The URL can be used to link to this page

Work Proposal - RRM Design GroupWORK PROPOSAL HIGHWAY 111 CORRIDOR FORM BASED CODE PLANNING & ENGINEERING SERVICES PROJECT NO. 2019-05 Prepared for the City of La Quinta on June 4, 2020 GRAPHICS & PHOTOGRAPHS: This document features images of RRM Design Group's projects, graphics, and photos of which are owned and copyrighted by our firm. There are no stock photos or images of any kind used in this proposal. ABOUT RRM DESIGN GROUP: 3765 South Higuera St., Ste. 102 • San Luis Obispo, CA 93401 p: (805) 543-1794 f: (805) 543-4609 • w: rrmdesign.com California corporation • Leonard Grant, Architect C26973 • Robert Camacho, PE 76597 • Steven Webster, LS 7561 • Jeff Ferber, PLA 2844 The written and graphic materials contained in this proposal are the exclusive property of RRM Design Group. The unauthorized use of any portion of these text or graphic materials without RRM’s prior written consent is expressly prohibited. © 2020 RRM Design Group WORK PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE TABLE OF CONTENTS Section Name 1 Cover Letter 2 Statement of Qualifications 3 Project Understanding and Approach 4 Scope of Work 5 Schedule/Timeline 6 References A Appendix Signed Affidavit Insurance Coverage Resumes Sample Products Cost Proposal (transmitted separately) Page 1 14 17 24 25 A-1 III RE: HIGHWAy 111 CORRIDOR FORM BASED CODE PLANNING & ENGINEERING SERVICES - PROJECT NO. 2019-05 Dear Mr. Castro, La Quinta is poised for transformative improvements along the Highway 111 Corridor. Significant investment has been made in engaging the community and capturing a vision, but now is the time to make the vision a reality! Crucial to the success of this effort will be finding a consulting team with significant relevant experience and one that understands economic realities and functionality of a variety of forms of commercial, residential, mixed-use, streetscape, and public space elements. To make this happen, innovative and implementable design and redevelopment strategies are needed that will retain valued businesses and attract new investment. This assignment requires a team that will cover all the bases including land use and multi-mobility planning, market-driven revitalization, urban design and smart growth, green design, and CEQA compliance. RRM Design Group and our local partners are that team. We bring to the table... A comprehensive understanding of zoning We look forward to the opportunity to share our knowledge and strategies relating to place-based/ form based, performance/impact, incentive-based, hybrid, and Euclidean zoning with you and your City Council. For over two decades, we have not only developed zoning regulations but have successfully provided development and design review for dozens of cities and cultivated deep insights on the pluses and minuses of each approach. Our zoning and development standards products are tailored to meet community needs and truth-tested by our multidisciplinary team to ensure regulations will be feasible and achieve desired results. An implementation focus We understand property owner issues, City maintenance issues, development feasibility, and the real cost of public and private improvements and construction. Our experience working on the private development side of the equation, coupled with seeing projects through construction, is vital to creating a realistic set of zoning and development standards that foster private investment. RRM is known for providing clear direction about how to achieve high quality, aesthetically pleasing, functional design solutions that positively contribute to a community’s character. We promote creative dialogue with flexibility and efficiency, providing consistent, forward thinking, implementable design solutions. And our zoning documents are easy to use and easy to administer. A multidisciplinary in-house team RRM brings over 130 planners and urban designers, architects, engineers, landscape architects, and surveyors together under one roof to take on projects throughout California from idea through implementation. We see projects from concept and engagement to specific plan and code development, entitlements and execution with permitting, construction June 4, 2020 Danny Castro, Design and Development Director dcastro@laquintaca.gov City of La Quinta 78-495 Calle Tampico La Quinta, CA 92247-1504 CREATING ENVIRONMENTS PEOPLE ENJOy® www.rrmdesign.com 32332 Camino Capistrano, Ste. 205 San Juan Capistrano, CA 92675 p: (949) 361-7950 f: (949) 361-7955 POINT OF CONTACT Jami Williams, CNU-A 32332 Camino Capistrano, Ste. 205 San Juan Capistrano, CA 92675 p: (805) 801-3743 SECTION 1 | Cover Letter | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE documents to construction observation, and design and development review— and we know what each of those steps takes in order for a project to succeed. The result is genuine, cutting-edge, and timeless designs that aim to leave a lasting and positive imprint on those who experience them. Placemaking that builds community Creating Environments People Enjoy is why RRM exists. That’s what got us into business 45 years ago and it is why we continue to thrive today. Placemaking that establishes a sense of place, delivers unique settings reflective of community values, and entices investment are key for this assignment and areas where our multidisciplinary team shines. We have an extensive portfolio of implemented enlivened and context-sensitive corridors, town centers, streetscapes, trails, plazas, and public art. A unified local team With a history of working together on similar projects, Terra Nova will serve as our planning and urban design partner assisting with market demand and CEQA support. They have many years of experience providing planning and environmental services to the City, including the last two updates to the City’s General Plan and extensive current and advance planning services, including an instrumental role in the CV Link project. KOA will serve as our mobility and parking expert and brings extensive experience in securing grant funding. Both firms have decades of experience in the City and the Coachella Valley, which will ensure that the local context is fully factored into the project planning, design, and engineering. Ninyo & Moore, P2S, and Precision, will round out the technical support needed in the areas of geotechnical, electrical engineering, and cost estimating. Our team’s collaborative approach will help the project run smoothly and provide reality-based, creative solutions that are directly applicable to Highway 111. We are excited about this project and the prospect to bring our experiences, resources, and lessons learned from other communities to help La Quinta staff, civic leaders, and citizens realize their vision. We are ready to dedicate the time and resources to carry out the proposed work in a responsive manner. We look forward to the opportunity to discuss our proposal with you and would be honored to work with the City on this important project. I will be your primary point of contact for the selection process and the principal-in-charge of the project. Please do not hesitate to call at (805) 543-1794 or email me at jawilliams@rrmdesign.com if you have any questions about our team, our qualifications, or our interest in your project. Sincerely, RRM Design Group Jami Williams, CNU-A Principal CREATING ENVIRONMENTS PEOPLE ENJOy® 1SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE CREATING ENVIRONMENTS PEOPLE ENJOy® SAN JUAN CAPISTRANO 32332 Camino Capistrano Ste. 205 San Juan Capistrano, CA 92675 p: (949) 361-7950 f: (949) 361-7955 SAN LUIS OBISPO 3765 South Higuera St., Ste. 102 San Luis Obispo, CA 93401 p: (805) 543-1794 f: (805) 543-4609 SANTA BARBARA 10 East Figueroa St., Ste. 200 Santa Barbara, CA 93101 p: (805) 963-8283 f: (805) 963-8184 SAN LEANDRO 325 Davis St. San Leandro, CA 94577 p: (510) 751-4910 f: (510) 686-8831 FIRM PROFILE | RRM Design Group RRM exists because we love creating environments people enjoy. That is what got us into the business over 45 years ago, and it is why we continue to thrive today. Our work culture emphasizes collaboration, frequent communication, and accessibility. We're a close partner with our clients, helping them understand and navigate through the project lifecycle. Whether your project is public or private, commercial or residential, we listen, we design, and we deliver. On time. On budget. Since 1974. PERSONNEL By DISCIPLINE 135 professionals on staff at RRM Design Group in 6 core disciplines: Architecture Landscape Architecture Support StaffPlanning Civil Engineering Surveying Structural Engineering 19 California Licensed Architects 12 California Licensed Civil Engineers 2 California Licensed Structural Engineer 16 California Licensed Landscape Architects 4 Certified Planners 1 Licensed Surveyor 20 LEED ® Accredited Professionals 5 Congress for New Urbanism Accredited Professionals 27 Architecture Designers 15 Engineering Designers 17 Planning and Landscape Architecture Designers 4 Surveying Technicians 21 Administrative Staff Section 2 STATEMENT OF QUALIFICATIONS 2SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE SCOTT MARTIN AIA, LEED AP, CNU-A Architect BRIAN HANNEGAN ASLA Streetscape & Trail Specialist TERRA NOVA PLANNING & RESEARCH P2S KOA PRECISION ESTIMATING SERVICES NINyO & MOORE BRyAN REDSUN PE Civil Engineer MELANIE MILLS PLA Green Infrastructure Specialist STEVE WEBSTER LS Surveyor JAMI WILLIAMS, CNU-A PRINCIPAL-IN-CHARGE LANCE WIERSCHEM, PLA, LEED AP PROJECT MANAGER/URBAN DESIGNER CITY OF L A QUINTA RRM DESIGN GROUP SUBCONSULTANTS ARCHITECTURE LANDSCAPE ARCHITECTURE PLANNING ELECTRICAL ENGINEERING SURVEYING TRANSPORTATION COST ESTIMATION ASSEMBLING OUR TEAM We have put together a team of experienced, dependable, and creative professionals who have teamed on successful projects throughout the state. RRM’s multidisciplinary team will serve as the planners and urban designers, architects, engineers, landscape architects, and surveyors to bring your project from concept to implementation. RRM has teamed with local firms and familiar faces to ensure that the local context is fully factored into the project planning, design, and engineering. Terra Nova will serve as our planning and urban design partner assisting with market demand and CEQA support. KOA will serve as our mobility and parking expert and brings extensive experience in securing grant funding. Both firms have decades of experience in the City and the Coachella Valley. Ninyo & Moore, P2S, and Precision, will round out the technical support needed in the areas of geotechnical, electrical engineering, and cost estimating. Our team’s collaborative approach will help the project run smoothly and provide reality-based, creative solutions that are directly applicable to Highway 111. GEOTECHNICAL UP NEXT... RRM’s experience specific to issues and concepts relevant to Highway 111 3SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE Mission Boulevard Public Spaces & Active Transportation Mission Boulevard Public Spaces and Active Transportation36 Mission Boulevard Public Spaces & Active Transportation Page 8 of 30 For more information about the plan please visit: https://www.sandiego.gov/planning/community/profiles/pacificbeach/missionboulevard-psat 0’50’300’ SCALE 1” = 100’ 200’100’ MISSION BOULEVARD PUBLIC SPACES AND ACTIVE TRANSPORTATION PLAN KEYMAPDIAMOND ST.GARNET AVE.REED AVE.PACIFIC BEACH DR.GRAND AVE.THOMAS AVE.HORNBLEND ST.FELSPAR ST.EMERALD ST.MISSION BLVD.MISSION BLVD.MISSION BLVD. See the Sea Taco Bell Beach Cottages The Promenade Mission Bay Hotel BurgerKing Ralphs Duck Dive Crystal Pier Hotel Ocean Park Inn Fire Station 21 The Surfer Beach Hotel UrbanOutfitters Bare Back Grill PacificView Inn Seashore Condominiums JRDN Tower23 BicycleDiscovery LifegaurdStation 23 0’40’20’10’60’ SCALE 1” = 20’ MISSION BOULEVARD ALTERNATIVE 2.A ROUNDABOUTS WITH BICYCLE LANES Sidewalk 60' Travel LaneBikeLane SidewalkParallelBikeLaneTravel LaneParallelParking Mission Boulevard Median ParkingBufferBuffer EXISTING CURBEXISTING CURBNORTHBOUNDSOUTHBOUND FAT FISH CANTINA GRILL BOARDAND BREWBAKEDBEARALLEY GARNET AVEALLEYALLEYRAMIRO’S MEXICANFOOD MISSION BLVD MISSION BLVD BRANDY MELVILLE URBAN OUTFITTERS DENNY’S SKETCHERS SUSHIKUCHI SEA COAST SQUARE DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDST.ST.ST.ST.ST.T.ST..T...TTTTTTTTTSTSSSSSSSSSMISSIOIOIOIOOOOOIOIOIOOOOOOOOOO AVAVAVAVVAVVAVAVAVAVAVVAVAVAVAVAVVAVAVVAVVVVVVVAVAVAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAE.EEE...EEEE.E..E.E.E.E.E.EE.EEEEEEEEEEEEEEEEEEEEEEEVDVDVDVDDVDVDVDVDVDVDDDDDDDDDD. ellll tatitatitatitatitatiatiatiatiatiatitatitatiatiatiatiatatiatatitationononononononononononnononnnn21AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAEEVE.E..VE.VE.VE.VE.VE.VE.E.VE..VE.VE.EVEEVEEEEEEEVEVEVEVEEVEEVVVVVVVVVVVVVVVVVVVSketchers ban CCCCCCH DRHHHHHHHHHHHHHHHHHHH.Features: •�� • One travel lane in each direction • Raised median • Buffered bicycle lanes • Parallel parking • Bulb-outs on Mission Blvd Trade-offs: • Removal of one travel lane in each direction • Median may restrict access to side streets and alleys EXISTING CONDITIONS (FROM FELSPAR STREET TO PACIFIC BEACH DRIVE) POTENTIAL IMPROVEMENTS POTENTIAL IMPROVEMENTS CROSS SECTION Sidewalk Sidewalk Mission Boulevard 60' Travel Lane/Sharrow Travel Lane Turn Lane Travel Lane Travel Lane/Sharrow Features from Diamond Street to Felspar Street: • Two northbound travel lanes • One southbound travel lane • Center turn lane • Parallel parking on east and west sides Features from Felspar Street to 3DFLÀF%HDFK'ULYH • Two northbound travel lanes • Two southbound travel lanes • Center turn lane • Bicycle Sharrows EXISTING CONDITIONS DRAFT 9/13/2018 Notes: This concept only illustrates alternatives for Mission Boulevard. For potential improvements concepts of side streets west of Mission Boulevard please see separate exhibits. This graphic is for conceptual purposes only. Further engineering study would be required at the project level prior to implementation. The locations and/or ingress/egress of driveways will need to be further evaluated at the project level prior to implementation. POTENTIAL TYPICAL INTERSECTION TREATMENT (ALTERNATIVE 2.A) MISSION BOULEVARD ALTERNATIVE 2.A ROUNDABOUTS WITH BICYCLE LANES DRAFTWorkshop #1 9/13/2018 FIGURE 5-6: CONCEPT 2A – ROUNDABOUTS WITH BUFFERED BICYCLE LANES FEATURES: • One travel lane in each direction • Roundabouts replace traffic signals • Raised median • Buffered bicycle lanes • Parallel parking on both sides of the roadway • Intersection bulb-outs on both sides of Mission Boulevard – reduces pedestrian crossing distance and increases visibility Mission Boulevard Public Spaces & Active Transportation For more information about the plan please visit: https://www.sandiego.gov/planning/community/profiles/pacificbeach/missionboulevard-psat Page 9 of 30 0’50’300’ SCALE 1” = 100’ 200’100’ MISSION BOULEVARD PUBLIC SPACES AND ACTIVE TRANSPORTATION PLAN KEYMAPDIAMOND ST.GARNET AVE.REED AVE.PACIFIC BEACH DR.GRAND AVE.THOMAS AVE.HORNBLEND ST.FELSPAR ST.EMERALD ST.MISSION BLVD.MISSION BLVD.MISSION BLVD. See the Sea Taco BellSkechers Beach Cottages The Promenade Mission Bay Hotel BurgerKing Ralphs Duck Dive Crystal Pier Hotel Ocean Park Inn Fire Station 21 The Surfer Beach Hotel UrbanOutfitters Bare Back Grill PacificView Inn SeashoreCondominiums JRDN Tower23 BicycleDiscovery LifegaurdStation 23 0’40’20’10’60’ SCALE 1” = 20’ MISSION BOULEVARD ALTERNATIVE 2.B ROUNDABOUTS WITH ONE-WAY CYCLE TRACK Mission Boulevard CycleTrack Travel LaneTravel Lane SidewalkSidewalkMedianCycleTrackBufferBuffer 60'EXISTING CURBEXISTING CURBNORTHBOUNDSOUTHBOUND FAT FISH CANTINAGRILL BOARDAND BREWBAKEDBEARALLEY GARNET AVEALLEYALLEYRAMIRO’SMEXICANFOOD MISSION BLVD MISSION BLVD BRANDYMELVILLE URBANOUTFITTERS DENNY’S SKETCHERS SUSHIKUCHI SEA COAST SQUARE DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDTST.ST.ST.ST.T.ST..T...TTTTTTTTTSTSSSSSSSSSSSSSSMISSIOIOIOOOOOOOOOOOOOOOOOO AVAVAVAVVAVVVAVAVAVAVVAVAVAVAVAVVAVAVVAVAVVAVVVVAVAVAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAE.EEE...EEEE.E..E.E.E.E.E.EE.EEEEEEEEEEEEEEEEEEEEEEEVDVDVDVDDDDDDDDDDDDDDDDD. elll tatitatitatiatiatiatiatiatiatiatiatiatiatiatitatiatiatiatiaationonononononononononononononononononon1AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAEEVE.E..VE.VE.VE.VE.VE.VE.E.VE..VE.VE.EVEEVEEEEEEEVEVEVEVEEVEEVVVVVVVVVVVVVVVVVVVVVVVVVVVVSkeche ban CCCH DRHHHHHHHHHHHHHHHHHHH.Features: •�� • One travel lane in each direction• Raised median • One-way cycle track Trade-offs:• Removal of one travel lane in each direction • Removal of on-street parking• Median may restrict access to side streets and alleys EXISTING CONDITIONS (FROM FELSPAR STREET TO PACIFIC BEACH DRIVE) POTENTIAL IMPROVEMENTS POTENTIAL IMPROVEMENTS CROSS SECTION Sidewalk Sidewalk Mission Boulevard 60' Travel Lane/Sharrow Travel Lane Turn Lane Travel Lane Travel Lane/Sharrow Features from Diamond Street to Felspar Street:• Two northbound travel lanes • One southbound travel lane • Center turn lane• Parallel parking on east and west sides Features from Felspar Street to 3DFLÀF%HDFK'ULYH • Two northbound travel lanes • Two southbound travel lanes• Center turn lane • Bicycle Sharrows EXISTING CONDITIONS DRAFT 9/13/2018 POTENTIAL TYPICAL INTERSECTION TREATMENT (ALTERNATIVE 2.B) Notes: This concept only illustrates alternatives for Mission Boulevard. For potential improvements concepts of side streets west of Mission Boulevard please see separate exhibits. This graphic is for conceptual purposes only. Further engineering study would be required at the project level prior to implementation. The locations and/or ingress/egress of driveways will need to be further evaluated at the project level prior to implementation. MISSION BOULEVARD ALTERNATIVE 2.B ROUNDABOUTS WITH ONE-WAY CYCLE TRACK DRAFTWorkshop #1 9/13/2018 TRADE-OFFS: • Reduces roadway capacity • Median may restrict access to side streets and alleys • No protected bicycle facility • Limited ability to expand pedestrian realm area • Potential for conflict between bicyclists and parked vehicles in door zones This concept is not deemed feasible due to the raised median. A 10-foot additional lane is required for emergency response vehicles. CODES AND SPECIFIC PLANS RRM draws from local and regional context and influence to provide context-sensitive urban design strategies and guidance for infill development. RRM has worked extensively with both the private and public sectors, and our documents are clear in their intent, concise in their technical expression, and rich with graphic depictions to illustrate desired outcomes. Our knowledge of the needs of both sectors provides a balance of practice that makes our plans creative yet realistic and implementation oriented. Above all, our plans are prepared in a truly collaborative process and endeavor to identify the unique attributes that represent the values and culture of each community. Page 3 Building Placement Table 1 Rear Setbacks There shall be no rear setback required for interior lots. Setbacks with Landscaping: 7th Street, 9th Street, 10th Street, G Street, and Valley Boulevard Ground Floor Transparency The ground floor building facade facing a street frontage line, where the ground floor use is non-residential, shall consist of a minimum 45 percent area of glass doors, windows, or other transparent materials. Ground Floor Transparency Good Neighbor Where the side of a lot abuts a residential zone, the minimum side setback shall be ten feet. Those portions of a building that abuts a residential zone, where the proposed structure is over 35 feet tall, shall be setback a minimum of 20 feet from th a t property line. Where vehicular access is taken from the side of a lot, the building shall be setback a minimum of 25 feet from that side. Where the rear of a lot abuts a residential zone, the minimum rear setback shall be 15 feet. Where vehicular access is taken from the rea r of a lot, the building shall be setback a minimum of 25 feet. Those portions of a building that abut a residential zone , where the proposed structure is over 35 feet tall, shall be setback a minimum of 20 feet from that property line. Where vehicular access is taken from the side of a lot, the building shal l Good Neighbor 3-80 COMMUNITY. COMME R C E . P L A C E DOWNTOWN CORE & CORRIDORSSPECIFIC PLAN Land Use and Urba n F o r m 3 CITY COUNCIL REVIE W D R A F T - 8.05.14Downtown Extensi o n : District Standards BUILDING FORM A N D M A S S I N G STANDARD INTERPRETATION HEIGHT AND FORM Minimum Height A. 20’ minimum as me a s u r e d from adjacent side w a l k o r finish grade. Maximum Height A. 45’ maximum as me a s u r e d from adjacent sidew a l k o r average finish grad e . Height Bonus Criteri a A. 55’ maximum in Tier 1 a r e a (see Figure 3-3) Plate Height A. Commercial and mixe d - u s e ground floor plate h e i g h t s s h a l l be a minimum of 14 f e e t . Building Facades A. No building façade vi s i b l e from a public street s h a l l extend more than 50’ i n length without a 5’ m i n i m u m variation in the wall p l a n e . B. Buildings shall be desi g n e d t o meet the intent of th e d e s i g n guidelines presented i n S e c t i o n 3.3. Fullerton Specifi c P l a n Development Stand a r d s G r a p h i c s 12 March 2014 Downtown Expansi o n Plate Height 14’ MIN. Fullerton Specifi c P l a n Development Standar d s G r a p h i c s 12 March 2014 Downtown Expansio n Building Form 50’ MAX.5’ MIN. Plate Height Building Facade HUNTINGTON BEACH DOWNTOWN SPECIFIC PLAN VISION POSTER Acacia Ave.Lake St.O r a n g e A v e . Ol i v e A v e .Wal n u t A v e . Pa c i f i c C o a s t H w y .6th St.5th St.Main St.3rd St.2nd St.1st St.The Strand 200 FEET1006000400 Pacific City7th St.8th St.9th St.Acacia Ave. Cultural Arts District Blowup Legend Main Street 5th Street Pacific Coast Highway Trolley Route Bicycle Route Pedestrian Route / Paseo Cultural Arts District Primary Gateway/ Intersection Secondary Gateway/ Intersection Neighborhood Connection Public Parking Structure Library Performing Arts Theater (Underground Parking Structure) Art Center Murals Plaza Almeria Townsquare Post Office Oceanview Promenade Pierside Pavilion Main Street Promenade Police HUNTINGTON BEACH DOWNTOWN SPECIFIC PLAN VISION POSTER Acacia Ave.Lake St.Or a n g e A v e . Ol i v e A v e .Wal n u t A v e . P a c i f i c C o a s t H w y .6th St.5th St.Main St.3rd St.2nd St.1st St.The Strand 200 FEET1006000400 Pacific City7th St.8th St.9th St.Acacia Ave. Cultural Arts District Blowup Legend Main Street 5th Street Pacific Coast Highway Trolley Route Bicycle Route Pedestrian Route / Paseo Cultural Arts District Primary Gateway/ Intersection Secondary Gateway/ Intersection Neighborhood Connection Public Parking Structure Library Performing Arts Theater(Underground Parking Structure) Art Center Murals Plaza Almeria Townsquare Post Office Oceanview Promenade Pierside Pavilion Main Street Promenade Police RRM projects featured here: Huntington Beach Downtown Specific Plan, Mission Boulevard Public Spaces and Active Transportation Network, Gilroy Specific Plan, Long Beach Urban Design Element, Fullerton Downtown Core and Corridors Specific Plan 4SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE UNDERSTANDING IMPLEMENTATION A small sampling of RRM’s built work... RRM projects featured here: Paseo Chapala Mixed-Use Development, Old Town Calabasas, Vistas at Pismo Village Mixed-Use Development, Claremont VillageWest, Jennifer Street Bridge, 25 Street Improvements 5SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE RRM projects featured here: Prince Memorial Greenway, Ojai Arcade Plaza, Atascadero Streetscape, Avila Beach Front Street Enhancement, Venice Beach Oceanfront Walk, Calabasas Old Town, Big Bear Streetscape, Hermosa Beach Stretscape STREETSCAPES & PLACEMAKING 6SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE RRM projects featured here: Santa Cruz County Rail Trail Segment 7, Prince Memorial Greenway, Venice Beach Oceanfront Walk, Avila Beach Front Street Enhancement, Avalon Tremont Street Corridor, Buellton Avenue of Flags, Arana Gulch Master Plan Implementation, Whittier Greenway Trail TRAILS & PATHWAYS 7SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE Hit the streets at a safe social distance Connect with stakeholders in places where they already are • Pop-up engagement • Walking tours • Stakeholder interviews • Student involvement Bring people together for a conversation Virtual or in-person platforms to engage a broad cross- section of stakeholders • Project committees • Decision-maker input • Community workshops • Open houses • Design charrettes Engaging with online tools Engage with key demographics that are traditionally not represented • Pre-recorded videos • Live streaming • Mobile apps • Online and real-time surveys • Google/Microsoft forms • Zoom meetings and polling Get the word out Strengthen participation through education and notification • Project website and branding • Social media advertising • Newsletters and e-blasts • Mailers or flyers • Community ambassadors • Youth organizations COMMUNITY OPE N H O U S E @ SLO FARMER’S M A R K E T Check out the lates t p l a n s , learn about the Water Resource Recovery Facility improvements and give us your f e e d b a c k ! THIS THURSDAY MARCH 19th HIGUERA & BROA D S T R E E T A FRESH TAKE ON COMMUNITY ENGAGEMENT Communication in our modern era has become increasingly distant, making effective and thorough engagement with communities and stakeholders more challenging. Our team utilizes a variety of methods to engage participants of diverse backgrounds, education levels, and abilities with a cross-platform approach that gives agencies the ability to listen, offer remote participation, and collect feedback from all voices in the community. Scan with camera app or click icon to learn more! 8SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE The City of Azusa retained RRM to prepare a 350-acre TOD General Plan/Development Code Update and Specific Plan focusing on Azusa’s downtown, two future Gold Line transit stations, and adjacent residential neighborhoods. Funded through a Los Angeles Metropolitan Transportation Authority (Metro) grant, the work effort addresses a mix of commercial, residential, and entertainment-related land uses that will be instrumental in creating a vibrant mixed- use, pedestrian-oriented environment. The project market analysis informs recommended land uses and development standards, which are complemented by design guidelines to ensure high quality, compatible development. Inclusive community engagement incorporates ideas voiced by residents, business owners, and decision-makers. The overall effort is complemented by an integrated CEQA process for an Environmental Impact Report. Award of Merit for Economic Planning & Development -------- - APA Los Angeles Section, 2016 AZUSA TODGENERAL PLAN/DEVELOPMENT CODE UPDATE AND SPECIFIC PLAN AZUSA, CA NOTABLE INFO AND STATS: Client: City of Azusa Planning Timeline: 2014-2016 RRM SERVICES PROVIDED: Planning, Architecture, Engineering, Landscape Architecture UP NEXT...Case studies for a selection of RRM, Terra Nova, and KOA projects most relevant to La Quinta’s Highway 111 Corridor 9SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE YORBA LINDATOWN CENTER SPECIFIC PLAN YORBA LINDA, CA NOTABLE INFO AND STATS: Client: City of Yorba Linda Project Timeline: 2009-2015 RRM SERVICES PROVIDED: Planning, Architecture, Landscape Architecture, Graphic Design AWARDS & RECOGNITION: Planning Achievement Award: Hard Won Victories - American Planning Association (APA), California Chapter, Orange County Section, 2012 The Town Center Specific Plan was developed as a result of significant public dissatisfaction, which culminated in 2006 and resulted in City Council rescinding an approved development plan, passing a citizen’s “right-to-vote” referendum on development issues, unseating the City Council majority, and a change in several senior management staff positions. RRM Design Group led months of public meetings, workshops, study sessions and public hearings while developing a plan that was ultimately embraced by the community and adopted unanimously by the City Council. Key features of the Specific Plan for this 30-acre site include retail land use districts, relocation of an existing public library from a prime retail location to the central core of the planning area, inclusion of a public open space, design guidelines based on the existing historic architectural palette, and a “tiered-density” approach to allow the Specific Plan to be adopted ahead of the required community-wide vote. 10SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE NORTH SIERRA HIGHWAYSTRATEGIC PLAN INYO COUNTY, CA NOTABLE INFO AND STATS: Client: Inyo County Dates: 2016-2019 RRM SERVICES PROVIDED: Planning, Architecture The North Sierra Highway Strategic Plan is the result of a collaborative effort by the County of Inyo and the City of Bishop to provide coordinated guidance for mobility, development, and public realm improvements over time. The plan functions as a strategic plan and brings forward mobility recommendations from previous efforts and expands on strategies for key opportunity sites that offer near-term development potential. Several community engagement efforts were conducted to assist the project team in identifying issues, vetting ideas, and prioritizing recommendations. To support engagement of implementing agencies, the North Sierra Highway Corridor Plan Advisory Committee (Advisory Committee) was formed including representatives from County of Inyo, City of Bishop, Bishop Paiute Tribe, Caltrans, Los Angeles Department of Water and Power, Tri-County Fairgrounds, Eastern Sierra Transit Authority, Eastern Sierra Community Services District, and Bishop Rural Fire Protection District. An implementation section is included that identifies specific actions to address opportunity sites, phasing, funding sources, and Specific Plan development. BEFORE 11SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE THOUSAND OAKSBOULEVARD SPECIFIC PLAN THOUSAND OAKS, CA The Thousand Oaks Boulevard Association hired RRM Design Group to design a Specific Plan that improves the identity of the Boulevard by introducing innovative form based zoning and streetscape improvements. Covering over 275 acres along a 3-mile corridor and encompassing the city’s civic core, the Specific Plan provided recommendations to promote a unique commercial destination that is economically viable, self- sustainable, and pedestrian-friendly. Enhancing the creativity of the Downtown, the Plan introduces the opportunity for mixed-use development and encourages infill development and redevelopment of existing underutilized parcels. RRM also focused on revitalizing the current landscaping and providing tools to enhance the streetscape elements along the corridor by introducing a unified collection of landscaping and street trees, as well as new street furniture. HERMOSA BEACHPIER AVE. STREET IMPROVEMENTS HERMOSA BEACH, CA The City of Hermosa Beach hired RRM Design Group for the redesign of a section of its downtown corridor. This innovative project incorporates a green streets program and a revolutionary storm drain system. The City received nearly $1.3 million in Federal Recovery Act (economic stimulus) funding from the U.S. Environmental Protection Agency and the State Water Resources Control Board to implement the low impact system. The "green street" design addresses existing flooding problems and reduces and cleans stormwater runoff, the most common cause of coastal pollutants, from contaminating the nearby beach. In addition to the stormwater system, a new reclaimed water main has been installed that provides irrigation of the new drought-tolerant landscaping. NOTABLE INFO AND STATS: Client: City of Hermosa Beach Project Timeline: 2008-2010 RRM SERVICES PROVIDED: Planning, Engineering, Landscape Architecture, Surveying AWARDS & RECOGNITION: No. 2 Complete Street Policies of 2012 (tie) - National Complete Streets Coalition, 2013 Environmental Achievement Award - United States Environmental Protection Agency (EPA), 2010 NOTABLE INFO AND STATS: Client: Thousand Oaks Blvd Association Project Date: 2012 RRM SERVICES PROVIDED: Planning, Landscape Architecture, Engineering, Surveying AWARDS & RECOGNITION: Award of Excellence, Planning Achievement Award, Hard Won Victories, American Planning Association (APA), California Chapter, Central Coast Section, 2012 MAY 2009 THOUSAND OAKS BOULEVARD VISUAL SIMULATIONS View 1 - East of Cunningham Rd. - Existing Conditions View 1 - East of Cunningham Rd. - Potential Conditions View 2 - East of Zuniga Ridge Pl. - Existing Conditions View 2 - East of Zuniga Ridge Pl. - Potential Conditions View 3 - Looking East towards Live Oak St. - Existing Conditions View 3 - Looking East towards Live Oak St. - Potential Conditions MAY 2009 THOUSAND OAKS BOULEVARD VISUAL SIMULATIONS View 1 - East of Cunningham Rd. - Existing Conditions View 1 - East of Cunningham Rd. - Potential Conditions View 2 - East of Zuniga Ridge Pl. - Existing Conditions View 2 - East of Zuniga Ridge Pl. - Potential Conditions View 3 - Looking East towards Live Oak St. - Existing Conditions View 3 - Looking East towards Live Oak St. - Potential Conditions 12SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE Terra Nova Planning & Research, INC.® Terra Nova was founded in 1984 in Palm Springs, California and since that time has maintained offices in Seattle, Napa and Colorado Springs. Since its inception, Terra Nova has provided urban planning and environmental services to the public and private sector for major planning and development projects, including large-scale transportation and other infrastructure projects. The firm's experience is wide-ranging and includes the preparation of Specific Plans and Master Plans, General Plans (including Circulation Elements), Zoning Ordinances, and corridor plans. Terra Nova’s client base includes all cities of the Coachella Valley, CVAG, SCAG, the City of , Rancho Cucamonga, the Towns of Yucca Valley and Apple Valley, the County of Riverside, the cities of San Bernardino and Riverside, the Coachella Valley Water District, Eisenhower Medical Center and College of the Desert. Terra Nova’s municipal client base is of long standing – the firm has provided planning and environmental services to the City of La Quinta continuously for twenty years, and to the City of Palm Springs since 2005. Our relationship with the City of Rancho Mirage and Desert Hot Springs extends back to the mid-1980s, and their work with Palm Desert and Cathedral City started in the early 2000s. Relevant project experience includes the following: CV Link Multi-Modal Transportation Facility CV Link will connect the cities of the Coachella Valley; its La Quinta segment is an important part of the corridor project. Terra Nova prepared CEQA and NEPA environmental documents and assisted the project design team in resolving numerous design and location issues. CV Link intersects with numerous arterial roadways, parks and neighborhoods and is the new backbone facility supporting a much larger network of regional and local multi-modal facilities. Comprehensive demographic and socio-economic analysis conducted for eight valley cities and the county has also informed Terra Nova’s modeling of regional and municipal constraints and opportunities. Rancho Cucamonga Foothill Boulevard BRT Corridor Study Terra Nova evaluated the seven miles of Foothill Blvd through the City of Ranch Cucamonga for opportunities to plan transit-oriented villages (Bus Rapid Transit or BRT) along the corridor. Input came from public workshops/scoping meetings, surveys, a web site, combined City Council and Planning Commission workshops and interviews, local media and other outlets. The Study demonstrated the potential for successful TOD planning and implementation through enhanced land use synergies, optimized transportation infrastructure and services, and changes in the way housing and commercial services are provided along this major transportation corridor. Opportunity sites were identified and detailed design analysis and recommendations were prepared. Traffic management, trip reduction strategies, land use and demographic analysis, coordination of commercial development with BRT services, promotion of non-auto travel, recommendations for Zoning Code and Specific Plan updates, integration of public input, and development design concepts were all integrated into the documentation for the project. Additional Terra Nova Experience • University Park Master Plan/Palm Desert • Museum Market Plaza Specific Plan/Palm Springs • La Quinta General Plan Update • Highway 111 Specific Plan/Rancho Mirage • College Park Specific Plan/Palm Springs • Dsrt Wave Specific Plan/Palm Desert RELEVANT EXPERIENCE 13SECTION 2 | Statement of Qualifications | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE RELEVANT EXPERIENCE KOA RELEVANT PROJECTS PALM DESERT CV LINK PAINTERS PATH SPUR PHASE 1 AND 2, PALM DESERT, CA KOA is helping to provide better bicycle and golf cart connectivity between the CV Link and San Pablo Avenue corridors and the City Center, which includes the El Paseo shopping district, the retail and residential neighborhood between Highway 111 and Fred Waring Drive, and the Civic Center municipal campus at Fred Waring Drive and San Pablo Avenue. Through its 2016 General Plan update, the City envisions a network of pedestrian, bike and golf cart connectivity connecting these critical elements of the community. KOA is tasked with conducting alternatives analysis for a network of bike and golf cart facilities connecting El Paseo, the CV Link and San Pablo Avenue corridor. The boundary of the study area includes Painters Path, El Paseo, Portola Avenue and Magnesia Falls. The analysis will look at linkages to existing and proposed bike and golf cart facilities, and alternative alignments. CVAG CATHEDRAL CITY ACTIVE TRANSPORTATION PROJECT (ATP), CATHEDRAL CITY, CA Under the implementation of CVAG’s regional ATP plan, the City of Cathedral City plans to enhance bicycle and pedestrian facilities citywide. KOA Corporation was selected by The Coachella Valley Association of Governments (CVAG) and Cathedral City to provide engineering services for five (5) Corridors: E palm Canyon Drive, Cathedral Canyon Drive, Gerald Ford Drive, Cathedral Channel East, and Date Palm Drive. These projects include construction of curb and gutter, curb ramps, sidewalks, pavement widening, pavement rehabilitation, pavement markings and striping, Class I and II bikeway/pedestrian paths, and bicycle/pedestrian bridge. The KOA team is responsible for Conceptual Development, Environmental Clearance, Public Outreach, Final PS&E and Grant Application Assistance. CITY OF SANTA ANA TRANSIT ZONING CODE TRAFFIC STUDY, SANTA ANA, CA KOA completed a traffic impact study along with a few revisions over the last few years associated with the EIR for the City of Santa Ana’s Renaissance Specific Plan with Form based code. KOA worked closely with the prime consultant to conduct the study and assessment. The Specific Plan’s limits were approximately bounded by Flower Street on the west, Grand Avenue to the east, Civic Center Drive to the north, and First Street to the south, within a total of 440 acres of study area. The study analyzed the traffic impact upon the surrounding street system based upon land use and circulation changes identified in the Renaissance Specific Plan. A total of 50 intersections were analyzed for the existing conditions, interim conditions, and General Plan long-range conditions. FULLERTON TRANSPORTATION CENTER EIR TRAFFIC ANALYSIS, FULLERTON, CA KOA conducted a traffic study for the City’s 35-acre transportation center mixed-use project located in Downtown Fullerton. It is generally bounded by Commonwealth Avenue on the north, Lawrence Avenue on the east, Harbor Boulevard on the west, and Walnut Avenue on the south, including an industrial area south of Walnut Avenue lying between Harbor Boulevard and Lawrence Avenue. The study analyzed existing conditions for streets in the project vicinity and determined the project traffic impacts for the area in the near-term and over the next two decades. KOA reviewed the project location and the 50 study intersections in the field to observe and inventory roadway geometrics, existing traffic operations, and relevant information during peak hours. Peak-period intersection traffic analysis was conducted for existing traffic conditions for each of the study intersections during the AM and PM peak hours. KOA evaluated future with and without project conditions using land use data from the City’s Planning Department. 14SECTION 3 | Project Understanding and Approach | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE We know there are challenges... • Highway 111 is a shop-and-go destination. There is no atmosphere that encourages people to ‘stay and play.’ • The wide-bermed parkways along Highway 111 have created an environment where shopping centers have poor visibility from the street and no street presence. • Parking lots are sized for Black Friday; as the retail experience changes, lots of vacant parking sends the wrong message about the Highway 111 shopping experience. • Pedestrians, bicyclists, and NEV users have to utilize driveways to navigate the inside of each shopping center. Few of them are interconnected for cars, let alone alternative transportation. There are no internal sidewalks, paths, or refuges for safe non-motorized travel. • Highway 111 is too wide. It is a six-lane street, but it does not need to feel like a barren, unsafe place to walk or bike. • The General Plan and the Mixed-Use Overlay already provide many of the building blocks needed to create an effective plan for the future of the corridor, but there may be obstacles that limit redevelopment. RECOGNIZE RECOGNIZE CHALLENGESCHALLENGES SANTA BARBARA COUNTY SANTA CLAUS LANE G G G G G G G G G GW W W W W W GSTALLSTALLSTALLSTALLSTALLSTALLSTALLSTALL STALL STALL STALLSTALLSTALL STALLSTALLSTALL STALL STALL ZONELOADING ZONELOADING ZONELOADING STALLSTALLSTALLSTALLSTALL STALL STALL STALLSTALLSTALLSTALL STALL STALLSTALL STALLSTALLSTALLSTALLSTALL STALL STALL STALL STAL LSTALL STALL STALLSTALLSTALLSTALLSTALL STALL STALLSTALLSTALL STALLSTALLSTALLSTALLSTALL STALLSTALLSTALLSTALL STALL STALLSTALLSTALLSTALLSTALLSTALL STALL STALL STALL STAL LSTALLSTALLSTALLSTALL STAL LSTALL STALL STALLSTALLSTALL STALL STALL STALL STALLSTALLSTALL STALLSTALL STALL 10+00 11+00 12+00 13+00 14+00 15+00 16+00 17+00 18+00 STALL STALL STALL STALL STA. 15+75.00BEGIN TRANSITION STAL LSTALL STAL LSTALL STALL S SW W W W W WM G G G EDS DS DS DS DS DS DS DS DS DS DS DS DS DS IRRFS WSW W W W W STALLSTALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALLSTALLSTALL STA LLSTALL STALL STALLSTALL STA LLSTALL STALLSTALLSTALLSTALL STALL STALL S TALLSTALL STALLSTALLSTALLSTALLSTALLSTALLSTALLSTALLSTALLSTALLSTALLSTALLSTALLSTALLSTALL STALL STAL LSTALLSTALL STALL STAL LSTALL STALL STALL STALLSTALL STALL STALL STALL STALL STALLSTALLSTALLSTALL 24+00 25+00 26+00 27+00 28+00 STA. 24+30.00END TRANSITION STA LLSTALL STALL STALL WMG M S E EW W WM WM WM GGS STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALLSTALL STALL STALL STALL STALLSTALLSTALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALLSTALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL 31+00 32+00 33+00 34+00 35+00 36+00 STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALLSTALLSTALLSTALL STALL STALL STALL STALL STALL STALL STALL STALL STALL STALMATCHLINE-SEE TOP RIGHTHLINE-SEE MIDDLE RIGHTSUMMARY OF VIEWS RENDER #1 MAJOR VIEWS: BATHROOM BUILDING, BIKESTATION, RAILROAD CROSSING TO BEACH,BIKE PATH, PLANTERSMINOR VIEWS: SPECIALIZED PAVING AT BEACH ACCESS, DROP OFF ZONE, ROAD LOOKING NORTHWEST, ANGLED PARKING RENDER #2 MAJOR VIEWS: ROADWAY LOOKING TOWARDS ROUNDABOUT, ANGLED PARKING,RETAINING WALL AND WALL TREATMENT,CROSSWALK AND PLANTERSMINOR VIEWS: BIKE PATH, SIDEWALK*ROUNDABOUT NOT VISIBLE FROM THIS VIEW RENDER #3 OPTION A MAJOR VIEWS: SIDEWALK AT BUSINESSES, PLANTERS AT DRIVEWAY, ROADWAY LOOKING NORTHWEST, ANGLED PARKINGMINOR VIEWS: FRONTS OF BUSINESSES, PLANTERS AND CROSSWALK IN DISTANCE RENDER #3 OPTION B MAJOR VIEWS: CROSSWALK AT ROUNDABOUT, ROUNDABOUT, PLANTERS, ROADWAY REN RENDER #2 RENDER #3 OPTION A JUNE 21 2019 VIEW TOWARDS ON-RAMP Section 3 PROJECT UNDERSTANDING AND APPROACH The future vision for Highway 111 has been established and now the City is looking for a multidisciplinary team to make that vision a reality. RRM Design Group will help the City make that happen. For over four decades, we have successfully provided form based development standards that focus on the scale, design, and placement of buildings, paying attention to their relationship with the street and public spaces. And the cities we have worked for have experienced real results. We understand and look forward to sharing our knowledge of place-based/form based, performance/impact, incentive-based, hybrid, and Euclidean zoning with you and your Council and ultimately to delivering a unified Highway 111 Code that will be easy to use and easy to administer. The corridor plan vision calls for various street improvements to Highway 111, landscape design, and the Cultural Trail adjacent to the north side of Highway 111. RRM’s planners, landscape architects, urban designers, and civil engineers often work together to craft a redevelopment plan and companion zoning, and design and develop construction documents for the streetscape and placemaking aspects of projects similar to this effort. A focus on implementation and multidisciplinary integration is what keeps our plans from collecting dust on a shelf, and what yields real results for cool places for residents and visitors to shop, eat, recreate, live, and work. A focus on implementation and multidisciplinary integration are what keeps our plans from collecting dust on a shelf 15SECTION 3 | Project Understanding and Approach | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE The vision plan outlines guiding principles... • Preserve and enhance the successful revenue-generating assets. • Create memorable experiences by orchestrating great streets and public spaces. • Leverage walkable and mixed-use development on vacant infill parcels. • Combine tactical small-scale interventions with larger scale catalytic projects. • Eliminate legal barriers to developing great places. We will deliver all of this, and more! A key to long-term economic health on Highway 111 is flexibility. Over the years, a wide range of master plans, corridor plans, specific plans, and the like have been prepared, approved, and then gather dust! Many plans fail to align land use, design, and regulation with economic reality. Economic and fiscal considerations are integral to a successful plan and will be an important basis for providing new and revitalized quality development along the entire corridor. The code will build on La Quinta’s strength to attract thousands of visitors for world-class desert resort vacations, championship golf and tennis tournaments, internationally known festivals, and a diversity of music and entertainment events. GUIDING GUIDING PRINCIPLESPRINCIPLES WE WILL WE WILL DELIVERDELIVER In order for the vision to become a reality, RRM’s team will take a deeper dive into what is currently working and not working along the corridor. We will develop a code and companion corridor design development and construction documents that will be a catalyst for change. You need: • A clear vision – check! • An understanding of market conditions and demand. • To set clear expectations—a code that is easy to understand, use, and administer—a developer is more willing to invest and take a risk if there is certainty in what they propose will be approved. • Public investment—if you build it, they will come—where can the City get the biggest “bang for their buck” in phase 1 implementation. • To truth test if there is a one-size-fits-all solution to the corridor or a strategy to implement the vision in phases with slight variations based on existing conditions. • Incentives – can more be achieved if a developer contributes to realize the vision? • Environmental clearance and/or streamlined approach to development. TAKE A TAKE A DEEP DIVEDEEP DIVE 16SECTION 3 | Project Understanding and Approach | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE The consumer is changing, and an updated picture of local and national socioeconomic characteristics of the consuming public will give us a better understanding of the prospective customers’ lifestyle choices, what they buy, and how they spend their free time. We will include tapestry segmentation in our analysis to provide insights to help identify the best segment opportunities, optimal development (and redevelopment) sites, and underserved markets. With these data we will provide reality-based planning. We will also be able to show prospective developers higher response rates, illustrate the profitability of the “activated” Highway 111 Corridor, and show them why they should invest their resources here. The market will govern what works and where, and analysis will help provide the basis to make the right choices. Our charge will be to develop a code that fosters a revitalized, unique, mixed-use, and beautified Highway 111. This will serve the community and region with a variety of land uses that are set in an attractive environment, creating a warm and inviting corridor. Our approach addresses the City’s objectives of developing a realistic, implementation-oriented, and user-friendly code and streetscape plan that will set the stage for this one-of-a-kind project that will... • Incorporate economic analysis findings to support market-driven revitalization • Build upon existing information, documents, and policies • Increase opportunities for a more diverse range of uses, including residential infill and compact development • Prepare zoning development regulations that address mixed-use strategies • Provide incentives for the development of a range of housing types and redevelop challenging parcels and address other physical constraints • Create an attractive streetscape plan • Position the area for future grant funding • Provide a framework for infrastructure investment that yields an enhanced area and encourages walking, bicycle mobility, and the use of transit • Create a realistic, implementation-oriented, graphic-rich, and user-friendly document We will be able to show prospective developers higher response rates and illustrate the profitability of the “activated” Highway 111 corridor BEFORE PROPOSED Balboa Avenue, San Diego, CA 17SECTION 4 | Scope of Work | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE Section 4 SCOPE OF WORK PHASE 1 FORM BASED CODES OVERVIEW SUBTASK 1.1: PROJECT INITIATION & KICK-OFF The team will review relevant City documents and participate in a kick-off meeting including a tour of the project area. SUBTASK 1.2: FORM BASED CODE PRESENTATION RRM will prepare for and deliver an educational presentation to the Council and the Planning Commission on how a form based code could work for developments along the corridor. The presentation will include and an overview of form based codes, what they are, why they are used over traditional codes, and cite examples of how they work in other cities. SUBTASK 1.3: PROJECT AREA ANALySIS/ UNLOCKING REDEVELOPMENT POTENTIAL Terra Nova will conduct demographic and socioeconomic research and documentation on two levels: (1) a primary market area will be established based on travel distance, time, and accessibility to the corridor, and (2) a citywide demographic research and assessment will be conducted. A market supply/demand analysis will be conducted for a full range of commercial and service commercial sales and services. A retail demand and supply/leakage analysis will be conducted for a wide range of retail commercial sectors ranging from general retail trade to autos and related sales and services. The analysis will also evaluate the potential demand for professional and medical office space and the level of multifamily residential the corridor could support. The data collected as part of this task will provide reality- based planning. We will also be able to show prospective developers higher response rates, illustrate the profitability of the “activated” Highway 111 Corridor, and show them why they should invest their resources here. The market will govern what works and where, and analysis will help provide the basis to make the right choices. We will perform an existing code analysis (Specific Plans and Mixed-Use Overlay) and an ownership and site analysis, and we will review development agreements and recently approved projects. In addition, we will look at constraints and opportunities that will inform the design of roadway and multimodal facilities. RRM will also review the Covenants, Conditions & Restrictions (CC&Rs) and analyze how they limit the land use of the Demonstration Site. This task will result in identification of the Demonstration Site boundaries and the proposed land use plan. SUBTASK 1.4: SAMPLE FORM BASED CODE FOR DEMONSTRATION SITE RRM’s team will conduct a day of stakeholder interviews with City staff and property owners to develop appropriate and beneficial standards that support the vision of the Highway 111 Corridor Plan. RRM’s team will create a sample form based code for the Demonstration Site that will contain building form standards, public space standards, and a regulating plan. We will also identify recommended amendments to the current regulations. Finding will be presented at a joint City Council and Planning Commission study session. 3-80 COMMUNITY. COMMERCE. PLACE DOWNTOWN CORE & CORRIDORSSPECIFIC PLAN Land Use and Urban Form3 CITY COUNCIL REVIEW DRAFT - 8.05.14 Downtown Extension: District Standards BUILDING FORM AND MASSING STANDARD INTERPRETATION HEIGHT AND FORM Minimum Height A. 20’ minimum as measured from adjacent sidewalk or finish grade. Maximum Height A. 45’ maximum as measured from adjacent sidewalk or average finish grade. Height Bonus Criteria A. 55’ maximum in Tier 1 area (see Figure 3-3) Plate Height A. Commercial and mixed-use ground floor plate heights shall be a minimum of 14 feet. Building Facades A. No building façade visible from a public street shall extend more than 50’ in length without a 5’ minimum variation in the wall plane. B. Buildings shall be designed to meet the intent of the design guidelines presented in Section 3.3. Fullerton Specifi c Plan Development Standards Graphics 12 March 2014 Downtown Expansion Plate Height 14’ MIN. Fullerton Specifi c Plan Development Standards Graphics 12 March 2014 Downtown Expansion Building Form 50’ MAX.5’ MIN. Plate Height Building Facade 18SECTION 4 | Scope of Work | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE Deliverables: • Prepare for and attend a kick-off meeting • Up to two (2) days of stakeholder meetings • Prepare for and facilitate presentation to City Council on form based code • Memorandum summarizing project area analysis and ArcGIS map • Market demand, demographic, and socioeconomic report • Sample form based code for the Demonstration Site • Ongoing coordination - 8 hours of PM/PIC time per month for up to 6 months. This task includes a 1-hour conference call each month with staff. PHASE 2 REFINED CORRIDOR CONCEPTS SUBTASK 2.1: EXISTING CONDITIONS ANALySIS AND BASE MAPPING RRM will take existing infrastructure information provided by the City as well as surface information from site visits and topographic survey to prepare an existing site base file. In coordination with City staff, this base file will be used to analyze and identify any insufficient infrastructure as a baseline for the conceptual design. Deliverables: Existing Base Map in AutoCAD format. SUBTASK 2.2: TOPOGRAPHIC SURVEy AND BASE MAPPING Aerial Photo Control and Coordination RRM will facilitate the coordination of aerial mapping of the La Quinta Highway 111 Corridor with an aerial photogrammetrist. RRM’s surveyors will coordinate with the photogrammetrist to obtain aerial photography suitable for compiling a topographic map at a scale of 1” = 40’ showing contours at 1.0-foot intervals with planimetric features, including detail on roads, structures, fences, power poles, trees, brush, and other aboveground features according to standard practice. Supplemental Topographic Mapping RRM will perform up to five field days of supplemental field survey work to detail topographic features not covered in sufficient detail in the aerial topographic map due to overhead obstructions. The collected data will be incorporated into the digital base map for use in the planning and design. Record Boundary Mapping Easement information will be placed in the base map if retraceable from record documents referenced therein. If boundary monumentation is available, it will be collected, and a boundary compiled from record documents will be placed on the base map. This proposal does not include a full boundary survey of the project site. Missing property corners may require additional boundary research and field surveying not included in this task. Deliverables: • Digital topographic map file in AutoCAD format. • Color digital orthophotos. SUBTASK 2.3: CONCEPTUAL STREETSCAPE PLANS AND SECTIONS Building on the Phase 1 work and base mapping, RRM will develop conceptual layout plans for the Highway 111 Corridor with City staff that refines the corridor vision plan. The plans will clearly locate and illustrate corridor improvements such as pedestrian pathways, accessibility routes, landscaping, roadway and intersection improvements, drainage, stormwater BMPs, lighting, open space, seating, and parking areas. This package will include: • Preliminary Grading and Drainage Plans • Preliminary Construction Keynote Plan • Preliminary Landscape Plan Deliverables: • One (1) conceptual corridor package • Respond to two (2) sets of comments from the City • Cost Estimate based on approved conceptual design SUBTASK 2.4 LEVEL OF SERVICE TRAFFIC ANALySIS KOA will provide a Level of Service (LOS) traffic analysis based on the approved conceptual design to ensure the existing LOS for the corridor is maintained. The LOS analysis will be performed for all the intersections along the 2-mile Highway 111 Corridor. 19SECTION 4 | Scope of Work | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE SUBTASK 2.5: PHASING PLAN RRM recommends the phased logical constructability for the corridor will be by block, beginning with the section identified in the Highway 111 Corridor Plan between Adams Street and Dune Palms Road. RRM will work with City staff to determine the best approach to phasing. PHASE 3 STREETSCAPE PLANS FOR DEMONSTRATION SITE (OPTIONAL) RRM recommends developing Plans, Specifications, and Estimates (PSE) for an entire block along the Highway 111 Corridor. For the purposes of this proposal, we are anticipating the Demonstration Site and the scope of this phase to be located between Adams Street and Dune Palms Road. RRM will work with the City to determine a logical Demonstration Site but recommends developing PSEs for this block due to constructability, safety, improving the urban environment, and enticing future investment and economic development along the Corridor. This effort would also include a signalized pedestrian crossing between Adams Street and Dune Palms Road (Policy A.3.1c). RRM’s team will also include the intersections of Adam Street and Dune Palms Road to ensure efficient transitional striping, pedestrian crossings, and corner radii at intersections that work with the proposed improvements. SUBTASK 3.1: PREPARE GRANT APPLICATION KOA staff will follow up on Caltrans Active Transportation Program (ATP) Cycle 5 and Highway Improvement Program (HSIP) Cycle 10 and will prepare a compelling narrative and compile the documents and data required for a successful and high-scoring grant application. This will include the application form, scope of work, project timeline, third- party in-kind valuation plan (if applicable), a map of the project corridors, and letters of support, graphics, safety data, and other data to develop benefit-costs and complete the project applications. A preliminary draft application will be submitted for staff review and comments. This will be followed by the final grant application. In addition, the team will explore availability of any potential State or local grant funding to assist in the implementation of the corridor plan, including complete streets improvements, utility relocations, stormwater management, and related improvements. SUBTASK 3.2: GEOTECHNICAL ANALySIS Ninyo & Moore will provide geotechnical services to review background information including geologic and topographic maps, groundwater data, and stereoscopic aerial photographs. In the field, Ninyo & Moore will perform a subsurface exploration consisting of the excavating, logging and sampling of three (3) exploratory borings. The exploration locations will be excavated in areas of proposed improvements to depths of 15 feet (or refusal). Bulk and in- place samples of the encountered soils will be collected and transported to Ninyo & Moore’s laboratory for testing, and percolation testing will be completed. Deliverables: Geotechnical Investigation Report SUBTASK 3.3: 60% CONSTRUCTION DOCUMENTS AND OUTLINE SPECIFICATIONS AND COST ESTIMATE RRM will prepare 60% Construction Documents (see Construction Document Package Contents at the end of this Scope of Work) based on the approved Conceptual Corridor Package in Phase 2. RRM will provide one construction cost opinion. SUBTASK 3.4: 90% CONSTRUCTION DOCUMENTS AND SPECIFICATIONS AND COST ESTIMATE RRM will prepare 90% Construction Documents that address plan-check comments generated from the City’s review of the 60% construction document submittal. RRM will provide one construction cost opinion. 1 0 0 -YE AR F LOOD P L A IN 1 0 0 -YE AR F LOOD P L A IN 47+00 48+00 49+00 1 0 0 - Y E AR F LOOD P LA INPC: 43+65.39 1 0 0 - Y E AR F LOOD P LA IN 41+00 42+00 43+00 44+00 45+00 46+00 47+00 48+00 49+00 50+00 24+0025+0026+00 June 2016��s��osi��s�M��i��se��w�� Preliminary Trail Layout L-1.10SCALE: 1" � 20� 10� 20�0 40�MATCHLINE, SEE SHEET L-1.11MATCHLINE, SEE SHEET L-1.09��M�� Legend Right-of-Way Line Multiuse Path (Class I Bike Path) Modified Existing Class II Bike Lane Solid Double Yellow Pavement Marking Future Median Opportunity Proposed Driveway Apron at ExistingPrivate Driveway Proposed Dash Green Bike LaneStriping at Existing Private Driveway Proposed Pedestrian Crosswalk Striping Proposed Accessible Permeable ConcreteCurb Ramp with Truncated Domes Proposed Retaining WallProposed Future Planting Existing Edge of Pavement (RedDashed Line) Key Map Existing Riparian Habitat Existing Wetland Habitat Existing Non-Wetland Habitat Drain Inlets & Catch Basins PROPOSED CROSSWALK STRIPING PROPOSED STRIPED ANDPAINTED BIKE LANE AT STREET INTERSECTION PROPOSED CROSSWALKSTRIPING PROPOSED MULTI-USE PATH PROPOSED TWO-FOOT CLEARPERMEABLE SHOULDER EXISTING MODIFIEDCLASS II BIKE LANE PROPOSEDPERMEABLEREST AREA PROPOSED MULTI-USE PATH PROPOSED TWO-FOOT CLEARPERMEABLE SHOULDER PROPOSED BARRIER PROPOSED ACCESSIBLEPERMEABLE CONCRETE CURB RAMP WITH TRUNCATED DOMES EXISTING SIGNAL POLESAND LIGHTS TO REMAIN UTILITY BOXES PROPOSED STRIPED AND PAINTED BIKE LANE ATSTREET INTERSECTION EXISTING MODIFIED CLASS II BIKE LANE PROPOSED ACCESSIBLEPERMEABLE CONCRETE CURBRAMP WITH TRUNCATED DOMES PROPOSED BARRIER PROPOSEDRETAINING WALL EXISTING 100 YEARFLOOD LINE EXISTING 100 YEAR FLOOD LINE EXISTING SIDEWALKAND CURB RAMP TOREMAIN PROPOSED PERMEABLE CONCRETE SIDEWALK TOMEET EXISTING SIDEWALK 20SECTION 4 | Scope of Work | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE SUBTASK 3.5: 100% CONSTRUCTION DOCUMENTS AND SPECIFICATIONS RRM will prepare 100% Construction Documents that address plan-check comments generated from the City’s review of the 90% construction document submittal. SUBTASK 3.6: BID-READy PACKAGE RRM will prepare the Bid-Ready Construction Documents that address back-check/permitting comments generated from the City’s review of the 95% construction document submittal. SUBTASK 3.7: HyDROLOGy STUDy RRM will prepare a Hydrology Study in conformance with Riverside County requirements to evaluate and provide drainage and water quality solutions. RRM’s hydraulic engineer will work with our landscape architects to develop low impact solutions to provide detention/retention BMPs. RRM will prepare a drainage report summarizing the analyses. Deliverables: Draft Hydrology Study and Final Hydrology Study based on City review comments PHASE 4 FORM BASED CODE FOR HIGHWAy 111 CORRIDOR (OPTIONAL) SUBTASK 4.1: FORM BASED CODE FOR HIGHWAy 111 CORRIDOR ArcGIS Zoning Map for the study area with updated zoning classifications to implement General Plan land use designations, reflect the Development Site code direction, and current and future development outcomes. Additional building form standards, public space standards, and a draft regulating plan incorporating desirable design and development standards. The code shall also incorporate the design concepts from Phase 2 to ensure cohesiveness between the public and private realms. The code will be clearly written and tailored with the ultimate users in mind. Design professionals, City staff, and decision-makers will all use this code in the creation and review of project submittals. The intention is to create an easy-to-use and easy-to-administer document and eliminate redundancy and unnecessary regulations otherwise covered by existing documents. The document will be graphically rich with images and exhibits representing a suggested design topic or standard. In addition, this phase will include preparation of amendments for the repeal of all 11 Specific Plans along the corridor if directed by City Council and the Planning Commission. Up to two revised drafts will be included based on a consolidated set of comments from staff. This task will incorporate necessary provisions for the administration and enforcement of the code, including application procedures, required findings, hearings and approval, and post-decision procedures for all permit/ approval types including use permits and code amendments. Revisions to the development review process will be identified to ensure it is intuitive, development friendly, and streamlined to be consistent with planning goals and policies. SUBTASK 4.2: CEQA DOCUMENTATION AND PROCESSING RRM’s partner, Terra Nova, has thoughtfully considered the needs to secure environmental clearances for this project. The full scope of the project could warrant the preparation of a Program EIR; however, we believe that a substantial CEQA Initial Study (expanded environmental assessment document, IS/EA) could serve. Terra Nova’s scope of work assumes a CEQA IS/EA with appropriate technical studies. Technical studies that will be prepared as a part of this project include a traffic impact (and VMT) analysis (TIA), hydrology study, air quality and greenhouse gas (AQ/ GHG), impact report, and a market-area/City/regional socioeconomic profile and local market analysis. Additional technical analysis generated as a part of the project will also be incorporated in the IS/EA. In addition to the CEQA IS/EA document, Terra Nova will prepare a draft Notice of Intent, legal notices, and associated materials. An IS/EA transmittal list will be prepared for and approved by City staff, and Terra Nova will transmit the Draft IS/EA to local agencies, organizations, utilities, and others. If any State permits are required for any proposed activity analyzed in the IS/EA, the document we be transmitted to the State Clearinghouse and other potential responsible agencies. Terra Nova will also prepare appropriate CEQA-related Notices of Determination. Terra Nova shall prepare responses to comments received on the Draft IS/EA and will review these with the RRM team and City staff before finalization. During Phases 3 and 4, Terra Nova shall incrementally 21SECTION 4 | Scope of Work | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE analyze all design components for the corridor, will conduct a project-level CEQA analysis of the Demonstration Site, and a programmatic analysis of the full corridor. To the extent that corridor-wide plans are to be adopted for construction, the proposed IS/EA will also address these improvements on a project level. The adoption of a Mitigated Negative Declaration is anticipated. Terra Nova will conduct research, analysis, and review of literature and other documentation to prepare an analysis of air quality and greenhouse gas impacts associated the project. The assessment of construction activities shall include quantifying emissions from demolition, trenching, excavation, and other activities. GHG emissions will also be quantified and analyzed pursuant to thresholds, and potential reductions in vehicle miles traveled will be discussed based on the project traffic analysis. Terra Nova shall provide a City-approved IS/EA transmittal list and transmit a Notice of Intent to surrounding property owners based on a notification package (per City). Terra Nova shall also prepare a Notice of Completion for transmittal to the Riverside County Clerk and the State Clearinghouse for posting for a 30-day period if a State permit or State funding is involved. SUBTASK 4.3: PUBLIC HEARINGS The team will prepare and present the project at up to two (2) public hearings. Deliverables: • Comprehensive code with up to two (2) rounds of edits following consolidated redline comments from staff and companion CEQA compliance documentation • Presentation materials and attendance at Planning Commission and City Council FUTURE MODIFICATIONS The scope of work and associated fee for Phases 3 and 4 may be updated following the completion of Phases 1 and 2. CLIENT RESPONSIBILITIES • One contact person who will serve as the City’s representative and will consolidate all Agency review comments for each submittal milestone into one list of official comments to which RRM can respond • Bid and contract “boiler plate” documents, such as invitation, instructions, general and special conditions, contract forms, insurance, forms, etc. • Document distribution for staff and technical reviews • Meeting notification, facility, logistics and refreshments • Title reports • Hazardous materials testing, reports, or recommendations for removal LIMITATIONS OF SCOPE Please note that the tasks to be performed by the RRM team are limited to those outlined above. This scope of services excludes the following: • Independent verification of accuracy of City-provided information • LEED documentation and design • City permitting • Payment of fees and permits • Easement/dedication/annexation exhibits • Fire sprinkler drawings and calculations • Preparation of separate construction documents for multiple bid packages • Utility capacity analysis • Structural design • Stormwater Pollution Prevention Plan (SWPPP) • Water Quality Management Plan • Construction phase services 22SECTION 4 | Scope of Work | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE CONSTRUCTION DOCUMENT PACKAGE CONTENTS RRM’s team will prepare the following Construction Documents on City of La Quinta Public Works standard title block for the submittal levels listed above. Title and Reference Sheets RRM’s team will prepare title sheets, as necessary, to convey all pertinent general project information. These sheets may include project name, location, approval blocks, agency contact information, USA alert, basis of survey statement, list of abbreviations, phasing, and/or additive alternate instructions. Demolition Plans RRM’s team will prepare demolition plans, at an appropriate scale, for all structures and elements requiring removal in order to implement the corridor’s design. The plans will locate, identify, and describe the removal items and provide instructions for the safe disposal of the demolished work. Additionally, the plans will indicate items to salvage or stockpile such as topsoil for later use in the planting area construction. Erosion Control Plan RRM’s team will prepare Erosion Control Plans for the site depicting proposed construction Best Management Practices (BMPs) in conformance with the State Construction General Permit. The plans will include plan views with locations of proposed BMPs, and details of the BMPs. Construction Keynote Plans RRM’s team will prepare construction keynote plans, at an appropriate scale, for the approved design. The plans will present the overall corridor design layout with a keynoting system that identifies all construction items, references to appropriate details, and drawing series directions. Horizontal Control Plans RRM’s team will prepare horizontal control plans, at an appropriate scale, for the approved design. The plans will establish all horizontal control for the corridor. The plans will also establish construction layout control points and establish a coordinate system for locating all site elements. Grading and Drainage Plans RRM’s team will prepare grading and drainage plans, at an appropriate scale, for the approved design based on the Geotechnical Engineering Report. The plans will build on the boundary and topographic information and will show all vertical control of the project elements, contour grading, spot elevations, and cut and fill estimates within the project site. The plans will detail all drainage facilities within the corridor development area with supporting calculations performed for the sizing of new on-site pipes and inlets as outlined in the above task. Site Construction Details As a companion to the construction plans, RRM’s team will prepare details for all the construction items illustrated on the site construction plans. The details will specify materials, dimensions, colors, and finishes. Site Utility Plans RRM’s team will provide engineered utility plans, at an appropriate scale, for domestic water, sewer and gas from a point of connection to the closest existing service main that will be adequate to service the improvements. This scope assumes that the existing off-site and/or on-site water, sewer and gas systems have adequate capacity for the site development and that analysis or upgrades are not included in this proposal. Additional design to increase the capacity of the off-site utilities beyond the closest points of connections to the corridor including fire flows are considered outside this scope. Site Electrical/Lighting Plans P2S’s team will prepare utility service distribution plans, circuiting, fixture schedules, panel schedules, and electrical calculations as required to provide electrical service for site lighting, sports lighting, exterior electrical outlets, and the irrigation system controller. RRM’s team will coordinate with La Quinta Public Utilities to facilitate the utility application process. Note: Electrical utility improvement design will be provided by La Quinta Public Utilities. RRM’s team will endeavor to describe such work for bid purposes as it is available to us at the conclusion of the construction document process. Utility company designs are subject to La Quinta’s Public Utilities’ review and final approval on their time frame. Construction of the utility company’s improvements must be obtained directly from La Quinta Public Utilities as a “hand out package.” Irrigation Plans and Details per City Water Conservation Ordinance RRM’s team will prepare irrigation plans, calculations, and document package for planting areas in compliance with the State’s Model Water 23SECTION 4 | Scope of Work | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE Efficient Landscape Ordinance (MWELO). The plans will detail such things as the irrigation system layout, main line, automatic weather sensing controller, head layout, piping, filter, and backflow device. In support of the irrigation plans, RRM will prepare irrigation details that specify the method of construction and proper irrigation system component procedures. Water use calculations will be provided in accordance with MWELO standards. Planting Plans and Details RRM’s team will prepare planting plans for planting areas. The plans will show the layout of planting indicating plant species, quantity, size, and location of all shrubs, ground cover, and trees. The plans will indicate anticipated water use for each plant material and separate the planting areas into distinct hydrozone areas for efficient watering. In support of the planting plans, we will prepare planting details that specify the method of construction and proper planting procedures. Street Improvement Plans RRM will prepare street improvement plans Highway 111 Corridor. The detailed plans will cover improvements related to drainage, ADA accessibility, utilities, grading, and pavement rehabilitation. The scope of work will include: • Research as-built plans of the existing street improvements in the project vicinity, including utility, drainage infrastructure, and roadway pavement section. We will also conduct a field review of the project site to verify the accuracy of the as-built plan. • Utilize CAD to create an existing surface based on survey data and design a proposed surface to simulate the intended design. • Provide typical cross-sections critical geometric points to illustrate the design intent and limits of construction. • Prepare improvement plans at 1” = 20’ scale containing necessary vertical profile, horizontal control, construction notes, and applicable details. Signing & Striping RRM’s subconsultant KOA will prepare signing & striping plans on Highway 111 Corridor in the project area. Our scope of work will include: • Design appropriate signing and striping design of cross- walks, adjustment of lane lines. • Prepare signing/striping plans at a scale of 1” = 40’ for each location specified above. The plans will include centerlines, relevant existing and proposed street improvements, and existing pavement delineations, markings, and roadside signs. • Show the proper disposition of all affected existing pavement delineations, markings, and roadside signs. • Show the design of new pavement delineation, markings, and roadway signs. Specifications RRM’s team will prepare technical specifications (CSI Division 02 through 48 as applicable). This scope assumes the City will prepare all Division 00 and 01 general provision specification sections related to this project and assemble the specifications book. Construction Cost Opinions RRM’s construction cost estimator, Precision, will estimate construction costs at the 60% and 90% submittal levels, and then update at the final Bid-Ready stage. The detailed construction cost opinion will be itemized following CSI format with supporting item descriptions and unit costs. Due to many variables surrounding bidding and construction conditions, this opinion will not represent a guarantee that bids received or actual costs of construction will be equal to the opinion. 24SECTION 5 | Schedule/Timeline | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE Section 5 SCHEDULE/TIMELINE PHASE 1: FORM BASED CODES OVERVIEW Subtask 1.1: Project Initiation and Kick-off Subtask 1.2: Form Based Code Presentation Subtask 1.3: Project Area Analysis/Unlocking Redevelopment Potential Subtask 1.4: Sample Form Based Code for Demonstration Site PHASE 2: REFINED CORRIDOR CONCEPTS Subtask 2.1: Existing Conditions Analysis and Base Mapping Subtask 2.2: Topographic Survey and Base Mapping Subtask 2.3: Conceptual Streetscape Plans and Sections Subtask 2.4: Level of Service Traffic Analysis Subtask 2.5: Phasing Plan PHASES 3 & 4 Meeting Duration The schedule for phases 3 and 4 will be determined during contract negotiation. 9 LA QUINTA HIGHWAY 111 CORRIDOR FORM BASED CODE PROJECT SCHEDULE June 4, 2020 7 8612345 Months Los Altos Vision Plan, Los Altos, CA 25SECTION 6 | References | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE BEN JARVIS Associate Planner - City of Santa Clarita 23920 Valencia Blvd., Suite 300, Santa Clarita, CA 91355 P: (661) 255-4048 | E: bjarvis@santa-clarita.com Projects: Santa Clarita Community Character & Design Guidelines, Santa Clarita Design Review Services SARA OSBORN Senior Planner - City of San Diego Planning Division - Development Services Department 1010 Second Avenue, San Diego, CA 92101 P: (619) 236-6368 | E: sosborn@sandiego.gov Projects: San Ysidro Community Plan Update, San Ysidro Historic Village Specific Plan MAC M CGINNIS Program Manager - College of the Desert Bond Management Office, 43-500 Monterey Avenue, Palm Desert, CA 92260 P: (760) 776-7219 | E: mmcginnis@bond.collegeofthedesert.edu Project: West Valley Campus Master Plan & EIR, Indio Education Center Planning, EIR, and Processing, Palm Desert Campus Master Plan EIR ALI PEZESHKPOUR, AICP Senior Planner - City of Santa Ana Planning and Building Agency, 20 Civic Center Plaza, P.O. Box 1988, Santa Ana, CA 92702 P: (714) 647-5882 | apezeshkpour@santa-ana.org Project: Santa Ana Transit Zoning Code Traffic Study FLINN FAGG Director of Planning Services - City of Palm Springs 3200 E. Tahquitz Canyon Way, Palm Springs, CA 92262 P: (760) 323-8245 | E: flinn.fagg@palmsprings-ca.gov Project: Museum Market Plaza Specific Plan & EIR JASWINDER DHANDA Associate Engineer - City of Fullerton Engineering Department, 303 W. Commonwealth Ave., Fullerton, CA 92832 P: (714) 738-6321 | E: jaswinderd@ci.fullerton.ca.us Project: Fullerton Transportation Center Traffic Analysis MANUEL MUÑOZ Planning Manager - City of Azusa 213 E. Foothill Blvd., Azusa, CA 91702 P: (626) 812-5226 | E: mmunoz@azusaca.gov Project: Azusa TOD General Plan/Development Code Update And Specific Plan CORy CALETTI Stewardship Project Manager - Land Trust of Santa Cruz County 617 Water Street, Santa Cruz, CA 95060 P: (831) 566-4512 | E: cory.caletti@landtrustsantacruz.org Projects: Monterey Bay Sanctuary Scenic Trail, Santa Cruz County Rail Trail Segment 7 SANTA BARBARA COUNTY SANTA CLAUS LANE G G G G G G G G G GW W W W W W W G GSTALLSTALLSTALLSTALLSTALLSTALL STALL STALL STALL STALL STALLSTALLSTALL STALLSTALLSTALL STALL STAL LZONELOADINGZONELOADINGZONELOADING STALLSTALLSTALLSTALLSTALL STALLSTALL STALLSTALLSTALLSTALL STALL STALLSTALL STALLSTALLSTALLSTALLSTALL STALL STALL STALL STAL LSTALL STALL STALLSTALLSTALLSTALLSTALL STALL STAL LSTALLSTALL STALLSTALLSTALLSTALLSTALL STALLSTALLSTALLSTALL STALL STALLSTALLSTALLSTALLSTALLSTALL STALL STALL STALL STALL STAL LSTALL STALLSTALL STALLSTALLSTALL STALLSTALLSTALL STALL STALL STALL STALLSTALLSTALL STALLSTALL STALL 10+00 11+00 12+00 13+00 14+00 15+00 16+00 17+00 18+00 19+00 20 STALL STALLSTALLSTALLSTALL STA. 15+75.00BEGIN TRANSITION STALL STALL STALL STALL STALL STALSTALLSTALLSTALLSTALLSTALLSTALL STALL STA LLSTALL STALL STALL STA LL STALL STALL STA LL RENDER #1 JUNE 21 2019 VIEW AT BEACH ACCESS AND RESTROOMS Section 6 REFERENCES RRM DESIGN GROUP TERRA NOVA KOA A-1SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE Section A APPENDIX 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: _______________________________________ ATTACHMENT 4 Jami Williams Principal and Vice President RRM Design Group Jami Williams Principal RRM Design Group 32332 Camino Capistrano, Suite 205 San Juan Capistrano, CA 92675 A-2SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS. INSURER(S) AFFORDING COVERAGE INSURER F : INSURER E : INSURER D : INSURER C : INSURER B : INSURER A : NAIC # NAME:CONTACT (A/C, No):FAX E-MAILADDRESS: PRODUCER (A/C, No, Ext):PHONE INSURED REVISION NUMBER:CERTIFICATE NUMBER:COVERAGES IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed. If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s). THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER. OTHER: (Per accident) (Ea accident) $ $ N / A SUBRWVDADDLINSD THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. $ $ $ $PROPERTY DAMAGE BODILY INJURY (Per accident) BODILY INJURY (Per person) COMBINED SINGLE LIMIT AUTOS ONLY AUTOSAUTOS ONLY NON-OWNED SCHEDULEDOWNED ANY AUTO AUTOMOBILE LIABILITY Y / N WORKERS COMPENSATION AND EMPLOYERS' LIABILITY OFFICER/MEMBER EXCLUDED?(Mandatory in NH) DESCRIPTION OF OPERATIONS belowIf yes, describe under ANY PROPRIETOR/PARTNER/EXECUTIVE $ $ $ E.L. DISEASE - POLICY LIMIT E.L. DISEASE - EA EMPLOYEE E.L. EACH ACCIDENT EROTH-STATUTEPER LIMITS(MM/DD/YYYY)POLICY EXP(MM/DD/YYYY)POLICY EFFPOLICY NUMBERTYPE OF INSURANCELTRINSR DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required) EXCESS LIAB UMBRELLA LIAB $EACH OCCURRENCE $AGGREGATE $ OCCUR CLAIMS-MADE DED RETENTION $ $PRODUCTS - COMP/OP AGG $GENERAL AGGREGATE $PERSONAL & ADV INJURY $MED EXP (Any one person) $EACH OCCURRENCE DAMAGE TO RENTED $PREMISES (Ea occurrence) COMMERCIAL GENERAL LIABILITY CLAIMS-MADE OCCUR GEN'L AGGREGATE LIMIT APPLIES PER: POLICY PRO-JECT LOC CERTIFICATE OF LIABILITY INSURANCE DATE (MM/DD/YYYY) CANCELLATION AUTHORIZED REPRESENTATIVE ACORD 25 (2016/03) © 1988-2015 ACORD CORPORATION. All rights reserved. CERTIFICATE HOLDER The ACORD name and logo are registered marks of ACORD HIREDAUTOS ONLY 6/21/2019 Dealey,Renton &Associates790E.Colorado Blvd.,#460Pasadena,CA 91101Lic#0020739 Marie Swaney 626-696-1890 mswaney@dealeyrenton.com Travelers Property Casualty Co of Ameri 25674 RRMDESIGN Evanston Insurance Company 35378RRMDesignGroup3765S.Higuera St.,Suite 102SanLuisObispo,CA 93401805543-1794 Hartford Fire Ins.Co.19682 Travelers Indemnity Co.of Connecticut 25682 298182184 A X 1,000,000 X 1,000,000 X Contractual Liab 10,000 X XCU Included 1,000,000 2,000,000 X 6802J428900 6/30/2019 6/30/2020 2,000,000 D 1,000,000 X X X BA5046L942 6/30/2019 6/30/2020 A X X 5,000,000CUP4157T6836/30/2019 6/30/2020 5,000,000 X 0 C X N 72WEGAD3G4V 6/30/2019 6/30/2020 1,000,000 1,000,000 1,000,000 B Professional Liability MKLV7PL0003730 6/30/2019 6/30/2020 Per ClaimAnnualAggregate $2,000,000$4,000,000 Professional Liability is E&O Liability policy.Umbrella policy is a follow-form to the underlying Policies:General Liability/Auto Liability/Employers Liability. 30 Day Notice For Proposal Purposes... INSURANCE ACKNOWLEDGEMENT A-3SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE JAMI WILLIAMS | CNU-A Jami possesses the qualities necessary to produce creative, realistic, and business-conscious design solutions that will guide future improvements for the City of La Quinta. With over 20 years of experience as an urban designer and project manager, Jami’s unique perspective enables her to advance projects from the early community outreach and visioning stages to the development of urban design plans and policy documents that are creative yet realistic and implementation focused. She excels in public outreach, identifying public concerns and preferences and translating them into cutting- edge workable designs and policy documents that can be easily understood by community members and implemented by her public agency clients. RELEVANT PROJECTS • Azusa TOD General Plan/ Development Code Update and Specific Plan, Azusa, CA • Balboa Avenue Station Area Specific Plan, San Diego, CA • Buena Park Multimodal Mobility Action Plan, Buena Park, CA • Carlsbad Village and Barrio Master Plan, Carlsbad, CA • Chula Vista Urban Core Specific Plan and Design Guidelines, Chula Vista, CA • Claremont Village West Specific Plan and Design Guidelines, Claremont, CA • Del Mar Design Guidelines and Municipal Code Amendments, Del Mar, CA • El Monte Downtown TOD Specific Plan, El Monte, CA • Fullerton Downtown Core & Corridors Specific Plan, Fullerton, CA • Huntington Beach Downtown Specific Plan, Huntington Beach, CA • Long Beach Urban Design Element and On-Call Planning, Long Beach, CA • North Sierra Highway Strategic Plan, Inyo County, CA • Pomona Downtown Specific Plan Update, Pomona, CA • San Ysidro Community Plan Update, San Diego, CA • San Ysidro Historic Village Specific Plan, San Diego, CA • Thousand Oaks Boulevard Specific Plan, Thousand Oaks, CA • Yorba Linda Town Center Specific Plan, Yorba Linda, CA EDUCATION • Master of Business Administration, Architecture Management Track, California Polytechnic State University, San Luis Obispo, CA • Bachelor of Architecture, California Polytechnic State University, San Luis Obispo, CA • Semester Design Program, Ecole Des Beaux Art Americaines De Fontainebleau, France • Associate of Science, Cuyamaca College, San Diego, CA ACCREDITATIONS • LICENSES • AFFILIATIONS • Congress for the New Urbanism Accredited (CNU-A) • American Planning Association (APA), Member • Urban Land Institute (ULI), Associate Member CREATING ENVIRONMENTSPEOPLE ENJOy Project Role PRINCIPAL- IN-CHARGE Experience 24 YEARS OF EXPERIENCE 21 years at RRM Design Group 2LAND USE & URBAN FORM 2-64 CARLSBAD VILLAGE & BARRIO Standard Interpretation 2.7.6 BARRIO PERIMETER SUPPLEMENTAL DISTRICT STANDARDS 2. Residential Private Open Space a. Private open space shall be provided at a minimum of 100 square feet per unit with a minimum dimension of 6 feet in any direction. This requirement may be satisfied by more than one private open space area. 3. Residential Common Open Space: a. Common open space shall be provided at a minimum of 25 square feet per unit with a minimum dimension of 10 feet in any direction. b. Common open space shall be purposefully designed as active or passive recreational facilities. c. Rooftop open space may satisfy this requirement, provided it is available for use by all residents. F. SERVICE AND DELIVERY AREAS — Not applicable. G. BUILDING HEIGHT 1. Maximum 35 feet H. BUILDING MASSING 1. Maximum wall plane and roofline variation: No building façade visible from any public street or the I-5 freeway shall extend more than 30 feet in length without a 2 foot minimum variation in the wall plane, as well as, a change in roofline. Maximum Building Height 35 ft. maximum Maximum Wall Plane 30 ft. maximum2 ft. minimum Residential Private and Common Open Space Common Open SpacePrivate Open SpaceCHAPTER 2LAND USEDEVELOPMENT STAND A R D S R E V I E W NORMA TRIANGLE SI N G L E - F A M I L Y D E S I G N COMMUNITY WORKSHOP # 3 OCTOBER 1, 2016 • No portion of second fl o o r f r o n t e l e v a t i o n m a y c a n t i l e v e r . • Minimum 60% of the seco n d s t o r y f r o n t e l e v a t i o n s h a l l b e set back a minimum of 3 f e e t f r o m f i r s t f l o o r w a l l . • Must meet one of the following options: SCALE AND MAS S I N G Option 1: Floor area of second level shall not exceed 75% of the first level floor area and front and side building elevations shall have a variation of at least 3 feet in depth and width Building Massing and Mod u l a t i o n Option 2: A minimum of 25% of each building elevation shall be set back at least 3 feet from the remaining area of the elevational plane NORMA TRIANGLE SING L E - F A M I L Y D E S I G N COMMUNITY WORKSHOP #3 OCTOBER 1, 2016 What we heard... PARKING AND DRIVEWAYS • Remove the covered parking requirement • Limit driveway to single lan e • Do not allow subterranean g a r a g e s • Screen parking from street • Encourage garages in rear Design Guidelines address... • Screen parking from street • Integrate parking strategies into overall design concep t • Limit impervious/hardscape surfaces • Encourage parking to the si d e of lot • Plain concrete and asphalt i s discouraged • Integrate carport into mas s i n g DESIGN GUIDELINES REV I E W A-4SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE LANCE WIERSCHEM| PLA, LEED AP Don't let his baby face fool you. Lance is a licensed landscape architect with over a decade of experience. His minor in City and Regional Planning brings added value to landscape and planning projects. Lance is well-versed in all aspects of project administration: from visioning and policy stages, public workshops and community outreach, programming and schematic design through to construction document preparation. His versatility has aided in the success of projects including a Downtown Core & Corridors Specific Plan for Fullerton and both a Community Plan and Specific Plan for San Ysidro. Outside of RRM, Lance crafts colorful custom lithomosaics that provide a sense of place in installations throughout the Western United States. RELEVANT PROJECTS • 25th Street Renaissance Streetscape, San Diego, CA • Arcadia Gold Line Station Pedestrian Linkage, Arcadia, CA • Azusa TOD General Plan/ Development Code Update and Specific Plan, Azusa, CA • Balboa Village Design Guidelines, Streetscape Improvement Plan, and Wayfinding Sign Program, Newport Beach, CA • Big Bear Village Specific Plan Update, Big Bear Lake, CA • Buena Park Multi-Modal Mobility Action Plan, Buena Park, CA • Florence/La Brea Transit-Oriented Development District, Inglewood • Foothill Boulevard Master Plan for Public Improvements, Claremont • Fullerton Downtown Core & Corridors Specific Plan • Hermosa Beach Pier Avenue Street Improvements • LAX Northside Urban Design Guidelines Support/Crenshaw Corridor TOD Planning Grant Application Assistance, Los Angeles, CA • Lompoc Streetscape Multi-Modal Improvement Plan, Lompoc, CA • Long Beach Parklet and Outdoor Dining Handbook, Long Beach, CA • Long Beach Urban Design Element and On-Call Planning Services, Long Beach, CA • Mission Boulevard Public Spaces and Active Transportation Network (ATN), San Diego, CA • Pismo Beach Downtown Core Vision, and Pismo Promenade, Pismo Beach, CA • Stanton Livable Beach Boulevard Mobility Plan, Stanton, CA • West Boulevard Community Linkages and Revitalization Plan, Los Angeles, CA EDUCATION • Bachelor of Science, Landscape Architecture, California Po l y t e c h n i c S t a t e U n i v e r s i t y, San Luis Obispo, CA • Minor, City and Regional Planning, California Polytechnic State University, San Luis Obispo, CA ACCREDITATIONS • LICENSES • AFFILIATIONS • Professional Landscape Architect, CA, 6210 • Leadership in Energy and Environmental Design (LEED AP) CREATING ENVIRONMENTSPEOPLE ENJOy Project Role PROJECT MANAGER/URBAN DESIGNER Experience 14 YEARS OF EXPERIENCE A-5SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE SCOTT MARTIN | AIA, LEED AP, CNU-A Scott is a talented architect with a keen ability to be simultaneously innovative and sensitive to clients’ needs. His project focus and experience are wide ranging; from illustration, master planning, urban design, needs assessments, design review, to the production and construction of facilities. Scott is a LEED Accredited Professional and has a high level of expertise in design and implementation of sustainable solutions. Scott’s unique relationship with both public and private clients gives him understanding of the realities of development and the priorities of a community. He excels in working directly with owner and user groups to set project goals and priorities. Scott blends cohesive design solutions with his strong technical skills to bring the vision of a project to reality. RELEVANT PROJECTS • Avondale Freeway Corridor Design Guidelines, Avondale, CA • Azusa TOD General Plan/ Development Code Update and Specific Plan, Azusa, CA • Balboa Avenue Station Area Specific Plan, San Diego, CA • Carlsbad Village and Barrio Master Plan, Carlsbad, CA • El Monte Downtown TOD Specific Plan, El Monte, CA • Fullerton Downtown Core & Corridors Specific Plan, Fullerton, CA • Long Beach Urban Design Element, Long Beach, CA • Pomona Downtown Specific Plan Update, Pomona, CA • Rosemead Freeway Corridor Mixed- Use Overlay Zone, Rosemead, CA • San Ysidro Community Plan Update, San Diego, CA • San Ysidro Historic Village Specific Plan, San Diego, CA • Thousand Oaks Boulevard Specific Plan, Thousand Oaks, CA • Yorba Linda Town Center Specific Plan, Yorba Linda, CA EDUCATION • Bachelor of Science, Architecture, California Polytechnic State University, San Luis Obispo, CA ACCREDITATIONS • LICENSES • AFFILIATIONS • Architect, CA, C32348 • Architect, CO, 00405508 • Leadership in Energy and Environmental Design Accredited Professional (LEED AP) • Congress for the New Urbanism Accredited (CNU-A) • American Institute of Architects (AIA), San Luis Obispo Chapter • United States Green Building Council, California Central Coast Chapter (C4), Regional Council Board, 2008 - Present • Architecture for Humanity, Board Member, 2009-2012 • Atascadero Main Street Association, Design Committee Member, 2008-2012 CREATING ENVIRONMENTSPEOPLE ENJOy Project Role ARCHITECT Experience 19 YEARS OF EXPERIENCE 18 years at RRM Design Group A-6SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE BRYAN REDSUN | PE In his years working in both the public and private sectors, Bryan has worked on a wide array of projects including transportation, private development, and complete streets. Bryan is skilled in all project components, but has a special emphasis on the technical aspects of grading and design geometry. His skills in design have resulted in creative design solutions that help mitigate project risk and assist in efficient construction. RELEVANT PROJECTS • Anaheim Center City Corridors Existing Conditions and Opportunities Analysis, Anaheim, CA • Arcadia Gold Line Station Pedestrian Linkage, Arcadia, CA • Downey Measure S Park Improvement Projects, Downey, CA • Fairmount Avenue Fire Station, San Diego, CA • Gaffey Street Improvements Construction Documents, San Pedro, CA • La Mirada Creek Park Master Plan, La Mirada, CA • Las Positas Multi-Use Pathway, Santa Barbara, CA • Livermore Downtown Core Landscape Concept and Stockmen’s Park, Livermore, CA • Rancho Madrina Community Improvements, Rancho Mardrina, CA • Santa Cruz County Rail Trail Segment 7, Santa Cruz, CA • Sapwi Trails Community Park, Thousand Oaks, CA • Slauson/Overhill Facade Improvements, Los Angeles, CA • Standard Pacific Park Design, Encinitas, CA • Verdugo Street Beautification, San Juan Capistrano, CA • Whittier Greenway Trail East, Whittier, CA EDUCATION • Bachelor of Science, Civil Engineering, University of Arizona, Tucson, AZ ACCREDITATIONS • LICENSES • AFFILIATIONS • Professional Engineer, CA, 85505 • American Public Works Association (APWA), Member #837301 CREATING ENVIRONMENTSPEOPLE ENJOy Project Role CIVIL ENGINEER Experience 10 YEARS OF EXPERIENCE 3 years at RRM Design Group A-7SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE STEVEN WEBSTER | LS Steve has over 35 years of surveying experience, both in the office and in the field. As a project manager his primary responsibility is the management of construction projects. While at RRM Design Group, he has performed surveying services such as construction staking, boundary and topographic surveying, for both public and private sector clients. Along with field surveying duties, Steve prepares construction stake calculations, conducts research and analysis of boundaries, and creates boundary, topographic, and ALTA maps. He has experience with surveying equipment such as total and robotic stations and GPS. RELEVANT PROJECTS • Arroyo Simi Greenway, Simi Valley, CA • Atascadero Downtown Streetscape, Atascadero, CA • Avila Beach Front Street Enhancement Plan, Avila Beach, CA • East Branch Streetscape, Arroyo Grande, CA • Foothill Boulevard Master Plan for Public Improvements, Claremont, CA • Las Positas Multi-Use Pathway, Santa Barbara, CA • Morro Creek Multi-Use Trail and Bridge, Morro Bay, CA • Pier Avenue Street Improvements, Hermosa Beach, CA • Pismo Beach Promenade, Pismo Beach, CA • Santa Cruz County Rail Trail Segment 5, Santa Cruz, CA • Santa Fe Bike Trail Connection, Visalia, CA • Santa Paula Branch Line Recreation Trail, Santa Paula, CA • Venice Beach Oceanfront Walk, Los Angeles, CA • Whittier Greenway Trail East, Whittier, CA • Willow Road Extension and Highway Interchange, Nipomo, CA EDUCATION • Bachelor of Science, Agricultural Engineering, California Polytechnic State University, San Luis Obispo, CA ACCREDITATIONS • LICENSES • AFFILIATIONS • Professional Land Surveyor, CA, LS7561 CREATING ENVIRONMENTSPEOPLE ENJOy Project Role SURVEYOR Experience 35+ YEARS OF EXPERIENCE 25 years at RRM Design Group A-8SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE BRIAN HANNEGAN | ASLA Brian demonstrates a comprehensive understanding of all phases of project planning, design, and construction. Brian’s 20 plus years of project experience includes landscape architecture, city park and greenway design, trail and bikeway facilities, streetscape, and walkable community design. He has led multidisciplinary design projects from inception through public outreach, design development, and implementation for many agencies throughout the west. Brian’s ability to translate the community’s vision into designs, coordinate consultant input, and communicate with the project team brings clarity to the design process. Central to his experience is Brian’s ability to work with diverse groups, his commitment to clear communication, and his genuine enthusiasm for his work in creating livable communities. RELEVANT PROJECTS • 25th Street Renaissance Streetscape, San Diego, CA • Arcadia Gold Line Station Pedestrian Linkage, Arcadia, CA • Balboa Avenue Station Area Specific Plan, San Diego, CA • Buena Park Multimodal Mobility Action Plan, Buena Park, CA • Carlsbad Village and Barrio Master Plan, Carlsbad, CA • Chula Vista Urban Core Specific Plan and Design Guidelines, Chula Vista, CA • El Monte Downtown TOD Specific Plan, El Monte, CA • Hollister Avenue Complete Streets Corridor Plan, Goleta, CA • Las Positas Multi-Use Pathway, Santa Barbara, CA • Lomas Santa Fe Corridor Study Phase II, Solana Beach, CA • Mission Boulevard Public Spaces and Active Transportation Network (ATN), San Diego, CA • Pier Avenue Street Improvements, Hermosa Beach, CA • San Ysidro Community Plan Update, San Diego, CA • Santa Cruz County Rail Trail Segment 7, Santa Cruz, CA • Stanton Livable Beach Boulevard Mobility Plan, Stanton, CA • Tremont Street Intersection Urban Design, Avalon, CA • Whittier Greenway Trail, Whittier, CA EDUCATION • Bachelor of Science, Landscape Architecture, California Polytechnic State University, San Luis Obispo, CA ACCREDITATIONS • LICENSES • AFFILIATIONS • American Society of Landscape Architects (ASLA), Southern California Chapter • Trust for Historic Preservation • San Diego County Bicycle Coalition • Orange County Bicycle Coalition • International Mountain Biking Association • Surfrider Foundation CREATING ENVIRONMENTSPEOPLE ENJOy Project Role STREETSCAPE & TRAIL SPECIALIST Experience 29 YEARS OF EXPERIENCE 17 years at RRM Design Group A-9SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE MELANIE MILLS | PLA As a principal landscape architect, Melanie provides technical direction and oversight for public and private sector projects. With more than 16 years of experience working in the field of landscape architecture and an additional 6 years in land conservation and community development, she draws her inspiration from a diverse background and technical skills. Melanie’s project experience includes parks, streets, public training campuses, corporate headquarters, and affordable housing, which exhibits her commitment to long-term sustainability through community participation, green infrastructure design, alternative transportation planning, and universal accessibility. Melanie also has considerable experience working on interdisciplinary design teams to incorporate ecological sustainability and functionality into the built urban environment. RELEVANT PROJECTS • Anholm Neighborhood Greenway, San Luis Obispo, CA • 21st Street Green Complete Street Improvements, Paso Robles, CA* • 12th Street Green Street, Paso Robles, CA* • Airport Avenue Green Complete Street , Santa Monica, CA* • Front Street Revitalization Improvements Implementation, San Luis Obispo, CA* • High Street Better Block C o m m u n i t y P o p - U p P r o j e c t , San Luis Obispo, CA* • Lancaster Citywide Uniform Plant Palette, Lancaster, CA • Lompoc Streetscape Multimodal Improvement Plan, Lompoc, CA • Mt. Madonna County Park Implementation Plan, Watsonville, CA • Oceano Low Impact Development Plan, Oceano, CA* • Ramona Garden Park Master Plan, Grover Beach, CA • Santa Cruz Downtown Design Standards, Santa Cruz, CA EDUCATION • Master of Landscape Architecture, University of Washington, Seattle, WA • Bachelor of Arts, Fine Arts, University of Puget Sound, Tacoma, WA ACCREDITATIONS • LICENSES • AFFILIATIONS • Professional Landscape Architect, CA, 5394 • City of San Luis Obispo, Creative Vision Team, Appointed Member (2017) • Bike SLO County, Advocacy Team • SLO Streets for All, Founding Member CREATING ENVIRONMENTSPEOPLE ENJOy Project Role GREEN INFRASTRUCTURE SPECIALIST Experience 17 YEARS OF EXPERIENCE 1 year at RRM Design Group * Work experience prior to joining RRM Design Group A-10SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE Terra Nova Team Members & Resumes The follow briefly profiles terra Nova staff that will be assigned to this project. NICOLE SAUVIAT CRISTE Principal and Project Manager Ms. Criste has been with Terra Nova since 1985 and has been providing current planning and environmental services since joining the firm, and is the Principal- in-Charge for the provision of municipal planning services. Her advance planning experience is also extensive. She has managed design and prepared a wide range of community General and Comprehensive Plans, Master Plans and Specific Plans. She was the Project Manager for both La Quinta General Plan updates, and for the preparation of the current Zoning Ordinance. She was the Project Manager for the Patterson Park Neighborhood Revitalization Strategic Plan for the City of Riverside, and recently secured approvals for the Dsrt Wave Resort Specific Plan project in Palm Desert. In addition to extensive land use and community planning experience, Ms. Criste also provides expert services in environmental, land use and development design analysis, fiscal and economic impact analysis, market research and marketing strategy development. Her experience in project and community land use planning and analysis is extensive and has included most regions of the U.S. JOHN D. CRISTE, AICP Principal Mr. Criste has more than 40 years’ experience in land use, urban and regional planning, environmental assessment and impact analysis, land use feasibility analysis, and energy development management and regulation. He has worked in the Southern California region since 1979. His transportation planning experience includes numerous General Plan Circulation Elements, design mitigation assistance on road, bridge and multi-modal infrastructure projects, including CV Link and the Rancho Cucamonga BRT Corridor Plan. He has extensive experience in public policy planning regarding land use and environmental regulation on local, state and federal levels. Mr. Criste was Principal in Charge for the College Park Specific Plan in Palm Springs, and prepared the COD West Valley Master Plan, and the COD Educational Center in Indio. He managed the Katella Boulevard Corridor Environmental Assessments for the City of Anaheim and the Cathedral City General Plan update, including the Alternative Transportation Plan. He was the Project Manager for the firm’s CV Link EIR project, a task which included extensive design consultation regarding safe integration of this major transportation corridor into the Valley’s existing street and trail system. Mr. Criste holds a Bachelor of Arts degree in Architectural History from Pennsylvania State University. He has been certified by the American Institute of Certified Planners (AICP, #6672). He is also a member of the American Planning Association (APA), the Association of Environmental Professionals (AEP), and the Institute of Transportation Engineers. ANDREA RANDALL Senior Planner Joining Terra Nova in 1998, Ms. Randall has been actively involved in the preparation of General Plans and associated environmental analysis for a number of towns and cities in Riverside and San Bernardino counties, and was primary author of the City of La Quinta Zoning Ordinance. She is principal author of the Cathedral City General Plan and is expert in demographic and market analysis. She has an in-depth knowledge of the diverse socio-economic landscape of the Coachella Valley, and has prepared several analytical models of communities of the Coachella Valley. Ms. Randall has also conducted predevelopment planning analysis for a variety of projects, including the COD West Valley Campus, Paradise Valley Market Feasibility Study and Fiscal Impact Analysis, the Coachella Valley Multiple Species Habitat Conservation Plan Fiscal Impact Analysis, and analyses for a number of annexations and residential subdivisions. Ms. Randall graduated Magna Cum Laude with a Bachelor of Arts degree in Urban Affairs and Planning from the Virginia Polytechnic Institute and State University. A-11SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE 1 RESUMES ANNE AZZU SENIOR ENGINEERING MANAGER Anne Azzu has over 25 years of experience in the field of transportation engineering, contract administration, project management, contract negotiations, scheduling, and budgeting. Her experience was obtained through employment with public and private sectors including, 13-years as project manager for the Coachella Valley Association of Governments (CVAG), Parsons Brinckerhoff, Oriental Consultants, Parsons International, and J.F. Davidson Associates. As a Project Manager, Ms. Azzu has extensive experience involving staff supervision, planning and coordinating activities, and consensus building. Her involvement in major projects has included working with clients and sub-consultants. Ms. Azzu has extensive experience in supervising transportation modeling for private, public transport and metro using Visum, Citilab Cube, Tmodel2, and TRANPLAN software, traffic impact studies, GIS. RELEVANT EXPERIENCE Citywide Active Transportation Plan (ATP), City of Pasadena, CA Assisted in the Citywide Active Transportation Plan (ATP) for the City of South Pasadena. The plan provided the City with data and engineering resources that the City may use in pursuit of implementation funding to mitigate the identified pedestrian, Bicycle and school network issues, most significantly impacting student health and safety. The plan developed strategies to improve the safety of pedestrians, bicyclists, and motorists along South Pasadena roads and on school campuses and assessed issues related to Engineering, Education, Enforcement, Encouragement, Equity, and Evaluation. Multi-Modal Feasibility Study, City of Indio, CA Senior Project Manager. Ms. Azzu is assisting in developing a Multi-Modal Hub for the City of Indio to connect transportation services that include commuter and inter-city rail, bus rapid transit, regional and local buses, taxis at a single location, considering the integration with bike, pedestrian and transit. Review Engineering Plans and Contract Administration, CVAG, CA Project Manager. Ms. Azzu monitored project budgets and expenditures, evaluated invoices, and processed Jurisdictions’ billings for transportation projects including Caltrans billings for federally funded projects; reviewed design engineering plans for the five interchanges along Interstate 10 (Indian, Palm, Date Palm, Monterey, and Cook Street I-10 Interchanges); evaluated the performance of consulting engineering firms performing work for the Coachella Valley Association of Governments (CVAG) or its member agencies; assigned design and construction contract modifications; and negotiated contract change orders. EDUCATION BS, Civil Engineering University of Baghdad, Baghdad, Iraq PROFESSIONAL AFFILIATIONS Institute of Transportation Engineers (ITE) Southwestern Region TRANPLAN Model User’s Group, Citilabs American Public Works Association (APWA) A-12SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE CHARLES M. SCHWINGER, PE, TE, PTOE SENIOR ENGINEER With 42 years of experience in applying practical engineering solutions to the transportation planning process, Mr. Schwinger approaches each of his projects holistically, incorporating client goals, public values, and technical excellence. His responsibilities include project management, design, analysis, data collection and surveys, and production of construction plans, specifications and technical reports. His experience in transportation includes: street and highway design; intersection and interchange design; trail and sidewalk design, signal design for isolated, interconnected and coordinated systems; street lighting design; signing and marking design; traffic control plans; accident analysis; traffic impact studies; capacity analysis; parking studies; public involvement; traffic circulation studies; origin-destination studies; transportation modeling; and citywide and corridor transportation studies. RELEVANT EXPERIENCE Foothill Boulevard Bike Lanes, La Cañada Flintridge, CA Project Manager. KOA provided professional engineering services for the Foothill Boulevard Link Bikeway between Leata Lane and the Glendale Freeway (SR-2) ramps at Hillard Avenue. The intent of the project was to maintain the eastbound and westbound on-street Class II bike lanes and to create an off-street eastbound Class I bikeway and sidewalk in a greenbelt area. Escondido Creek Bikeway Missing Link Project, Escondido, CA Project Manager. The project involved construction of 2200 feet of missing section of the Escondido Creek Bikeway between the Escondido Transit Center, Escondido’s historic downtown and Grape Day Park. The path will provide a connection between the east end of the Inland Rail Trail that connects Escondido with the beaches of Oceanside, and the eastward continuation of the Escondido Creek Bikeway to Dixon Lake, El Caballo Park, and the Daily Ranch Regional Park in the northeast corner of the City. ICTC Pedestrian & Bicycle Transportation Access Study – California/Mexico Land Ports of Entry, Imperial & San Diego Counties, CA Project Engineer. KOA was selected by the Imperial County Transportation Commission in cooperation with Caltrans and SANDAG to conduct a study of the issues and opportunities for pedestrian and bicycle crossing enhancements at the six land ports of entry (LPOE) between California and Mexico. The services included on-site interviews of pedestrians and cyclists crossing the border, with more than 400 public comments provided and cataloged. The study identified existing deficiencies in the LPOE infrastructure to serve transit, pedestrians and cyclists, and presented more than 100 capital and non-infrastructure recommendations to enhance the border crossing experience for these users. EDUCATION BS, Civil Engineering, Iowa State University, IA REGISTRATIONS Professional Engineer (Civil), CA #82908 Professional Engineer (Traffic) California No. TR-2815 Professional Engineer (Civil), KS #9145 Professional Engineer (Civil), MO #021061 ITE Certified Professional Traffic Operations Engineer (PTOE) #318 PROFESSIONAL AFFILIATIONS ITE Certified Professional Traffic Operations Engineer (PTOE) Institute of Transportation Engineers, Member A-13SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE CLYDE PREM, PTP SENIOR PLANNER Mr. Prem is a Senior Planner for KOA. He has more than 30 years of transportation experience. Clyde’s experience includes project management, corridor studies, regional transportation plans, complete streets analysis, bicycle and pedestrian planning and transit planning. He brings experience with completing alternatives analysis, CEQA, transit operations plans, multimodal hubs and parking analysis. He is well versed with use of public involvement techniques to develop consensus plans. He has published articles and been a speaker at numerous national and regional transportation conferences. RELEVANT EXPERIENCE Palm Drive System Safety Analysis Report (SSAR), Desert Hot Springs, CA Lead Traffic Planner for traffic safety study for the City of Desert Hot Springs. Responsibilities include data analysis and report preparation consistent with the Caltran’s Systemic Safety Analysis Program (SSARP) process. Lead author of the System Safety Analysis Report (SSAR) for the Palm Drive Corridor from I-10 to Mission Lakes Boulevard. The SSAR will to identify infrastructure deficiencies, prioritize improvements, and obtain future grants and funding to address the safety needs for local businesses and residents who use this corridor. Coachella Valley Linkage EIR, Coachella Valley, CA Reviewed the CV Link proposal to evaluate transportation impacts, assess benefits and quantify usage for this proposed 50 mile long multi-use path in the Coachella Valley. Carbon Canyon Corridor Study, Chino Hills, CA Led the multi-modal evaluation of this 15 mile-long corridor to assess capacity, safety and multi-modal needs and recommend improvements in Chino Hills, California. Project included traffic safety study, side street access, pedestrian and bicycle travel and geometric deficiencies. Active Transportation Plan, Imperial County, CA Project Manager for the Active Transportation Plan (ATP) for Imperial County. The Plan be based on needs assessment through data gathering and analysis, public feedback, and consultation with local agencies. Mr. Prem is leading the study to address issues such as safety and security; liability, environmental concerns, convenience, accessibility, usage; connections and linkages for bicycle users, as well as associated pedestrians and safe routes to school planning efforts. He will identify and prioritize active transportation project alternatives and will include route descriptions and conceptual drawings. EDUCATION Master of Science, Urban Planning & Transportation, University of Illinois at Urbana- Champaign, IL BS, Economics, University of Iowa, IA REGISTRATIONS Professional Transportation Planner: USA CERTIFICATIONS Instructor for Travel Demand Modeling, University of Kansas Instructor for Transportation Implementation Workshops, University of Kansas A-14SECTION 7 | Appendix | PROPOSAL FOR HIGHWAy 111 CORRIDOR FORM BASED CODE AZUSA TOD SPECIFIC PLAN The City of Azusa retained RRM to prepare a 350-acre TOD General Plan/Development Code Update and Specific Plan focusing on Azusa’s downtown, two future Gold Line transit stations, and adjacent residential neighborhoods. The work effort addressed a mix of commercial, residential, and entertainment related land uses that will be instrumental in creating a vibrant mixed-use, pedestrian-oriented environment. The project market analysis informed recommended land uses and development standards which are complemented by design guidelines to ensure high quality, compatible development. Inclusive community engagement incorporates ideas voiced by residents, business owners, and decision makers. The overall effort was complemented by an integrated CEQA process for an EIR. SAMPLE PRODUCT LINK CLICK HERE or copy and paste this link: https://drive.google.com/drive/folders/1lYOGCMh6PFp7V_ Paw4OC1sHB_05RQNyo?usp=sharing CARLSBAD VILLAGE & BARRIO MASTER PLAN After a multi-year update process with significant public involvement and two drafts of the master plan that were not successfully adopted, the City of Carlsbad retained RRM to help prepare a third draft that aligns with public input and the City’s overall community vision, primarily regarding design and community character. Skills in architectural design and urban planning as well as document design, formatting, and graphics were needed to deliver the revised draft. RRM developed a new land use plan including multifamily development standards and design guidelines, and a revised mobility chapter including new street cross-sections and 3D before-and-after simulations. The final master plan was supported by the community and adopted by City Council in July of 2018. SAMPLE PRODUCT LINK CLICK HERE or copy and paste this link: https://drive.google.com/drive/ folders/1st4DCfUW9OQ2WdpPnkKDPqQamyc_xLWM LAS POSITAS ROAD MULTI-USE PATH The City of Santa Barbara hired RRM to provide planning, environmental, and design services for the Las Positas Multi-Use Pathway, a 2.6-mile ATP Grant Funded Class I trail adjacent to the Las Positas and Arroyo Burrow Creek corridors. This trail connection serves vital links to the Santa Barbara’s regional trail network connecting the California Coastal Trail and the City’s Cross-town Route connecting downtown with the coast. The trail design includes midblock crossings, cycle track facilities, and Class II bike lanes. Work included preparation of a PA&ED report including design alternatives, and preparation of final plans and specifications including permitting and right-of- way services. SAMPLE PRODUCT LINK CLICK HERE or copy and paste this link: https://drive.google.com/drive/folders/1uMEgXPH3YpEd- 7HkjRUZyCAxH_obdEDO?usp=sharing WEST NEWPORT MESA STREETSCAPE MASTER PLAN RRM Design Group was hired by the City of Newport Beach to establish a beautification vision and implementation strategy for the public right-of-way within West Newport Mesa. The master plan included beautification strategies, complete streets principles for a more walkable environment and increased safety, and framework discussing future development with requirements in both the public and private realms. The project included an extensive public outreach process to better understand the needs and concerns of the community, residents, employees, and visitors of the area. SAMPLE PRODUCT LINK CLICK HERE or copy and paste this link: https://drive.google.com/drive/ folders/1f8lzLtWhAx5ugJtLaFfIYX0IAtfGSj_0?usp=sharing SAMPLE PRODUCTS “The Old Town Newhall Specific Plan provided a vision for the redevelopment of Old Town Newhall. Over the past 15 years, RRM has provided expert advice to help the City realize that vision. RRM played a key role in reviewing the architecture for major projects like Newhall Crossings and the Lexen Hotel, projects that have helped transform Old Town Newhall into one of Santa Clarita’s most desirable commercial districts.” -------- - Ben Jarvis, Associate Planner, City of Santa Clarita “ I can’t speak highly enough about RRM Design Group. They are literally the best consulting firm I have ever worked with.” -------- Cory Caletti, Senior Transportation Planner, Regional Transportation Commission of Santa Cruz County “RRM offers the breadth and depth of a full-service planning, engineering and design firm. For their work on the Town Center Specific Plan, they also have demonstrated the ability to assemble and manage a highly competent team of experts from diverse technical fields that complement their own abilities.” -------- - Steve Harris, Director of Community Development, City of Yorba Linda “I am really proud of the final product, and I greatly value the opportunity to have worked with such a diligent, capable, and responsive firm to create a viable, exciting vision for redevelopment of a prominent property in Walnut Creek” -------- - Ethan Bindernagel, AICP, Economic Development Manager, City of Walnut Creek “RRM produced a definitive San Ysidro Community Plan over twenty years; but more, they strive to play a continuing role as a catalyst in implementing the multiple policy changes and capital projects that will enable the vision to be realized.” -------- - Steve Otto, San Ysidro Property Owner