HomeMy WebLinkAbout2022-05-24 - AGENDA REPORTS - TOWN CENTER SPECIFIC PLAN CONTRO
Agenda Item: 9
1. CITY OF SANTA CLARITA
AGENDA REPORT
CONSENT CALENDAR
CITY MANAGER APPROVAL:
DATE: May 24, 2022
SUBJECT: PROFESSIONAL SERVICES CONTRACT FOR CREATING THE
TOWN CENTER SPECIFIC PLAN AND ASSOCIATED
ENVIRONMENTAL DOCUMENT
DEPARTMENT: Community Development
PRESENTER: David Peterson
RECOMMENDED ACTION
City Council:
Award a contract to Michael Baker International for the Town Center Specific Plan in an
amount not to exceed $499,998; and
2. Authorize the City Manager or designee to execute all documents, subject to City Attorney
approval.
BACKGROUND
On March 30, 2022, the City of Santa Clarita (City) issued a Request for Proposal (RFP) for
professional and environmental review services for the Town Center Specific Plan (TCSP). The
project area includes approximately 114 acres within the community of Valencia and is divided
into four subareas. A map of the project area is included as Attachment A.
As a project identified within the Santa Clarita 2025 Strategic Plan, the purpose of the TCSP is
to:
Further establish and enhance the project area as a regional destination for employment,
entertainment, dining, retail, and services;
Create a balanced mix of uses within the project that combines commercial and service
opportunities with a robust residential environment that establishes a more livable and
pedestrian -oriented space; and
Provide a long-term vision for development within the most intensive commercial and
residential district in the City.
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The RFP was distributed to 728 firms, of which 41 downloaded the package. The City received
responses from four nationally -recognized firms including:
• Dudek
• Gruen Associates
• Michael Baker International (MBI)
• Placeworks
Responses were scored by four staff people and in -person interviews were conducted with each
firm. Firms were scored based on the following criteria:
• Scope of Work and Program Management
• Contractor Qualifications
• Knowledge of Development Issues
• Responsiveness to the RFP
• References
The following table demonstrates the final cumulative scoring for each firm:
Company
Location
Average Score (out of 100)
Michael Baker International
Long Beach, CA
97
Dudek
Pasadena, CA
94
Gruen Associates
Los Angeles, CA
86
Placeworks
Los Angeles, CA
85
As indicated above, MBI was the highest scoring responder to the RFP. Additionally, MBI
recently performed environmental review services for the City on both the Patios Connection
project and the Jobs Creation Overlay Zone project, both of which are located in the TCSP
project area.
The contract for services includes:
Preparation of the TCSP document
Preparation of the Environmental Impact Report and associated technical documents and
resources
• Conducting public outreach
ALTERNATIVE ACTION
Other actions as determined by the City Council.
FISCAL IMPACT
The contract budget is $499,998 and will be entirely funded by a Local Early Action Plan
(LEAP) Grant from the State of California. Funds were appropriated to Expenditure Account
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2593111-516101 (Contractual Services) as part of the Fiscal Year 2021-22 budget process. The
project will have no impact on the City's General Fund.
ATTACHMENTS
Attachment A: Project Area Map
MBI RFP Response (available in City Clerk's Reading File)
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SUBMITTED TO SUBMITTED BY
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' MICHAEL BAKER INTERNATIONAL
3760 Kilroy Airport Way, Suite 270
_ Long Beach, CA 90806
Michael Baker
I N T E R N AT 10 N A L
I N T E R N AT 1 0 N A L
April 1, 2022
Danielle Marquez
City of Santa Clarita
23920 Valencia Boulevard
Suite 300
Santa Clarita, CA 91355
Re: Proposal # CD-21-22-25, Town Center Specific Plan
Dear Ms. Marquez:
We Make A Difference
Michael Baker International (Michael Baker) is pleased to submit our proposal to prepare the Town Center Specific Plan
for the City of Santa Clarita (City). Our team brings the unique combination of local knowledge and experience,
collaborative critical thinking and problem -solving skills, and understanding of market conditions and development trends
that are needed to develop a Specific Plan that is not just visionary but is achievable, with the right regulatory tools and
developer incentives to be implemented by City staff and the development community. Our team's strengths include the
following:
• Proven Team: Our proposed team, led by John Bellas, Project Manager, and Surabhi Barbhaya, Deputy Project
Manager, has worked together over the past three years to prepare the City of Rolling Hills Estates General Plan
Update and Commercial District Visioning Plan, which is rapidly coming to successful completion. All of the key team
members proposed for the Town Center Specific Plan worked seamlessly together on this important and challenging
project, which, in addition to John and Surabhi, included Dan Wery, Lead Planner; Peter Quintanilla, Master Planner;
Derek Wong, Market Study Lead; Brent Schleck, California Environmental Quality Act (CEQA) Lead; and transportation
consultant Fehr & Peers. The Visioning Plan for the Palos Verdes Peninsula's Commercial District had similar challenges
to the Valencia Town Center, including developing concepts, regulatory tools, and incentives to transition a traditional
auto -oriented mall and surrounding commercial area into a mixed -use community that works with the new/evolving
retail economy; reimagining a large -block street pattern into a more permeable/walkable district with improved
connections for multiple modes of transportation; and harnessing the potential for mixed -use development and
integrated multifamily uses to satisfy housing needs.
• Experience with Santa Clarita and the Specific Plan Area: Michael Baker and Fehr & Peers are intimately familiar with
the City and the Specific Plan area. Michael Baker has recently prepared three CEQA documents for projects in the
proposed Specific Plan area —the Initial Study/Mitigated Negative Declaration (IS/MND) for the Westfield Valencia
Town Center Patios Connection (Costco) Project, the IS/ND for the Jobs Creation Overlay Zone (which includes the
involved area), and the Valencia Suites Hotel Project IS/MND. In addition to these projects, Michael Baker has
prepared numerous other environmental documents for projects throughout the City, including two recent specific
plan projects —the MetroWalk Project Sustainable Communities Environmental Assessment (SCEA) and the Henry
Mayo Hospital Specific Plan/Master Plan Amendment Supplemental Environmental Impact Report (EIR). Fehr & Peers
recently assisted the City of Santa Clarita in establishing new transportation study guidelines that include vehicles
miles traveled (VMT) impact thresholds to meet the updated CEQA requirements of Senate Bill 743. Having Fehr &
Peers prepare the VMT and traffic analyses both eliminates the traffic consultant's learning curve and ensures the
proper methodology is followed and that the studies are prepared right the first time.
MBAKERINTL.COM 3760 Kilroy Airport Way, Suite 270
Long Beach, CA 90806
562.200.7165
I N T E R N A T 1 0 N A L We Make A Difference
• Understanding the Retail Market and Development Needs: We have included DLR Group (DLR) on our team as a firm
of architects and urban designers who have their "fingers on the pulse" of the mall/commercial center industry. DLR
has worked for and with many major mall property owners, developers, proprietors, leasing agents, and investors and
has designed and influenced numerous mall/commercial center properties across California and beyond. They will
provide invaluable insight in the formulation of the vision/concept plans for the Westfield property. In addition, having
designed numerous mall property redevelopment projects, including the Macerich Lakewood Mixed -Use Study and
the Panorama City Mall Mixed -Use Project and Specific Plan, DLR knows what development standards will attract the
right uses and will result in the right architecture for Valencia's Town Center.
• We Prepare, Implement, Apply, and Utilize Specific Plans and Specific Plan EIRs: With our experience working on a
daily basis as planners that not only prepare plans but also work with the plans after they are adopted, we fully
understand the frustrations of having long-range plans that are heavy on "big -picture" concepts but light on how the
plan is actually to be implemented. We know and appreciate that City staff and developers will be utilizing and
applying this Specific Plan for the next decade or more, and we will leverage our experience of serving as contract
planning staff and developer representatives to develop a plan that provides the right balance of being
visionary/aspirational and functional/realistic.
Similarly, as CEQA practitioners that both prepare programmatic EIRs and utilize those EIRs to streamline the CEQA
process for subsequent projects, we understand the need to have an EIR that gets the Specific Plan through the CEQA
process and sets a solid framework with useful tools to provide CEQA clearance for implementing projects. In our
experience, there is not a "one -size -fits -all" approach to streamlining CEQA for future projects. The most successful
plan -level EIRs set up multiple options for future, implementing projects, including exemptions, addendums, and
tiering approaches.
The Town Center Specific Plan project is an exciting opportunity for the City to envision and shape the heart of Valencia
for the next generation. Michael Baker and our partners, Fehr & Peers and DLR, would be honored to work with the City
on this influential project. If you have any questions or need any further information, please do not hesitate to contact
Project Manager John Bellas (jbellas@mbakerintl.com 1 310-890-9537).
Sincerely,
John Bellas, LEED AP
Project Manager/Associate Vice President
William Hoose, AICP
Office Executive/Associate Vice President
MBAKERINTL.COM
3760 Kilroy Airport Way, Suite 270
Long Beach, CA 90806
562.200.7165
City of
Santa Clarita
Table of Contents
0
C.
D.
E.
I
Town Center Specific Plan
Proposal # CD-21-22-25
Introduction.................................................................................................................................................................... 4
FirmHistory and Qualifications........................................................................................................................................... 4
SpecificPlans....................................................................................................................................................................... 5
EnvironmentalServices....................................................................................................................................................... 5
Representative Projects in Santa Clarita and the Specific Plan Area..................................................................................
6
Representative Projects With Other Jurisdictions..............................................................................................................9
Planof Study/Scope of Work........................................................................................................................................
21
Understandingand Approach...........................................................................................................................................
21
Scopeof Work...................................................................................................................................................................
28
Task 1.0: Project Management and Initiation...............................................................................................................
28
Task 2.0 Community Outreach and Engagement.........................................................................................................
29
Task 3.0 Existing Conditions Analysis............................................................................................................................
30
Task4.0 Design Development.......................................................................................................................................
32
Task5.0 Specific Plan Preparation................................................................................................................................
34
Task 6.0 Environmental Assessment.............................................................................................................................
36
Task7.0 Final Plan Adoption.........................................................................................................................................44
Task8.0 Optional Tasks.................................................................................................................................................
45
Schedule........................................................................................................................................................................
47
ProgramManagement..................................................................................................................................................49
Personnel......................................................................................................................................................................
51
OrganizationChart............................................................................................................................................................51
Project Team Qualifications Matrix..................................................................................................................................
52
TeamMember Resumes...................................................................................................................................................
54
Subconsultants..............................................................................................................................................................
71
Statement of Offer and Signature.................................................................................................................................
80
Documents Submitted under Separate Cover
H. Pricing Structure
Forms
Notice to Proposers Regarding Indemnity and Insurance Requirements
Designation of Subcontractors/Subconsultants
References
Acknowledgement and Acceptance of Scope of Work
Acknowledgement of Addendum 1
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I N T E R N A T 1 0 N A L
City of
Santa Clarita
A. Introduction
Firm History and Qualifications
Michael Baker has the team, skills, experience, and capacity to successfully
prepare the Valencia Town Center Specific Plan (TCSP) for Santa Clarita.
Our highly motivated professionals have experience in all facets of
planning. Our multidisciplinary team of planners, urban designers,
engineers, landscape architects, and public engagement specialists has
provided planning services to various cities, counties, and other
governmental agencies throughout California.
Michael Baker is a national, full -service planning and engineering
consulting firm with a strong local presence in California. We are
celebrating more than 80 years of providing professional services. We
provide a host of differentiated and innovative services that enhance client
projects. We have a collaborative team of professionals devoted to projects that improve the physical, economic, and
social environments of the communities they serve. We have experts from various fields of planning and design who
develop creative and context -sensitive solutions to represent the consensus of multiple stakeholders.
Town Center Specific Plan
Proposal # CD-21-22-25
Although Michael Baker is a large firm with over 3,500 employees in nearly 100 offices, our foundation is built on our local
offices. The impact of our local offices is enhanced by our large network utilized for collaborative and innovative solutions.
We strive to create communities that are safer, more accessible, more environmentally sustainable, and more livable
through transformative projects, technologies, and dedicated employees. We are change agents, leading our partners
around the world into the future.
We attribute our success to understanding and meeting our clients' needs in the most efficient and creative manner
possible. We offer a local perspective enhanced by our broad experience to help clients achieve a successful outcome.
Subconsultant - DLR Group
DLR Group (DLR) is a global, integrated design firm with a core practice in
DLRGroup architecture, engineering, interiors, and planning. For its clients, integrated
design delivers global specialization at a local project level. DLR's promise is to
elevate the human experience through design, with integrated teams of multidisciplinary design professionals that bring
highly specialized expertise to every project. DLR operates 30 offices from the Pacific to Atlantic coasts, and several
international locations to help facilitate collaboration with clients, partners, and fellow employee -owners. DLR will
leverage its expertise in mall design and development to provide critical evaluation, guidance, and design concepts for
retail, multifamily housing, and mixed -use development to guide and shape the planning area including:
• Review and identification of existing land use, regulatory and design issues and opportunities to test existing and
proposed concepts and regulatory parameters
• Technical leadership and support for the Immersive Workshop (charrette) including engagement tools, design
studies and concepts
• Development of conceptual mixed -use development alternatives
• Peer review testing of proposed development standards
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I N T E R N A T 1 0 N A L
City of
Santa Clarita
Subconsultant - Fehr & Peers
Town Center Specific Plan
Proposal # CD-21-22-25
Fehr & Peers is passionate about transforming transportation consulting F E H R P E E R
through innovation and creativity. They derive inspiration by partnering with
communities to understand and shape local transportation futures objectively
tailored to diverse needs. Clients trust Fehr & Peers to help them overcome barriers and uncertainty by combining the
firm's advanced expertise with curiosity, humility, and initiative to deliver implementable, data -driven solutions that
reinforce community values. From the most straightforward to the most complex, the team actively listens to client and
community needs and handles every project with diligence and focus.
They maintain a focus on transportation consulting, serving client needs including the following:
• Active transportation • Freight
• Climate resiliency • Land use and transportation
• Communications and engagement • Safety
• Data science • Transit planning
• Emerging technologies • Transportation engineering
• Equity in transportation • Transportation forecasting and operations
Specific Plans
Michael Baker has a strong reputation for innovative, award -winning specific plans, downtown plans, strategic plans, area
plans, and vision plans for communities in California as well as nationwide. We believe in a planning philosophy that
involves the community and stakeholders in a collaborative relationship, possesses a healthy skepticism for conventional
wisdom, and incorporates unique, innovative
approaches to what we do. We believe in plans
that are challenging yet implementable and
achieve community vision. Our unique
combination of planners, landscape architects,
economic development specialists,
transportation, environmental, and regulatory
planners, and architects —all available in-
house —enables effective communication,
making the process smooth for the team as well
as the client. Many of our plans have won local
and state awards.
Environmental Services
As a leader in the environmental consulting
field, Michael Baker offers an extensive array of
services associated with environmental
compliance and documentation. Our environmental compliance managers have broad resumes of project experience in
urban and suburban communities and have worked on numerous complex projects requiring technical expertise, creative
solutions, and the development of effective and workable mitigation. Michael Baker has prepared numerous EIRs,
IS/MNDs, and categorical exemptions pursuant to CEQA for many municipal clients in Southern California, including the
City of Santa Clarita. Our experience as an environmental consultant to hundreds of public agencies throughout California
has given us exceptional environmental planning qualifications and a broad range of problem -solving abilities. Our in-
house experts understand legal issues, best practices, and special considerations to develop innovative, appropriate, and
defensible solutions.
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I N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
In general, our approach to assisting the City of Santa Clarita with the EIR is to first and foremost work collaboratively with
City staff to produce CEQA documents that are legally defensible, aid the City in the decision -making process, and meet
the City's needs in terms of quality, budget, and schedule. Further, our approach is to create a CEQA document that will
be easy to read and implement, while providing clear mechanisms for the City to use the EIR to streamline environmental
review of subsequent projects located within the proposed Specific Plan area. To accomplish these objectives, Michael
Baker's approach to preparation of the Specific Plan EIR is founded on the following principles:
• Draw upon our extensive experience preparing CEQA documents for the City and for similar projects in other cities
to identify and address the key issues early in the process to prevent delays and setbacks.
• Ensure technically adequate and complete environmental analyses.
• Create a reader -friendly CEQA document that use a combination of narrative, figures, photographs, maps, tables,
and other visual aids to help the reader understand the environmental consequences of the project.
• Openly communicate with Planning Division staff as we complete milestones and as we strive to exceed the City's
expectations.
Representative Projects in Santa Clarita and the Specific Plan Area
Michael Baker brings seasoned staff with the advantage of nearly 20 years of local experience in Santa Clarita to this
project. We have a deep understanding of the Specific Plan area and have enjoyed and developed an excellent working
relationship with City staff. Specifically, our in-house team of specialists not only has project experience in Santa Clarita,
but also experience within the Valencia Town Center area. The following are examples of projects the Michael Baker team
has completed in the Valencia Town Center area and the City of Santa Clarita.
Project Experience in the Proposed Specific Plan Area
Westfield Valencia Town Center Patios Connection Project IS/MND (2021)
Westfield Valencia Town Center (WVTC) Patios Connection
Project, on the eastern portion of the Valencia Town Center
property, near the intersection of Valencia Parkway and Citrus
Street. The project proposed to demolish approximately 128,558
square feet of retail space and construct approximately 153,930
square feet of new retail anchor space to be occupied by Costco.
The project also proposed to develop 2,600 square feet of outdoor
patio space, a new fueling station with up to 30 pumps, a 34,185-
square-foot health and fitness center, a 32,000-square-foot
cinema, and 7,434 square feet of new retail space. At buildout, the
project would result in a net increase of 101,129 square feet of
retail space.
Michael Baker prepared an IS/MND for the
With this project experience, Michael Baker has unique insights into the current configuration of the WVTC mall,
along with the layout and topography of this important opportunity site.
Jobs Creation Overlay Zone IS/ND (2019). Michael Baker prepared an IS/ND for the City's proposed Jobs Creation Overlay
Zone (JCOZ), which established new procedures for permitting office and industrial development projects that exceed the
established heights standards for their underlying zone in eight distinct districts throughout the City, including the Valencia
Town Center district. The JCOZ replaced an existing conditional use permit requirement with an appealable, director -level
discretionary review process for office buildings up to 5 stories and industrial buildings up to 55 feet in height. The IS
focused on aesthetic impacts that can reasonably be expected to result from the project, which may encourage
development of buildings taller than those currently requiring a conditional use permit.
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I N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
The JCOZ, with its flexible height standard and streamlined approval process, is an excellent starting point for the
type of standards and incentives that can be incorporated into the TCSP. Having worked with the City on this project,
Michael Baker gained unique insights into certain elements of the City's Unified Development Code that can be
modified to attract the right kind of development to Valencia.
Valencia Suites Hotel IS/MND (2016). Michael Baker prepared an IS/MND for a five -story hotel located at 26501 McBean
Parkway between Valencia Boulevard and Mall Entrance Drive. This entitled hotel project allows for 134 one- and two -
bedroom suites along with a 4,000-square-foot restaurant. The entitlement includes a conditional use permit to allow for
a building height of 59 feet 9 inches. The approved site plan includes a 219-space surface parking lot on the west side of
the building that addresses a fault zone traversing the property.
Over the course of this project, Michael Baker gained insights into the concerns of the Woodlands neighborhood to
the west, including concerns for east -facing views across the Valencia Town Center area to the mountainous
backdrop.
Project Experience in Santa Clarita
In addition to the above, Michael Baker has prepared numerous CEQA and National Environmental Policy Act (NEPA)
documents for the City of Santa Clarita in recent years. These include the Henry Mayo Newhall Master Plan Supplemental
EIR and the MetroWalk SCEA, both of which involved Specific Plans, as well as over 12 other projects in the City, which are
listed below.
Henry Mayo Newhall Hospital Master Plan Supplemental EIR,
Santa Clarita (2020). Michael Baker prepared a Supplemental
EIR for an amendment to the Henry Mayo Hospital Master
Plan. The hospital, located at the intersection of McBean
Parkway and Orchard Village Road, proposed to revise the
Master Plan to allow an additional 200,000 square feet of
building space, as well as expansion of an existing parking
facility. The proposed development included an 84,300-
square-foot, three-story diagnostic and treatment building; a
115,700-square-foot, five -story inpatient building; and the
addition of three aboveground levels to an existing parking
structure for an additional 292 parking spaces.
MetroWalk Specific Plan SCEA (2021). Michael Baker prepared a SCEA for the
MetroWalk Specific Plan, which is a residential project involving the
development of 498 residential units comprising a mix of housing types,
including market -rate apartments and townhomes, age -qualified apartments,
and affordable senior apartments. In addition, the project includes a multi -use
path that would link the project site with the future Metrolink Vista Canyon
Station to the east and the Vista Canyon Specific Plan development to the
north, while connecting various private amenities throughout the project site,
including park nodes, open space, a central clubhouse, and a playground. The
multi -use path would terminate at a 0.93-acre public plaza at the far eastern
area of the project site, which would provide a publicly accessible outdoor amenity adjacent to the Metrolink station and
a connection to commercial uses, trails, and other amenities in the area.
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I N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
Other project experience in Santa Clarita
• Blackhall Studios Project EIR (ongoing)
• Bouquet Canyon Residential Project EIR (2020) and EIR Addendum (ongoing)
• Mancara Residential Project EIR (ongoing)
• Sierra West Assisted Living and Memory Care Project IS/MND (2021)
• Dockweiler Residential Development IS/MND (2019)
• Canyon Country Community Center and Park IS/MND (2017)
• Kaiser Permanente Medical Office Project IS/MND (2015)
• Sierra Highway Street Improvements and Pedestrian Bridge Project IS/MND (2015)
• Family Promise Supportive Housing Project CEQA Categorical Exemption (2021)
• West Creek Park Improvement Project NEPA Categorical Exclusion (2021)
18
I N T E R N A T 1 0 N A L
City of
Santa Clarita
Representative Projects With Other Jurisdictions
Town Center Specific Plan
Proposal # CD-21-22-25
1
ru 1W
General Plan Update and Commercial District Vision Plan and EIR
City of Rolling Hills Estates. Michael Baker is currently completing a comprehensive General Plan Update and Commercial
District Vision Plan for the City of Rolling Hills Estates. In addition to the Vision Plan, the updated General Plan includes a
new Overlay Zone for the Commercial District, which comprises over 90 acres and serves as the primary commercial center
for the entire Palos Verdes Peninsula, with a regional mall and two additional major commercial developments. Michael
Baker analyzed the Commercial District's market conditions and made recommendations for future absorption of
residential and nonresidential uses. Market leakage/surplus analysis was conducted, and comparables were drawn from
successful developments to understand sales and tenant mix. Demographic information, as well as Tapestry segmentation
analysis, was also conducted for nonresidential development. Pro Formas
were developed for various housing types to analyze the residual land value
to recommend housing development density. A parking study was also
conducted and found that the area is overparked by Urban Land Institute
and Institute of Transportation Engineers standards, and recommendations
were made for adequate parking standards.
The plan calls for the transformation of the area by creating a mixed -use,
pedestrian, and bike -friendly environment that will be vibrant and
attractive to all ages. Some recommendations include creating a network of
plazas within five-minute walking distance, allowing for ground floor flexible space, creating smaller blocks, reconnecting
blocks by reestablishing roadway connections, and providing on -street parking. A mixed -use overlay zone with increased
density and a density bonus program for projects with extraordinary community benefits were proposed based on market
study findings to incentivize the types of projects and District improvements desired by the City. The plan proposes to
develop hybrid zoning standards or a form -based code. An interactive workshop was conducted with the advisory
committee with live visualization to discuss options related to massing, orientation, and placemaking elements.
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I N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
Campo Road Revitalization Specific Plan and ISIMND
County of San Diego. Michael Baker is providing specific plan services to San Diego County to prepare the Campo Road
Corridor Revitalization Specific Plan. The plan is being prepared in three phases. Phase 1 concentrated on understanding
existing conditions. Phase 2 was focused on building a vision and reaching out to the community. Phase 3 concentrates on
the preparation of Specific Plan documents. When done, this community -based plan will improve the urban form, quality
of life, and public safety along the Campo Road Commercial Corridor. The purpose of the Specific Plan is to establish the
long-term vision, goals, and strategies and provide an implementable development and mobility plan. The plan also
provides hybrid form -based l
development standards that
reflect community goals and _ -• �_-'_ -=- __ _ _
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achieve the vision. The
implementation plan also
focuses on simplifying and -`> -_
expediting the approval ± �`
process.
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I N T E R N A T 1 0 N A L
City of
Santa Clarita
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Town Center Specific Plan
Proposal # CD-21-22-25
South Garfield Specific Plan and Streetscape Improvements
City of Monterey Park. Michael Baker provided planning and design services for circulation along an urban village area in
the City of Monterey Park. The transportation component of the plan focused on improvements to incorporate Complete
Streets elements along South Garfield Avenue and Pomona Boulevard and in the project area. The goal was to create a
safe and comfortable environment for pedestrians, bicyclists, and automobile users, as well as connections to transit
facilities, including bus stops and Metrolink. Placemaking elements such as entry features, wayfinding, and signage,
landscaping improvements, and safety features such as
w�c -
bump -outs, parklets, and medians were also part of the
conceptual design. To provide for safe and pedestrian- ..
friendly access to both sides of Garfield Avenue, it was,
recommended that a mid -block crosswalk be provided
between the long stretch of the roadway. Bump -outs on
both sides of the roadway were recommended to provide -
a shorter crossing distance as well as an opportunity to
create a parklet or other usable space for enhanced
pedestrian amenities. As an added safety feature, it was
suggested to consider adding in the concept plan a +
"HAWK" or another pedestrian -activated signal. A 10-foot -
landscaped median, shared bicycle facility, and a 15-foot
landscaped and ADA-compliant sidewalk were part of the
plan.
I N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
Manhattan Beach Downtown Specific Plan and IS/MND
City of Manhattan Beach. Michael Baker provided a full range of planning , urban design and environmental services to
lead the preparation of the Manhattan Beach Downtown Specific Plan. Manhattan Beach had experienced a gradual
change in the makeup of its vibrant downtown retail mix over the years. The City and the community expressed the need
to preserve the charm that attracts residents and visitors alike.
Key components of the plan included a vision statement, goals, and
implementation component that focus on preserving the downtown's small-
town character; a land use plan that supports the mixing of commercial,
residential, and public uses in a manner and at the intensity that complements
and enhances the downtown's character; development standards that will
perpetuate the downtown's small-scale form and require the location of retail,
restaurants, and other active uses in ground -floor storefront locations; public
realm improvements, including streetscape enhancements and the
construction of parklets and drop-off areas, to improve circulation for all users
and enhance the pedestrian environment; and strategies to alleviate parking
issues in the downtown, including the designation of remote lots served by a
shuttle and a bikeshare program.
The update and amendment recommendations led to a larger strategic
evaluation of the downtown subareas and the General Plan.
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1 N T E R N A T 1 0 N A L
City of
Santa Clarita
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Town Center Specific Plan
Proposal # CD-21-22-25
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f Propo d Phase 1 Promenade Park )2020)
s Open Space (OS)
OMajor hntcixti[ions
l s
_ + Major Circulation Roads
- - -
- ' ■ San Marcos Boulevard Multi -way
ific Plan Uadate
City of San Marcos. Michael Baker was selected to review and update
the San Marcos Creek Specific Plan (prepared by others) after little
activity after 15 years. The amendment and update of the Specific
Plan were necessary to reflect the market realities of a much smaller
commercial market than hoped, the advent and impact of e-retail, the
loss of redevelopment, and a unique set of extensive infrastructure
needs and environmental constraints.
The Specific Plan articulates a clear vision and establishes standards
customized to guide future development and redevelopment of a
new mixed -use district that will serve as the downtown of San
Marcos. The plan includes regulating plans and standards for blocks,
streets, and sidewalks; public parks, plazas, paseos; building location
and height; land use and density; and frontages.
The update and amendment process involved background studies,
creation of guiding principles, a developer focus group, land use
alternative analyses, a retail market analysis, infrastructure analyses,
development concept pro forma analyses, and extensive outreach,
including over a dozen Steering Committee meetings, workshops with
the Planning Commission and City Council, and a public workshop.
The update and amendment recommendations led to a larger
strategic evaluation of the downtown subareas and an update to the
General Plan.
Street Type A-i (Spine Street)
Farm -Based Cade: VI-,b
I N T E R N A T 1 0 N A L
Page 113
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
Pueblo Viejo District Vision Plan and Implementation Plan
City of Coachella. Michael Baker provided long-term revitalization strategies to counter rapid growth and deterioration of
the historic Pueblo Viejo District, the City of Coachella's downtown core primarily located along Sixth Street and in the
area of City Hall. The project was funded by the Compass Blueprint Demonstration Grant Program. Specifically, planning
efforts included extensive multilingual community outreach, and an assessment of opportunities and constraints related
to land uses, underutilized and/or vacant parcels, the local backbone circulation network, and facade rehabilitation of
local main street businesses. These
deliverables were developed using market
analysis to get the highest and best use plan Pueblo.,
while creating a friendly, pedestrian-friendly,Viejo
and vibrant place. I e
Michael Baker worked with the City to develop
and implement its Pueblo Viejo downtown
vision plan. The project included the
development of public space improvements,
cost opinions, and financial planning for capital
projects and design standards and guidelines
to implement infill mixed -use development
and compatible architecture. The
implementation plan won the APA Orange
County Planning Award.
Page 114
I N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
University District Specific Plan Update
City of San Marcos. Michael Baker worked closely with stakeholders to prepare the University District Specific Plan for the
City of San Marcos. The project site is approximately 200 acres and located within the heart of San Marcos. The Specific
Plan will emphasize the project area as a university -oriented, mixed -use district. The plan includes a form -based code for
the District, to allow design flexibility for prospective developers and to provide development standards that respond to
changing market conditions, as well as parking/transportation demand management and low -impact development
strategies for reduced parking requirements, a future intra-City shuttle system, and comprehensive stormwater runoff
management system.
The project is envisioned as a truly sustainable
development that integrates residential,
employment, educational and recreational functions.
Furthermore, the project anticipates the use of green
building design and alternative energy, and was
conceptualized as a walking, bicycling, and transit use
district. The project aims to reduce traffic demand
and operate as a pedestrian and bike -friendly, vibrant,
mixed -use community with ease of access to a healthy
balance of community events, plazas, live/work and
recreational activities. The plan is being realized to
great success with several blocks including new
mixed -use buildings with student and market -rate
housing, parking garage, new shops and restaurants,
a science center building, and more to come.
1s
I N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
Valley Boulevard Corridor Specific Plan Health and Wellness Elements
County of San Bernardino. Michael Baker provided planning services to incorporate a health and wellness focus into the
specific plan for the Valley Boulevard Corridor. Services included vision development, corridor planning, and
recommendations.
The Valley Corridor is a 1.25-mile area in unincorporated Bloomington characterized by scattered single-family housing,
residential structures converted to commercial uses, highway commercial and industrial development, and vacant or
underutilized parcels. Zoning is
commercial along Valley Boulevard,
with service commercial to the west
and general commercial to the east. A
handful of parcels are designated for
institutional uses. The County
developed a Specific Plan with a
comprehensive infrastructure program
for the corridor to ensure that future
private development reflects County
goals.
Michael Baker's role was to incorporate
a health and wellness element into the
Valley Corridor Specific Plan that
provided active mobility opportunities,
open space, and food -oriented
initiatives for Bloomington residents.
Page 116
I N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
Lockheed Martin Aeronautics Saecific Plan Update and EIR
Lockheed Martin Aeronautics, City of Palmdale. Fgoe29'C'.` "dT,a"``C—"
Michael Baker is providing design and engineering
services for an update to Lockheed Martin's Specific „
tkLridole llii N.d SMnes ",
Plan for its Plant 10 property in Palmdale. The 681-acre
site is surrounded by vacant land, a regional airport, Pa'"d0'p
and several offices. The current plan, which was �.r
adopted in September 1992, regulates development
within the project site; however, development has
f 4-
exceeded the original buildout requirements. The City e ! t
will no longer support additional development W
requests without the adoption of a new Specific Plan. ®s 3 4
Michael Baker's plan will include existing conditions,
allowable land uses, and development standards
based on the client's current needs and future vision. �__ N11
om_77
__—
It will ensure compliance with city and state
regulations and include basic design and engineering for planned facilities and infrastructure. The plan details the allowed
uses and the development standards in the Specific Plan area and includes a set of architectural, landscape, lighting, and
roadway design guidelines. The list of allowed planting is provided in an easy -to -understand matrix format.
a g e 1 17
I N T E R N A T 1 0 N A L
City of
Santa Clarita
El Rio Saecific Plan Area
Town Center Specific Plan
Proposal # CD-21-22-25
City of Buckeye, Arizona. As a component to the City's General Plan, Michael Baker led an extensive Area Plan exercise for
the City that included 50 square miles and numerous stakeholder interests. Project objectives included the preparation of
land use, circulation, and open space mapping, policies, and design guidelines to provide a desired blend and balance of
preservation and restoration locations in the Gila River, along with high intensity employment uses planned adjacent to
the S.R. 30 (1-10 reliever) corridor, which is in close proximity to the Gila River and the existing Buckeye Historic Downtown.
This project also included the first of its kind "mitigation banking" (in collaboration with Arizona Game and Fish), as well
as a comprehensive Salt Cedar (tamarisk) Mitigation Plan to promote flood control and restoration strategies in the Gila
River. This project included the = v 9 a
development of a mayor -appointed p c
Steering Committee, multiple community
workshops, and extensive coordination "
with environmental preservation and sand
and gravel operators with opposing -_
aase���
viewpoints. -
MC85 I G
Exhibited in Public Works Magazine
(November/December 2017) and recipient H e,
of the AzAPA Best Master Plan Award
(2017), this Area Plan has gained regional
and national attention for the application
of innovative preservation and restoration
measures in concert with compatible land
use and urban design applications.
r.�
t
ENTERPRISE I U)"IJ N IIY
CDHHILIOH~ ~ NEST ~
FAMILY >I_ Rl1RAL
HAVEN RESERVE
I N T E R N A T 1 0 N A L
-, - 1 18
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
Quality Development Design Guidelines and Adaptive Reuse Program
City of Mesa, Arizona. Michael Baker developed design guidelines and an adaptive reuse program for Mesa, Arizona. These
foundational documents work to provide citywide guidance regarding design concepts and policies, community character,
and placemaking objectives, as well as economic development strategies that will aid in creating a high -quality,
recognizable built environment for the client.
As the 36th largest city in the nation, Mesa is a modern community that covers approximately 132 square miles and is home to
almost 500,000 people. Over the course of Mesa's growth, contemporary planning issues, such as the urbanization of once -
suburban development patterns, the introduction of light rail, the expansion of high -capacity transportation corridors, and the
advancement of regional employment centers, have all taken hold. In the future, Mesa's current appeal is anticipated to only
magnify given its opportunity and physical location within
the metropolitan Phoenix area.
To assist the City in promoting quality development,
Michael Baker created Design Guidelines and an Adaptive
Reuse Program that will serve as a tool for the
development community, as well as residents, business
owners, City Council, and staff, to utilize when considering
the location, design, and context of new development and
redevelopment within the City. Key elements of the project
include promoting quality site and building design
practices; retaining flexibility to promote economic
development; establishing more predictable and
consistent application review conditions; aligning
guidelines with existing policy and standards; and
addressing citywide and local neighborhood -based design
context and issues.
Page 119
I N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
Quality Development Design Guidelines and Adaptive Reuse Program
Town of Carefree, Arizona. Michael Baker conducted a comprehensive existing conditions evaluation of the Village Center
area, including a transportation analysis, parking analysis, water resources infrastructure review, zoning, and land use
review. Michael Baker also performed a demographic analysis; a
market analysis for residential, commercial, retail, and recreational
opportunities; and a retail and commercial demand analysis.
Michael Baker created GIS maps that depicted land use, zoning,
business, property ownership, and other characteristics of the
study area. The data collection effort included interviews with
stakeholders and a detailed survey of community residents.
Since implementation in June 2015, Town leaders have adapted
plan recommendations into initiatives and completed the
construction of several projects within the Village Center, including
a scorpion -shaped splash pad, public fireplaces, and improved
wayfinding signage. The Town approved new gateway designs for
key entrances into the Village Center and construction is underway.
In addition to physical improvements, the Town has moved forward
with enhancing its Village Center marketing and promotional
program as well as strengthening a schedule of special events. This
has generated a new level of excitement about the Village Center,
promoting future residential and commercial opportunities.
Page 120
I N T E R N A T 1 0 N A L
City of
Santa Clarita
B. Plan of Study/Scope of Work
Understanding and Approach
As described below, we have shaped our project approach and work program
based on our understanding of the City, the Specific Plan area, and the broader
market conditions to make sure the TCSP will be a timely, effective, and easy
to understand and use tool to shape and guide the future of the Town Center.
The City of Santa Clarita is undertaking an exciting project to shape the next
generation of the Town Center into a thriving district with a mix of uses,
experiential retail spaces, housing options, employment centers, and civic
spaces connected with a variety of mobility options and accessible to
pedestrians, cyclists, motorists, and transit riders. This has to be strategically
planned while being mindful of the fact that existing commercial uses are vital
to the economy of Santa Clarita. As stated in the RFP, the new TCSP plan will:
• Further establish and enhance the Town Center as a regional
destination for employment, entertainment, dining, retail, and
services;
• Create a balanced mix of uses within the Town Center that combine
commercial and service opportunities with a robust residential
environment that creates a more livable and pedestrian oriented
space; and
• Provide a long-term vision for development within the most intensive
commercial and residential district within the City of Santa Clarita.
As planners that prepare, implement, and utilize of all types of policy and
regulatory documents for municipalities and for project developers, we
appreciate and understand that the success of the TCSP requires that it reflect
market realities and be financially viable; articulate a clear vision, goals, and
desired outcomes; and be easy to understand, implement, and administer. The
following sections describe our understanding of several key topics that have
shaped our approach and work program and preliminary ideas for the planning
area.
Design Issues and Opportunities
Town Center Specific Plan
Proposal # CD-21-22-25
While our work program, including our immersive three-day workshop, will ensure that we will learn, discover, and test
all essential aspects of the project area, we already know a great deal about the City and area. Even at this early stage, we
are aware of a number of key design and development issues and opportunities that are generating ideas, possible
solutions, and project features.
The study area and sites have tremendous development potential. This potential additional and/or redevelopment
provides an opportunity to change the orientation and function of the sites and project area to build upon the existing
P a g e 121
I N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
town center elements of the Specific Plan area and create a truly cohesive and connected town center that is built for
success in the new/emerging retail economy.
The large surface parking lots are prime opportunities for a wide variety of infill development. The project area and sites
enjoy extensive frontage and access from regional
arterials, but are also isolated from the
surrounding commercial and residential areas,
except by automobile. The pedestrian bridges
over Magic Mountain, McBean and Valencia are
attractive structures and part of a continuous
pedestrian path, but are isolated both by distance
and elevation from destinations. We envision
future improvements that would possibly replace
or eliminate the need for the long ramps, indirect
paths, and isolated landing areas with new
atracive destinations that anchor and reward use
of the bridges. Likewise, we envision a plan that
creates very strong functional or practical
connections between the Transit Center and the
planning area. A key challenge of the TCSP will be
to integrate, leverage, and magnify the value and
benefits of this tremendous resource and
opportunity.
Surface parking lots present opportunities for infill development.
Much of the surrounding land use and development patterns also isolate themselves from the perimeter roadways and
planning area. The CR zone and auto mall district on the north side of Magic Mountain Parkway is oriented toward
Creekside Road and turns its back to the planning area. The nature and character of Magic Mountain and McBean
Parkways and Valencia
Boulevard are not likely to
change much. We also know
that the intersection of M
McBean and Valencia is J y
heavily impacted and will bei'
a focus of our traffic, transit - ®"
and mobility plans and
recommendations. Although _� J
there are a great number of /
residential units in close
proximity, there are barriers
that separate many of these
neighborhoods from the
Specific Plan area including
office buildings, parking, and
arterial roads, which make
pedestrian connections ETWr RFITNUKANT5, 1U51
inconvenient and unpleasant e r GKOCF-{Z�'f
at best and potentially
dangerous at worst.
Page 122
I N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
The TCSP provides areal opportunity and responsibility to
create real connectivity, largely through the creation of
new, attractive places that directly link and connect to
4 1 these resources. One way to do this is to anchor the ends
of each connection point with active places, buildings, and
uses that provide immediate landing points, destinations,
and gathering places for people. Using the topographical
P changes to our advantage, there opportunities to create
new links that can be at ground levels on one side of the
street and on the second or upper terrace level of a
building.
Connectivity with infill and redevelopment are also
., anticipated to play a role in the future of the Town Center
Fast area. This area contains an impressive cluster of
McBeon Parkway bridge anchor building concept public uses including the courthouse, library, Sheriff's
Department, Los Angeles County Fire Station, and Los
Angeles County Public Works as well as several banks and medical office uses. Incorporating all these uses, a new high
level conceptual plan can create multiple levels of connectivity. As shown below, in blue is automobile transit, while
pedestrian priority paths are shown in beige.
We expect that this area has potential for significant long-term growth and redevelopment. Recent changes to the status
of several key uses suggest additional change is likely, creating opportunities that we are excited to explore with you. We
understand that the sheriff station has moved and only the administrative offices remain. We understand that the County
courthouse could be moving or expanding.
As the largest component, single parcel, common ownership and center of the planning area, the WVTC represents the
greatest development potential and will influence the future of the entire planning area. The ownership and corporate
plans for the Westfield Company are a
major factor that create their own set of
issues and opportunities, discussed later.
With respect to design issues and \J
opportunities, we see an opportunity to
reinforce, use, and adopt the existing block
pattern to accommodate redevelopment
and infill expansion of the mall toward the �r -
perimeter surface parking lots and
boundary roads. Such expansion and
extension of the block grid will provide
internal connectivity and can create the
anchor destinations for the existing and
possibly additional future pedestrian
bridges. The replacement of the old Sears
site with a Costco, although fully entitled,
is not expected to occur. This creates an
opportunity to modify the approved plan
to create a better connection toward the
Valencia Boulevard bridge and City Hall and Building and parking distribution and connectivity targets
Whole Foods.
Page 123
I N T E R N A T 1 0 N A L
City of
Santa Clarita
In a similar manner, we see the development of the McBean and
Valencia parcel essential to creating an attractive and active
connection to fully realize the potential of the transit center and
support the growth of the planning area. The Town Center Drive
area is a strong anchor, job center, and entertainment hub to
balance and complement the residential development of the
WVTC mall. The two large parking structures may support future
growth or intensification, and greater flexibility in future uses.
Town Center Drive has an attractive, active main street -style
streetscape design, attractive building massing, architecture, and
public realm that can be extended and replicated with future
growth of the WVTC.
Town Center Specific Plan
Proposal # CD-21-22-25
Perimeter arterials limit connectivity with speed, traffic volume, and
distance.
City -Initiated Specific Plans: Certainty and Flexibility
Since Santa Clarita is preparing this plan, it is important to recognize that there are important differences between specific
plans that are initiated by a city versus those initiated by a developer. A city -initiated plan must communicate the vision
and goals and establish clear development standards to guide future development proposals over a long time period.
Developer -initiated plans bring a level of detail and specificity based on firm financial and risk -based calculations and
commitments that reflect the current and foreseeable market, and a target completion period.
It is important that city -initiated plans provide room and flexibility that will attract and allow developers to develop
creative responses to the goals of the specific plan that reflect and respond to market realities. City plans also need to
allow multiple property owners to implement the plan individually and over different time frames. It is essential to avoid
the temptation to over -regulate with rigid or excessive development standards that deter investment. We will work closely
with City staff to develop the appropriate level of detail and flexibility.
Time Is of the Essence: limited Budget
We understand that time is of the essence and that the City has a limited budget to accomplish a broad scope of services.
It will be important to prepare and adopt the TCSP relatively quickly to communicate the vision and attract new owners
or developers of the WVTC mall, establish key parameters to shape and guide future development, and help meet Regional
Page 124
I N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
Housing Needs Assessment (RHNA) housing goals within the next eight years. The project schedule is also compressed and
aggressive so as to comply with the grant funding that requires all consultant fees to be invoiced by August 2023.
Toward this end, we will work closely and collaboratively as a team and extension of City staff. In this manner, we will
complement and leverage staff's skills, local knowledge, and efficiency. We propose a variety of engagement tools and
techniques to use public, consultant, staff, and elected officials time efficiently.
We are proposing in -person events for our community and stakeholder engagement, and public workshop and hearings.
If necessary or desired, we are adept at remote and virtual engagement. The latter is an option to save time, reduce costs,
and record hearings and presentations for later use and reference.
We also are proposing to combine much of the community and stakeholder engagement, visioning, research, project
analysis, concept development and design in a three-day immersive workshop (aka charrette). The immersive workshop
will be informed by advance research and stakeholder interviews to make sure we enter the workshop with a strong
foundation and a well -organized event. Our team has organized and facilitated several successful similar events. The
public, staff, stakeholders, and consultants come together to combine engagement, policy and design and code
development in an efficient, interactive, intensive, and transparent manner. This leads to broad support and significant
time savings.
Market conditions have widely evolved, and our spending and shopping habits have dramatically changed in the past
decade. Many auto -centric retail centers and malls are adapting to increased competition from e-commerce and reduced
demand for large floor -plates and brick and mortar stores to create more dynamic, integrated, mixed -use community
centers with housing and more experiential retail and services. By planning for a mixed -use Town Center, the proposed
project will further support active transportation and transit and a healthy jobs -housing balance, thus reducing local and
regional VMT. The TCSP will reinforce Santa Clarita's reputation as one of the most business -friendly cities in Los Angeles
County and reflect its three-part strategy of responsible economic development opportunities.
Future of Westfield
We understand that despite allowing significant
residential development potential, there has been little
or no residential activity on the WVTC mall property.
While there may be several reasons for this, the
changing ownership and future of Westfield is a top
contributor. We understand that the company that
purchased Westfield is planning to sell off the assets and
that Westfield is not making further investments and
may pull out or sell the mall. We expect the mall and
surrounding area will attract significant developer
interest once the ownership has changed. This makes
the preparation of the TCSP particularly timely and
important.
Flower Hill Promenade Master Plan, DLR Group
It will be important to work with Westfield and its successor to the extent possible to understand their plans and take
advantage of their goals and market perspective. It will be equally important to plan for several scenarios for the
development of the property with and without Westfield, but with its successor in mind. Depending on the timing, the
TCSP will bean essential tool in the marketing of the mall site and attraction of a new partner with the City of Santa Clarita.
Page 125
I N T E R N A T 1 0 N A L
City of
Santa Clarita
Lakewood Center Mall Mixed -Use Study, DLR Group
Town Center Specific Plan
Proposal # CD-21-22-25
Our same core project team recently
prepared a new commercial corridor and
town center vision plan for the City of
Rolling Hills Estates, which includes
similar issues associated with an older
mall, including multiple redevelopment
scenarios and economic and feasibility
analyses.
To enhance our team, we have added
DLR Group (DLR). DLR specializes in mall
design and development. They are
intimately familiar with the mall market
place, developers, and operators, and
will serve as a proxy for Westfield and
their successors. DLR will lead the
development of several conceptual plans
based on likely redevelopment scenarios.
They will also inform and test the existing
and proposed development standards.
We will leverage our team knowledge
with direct interviews with trusted industry experts and stakeholders to make sure the plan will achieve its goals.
Housing Choices
Providing housing choices in the Town Center will be a critical element of the Specific Plan and a perfect place to meet the
City's housing needs.
The California Department of Housing and Community Development has dramatically increased the RHNA allocations for
the 6th Cycle in response to our state's housing crisis. Communities are now under pressure to provide substantially more
housing to meet their respective RHNA requirements and cater to the regional and local housing demand. In order to
make housing affordable, communities are looking toward increasing densities and mixed -use opportunities. A
commercial/mixed-use area such as the Town Center in Santa Clarita is an ideal place to accommodate this demand.
Increased housing density will, in turn, support commercial areas, making it a truly mixed -use area both horizontally and
vertically.
Understanding demographics, housing affordability, and the cost of housing will be crucial in determining the housing
densities that will make economic sense to future developers. We will identify available infill sites or underdeveloped sites
that are appropriate to be set aside for higher -density housing developments, mixed -use, or commercial development.
Our team has been preparing many housing element updates and understands the importance of the TSCP area toward
meeting the City's RHNA, but also the many complicated housing laws, recent legislation and approaches that may
influence or help guide the TCSP.
Our approach to market research for residential development as indicated in Task 3.2 of our scope helps us in making
informed decisions regarding proposed densities and complementary incentive programs that will attract developers and
satisfy community needs.
Page 126
I N T E R N A T 1 0 N A L
City of
Santa Clarita
Land Uses and Market Research
Town Center Specific Plan
Proposal # CD-21-22-25
With the rise of internet-based shopping, the demand for brick -and -mortar retail shops has declined, and more and more
communities are finding success with experiential economies. An experience occurs when individual customers are
engaged in a way that creates a memorable event. Hence, it is vital to concentrate our efforts on the holistic development
of the project area. Public realm development with plazas, paseos, sidewalk -facing dining areas, and other memorable
gathering spaces, the architecture of the place, art and design, transportation choices (including transit and active
transportation), and housing choices all play a role in creating this experience. However, none of these can be
implemented successfully if developers cannot make an economic sense of their investments.
Our approach to market research involves the use of platforms such as Costar and Esri Business Analyst coupled with our
and City staff's understanding of the current needs of the community. Such analysis, coupled with identifying surplus and
leakage in the market trade area of an approximate 3-mile radius and identification of developable land or infill sites, will
enable us to generate a powerful market strategy as explained in Task 3.2 of our scope.
Community workshops, stakeholder interviews, and surveys will also inform programming needs to ultimately develop a
land use strategy that will be attractive to developers and make economic sense.
Transit -Supportive Development
The TCSP has a tremendous asset in the McBean Regional �� f
Transit Center immediately to the southwest of the
Specific Plan area. It will be important to better integrate
this Transit Center with future land use and capital
improvement plans. Transit -oriented and transit -
supportive development will be a key approach in the
TCSP. Effective and predictable transit can act as a catalyst
for an array of sensible development types. Transit -
supportive developments are distinct from station area
plans as they attempt a broader strategy of coordinating
new development, investment, destinations, access, and
other policies across many different transit points instead
of one focused area.
Environmental Approach
Z��
Michael Baker's environmental approach will be to use the Specific Plan EIR to streamline the development and
redevelopment of the TCSP project area, and pre -clear or minimize the need for future CEQA documentation, to the extent
possible. This will require careful development of the project goals, parameters, and descriptions that provide enough
detail for a robust and defensible CEQA document, yet provide the necessary flexibility to allow new property owners and
developers to implement the plan with fresh ideas and creativity, and to respond to market changes, without extensive
additional CEQA studies. We envision a Specific Plan EIR that establishes multiple options for future implementing
projects, including exemptions, addendums, and tiering approaches. The intent is to keep all CEQA streamlining options
on the table because the most efficient CEQA process varies on a case -by -case basis. This is the approach that we recently
utilized in the Rolling Hills Estates General Plan Update EIR, which includes a detailed section that describes the options
for use of the General Plan EIR for future projects, including later activities under a program EIR (CEQA Guidelines Section
15168[c]), tiering (CEQA Guidelines Section 15152), addendums (CEQA Guidelines Section 15164), and consistency with a
community plan or zoning (CEQA Guidelines Section 15183).
Page 127
1 N T E R N A T 1 0 N A L
City of
Santa Clarita
Town Center Specific Plan
Proposal # CD-21-22-25
Scope of Work
The consulting team anticipates working closely and collaboratively with the City staff for the successful completion of the
TCSP. We have documented the areas of City involvement in the following scope of work under each task.
Task 1.0: Proiect Management and Initiation
Project management includes regular coordination with the City to keep the project on track and within budget. It also
includes kickoff meetings and time spent for budget monitoring/invoicing, schedule changes, and internal team
coordination.
1.1 Project Coordination and Management
Mr. Bellas and Ms. Barbhaya will be responsible for the day-to-day management and overall supervision of the Planning
and Environmental Team. Mr. Bellas will also provide project oversight and quality assurance/quality control of all
deliverables. Mr. Bellas and Ms. Barbhaya will provide overall management of the project and lead task coordination to
ensure adherence to schedule and budget. This task will include coordination of Michael Baker's subconsultants, team
leadership, progress monitoring, and maintenance of project files. It is Michael Baker's goal to serve as a trusted and
dependable extension of City staff throughout the duration of the project.
1.2 Kickoff Meeting and ProiectAlrea Tour
The Michael Baker team will attend an in -person kickoff meeting with key City staff to review the scope of work, schedule,
and anticipated deliverables. To ensure that the Specific Plan process addresses City objectives, the Michael Baker team
will review and revise the scope of work, budget, and schedule in collaboration with City staff. This proposal includes tasks
we feel best respond to the RFP, but all items in the budget and scope should be considered "on the table" for discussion.
Additionally, the kickoff meeting will detail the project responsibilities of the Michael Baker team and City staff, and clarify
the communications protocol necessary to ensure effective project management and communication. In conjunction with
the kickoff meeting, the Michael Baker team will conduct a walking tour of the project area with City staff.
1.3 Proiect Meetings
Mr. Bellas and/or Ms. Barbhaya will participate in 15- to 30-minute monthly conference calls with the staff for
coordination. We will include team members as necessary during this call. We will cancel the call if coordination is not
needed. In addition, we will communicate via email or phone call as needed.
List of Deliverables for Task 1.0
✓ Refined scope, schedule, and budget
✓ Monthly invoices
✓ Kickoff meeting
✓ Project area tour
✓ Meeting agenda, summary notes, and materials
City Involvement
✓ Coordination with other City departments/ agencies, as needed
✓ Meeting venue(s) and logistics
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Task 2.0: Community Outreach and Engagement
The Michael Baker approach to public
engagement offers continuous
opportunities for meaningful
participation and involvement
throughout the life of the project —all _
of which are strategically organized to
develop a consensus -based vision,
local ownership, and community
awareness, understanding, and
support for the proposed project
implementation.
We, as a profession, need to recognize r
the fact that with the ongoing COVID- f[
19 pandemic, the nature of restrictions
for in -person meetings may change
anytime. To keep the project on
schedule, the outreach strategy has to
be fluid and flexible to adapt to this
unprecedented and constantly
evolving situation. Our outreach
strategy proposes a mix of online and in -person engagement.
Town Center Specific Plan
Proposal # CD-21-22-25
2.1 Stakeholder Interviews
The Michael Baker team will identify up to
eight stakeholders with the help of the City. We
will conduct a 30- to 45-minute interview via
phone or video chat platform such as Zoom to
get their feedback on the project. We may
group multiple stakeholders into small focus
groups. Michael Baker will work with City staff
to identify recommended stakeholders
representing a variety of important
perspectives. Michael Baker will confirm the
list, methodology, questions, and
communications with City staff prior to
contacting the stakeholders.
2.2 Three -Da ylmmersive Workshop (charrette)
Well -planned and executed workshop serve as
a collaborative laboratory to build consensus
and ownership of ideas, brainstorm and
prioritize solutions, and tackle key critical decision -making points of the planning process in a time -intense and fast -paced
manner.
The Michael Baker team will conduct a three-day immersive and interactive workshop with various stakeholders, City
staff, and agencies. The idea is to interact with all stakeholders and decision -makers in a focused manner to establish
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Proposal # CD-21-22-25
consensus and move forward with a clear direction at the end of the workshop. This approach will save time and money
and is an effective way of establishing consensus.
We have attempted to list the workshop activities by the days below. However, refinement of the schedule and activities
will take place in coordination with the City staff and project progress leading up to the workshop.
1. Day 1: Meeting with stakeholders, City staff, Planning Commission, City Council
2. Day 1: Public meeting workshop/educational session
3. Day 1: Finalize existing conditions analysis with facilitated walking tours if needed
4. Day 2: Alternative concept development/refinement
5. Day 2: Stakeholder/City review of the preferred concept and public open house with facilitated
feedback/capturing suggestions
6. Day 3: Develop the preferred concept
7. Day 3: Stakeholder/City review of the preferred concept and public open house to gather feedback
Note: Language interpretation and translation services are not assumed in this scope. All materials will be provided,
and all meetings will be conducted in English. Should the City require any interpretation and translation services, it can
be provided for additional scope and fee.
List of Deliverables for Task 2.0
✓ Stakeholder interviews
✓ 3-day Immersive Workshop (charrette)
✓ One electronic copy of the Community Engagement Summary Report
City Involvement
✓ Information dissemination
✓ Help with determining the stakeholders and establishing initial contact
✓ Coordination with other City departments/agencies, as needed
✓ Inviting key stakeholders and other participants for the three-day workshop
✓ Reserving workshop/meeting venue(s) and logistics
Task 3.0: Existing Conditions Analysis
3.1 Review Relevant Documents and Data Collection
We will review relevant past planning efforts related to the project to make sure our proposed plan properly addresses
any inconsistencies and complements the planning efforts already on their way. Whenever possible, the Michael Baker
team will utilize available baseline materials from the City and other agencies, including data pertaining to traffic counts,
base maps, utilities, existing land use, building square footage, vacancies, plans, and other documentation. We will extract
relevant data and information from the General Plan, City's design guidelines, recently completed EIRs, and other relevant
documents. The Michael Baker team will utilize previously completed reports and studies within and directly adjacent to
the project area. Available data will be requested from the City or collected from Southern California Association of
Governments (SCAG), County, and other reliable sources.
3.2 ExISting Conditions Analysis
Urban Form and Context Assessment
The Michael Baker team will prepare the informational text and a GIS-based database to evaluate the existing physical
setting, environmental constraints, and land uses. The land use database will provide the existing baseline data to be
utilized in a comparative analysis of the future land use scenarios. The land use database may include:
• Existing floor-area-ratios/dwelling units
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• Existing land use designations and zoning
• Building heights and setbacks
• Streetscape, parking, and connectivity
• Ownership
• Other attributes
Town Center Specific Plan
Proposal # CD-21-22-25
We will also document elements of the project area as needed, such as building footprints, character, street furniture and
landscaping, lighting, and so on, using photographs and text. Existing housing availability, density, and intensity in the
project area will be studied. We will work with the City to understand the local housing needs.
Market Research
Michael Baker will analyze the market conditions affecting the Specific Plan area and make recommendations for the
future absorption of residential and nonresidential uses.
The market analysis will provide real estate and market data combined with local land use regulations to help identify the
maximum allowable density that can be supported. The analysis will include housing density and nonresidential
(commercial, office, retail) components of the project area site. We will formulate baseline data, based on readily available
data, to identify the gaps between the existing housing stock and the maximum allowable housing density that can be
supported, including affordable housing. We will then bridge the gap by identifying the level of additional housing by type
that meets the allowable density and addresses the City's RHNA requirements.
For the nonresidential portion of the market analysis, we will employ the subscription -based Costar data analytics to
research local and regional real estate data and nonresidential market trends. We will also perform a retail leakage analysis
using Esri to determine which types of retail are insufficient to serve demand and other retail activity that has capacity
within industry clusters. Net leakage of retail sales in multiple consumer categories, for example, indicates an imbalance
of supply and demand. This data will be interpreted with the demographic information to form market -based profiles for
the project and overall spending growth.
We will complement the market study with DLR's experience of working with malls to identify trends that are reshaping
mall properties. We will apply this knowledge to alternative concept developments. Specifically, DLR will perform the tasks
outlined below:
• Review all project base materials, including code, zoning, and existing retail/mall conditions with a focus on
potential guardrails and restrictions that may impact proposed development uses.
• Participate in one charrette/workshop with the City and stakeholders as confirmed by Michael Baker. Michael
Baker will lead/facilitate the charrette, with DLR providing support in the form of engagement tools, mixed -use
design studies, and reference concepts.
• Develop maximum of three alternative options for mixed -use development for the mall site only. This would
include high-level conceptual site plans with supporting renderings/illustrations and/or examples from other
reference projects. DLR shall provide draft versions to support the review process and final updated versions for
the inclusion in the overall TCSP and in potential marketing materials for the City to use with developers.
• Peer review of development standards. Michael Baker and City staff shall draft and finalize the development
standards. DLR shall review and provide feedback on what is feasible and what may be problematic. If additional
drawings are required from DLR to support the development standards, DLR shall provide as an additional service.
• Participate in maximum of four review meetings with Michael Baker, the City, and/or stakeholders as coordinated
by Michael Baker. Services do not include any community engagement/outreach, which shall be provided as an
additional service if required.
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Mobility Analysis
A comprehensive existing conditions analysis of the current street use will be conducted to identify the changes needed
for streets, sidewalks, and medians in order to encourage and facilitate pedestrian and bike activity as well as micro -
mobility. Multiple aspects of mobility will be documented and analyzed, including current pedestrian, bicycle, transit, and
vehicular circulation and physical opportunities and constraints such as street, sidewalk and alley widths, and transit stop
locations.
Fehr & Peers will analyze up to five intersections in the vicinity of the Specific Plan area during the AM and PM peak hours.
The purpose of this analysis is to determine if the trip generation of the land uses being proposed result in the need for
operational or geometric improvements at intersections providing access to the Specific Plan or within the subareas.
Traffic counts will be collected during both time periods to analyze existing conditions. The level of service (LOS) results
for the five study intersections will help determine if improvements should be identified as part of the Specific Plan. Fehr
& Peers will also review the potential pedestrian and trail circulation plan in the Specific Plan and assess how these facilities
can effectively connect to the existing and proposed land uses, transit facility, pedestrian paths, trails, and bike lanes in the
City.
The existing conditions review will be prepared along the project area and include a review and analysis of adjacencies to
evaluate connections and linkages to important destination areas throughout the City. Fehr & Peers will also study the
crash data available via Statewide Integrated Traffic Records System/Transportation Injury Mapping System and document
findings. VMT analysis and LOS analysis of five intersections as documented in Task 6.4.5 will also be included in the
mobility analysis. Existing conditions will be documented through mapping, photographs, and text.
Utility Analysis
Based upon existing data provided by the City and utility companies as well as publicly available sources, the Michael Baker
team will identify existing utility conditions in the project area. This utility research will provide the information needed
to develop final plans for street, alley, and sidewalk improvements.
List of Deliverables for Task 3.0
✓ One electronic copy of the draft and final Existing Conditions Analysis Report
City Involvement
✓ Relevant data and documents
✓ Coordination with other City departments/agencies for relevant information
Task 4.0: Design Development
4.1 Land Use Concept
The land use concept plan will articulate the land use foundations of the City's overall vision for the Town Center. The land
use plan will provide the impetus for the regulatory framework to be developed as part of the Specific Plan. It will be
important to establish a balance of detail and specificity to ensure the key elements of future development implement
the vision, yet leave adequate room and flexibility for responses to market changes and development of unique design
and project details by future developers.
The primary goal of this effort is to affect the functional and economic development of the area by creating a plan that is
sensitive to relationships between land uses, considers existing uses, and supports multimodal circulation. We will utilize
market research and analysis to propose land uses that are most likely to be successful in the area. We will also work with
the City to understand housing needs and identify sites that can accommodate the housing demand.
As part of this task, DLR will develop up to three alternative options for mixed -use development for the WVTC mall site.
This would include high-level conceptual site plans with supporting renderings/illustrations and/or examples from other
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reference projects. DLR will provide draft versions to support the review process and final updated versions for the
inclusion in the overall TCSP.
The issues addressed may include:
• Future infill and redevelopment scenarios for the WVTC mall site
• Options for reuse and orientation and optimization of the civic and governmental properties
• Specific Plan vision
• Focus on opportunity sites
• Focus on infill development and housing choices
• Land use mix and intensity/density
• Creation of development focal points/gateways
• Transition uses and buffering
• Phasing of proposed land uses and improvements
• Circulation, parking issues, and active transportation
• Pedestrian orientation and scale
• Transit -supportive development
4.2 Traffic, Circulation, and Parking Concept
Based on initial circulation analysis and the land use and urban design concepts that emerge from the planning process,
an overall circulation concept will be prepared for the project area. This concept will recommend a logical and safe
circulation pattern for transit, delivery vehicles, private automobiles, bicycles, and pedestrians, taking into account land
uses, opportunity sites, pedestrian priority areas, and linkages to transit stops and surrounding neighborhoods. Streets,
pedestrian paths, and bicycle paths will contribute to a system of fully connected and interesting routes to destinations
and, through their design, will encourage active, multimodal transportation. As part of this task, we will explore the
potential closure to a portion of Town Center Drive for vehicle traffic, and the creation of a more pedestrian experience.
The Michael Baker team will prepare an illustrative, conceptual streetscape plan that will complement the land use
concept and circulation concept and create a unique character for the project area. Streetscape and urban design
elements identified will include street trees and landscape concepts, lighting, safety elements, and weather elements that
encourage walking.
A conceptual parking plan will be prepared that illustrates how existing parking lots can be reconfigured and/or
consolidated to maximize the efficiency of land used for parking. The parking concept will consider ingress/egress and
vehicular circulation within the project area.
As part of this task, Fehr & Peers will support the project team in developing and refining the transportation components
of the TCSP. The following elements of the Specific Plan will be considered as part of the transportation analysis:
■ Land Uses & Trip Generation: Fehr & Peers will estimate the daily and AM/PM peak hour trip generation of the
proposed land uses in each subarea of the Specific Plan. The trip generation estimates will consider the type and
size of land uses being proposed and utilize the mixed -use trip generation methodology to capture the expected
internalization between uses. A table will be created to summarize the trip generation estimates.
■ Traffic Operations Analysis: Fehr & Peers will analyze up to five intersections in the vicinity of the Specific Plan during
the AM and PM peak hours. The purpose of this analysis is to determine if the trip generation of the land uses being
proposed result in the need for operational or geometric improvements at intersections providing access to the
Specific Plan or within the subareas. Traffic counts will be collected during both time periods to analyze existing
conditions. Traffic operations will then be analyzed with the proposed land uses based on the estimated trip
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generation and trip distribution during the AM and PM peak hours. The LOS results for the five study intersections
will be shared with the project team to determine if improvements should be identified as part of the Specific Plan.
■ Town Center Drive: As part of the traffic operations analysis described above, traffic operations with the potential
closure to a portion of Town Center Drive will also be analyzed. Based on the existing traffic volumes collected at
the five study intersections, traffic forecasts will be developed to estimate the shift in volumes to other nearby
roadways and intersections if a portion of Town Center Drive is closed to vehicles to create a more pedestrian
friendly experience. The results of the intersection analysis will be shared with the project team to determine if the
roadway closure is a viable option for consideration in the Specific Plan.
■ Parking: Utilizing Shared Parking principles from the Urban Land Institute, Fehr & Peers will assist the project team
in estimating parking demand for the proposed land uses and identifying potential opportunities for shared parking
within the subareas.
■ Transit: Fehr & Peers will assist the project team in identifying transit options to serve the Specific Plan, including
how transit can connect the Specific Plan to the adjacent McBean Regional Transit Center. The development of the
transit strategy will consider design features and various vehicle types in the City's transit fleet. In addition, private,
subscription, or demand -based transit services can be considered in the Specific Plan.
■ Active Transportation: Fehr & Peers will assist the project team in reviewing the potential pedestrian and trail
circulation plan within the Specific Plan and assessing how these facilities can effectively connect to the existing
pedestrian paths, trails, and bike lanes in the City.
4.3 Public Infrastructure
The Michael Baker team will provide a conceptual -level analysis of infrastructure within the Specific Plan area. This
infrastructure analysis will be based upon data provided by City staff. It is assumed the existing infrastructure system will
provide a sufficient level of service for existing and future land use scenarios. Therefore, the Michael Baker team assumes
no infrastructure modeling or extensive analysis will be required. We will gather data and mapping of existing
infrastructure conditions through existing plans and studies. It is anticipated that this information will provide a sufficient
level of baseline information for qualitative analysis. This analysis will evaluate potable water, stormwater, and
wastewater. Should in-depth infrastructure analysis be required, a revised scope of work will be submitted.
List of Deliverables for Task 4.0
✓ One electronic copy of the draft and final Design Development Plan
City Involvement
✓ Relevant data and documents
✓ Coordination with other City departments/agencies for relevant information
Task 5.0: Specific Plan Preparation
The final Specific Plan document will include the following elements.
5.1 Plan Framework
A statement of goals and policies will be developed that provides the framework for the Specific Plan document. These
goals and policies will be developed based on input from the community through the outreach process, including the
three-day immersive workshop charrette, stakeholder interviews, and ongoing discussions with City staff.
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5.2 Development Standards
The Michael Baker team will produce an integrated set of development standards to shape and guide future infill or
redevelopment of the project area consistent with the desired vision and form of the built environment. These standards
will be a chapter of the TCSP. They will build upon the existing regulations and guidelines to illustrate preferred design
through text, graphics, and photographs for a range of land uses, building types, landscaping, and site planning, and will
describe the streetscape and public space design to establish a clear sense of place for the Town Center area.
The standards and guidelines will be formulated in conjunction with staff input to provide certainty in the TCSP. The
proposed design standards and guidelines —which create the "design framework" —will encourage pedestrian -oriented
development and likely emphasize:
• Building setback and orientation;
• Massing and height;
• Circulation, connectivity, mobility;
• Parking and site access;
• Public gathering spaces; and
• Transit -supportive development.
It is possible that recommendations to modify or add to the current underlying zoning may result during the planning
process in order to integrate the TCSP into the unified development code. This section will identify those changes as well
as General Plan Amendments that might be required. Actual amendments to related documents such as the General Plan
and Zoning Code are included as an optional task (Task 8.0).
5.3AI dministrative/Screencheck Draft Specific Plan
The preferred land use plan, development standards, and public improvements will be the critical components addressed
in the Specific Plan. It is anticipated that the Specific Plan will include the following components:
Intrnrlurtinn
A chapter including background information, authority for the Specific Plan, General Plan consistency, statement of CEQA
compliance, planning process, and other pertinent information.
Planning Framework
Planning Framework will be a foundational chapter that includes the vision and key goals, policies, or principles framing
the Specific Plan.
Land Use and Mobility Plan
Land Use and Mobility Plan will guide the location and type of new development. The Land Use Plan will establish land
use classifications and locate each classification within the project area Land Use Map. The chapter will also include an
overview of the infrastructure (using previous infrastructure documents and technical study findings), mobility and
circulation, and parking strategies, as well as recommended improvements.
This chapter will include an illustrative plan for the entire planning area to capture elements of urban design such as
massing, orientation, desired footprints, open space, and setbacks to depict the development regulations as well as
proposed mobility improvements, streetscapes, and parking strategies. As noted in Task 4.1, DLR will develop conceptual
site plans with supporting renderings/illustrations for the WVTC mall site for the inclusion in the overall TCSP.
Development Regulations and Guidelines
Development Regulations and Guidelines will include the development standards developed in Task 5.2. It will identify
how the built form should function and look to support the City's Town Center. These will include development standards,
permitted use chart, and permit and approval processes. The mandatory standards as well as the desired character
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Proposal # CD-21-22-25
identified in this document will include private and public realm and will shape the urban design character of the project
area. The chapter may include development incentives weaved into development regulations.
This chapter will build upon the existing regulations and guidelines to illustrate preferred design through text, graphics,
and photographs for a range of land uses, building types, landscaping, and site planning. This chapter will describe the
streetscape and public space design to establish a clear sense of place for the Town Center area.
Administrative Process
This chapter will discuss the administrative process and procedures required for review and permitting of land use and
development activity within the Specific Plan area and funding mechanisms. With the input from the City, we will look at
improving process efficiencies that will be attractive to the developers.
Community Engagement Summary
Community Engagement Summary will provide a record of the workshop, stakeholder interviews, community survey, and
open house that will be conducted as a part of the engagement plan detailed in Task 2.0.
The Michael Baker team will prepare the administrative draft Specific Plan for City staff for review and comment. We
assume City staff will provide one consolidated set of comments on the administrative draft document. The Michael Baker
team will prepare the screencheck draft document in response to the City's first round of comments. It is assumed one
additional round of revisions (two total rounds of City comments) will be required prior to developing the public review
draft Specific Plan. This scope of work assumes all City comments will be provided in one consolidated set.
5.4 Public Review Draft Specific Plan
Upon City review of the screencheck draft Specific Plan, the Michael Baker team will finalize the public review draft Specific
Plan for distribution prior to public hearings.
List of Deliverables for Task 5.0
✓ One electronic copy of the administrative draft, screencheck draft, and public review draft Specific Plan
City Involvement
✓ Information dissemination
✓ Review of Specific Plan drafts and consolidation of comments in one set
✓ Partnership in the development of development regulations and guidelines
Task 6.0: Environmental Assessment
The Michael Baker team will prepare an EIR for the proposed TCSP in compliance with CEQA, the State CEQA Guidelines,
and the City of Santa Clarita local CEQA procedures. The Specific Plan EIR will allow decision -makers to consider impacts,
policy alternatives, controversial issues, mitigation measures, regional influences, cumulative impacts, and other factors
that apply to the proposed Specific Plan. The document must be comprehensive and address all the environmental issues
with a potential to result in significant environmental impacts. However, the Michael Baker team anticipates that, given
the nature of the City and the characteristics of the proposed Specific Plan area, certain topics such as agricultural and
forestry resources, biological resources, mineral resources, and wildfire (the TCSP area is not located within a Very High
Fire Hazard Severity Zone, as designated by CalFire) may be adequately addressed at the Initial Study stage, rather than
in the EIR. Our approach and budget rely on this assumption.
61 Kickoff and Initial Study/Notice of Preoara tion
The CEQA work program will be initiated with an environmental kickoff meeting with the Specific Plan team and City staff
to discuss the environmental considerations for the project in greater detail. This meeting is vital to the success of the
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CEQA process and will be a key milestone to confirm the parameters of the analysis, project development assumptions,
buildout conditions, scheduling, and overall communications.
Following this kickoff meeting, the Michael Baker team will prepare an Initial Study/Notice of Preparation (IS/NOP) for
City staff review that includes a brief project description and a summary of the probable significant effects on the
environment as the result of adoption and implementation of the Specific Plan. The Initial Study will utilize the City's
standard Initial Study checklist template. The NOP will describe where relevant project documents are available for review,
where written comments on the scope of the EIR may be sent, and the deadline for submitting comments. The NOP will
also identify the date and location of a public scoping meeting to be held for the project.
Following staff review, the Michael Baker team will revise the IS/NOP and produce the final document. The IS/NOP will be
circulated for public comment for 30 days. As part of the NOP release, we will assist the City in preparing the necessary
correspondence requesting Native American consultation associated with compliance with Senate Bill 18 and Assembly
Bill 52.
List of Deliverables for Task 6.1
✓ Michael Baker will submit the administrative draft IS/NOP and the proofcheck draft IS/NOP to the City
electronically, in Word and PDF formats.
✓ Michael Baker will submit the public review IS/NOP to the City electronically, in Word and PDF formats.
✓ Michael Baker will submit the IS/NOP to the State Clearinghouse electronically with the required Notice of
Completion/Environmental Document Transmittal forms.
✓ Michael Baker will file the NOP with the Los Angeles County Clerk.
✓ Michael Baker will distribute the NOP and CD or USB flashdrives copies of the draft IS/NOP via certified mail (or
other trackable method) to up to thirty (30) recipients.
6.2 Public Scoping Meeting
The Michael Baker team will conduct a scoping meeting to be held during the Notice of Preparation comment period. For
efficiency and to reduce costs, we propose to combine the notice of the scoping meeting with the NOP. The Michael Baker
team will prepare comment cards and a PowerPoint presentation for the scoping meeting and will present an overview of
the environmental review process for the proposed Specific Plan.
List of Deliverables for Task 6.2
✓ Michael Baker will conduct one (1) scoping meeting for the project.
✓ Michael Baker will prepare one (1) electronic PowerPoint presentation and deliver that at the scoping.
6.3 EIR Scopiw Memorandum
Immediately following conclusion of the 30-day public
comment period on the IS/NOP, we will review all comments
with City staff and prepare a memorandum to summarize
comments received and define the final scope of the EIR.
Based on our understanding of the project and the
environmental setting, we have identified the following
environmental topics that will likely need to be considered in
the project's EIR:
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Aesthetics
Air Quality
Cultural Resources
Energy
Geology and Soils
Greenhouse Gas Emissions
Hazards and Hazardous Materials
Hydrology and Water Quality
Land Use and Planning
Noise
Population and Housing
Town Center Specific Plan
Proposal # CD-21-22-25
Public Services
Recreation
Transportation and Traffic
Tribal Cultural Resources
Utilities and Service Systems
List of Deliverables for Task 6.3
✓ Michael Baker will prepare one (1) final scoping memorandum, to be submitted electronically.
6.4 Technica/Study Preyaration
Michael Baker's in-house team of technical specialists will prepare air quality, greenhouse gas (GHG), energy, and noise
technical analyses in support of the TCSP EIR. These studies are described below.
Section 6.4.1 Air Quality
Michael Baker's in-house specialists will conduct an air quality analysis. Air quality data will be provided as a technical
appendix and used to inform the air quality section of the EIR.
Existing Conditions/Regulatory Framework. The TCSP area is located within the South Coast Air Basin, which is under the
jurisdiction of the South Coast Air Quality Management District (SCAQMD). Baseline meteorological and air quality data
developed through the California Air Resources Board will be utilized for the description of existing ambient air quality.
The analysis will describe and address the requirements set forth by the SCAQMD CEQA Air Quality Handbook.
Construction -Related Emissions. Construction emissions will be quantified with the California Emissions Estimator Model
version 2020.4.0 (CalEEMod). A general description of the major phases of construction and their timing will be required.
The air pollutant emissions during construction will be compared to the SCAQMD regional thresholds of significance.
Naturally occurring asbestos impacts will also be qualitatively discussed.
Long -Term Emissions. Operational (i.e., area, energy, and mobile source) emissions will be quantified with CalEEMod and
compared to the SCAQMD regional thresholds of significance. Primary sources of emissions will be related to area sources
and local/regional VMT. Project consistency with the 2016Air Quality Management Plan will also be evaluated.
Localized Emissions. The TCSP area is located within the SCAQMD's Source Receptor Area (SRA) 13 (Santa Clarita Valley).
Based on localized meteorological data for SRA 13, Michael Bakerwill analyze localized impacts based upon the SCAQMD's
localized significance thresholds methodology.
Air Emissions Health Impacts. As a result of the California Supreme Court decision for Sierra Club vs. County of Fresno
(Friant Ranch L.P.), the resultant human health impacts from the project's short-term construction and long-term
operational air emissions will be discussed in the EIR.
List of Deliverables for Task 6.4.1
✓ Michael Baker will provide modeling outputs and calculation worksheets used to prepare the air quality section
of the Specific Plan EIR for inclusion in the EIR appendix.
Section 6.4.2 Greenhouse Gas
Michael Baker's in-house specialists will conduct a GHG analysis. Modeling outputs will be provided as a technical appendix
and used to inform the GHG section of the EIR.
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GHG Emissions. Michael Baker will review the land use data and will prepare an inventory of the GHG emissions (i.e.,
nitrous oxide, methane, and carbon dioxide) from both direct (i.e., area and mobile sources) and indirect sources (i.e.,
energy/water consumption and wastewater/solid waste generation). In addition, total GHG emissions from construction
activities will be amortized into the GHG emissions inventory. CalEEMod will be used to quantify GHG emissions.
Reductions from recently adopted programs and regulations will be included, such as improvements in fuel efficiency,
state building code energy efficiency, and water efficiency. The analysis will review project consistency with applicable
plans for the purpose of reducing GHG emissions, such as the California Air Resources Board 2017 Climate Change Scoping
Plan, SCAG 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy, and the City's Climate Action
Plan. Mitigation measures will be identified and incorporated, as necessary, to reduce potentially significant GHG impacts
of the proposed project.
List of Deliverables for Task 6.4.2
✓ Michael Baker will provide modeling outputs and calculation worksheets used to prepare the GHG section of the
Specific Plan EIR for inclusion in the EIR appendix.
Section 6.4.3 Energy
Michael Baker will analyze the energy implications of the project pursuant to Public Resources Code Section 21100(b)(3)
and Appendix G and Appendix F of the CEQA Guidelines. These statutes and guidelines require a project to describe, where
relevant, the wasteful, inefficient, and unnecessary consumption of energy caused by a project. In addition, Appendix G
of the CEQA Guidelines requires a consistency analysis with state or local plans for renewable energy or energy efficiency.
The analysis will quantify energy consumption associated with short-term construction activities, long-term building
operations, and transportation using CalEEMod based on the project's land use data. The analysis will also qualitatively
discuss the effects of the project on regional and local energy supply, demand, and resources, and the project's consistency
with energy standards and requirements. Additionally, the assessment of environmental impacts on energy resources will
include mitigation measures to reduce inefficient and unnecessary consumption of energy, if necessary.
List of Deliverables for Task 6.4.3
✓ Michael Baker will provide modeling outputs and calculation worksheets used to prepare the energy section of
the Specific Plan EIR for inclusion in the EIR appendix.
Section 6.4.4 Noise
Existing Conditions. The applicable noise and land use compatibility criteria for the proposed TCSP area will be reviewed
and noise standards regulating noise impacts will be discussed for land uses within and adjacent to the Specific Plan area.
A site visit will be conducted, and short-term noise level measurements will be taken. The noise monitoring survey will be
conducted at up to five separate locations to establish baseline noise levels in the Specific Plan area. Noise recording
lengths are anticipated to require approximately 10 minutes at each location. This scope excludes long-term (24-hour)
measurements.
Construction -Related Noise and Vibration. Noise impacts from construction sources will be analyzed based on the
anticipated equipment to be used, length of a specific construction task, equipment power type (gasoline or diesel engine),
horsepower, load factor, and percentage of time in use. The construction noise impacts will be evaluated in terms of
maximum levels (Lmax) and hourly equivalent continuous noise levels (Leq) and the frequency of occurrence at adjacent
sensitive locations. An analysis of vibration impacts will be based on the Federal Transit Administration's vibration analysis
guidance. Analysis requirements will be based on the sensitivity of the area, anticipated construction activities, and Noise
Ordinance specifications.
Operational Noise and Vibration. The project -generated off -site traffic noise levels will be compared to the applicable
Noise Ordinance specifications and/or land use compatibility criteria for off -site uses. On -site noise -generating activities
(e.g., stationary sources, parking lot activities) will also be addressed and analyzed for potential impacts to the adjacent
uses and assessed against the Noise Ordinance specifications. Compliance with applicable noise standards will be
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Proposal # CD-21-22-25
evaluated, with recommended mitigation measures included where appropriate. The operational vibration analysis will
be qualitative because the Specific Plan area is not expected to include uses that would generate excessive operational
vibration levels.
List of Deliverables for Task 6.4.4
✓ Michael Baker will provide modeling outputs, field data collection, and calculation worksheets used to prepare
the noise section of the Specific Plan EIR for inclusion in the EIR appendix.
Section 6.4.5 Transportation/Traffic (Fehr and Peers)
VMT Analysis. Fehr & Peers recently assisted the City of Santa Clarita in establishing their new transportation study
guidelines to meet the updated CEQA requirements of SB 743 and determining their VMT impact thresholds. The purpose
of this task is to complete the VMT analysis that will be needed for the EIR based on the City's VMT thresholds.
Fehr & Peers will prepare the VMT analysis for the proposed project. When preparing a VMT analysis, it is important that
the methodology being applied matches the methodology used to develop the City's baseline VMT metrics. The version of
the SCAG model developed for the 2016 Regional Transportation Plan/Sustainable Communities Strategy will be used for
the VMT analysis. This version of the model was also used to identify baseline VMT metrics that are used by the City to
determine if a VMT impact would occur.
The VMT analysis will focus on vehicle trips and the expected travel distances generated by the various land uses being
proposed as part of the Specific Plan. The VMT metrics will be reported based on the City's required methodology. The
SCAG model will be updated to reflect the proposed land uses in the Specific Plan using socioeconomic data for population,
households, and employment. The VMT metrics will consider the magnitude of the land uses being proposed and the
location of the project and its proximity to nearby uses in the City of Santa Clarita. An impact will occur if the Specific Plan's
VMT per service population exceeds the City's threshold of 15% below baseline VMT.
If the project site is found to have a significant VMT impact, potential mitigation options will be recommended and discussed
with the project team for their inclusion as mitigation. The mitigation strategies will be based on transportation demand
management measures that have been found to be effective in reducing VMT for the types of land uses being developed
as part of the project and in the context of Santa Clarita.
Traffic Operations Analysis. Fehr & Peers will analyze up to five intersections in the vicinity of the Specific Plan during the
AM and PM peak hours. The purpose of this analysis is to determine if the trip generation of the land uses being proposed
result in the need for operational or geometric improvements at intersections providing access to the Specific Plan or
within the subareas. Traffic counts will be collected during both time periods to analyze existing conditions. Traffic
operations will then be analyzed with the proposed land uses based on the estimated trip generation and trip distribution
during the AM and PM peak hours.
Transportation Impact Report. Fehr & Peers will prepare a Transportation Impact Report to document the findings of the
VMT analysis. In addition, the report will describe existing transportation conditions in the study area and will assess
potential impacts to active transportation based on existing facilities and planned improvements in the study area.
A draft Transportation Impact Report will be submitted to the project team for review and comment. Fehr & Peers will
address comments received and submit a final version of the Transportation Impact Report.
List of Deliverables for Task 6.4.5
✓ Fehr and Peers will prepare draft and final versions of the Transportation Impact Report for inclusion in the EIR
appendix.
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Proposal # CD-21-22-25
6.5 Prepare and Circulate ®raft Environmental Impact Report
Section 6.5.1 Administrative Draft EIR
Michael Baker will prepare an Administrative Draft EIR (ADEIR) for review and comment by City staff, along with one set
of revisions that responds to City comments. The ADEIR will comply with all specifications for an EIR, set forth in Article 9,
Sections 15120 to 15132 of the State CEQA Guidelines, and is anticipated to include the sections listed below.
1. Title Sheet
2. Table of Contents
3. Introduction and Executive Summary
4. Project Description
5. CEQA Streamlining
6. Environmental Setting, Impacts, and Mitigation Measures
6.1. Aesthetics
6.2. Air Quality
6.3. Cultural Resources
6.4. Energy
6.5. Geology and Soils
6.6. Greenhouse Gas Emissions
6.7. Hazards and Hazardous Materials
6.8. Hydrology and Water Quality
6.9. Land Use and Planning
6.10. Noise
6.11. Population and Housing
6.12. Public Services
6.13. Recreation
6.14. Transportation/Traffic
6.15. Tribal Cultural Resources
6.16. Utilities and Services Systems
7. Other Required Topics
7.1. Growth Inducing Effects
7.2. Significant Irreversible Environmental Changes
8. Alternatives
9. Persons and Organizations Consulted
10. EIR Preparers
11. References
12. Appendix
The ADEIR will include up to three alternatives, to provide a reasonable range of alternatives as required by the CEQA
Guidelines. A description of our approach to addressing key environmental issue areas (other than air quality, GHG,
energy, noise, and traffic/transportation, which will be addressed by the technical studies proposed above) is provided
below.
Aesthetics. This section will characterize the existing aesthetic environment and visual resources located in the TCSP area,
including a discussion of views within the TCSP area and views from surrounding areas. The analysis will also consider the
potential for the project to conflict with policies/regulations pertaining to visual resources and the introduction of new
sources of light and glare. This section will also evaluate the proposed Specific Plan development standards for consistency
with the General Plan policies pertaining to scenic resources.
Utilities and Water Supply. Michael Baker will contact potentially affected utility agencies to confirm relevant existing
conditions, project impacts, and recommended mitigation measures, as necessary. The ability of existing infrastructure
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Proposal # CD-21-22-25
facilities to support buildout of the Specific Plan will be considered in terms of increased demand/generation of utilities,
including water, wastewater, and solid waste. The water supply analysis will utilize data available in the Santa Clarita Valley
Water Agency's latest Urban Water Management Plan. The discussion will focus on the potential alteration of existing
facilities, extension, or expansion of new facilities and the increased demand for services based on the proposed Specific
Plan
CEQA Streamlining. As stated above, we envision a Specific Plan EIR that establishes multiple options for future,
implementing projects, including exemptions, addendums, and tiering approaches. The intent is to keep all CEQA
streamlining options on the table because the most efficient CEQA process varies on a case -by -case basis.
List of Deliverables for Task 6.5.1
✓ Working Draft EIR: Michael Baker will submit the working Draft EIR to the City electronically, in Word and PDF
formats.
✓ Screencheck Draft EIR: Michael Baker will submit the screencheck Draft EIR and appendices to the City
electronically, which responds to all City comments on the working draft iteration.
✓ Proofcheck Draft EIR: Michael Baker will submit a proofcheck version of the Draft EIR to the City electronically that
addresses all City comments on the screencheck Draft EIR and the appendices.
Section 6.5.2 Publication and Distribution of the Draft EIR for Public Review
Once the draft Specific Plan EIR is completed and signed by the responsible City staff, Michael Baker will circulate the
document for public review. This task includes preparing a Notice of Availability (NOA) of the Draft EIR and a Notice of
Completion (NOC), posting the NOA/NOC with the Los Angeles County Clerk, and assisting the City with the distribution
of the NOA and Draft EIR. Michael Baker will also submit the document to the State Clearinghouse along with all the
necessary forms.
List of Deliverables for Task 6.5.2
✓ Michael Baker will submit the draft and final versions of the NOC and NOA to the City electronically.
✓ Michael Baker will file the NOC/NOA with the Los Angeles County Clerk.
✓ Michael Baker will produce ten (10) printed copies (excluding appendices), and an electronic copy (Word and PDF
format) of the Draft EIR.
✓ Michael Baker will mail the NOA and CD or USB flash drive copies of the Draft EIR to up to fifty (50) recipients.
✓ Michael Baker will submit the Draft EIR and appendix, NOC/NOA, and all necessary forms to the State
Clearinghouse electronically
6.6 Final Environmental Impact Report
Section 6.6.1 Responses to Comments
At the conclusion of the 45-day (minimum) review period, Michael Baker will prepare responses to all environmental -
based comments received on the Draft EIR. A summary table identifying persons and agencies that commented on the
Draft EIR, a copy of each comment letter with a code (e.g., A-1, A-2, B-1, B-2) assigned to each comment, a response to
each comment, and an errata section containing any Draft EIR text revisions will be prepared. This task assumes up to 48
hours of professional staff time for responding to comments. If the extent of public comments received requires additional
effort, Michael Baker will meet with City staff to discuss options for completing the responses to comments, which may
include a budget amendment.
As with the ADEIR, Michael Baker's project manager may attend a meeting with City staff to discuss substantive comments
on the administrative version of the response to comments. We will make all appropriate revisions and submit a
proofcheck iteration of the response to comments to the City for final approval. Upon City approval, Michael Baker will
distribute the responses to comments to all commenting agencies and will incorporate the responses into the Final EIR.
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Section 6.6.2 Mitigation Monitoring and Reporting Program
Michael Baker will prepare a Mitigation Monitoring and Reporting Program (MMRP) for the project pursuant to Section
15097 of the CEQA Guidelines. Michael Baker will submit an administrative version of the MMRP to the City, electronically,
for review and comment. We will make all appropriate revisions and submit a proofcheck iteration of the MMRP to the
City for final approval. Upon City approval, Michael Baker will incorporate the MMRP into the Final EIR.
Section 6.6.3. Revisions to the Draft EIR
If changes to the text or exhibits of the EIR are warranted as a result of public comments on the Draft EIR, Michael Baker
will make the revisions to the Draft EIR in a strikeout/underline format and will summarize the changes in a chapter of the
Final EIR. An administrative version of the revisions to the Draft EIR document will be submitted to the City for review and
comment. Michael Baker will address all City comments and submit a proofcheck iteration of the revisions to the Draft EIR
document to the City for final approval.
Section 6.6.4. Compile Final EIR
Upon approval of all documents, Michael Baker will submit a Final EIR to be presented at certification hearings. The Final
EIR will consist of the summary of the revisions to the Draft EIR, responses to comments, and the MMRP.
List of Deliverables for Task 6.6
✓ Preliminary Final EIR: Michael Baker will submit the preliminary Final EIR to the City electronically (Word and PDF
formats), for City staff review.
✓ Proofcheck Final EIR: Michael Baker will submit a proofcheck version of the Final EIR to the City electronically that
addresses all City comments on the preliminary iterations of the Final EIR chapters.
✓ Final EIR: Michael Baker will submit fifteen (15) printed copies and an electronic copy (Word and PDF formats) to
the City.
✓ Michael Baker will assist the City in distributing copies of the Final EIR to those public agencies that submit
comments on the Draft EIR, and to any other commenters that the City may select to receive copies of the Final EIR
or just responses to comments.
6.7C'ertiflicallon Process
Section 6.7.1 Public Hearings
Michael Baker has budgeted to attend up to four public hearings for the project EIR. We understand that most of these
are likely to occur after preparation of the Final EIR; however, the EIR project manager and additional key staff may also
attend public hearings prior to this phase, as requested by the City. We assume that the EIR project manager will be
required to attend all public hearings and that attendance by additional key staff may be required.
List of Deliverables for Task 6.7.1
✓ Attendance of Michael Baker's project manager and possibly key additional staff at up to four (4) public
hearings.
Section 6.7.2 Facts and Findings
Michael Baker will prepare CEQA Facts and Findings, pursuant to Section 15091 of the State CEQA Guidelines. For each
significant project effect identified in the Final EIR, one or more of the following findings will be provided, with a brief
rationale for each finding:
1) Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final EIR.
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2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the
agency making the finding. Such changes have been adopted by such other agency or can and should be adopted
by such other agency.
3) Specific economic, legal, social, technological, or other considerations, including provision of employment
opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives
identified in the Final EIR.
We request that the City Attorney provide a sample set of findings with the preferred format to assist in this task, and we
also understand that the City Attorney could be involved in review and comment on the draft Findings. Michael Baker will
address all City comments and submit a proofcheck iteration of the revisions to the Findings document to the City for final
approval.
List of Deliverables for Task 6.7.2
✓ Michael Baker will submit a draft, a proofcheck, and a final set of Findings to the City electronically.
Section 6.7.3 Statement of Overriding Considerations
If any significant and unavoidable impacts are identified in the Final EIR, Michael Baker will prepare a Statement of
Overriding Considerations ("Statement"), pursuant to Section 15093 of the State CEQA Guidelines. We will work closely
with City staff to prepare this Statement, as it requires a balance of economic, legal, social, technological or other project
benefits against the unavoidable environmental consequences, in the consideration of whether to approve the project.
This Statement will express the specific reasons to support project approval, despite the occurrence of unavoidable
significant effects.
List of Deliverables for Task 6.7.3
✓ Michael Baker will submit a draft, a proof -check and a final Statement of Overriding Consideration to theCity
electronically.
Section 6.7.4 Notice of Determination
Michael Baker will prepare a Notice of Determination in accordance with CEQA Guidelines Section 15094 and file it with
the Los Angeles County Clerk. Michael Baker will file the Notice of Determination within five days of City certification of
the EIR to establish a 30-day statute of limitations. Payment of the required County Clerk and CDFW fees is not included
in our proposed fee.
List of Deliverables for Task 6.7.4
✓ Michael Baker will file the NOD with the Los Angeles County Clerk.
Task 7.0: Final Plan Adoption
71 Planning Commission and City Council Hearings
Michael Baker will represent the project team at public hearings and make presentations as necessary. Per the RFP, this
scope of work assumes Michael Baker's attendance at up to three public hearings for plan adotion. This is in addition to
other public meetings mentioned in Task 2.0 Community Engagement. Should additional hearings be necessary beyond
those identified above, services will be provided on a time and materials basis.
72 Final Town CenterSpecific Plan and CECdA Document
Should the Specific Plan be adopted by the City Council, Michael Baker will revise the Specific Plan, as appropriate, based
on comments received during the public review period and guidance from the Planning Commission and City Council. This
task assumes that final revisions involve relatively few and minor revisions and refinements. This task does not include
revisions that would require technical studies, redesign, or changes that would warrant additional public review or
revisions to the CEQA documentation.The final Specific Plan and environmental document, as well as all associated
working files, will be provided to the City in electronic format.
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Proposal # CD-21-22-25
List of Deliverables for Task 7.0
✓ PowerPoint presentation(s) and meeting materials/handouts, if needed
✓ One electronic copy of the final Town Center Specific Plan
✓ One electronic copy of the final CEQA document, including the Public Review Draft EIR and Final EIR
City Involvement
✓ Staff report
✓ Information dissemination
✓ Meeting venue(s) and logistics
Task 8.0: Optional Tasks
8.1 Online Survey
Michael Baker will conduct one survey at the beginning of the project to understand the issues and concerns of the
community and gather ideas for the changes they would like to see in the project area. We will use SurveyMonkey or a
similar platform. We will provide the survey link to the City for distribution via social media, the City's website, and e-blast.
At the end of the survey period (typically two to three weeks), we will consolidate the results from the survey as well as
the workshops in one report. This scope of work assumes any paper surveys received by the City will be entered by City
staff through an online survey.
8.2 Social Media Outreach
The Michael Baker team will work directly with the City's communications staff to develop social media outreach
messaging at specific milestones during the project. The messages will be provided in English. The goal is to notify the
community about upcoming events to drive participation as well as keeping them updated on project progress. Draft
messages will be provided to the City to be posted on the City's existing social media platforms such as Facebook,
Instagram, and Twitter.
8.3 Open house
We will organize an in -person open house in conjunction with the EIR scoping meeting. The open house will have multiple
stations with concept plans and topical issues, opportunities, and highlights related to development regulations and
guidelines. We will begin with a presentation and be available at the various stations to discuss the topic, record
comments, and answer any questions.
8.4 Community Vi/orkshops
We will conduct two direct community outreach events that may be either community workshops or pop-up events. The
first event will be organized at the beginning of the project to provide information, understand the needs of the
community, and identify specific areas of concern along with key issues and opportunities. The intent of the second
workshop will be to solicit comments on the conceptual land use plan and other aspects of the development plan.
• Pop-up Kiosk at a Community Event: Pop-up events take a workshop to the community and are effective in
engaging hard -to -reach populations. We will organize a pop-up kiosk at a community event chosen by City staff
and the project team. The Michael Baker team will discuss the proposed project one-on-one with public attendees,
provide information sheets, and organize a dot, Post -it, or other visioning exercise that will help clarify the vision
statement and identify specific areas of concern.
• Community Meetings: We will organize a community workshop at a centralized location in the City. Along with a
presentation and exercises related to visioning and identifying issues, Michael Baker may conduct a charrette
where break-out teams will discuss specific topics and/or issues with the help of a moderator and identify
solutions/technologies that may be best suited to solve such issues.
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• Virtual Workshop/Meeting: In the event that we have to shift to online tools based on the desire of the City or
restrictions imposed by the pandemic situation, we will use tools such as Zoom or GoToWebinar to conduct the
virtual workshop. These can be coupled with live polling using tools such as Poll Everywhere to get instant results
and create momentum. Breakout rooms in Zoom enable small group discussions similar to a charrette setting.
8.5 Existing Parking Counts
Michael Baker will document and analyze current parking within the Specific Plan area to identify opportunities for lot
consolidation/reconfiguration. We will estimate the parking demand based on aerial imagery and windshield surveys. We
will also refer to other studies in the past three to five years that might have involved parking studies in the project area.
The analysis will recommend parking capacity recommendations to accommodate the Specific Plan.
Michael Baker can also conduct parking counts and document existing typical weekday and Saturday parking demands in
the project area on an hourly basis for a 12-hour period. This will include on -street and off-street parking demand. The
extent of the study and fee will be refined though discussions with City staff. However, it should be noted that with the
current COVID-19 pandemic, existing parking demand counts may not reflect actual demand. Michael Baker will strategize
an appropriate method to accurately identify existing parking demand with City staff.
8.6 faenera/Plan andZonin—a Amendment
Michael Baker's planning team is fully capable of providing additional services involving any amendments to related
documents such as the General Plan and Zoning Code. An additional budget for completing these tasks will be determined
based on the nature and scope of the amendments.
8.7 Fiscal and Economic Impact Analysis
Fiscal Impact Analysis: We will perform a fiscal impact analysis that determines the public revenues and services costs
generated by the planning area. Newly and redeveloped properties will generate revenue for the City through a variety of
taxes and fees but also require general fund services such as public safety, recreation, parks, and enterprise fund services,
including roads and utilities. The net fiscal impact to the City will be developed based on the various revenue and cost
assumptions and can be expressed on a cash flow basis in different intervals, such as annually for a project period of time
or during development phases and buildout.
Economic Impact Analysis: We will conduct an economic impact analysis that helps determine the direct, indirect, and
induced impacts from the construction of the project. Construction and the presence of new infrastructure and land use
generate degrees of economic benefit not only to the immediate area but to the community and region. We will use the
IMPLAN input/output model to derive the different economic impacts resulting from the project, such as changes in
employment, income, sales, and other factors to the city. Regional economic impacts to Los Angeles County could also be
determined if desired.
List of Deliverables for Task 8.0
✓ Determined per scope and budget
City Involvement
✓ Determined per scope and budget
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C. Schedule
Town Center Specific Plan
Proposal # CD-21-22-25
We have proven experience in meeting client schedules and have developed an intimate understanding of the work and
time required to perform specific planning and environmental tasks. Michael Baker has prepared an estimated 15-month
project schedule starting upon the execution of a professional services agreement and Notice to Proceed. This schedule
accounts for time for engagement and input from City staff, responsible agencies, stakeholders, community members,
and Planning Commission/City Council members. However, we know that building a consensus requires time. It may
become necessary to extend individual tasks that need additional engagement and consensus -building.
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Project Schedule
Town Center Specific Plan
Proposal # CD-21-22-25
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D. Program Management
Task Management Approach
Our project managers and technical experts subscribe to a philosophy that is rooted in consistent open communication,
responsiveness, and high -quality service. We place a strong emphasis on the consultant -client partnership based on
effective communication and a detailed understanding of the City's overall goals, which provide a clear path to success on
each and every assignment.
We will always be available to City staff and quick to respond with a strategy and an appropriately scoped approach to
any task by drawing on our expertise and a team of experienced environmental professionals. When developing a strategy,
we always seek the most cost-effective and schedule -sensitive approach that provides our clients with the proper level of
defensibility. We regularly look beyond the norm to identify innovative and streamlined approaches to solving challenges.
We recognize that every agency has nuances that must be addressed. So, we ask questions first, learn as much as we can
about the project, then scope the assignment appropriately. This eliminates last-minute surprises, opens communication
early in the project, and minimizes the need to change scopes, budgets, or timelines.
Control of the project schedule and project costs is an important element of contract administration. Michael Baker will
inform the City as soon as any event occurs that would affect the established budget or project timeline. Michael Baker's
adherence to the original scope of work, timeline, and budget is achieved through timely, open/honest, and continuous
communications with City staff.
Michael Baker has a proven track record of meeting established project timelines and schedules. We do this by working
efficiently in the following ways:
• We establish realistic schedules, in consultation with our clients, that are typically based on our experience with
comparable projects, client schedule targets, and recognition of "critical path" tasks that affect timely completion
of related tasks.
• We apply a variety of tracking tools for timely milestone delivery.
• We use available data to the extent feasible.
• We avoid unnecessary analyses and data collection.
• We produce quality documents that get it right the first time to avoid time-consuming rewrites and revisions.
Quality Assurance/Quality Control
Producing high -quality work is an extremely important goal for Michael Baker. The Michael Baker Quality
Assurance/Quality Control(QA/QC) Program is a continuous process used not just at project milestones but also daily as
work flows from desk to desk, discipline to discipline, and consultant to the client. Michael Baker utilizes this QA/QC
program on each and every project undertaken to ensure that a high -quality product is delivered on schedule and within
budget. Our approach ensures that deliverables are free of errors in accordance with the standard of care in the industry.
Key elements of our QA/QC program include the following:
• Assignment of highly experienced technical and management personnel.
• Assignment of highly qualified staff, who have proven experience in project administration, planning, and agency
and environmental coordination, as well as resource agency coordination.
• Assignment of staff with local experience and knowledge of key local issues.
• Coordination among team members, including clear direction on assignments, consistent communication of
project status, and use of standard templates and style guides to ensure efficient and internally consistent
development of the documents.
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Specific to the preparation of legally defensible technical reports and
environmental documents associated with the Specific Plan, Michael
Baker ensures document quality by adhering to the following QA/QC
steps:
• Technical reports and technical sections are reviewed by
senior staff knowledgeable in the topic (e.g., senior principal,
principal environmental planner) for technical accuracy and
completeness.
• After technical sections are approved by senior staff, they
are reviewed by the project management team (project
manager and assistant project manager) for accuracy in
addressing the specifics of the project, meeting client
expectations, and compliance with the scope of work.
• The final review consists of a thorough read -through by
Michael Baker's technical editor, who checks for consistency
in use of terms, facts, references, grammar, spelling, style,
and document format.
Town Center Specific Plan
Proposal # CD-21-22-25
QUALITY ASSURANCE
Quality Quality
Assurance Plans Control Plans
(by Offrce) (by Dtscip(ine)
WORK STANDARDS I BEST PRACTICES I QUALITY AUDITS
Project
Management
Plans
Project Specific
Quality Managment Plans
Scope (PSQMPs)
Schedule IE . Quality Control Procedures
Budget . Quality Assurance Reviews
by Project Manager
by Independent Reviewer
ACHIEVING EXCELLENCE
I N T E R N A T 1 0 N A L
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E. Personnel
Town Center Specific Plan
Proposal # CD-21-22-25
The organization chart demonstrates how we will be organized and managed for continuity to keep the project running
smoothly and efficiently. Each team member brings specific expertise to contribute to your project's success.
Organization Chart
Dan Wery,AICP, LEEDAP
LEAD PLANNER
Peter Quintanilla
URBAN DESIGNER
Mark Giles, AIA "I
MALL DESIGN ADVISOR
Chris Bell, AIAI'I
DESIGN GUIDELINES LEAD
Jose Sanchez, NOMA "I
MASTER PLANNER/URBAN DESIGNER
Chayanon Jomvinya oy
AssQGATE MASTER PLANNER
City of Santa Clarita I
PROJECT PRINCIPAL
TECHNICAL ADVISOR
William Hoose, AICP I Matt Klyszeiko, AICP
PROJECT
John Bellas
DEPUTY
PROJECT
Surabhi Barbhaya, AICP
Derek Wong, AICP
MARKET STUDY LEAD
Jim McPherson, LISP
GI5 LEAD
Jeremy Franzini, PLA
LANDSCAPE ARCHITECT
Dave Mercier, PE, CPESC, QSP/D
STORMWATER ADVISOR
Matt Klyszeiko, AICP
PLANNER
David Christie, AICP
PLANNER
Jeffrey Graham
PLANNER
Sarah Brandenbcrg, PE `j
PRINCIPAL/TRANSPORTATION PLANNER
Biling Liu {1)
ENGINEER/PLANNER
Nico Boyd r11
ENGINEER/PLANNER
Bob Davis
Brent Schleck
CEQA LEAD
Madonna Marcelo
SENIOR ENVIRONMENTAL PLANNER
Pei -Ming Chou
SENIOR ENVIRONMENTAL PLANNER
Eddie Torres
AIR QUALITY i NOISE TECHNICAL LEAD
SUBCONSULTANTS:
(1) DLR GROUP
(2) FEHR AND PEERS
Michael Baker has o support team of over 500 planning, contract planning, engagement, environmental, regulatory, economics, financial, science, and engineering
professionals in California and over 3,000 nationwide to assist with the delivery of this important project for the City of Sonta Clarito. Our inter -disciplinary team
is skilled in planning design and implementation. We not only create plans, but know the intricate details and pitfalls of implementation and administration.
Our plans don't collect dust they create lasting positive impacts.
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Santa Clarita Proposal #CD-21-22-25
Project Team Qualifications Matrix
Team Member
Yrs of Exp Education
R.
.
Rate
John Bellas
77-1
24 B.S., Environmental Resource Management, Pennsylvania State
Project Manager
$240 University
18
M.C.P., Land Use Planning, University of Cincinnati
Surabhi Barbhaya
Deputy Project Manager
$175
B.A., Architecture, Maharaja Sayajirao University of Baroda, India
William Hoose
18
B.S., Urban and Regional Planning, California State Polytechnic
Project Principal
$300
University, Pomona
Matt Klyszeiko
20
B.S., Urban Planning, Arizona State University
Technical Advisor QA/QC
$240
DevelopmentPlan
Dan Wery
35
B.A., Urban Studies, Columbia University
Lead Planner
$215
Peter (Pedro) Quintanilla
21
M.Arch., Architecture/Urban Design, University of Miami
Urban Designer
$205
B.A., Chemistry, University of Miami
30
Mark Giles
Bachelor of Architecture
Principal/Client Leader,
$150
University of Southern California
DLR
Chris Bell
Bachelor of Architecture
Principal/Master Planning
25
University of Southern California
and Design Leader, DLR
$150
Bachelor of Architecture
Jose Sanchez
19
Principal/Design Leader,
$150
University of Southern California
DLR
Chayanon Jomvinya
Bachelor of Architecture
Associate Master Planner,
19
$150
Woodbury University
DLR
Derek Wong, AICP
M.B.A., Economics/Business, California State Polytechnic
Funding/Market Research
27
University, San Luis Obispo
Study Specialist
$200
B.S., Environmental Analysis and Planning, University of California,
Davis
B.S., Transportation Engineering, California State Polytechnic
Robert Davis
Parking/Traffic Study
44
$215
University, San Luis Obispo
Specialist
B.A., Geography, California State University at Long Beach
Jim McPherson
24
GIS/Mapping
$145
M.L.A., Landscape Architecture, Texas A&M University
Jeremy Franzini
26
Landscape Architect
$220
B.S., Environmental Studies, University of California, Santa Barbara
Advisor
19
Dave Mercier
B.S., Civil and Environmental Engineering, University of California,
Stormwater Advisor
$300
Los Angeles
David Christie, AICP
6
Master's of City and Regional Planning, Cal Poly San Luis Obispo
Planning Support
$110
B.S. Environmental Science, University of California, Riverside
Jeffrey Graham
7
B.S., Community and Regional Development, University of
Planning Support
$125
California, Davis
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Mom'°Santa Clarita
Sarah Brandenberg,
Principal/Transportation
Planner, Fehr & Peers
Biling Liu
Engineer/Planner, Fehr &
Peers
Nico Boyd
Engineer/Planner, Fehr &
Peers
Brent Schleck
CEQA Lead
Madonna Marcelo
Senior Environmental
Planner
Pei -Ming Chou
Senior Environmental
Planner
Eddie Torres
Senior Principal / Air
Quality and Noise
Technical Lead
Town Center Specific Plan
Proposal # CD-21-22-25
25 B.S., Civil and Environmental Engineering, Cal Poly San Luis Obispo
$200
Master, Transportation System Engineering, University of California,
8 Irvine
$200 Master, Urban and Regional Planning, University of California, Irvine
Bachelor, Road and Bridge Engineering, Hebei University of
Technology, China _
M.S., Transportation Systems Engineering, Georgia Institute of
10 Technology
$200 Master of City & Regional Planning, Georgia Institute of
Technology
B.A. International Development. The Ohio State Universitv
9 M.U.P., Environmental Planning, University of Michigan
$145 B.S., Environmental Biology, Purdue University
31 B.S., Environmental Science, University of California, Riverside
$210
17 B.A., English Literature, University of Los Angeles, California
$190
M.S., Mechanical Engineering, University of Southern California
23 B.S., Mechanical Engineering, University of California, Irvine
$300 B.A., Environmental Analysis and Design, University of California,
Irvine
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Team Member Resumes
John Bellas
Project Manager/Associate Vice President
Mr. Bellas has 23 years of experience in the planning field. He is a recognized CEQA
expert in the Los Angeles area, and has assisted cities and counties across California
in developing and implementing unique strategies to comply with CEQA. He has
considerable experience with long-range planning projects, both in their
development and preparation and in preparing the corresponding CEQA
documents. Mr. Bellas is also a skilled project manager, having managed the
preparation of numerous planning/environmental planning documents. In addition,
he has served as a strategic CEQA advisor for several prominent Southern California
cities, including the City of Pasadena, where he has been responsible for all of the
City's CEQA documentation, and the City of Los Angeles, where he provides peer
review of EIRs for major projects. Mr. Bellas has conducted specialized CEQA
training programs for client cities, served as an instructor in AEP's Advanced CEQA
and CEQA Essentials series, and presented at AEP and APA conferences.
Notable Santa Clarita Experience:
Town Center Specific Plan
Proposal # CD-21-22-25
Years of Experience: 24
Education
B.S. 1999, Environmental Resource
• Westfield Valencia Town Center Patios Connection (Costco) Project IS/MND. City Management, Penn State University
of Santa Clarita. Project Director.
• Jobs Creation Overlay Zone IS/ND. City of Santa Clarita. Project Director.
• Valencia Suites Hotel Project IS/MND. City of Santa Clarita. Project Manager.
• McBean Regional Transit Center Project IS/MND and NEPA Categorical Exclusion. City of Santa Clarita. Project Manager.
• MetroWalk Specific Plan SCEA. City of Santa Clarita. Project Director.
• Henry Mayo Hospital Specific Plan/Master Plan Amendment Supplemental EIR. City of Santa Clarita. Project Director.
• Numerous other projects since 2013.
Long -Range Planning Project Experience:
• Rolling Hills Estates General Plan Update, Commerical District Visioning Plan, and EIR. City of Rolling Hills Estates. Project
Director (overall) and EIR Task Manager.
• Model Transit -Oriented Development Ordinance. City of Lawndale. Project Manager.
• Manhattan Beach Downtown Specific Plan. City of Manhattan Beach. CEQA Task Manager.
• Pasadena General Plan EIR. City of Pasadena. CEQA Strategy and Peer Review.
• Pasadena General Plan Implementation Program (comprehensive updates of 8 Specific Plans). City of Pasadena. CEQA
Strategy and Peer Review.
• Santa Monica High School Campus Plan EIR. Santa Monica -Malibu Unified School District. Project Director.
• Laguna Woods General Plan Update. City of Laguna Woods. EIR Project Manager.
• South Fair Oaks Specific Plan Amendment IS/MND. City of Pasadena. Project Director.
• Santa Barbara County Energy and Climate Action Plan. Santa Barbara County. EIR Project Manager.
Select Mall/Commercial Center and Mixed -Use Project Experience:
• Peninsula Center Mall Revitalization Project IS/MND. City of Rolling Hills Estates. Project Manager.
• Mission Place Downtown Mixed -Use Project EIR. City of South Pasadena/South Pasadena USD. Project Manager.
• Puente Hills Mall Expansion Project IS/MND. City of Industry. Project Manager.
• Paseo Colorado Mall Revitalization Project IS/MND. City of Pasadena. CEQA Strategy and Peer Review.
• Westlake Village Lowe's Home Improvement Store/Commercial Center Project EIR. City of Westlake Village. Project
Manager.
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Surabhi Barbhaya
AICP, LEED AP, Deputy Project Manager
Ms. Barbhaya is experienced in urban planning, urban design, and active
transportation. She has worked on a spectrum of projects, including
comprehensive planning, design guidelines, complete streets, bike master plans,
trail and greenway planning, and pedestrian studies. Her urban planning
background helps her take a holistic approach toward projects by integrating land
use, transportation, and sustainable development to respond to demographic,
market, economic, physical, and organizational forces. Her architecture and urban
design background further adds to this holistic approach by focusing on the
project's aesthetic aspects via design guidelines. She firmly believes that a
meaningful public engagement leads to ownership of the project by the
community and uses her graphic skills to communicate ideas to the audience
during the project's consensus -building phase. Many of her projects have won
local and state American Planning Association (APA) and ASLA awards. She has
lived and worked in several countries and brings her international experience to
the projects. Ms. Barbhaya is also an active member of the planning community
and is serving as a board member -Vice Director of Information for APA of Orange
County. She is also serving as an Advisory Board Member for the University of
California Riverside Extension, Design Thinking Program.
Related Experience:
Town Center Specific Plan
Proposal # CD-21-22-25
Years of Experience: 18
Education
M.C.P., 2005, Land Use Planning,
University of Cincinnati
B.A., 1999, Architecture, Maharaja
Sayajirao University of Baroda, India
• Rolling Hills Estates General Plan and Commercial District Vision Plan. City of Rolling Hills Estates. Project Manager.
• Campo Road Revitalization Specific Plan. San Diego County. Project Manager.
• Pueblo Viejo Implementation Plan. City of Coachella. Project Manager.
• Lockheed Martin Aeronautics Plant 10 Specific Plan. City of Palmdale. Project Manager.
• Laguna Woods General Plan Update. City of Laguna Woods. Senior Planner.
• Elk Grove General Plan Update. City of Elk Grove. Senior Planner.
• Fontana General Plan. City of Fontana. Transportation Planner, Researcher.
• Laguna Woods Mobility Element. City of Laguna Woods. Transportation Planner.
• Cape Girardeau Comprehensive Plan. Cape Girardeau, Missouri. Lead Planner.
• Woodson Terrace Comprehensive Plan. Woodson Terrace, Missouri. Lead Planner.
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Santa Clarita Proposal #CD-21-22-25
William Hoose
AICP, Project Principal
Mr. Hoose has over 18 years of public and private sector planning experience
preparing general plans, specific plans, project entitlement review and processing,
policy planning, public participation, and CEClA/NEPA compliance. He has
successfully worked with developers and agencies at early stages of large and
innovative projects to provide guidance on the regulatory strategy and r^.
constructability, including a large green infrastructure supply chain, an innovative
goods movements system at the Port of Los Angeles, an aerial tramway project in
Downtown Los Angeles, and Project NEOM in Saudi Arabia.
For the past 8.5 years, he has served as operations manager for several large and
diverse planning groups in Southern California, including Impact Assessment & Years of Experience: 18
Permitting, Housing and Community Development, and Agency Staffing. He Education
currently manages Michael Baker's Long Beach office and the Environmental
Planning Department in Los Angeles. B.S., Urban and Regional Planning,
California State Polytechnic University,
Related Experience: Pomona
Certifications
• California State University, Long Beach Campus Master Plan EIR. Project American Institute of Certified Planners,
Director. 026231
• Santa Ana Transit Zoning Code EIR. City of Santa Ana, Project Manager. professional Affiliations
• Los Angeles Zoning Code Update (re:Code LA) EIR. Los Angeles, Project
Director. American Planning Association: former
• University of California, San Diego, Long Range Development Plan EIR. CA Chapter Vice President and
Executive Board Member; former
QA/QC. Orange Section Vice Chair of
• The Villages of Lakeview Specific Plan EIR. Riverside County. Project Membership and Diversity and
Manager. Inclusion; and a current member
• CM Ranch Specific Plan EIR. Imperial County. Project Manager.
• Majestic Industrial Park Specific Plan EIR. Riverside County. Project Manager.
• General Plan Update and EIR. City of Calexico. Project Manager.
• General Plan Update and EIR. City of Simi Valley. Environmental Project Manager
• General Plan Update and EIR, March Joint Powers Authority. Riverside County. Project Manager.
• Land Use and Circulation Element Updates EIR. City of Santa Monica. CEQA Planner.
• Beach -Edinger Corridor Specific Plan EIR. City of Huntington Beach. CEQA Planner.
• Farmland Conversion Study. Kings County. Project Manager.
• Tonner Hills SP Plan Check Services. Orange County Public Works Planned Communities. Zoning Task Manager
• Rio Vista Specific Plan EIR. Riverside County. Project Manager.
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Matt Klyszeiko
AICR Technical Advisor
Mr. Klyszeiko is an experienced project manager skilled in several facets of planning,
including urban design, visioning, downtown revitalization, design guidelines and
master and specific planning, as well as facilitating and integrating public outreach
into the planning process. Mr. Klyszeiko offers extensive planning experience with
an emphasis in land use planning, land entitlement, and public involvement. His
background includes project management and development of due diligence
reports, feasibility reports, site plans, land use plans, design guidelines, and project
theming and preparation of planning policy documents, including zoning
ordinances, specific plans, and general/comprehensive plans, for both private and
public sector clients.
Related Experience:
• El Rio District Plan. Town of Buckeye, Arizona. Project Manager.
• Carefree Village Center Master Plan. Town of Carefree, Arizona. Project
Manager.
• Peoria Block Strategy. City of Peoria, Arizona. Project Manager.
• City Design Guidelines. City of Mesa, Arizona. Project Manager.
• Unified Development Code. City of Glendale, Arizona. Project Manager.
Town Center Specific Plan
Proposal # CD-21-22-25
Years of Experience: 20 '
Education
B.S. 2001, Urban Planning, Arizona
State University
Certifications
American Institute of Certified Planners,
Arizona, 020529
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Santa Clarita Proposal #CD-21-22-25
Dan Wery
AICP, Lead Planner
Mr. Wery has over 30 years of public and private sector planning experience
preparing general plans, zoning ordinances, and subdivision codes, project
entitlement review and processing, policy planning, public participation, and
environmental impact document review and preparation. He applies his experience
to solve problems in a holistic, responsible, and pragmatic manner that best serves
the community and environment. Principled and pragmatic, he maintains a
perspective on long-term goals with a focus on implementation and achieving near -
term results.
Related Experience:
• General Plan Update and Commercial District Vision Plan. City of Rolling Hills Years of Experience: 35
Estates. Land Use Planning Lead. Education
• Campo Road Revitalization Specific Plan. San Diego County. Project Manager.
• Garden Del Mar Specific Plan. City of Del Mar. Project Manager. B.A., University
Urban Studies, Columbia
• San Marcos Creek Specific Plan. City of San Marcos. Project Manager.
• University District (aka North City) Specific Plan Updates. City of San Marcos.
Project Manager.
• SDG&E Mission Control Facilities Master Plan, Mission Valley, California, Richard Yen & Associates. Project Manager.
• Comprehensive Zoning Ordinance Update. City of Carlsbad. Project Manager.
• Placentia General Plan Sustainability Element and Development Code Amendments. City of Placentia. Task Manager.
• South Garfield Avenue Specific Plan and Streetscape Improvements. City of Monterey Park. Planner.
• Comprehensive Development Code Update (Zoning, Subdivision & Grading Ordinances). City of Menifee. Program
Manager.
• Housing Element Updates (6t" Cycle), Program Manager:
o County of San Diego
o City of Escondido
o City of Redlands
o City of San Juan Capistrano
o City of Gilroy
o City of Los Altos Hills
o City of Monterey
• Alexandria Real Estate Science Village Community Plan Update, Specific Plan Amendment, Rezone, Site Plan
Approval. City of San Diego. Project Manager.
• Valley Center South Village Form -Based Code. County of San Diego. Project Manager.
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Pedro (Peter)
Urban Designer
J. Quintanilla
Town Center Specific Plan
Proposal # CD-21-22-25
Mr. Quintanilla is Michael Baker's Urban Design Studio Lead and has extensive
experience working with communities and cities around the world. Mr. Quintanilla
is focused on the urban design of master plans, code writing, community
participation workshops, and illustrations. He worked on several design projects for.
cities like Anaheim and Tustin, California, along with regeneration strategies,
including the pattern book for community -based regeneration in Clovis.
Mr. Quintanilla was the Director of Design, Theory, and Networks for The Prince's
Foundation for Building Communities in England since February 2008. This N'4A,,
foundation is one of 14 charities of the HRH Prince of Wales. His duties involved
working with different communities throughout England to create holistic and
sustainable designs for cities and towns using The Prince's "Enquiry by Design" Years of Experience: 21
process
Related Experience:
Education
M.Arch., 2003, Architecture/Urban
Design, University of Miami M
B.A., 1999, Chemistry, University of
• Commercial District Vision Plan. City of Rolling Hills Estates. Urban Designer. Miami
• Tustin Transit Oriented Development Master Plan. City of Tustin. Urban
Designer.
• Beach Boulevard Specific Plan. City of Anaheim. Urban Designer.
• Downtown Regeneration and Urban Design. City of Oxnard. Congress for the
New Urbanism California Chapter. Urban Designer.
• Distribution Hub Design Charrette. March Airforce Base. Urban Designer.
• Festival Mall Regeneration Design and Strategy. City of Woodland, California. Congress for the New Urbanism
California Chapter. Urban Designer.
• Pueblo Viejo Implementation Plan. City of Coachella. Senior Designer.
• Comprehensive Planning Services. City of Eastvale. Designer. Responsible for design services. Urban Designer.
• Susquehanna Township Comprehensive Plan, Susquehanna Township, Pennsylvania. Susquehanna Township,
Dauphin County, PA. Urban Designer.
• Multiphase Flow Control Study, Paxton Creek, Harrisburg, Pennsylvania. Pennsylvania Department of
Transportation, Central Office. Urban Designer.
• Commercial Corridor Pattern Book. City of Clovis. Urban Designer.
• El Mirador Master Plan and Architecture Charrette, Puerto Ayora, Galapagos -Ecuador. Urban Designer.
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Derek Wong
AICP, Funding/Market Research Study Specialist
Mr. Wong has over 27 years of project management and consulting experience
specializing in transportation and infrastructure financing of public facilities. He has
managed complex engagements that require the identification and analysis of
revenues and costs for local and regional projects and programs, including for the
transportation and development communities. He has developed various revenue
strategies and funding mechanisms that involve consensus building with local
community stakeholders and governing boards to bridge funding shortfalls in
operations and with capital facilities. His work includes providing loan underwriting
and administration services for economic recovery programs secured by state and
federal community and economic development funding. He also conducts
organizational performance audits of regional planning agencies and provides
recommendations for process improvement and compliance with state law. Mr.
Wong's work focuses on project management, transportation/transit funding,
infrastructure financing, market analysis, fiscal and economic analysis, grants,
benefit -cost analysis, and development fees.
Related Experience:
Town Center Specific Plan
Proposal # CD-21-22-25
Years of Experience: 27
Education
M.B.A., 1995, Economics/Business,
California State Polytechnic University,
San Luis Obispo
• Commercial District Vision Plan. City of Rolling Hills Estates. Market Analyst. B.S., 1993, Environmental Analysis and
• San Marcos Creek Specific Plan. City of San Marcos. Market Analyst. Planning, University of California, Davis
• McCabe Ranch II Specific Plan EIR. Imperial County Planning Department.
Market Analyst.
• Sierra Nevada Science Institute Market Analysis. Friends of Deer Creek. Project Manager.
• Central Peoria Revitalization Plan, Arizona. City of Peoria. Market Analyst.
• Supplemental Environmental Impact Report for the Santana Ranch Specific Plan. County of San Benito. Market
Analyst.
• Pinole General Plan. City of Pinole. Market Analyst.
• General Plan Update Maintenance. City of Willows. Project Manager.
• General Plan Update and Program Environmental Impact Report. Mendocino County. Market Analyst.
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Jeremy Franzini
PLA, Landscape Architecture Advisor
Mr. Franzini is a landscape architect with extensive experience managing and
designing landscape architectural projects throughout Southern California. His
expertise includes landscape design, urban design, site planning, community
facilitation, conceptual and schematic design, master plans, construction
documents, specifications, cost estimates, and project management for public and
private projects. His ability to create and balance artistic and scientific principles
results in projects that are beautiful, safe, and enjoyable. Many of his projects
incorporate sustainable and green design principles that create lasting benefits for
both the client and the environment.
Related Experience:
Town Center Specific Plan
Proposal # CD-21-22-25
I Aih; -�.- _e
Years of Experience: 26
• South Garfield Avenue Specific Plan/South Garfield Avenue Specific Plan and Education ■
Streetscape Improvements. City of Monterey Park. Landscape Architect. M.L.A., 1996, Landscape Architecture,
• Valley Boulevard Corridor Specific Plan Health and Wellness Elements, San Texas A&M University
Bernardino County, California. Southern California Association of
Governments. Landscape Architect. B.S., 1993, Environmental Studies,
• South Campus Specific Plan Environmental Impact Report. City of El Segundo.
University of California, Santa Barbara
Landscape Architect.
• La Entrada Specific Plan, Coachella, California. PSAV, LLC. Landscape Architect.
• North Long Beach Street Enhancement Program. City of Long Beach.
Landscape Architect.
• Apple Valley Road North Improvement Project. Town of Apple ValleyCalifornia. Landscape Architect.
• Coachella Downtown Improvements. City of Coachella. Landscape Architect.
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Jim McPherson
GISR GIS/Mapping
Mr. McPherson has been utilizing GIS technology to provide support for a wide
variety of projects, including utility, environmental, engineering, and planning
projects. He is experienced in database design and system design, for which he has
helped design and develop GIS geodatabases for cities and counties, as well as for
numerous large and small projects. His work has included working on numerous
general plans, housing elements, and specific plans for cities and counties. As part
of these projects, Mr. McPherson has been responsible for setting up project
database templates as well as creating automated routines for data analysis and
data creation. Mr. McPherson creates thematic maps to provide support for textual
information found in documents. His work has been represented at several local,
state, and regional user conferences. His experience extends to setting up field data
collectors for handheld GPS systems as well as utilizing Cloud server technology for
mobile devices, including iPad, iPhone, and Android phones. This technology allows
field crews to edit live data sets in Michael Baker's offices and have those changes
reflected in real time on the web. Mr. McPherson has experience in creating and
representing data for online interactive maps utilizing ArcSDE and ArcGIS Server
software. Mr. McPherson has a wide range of experience utilizing various systems,
including AutoCAD, ArcGIS, Arclnfo, Oracle, SQL Server, SIDE, Silverlight, and other
web technologies.
Related Experience:
Town Center Specific Plan
Proposal # CD-21-22-25
Years of Experience: 24
Education
B.A., 2000, Geography, California State
University at Long Beach
• Transportation Oriented Development Specific Plan and EIR. City of Duarte. GIT Analyst.
• La Entrada Specific Plan. City of Coachella, PSAV, LLC. GIT Analyst.
• Moorpark Specific Plan. City o fMoorpark. Project Analyst.
• Glendora General Plan and EIR Update. City of Glendora. GIS Analyst.
• Rolling Hills Estates General Plan Update. City of Rolling Hills Estates. GIS Analyst.
• Laguna Woods General Plan Update. City of Laguna Woods. GIS Analyst.
• Hazard Mitigation Plan and General Plan Safety Element Update. City of Shasta Lake. GIS Analyst.
• Lawndale General Plan Safety Element, Local Hazard Mitigation Plan, and Emergency Operations Plan. City of
Lawndale. GIS Analyst.
• General Plan Update and EIR/Garden Grove Citywide Greenhouse Gas Inventory. City of Garden Grove. GIS Analyst.
• General Plan Update, EIR, and Climate Action Plan. City of Murrieta. GIS Analyst.
• General Plan Safety Element. City of Camarillo. GIT Analyst.
• Monterey Park General Plan Healthy Community and Sustainable Community Elements and General Plan EIR and
Addendum. City of Monterey Park. GIS Analyst.
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David Mercier
PE, CPESC, LEED AP, QSP/D, IGP ToR, Stormwater Advisor
Mr. Mercier leads the Water Quality Department of nearly twenty engineers and
environmental scientists in Michael Baker's Santa Ana office. His background
includes a variety of experiences focusing on surface water management and water
quality. He manages client stormwater programs across a wide range of industries
and water quality concerns. His management process focuses on understanding the
client's core business and project needs to drive program development and the
generation of practical solutions, and he works with clients to implement and
enhance their stormwater programs. He has extensive experience with National
Pollutant Discharge Elimination System (NPDES) and Municipal Separate Storm
Sewer System program support services, along with industrial and construction
stormwater compliance. He works with clients to write and review post -
construction water quality plans, develop and implement stormwater program
elements, and conduct facility inspections for compliance with municipal and
statewide stormwater requirements. He also has experience with hydraulic and
hydrologic modeling, writing technical reports, preparing floodplain/floodway
analysis, and completing sediment transport and stream stability analyses.
Related Experience:
Town Center Specific Plan
Proposal # CD-21-22-25
Years of Experience: 19
Education
B.S., 2003, Civil and Environmental
Engineering, University of California,
Los Angeles y
• Culver City Stormwater Quality Master Plan. City of Culver City. Project
Manager.
• Caltrans NPDES and Construction General Permit Review and Assistance, Statewide, California. Caltrans - District 8.
Engineer.
• State Parks Surface Water and NPDES Support Services, Statewide, California. California Department of Parks and
Recreation. Engineer.
• Water Quality Management Plan Verification. City of Anaheim. Project Engineer.
• Corridor Stormwater Management Studies, Los Angeles & Ventura Counties. Caltrans - District 7. Engineer.
• Rancho Mission Viejo Runoff Management Plans. Orange County. Rancho Mission Viejo, LLC. Technical Specialist.
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David Christie
AICP, Planning Support
Mr. Christie brings significant planning experience, a background in environmental
work and a considerable understanding and familiarity with the development
process and long-range planning. Mr. Christie has significant experience with
general plans, zoning ordinances, design guidelines, multimodal transit planning,
project entitlement processing, community outreach, and environmental
documentation. His urban planning background synthesizes disparate elements
such as land use, transportation, urban design, and sustainability into a complete
plan. He firmly believes in the value of community outreach, and specializes in
reaching out to the public with regards to his projects. His projects have won local
and state American Planning Association (APA) awards. He is an active member for
the Los Angeles Chapter of APA. He is also American Institute Certified Planner.
Related Experience:
• City of Eastvale General Plan Update. City of Eastvale, California. Associate
Planner.
• Casa de Oro Specific Plan. San Diego County. Associate Planner.
• Barton Road Specific Plan. City of Grand Terrace. Associate Planner.
• Highway 74 Multimodal Transit Plan. Riverside County. Associate Planner.
• Winchester Community Plan Design Guidelines. Riverside County. Associate
Planner.
• City of Fontana General Plan Update. City of Fontana. Stantec. Associate
Planner.
• Housing Element Updates (6t" Cycle), Associate Planner:
o
City of Redlands
o
City of Lakewood
o
City of Needles
o
City of Hesperia
o
City of Pinole
• Brownfields Area Wide Plans. Stantec. Associate Planner:
o
City of Kodiak
o
City of Wasilla
o
City of Palmer
o
City of Idaho Falls
o
City of Philomath
o
City of Bremerton
o
City of Cosmopolis
Town Center Specific Plan
Proposal # CD-21-22-25
Years of Experience: 6 I
Education
B.S., 2014, Environmental Science,
University of California, Riverside
M.C.R.P., 2018, Master's of City and
Regional Planning, California State
Polytechic University, San Luis Obispo
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Jeffrey Graham
Planning Support
Mr. Graham has over 7 years of experience in the land use planning and
development field, in both the public and private sector sides of planning. He is
skilled in customer service, technical/staff report writing, plan review,
presentations to public hearing boards, preparing long-range planning documents,
ArcGIS, contract staffing, entitlements, and permitting.
Related Experience:
• Managing the completion and creating Objective Development Standards for
three specific plans for the City of Monterey.
• Served as Associate Planner and Team Project Manager for the City of
Sausalito on -call services contract.
• Served as Associate Planner for the City of Santa Ana with responsibilities,
including counter service, writing staff reports, and performing plan check.
• Currently serving as an Associate Planner for the City of San Juan Capistrano
with responsibilities including performing plan checks, writing staff reports,
and taking projects to Planning Commission/Zoning Administrator.
• Provided research on policies and best practices for an accessory dwelling
unit handbook for the San Bernardino County Transit Authority.
• Prepared staff reports, resolutions, and ordinance for a General Plan
Amendment and Zone Change for the City of Hawthorne.
• Collected and analyzed a year's worth of housing data for the City of Santa
Fe Springs' Annual Housing Progress Report.
• Served as Associate Planner for the City of Pasadena with responsibilities
including counter service, performing plan checks, and project review to
entitlements.
Town Center Specific Plan
Proposal # CD-21-22-25
Years of Experience: 7
Education
B.S., Community and Regional
Development, University of California,
Davis
Licenses/Certifications
LEED Green Associate, US Green
Building Council, 2014
Board Positions
Vice Director of Administration, APA Los
Angeles, 2020
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Robert Davis
Parking/Traffic Study Specialist
Mr. Davis has extensive experience in both transportation planning and traffic
engineering. He has prepared studies for agencies throughout both Southern and
Northern California. His experience includes the preparation of circulation element
plans, environmental traffic impact studies, parking studies, and transportation
facilities design projects.
Related Experience:
• Commercial District Vision Plan. City of Rolling Hills Estates. Parking Study
Lead.
• Casa de Oro Specific Plan. San Diego County. Transportation and Parking
Planner.
• San Marcos Creek Specific Plan Traffic Impact Study. City of San Marcos. Years of Experience: 44
Transportation Planner. Education
• Temecula Creek Inn Specific Plan Environmental Impact Report. City of
Temecula. Transportation Planner. B.S., 1975, Transportation Engineering,
• Downtown National City Specific Plan Update. City of National City. California State Polytechnic University,
Transportation Planner. San Luis Obispo
• San Onofre Nuclear Generating Station Evacuation Plan. City of San Onofre.
Project Manager.
• Carrari Ranch Residential Project Evacuation Study. City of Rancho
Cucamonga. Project Manager.
• 2016 Carlsbad Traffic Monitoring Program. City of Carlsbad. Project Manager.
• Rolling Hills Estates Commercial District Parking Study. City of Rolling Hills Estates. Project Manager.
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Brent Schleck
CEQA Lead
Mr. Schleck is a Senior Environmental Planner with Michael Baker's Long Beach
Office. He has nine years of experience assisting in and managing the preparation
of environmental compliance documentation in accordance with CEQA and NEPA.
Currently, Mr. Schleck assists in and manages the preparation of environmental f
documentation, such as IS/MNDs and EIRs for residential, industrial, institutional,
r
and commercial projects throughout California. He has extensive experience u
managing and assisting with preparation of environmental documents for projects
in Santa Clarita and throughout Southern California.
Mr. Schleck's background includes preparing Biological Evaluations required under
the Endangered Species Act for the National Oceanic and Atmospheric Years of Experience: 9
Administration (NOAA), and crafting federal environmental regulations, Degrees
promulgated under the Marine Mammal Protect Act. Additionally, his experience
includes preparing NEPA documentation for NOAA-funded coastal infrastructure M.U.P., Environmental Planning,
Universittyy of Michigan
improvements and public access projects in the Great Lakes region.
B.S., 2010, Environmental Biology,
Related Experience: Purdue University
Professional Affiliations
• General Plan Update and Commercial District Visioning Plan EIR. City of
Rolling Hills Estates. Environmental Planner. AssociationEnvironmental
Professionals
(AEP)
• Jobs Creation Overlay Zone IS/ND. City of Santa Clarita. Environmental
Planner.
• MetroWalk Specific Plan. City of Santa Clarita. Environmental Planner.
• Sierra West Assisted Living and Memory Care Project IS/MND. City of Santa Clarita. Project Manager.
• Bouquet Canyon Residential Project and Roadway Realignment EIR and EIR Addendum. City of Santa Clarita.
Environmental Planner.
• Henry Mayo Newhall Hospital Master Plan and Specific Plan Supplemental EIR. City of Santa Clarita. Environmental
Planner.
• Dockweiler Residential Development IS/MND. City of Santa Clarita. Environmental Planner.
• West Creek Park Improvement Project NEPA CEST. City of Santa Clarita. Project Manager.
• Laguna Woods General Plan Update. City of Laguna Woods. Environmental Planner.
• NEPA documentation for CDBG- and HOME -funded Projects. Multiple Municipalities. Project Manager.
• Salvation Army Hope Center NEPA EA and Affordable Housing Exemption. City of Pasadena. Project Manager.
• Heritage Square South Affordable Housing Project NEPA EA and CEQA Categorical Exemption. City of Pasadena.
Project Manager.
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Madonna Marcelo
Principal Environmental Planner
Ms. Marcelo has 31 years of experience in preparing CEQA/NEPA documentation,
including EIRs, ND/MNDs, Initial Studies (IS), Categorical Exemptions/Categorical T
Exclusions, Environmental Assessments, and Environmental Impact Statements.
Her years in the environmental field have provided her with the knowledge and
experience necessary to evaluate the adequacy of technical analyses (e.g., traffic
studies, air quality and noise reports, Phase I Environmental Site Assessments,
hydrology studies, geotechnical studies, biological resources assessments, and
cultural resources assessments). She has an eye for detail, caters to the needs of
clients, and delivers quality reports.
Ms. Marcelo has managed a wide range of project types, including redevelopment, Years of Experience: 31
institutional (schools and colleges), residential, infrastructure, capital Education
improvement, port, transportation, and planning projects. A brief summary of
related work experience and previous experience prior to joining Michael Baker B.S., Environmental Science,
University
of California, Riverside
International is provided below.
Professional Affiliations
*denotes non -Michael Baker experience Association of Environmental
Professionals (AEP)
Related Experience: American Planning Association (APA)
• General Plan Update and Commercial District Visioning Plan EIR. City of
Rolling Hills Estates. EIR Manager.
• Jobs Creation Overlay Zone IS/ND. City of Santa Clarita. Senior Environmental
Planner.
• MetroWalk Specific Plan. City of Santa Clarita. Project Manager.
• Henry Mayo Newhall Hospital Master Plan and Specific Plan Supplemental EIR. City of Santa Clarita. Project
Manager.
• Sierra West Assisted Living and Memory Care Project IS/MND. City of Santa Clarita. Principal Planner.
• Bouquet Canyon Residential Project and Roadway Realignment EIR and EIR Addendum. City of Santa Clarita.
Principal Planner.
• Artis Senior Living Project IS/MND. City of Arcadia. Project Manager.
• *Crossroads Hollywood EIR. City of Los Angeles Department of City Planning. Project Manager.
• *LA Plaza Cultura Village Project EIR. County of Los Angeles Department of Regional Planning. Project Manager.
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Pei -Ming Chou
Senior Environmental Planner
Ms. Chou is a planning professional with a diverse skill set with experience in urban,
environmental, and preservation planning. She specializes in preparing CEQA
documents for medium to large mixed -use projects and joint CEQA/NEPA
documents for infrastructure projects. Ms. Chou has strong organizational skills
with the proven ability to multi -task and successfully handle numerous projects
simultaneously and under tight deadlines. In addition, she is highly committed to
providing quality work products, and has an excellent track record of identifying
inconsistencies in complex technical documents. Ms. Chou has also completed the
graduate coursework for Cornell University's Master of Arts in Historic Preservation
Planning and has experience conducting historic resources surveys, preparing
historic resources reports and contexts, and Section 106 compliance.
Years of Experience: 17
Related Experience:
Education
• Valencia Town Center Patios Connection Project IS/MND. City of Santa Clarita. B.A., 1998, English Literature,
Senior Environmental Planner. University of Los Angeles, California
• General Plan Update and Commercial District Visioning Plan EIR. City of Rolling Professional Affiliations
Hills Estates. Senior Environmental Planner Association of Environmental
• MetroWalk Specific Plan. City of Santa Clarita. Senior Environmental Planner Professionals (AEP)
• Sierra West Assisted Living and Memory Care Project IS/MND. City of Santa
Clarita.Senior Environmental Planner.
• Manhattan Beach Hotel Project Class 32 CEQA Exemption. City of Manhattan
Beach. Senior Environmental Planner
• City of Los Angeles EIR Review Services. City of Los Angeles Department of City Planning. Senior Environmental
Planner
o Notable peer review experience for Major Projects are listed below and includes mixed use development project,
which are noted with (MU), and senior housing projects:
■ Los Angeles Sports and Entertainment District EIR Addendum
■ Convention Center Expansion and Modernization Project EIR Addendum
■ 4th and Hewitt Project EIR (MU)
■ 670 Mesquite Project EIR (MU)
■ 676 Mateo Street Project EIR (MU)
■ 1111 Sunset Project EIR (MU)
■ 1360 N. Vine Street Project EIR (MU)
■ Angels Landing Project EIR (MU)
■ Our Lady of Mt. Lebanon Project EIR (MU)
■ Hollywood Center Project EIR (MU)
■ Sunset + Wilcox Project EIR (MU)
■ Treeland Homes Project EIR (MU with assisted living)
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Eddie Torres
Senior Principal/Air Quality and Noise Technical Lead
Mr. Torres oversees and prepares Environmental and Planning studies for public and
private sectors clients, under CEQA and NEPA. Mr. Torres' responsibilities also include
staff training, public hearing presentations, and coordination of our extensive in-house
team of experts as well as various subcontractors. Mr. Torres draws on his broad
background and understanding of environmental constraints to provide technical and
CEQA compliance review and environmental documentation, in addition to research,
analysis, and writing. Mr. Torres has managed a wide range of environmental planning
projects, including environmental documents for major infrastructure and land
development projects, air quality and noise studies, highly controversial hillside
development projects, state-of-the-art visual analyses, facility siting and due diligence
studies, and coastal development projects.
Mr. Torres also serves as the Director of Technical Studies, with a specialty in
acoustics, air quality, climate change, and visual impact assessments. He leads
Michael Baker's efforts to be at the forefront of global climate change studies. Mr.
Torres has prepared numerous analyses that are consistent with climate change
legislation such as Assembly Bill 32, Senate Bill 97, Executive Order 5-3-05, and
Senate Bill 375. In addition to analyzing climate change impacts, Mr. Torres has led
the development of numerous greenhouse gas inventory models which calculate
greenhouse gas emissions from such sources as vehicular traffic, stationary
sources, electricity consumption, water consumption, wastewater treatment, and
construction processes.
Related Experience:
• Soledad Village EIR Technical Studies. City of Santa Clarita. Senior Principal
and Technical Study Manager.
• UCLA Film and Television Archive Preservation Center IS/MND. City of Santa
Town Center Specific Plan
Proposal # CD-21-22-25
Years of Experience: 23
Education
M.S., 2005, Mechanical Engineering,
University of Southern California
B.S., 2000, Mechanical Engineering,
University of California, Irvine
B.A., 2000, Environmental Analysis and
Design, University of California, Irvine
Certificate, 2000, Fundamentals of
Mechanical Engineering, University of
California, Irvine
Licenses/Certifications
Institute of Noise Control Engineering,
2002
2.1.1 Traffic Noise Analysis, California
2.2.1 Air Quality Analysis, California
Professional Affiliations
Clarita. Senior Principal and Technical Study Manager.
• Henry Mayo Newhall Hospital Master Plan and Specific Plan Supplemental Acoustical Society of America (ASA)
EIR. City of Santa Clarita. Senior Principal and Technical Study Manager. American Institute of Physics (AIP)
American Planning Association (APA)
• Mancara Robinson Ranch EIR. City of Santa Clarita. Senior Principal and Association of Environmental
Technical Study Manager. Professionals (AEP)
• Bouquet Canyon Residential Project and Roadway Realignment EIR. City of Institute of Noise Control Engineering
Santa Clarita. Senior Principal and Technical Study Manager.
• Artis Senior Living Project IS/MND. City of Arcadia. Senior Principal and Technical Study Manager.
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F. Subconsultants
DLR Group
16 DLR Group (DLR) is a global, integrated design firm with a core practice in
DLRGroup architecture, engineering, interiors, and planning. For our clients, integrated
design delivers global specialization at a local project level. Our promise is to
elevate the human experience through design. Our integrated design teams of multidisciplinary design professionals bring
highly specialized expertise to every project. We operate 30 offices from the Pacific to Atlantic coasts in the United States,
and several international locations to help facilitate collaboration with our clients, partners, and fellow employee -owners.
In addition to our core practice, DLR office an unmatched range and depth of specialized design services including:
• Acoustical Design
• High Performance Design
• Lighting Design
• Preservation
• Reality Capture
• Science + Technology
• Sustainability
• Theater Design
Architects Iry Dana and Bill Larson, and engineer Jim Roubal, launched their eponymous firm on April 1, 1966, from a 12-
by-12-foot space in a basement. The integrated practice was founded on their shared ideals of quality, fairness,
opportunity for professional growth, and ownership. Those principles drive our core values today.
Today, everyone at DLR Group has a design voice. And with employee ownership comes the obligation to passionately use
that voice in service of our mission. The passion that infuses our design and the partnerships we forge fuel us to keep
learning, growing, and creating. Our promise is to elevate the human experience through design. This inspires a culture of
design and fuels the work we do around the world. We are 100 percent employee -owned: every employee is literally
invested in our clients' success. At the core of our firm are interdisciplinary employee -owner teams, engaged with all
project life -cycle stakeholders. These teams champion true collaboration, open information sharing, shared risk and
reward, value -based decision making, and proficient use of technology to elevate design.
DLR architects and urban designers have their "fingers on the pulse" of the mall/commercial center industry. DLR has
worked for and with many of the major mall property owners, developers, proprietors, leasing agents, and investors and
has designed and influenced numerous mall/commercial center properties across California and beyond. They will provide
invaluable insight in the formulation of the vision/concept plans for the Westfield property. In addition, having designed
numerous mall property redevelopment projects including the Macerich Lakewood Mixed -Use Study and the Panorama
City Mall Mixed -Use Project and Specific Plan, DLR knows what development standards will attract the right uses and will
result in the right architecture for Valencia's Town Center.
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Mark Giles
AIA, Principal
Mark brings over 30 years of working experience nationally in multiple market
sectors. He manages all aspects of project design beginning with the client
relationship, lasting through design direction and delivery of projects. He looks
beyond the typical deliverables of a project to bring other individuals and
relationships that can add to the success of a project. Mark brings a wide range of
project experience from direct tenant relationships to his involvement on retail
power centers, residential developments, live venues and master planning for large
developments, entitlements, city coordination and client representation
Related Experience:
• Confidential Lifestyle Mixed -Use Development; San Diego, CA
• DREAM Hotel; Las Vegas, NV
• Freedom West Homes; San Francisco, CA
• Palladium Residential Towers; Los Angeles, CA
• Oakridge Redevelopment Concept; confidential location
Town Center Specific Plan
Proposal # CD-21-22-25
Degrees
Bachelor of Architecture
University of Southern California
Certifications
Architect: CA #C27769
Affiliations
American Institute of Architects (AIA)
International Council of Shopping
Centers (ICSC)
Urban Land Institute (ULI)
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Chris Bell
AIA, Master Planner/Urban Designer
Chris Bell has worked around the world on large-scale design and development
projects. His expertise includes master planning and design for new communities
and towns; urban neighborhood development and regeneration; and high -profile
headquarters and high-rise buildings. Part of what makes Chris a highly -regarded
designer of large-scale places is his talent in organizing ideas and human -scale
considerations of livability, workability, sustainability, and economic viability in
alignment with the owners' and clients' needs and goals for their projects.AIr
Related Experience:
• Buena Park Master Plan, Buena Park, CA
• Flower Hill Lifestyle Mixed -Use Development, San Diego, CA Degrees
• Google Campus Phase III; Kirkland WA Bachelor of Architecture
• SmartCity Korea Master Plan; Incheon, Korea University of Southern California
• Freedom West Homes; San Francisco, CA
• Seattle Center Arena; Seattle, WA
Certifications
Architect: WA
Affiliations
American Institute of Architects
Czech Green Building Council
City of Seattle Northwest Design
Review Board
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Proposal # CD-21-22-25
Jose Sanchez
Urban Designer
Jose is a Mixed -Use Design Leader with over 19 years of extensive international and
domestic project experience. He has proven himself a highly motivated professional
with a keen grasp of retail, entertainment and mixed -use properties. He has a
passion for design, and has a vision for design excellence, client satisfaction, and
encouraging best practices. Jose works with the Mixed -Use studios to heighten the
design quality to implement current retail trends into projects and develop new and
innovative concepts.
Related Experience:i
• 8550 + 8600 Santa Monica Mixed Use; West Hollywood, CA '
• Oakridge Redevelopment Concept; Confidential Location Degrees
• Freedom West Homes, San Francisco, CA Bachelor of Architecture, University of
• DTP P21, Las Vegas, NV Southern California
• Buena Park Master Plan; Buena Park, CA
• Flower Hill Lifestyle Mixed -Use Development, San Diego, CA Certifications
LEED Accredited Professional BD+C
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Town Center Specific Plan
Proposal # CD-21-22-25
Chayanon Jomvinya
Senior Master Planner
Chayanon has been an active part of the architectural industry for 19 years and has
diverse experience in multiple sectors, including retail entertainment, hospitality,
and housing. He believes that design is about decision -making, and that good
designs challenge and inspire imagination.
Related Experience: I Im-�
i
• 8550 + 8600 Santa Monica Mixed Use; West Hollywood, CA IY(
• Oakridge Redevelopment Concept; Confidential Location + � /
AwNtm
• KSA Mixed -Use; Abha, Saudi Arabia
• Degrees
Buena Park Downtown; Buena Park, CA
• Flower Hill Lifestyle Mixed -Use Development, San Diego, CA Bachelor of Architecture, Woodbury
University
Certifications
LEED Accredited Professional BD+C
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Santa Clarita
Fehr and Peers
Town Center Specific Plan
Proposal # CD-21-22-25
Fehr & Peers is passionate about transforming transportation consulting
FEHR'PEERS
through innovation and creativity. They derive inspiration by partnering with
communities to understand and shape local transportation futures objectively
tailored to diverse needs. Clients trust Fehr & Peers to help them overcome barriers and uncertainty by combining our
advanced expertise with curiosity, humility, and initiative to deliver implementable, data -driven solutions that reinforce
community values. From the most straightforward to the most complex, they actively listen to client and community needs
and handle every project with diligence and focus.
They maintain a focus on transportation consulting, serving client needs including the following:
• Active Transportation
• Climate Resiliency
• Communications & Engagement
• Data Science
• Emerging Technologies
• Equity in Transportation
• Freight
• Land Use & Transportation
• Safety
• Transit Planning
• Transportation Engineering
• Transportation Forecasting & Operations
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Sarah Brandenberg
PE, Principle/Transportation Planner
Sarah Brandenberg has 20 years of experience with Fehr & Peers and is a licensed
Traffic Engineer. Sarah served as the Operations Manager of the Los Angeles office
for seven years and is currently the Regional Principal -in -Charge of Southern
California. Sarah has managed a variety of complex studies, such as transportation
impact studies, EIR transportation sections, transportation planning studies, and
corridor studies focused on roadway operations, transit and active transportation.
Sarah has worked on multiple studies requiring VMT analysis in adherence with new
CEQA guidelines. Other key projects include the City of Los Angeles Mobility Plan
2035 EIR, Beverly Hills On -Call Transportation Services, Westside Mobility Plan,
Marina del Rey Mobility Plan, and Hollywood Community Plan Update. Sarah's
ability to work closely with clients, complete a high -quality technical analysis, and
clearly communicate study findings have been and will continue to be critical to
project success.
Related Experience:
Town Center Specific Plan
Proposal # CD-21-22-25
E
1711KA
Degrees
B.S., Civil and Environmental
Engineering, California State
Polytechnic University, San Luis Obispo
• SB 743 Implementation, Santa Clarita, California. Project Manager Certifications
• SB 743 Implementation Services & Screening Studies, Lancaster, California. Licensed Traffic Engineer, State of
Project Manager California (#2213)
• SB 743 Implementation Services, Santa Barbara County, California. Project
Manager
• On -Call Engineering Support, Beverly Hills, California. Project Manager
• Westside Mobility Plan, Los Angeles, California. Project Manager
• South Coast 101 HOV Construction Planning, Santa Barbara, California. Project Manager
• Hollywood Community Plan Update, Los Angeles, California. Project Manager
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Biling Liu
Engineer/Planner
Ms. Liu is an Associate Project Analyst responsible for transportation planning
projects including travel demand forecasting, traffic simulation, Quality
Assurance/Quality Control (QA/QC) and related data analysis. Ms. Liu has various
project experience working with transportation planning software such as
TransCAD, Citilabs Cube, Paramics, TransModeler, Synchro, and geographic
information system software ArcGIS. She is also knowledgeable in statistical
software including SAS, Stata, and SPSS, and scripting and programming languages
including Matlab and VB, design and drafting software AutoCAD, and 3D modeling
software SketchUp.
Related Experience:
Town Center Specific Plan
Proposal # CD-21-22-25
Degrees
•
SB 743 Implementation, Santa Clarita, California.
Master, Transportation System
•
SB 743 Implementation Services & VMT Studies, Lancaster, California.
Engineering, University of California
•
SR 91 Improvements, Orange County, California.
Irvine
•
SBCTA 1-15 Express Lanes, Riverside County, California
Master, Urban and Regional Planning,
•
UC Riverside LRDP EIR, Riverside, California
University of California Irvine
•
WRCOG RIVTAM Model Update, Riverside County, California
Bachelor, Road and Bridge Engineering,
•
Moreno Valley General Plan Update, Moreno Valley, California
Hebei University of Technology, China
•
Coachella Airport Business Park VMT Assessment, Coachella, California
•
OCTA SR-91 TransModeler Support, Orange County, California
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Nico Boyd
Engineer/Planner
Nico Boyd joined Fehr & Peers in October 2018. He has experience in traffic impact
analysis, transportation demand management, geographic information systems,
travel demand modeling, and freight system performance measures assessment.
Nico has experience with a variety of transportation analysis software packages,
including Synch ro/Si mTraffic, Vistro, TransCAD, and macro -based Excel spreadsheet
tools.
Prior to joining Fehr & Peers, earned graduate degrees in City & Regional Planning
and Civil Engineering from the Georgia Institute of Technology, where he conducted
research involving the development of stati stical models to evaluate the impacts
of public parks on obesity and physical activity outcomes in New York City.
Related Experience:
• CEQA Community Workshops, Pasadena, California.
• SB 743 Implementation Services & Screening Studies, Lancaster, California.
• Inglewood Basketball and Entertainment Center Traffic Study, Inglewood,
California.
• Netflix Transportation Planning Assistance, Los Angeles, California.
• Pepperdine University Parking and Traffic Management Support, Malibu,
California.
• California Freight Mobility Plan 2019 Update, California.
Town Center Specific Plan
Proposal # CD-21-22-25
Degrees
M.S., Transportation Systems
Engineering, Georgia Institute of
Technology, 2018
M.R.P, Georgia Institute of Technology,
2017
B.A., International Development, The
Ohio State University, 2012
B.S., Civil and Environmental
Engineering, California State
Polytechnic University, San Luis Obispo
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G. Statement of Offer and Signature
CONTRACTING WITH MICHAEL BAKER
Town Center Specific Plan
Proposal # CD-21-22-25
We appreciate the opportunity to preview the professional services agreement that will be utilized by the City of Santa
Clarita forthis project. Michael Baker has contracted on thousands of projects over our 82-year history —including multiple
contracts with the City of Santa Clarita—and is confident in our ability to come to mutually acceptable terms with all of
our clientele. Upon selection of this proposal, we would respectfully request the opportunity to discuss certain of the
contract terms with the City due to the professional standard of care required for performance of services, insurance
commercially available, terms which we noted are outside our control to effect, and professional experience.
This proposal is a firm offer for a 120-day period. The proposed work will be performed at the "not -to -exceed" price
quoted. This will include all meetings, including but not limited to, a kick-off meeting, a scoping meeting, staff meetings,
and community meetings, along with Planning Commission and City Council meetings.
Date: April 1, 2022
William Hoose
Office Executive/Associate Vice President
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We Make A Difference
MICHAEL BAKER INTERNATIONAL
3760 Kilroy Airport Way, Suite 270
Long Beach, CA 90806
I N T E R N AT 1 0 N A L.