MIG1 r
PROPOSAL NO. 2014 -01 FEBRUARY. 27 2
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CITY OF ROSEMEAD
garvey avenue corridor
a Specific Plan and EIR
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MEG
169 N Marengo Avenue Pasadena, CA 91101
626- 744 -9872 1 www.migcom.com
In association with:
KOA I Land Design Consultants I The Natelson Dale Group, Inc.
Kunzman I Veronica Tam and Associates I Boat People SOS
®
February 27, 2012
Attn: Gloria Molleda, City Clerk
169 N Marengo Avenue
City of Rosemead
Pasadena, CA 91101
8838 E. Valley Boulevard
Phone: (626) 744 -9872
Rosemead, California 91770
Fax: (626) 744 -9873
III Dear Selection Committee Members:
www.migcom.com
It is with great pleasure that MIG, Inc. submits to you this proposal to develop the
Garvey Avenue Corridor Specific Plan and EIR for the City of Rosemead. We have
CALIFORNIA
developed a scope of work to address the unique challenges and opportunities
BERKELEY, DAVIS,
emerging in your community using our combined experience in public engagement,
RIVERSIDE, FULLERTON
land use and planning, place- making, and redevelopment and infrastructure evaluation.
PASADENA, SAN DIEGO
I The Garvey Avenue Corridor Specific Plan and EIR process offers the opportunity to
AND KENWOOD
answer some key questions:
COLORADO
a How can the Garvey Avenue Corridor become an economic generator through land use,
BOULDER
design and place- making?
• How do we promote and encourage the highest and best use of underutilized areas and
NEW YORK
vacant properties?
NEW YORK
How can the City ensure attractive, high quality private development to promote
NORTH CAROLINA
economic development but also respect and reflect community character?
RALEIGH
. How can the existing and future mix of uses - -office, retail, mixed -use, entertainment
venues, restaurants— be balanced and seamlessly blended to provide an inviting and
OREGON
unique community while being compatible with existing Rosemead development,
EUGENE & PORTLAND
ensuring functionality, and minimizing conflicts and impacts?
s Where are the critical spots to prioritize new streetscape, pedestrian amenities,
TEXAS
mixed -use nodes, and public realm improvements to make the corridor attractive and
SAN ANTONIO
sustainable place?
• How do we coordinate with stakeholders to balance the community vision with future
private and public developments?
s How do we allow for redevelopment and increasing densities and intensities of land uses
with a limited existing infrastructure and parking?
With our deep national expertise and intimate local knowledge and experience,
MIG is the perfect ft for the City of Rosemead in regard to the Garvey Avenue Corridor
Specific Plan and EIR and will guide the community through these questions and more
that will develop over the course of the project. MIG will help mobilize the forces to
answer these essential questions, provide strong project leadership, apply new,
exciting approaches to the community engagement and plan development processes
and set the course for positive change in Garvey Avenue Corridor.
PLANNING / DESIGN / COMMUNICATIONS / MANAGEMENT / TECHNOLOGY
We are a multidisciplinary consulting firm that specializes in urban planning and
design, multimodal transportation planning, public outreach, consensus building,
communications and technology tools, and environmental review MIG will address
project facilitation, project management, document preparation, urban design,
and land use planning. The MIG Team will also provide translation services for
Vietnamese, Chinese and Spanish speakers. To augment our capabilities, we've
added the following firms to our team
• KOA Corporation —to address mobility, transportation systems, traffic, roadway
function, pedestrian mutes, and particularly for the Garvey Avenue Corridor —parking.
KOA will build on the numerous infrastructure projects (median and sidewalk improve-
ments and bridge construction, etc) that Rosemead has already constructed.
• The Natelson Dale Group -to address the market potential and economics of the
study area, city and region to target viable new development
• Land Design Consultants - to understand the infrastructure capacity in order to
provide a comprehensive infrastructure program that outlines future system needs and
identifies the resources necessary to finance and implement recommended land uses
and catalyst projects.
• Boat People SOS and Veronica Tam + Associates -to to assist with Vietnamese and
Chinese translation services.
Our approach is creative, collaborative, and implementation- oriented. We leverage
the knowledge and passions of local stakeholders and apply innovative planning
tools that result in real, tangible change for communities. We will work hand -in -hand
with you to identify key partnerships, develop action - oriented strategies, and deliver
the products needed to help define a strong community vision and set the stage for
implementation.
MIG prides itself on creating unique and specific plan documents. From our
experience with over 100 general plans and specific plans, it is evident that each
community's character, diversity and unique needs guide the development of their
own plan. Our hands -on approach has yielded location - specific policies and
actions that guide City staff, councils, and planning commissions from the first
stages of planning through implementation. In a number of cases, we have been
asked to continue to work with communities and provide over - the - shoulder advice
on implementation practices.
We know Rosemead! Hogle- Ireland
last two General Plans for Rosemear
physical city as well as City issues an
the community and to the issues the
need to be. Furthermore, LDCs Ste,
maintained ties to the community.
scantly merged with MIG) and KOA wrote the
Because of this, we are extremely familiar with
policies. Our team has a great familiarity with
need addressed and who the participants
Hunter grew up in Rosemead and has
PLANNING / DESIGN / COMMUNICATIONS I/ MANAGEMENT / TECHNOLOGY
MIG has worked with a number of communities with similar demographics as
Rosemead and where the demographics and cultures are changing overtime. We
understand the pressure staff faces with off -shore development projects and nuances
with development practices that might not necessarily be compatible with the existing
Rosemead development pattern and scale. We can navigate these issues for you and
build consensus with the various stakeholders.
The Lincoln Avenue Specific Plan is one recently successful project that is applicable
to the Garvey Avenue Corridor Specific Plan. The Lincoln Avenue corridor in northwest
Pasadena was a neglected area of town where aging homes and underutilized
commercial areas intermixed with obsolete and fragmented industrial land uses. The
planning process brought a new vision to the corridor: one that encouraged flexible
and mixed -use commercial and residential land uses and streetscape improvements
to establish identity, quality, and a pedestrian orientation.
We understand that this plan must be turn -key and self- mitigating: easily imple-
mentable and effective. We will also provide graphic and easy to understand products
that the entire community can understand and follow right from the start.
Finally, we know staff is busy. During this project, we intend to be staff's right
hand. We will do the heavy lifting and warmly embrace staff's involvement whenever
possible. We are here to make life easy for the City of Rosemead staff!
The scope and budget presented are based on the RFP. We welcome the opportunity
to work with staff to modify them to create the perfect scope for the right budget
for this project. We look forward to an opportunity to work again with the City of
Rosemead on this interesting project.
Respectfully,
Re"' S_
Chris BeyAon,
Principal -in- Charge
PLANNING / DESIGN / COMMUNICATIONS / MANAGEMENT / TECHNOLOGY
Table of Contents
Firm Profile and Experience Section 1
Project Team
References
Section 2
Section 3
Project Understanding and Approach Section 4
SECTION ONE
Firm Profile and Experience
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Firm Profiles
MIG, INC.
Critical thinking. Strategic focus. Innovative solutions.
For over 31 years, MIG has engaged top professionals
in planning, design, communications, management and
technology who work together to ensure our clients
achieve the results they want. We look beyond convention
to produce meaningful plans and creative designs
that meet our world's increasing social, economic and
environmental challenges. MIG is a multidisciplinary firm
that provides a sophisticated, integrated and interactive
approach to create nuanced, layered and dynamic
planning and design strategies.
Since our founding in 1982, MIG has focused on planning,
designing and sustaining environments that support
human development. Our staff has successfully worked
with public agencies and private clients throughout
California and the nation on projects that enhance
community livability, support revitalization and connect
people with places. Our approach is grounded in a
thorough understanding of local issues regarding
planning and design —as well as the social, economic,
environmental and cultural context of the project
area —to create successful plans.
MIG's combination of expertise allows us to conduct
planning in a highly engaging and interactive process
involving all stakeholder groups. We work directly with
residents, elected and appointed officials, business and
property owners, and community leaders to frame key
issues, understand needs and goals, and create an action
plan for change that is supported by all parties.
The MIG Team has provided services and created
products integral to the Garvey Avenue Corridor Specific
Plan and EIR including:
• Managing complex corridor, specific planning
Projects
• Developing robust bilingual public outreach and
involvement programs
• Facilitating public workshops, stakeholder sessions and
team meetings that build consensus
• Context- and market- sensitive concept planning and
redevelopment strategies
F1.^, I G
• Realistic implementation strategies
• Sustainability and dimate change issues, strategies
and actions
• Complete streets design and implementation
• Delivering planning documents that are consistent,
graphically -rich, legally defensible, and easy to use
• Producing high quality work on time and within budget
Philosophy
MIG's approach is inclusive and encourages community
and stakeholder interaction in all of our projects. For
each endeavor, our approach is strategic, context driven
and holistic, addressing social, political, economic and
physical factors to ensure our clients achieve the results
they want. MIG staff are creative, have strong technical
expertise and a thorough understanding of stakeholder
and public process. This approach consistently produces
plans based on a strong foundation of facts and whose
implementation is supported by the community.
Firm Information
Years in Operation: 31
Number of Employees: 156
Organization: California Corporation
Functions and Capabilities:
• Specific Plans and General Plans
• Urban Planning and Sustainable Design
• Streetswpes, Corridors and Complete Streets
• Transit- Oriented Development
• Community Planning
• Community Outreach and Involvement
• Facilitation and Consensus Building
• Translation Services
• Landscape Architecture
• CEOA and Environmental Planning
• Mapping and GIS Analysis
• Website Design
• Graphic Design and Visualizations
Cityof Rosemead I Garvey Avenue Corridor Specific Plan and EIR 1.1
Sonoma Boulevard Corridor Design, vellejo, California (MIG)
KOA CORPORATION
Founded in 1987, KOA Corporation (KOA) is one of
the leading civil and traffic engineering, transportation
planning and design firms in California. KOA also
provides services in project management, construction
management and observation, staff assistance,
grant application processing and NPDES Program
Implementation.
KOA provides consulting services to both public and
private sectors, and has six offices to serve our California
clients. Our staff includes certified transportation
planners and California registered civil and traffic
engineers. KOA has provided Innovative engineering
services for many of the largest public works and
transportation planning projects in California.
LAND DESIGN CONSULTANT'S, INC.
Land Design Consultants, Inc. (LDC) is a full- service civil
engineering, surveying, and environmental land planning
company. The principals and officers (the development
team) of LDC are highly experienced, motivated and well
known in the development industry of Southern California,
with over 100 years of combined experience in residential,
commercial, government, industrial and mixed -use master
planned projects in most of the growth areas of Los
Angeles, Orange, Ventura, Riverside and San Bernardino
Counties.
The members of LDC's development team have personally
managed the engineering and construction observation
for numerous public and private commercial sites.
1.2 Cityof Rosemead l Garvey Avenue Corridor Specific Plan and El
THE NATELSON DALE GROUP, INC.
The Natelson Dale Group, Inc. (TNDG) is a real estate
economic and financial consulting firm established in 1974
which provides services to both public and private clients.
TNDG is dedicated to the direct involvement of its
principals in all phases of the firm's work and maintains a
highly qualified staff of senior professionals to assist the
principals in the conduct of each assignment.
TNDG is a "boutique' firm not only in terms of size (total
staff of five professionals) but also in terms of philosophy
and approach. In this regard, the firm's principal
personally manages every contract and maintains primary
contact with the client. As our references will attest,
exceptional responsiveness to the unique needs of each
client is a hallmark of TNDG's approach.
Sophisticated analytical techniques are balanced with
seasoned judgment as TNDG strives to produce analyses
of the highest technical quality without advocating its own
or anyone else's opinions. Imaginative problem identi-
fication and study plan formulation are applied to each
assignir ient. The final products are structured to assist the
client n iake realistic decisions and achieve practical results
in the s iortest possible time. Results are communicated
th rougl i a variety of media tailored specifically to their
fini d audiences.
The firr i is headquartered in Yorke Linda, California and
has a st tellite offices in Phoenix, Arizona.
KUNZMAN ASSOCIATES, INC.
Kunzman Associates, Inc. (Kunzman) is a California
Corporation located in the City of Orange and specializes
in planning for governmental agencies and the business
community. The firm has highly qualified personnel
with experience throughout Southern California at
the regional, local, and individual project level. The
experience of the firm's personnel in planning and opera-
tions for new planned communities, as well as established
areas provides the special skills necessary for determining
imaginative, practical, and meaningful solutions.
Kunzman was established in 1976 by William Kunzman,
P.E., and since then the firm has completed over 4,000
studies for over 800 different clients. Kunzman Associates,
Inc. provides services for transportation planning /traffic
engineering, parking, noise /vibration studies, expert
witness, and air quality /global climate change /health risk
assessments.
VERONICA TAM AND ASSOCIATES
Veronica Tam and Associates (VTA) is a California
corporation established in 2005, with its office in
Pasadena, California. VTA has been providing housing and
community development consulting to local jurisdictions
throughout California since 2005. VTA has a small but
experienced and dedicated staff of six full- and part-time
professional staff and one part -time administrative staff.
Veronica Tam of VTA is a native speaker of Cantonese
and can also communicate effectively in Mandarin. As a
planner, she can more accurately communicate planning
principles and project objectives to the public, ensuring
that critical ideas are not "lost in translation"
f�1 I G
BOAT PEOPLE SOS - COMMUNITY /VIETNAMESE
CULTURAL ENGAGEMENT
Boat People SOS ( BPSOS), the nation's largest
Vietnamese - American nonprofit, has deep roots in the
community. Over the past 14 years, each year BPSOS
serves nearly 1,000 Orange County residents through
an array of direct services and thousands more through
community building and community education initiatives.
BPSOS has thus gained not only the experience serving
the target audience but also their trust. Their mission is
to "empower, organize, and equip Vietnamese individuals
and communities in their pursuit of liberty and dignity."
Successful programs and educational services include:
Community Awareness Campaign on Occupational Safety
(CACOS), Fish Contamination Education Collaborative
(FCEC), English as a Second Language Literacy Program
(ESL Literacy), Computer Technology Training, Citizenship,
Earned Income Tax Credit (EITC) and Volunteer Income
Tax Assistance (VITA), and Workforce Development Job
Training. Opened in 2000 in Westminster, CA, and located
in the "heart of Little Saigon ", BPSOS meets the unique
needs of the large Vietnamese community in Orange
County and surrounding areas.
Pain Avenue Conie , Master Han, Imperial Beach, California (MIG)
Cityof Rosemead l Garvey Avenue Corridor Specific Plan and EIR 1.9
M I G
San Bruno ftansit Corridors Specific Plan and EIR
SAN BRUNO, CALIFORNIA
Before - Existing Conditions (top) AMR- Photo Simulation of Potential Improvements (Iwttom)
The San Bruno Transit Corridors Specific Plan sets the
stage to transform key corridors and the entire city center
of this Bay Area community. MIG led a four -phase process
with the City of San Bruno and other partners such as the
Grand Boulevard Initiative —a regional collaboration of
19 cities, counties, local and regional agencies—with the
goal of improving the performance, safety and aesthetics
of El Camino Real, a major regional corridor.
The Specific Plan provides definition of land uses and
character of development along key corridors and in the
downtown. Building on the planning area's multiple transit
opportunities, high- density, mixed -use transit - oriented
development and inviting, walkable streetscapes are
emphasized to capitalize on the proximity of San Bruno
BART Station and the future Caltrain Station. Bus transit
and innovative pedestrian and bicycle linkage were also
key plan elements.
In addition, MIG prepared the EIR for the Plan. The
objective of was to facilitate future improvement of the
Transit Corridors Area. The Plan establishes a clear vision
and development framework. associated development
standards and design guidelines for public and private
realm improvements.
to City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR
The project area for the Plan is a designated Priority
Development Area (PDA). Its status as a PDA will qualify
San Bruno for grants designed to foster complete neigh-
borhoods with a range of housing choices and increased
opportunities for walking, bicycling and transit use.
PROJECT INFORMATION
Client City of San Bruno
567 El Camino Real I San Bruno, CA94066
Reference: Aaron Amin, Former Comm. Develop. Director
(650)616 -7074 I aaron.aknin®cityofpaloalto.org
Dates: ept.2010 -2013
Costs: 359.940
Specific Plan; Design Guidelines;
Standards; Simulations;
I Impact Report
F G
Palm Avenue /SR75 Commercial Corridor Master Plan
IMPERIAL BEACH, CALIFORNIA
existing conditions and simulation
Palm Avenue, also known as State Route 75, is a six -lane,
commercial corridor that serves as the gateway to Imperial
Beach. It is also an important alternative connection for
Interstate 5 to the cities of San Diego and Coronado, as
well as to local military facilities. Like much of Western
Avenue, Palm Avenue is characterized by high -speed
traffic, poorly marked and badly designed pedestrian
crossings, under - utilized structures, and a high concen-
tration of automobile - related uses.
Despite being the City's retail lifeblood, its current design
and configuration is unfriendly to pedestrians and lacks
the development potential required to meet residents'
needs, capture visitors' interest, and support the City's
economic vitality.
MIG worked with City staff and Caltrans to develop
a Master Plan for Palm Avenue to transform this
commercial spine into a vibrant pedestrian -, bicycle -,
transit- friendly street.
With input from the community, elected officials and other
stakeholders, MIG led the creation of an urban design
framework, new classification of street segments, facade
improvements for existing commercial spaces and design
guidelines that are spurring positive change and new
development opportunities for the corridor.
Completed on time and on budget the final Master
Plan received unanimous City Council approval. The
City is currently pursuing grants and other funding
sources to begin implementation of the design.
PROJECT INFORMATION
Client: City of Imperial Beach
825 Imperial Beach Blvd I Imperial Beach, CA 91932
Reference: Elizabeth Cumming, Project Manager
(619) 628 -0858 1 ecumming ®cityofb.org
Dates: 2007 -2009
Costs: $216,670
Deliverables: Master Plan; Urban Design Framework;
Design Guidelines; Simulations
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR 1.3
M G
Anaheim Canyon Specific Plan
ANAHEIM, CALIFORNIA
Working with the City of Anaheim, MIG is leading a
collaborative process to re- envision Anaheim Canyon, a
2,500 -acre industrial area that is home to a third of the
City's businesses and jobs. In an effort to emerge as the
premier business center in northern Orange County, MIG
is developing a focused Specific Plan that will establish
Anaheim Canyon as a "Green Zone" with a compre-
hensive package of programs and policies to encourage
development of a unique eco- friendly business center.
This new identity is intended to make Anaheim Canyon
very attractive to environmentally - friendly and sustainable
businesses and entrepreneurs. A key objective of this
process is to identify and remove obstacles to reuse and
create incentives to re -tool existing structures, promote
infll development and ensure the long -term economic
health of the region. In order to achieve this, MIG and the
City are reaching out to area businesses and property
owners to better understand their collective vision for the
area's future, and what they feel the City can do to assist
economic development.
1.6 Cityof Rosemead l Garvey Avenue Corridor Specific Plan and EIR
Another key objective is to expand the use of
non - vehicular transportation by upgrading the Anaheim
Canyon Metrolink Station, fostering Transit - Oriented
Development, enhance the walkability of the area, add
bike lanes and trails, and offer other transportation
options In order to reduce the number of vehicle miles
traveled and congestion on the area's busy freeways.
PROJECT INFORMATION
Client: City of Anaheim
200 Sok th Anaheim Blvd I Anaheim, CA 92805
Refere ce: Pamela Galera, Principal Project Planner
V14)765-4463 I PGalera ®anaheim.net
Dates: ept2011- Cunent
Costs: 375,000
Deliver Pbli Specific Plan; Developer's Toolldt; New Zoning
and De elopment Standards; Sustainable Plant Palette;
Existinc Conditions and Opportunities Analysis
Lincoln Avenue Specific Plan
PASADENA, CALIFORNIA
The Lincoln Avenue Specific Plan was initiated by the
City of Pasadena to reinvent and reinvigorate the Lincoln
Avenue corridor, a key arterial connecting neighbor-
hoods east of the Rose Bowl to neighborhoods north of
Interstate 210. Historically, Lincoln Avenue has supported
industrial and small -scale commercial uses that provide
little direct benefit to surrounding neighborhoods.
Residents have long sought aesthetic and functional
improvements to the corridor, particularly to encourage
neighborhoodserving businesses. In developing the
Specific Plan, the City engaged residents, business
owners, and community leaders to define a vision and
implementing actions that will transform the boulevard
into a vibrant neighborhood- oriented district, with new
housing options and a complement of local- serving retail
and service businesses, office spaces, and community
uses, all tied together with pedestrian -scale public
improvements.
The Lincoln Avenue Specific Plan establishes a vision
and guidelines for new development, uses, and public
improvements along a 1.3 -mile section of Lincoln Avenue.
A primary focus of the Specific Plan is to create a neigh-
borhood "main street" that will serve as the focal point
for the neighborhoods surrounding Lincoln Avenue. The
Lincoln Avenue Specific Plan provides tailored, form -
based development standards appropriate for the desired
mass and scale. Strong urban design and architectural
guidelines clearly articulate the level of development
quality to be achieved. A comprehensive Implementation
Plan includes streetscape enhancements, economic
development initiatives, and continued outreach and
cooperation among local residents and businesses to
foster an attractive and economically successful corridor.
PROJECT INFORMATION
Client. City of Pasadena
Pasadena City Hall 100 N. Garfield Ave I Pasadena, CA 91109
Reference: Vincent Gonzalez,
Fortner Redevelopment Project Manager, City of Pasadena
(Now with Los Angeles County Metro)
(213) 922 -1208 1 gonzalezv®metro.net
Dates: 2009 -2011
Costs $140,000
Deliverables: Specific Plan; Land Use Concepts
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR 1.7
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Lincoln Avenue Specific Plan
PASADENA, CALIFORNIA
The Lincoln Avenue Specific Plan was initiated by the
City of Pasadena to reinvent and reinvigorate the Lincoln
Avenue corridor, a key arterial connecting neighbor-
hoods east of the Rose Bowl to neighborhoods north of
Interstate 210. Historically, Lincoln Avenue has supported
industrial and small -scale commercial uses that provide
little direct benefit to surrounding neighborhoods.
Residents have long sought aesthetic and functional
improvements to the corridor, particularly to encourage
neighborhoodserving businesses. In developing the
Specific Plan, the City engaged residents, business
owners, and community leaders to define a vision and
implementing actions that will transform the boulevard
into a vibrant neighborhood- oriented district, with new
housing options and a complement of local- serving retail
and service businesses, office spaces, and community
uses, all tied together with pedestrian -scale public
improvements.
The Lincoln Avenue Specific Plan establishes a vision
and guidelines for new development, uses, and public
improvements along a 1.3 -mile section of Lincoln Avenue.
A primary focus of the Specific Plan is to create a neigh-
borhood "main street" that will serve as the focal point
for the neighborhoods surrounding Lincoln Avenue. The
Lincoln Avenue Specific Plan provides tailored, form -
based development standards appropriate for the desired
mass and scale. Strong urban design and architectural
guidelines clearly articulate the level of development
quality to be achieved. A comprehensive Implementation
Plan includes streetscape enhancements, economic
development initiatives, and continued outreach and
cooperation among local residents and businesses to
foster an attractive and economically successful corridor.
PROJECT INFORMATION
Client. City of Pasadena
Pasadena City Hall 100 N. Garfield Ave I Pasadena, CA 91109
Reference: Vincent Gonzalez,
Fortner Redevelopment Project Manager, City of Pasadena
(Now with Los Angeles County Metro)
(213) 922 -1208 1 gonzalezv®metro.net
Dates: 2009 -2011
Costs $140,000
Deliverables: Specific Plan; Land Use Concepts
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR 1.7
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San Pablo Avenue Specific Plan
EL CERRITO AND RICHMOND, CALIFORNIA
MIG was the prime consultant working with the Cities of
El Cerrito and Richmond to create the San Pablo Avenue
Specific Plan. The multi - jurisdictional Plan will standardize
design guidelines and development regulations along a
major commercial and transit thoroughfare, providing a
unified look and feel along the Avenue while helping to
maximize the development potential of opportunity sites
near BART and regional bus facilities.
MIG prepared El Cerrito's General Plan and updated
Richmond's General Plan. The San Pablo Avenue Specific
Plan will advance concepts described in both of these
documents to provide the cities, and private developers,
with a graphically -rich, user - friendly, document far all
future land use and design decisions along the Avenue.
1.8 City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR
The Specific Plan will include standards and guidelines for
residential, retail, office, mixed -use, public facilities, parks
and open spaces that help revitalize San Pablo Avenue
as an economic engine and a point of pride for both
communities. In addition, the Specific Plan will identify
catalytic opportunity sites for locations for specific types
of business development, housing opportunities, public
facilities and transit connections that help strengthen and
enhance the Avenue as a community amenity.
PROJECT INFORMATION
Client ity of El Cerrito
10940 n Pablo Avenue I El Cerrito, CA 94530
Refine ca: Mitch Oshmsky
(510) 21 330 1 mio®ci.el- cerrito.ca.us
Dates: 007-2012
Costs: 575,071
Land
Speck Plan; Standards and Guidelines;
Downtown Hawthorne Specific Plan
HAWTHORNE, CALIFORNIA
Prime consultant MIG, is currently leading a team which
includes KOA Corporation on this Proposition 84 grant
funded specific plan for Downtown Hawthorne. The
project includes extensive public outreach and partici-
pation, including customized social media, walking tours,
intercept surveys and community events.
One key aspect of this project is identifying design
solutions for Hawthorne Boulevard. At 180 feet, it
has one of the largest right -of -ways of any arterial
street in California. While this roadway is an important
regional transportation route, the MIG Team is looking
at innovative and creating solutions for transforming
the boulevard into a landmark Complete Street that
includes fully- separated pedestrian, bike, parking and
travel lanes. With the addition to green street features,
plazas and parklets, customized branding and enhanced
landscaping, the goal is to transform the boulevard into
a civic and community space —far more than just a large
street for cars.
The MIG Team is working directly with the community,
property and business owners, and the mall owner to
identify strategies for turning the mall site into the retail,
cultural, employment and civic heart of Hawthorne. This
includes a series of public and internal team design
charrettes that will focus on feasible uses, economic
development and employment opportunities, and safety
and design improvements. The end result of this project
will be a concise, focused specific plan that will establish
the framework for transforming downtown Hawthorne into
a vibrant center that supports the diverse and multi-
cultural community.
PROJECT INFORMATION
CIieM: City of Hawthorne
4455 W 126th St I Hawthorne, CA 90250
Reference: Gregg McClain, Planning Director
310-349 -2975 1 GMcClain®cityofhawthorne.org
Dates: Current Project
Costs. $277,000
Deliverables: Specific Plan; Intercept Survey;
Placemaking Toolkit; Market Study
Cityof Rosemead I Garvey Avenue Corridor Specific Plan and EIR 1.9
MIG Team Hourly Rates
The MIG Team has prepared a cost estimates for the
City of Rosemead Garvey Avenue Corridor Specific Plan
and EIR. This estimate indicates the number of hours we
perceive to be required for the project. Project costs are
incurred as professional time costs associated with the
performance of project tasks.
Direct Costs
Direct costs to be billed at cost plus 10%. Direct costs
listed above are estimates only and are subject to
change. Direct costs include mileage associated with
travel to meetings; hotels; delivery charges and mailings;
large -scale color and b/w plots; wallgraphic reductions;
meeting /graphic supplies; and phone.
Direct costs or project expenses such as photocopying
(large - quantity); plotting; and printing (b &w, color) are
charged at cost, plus 10%. The cost of communications
including long- distance telephone (excluding cell phones),
facsimile, postage, courier, and other delivery costs
are charged at cost, plus 10 %. The mileage charge for
personal autos will be the currently applicable mileage
rate established by the Internal Revenue Service. All other
travel expenses such as accommodations, parking, tolls,
etc. are charged at cost, plus 10 %.
1.10 City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR
Chris Berner, Principal-in- Charge
Company
MIG
Hourly
Rate
$210
Lisa Brownfield, Project Manager
MIG
$150
Dan Amsden,
Alternate Project Manager
MIG
$135
Mukul Malhomi
Consulting Urban Designer
MIG
E210
Chris Brown,
Senior Environmental Specialist
MIG
$140
Urban Planners and Designers
MIG
$105
Environmental Associates
MIG
$105
AdministranvalWord Processing
MIG
$80
Joel Faker, Prinicpal Trans,. Planner
KOA
$235
&ian Mardietti, Sr Trans,. Planner
KOA
$200
Roger Dale, Principal Econ. Analyst
TNDG
$1 B5
Joseph McClure, Econ. Analyst
TNDG
$100
Roma Stromberg, Noise Studies
Kunzman
$125
Veronka Tam, Bilingual Outreach
WA
$140
SECTION TWO
Project Team
MILE
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Team Introduction
We are proud to present a highly experienced and deeply
motivated team for this important project. Each individual
team member has been selected for their strong expertise
in their fields, extensive experience with corridor and
specific plan projects thatfocus on economic devel-
opment and revitalization, urban design, and community
health and sustainability, and their passion for this project
and the Rosemead community.
The MIG Team is a group of professionals who are
recognized leaders in their respective fields. Just as
important, we have long- standing relationships with our
team members. We have collaborated on a number of
successful projects and have genuine respect and camara-
derie with one another. Specifically, KOA Corporation
and MIG have recently worked on the City of Rosemead
General Plan and Update and the City of Monterey Park
Zoning Ordinance Update; The Natelson Dale Group
and MIG are currently working on the City of Costa Mesa
General Plan; and Land Design Consultants and MIG
prepared the 5th and Huntington Specific Plan for the
City of Monrovia.
MIG will be the Prime Consultant for the project and
responsible for overall project coordination, land use
planning, streetscape/urban design, public engagement,
environmental analysis, and report production. MIG will
also provide Chinese and Spanish translation services,
as well as website design. VTA will provide Cantonese
and Mandarin translation services. KOA Corporation
will provide Transportation and Parking Analysis, The
Natelson Dale Group will be responsible for Market and
Economic Analyses, Land Design Consultants will be
responsible for Infrastructure and Civil Engineering, and
Kunzman Associates will provide noise analysis.
PROJECT MANAGEMENT TEAM
Chris Beynon, All will lead the team as Principal -in-
Charge, providing strategic oversight and direction to
the project. He will work closely with City staff, guiding all
products and deliverables, and providing quality control
and assurance. An accomplished land use planner, urban
designer, process strategist and meeting facilitator, Mr.
Beynon will direct all work products and will provide facili-
tation leadership during public meetings. He has been
a guiding force behind many of MIG's most innovative
Specific Plans, including the Downtown Hawthorne
Specific Plan, San Bruno Transit Corridors Specific Plan
and Anaheim Canyon Specific Plan.
Lisa Brownfield, AICP will serve as Project Manager,
and has 25 years of experience in planning and in the
preparation of general plans. Her 19 years of project
management experience includes leading large
consultant teams and city staff; formulating, monitoring,
and ensuring compliance with project budgets and
schedules; ensuring all technical and presentation
materials and products are of the highest quality; envision,
creating, and facilitating significant public outreach
programs; and presenting technical concepts, plans, and
managerial reports to decision - makers, members of the
public, and related professionals.
Ms. Brownfield will be the day -to -day contact for City and
subconsultant staff, and will participate in the preparation
of all project deliverables.
Dan Am rden, All Deputy Project Manager will
provide day -to -day project management and strategy
support. He has many years of experience working on
complex planning projects throughout California. Mr.
Amsden is an accomplished planner with expertise in
Specific Plans, General Plans and policy planning. He
will work closely with Mr. Beynon and Ms. Brownfield to
ensure that the process remains on schedule and budget.
He and Chris will be the day -to -day contacts for City and
subconsultant staff, and will participate in the preparation
of all project deliverables.
City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR 2.1
M I G
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TECHNICAL TEAM MEMBERS
Supporting the project management team are a series
of highly - experienced and dedicated technical team
members. Each member will provide their unique insights
and help develop specific products throughout the
project. The following is a summary of the major role of
each technical team member:
• Christopher Brown, Olivia Young and Savannah
Richards from MIG: Environmental Analysis and CEQA
• Roger Dale and Joseph McClure from The Natelson
Dale Group: Economic Analysis
• Robert Sims and Victor Salazar from Land Design
Consultants: Civil Engineering and Infrastructure
is Joel Faker and Brian Marchetti from KOA:
Transportation Planning
• Roma Stromberg from Kunzman Associates:
Noise Quality Studies
• Veronica Tam from Veronica Tam and Associates:
Cantonese and Mandarin Translation Services`
• Kathy Vo and Khanh Doan from BPSOS: Vietnamese
Translation Services*
*Spanish translation services will be provided by MIG•s
in -house staff.
2.2 City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR
Christopher Beynon, Accr
PRINCIPAL -IN- CHARGE
AREAS OF EXPERTISE
Transit - Oriented Development / General & Specific Plans
Community Development / Urban Planning
QUALIFICATIONS
Christopher Beynon is a national leader in transit - oriented
development planning, downtown and corridor planning,
design and implementation. He has extensive experience
and a comprehensive set of skills in innovative urban
planning and design, land use planning, city center and
district revitalization, group facilitation and consensus
building.
Mr. Beynon has a proven track record of creating
successful plans based on an understanding of market
economics and development requirements; retail, cultural
and entertainment district creation; the role of green
space and the public realm city center revitalization;
and the translation ofvisions and concepts into action -
oriented projects, policies and programs.
Mr. Beynon's TOD experience is diverse and includes
large, medium and small cities in both urban and more
rural settings throughout North America. In addition,
he uses his skills and knowledge to manage a variety of
community and land use planning projects, including
corridor plans, higher education campus master plans,
city General Plans, new community development plans
and park master plans.
CERTIFICATIONS
• American Institute of Certified Planners
AFFILIATIONS
• International Downtown Association, Board Member
• American Planning Association
EDUCATION
• Masters of Geography, Urban Planning Program,
Department of Geography, University of Utah,
Salt Lake City
• Bachelor of Science, Journalism,
University of Colorado, Boulder
• San Bruno Downtown Transit Corridors Specific Plan,
San Bruno, California
• Downtown Hawthorne Specific Plan, Hawthorne, California
• Anaheim Canyon Specific Plan, Anaheim, California
• San Pablo Avenue Specific Plan,
El Cerrito and Richmond, California
• Napa Downtown Specific Plan, Napa, California
• Dallas Streetcar Corridor Planning, Dallas, Texas
• Railroad Avenue Transit- Oriented Development Specific
Plan, Pittsburg, California
• Bellwood TOD Site Plan, Bellwood, Illinois
• Dallas TOD Design and Implementation Plans,
Dallas, Texas
• Daly City & Lake Merritt BART Station Access Plans,
San Francisco Bay Area, California
• eBART Corridor Conceptual Station Area Planning,
Contra Costa County, California
• Spokane Riverfront Park and North Bank Master Plan,
Spokane, Washington
• Los Angeles Downtown Development Strategy,
Los Angeles, California
• University of California, Davis, Long Range Development
Plan and Neighborhood Master Plan, Davis, California
• Brentwood General Plan Update, Brentwood, California
• Livermore Trails Specific Plan, Livermore, California
• Lodi Downtown Transit- Oriented Development Design
Guidelines, Lodi, California
City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR 3.3
M C
Lisa Brownfield, ALCP
PROJECT MANAGER
AREAS OF EXPERTISE
Project Management / Specific and General Planning
Sustainability / Land Use Planning and Policy
QUALIFICATIONS
Lisa Brownfield has extensive experience in private
sector and public sector planning. Her 18 years of
project management experience includes leading large
consultant teams and city staff; formulating, monitoring,
and ensuring compliance with project budgets and
schedules; ensuring all technical and presentation
materials and products are of the highest quality; envision,
creating, and facilitating significant public outreach
programs; and presenting technical concepts, plans, and
managerial reports to decision - makers, members of the
public, and related professionals.
In addition to project management expertise, Ms.
Brownfield has diverse technical experience. She has
prepared all mandatory and many optional elements of
general plans; prepared policy documents that highlight
sustainability, smart growth, healthy city concepts,
prepared industrial, commercial, and recreation oriented
specific plans; conducted special land use, housing, and
circulation studies; reviewed and amended zoning and
development codes; and conducted and prepared many
environmental reviews and analyses.
Ms. Brownfield served as the Project Manager and
Technical Writer for the the award - winning Redwood City
General Plan where form based, smart growth, sustain -
ability, and "healthy cities" concepts are paramount. All
of Ms. Brownfield's general plans, specific plans, and
community plans are self mitigating, where the environ-
mental impacts associated with the plans are primarily
mitigated through plan policy change.
PROFESSIONAL AFFILIATIONS
a American Institute of Certified Planners, 1990
• American Planning Association
2A City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR
EDUCATION
• Masterof Arts, Urban Planning,
University of California, Los Angeles
• Bachelor of Science, Urban Planning,
California State Polytechnic University, Pomona
RELEVANT EXPERIENCE
• Big Bear Lake Moonridge Corridor Specific Plan and EIR,
Ontario, California
• Rosemead General Plan, Rosemead, California
• Inglewood International Industrial Corridor Specific Plan,
Inglewood, California
• Huntington Beach Circulation Element EIR,
Huntington Beach, California
• Monrovia Fifth Avenue and EIR, Monrovia, California o
• Fif IJand Huntington Specific Plan and CEQA
D mentition, Monrovia California
• Costa Mesa General Plan Update, Land Use and
Circulation Elements and EIR, Costa Mesa, California
• Huntington Beach General Plan,
Huntington Beach, California
• Sphere of Influence Specific Plan and EIR, Ontario,
California
PROJECT AWARDS
• Los Angeles General Plan Framework
Outstanding Achievement for Large Jurisdiction
Plan ing Effort, APA, California Chapter, 1997
• Azu a General Plan and Development Code
SCA G Compass Blueprint Award, Visionary Planning for
Lival Ality Award, 20DB
• Red Nood City General Plan
Outstanding Achievement for Small Jurisdiction
Plan iing Effort, APA, California Chapter, 2012
Dan Amsden, Amp
DEPUTY PROJECT MANAGER
AREAS OF EXPERTISE
Project Management / Urban Planning
Public Participation / Land Use Planning and Policy
QUALIFICATIONS
Dan Amsden has over 13 years of experience as a planning
consultant and public agency planner, with expertise
in land use planning and policy, urban design, public
outreach and meeting facilitation, planning law, GIS,
and graphic design. Specifically, Dan brings a wealth of
experience in General Plan and Specific Plan updates,
project management, community outreach and economic
development.
With a strong foundation in both urban planning and
public policy, Dan is passionate about developing
strategies and plans that are implementable, foster
positive change and respond to a community's ideals
and vision. He has extensive experience coordinating
projects with clients; presenting to decision - makers;
preparing contracts, schedules and reports; reviewing and
approving budgets and invoices; facilitating meetings and
workshops; managing project teams, and ensuring quality
control for all work products.
CERTIFICATIONS
• American Institute of Certified Planners
AFFILIATIONS
• American Planning Association
• Urban Land Institute
EDUCATION
• Master of City and Regional Planning,
California Polytechnic State University, San Luis Obispo
• Graduate Certificate in Planning Law, Rutgers University
• Bachelor of Arts, Geography,
University of California, Santa Barbara
RELEVANT EXPERIENCE
• Downtown Hawthorne Specific Plan, Hawthorne, California
• Anaheim Canyon Specific Plan, Anaheim, California
• Hayward General Plan Update, Hayward, California
• Southwest Live Oak Specific Plans,Live Oak, California*
• Gold Rush Ranch and Golf Resort Specific Plan
Sutter Creek, California*
• South Lake Tahoe General Plan Update,
South Lake Tahoe, California*
• Sacramento General Plan Update, Sacramento, California*
• Galt General Plan Update, Galt California*
• Wheatland General Plan Update, Wheatland, California*
• San Benito County General Plan Update,
Hollister, California*
• Merced County General Plan Update, Merced, California*
• Calaveras County General Plan Update,
San Andreas, California*
• San Joaquin County General Plan Update,
Stockton, California*
• Lake County General Plan Update,Lakeport, California*
• Tahoe Valley Community Plan,
South Lake Tahoe
• South Sacramento Community Plan,
Sacramento, California*
• St. Mary's College Campus Master Plan, Moraga, California
• work mm,letedpo., toj.in,og MIG
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR 2.5
rA I G
Mukul Malhotra
CONSULTING PRINCIPAL
AREAS OF EXPERTISE
Urban Design / Downtowns / Streetscapes
Urban Revitalization / Community Development
QUALIFICATIONS
Mukul Malhotra has over 15 years of experience in urban
design, planning and architecture. Since joining MIG in
2000, he has managed and contributed to a wide range of
planning and design projects, addressing issues related to
urban development and revitalization, streetscape design
and planning, pedestrian- and transit- oriented design,
and preservation of neighborhood and city character.
A noted Complete Streets expert, Mukul has worked
with an array of cities, agencies and community groups in
efforts to redevelop urban and neighborhood corridors
and Streetscapes in California, Nevada, Washington,
Oregon, Texas, New Mexico and Massachusetts. His
projects have ranged from downtowns and historic districts
to new communities and university campuses. All of his
projects have involved extensive agency and stakeholder
coordination to ensure that final designs and plans can
be effectively implemented. In addition, he has facilitated
numerous working sessions, public workshops and design
charrettes in conjunction with all of his projects to ensure
community ownership and pride.
AWARDS
• 2010 APWA Sacramento Chapter Project of the Year
Award: West Capitol Avenue Streataciii Master Plan
• 2010 European Center for Architecture, Art Design and
Urban Studies's Green GOOD DESIGN Award; 2009 APWA
Sacramento Chapter Project of the Year Award: Dlxit anne
Avenue Green Street
• 2006 Northern California APA Outstanding Project of the
Year Award: California State University Monterey Bay
Master Plan
• 2011 ENR California/McGraw -Hill Construction Award of
Merit: Long Beach Transit Mall
2.6 City of Rosemead I Garvey Avenue Corridor Specifc Plan and EIR
EDUCATION
• Dlploma In Architecture,
Sushant School of Art and Architecture, Gurgaon, India
• Master of Urban Design, University of Califomia, Berkeley
RELEVANT EXPERIENCE
• Boyle Heights District Action Plan, Los Angeles, California
• San Pablo Avenue Specific Plan Update,
El Cerrito, California
• West Capitol Avenue Streetscape Master Plan,
West Sacramento, California
• "R" Street Urban Design and Development Plan,
Sacramento, California
• Dallas Complete Streets, Dallas, Texas
• re:Streets Conference and Traveling Workshops,
Berkeley, Boulder, Chicago, Portland, Seattle,
Encinitas, Laramie, San Antonio, St. Louis
• Pine Ave Streetscape Plan, Long Beach, California
• Long Beach Transit Mall Improvements,
Long Beach, California
• Surd Town Center Pedestrian Improvements for
a Livable Community, Sundt, California
• Upper Market Street Community Vision and Design Plan,
San Francisco, California
• Triangle Neighborhood Preservation Action Strategy
and Streetscape Design, Emeryville, California
• Boston Crossing Urban Design Plan,
Boston, Massachusetts
• Upper State Street Corridor Study,
Santa Barbara, California
• Los ngeles Downtown Strategic Action Plan,
Los Angeles, California
• Calt ans On -Call Complete Streets, Caltrans, California
• Nor heast Line Light Rail Stations, Sacramento, California
• Swis stop /Royal Oaks Area Station Area Transit Village
and Specific Plan, Sacramento, California
Christopher Brown
SENIOR ENVIRONMENTAL PLANNER
AREAS OF EXPERTISE
Environmental Planning / Air Quality Analysis
Climate Change Analysis
QUALIFICATIONS
Christopher Brown has over eight years experience in
environmental analysis and the preparation of CEQA
documents. Mr. Brown has managed and prepared
CEQA documents for a variety of development plans
and projects, specific plans, comprehensive general
plan updates, general plan elements, and transportation
improvements and infrastructure plans and projects. Mr.
Brown will review all environmental documentation to
ensure consistency with the project parameters and that it
meets the requirements of CEQA. Mr. Brown is also an air
quality specialist and has been modeling and analyzing air
pollutant emissions for the past six years.
Mr. Brown has prepared air quality assessments utilizing
the latest CalEEMod software for a variety of devel-
opment and infrastructure projects and is experienced in
assessing local and regional emissions impacts, carbon
dioxide'hotspot' screening and analysis using CALINE4
and EMFAC, and toxic air contaminant risks and modeling
using AERMOD. He has prepared GHG emissions models
utilizing the methods and practices presented in the
California Air Pollution Control Officers Association's
CEQA and Climate Change white paper and their Quanti-
fying Greenhouse Gas Mitigation Measures guidelines.
In addition to his environmental experience, Mr. Brown
has provided contract land use planning services for
public agencies such as the cities of Desert Hot Springs,
Palm Springs, and Twentynine Palms. Mr. Brown also
served as the City of Rancho Santa Margarita's code
enforcement officer and NPDES Authorized Inspector.
EDUCATION
• Bachelor of Arts, Environmental Planning,
California State University, Northridge
RELEVANT EXPERIENCE
• Station Square Transit Village Specific Plan, Phase II IS/
MIND, Monrovia, California
• Rialto General Plan and EIR, Rialto, California
• Colton General Plan Update and EIR, Colton, California
• Rosemead General Plan and EIR, Rosemead, California
• Huntington Beach General Plan and EIR,
Huntington Beach, California
• Twentynine Palms General Plan and EIR,
Twentynine Palms, California
• Oro Grande School District Junior High, Highschool
and College Campus Facilities IS/MND,
San Bernardino County, California
• Claremont University Consortium East Campus EIR,
Claremont, California
• Jeffries Road Affordable Housing project IS/MND,
Big Bear Lake, California
• Redlands Pioneer Business Center IS/MND,
Redlands, California
• Jones Industrial Building, Palm Springs, California
• Desert Hot Springs 1 -10 Community Annexation IS /ND,
Desert Hot Springs, California
• Big Bear Lake Pleasure Point Marina,
Big Beark Lake, California
• Garnet Street Bridge, San Bernardino County, California
• San Gabriel Valley Water Company Water Storage
Reservoir, Los Angeles County, California
City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR 2.7
M I G
Olivia Young
ASSOCIATE ENVIRONMENTAL PLANNER
AREAS OF EXPERTISE
Environmental Analysis / Air Quality Analysis
QUALIFICATIONS
Olivia Young is an associate environmental planner
and assistant project manager in MIG's Environmental
Planning section. Olivia has prepared a variety of environ-
mental documents such as Initial Studies, Mitigated
Negative Declarations, Environmental Impact Reports,
and Mitigation Monitoring Programs pursuant to CEQA
for jurisdictions throughout Southern California.
Ms. Young has provided services in construction
management for a large renewable energy transmission
line project in Southern California. This entailed
construction site monitoring, the preparation of mitigation
plans, and documenting baseline conditions. In addition
to her environmental experience, Ms. Young has assisted
in the preparation of a specific plan for a 800 -acre Master
Planned Community in the City of Corona.
EDUCATION
• Masters in Urban and Regional Planning
University of California, Irvine
• Bachelors in Environmental Analysis and Design
University of Califomia, Irvine
RELEVANT EXPERIENCE
• Baldwin Park Housing Element Initial Study /MND,
Baldwin Park, California
• Garden Grove Housing Element Initial Study /MND,
Garden Grove, California
• Hawaiian Gardens Redevelopment EIR,
Hawaiian Gardens, California
• Colton General Plan Update EIR,Colton, Califonia
PROFESSIONAL AFFILIATIONS
• Environmental Assessment Associaion
• Environmental Protection Agency
2.8 Cityof Rosemead l Garvey Avenue Corridor Specific Plan and EIR
Savannah Richards
ASSOCIATE ENVIRONMENTAL PLANNER
QUALIFICATIONS
Savannah Richards is an associate environmental
planner with MIG's Environmental Planning division.
Savannah has a background and education in planning
and environmental studies. She is experienced in Phase
I and II Environmental Site Assessments, preparation
of EPA Quarterly Reports, and submission of Annual
Supplemental Funding Requests. Ms. Richards also has
experience with National Environmental Policy Act (NEPA)
documentation, has developed field skills in wetland
delineation and mitigation, and participated in extensive
field work involving soil and water sampling.
EDUCATION
• Masters of Regional and City Planning,
University of Oklahoma
• Bachelors of Science in Environmental Science,
Oklahoma State University
Additional Education
• 40 hour HAZWOPER Safety Training
• EPA HAZWOPER Refresher Safety Training
• ASTM Phase I & It Site Assessment Training
• EPA§ Introduction to Groundwater Investigations
• DEC) Trimble GeoXT GPS Certification
• EPA's Intro to Risk Assessment
• EPA% Superfund 101
• ArcMap Training
RELEVANT EXPERIENCE
• Oklahoma Department of Environmental Quality-
Emi onmental Programs Specialist If & Revolving
Loa Fund Coordinator, Oklahoma City, Oklahoma
• OkI homa City- Technical Intern, Oklahoma
• Eni Planning and Community Development Intern,
Enid Oklahoma
• HNTB Corporation - Planning Intem, Plano, Texas
• OSU Department of Plant and Soil Science- Laboratory
and Field Technician, Stillwater, Oklahoma
Joel Falter
PRINCIPAL/ TRANSPORTATION PLANNER
AREAS OF EXPERTISE
Transportation Planning / Traffic Calming / Corridors
Circulation Elements / Non - Motorized Transportation
QUALIFICATIONS
Joel Falter has 35 years of experience in the field of
transportation. Mr. Faker has prepared transportation
master plans, as well as circulation element and corridor
studies. He has extensive experience in traffic calming,
complete streets, and non - motorized transportation. He
has conducted and led many community workshop and
outreach programs, often for bilingual groups.
AFFILIATIONS
• Institute of Transportation Engineers (ITE), Member
• Women's Transportation Seminar (WTS ),Member
• American Planning Association (APA), Member
EDUCATION
• Master of Science, Transportation Engineering,
University of California at Berkeley
• Bachelor of Science, Transportation and Regional Planning,
SUNY Buffalo, New York
RELEVANT EXPERIENCE
• Rosemead Circulation Element/ EIR Study,
Rosemead, California
• Montebello Circulation Element / EIR,
Montebello, California
• Washington /National Specific Plan EIR,
Culver City, California
• Golden Valley Bridge Project Study Report,
Santa Clarks, California
• Mid -City Crenshaw Boulevard Visioning and
Implementation Study, Los Angeles, California
• Ventura Downtown Specific Plan Update Parking Study,
Ventura, California
KOA CORPORATION
nANNING 6 ENGINEERING
Brian Marchetti, mce
SENIOR TRANSPORTATION PLANNER
AREAS OF EXPERTISE
Traffic Impacts / Circulation / Transit Planning
QUALIFICATIONS
Brian Marchetti is a Senior Transportation Planner who
manages traffic impact, circulation, parking, and transit
planning studies. Mr. Marchetti has 19 years of experience
in the industry. He has extensive experience with TRAFFIX
impact analysis and Synchro signal coordination software
packages, and multimodal impact approaches to studies.
Mr. Marchetti has produced studies for environmental
documentation on multiple projects, ranging from large
commercial centers, mixed -use development projects,
residential tract developments, public utilities projects,
public facility and park projects, to institutional and school
facility projects
REGISTRATIONS
• American Institute of Certified Planners, 2001, #016504
AFFILIATIONS
• American Planning Association- Member
• Southern California Planning Congress -Vice President of
Communications
EDUCATION
• Bachelor of Science, Urban and Regional Planning,
California State Polytechnic University, Pomona
RELEVANT EXPERIENCE
• Rosemead Circulation Element and EIR; and, Circulation
Element Update EIR II Traffic Study,
Rosemead, California
• East Los Angeles Specific Plan, East Los Angeles, California
• Montebello Hills Specific Plan EIR, Montebello, California
• Downtown Parking Study for Downtown Specific Plan
Update, Ventura, California
• East Colorado Boulevard Specific Plan, Mobility Element
Report, Pasadena, California
City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR 2.9
s
Robert R. Sims, PE
CIVIL ENGINEER / PRINCIPAL
QUALIFICATIONS
• California licensed professional civil engineer since 1972
• Over 45 years of civil engineering experience
is CEOA, zoning, general plan, specific plans and special
districts. Site design from concept to tentative maps; feasi-
bility analysis and preliminary estimates of construction
costs; local, state, and federal agency processing to obtain
entitlement approvals; and public hearing presentations
• Hydrology, design of grading, storm drain, sewer, water
and street and highway systems
• Surveying and Mapping experience includes boundary
resolution, Record of Surveys, final maps, construction
staking, legal descriptions and lot line adjustments
• Achieved development approvals for numerous projects
and working relationships with local agen -cies, consultants,
homeowner associations and environmental interests
• Expert witness experience includes site inspection and
determination of design and /or construction issues,
matters of the Subdivision Map Act, Calif., local regulation
interpretation and testimony
REPRESENTATIVE EXPERIENCE
is Entitlements, civil engineering, final map & staking
of thousands of single & multi family housing lots,
commercial, recreational and mixed use projects located in
Southern California
• Processed General Plan Amendments in the County of Los
Angeles to allow for over 20,000 additional residential units
and commercial zoned uses
• Civi l engineering, final map& staki ng for several Golf
Course Country Clubs in the Coachella Valley, CA
• Entitlements, civil engineering, final map & staking of
residential, mixed use, retail commercial, hotel, hospital,
public schools and major infrastructure in Guam
is Responsible for directing all aspects of business opera-
tions, development and marketing of both public and
private sector clients for major engineering companies
located in Guam and California
• Appointed to numerous public committees to represent
the private consulting and development communities
2.10 City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR
LICENSES AND REGISTRATION$
• Registered Professional Engineer —CA License No. 21649
EDUCATION
• Bachelor of Science, Civil Engineering,
University of Wisconsin
PROFESSIONAL AFFILIATIONS
• National Society of Professional Engineers (NSPE)
• California Society of Professional Engineers (CSPE), State
Director and former State Treasurer
• California Society of Professional Engineers Education
Foundation (CSPEEF), Founding Director
• Professional Engineers in Private Practice (PEPP)
• American Council of Engineering Companies (ACEC)
• Building Industry Association (BIA), IAV Chapter
• American Society of Civil Engineer (ASCE) Fellow
COMMITTEES, AWARDS AND HONORS
• Board of Supervisors Los Angeles County
Citizens Planning Council
is Land Development Advisory Committee
of Los Angeles County
• Development Advisory Group,
LA County Department of Regional Planning
is Fellow Institute for the Advancement of Engineering
• Outfitanding Contribution to the Engineering
and Science Community Award(CSPEEF)
• Pnan dent's Award (CSPE)
is Out anding Service Award (CSPE)
• Me Award (San Fernando Valley Engineers Council)
• Dist riguished Member, D.M.CSPE
• Cer ificate of Appreciation (LA County Regional
Plar ning Commission)
Victor Salazar, PE
CIVIL ENGINEER
QUALIFICATIONS
• Currently Director of Urban Services and in charge of
the Commercial and Municipal Division of Lend Design
Consultants, Inc. (LDC), Pasadena, California.
• Over 22 years of experience in Civil Engineering in the
design and processing of residential and commercial land
developments.
• Knowledge of complex civil engineering practices and
methods as applied to new developments, capital
improvement and rehabilitation projects, Including
construction staking.
• Experience in construction administration and
management of highways and municipal Infrastructure,
traffic and transportation engineering design and analysis,
environmental engineering of municipal solid waste
disposal facilities (landfills).
• Development of engineering plans, specifications and
estimates (PS &E) for the Federal, State, County and City
Public Works.
• Prepared technical research, comprehensive engineering
studies, technical reports and recommendatlons, evaluate/
recommend design feasibility, project construct ability and
value engineering.
• Experience includes project initiation, budget contract
negotiation, and project management.
REGISTRATION$
• Professional Engineer, California and Mexico
PROFESSIONAL ORGANIZATIONS
• American Society of Civil Engineers (ASCE)
• American Water Works Association (AWWA)
• American Concrete Institute (ACI)
• Institute of Transportation Engineers (ITE)
• International Erosion Control Association (IECA)
• Transportation Research Board (TRB)
EDUCATION
• Master of Science, Civil Engineering,
California State University, Los Angeles, California
• Bachelor of Science, Civil Engineering,
University of Guadalajara, Guadalajara, Mexico
PROFESSIONAL POSITIONS
• Director of Urban Services, 2000- Present,
Land Design Consultants, Inc., Pasadena, California
• Director of Engineering /Manager, 1999 -2000,
ROX Consulting Group, Inc., Tustin, California
• Project Manager /Consultant, 1998 - 1999
BV Engineering, Irvine, California
• Project Manager, 1995 -1998
EMCON, San Bernardino, California
• Project Manager /Consultant, 1995 -1995
P & D Consultants, Orange, California
• Transportation Manager, 1993 -1995
Unscott Law & Greenspan Engineers, Pasadena, California
• Senior Project Engineerl988 - 1993
B & E Engineers, Loa Angeles, California
• Project Engineer /Manager, 1983 -1988
McCutchan Property Consultants Inc., Pasadena, California
• Subcontractor, 1982 -1983
Self- employed, Loa Angeles, California
• Construction Manager, 1980.1982
Constructors y Promotes Madem, Tampico, Mexico
• Resident Engineer, 1978 -1980
Antonio Rodriguez Mejia- Contretlsta, Co. Victoria, Mexico
City of Rosemead I Garvey Avenue Corridor Specific Plan and EM Sit
Roger A. Dale
PRINCIPAL ECONOMIC ANALYST
QUALIFICATIONS
Roger Dale has been affiliated with TNDG since 1988
and currently serves as the firm's managing principal.
His background encompasses the fields of real estate
development, economic development, regional economic
analysis, and environmental and land use policy. His
project experience with TNDG includes real estate
market forecasting, pro forma financial analysis, housing
affordability assessments, demographic research and
modeling, fiscal impact analysis, downtown and corridor
revitalization, business retention /attraction, infrastructure
financing programs, and preparation of regional -scale
economic development strategic plans.
AFFILIATIONS
• California Association for Local Economic Development
• International Economic Development Council(IEDC)
• American Planning Association(ARA)
• Roberts Environmental Center (Board Member)
EDUCATION
• Bachelor of Arts, Economics,
Claremont McKenna College, Claremont
• Master of Arts, Resource and Environmental Economics,
University of California, Riverside
RELEVANT EXPERIENCE
• Market Study and Development Strategy for Alosta
(Route 66) Corridor, Glendora, California
• Market Study for Downtown Specific Plan,
San Dimas, California
• Development Strategy for Florence /La Brea TOD,
Inglewood, California
• East Colorado Boulevard Specific Plan, Pasadena,
California
• Downtown Core and Corridors Specific Plan,
Fullerton, California
• Market Study for Town Center Specific Plan,
Covina, California
2.12 Cityof Rosemead I Garvey Avenue Corridor Specific Plan and EIR
Joseph E. McClure
ECONOMIC ANALYST
QUALIFICATIONS
Joe McClure has served as principal or manager of land
economics research and advisory - services organizations
forthe last 35 years. The range of services he provides
includes market analysis, fiscal /economic impact analysis,
and economic development strategic planning. His
multidisciplinary background incorporates many phases
of the community and real estate development process:
economic analysis and strategy development, market
and financial feasibility assessment, and planning and
design. He served as the project economist for a ULI
Advisory Panel tasked with preparing a Transit Station and
Downtown Connectors strategy for the City of Monrovia.
AFFILIATIONS
• Arizona Association for Economic Development (AHED)
• Urban Land Institute (ULI)
• Western Regional Science Association (WRSA)
EDUCATION
• Bachelor of Science, Architecture, University of Cincinnati
• Mals{teers of Science Urban Planning,
U r ,JJ rsiry of Arizona, Tucson
• Post - graduate studies, Economic Geography,
University of Arizona, Tucson
RELEVANT EXPERIENCE
• ULI dvisory Services Panel for Transit Station and
Do ntown Connectors, Monrovia, California
• Maret Assessment for Ci tyScape(downtown destination
rata ), Phoenix, Arizona
• Dov ntown Specific Plan, Huntington Beach, California
• Mar et Study for Town Center Specific Plan,
Cov na, California
• M Studies and Implementation Strategies for 4 TOD
Plan , Los Angeles, California
• Do town Core and Corridors Specific Plan,
Full rton, California
Roma Stromberg, ASLA / PE
NOISE STUDIES SPECIALIST
QUALIFICATIONS
Roma Stromberg has been actively involved in the arena
of planning, development and environmental review for
over 25 years. She has prepared noise studies throughout
southern California and western Nevada. Ms. Stromberg
has also prepared and reviewed numerous air quality
studies and is adept in the management and preparation
of environmental compliance and planning documents.
Ms. Stromberg possess the technical knowledge of
resources and software relevant to acoustical and air
quality analyses, including: Sound 32, TNM, SoundPLAN,
CaIEEMod and URBEMIS software. She has been involved
in the preparation of environmental impact reports,
environmental impact statements, mitigated negative
declarations, environmental assessments and
focused studies.
CERTIFICATIONS
• Certified Environmental Impact Report Preparer
• Certified Land Use Planner
AFFILIATIONS
• Institute of Noise Control Engineering (INCE)
• American Planning Association (ARA)
• Association of Environmental Professionals (AEP)
Foll
EDUCATION
• Masters of Science, Environmental Management,
West Coast University, Los Angeles /San Diego
• Bachelor of Art, Urban Planning and Transportation,
Califomia State University, San Diego
RELEVANT EXPERIENCE
Gene Autry Way Project Focused Technical Review and
Evaluation of Noise Impact Analysis, Anaheim, California
The project site is located between the Interstate 5
and Haster Street, south of Katella Avenue and north
of Orangewood Avenue, in the City of Anaheim. The
proposed project consists of a six lane highway extending
east from Haster Street and connecting above -grade
over the Interstate 5. The preferred alternative for the
proposed project includes the removal of several mobile
homes in the Del Rey Mobile Home Park. This focused
technical review contains documentation of existing noise
levels, explanation of pertinent Federal, State and local
noise standards and an assessment of the proposed
project's consistency with these standards.
Specifically, this report evaluates whether the City of
Anaheim adequately analyzed potential noise impacts
to homes located in the Del Rey Mobile Home Park
associated with construction and operation of the
proposed project. This technical review is divided into the
following sections for ease of the reader: Introduction and
Setting, Definitions of the Acoustical Terms and Project
Compliance with Applicable Noise Standards.
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR 2.12
BPS *S
Kathy Vo
VIETNAMESE TRANSLATOR
QUALIFICATIONS
At Boat People SOS- California, Program Manager Kathy
Vo manages, provides strategic planning, coordinates and
implements program services focusing on population -
wide improvement for the Vietnamese community in
Westminster and the surrounding Orange County and
Southern California communities. In this capacity, she
establishes performance goals and measures to evaluate
the success of operations, ensuring effective and timely
accomplishment of all tasks and functions; develops,
nurtures and maintains ongoing collaborative relation-
ships within the organization and the external community
to encourage support for the organization; represents
the organization at various local, state and national levels
and via media channels; conducts community assess-
ments and report findings; coordinates and facilitates
meetings with project coalitions consisting of multi - sector
partnership; develops, reviews and translates marketing
materials from English to Vietnamese as needed; recruits
volunteers and conducts training activities to adequately
assist with program services; performs event planning
and public relation works; and develops sound working
relationship with internal partners and external constit-
uents. Kathy speaks English, Vietnamese and Spanish.
EDUCATION
• Master of Business Administration, University of Phoenix
• Bachelor of Psychology, University of California, Irvine
RELEVANT EXPERIENCE
• City of Westminster Community Block Development
Grant - funded RISE - Workforce Development Program,
Westminster, California
2.71 City of Rosemead I Garvey Avenue Condor Specific Plan and EIR
Khanh Doan
VIETNAMESE TRANSLATOR
QUALIFICATIONS
Khanh Doan has over five years of Vietnamese translation
and community engagement experience. As a program
coordinator at BPSOS -CA, Khanh reviews and translates
informational advisories for brochures, website, and
signage from English to Vietnamese language and vice
versa; conducts outreach activities and coordinates
outreach campaigns and public education to a diverse
population utilizing multiple communication vehicles
including direct contact, community events, ethnic and
mainstream media; develops, implements, manages, and
coordinates federal, state and local multiple community
improvement programs; provides occupational and
educational training to a diverse group of audiences;
collects data for community assessment and program
ini evaluation; monitors, evaluates, and reviews for
accuracy of information and work products to ensure
assigned goals, objectives, and completion dates are met
in a timely manner, identifies opportunities for continued
improvements; uses creativity and integrates innovative
approaches in solving problems; and develops relation-
ships with diverse stakeholders including community and
faith based organizations, elected officials, media, and
leaders to strengthen the network of social support for
the unders.rved community.
EDUCATION
• Master of Arts, Education, La Trobe University, Melbourne,
Australia
• Badielor of Arts, English, HCMC University of Education,
Vietnam
CERTIFICATIONS
• English Vietnamese Legal Interpretation Certificate,
California State University Fullerton.
• Vietnamese Linguistics Courses, including Phonology,
Morphology, Syntax, Logics Certificate, HCMC University
of Humanities and Social Sciences
Veronica Tam
BILINGUAL (ASIAN) OUTREACH / TRANSLATION SPECIALIST
QUALIFICATIONS
Outreach in Asian Communities
Veronica Tam is a native speaker of Cantonese and can
also communicate effectively in Mandarin. As a planner,
she can more accurately communicate planning principles
and project objectives to the public, ensuring that critical
ideas are not "lost in translation." As a resident and
business owner in the San Gabriel Valley, she participates
in community events and also networks with a range of
local businesses and organizations.
Housing and Community Development
Ms. Tam has expertise in the areas of housing policy
development and community development planning.
She has over 20 years' experience preparing a range of
housing and community development plans and studies
for jurisdictions throughout California. Specifically, she has
worked in many ethnically diverse communities, including
the cities of Alhambra, Arcadia, Long Beach, Los Angeles,
Pasadena, and San Marino.
LANGUAGE SKILLS
• Chinese (Cantonese and Mandarin), written and verbal
PROFESSIONAL AFFILIATIONS
• Ameriwn Institute of Certified Planners
• American Planning Association
00.0
EDUCATION
• Master of Arts, Urban Planning,
University of California, Los Angeles
• Bachelor of Elective Studies, Urban and Regional Planning
(Economics Minor), University of Waterloo, Canada
AWARDS
• 2009 APACA Comprehensive Planning, Large Jurisdiction:
2008 -2014 Los Angeles County Housing Element
• 2009 Los Angeles Section, APACA Comprehensive
Planning, Large Jurisdiction: 2008 -2014 Los Angeles
County Housing Element
• 2002 Northern Section, APACA Focused Issues: Contra
Costa County Analysis of Impediments to Fair Housing
• 2001 Northern Section, APACA Advocacy Planning: East
Palo Alto Housing Element
• 2000 APACA Outstanding Planning: El Cajon Integrated
Housing Element and Consolidated Plan
• 2000 San Diego Section, APACA Outstanding Planning: El
Cajon Integrated Housing Element and Consolidated Plan
PREVIOUS WORKS IN ETHNICALLY DIVERSE COMMUNITIES
• Alhambra Housing Element
• Arcadia Housing Element
• San Marino Housing Element
• Los Angeles Fair Housing Study
• Long Beach Housing Element
• El Cajon Consolidated Plan
City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR 2.15
SECTION THREE
References
i
Lif
References
CHRIS BEYNON I PRINCIPAWN- CHARGE
Gregg McClain, Director of Planning and
Community Development
City of Hawthorne
4455 W 126th St
Hawthorne, CA 90250
(310) 349 -2975 1 GMCClain ®cityofhawthorne.org
M G
DAN AMSDEN I DEPUTY PROJECT MANAGER
Gary Chao, Assistant Director
City of Cupertino Community Development Department
10300 Torre Avenue
Cupertino, CA 95014
(408) 777 -3247 1 garyc ®cupertino.org
LISA BROWNFIELD I PROJECT MANAGER
Jill Dever Ekes, Former Planning Manager
City of Redwood City
(650)207 -2825 1 Jillekasplanning ®gmail.com
David Pinto
Lincoln Property Company
(949) 756 -2525 1 DpintoOlpsi.com
MUKUL MALHOTRA I CONSULTING PRINCIPAL
Maureen Pascoe, Former West Sacramento Capital
Improvements Program Manager
(916) 396 -0648 1 maureenworld0comcast.net
Luis E. Maltos, P.E., Project Manager
City of San Antonio
(210)207 -8223 1 luis.maltos ®sanantonio.gov
City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR 7.1
Gregg McClain, Director of Planning and
Aaron Amin
Community Development
City of Palo Alto Planning and Community Environment
City of Hawthorne
250 Hamilton Ave
4455 W 126th St
Palo Alto, CA 94301
Hawthorne, CA 90250
(650)616 -70741 aaron.aknin ®cityofpaloalto.org
(310) 349 -2975 1 GMCClain ®cityofhawthorne.org
LISA BROWNFIELD I PROJECT MANAGER
Jill Dever Ekes, Former Planning Manager
City of Redwood City
(650)207 -2825 1 Jillekasplanning ®gmail.com
David Pinto
Lincoln Property Company
(949) 756 -2525 1 DpintoOlpsi.com
MUKUL MALHOTRA I CONSULTING PRINCIPAL
Maureen Pascoe, Former West Sacramento Capital
Improvements Program Manager
(916) 396 -0648 1 maureenworld0comcast.net
Luis E. Maltos, P.E., Project Manager
City of San Antonio
(210)207 -8223 1 luis.maltos ®sanantonio.gov
City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR 7.1
SECTION FOUR
Project Understanding and Approach
Downtown Hawthorne Specific Plan, Hawthorne, CA
i mss-
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Overall Approach
The MIG Team brings an innovative approach and
unmatched qualifications to the Garvey Avenue Corridor
Specific Plan and process. We are noted leaders in area
planning, retail and economic revitalization, multi -modal
transportation planning, and inclusive, ground- breaking
corridor and streetscape design. We create policies and
design strategies that do not adhere to one dogma or
template but instead respond to the specific needs and
contexts of a community. We have deep experience
throughout Southern California and the State, including
communities similar in demographics and geography to
Rosemead. We also have unmatched national experience,
from Dallas and Denver to Charlotte and Chicago. This
allows us to bring the latest thinking on community and
corridor revitalization nationwide and apply relevant best
practices to Rosemead.
MIG's planning philosophy is that a transparent, inclusive,
informed, and easily understood planning process
helps create consensus and builds champions for imple-
mentable, sustainable plans.
What sets MIG apart from other planning and design firms
is our willingness to push the envelope on how typical
planning is done, and to go the distance for our clients
to get the results they need. Specifically, the MIG Team
approach to the Garvey Avenue Corridor Specific Plan
includes the following points and differentiators:
TRUE COMMUNITY UNDERSTANDING,
TRULY UNIQUE SOLUTIONS
MIG understands that each community is different and,
therefore, requires distinct solutions. We customize each
planning process for each community to provide diverse
opportunities that engage all those who have interest
in participating. For those that do not or cannot actively
participate, we keep information accessible so they can
monitorthe process and step in as deemed necessary.
As major thoroughfare for Rosemead, Garvey Avenue has
the opportunity to be an identifiable and unifying force.
However, its auto- orientation and under - utilized areas can
present many challenges. We must segment the corridor
into more viable, workable pieces from design, branding,
and economic revitalization perspectives.
M G
We must address street use and design to ensure safe
passage and connectivity for all pedestrians, bicyclists,
shoppers, and the adequacy and location of parking.
We need to leverage collective energies and patterns
of the diverse population to arrive at solutions that work
for the entire community, not just some idealized design
that looks good in a plan but does not give people what
they really need. MIG will work with City staff, the Garvey
Avenue Corridor Specific Plan Sub - Committee, and
greater Rosemead community to generate bold, context -
specific —and realistic — solutions to challenges.
TOOLS FOR DEVELOPMENT, REAL CHANGE
AND 'QUICK WINS'
Building from our understanding of the Rosemead
community and the market opportunities, the MIG Team
will create a set of tools to spur development, boost
placemaking, leverage community energy, and unleash
market potential. We will identify key locations and
conduct analysis for catalytic development sites, fagade
improvements, retail leasing opportunities, and more. We
will prioritize where public sector improvements —such as
changes to the sidewalks and streets, enhancing transit
access and facilities, or creating new gathering spaces —
should take place first, in order to sync with and capitalize
upon adjacent private sector opportunities.
The existing economic conditions are by no means
easy. Low -cost yet highly effective "quick wins" must be
identified. These will range from short -term pilot projects
that can change the streetscape simply with a can of
paint, to pop -up /tactical urbanism projects, to programs
that neighborhood groups can immediately seize upon —
so that people can see change occur immediately at plan
implementation, or even during the planning process.
COMPETITIVE POSITIONING GROUNDED IN
ECONOMIC REALITY
An understanding of both local and regional market
conditions is essential to the creation of a realistic,
implementation- oriented (turn -key) Garvey Avenue
Corridor Specific Plan. The Economic /Market Analysis
tasks, led by The Natelson Dale Group, will build off the
area's existing strengths. We will also explore and address
regional economic trends to identify opportunities that
Cityof Rosemead l Garvey Avenue Corridor Specific Plan and EIR a.1
EA-1 G
Community Engagement Workshop
offer the potential for both short -term commercial revital-
ization and long -term economic sustainability. Regional
analysis will be complemented by a local "ground -up"
approach to demographic and market analysis and stake-
holder engagement. The MIG Team will work closely with
the Rosemead community to ensure that new commercial
and /or industrial growth serves existing residents, both
through improved access to retail and services and the
addition of new employment opportunities for residents
at a range of education and skill levels. We will provide
strong economic development guidance to identify what
it is going to take to make economic investment happen
in the Garvey Avenue Corridor and happen now.
AUTHENTIC, TRANSPARENT COMMUNITY
PARTICIPATION t STRATEGIC PROCESS DESIGN AND
PROJECT ORGANIZATION
Many planning firms think of working with the community
as an afterthought— something that is a required element,
but not something that is desirable for them to conduct
their work. MIG believes that the best plans are the ones
that are created with great assistance and support from
the community.
4.2 City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR
A key part of our approach will be for our team to
marshal the community and stakeholders to develop the
shared vision based on community values. We will help
each shopkeeper, resident, neighborhood advocate,
community leader, and elected and appointed official
understand how he or she fits into the larger picture. We
bring unparalleled experience, tools and techniques to
help the Rosemead community review, discuss, evaluate
and reach consensus on complicated and controversial
topics. We have pioneered the use of both high -tech and
"high- touch" methods for garnering community input.
We will engage and obtain input by reaching out to the
Chamber of Commerce, large property owners, churches,
community -based organizations, and more as part of our
Stakeholder Interviews.
With afirm understanding of values, we identify the
vision no determine appropriate actions to assist in
the realization of the vision. As actions are established,
we identify the opportunities and constraints for imple-
mentir g them and communicating those opportunities
and cc nstraints back to the community. This helps people
under tend why certain ideas are part of the vision and
others Jeas are not and helps tailor outcomes that are
We have structured the Specific Plan process, work
program and budget to ensure frequent engagement
with City staff, stakeholders, Sub- Committee, and elected
and appointed officials, and a clear, orderly and under-
standable flow to the project. As facilitation and process
design experts, we know when and how to engage
people —and when to course - correct during a planning
process —to build support and achieve the desired results.
For this project we propose two community dialogues
(workshops), an online survey, stakeholder interviews,
an Interactive project website, press releases, public
hearings and options for branding the project and
the addition of a mobile workshop. We also propose
to provide English, Vietnamese, Spanish and Chinese
translations of plan process materials.
BUILD TRUST
A principal value of MIG is to listen intently and raise
critical questions and ideas. This allows us to understand
the reasoning behind opinions and viewpoints of all
community members. Every individual and community
group is welcomed as a part of the visioning and design
process, in an effort to build trust between City staff,
interest groups, landowners, and the community as a
whole. This is one of the greatest strengths of MIG, as
our team members are all committed to a community -
oriented approach. We know that a realistic and
implementable corridor vision results from meaningful,
authentic and inclusive community input. Our community
participation approach is multi - layered and hands -on.
Existing Rosemead Image
We will listen closely to each interested group, develop
a high level of trust, and build broad -based support for
the station area vision. In addition, MIG has led numerous
projects that included extensive outreach to communities
with multigenerational, multilingual, multicultural and
socioeconomic characteristics similar to Rosemead.
PLANS FOR THE PEOPLE
The Garvey Avenue Corridor Specific Plan must describe
the vision, goals and strategic direction for the future in a
way that is concise, easy to read and graphically pleasing.
To be successful, the Plan must be easily understood by
City staff, community planners, elected officials, property
owners, developers, and members of the public. The Plan
should also be action- oriented. It must clearly outline key
implementation actions, responsible parties, timeframes,
partnerships, and funding sources.
We have two main philosophies that we employ in
creating vision plans. The first is to write for the "parson -
in- the - street ". We try to envision a hairdresser and shoe
salesman reading the document (rather than someone
familiar with planning jargon). This forces us to write simply
and clearly. The second is to organize the document in
a logical way. We try to lead the reader in a logical way
from "why are we doing this ?" (a plan), to "what needs to
change and what needs to stay the same ?" to a "where
do we start" plan of action. We feel that it is important to
help staff, elected and appointed officials and the public
to understand the importance and use of vision and why
policies, which we describe as "decisions made outside
the heat of battle," were developed as they were.
A PARTNERSHIP WITH CITY STAFF
The City has capable staff members who are familiar
with immediate and long -range city issues and will be
able to provide important insights as well as critical data.
We like to involve the staff throughout the process to
assure that the assumptions and implications of the plan
are consistent with current data, vision and resources.
Notwithstanding this practice, we recognize that the
staff already has numerous responsibilities, therefore the
consultant team will do the "heavy liking" including
press release, meeting notes, staff reports, agendas and
other tasks. We do invite the staff to actively participate
in work sessions to help formulate and critique plans
as much as they are able to. We are here to be your
City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR La
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right hand and will do what it takes to get the job done
successfully. We will work judiciously to make efficient,
effective use of staff time.
Effective communication is essential for a project with
as many issues, involved parties, meetings and data
exchanges as the Garvey Avenue Corridor Specific Plan.
We propose to institute monthly project coordination with
key staff members. These meetings can take the form of
conference calls, WebEx meetings and physical meetings
when convenient. After each meeting we will provide
written summaries and action lists to make sure all parties
understand responsibilities, commitments and deadlines.
Scope of Work
This scope is an example of a plan process for a Specific
Plan that we have found to be successful for project
similar to the Garvey Avenue Corridor Specific Plan. We,
of course, are open to discussions with staff on any scope
adjustments needed either due to budget, preferences, or
additional staff needs. We are here to support Rosemead
in all ways possible.
We will supply all agendas, press releases, draft copies,
meeting notices, and other documents for the plan
process. Counts for the copies are included in the
associated task section in the scope that follows. The City
would be responsible for the cost of the local publication
notices. Changes to counts and types of documents that
MIG will furnish, as well as the overall scope tasks, will be
adjusted at the initial meeting with staff upon selecting
MIG as your "right hand" for this project.
PHASE ONE: GARVEY AVENUE CORRIDOR TODAY
Task 1: Initial Reconnaissance, Project Kick -off, and
Work Program Refinement.
Task 1.1: Staff /Consultant Kick -off Meeting
The MIG Team (MIG, the Natelson Dale Group, KOA
Corporation, and LDC) will meet with the City of
Rosemead at the commencement of the project.
4.4 City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR
Existing Rosemead Image
This initial task is intended to accomplish a number of
important initial steps in the work program, including the
following:
• Establish communication links and protocol with City staff
• Ensure that individual responsibilities of City staff and the
MIG Team are understood
• Establish an understanding of information sources and
availability
• Review the scope of work and make draft refinements
• Fin lize the project schedule and target milestone
tim frames with staff
• Briefly discuss the known aspects of the existing General
Plan, Zoning Code and Map, related Design Guidelines,
City's Strategic Plan, and any other necessary information
that may inform or influence this process
• Identify key stakeholders
• Co4firm members ofthe Garvey Avenue Corridor
website materials and format
Task 1.2: Press Release #1
MIG will prepare press releases during each phase of the
process (thirteen total press releases). Note press releases
for EIR process not included. Each press release will
include a brief summary of where we are in the process,
what has been produced to date, what is currently being
reviewed /prepared, and how people can be involved.
MIG will submit all press releases to City staff for a single
round of review prior to sending them to news media.
Press releases will also serve as a means for advertising
upcoming community workshops, Sub- Committee
meetings, and public hearings.
The first press release will focus on the commencement
of the process: describing a specific plan, telling why a
plan is being prepared for the Garvey Avenue Corridor,
conveying why community participation is important,
providing the scope and process schedule, listing
upcoming events, and relaying how people can stay
informed. It will also announce the public meeting with
the Garvey Avenue Corridor Sub- Committee (see Task
1.8). The press release will be made available in English,
Vietnamese, Chinese (note: Cantonese and Mandarin
written language is the same for both dialects), and
Spanish.
Task 1.3: Corridor Tour
City staff will lead the MIG Team on a two to three
hour tour of the Garvey Corridor to highlight individual
neighborhoods and community areas, the study area's
geography, key issue and opportunity sites, environ-
mental resources /considerations, areas where land use
change may be desired, and other factors. MIG will
photo- document the study area for use in subsequent
presentations and work products. The photos will be
combined in an image file and shared with the City. The
City will be responsible for tour logistics (e.g., vehicle for
tour (if needed), tour maps, etc.).
Task 1.4: Set up and Update of Project Website
MIG will host the website, which will be updated with
findings and postings throughout the process. We will use
MIG's proprietary TownSquarers' software, which our team
of planners /IT communications specialists has developed
and continually enhances specifically for planning applica-
tions. Creation of the interactive website will occur after
the kick -off meeting with City staff (Task 1.1).
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The interactive website will contain current information
on the project's status, downloadable documents and
presentations, and a way to send information and input
to appropriate project team members. MIG will work
with City staff and the project team to determine final
website features and content. We anticipate using some
combination of the following tools:
• Administrative Center: simple website management tools
• Comment Publisher (allows registered users to provide
web -based comments on the planning documents)
• Calendar and Event Manager
• Document library
• Featured News
• Integrated Search
• Virtual Meeting: Interactive tool to engage community
members online, utilizing the same materials developed
for main workshops
• Online survey (see Task 3.13)
• Content Management: Site administrators can edit any of
the site's content pages and easily link pages to a library
folder or any other site information
is Google Translate toolbar, which will allow users to easily
translate the website into over 60 different languages
• Moderated blog
The website will be used throughout the Specific Plan and
EIR update process for 36 months. Once the project is
completed, MIG will send the City electronic copies of all
website materials and content to be reloaded on the City's
website. MIG retains ownership of all underlying software
and publishing tools. Reporting of site statistics, usage,
and network performance will be provided at the request
of City staff but no more frequently than quarterly.
Task 1.5: Public Engagement Wan
Based on the final scope established inTaskl.l, MIG will
develop Public Engagement Plan in coordination with
City staff to identify how best to conduct outreach to
community members regarding the Garvey Avenue
Corridor Specific Plan and EIR. The finalized Public
Engagement Plan will include components such as a
schedule, key priorities, structure, public involvement and
outreach activities, meeting materials, and identification
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR 4.5
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Existing Rosemead Image
of key relationships. It will also include a detailed process
diagram to illustrate the sequence and timing of project
activities in a succinct format.
As proposed in this scope, we recommend a Public
Engagement Plan that includes the Garvey Avenue
Corridor Sub - Committee, stakeholder interviews, a
mobile workshop, two interactive community meetings,
press releases, the project web site outreach, an online
survey, and public hearings. The number of stakeholder
interviews and determination of number of meetings
where translators will be used also will be specified. One
electronic copy of the Public Engagement Plan will be
supplied to staff.
Task 1.6: Meeting with City Departments
MIG will conduct two consecutive 1.5 -hour meetings
with City department representatives. Up to five repre-
sentatives will be invited to each meeting. At this initial
meeting, the group will discuss the project, describe the
process, and convey expectations for the project. The
group will also:
• Review initial issues and concerns for the corridor
• Identify known technical issues (sewer capacity, water
pressure issues, traffic issues, etc.) needing to be
addressed or considered during the process
• Identify data availability
• Identify contact persons, availability and involvement of
staff members
ab City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR
• Clarify roles and responsibilities
• Coordinate GIS data transfer
MIG will supply eleven (ten for the representatives and
one for the City PM) agendas for the meeting. MIG will
also supply sign -in sheets. One collective set of meeting
notes will be provided to the City PM.
Task 1.7: Garvey Avenue Corridor Sub- Committee
Meeting #1
The MIG Team understands the Garvey Avenue Corridor
Sub- Committee is a critical resource and driving force for
this project. We understand that the Sub- Committee is
not merely a "check -off" but are a meaningful component
to the planning process. The Sub- Committee is to be
actively engaged and will provide meaningful information
as well as direction to the consultant team.
The Garvey Avenue Corridor Sub- Committee is an Adhoc
committee consists of two City Council members, one
Planning Commission member, one Traffic Commission
member, and one Beautification Committee member.
The Sub- Committee will have three primary roles: 1)
advise and direct the Specific Plan consultant team
(with City staff's assistance); 2) identify issues and
opportunities for the team to address; and 3) update their
respective Commissions and Council on the project. The
Sub- Committee will also discuss code enforcement issues
and needs for the plan.
The agenda of this initial meeting includes introducing
the Sub- Committee to the MIG Team; presenting the
project scope and time lines; outlining the process;
identi ing issues important to the Sub - Committee and
idemif ing where Sub - Committee's guidance is essential;
and defining final products, workshops, and meetings.
The group members will also identify the questions or
issues that he /she thinks must be answered or addressed
in ord rto make this project a success. The meeting will
last 1.E hours; if additional time is required to address all
Sub -C mmittee issues, an additional 1.5 hours meeting
will be conducted. MIG will provide 50 copies of the
agend 1, 10 copies of the staff report, 20 copies of the
public notices, and 10 copies ofthe meeting materials
(includ ng sign -in sheets). Following the meeting, MIG will
provid six sets of meeting notes. In addition, electronic
copies of all meeting documents and materials will be
provid d to the City's PM.
Community Engagement Workshop
Work Product
• Attendance by Consultant at Staff Kick -off meeting
• Final Scope of Work
• Press Release #1 (copies described above)
• Garvey Avenue Study Area Tour imagery album
• Web site creation
• Public Engagement Plan
• 11 Agendas for and one summary of department represen-
tative meeting
is Agendas, staff report, public notices, and meeting
materials of the Garvey Avenue Corridor Sub- Committee
meeting, as described above
• Electronic copies of all agendas and meetings notes will be
posted to the project website
• Sign -in sheets for department and Sub- Committee
meetings
Task 2: Existing Conditions, Issues, Opportunities
and Challenges
Task 2.1: Background Data Review and Analysis
MIG will review existing plans and additional key data
pertaining to the Garvey Avenue Corridor Specific Plan
Study Area and will identify potential current and future
issues to focus the activities of the plan. This includes but
is not limited to:
• City of Rosemead General Plan
• City of Rosemead Zoning Code and Zoning Map
• Garvey Avenue Master Plan
• City of Rosemead Strategic Plan
• City GIS data - we intend to use the City's Digital Map
Products system and gather that information from the
County. GIS information will also be collected from SLAG.
• Final EIR (FEIR) for the 2008 City of Rosemead General Plan
Update and Addendum to the FEIR certified on April 13,
2010 for the 2010 General Plan Amendment
• Public Works and Engineering Resources: Pavement
Management Plan, Street Tree Inventory and Planting
Plan, Climate Study /Greenhouse Gas Inventory, and Public
Improvement Plans
• Other background information such as traffic studies, and
any existing utility /drainage plans (prepared by the City
and /or any special districts within the study area)
The analysis of this data will:
1. Identify all State and Federal laws, that need to be
addressed (e.g. Assembly Bill32 -The California Global
Warming Solutions Act, CEQA)
2. Identify any necessary General Plan Amendments (e.g.
Amendments to the Land Use Element, Circulation
Element, Resource Management Element, etc.) and
Zoning Code and Zoning Map Amendments that need
to be completed as part of the work program
3. Provide a thorough understanding of the regulatory
framework
4. Provide an inventory of the existing land use and
circulation conditions
5. Provide insight into the social and economic character of
the project area
Based on the initial data collection effort, an analysis
of existing conditions will be compiled. The analysis
will present a description of existing conditions and
will analyze the information to identify potential issues,
opportunities, and challenges.
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR aA
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Task 2.2: Baas Mapping
The MIG Team will review existing GIS data including
existing land use, General Plan land use designations,
zoning, existing dwelling units per parcel, existing jobs
or non - residential square footage per parcel, street
centerlines, county assessor data, building footprints,
and height attributes (as available). All GIS information
will be assumed to be accurate and up -to -date. If GIS
data requires updating beyond the Detailed Land Use
Survey and the Urban Design Survey discussed below,
it will be preformed on a time /materials basis, with prior
written authorization from the City's Project Manager.
MIG, in coordination with the City staff, will also define
and format a series of base maps for use throughout the
update process. These base maps will include existing
conditions information, such as existing land use, zoning,
circulation, and environmental information. We will ensure
all maps have a uniform style, legend, and title block. At
the culmination of the project, MIG will provide the City
with the GIS maps and associated files developed during
the process.
Task 2.3: Detailed Land Use Survey
MIG will conduct a land use survey (using satellite
imagery, Google Streetview and a follow -up windshield
survey for field verification as needed) to verify City GIS
land use information. The Land Use Survey establishes
baseline land use conditions for planning and EIR analysis
purposes. At the culmination of the project, MIG will
provide the City with the GIS maps and associated
files developed during the process. All GIS data and
mapping prepared for the Specific Plan will be developed
consistent with City protocols and data formats to ensure
easy integration into the City's information system upon
completion of the project. One hard copy of the survey
will be provided to the City PM and a digital copy will be
posted on the project web site.
Task 2.4: Analysis of., Land Use, Zoning, Development
Trends, and Land Subject to Change
MIG will use the land use survey (Task 2.3) to document
existing land use conditions, as well as analyze the
existing land use pattern and adopted and pending plans
that affect development in the Study Area. In addition,
we will describe, analyze, and map existing land uses and
identify constraints and opportunities for future growth
and development within the corridor.
4.8 City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR
Community Engagement Workshop
Regarding land use regulations, MIG will review the overall
land use regulations to understand what changes may
be needed, and to identify how the Specific Plan can be
structured to anticipate any required revisions. As part
of this work program, we will make recommendations
regarding policies to be included in the Special Plan to
provide a foundation for subsequent code changes.
The MIG Team will also analyze existing land use patterns,
land values vs. improvement values, development
patterns, vacancy, under - utilized properties, and potential
develo Dment projects to determine areas of stability
and an ias of change. Based on this analysis and the
informi ition prepared during Task 2, MIG will prepare a
series if stability and change area maps that will be used
as a st rting point for developing scenarios during Phase
2. One hard copy of the analysis will be provided to the
City Ph I and a digital copy will be posted on the project
Task 2.: Urban Design Survey
MIG wi I conduct an urban design summary that describes
the to , feel, and character of existing development
and pu Dlic spaces in the City. This will include identifying
archite tural patterns and themes to be preserved,
characi at elements to emphasize, and barriers to be
addressed. It will also look at building footprints (where
built to parcel lines), building heights, street facing/
sidewa k relationships, streetscape, signage,
MIG will produce associated maps and graphics that
illustrate existing conditions, including gateways, historic
resources, major urban features, open space, character
areas, landmarks, and gateways. One hard copy of the
survey will be provided to the City PM and a digital copy
will be posted on the project web site.
Task 2.6: Market Study
The Natelson Dale Group (TNDG) will prepare a market
study to forecast future demand for retail, restaurant,
entertainment (including movie theaters), office, hotel, and
residential land uses.
Develop Demographic Database and Forecasts. As
background for the demand analyses for the individual
land uses, TNDG will develop a comprehensive
demographic database for the project area and the
overall surrounding trade area. Key variables will include
population, households, income levels, employment,
age and ethnicity. The data will be developed at the
census tract level. Recognizing that no single source of
demographic data is definitive, TNDG will review a range
of sources and then prepare customized forecasts for
purposes of this assignment. The reviewed data sources
will include the following: 2010 Census (and updated
Census data from the American Community Survey);
forecasts adopted by the Southern California Association
of Governments (SLAG); any population forecasts
prepared by the City of Rosemead; available data on any
pending residential projects in the City; and forecasts
prepared by private demographic firms (e.g., Claritas,
ESRI, etc.).
Retail /Restaurant Demand Analysis. The retail demand
analysis will involve the following steps:
• Review any previous market analyses completed for the
City of Rosemead.
• Based on the above review and on TNDG's existing famil-
iarity with the market area, define the geographic market
areas from which retail facilities in the Garvey Avenue
Corridor could be expected to draw market support.
• Compile data on existing retail sales (by major category) in
Rosemead and neighboring cities.
• Utilize TNDG's proprietary retail demand model to
evaluate future growth in retail sales potential in the
market area, broken down by major retail sales category
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(e.g., apparel, furniture, general merchandise, home
improvements, etc.). The projections will be expressed in
terms of both dollars and square footages supportable.
The projections will cover a 15-year forecast period (in
annual and /or 5 -year incremerus), and will be based on the
demographic forecasts developed by TNDG at the outset
of the project.
is Identify major existing and planned retail districts that
would complete with the Garvey Avenue Corridor for
future regional demand.
• Given the inventory of competitive development, estimate
the shares of future retail demand that could potentially be
captured in the Garvey Avenue project area.
• Express "bottom line" findings in terms of square feet of
retail space to be absorbed in the project area over the
planning horizon (in annualized or 5-year increments), with
the total numbers broken -down as appropriate by major
retail category and facility type.
Hotel Demand Analysis. The hotel demand analysis will
involve the following steps:
• Define geographic market areas and market niches
relevant to Rosemead, including both regional and
freeway - oriented components.
• Compile inventory of existing hotel /motel facilities in the
defined market ama(s), indicating the following information
for each facility: year established, room count, room rates
(with seasonal variations noted), and estimated annual
occupancy levels.
• Project future absorption of hotel facilities in the overall
market area, taking into consideration historic absorption
trends and general visitation parameters.
• Given the inventory of competing facilities and Garvey
Avenue's unique locational attributes, assess the degree to
which hotel development would be a viable option for the
Specific Plan area.
• Express "bottom line" findings in terms of the number
hotel rooms that could potentially be developed in the
project area.
• Describe the hotel protect types (i.e., market niches) that
would be appropriate for this setting.
Office Demand Analysis. The office demand analysis will
involve the following steps:
• Estimate existing inventory of office space in City (and
surrounding communities, as appropriate).
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR 4.9
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City Walk and Tour
• Estimate current vacancy levels based on discussions with
local realtors.
• Project future absorption of office space in the City, based
on current utilization levels, historic trends and general
economic parameters (i.e., anticipated population and
employment growth in the City).
• Given the inventory of competing facilities and Garvey
Avenue's unique locational attributes, project the amounts
and types of office space that could potentially be
captured within the Specific Plan area.
• Express "bottom line" findings in terms of square feet of
new office space that could potentially be absorbed in
the Garvey Avenue Specific Plan area over the planning
horizon (in annualized or 5 -year increments).
Demand Analysis for Movie Theaters. The movie
theater demand analysis will involve the following steps:
• Determine the existing inventory of movie screens in the
relevant trade area.
• Complete movie theater supply /demand analysis based
on trade area demographics and industry -stand ratios of
screens per capita.
• Project future demand for new movie screens in the trade
area, based on future population growth.
• Given the inventory of competing facilities and Garvey
Avenue's unique locational attributes, assess the degree to
which a movie theater would be a viable option within the
project area.
4.10 City of Rosemead j Garvey Avenue Corridor Specific Plan and FIR
• Contact representatives of theater chains to assess interest
in the project and to identify opportunities /constraints
relative to this location.
• Express "bottom line° findings in terms of numbers of
movie screens that mold potentially be supported in
Garvey Avenue over the planning horizon (in annualized or
5 -year increments).
Demand Analysis for Residential Units. The residential
demand analysis will involve the following steps:
• Compile historic data on local and regional population
growth and the correlated demand for new housing units.
• Evaluate recent historic trends regarding the mix of single -
and multi - family units.
• Review city -level projections of future growth in population
and households (as appropriate, TNDG would evaluate
multiple sources of demographic data).
• Project future growth in housing demand (and the
breakout between single -and multi- family units) over the
planning horizon (in annualized or 5 -year increments).
• Project that amounts and types of housing development
that could potentially be attracted to the project area.
• Express "bottom line" findings in terms of new residential
units that could potentially be absorbed in the project
area over the planning horizon (in annualized or 5 -year
increments).
• Forecast potential housing values in the project area.
These pricing forecasts would enable more detailed
planning of residential product types appropriate for the
project area and would also be inputs to the pro forma
financial analysis.
Interface with Development Community. TNDG will
conduct interviews with commercial and residential
developers familiar with the Rosemead market, with
a parti ularfocus on firms experienced in mixed -use
development. The purposes of these interviews will be
to pro ide a "reality check" on TNDG's statistical findings
and to identify and prioritize the strategic actions the City
can tal a to maximize development potentials within the
Specific Plan area. In addition to interviewing developers,
TNDG will also interview major landowners within the
projec area to identify their potential plans for redevel-
opme t or intensification of their properties.
Prepare Summary Report. TNDG will compile the
findings of the above tasks into a single summary
report fully documenting the data, assumptions and
methodology used to arrive at the presented findings.
Spreadsheet tables and databases will be attached as
appendices. The market report will serve two major
purposes within the overall specific planning process: 1)
to identify the project area's real estate development
opportunities, with this information serving as a basis
for defining land use alternatives for the plan, and 2) to
provide a strategic framework— in terms of a specific
marketing strategy — for attracting desired development
to the plan area.
Task 2.7: Transportation and Mobility Base Analysis
The City is required to support commute traffic and
general cut - through traffic, as it lies between multiple
communities and is traversed by major parallel roadway
corridors to the 1 -10 freeway. The General Plan Circulation
Element traffic impact study, completed by KOA in March
2010, identified future operations at all of the four major
intersections Garvey Avenue as approaching or exceeding
capacity conditions during peak periods. KOA has
included a study area of 16 intersections, to include the
analysis of operations at these four major intersections,
as well as traffic signals at interim locations along Garvey,
and other major intersections to the north and south,
including those on routes to and from the freeway.
The Specific Plan traffic study will need to identify a
balance between supporting and alleviating commute
congestion and providing appropriately -sized land uses
within the Plan area.
Based on our review of the RFP and the local roadway
network, and our past experience with the last Circulation
Element, the following scope framework was developed:
• Analysis of up to 10 study intersections
• Analysis of a main land use plan and up to two alternatives
• Analysis of CMP impact and Caltrans traffic analysis
sensitivity standards on 1 -10
• Review of existing and planned bicycle and transit facilities
• Development of improved bicycle, pedestrian, and transit
linkages and development of focused Complete Streets
concepts in mind, as feasible for the corridor
• Development of roadway /intersection mitigation measures,
where necessary and feasible
A
KOA will prepare a focused background report
summarizing existing mobility conditions and include an
inventory of transportation facilities (roadway, parking,
transit, pedestrian, bicycle) and a summary of their current
operation.
Scoping and Coordination. KOA will coordinate with
City staff to build consensus on the proposed project trip
generation, trip distribution, and study intersections for
approval by the City prior to starting the traffic analysis.
We will prepare a scoping document that will include the
traffic study approach, methodology and assumptions for
review and approval by the City. Based on our coordi-
nation efforts, KOA will make adjustments to the study
scope as needed. This task includes KOA participation in
a kickoff meeting with City staff, if needed.
The study will evaluate significant impacts on the study
area circulation system for an existing plus - project analysis
and a buildout analysis. The project distribution and the
background growth analysis for the buildout analysis will
be consistent with the SCAG regional traffic model.
Data Collection. KOA will collect new traffic counts at
up to 16 intersections for weekday peak periods. This
will include 10 study intersections including the four
major Garvey Avenue intersections plus other intervening
intersections on the corridor or others to the north or
south.
Existing Rosemead Image
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR 4.11
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Manual peak -hour turning movement counts will be
collected during the weekday a.m. peak (7:00 a.m. to 9:00
a.m.), weekday p.m. peak (4:00 p.m. to 6:00 p.m.) time
periods at the study intersections.
KOA will conduct detailed fieldwork including intersection
geometry, signal phasing, transit services and on- street
parking /restrictions within the study area. Existing and
planned transit and bicycle facilities in the area will be
researched and documented.
Existing Conditions. KOA will conduct an analysis of
existing conditions at the study intersections to determine
current traffic operating conditions. The data collected
(see above task) will be used to create a local area traffic
analysis file. The traffic analysis file will be adopted from
the Circulation Element analysis and will include all key
Specific Plan roadways and intersections for detailed level
of service analysis. The results of the existing conditions
analysis will be documented and summarized in the traffic
study report.
Parking Analysis. KOA will make general observations
during a late- morning period (when commercial offices
and institutions are parked to their maximums), a late
afternoon period (when retail uses are parked to their
maximum) and an evening period (when residential uses
are parked to their maximum). Patterns of off-street and
on- street demand will be monitored at a macro -level
scale, to understand the ability of existing land uses by
general type to contain parking demand within off- street
parking areas and the use of nearby on- street parking.
General surveyed demand will be mapped for each of the
monitoring periods, and overlaid with a land use map to
be provided by the Client. A review of potential parking
conditions for concentrations of mixed -use development
will be conducted. One hard copy of the analysis will be
provided to the City PM and a digital copy will be posted
on the project web site.
Task 2.8: Infrastructure Base Analysis
LDC will summarize information on existing conditions
in the City related to water, sewer, hydrology, and dry
utilities (i.e., electrical, telephone, natural gas, cable
television, etc.).
4.12 City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR
Existing Rosemead Image
Based on discussions with the Rosemead Public Works
Department, LDC will document infrastructure needs
and capacities. LDC will review and evaluate existing City
capital improvement plans to assess the general avail-
ability and service capacity for future growth. Individual
tasks include:
Initial reconnaissance. Attend meetings with City Staff
to review Scope of Work and define final scope of work
associated with civil improvements.
Background Material Research. Provide a research
of improvement plans and other existing civil works
for streets, sewers, water, storm drains and other civil
improvements. Obtain available material from the local
governing agencies. Perform a site visit to observe
existing condition to augment the materials obtained from
the agencies.
Work Sessions with the City. Prepare for and attend
work s'ssions with the City of Rosemead staff and the
design team to assist with the civil engineering issues.
This as umes 2 meetings.
One hi rd copy of the base analysis will be provided to
the Ci PM and a digital copy will be posted on the
projec web site.
Task 2.9: Sustainabilhy and Public Heahh/Heahhy
Communities Assessment
MIG will prepare an overview of sustainability and healthy
community programs currently in effect in Rosemead
that are applicable to the study area. MIG will summarize
public health topics including physical activity levels, land
use patterns, and transportation networks as they relate
to active transportation, and access to nutritious foods,
health care, and health facilities. We will also provide infor-
mation regarding state -of- the -art practices for integrating
public health and environmental sustainability into the
planning process. This will allow the Sub- Committee,
city residents, and other decision makers to identify the
degree to which Rosemead wishes to address these issues
in the Specific Plan. One hard copy of the assessment
will be provided to the City PM and a digital copy will be
posted on the project web site.
Task 2.10: Case Studies/Real -fife Examples of
Similar Projects.
MIG will review other specific plans to provide six real -life
examples of similar projects. Each example will be
analyzed for its effectiveness and applicability to the
Garvey Avenue Corridor Project. MIG will work with staff
to determine the appropriate criteria to evaluate the
examples. MIG will begin with review of projects within
the San Gabriel Valley, and then the Los Angeles metro-
politan area. As needed, MIG will then research projects
from other large metropolitan areas in California, across
the United States, as necessary. MIG will contact each
of the local governments associated with each project to
help determine the level effectiveness and applicability
of the project. A summary of each project, its relation to
Rosemead, and its effectiveness will be provided along
with images. One hard copy of the case study summary
will be provided to the City PM and a digital copy will be
posted on the project web site.
Task 2.11: Stakeholder Interviews
The MIG Team will conduct eight stakeholder meetings on
two consecutive days with up to 10 interviewees at each
meeting. These interviews are expected to be informal
and will last approximately one hour each. Stakeholders
will be asked about what is working and not working in
the corridor, what issues exist, if they have any plans in
place that we should know about, and other topics that
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might influence the Specific Plan. Potential stakeholder
participants /interviewees include: representatives from
local community organizations, owners and managers
of business located in the corridor, representatives from
the Chamber of Commerce, developers, members of
environmental organizations, and members of community/
neighborhood organizations. The final list of interviewees
will be developed by MIG in close coordination with City
staff. City staff will be responsible for providing contact
information and a meeting location. MIG will prepare an
invitation letter for the City to reproduce and mail. MIG
will follow up by contacting the interviewees and set up
the meetings. A summary of the stakeholder interviews
will be provided. Translation services can be provided for
Spanish, Vietnamese, Cantonese, and Mandarin speakers,
as needed. The number of translated meetings will be
determined when the final stakeholder meeting schedule
is developed. MIG will supply 81 agendas - one for City
PM and 80 for the attendees. One hard copy of the
meeting summary will be provided to the City PM and a
digital copy will be posted on the project web site. MIG
will also supply sign -in sheets.
Task 2.12: Press Release for Kick -off Event
MIG will prepare press releases to announce and describe
the kick -off event (Task 2.13). The press release will be
made available in English, Vietnamese, Chinese (note:
Cantonese and Mandarin written language is the same for
both dialects), and Spanish. Up to twenty press releases
will be sent; it is assumed City staff will provide MIG the
email addresses for the press release recipients.
Task 2.13: Community Kick -off Event
(combined with other local event)
The MIG Team wishes to take advantage of crowds and
excitement of a planned community event (one event,
four hours at the event) early in the planning process
to inform residents and the business community about
the Garvey Avenue Corridor Specific Plan. The event
should be something similar to the Lunar New Year Family
Festival or Sweetheart Jamboree. At this event, we can
begin to generate interest in the project and solicit
general feedback and ideas. We will plan a booth with a
series of input activities, and together with City staff, will
operate the booth during the event. We would like to be
able to show participants the web site and other process
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR 4.13
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Community Engagement Workshop
materials and videos of community leaders on why this
process is important. One hard copy and one digital copy
of a summary describing the kick -off event and feedback
received will be provided to the City PM).
200 copies of information sheets describing the project
and noting the web site address will be supplied. MIG will
also supply sign -in sheets.
Task 2.14: Press Release and Meeting Notices for
Sub- Committee Meeting p2
MIG will prepare press releases to announce and
describe the Sub- Committee meeting described in
Task 2.16. The press release will be made available in
English, Vietnamese, Chinese (note: Cantonese and
Mandarin written language is the same for both dialects),
and Spanish. Twenty press releases will be sent and
50 meeting notices will be provided to City staff for
distribution.
Task 2.15: Staff Meeting to Review Background Report
MIG will conduct one two -hour with staff (City PM and
others, as appropriate) to review the background report
materials. MIG will provide an appropriate number of
agenda for the meeting. The City shall combine all staff
comments into a single comment document that the MIG
Team will use to revise the Background Report
4.14 City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR
Task 2.16: Sub- Committee Meeting #2-
Background Report Review Meeting
MIG Team will meet with the Sub- Committee to review
the revised Background Report, identify any incorrect or
omitted information, and discuss important issues to be
addressed in the project. The Sub- Committee will also
review the stakeholder interview /kick -off event results and
the case studies. MIG will provide the meeting agenda.
The revised Background Report, case study summary, and
the stakeholder interviews summary will be provided to
the Sub- Committee at least 1 week prior to the meeting
to allow for review. A PowerPoint presentation outlining
key information will be presented at the meeting. MIG will
supply 50 agendas. The meeting is anticipated to take up
to two hours to conduct. One hard copy and one digital
copy of the meeting summary will be provided to the
City PM.
Work Products:
• Background Report- Administrative Draft (one hard copy
and one digital copy) describing existing conditions in the
study area and identifying issues that must be addressed in
the specific plan including:
Base Mapping
Detailed Land Survey
Urban Design Survey
Economic, Employment, Demographic & Market Trends
Land Use, Zoning, Development Trends,
and Land Subject to Change Analysis
Transportation and Mobility Base Analysis
Infrastructure Base Analysis
• Background Report - Sub - Committee Draft (six hard
copies and one digital copy) revised to incorporate
Staff Comments
• Background Report - Final (six hard copies and one digital
co ) revised to incorporate Sub - Committee comments
• Sun imary of case studies- similar successful projects and
spe ific plans (six hard copies and one digital copy)
• Stal choicer Interview Invitation (one digital /one hard copy)
• Prei a releases for kick -off event (copies described above)
• Pre releases and Meeting notices for Sub- Committee
meeting (copies described above)
• Stal, eholder Meeting Agendas (copies described above)
• Stakeholder Meeting Summary (copies described above)
• Kick -Off Event Feedback Summary
(one hard copy and one digital copy)
• Background Report Summary PowerPoint Presentation
(one digital and one hard copy)
• Sub - Committee Meeting Agendas
(copies described above)
• Sub- Committee Meeting #2 Notes
(one hard copy and one digital copy)
PHASE 2: GARVEV AVENUE CORRIDOR:
WHAT DO WE WANT TO $E7
Task 3: Public Outreach for Visioning and
Alternative Selection
Task 3.1: Prepare for Community Dialogue #1
(Community Workshop)
MIG will prepare base mapping, display materials, and the
presentation for Community Dialogue #1.
Task 3.2: Press Release and Email Blast NotlRcatfon
MIG will work with City staff to develop a comprehensive
list of email addresses for people Interested in the
project. Many of the email addresses will be gathered
at the Kick -off Event and Stakeholder Interviews. Using
the TownSquaraie webslte functions, MIG will prepare
and send small update$ at key points In the program
to maintain Interest in the project and generate partick
pation. This email database will be updated throughout
the program and provided to the City upon program
completion.
MIG will prepare and send 20 press releases to announce
the Community Dialogue. This press release will include
the purpose of the meeting (visioning exercise), key
facts and figures from the analyses performed In Tasks 2,
questions for the participants to think about, and the time
and location of the meeting.
Task 3.3: Community Dialogue 411- Visioning: The Garvey
Avenue Corridor
MIG will facilitate a Community Dialogue (meeting/
workshop) to provide an update on the project and
solicit input from the community. The agenda for this
Community Dialogue will include: a project update,
materials produced to date summary, and an interactive
L
exercise to refine an overall vision for the City and
identify major land use and circulation goals in the study
area. Topics include community values, confirmation of
the issues for the Specific Plan, and community visions
for Garvey Avenue Corridor. MIG, in coordination with
City staff and the project team, will be responsible for
developing the content, printing materials, and facilitating
the Community Dialogue. City staff will be responsible
for securing workshop locations, printing and mailing
announcements, and proving refreshments. MlGtrans-
lation specialists and SPSOS will provide translation and
cultural sensitivity at the Community Dialogue, as appro-
priate. Materials can be made be available in English,
Vietnamese, Chinese, and Spanish. MIG will also supply
150 meeting agendas and other meeting materials and 10
sign -in sheets. The meeting is scoped to last 2 hours.
Task 3A: Summarize Community Dialogue #1 Results
MIG will prepare a summary of the Information received at
Community Dialogue #1. The results will be posted on the
project web site. One hard copy and one digital copy of
the summary will be provided to the City PM.
Task 3.5: Creation of Concept Alternatives
Building upon the Areas of Stability and Change Maps
(Task 2) and the Visioning Community Dialogue (Task 3.3),
MIG will develop —In close coordination with City staff —
up to three Concept Alternatives that will be used to show
land use, urban design, mobility, and policy options for
the future. This will include identifying specific focus areas
that are expected to be the primary locations of land use
change. The concept alternatives will be highly graphic
and Include descriptive text, diagrams, and images (and
may Include photo simulations and sketches). Alternatives
will also offer various solutions to the transportation and
mobility, amenities, and community spaces.
Task 3.6: Concept Alternatives Assessment and Report
The MIG Team will have an Internal work session to
evaluate the concept alternatives in terms of implications
of land use, mobility, economic development, infra-
structure, public facilities and services, and the natural
environment. Based on the evaluation, we will prepare a
Concept Alternatives Summary Report that includes text,
graphics, images and maps.
City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR 4.15
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An underlying objective of this report is to communicate
technical and policy issues in a manner easily understood
by community members and decision - makers. Specific
topics that will be addressed and analyzed include:
• Land use and development potential
• Urban design criteria to promote future development
that builds on current desirable features and facilitates
improvements
• Sustainability concepts to be incorporated
• Mobility, such as multi -modal access improvements
• Public infrastructure and service demands, including
water, sanitary, storm drainage, flooding, recycle water,
police, and fire
• Public safety
• Opportunities for plazas, parks, and public
gathering amenities
• Potential fiscal impacts of each associated with
each alternative.
One digital and one hard copy of the concept report will
be provided.
Task 3.7: Staff Work Session
The MIG Team will meet with City staff and the City
department representatives to review the Concept
Alternatives and the Concept Alternative Summary Report
with the intension of identifying concerns, issues or other
concepts that should be tested. MIG will then finalize the
Concept Alternative Summary Report. MIG will schedule
and invite the group via email, supply 11 agendas and will
supply one hard copy and one digital copy (to be posted
to project website) of meeting notes.
Task 3.8: Press Release and Meeting Notices for
Sub- Committee Meeting #3
MIG will prepare press releases to announce and
describe the Sub- Committee meeting described in Task
3.9. The press release will be made available in English,
Vietnamese, Chinese (note: Cantonese and Mandarin
written language is the same for both dialects), and
Spanish. Twenty press releases and 50 meeting notices
will be sent.
1.16 City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR
Task 3.9: Work Session with Sub- Committee (Meeting #3)
MIG will prepare for and facilitate a meeting with the
Sub- Committee to discuss the Concept Alternatives
and Summary, and the upcoming Online Survey. The
Sub- Committee will provide feedback to MIG, including
suggested additions and revisions. The group will also
discuss the agenda and goals for Community Dialogue
#2. MIG will supply 50 agendas and also one hard copy
and one digital copy (to be posted to project website) of
meeting notes. The meeting is intended to last 2 hours.
Task 3.10: Press Release for Community Dialogue #2
and Online Survey
MIG will prepare press releases to announce and describe
the Community Dialogue #2 and the Online Survey.
The press release will be made available in English,
Vietnamese, Chinese (note: Cantonese and Mandarin
written language is the same for both dialects), and
Spanish. Twenty press releases will be sent. MIG will also
send an email blast out with the press release information.
Task 3.11: Community Dialogue #2
MIG will facilitate a Community Dialogue (meeting/
workshop) to provide an update on the project and solicit
input from the community. The agenda for this workshop
will include: an project update, materials produced to
date summary, presentation of the visioning meeting
results, Concept Alternatives Summary, and an interactive
exercise to gain public input on the Concept Alternatives,
ultimately resulting in direction for a preferred alternatives
with or without modifications.
MIG, incoordination with City staff and the project team,
will be responsible for developing the content, printing
materials, and facilitating the Community Dialogue.
Materials will be prepared in English, Spanish, Chinese,
and Vietnamese, as appropriate. Oral translation will be
provided, as appropriate. City staff will be responsible
for securing meeting location and providing refresh-
ments. MIG will be responsible for printing and mailing
of 20 announcements, supply 150 meeting agendas and
meeting materials and 10 sign -in sheets. In addition,
one digital copy of the announcement, agenda, meeting
materials will be provided to the City PM for future use.
The meeting is intended to last 2 hours.
Task 3.12: Summary of Community Dialogue #2
MIG will prepare the summary of the Information received
at Community Dialogue #2. One hard copy and one digital
copy — posted to web site - will be provided.
Task 3.13: Online Survey for Concept Alternating
MIG will prepare an online survey that describes the
Concept Alternatives and presents a number of questions
to help determine what the preferred scenario Is for the
corridor. A draft of the survey will be provided to staff
and the Sub•Committse for review and comment prior to
posting the survey on the project "balta. This task will
be coordinated to begin the day after the Community
Dialogue so that an announcement can be made at the
meeting. An emalI bleat will be sent out as well as a short
press release detalling the purpose and timeframe of the
survey. ThIs task also includes a summary of the survey
results — one digital copy posted to web site and one hard
copy provided to staff.
Task 3.14: Press Release and Meeting Netins for
Sub - Committee Meeting
MIG will prepare press releases to announce and describe
the next Sub - Committee meeting. The press release will
be made available in English, Vietnamese, Chinas (note:
Cantonese and Mandarin written language is the same for
both dialects), and Spanish. Twenty press releases and 50
meeting notices will be sent.
Task 3.15: Work Session with the Sub - Committee
MIG will prepare for and facilitate a meeting with the
Sub - Committee to review the results of the Online Survey
and Community Dialogue #2. The group will then begin
discussing the Preferred Alternative and preliminary policy
framework for the Specific Plan. MIG will provide agendas
and meeting materials. MIG will supply 6 agendas and 1
hard copy and one digital copy of the meeting notes. The
meeting is intended to last up to 2 hours.
Task 3.16: Consultant Work Session
Ito Refine Preferred Alternative)
Based on direction received from staff and the Garvey
Avenue Corridor Sub - Committee, the MIG Team will
prepare an outline of the Preferred Alternative that serves
as the basis for developing the Draft Specific Plan. The
Preferred Alternative will include a preliminary policy
direction and goal framework needed to support the
Preferred Alternative.
Task 3.17 Transportation Analysis 2
Based on the proposed project's use, density, and
trip- making characteristics, KOA will:
• Determine project trip generation based on ITE Trip
Generation rates, commercial use pass -by trip rates,
Internal capture rates between uses and adjacent develop -
mems, and transit use credits,
• Determine the number and the distribution of new trips
generated by the proposed land uses by block/sector, and
aealgn and map them to the roadway system.
As defined by the finalized scoping document, a project
trip distribution pattern to regional travel routes will
be applied. Different distribution rates will be applied
to various sectors of the corridor parcels. Ideally, KOA
would receive a spreadsheet file from the Client that
contains parcel numbers and the change In residential
units by density and the change in non - residential floor
area In square feet by type, by parcel for changes under
the Specific Plan. KOA will process the data in GIS and
generate trips for analysis based on Traffic Analysis Zones
(TAZs) or divisions of those regional model polygons.
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR C17
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KOA will conduct an analysis of existing plus - project
conditions at the study intersections to determine
potential traffic impacts within the study area under
existing conditions. This analysis would fulfill determina-
tions made by the Sunnyvale and Expo Line CEQA court
cases. The results of the existing plus - project conditions
analysis will be documented and summarized within the
traffic study report.
KOA will analyze future pre - project conditions, which will
establish a baseline for the evaluation of potential project
traffic impacts in the buildout post - project scenario.
Future analysis conditions will be defined based on an
annual ambient growth rate and trips generated by
included area /cumulative projects that are on or close to
the Garvey Avenue corridor. The results of the analysis of
this scenario will be documented and summarized within
the traffic study report.
The ambient growth rate for the buildout analysis will be
generated. The growth rate through the buildout analysis
year will be defined through factors developed within the
study area by base and buildout link volumes from the
SCAG regional model. A list of relevant projects for the
buildout analysis will be generated through coordination
with City planning staff and their pending project list.
The application of the model growth rate will provide
for estimated traffic growth from most cities and nearby
regional projects, however.
The study will provide an analysis of the overall Plan
effects on the area circulation system, develop potential
circulation system improvements and multi -model
travel infrastructure deficiencies (bicycle system missing
linkages, general width of the sidewalk network by
segment, and adequacy of Metro bus stop and local
circulator shuttle access and amenities). Last- mile /first-
mile trip connections will be reviewed.
Based on the proposed project land use and building
Floor area and the calculated net trips that would be the
potential incremental traffic increases with adoption of
the proposed land use plan, a future post - project analysis
will be conducted for the buildout scenario. The results
of the project impact analysis will be documented and
summarized in the traffic study report.
CIO City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR
Community Engagement Workshop
Up to two additional project scenarios will analyzed, as
either environmental document scenarios or less intense
development scenarios for the removal of identified traffic
impacts. Mitigation measures will be developed and
post- mitigation impacts will be evaluated, for all three
land use scenarios.
The land use density data forthe proposed mixed -use
areas will be used to create a parking supply requirement
matrix by sub -area. The input data will be from GIS
mapping /database or spreadsheet files to be provided by
the Client. The analyzed sub -areas will be conglomera-
tions of small areas (approximately three to five blocks)
that can be used to create strategies for shared parking
or parking demand reduction strategies, based on major
land uses that could remain for many years into Plan
implementation as well as new types of potential
new uses.
From t vis exercise, recommended parking requirements
will be developed for general types of potential future
land u s within the Plan area.
As reqi lined by Los Angeles County, a Congestion
Management Program (CMP) analysis will also be
condu ted at applicable CMP locations. The analysis will
follow I MP guidelines and criteria in identifying potential
impact caused by the project.
Cahrans sensitivity standards for traffic analysis, as
recently adopted for use in the City of Los Angeles via
a Memorandum of Understanding, will be applied to
this analysis within the City of Rosemead, to analyze the
potential for additional analysis needs on the 1 -10 facility
due to the Specific Plan.
KOA will prepare a draft traffic study report for review and
comment by the project team. The report will document
the traffic study's approach, methodology, assumptions,
findings and recommendations. Based on comments
received, KOA will prepare a final version suitable
for use by the Client in the Plan and environmental
documentation.
Task 3.18: Pro Forma Analysis
TNDG will prepare financial pro formas for four (4)
prototypical development projects. The prototypes will
be defined in conjunction with MIG and will be oriented
towards the identified opportunity sites within the Specific
Plan Area. The prototypical projects will encompass a
range of land use alternatives and be intended to demon-
strate the feasibility of different mixes and densities
of development. They would be prepared in a format
suitable for inclusion in developer marketing materials.
Work Products:
• 20 copies of each of the four press releases sent
• Meeting notices, agendas, one digital and one hard copy
of meeting notes for each Sub- Committee meetings
(copies described above)
• Facilitation of and materials for Community Dialogue #1
(copies described above)
• Community Dialogue #1 Summary Results (copies
described above)
• Concept Alternatives Report (espies described above)
• Alternative Concepts Staff Work Session Agendas and
Notes (copies described above)
• Facilitation of and materials for Community Dialogue #2
(copies described above)
• Online Survey— draft version and final version
• Online Survey Summary of online survey (copies described
above)
• Summary off Community Dialogue #2 Results (copies
described above)
LAL
• Facilitation of and materials for the Garvey Avenue
Corridor Sub - Committee meeting (copies described
above)
• Garvey Avenue Corridor Sub - Committee Meeting
Summary (copies described above)
• Transportation Analysis 2- one digital and one hard copy
• Pro Forma Analysis — one hard copy and one digital copy
PHASE 3: THE PREFERRED FUTURE GARVEY AVENUE
CORRIDOR: HOW TO GET THERE
Task 4: Specific Plan Preparation
Based on the information collected during previous
tasks, the Specific Plan will be drafted to address
the issues expressed by the Garvey Avenue Corridor
Sub - Committee and Rosemead community.
Task 4.1: Garvey Avenue Corridor Specific Plan Outline
MIG will prepare the draft outline for the Specific Plan.
The plan will include:
• Goals and Implementation Measures
• A Description of the Planning Process
• Opportunity Sites
- Individual maps illustrating area boundaries and parcel -
specific land use designations
- A brief description of the site characteristics that make
an area an opportunity site
- Illustrations and text describing the future vision for
the site, including specific preferred and alternative
land uses
• Land Use Element
Land Use Plan
- Development Standards
• Infrastructure Element
- Transportation and Circulation Plan
- Streetscape/Landscape Plan
- Utilities and Public Services /Facilities Plan
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR 4.19
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• Implementation, Financing and Phasing Element
Capital Improvement Program
Funding and Financing Program for Capital Financing
and Maintenance
- Phasing Program
- Code Enforcement Program
• Relationship of the Specific Plan's CEOA Review to
subsequent projects
• Specific Plan Administration and Enforcement
Task 4.2: Consultant Work Session on Plan Policies,
Goals, and Actions
The MIG Team will conduct an internal work session to
develop the recommendations on plan policies, goals
and actions for the Specific Plan based on the confirmed
Preferred Alternative. MIG will refine the goal and policy
framework that identifies new or modified goals, policies
and implementation programs needed to support the
Preferred Alternative. The revised policy framework may
identify responsible parties and time frames for imple-
mentation of each plan policy. Color maps and graphics
may be used as needed to illustrate various concepts
such as sustainability, design and character areas, transit-
oriented development, mobility options, complete streets
and Re:Streets opportunities, roadway network, transit
improvements, street standards, natural resources, open
space, environmental and physical hazards, locations of
public facilities, and economic development strategies.
Task 4.3: Staff Work Session on Plan Outline and Policies,
Goals, and Actions
MIG will meet with staff and the department representa-
tives to review the revised goal and policy framework
and implementation plan. Documents will be provided
electronically prior to the meeting. Eleven hard copies
of the plan policies, goals, and actions will be provided
along with 11 agendas, and a sign -in sheet.
4.20 City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR
Task 4.4: Press Release and Meeting Notices for
Sub- Committee Meeting
MIG will prepare press releases to announce and describe
the next Sub - Committee meeting. The press release will
be made available in English, Vietnamese, Chinese (note:
Cantonese and Mandarin written language is the same for
both dialects), and Spanish. Twenty press releases and 50
meeting notices will be sent.
Task 4.5: Sub - Committee Work Sessions on Policies,
Goals, and Actions
MIG will work with the Sub- Committee in a series of 3
work sessions to discuss and refine key ideas to include
each element of the Specific Plan and refine plan
language. MIG will provide 6 agendas, a sign -in sheet and
meeting materials. Five hard copies of the plan policies,
goals, and actions will be provided along with 6 agendas,
and a sign -in sheet. One digital copy of the agenda and
plan policies, goals, and actions will be provided to the
City PM.
Task 4.6: Extended Draft and Graphics
The MIG Team will use the language prepare by the
Sub - Committee in Task 4.5 to develop each section/
element of the Garvey Avenue Corridor Specific Plan
to reflect the community's vision. This will include
incorporating expressed community values throughout
each Element, such as economic vitality, sustainability,
safe and healthy communities, connectivity, diversity and
education. The updated Plan will also include a compre-
hensive implementation program that will focus on having
the Plan be a living document that results in positive, real
change in the community.
The extended draft will provide a systematic approach
to add ass code enforcement issues. We propose
clevelo zing a graphic, clear written document that will
supple ent the Garvey Avenue Master Plan. It will have
quideli as and standards expressed in a graphic manner
to con ey to the average citizen what is expected and
what is not allowed. The guidelines and standards may
apply signs, building partitions, height, awnings,
street I inniture and other zoning code and building code
param4 iters. It will also frame a checklist for alterations and
stepsf r achieving appropriate permits or approvals.
Key graphics may include Land Use, Key Economic Devel-
opment Sites, Traffic Routes, Onstreet /Offstreet Parking,
Design Guidelines and Standards, Strestscape Examples
(multiple of images), Urban Design Key Features (multiple
exhibits), Circulation, and key Infrastructure (sewer, water,
utilities, etc.). The document will likely be around 100 to
150 pages in length.
In addition, to meeting legal and technical requirements,
the speck plan will be drafted so that it clearly illustrates
how the planning area will be designed, and how it
will look and operate. The plan will be written so that
it can be understood not only by government officials
or land developers, but by community residents and
business owners. The plan will comply with the content
requirements of Government Code Section 65450 at seq.,
Chapter 17.150 (Specific Plans) of the Rosemead Municipal
Code, as well as any other applicable State guidelines and
regulations. One hard copy and one digital copy of the
extended draft will be provided.
Task 4,T. General Plan, Zoning Code and Subdivision
Ordinance Review and Recommendations Summary
The MIG Team will review the draft plan for consistency
with the City of Rosemead General Plan, Zoning Code
and Subdivision Regulations. If it is not consistent In
some areas, Inconsistencies with the General Plan will
be identified and any amendments needed to ensure
compliance will be described. Any necessary General
Plan, Zoning Code, and Zoning map amendments will be
prepared by the MIG Team and will be adopted as part of
the specific plan adoption process . We will also provide
a summary of how the Specific Plan supports the overall
General Plan. One hard copy and one digital copy of the
summary and all ordinances, text and mapping will be
provided.
Task 4.8: Staff Meeting to Review Extended Draft and
Graphics
MIG will meet with staff to review the expanded Draft
Plan, Element content, and proposed graphics for the
Specific Plan. The group will provide feedback to MIG
on the General Plan Elements, including suggested
additions and revisions. The City will be responsible for
consolidating all staff comments into a single comment
document from which the MIG Team will revise the
preliminary draft Garvey Corridor Specific Plan
Task 4.9: Press Release and Meeting Notices for
Sub - Committee Meeting
MIG will prepare press releases to announce and describe
the next Sub- Committee meeting. The press release will
be made available in English, Vietnamese, Chinese (note:
Cantonese and Mandarin written language is the same for
both dialects), and Spanish. Twenty press releases and 50
meeting notices will be sent.
Task 4:10: Garvey Avenue Corridor Sub - Committee
Meeting
MIG will meet with the Garvey Avenue Corridor
Sub - Committee to provide an update to the group and
review the Extended Draft Garvey Corridor Specific Plan.
The group will then discuss the next steps of the project:
the EIR and public hearings. MIG will provide agendas and
meeting materials. Six hardcopies of the Extended Draft
Garvey Corridor Specific Plan will be provided in addition
to a digital copy.
Task 441; Find Draft Plan
Following review of the Draft Plan by City staff, the
Department representatives, and the Garvey Avenue
Corridor Sub - Committee, MIG will incorporate the
comments and prepare a public Draft Garvey Avenue
Specific Plan for the environmental review process and
public hearings. The Draft Garvey Avenue Specific Plan
will be highly graphical and easy to read. Twenty hard
copies and one digital copy will be provided to the City
PM. In addition one digital copy will be posted
to website.
City of Rosemead l Garvey Avenue Corridor Specific Plan and FIR 4.211
Work Products:
• Specific Plan Outline
• Plan policies, goals, and actions, and Staff meeting
agendas (copies described above)
• Press releases, meeting notices, agendas, and a sign -in
sheet for each of the two Sub- Committee meetings (copies
described above)
• Plan Policies, Goals, and Actions Summary (copies
described above)
• Extended Garvey Avenue Corridor Draft Specific Plan
(copies described above)
• Final Draft Garvey Avenue Corridor Draft Specific Plan
(copies described above)
• Facilitation of Garvey Avenue Corridor Sub- Committee
meetings
• Garvey Avenue Corridor Sub - Committee Meetings
Summaries- One hard copy and one digital copy
PHASE 4: CEQA COMPLIANCE
Task 5: Prepare CEQA Documentation
MIG will prepare an Initial Study and appropriate
Environmental Impact Report (EIR) in compliance with
the California Quality Act (Public Resources Code
21000 211 7 7) and CEQA Guidelines (California Code of
Regulations. Title 14. Division 6. Chapter 3. Section 15000-
15387). The environmental review must be an integral
part of the planning process and prepared concurrently
with the Specific Plan project. Our work scope assumes
that City staff will be responsible for all public noticing,
distribution, and filing of environmental documents per
the law. However, we can provide these tasks as additional
services upon request.
Task 5.1: Initial Study
MIG will prepare an annotated Initial Study (IS) in accor-
dance with Section 15063 of the State CEQA Guidelines.
The IS will be based on the latest version of the standard
environmental checklist form contained in Appendix G of
the State CEQA Guidelines and any customization to this
checklist that may have been developed by the City in
their local rules and implementation procedures. Succinct
responses will be provided to the more than 80 questions
that appear on the checklist.
4.22 City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR
For each Initial Study checklist impact topic, a narrative
discussion will provide adequate documentation to define
those issues that need to be further addressed in the EIR
and those that do not require further analysis. Based on
our preliminary understanding of the project, the environ-
mental setting, this proposal assumes that the results of
the Initial Study will indicate a need for further analysis for
the following topics:
• Aesthetics
• Air Quality
• Culture Resources
• Greenhouse Gas Emissions
• Hazards and Hazardous Materials
is Land Use and Planning
is Noise
• Transportation and Traffic
• Utilities and Services Systems
A bibliography of references will be provided at the end
ofthelS. This task accounts for preparation of a draft
IS for review /comment by the City, responses to one
round of City comments, and completion of a final IS for
distribution with the Notice of Preparation.
Task 5.2: Notice of Preparation
MIG will prepare a Notice of Preparation of a Draft
Environmental Impact Report (NOP) in accordance with
Section 15082 of the State CEQA Guidelines to announce
the City's determination that an EIR will be prepared and
to request comments concerning the scope of issues to
be addressed in the EIR. A primary purpose of an NOP is
to solicit comments from other governmental entities that
may have jurisdiction over some aspect of the project (i.e.
Responsible Agencies) to define their area of authority,
issues of concern, and to suggest approaches to avoid
or red ice potentially adverse effects of the proposed
project. The NOP also provides an opportunity to involve
speciz I interest groups, local residents and businesses,
and tk is community at large in the scoping process. The
NOP ill reference the availability of IS to explain the
basis I or the focused scope of the EIR. MIG will produce
and d stribute printed and electronic copies of the NOP
in accordance with a distribution list to be developed in
consultation with City Staff.
Community Engagement Workshop
Distribution of the NOP will initiate a 30 -day public review
and comment period. MIG will ensure that the issues
raised through the NOP process are properly addressed
in the EIR.
Task 5.3: Scoping Meeting
Early consultation with other government agencies and
interested local interest groups and citizens is encouraged
by the CEQA Guidelines, as part of the EIR scoping
process. A public scoping meeting is not required under
the State CEQA Guidelines for this project; therefore, this
is at the City's discretion. MIG will assist in publication
of a notice of such a meeting, and will manage the
meeting, including presenting the EIR process and taking
comments on environmental issues of concern. We will
prepare summary meeting minutes and will ensure that
the issues raised at the meeting are addressed in the EIR.
Task 5.4: Draft EIR, Notice of Availability, and Mitigation
Monitoring Reporting Program
A program -level EIR will be prepared, focused on impacts
involving aesthetics, air quality, cultural resources, green-
house gases, hazards and hazardous materials, hydrology
and water quality, land use and planning, noise, transpor-
tation and traffic, and utilities and services systems. This
task consists of preparation, production, submittal, review
and comment by City staff, and document revisions for
a first and second administrative draft EIR. Immediately
following City staff review and comment on the adminis-
trative draft EIR, MIG will prepare the Draft EIR (DEIR).
MIG will prepare a Notice of Completion (NOC) for
submittal to the State Clearinghouse and will prepare
a Notice of Availability (NOA) to be transmitted to
other government and quasi - governmental agencies,
special interest groups, and interested persons that
have requested notification of environmental documents
prepared for projects under City planning review. This
proposal assumes the City will publish the NOA in a
local newspaper of general circulation and post it at the
usual locations where planning actions are announced
to the public. MIG will produce and distribute up to 30
electronic copies of the DEIR /NOA for public review and
comment. Should additional copies be requested, MIG is
prepared to provide these at additional cost for labor and
materials. Circulation of the DEIR will initiate a mandatory
45 -day public review period. This task includes fling a No
Effect Determination (NED) request with the California
Department of Fish and Wildlife (CDFW) to waive the
CDFW CEQA fees.
MIG will prepare a Mitigation Monitoring Reporting
Program (MMRP) in accordance with Section 21081.6
of the CEQA Statutes. The MMRP will list all mitigation
measures included in the EIR to avoid, reduce, or
compensate for any potentially significant impacts
of the project, note the timing for implementation of
each measure, and identify the entities responsible for
ensuring that the mitigation measures are implemented
as intended. The draft MMRP will be submitted for
one round of review by City staff and we will make final
revisions, if warranted, based on those comments.
City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR AA
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Task 5.5: Final EIR, Findings, and Statement of
Overriding Considerations.
A Final EIR (FEIR) will be prepared pursuant to Section
15132 of CEQA Guidelines. The main purpose of a
Final EIR (FEIR) is to present comments received on the
adequacy of the DEIR and the City's written responses to
those comments. The FEIR would also include an erratum
to address corrections and clarifications to the DEIR and
a Mitigation Monitoring Reporting Program (MMRP).
MIG will provide up to ten printed copies of the FEIR for
distribution to the Planning Commission, City Council, and
City Staff. Any additional copies can be provided at cost
of labor and materials.
Pursuant to Section 15091 of the State CEQA Guidelines,
the City must make specific findings regarding project
impacts. These findings relate to the significance of
environmental impacts and the feasibility of mitigation
and project changes. We will coordinate with the City
Attorney to prepare this document and submit a draft for
one round of review and comment by City staff. A last set
of findings will be submitted for incorporation into the
City's CEQA resolution for the project.
Pursuant to Section 15093 of the State CEQA Guidelines,
MIG will prepare a Statement of Overriding Consider-
ations (SOC), if there are any unavoidable significant
impacts and if the City determines that there are specific
economic, social, or other considerations that override
any unmitigated environmental effects. We will coordinate
with the City to prepare this document and submit a draft
for one round of review and comment. A revised SOC
will be submitted for incorporation into the City's CEQA
resolution for the project.
Task 5.6: Notice of Determination
Within five days of project approval, MIG will prepare and
file a Notice of Determination with the County. We will
request all fees be issued by the City prior to filing.
PHASES: GARVEY AVENUE CORRIDOR SPECIFIC PLAN
ADOPTION PROCESS
Task 6: Specific Plan Review and Adoption.
The Rosemead City Council and Planning Commission will
consider the Draft Garvey Avenue Corridor Specific Plan
and EIR.
4.24 City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR
Task 6.1: Final Draft Specific Plan (Administrative Draft)
MIG will make any modifications to the Draft Garvey
Avenue Corridor Specific Plan based on the feedback
from the EIR process as directed by staff and the
Sub- Committee. The Final Draft Plan (Administrative
Draft) will be posted on the project web site. A digital
copy will be provided to staff. Thirty hard copies will be
provides for Planning Commission and Council members,
the Sub- Committee members, and for public review.
Task 6.2: Press Release and Meeting Notices for
Sub- Committee Meeting
MIG will prepare press releases to announce and describe
the next Sub- Committee meeting. The press release will
be made available in English, Vietnamese, Chinese (note:
Cantonese and Mandarin written language is the same for
both dialects), and Spanish. Twenty press releases and 50
meeting notices will be sent.
Task 6.3: Garvey Avenue Corridor Sub - Committee
Meeting
MIG will meet with the Garvey Avenue Corridor
Sub- Committee to review the EIR and prepare for the
adoption hearings. MIG will provide agendas and
meeting materials. MIG will provide 6 agendas and a
sign -in sheet as well as one digital and one hard copy of
the meeting notes.
Task 6.4: Press Release and Meeting Notices for City
Council and Planning Commission Meeting
MIG will prepare press releases to announce and describe
the work session with City Council and the planning
Commission. The press release will be made available
in English, Vietnamese, Chinese (note: Cantonese and
Mandarin written language is the same for both dialects),
and Spanish. Twenty press releases and 50 meeting
notices will be sent.
Task 6.5: Work Session with City Council and !Nanning
Commission on Final Draft
MIG, I prepare for and facilitate a joint study session of
hit Council and Planning Commission to review the
Final aft Specific Plan concepts, the EIR, and feedback
racer, to date. MIG will provide 20 agendas, a sign -in
sheet.
Task 6.6: Press Release and Email Blast
MIG will prepare a press release that summarizes the Final
Draft Specific Plan and the EIR, and that details the public
review and adoption process. This will include information
on how the public can provide formal comments on the
draft documents and when public hearings will be held.
An email blast including the information will also be sent.
Task 6.7: Preparation for Adoption Hearings
The MIG Team will prepare a PowerPoint presentation
and additional materials (agendas, wall maps, document
outlines) for the public hearings. MIG will prepare public
hearing notices, including required posting, mailing, and
filing, staff Reports, Ordinance(s), and Resolution(s).
Task 6.8: Adoption Hearings) with Planning Commission
The MIG Team will attend up to three Planning
Commission hearings on the Final Draft Specific Plan and
Final EIR. After the Planning Commission conducts its
public hearings, a Planning Commission Recommended
Revisions paper will be prepared for City Council consid-
eration. Additional time or hearings will be attended as
additional expense on a reimbursable basis with prior
authorization from the City.
Task 6.9: Matrix of Changes
MIG will create a matrix or table to record and track any
changes to the Final Draft recommended by the Planning
Commission perthe adoption hearings. MIG will prepare
public hearing notices, including required posting,
mailing, and fling; and staff reports for the Council
hearings. City will be responsible for all posting and filing
costs.
Task 6.10: Adoption Hearing(s) with City Council
The MIG Team will attend up to two City Council hearings
on the Draft General Plan and Final EIR. We will include
the Planning Commission's recommended revisions in
the PowerPoint prepared for the hearings in Task 6.8.
Additional time or hearings will be attended as additional
expense on a reimbursable basis with prior authorization
from the City.
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Task 6.11: Staff Debrief
After the Specific Plan is adopted, MIG will meet with
staff to review the conditions of approval and how best
to address (with text language, maps, etc.) the recom-
mended revisions in order to finalize the Final Plan and
produce it).
Task 6.12 Final Revisions to Specific Plan
The MIG Team will prepare a final Garvey Avenue Corridor
Specific Plan based on the outcome of the City Council
adoption hearing and post- hearing staff debrief. The
budget provides an allowance for this task. If additional
time is required, we will bill for additional services with
prior authorization from the City.
Task 6.13: Plan Production
MIG will publish the final Specific Plan as a digital inter-
active ePlan that can contain hot - linked cross - references,
comment fields, and searchable text and graphics. Users
would be able to sort the ePlan by topic, location, and
other appropriate factors. Initially, MIG would create
an administrative version of the ePlan for review by City
staff. MIG would then prepare a deliverable version of the
ePlan. In addition, MIG would train City staff to maintain
and update the ePlan to incorporate future accomplish-
ments, amendments, and updates. Two hard copies of the
plan will also be provided.
Task 6.14: Project Closeout Meeting with Staff
After production of the Specific Plan, MIG will meet
with staff via conference call to review the final plan
product, review the overall process in regard to meeting
Rosemead's needs, and determine all tasks have been
accomplished and all products delivered. The digital plan,
all GIS information, all maps, and other project materials
will be transferred to City staff.
Work Products
• Final Draft Specific Plan -30 hard copies and one digital
copy
• Twenty press releases and 50 meeting notices for the
Sub- Committee and Council /Commission work session
• Work session materials- 20 agendas and sign-in sheet -
facilitation with the Planning Commission and City Council
Public hearing materials: presentation and maps
City of Rosemead I Garvey Avenue Corridor Specific Plan and EIR 4.25
M G
Community Engagement Workshop
• Public hearing notices, including required posting, mailing,
fling, staff report
• Preparation of ordinance(s), and resolution(s).
• Attendance at up to 5 total public hearings with the
Planning Commission and /or City Council
• Final document preparation — one digital and two hard
copies of final report
TASK E: PROJECT MANAGEMENT
Task 7.1: Monthly Meetings
Monthly staff meetings (phone meetings, net meetings
and meetings in Rosemead when other meetings in the
City are scheduled) between City staff and the MIG
Project Manager will be conducted for the duration of
the Specific Area plan process to address miscellaneous
project coordination. One hundred fifty half hour
meetings will be held during the process. The Project
Manger will supply the agenda for the meetings as well as
summary notes of meetings conducted.
Task 7.2: Monthly Status Reports.
MIG will prepare monthly status reports to be submitted
for the purpose of keeping everyone up to date and
on the same page throughout the process and will be
submitted with monthly invoices.
4.26 City of Rosemead l Garvey Avenue Corridor Specific Plan and EIR
Task 7.3: Project Management
MIG will meet periodically with the subconsultants for
coordination and management purposes. This task
also covers day -to -day project management tasks,
including invoice review and preparation and contract
administration. Assuming a two -year program, the budget
includes an allowance for this task.
Task 7.4: Internal Team Coordination Meetings
These are internal team coordination that will occurs
throughout the project so that the team is made aware of
emerging conditions and understands what is needed and
when.
OPTIONAL TASKS
Optional Task A: Branding of Project
MIG has a division that specializes in the branding of
public campaigns. Working with your public information
staff, will use this expertise to develop a logo and
overall randing approach to the Specific Plan. We will
produ up to three messaging approaches/graphics for
your re iew, and will develop the final branding materials
from thlase alternatives based on your direction. Revisions
will be uided by the budget allocated forthis task.
Optional Task B: Mobile Workshop on Land Use
and Mobility
In order to broaden the outreach and meet people where
they are, we propose a Mobile Workshop. This workshop
will be stationed at a location in the study area for a
three -hour time period. During that time, the MIG Team
will conduct three activities (one hour each) to engage
the public. Activities in this workshop will focus on land
use and mobility concepts and introduce concepts for
complete streets, Re:Streets, urban design, and place -
making. For example, for Re:Streets ideas, sections of
roadways could be sectioned off to explore different uses
- such as flexible plazas, shared street concepts, and
temporary dining areas - in that space.
Participants will get to see how the concepts can reshape
areas within the community. Participants will also be
able to note on a large board what they would like to see
happen in the study area. MIG will provide a large paper
wall graphic, board for commenting on what people want
to see in the area, a paper display of web site information,
and re- street materials. MIG will prepare a summary of the
information received during the Mobile Workshop.
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Optional Task C: Financing Program/
Implementation Plan
This task by TNDG will provide a "tool box" of potential
implementation strategies and financing mechanisms
available to achieve the short and long -term goals of the
Specific Plan. The overall implementation plan will include
the following components:
• Identification and prioritization of key opportunity sites;
• Recommendations regarding allowable development
densities with the Plan area (and relevant sub - areas);
• Recommended timing of public improvements;
• Recommendations for streamlining of development
processing within the Plan Area;
• Identification of municipal incentives necessary to attract
desired development/land uses;
• Designation of lead agencies for implementation of
Specifc Plan actions;
• Recommended marketing approaches to attract desired
development and/or to expand consumer awareness of the
Plan area;
• Analysis of potential funding sources and financing mecha-
nisms (including grants, fees, assessments, developer
impact fees, etc.);
• Financial pro forma of sources and uses of funds for
recommended public improvements.
Recommendations regarding impact fees will be derived
from the technical analysis to be completed by Land
Design Consultants, Inc.
City of Rosemead I Garvey Avenue Corridor Specific Plan and FIR a.n
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