Proposal - Dixon Resources Unlimited
PROPOSAL
2025 Parking Study for the
Village Build-Out Plan Area
of the City of La Quinta
City of La Quinta
RFP/RFQ – 2025 Village Parking Study
September 12, 2025
Okyle Parking
Consultancy
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Section 1. Cover Letter
September 12, 2025
Cheri Flores, Interim Design and Development Director
Design and Development Department, City of La Quinta
Dear Cheri Flores,
Dixon Resources Unlimited (DIXON), in partnership with TJKM Transportation
Consultants (TJKM) and Okyle Parking Consultancy (Okyle), is pleased to submit this
proposal in response to the RFP for the 2025 Parking Study for the Village Build-Out
Plan Area of the City of La Quinta (City). With our specialized approach to parking data
collection and analysis, evaluation of existing and future demand, and cost estimates
associated with managing parking assets as the Village continues to develop, we bring
a special blend of resources to the City.
Our Team . DIXON, TJKM, and Okyle have come together specifically to deliver a
comprehensive parking management solution that aligns with La Quinta’s vision for
sustainable growth in the Village Commercial District. With 30+ years of parking and
transportation management expertise, DIXON will lead the existing conditions
assessment, parking priorities development, and fee structure analysis while providing
project oversight. TJKM contributes 50+ years in transportation planning and traffic
engineering to spearhead zoning ordinance evaluation and demand forecasting. As a
local firm, Okyle leverages both local market knowledge and $10+ billion in parking
facility development experience to handle construction cost estimates. This combined
expertise ensures a deep understanding of the City’s Village district, from seasonal
tourism fluctuations to the specific needs of desert resort communities.
Our Approach. Previously, for the City of Palm Springs and PS Resorts, DIXON
evaluated downtown parking infrastructure, strategically collected parking data, and
engaged diverse stakeholders to produce data-driven and actionable parking
management solutions. Building on this proven methodology, our team will conduct a
comprehensive baseline assessment of La Quinta's Village district, forecast demand
based on the Build-Out Plan projections, and develop practical implementation
strategies that balance current operations with future growth while incorporating
diverse community input.
Our Assurance. Our team is fully prepared to get started and looks forward to the next
steps. This proposal is valid for ninety (90) days, and our team is free of any conflict of
interest.
Sincerely,
Julie Dixon, President and Principal-in-Charge Dixon Resources Unlimited
julie@dixonresourcesunlimited.com 1519 E Chapman Ave #200
(213) 716-6933 Fullerton, CA 92831
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Table of Contents
Section 1. Cover Letter ...................................................................................................... 2
Table of Contents .............................................................................................................. 3
Section 2. Firm Background, Qualifications, & Experience ............................................... 4
DIXON Firm Profile .......................................................................................................................... 4
Subcontractor Profiles ..................................................................................................................... 6
Key Team Members ......................................................................................................................... 7
Similar Project Descriptions ............................................................................................................ 9
Section 3. Project References .......................................................................................... 10
Section 4. Fee Schedule .................................................................................................. 14
DIXON Standard Hourly Billing Rates ......................................................................................... 14
TJKM Standard Hourly Billing Rates ............................................................................................ 14
Okyle Standard Hourly Billing Rate............................................................................................. 14
Cost Estimate ................................................................................................................................. 14
Section 5. List of Complementary Services ..................................................................... 15
Section 6. Staffing and Project Organization .................................................................. 16
Section 7. Subcontracting Services ................................................................................. 17
Section 8. Disclosures ...................................................................................................... 17
Section 9. Explanation of Methodology ......................................................................... 18
Project Understanding ................................................................................................................. 18
Task 0. Project Management ........................................................................................................ 18
Task 1. Comprehensive Existing Conditions Assessment (DIXON) ........................................ 19
Task 2. Parking Standards Evaluation (TJKM) ............................................................................. 21
Task 3. Forecast Future Demand (TJKM) .................................................................................... 22
Task 4. Phased Implementation Strategy (DIXON) ................................................................... 22
Task 5. Review Parking In-lieu Structure & Evaluate Economic Models (DIXON) .................. 23
Task 6. Construction Cost Estimate (Okyle) ............................................................................... 24
Project Timeline ............................................................................................................................. 25
Section 10. Acknowledgment of Insurance Requirements ............................................. 26
Section 11. Non-Collusion Affidavit ................................................................................ 27
Section 12. Acknowledgment of Addenda ..................................................................... 28
Appendix A. Resumes ..................................................................................................... 29
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Section 2. Firm Background, Qualifications, &
Experience
DIXON Firm Profile
Firm Ownership Incorporated in California (2012)
Firm Age 12 years
Parking Experience 12 years
Taxpayer Identification Number 46-1496430
With over 30 years of parking and transportation management experience, Julie Dixon
founded Dixon Resources Unlimited (DIXON) with the direct goal of supporting
parking programs and making parking easy, convenient, and accessible. Now in
business for over 12 years, our firm develops customized, right-sized, strategic, and
data-driven recommendations based on the specific and unique needs of the
communities we serve. Through collaborative partnerships with our clients, DIXON
fosters innovation and develops sustainable, technology-integrated parking solutions,
earning national and international recognition for our expertise in parking policy and
program development.
We offer best-in-class municipal parking solutions across a broad spectrum, including:
Industry Recognitions
DIXON is proud to have played a pivotal role in transforming
numerous projects into award-winning parking programs.
Recognitions like these are the result of hands-on collaborative
partnerships that involve data-driven decision-making, public
input, and customized solutions to develop sustainable parking
operations supported by turnkey parking solutions and
integrations.
Operations Policies & Planning Parking Data
Financial projections
Community outreach
Operational audits
Municipal code updates
Parking management
plans
Council presentations
Data collection
Data analysis
Parking studies
Financial reporting
Heat maps
Integrations
Technology optimization
Revenue reconciliation
Citation/permit
management
Staffing assessments
RFP specifications
Procurement support
Figure 1. 2023
Organization of the Year
IPMI Award
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Award-Winning Clients: Recognized across the country for transforming municipal
parking programs, cities such as San Leandro, Laguna Beach, Paso Robles, Seal Beach,
and Costa Mesa have earned state and national recognition through DIXON-led
projects.
Trusted Nationwide: From San Francisco to Asheville, from Maui to St. Pete Beach—
DIXON currently supports over 50 municipalities across the U.S., delivering results that
matter.
Figure 2. Receiving the 2023 Organization of the Year IPMI Award
DIXON Spotlight Customers
The table below highlights some of DIXON’s notable projects and regional experience.
DIXON Spotlight Customers
AR Little Rock CA Palm Springs ID Ketchum
CA Alameda CA Pasadena IL Oak Park
CA BART CA Placer County KS Lawrence
CA Berkeley CA Port of Los Angeles MT Whitefish
CA Beverly Hills CA San Francisco (SFMTA) NV Reno
CA Carlsbad CA Santa Ana NV Las Vegas
CA Costa Mesa CA San Luis Obispo OH Columbus
CA Glendale CA Seal Beach OR Beaverton
CA Isla Vista CA Tustin OR Portland
CA Laguna Beach CA Ventura TX Austin
CA Long Beach CO Boulder TX Dallas
CA Los Angeles (LADOT) CO Denver TX San Antonio
CA Monterey CO Windsor UT Park City
CA Napa FL St. Pete Beach UT Springdale
CA Newport Beach FL Tallahassee WA Port of Seattle
CA Norwalk HI Maui WA Spokane
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Subcontractor Profiles
TJKM Profile
TJKM Transportation Consultants (TJKM), founded in 1974, is a traffic engineering,
operations, and transportation planning firm serving clients across California, Texas,
and Florida. With offices in Pleasanton, San Jose, Sacramento, Fresno, Santa Rosa,
Austin, and Tampa, TJKM has delivered professional services for over 50 years to more
than 3,500 clients in 380 jurisdictions. The firm has completed over 10,000 projects and
averages 240 new assignments annually for municipalities, transportation agencies,
private developers, consulting firms, and attorneys.
TJKM’s expertise includes transportation planning, traffic operations, traffic
engineering design (PS&E), corridor studies, intelligent transportation systems (ITS),
traffic safety, and multimodal studies. The team is recognized for practical, collaborative
solutions informed by extensive municipal engineering experience and strong client
relationships. Originally focused on Northern and Central California, TJKM now serves
clients statewide as well as in Texas and Florida. The firm is also a certified
disadvantaged and small business enterprise.
Parking is central to community vitality, and TJKM has completed over 500 projects
addressing downtowns, neighborhoods, campuses, healthcare, civic, and commercial
facilities. Services include parking supply/demand analysis, permit programs, fees,
enforcement, wayfinding, and policy development.
Okyle Profile
Okyle brings over 40 years of experience in parking-related consulting services,
supporting real estate development projects valued at more than $10 billion. The firm
specializes in design review, graphics, lighting, security, signage, automated traffic and
revenue control systems, access control equipment, and income and expense
projections. Okyle also facilitates collaboration with community groups, architects,
government officials, lenders, and joint venture partners to ensure parking solutions
that enhance and sustain developments.
The firm’s project portfolio includes retail, office, healthcare, hospitality, residential,
event venues, universities, and stand-alone parking facilities. Okyle’s foundation is
rooted in more than 31 years of industry leadership at SP Plus (1984–2016), then the
largest parking operator in North America, where its principal played a key role in
expanding operations nationwide. Earlier experience in real estate investment,
syndication, and development provides Okyle with a unique understanding of
parking’s role in complex projects.
Okyle’s work is strengthened by longstanding industry and community leadership,
including involvement with the City of Hope Los Angeles Real Estate Industries Council,
BOMA Los Angeles, CREW chapters, and Palm Springs civic initiatives. This blend of
technical expertise, financial insight, and civic engagement allows Okyle to deliver
parking strategies that are practical, secure, and sustainable.
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Key Team Members
Our team is committed to a responsive, collaborative approach and is fully equipped
to scale our involvement based on the evolving needs of the City. Highlights of our key
team members are provided below. Complete resumes are included in Appendix A.
Julie Dixon
President &
Principal-in-
Charge
DIXON
Julie is the President and Founder of Dixon Resources
Unlimited, a woman-owned business, focused on
providing parking consulting services to municipalities.
With over 30 years of experience in parking and
transportation management, Julie built her firm to
provide “best in class” municipal parking solutions
across a broad spectrum of areas, including operations,
customer service, enforcement, citation processing, field
maintenance, financial reporting, procurement, and
integrated solutions.
Cameron Clark
Principal
DIXON
Cameron has 10 years of experience in the parking
industry, specializing in curb management, data analysis,
Geographic Information Systems (GIS), and product
development. He leads the DIXON data team and
oversees all data projects. Cameron also manages the
development and implementation of the DIXON Data
Suite® and Rapid LPR Tool, which help agencies
transform raw data into clear, actionable insights to
support smarter parking policies and operations.
Ben Verdugo
Principal
DIXON
Ben joined DIXON in 2022 after years of managing
mobility and parking projects in the public sector for the
City of San Diego. As Program Manager overseeing the
Community Parking District and Shared Mobility Device
programs, Ben has implemented numerous mobility and
parking projects focused on curb-space management,
maximizing parking supply, managing parking demand,
and developing multi-modal initiatives.
Chisa Nagai
Project Manager
& Associate
DIXON
Chisa has a background in Environmental Studies, and
since joining DIXON in 2022, she has contributed to a
wide range of planning and data-focused mobility
projects through planning studies, stakeholder outreach,
data collection and analysis, and data visualization. Chisa
brings expertise in municipal code reviews, financial
modeling, and community engagement. She
approaches her work with a strong focus on sustainability
and holistic mobility planning.
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Isabella Tapia
Associate
DIXON
Isabella joined DIXON after leading economic
development and transportation initiatives in San
Fernando. As a Management Analyst, she spearheaded
curb space management and parking programs while
balancing pedestrianization and multimodal transit. A
Los Angeles native, Isabella revitalized the City's
Residential Parking Permit program through
comprehensive community outreach and transparent
engagement, building trust while creating equitable
solutions for diverse transportation needs.
Amit Kothari, TE
QA/QC & Task
Lead - Parking
TJKM
Amit is a transportation engineer with 34+ years of
experience in transportation planning, parking, transit
operations, and intelligent transportation systems. As a
former City Traffic Engineer for San Jose and Oakland,
he has managed major transportation and parking
programs while developing accessible, safe strategies
for all users, including comprehensive parking
management, capital improvements, and revenue bond
programs.
Colin Burgett
Land Use Lead
TJKM
Colin is a transportation planning professional with over
20 years of experience specializing in multimodal
transportation, integrated land use planning, and
strategic planning for large-scale projects. His expertise
includes citywide transportation plans, bicycle and
pedestrian master plans, BRT corridor studies, and
transit station area plans with emphasis on complete
streets, corridor revitalization, and transit-oriented
development.
Jeffrey Okyle
Local Market
Representative
and Consultant
Okyle
Jeffrey has an extensive background in real estate
investment, syndication, and development prior to his
parking career. Former lobbyist for the City of Los
Angeles and Vice President at a Beverly Hills real estate
firm. Active community leader with founding Board
membership at City of Hope Los Angeles Real Estate
Industries Council and involvement in BOMA Los
Angeles, CREW chapters, and Palm Springs civic
organizations.
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Similar Project Descriptions
Client/Project Contact
Palm Springs, CA – 2024 - DIXON
Parking Systems Evaluation Report
DIXON conducted a comprehensive assessment of
Downtown Palm Springs parking assets, including
stakeholder engagement and utilization studies, to
provide actionable policy recommendations for
creating safe, welcoming parking experiences for
residents and visitors.
Molly Anderson, Executive
Director
(760) 275-1788
Office@ps-resorts.com
Pasadena, CA – 2020-Present - DIXON
Citywide Parking Strategic Plan & Playhouse Village
DIXON developed a comprehensive parking strategy
addressing citywide challenges through operational
assessments, financial modeling, and extensive
stakeholder engagement, successfully transitioning
Pasadena to a demand-based paid parking model
with step-by-step implementation guidance.
Jon Hamblen, Parking Manager
(626) 744-7463
jhamblen@cityofpasadena.net
Seal Beach, CA – 2017-Present - DIXON
Parking Consulting & Ongoing Parking Project Mgmt.
DIXON served as Interim Parking Manager for Seal
Beach, leading technology upgrades, policy updates,
virtual permit implementation, and outreach that
delivered award-winning, long-term improvements.
Nick Nicholas, Captain, Seal Beach
Police Department
(562) 799-4100 x1160
nnicholas@sealbeachca.gov
Visalia, CA – 2023-2025 - TJKM
Kaweah Health Parking Management Study
TJKM partnered with the City of Visalia and Kaweah
Health Medical Center to optimize parking availability
in downtown Visalia through a comprehensive
analysis of existing supply, employee usage patterns,
and phased strategies, including improved permit
systems, shuttle options, and real-time parking
availability solutions.
Angelina Baker, City of Visalia
(559) 713-4591
Angelina.Baker@visalia.gov
Nevada City, CA – 2022-2023 - TJKM
Downtown & Seven Hills Parking Demand Study
TJKM prepared a comprehensive parking demand
study for Nevada City's Downtown Area and Seven
Hills Business District, analyzing existing utilization
and stakeholder input to develop data-driven parking
management strategies that improve access, safety,
and economic vibrancy while mitigating residential
impacts.
Bryan McAlister, Engineering and
Public Works
(530) 265-2496 x 126
bryan.mcalister@nevadacityca.gov
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Eureka, CA – 2021-2022 - TJKM
Old Town and Downtown Parking Study
TJKM conducted parking availability and suitability
analysis for Eureka's Old Town and Downtown areas,
providing implementable strategies that balance
parking utilization for residents, business owners,
employees, and visitors through extensive data
collection and stakeholder engagement.
Scott Ellsmore, City of Eureka
(707) 441-4181
sellsmore@ci.eureka.ca.gov
Redcar Properties Ltd – 2019-Present - Okyle
Southern California Portfolio
Okyle provides ongoing parking design review and
demand analysis for Redcar Properties' 70+ property
urban commercial real estate portfolio, evaluating
parking requirements, economic projections, and
operational functionality for redevelopment projects
in emerging neighborhoods throughout Los Angeles
County.
Michael Namba, Head of
Development
(310) 508-4756
MN@RedcarLtd.com
Section 3. Project References
Palm Springs Resorts, CA -
DIXON
Parking Systems Evaluation Report
January 2024 – October
2024
Project Lead: Julie Dixon
Support: Cameron Clark
Summary
PS Resorts retained DIXON in January 2024 to develop a comprehensive Parking Systems
Evaluation Report for Downtown Palm Springs. The project included a full assessment of
on- and off-street parking assets, robust stakeholder engagement, and a parking
utilization study that informed data-driven policy updates. The City’s goal was to create a
safe, welcoming public parking experience for residents, businesses, employees, and
visitors while accommodating major events such as VillageFest and the restoration of La
Plaza Theater. DIXON evaluated facilities, including the 1,900-space Downtown Garage,
collected occupancy and duration data during off-peak and event periods, and facilitated
in-person and virtual outreach. The final report provided actionable recommendations
and step-by-step policy guidelines for proactive, future-focused parking management.
Molly Anderson, Executive Director
P.O. Box 4607, Palm Springs, CA 92263
(760) 275-1788
Office@ps-resorts.com
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Pasadena, CA - DIXON
Citywide Parking Strategic Plan &
Playhouse Village
March 2020 - Present
Project Lead: Julie Dixon
Support: Cameron Clark
Summary
DIXON was retained by the City of Pasadena in March 2020 to develop a comprehensive
Citywide Parking Strategic Plan addressing parking challenges across multiple districts.
The project began with an Operational Needs Assessment, including virtual evaluations
and City staff interviews, and was supported by extensive stakeholder engagement
through surveys, interviews, and outreach with residents, businesses, and neighborhood
groups. A customized Financial Modeling Workbook analyzed occupancy, compliance,
and rate structures, leading to City Council–approved recommendations such as
eliminating free parking and consolidating operations under one contract. The Plan
transitioned Pasadena to a demand-based paid parking model, supported by a step-by-
step implementation guide. DIXON also deployed license plate recognition (LPR)
technology for ongoing data collection, enabling data-driven policy updates and shared
parking strategies.
Jon Hamblen, Parking Manager
100 Garfield Ave Room N 106, Pasadena, CA 91101
(626) 744-7463
jhamblen@cityofpasadena.net
Seal Beach, CA - DIXON
Parking Consulting & Ongoing Parking
Project Management
May 2017 - Present
Project Lead: Julie Dixon
Support: Cameron Callicutt
Summary
The City of Seal Beach retained DIXON in May 2017 to provide ongoing consulting and
project management for its parking program. Acting as Interim Parking Manager, DIXON
led a complete overhaul of the City’s parking operation, including community outreach,
policy updates, and technology modernization. Key initiatives included piloting and
implementing paid parking technology, transitioning to real-time electronic citations,
streamlining residential permit renewals with an online system, and introducing license
plate recognition (LPR) to manage enforcement and occupancy reporting. DIXON also
updated the City’s municipal code to support new technologies, developed monthly
occupancy reports and heat maps, and guided policy changes such as rate adjustments
and extended paid parking hours. These efforts earned Seal Beach recognition at the
Parking Industry Expo in 2019.
Nick Nicholas, Captain, Seal Beach Police Department
911 Seal Beach Blvd, Seal Beach, CA 90740
(562) 799-4100 x1160
nnicholas@sealbeachca.gov
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Visalia, CA - TJKM
Kaweah Health Parking Management
Study
2023-2025
Project Lead: Mark Doty
Support: Grishma Pandya,
Anjali Satheesh
Summary
The City of Visalia and Kaweah Health Medical Center jointly conducted this study to
optimize parking availability in downtown Visalia, particularly around the Kaweah Health
Medical Center campus. As the City's largest employer, Kaweah Health generates high
parking demand, affecting both hospital operations and downtown accessibility. This
study examines existing parking supply, employee usage patterns, and constraints in the
area, using field data and employee survey responses as basis for proposed
recommendations and solutions. Key findings include underutilization of parking during
peak hours and inefficiencies in the current employee permit system. Based on this, the
report provides phased strategies: short-, mid-, and long-term, focused on improved
permit systems, shuttle and micromobility options, safety enhancements, and real-time
parking availability. A draft report was submitted in July 2025 to the City for review.
Angelina Baker, City of Visalia
425 E Oak Ave #301, Visalia, CA 93291
(559) 713-4591
Angelina.Baker@visalia.gov
Nevada City, CA - TJKM
Downtown & Seven Hills Parking
Demand Study
2022-2023
Project Lead: Nayan Amin
Support: Mark Doty
Summary
With the increasing development in Nevada City, the city continues to thrive and attract
more vehicular trips resulting in an increase in parking demand. TJKM was retained by the
City to prepare the Parking Demand Study that included the Downtown Area and Seven
Hills Business District. The Parking Study serves as a blueprint that summarizes parking
management programs, various policy proposals, tools, and strategic solutions to guide
decisions on Downtown and Seven Hills parking. TJKM reviewed the existing parking
utilization, performed data collection, received stakeholder input, and used this
information for the analysis and findings. The completed Parking Study summarized the
data and proposed recommendations and parking management strategies to achieve the
goals and visions for Downtown and Seven Hills Business District. Our parking strategies
will uphold the objectives to improve access and safety through parking policies that can
grow and adapt, and explore innovative and technological parking management concepts
that are data-driven and flexible and ensure balanced use of public parking, mitigate
impacts to the surrounding residential areas, and maintain economic vibrancy.
Bryan McAlister, Engineering and Public Works
317 Broad Street, Nevada City, CA 95959
(530) 265-2496 x 126
bryan.mcalister@nevadacityca.gov
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Okyle Parking
Consultancy
Eureka, CA - TJKM
Old Town and Downtown Parking Study
2021-2022
Project Lead: Nayan Amin
Support: Mark Doty, Ruta
Jariwala
Summary
As part of our On-Call Contract, TJKM assisted the City on conducting a parking availability
and suitability analysis to study existing and potential parking capacity in the Old Town
and Downtown area and to provide implementable strategies that balance parking
utilizations for all users, including residents, business owners, business employees, and
visitors. This study contained extensive data collection and analysis in downtown area as
well as stakeholder outreach meetings. The team reviewed the stakeholder feedback and
finalized the recommendations and strategies in the final report.
Scott Ellsmore, City of Eureka
531 K Street, Eureka, CA 95501
(707) 441-4181
sellsmore@ci.eureka.ca.gov
Redcar Properties Ltd, CA - Okyle
Southern California Portfolio
May 2019 – Present
Project Lead: Jeffrey Okyle
Summary
Redcar invests in urban commercial real estate throughout Los Angeles County and has
over 70 properties in the portfolio. They acquire under-performing properties in
emerging and high-growth urban neighborhoods, adding value through specialized
redevelopment and deep repositioning. Okyle is tasked with reviewing and critiquing all
parking design plans, evaluating present and future parking demand, providing economic
analysis, including revenue and expense projections, and submitting documentation to
Cities detailing operational functionality and rationale for the number of spaces to be
developed. Interactions include architects, development teams, property management,
investors, and municipal authorities via document submittals. The complexity of working
on 10-20 projects at any given time is both rewarding and successfully challenging. The
various projects have very strong leasing and are economically successful. Project
neighborhoods are often emerging redevelopment areas within a downtown, secondary,
or tertiary market.
Michael Namba, Head of Development
2341 Michigan Avenue, Santa Monica, CA 90404
(310) 508-4756
MN@RedcarLtd.com
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Section 4. Fee Schedule
This cost proposal is based on a time and materials (T&M) approach with a not-to-
exceed amount. We are adaptive to the City’s needs and will modify the proposed
project plan and timeline to suit the City’s evolving priorities. Invoicing will occur on a
monthly basis for the work completed in the prior month. This cost proposal is valid for
90 days from the submittal date.
DIXON Standard Hourly Billing Rates
Classification Labor Rate Per Hour
Principal-in-Charge $255
Principal $235
Senior Associate $185
Associate / Analyst $165
Junior Associate $125
TJKM Standard Hourly Billing Rates
Classification Labor Rate Per Hour
QA/QC Task Lead -
Parking $245
Task Lead – Land Use $210
Assistant Planner $145
Okyle Standard Hourly Billing Rate
Classification Labor Rate Per Hour
Principal $255
Cost Estimate
Task Description Cost (NTE)
0 Project Management $15,375
1 Comprehensive Existing Conditions Assessment $36,085
2 Parking Standards Evaluation $20,405
3 Forecast Future Demand $18,705
4 Phased Implementation Strategy $21,165
5 Review Parking In-lieu Structure & Evaluate Economic Models $10,420
6 Construction Cost Estimate $7,540
Total $129,695
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Section 5. List of Complementary Services
DIXON is a recognized leader in public outreach and stakeholder engagement, known
for fostering trust and generating actionable feedback. We use proven methods like
canvassing, surveys, workshops, and online tools with clear, audience-specific
messaging tailored to encourage meaningful participation. Our approach earns
consistent praise for professionalism, responsiveness, and skillful handling of complex
parking topics, resulting in community-supported programs that set a high standard.
We begin by partnering with City staff to define a stakeholder engagement strategy
that details engagement timelines, communication preferences, stakeholder groups,
expected outcomes, including the number and type of activities for each group. We
then tailor the approach to reflect the City’s priorities, local calendars, and community
dynamics. We offer a robust toolkit of engagement activities, which can be tailored to
maximize stakeholder participation and meet community members where they are.
Service Estimated Cost
In-person meeting
Can include: “Parking Magic Wand” exercise/discovery, small
group interviews, w orkshops, community meetings, pop-up
events, s pecial event tabling, “Knock and Talks,” and
presentations
*Assumes up to ½ day on-site
$3,635
per in-person event
Virtual meeting
Can include Small group interviews with virtual whiteboarding
and/or breakout rooms; virtual community meetings
$1,835
per meeting
Survey
Online surveys are highly effective in gathering public input and
ensuring transparency in stakeholder engagement.
$4,915
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In-Person Virtual
Communications
Parking Magic Wand
exercise/discovery
Small group interviews
Workshops/Community
Meetings/Town Halls
Pop -up events or
special event tabling
“Knock and Talks”
Online surveys
Map-based tools (e.g.,
Maptionnaire, Social
Pinpoint)
Small group interviews
(can be enhanced with
virtual whiteboarding
and/or break-out rooms)
Press releases
Social media
campaigns/messaging
Project website content
Assist with translation
Accessibility
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Section 6. Staffing and Project Organization
DIXON will serve as the prime contractor with Chisa Nagai as the single point of contact
for all City communications. All correspondence will flow through DIXON to ensure
consistent messaging and avoid confusion. DIXON will lead the overall project
management as well as the Comprehensive Existing Conditions Assessment, parking
priorities development, fee structure analysis, and stakeholder coordination. Zoning
ordinance evaluation and demand forecasting will be led by TJKM, and cost estimates
will be led by Okyle, providing local expertise.
Our team will hold virtual bi-weekly progress meetings with the City, including agendas
and action item summaries. We will use an online project management platform and a
shared project folder to track milestones and to organize document sharing. We will
collaborate with the City to receive technical review and feedback on project
deliverables. Our embedded project management approach ensures transparent
coordination throughout the engagement.
Our team’s organization chart is provided below:
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Julie Dixon
President &
Principal-in-Charge
Chisa Nagai
Project Manager
& Associate
Isabella Tapia
Associate
Amit Kothari
QA/QC & Task
Lead - Parking
Colin Burgett
Land Use Lead
Jeffrey Okyle
Local Market
Representative &
Consultant
Ben Verdugo
Principal
Cameron Clark
Principal
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Section 7. Subcontracting Services
We have assembled a strategic team that can handle all aspects of the comprehensive
parking study scope. We have thoughtfully divided the scope tasks to leverage each
firm’s core expertise and deliver quality results for the City of La Quinta.
TJKM contributes 50+ years of transportation planning and traffic engineering
expertise, having completed over 500 parking studies across California. Their technical
expertise in zoning ordinance evaluation and demand forecasting is critical for
analyzing La Quinta’s mixed-use development standards and projecting future parking
needs based on the Build-Out Plan.
Okyle provides 40+ years of parking facility development consulting across $10+
billion in real estate projects, combined with intimate Coachella Valley market
knowledge. This local expertise and specialized cost estimation experience ensure
realistic construction estimates and economic modeling that reflect regional market
conditions.
DIXON maintains overall project leadership while contributing more than three
decades of parking management expertise to handle the Comprehensive Existing
Conditions Assessment, parking priorities development, and fee structure analysis.
This subcontracting structure ensures the City receives specialized expertise across all
areas while maintaining unified communication by combining DIXON’s project
management and municipal expertise with TJKM’s technical depth and Okyle’s local
market specialization.
Section 8. Disclosures
Our team does not have any alleged significant prior or ongoing agreement failure,
any civil or criminal litigation or investigation pending within the last five (5) years. There
is no negative history.
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Section 9. Explanation of Methodology
Project Understanding
Our team understands that the City’s parking study must create a comprehensive,
actionable strategy that supports the Village’s long-term vitality. The project requires a
data-driven approach that addresses today’s challenges while anticipating future
needs. We will begin with a thorough review of existing conditions and occupancy
trends, supported by drone-based utilization analysis and GIS mapping. Building on
this foundation, we will evaluate zoning standards, forecast demand, and assess the in-
lieu fee program to ensure policies are current, flexible, and financially sustainable. The
results will be synthesized into a phased implementation strategy that balances short-
term improvements with long-term investments. Through embedded project
management, bi-weekly coordination, and clear deliverables, we will provide the City
with a roadmap that is both practical and forward-looking.
The following work plan details the technical approach, methodology, specific tasks,
and associated deliverables our team will perform in support of the City’s parking
development strategy for the downtown Village Commercial District and Build-Out
Plan Area.
Task 0. Project Management
Project management is embedded in every task we
perform. We will work closely with the designated
City staff to ensure a collaborative and transparent
approach to project delivery.
Task 0.1 Kick-off Meeting
DIXON will assign a project manager as the primary contact for this engagement. We
will begin with a virtual kick-off meeting to confirm the scope of work, prioritize
objectives, finalize key milestones, and complete introductions to internal stakeholders.
Task 0.2 Project Management and Bi-weekly Meetings
Throughout the duration of the project, we will hold virtual bi-weekly meetings with the
City to track progress, address any issues, and keep all parties aligned. We will provide
meeting agendas addressing the project schedule and scope, along with a summary
of highlights and action items after each call.
Task 0.3 Document Sharing and Coordination
At project initiation, the team will collect and review relevant project documents and
establish a shared project folder to ensure organized and accessible document sharing
throughout the engagement.
To support transparent coordination, we will use Asana, an online project management
platform, to track milestones, tasks, and responsibilities. The City’s project manager will
Task 0. Deliverables
• Project kick-off meeting
• Virtual bi-weekly meetings
• Document sharing and
coordination
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have access to this tool, which will be used in meetings to visualize progress and ensure
alignment regarding task status and timelines.
Figure 3. Asana Project Management Tool Sample
Task 1. Comprehensive Existing Conditions Assessment (DIXON)
Our team has played a key role in evaluating and
supporting all aspects of parking programs,
including on-street and off-street parking
operations, parking enforcement and citation
management, wayfinding programs, parking
demand and occupancy, parking technology
assessments and roadmaps, the solicitation and
implementation of new and emerging parking
technologies, and the development of
comprehensive, long-term parking management
plans.
Task 1.1 Review Background Documentation
Our team will conduct a thorough review of all relevant documents, maps, vendor
agreements, and previous studies, including the 2006 Village Parking Study and
subsequent City-conducted surveys. This comprehensive review of background
materials will be completed prior to our on-site visit to ensure a well-informed and
efficient assessment.
Task 1.2 Conduct Existing Conditions Assessment
We will then conduct an Existing Conditions Assessment in the Village area, in which
we will be on-site for two (2) days and assess current parking areas, including on- and
off-street public parking locations and circulatory conditions such as weekday and
weekend occupancy counts. We will tour facilities, conduct ride-alongs, and meet with
key staff in all relevant departments. Our team will document and review posted
regulations and time limits and observe utilization, compliance, enforcement, and
congestion in impacted parking areas. We will summarize our findings and incorporate
them into the Phased Implementation Strategy (Task 4).
Task 1. Deliverables
• Review project-relevant
background materials
• On-site Existing Conditions
Assessment
• Parking Utilization Study,
including on-site data
collection and analysis
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Task 1.3 Parking Utilization Study
Accurate, reliable parking data is critical to modern parking programs, and our proven
approach ensures high-quality, actionable results. DIXON’s Data Team specializes in
parking inventory and utilization analysis for municipalities nationwide. To maximize
efficiency and cost-effectiveness, we use the DIXON Data Suite® drone technology to
deliver detailed occupancy and turnover insights.
Project Setup and Inventory Collection
We will work with the City to finalize
the project Study Area as shown in
Figure 4. Once the Study Area is
confirmed, we will produce an
inventory count per block face and
off-street facility. The deliverable
format includes a GIS-based map
and spreadsheets in an agreed-
upon format.
Data Collection
Our team will collaborate with the
City to develop and implement a
data collection plan that utilizes
drones to capture parking
occupancy and turnover data in the
Study Area.
A DIXON-approved FAA-Certified Drone Pilot will come on-site to collect the data. For
up to two (2) days, a schedule will be designed to incorporate one weekday and one
weekend day, collecting at four intervals each day to capture morning, mid-day,
afternoon, and evening parking.
Drone imagery has proven to be a
highly effective tool for illustrating
parking conditions, providing a
clear visual reference that
reinforces the data findings.
Parking Data Analysis
Data collected in the Study Area
will be uploaded to the DIXON
Data Suite®, our web-based
analytics platform. The City will
receive login access to this
interactive dashboard to explore
data results, including on-street Figure 5. Examples of the DIXON Data Suite dashboard
Figure 4. Study Area Map
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parking insights by location, time of day, and day of the week. Metrics such as
occupancy, turnover are displayed through interactive charts, tables, and heat maps.
Upon completion of the study, the City will retain access to the dashboard for a period
of six (6) months to review the results and analyze the data collected. A data appendix
will be prepared to detail the data collection results and will be included in the final
Implementation Plan (Task 4).
Task 2. Parking Standards Evaluation (TJKM)
Our team will work with the City to review the current parking development standards
in the Zoning Ordinance. We will then prepare recommendations to improve the
existing standards and gather feedback on the draft before finalizing the
recommendations.
Task 2.1 Evaluate Ordinances
Our team will closely review the Zoning Ordinance,
specifically for the parking development standards
relevant to the Village Commercial District, and
recommend improvements or modifications to the
existing parking standards.
This evaluation will compare the City’s current
parking requirements for land uses prevalent in the
Village Commercial District with typical industry
standards, including relevant parking demand data provided by the Urban Land
Institute (ULI) and the Institute of Transportation Engineers (ITE) for relevant land use
types. As noted in the 2006 Village District Parking Study: the parking required by the
City of La Quinta is slightly higher than typical industry standards, and the 2006 study
also found the existing parking supply was largely underutilized, with a substantial
surplus of parking available in the Village District (while the peak parking occupancy
was found to be only about 41 percent at that time). It has been almost 20 years since
the study, and it is expected that the land use, travel demand, commuting patterns, and
increased adoption of non-auto modes have changed the parking demand.
Task 2.2 Draft Recommendations
Our team will then provide recommendations consistent with the current and
anticipated conditions and best practices for providing shared parking in mixed-use
areas such as the Village Commercial District.
The evaluation and recommendations concerning changes to the parking standards
will take into account the current parking supply in the study area (to be documented
during Task 1) and existing levels of peak parking demand (based on the parking
occupancy counts that will be conducted during Task 1 and the future parking demand
assessment to be conducted during Task 3).
Task 2. Deliverables
• Evaluate existing Zoning
Ordinances
• Draft recommendations
• Virtual presentation of draft
recommendations
• Final Recommendations
Memorandum
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Where relevant, we will also provide recommendations for parking management
measures that may be relevant to considering any modifications to existing parking
standards. Typical measures include time limits that vary by location, as well as
consideration of pricing to ensure efficient turnover. Such measures could also help to
support the City’s desire to avoid providing excessive parking (as is noted in the La
Quinta General Plan, which states that “every opportunity should be taken to
encourage integrated, shared and reciprocal parking design and management as a
means of better matching parking availability with varying parking demand”).
Task 2.3 Final Recommendations
Before finalizing the recommendations, we will host a virtual feedback meeting with
City staff to solicit feedback and incorporate comments and edits into a Final
Recommendations Memorandum with relevant charts, tables, and graphics. The goal
is to deliver a clear, actionable plan that drives meaningful results for the City.
Task 3. Forecast Future Demand (TJKM)
Based on the Existing Conditions Assessment of
parking conditions conducted during Task 1, which
will include weekday and weekend occupancy
counts, we will assess the existing peak parking
demand within the study area and compare it
against the existing supply.
Task 3.1 Future Forecast Demand Memorandum
Our team will forecast future parking demand based on ULI and ITE parking demand
data, including the provision of shared parking where feasible, relevant to anticipated
development under the Village Build-Out Plan and EIR, and anticipated growth in both
the commercial and residential sectors. We will propose feasible parking solutions to
accommodate anticipated land use changes and growth within the study area,
including recommendations for parking management measures as noted above
during Task 2. These recommendations will be summarized in a Future Demand
Forecast Memorandum with the necessary charts, tables, and graphics.
Task 4. Phased Implementation Strategy (DIXON)
Our team will develop a draft phased Implementation Plan (Plan) by synthesizing our
findings from all prior tasks, particularly the Existing Conditions Assessment (Task 1.2)
and the data collected in Task 1.3. The Plan will serve as a comprehensive
implementation roadmap, addressing present and future parking challenges with a
focus on balancing visitor, business, and resident needs within a mixed-use urban
environment.
Task 3. Deliverables
• Future Demand Forecast
Memorandum
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Task 4.1 Draft Implementation Plan
To ensure a structured and actionable approach,
the Plan will include a phased implementation
strategy with detailed timelines and cost estimates.
We will identify short-term priorities based on
existing conditions, data collection analysis, and
immediate needs, and then use demand forecasts
to recommend long-term solutions. Recommendations may include, but are not limited
to:
• Policy and operational improvements, aimed at improving compliance and
program administration
• Curb space and off-street parking management recommendations aimed at
increasing parking turnover, optimizing curbside space allocation, and improving
the user experience
• Technology recommendations related to enforcement, parking availability, and
other parking management solutions
• Wayfinding signage recommendations
• Shared parking agreement recommendations
• Public communication strategies to ensure clarity and ease of use
• Performance metrics and monitoring processes to track the effectiveness of
recommendations to guide future adjustments
Task 4.2 Final Implementation Plan
Before finalizing the Plan, we will host a
virtual feedback meeting with the City to
solicit feedback and incorporate
comments and edits into the final Plan.
Our goal is to deliver a clear, actionable
plan that drives meaningful results for
the City. Upon finalization of the Plan, the
project team is prepared to present the
final Plan to the City Council.
Task 5. Review Parking In-lieu Structure & Evaluate Economic Models
(DIXON)
Our team will begin by evaluating the City’s existing
parking in-lieu fee program. We will then provide
recommendations with the goal of updating the fee
structure and strengthening the program’s role in
supporting Village access. The current parking in-
lieu fee program allows developers to contribute to
shared parking facilities in the Village. This
Task 4. Deliverables
• Draft Implementation Plan
• Final Implementation Plan
• Present Implementation
Plan to City Council
Task 5. Deliverables
• Evaluate existing parking
in-lieu program
• Recommend updates to
parking in-lieu fee structure
• Gather feedback and
incorporate edits
Figure 6. Sample Parking Plan
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framework remains useful but is based on an outdated cost basis from 2014.
Task 5.1 Review Current Parking In-lieu Fee Structure and Program
To address this, we will conduct a comprehensive review of the program guided by the
Mitigation Fee Act. Our approach will include:
• Nexus and Cost Study: We will prepare a cost-based analysis to demonstrate the
connection between new development, added parking demand, and the City’s
provision of shared facilities. This will include updated unit cost estimates for surface
lots, structured options, and alternative access improvements such as shared
parking agreements, wayfinding, or mobility enhancements.
• Program Evaluation: We will review how the in-lieu fee is administered today,
including how credits are granted for on-street spaces, how payments are
scheduled, and how revenues are spent.
• Stakeholder Input: We will engage City staff to confirm priorities for how in-lieu
funds should be applied, whether for new construction, leasing private spaces, or
demand-management measures that expand effective capacity.
Task 5.2 Recommend Updates to Parking In-lieu Fee Structure and Program
Based on this analysis, we will prepare a set of recommended updates. These will
include an updated per-space fee amount, indexed annually to remain current with
construction costs; clear compliance pathways that integrate on-site, on-street, shared,
and in-lieu options; and administrative guidelines for timing of payments, eligible uses
of funds, and reporting.
Our team will also explore economic models that complement the in-lieu program and
diversify the City’s ability to fund parking. These models may include:
• Revenue reinvestment from curb pricing or permits,
• Public-private partnerships to share facilities, and
• Assessment districts for larger capital projects.
Each option will be evaluated for feasibility in the Village context, with a focus on
balancing business needs, visitor convenience, and long-term financial sustainability.
Our recommendations will not only update the in-lieu fee to meet Mitigation Fee Act
standards but also position the program as a flexible and effective tool for managing
access in the Village. We will meet with the City to gather feedback on our findings
before finalizing. Our goal is to ensure the updated program supports both near-term
development activity and long-term mobility and economic vitality.
Task 6. Construction Cost Estimate (Okyle)
Our team will prepare planning-level cost estimates for potential parking facility
improvements and new construction, ensuring the City has realistic budget guidance
to inform decision-making. We understand the importance of balancing financial
feasibility with the Village’s long-term parking needs and unique character.
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Task 6.1 Construction Cost Matrix
For City-owned surface lots, we will scope and
price improvements such as resurfacing, striping,
landscaping, lighting, ADA accessibility, and
signage. These estimates will be presented in a cost
matrix that summarizes unit pricing, total project
costs, and key assumptions, drawing from
comparable Southern California projects and
current construction market data.
For structured parking alternatives, we will identify potential City-owned parcels or
vacant sites suitable for above-grade parking structures. In collaboration with licensed
general contractors experienced in multi-level parking, we will provide rough-order-of-
magnitude construction estimates. These will highlight costs for core structural
elements, while also flagging potential aesthetic enhancements to ensure compatibility
with the Village’s design theme.
Finally, we will integrate cost estimates into the phased implementation strategy
(Task 4), presenting options in short-, mid-, and long-term horizons. This approach
allows the City to compare immediate surface lot improvements with longer-term
capital investments, while also considering non-construction alternatives such as
shared parking or transportation demand management.
Project Timeline
0.1 Kickoff meeting
0.2 Project management and bi-weekly meetings
0.3 Document sharing and coordination
1.1 Review Documents
1.2 Conduct Existing Conditions Assessment
1.3 Parking Utilization Study
2.1 Evaluate Ordinances
2.2 Draft Recommendations
2.3 Final Recommendations
3.1 Future Forecast Demand Modeling
4.1 Draft Implementation Plan
4.2 Final Implementation Plan
5.1 Review Current Parking In-Lieu Fee Structure & Program
5.2 Recommend Updates to Current Parking in Lieu Fee Structure & Program
6.1 Construction Cost Matrix
Month 5 Month 6Month 1 Month 2 Month 3
Task 5. Review Parking In-lieu Structure & Evaluate Economic Models
Task 6. Construction Cost Estimate
Task 0. Project management
Task 1. Comprehensive Existing Conditions Assessment
Month 4Task
Task 2. Parking Standard Evaluation
Task 3. Forecast Future Demand
Task 4. Phased Implementation Strategy
Task 6. Deliverables
• Cost matrix for each surface
lot and structure option
• Planning-level construction
cost estimates
• Phased cost scenarios
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Section 10. Acknowledgment of Insurance
Requirements
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Section 11. Non-Collusion Affidavit
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Section 12. Acknowledgment of Addenda
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Appendix A. Resumes
Our team resumes begin on the following page.
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Julie Dixon
President & Principal-in-Charge at DIXON
Summary
Julie Dixon is the President and Founder of Dixon Resources Unlimited, a woman-owned
business, focused on providing parking consulting services to municipalities. With over 30
years of experience in parking and transportation management, Julie built her firm to
provide “best in class” municipal parking solutions across a broad spectrum of areas,
including operations, customer service, enforcement, data analysis, financial reporting,
procurement, and integrated solutions. She brings a unique perspective, including her
direct support of the SFpark project.
Julie began her career as the first parking enforcement officer for the Santa Barbara County
Sheriff’s Department assigned to Isla Vista while completing her bachelor’s degree at the
University of California, Santa Barbara. As her career path evolved, Julie directed and
managed all aspects of various complex transportation programs. Her resume is extensive,
and she has been responsible for establishing policies, defining objectives, and delivering
on initiatives for municipalities of all sizes, working at all levels within the administration,
enforcement, and adjudication processes, and has been solicited to present at a variety of
parking industry events regarding her project experiences. She has extensive knowledge
and hands-on experience with the solicitation, development, deployment, operation, and
maintenance of solutions ranging from municipal parking programs to automated
enforcement systems.
Since founding DIXON in 2012, Julie has been focused on coaching municipalities through
operational and technology assessments and implementation and procurement processes.
Julie is responsible for the overall management of each project for the DIXON team and
prides herself on being labeled as the “Parking Coach.” For her outstanding contributions
to the parking industry, Julie received Parking Today’s 2020 Parking Person of the Year and
was recently selected as the 2024 California Parking Person of the Year. These awards
recognize Julie’s exceptional dedication to improving the customer experience and image
of parking across the entire industry.
Education & Appointments
• University of California, Santa Barbara, Bachelor of Arts, Sociology
• Point Loma Nazarene University, Master’s in Business Administration
• Parking Today’s 2020 Parking Person of the Year
• California Mobility and Parking Association 2024 Parking Professional of the Year
• Southwest Parking and Transportation Association (SWPTA) President (2017-24)
• IPMI Board of Directors (2025)
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Cameron Clark
Principal at DIXON
Summary
Cameron Clark is a Principal at DIXON with 10 years of experience in the parking industry,
specializing in curb management, data analysis, Geographic Information Systems (GIS), and
product development. He leads the DIXON data team and oversees all data projects, from
initial planning and field operations to in-depth analysis and reporting. Cameron also
manages the development and implementation of the DIXON Data Suite® and Rapid LPR
Tool, which help agencies transform raw data into clear, actionable insights to support
smarter parking policies and operations.
Before joining DIXON, Cameron served as Parking Operations Manager for a private data
acquisition and analytics firm, where he led large-scale projects across the country. With
experience supporting thousands of parking and mobility studies for cities, agencies, and
engineering firms, Cameron remains at the forefront of data collection best practices. He is
a recognized leader in applying emerging standards like the Curb Data Specification (CDS)
and leveraging technology to enhance accuracy and efficiency. He excels at translating
complex datasets into practical strategies that inform policy and improve operations. In San
Francisco, he led an evaluation of SFMTA’s mobile LPR accuracy and demonstrated its
effectiveness for occupancy and turnover analysis, leading to the adoption of the Rapid LPR
Tool as the agency’s new standard for meter rate adjustment data collection.
Education & Appointments
• University of Redlands, Bachelor of Science, Environmental Science & Computer
Science
• National Parking Association’s “40 Under 40” Class of 2022
• Member of the International Parking and Mobility Institute (IPMI) Technology
Committee
Notable Projects
• City of Portland Bureau of Transportation (OR) Data Collection & Analysis (2023)
• County of Maui (HI) Public Parking Management & Operations Assistance (2017-25)
• San Francisco Municipal Transportation Agency (CA) Data Collection/Analysis (2021-
25)
• City of Seal Beach (CA) Ongoing Parking Occupancy Evaluation (2021-25)
• City of Pasadena (CA) Data Collection & Analysis (2022–25)
• City of Spokane (WA) Data Collection & Analysis (2023–25)
• City of Beaverton (OR) Data Collection & Analysis (2024-25)
• City of El Cerrito (CA) Parking Management Action Plan (2024-25)
• City of Las Vegas (NV) Parking Study (2025)
• City of Portland Bureau of Transportation (OR) On-Call Support (2025)
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Ben Verdugo
Principal at DIXON
Summary
Ben Verdugo joined DIXON in 2022 following extensive public sector experience managing
mobility and parking initiatives for the City of San Diego. As Program Manager, he oversaw
the Community Parking District and Shared Mobility Device programs, implementing
projects centered on curb-space management, maximizing parking supply, managing
demand, and developing multi-modal initiatives. His expertise encompasses project
management, budget development, and stakeholder engagement.
Through the Community Parking District Program, Ben worked directly with neighborhoods
on on-street parking projects in impacted areas. He provided high-level customer service
while collaborating with Pacific Beach in 2021 to establish a parking meter zone, requiring
close coordination between the public, community groups, City Council, and multiple city
departments. Beyond Pacific Beach, he established meter zones in Downtown and Mid-City
communities, utilizing smart parking meter data to make calculated decisions improving
utilization across three parking districts: Downtown, Uptown, and Mid-City.
Ben also launched and managed mobility-focused projects, including FRED (Free Ride Every
Downtown), an on-demand electric circulator shuttle system now in its seventh year. For the
Shared Mobility Device Program, he managed day-to-day operations with seven operators,
overseeing real-time data to improve right-of-way conflicts and scooter/e-bike availability.
Additionally, he updated Municipal Code to increase operator accountability and
spearheaded RFP solicitation, transitioning the city from a permit model to a contractual
operator model.
Education & Appointments
• San Diego State University, Master's in City Planning
Notable Projects
• City of Redding (CA) Downtown Parking Mgmt. Plan & Implementation (2022-23)
• City of Ventura (CA) Downtown Parking Action Plan & Implementation (2022-23)
• City of National City (CA) Downtown Parking Mgmt. Plan & Implementation (2022-23)
• City of Beverly Hills (CA) Off-Street Parking Projects and RFP Management (2022-23)
• San Diego State University (CA) Operational Needs Assessment (2023)
• City of San Gabriel (CA) Permit Mgmt. & Enforcement RFP Development (2024)
• City of Orange (CA) Parking Technology Implementation Plan (2024-25)
• Ventura Port District (CA) Coastal Development Permit & Parking Mgmt. Plan (2024-25)
• City of Monterey (CA) Parking Consulting (2024-25)
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Chisa Nagai
Project Manager & Associate at DIXON
Summary
Chisa Nagai is an Associate at DIXON based in Los Angeles and joined the team in 2022. In
her time with DIXON, Chisa has supported multiple projects across a variety of parking and
mobility concepts, including mobility studies, stakeholder outreach, developing reports and
studies, conducting data collection and analysis, and preparing data visualizations. Chisa
works on two different DIXON teams, Planning and Data, and this has allowed her to develop
a diverse and extensive range of expertise in both mobility and parking planning and data
collection and analysis.
She has assisted municipalities in developing customized community engagement plans and
has coordinated stakeholder outreach efforts, including online public surveys, survey results
analysis, and data visualizations. Chisa has supported the development of several plans and
reports, including a comprehensive parking and mobility plan for Isla Vista Community
Services District that addressed pedestrians, cycling, micro-mobility, transit, and vehicles
throughout Isla Vista, as well as a technology roadmap for the City of San Luis Obispo (SLO)
that provided recommendations for optimizing the parking technology and operating
systems utilized by the city. Chisa is passionate about mobility in urban contexts, and her
background in environmental studies leads to a holistic approach to parking management
that encourages broader mobility and sustainability goals to be pursued for the community
at hand.
Education & Appointments
• University of California, Santa Barbara, Bachelor of Science, Environmental Studies
• National Parking Association’s “40 Under 40” Class of 2025
Notable Projects
• San Francisco Municipal Transportation Agency (CA) Data Collection/Analysis (2022-23)
• Isla Vista Community Services District (CA) Parking Consultant Services (2022-24)
• City of San Luis Obispo (CA) Parking Rate Study & Technology Roadmap (2024)
• Douglas County (NV) Paid Parking Feasibility Study (2024)
• City of Santa Ana (CA) Citywide Parking Study (2022-25)
• County of Maui (HI) Public Parking Management and Operations Assistance (2024-25)
• County of Placer (CA) Parking Consultation Services (2024-25)
• Town of Truckee (CA) On-Call Implementation Support Services (2024-25)
• City of San Fernando (CA) Residential Parking Program (2024-25)
• City of Las Vegas (NV) Parking Study (2025)
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Isabella Tapia
Associate at DIXON
Summary
Isabella Tapia joined DIXON in 2025 after leading several initiatives to enhance economic
development, transportation, and mobility in the City of San Fernando. As a Management
Analyst, Isabella spearheaded programs focused on curb space management, maximizing
parking supply, and balancing parking demand with pedestrianization and multimodal
transit development. A Los Angeles native, Isabella earned her bachelor’s degree in Public
Policy from New York University, where she built a strong foundation in transportation
planning, budget management, and legislative analysis.
Isabella played a central role in revitalizing San Fernando’s Residential Parking Permit (RPP)
program, a multi-faceted initiative that directly engaged residents, business owners, and
City Council members. She developed a comprehensive outreach plan that included
community workshops, neighborhood meetings, and bilingual communication materials to
ensure all voices were represented in the decision-making process. By fostering transparent
dialogue, Isabella helped the City build trust with constituents while creating a more
adaptable and equitable program structure. This project also gave her the experience
needed to manage parking meter zone upgrades and establish a procurement and
installation timeline designed to serve as a template for future City initiatives.
In addition, Isabella contributed to balancing the parking demands of a growing community
alongside mixed-use, pedestrian-oriented development. While drafting grant applications
and supporting the development of San Fernando’s Parking Master Plan, she emphasized
equity by ensuring curb space allocation reflected the diverse needs of residents, visitors,
and businesses, while also improving pedestrian safety and accessibility throughout the
city.
Isabella brings strong public sector experience and a proven record of community-focused
project management. She is eager to continue expanding her expertise in mobility and
parking management with DIXON while helping municipalities develop innovative,
equitable, and sustainable solutions to meet evolving transportation demands.
Education & Appointments
• New York University, Bachelor of Arts, Public Policy
Notable Projects
• City of San Fernando (CA) Residential Parking Permit Program (2024-25)
• City of San Fernando (CA) Smart Parking Meter Installation (2024-25)
• City of El Cerrito (CA) Parking Management Plan (2025)
• City of San Rafael (CA) Parking Management Plan (2025)
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Consultancy
Amit Kothari, TE
QA/QC & Task Lead - Parking at TJKM
Summary
Amit Kothari has more than 34 years of professional experience in the field of transportation
planning, parking, transit, traffic operations, and intelligent transportation systems. He has
managed major transportation and parking programs while working for the cities of
Inglewood, Oakland, San Francisco, and San Jose, and the University of California, San
Francisco. He served as the City Traffic Engineer for San Jose and Oakland and brings
decades of experience in developing and implementing major local and regional
transportation projects on time and within budget. While serving as the Planning
Commissioner for the City of Dublin, he balanced often competing needs in transportation,
land use, zoning, economic development, sustainability, and community livability. He strives
to develop strategies and policies that improve accessibility and enhance safety for all
users, including autos, bicyclists, pedestrians, school-age children, seniors, and persons
with disabilities.
Education & Appointments
• California, Traffic Engineer 1873
• M.S., Civil Engineering (Major: Transportation Engineering), University of Toledo, OH
• B.S., Civil Engineering, Sardar Patel University, Gujarat, India
• Certificate in Transportation Planning for Air Quality, University of California Riverside
Notable Parking Projects
• Cities of San Jose and Oakland (CA) Residential Permit Parking Program Management
(1999-07)
• City of San Francisco (CA) Successful issuance of a Parking Revenue Bond to fund
capital improvements for parking facilities (2012)
• Marin County (CA) AIM Parking & Traffic Circulation Study (2015-16)
• City of Redwood City (CA) Parking In-Lieu Fee Analysis (2015-16)
• City of Danville (CA) Downtown Parking Management Plan (2015-16)
• City of Orinda (CA) Downtown & Neighborhoods Parking Study (2015-16)
• City of Turlock (CA) Downtown Parking Plan (2015-16)
• City of San Francisco (CA) Design and Construction of a new 500-space parking garage
(2023)
• UC San Francisco and Cities of San Francisco, San Jose, Oakland, & Inglewood (CA)
Operations & Management of Parking Facilities, Parking Fee Analysis, Parking Capital
Improvement Programs (1991-25)
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Consultancy
Colin Burgett
Land Use Lead at TJKM
Summary
Mr. Burgett has over two decades of professional experience with expertise in multimodal
transportation and integrated transportation/land use planning. He specializes in strategic
planning for large-scale projects, including citywide transportation plans, large area plans,
campus plans, bicycle and pedestrian master plans, EIR transportation studies, bus rapid
transit (BRT) corridor studies, and transit station area plans. He has extensive experience
with projects that emphasize corridor revitalization, transit-oriented development, and
complete streets planning.
Mr. Burgett manages projects that place a strong emphasis on facilitating the interactions
between transportation systems, land use patterns and urban design components.
Education & Appointments
• M.C.R.P, California Polytechnic State University, San Luis Obispo, CA
• B.S., Political Science, University of Oregon, Eugene, OR
Notable Projects
• City of Menlo Park (CA) ConnectMenlo General Plan (2014-16)
• City of Seaside (CA) 2040 General Plan & Environmental Impact Report (2016-19)
• City of Oakley (CA) Focused General Plan Update (2019-21)
• City of Pittsburg (CA) Envision Pittsburg 2040 General Plan Update (2019-21)
• City of Tiburon (CA) Envision Tiburon General Plan (2020-23)
• City of Ukiah (CA) Ukiah 2040 General Plan Mobility Element & General Plan EIR (2021-
23)
• City of American Canyon (CA) 2040 General Plan Update (2021-24)
• City of Redding (CA) General Plan 2045 (2022-24)
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Consultancy
Jeffrey Okyle
Local Market Representative & Consultant at Okyle
Summary
For over 40 years, Jeffrey Okyle provided parking-related consulting services in conjunction
with real estate development projects involving more than $10 billion in value. This includes
design review; graphics; lighting; security; signage; automated traffic and revenue and
access control equipment; and income and expense projections. Mr. Okyle facilitates
discussions with community groups, architects, government officials, joint venture partners
and lenders. Projects include Retail, Office, Healthcare, Hospitality, Residential, Event
Venues, Universities and Stand-alone Parking Facilities. Jeffrey is a full-time resident of Palm
Springs, CA.
Prior to his parking career, Jeffrey served as Vice President of a Beverly Hills-based real
estate firm engaged in investment, syndication, development, and brokerage of office and
residential products throughout the U.S. The majority of Okyle’s parking career
encompassed over 31 years of industry experience at SP Plus (1984 – 2016), at the time the
largest parking operator in North America. He was instrumental in expanding the presence
of SP Plus throughout the United States.
Education & Appointments
• University of California, Los Angeles, Bachelor’s in Economics
• Former lobbyist for the City of Los Angeles’ Washington, D.C. office
• Founding Board Member and Former President of City of Hope Los Angeles Real Estate
Industries Council (1996)
• Former Advisory Board Member of BOMA Los Angeles
• Co-Chair of TOBY Awards and Government Affairs Committees
• Former Vice President at Beverly Hills real estate firm
Notable Projects
• Netflix, Los Angeles, CA (2018-2021)
• City of Glendale, CA (2024)
• Witkoff: West Hollywood, Santa Monica & Miami (2019-25)
• Northridge Hospital & Medical Center – Northridge, CA (2022-25)
• Creative Artists Agency (CAA) – Century City, CA (2024-25)