HomeMy WebLinkAboutGENERAL PLAN UPDATE CITY OF PALM DESERT GPA 16-261 - FILE 1 2016 (2)City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
TABLE OF CONTENTS
COVER LETTER
EXECUTIVE SUMMARY
PROjECT TEAM EXPERIENCE
PROjECT APPROACh
kEY PERSONNEL / O RGANIz ATION C h ART
COST PROPOSAL
WRITING SAMPLES
I
II
III
IV
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VI
Executive SummaryCity of Palm Desert - General Plan Update
Who Are We?
For 38 years, Project Design Consultants (PDC) has been harnessing
the energy, creativity, and experience of our skilled employees to plan,
design, and engineer innovative and sustainable projects that contribute
to the success of our clients, communities, and future generations. We
provide a multi-disciplinary approach to planning, engineering, and
surveying for public and private sector clients throughout southern
California and beyond. We have experience preparing a broad range of
policy and regulatory documents including General Plans, Community
Plans, Master Plans, Specific Plans, Design Guidelines, and Zoning
Ordinance updates. We have a reputation for producing quality work and
have been selected by several agencies to provide on-going professional
services including the County of San Diego, the Port of San Diego, San
Diego Gas and Electric (SDG&E), and the North County Transit District
(NCTD). These are long-standing clients that value and appreciate our performance. They know that
PDC will consistently deliver accurate, complete, and professional work products on time and on budget.
Our proven project management system and procedures create value for our clients by reducing risk,
increasing trust, and providing a high level of comfort and reliability. We intend to work closely with City
staff, maintaining open and honest lines of communication. Although our office is located in downtown
San Diego, we are highly accessible and will be available for regular conference calls, video chats, and
in-person meetings when needed. We will not charge for our travel time and mileage costs.
We are extremely excited about the opportunity to produce an update to the Palm Desert General Plan.
We have assembled an all-star team of consultants that we work with regularly to create exceptional
planning documents that contribute to community livability, public health, economic vitality, and
environmental sustainability. Our team of experts work hard to ensure that we develop implementable
plans that respond to the unique characteristics and circumstances in each community. We do not
subscribe to a "one size fits all" approach to planning and design. The following subconsultants are on
our team:
Chen ryan Associates • brings a fresh vision to transportation planning and traffic engineering.
They provide a fully multi-modal approach, building upon the multi-dimensional experiences of
their staff. They understand the quality-of-life and health benefits of integrated transportation/land
use planning, smart growth and active transportation. Their experience and capabilities in these
areas allow them to take on a wide range of transportation projects, bringing strong technical
expertise combined with practical experience in a variety of environments and applications.
Over the past 15 years, Chen Ryan Associates staff have consistently demonstrated their expertise
in conducting accurate analyses and evaluations, and in making the critical decisions required to
move projects forward with successful resolutions of key issues. They offer specialized expertise
in the areas of Circulation Element Planning, Transportation Impact Studies, Active Transportation,
Bicycle/Pedestrian Planning and Design, Multi-Modal Planning and Analysis, Transportation
Planning/Land Use & Smart Growth Planning, Traffic Operations and Simulation, Traffic Calming,
Parking Assessments and Demand Management, Safe Routes to School and Transit, Traffic
Engineering Design, and Transportation Systems Planning.
Chen Ryan staff have been involved in hundreds of CEQA level transportation studies including the
preparation of numerous Circulation Elements and Bicycle & Pedestrian Master Plans of all sizes,
from as large as the County of San Diego (population of 487,000) to as small as the City of Solana
Beach (population of 13,000).
reCoN• is a San Diego-based environmental consulting firm with 41 years preparing high-
quality environmental documents pursuant to the California Environmental Quality Act (CEQA)
Executive SummaryCity of Palm Desert - General Plan Update
and National Environmental Policy Act (NEPA). RECON’s in-depth knowledge of the regulations,
policies, and procedures of federal, state, and local resource agencies ensures the efficient
and accurate preparation of environmental documents. RECON’s highly skilled team includes
environmental planners, acoustical experts, air quality and greenhouse gas emissions analysts,
archaeologists, biologists, and geographic information system (GIS) specialists. RECON has
substantial experience preparing CEQA documentation for General Plan/Community Plan Updates
and Specific Plan projects, such as:
Solana Beach General Plan Update and Climate Action Plan Program EIR
Otay Mesa and Barrio Logan Community Plan Updates (City of San Diego)
Village Specific Plan Program EIR (City of Del Mar)
Downtown El Cajon Specific Plan EIR (City of El Cajon)
WhAt Will We Do For PAlm Desert?
The PDC Team knows and understands the importance of cost
effectiveness. We routinely work on projects with extremely tight
budgets and rarely request additional funds for scope of work
changes. There are many variables associated with comprehensive
General Plan updates and it is not uncommon for additional tasks to
arise. We do our best to effectively manage each project and resolve
issues in a reasonable and timely manner utilizing the budget that we
have been allocated. We have also included a contingency budget to
cover unexpected work items to provide assurance that we will not
"nickel and dime" the City. To the maximum extent possible, we will
utilize the work that has been completed to date, such as the results of the Envision Palm Desert →
Forward Together Strategic Plan process, rely on City staff knowledge, and preserve the best parts of
the existing General Plan to provide a high quality document within the City's budget.
We have reviewed the 2004 General Plan and agree that there are opportunities to consolidate and
streamline this document. Many of the environmental elements (e.g. Archaeological and Cultural
Resources, Biological Resources, Water Resources, etc.) contain information that would generally
be located within the existing conditions sections of a Programmatic Environmental Impact Report
(EIR). It would make sense to remove those elements from the General Plan and instead provide that
information, updated as necessary, within the EIR. This will help to resolve confusion regarding those
items that do not need to be updated regularly and eliminate extraneous information from the General
Plan.
Since the last update to the General Plan, trends have shifted
towards providing a better balance between multi-modal circulation
opportunities, reducing vehicle miles traveled to improve air
quality, encouraging active transportation (such as walking and
bicycling) in an effort to increase physical activity, and moving
away from vehicular level of service (LOS) as a means of analyzing
roadway performance. The City of Palm Desert has a tremendous
opportunity to incorporate goals, policies, and standards related to
these topics throughout the General Plan as well as the Highway
111 Specific Plan.
The PDC Team is well adept to recommend changes to the existing circulation system that will result
in the creation of "complete streets" and provide options for the implementation tools necessary to
transform the vision into a reality. Members of our team successfully worked together to update the
City of National City General Plan, which envisions transforming a number of commercial corridors into
a mixed-use environment served by complete streets that are designed for the comfort of pedestrians
and bicyclists. Our Team has also been working together on the City of Solana Beach General Plan
Update, which seeks to enhance opportunities for all modes of travel by making enhancements to
Executive SummaryCity of Palm Desert - General Plan Update
existing circulation facilities to better accommodate pedestrians, bicyclists, transit riders, and golf carts,
without excluding the automobile. The PDC Team is also working together on one of the implementation
measures for the Solana Beach Circulation Element - the Comprehensive Active Transportation Strategy
(CATS). This strategy is intended to increase connectivity and enhance the safety and comfort of bicyclists
and pedestrians.
Our Team has worked with the San Diego Association of Governments (SANDAG) to align local plans
with regional land use and transportation plans and policies. By ensuring consistency between local and
regional plans, we have opened up opportunities for local governments to acquire grants from SANDAG
to fund local implementation projects (the Solana Beach CATS is an example of one of the projects
funded by a grant from SANDAG). We will similarly collaborate with the Coachella Valley Association of
Governments (CVAG) to coordinate connections between existing non-motorized transportation routes
and the future CV Link Master Plan as well as additional opportunities to incorporate regional goals and
objectives in the General Plan and Highway 111 Specific Plan.
PDC has experience writing Health Elements. We prepared the first Health and Environmental Justice
Element for the City of National City and are incorporating public health goals and policies throughout the
Solana Beach General Plan Update. We are equipped to either prepare a separate Healthy Communities
Element or incorporate health objectives throughout all of the General Plan elements. Because there is
so much overlap between public health and the other elements of the General Plan, a more integrated
approach may be appropriate. If desired, healthy community goals and policies could be distinguished
with an icon that represents health (such as a heart or other image). However, if the City would prefer
a stand-alone Healthy Communities Element, there are benefits to that approach as well, such as the
recognition gained by adopting a health element.
We will deliver a Highway 111 Specific Plan that the City can be
proud of. We have developed a number of specific plans over the
years which are designed to improve livability and a sense of place.
We work to strengthen existing community character or create
a new unique identity for each study area. This is accomplished
through the incorporation of distinguishable community gathering
places, building connections to the history and culture of the area,
applying appropriate design guidelines, developing a compatible
landscape architecture theme, integrating public art, and providing
a comfortable setting that fosters safe pedestrian and bicycle
movement. If desired, we can include a form-based code within
the Specific Plan. A form-based code can emphasize site design and building form, the public realm,
streetscape design, and local architectural character. In addition, by emphasizing illustrations over text
alone, a form-based code can be easier to use and understand. We are confident that we will produce
a document that will lead to predictable built results, yet remain flexible and adaptable to changing
conditions.
The PDC Team will offer a fresh, unbiased perspective regarding the City of Palm Desert General Plan
Update and Highway 111 Specific Plan. We view our out-of-town status as a strength. The benefit of
hiring the PDC Team is our capability to approach this planning effort from a neutral position. We may
be able to offer alternative ideas and solutions that would not otherwise be considered. Some of the best
decisions are often made when an "outsider" is consulted.
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Section ii: project team experience
project DeSiGn conSULtantS
City of Solana Beach General Plan Update, Solana Beach, California
The PDC Team is in the process of preparing Phase I of Solana Beach’s
General Plan Update, which includes the Land Use Element, Circulation
Element, and Housing Element. Rather than preparing a separate Health
Element, the City has decided to address health topics throughout the General
Plan. The draft Land Use Element includes a description of the relationship
between public health and the built environment as well as a number of goals
and policies aimed at promoting sustainable development. The intent is to
encourage new development to be designed in a manner that promotes the
use of other forms of transportation besides the private automobile; provide
better infrastructure and recreational opportunities to promote physical activity;
implement green building practices; maximize water and energy efficiency and
waste reduction; improve water quality; and encourage the use of renewable
energy sources.
The main objective of the Circulation Element is
to establish a comprehensive multi-modal system
that facilitates more walking, biking, and transit
use. Making it easier and more attractive to walk
or bike to work and other common destinations,
or for recreational purposes, plays a key role in
encouraging physical activity and healthy living.
New multi-modal street typologies are being
introduced in the draft Circulation Element. Chen
Ryan is working on this element as a subconsultant
to PDC.
The Housing Element requires local governments
to adequately plan to meet their existing and
projected housing needs for all income levels. It is important that cities consider jobs/housing balance
concerns because trip distance is a determinant of whether people walk, ride a bike, drive, or take public
transit to work. The Housing Element was submitted to the Department of Housing and Community
Development (HCD) in October 2013 and found to be in compliance with state law after just one review. It
was adopted by the City Council on February 13, 2013, well in advance of the April 30th deadline.
RECON prepared a negative declaration for the Housing Element and is working on an Environmental
Impact Report for the Land Use and Circulation Element Updates. In addition, RECON is preparing a
Climate Action Plan.
references: David Ott, City Manager, City of Solana Beach dott@cosb.org / (858) 720-2431,
Wendé Protzman, Deputy City Manager / Community Development Director, City of Solana Beach wprotz-
man@cosb.org / (858) 720-2439. Address: 635 S. Highway 101, Solana Beach, CA 92075.
Start Date: May 2012;
project Status: Land Use and Circulation Elements in progress (anticipated to be adopted in August of
2014) / Housing Element approved in February 2013;
total Value of Services: PDC budget $180,023; total budget including subconsultants $493,990.
Key pDc personnel involved: Chris Morrow, AICP, Camille Passon, AICP, Keith Hackett
Subconsultants: RECON; Chen Ryan Associates
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P a c i f i c O c e a n
C o u n t y o f S a n D i e g o
C o u n t y o f S a n D i e g oLegend
Proposed Street Typologies
Multi-Modal Boulevard
Community Connector
Bicycle Boulevard
Bicycle Boulevard Outside of City
Residential Bicycle Boulevard
Pedestrian Corridor
Class I - Multi-Use Path
Class I - Multi-Use Path Outside of City
Golf Carts Permitted
Key Land Uses
Commercial
Office/Professional
Public/Institutional
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Train Station
Bus Stop
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Source: City of Solana Beach, SANDAG, SanGIS and
ChenRyan Associates.
The information on this map was derived from various
digital databases, sourced above. Care was taken in the
creation ofthis map but it is provided "as is". PDC cannotaccept any responsibilityfor any errors, omissions, or
positional accuracy, and therefore, there are no
warranties which accompany this product. Users are
cautioned to field verify information on this product
before making any decisions.
Figure C-8
CirculationElement Map
²0 1,500750 Feet Section II: Project Team Experience
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
National City Comprehensive General Plan and Land Use Code Update, National City, California
PDC prepared a Comprehensive General Plan Update and Land Use Code
Update for the City of National City and managed the subconsultants that pre-
pared the necessary technical studies, Environmental Impact Report (EIR), and
Climate Action Plan. PDC coordinated closely with SANDAG to ensure compat-
ibility of the General Plan Update with the Regional Transportation Plan and
Sustainable Communities Strategy and included goals and policies intended to
implement SB375 and other climate change initiatives.
PDC also conducted extensive public outreach and participation efforts through-
out the development of the General Plan Update. A total of 18 community
meetings were held at different locations across National City from March 2009
through February 2011. In addition, PDC utilized SurveyMonkey to post online
questionnaires to involve citizens and other stakeholders unable to attend the
public meetings. TurningPoint technology, which allows participants to provide
real-time responses to survey questions presented in PowerPoint presentations, was also introduced in
the public workshops to prioritize implementation measures. In an effort to involve children, assemblies
were held at three elementary schools and a mapping assignment was given to students to obtain a better
understanding of their perception of the city.
The General Plan is organized into five parts: 1) Introduction, 2) Vision and Guiding Principles, 3) General
Plan Elements, 4) Implementation, and 5) Indicators. Within each Element, there is a description of the
current conditions in the city, definitions of key concepts, and long-range goals and their associated
policies. The goals and accompanying policies lay the foundation for achieving the vision for the community.
Implementation measures identify the specific steps or actions to be taken by the City to implement the
goals and policies outlined in the General Plan Elements.
The indicators are measurements that the City can use to
track its progress towards achieving its general plan goals
and policies. They include a baseline measurement as well
as a desire target. Examples of indicators include parkland
per 1,000 population, RHNA allocation achievements,
crime rates, police and fire response times, and water
quality. Measuring how well a city is currently performing on
a specific issue and identifying changes that have occurred
in correlation to implemented policies and programs helps
to identify the effectiveness of certain actions and provides
the opportunity to modify those actions as necessary in
order to meet desired targets.
A major goal of the General Plan Update was to make the document user-friendly and easily understandable
by the general public. Sidebars are provided in the margins of the General Plan and serve two purposes:
(1) they provide cross references to other portions of the General Plan and related documents which
address similar or related issues and (2) they provide definitions for technical terms.
The Planning Commission unanimously recommended approval of the General Plan Update, Land Use
Code, Climate Action Plan, and EIR on May 16, 2011 and adoption of the plans and certification of the EIR
by the City Council occurred on June 7th, 2011.
References: Brad Raulston and Raymond Pe, City of National City Community Development Department
(619) 336-4250. Address: 1243 National City Blvd., National City, CA 91950.
Start Date: June 2009
Completion Date: June 2011
total Value of Services: $600,000
Key pDc personnel involved: Chris Morrow, AICP, Camille Passon, AICP, Keith Hackett, and Stephanie
Morgan-Whitmore before she left PDC to work for RECON
Subconsultants: DC&E; Monique Chen and Sherry Ryan when they worked at Fehr and Peers Section II: Project Team Experience
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Peoria Sports Complex, Peoria, Arizona
Project Design Consultants was selected by
the City of Peoria to prepare a redevelopment
plan and specific plan document for a 570-
acre area adjacent to the major league spring
training facilities and ballpark for the San
Diego Padres and Seattle Mariners. PDC
worked with the City, ball clubs, community,
stakeholders, and advisory committees to
identify placemaking characteristics and new
development and redevelopment opportunities
for a mixed-use, year-round, walkable
entertainment destination environment. The
study includes preparation of a proposed land use and building intensity plan; a parking study and plan
that includes shared opportunities and parking structure locations; pedestrian and bicycle circulation;
environmental restoration of an existing drainage channel with recreational and educational opportunities;
an improved vehicular circulation plan identifying alternative routes and road diets; identification of
thematic elements including landscaping, hardscaping, street furnishings, signage, and lighting; and
form-based development regulations.
PDC utilized our TurningPoint technology in public workshops, allowing the audience to participate
in presentations by submitting responses to interactive questions using a hand-held keypad device.
This software provides immediate results to survey queries which are integrated into PowerPoint
presentations and is useful in gaining input from people who are uncomfortable expressing their opinions
in a public workshop setting.
The study included implementation strategies, financing mechanisms and incentives, project imaging,
a traffic study, cost estimates and pro formas, a 3-D model, and animation. On July 6, 2010, the Peoria
City Council unanimously approved the Peoria Sports Complex Urban Design Plan.
Reference: Chris Jacques, Planning Manager, City of Peoria Community Development Department
Chris.Jacques@peoriaaz.gov / (623) 773-7000. Address: 9875 N. 85th Avenue, Peoria, AZ, 85345.
Start Date: October 2008
Completion Date: July 2010
Total Value of Services: $304,163
Key PDC Personnel involved: Chris Morrow, AICP, Camille Passon, AICP, Keith Hackett
Northeast Urban Center, Clovis, California
PDC worked on a plan for an approximately 8,500-acre
project in Fresno County just outside of the City of
Clovis. The plan, known as the Northeast Urban Center,
is designed as a sustainable community complete with
pedestrian and bicycle friendly neighborhoods with a
diverse blend of housing choices, mixed-use cores, and
natural, ecologically based infrastructure systems.
A few of the main features of the Northeast Urban
Center include a vast regional park, an extensive open
space system providing linkages to parks and open
space throughout the community, a main mixed-use
village center, an eco- industrial/business park, and a
large school complex with a wetland to treat wastewater.
PDC has created a series of graphics and stories to help provide a picture of what the Northeast
Urban Center may look like in the future and what it would be like to live there. In addition, PDC has Section II: Project Team Experience
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
broken down the individual concepts behind the land use plan and explained how these features can
be exported to other communities throughout the region. As a result, the City of Clovis now views
the Northeast Urban Center as a potential “poster child” for the Valley Blueprint Planning Process, a
coordinated effort to develop a regional plan for the future of transportation and land use in the San
Joaquin Valley.
Reference: Bill Walls, McMillin Homes - Central Valley, Central Valley Residential Builders, 111 S. Johnson
Street, Visalia, CA 93291
Start Date: May 2006
Completion Date: The project was put on hold by the Client in June of 2007
total Value of Services: $103,487, of which $61,925 has been billed
Key pDc personnel involved: Chris Morrow, AICP, Camille Passon, AICP, Keith Hackett
madeira planned area Development, Goodyear, aZ
PDC prepared a Planned Area Development (PAD) with
Form-Based Codes for 2,368-acres in southern Goodyear,
Arizona adjacent to the Sonoran Desert Wilderness Park
and the Estrella Mountains. Opportunities for public health
are abundant in the plan’s design, which focuses on
the pedestrian and access to recreational areas/parks.
Neighborhoods are located within four themed villages,
each of which features distinct neighborhood focal points
(i.e., mini-parks). The pedestrian oriented community of
7,000 homes links neighborhoods, parks, villages, schools,
and the commercial core with a series of trails located along
the channels as well as a linear park adjacent to the Loop
Road and Madeira Boulevard (a north-south street). PDC designed the New Urbanist village core to
incorporate a village square, main street, rear-accessed parking lots, wide sidewalks, and higher density
residential uses within a short walk to shopping and convenience services. A focus on safety, traffic
calming, and a pedestrian environment is enhanced by the use of roundabouts at key intersections.
Form-based codes establish the visual image of what is desired in Madeira by specifying the heights
and locations of buildings, as well as their relationship to the street and their neighbors. The emphasis
of the Development Code for Madeira is to establish guidelines that create a livable and vibrant physical
setting that is desirable for pedestrians, visually interesting, convenient, diverse and interactive.
Reference: Larry Tysiac, Senior Vice President of Planning and Engineering, Areád, Inc.
aread@areadinc.com / (480) 998-5440. Address: 6263 N. Scottsdale Road, Suite 265, Scottsdale, AZ
85250.
Start Date: May 2006
Completion Date: Project approved in December 2009
Total Value of Services: $595,000
Key pDc personnel involved: Chris Morrow, AICP, Camille Passon, AICP, Keith Hackett
Solana Beach comprehensive active transportation
Strategy, Solana Beach, california
PDC and RECON are currently
working as subconsultants to Chen
Ryan Associates on a Comprehensive Active Transportation Strategy (CATS)
for the City of Solana Beach. The CATS is being funded by a grant from
SANDAG. The purpose of the CATS is to improve both bicycle and pedestrian
networks by increasing connectivity and enhancing the safety and comfort of
bicyclists and pedestrians. Everyone travels, and the intent of the CATS is to
make it easier and more attractive to choose a healthier mode of travel. PDC
has developed content for the project website, including a logo for the project.
We are also helping to facilitate pubilc workshops and develop display boards Section II: Project Team Experience
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
and other materials. PDC will also be overseeing the development of goals and objectives that will build
on the current work being undertaken for the Circulation Element Update. PDC will also assist with
identifying performance indicators to be linked to each goal and objective. Visit http://sbcats.info/ for
additional information.
References: David Ott, City Manager, City of Solana Beach dott@cosb.org / (858) 720-2431, Dan
Goldberg, City Engineer, City of Solana Beach, dgoldberg@cosb.org, (858) 720-2474. Address: 635 S.
Highway 101, Solana Beach, CA 92075.
Start Date: August 2013
Project Status: Project is anticipated to be completed in September 2014
total Value of Services: $10,750
Key pDc personnel involved: Chris Morrow, AICP, Camille Passon, AICP, Keith Hackett
cHen rYan aSSociateS, inc.
Chen Ryan Associates, Inc. brings a fresh vision to transportation planning and traffic engineering in the San
Diego region. We provide a fully multi-modal approach, building upon the multi-dimensional experiences
of our staff. We understand the quality-of-life and health benefits of integrated transportation/land use
planning, smart growth, and active transportation. Our experience and capabilities in these areas allow
us to take on a wide range of transportation projects, bringing strong technical expertise combined with
practical experience in a variety of environments and applications.
Over the past 15 years, we have consistently demonstrated our expertise in conducting accurate analyses
and evaluations, and in making the critical decisions required to move projects forward with successful
resolutions of key issues. We offer specialized expertise in the areas of Circulation Element Planning,
Transportation Impact Studies, Active Transportation, Bicycle/Pedestrian Planning and Design, Multi-Modal
Planning and Analysis, Transportation Planning/Land Use & Smart Growth Planning, Traffic Operations and
Simulation, Traffic Calming, Parking Assessments and Demand Management, Safe Routes to School and
Transit, Traffic Engineering Design, and Transportation Systems Planning.
Chen Ryan staff have been involved in hundreds of CEQA level transportation studies including the
preparation of numerous Circulation Elements and Bicycle & Pedestrian Master Plans of all sizes, from
as large as the County of San Diego (population of 487,000) to as small as the City of Solana Beach
(population of 13,000).
Our staff members are also active in transportation and health research and publishing, as well as in service
to professional and local community organizations. Chen Ryan Associates is inspired to provide clients
with innovative, high-quality, and cost-effective services, and is dedicated to keeping projects on schedule
and within budget. Chen Ryan Associates was established in November 2011, and is a women-owned DBE
and SBE certified firm.
Southeastern San Diego and encanto community plan
Updates, San Diego, california
Chen Ryan Associates, Inc. is preparing the Mobility
Elements for the community plan updates for Southeastern
San Diego and Encanto. These community plan updates
required a fully multi-modal approach with strong emphasis
on non-motorized transportation. Chen Ryan Associates
completed pedestrian, bicycle, transit, auto Level of
Service analyses along the major urban streets within the
communities. We worked extensively with the City’s collision
database to document locational trends in pedestrian,
bicycle, and vehicular collisions. The community plan
updates also required detailed traffic engineering operational analysis along all Circulation Element roads
as well as over 70 key intersections. Sychro/SimTraffic, CompleteStreets LOS (CSLOS), and GIS software
were employed for this project.Section II: Project Team Experience
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Reference: Ms. Maureen Gardiner, Associate Traffic
Engineer, City of San Diego (619) 236-7065. Address: 202
C Street, San Diego, CA 92101.
Start Date: 2012
Completion Date: Ongoing
total Value of Services: $169,000
Key personnel involved: Monique Chen, Project Manager,
Sherry Ryan, Senior Project Planner, Phuong Nguyen,
Project Engineer
Solana Beach General plan Update and eir, Solana
Beach, california
Chen Ryan Associates, Inc. is currently serving as the
transportation planning consultant for updating the City’s
Circulation Element. We have been working with city
staff, elected officials, and community members over the
past months to develop an innovative, multi-modal future
circulation network that serves the needs of all travelers
including cyclists, pedestrians, transit riders and disabled.
As part of this effort, Chen Ryan Associates developed a new
roadway typology to express the City’s balanced approach
to roadway design, including Multi-Modal Boulevards,
Community Connectors, Bicycle Boulevards, Pedestrian
Corridors, and Class I Multi-Use Paths. Sychro/SimTraffic, CompleteStreets LOS (CSLOS), and GIS
software were employed for this project.
Reference: Mohammad Sammak, Public Works Director, City of Solana Beach (858) 720-2473.
Address: 635 S. Highway 101, Solana Beach, CA 92075.
Start Date: 2012
Completion Date: Ongoing
total Value of Services: $79,090
Key personnel involved: Sherry Ryan, Project Manager, Monique Chen, Senior Project Engineer,
Stephen Cook, Senior Project Engineer
national city General plan Update and
eir, national city, california
While working at Fehr and Peers, Monique
Chen served as the project manager for the
Transportation Element of the General Plan
Update (GPU) for the City of National City.
This update laid the groundwork for land
use and transportation improvements in
anticipation of the City’s 125th Anniversary
in 2012. Our emphasis in this effort
was on developing a transportation policy
element to comprehensively highlight the
City’s approach to smart growth and neighborhood safety/circulation; preparing a traffic study based
on future year forecasts that promote alternative modes of transportation; and providing input and
direction to the City’s Climate Action Plan. Along with the Transportation Element, we also prepared
the traffic and circulation impact study for use in the General Plan’s Environmental Impact Report Section II: Project Team Experience
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
(EIR). This General Plan Update was adopted by the City Council on June 7, 2011.
Reference: Stephen Manganiello, City Engineer, City of National City, (619) 336-4382. Address: 1243
National City Blvd., National City, CA 91950.
Start Date: 2009
Completion Date: 2011
total Value of Services: $150,000
Key personnel involved: Monique Chen, Project Manager, Sherry Ryan, Senior Project Planner
San Diego county General plan Update
and eir, San Diego county, california
Staff at Chen Ryan Associates provided
ongoing assistance to the County of San
Diego in updating the County’s General Plan
Mobility Element while employed at Fehr and
Peers. The effort was part of a multi-year
program to update the entire General Plan
for the unincorporated portions of the County,
which included significant urbanized areas, as
well as rural backcountry communities. The
development of a roadway system sensitive
to the varying desires of these communities
has been a primary objective and has dictated a variety of modified roadway types, ensuring a
context relevant circulation plan. Chen Ryan staff worked closely with County staff on preparation of
plan goals and policies, roadway design standards, travel demand forecasting, and the identification/
resolution of future year roadway deficiencies. Ongoing coordination has also occurred with SANDAG
in calibrating the regional travel demand model for County land uses and roadway network conditions.
Chen Ryan staff also worked as the subconsultant to Atkins/PBS&J for the Mobility Element of the
General Plan Update Environmental Impact Report. The GPU was adopted in August 2011 by the
County.
Reference: Bob Citrano, County of San Diego, Department of Planning and Land Use, (858) 694-
3229. Address: 5510 Overland Avenue, San Diego, CA 92123.
Start Date: 2008
Completion Date: 2011
total Value of Services: Information unavailable
Key personnel involved: Monique Chen, Project Manager, Stephen Cook, Project Engineer, Phuong
Nguyen, Project Engineer
San Diego regional Bike plan, San Diego, california
While employed at Alta Planning + Design, staff at Chen
Ryan Associates served as the project manager for the first
regional bicycle plan in San Diego under contract to the San
Diego Association of Governments. The primary objective of
this plan was to identify a unified bicycle system across the
18-jurisdiction San Diego region that would provide for bicycle
access through a network of major corridors serving the entire
county, as well as the needs of cyclists of all experience lev-
els. Sherry and the project team conducted extensive public
outreach, including holding public workshops and developing
a project website with an online survey, to ensure the plan
reflected community needs and desires. Some of the key
accomplishments of this project effort include successfully
introducing innovative facilities, such as bicycle boulevards
and cycle tracks, and ushering these facility types through Section II: Project Team Experience
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
the planning process until plan adoption. Sherry was also instrumental in developing an innovative
demand estimation technique based upon the intensity of Smart Growth Opportunity Areas and the
distance between these planned activity nodes. The San Diego Regional Bicycle Plan included goals
and objectives, a regional bicycle network with alternative financing scenarios, recommended pro-
grams and capital projects, and estimated costs for plan implementation.
Reference: Chris Kluth, Senior Active Transportation Planner, San Diego Association of Governments,
(619) 699-1952. Address: 401 B Street, Suite 800, San Diego, CA 92101
Start Date: 2009
Completion Date: 2010
total Value of Services: $150,000
Key personnel involved: Sherry Ryan, Project Manager
city of carlsbad pedestrian master plan,
carlsbad, california
Sherry Ryan served as project manager for the
preparation of the City of Carlsbad’s first citywide
pedestrian master plan while employed with Alta
Planning + Design. The planning process addressed
several significant challenges in the community
including pedestrian barriers caused by the highly
traveled Amtrak/commuter rail and Interstate 5, both
of which bisect the downtown north to south and
limit access to the beach, as well as three significant
coastal lagoons which bisect the city from east to west. The project team employed a GIS-based
suitability model to identify areas of high pedestrian demands and high impediments. The final plan
included a five-year and twenty-year capital improvement program which identified relevant funding
sources and will facilitate on-going improvements to the City’s pedestrian environment.
Reference: Marshall Plantz, Senior Engineer, City of Carlsbad, (760) 602-4604. Address: 1635
Faraday Ave., Carlsbad, CA 92008.
Start Date: 2008
Completion Date: 2009
total Value of Services: $125,000
Key personnel involved: Sherry Ryan, Project Manager
recon
RECON is a San Diego-based environmental consulting firm with 41 years of experience. Our staff
has extensive experience and has received multiple awards in the preparation of multi-disciplinary
environmental compliance documents pursuant to the California Environmental Quality Act (CEQA)
and National Environmental Policy Act (NEPA). RECON’s in-depth knowledge of the regulations,
policies, and procedures of federal, state, and local resource agencies, as well as the laws governing
environmental documentation, ensures the efficient and accurate preparation of environmental
documents.
otay mesa community plan Update program eir, San Diego california
RECON recently completed the Program EIR for the comprehensive update of the 1981 Otay Mesa
Community Plan covering more than 9,000 acres in the southernmost portion of the city of San Diego.
The Update includes modifications to all of the elements of the plan reflecting substantial land use
changes, both locally and regionally, that have occurred over the past 25 years. A key feature of
the plan update is the implementation of the “village” concept, which involves the creation of mixed-
use centers with an orientation to alternative modes of transportation. RECON prepared technical
studies including an air quality and health risk assessment, noise analysis, greenhouse gas report, and
biological and cultural resources reports.Section II: Project Team Experience
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Reference: Theresa Millette, Associate Planner, City of San Diego, (619) 235-5206. Address: 202 C
Street, San Diego, CA 92101.
Start Date: December 2008
Completion Date: December 2012
total Value of Services: $367,585
Key personnel involved: Stephanie Morgan-Whitmore, Project Manager, Bobbi Herdes, Project
Director
crystal View terrace/Green orchard place/overlook parkway eir, riverside, california
The Crystal View Terrace/Green Orchard Place/Overlook Parkway Project involves roadways in the
eastern portion of the City of Riverside. Although the connection of Overlook Parkway is on the Circulation
and Community Mobility Element in the General Plan 2025, there are two sections of Overlook that are
not connected. RECON is preparing the Final EIR to analyze four circulation scenarios related to the
connection of Overlook Parkway, a Circulation Element roadway, and a new connection to State Route
91. The EIR analyzes the construction of new roadways and a bridge crossing covering issues such as
land use and neighborhood character, agriculture, traffic circulation patterns and public safety, air quality,
greenhouse gas emissions, noise, biological resources, and historical/cultural resources.
Reference: Steve Hayes, City of Riverside, (951) 826-5775. Address: 3900 Main St., Riverside, CA
92501.
Start Date: January 2011
Completion Date: Ongoing
total Value of Services: $526,536
Key personnel involved: Stephanie Whitmore - Senior CEQA Analyst/ Contributing Author
Village Specific plan program eir, Del mar, california
RECON prepared the city-initiated Village Specific Plan EIR for the City of Del Mar. The specific plan
allowed for redevelopment, including mixed-use, and the addition of multi-modal facilities in the Camino del
Mar roadway corridor through the heart of Del Mar’s downtown commercial district. This specific plan was
a high-profile project that aimed to provide future economic development opportunities in new downtown in
the village core, with new densities, design techniques, and roadway configurations to support pedestrian
and bicycle traffic alongside cars and buses.
In addition to the EIR, RECON prepared comprehensive technical studies for air quality and greenhouse
gas emissions. The EIR was intended to streamline environmental review for future projects that would
be consistent with the Plan, thereby incentivizing development through a reduction of time and cost to the
developer. RECON worked closely with City staff to meet a very aggressive timeframe in order to meet an
election deadline.
Reference: Kathleen Garcia, Director of Planning and Community Development, City of Del Mar, (858)
755-9313. Address: 1050 Camino Del Mar, Del Mar, CA 92014.
Start Date: October 2011
Completion Date: August 2012
total Value of Services: $293,865
Key personnel involved: Stephanie Whitmore - Senior CEQA Analyst/ Contributing Author, Bobbi Herdes,
Project Director
Downtown el cajon Specific plan eir, el cajon, california
RECON prepared the Program EIR for the Downtown El Cajon Specific Plan covering approximately 527
acres within the City's redevelopment project area. The overall goal of the Specific Plan was to guide future
public and private improvements over the next 30 years. The City's vision for the area was a revitalized
pedestrian-oriented, sustainable, mixed-use community with the creation of five unique pedestrian-
oriented, mixed-use districts. RECON also conducted comprehensive noise, air quality and greenhouse
gas analyses for the proposed downtown planning area. The EIR was prepared at a programmatic level to
enable future projects to tier off this document to streamline future environmental review.Section II: Project Team Experience
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Reference: Manjeet Ranu, Planning Manager, City of El Cajon, (619) 441-1771. Address: 200 Civic
Center Way, El Cajon, CA 92020.
Start Date: July 2008
Completion Date: June 2012
total Value of Services: $520,411
Key personnel involved: Bobbi Herdes, Project Manager
SUmmarY DeScription oF LitiGation anD oUtcomeS
PDC is currently named as one of multiple defendants in a professional liability lawsuit. The plaintiff
alleges construction defects related to underground sewer. PDC provided civil engineering services for
the project. The underground sewer is adjacent to the project and was designed and installed by oth-
ers. This lawsuit is covered by the firm's professional liability insurance and is not expected to impact
the firm's ability to provide services to its clients.
There has been no conviction or indictment of the firm or any officer of PDC within the last seven years
involving alleged fraud, bribery, collusion, conspiracy, or violation of state or federal antitrust law. Additionally,
there has been no adjudication or determination by any federal, state or local agency that PDC or any
officer of the firm has violated any provision of law relating to equal opportunity or fair employment.
Within the last seven years, two EIRs prepared by RECON have been upheld despite legal challenge.
The controversial Balboa Park Plaza de Panama project (City of San Diego) and EIR prepared by
RECON were legally challenged on several grounds. The court found the CEQA document RECON
prepared to be adequate. Also, the County of San Diego Tiered Winery Ordinance EIR was upheld after
legal challenge.
cUrrent SiZe oF prime conSULtant Firm anD SiZe Variation
PDC currently employes 55 professionals. We are growing and adding staff judiciously. During the past
seven years, the firm has fluctuated in size. We had 183 employees in 2007. The key personnel assigned
to this project have been with the firm continuously since before 2007, except for Jon Becker, who was
hired in 2008 and Lisa Sims, who was hired in 2012. Our planning staff members are highly valued and
qualified as evidenced by their ability to withstand the economic downturn.
no contractS HaVe Been terminateD
PDC has not had any contracts terminated, partially or completely by clients for convenience or default
within the past seven years.Section II: Project Team Experience
Section iii: PRoJect APPRoAcH
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Project Design Consultants (PDC) will work as extension of City staff to effectively manage the General
Plan Update process and prepare a Highway 111 Corridor Specific Plan. PDC is highly capable of providing
guidance and support to City staff, leading public outreach efforts, and reviewing and updating goals,
policies, and implementation measures. We develop well-written, concise, easily understandable, and
implementable policy documents that reflect the unique characteristics of each community. We also identify
indicators that the City can use to help monitor its progress towards reaching its goals. We regularly work
with the team of consultants that we have organized for this project (RECON and Chen Ryan). Together,
we consistently create high quality work products within the confines of a competitive budget. The following
work program identifies PDC’s draft approach for completing the General Plan Update and Specific Plan
process. This approach may be modified as necessary based on input from the City.
i. Project Start Up and Data collection
A. Review existing General Plan. The PDC Team will review the existing General Plan and
prepare a memo of suggested revisions based on recent changes to State law, the new
State Office of Planning and Research General Plan Guidelines, other recent documents
prepared by the City (such as the 2014 Strategic Plan: Envision Palm Desert →Forward
Together, 2013 Housing Element, 2010 Environmental Sustainability Plan, 2013 Economic
Development Strategic Plan, 2013-2014 Marketing Plan, etc.) and our professional
experience.
B. Project Study Area. Prior to the kick-off meeting, Chen Ryan Associates will submit to
the City a list of intersections, roadway segments and multi-modal corridors defining the
study area where detailed transportation assessments will be carried out for this project.
The list will include all current Circulation Element roadways within the City of Palm Desert
and all major intersections. For the purpose of the environmental document, the list
will also include intersections, roadway segments, and freeway facilities in the adjacent
jurisdictions that may be impacted by the proposed plan. Chen Ryan Associates will
review this list with the City at the kick-off meeting and make any revisions as necessary
based on input from City staff.
C. Memorandum of Data needs. The PDC Team will prepare a memorandum of data
needs, including digital GIS data files, the 2004 General Plan editable word files,
available technical studies, and any information that will assist with the evaluation of
the effectiveness of the City’s programs from the 2004 General Plan. In addition, Chen
Ryan Associates will coordinate with City staff on a data collection plan, identifying any
previously collected traffic data or studies that may be applicable to the project. This may
include, but is not limited to:
Count Data (peak hour, ADT, and classification)
Approved Environmental Impact Reports (EIR) or Traffic Impact Studies (TIS) for
pending and approved projects
Pending transportation mitigation measures
Funded Capital Improvement Program (CIP) projects
This memorandum will be provided to City staff in advance of the kick-off meeting.
D. Kick off Meeting with city Staff. The PDC Team will meet with City staff / the Technical
Working Group to gather existing information, discuss the City’s desired revisions to the
General Plan and our recommendations, the transportation assessments to be carried out,
and the project schedule. We will also discuss the City’s goals and objectives and potential
study area limits as they relate to the Highway 111 Corridor Specific Plan.
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
E. Study Area tour with city Staff. The PDC Team recommends that we accompany City
Staff / the Technical Working Group on a tour of the City, focusing on identifying areas
of change. To maximize efficiency, the PDC Team will take photographs during the study
area tour that may be incorporated into the General Plan and Highway 111 Specific Plan
and identify features to be included on the opportunities and constraints map (discussed
below).
Deliverables:
Memorandum of recommended revisions to the 2004 General Plan
List of intersections, roadway segments, and multi-modal corridors where detailed
transportation assessments will be carried out
Memorandum of data needs
Refined work program
Detailed project schedule
Digital photographs of the city
ii. existing conditions Analysis
A. existing conditions Mapping.
To assist with the General Plan
Update and Specific Plan process,
a series of existing conditions
maps will be generated.
Existing Uses Inventory. 1. An
existing uses map will be
prepared to identify current
development in the area,
vacant parcels, parking lots,
recreational areas, etc. Much
of this information is likely
already available from the City, Riverside County, and/or CVAG, but some field
checking of existing land uses may be needed to ensure that the map is accurate and
current.
Opportunities and Constraints Map.2. An opportunities and constraints map will be
developed for the Highway 111 Specific Plan study area to illustrate features such as
significant view corridors, historic and cultural features, vacant and underutilized land,
roadways, public space/parks, building footprints, street trees, and barriers to non-
motorized modes of travel.
Areas of Change/Stability. 3. A citywide map illustrating potential areas of change and
areas of stability will be developed to assist with identifying areas that will remain the
same and areas that will be affected by the General Plan Update and/or Highway 111
Specific Plan.
B. evaluation of the effectiveness of the city’s Programs. The PDC Team will review the
results of the City’s programs from the 2004 General Plan and make recommendations
regarding whether to continue those programs, amend them, or develop new programs to
implement the City’s goals.
C. existing conditions traffic Analysis.
Research.1. Based on the information and data received from the City at the project
kick-off meeting as well as other research and data collection efforts, Chen Ryan
Associates will assemble and review information obtained from previous studies to
ensure we best utilize existing resources.
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This map identifies whether a property is currentlydevelopedorvacantandgivesageneralsenseofwhat
theexistinguseisonthatproperty.Existingusesreflect
current parcel conditions based on SANDAG’s draftSeries13landuseinventory.
Theinformationon this mapwasderivedfrom various
digitaldatabases,sourcedabove.Carewastakenin the
creationofthismapbutitisprovided"asis".PDCcannotacceptanyresponsibilityforanyerrors,omissions,or
positional accuracy,and therefore,there are no
warranties which accompany this product.Users arecautionedtofieldverifyinformationonthisproduct
beforemakinganydecisions.
Figure LU-1
existing Uses
0 1,000500 Feet
Legend
existing Uses
ReSiDentiAL
Spaced Rural Residential
Single-Family Residential
Multi-FamilyResidential
coMMeRciAL AnDoFFice
Commercial
Office
inDUStRiAL
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PUBLicFAciLitieS AnDUtiLitieS
Education
PARKSAnDRecReAtion
Recreation
Open SpaceParks
UnDeVeLoPeD
Undeveloped
Rights-of-Way
Pocket Park
Transportation/Parking,Communications,Utilities
Public Facilities/Institution
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Data Collection.2. Chen Ryan Associates will execute the Data Collection Plan identified
in Task I.C. Data to be collected may include:
Existing functional classification of City streets
Inventory of existing signalized intersections
Collision statistics in City over past five years
Pertinent traffic and travel information available from the City, SCAG, and
Caltrans
Existing transit services and facilities
Existing bicycle facilities
Existing pedestrian or trail facilities (including sidewalks)
3. Existing Mobility Analyses. Chen Ryan Associates will conduct assessments of the
existing transportation network safety and operations throughout the City. These
analyses will include:
Daily Roadway Traffic Operations – Daily roadway Level of Service (LOS) analyses
will be based on the existing City roadway standards and their associated volume
to capacity (V/C) ratio. This analysis will be performed for all Mobility Element
roadways within the City of Palm Desert (up to 75 segments).
Peak Hour Intersection Operations - Intersection delay and LOS analyses, for both
AM and PM peak hour conditions, will be conducted utilizing the methods outlined
in the 2010 Highway Capacity Manual at up to 20 intersections. Additional
Mid-day peak hour analyses could be conducted at up to 10 intersections,
to be identified by the City. These analyses will be conducted based on the
methodologies outlined in the 2010 Highway Capacity Manual, and using Vistro
traffic analysis software.
Multi-Modal Corridor Assessment – Full multi-modal LOS (MMLOS) segment
analyses (pedestrian, bicycle, transit and auto) will be conducted on up to
three urban corridors within the City. MMLOS calculations will be based on the
methods outlined in the 2010 Highway Capacity Manual. MMLOS Analyses will be
conducted using the CompleteStreetsLOS (CSLOS) software.
Transit Facilities and Ridership Analysis – Existing transit ridership data will be
compared to transit stop or station amenities (benches, wastebaskets, maps,
shelters etc.) to ensure that adequate amenities are provided to serve the number
of transit patrons that utilize each stop/station.
Transit-Auto Connectivity Comparison – To better understand the dynamics of
mode choice, especially the decision to take transit or drive a car, a comparison
will be made between travel costs and time for drivers and for transit riders
traveling between the Palm Desert transit station and five (5) key attractions within
the region (ie. Qualcomm Stadium, Petco Park, Downtown, Lindbergh Field). This
type of analysis underscores the context for mode choices made on a daily basis
by Palm Desert residents.
Commute Mode Analysis – Chen Ryan Associates will use census data provided
by the American Community Survey to report the percent of commuters using
each mode type (pedestrian, bicycle, transit and auto) for the work trip.
Collision Analysis – Collision data, for each mode type, over the last five (5) years
will be documented graphically. This analysis will be used to reveal areas which
may need additional focus on pedestrian or bicycle safety treatments.
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Identification of Current
Mobility Issues/Needs –
Based on all of the analysis
metrics outlined above,
historic and recent public
input, and information
gathered in the proposed
walk audits, Chen Ryan
Associates will develop
a list and graphic display
that identifies the current
issues/needs, by mode type,
throughout the City, similar
to the graphic to the right.
Deliverables:
Existing uses inventory map
Opportunities and constraints map for the Highway 111 Corridor
Citywide areas of change/stability map
Evaluation of the effectiveness of the City’s existing General Plan programs
Summary report of relevant transportation research
Draft and final figures and tables summarizing existing conditions circulation data
Count data sheets for all newly collected traffic count data
Count vehicle classification sheets for all ADT locations for major arterials
Count data in electronic format compatible with the City’s traffic databases average
daily traffic (ADT) counts in Microsoft Excel format in 15-minute increments, and turning
movement in Petra format using Jamar Technology counter boards or comparable format
Draft and final transportation analysis results and interpretation
Electronic files of any final circulation analyses conducted with software programs
Existing conditions mobility assessment report
Maps illustrating transportation infrastructure deficiencies and levels of service
community engagement Strategyiii.
PDC will work with City staff to develop a community outreach and public participation strategy.
There are a number of ways that we can engage the public in this process. Below is a suggested
strategy, which may be modified based on staff input. This strategy recognizes that a comprehensive
visioning process was already undertaken as part of the strategic planning effort and that broad
community participation will really only be solicited for the development and update of specific
plans for the Land Use Element. We recommend that the residents, business owners, and other
stakeholders that participated in the strategic plan process continue to be notified and included in
the General Plan Update and Highway 111 Corridor Specific Plan process.
A. Public Workshop #1 – introduction to the General Plan Update and Highway 111
Specific Plan Design charrette. In conjunction with City staff, PDC may hold a public
workshop to summarize the General Plan vision and goals that came out of the strategic
planning process, discuss State required revisions to the General Plan (e.g. multi-
modal circulation considerations, greenhouse gas reduction strategies, etc.), review the
existing conditions maps/analyses, and elicit ideas for the Highway 111 Corridor Specific
Plan, taking into consideration the desire to transform the area into a mixed-use district
that promotes pedestrian and bicycle activity. Workshop participants may be given an
assignment (such as a role playing exercise) and a challenge that must be solved. They
can then record their ideas on top of an aerial photograph of the study area. This can be
done with building blocks, pens/markers, stickers or other multimedia.
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
B. internet Questionnaire. PDC can create a
professional online questionnaire which can
be accessed from the City’s website. The
benefit of such a questionnaire is the ability
to collect input from residents who may not
have the desire, time, or ability to physically
attend a meeting. Internet questionnaires are
relatively inexpensive, easy to administer, and
typically generate a greater response than
public outreach meetings, which may not be
well attended by a broad representation of the
community.
C. community Blackboard. If desired, it may
be appropriate to establish a community
blackboard somewhere within the Highway 111
Corridor study area where people can respond
to questions intended to generate ideas for the
Specific Plan. This can also be a location where
public workshop notifications are posted.
D. Project Webpage. Another relatively
inexpensive way of gathering public input and
keeping the community informed throughout the
planning process is through a project webpage.
PDC can design a layout for the project webpage
and assist staff with the creation of content.
Work products can be posted on the webpage
as well as the results of public workshops,
status updates, and the project schedule. The
webpage should also provide an opportunity
for the community to submit comments and
potentially upload photographs that may be
published in the Specific Plan and/or General
Plan.
E. Planning commission / city council Update
Meeting. In our experience, it helps to keep the
decision-makers informed during the General
Plan Update process and get their input on
specific land use or policy changes. PDC
recommends holding a public joint Planning
Commission/City Council update meeting
to summarize public input, review land use
plan alternatives, and get direction on policy
questions that may arise. For example, other
communities have struggled with revisions
to their LOS policy standards and conflicts
between the desire to maintain a LOS of C or
D with the desire to promote a more pedestrian
and bicycle-friendly area with lower vehicular
speeds. The PDC Team is well prepared to
address this issue, but it is critical to get the
decision-makers involved early on.
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
F. Public Workshop #2 – open House. In the second public workshop, PDC may summarize
the public input received and how it has been incorporated into the General Plan and/or
Highway 111 Corridor Specific Plan. Draft large scale exhibits will be available for review
as well as the draft General Plan and Specific Plan documents. Tables dedicated to
various General Plan and/or Specific Plan topics may be set up with information regarding
the main goals, policies, and programs for each subject area. Comment cards can also be
made available at each table for the public to provide additional input.
G. Public Workshop #3 – environmental Public Review. In the third public workshop,
the draft documents released during the CEQA public review period will be available for
review (including the DEIR, General Plan, and Highway 111 Corridor Specific Plan) as
well as large scale exhibits that help to illustrate the Plan. The PDC Team will discuss any
revisions that were made since the last open house, provide an overview of the CEQA
public review process/project schedule, provide comment cards, and inform the public of
additional ways to submit their comments.
H. Public Hearings. The PDC Team will present the General Plan and Specific Plan to the
Planning Commission and City Council in public hearings as required for Plan adoption.
Deliverables:
Workshop/meeting agendas
Summaries of public comments/findings from workshops
Internet questionnaire and results
Community blackboard ideas
Project webpage layout and content
PowerPoint presentations for public workshops and Planning Commission/City Council
meetings/hearings
Large scale exhibits for display at workshops
iV. Land Use and Mobility Plan Alternatives and Preferred Plan Selection
A. Land Use Plan Alternatives Development. In conjunction with City staff, the PDC Team
will develop up to three land use plan alternatives. While developing these alternatives, we
will focus on meeting the goals of the General Plan and Specific Plan, while also reducing
impacts for CEQA purposes.
B. Mobility network Alternatives Development. Based on the existing conditions analy-
sis, complete street goals and policies, and City staff and community input, Chen Ryan
Associates will develop up to three mobility network alternatives.
C. consultation with city staff and Affected Agencies/Districts. In coordination with the
Community Development Department, the PDC Team will meet with City staff from various
departments (public safety, public works, economic development, energy management,
etc.) and affected agencies/districts (utility providers, school districts, Caltrans, CVAG,
etc.) to discuss the plan alternatives and any significant policy changes, and identify poten-
tial issues, concerns, and solutions.
D. traffic Modeling. The Project Team will work with the County of Riverside to prepare a
traffic model based upon RIVTAM to plan for meeting the needs of all users of streets,
roads, and highways.
E. Roadway System Alternative Analysis. Chen Ryan Associates will provide LOS analysis
for all Mobility Element roadway segments and study area freeway segments for each of
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
the three mobility network alternatives. This analysis will be based on the LOS calculations
and outputs from the RIVTAM Transportation Model. Chen Ryan Associates will prepare a
graphic noting any projected vehicular traffic deficiencies within the project study area for
City staff review.
F. Preferred Land Use Plan Selection.
Based on input from City staff,
decision-makers, and the community,
the preferred land use alternative will
be identified and carried forward within
the Land Use Element and Highway
111 Corridor Specific Plan. A theoretical
and realistic build-out of the preferred
plan will also be developed to assist
with the environmental analysis.
F. Preferred Mobility Plan Future
conditions. Based on input from City
staff and community members, review of the City’s mobility goals and policies, and the
transportation forecast outputs, the preferred network alternative will be identified and
carried forward as the City’s Mobility Element. To verify that the preferred plan alternative
fits within the City’s vision, the following analyses will be conducted:
Daily Roadway LOS Traffic Operations.1. This analysis will be performed for all
Mobility Element roadways within the City of Palm Desert (up to 75 segments) and
will be based on an analysis of the segments volume to capacity (V/C) ratio;
Peak Hour Intersection Operations.2. Intersection delay and LOS analyses, for both
AM and PM peak hour conditions at up to 20 intersections. Additional mid-day
peak hour analyses could be conducted at up to 10 intersections to be identified
by the City; and
Multi-Modal Corridor Assessment.3. Full multi-modal LOS (MMLOS) segment
analyses (pedestrian, bicycle, transit and auto) will be conducted on up to three
corridors within the City.
Deliverables:
Notes from meetings with City staff and affected agencies/districts
Technical memo of model calibration process
Plots of final model results
Future Freeway and Roadway analysis and LOS Mapping
Draft and final analysis results and interpretation
Electronic files of any final analyses conducted with software programs
Assessment report on future conditions
Maps illustrating transportation infrastructure deficiencies and levels of service
Maps illustrating pedestrian and bicycle activities
Land use and mobility plan alternatives and preferred plans
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
V. General Plan Update
A. table of contents and Design template. Prior to undertaking the General Plan Update,
the PDC Team will work with staff to identify the elements to be included in the General
Plan, elements to be combined, and elements to be eliminated. We understand that the
City may be interested in adding a Healthy Communities Element. PDC developed the first
Health and Environmental Justice Element for the City of National City and also integrated
public health considerations throughout the Solana Beach General Plan. We are highly
capable of developing a Healthy Communities Element for the City of Palm Desert. As
appropriate, other City documents will be integrated into the General Plan, such as the
Environmental Sustainability Plan and the Economic Development Strategy. Internal con-
sistency in content and appearance will be provided and redundancy between elements
will be eliminated to the extent possible. We will develop a table of contents/outline for the
General Plan and also develop a template to identify the format/design layout of the docu-
ment for staff review and comment. Once the outline and design have been accepted, the
PDC Team will draft the plan.
B. Goal and Policy Development. The PDC Team will revise, update, and refresh General
Plan goals and policies. Our team members have extensive experience writing policy lan-
guage for local governments. We will carefully craft the policy language to address identi-
fied deficiencies, and to establish a path toward achieving the vision of Palm Desert as a
healthy, thriving, safe and sustainable resort community with a wide array of recreational,
educational, shopping, housing, entertainment, arts and cultural, and employment activi-
ties served by a well-balanced mobility network. In particular, Chen Ryan Associates is
well-positioned to research and propose detailed policy language that is critical to achiev-
ing complete streets, such as updated vehicular trip generation rates, new standards for
Level of Service thresholds in urban/mixed use environments, traffic calming, transporta-
tion demand management, and parking management strategies.
C. implementation and Action Strategies. One of the most important aspects of developing a
plan is ensuring that it is implementable. Our experience working with a variety of developers,
public agencies, and economic consultants has provided us with the necessary perspective
to discern what is and is not feasible. When preparing comprehensive plans, we balance
the long-term ideas with attainable short-term results. For example, the recommended
Mobility Network will be segmented and prioritized using such available measures as
driving, cycling and walking demand, barriers, safety issues, construction feasibility and
costs. Criteria for prioritizing will be
developed in conjunction with City
staff and the stakeholder group. The
GIS-based prioritization method will
be used to rank the entire network
and then partition the network into
tier 1 and tier 2 segments. Tier 1
segments will become the focus
of the Near-Term Action Strategy,
while tier 2 segments will be folded
into the Long-Term Implementation
Plan.
As part of the action strategy, the PDC Team will document and describe funding mechanisms
and the City departments responsible for carrying out the programs. In addition, we will
research and document grant sources that can support plan implementation. Specifically,
a number of federal, state, regional and local grants and funding sources exist for safety
improvements and the expansion of walkability and bikeability. Bicycle facility funding
through programs such as Bicycle Transportation Account (BTA), Smart Growth grants,
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
and Active Transportation Grants are all likely sources to be investigated. As part of this
planning process, the PDC Team will work with City of Palm Desert staff to identify a grant
funding source for two high priority network segment projects, and develop all materials
necessary for the grant application. Our team members have been successful in assisting
various agencies to obtain grant funding. For example, in the past year, Chen Ryan
Associates has assisted local jurisdictions in winning over $700,000 in grant funding.
A significant body of evidence shows
a strong correlation between physical
activity levels and health outcomes,
and it has been well documented
that the built environment is one of
the greatest determinants of whether
people utilize active transportation
as a mode choice. The PDC Team
can also provide assistance in this
area by conducting a literature review
that would provide an overview of
the health and associated economic
benefits of including a robust infrastructure system that supports walking and biking. This
document would support the general concept of complete streets and active transportation
by offering evidenced-based examples from the peer reviewed literature. The information
provided would indicate in general terms the health cost savings resulting from pedestrian
and bicycle facilities in the Mobility Element that improve safety and support active
transportation. This connection can help the City secure new community health grants
that can assist with funding the implementation of multi-modal improvements and facilities
recommended within the Mobility Element.
D. Performance Monitoring. We promote the use of indicators to evaluate progress towards
reaching a plan’s goals. Indicators allow our clients to compare baseline conditions with
changes that have occurred as a result of implemented policies and programs to reveal the
effectiveness of those actions. This is an important evaluation tool that guides modifications
to implementation strategies, as necessary, in order to achieve desired outcomes. For
example, an active transportation data collection plan can be developed that will fortify the
City of Palm Desert’s effort to track specific active transportation performance indicators
and understand mode shares. Such measures might include bicycle and pedestrian
counts, transit ridership data, estimates of bicycle and pedestrian miles traveled, mode
shares by trip purpose, average minutes of cycling and walking per day, cycling/walking/
transit rates by subpopulations, sidewalk cycling, and vehicle-cycling/pedestrian collision
rates. The data collection plan will outline necessary data collection tools, data collection
locations, and a schedule for data collection. Chen Ryan Associates believes it is critical to
empower City of Palm Desert with a
data collection program that will help
document changes in active travel
behaviors as changes in cycling/
pedestrian/transit infrastructure and
programs occur.
There are already several automated
bicycle and pedestrian counting units
in our region which were installed
by the County Health and Human
Services Agency and are maintained
by SDSU’s Active Transportation
Research center. These data Source: SDSU Active Transportation Research, July 2013
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
resources are valuable for understand cycling, walking, and developing expansion factors
to grow peak period counts to daily flows. This type of information will support active
transportation planning, grant writing and bench-marking for the City of Palm Desert.
E. Review and Revisions. The PDC Team will provide seven hard copies plus one electronic
copy of the administrative draft General Plan for City review. After receiving and incorpo-
rating staff comments and obtaining staff acceptance of the document, we will be ready
to share the draft General Plan Update with the public for additional review and comment.
We will meet with City staff to discuss public comments prior to making additional revi-
sions to the document. Revisions may be considered following Public Workshop #2, Public
Workshop #3 and CEQA public review, and in response to comments from the Planning
Commission and/or City Council during the public hearings.
F. Final General Plan Document. Following adoption of the General Plan Update, the PDC
Team will provide the final, adopted version of the document.
Deliverables:
General Plan Update outline and layout design template
Prioritized Mobility Network and documentation of prioritization process
Grant application materials
Seven hard copies and one electronic copy of the administrative Draft General Plan
Hard and electronic copies (number to be determined) of the Draft General Plan for public
review
Hard and electronic copies (number to be determined) of the Hearing Draft General Plan
Hard and electronic copies (number to be determined) of the Final Adopted General Plan
GIS shapefiles of all maps
Vi. Highway 111 corridor Specific Plan
A. table of contents and Design template. As with the General Plan Update, the PDC
Team will work with staff to identify the components to include in the Specific Plan docu-
ment and develop a design template for the layout of the document.
B. Draft Specific Plan. Utilizing the input received from the community, City staff, and deci-
sion-makers, as well as information from the existing conditions analysis, PDC will work
in collaboration with City staff to develop a Specific Plan that will serve as a blueprint for
development and deliver the means to maximize flexibility, quality of life, economic oppor-
tunity, environmental stewardship, and adaptability over time. The document will contain a
variety of images and best practices for creating a lively, vibrant, and pedestrian-oriented
mixed-use community. The Specific Plan should emphasize a strong “sense of place”.
Features that contribute to the uniqueness of the area and provide people with an emo-
tional connection to their surroundings should be addressed such as public art, decora-
tive paving, street trees/landscaping, walkability and pedestrian/bicycle amenities, public
gathering places for events and festivals, wayfinding/signage, architectural character, etc.
It is important that the Specific Plan identify/regulate appropriate transitions between the
new development and existing surrounding uses to avoid conflicts. It is important that the
document be dynamic and flexible. It needs to be able to remain current and respond to
changing circumstances and market conditions. One solution may be to incorporate find-
ings into the Specific Plan to allow applicants to deviate from development regulations
where necessary due to site constraints or to accommodate other considerations. The
Plan should maintain a strong focus on implementation to ensure that the recommenda-
tions are achievable. Throughout the development of the Specific Plan, PDC will coor-
dinate with RECON and consider opportunities to incorporate environmental mitigation
measures into the document. The Plan will likely contain the following components:
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
An introduction that contains a summary of the project objectives;1.
Background information, such as the historical context of the area;2.
A summary of existing conditions, including key opportunities and constraints;3.
An overview of the public outreach efforts and community vision for the area 4.
(including work completed as part of the 2014 Strategic Plan: Envision Palm
Desert →Forward Together);
A land use and mobility plan and descriptions of subdistricts (if any);5.
Goals and policies that reflect important planning and design considerations for 6.
each area (e.g. opportunities to transform this corridor into the Arts and Cultural
District, incentives for sustainable development, pedestrian and bicycle con-
nections, transit opportunities, strategic placement of parking to help activate
pedestrian corridors, etc.);
A form-based type code that illustrates appropriate building types, development 7.
standards, streetscape design, appropriate parking ratios and land use regula-
tions, and requirements for environmentally sensitive, energy efficient site and
building design;
The proposed distribution, location, and extent of the infrastructure needed to 8.
support the plan, such as public and private sewage, water, drainage, solid waste
disposal, energy, and other essential facilities;
Tools for implementation and financing mechanisms; and9.
A statement of the relationship of the specific plan to the general plan10. .
C. Review and Revisions. The PDC Team will provide seven hard copies plus one electronic
copy of the administrative draft Specific Plan for City review. After receiving and incorpo-
rating staff comments and obtaining staff acceptance of the document, we will be ready
to share the draft Specific Plan with the public for additional review and comment. We will
meet with City staff to discuss public comments prior to making additional revisions to the
document. Revisions may be considered following Public Workshop #2, Public Workshop
#3 and CEQA public review, and in response to comments from the Planning Commission
and/or City Council during the public hearings.
D. Final Specific Plan Document. Following adoption of the Specific Plan, the PDC Team
will provide the final, adopted version of the document.
Deliverables:
Seven hard copies and one electronic copy of the administrative Draft Specific Plan
Hard and electronic copies (number to be determined) of the Draft Specific Plan for public
review
Hard and electronic copies (number to be determined) of the Hearing Draft Specific Plan
Hard and electronic copies (number to be determined) of the Final Adopted Specific Plan
GIS shapefiles of all maps
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Vii. environmental clearance
A. technical evaluations. To reduce the time and cost spent generating new data, RECON
will use existing data, City staff expertise, and secondary sources for addressing technical
issues, particularly with respect to public facilities and demand, public services, drainage/
water quality, geology and soils, and hazards. In further consideration of the City’s budget,
we are proposing to include technical analysis within the body of the PEIR. In doing so,
we will assure that technical information is presented in a manner which can be easily
understood.
Air Quality.1. The evaluation of air quality impacts associated with build-out of the
General Plan Update and the Highway 111 Specific Plan will be based on the
extent to which the plans represent a significant impact to regional and local
air quality. The assessment will be based on a technical analysis prepared by
RECON and will be incorporated into the EIR section. A separate technical
report will not be prepared. The air quality analysis will use the forecasted traffic
volumes provided by the traffic consultant and construction operations estimated
by RECON. The air quality analysis will include the following tasks:
Document Baseline Conditions. Briefly summarize the federal, state, and
local standards and regulatory review requirements pertinent to air quality.
Summarize the existing air quality conditions in the air basin using data for
nearby air monitoring stations available from the California Air Resources
Board, South Coast Air Quality Management District (SCAQMD), or other
sources.
Thresholds of Significance. The SCAQMD Air Quality Significance Thresholds
will be used for determining the significance of emissions on a regional
scale, toxic air contaminants, and odors. SCAQMD’s Localized Significance
Thresholds will be used to determine local impacts from carbon monoxide,
particulate matter, and oxides of nitrogen.
Emissions Modeling. Calculate future emissions (construction and opera-
tion levels) of all criteria pollutants using the California Air Resources Board
(CARB) and U.S. Environmental Protection Agency (EPA) emission factors.
The emission estimates will be developed using the California Emissions
Estimator Model (CalEEMod) and the Road Construction Emission Model,
version 7.1.5.1. Emissions will be estimated for construction and operation of
the land uses under the proposed plans.
Carbon Monoxide Hot Spots. For congested intersections or roadway seg-
ments, as identified in the project traffic report, complete a detailed carbon
monoxide “Hot Spot” analysis for area roadways using the CALINE4 and the
EMFAC2011 model. The “Hot Spot” analysis will be completed for up to three
intersections that are projected to operate at LOS E or worse.
Localized Emissions. In response to Environmental Justice initiatives,
SCAQMD added CEQA significance guidelines relative to local concentra-
tions of carbon monoxide, oxides of nitrogen, and particulates. Based on
SCAQMD guidance, for projects of 5 acres or less, a conservative screening
method would be used to assess concentrations from example projects. One
project over 5 acres would also be assessed through dispersion modeling to
assess potential impacts to provide context for future development within the
plan areas. Dispersion modeling of pollutant concentrations will be conducted
using the U.S. EPA’s AERMOD model to determined maximum concentra-
tions.
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Odors: Perform a qualitative assessment of potential odor impacts.
Greenhouse Gas Emissions.2. To address impacts associated with greenhouse
gas (GHG) emissions, RECON will conduct emissions modeling and analysis that
will be incorporated into the EIR section. A separate technical report will not be
prepared. Modeling output will be included as an appendix to the EIR. The GHG
analysis will include the following tasks:
Document Baseline Conditions: Characterize relevant federal, state, and
local climate change regulations. The GHGs of primary concern will be identi-
fied, as well as the main sources of GHG emissions. Existing regional GHG
emissions will be characterized through available county and state annual
GHG inventories. City-wide emissions will be based on the 2008 Palm Desert
Greenhouse Gas Inventory.
Thresholds of Significance. RECON will coordinate with the City to develop
an appropriate GHG emission threshold based on the City of Palm Desert
Environmental Sustainability Plan (February 11, 2010) and Greenhouse Gas
Inventory (2008). The assessment of GHG emission impacts will be based on
the potential long-term operational emissions combined with the amortized
construction emissions, per SCAQMD guidance.
Calculate Emissions: Use CalEEMod to calculate GHG emissions from exist-
ing sources and emissions with and without GHG reduction measures:
Existing emissions will be based on the current land uses within the o
plans.
Construction emission inputs will be based on the data provided and used o
in the air quality calculations.
The operational GHG emissions will be based on project trip generation, o
electricity and natural gas consumption, indoor and outdoor water usage,
solid waste disposal generation, application of architectural coatings, fire-
place usage, and landscape maintenance.
Impact Evaluation. Evaluate the potential for long-term operational emissions,
combined with construction emissions, to comprise a significant contribution
to cumulative GHG emissions. The quantitative analysis of construction and
operational emissions will be used to assess whether a significant impact
could result. Should significant impacts be identified, appropriate mitigation
measures to reduce emissions will be identified and evaluated.
Significance Determination. Apply the appropriate threshold of significance,
and identify quantifiable significant impacts based on that standard. Complete
a qualitative review of the proposed compliance with applicable local and state
plans, policies, and regulations adopted for the purpose of reducing GHG
emissions.
Noise.3. RECON will prepare a noise analysis for both the General Plan Update
and Highway 111 Specific Plan that will be incorporated into the EIR section. A
separate technical report will not be prepared. All data used in the analysis will be
included as an appendix to the EIR. The noise analysis will include the following
tasks:
Document Baseline Conditions: Measure existing noise levels at up to 12 loca-
tions. Measurement locations will be coordinated with the City and selected to
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
provide an understanding of the variability of noise levels in the General Plan
and Specific Plan areas.
Thresholds of Significance. The City of Palm Desert General Plan Land
Use Compatibility for Community Noise Environments Standards and Noise
Ordinance will be used for determining the significance of noise impacts.
Traffic Noise. Assess noise generated by future traffic on major corridor road-
ways within the project area, e.g., Interstate 10, State Route 111, State Route
74, Fred Waring Drive, and Monterey Avenue. Modeling will be conducted
using the Federal Highway Administrations Traffic Noise Model (TNM) algo-
rithms. The results of the traffic modeling will be expressed in community
noise equivalent levels (CNEL) at 50 feet from the centerline of the modeled
travel lane and will include noise level contours along all Circulation Element
roadways. Traffic volumes for modeling will be obtained from the traffic report
and traffic mixes will be obtained from Caltrans freeway trucks counts and
field traffic counts.
Stationary Noise. Evaluate potential noise impacts due to mechanical equip-
ment and commercial activities. As appropriate, noise levels generated by
future uses will determine compliance with the City of Palm Desert Noise
Ordinance property line limits. Performance measures will be developed to
mitigate potential impacts.
Construction Noise. Conduct an analysis of construction activities to deter-
mine noise impacts based on equipment types and operations.
Mitigation. Determine appropriate mitigation measures for potentially signifi-
cant impacts. The analysis will include the development of project level and
plan level performance mitigation measures to comply with the City of Palm
Desert’s Noise Element and Noise Ordinance.
Biological Resources.4. RECON will prepare a biological resources analysis that
will be incorporated into the EIR section (not a separate technical report). The
biological resources analysis will include the following tasks:
Update the existing condition information found in the adopted Biological
Resources Element of the General Plan. We will use the most recently avail-
able biological resource data for the area (i.e., California Natural Diversity Data
Base, Coachella Valley Multiple Species Habitat Conservation Plan, Riverside
County Integrated Project Conservation Summary Report Generator) pertain-
ing to sensitive, rare, and endangered species.
Revise biological resources figures with current data on observed locations of
sensitive species.
Revise the information on endangered species management and biodiversity
protection to reflect current conditions.
Based on the updated existing condition information, an evaluation of the
potential for the General Plan Update land use modifications to have a signifi-
cant impact on biological resources will be performed.
Develop a mitigation framework that can be used to streamline future project
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
approvals. Mitigation measures may include project-level surveys, monitoring,
impact minimization and avoidance, and habitat preservation, restoration, and
enhancement.
Cultural Resources.5. The cultural resource analysis will include the following
tasks:
General Plan Update
RECON will obtain an up-to-date historic/prehistoric archaeological o
resources record search from the Eastern Information Center (EIC). The
record search can either be performed by RECON, or, if the City has an
established transmittal system in place with the EIC, the search can be
obtained by the City and provided to RECON for review.
Solicit input on potential historic period structures form the Historical o
Society of Palm Desert.
The results of the record search will be used to update existing General o
Plan resource cultural resource sensitivity maps.
Based on the results of the record search and other existing informa-o
tion, an evaluation of the potential for the General Plan Update land use
modifications to have a significant impact on historic resources will be
performed.
Develop a mitigation framework that can be used to streamline future o
project approvals. Mitigation measures for the predominantly developed
incorporated portion of the city will address existing potentially historic
structures and potential subsurface prehistoric and historic archaeological
deposits. Mitigation measures for the sphere of influence, which includes
large areas of undeveloped land, will focus more on initial survey level
identification of surface prehistoric and historic cultural resources and an
emphasis on avoidance of impacts in addition to mitigation.
Highway 111 Corridor Specific Plan
Review the City of Palm Desert list of designated historical resources o
(buildings/districts) to determine if they lay within the Highway 111 cor-
ridor.
Coordinate with the Historical Society of Palm Desert for information on o
potential historic resources they have identified with in the corridor.
Based on the results of the record search, Historical Society input, historic o
aerial photos, Sanborn Fire Insurance maps, and other sources, evaluate
the potential for the Specific Plan land use modifications to have a signifi-
cant impact on historic resources.
Develop mitigation framework for identification of potentially significant o
historical structures and a mitigation plan for impacts to structures deter-
mined significant.
B. Draft Program environmental impact Report. RECON proposes a two-tiered analy-
sis for the EIR. The EIR will include both a programmatic analysis for the General
Plan Update (GPU), as well as a project-level discussion for the anticipated Highway 111
Corridor Specific Plan. The scope and budget described herein reflects this proposed
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
approach to be presented within one CEQA document. (If the Highway 111 Corridor
Specific Plan does not proceed concurrently to the GPU, the scope and budget would be
reduced accordingly.)
In consideration of both time and budget, we will make extensive use of the existing
documentation and analyses that have been prepared by the City and other agencies,
which may include resource mapping, various resource assessments and other reports,
and entitlement applications. Our ability to review and integrate this existing documentation
into the EIR and augment the analysis with other secondary source information and new
analyses will be the key in drafting an EIR that presents the issues in a clear and concise
manner. Additionally, in accordance with CEQA Guidelines, the EIR would allow for the
streamlined review of future projects deemed consistent with the updated General Plan
Elements and the impacts and mitigation measures addressed in the EIR.
Project Initiation and Initial Study/Preliminary Scoping. 1. RECON’s overarching
approach for the EIR is to work closely with City staff throughout the planning,
scoping, and environmental document preparation. RECON will participate in
the review of background information and the development of plan elements,
including identifying measures that can be incorporated into Plan policies to avoid
impacts (mitigation by design).
Develop a detailed project description based on drafts of the revised General
Plan elements and the draft Specific Plan and complete a CEQA Initial Study
Checklist. The analysis of issues not expected to be impacted by the pro-
posed update to the General Plan and Specific Plan will be discussed in the
Initial Study checklist. Work with City staff to determine which issues require
further analysis in the EIR and begin consideration of project alternatives.
Review existing/baseline conditions early in the process as part of identify-
ing constraints to be addressed in the update of General Plan elements and
Specific Plan preparation or as mitigation measures. This action will also
facilitate evaluation of the project compared to the “No Project” alternatives.
Prepare the Notice of Preparation (NOP) and attend public scoping workshop.
Public comments received during the NOP period may further refine the EIR
scope.
As part of the scoping process and with the guidance of City staff, identify
appropriate significance thresholds for each issue to be addressed in the
EIR. Specific environmental issues will be considered further in the EIR, as
described below. As part of the scoping process for the General Plan Update,
it is recommended that the City begin consultation with Native American repre-
sentatives as part of the SB18 Consultation Process. The SB18 Consultation
Process is a government-to-government process, but we will assist the City
by providing draft letters to be submitted by the City.
Prepare Issue Analyses.2. Analysis for the EIR would be conducted concurrently
with review of the General Plan Update and Specific Plan, with the assump-
tion that review process would not change the elements substantially during the
course of the impact analyses. Further refinements to the plans may take the form
of incorporating specific development standards, design guidelines, policies, or
implementation procedures into the General Plan elements and/or Specific Plan,
such that the quantifiable elements of the plans (traffic generation) are not sub-
stantially altered. To reduce time and cost spent generating new data, RECON
will use existing data, City staff expertise, and secondary sources for addressing
technical issues, particularly with respect to public facilities and demand, public
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
services, drainage/water quality, geology and soils, and hazards. In further con-
sideration of the City’s budget, we are proposing to include technical analysis
within the body of the PEIR. In doing so, we will assure that technical information
is presented in a manner which can be easily understood.
Land Use. The Land Use discussion will reference existing land use, the
land use forecasts for housing and employment through the planning horizon
developed by the consultant team, and the City’s Municipal Code to address
whether proposed changes in land use and any new or modified policies
would result in land use incompatibilities and secondary impacts in respect
to other issue areas, particularly traffic, air quality, and noise. As necessary,
recommendations for new General Plan or Specific Plan policies and/or miti-
gation measures will be developed to reduce potentially significant land use
impacts.
Traffic. Based on the LOS standards and significance criteria developed within
the Mobility Element goals and policies, Chen Ryan Associates will prepare
a CEQA level transportation impact analysis (TIA) to evaluate potential traffic
impacts associated with the Preferred Mobility Network on the transporta-
tion system both within the City and in the neighboring jurisdictions. The TIA
will quantitatively identify impacts to freeway and roadway segments, and
intersections, as well as provide corresponding mitigation measures; and
will qualitatively discuss potential effects on transit, bicycle, and pedestrian
facilities. Utilizing information provided by Chen Ryan Associates, RECON will
incorporate and summarize the evaluation of plan alternatives for the analysis
of traffic and circulation in the EIR.
Aesthetics. The analysis of community character and aesthetics will consider
the extent to which land use modification and proposed policies in the General
Plan Update and Specific Plan represent a significant change in the nature of
the visual setting and neighboring uses within the city.
Noise. The noise analysis, described above, will be detailed in the EIR and
will include a description of the study methods and results outlined above and
specify any noise mitigation measures that may be needed. All modeling data
and analysis tools used to determine impacts will be included as an appendix
to the EIR.
Air Quality. The air quality analyses, described above, will be detailed in the
EIR section. The section will describe the study methods and results outlined
above, and specify any air quality mitigation measures that may be needed.
All modeling data and analysis tools used to determine impacts will be includ-
ed as an appendix to the EIR.
Greenhouse Gases. The GHG analysis, described above, will be detailed in
the EIR and will describe the study methods and results outlined above and
will specify any GHG reduction measures that may be needed. All modeling
data and analysis tools used to determine impacts will be included as an
appendix to the EIR.
Historic/Archaeological and Paleontological Resources. The discussion of
cultural resources and paleontological resources will be based on secondary
source information regarding the built and non-built cultural environment (as
described above), paleontological sensitivity, the results from a record search,
and consultation with City staff. A mitigation framework for future projects will
be included.
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Biological Resources. The discussion of biological resources and sensitive
areas in the EIR will be based on the evaluation described above. Preparation
of this section will include applicable state, federal, and local regulations, a
discussion of policies and other protection for sensitive areas, and a mitigation
framework, as necessary, for the streamlining of future projects.
Geology and Soils. The assessment of potential impacts related to geologic
hazards and soil conditions will be addressed through information provided
by the City and obtained through online GIS databases and other exist-
ing sources. Because the current California Building Code (CBC) includes
detailed seismic safety and geotechnical requirements, subsequent projects’
compliance with the CBC mandates ensures that potential geologic and soils
hazards would be avoided or reduced to below a level of significance. A geo-
technical survey of the Plan area, is therefore, not proposed in this scope.
Hydrology and Water Quality. The hydrology and water analysis will be based
on information provided by City staff, supplemented by available second-
ary information from the Regional Water Quality Control Board and Federal
Emergency Management Association floodplain mapping database. Current
regulations governing water quality and hydrology imposed on new develop-
ment combined with incorporation of mandated Best Management Practices
and Low Impact Development practices would likely result in impacts to
hydrology and water quality that are reduced to below a level of significance.
Hazards and Hazardous Materials. The hazards and hazardous materials
discussion of the EIR will be based on the regulatory environment surrounding
hazardous materials handling and storage and the locations of any schools or
other sensitive land uses proximate to known locations of sites of environmen-
tal concern. A Phase I, or similar hazardous materials survey of the Plan area,
is therefore not proposed in this scope. Given the numerous existing regula-
tions surrounding hazardous materials handling and storage, subsequent
projects’ compliance with regulatory mandates ensures that potential hazards
impacts likely would be avoided or reduced to below a level of significance.
Population and Housing. RECON will evaluate the General Plan Update and
Specific Plan in light of the potential of the project to adversely affect popu-
lation and housing. The EIR will address population growth both directly or
indirectly in the city from increases in development intensity.
Public Services. The capability of service providers to serve the maximum
allowable development under an updated land use plan will be based on
information provided by City staff and other providers (i.e., police, fire/emer-
gency medical, schools, and libraries). The phasing or provision of adequate
services, along with new facilities or staffing required to serve the City will also
be discussed, if applicable.
Utilities. Based on information provided by PDC and City public works staff,
the EIR will discuss the land use demand in relation to the available capac-
ity for water supply, the water service system, wastewater treatment system,
storm water drainage, and solid waste disposal.
Cumulative Impact Analysis.3. The cumulative impact analysis will consider impacts
associated with currently approved and reasonably anticipated projects within
and surrounding the City, along with a discussion of potential impacts and mitiga-
tion associated with cumulative projects. The list of projects to be included in the
cumulative analysis along with the discussion of potential impacts will be devel-
oped in consultation with City staff.
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Alternatives.4. RECON will work closely with City staff and the consultant team to
develop alternatives, keeping in mind the goal of selecting alternatives capable
of reducing impacts associated the proposed GPU and Specific Plan. Along
with identifying an environmentally superior alternative, this section will include a
comparative analysis table to facilitate the reader’s understanding of the project
alternatives and environmental issues evaluated.
Mandatory CEQA Topics.5. For a complete and defensible EIR, include an execu-
tive summary, introduction, project description, growth inducement, significant
irreversible and unavoidable changes, effects found not to be significant, and a
list of organizations and persons consulted.
MMRP.6. Prepare a mitigation monitoring and reporting program (MMRP), which
contains a list of the mitigation measures and monitoring programs required for
each identified significant environmental issue. Given the possibility that mitiga-
tion measures will change over time, the MMRP will not be submitted until the third
Administrative Draft EIR.
C. Final Program environmental impact Report
Response to Public Review Comments.1. Organize the comments received during
public review. Prepare draft responses for up to 50 comment letters. Additional
comment responses would be completed with further authorization. RECON
anticipates working closely with City staff and the consultant team in preparing
and revising the responses to comments.
CEQA Findings/Statement of Overriding Considerations2. . Prepare Candidate
CEQA Findings and, if needed, a Statement of Overriding Considerations (SOC).
Information needed to support the Findings/SOC will be developed with City
staff.
Final EIR/MMRP.3. Based on the review by the City, revise the responses to com-
ments and produce the Final EIR.
Notice of Determination.4. Once a decision is made on the project, we will assist the
City with preparation of a draft Notice of Determination or finalization by the City.
Deliverables:
Initial Study/NOP
Transportation impact analysis
Administrative drafts of the DEIR and FEIR
Draft responses to comments
All documents will be provided to the City electronically on CD or thumb drive as both a
PDF file divided into chapters and Microsoft Word files (compatible with Microsoft Word
2007). It is assumed a total of 15 hard copies of the EIR will be required during the course
of the project. Print copies will be double-sided, printed on recycled paper, be spiral
bound, and include color graphics. Additional hard copies of the EIR will be produced at
the cost of $150/copy.
Viii. Project Management
A. Project Management Strategies. Communication is the key to a successful project and
good communication will be our highest priority in working with City staff. PDC has a
proven track record of managing complex projects with critical timelines, tight budgets,
and multiple subconsultants and stakeholders. We have developed effective strategies
for guaranteeing that we will deliver quality work products on time and on budget. We
Section III: Project ApproachCity of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
work with our clients to develop complete critical path schedules in the initial project
stages and establish meeting and workshop dates as early as possible. Throughout
the project, we track changes to the schedule and develop solutions to minimize the
impacts that such changes may have on the budget and other tasks. Deadlines for writ-
ten deliverables are scheduled to allow adequate time for internal review and to ensure
that each product we give our clients is polished. PDC also maintains constant and open
communication with our clients and subconsultants and documents decisions in writing
to make certain they are clearly understood by all team members. Our team is highly
accessible and will be available to participate in regular conference calls, video chats,
and in-person meetings when needed.
B. contingency Budget. We have set aside a contingency budget for additional work items
that might arise, such as additional research requests by the City, minor amendments to
existing specific plans or other City documents to maintain consistency with the General
Plan Update, or other miscellaneous tasks or unforeseen complications associated with
the scope items. By establishing a contingency budget, the PDC Team can respond to
out-of-scope work efforts without the need to request a contract amendment. City staff
will be consulted first prior to charging any time to the contingency budget.
TEAM ORGANIZATION CHART
CITY OF PALM DESERT
PDC
Jon Becker,
AICP/ASLA
(Landscape Architect)
PDC
Keith Hackett
(GIS Specialist)
PDC
Lisa Sims, AICP
(Policy Planner)
CHEN RYAN
Sherry Ryan, PhD
(Principal-in-Charge)
CHEN RYAN
Monique Chen,
PE
(Project Manager)
CHEN RYAN
Stephen Cook, PE
(Senior Traffic Engineer)
RIVERSIDE COUNTY
(RIVTAM MODELING)
RIVERSIDE COUNTY
Subconsultant
(e.g. Iteris, Fehr and Peers,
LSA, etc.)
RECON
Bobbi Herdes
(Principal-in-Charge)
RECON
Stephanie
Morgan-Whitmore
(Senior Environmental
Analyst)
RECON
William Maddux
(Senior Air/Noise/GHG
Specialist)
RECON
Gerry Scheid
(Senior Biologist/
Permitting Specialist)
RECON
Harry Price
(Archaeologist/
Architectural Historian)
PDC
Christopher J. Morrow, AICP
(Principal-in-Charge)
PDC
Camille Passon, AICP
(Project Manager)
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Section iv: key perSonnel
proJect DeSiGn conSUltAntS
Christopher J. Morrow, AICP - Senior Vice President/Director of Planning
Chris Morrow is an AICP certified planner and serves as Senior Vice President
of PDC's Planning Department where he oversees the Land Planning, Policy
and Entitlements, GIS and Landscape Architecture Groups. His work experience
includes master planned communities, wireless networks, specific plan preparation,
and processing and managing of a wide variety of discretionary entitlement actions.
Chris' career has primarily been that of a consultant, and earlier in his career he
worked in the Planning Departments for the City of San Diego and the City of Del
Mar. Chris remains current on local and national planning topics; he is a member of
the American Planning Association and is the Chairperson of the Urban Land Institute
San Diego/Tijuana Chapter. Chris is highly accessible and will be very much involved
in this project, particularly the public engagement efforts. He will be able to dedicate approximately 50
percent of his time to this project.
Camille Passon, AICP - Associate Planner
Camille Passon is responsible for managing complex projects, writing policy
documents including General and Specific Plans, conducting land use research and
policy analysis, and preparing and processing entitlement applications. She organizes
and participates in public workshops; develops internet surveys to obtain public input;
prepares and delivers presentations to decision makers and is highly effective at
managing subconsultants. Camille earned her master’s degree in City and Regional
Planning from the California Polytechnic State University in San Luis Obispo. Her
thesis work dealt with involving children and youth in the planning process and an
article that she wrote on the topic was published in the Journal of Planning Education
and Research. She managed the General Plan Update for the City of National City as
well as the Housing Element Update for the County of San Diego. She is currently managing the General
Plan Update for the City of Solana Beach and working on some other entitlement projects. She will be the
main point of contact with the City of Palm Desert and will be in charge of the public participation efforts,
preparation of the documents, and overall project management. She will be able to dedicate approximately
50 to 75 percent of her time to this project.
Jon Becker, ASLA, AICP - Land Planner
Jon Becker has served in the management and design of both public and private
developments in many locations throughout the US and Mexico. His background
includes both physical and policy planning. He has designed urban settings,
residential housing communities, parks, and commercial facilities. His physical
planning experience has ranged from 1/2-acre infill sites to several-thousand-acre
walkable community developments. His master plan projects have achieved a
balanced integration of housing, commercial uses, schools, parks, and pedestrian
linkages while accommodating successful roadway design and infrastructure. Jon
has served as an expert witness and consultant in land use planning in regards to
multi-family and single-family ordinances, special use permits, parking regulations,
grading ordinances, street design, and landscape ordinances. He has also successfully completed many
landscape architecture projects for parks (some award winning), open spaces, streetscapes, commercial
projects, and golf courses. Jon will be assisting with the development of land use plan alternatives and
development standards/guidelines for the Specific Plan. He is currently working on the landscape plans
for a number of entitlement projects, but will be able to dedicate approximately 30 percent of his time to
this project.Section IV: Key Personnel
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Keith Hackett - Project Planner
Keith Hackett is a highly skilled urban designer with a background in landscape
architecture, GIS, and graphic design. He is well adept to using state-of-the-art
technologies to efficiently create, analyze, manage, and present information in
an easily understandable and highly illustrative format. Mr. Hackett works closely
with several different project groups across multiple disciplines to achieve final
professional products on time and within budget. Special multimedia skills include:
ArcGIS, AutoCAD applications, Microsoft office suite, Adobe suite, Google design
products, 3D Studio Max, and hand drafting skills. Keith is proficient in GIS map
creation and editing, data analysis and organization, digital graphic renderings,
photo simulations, PowerPoint presentations, conceptual and photo realistic 3D
modeling, spreadsheets, and word documentation. Keith will be assisting with the development of land
use plan alternatives as well as devleoping graphics and maps for use in public workshops and in the
documents. Keith is currently providing assistance to a number of various projects, but will be able to
dedicate approximately 50 percent of his time to the General Plan Update.
Lisa Sims, AICP - Project Planner
Lisa Sims has strong project management skills and the ability to work with a diverse
group of individuals. She has experience in both the public and private sectors, most
recently serving as extension of staff to the County of San Diego. As extension of
staff, Lisa was responsible for managing major use permits, boundary adjustments,
site development plans, and other discretionary projects. She has also been
responsible for the environmental review of these development projects. Her public
sector experience and entitlement expertise will be an asset to the development of
the General Plan as she can bring valuable insight into the day-to-day implementation
of the document. Lisa will be assisting Camille with the development of the General
and Specific Plan documents and pubilc outreach efforts. She is currently available
to dedicate approximately 75 percent of her time to this project.
chen ryAn ASSociAteS
Monique Chen, PE - Project Manager
Monique Chen has 15 years of experience providing engineering and planning
services to the public and private transportation industries. As a registered traffic
engineer, she has been responsible for project management on numerous projects
ranging from corridor studies to general plans, specific plans, mobility plan studies,
transportation impact analyses, operational and demand assessments to conceptual
engineering. Specific areas of experience and expertise include traffic engineering
and operations, local and regional transportation planning, smart growth planning,
multi-modal planning, development of specifications and cost estimates, and CEQA-
level traffic impact studies.
Sherry Ryan, PhD - Principal-In-Charge
Sherry Ryan has 17 years of experience as a multi-modal transportation planner in
San Diego. Her career is devoted to non-motorized transportation planning ideals
and integrates research, teaching and practice efforts to shift communities away
from automobile dependence and toward transit and human-powered travel. She
has served as project manager for multiple local bicycle and pedestrian master
planning efforts, including the San Diego Regional Bicycle Plan, the City of San
Diego’s Bicycle Master Plan Update, the City of Chula Vista Pedestrian Master
Plan, and the City of Carlsbad Pedestrian Master Plan.Section IV: Key Personnel
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Stephen Cook, PE - Senior Transportation Enginieer
Stepehen Cook has 11 years of experience providing transportation engineering
services to a variety of public and private sector clients. He has been responsible
for managing projects ranging from broad planning efforts such as Community Plans
and Impact Fee Programs to operational analyses and conceptual engineering.
Specific areas of expertise include multi-modal transportation analyses to support
applications of the Highway Capacity Manual (HCM) and use of the supporting
software such as SYNCHRO, Complete Street LOS, Traffix, HCS, etc. Stephen
has also had experience in signal timing coordination and operation studies as well
as major freeway corridor operation and improvement studies. He is well versed
in CEQA/EIR transportation impact requirements and multi-modal transportation
analysis.
recon
Bobbi herdes - principal
Ms. Herdes is a RECON principal with over 23 years of experience managing and
preparing environmental documents in conformance with CEQA. Ms. Herdes has
successfully managed the preparation of EIRs for large public planning and private
development projects throughout southern California. She works closely with
planners, engineers, and architects throughout all stages of the planning process.
She has specific experience on large-scale complex projects, many of which have
been highly controversial. Ms. Herdes’ representative project experience includes
serving as the Project Director for the Otay Mesa Community Plan Update Program
EIR, the Downtown El Cajon Specific Plan EIR, and the Village Specific Plan EIR.
She is currently working on the Lilac Hills Ranch Specific Plan EIR, the Glen at
Scripps Ranch EIR, and the Hillel Center for Jewish Life EIR. She can dedicate 30 percent of her time to
the General Plan Update effort.
Stephanie Morgan-Whitmore - Senior environmental Analyst
Ms. Whitmore is a senior environmental analyst with over 12 years of experience.
Ms. Whitmore brings to the team valuable experience and expertise for the
proposed scope of work. Ms. Whitmore has professional experience in managing
complex planning and CEQA projects throughout southern California. She has led
large, interdisciplinary consultant teams in the process of gaining entitlement and
environmental compliance approvals for a variety of land development projects
including residential, commercial, and mixed-use development. While with RECON,
Ms. Whitmore has managed the Otay Mesa Community Plan Update Program EIR,
Lilac Hills Ranch Specific Plan EIR, and Solana Beach General Plan Update PEIR,
and has contributed to other large-scale and controversial project EIRs. Stephanie
is currently working on two other projects and can dedicate 50 percent of her time to the General Plan
Update effort.
William Maddux, Senior Air/noise/Greenhouse Gas Specialist
Mr. Maddux is an environmental planner with a diverse background in preparing
environmental and technical studies throughout southern California. He specializes
in acoustics and outdoor air quality projects; he also has extensive knowledge
of community planning regulations and numerous other environmental laws and
regulations. Mr. Maddux managed and prepared the technical air quality, greenhouse
gas, and noise analyses for the Otay Mesa Community Plan Update Program EIR.
Mr. Maddux also managed and conducted the noise analysis for five separate
communities within Indian Wells. The Indian Wells Community Noise Assessment
required a 24-hour noise measurement survey at 30 locations within the five different
developments; a projection of future noise levels at these developments; and a
determination of mitigation recommendations for compliance with the City of Indian Wells General Plan, Section IV: Key Personnel
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Noise Element, and the City’s Noise Control Ordinance. Bill is working on a variety of projects and can
dedicate 25 percent of his time to this project.
Gerry Scheid - Senior Biologist/permitting Specialist
Mr. Scheid specializes in wetlands issues, conducts jurisdictional wetland
delineations according to U.S. Army Corps of Engineers (USACE) methodologies,
and has assisted clients in securing project approvals from USACE under
nationwide permits and individual permits. He plays a major role in all phases of the
permit process, from the preparation of biological assessments as part of Section
7 consultations with the U.S. Fish and Wildlife Services (USFWS), to preparing
permit applications, and helping with negotiations with state and federal agencies.
Mr. Scheid’s representative project experience includes preparing the application
packages for the individual 404 permit and 401 State Water Quality Certification per
Section 404 of the Clean Water Act, and the 1600 Streambed Alteration Agreement
per CDFG code for the Meadowood Specific Plan EIR.
harry price, Archaeologist/Architectural historian
Mr. Price is an experienced archaeologist in the areas of excavation, site mapping,
soil profiling, column sampling, surface collection, and field reconnaissance. Mr.
Price also has experience in Historic American Building Survey and Historic American
Engineering Record documentation for historic structures. He has performed historic
building evaluations and archival research for many historic structures and is familiar
with the California Register of Historical Resources and National Register of Historic
Places eligibility requirements. Mr. Price previously conducted cultural resources
surveys for Crystal View Terrace/Green Orchard Plan/Overlook Parkway Project in
the city of Riverside.Section IV: Key Personnel
City of Palm Desert General Plan Update Budget 2/27/2014
PERSONNEL HOURS
RECON
Analyst Production
TASK DESCRIPTION $200 $165 $110 $105 $229 $187 $155 $152 $128 $108 $87 $101 $160 $160 $140 $90 $110 $60 HOURS ($)
1.0 PROJECT START-UP AND DATA COLLECTION
Review Existing General Plan 4 24 16 44 $5,120
Project Study Area 4 4 $640
Memorandum of Data Needs 2 2 2 6 $914
Kick-Off Meeting with City Staff 4 4 4 4 4 4 4 28 $4,844
Study Area Tour with City Staff 2 2 2 2 2 2 2 14 $2,422
Subtotal Task 1.10 6 32 16 6 8 0 0 0 0 0 0 6 12 0 0 0 0 96 $13,940
2.0 EXISTING CONDITIONS ANALYSIS
Existing Conditions Mapping 8 8 24 40 $4,720
Evaluation of the Effectiveness of the City's
Programs 36 10 46 $5,010
Existing Conditions Traffic Analysis 8 8 18 54 24 62 174 $16,300
Subtotal Task 2.0 8 44 34 0 0 0 0 0 0 0 0 8 8 18 54 24 62 260 $26,030
3.0 COMMUNITY ENGAGEMENT STRATEGY
Public Workshop #1 8 16 20 30 4 4 82 $10,870
Internet Questionnaire 4 24 40 68 $7,640
Community Blackboard 4 10 20 34 $4,000
Project Webpage 8 30 40 78 $9,100
Planning Commission/City Council Update Meeting 4 20 8 4 36 $4,480
Public Workshop #2 4 4 16 20 4 4 52 $6,600
Public Workshop #3 4 4 12 16 4 4 44 $6,124
Public Hearings 4 4 4 4 4 20 $3,544
Subtotal Task 3.40 24 136 174 8 8 0 0 0 0 0 16 8 0 0 0 0 414 $52,358
4.0 LAND USE AND MOBILITY PLAN ALTERNATIVES AND PREFERRED PLAN SELECTION
Land Use Plan Alternatives Development 8 24 10 30 72 $9,810
Mobility Network Alternatives Development 4 4 2 4 4 4 4 26 $3,420
Consultation with City Staff and Affected
Agencies/Districts 12 24 36 $4,620
Traffic Modeling (see reimbursable expenses)0 $0
Roadway System Alternative Analysis 3 6 10 30 8 28 85 $8,100
Preferred Land Use Plan Selection 16 8 16 40 $5,200
Preferred Mobility Plan Future Conditions 3 6 10 30 8 28 85 $8,100
Subtotal Task 4.8 56 46 46 0 0 0 0 0 0 0 8 16 24 64 20 56 344 $39,250
5.0 GENERAL PLAN UPDATE
Table of Contents and Design Template 12 16 28 $3,000
Goal and Policy Development 20 120 88 8 18 18 8 8 10 298 $35,320
Implementation and Action Strategies 16 80 60 16 16 8 48 20 8 272 $31,540
Performance Monitoring 10 60 50 2 3 3 2 2 5 137 $15,770
Review and Revisions 20 48 36 2 3 3 2 2 5 121 $14,980
Final General Plan Document 8 6 14 $1,510
Subtotal Task 5.66 0 328 256 0 0 0 0 0 0 0 28 40 32 60 32 28 870 $102,120
6.0 HIGHWAY 111 CORRIDOR SPECIFIC PLAN
Table of Contents and Design Template 2 2 8 8 20 $2,450
Draft Specific Plan 10 40 80 50 12 24 12 64 32 62 386 $43,090
Review and Revisions 4 10 30 30 74 $8,900
Final Specific Plan Document 8 4 12 $1,300
Subtotal Task 6.16 52 126 92 0 0 0 0 0 0 0 12 24 12 64 32 62 492 $55,740
7.0 ENVIRONMENTAL CLEARANCE
Technical Evaluations 0
Air Quality Analysis 12 68 4 2 86 $13,130
Greenhouse Gas 10 58 4 2 74 $11,236
Noise 14 62 6 10 92 $13,574
Cultural Resouces - General Plan 6 48 6 60 $7,680
Cultural Resources - Specific Plan 2 27 4 33 $4,170
Biology 12 20 18 50 $6,622
Traffic 4 12 24 64 16 8 128 $13,920
EIR 0
Draft EIR 41 176 68 104 122 36 66 613 $88,923
Revised Draft EIR 10 94 8 8 136 20 14 290 $39,950
Revised Draft EIR 4 30 38 16 8 96 $12,830
Final EIR 26 114 60 38 6 244 $37,664
Revised Final EIR 6 36 3 2 34 19 100 $14,143
Subtotal Task 7.0 0 0 0 87 498 8 267 209 390 143 136 4 12 24 64 16 8 1,866 $263,842
8.0 PROJECT MANAGEMENT
Project Management and Meetings 60 20 180 60 28 48 4 54 4 24 482 $68,068
Subtotal Task 8.60 20 180 60 28 48 0 0 0 0 0 4 54 4 0 0 24 482 $68,068
TOTAL 200 166 892 678 129 562 8 267 209 390 143 136 86 174 114 306 124 240 4824 $621,348
ESTIMATED REIMBURSABLES
Traffic Modeling $40,000
Traffic Counts $10,000
Record Search for City only (Cultural)$2,900
Record Search for City/SOI (Cultural)$7,000
Copies of Documents $5,000
CONTINGENCY BUDGET $45,000
GRAND TOTAL 200 166 892 678 129 562 8 267 209 390 143 136 86 174 114 306 124 240 4824 $731,248
Principal In
Charge
Project
Manager
Transportation
Planner GIS / Graphics Support
PROJECT DESIGN CONSULTANTS
Graphics
CHEN RYAN ASSOCIATES
Principal in Charge Land Planner Associate Planner Project Planner
GIS/Graphics Specialist Senior Traffic Engineer TOTAL COSTAssociateAssistantIntern / Admin
Support TOTALPrincipalSeniorAssociate PM
City of Palm Desert - Contract No. C33240
Professional Planning Services for a General Plan Update & EIR
Section vi: writing SampleS
The following are writing samples of General Plan Elements that PDC has prepared within the last three
years. The Land Use Element example is from the Draft General Plan for the City of Solana Beach.
This document has not yet been released for public review. The Ciculation and Open Space Element
examples are from the National City General Plan, which was adopted in 2011. Camille Passon is the
author of these writing samples and will be the project manager for the General Plan Update. She worked
in coordination with Monique Chen, Sherry Ryan, Stephanie Morgan-Whitmore, and City staff on the
development of these documents. Monique Chen and Sherry Ryan will be assisting with the development
of the Palm Desert Circulation Element and Stephanie Morgan-Whitmore will be managing the preparation
of the Environmental Impact Report.Section VI: Writing Samples
Land Use
Solana Beach General Plan
LU-13
Naval Base Coronado and Naval Air Station North
Island (approximately 29 miles south of Solana
Beach)
Naval Base Point Loma (approximately 25 miles
south of Solana Beach)
Marine Corps Recruit Depot San Diego
(approximately 20 miles south of Solana Beach)
Marine Corps Air Station Miramar (approximately 16
miles southeast of Solana Beach)
Marine Corps Base Camp Pendleton (approximately
31 miles north of Solana Beach)
March Air Force Reserve Base (approximately 79
miles northeast of Solana Beach)
IV.Future Development
Considerations
A.Infill Development and Reuse of
Currently Developed Parcels
As previously noted, there are very few remaining vacant
parcels in Solana Beach, so the majority of future
development will likely involve the redevelopment or reuse of
currently developed parcels and infill development on the
few remaining vacant parcels.The areas where future reuse
of developed parcels and infill development are most likely to
occur include areas along Highway 101 and Lomas Santa
Fe Drive, where the majority of the city’s commercially-
designated land is located. Residential development is
permitted within the city’s commercial land use designations
and more mixed-use projects are expected as these areas
evolve over time.This increased mix of land uses,
particularly near the transit station, is expected to promote
public transit use,walking, and biking.To complement this
development, additional streetscape enhancements will be
needed to improve these other modes of travel and increase
safety.As of the writing of this plan, such improvements are
already being implemented along the Highway 101 corridor.
Maintaining community character and minimizing potential
conflicts between adjacent land uses is particularly important
for future infill development and redevelopment. The
Land Use
Solana Beach General Plan
LU-14
generally quiet nature of residential neighborhoods should
be preserved and the bulk and scale of new development
should be sensitive to the context of its surroundings.
Measures that may minimize the potential for conflicts
among adjacent land uses include, but are not limited to:
Locating commercial land uses along arterial
roadways to buffer traffic noise from residential areas;
Providing an adequate circulation system and
sufficient parking to minimize spillover into residential
areas;
Respecting private views;
Minimizing apparent size, bulk, and scale through
appropriate roof style and pitch, varied setbacks ,and
stepbacks;and
Emulating the form and characteristics of existing
surrounding development.
B.Public Health and the
Environment
A better understanding of the connection s between human
health and a healthy environment ha s become increasingly
widespread in recent years and has helped to garner more
support for sustainable development.Planning decisions
related to transportation systems, density and intensity of
uses, land use practices, and street design influence how
much people walk, ride a bicycle, drive a car, or take public
transportation;stress levels;eating habits; and the quality of
air and water –all factors that affect human health.The
following are specific examples of just some of the potential
hazards associated with modern development that degrade
the quality of the natural environment and also impact public
health.
Urban air pollution from vehicles, power plants, and
industrial facilities can trigger respiratory health
problems such as asthma1.
Increased greenhouse gases contribute to global
climate change which can have significant effects on
human health. Rising sea levels can displace
populations in low-lying coastal areas and taint
drinking water supplies as saltwater intrudes into the
groundwater aquifer; rising temperatures can lead to
1 Air Resources Board (2010). The Children’s Health Study. Retrieved
December 12, 2012 from
http://www.arb.ca.gov/research/chs/chs.htm#new.
Land Use
Solana Beach General Plan
LU-15
droughts,heat-related deaths, decreases in crop
yields, and increased risks for wildfires;and heavy
rains can lead to catastrophic flooding2.
Stratospheric ozone depletion from manmade
chemicals can cause increased amounts of ultra-
violet (UV)radiation to reach the Earth leading to
more cases of skin cancer, cataracts, and impaired
immune systems3.Even though the use of many
ozone depleting substances such as
chlorofluorocarbons (CFCs) have been reduced or
eliminated, their use in the past is still affecting the
ozone layer because such substances degrade very
slowly.
Storm water runoff that picks up trash, animal waste,
cigarette butts, motor oil, pesticides, and other
pollutants flows untreated into local creeks, rivers,
and the ocean,thereby contaminating sea life and
habitats and leading to increased risk of viral
infections, earaches, sinus problems, fever, flu ,skin
rashes,and viral diseases for humans swimming in
these water bodies4.
A development pattern that relies heavily on
automobiles further contributes to urban air pollution
and reduces opportunities for physical activity, which
in turn can increase risks for developing heart
disease, diabetes, high blood pressure, colon and
breast cancer, obesity, and depression and anxiety5.
Sustainable development refers to a mode of human
development in which resources are used in such a manner
as to meet current human needs while also preserving the
environment to ensure the ability of future generations to
meet their own needs.Solana Beach is motivated to ensure
2 Harvard School of Public Health. (2011). Greenhouse Gases Pose
Threat to Public Health. Retrieved December 12, 2012 from
http://www.hsph.harvard.edu/news/features/features/bernstein-
greenhouse-gases-health-threat.html.3 Environmental Protection Agency. (2011). Ozone –Good up high, bad
nearby. Retrieved December 12, 2012 from
http://www.epa.gov/oar/oaqps/gooduphigh/good.html#3.4 State Water Resources Control Board. (2009). Storm Water Pollution.
Retrieved December 12, 2012 from
http://www.waterboards.ca.gov/water_issues/programs/outreach/erase_
waste/swpollution.shtml.5 Jackson, Richard. (n.d.). Creating a healthy environment: The Impact of
the built environment on the public health. Sprawl Watch Clearinghouse
Monograph Series. Retrieved December 12, 2012 from
http://www.sprawlwatch.org/health.pdf.
Land Use
Solana Beach General Plan
LU-16
that future development takes steps to meet public and
environmental health objectives through measures such as
encouraging new development to be designed in a manner
that promotes use of other forms of transportation besides
the private automobile;providing better infrastructure and
recreational opportunities to promote physical activity;
implementing green building practices;maximizing water
and energy efficiency and waste reduction; improving water
quality;and encouraging the use of renewable energy
sources.An emphasis has been placed on public health in
this land use element and throughout the General Plan.
C.Physical Constraints
The potential for new development in the city may be
constrained by small and/or irregular parcel configurations.
For example, the extent of new commercial development
along Highway 101 or Cedros Avenue is contingent upon the
availability of lots with adequate depth and width to
accommodate proposed developments that meet municipal
code requirements. An increased reliance on lot
consolidation may be one of the mechanisms employed to
help overcome such constraints.
The city also includes a variety of environmental constraints
affecting potential land development. For example, slope
stability problems along Solana Beach’s entire coastal bluff
area pose a significant constraint to bluff top development.
Similarly, steep slopes limit the extent of potential
development in hillside areas within the city. The potential for
new development along the northwestern edge of the city is
limited by the presence of the San Elijo Lagoon and
concerns involving the sensitivity of the lagoon’s biolo gical
resources.
D.Public Service Constraints
The potential for land use intensification and new
development in Solana Beach is subject to constraints
imposed by the ability of public service agencies and utilities
to provide adequate levels of service to such development.
For example, new development can place additional
demands upon the San Diego County Sherriff’s Department,
the Solana Beach Fire Department, the Solana Beach
School District, and the San Dieguito High School District.
Land Use
Solana Beach General Plan
LU-17
Further, such developments could necessitate the extension
of, or improvements to, water lines, electrical lines, natural
gas lines, and possibly sewer lines from existing facilities.
It should be noted that public service agencies and utilities
typically incorporate city and regional growth projections into
their planning for potential service requirements.In addition,
infill development generally results in a more efficient use of
land and existing infrastructure. Maximizing the use of
existing public facilities can also lower the per capita costs of
providing and maintaining services.However, it is important
to ensure that growth in the city does not accelerate to a
degree that precludes the provision of adequate service
levels due to fiscal limitations.
E.Relationship to the Circulation
and Housing Elements
All elements of a general plan, whether mandatory or
optional, must be consistent with one another. In addition,
there must be internal consistency within each element
meaning that each element’s data, analyses, goals,policies,
and implementation programs must be consistent with and
complement one another.All elements of a general plan also
have equal weight and equal status –no one element is
more important than another.
Although there are relationships among all o f the general
plan elements, there are three elements that are intrinsically
linked:land use, circulation, and housing.Government Code
Section 65302(b) requires that the circulation element is
correlated with the land use element.This is because land
use patterns have a significant impact on the effectiveness
of a multimodal transportation network.Trip distance is a
determinant of whether people walk, ride a bike, drive, or
take public transit to various destinations.Therefore, the
land use plan and transportation network should be
complementary. The close proximity of land uses can help
facilitate effective multi-modal transportation services and
provide the ridership necessary to support high quality public
transit.
Related to this concept is housing. Housing element law
requires local governments to adequately plan to meet their
existing and projected housing needs including their share of
the regional housing need.A regional housing needs
Part Three: General Plan Elements – Circulation
Adopted June 2011 3-72 National City General Plan
D. Citywide Goals and Policies
LAND USE AND CIRCULATION LINKAGES
Policy C-1.1: Allow, encourage, and facilitate transit-oriented
development, mixed-use, and infill projects in appropriate
locations to reduce vehicular trips, especially near the 8th
Street and 24th Street trolley stops, the future South Bay
Bus Rapid Transit Station (BRT), and along major
transportation corridors such as 8th Street, Highland
Avenue, Plaza Boulevard, and 30th Street/Sweetwater
Road.
Policy C-1.2: Require new development to provide and
enhance connectivity to existing transportation facilities via
the provision of key roadway connections, sidewalks, and
bicycle facilities.
Policy C-1.3: Require new development and redevelopment
to provide good internal circulation facilities that meets the
needs of walkers, bicyclists, children, seniors, and persons
with disabilities.
Policy C-1.4: Require new development and redevelopment
to apply universal design standards.
Policy C-1.5: Work with state, regional, and local
transportation entities to improve and expand
transportation facilities and services that link residents to
important land use destinations such as workplaces, schools,
community and recreation areas, and shopping
opportunities.
Policy C-1.6: Exact fees on new development and
redevelopment sufficient to cover the fair share portion of
that development's impacts on the local and regional
transportation system, including multi-modal facilities,
and/or directly mitigate its impacts to the transportation
system through construction of improvements.
Why is this important?
Coordinated planning of land uses and the circulation system
aims to ensure the efficient flow of vehicles, pedestrians,
bicyclists, and transit operations within a community.
Improvements or changes to the City’s circulation system
Goal C-1: Coordinated land use and circulation planning.Transit Oriented
Development
(TOD) – Moderate
to higher-density
development,
located within an
easy walk of a
major transit
stop, generally
with a mix of
residential,
employment, and
shopping
opportunities
designed for
pedestrians
without excluding
the auto.
Universal Design -
A user-friendly
approach to
design in the living
environment
where people of
any culture, age,
size, weight, race,
gender, and ability
can experience an
environment that
promotes their
health, safety,
and welfare today
and in the future.
(Universal Design
Alliance)
Part Three: General Plan Elements – Circulation
City of National City 3-73
must be considered in conjunction with changes to land use
patterns to ensure that adequate capacity will be
accommodated for all modes of transportation.
MOBILITY FRAMEWORK
☼Policy C-2.1: Develop and maintain an interconnected,
grid- or modified grid-based transportation system that
sustains a variety of multi-modal transportation facilities.
☼Policy C-2.2: Enhance connectivity by eliminating gaps and
barriers in roadway, bikeway, and pedestrian networks.
Policy C-2.3: Strive to attain an automobile Level of Service
(LOS) of D or better (or an equivalent standard under
another analytical methodology). An automobile LOS of E
or F may be acceptable under the following circumstances:
1) improvements necessary to attain a automobile LOS of D
or better would decrease the effectiveness of the non-
automotive components of the multi-modal circulation
system (i.e. pedestrians, bicyclists, mass/public transit,
etc.), or 2) improvements necessary to increase the
effectiveness of the non-automotive components of the
multimodal transportation system result in a decrease in
automobile LOS.
Policy C-2.4: Work with Caltrans, SANDAG, MTS, and other
responsible agencies to identify, plan, and implement
needed transportation improvements.
Policy C-2.5: Encourage traffic circulation improvements
that minimize land acquisition and major construction, such
as, but not limited to, enhanced road markings,
synchronized traffic signals, Intelligent Transportation
System (ITS) network management and more left turn
restrictions.
Policy C-2.6: Enhance the quality of life in the City’s
neighborhoods and minimize impacts on schools, hospitals,
convalescent homes and other sensitive facilities through
the implementation of traffic calming measures in these
areas to reduce vehicle speeds and discourage cut-through
traffic.
Goal C-2: A comprehensive circulation system that is safe
and efficient for all modes of travel.
Level of Service
(LOS) – A letter
grade given to an
intersection or
road segment
that indicates the
quality of traffic
service in terms
of speed and
travel time,
freedom to
maneuver, traffic
interruptions,
comfort and
convenience, and
safety.
Intelligent
Transportation
System (ITS) –
Electronics,
communications,
or information
processing used
singly or in
combination to
improve the
efficiency or
safety of a
surface
transportation
system.
Part Three: General Plan Elements – Circulation
Adopted June 2011 3-74 National City General Plan
Policy C-2.7: Improve circulation for specific areas of the
City such as at the Harbor Drive/Tidelands Avenue/Civic
Center Drive Intersection and the area west of National City
Boulevard, south of 22nd Street and north of Mile of Cars
Way.
Policy C-2.8: Implement road diets, where appropriate, as a
means to improve safety, increase efficiency of pick-up and
drop-off operations at schools, and provide greater
separation between pedestrians and vehicles.
Policy C-2.9: Maintain a roadway circulation system with
multiple alternative routes, to the extent feasible, to ensure
mobility in the event of emergencies, and to minimize the
need for capacity increases on particular streets. As needed,
use signage to direct traffic to alternative routes during
peak periods.
Policy C-2.10: Consider glorietas as an intersection traffic
control option, where feasible and appropriate.
Policy C-2.11: Maintain safety throughout the circulation
system by taking opportunities to introduce a safe design
speed of any new roadways or during improvements to
existing roads or intersections.
Policy C-2.12: Reduce crash risk on arterial streets by
consolidating and minimizing driveways whenever possible.
Why is this important?
Recent revisions in planning law recognize the importance of
planning for multiple modes of transportation, which provide
for the needs of all users (including pedestrians, bicyclists,
mass transit riders, motorists, etc.). (See AB 1358 [2008];
SB 375 [2008].) Recent revisions in environmental
regulations also recognize that the overall effectiveness of
the transportation system should be considered. (See
California Natural Resources Agency, Final Statement of
Reasons for Regulatory Action: Amendments to the State
CEQA Guidelines Addressing Analysis and Mitigation of
Greenhouse Gas Emissions Pursuant to SB97, December
2009, page 75.) In some instances, deterioration of
vehicular level of service may result in improvements to
other forms of transportation, such as walking or bicycling,
which may in turn have beneficial effects related to air
quality, greenhouse gas emissions, energy consumption, and
health. Walking and bicycling provide the additional benefits
Road Diets – A
technique in
transportation
planning whereby
a road is reduced
in number of
travel lanes
and/or effective
width in order to
achieve systemic
improvements.
Part Three: General Plan Elements – Circulation
City of National City 3-75
of improving public health and reducing treatment costs for
conditions associated with reduced physical activity
including obesity, heart disease, lung disease, and diabetes.
REGIONAL CIRCULATION PLANNING
Policy C-3-1: Consult with SANDAG regarding updates to
and implementation of the Regional Transportation Plan
(RTP).
Policy C-3-2: Work with Caltrans and adjacent jurisdictions
to plan and implement future roadway connections and
circulation improvements.
Policy C-3.3: Consult with MTS regarding updates to the BRT
and local bus routes and related activities.
Why is this important?
The Circulation Element is part of a larger body of plans and
programs that guide the development and management of
the transportation system. SANDAG, as the regional
planning agency is responsible for developing the RTP, which
includes a long-range vision for buses, the Trolley, rail,
highways, major streets, bicycle travel, walking, goods
movement, and airport services. SANDAG also oversees the
planning, financial programming, project development, and
construction functions of MTS. Caltrans manages more than
50,000 miles of California's highway and freeway lanes,
provides inter-city rail services, and permits public-use
airports and special-use hospital heliports. Due to the highly
integrated and complex nature of the region’s
transportation facilities, it is important that local
transportation planning efforts be considered with the
regional system in order to attain the greatest efficiencies
and benefits for the City.
TRANSPORTATION DEMAND MANAGEMENT
Goal C-3: Coordination with the regional mobility system.
☼Goal C-4: Increased use of alternative modes of travel
to reduce peak hour vehicular trips, save energy, and
improve air quality.
Part Three: General Plan Elements – Circulation
Adopted June 2011 3-76 National City General Plan
Policy C-4.1: Encourage businesses to provide flexible work
schedules for employees.
Policy C-4.2: Encourage employers to offer shared commute
programs and/or incentives for employees to use transit.
Policy C-4.3: Require new uses to provide adequate bicycle
parking and support facilities.
Policy C-4.4: Encourage carpooling and other shared
commute programs.
Policy C-4.5: Encourage the use of alternative
transportation modes.
Policy C-4.6: Prioritize attention to transportation issues
around schools to reduce school-related vehicle trips.
Policy C-4.7: Seek opportunities to reduce vehicle trips
before requiring physical roadway improvements.
Why is this important?
Reducing vehicular trips, especially at peak commuting
times, can be accomplished through: improvements to
pedestrian circulation, bike and transit systems; increased
use of carpooling; and accommodations made by employers
to allow for flexible work schedules, including work from
home provisions. Trip reduction, by whichever means,
translates into less traffic congestion, fewer greenhouse gas
emissions and improved regional and local air quality.
VEHICULAR PARKING
Policy C-5.1: Ensure balance among visitor, business, and
residential parking needs.
Policy C-5.2: Require new development and redevelopment
to locate off-street parking facilities behind storefronts to
create a more inviting environment adjacent to the street,
where feasible.
Goal C-5: Parking provided and managed in a way that
balances economic development, livable neighborhoods,
environmental health, and public safety with a compact,
multi-modal environment.
Part Three: General Plan Elements – Open Space and Agriculture
City of National City 3-173
Existing and proposed open space, parks, recreational
facilities, trails, and historic sites are illustrated on the City’s
Open Space Plan, Figure OS-6. The implementation measures
provided in Part Four may be adjusted over time based on
new information, changing circumstances, and evaluation of
their effectiveness, so long as they remain consistent with
the intent of this Plan.
D. Citywide Goals and Policies
NATURAL OPEN SPACE AREAS
☼Policy OS-1.1: Protect and conserve the landforms and
open spaces that define the city’s urban form, provide
public views/vistas, serve as core biological areas and
wildlife linkages, or are wetland habitats.
☼Policy OS-1.2: Minimize or avoid impacts to
environmentally sensitive lands by minimizing construction
of infrastructure or access roads into these areas.
Policy OS-1.3: Encourage the removal of invasive plant
species and the planting of native plants in and near open
space preserves to maintain the biological integrity of these
areas.
☼Policy OS-1.4: Apply appropriate land use and
development regulations to limit development of open
spaces such as floodplains, sensitive biological areas
including wetlands, steep hillsides, canyons, and coastal
lands.
Why is this Important?
Open space preserves enhance the visual and scenic
character of the urban landscape, contributing to the quality
of life of city residents. Open space preserves also benefit
the environment by providing habitat for plants and animals,
and space for urban runoff to percolate into the soil, while
also serving to decrease the effects of urban heat islands.
☼Goal OS-1: Open space areas that enhance the natural
and visual character of the community and protect
sensitive resources.
An “Action
Program”
consisting of
specific programs
to implement
Open Space
policies is
incorporated into
Part Four of this
General Plan.
Urban Heat Island
– A built up area
that is hotter than
nearby rural areas
due to the
development of
moist, permeable,
shaded surfaces
with exposed
urban surfaces,
such as roofs and
pavement that
absorb heat from
the sun. (US
Environmental
Protection Agency
(EPA)
Part Three: General Plan Elements – Open Space
Adopted June 2011 3-174 National City General Plan
BIOLOGICAL RESOURCES
☼Policy OS-2.1: Preserve significant habitat and
environmentally sensitive areas, including hillsides, streams,
and marshes.
☼Policy OS-2.2: Preserve the ecological integrity of creek
corridors, canals, and drainage ditches that support riparian
resources by working with California Department of Fish and
Game to establish a plant palette that is satisfactory and
providing for up to 100-foot buffers that protect against
development impacts but allow for existing uses and limited
future recreational uses.
☼Policy OS-2.3: Preserve and enhance wetland resources
including creeks, rivers, ponds, marshes, vernal pools, and
other seasonal wetlands to the extent feasible.
☼Policy OS-2.4: Encourage community volunteerism and
stewardship to help protect and rehabilitate the area’s
natural resources.
☼Policy OS-2.5: Protect rivers, watersheds, and
groundwater as a resource for wildlife through flood control
measures and the use of stormwater infiltration best
management practices (BMPs) that protect groundwater
quality.
Policy OS-2.6: Work with the City of Chula Vista and other
responsible agencies to maintain and enhance the
Sweetwater River corridor and other key water bodies as an
environmental and recreational resource for the community.
☼Policy OS-2.7: Ensure that potential impacts to biological
resources are carefully evaluated prior to approval of
development projects.
☼Goal OS-2: The preservation of sensitive habitat areas,
including steep slopes, drainages, and wetlands for their
biological value and functioning of natural systems.
Part Three: General Plan Elements – Open Space and Agriculture
City of National City 3-177
☼Policy OS-2.8: Ensure that development is consistent with
all federal, State and regional regulations for habitat and
species protection.
Why is this Important?
Conservation and protection of important biological
resources are integral to maintaining biodiversity and a
healthy ecosystem. All species, no matter how small, have
an important role to play in the ecosystem. Natural services
such as pollution breakdown and absorption, soil formation
and protection, nutrient storage and recycling, protection of
water resources, and recovery from a variety of disasters
are dependent upon a thriving ecosystem.
URBAN AGRICULTURE AND COMMUNITY GARDENS
☼Policy OS-3.1: Allow for community and private gardens as
areas where residents can plant and grow fruit and
vegetables and ornamental gardens that can be a source of
pride and beauty in the neighborhood.
☼Policy OS-3.2: Encourage the development of community
gardens in conjunction with school sites as an educational
resource.
☼Policy OS-3.3: Encourage the development of unused land
such as portions of parks and utility right of ways to be
converted to productive space for growing food.
☼Policy OS-3.4: Support private and institutional gardens
and explore additional opportunities for partnerships and
collaboration.
☼Policy OS-3.5: Identify potentially feasible site locations
for urban agriculture, including locations for street
conversions, and identify links between them.
☼Policy OS-3.6: Explore and encourage opportunities for
roof-top gardens, especially for large, flat roofed industrial,
commercial, and institutional buildings.
Goal OS-3: Urban agriculture thoughtfully integrated into
the urban fabric that serves as open space, fosters
community involvement, and provides a local food source.
Part Three: General Plan Elements – Open Space
Adopted June 2011 3-178 National City General Plan
☼Policy OS-3.7: Pursue available grants and other funding
sources for urban agriculture and community gardens.
Policy OS-3.8: Maintain an on-going dialogue with the
community to ensure that its needs are being addressed by
urban agriculture endeavors.
☼Policy OS-3.9: Ensure that community gardens and other
urban agricultural resources are accessible to members of all
demographic groups within the community, including
minorities, seniors, children and persons with disabilities.
Policy OS-3.10: Identify appropriate locations for a farmer’s
market(s) and farm stands.
☼Policy OS-3.11: Explore opportunities for the planting of
fruit trees and gardens in the public right-of-way, where
feasible.
Policy OS-3.12: Encourage the use of best practices for
community farming and neighborhood gardening that
eliminates or reduces the use pesticides, herbicides,
chemical fertilizers, use of gas powered equipment, and
encourages composting.
Policy OS-3.13: Strive to meet or exceed and maintain a
community garden to population ratio of 0.77 acres per
1,000 residents, as fiscal resources allow.
Policy OS-3.14: Increase public knowledge about food and
food systems from the production process to disposal.
Why is this Important?
Urban agriculture and community gardens can serve multiple
purposes within a community. First, community gardens can
contribute to better health within a community, as they can
increase access to healthy foods by lower-income residents,
who may lack the financial resources to purchase fresh or
organic produce. Also, lower-income areas may be
underserved by grocery chains or specialty foods markets
and have a disproportionately high concentration of
convenience stores or fast-food chains, which offer few
healthy food options. Gardening also offers benefits of
physical activity. Community gardens also can foster
community interaction by encouraging neighbors to
cooperate in the cultivation of fresh food and flowers and
Refer to the
Health and
Environmental
Justice Element
for additional
policies related to
healthy foods.
Part Three: General Plan Elements – Open Space and Agriculture
City of National City 3-179
offer educational opportunities by demonstrating
community stewardship and teaching the importance of
environmental sustainability.
Urban agriculture may assist in the revitalization of
abandoned or underutilized land and development of
community gardens may help reduce a community’s carbon-
footprint. Locally produced food requires less packaging,
preservation, and transportation than foods not grown in
the community, thus reducing the consumption of natural
resources, energy use, and the emission of greenhouse
gases23. Additionally, community gardens can help reduce
the urban heat island effect, lessen urban run-off, and
improve air quality. Sustainable food systems, especially
the incorporation of urban farming, can improve public
health and is an important component when planning a
community24.
URBAN FORESTS
Policy OS-4.1: Require the planting of new trees in
conjunction with all city-initiated projects, where feasible,
and manage and care for all publicly owned trees.
Policy OS-4.2: Ensure that new developments incorporate
street trees and parking lot plantings, where feasible, and
work in cooperation with residents and businesses to retain
healthy trees as part of the city’s streetscape.
Policy OS-4.3: Require the retention of trees of significance
(such as heritage trees or landmark trees and groves) by
promoting stewardship of such trees and ensuring that the
design of development projects provide for the retention of
these trees wherever possible. Where removal of trees of
significance cannot be avoided, the City shall require tree
replacement or suitable mitigation. Where feasible, sidewalk
realignment may be considered to preserve significant trees.
Policy OS-4.4: Continue to promote planting shade trees
with substantial canopies, and require, where feasible, site
design which uses trees to shade rooftops, parking facilities,
23 Rees, William E. (1997). Why Urban Agriculture? Retrieved August 2009 at http://www.cityfarmer.org/rees.html
24 Hodgson, Kimberly (2009). Where Food Planning and Health Intersect: Welcome to the Next Big Trend. Planning.
75(8). 9.
☼Goal OS-4: A healthy and thriving urban forest that
serves as an environmental, economic, and aesthetic
resource.
Heritage Trees -
trees that
because of their
age, size, type,
historical
association or
horticultural value
are of special
importance to the
City.
Landmark Trees –
Trees that are
unusual or have
very high
aesthetic quality
or being a species
of tree that rarely
occurs in the City.