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MIGHIGHWAY 111 CORRIDOR Development of an Area Plan for the Proposal | November 16, 2018 3111 Camino del Rio North, Suite 100 | San Diego, CA 92108 (619) 682-3841 | www.migcom.com In association with: Fuscoe Engineering, Inc | Chen Ryan Associates, Inc. | Entitlement Advisors Keyser Marston Associates, Inc. | Selbert Perkins Design REQUEST FOR PROPOSAL PLANNING / DESIGN / COMMUNICATIONS / MANAGEMENT / TECHNOLOGY / SCIENCE 3111 Camino del Rio North Suite 100 San Diego, CA 92108 (619) 682-3841 www.migcom.com CALIFORNIA BERKELEY, FULLERTON, KENWOOD, PASADENA, RIVERSIDE, SACRAMENTO, SAN DIEGO, AND SAN JOSE COLORADO DENVER OREGON EUGENE AND PORTLAND TEXAS SAN ANTONIO WASHINGTON SEATTLE November 15, 2018 Attn: Danny Castro, Design and Development Director City of La Quinta Design and Development Department 18-495 Calle Tampico La Quinta, CA 92253 RE: RFP for the Development of an Area Plan for the Highway 111 Corridor Dear Mr. Castro and Selection Committee Members, The Highway 111 Corridor through the City of La Quinta serves not just as the key travel artery but also the focus of economic activity. In the past two decades, commercial development has expanded from 500,000 square feet to over 3.3 million. Corridor businesses employ over 4,000 people and in 2017 provided 78% of the City’s total tax revenue. La Quinta residents and visitors frequent the 75 retail, service, and restaurant establishments, and the business largely are thriving. One might ask, why fix something that appears to be working? Establishing a new vision and plan for La Quinta’s Highway 111 Corridor will address several forward-looking objectives: Increase Diversity of Uses and Tax Revenues: Retail and office developments are constantly changing and are less dependent on brick and mortar solutions. The corridor needs to be nimble and agile to respond to changing market conditions. Introducing a mix of pedestrian-friendly uses—including housing—will be a focus of our study, with beneficial side effects including enhanced property values. Better Placemaking: Highway 111 is a long corridor that stretches over 20 miles from Palm Springs to Indio. La Quinta’s commercial core occupies two miles of the corridor. Creating a strong sense of place unique to La Quinta will distinguish the destinations here and attract more visitors. Improve Sustainability: The City has the opportunity to improve ecological sustainability in this sensitive desert environment. Approximately 80% of the study area is consumed by impervious surfaces, which significantly increases the urban heat island affect. Ambient ground-level asphalt temperatures frequently exceed 150° in the summer. Improving the environmental benefits of the corridor with shade trees and stormwater planters will make the corridor more pleasant for visitors and more sustainable regarding water use and energy consumption. With our staff of 260 people, including architects, landscape architects, engineers and environmental planners, MIG is uniquely qualified to work with La Quinta define a vision and plan for long-term success. MIG recently led similar projects in Palm Springs, Duarte, and Poway that are now yielding significant economic reinvestment and revitalization. Information on these projects is included in this proposal. MIG has assembled a team of innovative consultants who bring unparalleled expertise and prior experience in the Coachella Valley with complete streets, Chen Ryan Associates; branding and placemaking, Selbert Perkins Design; economic development, Keyser Marston Associates; infrastructure planning, Fuscoe Engineering; and land development, Carol McDermott of Entitlement Advisors. Please contact me with any questions. I can be reached by email at rickb@migcom.com, office phone (619) 682-3841, or cell phone (619) 504-9504. Sincerely, Rick Barrett, ASLA, LEED AP Principal / Project Manager CONTENTS 01 Statement of Qualifications 1.1 02 Project Understanding and Approach 2.1 03 Scope of Work 3.1 04 Schedule/Timeline 4.1 05 References 5.1 06 Cost Proposal 6.1 07 Appendices 7.1 01 City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 1.1 Critical thinking. Strategic focus. Innovative solutions. For 36 years, MIG has engaged top professionals in planning, design, communications, management, and technology who work together to ensure our clients achieve the results they seek. We look beyond convention to produce meaningful plans and durable solutions that meet our world’s increasing social, economic, and environmental challenges. MIG’s dedicated team members provide a sophisticated, integrated, and interactive approach to create inspiring plans and design that bring about real change for communities. About MIG, Inc. MIG is a multidisciplinary firm that offers a full range of services, including design, site planning, urban design, placemaking, conceptual design, and transit-oriented development planning. Our work is characterized by a dedication to quality, a flexible approach, creativity in planning and design, and a commitment to completing projects on time and within budget. We have worked extensively with public agencies and municipalities locally and nationally on design and planning for future change. The diversity of our staff provides a base of knowledge that bridges technical expertise and values, and facilitates the exchange of information among all parties engaged in the planning and design process. Staff backgrounds encompass master planning, landscape architecture, urban design, strategic planning, public participation, environmental science, design and research, communications, graphic design, and public policy. MIG’s unparalleled combination of planning and design expertise is uniquely suited to the Highway 111 Corridor Area Plan effort. It allows us to conduct planning in a highly interactive process involving client team members and key constituent groups. Statement of Qualifications STATEmEnT OF QUALiFicATiOnS City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 1.2 This process generates a clear and collective vision of development and growth in a dynamic, yet stable environment. Through MIG’s participatory planning process, client goals and stakeholder interests work together to frame key issues. Plans created through this approach enjoy broad-based support and are readily implemented. Our Project Team MIG has carefully selected a highly-experienced team of professionals who are ideally suited to this project and offer the full range of expertise required by the Highway 111 Corridor Area Plan. An overview of key team members is provided below and detailed resumes, highlighting each individuals qualifications and relevant experience, are provided on the following pages. PROJECT MANAGEMENT TEAM Rick Barrett, ASLA, LEED AP will serve as Principal- in-Charge / Project Manager, coordinating the day-to-day work of all team members and working collaboratively with Laura and the team. Rick is an accomplished designer and planner with expertise in leading complex, large-scale urban and open space projects, as well as those in more intimate suburban and neighborhood settings. His deep respect for the environment is reflected in his dedication to the design and development of environments that meet accepted high levels of environmentally responsible, sustainable development. Laura Stetson, AICP will serve as the MIG Team’s Consulting Principal. She has a combination of sound technical planning skills and innovative thinking, combined with great facilitation and organizational talents. CJ Davis will serve as Deputy Project Manager / Visualization Graphics, assisting Rick and Laura with the day-to-day project coordination and deliverables. CJ brings experience in urban design, land use planning, community theming, and community outreach. TECHNICAL SUPPORT Supporting the MIG Team is a deep bench of experienced and dedicated technical team members, including urban planners, designers, public policy experts, community engagement specialists, environmental analysts, and technology and graphics specialists. »Jose Rodriguez, Urban Planner »Bryan Fernandez, Planning Associate »Patrick Fuscoe, PE, Engineering (Fuscoe) »Monique Chen, PE,Transportation Planner (Chen Ryan) »Carol McDermott, Land Use Entitlement (EA) »Kevin Engstrom, Real Estate / Finance (KMA) »Robin Perkins, FSEGD, Design / Architecture (SPD) Resumes for the Project Management Team and Additional Key Personnel are provided beginning on page 1.4. STATEmEnT OF QUALiFicATiOnS City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 1.3 Our Teaming Partners CHEN RYAN ASSOCIATES, INC. Chen Ryan Associates, Inc. (Chen Ryan) brings a fresh vision and a balanced perspective to transportation planning, operations and design within the Southern California region. They are committed to developing transportation systems and creating mobility improvements that enhance and support vibrant and sustainable communities. KEYSER MARSTON ASSOCIATES, INC. Keyser Marston Associates, Inc. (KMA) is a full service real estate, financial, housing and economic consulting firm. Founded in 1973, KMA has served over 600 clients on more than 2,000 projects, including some of the most high-profile public/ private partnerships in California. KMA’s public- sector clients include nearly every major municipality in California, as well as counties, ports, special districts, universities, and former military bases. While they are best known for our role as advisors to public sector and institutional clients, we also have an extensive private sector practice, which primarily serves corporations, law firms, and landowners. KMA presently has 29 professional staff persons in three offices located in Los Angeles, Berkeley and San Diego. SELBERT PERKINS DESIGN Selbert Perkins Design (SPD) is a WBE and SBE certified, multidisciplinary, international design firm that has created some of the world’s most notable, iconic landmarks. For over 30 years SPD has collaborated with municipalities, public agencies, owners, developers, architects, landscape architects, and the public to create innovative, branded environments that inspire. They have successfully completed numerous large-scale municipal signage and wayfinding programs around the world, including healthcare and university campuses, streetscapes, municipal projects, transportation facilities, mixed- use, retail, entertainment centers, and sports arenas. FUSCOE ENGINEERING, INC. Fuscoe Engineering, Inc. (Fuscoe) provides a full spectrum of civil engineering services for public agencies and private firms throughout Southern California and the Bay Area. Their project experience includes residential, retail, commercial, educational facilities and public spaces. ENTITLEMENT ADVISORS Entitlement Advisors (EA) specializes in land use entitlement and community issues management. With over 30 years in the business, EA offers consulting expertise to the land development and building industries as well as to private individuals seeking assistance in maneuvering multiple jurisdictional hurdles. Client | Name of RFP/Q 1.4 STATEmEnT OF QUALiFicATiOnS Rick Barrett is an accomplished designer and planner with expertise in leading complex, large-scale urban and open space projects, as well as those in more intimate suburban and neighborhood settings. From the beaches of the Jersey shore to New York’s Central Park, Rick was heavily influenced by the landscapes, architecture, and nature he grew up in. His sense of stewardship for the land was forged early as a teenager organizing monthly river cleanups. This influence can be seen in the artful blend of ecology, creativity, innovation, and inclusivity that he brings to the design and planning process. Whether it’s a downtown waterfront or a park master plan, Rick leads clients, stakeholders, and community members in defining a common vision and detailing how that vision can be achieved. His deep respect for the environment is reflected in his dedication to the design and development of environments that meet accepted high levels of environmentally responsible, sustainable development. On every project, Rick is in constant pursuit of new ways to improve the quality and aesthetics of life for all people. »Dana Point Harbor Commercial Core Master Plan, County of Orange Harbors, Beaches and Parks, Dana Point, CA »Jefferson Avenue Corridor Study, Temecula, CA »Anaheim Urban Greening and Connectivity Plan, Anaheim, CA »Embarcadero Roadway, Department of Public Works, San Francisco, CA »Anaheim Canyon Specific Plan, Anaheim, CA SELECTED PROJECT EXPERIENCE »Desert Fashion Plaza, Palm Springs, CA »Poway Road Corridor Study, Poway, CA »Euclid and National Avenues Master Plans, San Diego, CA »F Street Promenade, Chula Vista, CA »14th Street Promenade, San Diego, CA »Millenia Mixed-Use Development (LEED-ND Silver), Chula Vista, CA »Civita Mixed-Use Development (LEED-ND Silver), Mission Valley, CA AREAS OF EXPERTISE »Urban Design »Placemaking »Sustainability »Landscape Design »Public Outreach Facilitation »Urban Planning EDUCATION »BS, Landscape Architecture and Environmental Planning, Utah State University »Certificate in Project Management, George Washington University REGISTRATIONS »Leadership in Energy and Environmental Design, Accredited Professional, (LEED AP) U.S. Green Building Council »Project Manager Professional (PMP) Rick Barrett, ASLA, LEED AP PRINCIPAL-IN-CHARGE / PROJECT MANAGER Client | Name of RFP/Q 1.5 STATEmEnT OF QUALiFicATiOnS Laura’s leadership and award-winning expertise in land use planning and zoning has contributed to the thoughtful revitalization of many cities throughout California. For Laura, it all started with her fascination for maps and the stories they tell about cities. Understanding the spatial layout of a community and its human impacts enables her to use policy to shape the environment in a positive way. In turn, the policy documents she helps to craft — general plans, specific plans, zoning codes, and CEQA documents — guide positive change for the people in those communities. A self-defined “fixer”, Laura uses her management and facilitation skills to engage clients and stakeholders in collaborative problem-solving. If vision is considered both a starting point and overarching goal for planning, Laura’s strength lies in taking that vision and mapping out the best routes to implementation. She methodically analyzes and synthesizes the potential implications and outcomes associated with policies that regulate not only how land will be used, but what, where, and how desirable new construction occurs. Because the plans she develops have long-term impacts, Laura strives to ensure that they meet multiple objectives and are adaptable to changing circumstances. »Baldwin Park Zoning and Subdivision Codes, Baldwin Park, CA »Brea Hillsides, Brea, CA »Duarte Development Code, Duarte, CA »Garden Grove Mixed Use Regulations, Garden Grove, CA »La Mirada Zoning Code, La Mirada, CA »La Puente Zoning Code, La Puente, CA »Loma Linda Sign Regulations, Loma Linda, CA »Zoning Regulations, San Luis Obispo, CA SELECTED PROJECT EXPERIENCE »Arcadia General Plan, Arcadia, CA »Baldwin Park General Plan, Baldwin Park, CA »Claremont General Plan, Claremont, CA »Colton General Plan, Colton, CA »Costa Mesa General Plan, Costa Mesa, CA »La Puente General Plan, La Puente, CA »Redwood City General Plan, Redwood City, CA »Arcadia Zoning and Subdivision Codes, Arcadia, CA AREAS OF EXPERTISE »Land Use Planning »General Plans »Zoning Codes »Specific Plans »Meeting Facilitation EDUCATION »BS, Environmental Earth Science, Stanford University »Graduate Coursework in Public Administration, American University PROFESSIONAL AFFILIATIONS »American Planning Association (APA) »American Institute of Certified Planners (AICP) »California Planning Roundtable Laura Stetson, AICP CONSULTING PRINCIPAL STATEmEnT OF QUALiFicATiOnS City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 1.6 Jose Rodriguez is a project manager for numerous planning programs that focus on land use, community planning, housing, parks and open space, and environmental analyses at both the local and regional levels. With 20+ years of GIS experience, Jose has a strong technical ability in GIS map production and geospatial analysis. He focuses on applying cartographic principles to all mapping projects and deliverables, emphasizing sound data management and superior mapping visualization to help solve complex geospatial questions. Jose is currently an Adjunct Professor at Cal Poly Pomona in the Department of Urban and Regional Planning, teaching intermediate and beginning GIS courses related to planning analysis. EDUCATION »MUP, University of California, Los Angeles »BS, Urban and Regional Planning, California State Polytechnic University, Pomona SELECTED PROJECT EXPERIENCE »Costa Mesa Land Use and Circulation Elements and EIR, Costa Mesa, CA »LA Metro LOSSAN Managing Agency Facilitation, Los Angeles County, CA »Yucca Valley New Development Code, Yucca Valley, CA »Wasco Urban Greening Parks and Open Space Master Plan, Wasco, CA »Environmental Protection Agency Green Zones Commerce Facilitation, Commerce, CA »Yucaipa Freeway Corridor Specific Plan, Yucaipa, CA »Brea General Plan, Brea, CA »Kern River Valley Specific Plan, Kern County, CA Jose Rodriguez URBAN PLANNER CJ Davis brings experience in urban design, land use planning, community theming, and community outreach. He is well versed in all forms of graphic communications from general graphic design vignettes and conceptual sketches to intricately detailed renderings and 3D models. His interpersonal and problem-solving skills enable him to coordinate and communicate with people from varied fields and backgrounds.He has in-depth knowledge of smart growth principles and sustainability concepts and consistently incorporates them into policy documents from conceptual design through jurisdiction approval. EDUCATION »BS, Urban and Regional Planning, California Polytechnic State University, Pomona »AA, Architecture, Mt. San Antonio College SELECTED PROJECT EXPERIENCE »Poway Road Corridor Plan, Poway, CA »Recurrent Energy/Kaiser Permanente Solar Canopies: Incorporating solar panel canopies into existing Kaiser Permanente facilities across Southern CA »South Selma Specific Plan, Selma, CA »Liberty Groves Specific Plan, Madera County, CA »Pioneer Boulevard Enhancement Program, Artesia, CA »Gunner Ranch Specific Plan, Madera, CA »Rialto Foothill Blvd Specific Plan, Rialto, CA »City of Lancaster Design Guidelines, Lancaster, CA »Downtown Joshua Tree Design Guidelines, Joshua Tree, CA »Barton Road Specific Plan (SCAG Compass Blueprint), Grand Terrace, CA CJ Davis DEPUTY PROJECT MANAGER / VISUALIZATION GRAPHICS STATEmEnT OF QUALiFicATiOnS City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 1.7 Bryan Fernandez has provided professional planning services in Southern California for more than 12 years. He has written and assisted in the production of general plans, specific plans comprehensive and targeted zoning code updates, specific plans, and general plans. His experience provides projects and cities professional experience in drafting, analyzing, and implementing a variety of land use regulations. Additionally, he continues to manage entitlements and permitting for complex commercial, industrial, and residential projects, including mixed-use, infill, transit-oriented developments; office park campus redevelopments; high-cube warehouse developments; multi-family residential developments; and developments along coastal and rural areas. Through this work, he has prepared staff reports, resolutions with findings of fact, CEQA documents, mitigation measures, and conditions of approval. EDUCATION »MPP, University of California, Los Angeles »BA, Political Science, University of California, Los Angeles SELECTED PROJECT EXPERIENCE »Walnut General Plan, Walnut, CA »Costa Mesa General Plan, Costa Mesa, CA »Long Beach Land Use Element, Long Beach, CA »Burlingame General Plan, Burlingame, CA »Commerce General Plan, Commerce, CA »Burlingame Zoning Ordinance Update, Burlingame, CA »Arcadia Development Code Update, Arcadia, CA »Avalon Monrovia Specific Plan, Monrovia, CA Bryan Fernandez PLANNING ASSOCIATE Patrick Fuscoe is the founder and CEO of Fuscoe Engineering, Inc. and over the course of his 45-year career has been lead engineer on milestone assignments starting with the highly acclaimed Village of Woodbridge, as well as Cars Land at Disney California Adventure, Ritz Carlton Resort, Orange County Fairgrounds; Ronald Reagan Federal Building and Courthouse; Dana Point Harbor Revitalization; Newport Banning Ranch Coastal Community; Tongva Park and Ken Genser Square at Santa Monica pier; and the Hyatt Regency Huntington Beach Resort and Spa. Pat initiates planning for all of the firm’s larger projects, overseeing the progress of each development and offering creative direction, guidance and support. He continues to bring his energy, insight and extraordinary communication skills to the design team at Fuscoe Engineering, inspiring its professionals to excel in their creativity and service to clients. Pat not only motivates people to be their best, but shares ideas, designs and helps with strategic decisions to ensure projects receive the best engineering solutions and service possible. EDUCATION »BS, Civil Engineering, University of Southern California »Wetlands Restoration Curriculum, University of California, Berkeley REGISTRATIONS / CERTIFICATIONS »PE, PLS 1975 - CA #24701 Patrick Fuscoe, PE ENGINEERING | FUSCOE STATEmEnT OF QUALiFicATiOnS City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 1.8 Monique Chen has 20 years of experience providing engineering and planning services to the transportation industry, including both public and private sector clients. As a registered traffic engineer, she has been responsible for project management on numerous projects ranging from general plans, master plans, specific plans, mobility studies, corridor studies, transportation impact analysis, operational and demand assessments to conceptual engineering. Specific areas of experience and expertise include traffic engineering and operations, local and regional transportation planning, smart growth planning, multimodal planning, development of specifications and cost estimates, and traffic impact studies. Monique has served as the Project Manager for several planning and engineering projects, such as the Downtown San Diego Mobility Plan, the National City General Plan Mobility Element Update, and the County of San Diego Mobility Element Update. EDUCATION »BS, Civil Engineering REGISTRATIONS / CERTIFICATIONS »Registered Traffic Engineer SELECTED PROJECT EXPERIENCE »General Plan Update, Mobility Element and TIS, Indio, CA »Palm Avenue Revitalization Plan, San Diego, CA »LADOT Vision Zero 2017 Priority Corridors Technical Analysis, San Diego, CA »Downtown San Diego Mobility Plan, San Diego, CA Monique Chen, PE TRANSPORTATION PLANNER | CHEN RYAN A specialist in land use entitlement and community issues management, Carol McDermott offers consulting expertise to the land development and building industries as well as to private individuals seeking assistance in maneuvering multiple jurisdictional hurdles. After serving as a partner in Government Solutions, Inc. (GSI) for 12 years, Carol formed an entity, Entitlement Advisors, to pursue consulting assignments and equity partnerships in the land use entitlement arena. Her experience has covered multiple agencies and communities in Orange, Los Angeles, San Diego, San Mateo and Sonoma counties in working with elected and appointed officials, city, county and Coastal Commission staff, community, business, and environmental organizations. EDUCATION »BA in Social Sciences/Urban Geography, California State University at Los Angeles, SELECTED PROJECT EXPERIENCE »Co-Chair, ULI Technical Advisory Panel - La Quinta Hwy. 111 Corridor »Ford Road/Bonita Canyon Road extension and widening (mitigation measure of the 73 toll road) adjacent to the Harbor View residential community in Irvine/Newport Beach »Jamboree Road alignment through the then Tustin Marine Base and through the cities of Irvine, Tustin and Orange Carol McDermott LAND USE ENTITLEMENT | EA STATEmEnT OF QUALiFicATiOnS City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 1.9 Kevin Engstrom is a Senior Principal in the Los Angeles office of Keyser Marston. For 20 years he has provided public and private clients with real estate and financial expertise. Kevin has provided public and private clients with real estate and financial expertise, including: market and financial feasibility studies, fiscal impact analyses, economic revitalization consulting, financial modeling, developer selection and disposition consulting. During his tenure at Keyser Marston, Kevin has conducted a number of market and feasibility studies for cities throughout California. For these analyses Mr. Engstrom assessed current market conditions; projected future demand for residential, retail, office, industrial and hotel development; tested the financial feasibility of prototypical projects; prepared fiscal impact projections; and created implementation strategies. Projects have included general plan updates, specific plans, master plans, corridor studies, economic development strategies and highest and best use analyses. These studies have occurred throughout Orange, Los Angeles, Riverside, San Bernardino, Ventura and Fresno counties. EDUCATION »MA, University of Arizona »BA, Villanova University. Kevin Engstrom REAL ESTATE / FINANCE | KMA As a co-founder of Selbert Perkins Design, a multidisciplinary, international design firm, Robin Perkins has developed a visionary approach to art, design and communications in the built environment. Her visionary, creative approach has merited national and international distinction for design excellence. Robin will lead the overall management, concept and design aspects of the project: concept, design, budget, schedule, and quality control. EDUCATION »BFA, Rhode Island School of Design »Harvard Graduate School of Design, Landscape Architecture »Massachusetts College of Art, Sculpture SELECTED PROJECT EXPERIENCE »City of Marina Del Rey, CA »City of Manhattan Beach, CA »City of Long Beach, CA »City of Anaheim, CA »Port of Los Angeles, San Pedro, CA »City of Santa Monica, CA Bicycle Wayfinding, Downtown Parking Wayfinding, First Last Mile Wayfinding »City of West Hollywood, CA Sunset Strip Off-Site Signage Assessment, Street Media Assessment, Park and Garages »MyFigueroa Corridor, Downtown Los Angeles, CA Robin Perkins, FSEGD DESIGN / ARCHITECTURE | SPD City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 2.1 As outlined in our cover letter, creating long-term viability and real transformational change in the corridor is critical. Key objectives of this important assignment include increasing the diversity of uses, creating better placemaking, and improving sustainability. With over $900 million in built projects, our focus is on creating planning and design documents that are buildable. The following describes our approach to accomplishing the tasks outlined in the RFP. Engaging the Community (Task 1) – Community engagement has been one of the foundations of MIG for over 36 years. The techniques and practices we bring are highly effective in soliciting input and achieving common ground between all stakeholders and community members. We will work closely with the City of La Quinta to verify and meet with key stakeholders to identify individual and group desires. This will be balanced with two community workshops that present emerging and draft vison plans in fun and interactive settings. Stakeholder and community approval of the final plan is essential before we go to Planning Commission and City Council. Project Understanding and Approach 02 WE BELIEVE... Communities can plan their own futures. Elegant design inspires new thinking. All built work should be context-driven. Accessibility is always a given The world needs an ecological perspective. Great projects add value beyond the project. PROjEcT UndERSTAnding And APPROAch City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 2.2 Assess Current Standards (Task 2) – All planning projects we work on have a mix of overlay zones, zoning ordinances, specific plans and guidelines. Making sense of these existing documents is a specialization we bring. We will assess the existing documents identified in the RFP and determine what are outdated, which restrict creativity and economic growth, and which are incompatible with the overall vision of the corridor. Create Complete Streets (Task 3) – Just as the business of retail has changed, mobility has also seen rapid change. Planning for the current and future modes of mobility within the corridor is important. We will evaluate existing data as well as collect additional data to better understand the capacity of existing streets. Fortunately, the streets within the study area appear to have capacity and sufficient width to possibly consider lane width reductions and/ or road diets, new bicycle lanes, enhanced walkways, etc. Connections to the CV link on the north side of the project will be beneficial to the overall mobility plan. Brand the Corridor (Task 4) - Creating a unique and memorable identity within the corridor is an important objective that will contribute to the overall economic vitality of the corridor. This is especially important to attract visitors from outside La Quinta. We will explore the use of plant materials in thoughtful and intentional ways in order to increase the sense of place as well as to create comfort for pedestrians. Introducing artful and memorable built elements such as monument signs, banners and public art will also enhance the brand and experience of the corridor. Update the Design Guidelines (Task 5) – Using the 1997 Design Guidelines as a base, MIG will prepare updated design guidelines that utilize images of completed projects to convey the intention of design and economic objectives. It is important that guidelines be neither too prescriptive and onerous nor too vague and open to interpretation. In addition, we will create graphic simulation of corridors and development sites that depict the overall intention of the design recommendations. In addition, our proposal includes the use of a drone to create a high-resolution and 2D base map and 3D model for planning. A before and after simulation can be prepared illustrating the corridor’s overall transformation. Revisions to Development Standards and Codes (Task 6) - We will review the documents identified in the RFP and create a concise memorandum that clearly identifies which elements are worthy of keeping and which need improvement in order to promote the economic and livability transformation of the Highway 111 corridor. Particular focus will be on providing recommendations on possible future modifications to the 11 specific plans within the corridor. Implement the Plan (Task 7) – The MIG Team is focused on creating real transformational change. Our implementation recommendations will include a list of prioritized projects from short-term to long-term improvements. We will identify timing and relative approximate costs of improvement projects within the public realm. Funding sources will also be identified. Creating the Final Plan (Task 8) – MIG will create a draft and final plan that includes the key documents and recommendations of the above tasks to create a single graphically-rich and user-friendly document. Gaining Final Approvals (Task 9) – MIG will work closely with the City of La Quinta to achieve final approval from the La Quinta Planning Commission and City Council. MIG will assist the City of La Quinta in creating a concise PowerPoint that captures key aspects of the project and will attend and present the plan at the Planning Commission meeting and up to two City Council Hearings. City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 3.1 TASK 1: STAKEHOLDER ENGAGEMENT PROGRAM Stakeholder engagement program that involves property owners, businesses, residents, City Council and Planning Commissioners, through community meetings, focus groups, online engagement and one-on-one meetings or a combination thereof to provide an area plan vision. The MIG Team will lead a robust community engagement program that will involve all stakeholders within the study area. The community engagement strategy involves four separate tasks: 1.1: Kick-off Meeting MIG Team members will meet with City of La Quinta staff upon notice to proceed. The half-day meeting will include confirmation of scope and schedule, as well as verification of key stakeholders to be contacted for stakeholder interviews. The meeting will also involve a driving and walking tour of the project area, including stops at key locations to verify and discuss existing constraints and opportunities. 1.2: Stakeholder Interviews MIG will meet with stakeholders within the study area in a series of individual and group interviews in a single day in La Quinta. The City will take the lead to arrange the venue and contact stakeholders. MIG will assist in suggestions for grouping of stakeholders by communion topics. Scope of Work 03 MIG’s unique combination of planning and design expertise is uniquely suited to the Highway 111 Corridor Area Plan effort. It allows us to conduct planning in a highly interactive process involving client team members and key constituent groups. This process generates a clear and collective vision of development and growth in a dynamic, yet stable environment. ScOPE OF WORk City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 3.2 MIG will provide a series of questions to be asked of the stakeholders and will provide a summary of notes from each stakeholder or stakeholder group. MIG will also utilize a series of maps of the study area that will be marked up with stakeholder comments. If needed, telephone interviews will be conducted for up to five stakeholders who cannot attend the interviews. MIG will document stakeholder comments in series of brief meeting notes, including photo reductions of the marked-up plans. The interviews will occur in the second month of the nine-month schedule. 1.3: Community Workshop #1 MIG will lead the first community workshop during the fourth month. The workshop will present emerging concepts developed by the MIG Team and City staff. MIG will present the emerging concepts in a PowerPoint format and will utilize wall-graphic recording to capture community input. The emerging concepts will be depicted through a series of conceptual plans and roadway sections. Precedent imagery of constructed projects depicting similar conditions will also be included to obtain input from the community. Up to three concepts will be presented. 1.4: Community Workshop #2 MIG will lead the second community workshop in during month seven. We will present the final draft concept developed by the MIG Team and City staff. MIG will present the recommendations in a PowerPoint format and will utilize wall-graphic recording to capture community input. The final draft concept will be depicted through a series of conceptual plans and roadway sections. In addition, draft ground-level and bird’s eye renderings (up to four) will be provided. Precedent imagery of constructed projects depicting similar conditions will also be included. Deliverables: »Agenda and site tour map for kick-off meeting »Kick-off meeting notes »Questions and maps for stakeholder interviews »Stakeholder interview notes »Community Workshop #1 PowerPoint including plans and graphics »Community Workshop #1 meeting notes »Community Workshop #2 PowerPoint including plans and graphics »Community Workshop #2 meeting notes TASK 2: CORRIDOR DEVELOPMENT STANDARDS AUDIT Audit of current Corridor development standards contained in the Highway 111 Design Guidelines, Zoning Districts, and Specific Plans. The audit will identify existing guidelines and standards that may work well for the new Corridor area plan vision, identify what is outdated, what restricts creativity and economic development, and what is incompatible with the plan vision. 2.1: Perform Audit of Existing Development Standards In addition to the documents identified in the RFP, the MIG Team will review the following documents: »Adopted Final General Plan »City limits map »Highway 111 bus shelter locations and sidewalks »Highway 111 commercial opportunity sites »Highway 111 constraints maps »Highway 111 development map »Auto dealership locations »LA Shopping Centers contacts »SDP entitlements within Corporate Center Specific Plan »Zoning and specific plan maps »Mixed Use Overlay (2016) »ULI TAP Study 2018 The 11 Specific Plans to be reviewed are as follows: Washington Park, One Eleven Shopping Center, Jefferson Plaza, Dune Palms Plaza, Centre at La Quinta, La Quinta Corporate Centre, Point Happy Shopping Center, La Quinta Court, The Pavilion at La Quinta, Komar Desert Center, and Dune Palms and Highway 111. ScOPE OF WORk City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 3.3 MIG will review all the above documents and create a memorandum that identifies the key aspects worth retaining. As a preliminary step, KMA will detail residents’ socioeconomic characteristics and identify business and employment categories in the relevant market area. Deliverables: »Memorandum (12 to 15 pages) outlining existing guidelines and standards that may work well for the new Corridor area plan vision, identify what is outdated, restrict creativity and economic development, and what is incompatible with the plan vision. In addition, the memo will detail the residents’ socioeconomic characteristics and identify business and employment categories in the relevant market area. TASK 3: COMPLETE STREETS PLAN Complete streets plan for Highway 111, Avenue 48, Washington Street, La Quinta Center Drive, Adams Street, Auto Center Way, La Quinta Drive, Dune Palms Drive, Jefferson Street, and CV Link, informed by a traffic and safety analysis. Identify improvements needed to meet the needs of pedestrians, bicyclists, and transit riders traveling along and to the Highway 111 corridor. Information to be reviewed during the analysis includes: a. Road user count data, including pedestrians and bicyclists b. Collision data available in the Crossroads data base for the most current three years available c. The City's latest edition of the Capital Improvement Program for the Corridor d. The latest draft of CVAG’s Regional Traffic Signal Synchronization Project - Traffic Signal Interconnect Master Plan. This plan includes the deployment and enhancement of advanced ITS technologies along the Corridor to facilitate autonomous and connected vehicle travel. 3.1: Existing and Future Mobility Needs Analysis CRA will prepare a multimodal mobility analysis of existing and future conditions, evaluating the demand, safety, quality and connectivity of pedestrians, bicyclists, transit users, and the motorists. Existing characteristics of the study area will be documented during a field review and supplemented by satellite imagery to inform the analyses. The most recent Capital Improvement Program project list will be reviewed to identify pending improvements along the corridor. Similarly, the latest draft of CVAG’s Regional Traffic Signal Synchronization Project – Traffic Signal Interconnect Master Plan will be reviewed and factored into the analyses. The following evaluations will be performed and compiled into a single document, clearly identifying mobility needs along the corridor: Demand: Available count data will be reviewed to understand pedestrian and bicycle demand at locations throughout the study area. Transit ridership data will be obtained to inform transit use by stop and by route, if available. Vehicular count data (ADT and peak hour intersection turning movement volumes) will be reviewed to understand vehicular demand. Forecast volumes will be obtained from recent traffic studies or the General Plan. Safety (existing conditions only): The most recent three years of pedestrian, bicycle, and vehicular collision data will be obtained from the City’s database. Crash types, violation codes, party-at-fault, and collision cause variables will be reviewed and summarized. The collisions will be mapped and analyzed to identify potential safety issues for each mode. Quality: Sidewalks and pedestrian street crossings will be assessed using a Pedestrian Environment Quality Evaluation (PEQE), which considers the surrounding physical and operational features. Bicycle Level of Traffic Stress (LTS) evaluation will be performed to understand the cycling environment quality by examining the bike facilities, street width, speed limits, on-street parking conditions, and presence of right-turn pockets throughout the study area. ScOPE OF WORk City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 3.4 The vehicular count data will be used to derive vehicular level of service along study area segments and intersections. The presence of transit stop amenities at will inform a transit stop quality assessment, while on-time performance—or transit headways and arterial speeds in the absence of transit data—will be used to evaluate service quality. The vehicular count data will be utilized to calculate level of service for roadway segments and intersections. Mobility alternatives will be evaluated using forecast volumes and anticipated conditions for the PEQE, LTS, transit, and vehicular LOS analyses. Connectivity: A travelshed analysis will assess the level of pedestrian connectivity, using a 0.5-mile pedestrian network buffer from each study area intersection. The travelshed analysis will also be performed from each transit stop to understand the land uses accessible for transit users. A similar process will be used for the bicycle travelshed analysis utilizing a 1.0-mile bicycle network buffer, considering the greater distances bicyclists are willing and capable of travelling. 3.2: Mobility Alternatives and Recommendations Using the Mobility Needs Analysis findings and input from City staff and project team members, CRA will develop two mobility alternatives for the corridor that address the identified mobility needs. This will involve collaboration with project team landscape architects/urban designers to identify opportunities to incorporate context-sensitive landscaping, branding, and wayfinding elements in the future planned features. One cross-section and one plan view graphic will be developed for each alternative. The alternatives will be presented at Workshop #2: Emerging Concepts to solicit input. 3.3: Complete Streets Plans MIG will prepare plans and sections of streets within the study area illustrating existing conditions and recommended improvements to improve the multi-functional aspects of the streets. Plans and sections will be prepared in prototypical locations for each street and will include recommendations for incorporating green infrastructure elements such as bioswales, stormwater planters, and rain gardens. Deliverables: »Existing and Future Mobility Needs Analysis (draft and final document, 40 to 50 pages in length including exhibits and graphics) »Mobility Alternatives and Recommendations »Complete Streets Plans and Section (eight plans and sections of existing conditions and eight plans and sections of proposed improvements) TASK 4: CORRIDOR BRANDING PROGRAM Corridor branding program that includes a revamped Corridor landscape program for medians and landscape parkways, wayfinding signage and City entry monument design. The Corridor currently lacks a consistent landscape program and Corridor property owners have expressed interest in a partnership with the City to develop and implement a new program. The development of this program will rely on feedback from the stakeholder engagement. The landscape program shall include a new landscape palette consisting of trees, shrubs, groundcover, and other landscape materials. The consultant shall explore artistic, attractive and cost saving alternatives to live landscaping in street medians and parking lot landscape shade requirements through task 1. Street and drive aisle sections exhibits shall be provided that demonstrate the appearance of the new landscape program. 4.1: Landscape and Placemaking Master Plan The MIG Team, led in this effort by Selbert Perkins Design Group, will develop a comprehensive landscape and branding plan that energizes the corridor by providing a lively mix of plant material, decomposed granite, cobble, and placemaking elements such as monuments, signage, art, and lighting. Specific attention will be provided to shading the sidewalks through a combination of shade trees and shade structures that incorporate seating, misters, signage, and other placemaking elements. All plant materials will be selected for low water consumption and minimal maintenance. Recommended elements will be constructed of durable and low-maintenance materials that can stand up to desert weather elements. ScOPE OF WORk City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 3.5 The corridor branding master plan will identify a palette of specific trees and understory planting that are recommended for use on each of the eight different streets in the study area. Also included and located on the plan will be specific recommended locations of placemaking elements, including monuments, signage, art, and lighting. One photo panel of both plant materials and placemaking elements will be provided illustrating specific examples. A plant materials palette will be prepared in matrix form that identifies the types of recommended plant material recommended for each street, including identification of median and/or sidewalk placement. Deliverables: »Placemaking Master Plan (8 to 10 pages including graphics and precedent imagery of plant materials and placemaking elements) TASK 5: CORRIDOR DESIGN GUIDELINES New visual Corridor design guidelines and photorealistic simulations shall be created for street, landscape, and building development. Building development types and standards shall be developed that convey form and character for vacant in-fill sites and intensified development/ redevelopment opportunities within existing commercial centers, particularly surplus parking areas. New development types will include new commercial and housing options. Documents shall be drafted in a manner appropriate and comprehensible for both professionals and the public including both text and graphic illustrations of sufficient detail and quality to facilitate easy communication, including computer modeling of mass and scale. 5.1: Corridor Design Guidelines MIG will prepare high-level design guidelines for the public and private realm areas. Guidelines will utilize photographs of relevant examples, with minimal text, to illustrate proposed development guidelines. Private realm building guidelines will focus on building form, setbacks, materials, fenestrations and doorways, materials, lighting, and signage. Public realm design guidelines will focus on bikeways, sidewalks, lighting, signage, site furniture, paving materials, and plant materials. 5.2: Graphic Simulations MIG will prepare simulations of the study area including the following: »Street view photorealistic simulations of roadway corridors (four) »Bird’s eye simulations in sketch form of development sites (four) As an optional additional service, the MIG Team will conduct an aerial UAV (drone) overflight of the site creating a high-resolution full color 2D Base Map plus a 3D model for planning. A “before versus after” animation will be prepared showing the projects transformation into the final recommended plan. Deliverables: »Street view simulations of streets (eight) »Bird’s eye simulations of development sites (four) »Optional additional service: 3D drone animation model of planning area illustrating proposed improvements (see fee matrix - estimated cost is $15,000) TASK 6: CODE AND STANDARD REVISIONS New code and standard revisions to the City’s development codes and adopted standards: a. Regional Commercial, Commercial Park, Mixed Use Overlay. b. Nonresidential code revisions that include but are not limited to parking, nonresidential development standards, nonresidential permitted uses, and signs c. Existing Corridor Specific Plans A determination will be made during the development of the area plan with City staff to rescind or amend existing Corridor Specific Plans. The final actions to amend or rescind any one or more of the Specific Plans shall be assumed by City planning staff. ScOPE OF WORk City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 3.6 6.1: Review Zoning Code Previsions MIG will review the Zoning Code provisions for the Regional Commercial, Commercial Park, and Mixed Use Overlay zones to understand how current parking standards, development standards, land use regulations, and signage requirements may be discouraging the types of development the City looks to achieve. We will also study provisions of all 11 Specific Plans. Based on this review and our extensive experience preparing zoning codes and specific plans, we will prepare a memorandum defining options and recommendations for revising the zoning regulations and Specific Plan standards. The memorandum will be very specific to allow City staff to undertake the revisions en masse or in phases. Deliverables: »Code and Standard Revisions Memo (12- to 15-page memo) TASK 7: IMPLEMENTATION PROGRAM Implementation program that identifies work tasks to implement the area plan vision, funding sources, and the responsible parties. 7.1 Market Opportunities Analysis KMA will provide a summary overview of the market characteristics exhibited by the residential, retail and lodging uses in the market area. To that end, KMA will: summarize real estate market factors, collect population and household growth projections for the market area, estimate retail demand, collect residential pricing data, contact brokers active in the market area, and summarize hotel performance factors. Based on the assessment of current market conditions KMA will identify development opportunities and constraints for the land uses identified above. The analysis will consider the suitability of the land uses for the corridor. »Financial Feasibility: KMA will analyze the financial feasibility of three development prototypes on three sites. The analysis will provide an understanding of the type, configuration, and density of development that could be financially viable. For each selected site, KMA will work with the project team to undertake the following: ƒIdentifying three alternative development prototypes (up to two land uses each) ƒPrepare pro forma analyses, which will be based on construction cost, operating projections, and return assumptions consistent with the proposed development program »Identify a mix and density of land uses that will provide for financially feasible development prototypes The evaluation will inform the project team as to the land uses, zoning, and design elements that will best promote a successful corridor. »Implementation: The implementation process needs to take into account the limited resources available to the public entities in Southern California. Understanding this, KMA will assist in the identification of economic and financial incentives that can be used to make a project viable and to attract desirable, market supportable development. KMA will prepare a matrix summarizing financing options/approaches that the City may consider to offset constraints identified in the analysis. These may include value capture, Enhanced Infrastructure Finance Districts, Community Revitalization and Investments Authorities, density bonuses, site-specific revenue sharing, and regulatory reform concepts. Deliverables: »Single Implementation report including the above recommendations (20 to 30 pages including exhibits and graphics) ScOPE OF WORk City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 3.7 TASK 8: PREPARE DRAFT AND FINAL REPORT 8.1: Prepare Draft Report MIG will assemble the materials developed in Task 1 through 7 into a draft report for review by the City of La Quinta. Comments will be provided to MIG in a single consolidated set of comments. Comments are expected to be minimal at this point due to prior review of all materials with the City of La Quinta. 8.2: Prepare Final Report MIG will prepare the final report based on comments provided by the City to the draft report. Deliverables »Draft Report (40 to 50 pages, 8 ½ x 11 landscape format including graphics) »Final Report (40 to 50 pages, 8 ½ x 11 landscape format including graphics) TASK 9: PUBLIC HEARINGS 9.1: Planning Commission Meeting Attend one Planning Commission and up to two (2) City Council Public Hearings for adoption of the final versions of the Area Plan. Consultant shall be responsible for providing the presentation content to City staff for incorporation into the City’s public hearing formats, staff reports, etc. The MIG project manager will attend one Planning Commission hearing to present the report recommendations. We will assist the city in the preparation of a 20-30 slide PowerPoint presentation. 9.2: City Council Hearing (two) The MIG project manager will attend one Planning Commission hearing to present the report recommendations. We will assist the city in the preparation of a 20-30 slide PowerPoint presentation. Deliverables: »MIG will attend each of the above meetings to assist in the presentation of materials to be developed by the City of La Quinta. »Thirty (30) bound color copies of the final area plan, plus electronic files (pdf, InDesign City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 4.1 Project scheduling will be coordinated with City staff and will illustrate the project on a task-by-task basis, making clear the project’s critical path, key deadlines and checkpoints, and the responsibilities of each team member. The tasks and results will be reviewed periodically with respect to the agreed upon project timetable. The schedule will be updated on an as-needed basis as the project progresses, using actual finish dates of activities to update the schedule and to establish available task float. Based on review, we can be flexible in response to unexpected changes within the established work program and schedule. Schedule/Timeline 04 MIG’s approach to projects maximizes the inspiration found in collaboration. We express our place-based approach to design by linking to the physical, cultural and environmental characteristics of the project site. We want to tell your story. Task Title 1 Stakeholder Engagement Program 2 Corridor Development Standards Audit 3 Complete Streets Plan 4 Corridor Branding Program 5 Corridor Design Guidelines 6 Code and Standard Revisions 7 Implementation Program 8 Draft & Final 9 Public Hearings Month 9Month 1Month 8Month 2Month 3Month 4Month 5Month 6Month 711/14/2018 City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 5.1 The project experience provided on the following pages highlights the MIG Team’s experience successfully providing design, planning, environmental planning, and outreach and engagement services. Through all of our projects, the MIG Team exhibits a dedication to quality and creativity, technical resources and innovation, a flexible approach, a dedication to working with diverse communities to develop consensus, and a commitment to providing deliverable, and completing projects on time and within budget. We invite you to contact the current and prior MIG clients identified below regarding our ability to think creatively and provide quality services and products. POWAY ROAD CORRIDOR SPECIFIC PLAN Joe Lim (Former Planning Manager City of Poway) Community Development Director City of Solano Beach, CA (858) 720-2400 | jlim@cosb.org DESERT FASHION PLAZA John Raymond (former Planning Director City of Palm Springs) Assistant City Manger - Economic Development City of Carson, CA (310) 952-1773 | jraymond@carson.ca.us DUARTE TOWN CENTER SPECIFIC PLAN Craig Hensley, Community Development Director City of Duarte (626) 357-7931 | chensley@accessduarte.com References 05 At MIG, every project is viewed as a new opportunity to apply our expertise and to collaborate on new approaches and techniques that advance the sustainability, livability and economic vibrancy of a community. MIG’s experience in creating integrated, forward- thinking and implementable plans has resulted in noticeable, positive change for our client communities. REFEREncES City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 5.2 Poway Road Corridor Specific Plan POWAY, CA MIG recently completed the Poway Road Complete Streets and Specific Plan, a study area of approximately 235 acres. Today the 3.5 mile corridor is noted for an abundance of under-performing commercial centers. In addition, Poway Road is noted for high traffic volumes and high speeds, and single-story shopping centers with large parking lots facing Poway Road. Most people use the corridor to get to destinations outside the study area. Also underpinning the project is a desire to introduce higher density housing into the corridor and to boost the economic strength of the businesses and reverse the sales leakage to other parts of Poway and northern San Diego County. The project included an extensive assessment of existing conditions, including economics and market conditions (Keyser Marston Associates), traffic and mobility (Chen Ryan Associates), land uses, and connectivity within the study area and to adjacent neighborhoods. Within a few months of project completion, the city has begun construction of mixed use projects. Desert Fashion Plaza PALM SPRINGS, CA In early 2011, MIG engaged with the City of Palm Springs on an important problem that had been vexing the community for many years: how do we redevelop and re-invigorate the Desert Fashion Plaza, a dated shopping center in the middle of downtown that had sat largely vacant and blighted the city center for more than a decade? The task was to break the contentious logjam between the developer and City leadership, and to work with the community to create a visionary yet implementable design. This design had to be amenable to the City, the developer, and the citizens of Palm Springs, who closely safeguard their town’s unique sense of character and history. Working over the course of six weeks, the MIG Team met intensively with City officials and staff and led the community through a series of workshop exercises. We began with cultivating a thorough understanding of the property’s constraints and opportunities, from economic feasibility parameters and the physical environment to the social and cultural importance that Desert Fashion Plaza played in the history of Palm Springs. The revitalization of Desert Fashion Plaza is well underway with over 50% of the project constructed. REFEREncES City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 5.3 Duarte Town Center Specific Plan DUARTE, CA With no historic town center or central gathering spot, the City of Duarte lacked “sense of place.” Residents desired a pedestrian-oriented place to comfortably shop or stroll along storefronts, relax with friends in a plaza, or come together for community events. In response, the City initiated work on a Town Center Concept Plan with MIG to foster the eventual development of such a place in the early 2000s. Adopted by the City Council in 2003, the Town Center Concept Plan envisioned a community-oriented, walkable, mixed-use activity center in the heart of Duarte. In 2012, the City hired MIG to prepare a specific plan to implement that Vision. The specific plan was envisioned as the mechanism to encourage and promote mixed-use development and set forth a plan for streetscape improvements along an approximate one-mile stretch of Huntington Drive creating Duarte’s core town center area. Euclid and National Avenues Master Plan SAN DIEGO, CA MIG led these concurrent projects for a 0.5-mile segment of Euclid Avenue and a 1.8-mile segment of National Avenue in San Diego. Both corridors need improved safety for pedestrians, bicyclists and transit users. The corridors also present infill and redevelopment opportunities to complement nearby land uses, improve transit utilization, promote local economic development and accommodate housing and other needs in the future. These plans were funded by a Caltrans Transportation Planning Grant for Environmental Justice, obtained by the City. The MIG Team incorporated public input to develop these plans, which update land uses and densities and propose mobility options to balance the needs of all modes of travel along each corridor. The goal for each master plan is a welcoming roadway that enhances neighborhood connectivity, with a land use mix that spurs beneficial investment and community development. MIG illustrated the recommendations with urban design studies of several focus areas. DUARTE TOWN CENTER SPECIFIC PLAN - VISION 2 - 7 Figure 2-3: Huntington Drive and Buena Vista Street - Potential DUARTE TOWN CENTER SPECIFIC PLAN - VISION 2 - 9 Figure 2-5: Huntington Drive at Brycedale Avenue - Potential Study Area - 3 - Conceptual Development View from National Avenue and 35th Street looking east Land Use - Community Commercial w/Residential (30-44 du/ac; non-residential FAR=1.0) REFEREncES City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 5.4 www.selbertperkins.com Advertising Annual Reports Brand Strategy & Research Branded Environments City/Streetscapes Corporate Branding Identity Development Interactive Media Naming Systems Product & Package Design Print Media Public Art and Sculpture Signage & Wayfinding Fremont East District City of Las Vegas - Las Vegas, NV Civic Palm Avenue Revitalization Plan SAN DIEGO, CA | CHEN RYAN Chen Ryan developed the Palm Avenue Revitalization Plan that provides a blueprint for improving multimodal mobility along a 1.25-mile long corridor in the Otay Mesa-Nestor community of San Diego. Existing conditions include a 45MPH posted speed limit, 6-lanes of vehicular travel, high traffic volumes (>60k ADT), and multiple freeway ramps, resulting in uncomfortable conditions pedestrians and cyclists. East Fremont Street LAS VEGAS, NV | SPD SPD collaborated with the City of Las Vegas to revitalize East Fremont Street between Las Vegas Boulevard and 8th Street into a lively music and entertainment district. Inspired by 1950s Las Vegas and “Googie” style, SPD created a vibrant entry gateway to welcome visitors to the new Fremont East District. Neon sculptures including a 30-foot tall martini glass, showgirl, and glittering stiletto line the median while interpretive pavement medallions describe notable dates in Las Vegas history. Banners, street signs and other amenities complete the transformation of East Fremont Street into a thriving entertainment district. Entertainment, Housing, and Commercial Projects ANAHEIM, CA | KMA KMA has represented the City as an economic consultant for a wide variety of projects including hotel and retail development, as well as affordable housing projects and strategies since the late 1970s. KMA provides ongoing assistance to the City on a variety of real estate projects ranging from theme parks and one-of-a-kind entertainment venues to industrial, commercial, hotel and residential projects. City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 6.1 COST PROPOSAL Please see the following page for MIG's cost proposal spreadsheet. MIG will continuously monitor and manage the project scope, schedule, and budget to ensure optimization during all phases of the project. MIG will notify the City in advance of any possible impacts to the project scope, schedule, and fees that were established during project initiation. DIRECT COSTS Direct costs or project expenses such as photocopying (large-quantity); plotting; and printing (band, color) are charged at cost, plus 10%. The mileage charge for personal autos will be the currently applicable mileage rate established by the Internal Revenue Service. All other travel expenses such as accommodations, parking, tolls, etc. are charged at cost, plus 10%. Cost Proposal 06 Quality control begins with the assignment of qualified, dedicated staff to each project. Work is reviewed daily or weekly by the principal-in-charge and project manager. Regularly scheduled project team meetings are conducted to ensure work quality and the appropriate allocation of staff time and project resources. cOST PROPOSAL City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 6.2 La Quinta Hwy 111 Nov. 16, 2018 Selbert Perkins Hrs@ $220 Hrs@ $225 Hrs@ $125 Hrs@ $125 Hrs@ $125 1.1 Kick off meeting and site tour 8 $1,760 0 $0 8 $1,000 0 $0 0 $0 16 $2,760 $250 $1,990 $0 $1,620 $0 $0 $6,620 1.2 Stakeholder Interviews 8 $1,760 0 $0 0 $0 0 $0 12 $1,500 20 $3,260 $250 $0 $0 $0 $0 $0 $3,510 1.3 Community Workshop #1 12 $2,640 1 $225 0 $0 0 $0 18 $2,250 31 $5,115 $1,000 $0 $0 $0 $0 $0 $6,115 1.4 Community Workshop #2 12 $2,640 1 $225 0 $0 0 $0 18 $2,250 31 $5,115 $1,000 $0 $0 $0 $0 $0 $6,115 Subtotal 40 $8,800 2 $450 0 $1,000 0 $0 48 $6,000 98 $16,250 $2,500 $1,990 $0 $1,620 $0 $0 $22,360 2.1 Perform audit of existing documents and prepare memo 4 $880 4 $900 0 $0 20 $2,500 20 $2,500 48 $6,780 $100 $0 $12,000 $2,580 $0 $2,500 $23,960 Subtotal 4 $880 4 $900 0 $0 20 $2,500 20 $2,500 48 $6,780 $100 $0 $12,000 $2,580 $0 $2,500 $23,960 3.1 Existing and Future Mobility Needs Analysis 4 $880 0 $0 0 $0 0 $0 0 $0 4 $880 $0 $26,360 $0 $0 $0 $0 $27,240 3.2 Mobility Alternatives 4 $880 2 $450 0 $0 0 $0 0 $0 6 $1,330 $0 $11,680 $0 $0 $0 $0 $13,010 3.3 Complete Streets Plans 8 $1,760 2 $450 32 $4,000 0 $0 0 $0 42 $6,210 $80 $0 $0 $0 $0 $0 $6,290 Subtotal 16 $3,520 4 $900 32 $4,000 0 $0 0 $0 52 $8,420 $80 $38,040 $0 $0 $0 $0 $46,540 4.1 Prepare Landscape and Placemaking Master Plan 24 $5,280 0 $0 32 $4,000 0 $0 20 $2,500 76 $11,780 $110 $0 $0 $0 $15,000 $0 $26,890 Subtotal 24 $5,280 0 $0 32 $4,000 0 $0 20 $2,500 76 $11,780 $110 $0 $0 $0 $15,000 $0 $26,890 5.1 Design Guidelines 12 $2,640 0 $0 50 $6,250 0 $0 0 $0 62 $8,890 $100 $0 $0 $0 $0 $0 $8,990 5.2 Photorealistic Simulation (4 ground level and 4 bird's eye)4 $880 0 $0 120 $15,000 0 $0 0 $0 124 $15,880 $0 $0 $0 $0 $0 $0 $15,880 Subtotal 16 $3,520 0 $0 170 $21,250 0 $0 0 $0 186 $24,770 $100 $0 $0 $0 $0 $0 $24,870 6.1 Review Codes and Standard and Prepare memo 4 $880 4 $900 0 $0 16 $2,000 24 $3,000 48 $6,780 $100 $0 $0 $0 $0 $0 $6,880 Subtotal 4 $880 4 $900 0 $0 16 $2,000 24 $3,000 48 $6,780 $100 $0 $0 $0 $0 $0 $6,880 7.1 Market Opportunities Analysis 4 $880 2 $450 0 $0 0 $0 0 $0 6 $1,330 $0 $0 $0 $7,790 $0 $0 $9,120 7.2 Financial Feasibility 4 $880 2 $450 0 $0 0 $0 0 $0 6 $1,330 $0 $0 $0 $9,690 $0 $0 $11,020 7.3 Implementation 4 $880 2 $450 0 $0 0 $0 0 $0 6 $1,330 $0 $0 $0 $8,310 $0 $0 $9,640 Subtotal 12 $2,640 6 $1,350 0 $0 0 $0 0 $0 18 $3,990 $0 $0 $0 $25,790 $0 $0 $29,780 8.1 Prepare Draft Plan 12 $2,640 6 $1,350 0 $0 0 $0 60 $7,500 78 $11,490 $650 $0 $0 $0 $0 $0 $12,140 8.2 Prepare Final Plan 12 $2,640 2 $450 0 $0 0 $0 30 $3,750 44 $6,840 $650 $0 $0 $0 $0 $0 $7,490 Subtotal 24 $5,280 8 $1,800 0 $0 0 $0 90 $11,250 122 $18,330 $1,300 $0 $0 $0 $0 $0 $19,630 9.1 Attend Planning Commission Hearing (1)4 $880 0 $0 0 $0 0 $0 4 $500 8 $1,380 $150 $0 $0 $0 $0 $0 $1,530 9.2 Attend City Council Public Hearings (2)8 $1,760 0 $0 0 $0 0 $0 4 $500 12 $2,260 $300 $0 $0 $0 $0 $0 $2,560 Subtotal 12 $2,640 0 $0 0 $0 0 $0 8 $1,000 20 $3,640 $450 $0 $0 $0 $0 $0 $4,090 152 $33,440 28 $6,300 234 $30,250 36 $4,500 210 $26,250 668 $100,740 $4,740 $40,030 $12,000 $29,990 $15,000 $2,500 $205,000 A $15,000 $15,000 Jose RodriquezLaura Stetson Phase 4: Corridor Branding Program Phase 3: Complete Streets Plan Fusco e Project Associate Chen Ryan Phase 8: Draft & Final Phase 1 - Stakeholder Engagement Program Deputy PM and Graphic Visualizations Phase 6: Code and Standard Revisions Phase 7: Implementation Program McDermott Phase 5: Corridor Design Guidelines OPTIONAL ADDITIONAL SERVICE: Principal-in-Charge and Project Manager CJ Davis Zoning Specialist Phase 9: Public Hearings Bryan Fernandez KMA Professio nal Fees Totals Rick Barrett MIG, Inc. MIG Totals MIG Direct Costs* The MIG team will conduct an aerial UAV (drone) overflight of the site creating a high-resolution full color 2D Base Map plus a 3D model for planning. A "before vs. after" animation will be prepared showing the projects transformation into the final recommended plan. FINAL TOTAL Consulting Principal- in-Charge Phase 2: Corridor Development Standards Audit Cost Proposal City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 7.1 STANDARD AGREEMENT STATEMENT MIG, Inc. has reviewed the City of La Quinta’s Standard Agreement for the Highway 111 Corridor Area Plan, and has no amendments at this time. NON-COLLUSION AFFIDAVIT FORM The Non-Collusion Affidavit form is provided on the next page. Appendices 07 The MIG Team is confident that we can efficiently move forward with your project goals and objectives as further defined through the outreach and planning process. APPEndicES City of La Quinta | Development of an Area Plan for the Highway 111 Corridor 7.2 NON-COLLUSION AFFIDAVIT FORM Must be executed by proposer and submitted with the proposal I, __________________________________ (name) hereby declare as follows: I am ______________________________ of _________________________, (Title) (Company) the party making the foregoing proposal, that the proposal is not made in the interest of, or on behalf of, any undisclosed person, partnership, company, association, organization, or corporation; that the proposal is genuine and not collusive or sham; that the proposer has not directly or indirectly induced or solicited any other proposer to put in a false or sham proposal, and has not directly or indirectly colluded, conspired, connived, or agreed with any proposer or anyone else to put in a sham proposal, or that anyone shall refrain from proposing; that the proposer has not in any manner, directly or indirectly, sought by agreement, communication, or conference with anyone to fix the proposal price of the proposer or any other proposer, or to fix any overhead, profit, or cost element of the proposal price, or of that of any other proposer, or to secure any advantage against the public body awarding the agreement of anyone interested in the proposed agreement; that tall statements contained in the proposal are true; and, further, that the proposer has not, directly or indirectly, submitted his or her proposal price or any breakdown thereof, or the contents thereof, or divulged information or data relative hereto, or paid, and will not pay, any fee to any corporation, partnership, company, association, organization, proposal depository, or to any member or agent thereof to effectuate a collusive or sham proposal. I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Proposer Signature: _______________________________________ Proposer Name: _______________________________________ Proposer Title: ______________________________________ Company Name: _______________________________________ Address: _______________________________________ Daniel Iacofano, PhD President, CEO, CFO Moore Iacofano Goltsman, Inc. (MIG) 800 Hearst Avenue, Berkeley, CA 94710 Daniel Iacofano, PhD President, CEO, COO MIG, Inc.