve a General Plan Amendment (GPA) to develop a mixed-use residential, transit -
oriented development (TOD) project. The proposed project would consist of three primary components: 1) a
Transit Center and Park & Ride facility; 2) the Covina Innovation, Technology, and Event Center (ITEC) - an event
center and professional office incubator space; and 3) residential townhome units. Ms. Murray evaluated one
residential and one commercial property over 45 years old for historical significance. Both were found not eligible.
Ms. Murray also co-authored the cultural resources technical report.
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Robertson Lane Hotel Commercial Redevelopment Project, City of West Hollywood, Los Angeles County, California.
Ms. Murray is currently serving as architectural historian and peer reviewer of the historical evaluation report. The
project involved conducting a records search, archival research, consultation with local historical groups,
preparation of a detailed historic context statement, evaluation of three buildings proposed for demolition in
consideration of local, CRHR, and NRHP designation criteria, and assistance with the EIR alternatives analysis.
North Montclair Downtown Specific Plan EIR, City of Montclair, San Bernardino County California. The project
proposes expansion of the Montclair Plaza (the Mall)— a regional shopping center— which would involve the
demolition of portions of the existing Mall, construction of new retail/entertainment/restaurant space, renovation
and refurbishment of portions of the existing mall, and the construction additional structured and surface parking.
Ms. Murray prepared the cultural resources MND section.
Santa Monica/Orange Grove Mixed -Use Development at 7811 Santa Monica Boulevard, City of West Hollywood,
Los Angeles County, California. Dudek was retained by the City of West Hollywood to prepare an Environmental
Impact Report (EIR) for the Santa Monica/Orange Grove Mixed -Use Development Project. In support of the EIR,
Dudek conducted a cultural resources inventory and evaluation of two commercial properties at 7811 Santa
Monica Blvd. and 1125-1127 N. Ogden Drive. Both properties were found not eligible for designation under
NRHP, CRHR and local designation criteria. Ms. Murray co-authored the technical report and provided QA/QC.
Transportation Vessels Manufacturing Facility Project at Berth 240, Port of Los Angeles, Los Angeles County,
California. Dudek was retained by the Los Angeles Harbor Department (LAND) to provide a cultural resources
assessment for a project that proposes to construct a facility to manufacture transportation vessels at Berth 240
off South Seaside Avenue on Terminal Island. The site is adjacent to the NRHP-eligible Bethlehem Shipyard
Historic District. Ms. Murray provided an updated conditions assessment of the site and an updated evaluation of
the historic district to address integrity issues. She also reviewed project design plans for new construction within
the district for conformance with the Secretary of the Interior's Standards for Rehabilitation.
LADWP West Los Angeles District Yard Project, City of Los Angeles, Los Angeles County, California. Dudek was
retained by Los Angeles Department of Water and Power (LADWP) to complete a cultural resources study for a
project that proposes demolition of five LADWP-owned administrative buildings and warehouses at the West Los
Angeles District Headquarters located at 12300 West Nebraska Avenue. Dudek evaluated the yard for historical
significance in consideration of NRHP, CRHR, and City of Los Angeles HCM criteria and integrity requirements. Ms.
Murray co-authored the significance evaluation and provided QA/QC of the cultural resources report.
Berths 238-239 [PBF Energy] Marine Oil Terminal Wharf Improvements Project and Lease Renewal, Port of Los
Angeles, Los Angeles County, California. Dudek was retained by the Los Angeles Harbor Department (LAND) to
provide an updated cultural resources assessment for Berths 238-239 at the Port of Los Angeles (POLA), as part
of the proposed Environmental Impact Report (EIR) for the Berths 238-239 [PBF Energy] Marine Oil Terminal
Wharf Improvements Project and Lease Renewal. Ms. Murray updated a previous evaluation of the project area
conducted in 2010. This included a pedestrian survey, archival research, and a cultural resources impact
assessment. The wharf was found not eligible under all designation criteria.
The Santa Monica City Yards Master Plan Project, City of Santa Monica, Los Angeles County, California. The City of
Santa Monica retained Dudek to complete a cultural resources study for the proposed City Yards Master Plan
project site located at 2500 Michigan Avenue in the City of Santa Monica. The study involved evaluation of the
entire City Yards site, including two murals and a set of concrete carvings for historical significance and integrity.
As a result, the City Yards and its associated public art work was found ineligible under all designation criteria.
Ms. Murray conducted the intensive level survey, building permit research, co-authored the technical report, and
provided QA/QC of the final cultural resources report.
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ment No. 5757
Kate Kaiser, MSHP
........... ....... ........
Architectural Historian
Kate Kaiser is an architectural historian with 7 years' professional
Education
experience as a cultural resource manager specializing in California
University of Oregon
Environmental Quality Act (CEQA) compliance, National Historic
MS, Historic Preservation
Preservation Act Section 106 compliance, reconnaissance and
Boston University
intensive level surveys, archival research, cultural landscapes, and
BA, Archaeology
GIS. Ms. Kaiser meets the Secretary of the Interior's Professional
ProfessionalAfflliatlbns
Qualification Standards for both architectural history and archaeology.
Association for Preservation
Technology — Southwest
California Preservation
Foundation
Historical Resource Assessment for 1230 North Ogden Drive, City of
West Hollywood, Los Angeles County, California. Served as architectural historian and author of the historic
resource assessment for four residential buildings on the 1230 North Ogden Drive parcel in West Hollywood.
Report included conducting a record search, coordinating with the City of West Hollywood for building permits,
developing the building description, archival research, historical context development, historical significance
evaluations, and California DPR form production for the four buildings. The historical resource assessment report
fulfills City requirements during the development permit application process.
Stickleback Movie Ranch Historical Resource Evaluation, Los Angeles County, California. Served as architectural
historian and author of the cultural resources report in support of a larger mitigated negative declaration
document. Contributed on-site fieldwork, building development descriptions, archival research, historical context
development, and historical significance evaluations for five extant ranch buildings and several other wildfire -
damaged resources. The project proposed to demolish six fire -affected buildings and structures for an ongoing
Metropolitan Water District project.
John Adams Middle School Auditorium Replacement Project, City of Santa Monica, Los Angeles County, California.
Served as architectural historian and co-author of the historical resource evaluation report and contributed
resource descriptions and alterations sections. The Santa Monica -Malibu Unified School District retained Dudek
write the Final Mitigated Negative Declaration for the John Adams Middle School Auditorium Replacement Project
for the Santa Monica -Malibu Unified School District. The project proposed to demolish the existing auditorium and
music building and replace them with a new performing arts center.
Kaiser Permanente Los Angeles Specialty Medical Center Project, Los Angeles, Los Angeles County, California.
Served as architectural historian and author of the Historical Resource Assessment for the Kaiser Permanente
Los Angeles Specialty Medical Center at 755-765 W. College Street in Los Angeles. Preparation of the report
involved extensive archival research, reconnaissance level fieldwork, historic context development, building
development descriptions, historical significance evaluations for buildings greater than 45 years in age, and DPR
forms for the medical center buildings and structures that are proposed for demolition as part of the multiphase
project. As a result of the evaluations, all buildings were found not eligible for designation under all applicable
national, state, and local designation criteria and integrity requirements.
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Kaiser Permanente Los Angeles Medical Center Project, Los Angeles, Los Angeles County, California. Served as
architectural historian and co-author of the Draft EIR Cultural Resources Chapter and the author of the Cultural
Resources Report Appendix. Preparation of the report involved extensive archival research, reconnaissance level
fieldwork, historic context development, building development descriptions, historical significance evaluations,
and DPR forms for six buildings greater than 45 years in age that are proposed for demolition as part of the
multiphase project. As a result of the evaluations, all buildings proposed for demolition were found not eligible for
designation under all applicable national, state, and local designation criteria and integrity requirements.DEIR
chapter also analyzed potential indirect impacts on two other National Register listed or eligible sites: the Aline
Barnsdall Complex and the Hollywood Presbyterian Medical Center.
LADWP Valley Generating Station Project, Los Angeles Department of Water and Power, California. Served as
architectural historian and author of the Cultural Resources Technical Report for the Valley Generating Station Project.
Preparation of the report involved site recordation, extensive archival research, historic context development,
engineering feature development descriptions, historical significance evaluations, and State of California Department
of Parks and Recreation Series 523 forms (DPR forms) for each building of the project. The project proposed to remove
the 1953 steam generating plant, as well as the four stacks, SPRR rail spur, and underground fuel tanks.
LACSD Gardena Pumping Station Project, Sanitation Districts of Los Angeles County, Gardena, California. Served as
architectural historian and author of the Cultural Resources Technical Report for the Gardena Pumping Project.
Preparation of the report involved site recordation, extensive archival research, historic context development,
engineering feature development descriptions, historical significance evaluations, and State of California Department
of Parks and Recreation Series 523 forms (DPR forms) for each building of the project. The project proposed to remove
the 1929 and 1960 pumping plant above and below -ground structures, as well as two adjacent parcels containing
commercial buildings (1954, 1957) and replace them with a larger capacity pumping plant facility.
Phillips 66 and Kinder Morgan Relocation Project, Berths 150-151, Marine Oil Terminal Engineering and Maintenance
Standards, Port of Los Angeles, California. Served as architectural historian and co-author of the Updated Historical
Resources Evaluation Report for the Phillips 66 and Kinder Morgan Relocation Project. Preparation of the report
involved reviewing previous evaluations for Union Oil Terminal Berths 150-151 and writing an updated significance
evaluation. The project proposed to remove and replace the original wharfs with new concrete loading platform,
mooring and breasting dolphins, access ramps, catwalks, and an underwater bulkhead. It also proposed the
construction of new topside and piping components connecting the new platform to existing pipes in the backlands.
Globemaster Corridor Specific Plan, City of Long Beach, Los Angeles County, California. Served as architectural
historian and author of the Draft EIR-EIS Cultural Resources Chapter for the project. The project proposed to implement
the Globemaster Corridor Specific Plan (GCSP), a planning and regulatory framework for redevelopment of an area
adjacent to the Long Beach Airport and the surrounding residential and business community which includes rezoning
portions of the GCSP area, and a mobility plan that implements new streets and pedestrian connectors. Since the
GCSP does not directly propose changes to the buildings or structures in the Plan area, the cultural resources report
takes a programmatic overview and offers potential impacts analysis and mitigation measures for future development.
Santa Monica City Yards Master Plan Project, City of Santa Monica, Los Angeles County, California. Served as
architectural historian and co-author of the historical resource evaluation report. Preparation of the report
involved extensive archival research, in -field research, historic context development, building development
descriptions, historical significance evaluations, and DPR forms for each building of the project. The City of Santa
Monica retained Dudek to complete a cultural resources study for the proposed City Yards Master Plan project
site located at 2500 Michigan Avenue in the City of Santa Monica.
Page 2
Christian Hunter, PhD
Water Resource Engineer
Christian Hunter is a Water Resource Engineer with 5 years'
professional experience as an environmental analyst specializing in
sustainability evaluation, water reuse and recycling planning, and
environmental risk assessment.
In addition, Mr. Hunter has experience working with watershed -
scale stakeholder groups and encouraging dialogue between
conflicting water users. His research has included aspects of
sustainabe water use, the water footprint, desalination, and the
water/energy nexus. Mr. Hunter is also fluent in Spanish.
Project Experience
ment No. 5757
University of Notre Dame and Pontificia
Universidad, Catolica de Chile
PhD, Civil and Environmental Engineering
Wheaton College
MA, Teaching
BS, Physics
Certifications
Certified Erosion Sediment and Storm
Water Inspector (CESSWI), No. 00004702
COROADO Project (www.coroado-project.eu), Santiago, Chile: Served as project engineer and lead researcher.
Conducted research, administrative tasks, budget management and financial reporting as well as study site
management and analysis tool development for EU sponsored S7 project using water reuse and recycling
technologies to alleviate water stress in Latin America. Lead researcher for integral Work Package 7 "Assessment
of Suitable Water Reuse Options"; managed small team of engineers and academics; developed methodology for
resource sustainability evaluation for the selection of water reuse and recycling technologies in multi -stakeholder
systems of high scarcity; direct work with stakeholders including two roundtable workshops which gathered
conflicting water users to discuss options of water reuse.
CEDEUS (Center for Sustainable Urban Development) Project, Santiago, Chile: Conducted research on water
resource development and the water/energy nexus as part of a multidisciplinary center of investigation funded by
the Chilean government, specializing in sustainable urban development practices.
Page 1
eement No. 5757
Mark Storm, INCE Bid. Cert.
Noise/Acoustics
Mark Storm is a senior acoustician with 28 years' experience as a noise
control engineer specializing in environmental noise assessment,
mechanical systems noise control and architectural acoustics. Mr. Storm
evaluates noise impacts from residential, manufacturing, industrial (e.g.,
fossil -fueled and renewable power generation and transmission),
municipal, and commercial facilities upon sensitive human and wildlife
receptors. His services include development and direction of noise and
vibration measurement and prediction programs, mitigation
recommendations, participation in public meetings, and expert witness
testimony. Mr. Storm has authored or managed many California
Environmental Quality Act (CEQA)/National Environmental Policy Act
(NEPA) noise technical reports and sections. He has also handled noise
for several client Applications for Certification (AFC) brought before the
California Energy Commission (CEC).
Project Experience
"actin
Massachusetts Institute of
Technology
BS, Aeronautics and Astronautics
Certifications
Institute of Noise Control
Engineering (INCE) Board Certified
County of San Diego - Approved
CEQA Consultant for Noise
ProfessionalAffiliations
INCE, Board of Directors, Vice
President of Public Relations
Bridge to Housing, City of Los Angeles - Bureau of Engineering (LABOE), California. Managed and performed
baseline -sound -level surveys, construction noise and vibration assessments, mitigation planning, and technical
memoranda for several navigation centers and temporary homeless shelter facilities across multiple Los Angeles
community districts. Closely coordinated with LABOE staff and City of Los Angeles attorneys to develop defensible
technical documents while meeting mayoral emphasis to address homeless crisis.
2018 Long Range Development Plan EIR, University of California, San Diego. Directed operation (stationary and
transportation sources) and construction noise impact analyses for update of UC San Diego long-range
development planning of capital improvements and concurrent on -campus infrastructure development (e.g., Mid -
Coast Trolley). The work included development of a cost-efficient campus -wide representative baseline sound
level measurement survey, authorship of a noise technical report that included prediction results from usage of
the Federal Highway Administration (FHWA) Traffic Noise Model (version 2.5), draft environmental impact report
(EIR) noise section, and response to client and public comments.
Torrey Wind Project, Torrey Wind LLC, San Diego County, California. Revised and enhanced a noise study to
evaluate potential noise impacts to community receptors near a proposed 126 megawatt (MW) wind turbine
generator (WTG) project composed of thirty 4.2 -MW wind turbines.
Campo Wind Project, Terra -Gen Development LLC, San Diego County, California. Revised and enhanced a noise
study to evaluate potential noise impacts to community receptors near a proposed 250 -MW WTG project
composed of sixty 4.2 -MW wind turbines and a proposed Boulder Brush electrical switchyard. Responded to client
comments and prepared EIR and EIS noise sections.
...�....,�..,w._.,_..�-,_.w..__....w. Page 1
Agreement N
JVR Energy Park, JVR Energy Park LLC, San Diego County, California. Directed preparation of a noise study and
EIR noise section to evaluate potential noise impacts to Jacumba Hot Springs community receptors near a
proposed 90 -MW utility -scale photovoltaic (PV) solar electricity generation facility.
Riverside Transmission Reliability Project, Southern California Edison (SCE), Riverside County, California. Directed
baseline noise field surveys, corona audible noise studies and preparation of report to update the project's aging
EIR noise section and respond to California Public Utility Commission (CPUC) comments.
Crimson Solar Project, Recurrent Energy, Riverside County, California. Directed preparation of a noise study that
included a baseline sound level survey of the proposed vicinity and predictive analysis of aggregate operation noise
emission from power conversion units and substations for a proposed 350 -MW PV electricity generation project.
Santa Barbara Emergency Generator Project, SCE, Santa Barbara County, California. Directed and conducted
baseline noise field surveys, onsite noise monitoring of emergency generators at three SCE substation sites;
provided predictive operation noise analysis (via 3-D modeling) and mitigation guidance at two of the studied sites
to reduce noise emission to nearby residential communities.
Puente Power Project, NRG, Oxnard, California. Conducted and directed baseline noise assessment and predictive
noise impact analyses (involving construction and operation noise) to support California Energy Commission (CEC)
Application for Certification (AFC) efforts (including authorship of the Noise & Vibration section, and representing
noise during public workshops) for a proposed 262 -MW gas-fired turbine electricity generation facility that would
include demolition of existing generation facilities at the Mandalay Generating Station site.
Qualcomm Stadium Replacement EIR, City of San Diego, California. Directed predictive 3-D noise models for
analysis of multiple hosted events (pop music concert, motorsports, and football) to assess potential impacts to
community due to proposed relocation of traditional San Diego Chargers stadium.
California Highspeed Rail (Palmdale to Burbank Noise Technical Report), California Highspeed Rail Authority,
Sacramento, California. Performed high-speed rail operation noise impact and mitigation (barrier) assessment
with Federal Rail Administration (FRA) and Federal Transit Administration (FTA) techniques for the above-named
proposed railway segment. Directed coordination of baseline outdoor ambient sound -level -survey location
confirmation and field data collection and analysis.
Heil Avenue Stormwater Rehabilitation, City of Huntington Beach, California. Directed baseline -noise -level surveys,
predictive operation noise analyses via 3-D sound propagation models, and multi -phase acoustical guidance to AECOM
team and client on design of a new pump station to replace existing stormwater pumping facilities.
Eastwood Recycled Water Pump Station, Irvine Ranch Water District, Irvine, Califomia. Directed baseline -noise -level
surveys, predictive operation noise analyses via 3-D sound propagation models, and multi -phase acoustical guidance
to AECOM team and client on design of a new pump station surrounded by newly developed residential properties.
Baker Water Treatment Plant - Pump Building Acoustical Upgrades, Irvine Ranch Water District, Lake Forest,
California. Managed investigation of multiple pump noise emission to surrounding community, performance of
exterior and interior sound level surveys, development of sound insulation upgrade recommendations (based on
3-D predictive noise modeling), review of manufacturer -supplied submittals, and a post -installation community
sound level measurement survey to confirm acoustical upgrade performance and effects.
Page 2
Agreement No. 5757
SOUTHERN CALIFORNIA
Encinitas (Main)
La Quinta
Pasadena
Riverside
San Juan Capistrano
J O!IIA I.. i (MIA E II 1 I :: i'l.Ji. 6 fK ( ( )M
CENTRAL COAST
Santa Barbara
Santa Cruz
NORTHERN CALIFORNIA
Auburn
Oakland
Sacramento
HAWAII
Kailua, O'ahu
OREGON
Portland
HABITAT RESTORATION SCIENCES
A Dudek Subsidiary
Agreement No. 5757
Exhibit C
JWA Urban Consultants Proposal
Agreement No. 5757
April 19, 2019
Mr. Gregg McClain
Planning Manager
CITY OF EL SEGUNDO
350 Main Street
EI Segundo, CA 90245
Re: Contract Planning Services- PCH Holly -Mariposa West Specific Plan
Dear Mr. McClain:
JWA Urban Consultants, Inc. (JWA) is pleased to submit a proposal to provide contract
planning services for the City of EI Segundo (City).
Our team is uniquely qualified for this project. We have provided on-call services for
municipalities and are very familiar with the City of EI Segundo and the immediate
region. We understand the importance of this project and the catalytic impact it will
generate along this portion of Pacific Coast Highway, the northern gateway into the City
of EI Segundo. The personnel assigned to this project have over 30 years of
professional planning/redevelopment experience in both the public and private sectors.
The Principal of JWA will serve as the Project Manager and lives within 20 minutes of
City Hall. We fully understand the importance of customer service, meeting deadlines
and expectations, and providing professional service to our clients.
JWA contact information is as follows:
JWA Urban Consultants, Inc. Jack Wong
609 Deep Valley Drive, Suite #200 310.347.6310
Rolling Hills Estates, CA 90274 jwong.jwa@gmail.com
www.iwauc.com
We appreciate this opportunity to assist the City of EI Segundo in this important
engagement. We look forward to meeting with you but in the meantime, if you have any
questions regarding our proposal, I can be reached at 310.347.6310.
Sincerely,
Ja W ng
President
JWA Urban Consultants, Inc.
Agreement No. 5757
TABLE OF CONTENTS
1. COMPANY PROFILE 1
2. KEY PERSONNEL 1
3. SCOPE OF WORK 2
4. COST PROPOSAL 5
5. BIOGRAPHIES 5
6. RELEVANT PROJECTS/SERVICES 7
Exhibit A: Scope of Work 13
Exhibit B: Compensation 14
Exhibit C: Peer Review: Traffic Impact 15
Agreement No. 5757
JWA Urban Consultants, Inc. (JWA) was founded by Jack L. Wong, in November
2003 and incorporated in March 2004, to provide consulting services and
contract staffing to municipalities in the areas of economic development,
redevelopment, city planning, housing, grant writing, and project management
and negotiation. JWA has successfully assisted several cities, providing contract
planning and project management services.
We are experienced professionals in the areas of housing, code enforcement,
community development, city planning, neighborhood revitalization, economic
development and redevelopment. We bring a holistic approach to our work,
optimizing service delivery.
Our office is located in the South Bay at 609 Dep Valley Drive, Suite #200,
Rolling Hills Estates, CA 90274.
JWA can provide the exact level of planning experience and knowledge to match
your service requirements. We understand the shifting nature of planning cases
and fluidity in which city planners operate and provide customer -friendly service
to the public. Our team members are experienced former public sector
employees and understand the importance of communication, customer service
and balancing the daily work load within a team -work environment. Our team
members are professionals with several years of planning experience and each
of us can manage a development project from start to completion. Above all else,
JWA can provide immediate attention to the PCH Holly -Mariposa West Specific
Plan (Mariposa Specific Plan) and ensure a timely completion and
implementation of the project.
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan
JWA Urban Consultants, Inc.
Agreement No. 5757
JWA is assigning the following planning professionals for this project. They each
have special talents, skills and expertise in city planning, ranging from economic
development, and pro forma and fiscal impact analysis, housing, environmental
analysis, and project management and negotiation. We have conducted public
community workshops, attended Planning Commission and City Council
meetings, prepared staff reports, technical analytical reports, development
agreements and have completed initial studies, negative declarations, MNDs and
EIRs, specific plans, General Plan and Zoning Ordinance updates.
• Jack Wong, Principal. Mr. Wong is assigned as the Project Manager for
this project and will provide lead project management services related to
the overall project, including analysis of draft specific plan, development
agreement, site plan review, subdivision and entitlement process,
community outreach and public presentations, staff report,
resolutions/ordinances, and coordination services related to the General
Plan and Zoning Ordinance amendments, and environmental assessment.
• John Oshimo, Senior. Mr. Oshimo will provide planning services related
to the General Plan and Zoning Ordinance amendments, community
outreach and public presentations, staff report, resolutions/ordinances,
and coordination with the environmental consultant.
Together, Jack and John bring substantive strength and knowledge in the areas
of specific plans, development agreements, CEQA, community engagement,
project management, strategy, and implementation, sustainable planning
principles, and customer service.
Having substantial private and public sector experience working on complex real
estate development projects, JWA fully comprehends and appreciates the City's
goals and objectives of the proposed Mariposa West Specific Plan and the
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 2
JWA Urban Consultants, Inc.
Agreement No. 5757
pending real estate development projects that are to be developed in phases. We
have direct professional work experience in creating and implementing specific
plans, developing and evaluating site plans and development agreements,
entitling and plan checking development plans, conducting community outreach,
and completing environmental assessments. We have interfaced and
coordinated work efforts with regional, county, state and federal agencies on a
variety of projects and programs. We are responsive and reliable and have the
capacity to meet your needs.
It is our understanding that the City of EI Segundo is developing a Specific Plan
for the redevelopment of nine acres of land around the Fairfield Inn & Suites,
Aloft Hotel, and an old Hacienda Restaurant to provide approximately 273
housing units and over 15,000 square feet of commercial space and create a
friendly pedestrian environment.
We are familiar with the project site and look forward to working on this important
assignment. We understand the significance of this project and potential
challenges as it will transform a substantial frontage along Pacific Coast
Highway, a heavily -traveled commercial corridor, into a pedestrian -friendly
environment; the scale and massing of the mixed-use project that is to be located
among existing hotels and adjacent to the multi -family residential area further
west and north; the complexity of a phased construction of the mixed-use project
over a ten-year period; the importance of inclusive and transparent community
engagement; and the complexity and interrelationship of the various planning
and entitlement documents that will need to be generated and adopted. The
project will be catalytic as it serves as the northern gateway into EI Segundo and
creating a sustainable and livable urban space for residents, employees, and
tourists to enjoy. All of this happening on a very visible site with the community
residents watching.
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 3
JWA Urban Consultants, Inc.
Agreement No. 5757
JWA has provided planning services for the cities of San Gabriel, San Fernando,
Carson, South Gate, Paramount, Baldwin Park, Huntington Park, West Covina,
Aliso Viejo, and Monterey Park. We have successfully completed controversial
projects for our clients and welcome the opportunity to discuss these further with
you.
JWA's Scope of Work will be tailored to meet or exceed the City's goals and
objectives. Our role is to serve, advocate, and represent the interests of the City,
by working closely with the developer and the development team to ensure that
the City's and community's expectations are met. We are committed to the
successful completion of this project and anticipate that there will be the need to
meet frequently. We are available for in-person and telephonic meetings with City
Staff and developer. Jack Wong lives within 20 minutes of EI Segundo City Hall
and can attend extemporaneous meetings at the City's convenience.
Since the developer is responsible for the preparation of the development -related
documents, such as the Specific Plan, development agreement, and conceptual
plans, JWA will interface with the developer to ensure that the project is
completed timely but at the same time, JWA will maintain consistent
communication with City Staff to ensure that we are on the same page- before
and after each developer meeting. Each development project is unique with its
own set of opportunities and challenges. As such, the time frame to complete
specific tasks vary, contingent on the scale, density, and type of the project,
community stakeholder sentiments, complexity of the Specific Plan and
development agreement, and potential environmental impacts and mitigation
measures. However, the entitlement project schedule for a prototypical project,
based upon the project description in the RFP, may require up to 18-22 months
to complete. The unknown factors that may impact the project schedule is the
level of community support or opposition and the developer's preparation time to
complete the plans, agreements, and Specific Plan document. However, the
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 4
JWA Urban Consultants, Inc.
Agreement No. 5757
project schedule will, in all likelihood, change as the project is further defined and
clarified. JWA can assist City Staff to develop an effective community
engagement strategy that will inform and engage the community stakeholders
throughout the entitlement process.
Specific tasks are outlined in Exhibit A.
JWA can apply an hourly rate for the work performed pursuant to this Proposal.
The Fee Schedule can be found in Exhibit B.
JWA is assigning Jack Wong (Principal) to be the lead and project manager for
this assignment. He will be the primary person managing the day-to-day
operations on this project. John Oshimo (Senior) will assist Jack Wong, on
specific tasks, such as completing the General Plan and Zoning Ordinance
amendments and environmental assessment coordination. JWA is ready to start
upon City's direction. Their respective biographies are below.
Jack Wong is the Founder and Principal of JWA Urban Consultants, Inc. and
has over 30 years of professional experience. He is adept at finding solutions
and working through challenges. Recently, he has successfully shepherded
major mixed-use development projects, General Plan and Zoning Ordinance
amendments, and specific plans adoptions for the cities of San Gabriel and San
Fernando, at a time when they both had multiple staffing shortages in key
positions and a backlog of projects. In San Gabriel, he managed the
development of a mixed-use hotel, retail, and residential condominium project
from conceptual planning through to building permit issuance within a one-year
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 5
JWA Urban Consultants, Inc.
Agreement No. 5757
period. During the same time, Jack Wong oversaw the processing and
entitlement of thirteen development projects. In San Fernando, one of his primary
assignments was resuscitate a faltering TOD Corridor Specific Plan, which faced
strong vocal community opposition and was in danger of losing its Metro grant
funding due to the lack of progress- it was 18 months past its original deadline.
By listening and working closely with the specific plan opponents, Jack Wong
was able to reenergize and adopt the stalled Specific Plan, General Plan and
Zoning Ordinance amendments, and EIR over a four-month period- three months
ahead of its final deadline date.
With a professional background in real estate development and management,
Jack Wong has direct working experience with developers, hoteliers, and
national, regional, and local tenants, community groups and stakeholders. He is
also very familiar with development agreements, specific plans, market demand
studies, fiscal impact and environmental analyses. Jack Wong has worked on
several commercial corridor studies and revitalization strategies for Imperial
Highway in Downey, Valley Boulevard in San Gabriel, San Fernando
Road/Truman Street/McClay Avenue in San Fernando, Slauson Avenue in
Huntington Park and Maywood, Pacific Boulevard in Huntington Park, Garvey
Avenue in Monterey Park, and Ramona Boulevard in Baldwin Park.
Mr. Wong received his Master of Arts in Urban Planning, with specialties in Real
Estate Finance and Urban Design from the University of California, Los Angeles.
He has been a past Director on the League of California Cities Board of Directors
and has been a speaker and committee member for the League of California
Cities, California Redevelopment Agency, Urban Land Institute, American
Planning Association, International Council of Shopping Centers, and the
California Planning Roundtable. Mr. Wong was also an Adjunct Associate
Professor, teaching economic development, city planning and development at
the University of Southern California from 1996-2010. He is currently renewing
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 6
JWA Urban Consultants, Inc.
Agreement No. 5757
his California real estate brokers license. He is the Founder and President of
ETHNOPOLIS, Inc. (1992-2018), an award-winning non-profit research and
education organization focusing on urban issues and demographic change.
John Oshimo is a recent team member, having worked with JWA on the
Downtown Hawthorne EIR and Imperial Highway Overlay Zone in the City of
Downey. Mr. Oshimo has 40 years of professional urban planning experience
and has successfully managed community and regional planning projects:
general plans (especially land use and housing elements); specific plans; zoning
codes; economic development/redevelopment plans and implementation
projects; and environmental documents (CEQA). Through the course of his
professional career, John Oshimo has conducted numerous community
workshops and public presentations. He was also President and Owner of GRC
Associates, Inc., an urban planning and redevelopment consulting firm in
Southern California.
Mr. Oshimo holds a Master of Planning degree from the University of Southern
California and a Bachelor of Arts degree from the University of California, Los
Angeles.
➢ CITY OF SAN FERNANDO
117 Macneill Street, San Fernando, CA 91340
Mr. Nick Kimball, City Manager (818.898.1200) nkimball@sfcity.org
Term of Service: July 5, 2017- January 23, 2018
JWA Team Member: Jack Wong
Service Provided:
Interim Community Development Director, contract planning and
economic development related services
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 7
JWA Urban Consultants, Inc.
Agreement No. 5757
• Completed adoption of Corridor TOD Specific Plan, amendments to the
General Plan and Zoning Ordinance, and EIR
• Conducted community workshops and one-to-one stakeholder meetings
• Managed Community Development Department with two staff shortages
in Planning, and one in Code Enforcement
➢ CITY OF SAN GABRIEL
425 South Mission Drive, San Gabriel, CA. 91778
Mr. Steve Preston, City Manager (has retired from the City but I can provide
other references if requested)
Term of Service: January 7, 2014 -January 8, 2015
JWA Team Member: Jack Wong
Service Provided:
• Interim Community Development Director, contract planning and
economic development related services
• Completed entitlement for new mixed-use project with 225 -room Hyatt
Hotel, 87 condominiums, and 56,000 square feet of commercial space
within one year
• Managed seven mixed-use projects (454 dwelling units, 107,000 sf
commercial); two residential condominium projects (134 dwelling units), 2
medical office projects (36,500 sf commercial), one 10,000 sf retail
project, and one 316 -room hotel with 8,000 sf retail space
• Managed Community Development Department with Vacant Economic
Development Manager, Building Official, and one planner
➢ CITY OF HAWTHORNE
4455 W. 126th Street, Hawthorne, CA 90250
Gregg McClain, Director of Planning (currently the Planning Manager with
the City of EI Segundo 310. 953.5675)
Term of Service: February 2012 to January 27, 2017
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 8
JWA Urban Consultants, Inc.
Agreement No. 5757
JWA Team Member: Jack Wong, John Oshimo
Services Provided:
• Prepared EIR for Downtown Hawthorne Specific Plan
• Procured two Strategic Growth Council grants for two specific plans:
Downtown Hawthorne and Eco -Village Industrial Park
• Provided project management services for the development of the Eco -
Village Specific Plan and prepared all State required quarterly and annual
reports
➢ CITY OF BALDWIN PARK
14403 East Pacific Avenue, Baldwin Park, CA 91706
Mr. Melecio Picaso, Redevelopment Manager (has left the City's
employment; supervising staff have left the city but I can provide other
references if requested)
Term of Service: May, 2004 to November 16, 2005
JWA Team Member: Jack Wong, Maribel Aldana, Bill Chow
Service Provided:
• Interim Community Development Director and Housing Authority Director,
contract planning and economic development related services
• Reviewed proposed planning projects: housing, commercial retail, and
light industrial
• Completed revitalization development concept for downtown district
• Conducted project negotiations and public meetings with community
groups
• Managed adoption of redevelopment project area expansion
• Prepared, reviewed, and presented staff reports at Planning Commission,
Redevelopment Agency, and City Council meetings
• Supervised CDBG/HOME Program
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 9
JWA Urban Consultants, Inc.
Agreement No. 5757
➢ CITY OF MONTEREY PARK
320 West Newark Avenue, Monterey Park, CA 91754
Jim Basham, Director of Community Development (retired; 562.430.4105)
Term of Service: September 20, 2006 to January 31, 2017
JWA Team Members: Jack Wong, Rosemary Lackow, Guillermo Arreola, Joe
Lambert, Deborah Bradford
Services Provided:
• Updated Zoning Code to include sustainability concepts, illustrations and
user friendly format
• Managed the completion of new sustainability general plan elements,
Climate Action Plan and GHG Emission Reduction Inventory and
adoption of Housing Element
• Monitored compliance of affordable housing projects and completed
administrative reports
• Prepared Downtown Commercial Corridor study and analyzed land use,
traffic and parking demand issues
• Provided contract staffing for the Planning Manager, Associate Planner,
CDBG/HOME, and Residential Rehabilitation Program
• Completed Five -Year Implementation Plan, Consolidated Action Plan,
and Analysis of Impediments to Fair Housing
• Prepared three successful planning and implementation grants
➢ CITY OF SANTA FE SPRINGS
11710 E. Telegraph Road, Santa Fe Springs, CA 90670
Wayne Morrel, Director of Planning (562) 868.0511
waynemorrell@santafesprings.org
Term of Service: September 2013 to March 2019
JWA Team Member: Jack Wong
Services Provided:
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 10
JWA Urban Consultants, Inc.
Agreement No. 5757
• Conducted project negotiations for hotel, housing, mixed-use and
commercial retail projects
• Prepared Requests for Proposals, Exclusive Negotiating Agreements,
and revised Development Agreements
• Provided economic development assistance and project review and
planning -related services for hotel, housing, and retail projects
• Managed the solicitation and negotiations with prospective consultants for
updating the General Plan and new plan elements
• Managed the solicitation and completion of hotel market study
• Updated economic development web pages and provided digital
marketing strategies and videos to recruit businesses
• Attended project development meetings with developers, Planning
Director, City Manager and City Council sub -committees
➢ CITY OF SOUTH GATE
8650 California Avenue, South Gate, CA 90280
Joe Perez, Director of Community Development (323) 563-9566
jperez@sogate.org
Term of Service: October 2006 to May 9, 2017; June 14, 2017 -March 2019
JWA Team Member: Jack Wong
Services Provided:
• Analyzed and completed streamlined development permitting issuance
system
• Assisted staff with planning analysis and project negotiations for
affordable housing and mixed-use development projects
• Managed marketing and implementation of the State Enterprise Zone
Program and CDBG/HOME Program
• Procured two successful Strategic Growth Council planning grants for two
specific plans, and comprehensive revision of Zoning Ordinance
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 1 1
JWA Urban Consultants, Inc.
Agreement No. 5757
➢ CITY OF MAYWOOD
4319 E. Slauson Avenue, Maywood, CA 90270
David Mango, Planning and Building Manager (323) 562-5721
davidjmango@yahoo.com
Term of Service: January 25, 2005 to April 5, 2006; April 5, 2017 -December
30, 2017
JWA Team Member: Jack Wong, John Oshimo
Services Provided:
• Updated Zoning Code for Cannabis operations and processed planning
commission cases
• Completed zoning code amendment for commercial and sign chapters
• Managed and developed strategies for housing and
redevelopment/economic development programs
• Developed new Commercial and Residential Rehabilitation program and
neighborhood revitalization strategy
• Completed commercial corridor revitalization strategy
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 12
JWA Urban Consultants, Inc.
Agreement No. 5757
EXHIBIT A
SCOPE OF •
JWA URBAN CONSULTANTS, INC
JWA Urban Consultants, Inc. (Consultant) will provide the City with professional
contract city planning services at the direction and supervision of the Director of
Planning, or his designee, for the completion of the PCH Holly -Mariposa West
Specific Plan and the entitlement of development projects as identified in the
Specific Plan. The contract city planning services that are included in this
agreement include, among other related services, the following activities in order
to effectuate the Specific Plan, amendments to the General Plan Land Use
Element and Map, Subdivision, and Zoning Ordinance/Map, and CEQA analysis:
• Project management
• Reviewing and analyzing development site plans, conceptual plans,
construction drawings
• Apprising City Staff and conducting informational meetings with City Staff
once a month, or more frequently as needed
• Conduct meetings with the project developer and/or development team
• Organize and conduct public workshops, meetings, focus group meetings
• Assist in the development of a Community Engagement Strategy
• Coordinate activities with the CEQA consultant
• Prepare staff reports, resolutions, ordinances, memorandums,
informational articles for newspaper publication and/or City website and
social media platforms
• Attend City Planning Commission and City Council meetings
• Traffic Impact Analysis- Peer Review (see Exhibit C)
Although the following tasks are not requested in the RFP, JWA can also provide
the following services, in relation to this Project, if requested:
• Completing fiscal impact studies and pro forma analysis
• Completing housing -related programs and analysis
JWA is not including CEQA Analysis in this Proposal but has a good working
relationship with Meridian Consultants, who we have contacted regarding this
RFP. Meridian is submitting a separate EIR Proposal for this project, under
separate cover.
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 13
JWA Urban Consultants, Inc.
EXHIBIT B
COMPENSATION
Agreement No. 5757
The services provided by Consultant will be charged on an hourly. If additional
personnel are anticipated to work on an assignment, the Consultant will inform
the City for prior approval.
POSITION
HOURLY RATE
Principal
$140
Senior
$115
Associate
$85 -
Assistant
$65
Technician Q
$60
The fee for the Peer Review of the traffic impact analysis is budgeted at $9,295
(see Exhibit C).
Contractor will charge for reimbursable expenses such as mileage, printing,
mailing, transmitting or delivering documents to the City, and other similar and
customary expenses plus an additional 5% of total invoice amount for overhead
and administration.
Court related (non -preparation) activities, such as court appearances,
depositions, mediation, arbitration, dispute resolution and other expert witness
activities, will be charged at a court rate of 1.5 times hourly rate, with a four-hour
minimum. Preparation activities will be charged at regular hourly rate pursuant to
then effective annual Fee Schedule.
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 14
JWA Urban Consultants, Inc.
EXHIBIT C
PEER REVIEW: TRAFFIC IMPACT
Agreement No. 5757
As requested in the City's email, dated March 28, 2019, JWA is including peer
review of the traffic impact analysis that will be completed by the developer's
team. JWA has a good working relationship with Gibson Transportation
Consulting, Inc. (Gibson), a well-known transportation engineering and traffic
impact analysis firm.
PROJECT DESCRIPTION
It is our understanding that the City of EI Segundo (City) is developing a Specific
Plan for the redevelopment of nine acres of land around the Fairfield Inn &
Suites, Aloft Hotel, and an old Hacienda Restaurant to provide approximately 273
housing units and over 15,000 square feet of commercial space (Mariposa
Specific Plan).
SCOPE OF SERVICES
Gibson will conduct a peer review of the Transportation Study (Study) for the
Mariposa Specific Plan. Gibson will review the assumptions and methodologies,
capacity calculations, and mitigation program and its effectiveness, and Gibson
will recommend any changes/additions that Gibson believe will strengthen the
analysis. In addition, Gibson will determine if there are additional analyses that
should be considered by the developer and City Staff.
Gibson will:
1. Review the preliminary Study assumptions as well as the Draft Study to
prepare an independent review of the methodologies and conclusions
including:
a. Data collection
b. Trip generation and credits
c. Analysis methodologies and implementation
d. Significant impact results
e. Mitigation measures
f. Access adequacy and operations (if included)
g. Construction impacts
h. Congestion Management Program analysis
i. Caltrans analysis
j. Vehicle miles traveled analysis (if included)
2. Identify if possible, other physical or operational mitigation measures and
analysis methodologies that could be agreeable to the City.
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 15
JWA Urban Consultants, Inc.
Agreement No. 5757
3. Summarize our review in a memorandum to the City.
4. Participate in one work sessions/conference call with the City Staff
regarding the results of the peer review and the development of access
strategies.
ADDITIONAL SERVICES
Any additional work beyond the above Scope of Services could be completed,
with prior Client approval, for an additional fee, to be billed on a time and
expense basis.
SCHEDULE
Gibson can complete the peer review within three weeks of receipt of the Study.
BUDGET
As detailed in the Attachment, the budget for the Scope of Services defined in
this Proposal is based upon Gibson's normal hourly billing rates, plus
reimbursement for direct expenses. The Scope of Services assumes no ne data
collection. Based on this assumption, the budget is $9,295.
This budget is subject to change if the City makes changes to the Proposed
Scope of Services.
GIBSON TRANSPORTATION CONSULTING, INC.
COST ESTIMATE
POSITION HOURLY RATE TOTAL HOURS TOTAL COSTS
U President $375 8 $3,000
Principal $295 0 $0
Principal Associate
$275 I
0
$0
Senior Associate
$195
9
$1,755
N Associate
$175 G
22
$3,850
Q Administrative Manager
$160
4
�� $640
Technician
$130
0
$0
Field Technician
$100
0
$0
I TOTAL LABOR
C $9,245
Traffic Counts @ $570
$0
per intersection
Mileage/Parking
$50
@ $0.58 per mile
TOTAL COST
$9,295
Note: This estimate does not include review, permit or other fees the City may
assess on the project.
City of EI Segundo Contract Planning Services- PCH Holly Mariposa West Specific Plan 16
JWA Urban Consultants, Inc.