downtown specific plan - City of Manhattan Beach

Transcription

DOWNTOWN SPECIFIC
PLAN
MANHATTAN BEACH, CALIFORNIA
RFP #995-15
September 10, 2014
The information included in this proposal is the property of
RTKL. It shall not be disclosed outside of the addressee’s
organization and shall not be duplicated, used or disclosed,
in whole or in part, for any purpose other than to evaluate
this proposal. Should a contract be awarded, the information
will be subject to the terms of that contract.
CONTENTS
FIRM INTRODUCTIONS
RELEVANT EXPERIENCE
PERFORMANCE SCHEDULE
OUR TEAM
PROJECT APPROACH & METHODOLOGY
OUR REFERENCES
COMPENSATION SCHEDULE
© 2014 RTKL Associates Inc.
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FIRM
INTRODUCTIONS
DOWNTOWN SPECIFIC PLAN Firm Introductions 1
RTKL Office
Los Angeles, California, United States
2 Firm Introductions DOWNTOWN SPECIFIC PLAN
FIRM
INTRODUCTIONS
RTKL ASSOCIATES INC.
RTKL is an idea-based creative practice headquartered in Baltimore,
MD. Founded in 1946, RTKL carved out a niche in master planning
and design for government and private clients. Over the succeeding
decades, RTKL evolved into a full-service firm, adding the disciplines
of engineering, interior architecture, landscape architecture, and
environmental graphic design, and new project specialties including
residential, offices, retail centers, hotels, and health sciences projects.
The past two decades have brought further expansion, with mixeduse, federal government, entertainment, and branding and identity
assignments.
One of the top architecture and engineering firms in North America,
RTKL’s philosophy is currently practiced by 1,055+ architects,
engineers, planners and urban designers, landscape architects,
interior designers, and graphic designers working in offices around
the world, including Abu Dhabi, Baltimore, Beijing, Chicago, Dallas,
Dubai, London, Los Angeles, Miami, Sao Paulo, Shanghai, and
Washington, DC.
Current Number of Employees in Los Angeles
220
KEYSER MARSTON ASSOCIATES, INC.
Keyser Marston Associates, Inc., (KMA) is a consulting firm founded in
1973, with offices in Los Angeles, San Francisco and San Diego. KMA
serves a diverse client base throughout the western United States,
including local, county and state government, as well as large scale
institutional clients, pension funds and developers. The Los Angeles
office provides hands on consulting services to a wide range of
government agencies in Southern California.
KMA provides a complete range of real estate services including
market analyses, highest and best use studies, financial feasibility
analyses, preparation of requests for qualifications and proposals,
developer selection, and disposition negotiations including ground
lease negotiations. Supporting technical analyses include fiscal
impact analyses and the analyses of alternative occupancy options.
Uniquely, KMA combines its real estate advisory services with a range
FIRM INTRODUCTIONS
of financial planning services, including fiscal consultant
feasibility analyses are typically geared toward providing
services, projection of public revenues, fiscal impact
KMA’s public sector clients with a perspective on the private
analyses and economic analyses of alternative land use
sector development economics for proposed projects.
options. This integration of disciplines allows extremely cost
This is often a key factor in identifying the need for public
effective coordinated services for our clients.
assistance. Disposition consulting services cover a broad
spectrum, in which KMA assists clients in the disposition of
The firm has extensive experience in the use of public
real estate holdings. KMA has also taken an active role in the
financing as part of the development process. The
negotiation process leading to Disposition and Development
majority of KMA assignments involve long-standing client
Agreements (DDA), Owner Participation Agreements (OPA)
relationships with city and county governments, including
and ground lease. A description of real estate and economic
nearly all of California’s largest communities. KMA’s services
development consulting services is included below.
fall within the following general areas:
REAL ESTATE SERVICES
Real Estate Advisory Services
Feasibility Assessment - KMA has undertaken real estate
Affordable Housing Policy and Implementation
feasibility studies for clients ranging from institutional
Economic Development and Business Improvement
investors, private investors, not-for-profit organizations,
District
to numerous public agencies. While the purpose of these
Valuation and Litigation Support
studies varies considerably, the essence is to identify
Fiscal Impact Analysis
the basic demand for the use being tested, an essential
A hallmark of KMA’s service delivery is the direct and
in the TOD environment, the Los Angeles office has
constant involvement of the firm’s principals in all KMA
component in the decision making process. Working
undertaken numerous commercial, retail and housing
assignments.
market opportunity assessments, and has assisted clients
KMA will ensure that all work products will be delivered
redevelopment strategies. Such analysis has included
on a timely basis, within the parameters dictated by
accessibility to needed information and receipt of City
authorization to proceed. KMA has designated Mr. Kevin
in the identification of immediate, mid and long-term
numerous assignments in support of specific plan
activities.
Financial Evaluation - The use of pro forma financial
Engstrom as Principal-in-Charge for contract coordination
analyses to evaluate the financial feasibility of a wide
and in the delivery of all services under this RFQ. KMA’s
range of projects is a strength of KMA. These financial
other principals will be available, as their special areas of
feasibility analyses are typically geared toward providing
expertise may be required. This ensures the City will have
KMA’s clients with a clear perspective on the private
available the most qualified KMA principal for the particular
sector development economics for proposed projects.
assignment.
This is often a key factor in identifying the need for
and extent of public assistance. Land uses within
A summary of KMA’s qualifications focusing on the firm’s
our expertise include hotel, office, all forms of retail,
directly relevant experience is included in this proposal,
industrial, airport-related commercial, market rate and
including a representative sample of the firm’s experience
affordable housing, auto dealership, and sports and
assisting other public and private sector clients in providing
convention center uses, among others.
the services requested.
Disposition/Owner Participation Consulting - This service
covers a broad spectrum, in which KMA assists clients
ECONOMIC ANALYSIS
in the disposition of real estate holdings. These services
KMA provides a full range of real estate services to its public
include preparation of developer solicitation documents,
sector clients. The use of market demand analyses and pro
developer selections and reviews including due diligence,
forma financial analyses to evaluate the financial feasibility
participation in developer or owner negotiations, and
of a wide range of projects is a strength of KMA. Financial
analysis of pending agreements. KMA has taken an
active role in the negotiation process leading to literally
formulating strategic tenant recruitment plans. Through
hundreds of DDA’s and OPA’s. Financial structuring has
the contacts KMA has established from our private sector
included the use of Mello Roos financing, parking revenue
clients, KMA can identify tenant interests and assess their
bonds, Certificates of Participation, Section 108 loans,
potential fit in the market place.
BEDI and EDI Grants and loans, and developer advances.
Strategic Plans for Retail, Commercial and Industrial
A particular expertise is the negotiation of ground leases
Uses - KMA’s economic development services include
between public and private sectors. Examples include
identifying optimal mix of retail, commercial and
the Hollywood Highland ground lease with the MTA, the
industrial uses. Our expertise in this area has been
Citadel in Commerce, a proposed high tech industrial park
particularly suitable for defense and military base
at Cal Poly State University, Pomona, various commercial
conversion projects. KMA’s services have assisted
leases at the Torrance airport, the Sheraton Hotel at the
public sector clients in formulating policies that maximize
Pasadena conference center, various ground leases at
revenue potential.
Marina del Rey on behalf of Los Angeles County, and
numerous assignments for the City of Long Beach on the
Current Number of Employees
waterfront and at the Long Beach Airport.
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Fiscal Impact Analysis - As a full service land economics
consulting firm specializing in real estate predevelopment
and evaluation services, KMA has developed extensive
experience in fiscal/economic impact analysis in the
assessment of revenue and cost impacts to be generated
by proposed developments or implementation of plans.
The analyses evaluate both capital and annual on-going
revenue and service cost impacts, as well as an evaluation
of employment and income effects. Additionally, KMA
has completed a number of assignments evaluating the
financial consequences of public vs. private ownership
of public facilities including assignments for Mission
Viejo and the County of Los Angeles. KMA has provided
site-specific revenue analyses for a number of significant
projects including the Hollywood/ Highland project and
the Disney Grand Central Creative Campus in Glendale.
ECONOMIC DEVELOPMENT SERVICES
Revitalization Strategies - KMA has undertaken numerous
revitalization studies for public clients. Based on sound
and in-depth analysis of market conditions, KMA has
developed strategies that emphasize implementation.
The analyses of market conditions include demographic
trends, employment patterns, commercial activities, and
leakage of retail sales to neighboring communities. From
these analyses, KMA formulates economic revitalization
strategies through the development of a targeted industry
retention and attraction program.
Tenant Identification and Recruitment - Based upon an
in-depth analysis of market potential and representation
of existing tenants, KMA assists public agencies in
GIBSON TRANSPORTATION CONSULTING
Gibson Transportation Consulting, Inc. was formed in 2009 to
provide the highest quality traffic engineering, transportation
planning, and parking consulting services to both public and
private sector clients. We offer over 170 years of collective
transportation analysis experience, most of which has
been gained on projects located in Southern California
and across the western United States. We specialize in the
preparation of the transportation and parking sections of
environmental documents for large and small development
projects, general and specific plans, and regional and local
transportation projects. We work collaboratively with multidisciplinary teams to produce clear, logical, and readable
technical reports, and we excel in interaction with the public
and with decision-makers to explain the analyses and the
mitigation programs contained in those reports. We work on
a wide variety of projects that vary in both size and scope,
and our primary goal is to effectively serve all of our clients.
Gibson Transportation Consulting prepared transportation
studies for some of the largest and most controversial
development projects in Southern California including
Century City Center, Playa Vista, the Disneyland Resort
expansion, NBC Universal Evolution Plan, Metro Universal
transit-oriented development, the Bakersfield Commons
Mixed-Use Development Master Plan, and the Wilshire Grand
Redevelopment Project in downtown Los Angeles.
Gibson Transportation Consulting is currently conducting
transportation analyses for Dodger Stadium, Disneyland, the
FIRM INTRODUCTIONS
AMPAS Academy Museum of Motion Pictures, The Citadel
Buena Park planning the traffic and parking requirements
Outlets, and Cal Poly Pomona. We are also conducting
for its growing E-Zone entertainment district. Other recent
studies for the LAX Northside Plan Update, as well as for
projects include parking and traffic studies for the Cities of
the Master Plans for Paramount Pictures Studios and the
Anaheim, Brea, Culver City, Pomona, San Marino, and Santa
University of Southern California. We are conducting
Monica, and for the Port of Los Angeles. Our financial pro
studies for multiple mixed-use projects in Hollywood and
forma analyses have supported the sale of parking revenue
Downtown Los Angeles. We recently completed studies
bonds for the Aquarium of the Pacific garage in Long Beach
for the University of Redlands, The Huntington Library
and the PETCO Park ballpark garage in downtown San Diego.
Education and Visitors Center Project, a proposed minor
league professional baseball stadium in the Central Valley, a
Gibson Transportation Consulting is a certified Small (Micro)
renewable energy center in Rialto and for Disney | ABC at its
Business Enterprise with the State of California and a
Golden Oak Ranch in the unincorporated Santa Clarita Valley
certified Small Local Business with the City of Los Angeles.
area of Los Angeles County.
We are preparing, or have prepared, traffic and parking
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studies for Westfield LLC at its regional shopping centers at
Carlsbad, Culver City, Eastland, MainPlace, North County,
Santa Anita, Topanga, the Village at Westfield Topanga,
University Towne Centre, Valencia Town Center, and West
Covina; for The Irvine Company at its regional shopping
centers at Fashion Island, Irvine Spectrum Centre, and Tustin
Marketplace, as well as its entire neighborhood shopping
center portfolio; for RREEF/Jones Lang LaSalle at Manhattan
Village and Villa Marina Marketplace; for Macerich at Fashion
Outlets, Lakewood Center, Los Cerritos Center, Panorama
Mall, Santa Monica Place, and the Westside Pavilion; for
General Growth Properties at Stonestown Galleria in San
Francisco and Fallbrook Center in Los Angeles; and for The
Original Farmers Market in Los Angeles.
Gibson Transportation Consulting staff members have
extensive experience in event center and stadium planning,
PSOMAS
Dedicated to balancing the natural and built environment,
Psomas provides sustainably engineered solutions to public
and private clients worldwide. As a full-service consulting
firm, we help our clients create value and deliver complex
projects.
Markets served include transportation, water, site
development, federal and energy with the following services
offered:
Planning and landscape architecture
Environmental planning and resource management
Land use entitlements
Land surveying including 3D laser scanning
and have conducted traffic and parking studies, prepared
Civil engineering inlcuding BIM delivery
parking lot designs, and developed parking management
Site development engineering
plans for Dodger Stadium and STAPLES Center in Los
Traffic engineering
Angeles; The Gardens Casino in Hawaiian Gardens; the
Transportation engineering
Honda Center in Anaheim; the University of Phoenix Stadium
Water and wastewater engineering
(Arizona Cardinals Stadium) and Jobing.com Arena (Phoenix
Construction management
Coyotes Arena) in Glendale, Arizona; LEGOLAND California
theme park in Carlsbad, California; Huangguoshu Falls in
Guizhou Province, China; and the Dubailand Theme Parks in
Dubai, United Arab Emirates.
We prepared the shared parking element of the awardwinning Fullerton Transportation Center (FTC) Specific Plan
for the City of Fullerton, and we worked with the City of
GIS consulting
Special district financing
Sustainable practices are incorporated into all of our
services. From designing ISI (Institute for Sustainable
Infrastructure) certified projects such as removing pollutants
from urban stormwater runoff to site design for LEED-
certified projects and our renewable energy practice, Psomas
Zoning Ordinances, Development Codes, and Form based
is in the forefront of the sustainable design movement.
Codes
Housing Elements and Affordable Housing Policy
The cornerstone of our business approach is to focus on
Economic and Market Analysis and Financial Feasibility
our clients’ long-term needs and then guide our strategic
growth to meet those needs. Our core strength is our multidisciplined teams of experts - top-notch staff who produce
award-winning projects for our clients through innovation,
creativity and cutting-edge technical expertise.
Founded in 1946, Psomas provides services from offices
throughout California, Arizona and Utah.
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LISA WISE CONSULTING
Lisa Wise Consulting, Inc. (LWC) specializes in land use
planning and economics aimed at promoting pedestrian
and transit oriented neighborhoods, revitalizing built
environments, and facilitating sustainable, well-designed
communities. LWC is distinguished by a commitment to
client service and the development and application of
innovative solutions, including form-based code and a triple
bottom-line approach.
The LWC team brings decades of experience in technical
land use policy, development codes, and economic analysis.
LWC has a strong resume in long-range planning and offers
deep experience working throughout California and coastal
communities, including the City of Malibu, City of Hermosa
Beach, and the City of Long Beach, The LWC emphasizes plan
implementation, community involvement, and economic
revitalization and has completed city-wide code updates
for the Cities of Flagstaff, Livermore, Benicia, Kingsburg,
Tehachapi, and Malibu; has led the development and update
of long-range master and specific plans for Alameda County
and Cities of Benicia, Soledad, Merced, Grover Beach,
Richmond, and King City; provided economic development
analysis for the City of Hermosa Beach, City of Long Beach,
and Port San Luis.
LWC was formed in 2006 and has a team of ten employees
who bring expertise in technical land use planning and
Studies
Coastal Industry Analysis and Strategic Planning
Community Engagement and Visioning
Community Planning
LWC is a federally certified woman-owned business (DBE)
and a California Small Business (SBA).
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MERIDIAN CONSULTANTS
Meridian Consultants LLC is an industry leader in the
fields of community, environmental, and natural resource
planning. The partners of Meridian Consultants offer over
80 years of diverse experience to assist public agencies,
private businesses, and landowners throughout California
in meeting the challenges of entitlement and regulatory
compliance.
Our team has extensive experience in land use planning,
environmental review, and natural resource management.
Our experience includes the successful environmental
review and entitlement of some of the largest and most
complex projects in the state. Meridian also assists our
clients with processing local, state, and federal permits
under a variety of regulations, stakeholder outreach,
mitigation implementation, and by preparing a wide range of
supporting technical studies.
Meridian has expertise in the preparation of a broad range of
environmental documents to meet the requirements of CEQA
and NEPA, with extensive experience preparing Program
EIRS for specific plan and master plan projects for cities
throughout southern California. Our team has consistently
been at the forefront of emerging issues, such as climate
change and water supply sustainability, and we are regularly
sought out for CEQA expertise and technical capabilities to
address complex and controversial projects.
policy, economics, accounting, finance, anthropology and
market analysis. LWC core capabilities are:
Ala Moana Transit Oriented Development
Honolulu, Hawaii
FIRM INTRODUCTIONS
The firm has an extensive history of successful work on
AIR QUALITY AND GREENHOUSE GAS STUDIES
major projects subject to intense public and legal scrutiny.
Meridian’s air quality and climate change professionals are a
Our technical expertise and experience is matched by
specialized team with an up-to-date in-depth understanding
our ability to communicate planning and environmental
of the complex and evolving regulatory landscape. The
information in well-organized and straightforward reports
services offered include air quality impact assessments for
and presentations that produce successful outcomes.
CEQA and NEPA documents, health risk assessments (HRA),
greenhouse gas (GHG) inventories and stationary source
Meridian Consultants provides its clients with a wide range
permitting and emission inventories.
of services including:
MITIGATION IMPLEMENTATION
CEQA/NEPA Compliance
Completing CEQA/NEPA compliance and obtaining
Noise Studies
regulatory permits enables project initiation, but successful
Air Quality and Greenhouse Gas Studies
project completion requires that mitigation and permit
Mitigation Implementation & Monitoring
Regulatory Permitting Services
CEQA/NEPA COMPLIANCE
Achieving CEQA and NEPA compliance are fundamental
to the success of our client’s planning and infrastructure
projects. Our team has prepared CEQA and NEPA documents
for a wide variety of projects throughout California. We take
pride in our ability to turn smaller documents around in a
quick, cost-effective manner without sacrificing quality. Our
partners have provided expert and responsive assistance
with the full spectrum of CEQA and NEPA compliance
documents, ranging from notices of exemption or exclusion
to initial studies and environmental assessments to complex
EIRs, EISs, and joint documents for major projects.
NOISE STUDIES
Meridian has the capabilities to evaluate noise from a
variety of transportation and stationary noise sources.
All measurements are taken in accordance with accepted
methodologies such as ISO or ASTM, using Type I/II
terms be implemented in a manner that meets regulatory
requirements while allowing construction to move ahead
smoothly. With that in mind, we can provide a full range
of mitigation implementation and monitoring services,
including training sessions for construction personnel.
Our experienced personnel interface effectively with
construction, agency, and local jurisdiction staff, providing
efficient and economical mitigation implementation.
REGULATORY PERMITTING SERVICES
As part of our services, we are able to work with a variety
of regulatory permitting and agency negotiation services.
We understand the need for efficient and solution-oriented
agency coordination and are known for our ability to work
productively with resource agency staff. When regulatory
permits are required, we are able to bring a combination of
outstanding technical expertise and solid regulatory skills,
ensuring successful project implementation.
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integrating sound level meters. Meridian utilizes a variety of
computer models to predict noise impacts from increased
traffic volumes or other activities associated with proposed
land uses. Anticipated noise levels are projected in reference
to parcel boundaries or planimetric features in accordance
with applicable regulations or client objectives. Predictive
studies may address a variety of variables such as traffic
volumes, vehicle mix, stationary source operation patterns,
topographic conditions, and mitigation options.
RELEVANT
EXPERIENCE
DOWNTOWN SPECIFIC PLAN Relevant Experience 11
14 Relevant Experience DOWNTOWN SPECIFIC PLAN
Ala Moana Neighborhood Transit-Oriented
Development Plan
Honolulu, Hawaii
Coordinating land use and open space within the transit-oriented design, the
Ala Moana neighborhood development plan will improve mobility, reduce
car use, and improve quality of life for island residents, workers and tourists.
The current rail project, led by the
The land use ordinance, developed
Honolulu Area Rail Transit group
by the Honolulu City Council, outlines
known as HART, is slated to have its
objectives for economic revitalization,
final station in the heart of the Ala
neighborhood character, and mixing
Moana neighborhood, where RTKL
uses to include amenities and
has been charged with providing a
affordable housing. RTKL is involved
transit-oriented development plan. The
in public outreach programs and
wider project will connect downtown
alternative plans that will help reach
Honolulu, the airport, and the western
these goals in Ala Moana, creating
portions of Honolulu with the Ala
the best possible outcome for the
Moana Center mall and its immediate
community.
surroundings.
CLIENT
City and County of Honolulu
SERVICES
Master Planning, Community Outreach
Urban RX
Nationwide
Awarded the 2014 APA Innovative Use of Technology Award, UrbanRX is
RTKL’s new proprietary tech product and service line that analyzes the long
term environmental, social, and financial performance of urban districts.
Using urban analytics as a platform, it uniquely quantifies how districts are
functioning, pinpointing strengths and weaknesses, and providing strategies
for improved success in the smarter city of tomorrow.
Burbank Town Center Master Plan
Burbank, California
Incorporating urban housing, hotel, retail, office, dining options and
parking into the 37-acre property surrounding Burbank Town Center Mall,
RTKL’s master plan will create a vibrant hub of activity for the downtown
community.
The RTKL master plan mixes uses
design will animate the urban street
within a village core concept, taking
environment and make the district an
advantage of existing infrastructure
extension of downtown. Furthermore,
and eliminating big box uses, while
the collaboration between public and
converting the parcels into mixed-use
private entities working on the project
environments. Urban residential is an
will ensure its success.
CLIENT
City of Burbank
SERVICES
Master Planning
important part of what makes the plan
work, as more than half of the overall
mix is residents, meaning a significant
population will be living and working
in the district. High quality food,
beverage and shopping combined with
events and thoughtful public space
Burbank Urban Design Studies
Burbank, California
Seeking to respond to growing housing demand and revitalize its downtown
area, the City of Burbank commissioned RTKL to conduct streetscape
studies, present housing development standards, and develop design
guidelines for the area.
RTKL paved a feasible path for city
district’s visual appeal. Finally, RTKL
planners to activate its downtown
demonstrated how different housing
area with more residences to lessen
types complement each other and
the urban housing crunch and
how new design guidelines and
relieve the pressure on single-family
development standards for commercial
neighborhoods to absorb larger
locations can be implemented to
housing developments. The team
preserve neighborhoods, improve
also produced design guidelines for
business development, and advance
downtown storefronts and signage
the community’s overall quality of life.
CLIENT
City of Burbank
SERVICES
Planning, Urban Design, Public Outreach
that enhance the buildings’ characterdefining elements. Similarly, the
streetscape study helped improve
the character of downtown streets
with a palette of sidewalk and median
trees, redesigned crosswalks, and
public signage to improve pedestrian
safety and comfort, as well as the
L.A. Sports & Entertainment District
Master Plan
Los Angeles, California
Since its completion in 2000, the Staples Center, Los Angeles’ world-class
sports arena, has been a powerful catalyst for the renewal of the city’s
downtown. Eager to continue with this revitalization, the facility’s owner
hired RTKL to generate a master plan for a 33-acre urban district along the
downtown area’s southern edge.
Eager to continue with this
In addition to providing planning and
The open-air space serves as a central
revitalization, the facility’s owner
urban design for the entertainment
meeting spot and boasts state-of-the-
hired RTKL to generate a master plan
district, RTKL provided architecture
art lighting, LED-screens and signage
for a 33-acre urban district along the
and environmental graphic design
displays. The technology-enhanced
downtown area’s southern edge.
for L.A. LIVE’s two mixed-use anchor
accents captivate audiences and
buildings made up of retail, restaurant,
decorate building facades. Additionally,
Under the expectation that the district
office, museum and entertainment
RTKL’s design offers convenient
would attract six million visitors
space, a 720-seat theatre, a 1,000-
ground-level access from the plaza to
annually, RTKL envisioned a mix of
room condominium hotel, and the
a wide selection of shops, restaurants
compatible and synergistic uses that
west coast broadcasting headquarters
and leisure activities. L.A. LIVE, utilizing
would complement the arena and
for ESPN sports television. Complete
a phased delivery, creates a vibrant
convention centre. The centerpiece of
with a 40,000-SF pedestrian friendly
urban community catering to visitors
the plan was the new L.A. LIVE mixed-
public plaza. L.A. LIVE underscores the
and city denizens alike.
use development, an exciting, 24-hour-
city’s reputation as one of the world’s
a-day attractions.
most dynamic entertainment hubs.
CLIENT
Anschutz Entertainment Group (AEG)
SERVICES
Planning & Urban Design, Master Planning,
Programming, Entitlement Process
Downtown Anaheim Redevelopment
Master Plan
Anaheim, California
Over time, a series of uncoordinated redevelopment attempts in downtown
Anaheim had resulted in a neighborhood that failed to create a cohesive,
vibrant sense of community.
In an effort to spur economic growth,
joining the commercial retail center
the more organic, varied appearance
improve community relations and inject
and the existing City Hall with local
of a traditional downtown. Working
a renewed sense of urban vitality in
residential and retail structures,
closely with local community groups,
downtown Anaheim, RTKL was called
better connections have been formed
RTKL ensured that the new structures
upon to develop a master plan that
throughout the downtown area.
were consistent with the city’s historic
would create a sustainable live/work/
Existing structures and streets were
architectural style.
play environment that would foster an
reintegrated into the downtown core
around-the-clock vitality.
by creating a mix of new infill projects,
including 54,000 SF of retail, 430
The new master plan emphsizes the
housing units and 725 parking spaces.
intuitive integration of the area’s streets
RTKL provided conceptual designs
and open spaces, creating pedestrian-
for the architecture of several parcels
oriented streetscapes that complement
within the project to be implemented
the existing public art in the area. By
by other firms, helping to recreate
CLIENT
CIM Group LLC
SERVICES
Architecture, Planning & Urban Design
Downtown Brea Redevelopment Master Plan
Brea, California
Approached to develop a 25-AC master plan for an ambitious mixed-use
project, RTKL collaborated with Brea city agencies and the city council to
design a district with a strong and memorable identity and market flexibility.
The District has two main
RTKL developed design criteria that
components— the Birch Street
encourage individual expression while
Promenade, which emphasizes vertical
providing market flexibility. Urban
mixed-use and is geared toward
design principles, such as pedestrian-
pedestrians, and Brea Boulevard, a
friendly scaling, continuous street-
major thoroughfare that incorporates
oriented facades, and an attractive
additional retail and housing in a
streetscape, establish a Main Street
horizontal mixed-use format. Together,
character on the ground floor with
the two areas comprise more than
residential space and offices above.
CLIENT
City of Brea
SERVICES
Planning & Urban Design, Design
Guidelines, Architecture, Community
Outreach, Peer Design Review,
Environmental Graphic Design, Tenant
Design Criteria
220,000 SF of retail and dining options,
a 22-screen cinema, more than 100
residential units, parking, civic spaces,
and a year-round events program.
2008 PRESIDENT’S
EXCELLENCE AWARD,
VISIONARY PLANNING
FOR MOBILITY,
LIVABILITY, PROSPERITY &
SUSTAINABILITY, COMPASS
BLUEPRINT
Southern California Association of
Governments (SCAG)
2005 COMPREHENSIVE
PLANNING, LARGE
JURISDICTION AWARD
Los Angeles American Planning
Association
2005 NATIONAL SMART
GROWTH ACHIEVEMENT
AWARD, POLICIES AND
REGULATIONS
US Enviornmental Protection
Agency
Pasadena Central District Specific Plan
Pasadena, California
Pasadena has long been regarded as one of Southern California’s most
notable communities. In recent years, Pasadena’s Downtown has emerged
as an outstanding example of “smart growth.”
RTKL’s Central District Specific Plan
pedestrian friendly, transit-oriented,
The Specific Plan, which coincided with
supports land-use patterns that
and mixed-use downtown, coupled
a comprehensive revision of the Zoning
reinforce Downtown’s role as the
with the vision of a vibrant urban
Code and updates of the Land Use and
primary business, financial, retailing,
regional center. Land Use, Mobility,
Mobility Elements of the City’s General
and government center of the City.
and Urban Design Concepts describe
Plan, was adopted in November 2005.
RTKL’s approach stresses infill and
the general urban character of
Since the project began in June 1999,
redevelopment that anticipates a
individual districts as well as the area
significant mixed-use, transit-oriented
changing economy while strengthening
of the whole, while Design Guidelines
and urban housing development
Pasadena’s wealth of cultural and
emphasize high-quality development
projects, including more than 2,800
institutional resources.
in harmony with Pasadena’s unique
dwelling units, have been built, begun
architectural heritage.
construction, or are planned for the
The Central District Specific Plan
downtown.
provides the framework for a more
CLIENT
City of Pasadena
SERVICES
Urban Design, Design Guidelines, Tenant
Design Criteria, Community Outreach
Monrovia Transit Village
Monrovia, California
Monrovia Transit Village is an urban design concept for an 80-acre transitvillage community supporting a mix of uses (living, shopping, working,
entertainment) and provides convenient transit on the region’s light rail
system connecting San Gabriel Valley to Pasadena and to downtown Los
Angeles.
The transit village concept provides
The proposed site is between
a true mixed-use environment,
Monrovia’s main street, Duarte, to the
combining housing, office and retail
south and the 210 Freeway to the north.
with integrated open spaces, public art
It integrates residential space with
and public events. It offers amenities
commercial and retail development
and convenience while providing
and provides linkages to amenities
space for privacy and creativity; a
from parks and trails to farmer’s
tangible community a short walk
markets and entertainment venues. The
away yet connected to the dynamic
residential plan offers multiple housing
urban environment that is greater Los
opportunities, including one- to three-
Angeles; a place for ambitious younger
bedroom apartments, two- and three-
professionals, balancing what they
bedroom condominiums, two- and
want with what they can afford, and
three-story townhouses, and detached
for older and retired professionals,
duplexes / triplexes.
CLIENT
The Olson Company
SERVICES
Master Planning, Urban Design, Conceptual
Design
simplifying their lives to recapture their
youthful spirit.
Washington Square
Venice, California
Attracting several million visitors per year, Venice Beach is one of California’s
premiere tourist destinations and one of Los Angeles’ most desirable
neighborhoods.
Working with the local neighborhood
street furniture, and wayfinding. A
council and Councilman Bill Rosendahl
portion of the public parking lot could
(district 11), RTKL developed a “kit
be converted to event space such as
of parts” for improving the street
weekly farmers markets, performances,
environment for the city block along
and other community activities. A
Washington Blvd. connecting the city to
‘scramble’ intersection at the corner of
the pier and beach beyond that would
Washington and Pacific would improve
promote pedestrian activity, bicycle
pedestrian connections to BRT systems
accommodation, community events,
serving the city beyond.
CLIENT
Pro Bono
SERVICES
Planning and Urban Design
and increased transit usage. Specific
elements included creating corrals in
the street for bike storage, increased
tree canopy and shade elements,
KEYSER MARSTON
ASSOCIATES
500 S. Grand Ave, Suite 1480
Los Angeles, CA 90071
(213) 622-8095
Metlox Site – City of Manhattan Beach
KMA assisted the City of Manhattan Beach (City) in the developer selection
and implementation process for the development of a mixed-use project that
includes a hotel, retail, restaurant and public open space and public parking
uses on the City-owned former Metlox site.
The KMA role in the process was
to assist the City in evaluating
the responses to the Request for
Qualifications (RFQ) and then in
evaluating the financial component
of a Request for Proposals that was
distributed to the finalist developers,
and then participating in the developer
interviews. After a developer was
selected, KMA prepared the financial
analysis for the proposed scope of
development, and participated in the
negotiations process for a long-term
ground lease.
Downtown Brea – City of Brea
This 300,000 square foot mixed use retail, residential and entertainment
project resulted in the creation of a new “downtown Brea”.
Broadly received as a prototypical
and implementation of the project.
feasibility of commercial and housing
“smart growth” project, the
In 2013 and 2014, KMA prepared a
components, preparation of reuse
development includes two multi-screen
series of analyses evaluating financial
valuation reports and 33433 reports.
theater complexes, 40 residential loft
feasibility and the economic impacts
apartments and 160,000 square feet of
of multiple development scenarios for
retail and restaurant space developed
an opportunity site in the Downtown.
in an infill, pedestrian environment.
Services included market feasibility,
KMA has worked with the City
developer selection, development
throughout the conceptualization
agreement negotiations, financial
Economic Feasibility Analysis of
Revitalization Areas – Newport Beach
KMA assisted the City in creating implementation plans that evaluate public
and private sector investment opportunities and parking issues in areas
identified as the Lido Village / Balboa Boulevard Study Area and the Balboa
Village Study Area.
In addition, the KMA provided a
upon real-world practical experience.
perspective on the general market
These plans consider the role of the
conditions exhibited on the Balboa
capital markets in assessing financial
Peninsula in general and in the
feasibility, and other practicalities of
Mariner’s Mile area to the City. The
development. The analysis included
team worked closely with both the
a series of pro forma analyses to test
public and private stakeholders in
the feasibility of catalytic development
the community. KMA utilized its
programs in the Study Areas. Further,
knowledge of the coastal Orange
the analysis provided a series of
County real estate market, along with
implementation recommendations
knowledge of the various aspects of
that can stimulate market supported
real estate development, to develop
development opportunities.
implementation plans that are based
Downtown San Juan Capistrano Master Plan
– City of San Juan Capistrano
KMA assisted in the development of a master plan for the Downtown area of
the City of the City San Juan Capistrano, including the area adjacent to the
Metrolink Station. KMA completed a market evaluation for residential, retail
and commercial uses in the area.
As part of the market analysis KMA
identified market opportunities and
provided productivity ranges for the
land uses evaluated. Working with
the City KMA helped identify target
markets for commercial and residential
uses. Working with the project team,
KMA tested the financial feasibility of
prototypical development programs in
the downtown. Based on the draft plan
for the area, KMA evaluated the fiscal
impact of its potential buildout on the
City’s annual operating budget.
Redondo Beach City and School District –
Economic Development Opportunities
Working with the City and School District for Redondo Beach, KMA
evaluated the market opportunities for nine sites in the City.
For each of the sites KMA summarized
land uses were identified for each of
the socio-economic characteristics
the sites and a likely timeframe for
of the market area, evaluated their
development was estimated. Based
benefits and constraints, reviewed the
on market supported development
current entitlements and identified
programs, KMA prepared a series of
key location factors. To undertake this
pro forma analyses to estimate land
analysis, KMA researched the market
residual values and identify potential
opportunities for retail (local and
disposition strategies.
regional serving), residential (for-rent
and for-sale), office and lodging. Based
on this research market, appropriate
Yorba Linda Town Center Specific Plan –
Yorba Linda
KMA assisted the City of Yorba Linda in the preparation of a specific plan for
their Downtown. The analysis included an overview of the socio-economic
characteristics of the market area and a market opportunities analysis for
retail, office and residential development in the Downtown.
As part of this analysis, KMA evaluated
the financial feasibility of relocating
the existing library to another location
in the downtown. Working with the
project team, the analysis evaluated the
fiscal impact of the plan alternatives
and included a menu of implementation
protocol to effectuate development in
the downtown. KMA then prepared an
asset management strategy for the City
to effectively leverage its significant
land holdings in the Downtown.
City of Chino Hills – Retail and Mixed-Use
Projects
KMA assisted the City of Chino Hills through the developer selection and
negotiation process for the Shoppes at Chino Hills project. This largescale lifestyle center includes nearly 400,000 square feet of commercial
development adjacent to a newly constructed City Hall.
Subsequent to the development of
development on the Site. For this
the Shoppes area, KMA also assisted
Phase I of this project, KMA is assisting
analysis, KMA prepared alternative
the City in evaluating the market
the City with understanding the
pro forma analyses that estimated
opportunities for a vacant big-box retail
market options for a City-owned parcel
the potential land value supported by
center in the City.
adjacent to the existing development.
the projects and the resultant ground
The evaluation considered the
rent. The analysis also included
current market conditions and the
an evaluation of the potential fiscal
potential synergy between the
benefits of the proposed developments.
Phase I development and any future
In addition to evaluating the work in
GIBSON
TRANSPORTATION
CONSULTING
523 W. 6th Street, Suite 1234
(213) 683-0088
Pasadena, California
Gibson Transportation Consulting staff developed the circulation plan for the
City of Pasadena Central District Specific Plan. Working with the City’s land
use consultant, we projected the District’s future transportation growth and
evaluated 2015 traffic conditions.
We then reviewed and revised
development standards for the plan’s
mobility element. Addressing transit
access, demand management, and
parking standards, we developed
mixed-use, transit, and pedestrian
standards for the plan and evaluated
the need for a special parking district.
The parking zoning code was revised
to recognize the mixed-use nature of
downtown and the role of transit in
reducing parking demand. The Central
District also included a large court
complex and the Specific Plan had
to address the traffic generation and
the parking demands of the facility.
A combination of public and private
parking lots/garages was identified
to address the parking needs of the
courthouse.
Playa Vista Phase I and Phase II Master Plans
Playa Vista, California
Gibson Transportation Consulting staff prepared the detailed transportation
elements of the Playa Vista Phase I and Phase II Master Plans. Playa Vista
is one of the largest developments in the City of Los Angeles, consisting of
approximately 13,000 dwelling units, five million sf of office and studios, and
560,000 sf of retail and commercial uses.
The Transportation Plan for the Playa
Gibson Transportation Consulting
Vista Master Plan provides an overall
continues to be involved with the
transportation system that includes
implementation of individual projects
multiple transportation modes, the key
within Playa Vista by ensuring their
components consisting of auto, transit,
consistency with the Playa Vista
and bicycle facilities. This plan involves
Specific Plan.
a detailed access and circulation
element, a shuttle bus system, a mass
transportation plan, a Transportation
Systems Management plan, a
Transportation Demand Management
plan, and a parking system plan. The
work for this plan also represents
one of the most comprehensive
environmental impact reports (EIRs) in
the history of Los Angeles.
The tasks associated with the Master
Plan include on-site and off-site
roadway planning to determine the
sizes of internal and external roadways,
corridors, and critical intersections
as well as the type of traffic control
at these key intersections. Gibson
Transportation Consulting staff
established the technical feasibility
of these roadway improvements by
overlaying the improvement proposals
on aerial photos and determining rightof-way availability and requirements.
As part of this overall plan, we also
addressed the ingress and egress
issues at major project driveways. We
worked with various jurisdictions and
the environmental team to prepare the
Transportation Section of the DEIR/
DEIS for the Phase II of this project.
Los Angeles International Airport
Northside Development Master Plan
Los Angeles, California
In 1984, the LAX Northside Plan area was initially programmed for 4.3
to 5 million sf of commercial/light industrial uses, limited by a 7,030 PM
peak hour trip cap for the Plan area. In 2004, the LAX Northside Plan was
incorporated into the LAX Master Plan and LAX Specific Plan with a reduced
trip cap at 4,421 PM peak and 3,922 AM peak trips.
LAWA is now updating the LAX
Northside Plan to reflect current
conditions.
Gibson Transportation Consulting is
part of the planning team testing the
traffic, parking, and access impacts
of the land use alternatives under
consideration. We are reviewing and
commenting on the land use and site
plan, and testing the development to
determine the appropriate size of the
development in terms of trip generation
and impacts in order to help refine the
project description.
As part of the detailed entitlement
process, the LAX Northside Plan is the
subject of a Draft Environmental Impact
Report (EIR). Gibson Transportation
Consulting is participating in the
preparation of the environmental
analysis by preparing the traffic impact
analysis for inclusion in the Draft EIR.
We are also assisting in the response
to comments and the presentation of
the LAX Northside Plan to City staff,
officials, and neighbors.
NBC Universal Studios Evolution Plan
Universal City, California
Gibson Transportation Consulting staff and Raju Associates prepared the
transportation study for this plan. The transportation improvement and
mitigation program included four major components: a Transportation
Demand Management program, regional and sub-regional highway system
improvements, transit system improvements, and specific intersection
improvements.
The study included detailed analysis of
rail transit facilities in the vicinity
at Forest Lawn Drive and CityWalk.
the transit system serving the project
of the Project Site, and includes
Based on analysis of other Transit
site, pedestrian and bicycle linkages
the implementation of a new local
Oriented Developments nationally,
to Universal Studios, neighborhood
shuttle system from the Project Site
in the state, and locally, we were
intrusion impacts, site access and
to the Universal City Metro Red Line
able to successfully show that an
internal circulation, construction
Station, Burbank Media District, and
effective site-wide trip reduction of
impacts, truck haul routes, and shared
Hollywood as part of the Project
11.4% could be achieved through a
parking between the proposed uses.
mitigation program. Pedestrian and
Transportation Demand Management
bicycle linkages were also analyzed,
program designed around enhanced
As a Transit Oriented Development, the
including an on-site bicycle network
transit connectivity and multi-modal
Project was designed to functionally
that would travel across the project site,
alternatives.
integrate with the existing bus and
connecting the existing bicycle path
Downtown Pomona
Parking Management Plan
Pomona, California
The City of Pomona retained Gibson Transportation Consulting to prepare
a Downtown Parking Management Plan that included the forecast of future
parking needs and the site location identification and conceptual design for a
new parking structure.
The downtown is losing surface
The City is now working closely with
shortage of parking and part of the
parking lots to new developments
the Downtown Property Owners
parking management plan addressed
and, therefore, the City wanted a
Association and the Vehicle Parking
the best ways to control court parking
projection of future parking needs and
District to plan and finance an
and direct juror and attorney parking to
the identification of alternate locations
800-space parking structure. Gibson
the desired parking locations. Public
for future parking supplies. The study
Transportation Consulting prepared the
and private parking facilities were
recommended locations for three
financial pro forma analysis for the new
identified and the City is currently in the
parking structures to be built over the
garage, testing alternate parking fee
process of financing a parking structure
next 20 years with “triggers” tied to
strategies to develop an overall strategy
near the courthouse facilities. Parking
the implementation of each structure.
that is acceptable to the community.
meters are being installed along curbs
The plan also included revising the
in the vicinity of the courthouse to
operation of the current public parking
Downtown Pomona also contains the
provide short-term parking for visitors
lots and new strategies for the use of
existing Pomona court facilities. The
to the courthouse.
curb parking spaces in the downtown.
courthouse facilities have a current
Fullerton Transportation Center
Specific Plan Project
Fullerton, California
Gibson Transportation Consulting led the shared parking analysis of the
award-winning City of Fullerton Transportation Center (FTC) Specific Plan
Project and helped to develop the parking code requirements in the Plan.
The Specific Plan is a guide for
the development of the FTC into
a sustainable, mixed-use transitoriented neighborhood with housing,
commercial and office space, and
potentially a hotel. The mixed-use
development covered approximately 16
blocks surrounding the Fullerton Transit
Center and AMTRAK Station. The site
is immediately adjacent to downtown
Fullerton.
Downtown Brea Parking Study
Brea, California
Gibson Transportation Consulting staff has served the Brea Planning
Department and the Redevelopment Agency for over a decade, including
updating key components of the downtown parking study for the proposed
South Orange Avenue Parking Structure.
We developed and calibrated the
Downtown Brea shared parking model,
reviewed the current parking supply/
demand patterns, and prepared an
overall evaluation of the adequacy of
the current parking supply based on
the estimated peak parking demand
with both the current and alternate
future land uses. Management and
operation of the shared parking
program among the downtown retail,
restaurant, entertainment, commercial,
and residential uses were keys to the
program’s continuing success.
San Jose Downtown
San Jose, California
Gibson Transportation Consulting staff, with Pat Gibson serving as Project
Manager, evaluated the existing and future parking demand in downtown
San Jose. The Downtown Strategic Plan, completed in 2000, called for over
10 million square feet of new development in downtown over 10 years.
Much of this development was
sites were recommended for further
proposed to occur on land parcels then
study. The City Council adopted the
being used as surface parking lots. The
recommended parking locations along
10-year need for new public parking
with the revisions to the zoning code,
downtown was expected to total almost
a program of off-site and peripheral
5,000 new spaces. We identified the
parking, and a financing plan to pay
future need and evaluated alternate
for the recommended program. We
locations for the new parking. Working
updated the Plan in 2006 due to
with International Parking Design,
significant changes in development
alternate parking garage layouts were
trends.
prepared for 15 sites. A total of five
Los Gatos Downtown
Los Gatos, California
With Pat Gibson as Project Manager, Gibson Transportation Consulting staff
prepared a parking management plan for downtown Los Gatos, including
the civic center area. We studied historical parking demand patterns and
conducted new parking occupancy surveys.
The study included meetings with
new surface parking lots. Long-range
parking permits was recommended to
the adjacent neighbors as well as the
recommendations included two
protect the retail customer spaces in
business community at key points
potential locations for underground
the prime areas.
during the analysis. We produced a
parking garage development. New
series of short-term and long-term
parking enforcement and residential
recommendations that included
parking permit procedures were
restriping existing lots and developing
recommended. A system of employee
PSOMAS
555 S. Flower St.
(213) 223-1400
CRA / LA Pacoima Town Center
Streetscape Improvement Project
Pacoima is located in the northeast San Fernando Valley in a gently sloping
flood plain below the San Gabriel Mountains, Kagel Canyon and the Tujunga
Wash. The streetscape plan, in conjunction with the Pacoima Community
Design Overlay District (CDO), is intended to connect new and existing
projects into a cohesive design scheme that will promote an attractive and
inviting commercial corridor, as well as enliven the pedestrian experience.
Psomas provided design of streetscape
Interstate 5 to Pacoima Recreation
pedestrian facility design measures,
improvement services that include
Center); San Fernando Road (between
way finding signage, street furniture,
assessment of the existing street
Highway 118 to Whiteman Airport)
landscaping and irrigation.
conditions, topographic survey and
The proposed improvements include
utility mapping, design development,
new or replacement of sidewalk,
construction plans and documents,
driveway, access ramp, curb and
processing permits for approval,
gutter, street lighting, storm water best
construction monitoring, and project
management practice, ‘Place-making/
close-out for the following streets:
gathering’ features, ‘Green’ street
Van Nuys Boulevard (between
features, ‘Sustainable’ design features,
Los Angeles Air Force Base
The United States Air Force partnered with developer SAMS Venture
(a partnership of Kearny Real Estate, Morgan Stanley and Catellus) to
update and consolidate their facilities in El Segundo. In exchange for three
properties to redevelop, the developer will build 560,000-square feet of stateof-the-art building space for use by the Air Force.
Psomas has been retained by the
demolished to accommodate the
administrative and special purpose
developer to provide planning and
proposed project. The proposed
facilities.
entitlement assistance (including
project is a 750-unit, gated, mixed-
writing specific plans and complex
type residential community with
development on this property
multi-jurisdictional negotiations and
recreation areas on approximately
consists of gated residential
approvals in an accelerated time
39 acres. Jurisdiction will change
condominium development and
frame), engineering support services,
from the City of El Segundo to the
recreational amenities in the City
and subdivision mapping for the more
City of Hawthorne.
of Hawthorne. Up to 280 units are
than 1,000 residential units planned for
Los Angeles Air Force Base Property
Willow Glen (Area C): The proposed
planned on approximately 13 acres.
the redeveloped sites. The three project
(Area B): The proposed project
areas are:
on this property consists of the
Psomas has been recognized for an
enhancement of the existing 54-acre
award by the Los Angeles Chapter of
Pacific Glen (Area A): Current
site that is currently occupied by the
the American Planning Association for
development on this site includes
Los Angeles Air Force Base, as well
their work on this project.
buildings totaling about 835,000
as the construction of approximately
square feet which would be
560,000 square feet of new
Campus El Segundo
The Campus El Segundo is a master planned community located on a 46.5acre site in the northeast portion of the City of El Segundo. When completed,
it will comprise more than 2 million SF of state-of-the-art office and retail
space designed to blend business with retail, entertainment, and recreation
in an efficient and environmentally-friendly manner.
Psomas provided a wide range of
services for the project, including
preparation and processing of the
development agreement, tentative tract
map, master plan engineering, general
plan amendment, zone change, the
Specific Plan, conditional use permit,
subdivision mapping, planning and
entitlements, and coordination and
management of subconsultants.
Boulevard 6200 Hollywood Gateway
A mixed-use project generally located at the comer of Hollywood Boulevard
and Argyle Street. Located on a seven-acre site adjacent to the historic
Pantages Theatre, the LEED Silver mixed-use project includes 175,000 SF
of retail and restaurant space, 40,000 SF of live/work/office space, 1,000
apartment units and 12,000 SF of open public space.
Psomas developed the civil concept
design, traffic and topographic studies,
the EIR hydrology-level report, concept
grading plan, conceptual wet utility
plan, managed client and agency
meetings, and other coordination
efforts with other consultants.
New Dana Strand
Psomas is providing entitlements and a full range of engineering services
including drainage, grading and utilities, as well as extensive surveying to
redevelop the currently vacant site in the harbor area of Los Angeles. The
site, known as Dana Strand, was previously occupied by 388 dwelling units
for low to moderate income families.
The Housing Authority of the City of
incorporating community rooms,
In addition, the overall site plan
Los Angeles and its selected non-profit
a property management office,
incorporates a number of community
developers, Mercy Housing California
laundry facilities and a 5,000-square-
amenities that will serve the residents
and Los Angeles Community Design
foot childcare center.
of New Dana Strand and the
Center, are proposing to redevelop
Townhomes comprised of 115
surrounding neighborhood. The first
the site with 412 dwelling units and
attached townhouse units with
of these accessory uses is a childcare
several ancillary uses that will benefit
individual entry from the outside, as
facility that will be housed in three
the project residents as well as the
well as a garage on the ground floor
single-story building of 5,000 square
community.
of each unit.
feet and will include five classrooms.
Senior Housing comprising 100
The second accessory use is a one-
The residential components include the
rental apartments for seniors in a
story, 10,000 square foot lifelong
following four pieces:
4-story building.
learning center with 6 classrooms.
Garden Apartments comprised of
120 rental apartments for families
in a 3-4 story building, also
For-Sale Homes comprised of 77
single-family, 3 and 4 bedroom
homes.
Grand Avenue Redevelopment
The Grand Avenue Redevelopment will transform the civic and cultural
districts of Downtown Los Angeles into a vibrant new regional center. It will
showcase entertainment venues, restaurants, and retail, mixed with office
buildings, a hotel, and over 1,000 housing units.
Spanning approximately seven acres
over three city blocks, the development
will include remaking the street itself
into an inviting pedestrian space.
Psomas’ services include engineering,
surveying, planning, and entitlements,
including preliminary engineering
studies, estimate of probable costs,
determination of development fees,
scheduling, and consulting.
Playa Vista
The Playa Vista property spans more than 1,087 acres at the western edge
of Los Angeles on the former site of the Hughes Aircraft Plant. The master
planned community includes a mix of more than 3,000 residential housing
units ranging from affordable to luxury, and office and commercial space.
Playa Vista also features parks and
and natural resource experts played a
recreational facilities, all next to a
major role in planning the preservation
restored wetland and wildlife preserve.
and restoration of the Ballona
Psomas played a substantial role in
Wetlands, one of the two remaining
securing entitlements for both Phases
coastal wetlands in Los Angeles
One and Two. Civil engineering
County.
services included grading, street and
infrastructure design. In addition,
Psomas aided in the development and
implementation of a number of highlycomplex transportation solutions for
this new community. Our hydrology
Project Lotus
Psomas provided civil engineering services for the project known as Project
Lotus at 9900 Wilshire, located adjacent to the existing Beverly Hilton at the
junction of both Wilshire and Santa Monica Boulevards. The 8-acre project
will provide 252 condominiums, 12-floors and will incorporate underground
car parking.
Total construction area is 1,500,000
SF. The project will also include the
realignment and upgrading of the
existing road known as Merv Griffin
Way. Project achieved a Gold LEED
standard. Psomas provided services
during the programming phase,
schematic design, design development,
contract documents, permitting phases,
construction phases, close out phase
and provided design survey.
Tustin Marine Corps Air Station Re-Use
The closure of the 1,600-acre Tustin Marine Corps Air Station provided the
City of Tustin in Southern California with the opportunity to develop the
site as a full-size community of homes, schools, a golf course, retail, and
commercial development. Psomas is providing civil engineering and land
surveying services for the Westerly Phase.
LISA WISE
CONSULTING
983 Osos St.
San Luis Obispo, CA 93401
(805) 595-1345
Downtown Specific Plan and
Form-Based Code
City of Soledad
In 2011, LWC was hired by the City of Soledad, California to lead a team of
consultants including Sargent Town Planning, Raimi+ Associates, Nelson \
Nygaard, Hanna-Brunetti, Jacobson & Wack, and SWCA to update the City’s
Downtown Specific Plan.
A key component of the project is a
The Downtown Specific Plan builds
diverse range of stakeholders and
detailed Vision Program that guided
on the City’s existing downtown
community members and various
the Specific Plan Update. LWC was
assets including recently improved
opportunities to provide input.
responsible for project management,
streetscapes, a compact pedestrian-
land use planning, economics, financial
oriented street network, and successful
feasibility, and public outreach.
local businesses.
The Downtown Specific Plan Update
The public outreach program included
seeks to restore the City’s historic
numerous workshops, a three-day,
downtown as the commercial center,
design charette, economic forum, and
which has been undermined by
adoption hearings. The public outreach
strip-mall retail at the City’s edge.
program was crafted to include a
Bellevue Community Plan
City of Merced
In 2011, LWC was hired by the City of Soledad, California to lead a team of
consultants including Sargent Town Planning, Raimi+ Associates, Nelson \
Nygaard, Hanna-Brunetti, Jacobson & Wack, and SWCA to update the City’s
Downtown Specific Plan.
A key component of the project is a
The Downtown Specific Plan builds
diverse range of stakeholders and
detailed Vision Program that guided
on the City’s existing downtown
community members and various
the Specific Plan Update. LWC was
assets including recently improved
opportunities to provide input.
responsible for project management,
streetscapes, a compact pedestrian-
land use planning, economics, financial
oriented street network, and successful
feasibility, and public outreach.
local businesses.
The Downtown Specific Plan Update
The public outreach program included
seeks to restore the City’s historic
numerous workshops, a three-day,
downtown as the commercial center,
design charette, economic forum, and
which has been undermined by
adoption hearings. The public outreach
strip-mall retail at the City’s edge.
program was crafted to include a
West Grand Avenue Master Plan
City of Grover Beach
In January 2010, the City of Grover Beach, California hired LWC together with
Opticos Design, Inc., and Omni- Means Engineering to develop the West
Grand Avenue Master Plan. The Master Plan implements the goals set forth
in the City’s 2004 Visioning Project, 2010 General Plan Update, and Economic
Development Strategy. C G B | W G a M P
ity of
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The City of Grover Beach West Grand
Avenue Master Plan was awarded the
2011 Outstanding Planning Award
BeaCh
aCCeSS
Pacific Ocean
for best practices from the California
Central Coast Chapter of the American
GrOVer
BeaCh
LODGe
Planning Association.
k
The Master Plan focuses on flexible,
high-quality guidelines for architecture
train
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recommendations were based on
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local residents. Guidelines and
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ramona aven
centers that serve tourists and
e
Plac
2nd Street
4th Street
rockaway av
corridor to create vibrant activity
kett
Bec
ViSitOr
SerVinG
DiStriCt
and public streetscape enhancements
in three distinct districts along the
5
al
.W
in
7th Street
previous planning work completed
8th Street
by the City, as well as feedback from
5 Min. W
alk
a community workshop conducted in
CentraL
BUSineSS
DiStriCt
9th Street
raMOna
Park
June 2010 and extensive one-on-one
10th Street
interviews.
11th Street
12th Street
The team included Opticos Design,
13th Street
Inc., Omni-Means Engineering & SWCA
aUtOOrienteD
DiStriCt
Environmental Consultants
14th Street
5M
in.
Wa
lk
16th Street
n
Oak Park Bouleva
rd
Figure 1.1 Master Plan Summary Map
Master Plan Concept Summary Map
Gateways
Visitor Serving District
Parks
Major Destinations
Central Business District
5 Minute Walk
Major Connectors
Commercial District
Master Plan Project Boundary
2
Downtown Mixed-Use Master Plan and FormBased Development Code
City of Benicia
LWC was part of the team led by Opticos Design, Inc. that was hired to create
the Master Plan and Form-based Code for the historic downtown commercial
corridor of Benicia.
The Master Plan and Code applies to
extensive outreach process that
The City of Benicia Downtown Mixed-
an 80-acre mixed-use area with retail,
was initiated with a five-day design
use Master Plan and Form- Based Code
office, and residential uses. Community
charrette. The Plan includes downtown
was awarded the 2008 Driehaus Award
goals included a revitalization of the
improvement strategies and the
by the Form- Based Codes Institute
area, provide more retail and shopping,
calibration of a detailed form-based
and protect the historic neighborhoods
code that responded to the unique,
from non-residential encroachment.
mixed-use, historic character of the
The Master Plan successfully captured
district.
Chapter 1: Introduction
the community’s goals through an
Downtown
Mixed Use
Planning Area
“Yuba”
Property
Lower Arsenal
Planning Area
Vallejo
Va
Val
a lej
lej
le
ejo
80
I -7
Benicia
Ben
B
en
nici
iccia
ici
Crockett
Carquinez Strait
I-6
80
St
Martinez
M
Ma
Mar
a
ar tin
tiin
nez
ezez
M
ez
at
e
u
Ro
te
4
Location and Overview
The project area is located in downtown Benicia, California, and is bounded roughly
by West Second Street to the west, C Street to the south, East Second Street to the
east, and K Street to the north. The project area comprises approximately 88 acres.
The majority of the project area is contained within the Downtown Historic District.
Above: The Downtown Mixed Use
project area is an 88-acre portion of
downtown Benicia centered along First
Street and located in eastern Benicia in
the northern Bay Area.
1-2
Downtown Mixed Use Master Plan
Opticos Design, Inc.
Ashland Cherryland Business District
Specific Plan and Code
County of Alameda
Lisa Wise Consulting, Inc. (LWC) was retained by the County of Alameda,
California as the lead firm to prepare an update to the Ashland and
Cherryland Business District Specific Plan.
The project entails analyzing the Plan
Community outreach is facilitated
The Team includes Opticos Design, Inc.
Area, distilling the current community
through a project-based, multi-lingual
Fehr and Peers,., JWC Urban Design,
profile, evaluating market conditions
website and social media channels.
Local Government Commission, MJB
and opportunities, formulating long-
These tactics encourage idea sharing,
Consulting, , Rincon Consultants, Inc.,
term strategies, identifying funding
and keep the community informed of
and Seifel Consulting, Inc.
sources, and revising the existing
interviews, workshops, and meetings.
Code to implement the new vision.
Zoning Code and Local Implementation
Plan Update
City of Malibu
LWC was retained by the City of Malibu in the spring of 2011 to conduct a
comprehensive citywide Zoning Code update and corresponding update to
the City’s Local Implementation Plan.
LWC is working closely with Staff to
The community engagement process
members of the Architects and
create an update that continues to
for the Zoning Code update is
Engineers Subcommittee, the Chamber
protect and preserve Malibu’s coastal
structured to engage the public, City
of Commerce, community groups and
resources, effectively implements
officials, and the California Coastal
members of the public.
the General Plan and Local Coastal
Commission in a meaningful and
Plan, streamlines and simplifies the
effective way. The project includes
development review process, and
one-on-one interviews with City
complies with State law. Additionally,
Staff and regular users of the Code,
the new Zoning Code will incorporate
including planning and administrative
graphics, tables, and charts to create a
personnel, City Officials, members of
user-friendly and succinct document.
the Zoning Ordinance Revisions and
Code Enforcement Subcommittee,
South Shore Specific Plan and Code
City of Richmond
In April of 2013, Lisa Wise Consulting, Inc. was hired as the lead economics
and land use policy consultant on a team led by Opticos Design, Inc. to
complete a Specific Plan for the South Shore of Richmond California.
The Consultant Team includes Seifel
and integrated land uses that connect
The project involves a close
Consulting, Inc., WRT, Nelson\ Nygaard,
existing businesses and residents with
relationship with Richmond City staff,
ESA, Cargo Velocity, and Nichols
new development and a ferry terminal
and extensive community engagement,
Consulting Engineers.
slated to begin operation in 2014.
which includes a series of public
meetings and charrettes, a Citizens
The focus of the project is the
The project approach is comprehensive
Advisory Committee, and an Economic
development of economic and land use
in its assessment of future market
Advisory Panel. A final Specific Plan
strategies that maximize benefits to the
conditions for housing, retail, and
will be presented to the Richmond City
community from the 5.2 million square
employment generating uses with
Council and Planning Commission in
foot Lawrence National Laboratories
an emphasis on the market potential
2014.
research facility. The project also aims
for employment, medium-intensity
to capitalize on transportation, transit
housing, and supporting retail.
Economic Development Strategic Plan
City of San Luis Obispo
Lisa Wise Consulting, Inc. (LWC), in partnership with Seifel Consulting, Inc.,
was retained by the City of San Luis Obispo to prepare a five-year Economic
Development Strategic Plan.
The plan recommended strategies
to address major economic goals,
including creating more “head-ofhousehold” jobs.
The Team conducted significant public
outreach and economic analysis to
examine opportunities, challenges,
and existing conditions including
demographics, resources and
partnerships in the community. The
analysis included an extensive review
of the City’s development review
process and fees.
The Plan prioritized strategies that are
CITY OF SAN LUIS OBISPO
Economic Development Strategic Plan
OCTOBER 16, 2012
implementable within the five-year
timeframe and included metrics for
measuring the success of each strategy.
LWC worked closely with City Staff
to incorporate data and findings from
previous local economic development
work and to reach key members of the
community.
MERIDIAN
CONSULTANTS
860 Hampshire Rd.
Westlake Village, CA 91362
(805) 367-5720
Thousand Oaks Boulevard Specific Plan EIR
Thousand Oaks, California
Mr. Locacciato managed the preparation of this EIR for the City of Thousand
Oaks. The Thousand Oaks Boulevard Specific Plan addresses over 275 acres
within the core of the City of Thousand Oaks along three and a half miles of
Thousand Oaks Boulevard.
This Specific Plan regulates the mix
within the Specific Plan area. This plan
of land uses, heights, setbacks and
was won the 2012 American Planning
parking requirements allowed within
Association California Chapter Award
the Specific Plan Area and contains
of Merit.
new development standards allowing
mixed-use projects, increased height
and density and master planned
streetscape and landscape standards
to improve the visual and pedestrian
character of the Boulevard. The EIR
evaluated the potential impacts of up
to 1.1 million square feet of commercial
development and 370 housing units
Paso Robles Uptown Town Center Specific
Plan EIR
Paso Robles, California
Mr. Locacciato managed the preparation of the EIR for the Downtown
Specific Plan for the Uptown and Town Center areas of the City of Paso
Robles.
The goals of the Specific Plan include
majority of residences can live, work,
Environmental issues evaluated
(1) Continue revitalization of the
and shop; and (4) Capitalize on one
in the EIR included impacts to the
historic Downtown; (2) Encourage
of the few remaining passenger rail
Salinas River Corridor from Specific
infill development as a means of
stations between Los Angeles and San
Plan implementation, transportation
accommodating growth, while
Francisco. The EIR evaluated build out
and traffic impacts, infrastructure
preserving significant historic
of the City’s preferred Development
improvements, land use and planning,
resources, enhancing open space
Scenario, defined through a Form-
cultural and historic resources, and
areas, reducing vehicle miles traveled
Based Code addressing five key
public services.
and other negative environmental
walkability sheds, which represent
effects, and enhancing livability and
the extent of the distance a typical
quality of life; (3) Strive to maintain
pedestrian will walk-approximately
a balanced community, where the
5 minutes or one-quarter of a mile.
PERFORMANCE
SCHEDULE
DOWNTOWN SPECIFIC PLAN Performance Schedule 73
SCHEDULE PROPOSAL
CITY OF MANHATTAN BEACH DOWNTOWN SPECIFIC PLAN
DOWNTOWN SPECIFIC PLAN Performance Schedule 75
OUR
TEAM
DOWNTOWN SPECIFIC PLAN Our Team 77
NATHAN
CHERRY
FAIA, AICP, LEED AP BD+C,
Vice President
URBAN DESIGN
Specializing in urban
infill redevelopments
and campus planning,
Nate is town architect for
numerous municipalities
and is a published author.
78 Our Team DOWNTOWN SPECIFIC PLAN
SELECT EXPERIENCE
Ala Moana Neighborhood TransitOriented Development Plan Honolulu,
HI, United States
Downtown Anaheim Redevelopment
Master Plan 840,977-SF, 10.0-AC, mixeduse development, including 54,000-SF of
retail, 430 housing units and 725 parking
spaces, Anaheim, CA, United States
Downtown Brea Redevelopment
Master Plan 1,088,995-SF, 25.0-AC,
master plan for mixed-use redevelopment
including a 22-screen Cineplex, more than
220,000 SF of retail, nearly 100 residential
units, two parking structures, civic space
and year-round events, Brea, CA, United
States
475,000-SF open-air retail destination ,
Pasadena, CA, United States
Memphis Aerotropolis Master
Plan Memphis, TN, United States
Tustin Legacy Park Community Core
master planned community core, including
160,000-SF of retail, 2.2 million-SF of
office uses , 900 dwelling units, a hotel
and health club, Tustin, CA, United States
Dominion Bridge at Ramsay
Exchange 479,160-SF, 11.0-AC, urban
mixed-use project oriented around the
principles of smart growth and sustainable
development, Calgary, AB, Canada
Alhambra West Main Corridor
Redevelopment Master Plan 248,480SF, 7.9-AC, Alhambra, CA, United States
Glorypark 2,000,000-SF, 66.0-AC,
mixed-use development including retail,
entertainment, office, multi-family
residential, and 3 hotels anchored by the
Rangers Ballpark, Arlington, TX, United
States
Pasadena Central District Specific
Plan 960.0-AC, specific plan to guide
development within Pasadena’s Central
District including growth policies,
development, regulations and design
guidelines, Pasadena, CA, United States
Eau Claire TOD Mixed-Use 1,614,585SF, 6.0-AC, mixed use development with
1100 residential units distributed across six
residential towers, a 350 room hotel and
retail in the downtown Eau Claire area of
Calgary, Calgary, AB, Canada
LA Sports & Entertainment District
master plan and architecture for a 33-acre
urban district incorporating major sports
and entertainment facilities, Los Angeles,
CA, United States
Embarcadero Center San Francisco, CA,
United States
Burbank Urban Design
Masterplan 2,613,593-SF, 60.0-AC,
master planning, urban design, community
outreach, new housing development
standards, Burbank, CA, United States
Burbank Town Center
Masterplan Burbank, CA, United States
Monrovia Transit Village 3,484,802-SF,
79.8-AC, masterplanning, urban design
and conceptual architecture for mixed-use
transit-oriented development, Monrovia,
CA, United States
Paseo Colorado 415,000-SF, 10.9-AC,
387 residential units above a 2 level,
Fresno Uptown Cultural Arts District
Redevelopment Master Plan master
plan for implementation designs that
enhance the entire district, Fresno, CA,
United States
Goodyear Ballpark Village 1,800,000SF, mixed-use development featuring
retail, residential, two hotels, conference
center and office space situated around
a major league ball park, Goodyear, AZ,
United States
Long Beach Promenade mixed-use
development, includes 86 residential units,
10,600-SF retail, a 124,700-SF parking
structure, Long Beach, CA, United States
Midtown East Visioning Study 150.0AC, Ventura, CA, United States
Riverpark New Community Master
Plan 480.0-AC, master planned mixeduse development including 2,000
single and multi-family residential units,
500,000-SF of office, 540,000-SF of
retail/entertainment, and 150,000-SF of
exposition space, Oxnard, CA, United
States
YEARS’ EXPERIENCE
26 Years
EDUCATION
Harvard University Master of
Architecture in Urban Design
Tulane University Bachelor of
Architecture
LICENSES AND
CERTIFICATIONS
Registered Architect: New York
Certified Urban Planner
LEED AP Building Design + Construction
PROFESSIONAL
AFFILIATIONS
American Institute of Architects, College
of Fellows
American Planning Association
California Redevelopment Association
Central City Association
Los Angeles Headquarters Association
Urban Land Institute
NOAM
MAITLESS
AIA, LEED AP BD+C
Associate Vice President
PROJECT MANAGER
Noam has extensive
experience in transitoriented development in Los
Angeles for both public and
private clients.
SELECT EXPERIENCE
TRANSPORTATION - TOD AND MIXED-
YEARS’ EXPERIENCE
USE
20 Years
Metro Westlake TOD Los Angeles, CA,
United States
EDUCATION
Bob Hope Airport B-6 Master Planning
Study Burbank, CA, United States
PRIOR EXPERIENCE
TRANSPORTATION - DESIGN
STUDIES/STANDARDS
Metro Unified Design Guidelines Los
Angeles, CA, United States
Metro Sustainability Guidelines, Los
Metro Rail Design Criteria, Los
Metro BRT Design Criteria Los Angeles,
CA, United States
Metro Environmental Graphic
Standards Los Angeles, CA, United
States
Metro Division 7/West Hollywood TOD
Master Plan West Hollywood, CA, United
States
Arpeggio Mixed-Use
Development Berkeley, CA, United
States
Redondo Beach Transit Center/
TOD Redondo Beach, CA, United States
Metro Division 6/RAD MixedUse Culver City, CA, United States
Long Beach TOD Long Beach, CA,
United States
Taylor Yard Mixed-Use
Development Glendale, CA, United
States
City of Bell TOD Bell, CA, United States
City of Covina Downtown TOD Covina,
CA, United States
Harvard University Master of
Architecture
Stanford University Master of
Humanities
Stanford University Bachelor of English
Literature
LICENSES AND
CERTIFICATIONS
Registered Architect: California
LEED AP Building Design + Construction
PROFESSIONAL
AFFILIATIONS
American Institute of Architects
KURT
NAGLE
AICP, ASLA,
LAND USE PLANNING
Experienced in working with
local communities, Kurt’s
landscape design work
intersects with his interest
in community revitalization,
emphasizing the design of
streetscapes and outdoor
public spaces.
SELECT EXPERIENCE
HI, United States
LA Sports & Entertainment District
master plan and architecture for a 33-acre
urban district incorporating major sports
and entertainment facilities, Los Angeles,
CA, United States
Downtown Brea Redevelopment
master plan for mixed-use redevelopment
including a 22-screen Cineplex, more than
220,000 SF of retail, nearly 100 residential
units, two parking structures, civic space
and year-round events, Brea, CA, United
States
Burbank Urban Design
Masterplan 2,613,593-SF, 60.0-AC,
master planning, urban design, community
outreach, new housing development
standards, Burbank, CA, United States
Alhambra West Main Corridor
Redevelopment Master Plan 248,480SF, 7.9-AC, Alhambra, CA, United States
Tustin Legacy Park Community Core
master planned community core, including
160,000-SF of retail, 2.2 million-SF of
office uses , 900 dwelling units, a hotel
and health club, Tustin, CA, United States
Sacramento Sports and Entertainment
District 78.0-AC, retail and entertainment
master plan including an arena, office,
dining, an ampitheater and parking,
Sacramento, CA, United States
YEARS’ EXPERIENCE
Eastern Urban Center at Otay
Ranch 3,500,000,000-SF, 206.0-AC,
mixed-use town center, includes 3000
housing units and 3.5 million-SF of civic,
commercial and employment center uses
serving as the ‘heart’ of the Otay Ranch
community, Chula Vista, CA, United States
L.A. LIVE 610,000-SF, 27.2-AC, retail and
entertainment district, component of larger
LA Sports & Entertainment District Master
Plan, Los Angeles, CA, United States
22 Years
EDUCATION
University of Virginia Master of
Landscape Architecture
University of California,
Berkeley Master of Urban Planning
University of California, Los
Angeles BA of Geography
LICENSES AND
CERTIFICATIONS
PROFESSIONAL
AFFILIATIONS
American Society of Landscape Architects
STEPHEN
MILLER
Designer
URBAN DESIGN
Stephen specializes in
town center rejuvenation,
community revitalization,
suburban town centers, and
high-density mixed-use
projects.
SELECT EXPERIENCE
HI, United States
Burbank Town Center
Masterplan Burbank, CA, United States
Eau Claire TOD Mixed-Use 1,614,585SF, 6.0-AC, mixed use development with
1100 residential units distributed across six
Aloha Stadium Neighborhood TransitOriented Development Plan Honolulu,
HI, United States
Embarcadero Center San Francisco, CA,
United States
Orlando Mixed Use Downtown
Development near Amway
Center Orlando, FL, United States
YEARS’ EXPERIENCE
3 Years
EDUCATION
University of Southern
California Master, Urban Planning
University of Maryland Bachelor, Art
History
JUDE
ELLEDGE
CITY PLACEMAKING
Experienced in outreach
programs, Jude is
passionate about
creating just and resilient
communities.
SELECT EXPERIENCE
Bingham Crossing Logo &
Brochure 309-AC, mixed-use lifestyle
center including commercial, residential,
and open space, Calgary, Canada
Eau Claire TOD Mixed-Use 6.0-AC,
mixed use development with 1100
residential units distributed across six
The Village at San Antonio Center 16AC, mixed use retail and commercial
office, Mountain View, CA, United States
PRIOR EXPERIENCE
Lend Lease Melbourne Central
Redevelopment Project Partnered with
Village Well to produce master plan while
ensuring that it would be relevant to the
communities of Melbourne and connect
to the fabric of the vibrant city, Melbourne,
Australia
City of Huntington Beach Sustainable
Surf City Outreach Program Awardwinning program that, through a series of
workshops and training, engaged with the
small business community of Huntington
Beach to help them understand the
environmental impacts and how they could
reduce energy costs, Huntington Beach,
CA, United States
Northern Grampians Shire Empower
the community of drought stricken country
Victoria, St. Arnaud, Halls Gap and Stawell,
Australia
City of Banyule Visioning Developed
downtown and main street renewal
programs, Banyule, Australia
YEARS’ EXPERIENCE
18 Years
EDUCATION
Royal Melbourne Institute of
Technology Bachelor of Interior Design
PROFESSIONAL
AFFILIATIONS
Retail Design Institute
California Economic Development Board
City of Stonnington Retail and
Technology Visioning Developed
downtown and main street renewal
programs, Stonnington, Australia
City of Manningham Business
Outreach Developed downtown and main
street renewal programs, Manningham,
Australia
Shepparton Moovement Cows
Program Designed and implemented
arts program in struggling Australian rural
communities, Shepparton, Australia
KEVIN
ENGSTROM
ECONOMIC PLANNING LEAD
Kevin Engstrom is a Principal in the Los Angeles office of Keyser
Marston. For over 15 years, Mr. Engstrom has provided public and
private clients with real estate and financial expertise, including:
market and financial feasibility studies, fiscal impact analyses,
economic revitalization consulting, financial modeling, developer
selection and disposition consulting.
SPECIFIC AREAS OF EXPERTISE
MARKET AND FEASIBILITY STUDIES
During his tenure at Keyser Marston, Mr. Engstrom has conducted a number of market and feasibility studies for cities throughout
California. For these analyses Mr. Engstrom assessed current market conditions; projected future demand for residential, retail, office,
industrial and hotel development; tested the financial feasibility of prototypical projects; and prepared implementation strategies.
Project examples include:
Shaw Avenue Market Study, Clovis
Brea General Plan Update
Whittier Boulevard Master Plan
Downtown Ventura Specific Plan
San Sevaine Economic Dev. Strategy
La-Canada-Flintridge Downtown Plan
Yucaipa Corridor Specific Plan
West Anaheim Specific Plan
Gold Line TOD Market Study, La Verne
Central Long Beach Strategic Plan
Red Line TOD Market Study, MTA
DISPOSITION CONSULTING
In addition, Mr. Engstrom has consulted in all areas of the disposition process for redevelopment projects and surplus properties
for public agencies. His experience includes project planning, preparing and evaluating Requests for Proposals and Qualifications,
developer selection, negotiation support and financial feasibility analyses for cities throughout the State, including Los Angeles,
Anaheim, Brea, Glendale, Long Beach, Poway, Pasadena and Monterey Park.
MARKET AND FINANCIAL SERVICES FOR HOTEL PROJECTS
Mr. Engstrom has also provided market and financial services for over 50 hotel projects throughout California, including the Beverly Hills
Montage, Huntington Beach Grand Hyatt, Anaheim Doubletree and the Glendale Embassy Suites.
PROFESSIONAL CREDENTIALS
Mr. Engstrom is a member of the Urban Land Institute, the California Redevelopment Association (CRA) and the International Council
of Shopping Centers. For the past four years he co-instructed the Basic Pro Forma Class at the CRA’s Redevelopment Institute in
Southern California. Mr. Engstrom has also served as an instructor at California State University Fullerton in the Geography department.
Mr. Engstrom earned his master of arts from the University of Arizona and his bachelor of arts from Villanova University.
KATHLEEN
HEAD
MANAGING PRINCIPAL
Ms. Head is the Managing Principal in the Los Angeles office of
Keyser Marston. Ms. Head joined the firm in 1983, and manages
the firm’s affordable housing practice. Ms. Head also provides
public and private clients with real estate economic analysis for a
wide variety of land uses.
KEY ROLE
In Keyser Marston’s Los Angeles office, Ms. Head plays a key role in structuring affordable housing transactions, strategy development,
policy analyses and program creation for redevelopment agencies, cities and counties throughout California. Ms. Head has also actively
participated in crafting California legislative housing initiatives, and is a long-term member of the California Redevelopment Association
(CRA) Housing Committee. During her tenure in the Keyser Marston Los Angeles office, Ms. Head has assisted more than 100 public
sector clients throughout California, and has also represented several clients in other western states. A representative sample of clients
that Ms. Head has assisted includes Anaheim, Burbank, Costa Mesa, Culver City, Huntington Beach, Long Beach, Pasadena and Santa
Ana.
AFFORDABLE HOUSING TRANSACTIONS
Ms. Head advises clients in structuring a wide variety of affordable housing projects, with transactions ranging from the complex
leveraging and layering of multiple funding sources for multi-phased mixed-use projects, to the simple acquisition and rehabilitation of
single buildings. Her involvement with projects ranges from the initial creation of RFP/Q’s for developer solicitation, to the negotiation
and implementation of the Affordable Housing Agreement that will guide the development. Ms. Head has experience working with
Property Tax Increment Housing Set-Aside funds; Federal HOME funds; Federal and State Low Income Housing Tax Credits; MultiFamily Housing Program funds; and HUD Section 202 and 811 funds.
AFFORDABLE HOUSING STRATEGIES / POLICIES
Ms. Head assists in creating affordable housing legislation that currently guides California redevelopment agencies. Utilizing that
expertise, Ms. Head has prepared the affordable housing section of numerous AB 1290 Implementation Plans and has assisted several
cities in developing comprehensive strategies for fulfilling both the legal requirements and the client’s policy goals and objectives.
AFFORDABLE HOUSING PROGRAMS
Ms. Head has participated in the creation of over 20 inclusionary housing programs. These programs are designed to assist the
jurisdiction in fulfilling the affordable housing production requirements imposed by the California Redevelopment Law and by the
Regional Housing Needs Assessment imposed for Housing Element purposes. Ms. Head’s role includes the recommendation of the
appropriate requirements to be applied by each jurisdiction, the accompanying economic burden analysis and in-lieu fees studies. Ms.
Head has assisted numerous clients in the creation of home buyer programs, rehabilitation loan programs and programs targeting
specific neighborhoods for a variety of affordable housing activities.
Ms. Head holds master’s degrees in business administration and urban planning from UCLA, and a bachelor’s degree in history from
UCLA. Ms. Head also has taught the Advanced Affordable Housing and Inclusionary Housing courses offered by the CRA, and is a
frequent speaker at CRA, League of Cities and National Associations of Housing and Redevelopment conferences.
JAMES A.
RABE
James Rabe is a Senior Principal in Keyser
Marston’s Los Angeles office. For more than 25
years he has provided public and private clients
with real estate and financial expertise.
KEY ROLE
Mr. Rabe assists clients in public/private real estate and economic development activities from Keyser Marston’s Los Angeles office.
He provides public and private sector clients with services in the following areas: public finance, specific plan feasibility, fiscal impact,
financial modeling, developer selection, asset management and deal structuring and transaction negotiation.
PUBLIC/PRIVATE DEVELOPMENT SPECIALIST
Recognized as an expert in real estate advisory services, Mr. Rabe specializes in public/private transactions. Examples include the
RiverPark planned development, Pacific View Mall, the revitalization of downtown Anaheim and several transit-oriented mixed-use
projects. He has assisted public and private clients in the analysis and implementation of residential, commercial, industrial, office,
hotel, and mixed-use projects, and master plan developments in California, Arizona and Nevada.
ADDITIONAL AREAS OF SPECIALIZATION
Mr. Rabe has consulted in all areas of the disposition process for redevelopment projects and surplus properties for public agencies,
including project planning, Requests for Proposals and Qualifications, and developer selection. He has worked with planning
consultants to develop feasible specific plans. He has also served as financial advisor, special tax consultant and developer’s advisor for
bond issues in California.
Mr. Rabe is a member of the Counselors of Real Estate (CRE). He is a past board member of the California Association for Local
Economic Development, a member of the California Redevelopment Association, the International Council of Shopping Centers and
the Council for Urban Economic Development. He served as President of the Verdugo Hills Boy Scout Council and as a Resource
Professional for Urban Land Institute and the California Redevelopment Association. Mr. Rabe has also served as a guest lecturer at
the University of Southern California School of Urban and Regional Planning; and the University of California, Los Angeles School of
Architecture and Urban Planning.
Mr. Rabe earned his master of arts in economics from the University of Southern California, and his bachelor of arts in economics from
the University of California, San Diego.
PATRICK
GIBSON
P.E., PTOE, President
MOBILITY PLANNING LEAD
SPECIFIC AREAS OF EXPERTISE
TRAFFIC ENGINEERING
Directed Central Business District traffic studies in Culver City, Glendale, Long Beach, Los Angeles, Santa Monica, and Santa Rosa,
California
Directed campus traffic planning for California State University, Chico, Long Beach, Northridge, and University of California
Directed traffic signal timing/phasing analyses in Anaheim, Arcadia, and Lawndale.
TRANSPORTATION PLANNING
Served as the joint venture team project director on the Los Angeles Community Plan Revision Program, which developed updated
specific plans for the 35 planning areas in the City of Los Angeles. Directed the transportation planning team in the development of the
Los Angeles Downtown Strategic Plan
Directed long-range transportation planning for new towns or large-scale multi-use developments in Anaheim, Chula Vista, Los
Angeles, and Playa Vista
MIXED-USE PROJECTS
Prepared the traffic, parking, and transportation demand management programs for large, mixed-use developments for Universal
Studios Hollywood, Hollywood & Highland, Paramount Pictures Studios, and LAX Northside Project.
TRANSIT PLANNING
Designing a light rail station at the University of Redlands. Directed light rail transit corridor studies in the San Gabriel Valley and San
Diego.
PARKING
Directed over 50 downtown parking studies, including the Downtown San Jose Parking Management Plan, Downtown Pomona Parking
Management Plan, and downtown parking studies for Beverly Hills, Brea, Buena Park, Fullerton, Long Beach, Los Gatos, Pasadena,
San Diego, Temecula, and Whittier, California
Conducted parking needs, feasibility, and functional design studies, as well as numerous shared parking and parking financial
analyses, in Downtown Los Angeles, Anaheim, Arcadia, Culver City, Glendale, Hollywood, Huntington Beach, Irvine, Long Beach, Los
Gatos, Monrovia, Pasadena, Pomona, San Diego, San Francisco, Santa Ana, Santa Barbara, Santa Monica, Santa Rosa, Tustin, West
Hollywood, and Whittier, California; Phoenix and Tucson, Arizona; Reno, Nevada; Boise, Idaho; Tacoma, Washington; and Honolulu,
Hawaii.
EXPERIENCE
CERTIFICATIONS
AFFILIATIONS
45 Years
Civil Engineer: AZ, CA, IL, NV
Traffic Engineer: California
Institute of Transportation Engineers,
Fellow
Professional Traffic Operations Engineer,
National Registration
Design of Regional Shopping Centers,
Committee Member
EDUCATION
Northwestern University Master of
Science, Transportation Engineering
Oakland University Bachelor of Science,
Engineering Science
SARAH
DROBIS
P.E., Principal Associate
EXPERTISE
TRAFFIC ENGINEERING
Directed complex transportation planning studies for a wide variety of public and private projects throughout Southern California, with
particular expertise in the preparation of transportation analysis to support the environmental review process required by CEQA as well
as entitlement processing efforts. Managed numerous traffic studies that involve traffic impact analysis, transit analysis, construction
analysis, site access/internal circulation reviews, and congestion Management Program analysis. Developed comprehensive mitigation
and transportation improvement programs for retail, residential, mixed-use and medical development projects as well as schools,
universities and churches.
Representative projects include The Huntington Library and Visitors Center, the University of Southern California Health Sciences
Campus Beautification Project, Disney Golden Oak Ranch, The Gardens Casino, Manhattan Village Shopping Center, Hollywood
Cap Park Project, Highland-Selma mixed-use project, The Citadel Shopping Center, Hyatt Place El Segundo, Lakewood Mall, Marina
Marketplace, Wildflower Green Energy Farm, the Rialto Renewable Energy Center, and the Second + PCH Mixed-Use Project.
TRANSPORTATION PLANNING
Directed numerous traffic studies including site access/internal circulation planning for both public and private development projects
throughout California. Expertise also includes operational analyses, access and circulation planning for various travel modes (vehicular,
pedestrian, truck, transit, etc.), sight distance analysis, transportation master planning, regional travel demand modeling, corridor
studies, signal warrant analyses, development of trip generation models and traffic simulation modeling.
Managed the preparation of transportation planning studies and parking plans, as well as the implementation of transportation
improvements, for mixed-use, commercial, residential, and institutional development projects. Key projects include the Memphis
Aerotropolis: Airport City Master Plan in Memphis, Tennessee and a large scale traffic congestion improvement program for Los
Angeles and surrounding areas. Other current projects include the John Anson Ford Theatres Master Plan, AMPAS Academy Museum
of Motion Pictures, and Manhattan Village Shopping Center.
PARKING
Managed numerous parking studies and shared parking demand analyses for various commercial, residential and mixed-use
developments. Directed parking accumulation and utilization surveys, review and documentation of existing parking demand,
identification of peak parking demand, forecasts of future parking demand, review of published parking demand ratios, preparation
of shared parking demand analyses, and public hearing representation of the studies. Managed or assisted on several parking needs,
feasibility, and functional design studies, as well as numerous shared parking, parking management plans, neighborhood intrusion, and
parking financial analyses throughout Southern California.
Representative projects include studies for the Discovery Science Center, AMPAS Academy Museum of Motion Pictures, John
Anson Ford Theatres, Brea Marketplace, Uptown Whittier Parking Management Plan, and the University of Southern California Health
Sciences Campus.
EXPERIENCE
CERTIFICATIONS
AFFILIATIONS
45 Years
Civil Engineer: California
Institute of Transportation Engineers
EDUCATION
Vanderbilt University Bachelor of
Engineering, Civil Engineering and
Mathematics
Women’s Transportation Seminar
EUGENE
TANG
AICP, Associate
EXPERTISE
TRAFFIC ENGINEERING
Conducted a variety of traffic, circulation, and site access analyses for residential, institutional, commercial, and mixed-use
developments throughout Southern California. The studies involved site reconnaissance and the analysis of intersections, street
segments, alternative transportation methods, freeways, construction periods, neighborhood intrusion, as well as Congestion
Management Program analysis and the development of mitigation plans for traffic impacts.
Key projects include traffic impact studies for the AMPAS Academy Museum of Motion Pictures in Hollywood and for the Village at
Westfield Topanga shopping center in the Warner Center community of Los Angeles. Other recently completed studies include traffic
and parking analyses for an Equinox health club in the Encino community of Los Angeles, a renewable energy center in Rialto, a multifamily housing development in Montclair, and an expansion of the University of West Los Angeles, San Fernando Valley Campus.
PARKING
Currently conducting shared parking studies, parking demand analyses, and/or parking lot design reviews for Malibu Village, Santa
Monica Place, Westfield Topanga, Westfield MainPlace and Westfield Valencia Town Center. Recently completed a citywide parking
demand study for the City of Santa Monica and a parking study of the San Pedro Waterfront for the Port of Los Angeles. Other parking
projects include Lakewood Center, Manhattan Village Shopping Center, The Original Farmers Market, and a SoulCycle health club in
the Brentwood community of Los Angeles. Performed parking studies for the cities of Brea, Buena Park, Fullerton, and Los Angeles.
Conducted parking studies in Agoura Hills, Anaheim, Beverly Hills, Burbank, El Segundo, Glendale, Hollywood, Lakewood, Long Beach,
Los Angeles, Manhattan Beach, Pasadena, Pomona, San Pedro, Santa Monica, San Diego, Torrance, and West Hollywood.
TRANSPORTATION AND TRANSIT PLANNING
Assisted the Los Angeles County Metropolitan Transportation Authority in its efforts to improve public transit service and mobility, as
well as regional connectivity, for communities along the Crenshaw Transit Corridor in southwest Los Angeles County as part of the
Federal Transit Administration’s Alternatives Analysis/Draft Environmental Impact Statement (AA/DEIS) process.
Assisted the Oahu Metropolitan Planning Organization in developing the 2030 Oahu Regional Transportation Plan, which identified
improvements designed to accommodate projected growth and development on the island of Oahu.
Participated in the planning, modeling and forecasting, as well as initial traffic impact analyses, for the Honolulu High-Capacity Transit
Corridor project as part of the Federal Transit Administration’s Administration’s AA/DEIS process.
Prepared port-side impact analyses for the Hawaii Statewide Large-Capacity Inter-Island Ferry project, performing an operational study
of the existing inter-island ferry service and traffic impact analyses at existing and proposed harbors as part of an environmental impact
statement.
Performed the traffic impact analyses of the proposed Waimea Village Bypass Road and Waikoloa Resorts Bypass Road on the Big
Island of Hawaii. Participated in the traffic and pedestrian analyses of the proposed Waikiki Beachwalk project on Oahu.
EXPERIENCE
CERTIFICATIONS
14 Years
American Institute of Certified Planners
EDUCATION
AFFILIATIONS
University of California, Los
Angeles Bachelor of Arts, Geography/
Environmental Studies
MICHAEL
CREHAN
PE, Vice President
Psomas Principal and Vice President Michael J. Crehan is a licensed engineer with 25 years
experience covering all aspects of project management and civil engineering design associated
with infrastructure development including utility systems, grading, drainage and circulation.
He has prepared and managed the site civil design for master-planned communities,
commercial and institutional developments, campus developments, and redevelopment
programs involving existing and proposed infrastructure. Mr. Crehan has three civil design
teams under his direction and is the primary quality control reviewer for the permitting process,
and he is familiar with the intricacies of this process.
He began his engineering career after serving as Captain in the United States Marine Corps.
He is on the Board of Directors for the Harbor Association of Industry and Commerce and a
member of ACEC.
EXPERIENCE
CRA/LA Pacoima Town Center
Streetscape Improvement Project,
Pacoima, CA Through an on-call contract
with the Community Redevelopment
Agency of Los Angeles, as Principal-inCharge, Mr. Crehan is responsible for
overseeing a design effort to integrate
sustainable street elements into a
streetscape improvement project in the
San Fernando Valley. Psomas led a design
development effort for a 1.4 mile length of
Van Nuys Boulevard and a 0.5 mile length
of San Fernando Road in Pacoima to be
upgraded with a variety of sustainable and
livable streetscape features. Coordination
with the Business Improvement District
(BID), the County of Los Angeles Health
Department, and the City of Los Angeles
led to a streetscape design to improve
travel and safety for pedestrians and
bikers.
La Brea Streetscape, Los Angeles
Neighborhood Initiative, Los Angeles,
CA Principal-in-Charge to provide civil
engineering services which included
B-permit approval for the design and
preparation of construction plans for
the street improvements for the median
project located in Los Angeles. Psomas
was a subconsultant to Shared Spaces
Landscape Architects, project owner
is Los Angeles Neighborhood Initiative
(LANI).
Los Angeles Air Force Base, El
Segundo, CA Principal-in-Charge for
three redevelopment properties to
provided civil planning and entitlement
assistance including writing specific
plans and complex multi-jurisdictional
negotiations and approvals in an
accelerated time frame and subdivision
mapping for the more than 1,000
residential units.
New Dana Strand, Los Angeles,
CA Principal-in-Charge of this large mixeduse project for Mercy Housing which
included 120 market rate apartments,
115 townhomes, 100 senior apartments,
77 single family homes, and amenities
including a child care center and lifelong
learning center. Psomas provided survey,
entitlement, and engineering services for
both on- and off-site improvements and
mapping.
Rancheros, Carlsbad, CA Principal-inCharge responsible for 400-acre project
included master planning of an extremely
steep hillside for a large lot subdivision.
This included all design elements including
a water reservoir design and numerous
environmentally sensitive habitat issues.
Raytheon Campus, El Segundo,
CA Principal-in-Charge responsible for
overseeing EIR technical reports on project
infrastructure, grading and storm water
quality. This effort includes the master
plan conceptual engineering of the existing
140-acre site in the north portion of the
City of El Segundo. The project consists
of a commercial subdivision and mixeduse development program composed of
primarily commercial uses.
Hollywood Central Park EIR Support,
Hollywood, CA Principal-in-Charge
provided civil engineering services related
to the EIR support for the Hollywood
Central Park project, as directed by
Friends of the Hollywood Central Park.
The Hollywood Central Park offers the
community the opportunity to develop
a permanent amenity in Hollywood that
could transform neighborhoods and offer
key recreational and cultural opportunities
to support both the residential and
commercial elements of the study area.
Services include survey base drawing,
preliminary engineering research site
review, conceptual grading plans,
hydrology/hydraulics report, surface water
quality technical report, sanitary sewer
technical report, water technical report,
traffic alternatives exhibits, general EIR
technical report, biology surveys, along
with transportation and parking services
EIR.
Project Lotus, Beverly Hills,
CA Principal-in-Charge to provide civil
engineering services for the project
known as Project Lotus at 9900 Wilshire,
located adjacent to the existing Beverly
Hilton at the junction of both Wilshire and
Santa Monica Boulevards. The 8-acre
project will provide 252 condominiums,
12-floors and will incorporate underground
car parking. Total construction area is
1,500,000 SF. The project will also include
the realignment and upgrading of the
existing road known as Merv Griffin Way.
Project achieved a Gold LEED standard.
Psomas provided services during the
programming phase, schematic design,
design development, contract documents,
permitting phases, construction phases,
close out phase and provided design
survey.
EDUCATION
Playa Vista Master Plan Development,
Los Angeles CA Project Director and
Engineering Coordinator responsible for
comprehensive engineering to support
development of the 1,087-acre, mixed-use
community. For 14 years his duties include
specific design and general coordination
of all design issues pertaining to the
development. Mr. Crehan was responsible
for coordinating the efforts of a wide array
of engineering, surveying, and planning
teams in the Playa Vista project. During
this project Mr. Crehan prepared or was
responsible for the preparation of hundreds
of Public Works and Building and Safety
plans for streets, storm drains, sewers,
water, recycled water, street lighting,
signing and striping, signals, and grading.
American Council of Engineering
Companies (ACEC)
California State University, Los
Angeles Bachelor of Civil Engineering
REGISTRATION
Professional Engineer
AFFILIATIONS
Asian American Architects/Engineers
(AAAE)
Central City Association (CCA)
Chamber of Commerce, Los Angeles Area
Construction Management Association of
America (CMAA)
Harbor Association of Industry and
Commerce (HAIC), First Vice President
(2014)
Los Angeles Business Council (LABC)
Move LA
USC Architectural Guild
ANDREW
NICKERSON
PE, LEED AP, QSD/QSP, ENV SP, Senior Project Manager
Mr. Nickerson has 20 years of experience providing design and analysis of public and private
development projects. As Project Manager, Mr. Nickerson oversaw preparation of civil
engineering planning design, construction drawings, processing and construction support for
a variety of building projects including public infrastructure, public facilities and visitor-serving
amenities.
He was the 2013-2014 President of the ACEC Los Angeles Chapter, Board Member of Los
Angeles Headquarters Association, and on the Los Angeles County Environmental Review
EXPERIENCE
CRA/LA Pacoima Town Center
Streetscape Improvement Project,
Pacoima, CA Through an on-call contract
with the Community Redevelopment
Agency of Los Angeles, Mr. Nickerson
led a design effort to integrate sustainable
street elements into a streetscape
improvement project. Specifically, Psomas
led a design development effort for a 1.4
mile length of Van Nuys Boulevard and
a 0.5 mile length of San Fernando Road
in Pacoima to be upgraded with a variety
of sustainable and livable streetscape
features. Coordination with the Business
Improvement District (BID), the County of
Los Angeles Health Department, and the
City of Los Angeles led to a streetscape
design to improve travel and safety for
pedestrians and bikers. Neighborhood
hydrology and hydraulics were evaluated
for potential storm water impacts as a
result of the proposed improvements.
Sustainable green street elements were
considered to treat storm water and allow
area for new mature trees.
Los Angeles Air Force Base, El
Segundo/Hawthorne, CA The Air
Force, partnered with SAMS Venture
to update and consolidate their facilities
in El Segundo. In exchange for three
properties to redevelop, the developer built
560,000 square feet of state-of-the-art
building space for use by the Air Force.
Mr. Nickerson helped to manage the
engineering support services for this multisited project.
MAR Ventures El Segundo/Raytheon,
El Segundo, CA Project Manager
provided civil engineering infrastructure
and master planning services for the
existing Raytheon property in El Segundo.
Services include new public and private
roadway, storm drain, sewer, water,
and other infrastructure requirements
to allow an over one million square foot
expansion of this large and complicated
manufacturing and office facility.
Manhattan Village, Manhattan Beach,
CA Assistant Project Manager coordinated
grading plan for the grading of two new
buildings at a shopping mall for Madison
Marquette.
Rancho Malibu, Malibu, CA Project
Manager managed and prepared civil
engineering plans for entitlements for
this hotel development on 25-acres
which would include a 146 room hotel,
supporting retail and restaurant services,
and a parking garage. The site is located
within Malibu’s Civic Center Overlay
Boundary and consideration for an
on-site wastewater treatment system
and connection to a proposed off-site
centralized wastewater treatment system
was provided. This project was being
developed based on previously obtained
entitlement approvals This project is slated
for LEED certification.
Cahuenga Boulevard at Universal
Center, Los Angeles, CA Project
Manager led the preparation of street
improvement plans for streetscape
improvements consisting of a new median
and traffic signal improvements. The
plans were prepared in a joint partnership
between LADOT and the local private
property owner. Grading and drainage
considerations were included in the new
design.
Boulevard 6200 Hollywood Gateway
Project, Los Angeles, CA Project
Manager for the mixed-use project
generally located at the comer of
Hollywood Boulevard and Argyle Street.
Located on a seven-acre site adjacent to
the historic Pantages Theatre, the LEED
Silver mixed-use project includes 175,000
SF of retail and restaurant space, 40,000
SF of live/work/office space, 1,000
apartment units and 12,000 SF of open
public space. Psomas developed the civil
concept design, traffic and topographic
studies, the EIR hydrology-level report,
concept grading plan, conceptual wet
utility plan, managed client and agency
meetings, and other coordination efforts
with other consultants. Both dedications
and vacations of public rights-of-way were
required. Psomas identified all dedications
and vacations of underlying streets and
easements during the mapping process.
The Tentative Tract Map was conducted
by the Psomas Planning and Entitlement
Group
project management and design oversight
of an assessment of existing City of Los
Angeles street flooding, and conceptual
design improvements for storm drainage
and Green Streets and Alley Networks
to develop the strategy and vision for the
Los Angeles Fashion District. As Project
Manager, he is responsible for preparing
site specific designs to implement
sustainable strategies for storm water
control and treatment of streets and alleys
within a 12-acre mixed use neighborhood
southeast of downtown Los Angeles.
EDUCATION
California State University,
Irvine Master of Civil Engineering
Columbia University Bachelor of Civil
Engineering
Holy Cross College Bachelor of Physics
REGISTRATION
Professional Engineer
AFFILIATIONS
American Council of Engineering
Companies (ACEC), Los Angeles Chapter,
2013-2014 President
Los Angeles Headquarters Association
(LAHQ), Board Member
County of Los Angeles Environmental
Review, Board Member
CRA/LA Fashion District Design for
Development, Los Angeles, CA Project
Manager to provide civil engineering
LISA
WISE
AICP, President
As a certified planner and public accountant, Lisa has almost
25 years of experience in land use planning, accounting, and
finance. Lisa’s professional focus includes a commitment to
inclusive and effective community engagement, comprehensive
planning, development codes, affordable housing, economics,
and managing complex projects.
BIOGRAPHY
Examples of projects for which Lisa was directly responsible include the City of Soledad Downtown Specific Plan and Formbased Code, City of Ventura General Plan and Downtown Specific Plan and Form-Based Code, City of Benicia Lower Arsenal
Mixed-Use Specific Plan and Form-based Code, City of Merced Community Plan, City of King Historic Corridor Revitalization
Plan and Form-Based Code, and development code updates for the Cities of Austin, Cincinnati, Flagstaff, Livermore, Malibu,
and Tehachapi and the counites of Marin and Santa Barbara. Lisa has also worked on over 14 housing elements, inclusionary
and employee housing studies, and financial feasibility studies for the Ports of San Diego, City of Long Beach, and City of San
Luis Obispo.
Prior to starting her firm in December 2006, Lisa was with Crawford, Multari & Clark Associates (CMCA), a land use planning
firm. From 1990 to 1999, Lisa was a manager in the securities and commodities division at PricewaterhouseCoopers (PWC)
in Chicago and New York City (PWC is one of the “Big 4” international accounting firms and provides financial services and
management consulting). At PWC, her primary responsibilities included managing large international financial services
engagements, building client relationships, mentoring junior staff, and teaching in-house classes.
Lisa has been selected as a speaker for State and national APA conferences, League of California Cities Conference, and New
Partners for Smart Growth Conference, among others. In addition, Lisa recently co-authored the article, “Going Hybrid: How
one city overhauled its zoning code while combining form-based and conventional elements,” featured in the February 2012
issue of Planning Magazine.
EDUCATION
California Polytechnic State University,
San Luis Obispo Master of City and
Regional Planning
CERTIFICATIONS AND
MEMBERSHIPS
DePaul University M.S., Accountancy
Certified Public Account
University of Cincinnati B.S., Business
Administration in Marketing and Finance
Congress for New Urbanism
The and Conservancy of San Luis Obispo
County
HENRY
PONTAELLI
Vice President, Owner
Henry Pontarelli brings over 20 years of business management and
economic experience to the firm. Henry managed distribution networks
in Latin America for Anixter Brothers, a $2.5 billion distributor of wiring
system products, Newell International, a $2.5 billion manufacturing
group, and Brown Dreyfuss International, an export marketing company
in New York City.
BIOGRAPHY
His experience also includes eight years with BioMed Plus, a Miami-based distributor of plasma derivatives. Henry created
business plans and industry-scale economic analyses at each of these firms. Through this work, Henry developed extensive
strategic planning skills with an “industry-scale” perspective, as well as, solid experience choosing and training distributorpartners and managing distribution networks.
At LWC, Henry focuses on economic and market analysis, strategic planning, and the community consensus process aimed
primarily at coastal communities and working waterfronts. Henry was the Project Director for the Morro Bay/Port San Luis
Commercial Fisheries Business Plan, the Port of San Diego Commercial Fisheries Revitalization Plan, and an Economic
Development Strategy for Marine Users in Moss Landing. Henry recently developed Community Sustainability Plans
(CSP) for the Cities of Morro Bay and Monterey. CSPs are aimed at assessing performance, opportunities and constraints
in commercial fisheries, as well as physical infrastructure, social cohesion and leadership, connection to markets, and the
impacts of regulation.
In 2011, Henry completed a National Marine Fisheries Service (NMFS) funded economic and industry analysis of the West
Coast Commercial Albacore Fishery, completing a Movement of Goods Analysis and kicking off a Cost and Earnings project
in that fishery.
EDUCATION
DePaul University B.S. Commerce,
Economics and Marketing
CERTIFICATIONS AND
MEMBERSHIPS
Morro Coast Audubon Society
Marine Interest Group Advisory Council
San Luis Obispo Science and
Ecosystem Alliance (SLOSEA)
MENKA
SETHI
Senior Associate
Menka brings over ten years of financial feasibility, real estate
investment, and business management experience to LWC.
Menka managed mixed-use development, new construction
and leasing projects that ranged from $5 million to $100 million,
involved complex entitlement processes, and the use of tax credit
equity funding.
BIOGRAPHY
Menkas recent experience also includes management responsibility for a $230 million leased commercial real estate portfolio
for U.S. General Services Administration.
At LWC, Menka guides the development of land use policy from a real estate development feasibility perspective. Menka’s
skills include pro forma analysis and financial modeling particularly as variables are influenced by market forces and land
use policy. Menka’s direct responsibilities include shaping recommendations on development alternative scenarios and
land use designations while assessing the impacts of community vision, availability of capital and synergies with the existing
development landscape. Menka has a proven track record in project management, coordination among team members, and providing
on-going project performance analysis and reporting.
EDUCATION
Columbia University Master of Business
Administration
Carnegie Mellon University Bachelor of
Architecture
CERTIFICATIONS AND
MEMBERSHIPS
Registered Architect: Washington
TONY
LOCACCIATO
Partner, Practice Group Leader -- Environmental Compliance and
Planning, AICP
Mr. Locacciato is an urban and regional planner with 30 years of
diverse experience in planning and environmental analysis. His
background in consulting, public sector planning, and private
development results in an understanding of the relationships
between land use regulations, environmental impacts, and the
implementation of projects.
EXPERIENCE
Mr. Locacciato has experience in land use planning, land use studies, the preparation of Specific Plans, the preparation of Master
Environmental Assessments, Program and Project Environmental Impact Reports (EIRs), Supplemental EIRs and Addendums to EIRs,
Initial Studies, Mitigated Negative Declarations (MNDs), and site feasibility and constraints analysis. He also has provided a wide range
of environmental consulting services to cities, including the preparation of EIRs, the review of EIRs, and the direction of mitigation
monitoring programs.
Mr. Locacciato has been involved in the planning and environmental review of commercial, industrial, residential, and mixed-use
projects in urban and rural settings for communities throughout California as well as for a wide variety of public infrastructure and public
facility projects. His specialty is the management of complex multidisciplinary projects. He provides oversight and direction of projects
and directly manages complex projects.
He is a leader in the preparation of EIRs for specific plan master plan projects and has prepared dozens of EIRs for planning projects
for cities throughout southern California including the Azusa Pacific University Specific Plan EIR for the City of Azusa, Thousand Oaks
Boulevard Specific Plan EIR for the City of Thousand Oaks, Uptown & Town Center Specific Plan EIR for the City of Paso Robles,
Glendale Town Center Specific Plan EIR for the City of Glendale, RiverPark Specific Plan for the City of Oxnard, East Area 1 and East
Gateway Specific Plan EIRs for the City of Santa Paula, Runkle Canyon and Lost Canyons Specific Plan EIRs for the City of Simi Valley,
Centre at La Quinta and SilverRock Resort Specific Plan EIRs for the City of La Quinta, and Travertine Point and Desert Dunes Specific
Plan EIRs for the County of Riverside.
EDUCATION
California Polytechnic State University, San Luis Obispo Bachelor of City and Regional Planning, California
LICENSES AND CERTIFICATIONS
PROFESSIONAL AFFILIATIONS
Association of Environmental Professionals
MARK
AUSTIN
Partner, Practice Group Leader -- Air Quality and Noise Assessment,
AICP
Mr. Austin has over 20 years of varied experience in planning and
environmental analysis. He has successfully managed numerous
controversial environmental documents in compliance with both
the California Environmental Quality Act (CEQA) and the National
Environmental Policy Act (NEPA).
EXPERIENCE
He has experience in preparing noise assessments and conducting noise analyses and modeling in relation to both long-term project
and short-term construction impacts. He has also provided peer review on a number of projects. Mr. Austin’s project experience
includes solid waste facilities, transfer and recycling facilities, landfills, water and wastewater facilities, and large land developments.
Mr. Austin supervises air quality, noise, and related technical analyses for Meridian Consultants and is responsible for a variety of
tasks, including project scheduling, personnel assignment and supervision, budget control, subconsultant coordination, and client
communications, including presentations to local agency decision makers.
In addition to leading the air quality and noise practice group, Mr. Austin is an experienced CEQA and NEPA analyst who has managed
the preparation of numerous environmental review documents.
EDUCATION
California State University, Channel Islands Master of Business Administration
California Polytechnic State University, San Luis Obispo Bachelor of Natural Resource Management
LICENSES AND CERTIFICATIONS
Former City of Fillmore Planning Commissioner
ROLAND
OK
Project Manager
Mr. Ok has over 4 years of varied experience in planning and
environmental analysis. He has successfully managed numerous
environmental documents in compliance with both the California
Environmental Quality Act (CEQA) and the National Environmental
Policy Act (NEPA).
EXPERIENCE
Mr. Ok has served as a project manager for a variety of projects such as the Rancho Los Amigos Campus Plan Environmental Impact
Report (EIR), the City of Pasadena’s Ordinance to Ban Plastic Bags, the West Hollywood and Glendale’s Ordinance to Ban Plastic Bags,
the Lakewood Golf Course Renovation Project, the Tylerhorse Wind Energy Project, and the Catalina Renewable Energy Project. Mr. Ok
has also served as a lead sound monitor and technical report writer for the Hollywood Bowl Leased Events Sound Monitoring projects.
Mr. Ok is responsible for the technical analysis and drafting of CEQA and NEPA documents at Meridian Consultants. Other
responsibilities include compiling data, researching, updating documents, and performing another technical analysis required by the
clients and/or Meridian Consultants. In addition to technical work, he is responsible for subconsultant coordination and client contact,
including presentations to local agency decision makers.
EDUCATION
University of California, Irvine Master of Urban and Regional Planning
University of California, Los Angeles Bachelor of Arts
California Association of Environmental Professionals
National Association of Environmental Professionals
PROJECT APPROACH
& METHODOLOGY
DOWNTOWN SPECIFIC PLAN Project Approach & Methodology 101
102 Project Approach & Methodology DOWNTOWN SPECIFIC PLAN
PROJECT APPROACH
WHAT MAKES US DIFFERENT
For 25 years the RTKL Los Angeles Planning and Urban Design studio
has been involved with over 250 general, specific, and master plans
throughout the United States that have been adopted by private
groups and local governments. Our approach to our work is locallybased and hands-on, with the responsiveness and creativity of a
small studio. At the same time, we are uniquely able to leverage the
strengths and knowledge of an international design and planning firm,
commanding the resources that have made RTKL successful across
the globe.
Our firm been in existence for over 65 years and has planned
and designed over 500 Downtown Specific Plan, downtown
Redevelopment Plans, and related projects in downtown areas
throughout in North America.
The Planning and Urban Design Studio at RTKL Los Angeles is a
multidisciplinary team of planners, architects, urban designers,
landscape architects, and landscape urbanists who believe in the
power of close collaboration, we do all of our design, rendering,
and writing in house.
In the last 20 years, we have won over 150 major design awards
including the ULI Grand Award, AIA, APA, and and ASLA awards.
RTKL is recognized as one of the “greenest” architecture and
planning firms in the country and is responsible for the design
of over one hundred LEED Certified, Silver, Gold, and Platinum
Projects to date.
Research and Development in Urban Resilience Strategies, and
has developed new evaluative tools including the 2014 APA
Award-winning, URBAN Rx, which aggregates key Environmental,
Social, and Financial Data on the top performing urban districts
throughout North America – an industry-leading database of
metrics that will be used as an evaluative tool to help ensure the
success this project.
RTKL is committed to Stakeholder Outreach. We tailor our efforts
specifically to each project and the decision-making process of the
community and stakeholder groups, to unleash the creativity of our
clients to create a meaningful and lasting vision for compelling and
implementable urban design
WHAT MAKES OUR PLANS SUCCESSFUL?
RTKL has built its success and reputation on developing significant,
visionary urban plans that are matched to practical, phased,
implementable strategies for achieving those plans. Unparalleled
knowledge, matched to an open and collaborative process leads the
Memphis Aerotropolis
Memphis, TN, United States
PROJECT APPROACH
way to successful, implementable solutions for our clients.
This will allow the City the best information, in the shortest
The unique aspects of our process that we emphasize
amount of time, with which to make the determination of
include:
whether to move forward with a formal Specific Plan, or
maintain the flexibility of a Master Plan. Speed, to a greater
Strictly coordinated project management to ensure
or lesser degree, has been equalized, to avoid a long-drawn
timely input by all consultants, client and community
out linear planning process, whichever way the City chooses
participants involved in the process,
to proceed.
Thorough research and contextual analysis, both in
terms of physical opportunities and constraints as well as
We propose to collapse the work schedule by taking a close
community issues and concerns,
look at what information is available from the City and
about the area, and using that knowledge to begin the EIR
Full consideration of a broad range of potential design
concepts, policies and programs that address all
preparation in parallel, to the greatest degree possible, with
opportunities,
the master planning effort directly.
Formulation of appropriate, well-thought-out, site-specific
design solutions, policies and standards responsive to
as soon as they receive a conceptual plan. They will need
physical conditions, client objectives and community
enough information to issue the Notice of Preparation
concerns,
to begin the EIR process and the 30-day scoping period.
Iterative solutions that are flexible and responsive, able
Information shall include a description of the project site,
to respond to feedback and new data, enabling cycles of
a brief description of the projects, and identification of key
increasingly refined analysis, programming and design,
issues.
Careful structuring of effective implementation paths,
urban design standards, guidelines and policies,
including design review procedures, that will help ensure
successful implementation once hand-over to the client is
complete.
At RTKL, we like to say that our work works. Planning for
realistic, phased, and flexible implementation has been
RTKL’s key to creating success for our clients, at all scales.
From inception to implementation, we work to build a
shared vision that respects our clients, their constituents,
stakeholder groups, the business community, and the
environment.
With our team’s master plan in place, the Manhattan Beach
Downtown Specific Plan will provide a legible and flexible
blueprint for community stakeholders that will enable
ongoing sustainable economic and cultural growth, and
accommodate development options for decades to come.
SPECIFIC PLAN OR MASTER PLAN? A
STRATEGY
Our team member, Meridian, can begin work on the EIR
Once the NOP is released, the RTKL team can begin to
prepare the existing conditions sections of the EIR, and start
the documentation of site conditions. This will give us a
head start on the EIR, and some time for the proposed plan
to be selected.
We can begin moving forward on the environmental impact
sections once we develop a solid project description (the
Preferred Alternative), and utility/infrastructure plans.
The EIR can typically take about 12 months to prepare from
the release of the NOP, but we feel confident that we can
reduce that time effectively to 9 or 10 months.
By controlling the stakeholder engagement process and
working closely with our long-standing consultant team, will
ensure that the community meetings and outreach efforts
align seamlessly with this process, and the downtown plan
should go to hearing at the same time as EIR certification
near the beginning of 2016.
RTKL, in conjunction with our proposal team, has reviewed
the RFP and we believe that we can save time and cost
through a variety of means while maintaining an industryleading outcome and level of service the City expects.
Ala Moana TOD
Honolulu, Hawaii, United States
PROJECT
METHODOLOGY
HOW WE WORK
Our goal is to craft a strategic, a comprehensive long-term vision
for the Transit district. . We will develop a list of key priorities and
strategies that may be used by community leaders and the City to
improve mobility, environmental, economic, and physical conditions
throughout the corridor, and to act as an economic and social catalyst
for the region generally. These priorities include:
Extensive Contextual Research of conditions for project-specific
solutions and client needs,
Community Engagement to stakeholder input, review, and
approval processes,
Commitment to Sustainability and Innovation that moves the
community forward,
Teamwork that ensures timely input by consultants and
stakeholders,
Intelligent Planning Processes with logical iterations and careful
refinement,
Realistic and Effective financing, design guidelines, policies, and
implementation programs.
EXTENSIVE CONTEXTUAL RESEARCH
In addressing the physical opportunities and constraints of the
Manhattan Beach area, we will take a comprehensive look at every
issue influencing the planning environment, including land use,
circulation, transportation and utility infrastructure systems, crucial
open space and environmental features, health and safety concerns,
as well as regulatory controls, market and investment parameters and
program requirements.
PROJECT METHODOLOGY
The RTKL Team has extensive experience completing
Effective communication is a hallmark of our proven team
existing conditions studies. This information is used to
approach and our emphasis on effective stakeholder
formulate an organizing framework which takes advantage
engagement reflects these values. In this way we should be
of useful existing patterns, natural features, and introduces
best able to set the stage for the successful implementation
new content that works in concert with the inherent genius
of the Plan
of place. The research supporting our design responses
address such factors as:
Tools we will use include:
The organization of layered uses and activities, including
Stakeholder interviews
events that define local culture,
Linkages and circulation and ease of use between local
and regional mobility,
Open Houses
Community Workshops
Social Media
View corridors, scenic orientation, frontage and visibility,
Talking Points
Appropriate scale, massing, and character of project
Marketing and Educational Materials
components,
Market awareness and readiness for multiple economic
outcomes,
Ecological forces relevant to human comfort, urban
sustainability, and regional appropriateness,
Indigenous architectural and landscape themes and
character,
Opportunities to conserve historical and ecological
COMMITMENT TO SUSTAINABILITY AND
INNOVATION
Ensuring that immediate community needs are met while
preserving the ability of future generations to meet their
needs is the hallmark of sustainability; but advancing this
cause requires innovations that perform above and beyond
the stated objectives.
assets.
Appropriate phasing and implementation strategies.
RTKL takes pride in its commitment to these ends, bringing
a range of LEED-accredited professionals with expertise in
COMMUNITY ENGAGEMENT
preparing over 100 LEED-certified projects. Most importantly,
The Study will require supportive interaction with diverse
this effort will use the input of our entire team to employ
stakeholders and regulatory authorities to broker the
expected competition of stakeholder needs and desires.
Success in meeting those needs requires constant
availability and communication - informed by experience,
insight, and a real-world understanding of implementation.
We believe that community-based planning processes are
essential to creating and implementing effective urban
solutions based in landscape design, civil and energy
engineering, concern for conservation, and human-oriented,
engaging place-making.
This approach yields many functional and environmental
improvements, such as:
Passive design concepts first, specifically Building
Orientation and Road Connectivity
plans. This requires the ability to not only understand and
produce meaningful data but also to communicate those
Mixed-uses that complement each other fostering
synergy and inherent sustainability,
values effectively. Our goal is help the City understand
stakeholders’ expectations and through our engagement,
Water and energy management on a district-wide scale;
encourage investment in explicit shared values inherent in
Low- and no-tech, traditional planning solutions that
the project.
respond to historical precedents,
Public surfaces safely shared by automotive, cycling, and
pedestrian use,
Public places that use less municipal water and require
As professionals, the success of our work depends to a large
less maintenance,
degree on making careful distinctions and communicating
Courtyards and enclosures cooled by vegetative shading
the value in our work.
and evaporation,
Our facility with integrating the myriad sources of
Sites and street detailing that encourage social
information that are present in a complex master planning
engagement, interaction, and communication.
exercise, and synthesizing a comprehensive, successful
Our goal is to create an integrated urban/environmental
response is where our skill and experience will shine through
planning solution that is state of the art. The City’s request
in our work for the City of Manhattan Beach.
for a Complete Streets analysis and report will be part of that
forward-thinking strategy. Our hope is that resulting Corridor
We are committed to:
Plan will set a new standard for the region.
Visioning First – Getting the Big Idea Right,
TEAMWORK
An iterative, cumulative process that builds on each
successive phase of work,
Design excellence and successful implementation stems
Metrics to Measure Success.
from a team approach that emphasizes an ability to work
effectively with clients, public agencies, developers,
preservationists, community groups, and consultants to
REALISTIC AND EFFECTIVE IMPLEMENTATION
produce a consensus plan that captures the imagination
RTKL has built its reputation on a record of successful project
while being realistic in its ambition. We perform our
implementation. This achievement is, first and foremost,
planning/urban design services with an in-house team
based on our ability to synthesize massive amounts of
of experienced, creative people drawn from planning/
technical information with input from government agencies,
urban design, architecture, landscape architecture, and
elected officials, consultants, stakeholders, and the public.
environmental graphic design. This core planning and urban
Using this information, filtered through our own and our
design studio is relatively small and agile while at the same
team members’ professional expertise, RTKL consistently
time we are also able to marshal the resources and expansive
offers a publically acceptable, realistic, market-based,
skills of a leading international design firm.
and financially realistic solution. The RTKL Team has
comprehensive knowledge of local planning and zoning
conditions and actions.
Project elements that facilitate open communication and
teamwork include:
Our work is not merely visionary, but also includes detailed
Bi weekly Coordination Meetings,
step-by-step implementation programs in which include
Long working relationships with trusted subconsultants,
funding sources, regulatory paths, and flexible phasing
Innovative Visualization and Analytical techniques
strategies are defined and mapped out. Implementation
has always been the key to RTKL’s success; this remains the
INTELLIGENT PLANNING PROCESS
standard by which we, and our clients, judge our work.
Our team of experts is uniquely able to remain flexible in
the execution of this scope of work and manage our process
with unwavering clarity and focus. Our team is capable of
Elements we focus on include:
Identifying early “Trigger” Projects
achieving comprehensive and workable plans even if the
Identifying Programs with Responsible Parties
planning process and the availability of information present
a challenge. Our method is iterative and intimately engaged
Building in flexibility to meet market realities
with our client’s input.
Memphis Aerotropolis
Memphis, Tennessee
PROPOSED SCOPE
OF WORK
TASK 1 – COMMUNITY INVOLVEMENT PLAN
STAKEHOLDER ENGAGEMENT
The RTKL Team will develop a vision for the Manhattan Beach
Downtown through an inclusive, community-driven planning process
that will inform our planning process and create community buyin through transparency and responsiveness. RTKL has worked
extensively with cities and agencies throughout California and across
the globe developing carefully targeted and successful outreach
efforts in support of our planning work. From Pasadena to Pretoria,
we understand that listening to project constituents and community
assent is crucial to the successful implementation of our work on
behalf of our clients. Indeed, it is about creating a shared vision with
shared investment.
Our team has extensive experience providing project communications
and outreach for planning projects throughout California. To provide
the most efficient and flexible support to RTKL and the project team,
RTKL will serve as the point of contact for community outreach
activities related to the project. We will:
Develop a community involvement plan
Prepare a meeting timeline and materials for Citizen Advisory
Group (CAG), Technical Advisory Group (TAG) and broader
community meetings
Plan logistics, attend, and document broader community meetings
Assist with logistics related to 3 CAG and 3 TAG meetings as
needed
Provide a social media and digital outreach strategy, including
project web page content as needed.
COMMUNITY OUTREACH APPROACH
The following scope outlines the communications program that will be
implemented to support CAG, TAG and broader community meetings
as part of the overall public outreach process.
Working in collaboration with the project team, RTKL will meet
with project staff to review project documents and gain a thorough
understanding of project goals, timeline for delivery, and the specific
PROPOSED SCOPE OF WORK
plan elements where community input is being sought. As
Assumptions/Deliverables
part of our integrated planning approach, our outreach plan
CAG and TAG members will be identified with assistance
will be tailored to reach a diverse range of stakeholders and
provide multiple opportunities to receive community input at
from the project team and City.
RTKL will distribute meeting handouts (draft and final
appropriate times in the planning process.
versions) as they are prepared.
RTKL is committed to proactive communication with
Public Meetings
project stakeholders. Through prior experience with similar
Public meetings targeting the broader community will
projects, we have learned that the best outreach program
be held to provide a project background and schedule,
stays ahead of the work. Project partners will always know
conduct surveys, answer questions, and receive community
what to expect, when to expect it, and who to contact with
feedback. A fourth meeting will be held to include a final
questions. Our approach also involves close coordination
presentation to the City Council and public. Each meeting will
with city staff, partner agencies and elected officials so that
be held in a facility that is easily accessible and meets ADA
their offices are informed of project activity and outreach to
requirements. Meeting notices will be distributed to project
their constituents. Our proactive and responsive approach to
area stakeholders using the contact database.
outreach will help to effectively identify community issues
and answer questions and concerns received by the project
team throughout the project.
OUTREACH AND ENVIRONMENTAL: SCOPE OF TASKS AND
DELIVERABLES
Assumptions/Deliverables
Stakeholders will be identified with assistance from the
project team and City.
RTKL will schedule meeting dates, venues and handle all
logistical details; prepare meeting handouts; facilitate
The scope of activities listed below describes the outreach
each meeting (if necessary and requested) and prepare a
services RTKL will provide throughout the project. Our
approach provides a streamlined resource for residents,
businesses, property owners, and other stakeholders to
meeting summary.
RTKL will prepare a simple meeting notice in print and
electronic format for regular and email distribution using
learn about the project and receive project information and
the project contact database and post on the project
updates, meet with project staff, ask questions, and provide
website.
feedback.
OTHER OUTREACH RELATED ITEMS
Project Team Coordination
RTKL will coordinate activities with the project team to
ensure consistency and attend monthly project meetings
as needed to follow the progress, maintain an accurate
schedule and participate in project discussions.
Citizen’s Advisory (CAG) and Technical Advisory Group
(TAG) Meetings
RTKL will assist with preparation and distribution of meeting
materials for up to three (3) CAG and three (3) Tag meetings.
RTKL will work closely with the project team to ensure
In addition to the deliverables set forth in the RFP, RTKL
believes the following additional items would contribute to
the success of the overall project.
Project Fact Sheet
RTKL will work with the project team and City to develop a
simple fact sheet that includes a study area map, purpose of
the study and potential benefits, schedule of meetings and
activities, and project contact information. RTKL will update
the fact throughout the project. The fact sheet will be posted
on the project website, distributed at community meetings,
and emailed to recipients as needed.
materials are prepared in a timely manner.
Deliverables:
The project team and City will review the fact sheet prior
to distribution.
The City will post the fact sheet on their project web page.
The RTKL Team will work closely with the City to build an
RTKL will assist with email distribution strategy of the fact
Outreach Plan that meets the objectives of the Project.
sheet as needed.
Deliverables
Deliverable 1a: A community involvement plan (details of
Project Surveys
RTKL will develop a focused project survey to solicit
who will be engaged and when, along with the strategies
stakeholder concerns and determine which project features
that will be used to engage them).
are a priority to the community. Surveys will be conducted
Deliverable 1b: Materials for distribution at Citizen
at each community meeting described in further detail
Advisory and TAG meetings (draft and final versions of
below. Surveys will also be posted online and distributed as
maps, handouts etc. as they are prepared).
requested to garner maximum community participation.
Deliverable 1c: Timeline for Citizen Advisory, TAG, and
broader community outreach meetings.
Deliverables:
Deliverable 1d: Meeting minutes, public comment
The project team and City will review and approve
summaries, survey or focus group summaries (as
surveys prior to distribution..
appropriate).
The surveys will be distributed at community meetings
and posted on the project website.
RTKL will update the survey prior to community meetings.
TASK 2 – PARKING AND TRAFFIC
CIRCULATION PLAN
Successful Downtown Plans maximize the utility of the public
Project Database
realm for pedestrians, bicycles, transit, and private vehicles
RTKL will develop a contact database to distribute project
and planning for supportive land uses. The right amount of
information and meeting notices to residents, property
parking must be provided – enough for those who need to
owners, businesses and stakeholder living or working near
drive to Downtown and the surrounding uses but a managed
the study area. RTKL will collect email contact information to
supply to discourage vehicle overuse and the unintended
ensure interested parties can receive project information and
consequences of congestion and a less pedestrian-friendly
updates electronically as needed.
environment. The RTKL Team has conducted extensive
research in transit and trip generation for land uses
Deliverables
surrounding downtowns as well as the design characteristics
Mailing list will contain up to 2,000 names. The City will
that affect the amount of travel.
provide any mailing and email lists it already has and will
review and approve the initial database prior to utilization.
SUBTASK 1 – IDENTIFY KEY ISSUES AND REVIEW
EXISTING DATA SOURCES
The RTKL Team will identify key parking, traffic and
Optional Items
circulation issues in each portion of the study area, including
RTKL is available to provide additional communications
services if needed and requested by the project team or City.
considerations of retail and commercial parking (both visitor
These services may include:
and employee issues), public vs. private parking, on-street
Additional program materials
adjacent neighborhoods. We would summarize key issues to
Media relations assistance
Intensive Social media support
Additional stakeholder visits and meetings
Translation support
parking challenges, and potential parking spillover into
make sure that the proposal is covering all the stakeholder
and community concerns.
The RTKL Team will would review previous reports and
information concerning parking in City, including the entire
list offered in the Request for Proposal, the City’s General
Ramsay Exchange
Calgary, Alberta, Canada
Plan (specifically the land use and transportation elements),
Tabular summaries of intersection and segment travel and
and the current off-street parking requirements outlined
street/transit system performance would be derived from
in the City’s Municipal Code. The list offers a rich set of
the existing data sources (i.e., transportation model) and
background material documenting parking conditions in the
the City’s planning documents (e.g., Mobility Plan). The
study area.
data may also show the differences in vehicle miles of travel
and the number of miles of street operation at the various
We would also review the parking generation rates listed
levels of service. This type of data would assist the decision-
in the Institute of Transportation Engineers (ITE) Parking
makers in evaluating the alternatives consistent with the new
Generation, 3rd Edition (2004) and Urban Land Institute and
requirements of SB 743.
International Council of Shopping Centers (ULI/ICSC) Shared
Parking, 2nd Edition (2005) manuals, which are generally
SUBTASK 3 – TRANSPORTATION PLAN
accepted rates within the parking industry.
Evaluate Transportation Effects
The RTKL Team will summarize the effects of each land use
The RTKL Team will would coordinate with the Planning
alternative by comparing the transportation performance
Department staff to review availability of land use data such
of each alternative to the existing transportation system
as commercial square footage and occupancy in the study
performance. We would also compare the alternatives to
area.
each other in terms of segment, intersection, and vehicle
miles of travel performance. The analysis would show the
SUBTASK 2 – LAND USE ALTERNATIVES
number of lanes on streets within the Specific Plan area
The RTKL Team will would work with the City and planning
needed to support full buildout of the Specific Plan land uses.
teams to define land use plans that meet the goals and
It would also show the cross sections of the key intersections
objectives of the Specific Plan.
needed to support the Plan.
Up to four land use alternatives would be tested to measure
the effects of different land uses on the transportation
Identify Complete Street Strategies and Mixed Use
Development Effects
system. The RTKL Team will estimate the trip generation of
The Downtown Specific Plan would not be focused on just
the new land uses, paying particular attention to the travel
moving automobiles. The streets within the Specific Plan
characteristics of land uses developed in a mixed-use, town
area would be viewed as an integral part of an overall mixed-
center environment. The distribution of trips within and
use development that would encourage walking, transit,
external to the Specific Plan area would be based on the
and bicycling as meaningful modes of transportation. The
anticipated travel patterns of the various land uses in the
street design requirements in the Specific Plan would include
plan.
pedestrian and bicyclist systems and shuttle system to
serve Downtown and beyond would be incorporated into the
The placement of land use density along transit corridors
Specific Plan.
and the placement of complimentary land uses adjacent
to one another can have a profound effect on the vehicular
Other large mixed-use developments have shown that
trip making characteristics of those land uses. The intent of
automobile trip generation can be reduced by simply putting
the land use alternatives listed above is to change the travel
the right land use adjacencies together and providing non-
patterns within the Specific Plan area through the recognition
auto transportation alternatives to allow people to move
of the relationship between land use and transportation. The
without the automobile. The evaluation of the land use
development of trip generation rates would reflect the transit
alternatives would include an assessment of the alternatives
system location and the mixed-use nature of the Specific
that best achieve the goals of the Specific Plan, as well as the
Plan area. The resulting trip tables and traffic assignments
City’s Mobility Plan in terms of Complete Streets.
should demonstrate the effects of the proper placement of
density and the mixture of uses.
Develop Specific Plan Transportation System
Recommendations
Summarize Existing Parking Demand
The RTKL Team will:
This task would summarize the transportation system
requirements, internal circulation system, Specific Plan area
1. Apply the ULI Shared Parking model to existing
access requirements, and street design elements that set
conditions in the study area. This model would be
the goals of the Specific Plan. The transportation system
calibrated to replicate the existing conditions measured in
requirements (including Complete Street considerations)
the occupancy studies above
would be integrated into the Specific Plan design
2. Estimate the total parking needs for the study area
standards and land use strategies. As part of this task, the
by subarea so that the locations of existing parking
recommendations would be reviewed for consistency with
shortages can be identified. The calibrated shared
the goals, strategies and improvements identified in the
parking model would be used to forecast parking demand
City’s Mobility Plan.
by subarea of the study area to identify the areas of
surplus and shortages and to identify the locations where
Subtask 4 – PARKING
parking supplies might be able to be shared among
The Manhattan Beach Downtown Specific Plan Area Parking
various land uses.
Management Plan should include:
3. Determine the existing parking rates by land use type
so that the appropriate rates may be applied to future
Review of current parking demand patterns, strategies,
land use alternatives. Compare these parking rates to
and parking management techniques in the study area.
the parking requirements outlined in the City’s Municipal
Assessment and identification of ways to better utilize the
Code, as well as to other generally accepted published
existing parking supply
rates, (e.g., Parking Generation, 3rd Edition and Shared
Parking, 2nd Edition), as well as parking requirements for
Identification of ways to cost-effectively and efficiently
similar urban cities.
increase the effective parking supply to meet current and
future parking needs
4. Summarize the parking management techniques currently
employed in the study area by the City and by the private
Review of the City’s land use and parking policies and
sector.
provision of recommendations to improve parking
conditions within the study area
5. Summarize the current parking standards in use in the
study area and prepare a map of the parking fees/rates
Development of a range of parking recommendations
and options for the study area that provides efficient and
charged for public and private spaces during peak, off-
effective parking strategies
peak, and special event activities.
6. Compare the parking occupancy patterns to the practical
Summarize Available Parking Data
capacity of both the on- and off-street parking areas.
The RTKL Team will summarize, in graphical and tabular
Identify the subareas that have current parking shortfalls
form, the peak and off-peak parking supply and occupancy
during off-peak and peak times.
data documented in the previous parking studies.
Project Future Parking Supply and Demand
We would also look for the location and limitations on
The RTKL Team will:
loading zones and accessible spaces that may have to be
field verified if recent inventory data for these loading zones
1. Working with the team, identify land use changes and
and accessible spaces is not available. The RTKL Team will
specific projects that could occur within the Study Area
summarize parking occupancy data for the study subareas in
and evaluate the potential impact on future parking
order to establish typical day parking conditions during peak
demand. The future land use alternatives could include
and off-peak seasons.
new projects (pending development applications),
development of vacant parcels/buildings and
underutilized sites, mixed-use development strategies,
restrictions, employee parking permit systems, residential
buildout of key parcels to zoning code maximums
permits, shuttle bus operations, differential fines,
(likely maximum development constrained by market
encouragement and discouragement of groups of parkers
conditions), and intensification of existing businesses.
through control measures, preferential parking for high
Up to four alternate land use plans/strategies would be
occupancy vehicles, shared-parking concepts, and
evaluated.
additional parking supplies through new development
(parking plus), changeable message signs for parking
2. Apply the parking demand rates developed to the land
directions, etc.
use alternatives to determine the parking needs for each
alternative. Based on the changes in land uses above,
4. Review the parking recommendations and the existing
estimate the number of parking spaces in existing parking
parking policies, city codes and ordinances to determine
lots that might be lost to new development opportunities,
if any modifications are appropriate. Issues such as
if not replaced.
centralized valet programs, in-lieu fee procedures, and
the application of shared parking strategies would be
3. Compare the projected average and peak parking
discussed.
demands in the study area to the projected available
parking supply. Identify the area(s) where parking
5. Evaluate the parking recommendations in light of the
demand and supply are likely to be most critical. Estimate
City’s desire to serve the needs of all travel modes
the future parking shortages by subarea of the study area.
including pedestrians, bicyclists, transit riders, motorists,
4. Based on the results of the evaluation above, estimate the
children, elderly, and disabled. The Parking Management
amount of parking needed for the future land use plan of
Plan strategies should make Manhattan Beach a more
the study area for both peak and off-peak conditions.
livable city and should reduce vehicle miles of travel,
congestion, and greenhouse gas emissions caused by an
inefficient parking system.
Review Parking Management Alternatives
The RTKL Team will:
Prepare Draft Report
1. Review all of the available parking management strategies
The RTKL Team will summarize the above information in a
and compare them to the Specific Plan area to identify
draft technical report that details all of the above-mentioned
appropriate approaches for the study area.
analyses, findings and recommended parking solutions, as
well as feedback from the public stakeholders, City staff and
2. Prepare a set of parking management recommendations
public officials received during the course of the study.
for both off-peak and peak conditions. Identify the
appropriate parking supplies, locations and strategies for
employee and visitor parking. If the recommendations
An electronic copy of the draft report would be submitted for
call for the provision of additional parking supply (both
incorporation into the Downtown Specific Plan.
bicycle and automobile), the study would recommend
the amount and appropriate location(s) for that increased
Deliverables
supply.
Deliverable 2a: Parking Access, Linkage, and Parking
3. Where appropriate, recommend modifications to existing
parking operations including parking restrictions,
enforcement, directional signage, residential permit
zones and operation, time limits, freight loading
Management Study
Deliverable 2b: Transportation Improvements and
Complete Streets Recommendations
Deliverable 2c: Meeting Summaries
zones, passenger loading zones, handicap parking,
and unrestricted zones. Review parking management
techniques including, but not limited to: parking time
limits, parking enforcement techniques, valet parking,
designated employee parking areas, employee parking
TASK 3 – URBAN PLAN (VISION PLAN,
PREFERRED ALTERNATIVES, FINAL URBAN
DESIGN, STREETSCAPE, AND OPEN SPACE
STANDARDS)
identify existing properties within the core area that
may be rezoned or adaptively reused for the most
economically beneficial and viable use for Downtown
Manhattan Beach. Identify positive physical attributes
of Downtown Manhattan Beach and outline the design
RTKL’s award-winning working method is iterative and
goals and policies necessary for future development to
is based on milestones and landmarks through which
community input and Team expertise is integrated. We have
broken Task 3 down into the following phases, which will
successfully meet the “Vision” of the plan.
2. Regional Connectivity Analysis – The RTKL Team will
study a sphere of influence area that will connect the
generally govern the workflow of the team, up to the point of
surrounding existing residential areas and commercial
Environmental Documentation.
core area.
3. Incorporate existing resource documents – The team will
VISION
The vision for the Downtown Commercial Core Plan is
incorporate recommendations of preceding and parallel
to promote Downtown Manhattan Beach as the historic,
planning efforts, so that robust linkages can be reviewed
economic, and cultural heart of the City in such a way that
and incorporated into the Downtown Plan.
enhances its strong business climate and bolsters the City’s
high quality of life. Specific objectives the RTKL Team will
The draft and final concept plan products shall include
include:
exhibits of the area(s), narrative discussions and standards
including any exhibits necessary to demonstrate the
proposed concept plan framework. The report shall focused
1. Placemaking in a multi-faceted approach to the planning,
primarily on urban design issues and opportunities.
design and management of public spaces to create a
“sense of place” for Downtown Manhattan Beach to
ensure the district remains an economically, culturally,
PREFERRED MASTER PLAN
and environmentally vibrant community;
Based on approval of the Concept Plan, the RTKL Team will
develop Planning Alternatives in the pursuit of an integrated
2. Identifying positive physical attributes and design
Master Plan for the Downtown district. This plan will include
goals and policies necessary for future development to
the development of a plan that may include but is not limited
successfully meet the “Vision” for Downtown;
to:
3. What makes up the unique “look and feel” of Downtown
Manhattan Beach?;
4. Identify underutilized land and analyzes existing land use
patterns and regulations in order to recommend potential
changes necessary to implement a new vision for the
to the project area and demonstrates design excellence
and enhances the “public realm”.
Based on approval of the Vision Plan, the RTKL Team will
develop an Alternative Concept Plan. The Team will confirm
clarification of the study area-identification of the
boundaries. This will include:
1. Urban Inventory - Recognizing the inventory of historic
resources within the commercial areas, the Team will
street parking, street trees, street furniture, etc.). Identify
landscaping/public art that create a sense of place unique
ALTERNATIVE CONCEPT PLANS
by Consultant of any of their own data gathering and
within the public realm (e.g., sidewalks, travel lanes, onfuture infrastructure and hardscape within the public area
Downtown Plan;
existing data, conditions, and trends including performance
Public Realm - Include specifications for the elements
Open Space Requirements – An open space framework
plan will complement the urban plan, creating a network
of public amenities, both active and passive, to increase
the livability, desirability, and sustainability of the area
plan.
Place-Branding—Recommendations for capturing
and communicating the unique genius of Downtown
Manhattan Beach based on data and aspirations gleaned
from Stakeholder Engagement, and experience in similar
social, and cultural assets. District-wide Water and Energy
cities around the world.
planning will also be part of this report. Phasing and the use
Pedestrian Orientation - Facilitate pedestrian circulation
of density bonuses to finance future infrastructure upgrades
from, between and among commercial properties
will be discussed in the context of the current regulatory
to enhance walkable neighborhoods. Insure that the
environment.
pedestrian and visual amenity of both residential and
business communities are maintained or enhanced. Focus
Deliverables will include:
on the aesthetic quality, usability and accessibility of
Deliverable 4a: Infrastructure Development and Budget
Report,
sidewalks, public parking, and other public spaces within
Manhattan Beach.
Private use of Public Property – Facilitate private use
of public property such as outdoor seating and display
Deliverable 4b: Financing Report,
Deliverable 4c: TAG meeting summaries,
Deliverable 4d: Community meeting summaries.
areas while maintaining public safety and aesthetic
attractiveness of the community.
Transportation - Incorporation of public transit plans and
enhancements including bikeways, and accessibility
options.
Protect resources – Ensure that important views and
vistas are protected; locations for the interpretation
of (historic) gateways are identified, enhanced, and
protected and public safety considerations are addressed
to create the “sense of place” in the Downtown Area.
Infrastructure - Provide an updated analysis of all existing
TASK 5 - IMPLEMENTATION PLAN
Based on approval of the Draft Downtown Master Plan, the
RTKL Team will develop an Implementation Plan, in which
economic analysis and projections, land use planning and
urban design, transportation and infrastructure opportunities
all come together in a clear, phased structure enabling the
City of Manhattan Beach to realize its aspirations for the
Downtown District.
This Implementation Plan may include, but is not limited to:
infrastructure networks that serve the Downtown and
identify utility needs (if any) to support implementation
Land Use - Identify underutilized land and analyze existing
of the District, including green infrastructure options and
land use patterns and regulations in order to recommend
recommendations.
potential changes necessary to implement a new vision
for the Downtown Plan;
This plan will be presented to the community for review
and input and shall lead to the development of the Draft
Manhattan Beach Downtown Specific Plan.
Deliverable 3a: Vision Plan,
Deliverable 3b: Concept Alternatives,
Deliverable 3c: Draft Master Plan (Preferred Alternative)
Deliverable 3d: TAG meeting summaries.
TASK 4 - INFRASTRUCTURE DEVELOPMENT,
BUDGET AND FINANCING STRATEGY
Infrastructure Development and Budget Report – The Team
will consider alternatives to costs related to infrastructural
improvements required for proposed or recommended
changes. Infrastructure shall be understood as utility,
»» Preparation of any necessary Plan updates
»» Major General Plan, zoning or overlay zoning
modifications
»» More refined development standards
»» Any necessary environmental impact analysis and
documentation, including identification of financial
resources
»» An infrastructure development analysis and budget
»» Sustainability Plan
»» Transportation and Mobility Plan
»» Economic Development Plan
»» A sustainable and flexible implementation plan linked
to a framework financing strategy to ensure the plan
will be adopted, able to successfully respond to future
market and regulatory forces, and that necessary
supporting policies and programs will be updated
included. These include parking structures, transit stop
in preparation for continued economic, social, and
improvements, security, lighting, signage, etc.
cultural growth.
Open Space Plan: A discussion that will address the
provision for adequate public and private open space as
an integral part of the conceptual land-use alternatives
Deliverable 5a - A comprehensive Implementation Plan for
Implementation Plan : A discussion that will identify
each plan element, including metrics and milestones to
actions and strategies for plan implementation, along
mark growth and measure success.
with completion date estimates or triggers, phasing, and
TASK 6 – PREPARATION OF THE MANHATTAN
BEACH DOWNTOWN PLAN
cost estimates. Shall include infrastructure improvements
needed for plan implementation and specific financing
strategies to enable these improvements.
Based on approval of the Draft Downtown Master Plan, the
RTKL Team will develop a Final Manhattan Beach Downtown
Specific Plan. The Plan shall serve as the city’s long range,
Deliverable 6a - The Manhattan Beach Downtown Specific
Plan.
comprehensive land use, circulation, and implementation
plan for guiding development within the plan boundary. The
Plan may include narratives, maps, diagrams, and matrices
Deliverable 6b - Stakeholder Engagement Program
Summary.
describing, but not limited to, the following:
Planning Process: A description of the process to develop
the plan and the role the public played in creating the
TASK 7 – PREPARATION OF THE PROGRAM
EIR
TASK 1: PREPARE EIR NOTICE OF PREPARATION
plan.
Meridian Consultants will prepare the Notice of Preparation
Land Use/Housing: A description of land use
(NOP) for the EIR containing all information required by
designations, including total number of units, densities,
Section 15082 of the CEQA Guidelines. Meridian Consultants
square footage of non-residential uses, mixed use, and
will submit a draft of the NOP for review by the City, revise
employment generating land uses. Population and job
this draft in response to any comments, and prepare and
projections shall be included.
distribute the finalized NOP for the required 30-day review
Transportation and Parking: A description of circulation
period to all parties on the distribution list provided by the
for motor vehicles, transit, bicycles, and pedestrians. New
City.
streets, paths and connections shall be included. Parking
management strategies and TOD parking ratios shall be
A detailed narrative project description with sufficient maps,
identified, based on the prior Parking Demand Analysis.
plans, and other graphics to fully define the project and its
Public Services: A discussion that will include information
location will be provided with the NOP. A description of the
about services and infrastructure needed to implement
environmental setting of the project, including a description
the plan. Shall include specific policies regarding utilities,
of the current site condition and surrounding land uses, will
public safety, parks, schools, libraries, and cultural
also be provided.
facilities.
Design and Streetscape Standards: A discussion that will
Following the close of the 30-day NOP review period,
include policies and standards to promote pedestrian
Meridian Consultants will review all written comments
friendly design to increase pedestrian comfort and safety
received by the City and identify any adjustments to the
in walking within the Downtown District.
scope of work needed to respond to these comments.
Downtown improvements: Standards that will
enhance overall livability of Downtown shall also be
Deliverable 7a - Draft and Final NOP
Deliverable 7b – Existing Conditions/Background Report
any known areas of controversy, and a summary of project
alternatives. A summary of potentially significant impacts,
TASK 2: PREPARE ADMINISTRATIVE DRAFT EIR
mitigation measures, and residual impacts after mitigation
Meridian Consultants will prepare an Administrative Draft
will also be provided.
EIR evaluating the impacts of the proposed Downtown
Specific Plan EIR for review by the City of Manhattan Beach.
Project Description
Based on the location and characteristics of the Downtown
The Project Description will address all items required
Planning Area and the scope of the proposed Specific Plan,
under CEQA including project location, project objectives,
this SOW provides for analysis of the following topics:
the intended uses of the EIR, and a list of all other related
environmental review and consultation requirements.
Aesthetics
Air Quality/ Greenhouse Gases
Meridian Consultants will work closely with the RTKL project
Land Use & Planning
team to develop a full description of the master plan or
Noise
specific plan that identifies the primary physical changes to
Public Services
the existing conditions in the plan area that will be the focus
Transportation & Traffic
Utilities & Service Systems
It is anticipated that based on available information, such
as the City’s General Plan, and other information collected
or generated during the preparation of the Specific Plan,
that further analysis will not be required in the EIR of
the following topics: Agriculture & Forestry Resources,
Biological Resources, Cultural Resources, Geology & Soils,
Hazards & Hazardous Materials, Hydrology & Water Quality,
Mineral Resources, Population & Housing, and Recreation.
The contents and approach for preparation of the EIR is
presented below:
of the environmental analysis.
Identification of meaningful project objectives during
development of the project description is critical, since
alternatives addressed in the EIR are evaluated in part by
their ability to achieve the basic objectives defined for the
project.
Environmental Impact Analysis
Each topical section will follow a master format designed to
demonstrate CEQA compliance and increase the ability of the
public to understand the information in the EIR. Each section
will be organized as follows:
Existing conditions will be discussed for each topic.
Relevant regulations and policies will be identified and
Introduction
This section will be provided as a courtesy to the reader
who may have little or no experience in reading an EIR. The
discussed.
Thresholds of significance will be described to allow the
reader to understand the significance of each identified
purpose of an EIR will be defined, with references to the
CEQA Guidelines and statutes, as appropriate. The format
impact.
and content of the EIR will be explained. Standards for EIR
Project impacts will be identified and described.
will be briefly discussed. The environmental review process,
Cumulative impacts will be identified and discussed.
as it is being administered for this project by the City of
Consistent with Section 15130 (b) of the State CEQA
Manhattan Beach, will also be explained.
Guidelines, cumulative impacts will be assessed for
each topic based on either a list of related projects or a
Executive Summary
The Executive Summary will be prepared in accordance
with CEQA requirements and will include a summary of
the proposed project, project background, discussion of
summary of projections in a planning document. The
most appropriate method will be used for each topic
based on the availability and relevance of available
information.
Mitigation measures for each impact will be identified and
discussed.
of electronic PDF files for posting to the City of Manhattan
Beach website. Meridian Consultants will coordinate the
production of copies for public distribution with the City of
Conclusions regarding the significance of each impact
after mitigation will be presented. The conclusions will be
Manhattan Beach.
presented in a form that can be easily incorporated into
the required CEQA Findings of Fact for each significant
TASK 4: PREPARE FINAL EIR
impact.
Following the close of the 45‐day public review period
and the receipt of all comments on the Draft EIR, Meridian
Alternatives
Consultants will compile, index and review all written
CEQA requires an EIR to evaluate the comparative merits
comments. After we have received suggestions and
of a range of reasonable alternatives to a project that could
directions from the City, draft responses will be prepared for
feasibly attain the basic objectives of the project and avoid
team review.
or lessen the significant impacts of the project as identified
in the EIR. Evaluation of a “No Project” alternative is also
Based on the characteristics of the project and the scope of
required. Alternatives are selected based on their potential
the EIR, our cost proposal includes an allowance of hours
to avoid or lessen any significant impacts associated with
to respond to comments and prepare the Final EIR. This
the proposed project while still meeting basic project
cost estimate is based on our experience with projects of
objectives. The environmentally superior alternative must
similar complexity. This portion of the project budget can
also be identified as part of this analysis. The proposed
be adjusted, as necessary, after all the comments have
budget includes sufficient hours to allow for a comparative
been received and reviewed. If a substantial numbers of
qualitative analysis of the “No Project” alternative and two
comments are received and specific issues are repeatedly
additional alternatives to be identified with the City.
raised, Meridian Consultants has found it cost effective to
prepare topical responses, thereby eliminating the need for
repetitive, possibly conflicting, responses to each comment.
Other Required Sections and Appendices
The EIR will include all other sections required under the
After responses to comments have been reviewed by the
CEQA Guidelines, including Growth Inducing Impacts,
City, Meridian Consultants will revise the responses to
Significant Irreversible Environmental Changes, a list of
organizations and persons involved in the preparation of the
EIR, and list of references and persons consulted as part of
the EIR analysis. The appendices will include all technical
studies and other items related to the EIR, such as the NOP
comments based on team and City input. Once responses
to comments have been finalized, Meridian Consultants
will prepare the Final EIR document integrating feedback
received from the team and in accordance with the City’s
and comment letters on the NOP.
requirements. The Final EIR will include a revised Executive
TASK 3: PREPARE PUBLIC DRAFT EIR
the Draft EIR, and the comments and responses.
This task and the associated cost proposal provides for
revisions of the EIR in response to City of Manhattan Beach
comments. Meridian Consultants will meet with City staff
to receive the City’s comments on the first draft of the EIR,
review these comments with the project team, and revise
the Draft EIR to incorporate the comments and requested
information.
This task also includes preparation of an unbound, cameraready master copy of the Draft EIR for printing, 5 copies
of the Draft EIR, 30 copies of the EIR on CD, and provision
Summary, a section containing corrections and additions to
This task also includes preparation of an unbound, camera‐
ready master copy of the Final EIR for printing, 10 printed
copies of the Final EIR, one electronic copy on CD and
provision of electronic PDF files for posting to the City
website.
Meridian Consultants will prepare the final Mitigation
Monitoring Program (MMP), findings for each significant
impact of the project as required by Section 15091 of the
CEQA Guidelines and, if required, a Statement of Overriding
Considerations consistent with Section 15093 of the CEQA
and studies related to the City’s Downtown planning efforts.
Guidelines, and a resolution for Certification of the Final
Information from the traffic study prepared to support the
EIR and adoption of the MMP, Findings and Statement of
planning effort will be incorporated into the Initial Study.
Overriding Considerations.
Meridian Consultants will prepare air quality modeling to
address potential air quality and greenhouse gas impacts.
These documents will be submitted in draft form for review
The policies and regulations that will apply to the Downtown
and comment by the City, revised as necessary to respond
Planning Area that will avoid significant impacts will be
to comments, and finalized for submittal to the City of
identified to support the adoption of a Mitigated Negative
Manhattan Beach.
Declaration by the City.
Meridian Consultants will attend the Planning Commission
TASK 2: PROPOSED MITIGATED NEGATIVE DECLARATION
and City Council hearings on the Program EIR and Specific
Meridian Consultants will revise the Initial Study in response
Plan. At these hearings Meridian Consultants will make
to comments from City staff, and will prepare a final Initial
presentations on the contents and findings of the analysis
Study to support the issuance of a proposed Mitigated
in the EIR and respond to questions from the Agency Board.
Negative Declaration for the project by the City of Manhattan
Following approval of the project, Meridian Consultants will
Beach.
also prepare and file the Notice of Determination
TASK 3: PREPARE FINAL MITIGATED NEGATIVE
DECLARATION FOR ADOPTION
Following completion of the public review period for the
Deliverable 8a - Draft and Final Environmental Impact
proposed Negative Declaration and receipt of all written
Report, including Public Engagement Comment Report
comments received by the City, Meridian Consultants
will prepare responses to these comments to support the
ALTERNATIVE SCOPE - MITIGATED NEGATIVE
adoption of the Final Negative Declaration by the City.
DECLARATION
TASK 1: PREPARE INITIAL STUDY
Meridian Consultants will prepare an Initial Study for the
Project for review by the City using the latest standard
Draft and Final Initial Study supporting a proposed
Negative Declaration for the Project.
Initial Study checklist form as appended to the 2014 CEQA
Guidelines. Analysis will be provided for each of the
environmental topics in the Initial Study checklist form to
explain and justify each “No Impact”, “Less Than Significant
Impact”, “Potential Significant Impact Unless Mitigation
Incorporated” and “Potential Significant Impact” answer
checked in response to each question.
Meridian Consultants will work closely with the RTKL project
team to develop a full description of the master plan or
specific plan that identifies the primary physical changes to
the existing conditions in the plan area that will be the focus
of the environmental analysis.
Available project information will be used as documentation
for the Initial Study along with other available published
resources, including the City’s General Plan, Local Coastal
Program, Municipal Code and other planning documents
OUR
REFERENCES
DOWNTOWN SPECIFIC PLAN Our References 127
Downtown Brea Redevelopment Master Plan
Brea, California
128 Our References DOWNTOWN SPECIFIC PLAN
OUR PROFESSIONAL REFERENCES
RTKL ASSOCIATES INC.
ALA MOANA NEIGHBORHOOD TRANSIT-ORIENTED
DISTRICT PLAN
City of Honolulu
Renne Espiau
City Planner
Honolulu Hale
530 S. King Street
Honolulu, HI 96813
(808) 768-8050
Brief Description
Coordinating land use and open space within the transitoriented design, the Ala Moana neighborhood development
plan will improve mobility, reduce car use, and improve
development of a mixed-use project that includes a hotel,
retail, restaurant and public open space and public parking
uses on the City-owned former Metlox site.
DOWNTOWN SAN JUAN CAPISTRANO MASTER PLAN
City of San Juan Capistrano
Cindy Russell
Chief Financial Officer/City Treasurer
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
(949) 443-6301
Brief Description
KMA assisted in the development of a master plan for the
Downtown area of the City of the City San Juan Capistrano,
quality of life for island residents, workers and tourists.
including the area adjacent to the Metrolink Station. KMA
BURBANK TOWN CENTER
and commercial uses in the area. As part of the market
City of Burbank
analysis KMA identified market opportunities and provided
Joy Forbes
Deputy City Manager
completed a market evaluation for residential, retail
productivity ranges for the land uses evaluated.
150 North Third Street, Second Floor
LISA WISE CONSULTING, INC.
Burbank, CA 91502
WEST GRAND AVENUE MASTER PLAN
(818) 238-5180
City of Grover Beach
Brief Description
Incorporating urban housing, hotel, retail, office, dining
options and parking into the 37-acre property surrounding
Burbank Town Center Mall, RTKL’s master plan will create a
vibrant hub of activity for the downtown community.
Bruce Buckingham
Community Development Director
154 South Eighth Street
Grover Beach, CA 93433
(805) 473-4530
KEYSER MARSTON
Brief Description
METLOX SITE
for architecture and public streetscape enhancements in
The Master Plan focuses on flexible, high-quality guidelines
City of Manhattan Beach
three distinct districts along the corridor to create vibrant
Bruce Moe
activity centers that serve tourists and local residents.
Finance Director
Guidelines and recommendations were based on previous
1400 Highland Avenue
planning work completed by the City, as well as feedback
Manhattan Beach, CA 90266
from a community workshop conducted in June 2010 and
(310) 802-5552
extensive one-on-one interviews.
Brief Description
KMA assisted the City of Manhattan Beach (City) in the
developer selection and implementation process for the
DOWNTOWN SPECIFIC PLAN Our References 129
COMPENSATION
SCHEDULE
DOWNTOWN SPECIFIC PLAN Compensation Schedule 131
FEE PROPOSAL
CITY OF MANHATTAN BEACH DOWNTOWN SPECIFIC PLAN
DOWNTOWN SPECIFIC PLAN Compensation Schedule 133
RTKL Los Angeles Office
Los Angeles, California, United States
CONTACT US
NATHAN CHERRY
Vice President
333 South Hope Street
Suite C-200
[email protected]
213 633 1184
213 633 6060
OFFICES
ABU DHABI
RTKL-UK Ltd. Abu Dhabi Branch
Makateb Business Centre
Makeen Tower
Office 1405, 13th Floor
Corner of 9th and 10th Street
P.O. Box 35243
Abu Dhabi, UAE
+971 2 657 3425
+971 2 643 2272
DALLAS
RTKL Associates Inc.
1717 Pacific Avenue
Dallas, TX 75201-4688
214 468 7600
214 468 7601
BALTIMORE
901 South Bond Street
Baltimore, MD 21231
410 537 6000
410 276 2136
DUBAI
RTKL-UK Ltd. Dubai Branch
Arenco Tower
Suite 201, Level 102
Sheikh Zayed Road
Dubai Media City
Dubai, P.O. Box 118254
United Arab Emirates
+971 4 446 2485
+971 4 447 4640
BEIJING
RTKL Architectural Design Consulting
(Shanghai) Co. Ltd., Beijing Branch
9th Floor, Tower B
Jiaming Center
27 Dongsanhuan Beilu
Chaoyang District
Beijing PRC 100020
+86 10 5775 6800
+86 10 5775 6801
JEDDAH
CareRTKL Company Limited
Saad Al Ajlan Center
Office #35, 2nd floor
7807, Prince Sultan Road
Salam District
Unit #2, Jeddah 23437 - 2117
Kingdom of Saudi Arabia
+966 2 691 8016
+966 2 698 3458
CHICAGO
200 South Michigan Avenue
Suite 1800
Chicago, IL 60604
312 542 5900
312 542 5901
LONDON
RTKL-UK Ltd.
25 Farringdon Street
10th Floor
London
United Kingdom
EC4A 4AB
+ 44 (0)20 7306 0404
+ 44 (0)20 7306 0405
LOS ANGELES
333 South Hope Street
Suite C-200
213 633 1100
213 633 6060
MIAMI
396 Alhambra Circle
South Tower, Suite 500
Coral Gables, FL 33134
786 268 3200
786 268 3201
SAO PAULO
RTKL Brasil Design Ltda.
Rua Funchal, 418
Sala 3512
São Paulo
CEP 045510-60
Brasil
+ 55 (11) 3521 7201
+ 55 (11) 3521 7070
SHANGHAI
RTKL Architectural Design Consulting
(Shanghai) Co. Ltd.
20th Floor, Platinum
233 Taicang Road
Shanghai PRC 200020
+86 21 6157 2800
+86 21 6157 2801
WASHINGTON, DC
2101 L Street, NW
Suite 200
Washington, DC 20037
202 833 4400
202 887 5168
RTKL.COM
2014

downtown specific plan - City of Manhattan Beach

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