HomeMy WebLinkAboutDe Novo Planning GroupSUBMITTED TO:
City of Diamond Bar
Attn: Mayuko Nakajima, Senior Planner
21810 Copley Drive
Diamond Bar, CA 91765
SUBMITTED BY:
De Novo Planning Group
Starla Barker, AICP
180 E Main Street, Suite 108
Tustin, CA 92780
(949) 396-8193 | sbarker@denovoplanning.com
Proposal to Prepare a CEQA Document
for the
1400 Montefino Avenue Project
City of Diamond Bar | July 31, 2025
De Novo Planning Group
1400 Montefino Project CEQA Compliance
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1. COVER LETTER
July 31, 2025
City of Diamond Bar
Attn: Mayuko Nakajima, Senior Planner
21810 Copley Drive
Diamond Bar, CA 91765
SUBJECT: Proposal to Prepare a CEQA Document for the 1400 Montefino Avenue Project
Dear Ms. Nakajima:
On behalf of De Novo Planning Group (De Novo), thank you for the opportunity to submit this proposal to
provide CEQA compliance services for the proposed 1400 Montefino Avenue Project (Project). Based on
our review of the RFP and experience preparing and providing environmental compliance for
documentation for projects throughout California, including for residential development projects, we are
confident we can provide the necessary services to assist the City with this work.
De Novo has extensive experience providing environmental consultant services for clients throughout
California. Our team will provide a dedicated group of principal-level professionals with exceptional skills
and qualifications. We enjoy our work, and our Principals prefer to roll up our sleeves and work on our
projects ourselves. Our success is derived from the Principal-level attention that we provide each project.
We are committed to this Project and will allocate our resources and energy in a way that will exceed all
expectations, leaving the City with a legally defensible environmental document. We are confident that
our experience, record of success, and Principal-level attention to the Project will prove to be extremely
valuable to City.
We have assembled a carefully selected team of experienced environmental practitioners to work with
the City of Diamond Bar to prepare the necessary analysis and documents. De Novo Planning Group would
serve as the prime consultant for this contract with the City. Our team is led by De Novo Principal Planner
Starla Barker, AICP, who will serve as Project Principal, and Christine Abraham, who will serve as Project
Manager. Starla and Christine have extensive experience in managing environmental compliance
documents within southern California. We are joined by our expert subconsultant partner, South
Environmental (biological resources and cultural/tribal cultural resources). Our team has excellent
qualifications and experience preparing succinct, legally defensible environmental documents, while
remaining on-schedule and on-budget.
We look forward to the opportunity to further discuss our proposal and approach to the preparation of
your CEQA compliance document. If you have any questions regarding this submittal, please contact Starla
Barker at (949) 396-8193 | cabraham@denovoplanning.com
Sincerely,
DE NOVO PLANNING GROUP DE NOVO PLANNING GROUP
Starla Barker, AICP, Principal Planner Christine Abraham, Principal Planner
De Novo Planning Group
City of Diamond Bar
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Table of Contents
1. Cover Letter .............................................................................................................................................. 1
2. Qualifications ............................................................................................................................................ 3
3. Project List and Schedule .......................................................................................................................... 9
4. Scope of Work ............................................................................................. Error! Bookmark not defined.
5. Budget Estimated ................................................................................................................................... 28
6. Acceptance of Conditions ....................................................................................................................... 32
Appendix A – Resumes................................................................................................................................ 33
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2. QUALIFICATIONS
De Novo Planning Group is a land use and environmental planning
firm specializing in community planning, environmental studies,
design, and development services. When providing environmental
and technical services for municipal clients, our goal is to serve as an
extension of staff in a capacity that will provide the tools, research,
and professional knowledge to help evaluate a project’s potential
environmental impacts in a clear and concise way. We take great
strides to ensure the environmental review process is smooth from
the City’s perspective and that elected and appointed officials have
the information they need to make informed decisions. The De Novo
team brings to our clients the following unique benefits:
Exceptional CEQA Experience. Our team is well experienced with
managing and preparing environmental compliance documents for a
range of development projects including commercial, hotel, office,
mixed use, industrial, residential, alternative energy, hospitals,
schools, and parks, as well as policy programs including General
Plans, Zoning Ordinances, and Specific Plans. Our projects are
managed by a Principal-level management team who will be in
attendance at all public and stakeholder meetings and will be
intimately involved in every aspect of the project. This approach
provides an exceptional level of quality control. We believe that
CEQA documents are a tool that the public and decision makers must
be able to easily read and understand in order to thoughtfully
consider potential impacts during their decision-making process.
This means we write our documents to be clear, concise, and jargon-
free.
Utilization of Technical Staff and Expert Teaming Partners. De Novo
technical team members provide expertise in the areas of air quality,
climate change, biological resources, health risk assessments,
aesthetics, land use/planning, noise, population/housing, and public
services and utilities. De Novo regularly teams with the region’s top
subconsultants for transportation, infrastructure, cultural studies,
biological assessments and specialized hazards and geology/soils
studies, all of whom are leaders in their fields and have experience
working on a wide range of projects throughout California.
Diversified Professional Expertise. One of the key things that sets our firm apart from our competitors is
the unparalleled experience and diverse skill sets of our Principals. Our team members are experts in a
wide range of planning disciplines, including environmental compliance, long-range planning (preparation
of comprehensive general plans, specific plans, zoning codes, housing elements, and various ordinances),
and development processing.
Official Name
De Novo Planning Group
Primary Points of Contact
Starla Barker, AICP
Principal Planner |
Project Principal
949-396-8193
sbarker@denovoplanning.com
Christine Abraham, Principal
Planner | Project Manager
(310) 849-4144
180 E. Main Street, Suite 108
Tustin, CA 92780
Entity Type
California S-Corporation
Firm Locations
Southern California:
180 E. Main Street, Suite 108
Tustin, CA 92780
(Local office where work will be
performed)
Northern California:
1020 Suncast Lane, Suite 106
El Dorado Hills, CA 95762
916-949-3231
Years in Business: 17
Staff: 20
De Novo Planning Group
City of Diamond Bar
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TEAM ORGANIZATION
The organization chart identifies the key personnel assigned to the Project. Our team has worked together
for many years preparing environmental compliance documentation and technical analysis. This
continuity in staffing means that each team member knows our management team’s expectations for
concise writing style, analysis, documentation, and time management. Ultimately, this results in a more
efficient process with fewer internal comments and revision cycles. Our team is ready to begin work
immediately following the City’s issuance of a notice to proceed.
CITY OF DIAMOND BAR
De Novo Planning Group (Prime Consultant)
Starla Barker, AICP
Project Principal | Principal Planner
Christine Abraham, Esq.
Project Manager | Principal Planner
Tin Cheung
Principal Scientist
Josh Smith, AICP, LEED-AP
Senior Planner
Erik Anderson, AICP
Associate Planner
Abdul Jama
Assistant Planner
Subconsultant Partner
Biological Resources and Cultural/Tribal Cultural Resources
South Environmental
Matthew South, Principal Biologist
Samantha Murray, Cultural Resources Director
Kevin Hunt, Principal Archaeologist
Joshua Ludtke, Senior Paleontologist
PROJECT MANAGEMENT TEAM
Our success is derived from the Principal-level attention that we provide each project. Our Team, led by
Starla Barker, AICP, Project Principal, and Christine Abraham, Project Manager, is comprised of
professionals with expertise in preparing technical studies and environmental analysis for CEQA
compliance projects. Christine will be responsible for coordinating the De Novo team to ensure the
environmental analysis is thorough and complies with CEQA requirements. Starla will review all internal
and external work products and be responsible for providing overall quality control and quality assurance
throughout the Project’s duration. Christine will work closely with City staff, from contract execution and
Project inception, through to public hearings and completion of the CEQA process. This Principal-level
attention to each detail of the Project ensures a high-quality work product as well as continuity throughout
the Project.
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Our approach to having a dedicated Project Principal and Project Manager ensures continuity and a
seamless process if the Project Manager is absent. If Christine is unavailable for any reason, as Project
Director, Starla will continue to provide support as needed. They would also be supported by the team
members indicated below. In case of need, contact information (email addresses) for each of the key team
members is also provided.
Team Member Biographies
This section includes brief biographies and email addresses for key De Novo team members. Resumes are
provided in Appendix A.
STARLA BARKER, AICP
Project Principal | Principal Planner | Primary Point of Contact | sbarker@denovoplanning.com
Starla Barker, AICP, is responsible for leading the firm’s Southern California environmental services
practice, including the management and preparation of all types of environmental documents (Categorical
Exemptions, Initial Studies, Negative (Mitigated) Negative Declarations, Environmental Impact Reports,
and Environmental Assessments) pursuant to CEQA and NEPA. Starla has successfully managed a wide
range of environmental compliance projects for public and private sector clients, with particular emphasis
in urban infill, downtown, redevelopment, and policy projects, including General Plans, Zoning Code
Updates, and Specific Plans. Through her extensive experience in both policy and environmental planning,
Starla is keenly aware of the interaction between the two and consistently takes a proactive and
comprehensive approach to understanding planning and environmental issues and developing solutions.
Utilizing her experience in community planning, Starla frequently participates in outreach activities with
members of the public and elected and appointed officials to help inform and facilitate the planning and
environmental review process.
Starla will have 20 percent availability to provide the services required.
CHRISTINE ABRAHAM, ESQ.
Principal Planner | Project Manager | cabraham@denovoplanning.com
Christine is a Principal Planner with De Novo Planning Group and is responsible for project management,
preparation of environmental documents, regulatory permitting, peer-reviewing and quality control. With
almost two decades of experience in environmental consulting and planning, Christine has managed and
prepared all levels of CEQA documentation. She knows what it takes to coordinate and track multi-
disciplinary teams on complex and controversial projects, for private developers as well as a number of
municipalities and public agencies. In addition to document preparation, Christine draws from her legal
background, as a member of the State Bar of California, to provide thorough peer review of environmental
documents and technical studies to ensure defensibility, as well as engaging in litigation support when
needed. Christine is highly organized, an affective communicator, and can ensure that project
documentation undergoes a thorough quality review and meets all City requirements.
Christine will have 25 percent availability to provide the services required.
TIN CHEUNG
Principal Scientist | Technical Lead |tcheung@denovoplanning.com
Tin is a Principal Scientist with De Novo Planning Group and is responsible for technical analyses related
to air quality, greenhouse gas, noise, vibration, and energy. Tin has 20 years of experience preparing air
pollutant emissions inventories, dispersion modeling, climate change and health risk assessments using a
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variety of computer data models. He has worked on hundreds of projects which include large-scale
industrial, commercial, residential, infrastructure, school and recreational developments. He has
extensive knowledge of the CEQA\NEPA regulatory process and impact assessment methodology
established by the EPA, California Air Resources Board and other air quality management districts. He
leads our in-house air-quality, climate change, and noise/vibration services for CEQA\NEPA compliance.
He also has performed third-party reviews for technical adequacy and CEQA compliance in support of legal
efforts and government QA\QC. His substantial knowledge of impact quantification and regulations
contributes to solutions for reducing air quality, climate change and health risk impacts. Because of his
expertise, he has been called on for legal support and expert witness testimony relative to environmental
and CEQA issues.
Tin will have 15 percent availability to provide the services required.
JOSH SMITH, AICP, LEED-AP
Senior Planner | Technical Lead | jsmith@denovoplanning.com
Josh Smith, AICP, is a Senior Planner with De Novo. He has over 12 years of experience and is responsible
for the preparation of CEQA/NEPA documents (Initial Studies, Negative Declaration, Environmental
Impact Reports, and Environmental Assessments), the development of air quality and greenhouse gas
technical plans and reports, and climate change planning for local governments. Josh has extensive
experience with air quality, greenhouse gas, and energy modeling, including criteria air pollutant and air
dispersion modeling. Josh also has substantial experience developing Climate Action Plans, Energy Action
Plans, and toxic air contaminant (TAC) Health Risk Assessments. He served as the primary technical analyst
on the Pleasanton, Oakdale, and Hughson Climate Action Plans, and has managed EIRs such as the
Manteca Annexation #1 EIR, Placer County RTP EIR, and Amador County RTP EIR. Josh has additional
expertise utilizing best-practice standards for developing greenhouse gas (GHG) inventories and context-
specific GHG mitigation measures, as well as developing custom air pollutant emissions calculators for
complex projects.
Josh will have 20 percent availability to provide the services required.
ERIK ANDERSON, AICP
Associate Planner | eanderson@denovoplanning.com
Erik has worked on a diverse range of projects for public and private sector clients, with a focus on land-
use planning, policy development, and environmental and sustainability planning. Erik provides project
support in the preparation of CEQA documentation and long-range planning documents, including
General Plans, Housing Elements, Zoning updates, and Local Hazard Mitigation Plans. His background
experience includes grassroots lobbying with a non-profit environmental organization and work in the
legal field. Erik is passionate about serving communities and creating innovative work through place-based
development strategies.
Erik will have 30 percent availability to provide the services required.
ABDUL JAMA
Assistant Planner | ajama@denovoplanning.com
Abdul holds a Master’s Degree in City and Regional Planning from Cal Poly, San Luis Obispo. He brings a
strong interest and comprehensive experience in environmental and long-range planning. Abdul has
contributed to a wide range of public and private sector projects, focusing on environmental review, land
use planning, and policy development. His work includes CEQA document preparation such as initial
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studies, environmental impact reports, and mitigated negative declaration documents. His long -range
planning efforts includes General Plan Update, Zoning Code Update, and Local Hazard Mitigation Plan
preparation. Abdul is excited to provide top quality environmental, land use and policy development to
all communities and individuals.
Abdul will have 30 percent availability to provide the services required.
TEAMING PARTNERS
To complement our in-house services, we have well-established partnerships with highly experienced
technical consultants. For this contract, we will partner with South Environmental to provide biological,
cultural, and tribal cultural resources support.
SOUTH ENVIRONMENTAL, founded in 2018, is a certified Disadvantaged Business Enterprise (DBE),
Woman-Owned Business Enterprise (WBE), and Small Business Enterprise (SBE) specializing in natural and
cultural resources consulting in southern California. Services provided include architectural history,
archaeology, biology, arboricultural, and paleontological resources consulting services and support
numerous on-call contracts. Established as a partnership between Cultural Resources Director Samantha
Murray and Principal Biologist Matthew South, their in-house team of specialists provides the full suite of
cultural and natural resources compliance services. South Environmental help clients navigate federal,
state, and local regulatory and permitting processes, from small-scale private development projects to
large-scale infrastructure and energy projects. South Environmental provides technical studies and
compliance documentation to satisfy CEQA/NEPA regulatory requirements works closely with federal and
state permitting agencies such as the U.S. Army Corps of Engineers (USACE), California Department of Fish
and Wildlife (CDFW), and the State Regional Water Quality Control Board (RWQCB). South Environmental
can prepare all cultural, paleontological, tribal, and biological resources studies, as well as conducting
technical peer reviews for applicant-provided studies.
Areas of Expertise
• Historic Built Environment Resources
• Historic Preservation
• Archaeological Resources
• Tribal Cultural Resources
• Paleontological Resources
• Biological Resources Services
• Urban Forestry
• CEQA and NEPA Compliance
• Regulatory and Permitting
• Geographic Information System (GIS) and Data Science
REFERENCES
City of Lake Forest
Under the management of Starla Barker, De Novo Planning has been providing environmental planning
services for the City of Lake Forest and has completed several projects. Contract start date: September
2020 through present.
Project Contact: Gayle Ackerman, Director of Community Development | (949) 461-3463 |
gackerman@lakeforestca.gov
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City of Fountain Valley
Under the management of Starla Barker, De Novo Planning has been providing environmental planning
services as a Prime Consultant to the City of Fountain Valley since 2020 and has completed several projects
for the City. Contract start date: October 2020 through present.
Project Contact: Steven Ayers, Principal Planner | (714) 593-4431 | steven.ayers@fountainvalley.org
City of Burbank
Project Manager, Starla Barker, has been providing environmental planning services to the City of Burbank
for over 10 years while at her prior firm and continuing at De Novo. De Novo Planning has completed
several projects. Contract start date: April 2020 through present.
Project Contact: Fred Ramirez, Assistant Community Development Director | (818) 238-5273 |
framirez@burbankca.gov
City of Gardena
Under the management of Starla Barker, De Novo Planning has provided environmental planning services
to the City of Gardena and has completed several projects, as described above. Contract start date: June
2020 through present.
Project Contact: Lisa Kranitz, Assistant City Attorney | (310) 450-9585 | lkranitzlaw@gmail.com
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3. PROJECT LIST AND SCHEDULE
Below are public agency clients and representative projects in which the De Novo team has provided
similar environmental consulting services.
City of Laguna Beach
De Novo is currently providing on-call environmental services to the City of Laguna Beach. In this capacity,
De Novo has been retained to prepare environmental documents for various public and private projects
in Laguna Beach.
De Novo prepared an IS/ND for the 749 Marlin Drive Extension Project (RD EXT -2021-10443/CDP-2022-
2071). The Project applicant applied for a Road Extension and a Coastal Development Permit to extend
the northerly end of Marlin Drive approximately one foot by 37 feet in order to provide access from Marlin
Drive for the potential future development of a single-family residence. De Novo staff included Starla
Barker, Ashley Brodkin and Erik Anderson. Project Initiation: October 2022. Project completion: March
2023. Project Contact: Shaveta Sharma, Senior Planner | 949-497-0441 | ssharma@lagunabeachcity.net.
De Novo prepared a CEQA Class 5 and Class 32 Categorical Exemption Report for Riddle Field Park. Riddle
Field Park is a City of Laguna Beach park with an illuminated baseball field, half basketball court,
playground, picnic tables and restrooms. Riddle Field Park currently hosts little league baseball practices
and games for Laguna Beach Little League (LBLL), permitted by a Field Use Permit. LBLL has requested to
amend the Field Use Permit for the 2024 baseball season for the use of Riddle Field Park baseball field to
accommodate increased demand for little league play during the baseball season. More specifically, LBLL
requests to expand the number of days per week and the hours per day that lighting would be used at the
ballfield. De Novo staff included Starla Barker and Christine Abraham. Project Initiation: February 2024.
Project completion: May 2024. Project Contact: Alexis Braun, Recreation Manager | 949-497-0762 |
abraun@lagunabeachcity.net
De Novo is preparing an IS/MND for the 385 Nyes Place Project. The Project applicant is applying for a
Design Review and a Coastal Development Permit to construct a new three-story, single-family residence,
accessory dwelling unit, and two street-level garages. The team has conducted peer review of applicant-
prepared technical studies, prepared additional technical studies, and provided the City with an
Administrative Draft IS/MND. De Novo staff includes Starla Barker, Ashley Brodkin, and Erik Anderson.
Primary environmental concerns include biological resources, cultural resources, geology and soils, tribal
cultural resources and wildfire. The Final IS/MND has been completed and hearings will be scheduled.
Project Initiation: March 2023. Project completion: Anticipated Summer 2025. Project Budget: $28,000.
Project Project Contact: Shaveta Sharma, Senior Planner | 949-497-0441 | ssharma@lagunabeachcity.net.
De Novo prepared an IS/MND for the 2354 San Clemente Street (DR-2021-8817, CDP-2021-8819, VAR-
2021-8820) Project. The Project applicant is applying for a Design Review, a Variance, and a Coastal
Development Permit to remove the existing single-family residence, detached guest house and associated
site improvements, and construct a new two-story, 3,583 square-foot single-family residence, with
attached 528 square-foot two-car garage, elevated deck, hardscaping and landscaping. De Novo staff
included Starla Barker, Ashley Brodkin, and Erik Anderson. Primary environmental concerns include
biological resources, cultural resources, geology and soils, tribal cultural resources and wildfire. Project
Initiation: February 2023. Project Approval: June 2025. Project Contact: Shaveta Sharma, Senior Planner |
949-497-0441 | ssharma@lagunabeachcity.net.
De Novo is preparing an IS/MND for the 820 Gainsborough Drive Project. The Project applicant is applying
for a Design Review and a Coastal Development Permit to construct a new three-story, single-family
residence and an attached two-car garage. The team is conducting a peer review of applicant-prepared
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technical studies, preparing additional technical studies, and is working on the Administrative Draft
IS/MND. De Novo staff included Starla Barker, Ashley Brodkin, and Erik Anderson. Primary environmental
concerns include biological resources, cultural resources, geology and soils, tribal cultural resources and
wildfire. The Final IS/MND has been completed and hearings will be scheduled. Project Initiation: July
2023. Project completion: Anticipated Summer 2025. Project Contact: Shaveta Sharma, Senior Planner |
949-497-0441 | ssharma@lagunabeachcity.net.
De Novo is currently preparing the EIR for the Ceanothus Drive Project, which involves the development
of five single-family residences with associated access, hardscape, and landscape/fuel modification
improvements. Due to the Project’s location within a designated Very High Fire Hazard Safety Zone within
a Local Responsibility Area and within the City’s Fuel Modification (FM) Zone, as designated by City GIS
mapping, a landscape plan that includes a fuel modification zone is required. A fuel modification zone is a
strip of land where combustible vegetation has been removed and/or modified and partially or totally
replaced with more adequately spaced, drought-tolerant fire-resistant plants in order to provide a
reasonable level of protection to structures from wildland fire. Project Initiation: December 2023. Project
Approval: Anticipated Fall 2025. Project Budget: Project Contact: Wendy Jung, Principal Planner | 949-
497-0321 | wjung@lagunabeachcity.net.
City of Temecula
De Novo prepared an Environmental Checklist pursuant to CEQA Guidelines Section 15183 (Projects
Consistent with a Community Plan or Zoning) of the Seraphina Residential Project with respect to the
Project’s consistency with the Temecula General Plan, the analysis contained in the Temecula General
Plan EIR, and any site-specific environmental impacts or cumulative impacts that may result from Project
implementation. The Project proposes to develop 113 single-family residences (including six affordable
units). The Project site is designated Low Medium Residential (3-6 dwelling units/acre) by the Temecula
General Plan and is zoned Low Medium Density Residential (LM). The Project would be consistent with
the General Plan and Zoning for the site. The work program included preparation of technical studies,
including air quality, energy, and greenhouse gas emissions, noise, and transportation, and an Initial
Study/Environmental Checklist pursuant to CEQA Guidelines Section 15183 (Projects Consistent with a
Community Plan or Zoning) to determine whether there are project-specific significant effects that are
peculiar to the Project or the site and if the proposed Project meets the conditions for a streamlined
environmental review process. De Novo staff included Starla Barker, Erik Anderson and Josh Smith. Project
Initiation: June 2024. Project Approval: March 2025. Project Contact: Scott Cooper, Senior Planner | 951-
506-5137 | scott.cooper@temeculaca.gov.
De Novo prepared a MND for the Bedford Court Coffee Shop and Car Wash Project, which proposes to
subdivide the approximately 1.88-acre undeveloped parcel into two parcels. Parcel 1 is proposed to be
developed with a Quick Quack Car Wash, and Parcel 2 is proposed to be developed with a Dutch Bros
drive-thru coffee shop. Parcel 1 would be developed with an approximately 3,596-square-foot drive-thru
express car wash with a covered tunnel. The proposed building would include an electrical room,
equipment room, restroom, employee lounge, and covered pay area. A car vacuum area consisting of
parking spaces with vacuum equipment and canopies would be located within the central portion of the
site, east of the proposed car wash building. Parcel 2 would be developed with an approximately 950-
square-foot drive-thru coffee shop. Two drive-thru aisles would extend along the southern and eastern
property lines, merging east of the proposed building prior to accessing the drive-thru window. Mitigation
measures were adopted for biological resources, cultural resources, geology and soils, tribal cultural
resources, and mandatory findings of significance. De Novo staff included Starla Barker, Erik Anderson and
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Josh Smith. Project Initiation: November 2023. Project Approval: May 2025. Project Contact: Scott Cooper,
Senior Planner | 951-506-5137 |scott.cooper@temeculaca.gov.
De Novo prepared a Mitigated Negative Declaration (MND) for the Paradise Chevrolet Dealership Project,
which entails the development of an approximately 64,051-square-foot structure for commercial truck
sales and service uses within a two-story building that includes rooftop parking (approximately 44,879
square feet). The proposed building would have a building footprint of 57,662 square feet and a maximum
height of 38 feet. The building would be surrounded by a parking lot for customer and employee parking,
service and repair, and vehicle storage and display. The first floor of the proposed building would be
generally comprised of a reception area, customer lounge, sales offices, oil/compressor enclosure, service
department, and parts department. The service department area includes 37 vehicle service bays. The
second floor would be comprised of a parts department area. The rooftop of the proposed building would
include a parking area with 107 parking spaces and would be accessed via a ramp within the southeastern
portion of the site. The Project requests approval of a Development Plan approval for consistency with
the Temecula General Plan and design standards and performance standards of the Development Code,
and a Conditional Use Permit to allow for the commercial truck sales and service use within the SC Zone.
Mitigation measures were adopted for biological resources, cultural resources, geology and soils, hazards
and hazardous materials, tribal cultural resources, and mandatory findings of significance. De Novo staff
included Starla Barker, Erik Anderson and Josh Smith. Project Initiation: October 2023. Project Approval:
October 2024. Project Contact: Scott Cooper, Senior Planner | 951-506-5137
|scott.cooper@temeculaca.gov.
City of Gardena
Since early 2020, De Novo Planning Group has prepared several environmental compliance documents on
behalf of the City.
De Novo prepared an IS/MND for the 141st and Normandie Project which proposes to remove an existing
landscape nursery and two single family homes and develop 50 townhomes. The project includes a
General Plan Amendment, Zone Change, Tentative Tract Map, Site Plan Review and Variance to allow
development of the residential uses. Key environmental issues include transportation,
hydrology/drainage, hazards and hazardous materials, and noise. De Novo staff included Starla Barker,
Steve McMurtry, and Josh Smith. Project Initiation: March 2020. Project Approval: November 2020.
Project Contact: Lisa Kranitz, Assistant City Attorney | 310-450-9585| lkranitzlaw@gmail.com
The Evergreen Residential Project proposes to remove an existing retail garden center/commercial
container nursery and motel and develop 84 townhomes, including two affordable units. The project
includes a General Plan Amendment, Zone Change, Tentative Tract Map, and Site Plan Review to allow
development of the residential uses. Key environmental issues include noise, transportation and
hydrology/drainage. De Novo staff included Starla Barker, Steve McMurtry, and Josh Smith. Project
Initiation: March 2020. Project Approval: November 2020. Project Contact: Lisa Kranitz, Assistant City
Attorney | 310-450-9585| lkranitzlaw@gmail.com
De Novo prepared the EIR for the City of Gardena Land Use Plan, Zoning Code & Zoning Amendment
Project. The project proposes to amend the Land Use Plan of the Community Development Element of
the General Plan with the addition of new land use designations. Other technical updates will be added
to reflect changes that have occurred since 2006. The General Plan Land Use Policy Map will be amended
to apply new land use designations. New zones will be created to provide consistency with the Land Use
Plan update and additional changes will be made to the Zoning Code, including objective Residential
Design Standards. The Gardena Zoning Map will be amended to apply the new zones to specific parcels
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within the City and to eliminate split-zoned properties and rezone other properties to match the existing
uses, densities, or intensities that already occur on those properties. As part of the project, the existing
Artesia Corridor Specific Plan (ACSP) will be rescinded. The amendments will allow for new residential
development or increased residential development when compared to existing conditions. As site-specific
development proposals are not currently known, a programmatic analysis of the potential environmental
impacts associated with new residential development consistent with implementation of the proposed
project was prepared in the EIR. Project initiation: 2022. Project Completion: July 2024. De Novo staff
includes Starla Barker, Josh Smith, and Erik Anderson. Project Contact: Lisa Kranitz, Assistant City Attorney
| 310-450-9585| lkranitzlaw@gmail.com
De Novo prepared a CEQA Class 32 Categorical Exemption (CE) for a proposed Lab Five Soccer Center. The
project proposes to construct a 5-a-side soccer center facility on an approximately 1.5-acre site. The
proposed Lab Five Soccer Center would consist of seven 50-feet by 98-feet soccer fields with low rebound
walls, netting, and 20-foot high light poles illuminated by LED down lights. The existing office building
(2,786 square feet) would be retained and the storage building (200 square feet) would be removed to
allow for an outdoor seating area. Minor interior improvements would be made to the existing office
building and approximately 878 square feet of the existing 2,786-square-foot office would be converted
to an incidental café use for patrons of the Lab Five Soccer Center. The CE Report assesses the project’s
consistency with each criterion, including a General Plan consistency analysis and assessment to confirm
no significant effects relating to traffic, noise, air quality and water quality. De Novo staff included Starla
Barker and Josh Smith. Project Initiation: August 2021. Project Approval: November 2021. Project Contact:
Lisa Kranitz, Assistant City Attorney | 310-450-9585 | lkranitzlaw@gmail.com
De Novo prepared an IS/MND for the U-Haul Redevelopment Project. The Project proposes to remove the
existing on-site structures and develop a new, modern U-Haul Moving and Storage Store with a 177,573
square foot, 5-story storage facility and a separate 8,000 square foot building for retail sales and office
use. In addition to providing U-Haul truck and trailer sharing and retail sales, the location will house
regional U-Haul marketing operations. The applicant is seeking a Zone Change from C-3 to Heavy
Commercial (C-4), a Zone Text Amendment to allow for greater ground floor street frontage when a
proposed self-storage facility has at least 600 feet of lot frontage on a major collector or arterial street, a
Conditional Use Permit (CUP) to allow for the self-storage facility within the C-4 Zone, and Site Plan
Review. The De Novo team prepared the environmental analysis, including the following technical studies:
air quality, cultural resources, energy, greenhouse gas emissions, noise, sewer supply, and transportation,
as well as peer review of several applicant-prepared technical studies. De Novo staff included Starla
Barker, Ashley Brodkin, Josh Smith, and Erik Anderson. Project Initiation: May 2021. Project Completion:
June 2022. Project Contact: Lisa Kranitz, Assistant City Attorney | 310-450-9585| lkranitzlaw@gmail.com
City of Fountain Valley
De Novo prepared an EIR Addendum for the 16800 Magnolia Project, based on the recently adopted 2045
General Plan Update and its certified EIR. The Project proposes to construct a new mixed-use development
comprised of two, seven-story buildings containing 657 apartment units, 4,460 square feet of retail uses,
and residential amenities on a 6.87-acre site located adjacent to the I-405 Freeway. The Project includes
a density bonus, incentive, and waivers pursuant to the State Density Bonus Law. The Project site is
identified in the City’s Housing Element as an opportunity for residential development with affordable
units. De Novo prepared technical studies and a project-level analysis to determine the proposed Project
was within the scope of the analysis prepared for the General Plan EIR and that preparation of an EIR was
not required. De Novo Project Manager, Starla Barker, attended all hearings, including a special study
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session. Project Initiation: June 2024. Project Contact: Steven Ayers, Principal Planner | 714-593-4431 |
Steven.Ayers@fountainvalley.org.
De Novo provided third-party peer review services to the City of Fountain Valley for the Moiola Park
Residences IS/MND and technical studies prepared by the applicant team. The Project proposed a 74-lot
residential subdivision and a one-acre park on an approximately 13-acre property. The Project site is the
former Fred Moiola Elementary School Site, which is currently unoccupied, but the school improvements
remain in place. Proposed Project entitlements included a General Plan Amendment, Zoning Map
Amendment, Conditional Use Permit, Precise Plan, and Tentative Tract Map. The De Novo team conducted
the peer review to ensure the IS/MND and supporting technical studies considered recent CEQA legislation
and agency requirements, including consistency with SB 743 requirements. Project Manager, Starla
Barker, attended the Planning Commission and City Council hearings on behalf of the City to respond to
questions and provide CEQA expertise, as needed. Project Approval: April 2021. Project Contact: Steven
Ayers, Principal Planner | 714-593-4431 | Steven.Ayers@fountainvalley.org.
De Novo provided third-party peer review services to the City of Fountain Valley for the Slater Investments
Mixed-Use Project IS/MND and technical studies prepared by the applicant team. The Project proposes to
construct a four and five story mixed-use development with 270 residential units (including 33 affordable
housing units), a 5,000 square foot restaurant with 2,000 square feet of outdoor dining space, a parking
garage, and associated amenities on a 3.34-acre property. Proposed Project entitlements include a Code
Amendment to create new mixed-use zones in the City; General Plan Amendment to change the land use
designation from General Commercial to Mixed Use; Zoning Map Amendment to change the zoning of the
property from C1-Local Business to MU1-Mixed Use; Lot Line Adjustment to merge all parcels into one for
construction of the Project; Precise Plan for the site layout and construction of the Project; and a
Conditional Use Permit to allow for a large format restaurant with on-premises alcohol sales with the MU1
zone. The De Novo team conducted the peer review to ensure the IS/MND and supporting technical
studies considered recent CEQA legislation and agency requirements, including consistency with SB 743
requirements. Project Manager, Starla Barker, attended the Planning Commission and City Council
hearings on behalf of the City to respond to questions and provide CEQA expertise, as needed. Project
Initiation: November 2021. Project Approval: April 2022. Project Contact: Steven Ayers, Principal Planner
| 714-593-4431 | Steven.Ayers@fountainvalley.org.
City of Aliso Viejo
The De Novo team is preparing an IS/MND for The Commons at Aliso Viejo Project in the City of Aliso Viejo.
The Project proposes to remove the existing surface parking, landscaping, and improvements and
construct a mixed-use development consisting of 343 residential units and 17,273 square feet of ground
floor commercial use within a six-story building. The mixed-use building would wrap around a centrally
located eight-level parking structure with a subterranean parking garage and rooftop residential amenity
space. The Project includes a Specific Plan Amendment, Vesting Tentative Map, Site Development Permit,
and Development Agreement to allow construction of the proposed mixed-use residential and retail
development on an approximately 4.4-acre site. The Project site is designated High Density
Residential/Town Center Commercial and Open Space and is zoned SP-2: The Commons Specific Plan. The
Project site is located within The Commons at Aliso Viejo Town Center, Specific Plan No. 2, which envisions
a mixed-use development project within the Aliso Viejo Commons portion of the Aliso Viejo Town Center.
According to the Specific Plan Zoning Districts Map, the Project site is located within the SP2-RH Zoning
District (Residential – High Density District) and SP2-CTC Zoning District (Commercial – Town Center
District). De Novo staff include Starla Barker, Josh Smith, Erik Anderson, and Abdul Jama. The Project is
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ongoing, pending modifications by the Applicant team. Project Initiation: January 2024. Project Contact:
Rose Rivera, Senior Planner | rrivera@avcity.org.
The De Novo Team is preparing a comprehensive third-party peer review of the IS/MND and all technical
studies, as well as AB 52 and SB 18 assistance, for the 95 Argonaut Residential Project in the City of Aliso
Viejo. The Project is proposing to remove the existing office building and construct a new residential
development consisting of up to 61 three-story townhome units within eight buildings. The proposed
Project’s density would be 21.6 dwelling units per acre (du/acre), which would comply with the maximum
density allowed by the High Density Residential (HDR) land use designation (30 du/acre). The Project
would include five percent deed restricted affordable homes (three very low-income homes) and as a
result, the applicant is seeking certain concessions and waivers pursuant to the State’s Density Bonus Law,
including reduced parking, reduced setbacks, and increased retaining wall heights. De Novo staff include
Starla Barker, Josh Smith, Christine Abraham, and Tin Cheung. Project Initiation: May 2025. Project is
anticipated to completed in Fall 2025. Project Contact: So Kim, Director of Community Development |
skim@avcity.org
City of Lake Forest
De Novo is also providing on-call environmental services to the City of Lake Forest. In this capacity, De
Novo has been retained to prepare environmental documents for various private projects in Lake Forest.
De Novo prepared a CEQA Class 32 Categorical Exemption (CE) for a proposed Extra Space Storage facility.
The Project proposes to remove 91 uncovered RV storage spaces within the 1.96-acre northwest portion
of the property and construct a three-story, 90,512 square-foot climate-controlled self-storage building
with 533 units. New landscaping would be provided at the corners of the proposed building and enhanced
landscaping would be provided within the existing landscaped areas along the property’s frontage,
adjacent to the existing office building, and within the existing parking area. Existing light fixtures within
the proposed improvement area would be removed to accommodate the proposed building and wall
mounted light fixtures would be provided on the building exterior. Some of the existing fire hydrants
would be relocated to accommodate the proposed building and a transformer would be installed between
the proposed building and the existing two-story storage building. The CE Report assesses the project’s
consistency with each criterion, including a General Plan consistency analysis and assessment to confirm
no significant effects relating to traffic, noise, air quality and water quality. De Novo staff included Starla
Barker and Erik Anderson. Project Initiation: March 2023. Project Approval: August 2023. Project Contact:
Jennifer Mansur, AICP, Senior Planner | 949-461-3472 | jmansur@lakeforestca.gov.
De Novo prepared an IS/MND for the Applied Medical Expansion and Bridge Project (Site Development
Permit 12-20-5391). The Project applicant is applying for a Site Development Permit for the properties
located at 20162 and 20202 Windrow Drive. The Project includes a 73,168 square foot tenant
improvement on the first floor, 7,339 square foot building addition on the first floor, and a new 26,756
square foot second floor to the L203 Building (20202 Windrow Drive), as well as a new 13,253 square foot
bridge to connect the L203 Building with the L202 Building (20162 Windrow Drive). The new bridge is
proposed to serve as a location to house a mechanical central plant, as well as Cogen and central plant
equipment. A walkway on the new bridge will allow team members to travel between the two buildings.
To serve the new Cogen equipment, new electrical equipment will be installed at the parking lot level
located between the L203 Building and the toll road. Site work will include new walkways, an extended
ADA path of travel, new paving, new curbs and parking striping. De Novo also provided peer review of the
applicant-prepared technical studies. De Novo staff included Starla Barker, Ashley Brodkin, Josh Smith,
and Erik Anderson. Primary environmental concerns include air quality, noise, and transportation. Project
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Initiation: March 2021. Project Approval: December 2021. Project Contact: Ron Santos, Senior Planner |
949-461-3449 | rsantos@lakeforestca.gov
De Novo prepared an IS/MND for the Lock & Leave Self-Storage Facility (Use Permit 01-20-5331). The
Project applicant proposes to convert an existing 64,329 square foot warehouse building into a 108,148
square foot climate controlled, Class “A” two-story self-storage facility consisting of 635 units, including a
sales and rental office, break rooms, restrooms, and loading bays. The exterior of the building would
remain largely unchanged. The existing loading dock would be filled and repaved to match adjacent
grades, two existing landscape planters would be expanded, a portion of the parking area on the west side
of the building would be filled and repaved to match the grade of the building’s first floor, and a new entry
stair and pedestrian access ramp would be construction. The Project is consistent with the General Plan
and Zoning designations, but would require a use permit. De Novo staff included Starla Barker and Josh
Smith. Primary environmental concerns include noise and hydrology/water quality. Project Initiation:
September 2020. Project Approval: April 2021. Project Contact: Ron Santos, Senior Planner | 949-461-
3449 | rsantos@lakeforestca.gov.
De Novo prepared an IS/MND for the Great Scott Landscape Facility (Plan Amendment 03-18-5155, Zone
Change 03-18-5144, and Use Permit 03-18-5146). The Project applicant proposes a General Plan
Amendment from Regional Park/Open Space to Light Industrial, a Zone Change from A-1 General
Agriculture to M-1 Light Industrial, and a Use Permit to allow for a Contractor/Landscape business (Great
Scott Landscape Facility) to locate at 20865 Canada Road. The Project proposes rehabilitation of the
existing home to be used as an office for administrative functions, removal of the structures related to
animal keeping, creation of parking areas for the tree service vehicles and equipment, and creation of a
concrete pad for drying the wood chips generated during the day’s work of cutting trees. The existing barn
would remain in place and used for storage of equipment. Serrano Creek is located adjacent to the Project
site to the north and west. The Creek is within the existing floodplain; however, no construction would
occur within the Creek’s floodplain as part of the proposed Project. The Project would install vegetated
bioswales adjacent to the Creek to treat stormwater before draining to the creek to improve existing water
quality conditions. A landscaped buffer and change link fence would be installed along Linear Lane and a
freestanding block wall would be installed around the outdoor chip storage area. Several trees that are
either in bad health or already dead would be removed to improve aesthetics and overall safety. Primary
environmental concerns include biological resources, hydrology/water quality, and transportation.
Project Initiation: March 2021. Project Approval: March 2024. Project Contact: Marie Luna, Senior Planner
| 949-461-3466 | mluna@lakeforestca.gov.
City of Burbank
De Novo prepared a CEQA Class 32 Categorical Exemption (CE) for a mixed-use infill residential and
retail/office development within the City of Burbank (624-628 San Fernando Boulevard Mixed-Use
Project). The project proposes a four-story mixed-use building consisting of 42 residential dwelling units
above 3,500 square feet of retail space and 8,200 square feet of office space. Of the 42 units, five would
be deed restricted affordable units. The CE Report assesses the project’s consistency with each criterio n,
including a General Plan consistency analysis and assessment to confirm no significant effects relating to
traffic, noise, air quality and water quality. De Novo staff included Starla Barker and Josh Smith. Project
Initiation: March 2020. Project Approval: August 2020. Project Contact: Lisa Frank, Associate Planner |
818-238-5263 | LFrank@burbankca.gov
De Novo is preparing an EIR for the 2500 N. Hollywood Way Dual Brand Hotel Project. The Project proposes
a dual-brand hotel on a property with an existing Marriott and Convention Center, located across from
the Hollywood Burbank Airport. After peer review of applicant-prepared technical studies, preparation of
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additional technical studies, and preparation of an Administrative Draft EIR, the Applicant modified the
Project. The work program was amended to include recirculation of the Notice of Preparation and
preparation of new technical studies and EIR. The Final EIR has been prepared and hearings are anticipated
in Fall 2025. De Novo staff includes Starla Barker, Steve McMurtry, Ashley Brodkin, and Josh Smith.Project
Initiation: May 2020. Project Completion: Anticipated 2024. Project Contact: Daniel Villa, Senior Planner |
818-238-5250 | DVilla@burbankca.gov
De Novo is preparing technical studies and an Initial Study/Mitigated Negative Declaration (IS/MND) for
the 129 E. Providencia Hotel Project. The Project proposes removal of existing structures and development
of an 84-room Home2Suites Hotel. The Project was initiated in October 2023. Preparation and review of
technical studies determined additional site characterization was required, as well as modifications to
meet development standards. De Novo Staff includes Starla Barker, Christine Abraham, Erik Anderson,
and Josh Smith. Project Initiation: November 2023. Project Completion: Anticipated early 2026. Project
Contact: Karen Chavez, Assistant Planner | 818-268-5248 | kchavez@burbankca.gov
Additional Projects Completed by Starla Barker as Project Manager: Media Studios Project EIR; AC Hotel
IS/MND; Nickelodeon Office Building IS/MND; 550 N. Third Street Mixed Use IS/MND; International School
of Los Angeles/Lycee International de Los Angeles (1105 N. Riverside Drive) IS/MND.
City of South Gate
De Novo is preparing a joint Initial Study/Environmental Assessment for the City of South Gate for the
9001-19 Long Beach Boulevard Residences Project. The Project is proposing the redevelopment of an
existing commercial site with a 14-townhome affordable development. De Novo staff included Starla
Barker, Ashley Brodkin, and Josh Smith. Teaming partners include MAT and MD Acoustics. Project
Initiation: November 2022. Project Approval: Anticipated late 2025. Project Applicant: Habitat for
Humanity. Project Contact: Yalini Siva, Senior Planner | 323-563-9526 | ysiva@sogate.org
De Novo prepared a Class 32 Categorical Exemption with technical studies for the 10130 Adella Avenue
Project. The Project proposes Design Review for a 54-unit residential subdivision consisting of six three-
story attached 9-plex townhome buildings located at 10130 Adella Avenue. The Project includes a density
bonus. The Project site is designated and zoned Industrial Flex. De Novo staff included Starla Barker,
Ashley Brodkin, and Josh Smith. Project Initiation: January 2025. Project Approval: March 2025. Project
Contact: Rebecca Contreras, Contract Planner | rcontreras@sogate.org
City of San Dimas
De Novo provided third-party peer review services to the City of San Dimas for the Cherokee Court
Residential Project IS/MND prepared by the applicant team. The project applicant proposes a General Plan
Amendment, Zone Change and Vesting Tentative Tract Map to subdivide 1.4 acres into seven residential
lots and to construct seven single-family dwelling units ranging in size from 3,124 to 4,185 square feet,
including infrastructure improvements. Although physical development activities would be limited to the
1.4 acres, the proposed General Plan Amendment and Zone Change would apply to additional parcels to
provide consistency between the land use and zoning and existing on-site development. The De Novo
team conducted the peer review to ensure the IS/MND and supporting technical studies considered recent
CEQA legislation and agency requirements. De Novo staff included Starla Barker and Josh Smith. Project
Contact: Luis Torrico, Planning Manager | 909-394-6208 | ltorrico@sandimasca.gov
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ESTIMATED SCHEDULE
We have provided a realistic schedule based on our experience preparing environmental compliance
projects. We anticipate further discussion with the City as part of the kick-off meeting regarding the
schedule, interdependencies of tasks, and milestones. Our team has a strong history of accommodating
and meeting specific scheduling needs of our clients. We proactively work with our clients to
accommodate scheduling requests and establish expectations through the identification of key
milestones, interdependent tasks, and responsibilities. Completion of the IS/MND will be dependent upon
several factors outside of our Team’s control, AB 52 tribal consultation, and City staff review/response
timeframes.
Project Kickoff Meeting Week 1
Draft Project Description Preparation Weeks 2 – 3
City Reviews/Approves Project Description Weeks 4– 5
Preparation of Technical Studies/Analyses Weeks 6 – 11
De Novo Prepares Administrative Draft Initial Study Weeks 6 – 13
City Review of Administrative Draft Initial Study Weeks 14 – 15
De Novo Prepares Revised Screencheck Draft Initial Study Weeks 16 – 17
City Review of Revised Screencheck Draft Initial Study Week 18
De Novo Prepares Public Review Draft IS/MND & Distribution Week 19 – 20
Public Review of Initial Study Week 21 – 24
De Novo prepares Responses to Comments Weeks 25 – 26
City Reviews Responses to Comments Weeks 27 – 28
De Novo Prepares Final IS/MND (responses to comments, errata, MMRP) Week 29 – 30
City Reviews Final IS/MND Week 31 – 32
De Novo Provides City with Final Documents for Hearings Week 33
Hearings TBD
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4. SCOPE OF WORK
PROJECT UNDERSTANDING
The City of Diamond Bar is seeking a qualified environmental planning consultant team to prepare
California Environmental Quality Act (CEQA) compliance documentation for the proposed subdivision for
the development of 49 attached and detached residential condominiums (the Project), located on the
south side of 1400 Montefino Avenue, between South Diamond Bar Boulevard and Porto Grande Drive,
in Diamond Bar. The development plan includes three-story buildings with concrete slabs on grade,
consisting of nine Plan 1 condominium units (four bedrooms at 1,929 square feet), 10 Plan 2 condominium
units (four bedrooms at 1,940 square feet), and 30 Plan 3 condominium units (three bedrooms at 1,966
square feet), with private drive aisles. The approximately 3.94-acre Project site (APNs 8293-044-015 and
-016) is developed with a commercial/office building, supported by surrounding surface parking and
landscaping. The Project site has a General Plan land use designation of General Commercial (C) and is
located within the Commercial Office (CO) zoning district.
The applicant is requesting discretionary approvals, including, but not limited to a Tentative Tract Map; a
General Plan Amendment to change the land use designation to Medium High Density Residential (RMH)
and rezone to Medium High Density Residential (RMH) with a Planned Development (PD) Overlay to allow
for the proposed residential development; Development Review; and a Conditional Use Permit, as
required for all PD Overlays.
It is our understanding that the applicant has prepared several technical studies, which can be used in
support of the CEQA document, including a traffic study, sewer study, geotechnical report, Low Impact
Development (LID) report, Stormwater Pollution Prevention Plan (SWPPP), hydrology/hydraulic report, as
well as a Phase I Environmental Site Assessment, all of which would be subject to peer review by the City.
It is assumed that all applicant-provided technical studies would be suitable to support the CEQA
evaluation.
CEQA requires the evaluation of potential environmental impacts associated with development of the
proposed Project, as well as the General Plan Amendment and the Zone Change. Based on the RFP and
our understanding of the Project, De Novo is proposing to prepare a Mitigated Negative Declaration
(MND) for the Project. If during the course of our evaluation it becomes evident that a significant and
unavoidable impact could result from the proposed Project, an environmental impact report may be
required. De Novo will communicate with the City immediately to discuss next steps for a revised scope
of work to reflect the appropriate level of CEQA documentation.
SCOPE OF WORK
We have prepared the following work plan in response to the RFP, our understanding of the Project, and
our experience preparing a variety of environmental clearance documents and associated technical
studies throughout California. The requested work effort will involve preparation of technical studies, an
Initial Study, and preparation of an MND.
TASK 1 PROJECT KICKOFF AND PROJECT DESCRIPTION
1.1 Project Kickoff Meeting
The work program will be initiated with a kickoff meeting with City staff to discuss the project features in
greater detail. This initial meeting will be a key milestone to confirm the parameters of the analysis, project
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construction program, buildout conditions, scheduling, and overall communications. Prior to the kickoff
meeting, De Novo will distribute an agenda and detailed memorandum, which will identify information
needs. De Novo will review all applicable Project information provided by the City, which may include site
plans, technical specifications, visual simulations, infrastructure plans, and other relevant information.
Based upon the detailed Project information obtained at the project kickoff meeting, De Novo will draft a
preliminary Project Description (Task 1.2) and project schedule for review and approval by the City staff.
1.2 Project Description and Site Visit
The Project Description is a critical element of the environmental review and establishes the foundation
for the technical analysis. The Project Description will detail the Project location and environmental
setting, project characteristics (construction and operation), project objectives, phasing, discretionary
actions, and required permits and approvals based on available information provided by the City. De Novo
will submit the Project Description to the City for review and approval. This scope assumes that De Novo
will respond to one set of consolidated comments from the City. We have assumed that no modifications
to the Project Description will occur after approval by the City.
Task 1 Deliverables: One electronic copy of the Kickoff Meeting Agenda/Minutes; One electronic copy of
the Schedule (with updates as needed); One electronic copy of the Draft and Final Project Description
(Word and PDF).
TASK 2 PREPARATION OF TECHNICAL STUDIES
In order to support the Project’s CEQA analysis, De Novo anticipates that the following technical studies
will be required. If during subsequent discussions with the City, or during preparation of the evaluation, it
Is determined that additional studies will be needed, an amendment to this work program would be
required.
2.1 Air Quality Analysis
De Novo will utilize our in-house Environmental Scientists to prepare an Air Quality analysis for this
Project. The analysis in this section will be based on CEQA assessment methods adopted by the South
Coast Air Quality Management District (SCAQMD). Ambient air quality conditions in the Project area will
be described based on information from monitoring stations operated by the SCAQMD or the California
Air Resources Board. The Air Quality analysis will include a quantitative assessment of Project emissions
emitted into the region using the CalEEMod air quality model. Both construction-related emissions and
operational emissions will be evaluated against the SCAQMD’s regional significance thresholds. A localized
air quality impact analysis will also be conducted to determine whether the Project’s emissions will impact
nearby sensitive land uses. Applicable SCAQMD rules and requirements will be presented, and mitigation
measures will be provided, if needed.
2.2 Biological Resources Assessment
De Novo has teamed with South Environmental to provide biological resources services.
A reconnaissance level site survey will be conducted to map biological resources on the parcels including
plant communities, special-status species, and potential jurisdictional waters. Plants and animals
observed on the site will be recorded in a field notebook and representative photos will be taken. The
survey area will include the parcel and a 500-foot buffer surrounding the proposed development. The
project parcel will be surveyed on foot but private property in the surrounding 500-foot buffer will be
surveyed using binoculars to identify potential resources to the extent that is practical.
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A detailed biological resources assessment report will be prepared that describes the project,
environmental and regulatory settings, maps plant communities and sensitive habitats, discusses the
potential for jurisdictional features and special-status species to occur on the parcel, wildlife movement
corridors and habitat linkages, and assesses the potential impacts from the proposed development to any
protected resources that might occur (if any). Relevant literature will be reviewed, including but not
limited to California Natural Diversity Database (CNDDB), California Native Plant Society (CNPS) Inventory
of Rare and Endangered Plants, National Wetlands Inventory (NWI), National Hydrography Database
(NHD), and the Natural Resources Conservation Service (NRCS) Soils Database. An analysis of the
cumulative impacts to biological resources anticipated by your projects and other unrelated projects that
are proposed in the area will be included. Recommendations will be made that include avoidance and
mitigation measures that reduce or eliminate the potential impacts to a less than significant level
according to CEQA, when possible.
2.3 Cultural, Tribal Cultural and Paleontological Resources Assessments
De Novo has teamed with South Environmental to also provide cultural, tribal cultural, and paleontological
resources assessments.
Task 2.3(a): CHRIS Records Search
A California Historical Resources Information Systems (CHRIS) records search of the Project site and a 0.5-
mile radius at the South Central Coastal Information Center (SCCIC), which houses cultural records for Los
Angeles County, will be conducted. The purpose of a records search is to identify any previously recorded
cultural resources; review historical maps of the Project site; review the Archaeological Resources
Directory list; and gather information on ethnographies. In addition, South Environmental will review the
lists for the National Register of Historic Places (NRHP), the California Register of Historical Resources
(CRHR), and the lists of California State Historical Landmarks, and California Points of Historical Interest.
Task 2.3(b): Assembly Bill 52 of 2014 and Senate Bill 18 of 2004 Assistance
South Environmental will assist the City of Diamond Bar with Assembly Bill 52 of 2014 (AB 52) and Senate
Bill 18 of 2004 (SB 18) consultation with local Native American tribes. South Environmental will contact
the California Native American Heritage Commission (NAHC) for a review of their Sacred Lands File and
request an AB 52 tribal contact list, if needed. This assistance is assumed to include ghostwriting
notification and consultation letters to tribes on City letterhead; mailing letters to tribal contacts; assist
the City with subsequent responses from tribe; and consultation meetings that occur (we assume no more
than three (3) one-hour meetings with the City and tribes); and maintaining a detailed record of all AB
52/SB 18 consultation efforts in coordination with City staff. We further assume tribal consultation will
begin in the earliest stages of the CEQA process during preparation of the Initial Study.
Task 2.3(c): Cultural Resources Survey
A pedestrian survey of the Project site will be conducted, using transects spaced no greater than five
meters apart on unpaved portions of the Project site. We assume that the survey will be negative for
archaeological resources (i.e., no newly discovered archaeological resources will be encountered, and no
previously recorded resources will require updates). No artifacts, samples, or specimens will be collected
during the survey. Should any archaeological resources be identified as a result of the records search or
survey requiring recordation or collecting, we will work with you to augment this scope of work and
associated costs.
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Task 2.3(d): Cultural Resources Report
A Phase I cultural resources technical report will be prepared, summarizing the results of the records
search, NAHC Sacred Lands File search, survey, and results. The report will also discuss the proposed
project description, regulatory framework, all sources consulted, recommendations for appropriate
management, and analysis of the proposed project’s potential to impact cultural resources under CEQA
Guidelines Section 15064.5.
Task 2.3(e): Paleontological Resources Records Search
South Environmental will request a paleontological resources records search from the Natural History
Museum of Los Angeles County (NHMLA), which maintains records for Los Angeles County. The purpose
of the records search is to identify any previously recorded paleontological resource localities in the
vicinity of the Project, as well as the paleontological sensitivity of the geologic units present within the
project site.
Task 2.3(f): Paleontological Resources Assessment
Upon receipt of the paleontological records search results, South Environmental will prepare a
paleontological resource technical report in accordance with the Society of Vertebrate Paleontology
standard guidelines. This report will detail the results of the literature review and museum records search,
summarize the paleontological sensitivity of the geologic units within and in the vicinity of the Project site,
and assess potential impacts from project implementation. Based on the results of the analysis, South
Environmental will develop recommended measures (as necessary), to avoid potential impacts to
paleontological resources during Project implementation.
2.4 Energy Analysis
De Novo will utilize our in-house Environmental Scientists to prepare an Energy Analysis for this Project.
This task will include an energy analysis pursuant to the requirements of CEQA. This will include a
quantification and evaluation of the energy consumption (electricity, oil, and natural gas) and a review of
the project related to the Title 24, Part 6 of the California Code of Regulations. Potential energy impacts
of the Project will be focused on avoiding or reducing inefficient, wasteful and unnecessary consumption
of energy. The goal of conserving energy implies the wise and efficient use of energy and will be evaluated
relative to the sustainability measures found within the City’s General Plan.
2.5 Greenhouse Gas Emissions Analysis
De Novo will utilize our in-house Environmental Scientists to prepare a Greenhouse Gas Emissions Analysis
for this Project. The analysis in this section will be based on methods developed by the SCAQMD. The
Project’s GHG analysis will follow the SCAQMD screening criteria for development projects and will include
a qualitative analysis and a quantitative analysis using the CalEEMod air quality model addressing both
construction-related GHG emissions and operational GHG emissions. The Project will also be reviewed for
consistency with locally-adopted GHG reduction policies. Mitigation measures will be developed for any
potentially significant impacts identified during this analysis.
2.6 Noise and Vibration Assessment
De Novo will utilize our in-house Environmental Scientists to prepare a Noise and Vibration Assessment
for this Project, in order to assess potential impacts to nearby land uses. To document existing ambient
noise levels at the Project site, an ambient noise measurement program will be initiated. Two long-term
noise measurements (24-hours) will be conducted to measure Project site noise exposure levels along the
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southeast boundary that parallels S. Diamond Bar Boulevard, as well as on the northeastern boundary
adjacent to Montefino Avenue. Two short-term measurements (20 minutes) will also be conducted at the
Project boundaries (southwest and northwest) that are not substantially exposed to traffic noise. The
analysis will include an analysis of on-site construction activities relative to the City’s Municipal Code and
government published noise thresholds. Increases in noise from vehicle traffic related to the Project will
also be quantified and evaluated against significance thresholds. Vibration generated by construction
activities will also be quantified and assessed relative to potential vibration induced annoyance and
building damage to structures proximate to the Project site. The results of the analysis will be provided
within a noise and vibration section of the environmental document. Mitigation measures will be included
if needed.
2.7 Optional Task: Health Risk Assessment
As an optional task, at the discretion of the City, De Novo will utilize our in-house Environmental Scientists
to prepare a Health Risk Assessment (HRA) for this Project, due to construction activities within proximity
of nearby residences. The objective of the HRA is to determine the public health risks from construction-
related emissions attributable to the Project. While not required by SCAQMD, the Office of Environmental
Health and Hazards Administration (OEHHA) risk assessment guidance indicates that health risk should be
evaluated for construction activities that last two months or more. The HRA would quantify emissions of
toxic air pollutants, mostly from offroad construction vehicles and trucks, and this data would be used to
assess localized public health risks. The HRA consists of two main efforts: exposure assessment and risk
calculations. The exposure assessment will calculate the concentration of construction vehicle diesel
exhaust at nearby residential uses, while the risk calculations will determine if these concentrations would
result in excessive cancer risk. If cancer risk levels are determined to be significant, feasible mitigation
measures would be included to minimize cancer risk.
Task 2 Deliverables
Draft and final versions of the Biological Resources Assessment, Cultural Resources Assessments and HRA
would be provided to the City electronically. Results of the Air Quality, Energy, GHG Emissions, and Noise
and Vibration evaluations will be included in the text of the IS/MND, and any data will be included in an
appendix. One electronic copy of draft and final Cultural Resources Report will be provided (Word and
PDF). The AB 52 letters will be provided to the City for review, and it would subsequently be placed on
City letterhead for transmittal to tribes.
TASK 3 ADMINISTRATIVE DRAFT INITIAL STUDY
De Novo will prepare an Administrative Draft Initial Study for concurrent review by the City. The contents
of the Administrative Draft Initial Study will be consistent with all applicable provisions of CEQA and the
CEQA Guidelines, and will incorporate the analysis and findings of the technical studies:
3.1 Introduction
The Introduction will cite the provisions of CEQA, the CEQA Guidelines, and the City of Diamond Bar’s
CEQA Implementation procedures for which the proposed Project is subject.
3.2 Environmental Evaluation
This section will include a discussion of the potentially significant environmental impacts, mitigation
measures to reduce significant impacts to a level of insignificance, and a statement as to whether
mitigation measures will reduce impacts to a level of insignificance. The evaluation section will contain
appropriately detailed analysis and discussion of those environmental criteria deemed “Potentially
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Significant Impact” and “Potentially Significant Impact Unless Mitigated”. Where the project would result
in “No Impact” or “Less Than Significant Impact” for particular environmental criteria, the Initial Study will
include a brief discussion which supports such a finding.
Aesthetics
According to the Diamond Bar General Plan 2040 EIR, scenic vistas within the City are focused in open
space, local hillsides and ridges, and distant views of the San Gabriel Mountains. The Project site is located
within an urbanized area of the City. Visual impacts associated with Project construction and operation
will be discussed and evaluated. The analysis will be supported by the exhibits or visual simulations
provided by the applicant and would focus on whether the Project would conflict with applicable zoning
and other regulations governing scenic quality as identified in the Diamond Bar Municipal Code. The
analysis will also address the potential for the Project to create a new source of substantial light or glare
adversely affecting day or nighttime views in the area. Existing lighting within the surrounding area will be
qualitatively discussed.
Agriculture and Forestry Resources
The Project site is not identified by the California Important Farmland Finder as Farmland of Local
Importance and does not contain agricultural resources; nor does the project site contain forest land.
Further, the project site is not zoned for agricultural use or forest land. Thus, the Initial Study will confirm
no impact to agricultural and forestry resources.
Air Quality
This section will incorporate the findings of the Air Quality analysis referenced in Task 2.1. If a HRA is
warranted, then the section would also incorporate the findings of the HRA, referenced in Optional Task
2.7.
Biological Resources
This section will incorporate the findings of the Biological Resources Assessment referenced in Task 2.2.
Cultural Resources
This section will incorporate the findings of the Cultural Resources Assessment referenced in Task 2.3.
Energy
This section will incorporate the findings of the Energy analysis referenced in Task 2.4.
Geology/Soils
Utilizing the applicant-provided geotechnical studies and/or other existing resources, the analysis will
identify existing regional and local geology and soils constraints (such as compressible soils, landslide
hazards, disruptions, displacements, compaction, or over-covering of the soil, and areas subject to
subsidence) and seismic hazards, as well as liquefaction. While the City is located in a seismically active
region, there are no active faults within the City and it is not situated within an Alquist-Priolo Earthquake
Zone, according the City’s General Plan EIR. The Project will be evaluated for its potential to directly or
indirectly cause substantial adverse effects involving fault rupture, strong seismic ground shaking, seismic-
related ground failure (e.g., liquefaction), and landslides. This section will also address potential impacts
related to paleontological resources, as referenced in Task 2.3(f).
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Greenhouse Gas Emissions
This section will incorporate the findings of the Greenhouse Gas analysis referenced in Task 2.5.
Hazards and Hazardous Materials
The Project site is currently developed with a commercial office building and supporting parking lot.
Utilizing regulatory agency databases and/or an applicant-provided Phase I Environmental Site
Assessment, if available, De Novo’s evaluation will include a review of hazardous site databases (e.g.,
California Environmental Protection Agency’s (Cal-EPA) Cortese List, the Department of Toxic Substances
Control EnviroStor database, the State Water Resources Control Board GeoTracker database, Cal-EPA’s
CAL-SITES Abandoned Site Program Information System (ASPIS) database, and others that are deemed
relevant). This section will include an analysis of potential hazards associated with Project construction
and operations.
Hydrology/Water Quality
De Novo will utilize the applicant-provided LID report, SWPPP and hydrology/hydraulic report to evaluate
potential impacts to hydrology and water quality. The Federal Emergency Management Agency indicates
that this site is located in Zone X and identified as an area of minimal flood hazard. The site is characterized
by a south-facing, descending slope that starts from the west of the adjacent condominiums to the east
property line of the Project site. As such, De Novo will conduct an analysis of potential hydrological impacts
for purposes of the CEQA evaluation; however, no technical studies or modeling will be prepared.
Land Use and Planning
The Project site is zoned as Commercial Office, and the land use designation is General Commercial (C).
The analysis would consider the effects of the requested General Plan Amendment and Zone Change. The
Project would not displace existing people or housing or divide an established community. The proposed
Project will be reviewed for any potential conflicts with a land use plan, policy, or regulation adopted for
purposes of avoiding or mitigating an environmental effect.
Mineral Resources
No known mineral resources or recovery sites occur within the Project site. Thus, the Initial Study will
confirm no impact to mineral resources.
Noise
This section will incorporate the findings of the Noise and Vibration Assessment referenced in Task 2.6.
Population and Housing
The proposed Project includes residential development, resulting in direct population growth. As such, an
evaluation of the Project’s resulting population growth and increase in housing would be evaluated in
relation to the City of Diamond Bar General Plan and Southern Califor nia Association of Governments
(SCAG) growth forecasts, as provided in the Regional Transportation Plan/Sustainable Communities
Strategy. It is anticipated the discussion would confirm that the Project would not induce substantial
unplanned population growth.
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Public Services
The Project would not involve the construction of new residential development. As such, the potential
environmental impacts to fire, police, schools, parks and public facilities would be evaluated, based on
the direct increase in population. It is anticipated the discussion will confirm that the provision of other
new or physically altered public facilities would not be needed as a result of Project development.
Recreation
The Project would involve the construction of new residential development. As such, the potential
environmental impacts related to recreation would be evaluated. It is anticipated the analysis will confirm
the Project would not result in substantial physical deterioration of a recreation facility.
Transportation
De Novo will utilize the applicant-provided transportation evaluations to assess transportation and vehicle
miles traveled (VMT) impacts associated with the Project.
Tribal Cultural Resources
This section will incorporate the findings of the Cultural Resources Assessment referenced in Task 2.3(b)
regarding potential impacts to tribal cultural resources, including any information obtained from Native
American tribes as part of the AB 52 consultation process, which will be facilitated by the City and South
Environmental.
Utilities/Service Systems
The ability of existing infrastructure to support the proposed development will be confirmed, including
assessing the relocation or construction of new or expanded facilities and the potential to result in an
environmental effect based upon information provided by the City and service providers. The discussion
will focus on the potential alteration of existing facilities, extension, or expansion of new facilities and the
demand on services associated with the proposed development.
Wildfires
The Project site is not located within a fire hazard severity zone as delineated on CalFire Hazard Severity
Zone Maps for the City. Further, according to the General Plan, the City is not located in a fire threat zone.
Thus, the Initial Study will confirm that there would be no impact associated with wildfires.
Mandatory Findings of Significance
This section will focus on the cumulative effects and the potential for the Project to have environmental
effects which will cause substantial adverse effects on human beings based in part on the analysis
conducted as part of the previous environmental topical areas.
3.3 Additional Sections and Exhibits
Additional Initial Study sections will be prepared and include the following: List of Preparers; References;
and Appendices. The environmental document will include exhibits to enhance the written text and clarify
the proposed Project.
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3.4 Administrative Draft Initial Study Submittal
The previous tasks will result in the Administrative Draft Initial Study, which will be provided to the City
for concurrent review and comment.
Task 3 Deliverables. One electronic of the Administrative Draft IS with Appendices (Word and PDF); five
(5) hard copies; and meeting with City staff regarding Draft IS findings.
TASK 4 MITIGATED NEGATIVE DECLARATION
Should the analyses described in Tasks 2.0 and 3.0 determine that impacts could be mitigated to a less
than significant level, De Novo will prepare an MND.
4.1 Revised Draft IS/MND
De Novo will prepare a Revised Screencheck Draft IS/MND based upon comments received from the City
on the Administrative Draft IS. Changes to the Screencheck Draft IS/MND will be highlighted/provided in
tracked changes to assist the review.
4.2 Public Review Draft IS/MND
Comments received from City staff on the Revised Draft IS/MND will be addressed. De Novo will prepare
the Notice of Intent to Adopt a MND (NOI) for public review. De Novo will be responsible for posting the
NOI with the County Clerk and preparing the submittal documents to the State Clearinghouse. This scope
of work excludes radius mailing and newspaper noticing.
4.3 Final IS/MND
Upon completion of the public review period, De Novo will prepare a written response to the public
comments, and where necessary the appropriate revisions will be made to the IS/MND text. All responses
will be provided to City staff for review in the form of a Screencheck Final Initial Study/MND. We will make
any additional revisions as directed by the City and prepare a Final Initial Study/MND for consideration.
The Final Initial Study/MND will include a Mitigation Monitoring and Reporting Program. At this time, the
extent of public and agency comments that will result from the review process is unknown. This task
identifies a maximum budget allocation to prepare the responses to comments by the De Novo team. The
scope of work does not assume supplemental technical studies or extensive additional analysis will be
required to provide responses to comments.
4.4 Notice of Determination
De Novo will prepare and file a Notice of Determination (NOD) with the County Clerk and State
Clearinghouse. Our budget includes the filing fees for the County Clerk; however, any applicable CDFW
fees are excluded.
Task 4 Deliverables. One electronic copy of the Revised Draft IS/MND (Word and PDF); One electronic
copy of the Public Review Draft IS/MND (Word and PDF); Two (2) hardcopies of the Public Review Draft
IS/MND; Up to 30 copies of the Notice of Intent to Adopt (NOI) and Public Review Draft IS/MND on USB
mailed to the City’s distribution list; One electronic draft and final Notice of Intent; One electronic draft
and final Responses to Comments; One electronic draft and final MMRP; One electronic and three
hardcopies of the Final IS/MND to include the Responses to Comments, MMRP, and Errata; and One
electronic NOD.
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TASK 5 MND PROJECT COORDINATION AND MEETINGS
5.1 Project Management and Administration
Ms. Barker and Ms. Abraham will direct preparation and review of the MND for compliance with CEQA
requirements and guidelines and City CEQA procedures. This will include close coordination and oversight
of the technical analysis and identification of any areas of concern early in the work program. Ms. Abraham
will coordinate with City staff, as well as internal technical staff, support staff and word processing toward
the timely completion of the environmental document throughout the duration of the Project. This task
involves the time necessary for management and administration of the Project, including invoicing and
progress reports.
5.2 Project Meetings
Close coordination with City staff is essential. Ms. Abraham will participate in progress/Project conference
calls and/or meetings with City staff, as necessary. For budgeting purposes, the following meetings are
assumed, as described in the RFP: One (1) kickoff meeting with City staff (refer to Task 1.1); up to two (2)
meetings with City staff to discuss work program and progress, resolve any issues, review comments on
administrative documents, and/or receive any necessary direction; and attendance at up to two (2) public
hearings. A minimum of three (3) check-in conference calls with City staff are also assumed. We anticipate
that only the Project Manager will be required for each meeting and have provided a total number of
hours to accommodate the meetings. We have not budgeted for additional technical support from other
members of our team, including our subconsultants, to attend public hearings.
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5. BUDGET ESTIMATED
Typical direct costs associated with preparation of environmental documents include mileage, printing
data collection, and postage. Please note that all direct costs are billed at-cost and are not marked-up. We
also do not mark-up the fees of our subconsultants. The cost proposal and rate sheets are provided below.
Diamond Bar 1400 Montefino Project IS/MNDSouth Enviro Direct Costshours $185 hours $155 hours $135 hours $125 hours $135 hours FeeFee1.1 Project Kickoff Meeting 8 $1,480 $0 $0 $0 $0 8 $1,480 $200 $1,6801.2 Project Description 8 $1,480 $0 20 $2,700 $0 8 $1,080 36 $5,260 $5,260TASK 1 SUBTOTAL 16 2,960$ 0 -$ 20 2,700$ 0 -$ 8 1,080$ 44 6,740$ -$ 200$ $6,9402.1 Air Quality 6 $1,110 20 $3,100 $0 $0 $0 26 $4,210 $4,2102.2 Biological Resources Assessment 4 $740 2 $310 $0 $0 $0 6 $1,050 $6,930 $7,9802.3 Cultural (AB 52/SB 18) & Paleo Resources Assessment 4 $740 2 $310 $0 $0 $0 6 $1,050 $12,555 $13,6052.4 Energy Assessment 8 $1,480 16 $2,480 $0 $0 $0 24 $3,960 $3,9602.5 Greenhouse Gas Emissions Assessment 6 $1,110 20 $3,100 $0 $0 $0 26 $4,210 $4,2102.6 Noise and Vibration Analysis 8 $1,480 28 $4,340 $0 $0 $0 36 $5,820 $5,820TASK 2 SUBTOTAL 36 6,660$ 88 13,640$ 0 -$ 0 -$ 0 -$ 124 20,300$ 19,485$ -$ $39,7853.1 Introduction $0 2 $310 $0 6 $750 $0 8 $1,060 $1,0603.2 Environmental Evaluation 16 $2,960 8 $1,240 60 $8,100 40 $5,000 4 $540 128 $17,840 $17,8403.3 Additional Sections and Exhibits $0 $0 $0 8 $1,000 8 $1,080 16 $2,080 $2,0803.4 Administrative Draft Initial Study Submittal 12 $2,220 8 $1,240 6 $810 $0 $0 26 $4,270 $500 $4,770TASK 3 SUBTOTAL 28 5,180$ 18 2,790$ 66 8,910$ 54 6,750$ 12 1,620$ 178 25,250$ $0 $500 $25,7504.1 Revised Draft IS/MND 16 $2,960 12 $1,860 16 $2,160 8 $1,000 $0 52 $7,980 $7,9804.2 Public Review Draft IS/MND 8 $1,480 8 $1,240 8 $1,080 8 $1,000 $0 32 $4,800 $700 $5,5004.3 Final IS/MND 8 $1,480 6 $930 6 $810 6 $750 $0 26 $3,970 $400 $4,3704.4 Notice of Determination $0 $0 $0 4 $500 $0 4 $500 $150 $650TASK 4 SUBTOTAL 32 $5,920 26 $4,030 30 $4,050 26 $3,250 0 $0 114 $17,250 $0 $1,250 $18,5005.1 Project Management and Administration 22 $4,070 $0 $0 $0 $0 22 $4,070 $4,0705.2 Project Meetings 24 $4,440 $0 $0 $0 $0 24 $4,440 $500 $4,940TASK 5 SUBTOTAL 46 $8,510 0 $0 0 $0 0 $0 0 $0 46 $8,510 $0 $500 $9,010Subtotals 158 29,230 132 20,460 116 15,660 80 10,000 20 2,700 506 78,050 $19,485 2,450 $99,985$99,985Optional Task 2.7: Health Risk Assessment 16 $3,360 32 $4,320 0 $0 0 $0 0 $0 50 $8,100 $8,100OPTIONAL TASK SUBTOTAL$0 $8,100$108,085$29,230 $20,460 $15,660 $10,000 $2,700 $78,050NOTES:Subconsultants and Direct Costs are billed at no markup.De Novo Planning Group reserves the right to reallocate budget between various consulting team members and between tasks, provided the overall project budget does not change. Additional meetings would be billed at the hourly rates identified above.TASK/ACTIVITYProject Manager/ Principal PlannerSenior Planner Associate Planner Assistant PlannerBiolocigal Cultural PaleoPrinting, Postage, Filing FeesTOTALSTASK 1: PROJECT KICKOFF AND PROJECT DESCRIPTIONTASK 2: PREPARATION OF TECHNICAL STUDIESTASK 3: ADMINISTRATIVE DRAFT INITIAL STUDYTASK 4: CEQA CLEARANCE: MITIGATED NEGATIVE DECLARATIONGIS AnalystDe Novo Subtotal ACTIVITYTOTALSTOTAL FEE WITH OPTIONAL TASKOPTIONAL TASKSTASK 5: MND PROJECT COORDINATION AND MEETINGSTOTAL FEE
Principal $210
Principal Planner $185
Senior Planner $155
Associate Planner $135
Assistant Planner $125
GIS Analyst $135
De Novo Planning Group
2025 Rate Sheet
2061 N Los Robles Avenue, Suite 205 Pasadena, California 91104 / www.southenvironmental.com
2025 Standard Rate Sheet*
Billing Title Billing Rate
Principal Biologist..............................................................................................................................................$210
Senior Biologist...................................................................................................................................................$180
Biologist 2..............................................................................................................................................................$160
Biologist 1..............................................................................................................................................................$145
Biological Field Technician..............................................................................................................................$120
Principal Architectural Historian/Archaeologist/Paleontologist.......................................................$200
Senior Architectural Historian/Archaeologist/Paleontologist............................................................$170
Architectural Historian/Archaeologist/Paleontologist 2......................................................................$150
Architectural Historian/Archaeologist/Paleontologist 1......................................................................$135
Field Technician....................................................................................................................................................$115
GIS Specialist........................................................................................................................................................$160
*Rates subject to three percent (3%) annual escalation at the start of the calendar year
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6. ACCEPTANCE OF CONDITIONS
De Novo accepts the conditions listed in the RFP and is confident that it can reach a mutually acceptable
agreement with the City related to terms therein. De Novo respectfully requests consideration of the
following revisions to the City’s Consultant Services Agreement, provided as Attachment 2 of the RFP. The
revisions are to Section 9. Indemnity, and are indicated in underline for new text and strikeout for text we
would request to be omitted.
9. Indemnification.
To the extent permitted by law, Consultant shall indemnify, defend with counsel approved by City, and
hold harmless City, its officers, officials, employees and volunteers ("Indemnitees") from and against all
liability, loss, damage, expense, cost (including without limitation reasonable attorneys' fees, expert fees
and all other costs and fees of litigation) of every nature arising out of or in connection with:
(1) Any and all claims under Workers’ Compensation Act and other employee benefit acts with respect to
Consultant’s employees or Consultant’s contractor’s employees arising out of Consultant’s work under
this Agreement; and
(2) Any and all claims arising out of Consultant's performance of work hereunder or its failure to comply
with any of its obligations contained in this Agreement, regardless of City’s passive negligence, but
excepting such loss or damage which is caused by the sole active negligence or willful misconduct of the
City. Should City in its sole discretion find Consultant’s legal counsel unacceptable, then Consultant shall
reimburse the City its costs of defense, including without limitation reasonable attorneys' fees, expert fees
and all other costs and fees of litigation. The Consultant shall promptly pay any final judgment rendered
against the Indemnitees. Notwithstanding the foregoing, for any claim alleging negligent performance by
Consultant, the Consultant has no immediate obligation to provide the defense of the City. The Consultant
will reimburse indemnified parties their reasonable defense costs ultimately determined to have been
caused by the negligence of the Consultant and proportionate to the degree of fault of the Consultant. It
is expressly understood and agreed that the foregoing provisions are intended to be as broad and inclusive
as is permitted by the law of the State of California and will survive termination of this Agreement. Except
for the Indemnitees, this Agreement shall not be construed to extend to any third party indemnification
rights of any kind.
(3) The Consultant's obligations to indemnify, defend and hold harmless the City shall survive termination
of this Agreement.
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APPENDIX A
Resumes
EDUCATION
Masters, Urban and Regional
Planning, California State Polytechnic
University, Pomona
BA, Business Economics, University
of California, Riverside
ORGANIZATIONS
American Planning Association
LICENSES/CERTIFICATIONS
American institute of Certified
Planners, 2009, No. 024079
Starla Barker, AICP, is a principal planner with De Novo Planning Group whose
primary responsibilities are the management and preparation of environmental
documents (Initial Studies, Negative Declaration, Environmental Impact Reports,
and Environmental Assessments), as well as other planning documents including
General Plans and Specific Plans. With over 20 years of professional planning
experience Starla has successfully managed a wide range of projects with
particular emphasis in General Plans, urban infill, downtown, and redevelopment
projects. Utilizing her experience in community planning, Starla is regularly involved
in land use and policy planning, including the development and implementation of
community outreach programs, and frequently manages and prepares
environmental clearance documents for citywide policy planning and
redevelopment projects. Through her extensive experience in both policy and
environmental planning, Starla is keenly aware of the interaction between the two
and consistently takes a proactive and comprehensive approach to understanding
planning and environmental issues and developing solutions.
General Plan Update and Rezoning EIR,
City of Lomita
Housing Element, Rezoning Program,
and ODS CEQA Compliance,
City of Laguna Hills
Housing and Safety Element Update
CEQA Compliance
City of Rancho Santa Margarita
Land Use Element, Zoning Code, and
Zoning Map Amendment CEQA
Compliance
City of Rancho Santa Margarita
General Plan and Zoning Update EIR
City of San Jacinto
Downtown Core EIR
City of Fontana
General Plan Land Use and Zoning
Amendments EIR
City of Gardena
General Plan Update EIR
City of La Verne
General Plan Update EIR
City of Lawndale
The Commons at Aliso Viejo IS/MND
City of Aliso Viejo
2500 North Hollywood Way Hotel EIR
City of Burbank
The Harper Mixed Use Project EIR
City of West Hollywood
385 Nyes Place IS/MND
City of Laguna Beach
Marlin Drive IS/ND
City of Laguna Beach
2354 San Clemente IS/MND
City of Laguna Beach
820 Gainsborough IS/MND
City of Laguna Beach
Hotel Development Standards GPA &
Zone Change IS/MND
City of Gardena
1500 Raymond Ave Industrial IS/MND
City of Fullerton
1901 Via Burton Industrial CEQA
City of Fullerton
General Plan Transportation &
Mobility Element Update ND
City of Bell Gardens
Applied Medical Expansion IS/MND
City of Lake Forest
Lock & Leave Self Storage IS/MND
City of Lake Forest
Melia Evergreen Residential IS/MND
City of Gardena
Olson Townhomes IS/MND
City of Gardena
2550 Orange Industrial IS/MND
City of Signal Hill
Paradise Chevrolet IS/MND
City of Temecula
Bedford Court IS/MND
City of Temecula
RELEVANT PROJECT EXPERIENCE
EDUCATION
JD, Law, Emphasis in Environmental
and Natural Resources Law, Lewis
and Clark Law School, Porland, OR
BS, Safety and Systems
Management, University of Southern
California, Los Angeles, CA
ORGANIZATIONS
California Bar Association
LICENSES/CERTIFICATIONS
Member, State Bar of California, 2000.
No. 210812
Christine Abraham’s career is focused on the management and preparation of all
levels of CEQA documentation for private developers and public-sector clients
throughout California, including supporting multiple on-call municipal contracts. By
providing strategic guidance to her clients on potential paths for environmental
documentation, Christine provides personalized and thoughtful advice to ensure
that her clients have the best information to make informed decisions regarding
their important projects. She seeks out streamlining opportunities whenever
possible, continually seeking solutions for complex scenarios. With a strong
understanding of the technical studies required to support CEQA evaluations,
including regulatory permitting and mitigation processes, Christine ensures that
legally defensible findings are supported by data and science. Christine has
prepared CEQA documents for many project types, including redevelopment and
urban infill, education/institutional, warehouses/logistics, infrastructure and
roadways, renewable energy installations, long-term planning documents, soil
management plans, and projects with biological, cultural and tribal sensitivity. In
addition to document preparation and project management, Christine draws from
her legal background to provide thorough peer reviews and litigation support when
needed. She manages staffing needs, understands when to delegate and when to
lead, and provides thoughtful oversight for her projects to ensure efficiency and
accuracy. Christine understands what it takes to successfully coordinate and lead
multidisciplinary project teams for technically complex and controversial projects.
Christine Abraham
PRINCIPAL PLANNER
Vista Ranch Project EIR,
City of Clovis
El Dorado County Regional
Transportation Plan EIR,
County of El Dorado
Mossdale West Specific Plan EIR,
City of Lathrop
LeBaron Ranch Project EIR,
City of Stockton
General Plan Update EIR,
City of Lomita
Vineyard One Project EIR,
City of Saratoga
2500 North Hollywood Way Hotel EIR,
City of Burbank
Riddle Field Park CE,
City of Laguna Beach
Pilot Travel Center EIR,
City of Perris
Emergency Roadway Repair
CEQA/NEPA CE
City of Signal Hill
Paramount Civic Center Update CE,
City of Paramount
ConEdison Westside Battery Energy
Storage Project,
County of Imperial*
City of Vallejo Zoning Code EIR,
City of Vallejo*
Mowry Village Project EIR,
City of Newark*
General Plan Housing Element
Update Rezoning Program
Supplemental EIR,
City of Corona*
State Water Project Interconnection
Project, Addendum and Permitting,
City of San Buenaventura*
Great Park and Residential Project
Addendum, Updates to Monrovia
Nursery Specific Plan
City of Azusa*
The Ranch Master Planned
Residential Community Project EIR,
City of Antioch*
Home 2 Suites Hotel Projects MND,
City of Vacaville*
Park Parish Residential Project
Modified IS
City of Vacaville*
Leo Recycle Project MND,
City of San Jose*
World Oil No. 51 Project MND
City of San Jose*
Tractor Supply Company Retail Story
Project Modified IS,
City of Suisun City*
Redwood City Discovery Project
Modified IS,
City of Redwood City*
UTC Rocketdyne Site SMP MND,
LARWQCB and City of Los Angeles*
RELEVANT PROJECT EXPERIENCE
* Project was completed by Ms. Abraham while she was employed at another environmental firm.
EDUCATION
BA, Geography/Environmental
Studies
University of California, Santa Barbara
Mr. Cheung is a Principal Scientist with De Novo Planning Group and is responsible
for technical analyses related to air quality, greenhouse gas, noise, vibration, and
energy. Mr. Cheung has 20 years of experience preparing air pollutant emissions
inventories, dispersion modeling, climate change and health risk assessments
using a variety of computer data models. He has worked on hundreds of projects
which include large-scale industrial, commercial, residential, infrastructure, school
and recreational developments. He has extensive knowledge of the CEQA\NEPA
regulatory process and impact assessment methodology established by the EPA,
California Air Resources Board and other air quality management districts.
He leads our in-house air-quality, climate change, and noise/vibration services for
CEQA\NEPA compliance. He also has performed third-party reviews for technical
adequacy and CEQA compliance in support of legal efforts and government
QA\QC. His substantial knowledge of impact quantification and regulations
contributes to solutions for reducing air quality, climate change and health risk
impacts. Because of his expertise, he has been called on for legal support and
expert witness testimony relative to environmental and CEQA issues.
Tin Cheung
PRINCIPAL SCIENTIST
Centennial Specific Plan
County of Los Angeles
Playa Vista Phase 1 Project/Master
Plan EIR
City of Playa Vista
Disneyland Forward EIR
The Walt Disney Company
Chevron Refinery Facilities
Improvement EIR
City of El Segundo, CA
BNSF 26th Street Project SCAQMD
Rule 1150 Permit
City of Vernon
LAX Runway Safety Area Air Quality
and Human Health Risk Report
City of Los Angeles
Feasibility Analysis for
Electrification of
Cargo/Maintenance/RON Aircraft
Parking Positions at LAX
Los Angeles World Airports
BNSF Environmental Compliance
for Cargo Handling Equipment,
State of California
BNSF/UPRR Mojave Subdivision
Tehachapi Rail Improvement,
City of Mojave
Kansas City Southern Rail Internal
Air Quality Audit
City of Shreveport
Civilian Reuse of the MCAS El Toro
and the Airport System Master Plan
EIR\EIS
City of Santa Ana
Health Risk Assessment for the Bay
Delta Conservation Plan
Sacramento-San Joaquin
Los Angeles Arena (Crypto.com
Arena)
City of Los Angeles
NFL Stadium Master Plan SEIR
City of Industry
First Solar Dust Suppression
Technical and Regulatory Lead
Desert Sunlight Solar Farm
Desert Center
Ontario General Plan Update EIR
City of Ontario
Bristol Street Roadway Widening
EIR
City of Santa Ana
Santa Ana Fixed Guideway EIR\EIS
City of Santa Ana
Harvest Landing Specific Plan EIR
City of Perris
Block at Orange Expansion EIR,
City of Orange
Universal Studios Master Plan
Universal City
RELEVANT PROJECT EXPERIENCE
EDUCATION
BS, Environmental Policy Analysis
and Planning,
University of California, Davis
ORGANIZATIONS
American Planning Association
ACREDITATIONS
AICP
LEED AP O+M
Josh Smith, AICP, is a Senior Planner with De Novo. He has twelve years of
experience and is responsible for the preparation of CEQA/NEPA documents
(Initial Studies, Negative Declaration, Environmental Impact Reports, and
Environmental Assessments), the development of air quality and greenhouse gas
technical plans and reports, and climate change planning for local governments.
Josh has extensive experience with air quality, greenhouse gas, and energy
modeling, including criteria air pollutant and air dispersion modeling. Josh also has
substantial experience developing Climate Action Plans, Energy Action Plans, and
toxic air contaminant (TAC) Health Risk Assessments. He served as the primary
technical analyst on the Pleasanton, Oakdale, and Hughson Climate Action Plans,
and has managed EIRs such as the Manteca Annexation #1 EIR, Placer County
RTP EIR, and Amador County RTP EIR. Josh has additional expertise utilizing
best-practice standards for developing greenhouse gas (GHG) inventories and
context-specific GHG mitigation measures, as well as developing custom air
pollutant emissions calculators for complex projects.
Josh Smith, AICP, LEED AP
SENIOR PLANNER
5175 Vincent Avenue MND,
City of Irwindale
South Lathrop SP EIR,
City of Lathrop
Truckee PC-3 SP EIR,
Town of Truckee
Pilot Flying J EIR and HRA,
City of Tulare
Amador County RTP EIR,
Amador County Council of Governments
Placer County RTP EIR,
Placer County Regional Transportation
Planning Agency
Pilot Flying J EIR and HRA,
City of Lathrop
West Area Specific Plan EIR,
City of Salinas
Oakwood Trails EIR,
City of Manteca
Oakwood Landing EIR,
City of Manteca
Griffin Park Master Plan EIR,
City of Manteca
Legacy Trail CEQA and NEPA
Documents,
Town of Truckee
Sonoma Springs Specific Plan and
EIR,
Sonoma County
Sterling Apartments EIR,
City of Davis
Milpitas General Plan Update,
City of Milpitas
Campbell General Plan Update,
City of Campbell
Manteca General Plan Update,
City of Manteca
Manteca Annexation #1 EIR,
City of Manteca
Tra Vigne Development Project EIR,
City of Stockton
Gardena U-haul MND,
City of Gardena
Citrus Heights Sunrise Tomorrow EIR
City of Citrus Heights
Fullerton 1901 Via Burton MND
City of Fullerton
Pleasanton Climate Action Plan
City of Pleasanton*
Hughson Climate Action Plan
City of Hughson*
Hughson Climate Action Plan
City of Hughson*
Rialto Travel Center EIR and HRA
City of Rialto
Palmdale HRA
City of Palmdale
RELEVANT PROJECT EXPERIENCE
* Project was completed by Mr. Smith while she was employed at another
planning firm
EDUCATION
Master of City and Regional
Planning,
Cal Poly, San Luis Obispo
BA, Political Science,
University of California, Los Angeles
ORGANIZATIONS
American Planning Association
Association of Environmental
Professionals
Congress for the New Urbanism
LICENSES/CERTIFICATIONS
American Institute of Certified
Planners, 2023, No. 343661
Erik has worked on a diverse range of projects for public and private sector clients,
with a focus on land-use planning, policy development, and environmental and
sustainability planning. Erik provides project support in the preparation of CEQA
documentation and long-range planning documents, including General Plans,
Housing Elements, Zoning updates, and Local Hazard Mitigation Plans. His
background experience includes grassroots lobbying with a non-profit
environmental organization and work in the legal field. Erik is passionate about
serving communities and creating innovative work through place-based
development strategies.
Erik Anderson, AICP
ASSOCIATE PLANNER
General Plan Update, Zoning Update,
and EIR,
City of Lomita
Housing Element, Rezoning Program,
and ODS CEQA Compliance,
City of Laguna Hills
General Plan Update, Zoning Update,
and EIR
City of San Jacinto
General Plan Update, Hawthorne Blvd
Specific Plan Update, and EIR
City of Lawndale
Zoning Update and Addendum to
General Plan EIR
City of Westminster
General Plan Land Use and Zoning
Amendments EIR
City of Gardena
General Plan Update and EIR
City of Red Bluff
Downtown Core EIR
City of Fontana
Mountain House Incorporation IS/ND
San Joaquin County
SR-120 Interchange IS/MND
City of Lathrop/Caltrans
Circulation Element Update IS/ND
City of Bell Gardens
U-Haul Expansion IS/MND
City of Gardena
2354 San Clemente IS/MND
City of Laguna Beach
16800 Magnolia Addendum
City of Fountain Valley
1500 Raymond Ave Industrial IS/MND
City of Fullerton
1901 Via Burton Industrial CEQA
City of Fullerton
1941 White Avenue Mixed-Use CEQA
Exemption
City of La Verne
2500 North Hollywood Way Hotel EIR
City of Burbank
The Harper Mixed Use Project EIR
City of West Hollywood
The Commons at Aliso Viejo IS/MND
City of Aliso Viejo
Paradise Chevrolet IS/MND
City of Temecula
Focused General Plan Update
City of Glendale
Local Hazard Mitigation Plan
Laguna Hills, CA
Housing and Safety Element Update
City of Rancho Santa Margarita
Housing Element Update (6th Cycle)
Cities of Lawndale, Glendale,
Hawthorne, La Verne, Avalon, Lake
Forest, Rancho Santa Margarita,
Westminster, Martinez, Temecula, and
San Jacinto
RELEVANT PROJECT EXPERIENCE
EDUCATION
BA, Political Science,
University of California, San Diego
Master of City and Regional
Planning,
Cal Poly, San Luis Obispo
ORGANIZATIONS
American Planning Association
Association of Environmental
Professionals
AWARDS
2023 City and Regional Planning
Outstanding Student Award
2023 Academic Award of Excellence,
APA Central Coast Division
Abdul holds a Master’s Degree in City and Regional Planning from Cal Poly, San
Luis Obispo. He brings a strong interest and comprehensive experience in
environmental and long-range planning. Abdul has contributed to a wide range of
public and private sector projects, focusing on environmental review, land use
planning, and policy development. His work includes CEQA document preparation
such as initial studies, environmental impact reports, and mitigated negative
declaration documents. His long-range planning efforts includes General Plan
Update, Zoning Code Update, and Local Hazard Mitigation Plan preparation. Abdul
is excited to provide top quality environmental, land use and policy development to
all communities and individuals.
Abdul Jama
ASSISTANT PLANNER
General Plan Update and EIR
City of Lomita
General Plan Update and EIR
City of Laguna Niguel
General Plan Update
City of Brea
General Plan Update
County of Orange
General Plan Update
Town of San Anselmo
General Plan Update EIR
City of Glendale
Dixon 257 EIR
City of Dixon
Housing Rezones EIR
City of Tracy
UC Villages EIR
City of Merced
Vineyard One EIR
City of Saratoga
Sustainability Implementation Program
City of Lake Forest
Local Hazard Mitigation Plan
City of Glendora
Grevillea-Imperial Hotel CE
City of Hawthorne
Riddle Field Park CE
City of Laguna Beach
The Commons IS/MND
City of Aliso Viejo
385 Nyes Place IS/MND
City of Laguna Beach
820 Gainsborough Drive IS/MND
City of Laguna Beach
Paradise Chevrolet IS/MND
City of Temecula
RELEVANT PROJECT EXPERIENCE
Email: msouth@southenvironmental.com
Mobile: 303-818-3632
EDUCATION
B.S., Wildlife Ecology, University
of Wisconsin -Madison, 2004
CERTIFICATIONS
Certified Wildlife Biologist, The
Wildlife Society 2014
Certified Technical Service
Provider (TSP) for Fish and
Wildlife Management Plans,
USDA NRCS 2017
Authorized Desert Tortoise
Biologist – Numerous BOs
Unmanned Aircraft System Pilot
Certification, FAA #4177603
TRAINING
Wetland Delineation Training
Course – The Wetland Institute
(2014)
Southwest Willow Flycatcher
Workshop, 2017
USGS Desert Tortoise Health
Assessment and Tissue
Collection Techniques Training,
2009
Matthew South
PRINCIPAL BIOLOGIST
Matthew South founded South Environmental in 2018. He is a certified wildlife
biologist with 20 years of professional experience providing natural resources
consulting services for a wide variety of clients that include residential,
commercial, government, utility, infrastructure, research, and non-profit
projects. For the last 15 years, Mr. South has been an environmental consultant
in southern California acting as a Wildlife Biologist and Geographic Information
System (GIS) Analyst. In early 2018 he started South Environmental and has since
been supporting clients in Los Angeles, Ventura, Santa Barbara, San Bernardino,
and Riverside Counties.
Mr. South’s background in ecology has led to a passion for conservation
planning and resources assessments for the purpose of preservation and
management. The integration of the latest technologies such as advanced GIS
systems, mobile computing, and drone sensing allows him to innovate new data
collection, analysis, and collaboration tools for the environmental sciences that
produce more accurate data and better-informed resource managers.
EXPERTISE
• Conservation and Management Planning. Mr. South’s has extensive
experience preparing mitigation and monitoring plans, habitat
conservation plans, and technical biological resources management
plans that are compliant with federal, state, and local regulations. Mr.
South has prepared numerous reports within conservation areas such as
the Western Riverside County Multiple Species Habitat Conservation
Area (MSHCP) and the LA County Significant Ecological Areas (SEAs).
• Biological Resources Assessment. Mr. South has completed dozens of
biological resources assessments throughout southern California.
• Rare Plants and Arborist Services. Mr. South has surveyed and
assessed thousands of native and landscaped trees in southern
California. He is a certified arborist with six years of tree survey
experience working closely with some of the most experienced arborists
in California. In addition, he has performed hundreds of hours of rare
plant surveys and habitat assessments.
• Wetland & Jurisdictional Delineations. Mr. South has conducted
dozens of jurisdictional and wetland delineations per the guidelines and
methods from the US Army Corps of Engineers (USACE), California
Department of Fish and Wildlife (CDFW), and the state Regional Water
Quality Control Boards (RWQCB).
• GIS. Mr. South is an expert at spatial data collection and analysis using
ESRI mobile and desktop software products and Trimble hardware.
Matthew South Resume, Page 2
SELECT RIVERSIDE COUNTY PROJECT EXPERIENCE
Warren Foothills Project, San Jacinto, Riverside County, California (2025). South Environmental was
retained to complete Jurisdictional Delineation Report, a Biological Resources Assessment/MSHCP
Consistency Analysis, Rare Plant Surveys, Burrowing Owl Surveys, and mitigation planning for this project that
would develop residential lots and an open space area on an approximately 169-acre project site. The project
was subject to CEQA. Mr. South served as Principal Biologist, overseeing all biological resources work for this
project.
Market Street Triangle Project, City of Jurupa Valley, Riverside County, California (2024). South
Environmental was retained to complete a Biological Resources Assessment and Western Riverside County
MSHCP Consistency Analysis Report and a focused burrowing owl survey. Mr. South served as the Principal
Biologist on the Project.
Elsinore Valley Municipal Water District Highway 74 16-Inch Sewer Extension from Wasson Canyon
Road to Ethanac Road Project, Riverside County, California (2024-present). South Environmental was
retained to provide archaeological, biological, and paleontological monitoring services for the Elsinore Valley
Municipal Water District (EVMWD) Highway 74 16-Inch Sewer Extension from Wasson Canyon Road to Ethanac
Road Project. Mr. South serves as the biological resources Task Manager, overseeing sensitive biological
resources flagging, pre-construction burrowing owl surveys, and preconstruction nesting bird surveys if work
extends into the nesting season.
Jackson Street Improvement Project Phase I, City of Indio, Riverside County, California (2024-present).
South Environmental was retained to conduct paleontological resources monitoring for this project that will
improve portions of Jackson Street, Avenue 50, and Avenue 52 as well as construct drainage improvements.
The project is subject to CEQA and Mr. South serves as the biological resources Task Manager, overseeing
preconstruction burrowing owl survey, preconstruction roosting bat survey, and nesting bird survey tasks.
EVMWD Rice Canyon Reservoir Access Road and New Conduit Project, City of Lake Elsinore, Riverside
County, California (2022-present). South Environmental was retained to complete biological and cultural
resources services. Biological resources work included a Jurisdictional Delineation Report, a Biological
Resources Assessment/MSHCP Consistency Analysis, Rare Plant Surveys, Burrowing Owl Surveys, and
mitigation planning. Matthew South was the Principal Biologist on the project.
Moreno Valley Dracaea Street Improvements Plan Tract 32834, City of Moreno Vally, Riverside County,
California (2023-present). South Environmental completed a jurisdictional delineation for the project and
obtained permits from the CDFW and RWQCB for the road improvements project. We conducted focused
surveys for least Bell’s vireo and for burrowing owls and prepared focused survey reports. Mr. South was the
lead biologist that conducted the field survey, prepared the reports, and negotiated the permits.
Southwest Trailers Project, Riverside County, California (2024). South Environmental was retained to
complete a Biological Resources Assessment and Western Riverside County MSHCP Consistency Analysis
Report. Mr. South served as the Principal Biologist on this proposed gas station development project.
Bob’s Big Boy Project, City of Calimesa, Riverside County, California (2024). South Environmental was
retained to complete a Biological Resources Assessment and Western Riverside County MSHCP Consistency
Analysis Report and a focused burrowing owl survey. Mr. South served as the Principal Biologist on the Project.
Email: smurray@southenvironmental.com
Mobile: 818-458-1162
EDUCATION
M.A., Anthropology,
California State University,
Los Angeles, 2013
B.A., Anthropology,
California State University,
Northridge, 2003
PROFESSIONAL
AFFILIATIONS
California Preservation
Foundation
National Trust for Historic
Preservation
PROFESSIONAL
CERTIFICATIONS
Registered Professional
Archaeologist (2013)
Samantha Murray, MA, RPA
CULTURAL RESOURCES DIRECTOR
Samantha Murray is the cultural resources director and archaeological
principal investigator at South Environmental with 20 years’ experience in all
elements of cultural resources management, including project management,
archaeology and architectural history studies, and significance evaluations in
consideration of the National Register of Historic Places (NRHP), California
Register of Historical Resources (CRHR), and local-level designation criteria.
Ms. Murray has conducted thousands of Phase I archaeological studies,
historical resource evaluations, and has developed detailed historic context
statements for a multitude of property types and architectural styles. She has
also provided expertise on numerous projects requiring conformance with
the Secretary of the Interior’s Standards for the Treatment of Historic
Properties.
Ms. Murray meets the Secretary of the Interior’s Professional Qualification
Standards for both Archaeology and History. She is experienced managing
multidisciplinary projects in the lines of private development, transportation,
transmission and generation, federal land management, land development,
and state and local government. She is an expert in preparation of cultural
resources compliance documentation for projects that fall under the
California Environmental Quality Act (CEQA), National Environmental Policy
Act (NEPA), and Sections 106 and 110 of the National Historic Preservation
Act (NHPA). Ms. Murray has also served as an expert witness in legal
proceedings concerning historical resources under CEQA and local
ordinance protection.
EXPERTISE
• CEQA, NEPA, and Section 106 of the NHPA compliance
documentation in consideration of impacts to historical,
archaeological, and tribal cultural resources, and historic properties.
• Resource significance evaluations in consideration of NRHP, CRHR,
and local designation criteria.
• Project design review for conformance with the Secretary of the
Interior’s Standards.
• Assistance with complex mitigation including HABS/HAER/HALS,
salvage, and interpretive displays.
• Peer review.
Samantha Murray, MA, RPA Resume, Page 2
RELEVANT PROJECT EXPERIENCE
Warren Foothills Project, San Jacinto, Riverside County, California (2025). South Environmental was
retained to complete a cultural resources study for this project that would develop residential lots and an
open space area on an approximately 169-acre project site. The project was subject to CEQA. Ms. Murray
served as Principal Investigator and Project Manager, overseeing all cultural resources work for this
project.
Market Street Triangle Project, Jurupa Valley, Riverside County, California (2024). South
Environmental was retained to complete a cultural resources study for this project that would develop a
3.08-acre vacant site into a convenience store, drive-thru restaurant, gas station, and self-serve drive-thru
carwash. The project was subject to CEQA. Ms. Murray served as Principal Investigator and Project
Manager, overseeing all cultural resources work for this project.
Cawston Square Project, City of Hemet, Riverside County (2024). South Environmental was retained
to complete a cultural resources study for this project that proposed to build a service station on land
that was once used as a cemetery. Ms. Murray served as principal investigator, overseeing the cultural
resources records search, Sacred Lands File search, Native American outreach, pedestrian survey, and
cultural resources technical report.
Spruce Grove Project, Moreno Valley, Riverside County, California (2024). South Environmental was
retained to complete a cultural resources study for this project that would develop a 20.13-acre vacant
site into commercial and multifamily residential buildings. The project was subject to CEQA. Ms. Murray
served as Principal Investigator and Project Manager, overseeing all cultural resources work for this
project.
Southwest Trailers Project, Mead Valley, Riverside County, California (2024). South Environmental
was retained to complete a cultural resources study for this project that would develop a 16 -acre vacant
site into a storage and maintenance facility specifically designed for truckload freight trailers. Ms. Murray
served as Principal Investigator and Project Manager, overseeing all cultural resources work for this project
subject to CEQA.
EMWD Mead Valley Sewer Project, Mead Valley, Riverside County, California (2023). South
Environmental was retained to complete a cultural resources assessment of Alignment 1 for the proposed
project. The study included the results of a California Historical Resources Information Center (CHRIS)
records search of the project site and a one-mile radius from the Eastern Information Center (EIC); a NAHC
Sacred Lands File search and informational scoping letters to local tribes; a paleontological resources
records search; and an intensive pedestrian survey of the project site by a qualified archaeologist. Ms.
Murray served as the Archaeological Principal Investigator and co-author of the technical report.
Chacon Farms Project, City of San Jacinto, Riverside County, California (2023). South Environmental
was retained to prepare an historic built environment assessment report in support of the Chacon Farms
Project in the City of San Jacinto, California. One built environment resource over 45 years old was
identified within the project site: a residential farm located at 710 Cawston Avenue North comprising
several buildings and structures. The property was recorded and evaluated for historical significance on
the appropriate set of DPR Forms in consideration of CRHR and City designation criteria and integrity
requirements. Ms. Murray provided review of all final deliverables.
Email: khunt@southenvironmental.com
Mobile: 760-207-9736
EDUCATION
B.A., Anthropology, minor in
American Indian Studies, San
Diego State University, 1995
PROFESSIONAL
AFFILIATIONS
Society for California
Archaeology
CERTIFICATIONS
Certified Archaeologist for
Unincorporated Orange
County, California
Certified Paleontologist for
Unincorporated Orange
County, California
TRAININGS
AB 52 and CEQA Training,
2016
Cultural Side of NEPA
Seminar, 2007
Traditional Cultural
Properties Management
Seminar, 2005
Senate Bill 18 of 2005
Compliance Training, 2005
CEQA Workshop and
Updated Training, 2004,
2005, and 2007
Kevin Hunt
PRINCIPAL ARCHAEOLOGIST
Kevin Hunt is a cultural resources management professional with more
than 30 years of experience in California with specific expertise in the
cultural resources requirements of the California Environmental Quality Act
(CEQA), CEQA-Plus, National Historic Preservation Act (NHPA), and
National Environmental Policy Act (NEPA). His responsibilities include the
management and preparation of cultural resources studies, Native
American scoping and consultation, and quality assurance and quality
control for cultural resources documents. Mr. Hunt draws from his
experience and training to ensure that all projects consider the full
spectrum of cultural resources including archaeological, historic built
environment, and tribal cultural resources. He is an expert in Native
American consultation and has strong working relationships with California
tribes and Native American consultants. Mr. Hunt coauthored and
instructed a Native American monitor training course at the Cahuilla
Reservation in 2005. Mr. Hunt also served on the City of Oceanside’s
Historic Preservation Advisory Commission from 2020-2023, when he
moved out of the city.
In addition to experience with cultural resources, Mr. Hunt has managed
multidisciplinary projects that included biological and paleontological
resources services. Mr. Hunt has conducted paleontological monitoring
and salvage and is approved by the County of Orange as a paleontologist
and the City of San Diego as a paleontological monitor.
EXPERTISE
• CEQA, CEQA-Plus, NEPA, and Sections 106 and 110 of the NHPA
compliance documentation in consideration of impacts to
historical, archaeological, and tribal cultural resources, and historic
properties.
• Resource significance evaluations in consideration of National
Register of Historic Places (NRHP), California Register of Historical
Resources (CRHR), and local designation criteria.
• Design and execution of archaeological data recovery programs for
mitigation of impacts/effects to significant archaeological
resources.
• Management of cultural resources and multidisciplinary
construction monitoring programs.
• Third party peer review of cultural resources technical studies and
environmental document sections.
Kevin Hunt Resume, Page 2
RELEVANT PROJECT EXPERIENCE
Warren Foothills Project, San Jacinto, Riverside County, California (2025). South Environmental was
retained to complete a cultural resources study for this project that would develop residential lots and
an open space area on an approximately 169-acre project site. The project was subject to CEQA. Mr.
Hunt served as Principal Archaeologist and co-authored the report.
Market Street Triangle Project, Jurupa Valley, Riverside County, California (2024). South
Environmental was retained to complete a cultural resources study for this project that would develop a
3.08-acre vacant site into a convenience store, drive-thru restaurant, gas station, and self-serve drive-
thru carwash. Mr. Hunt served as Principal Archaeologist and conducted background research, Native
American outreach, and co-authored the report. The project was subject to CEQA.
Cawston Square Project, City of Hemet, Riverside County (2024). South Environmental was retained
to complete a cultural resources study for this project that proposed to build a service station on land
that was once used as a cemetery. Mr. Hunt served as Principal Archaeologist and co-authored the
report.
Spruce Grove Project, Moreno Valley, Riverside County, California (2024). South Environmental was
retained to complete a cultural resources study for this project that would develop a 20.13-acre vacant
site into commercial and multifamily residential buildings. Mr. Hunt served as Principal Archaeologist
and conducted background research, Native American outreach, and co-authored the report. He also
co-authored the paleontological resources assessment for the project. The project was subject to CEQA.
Southwest Trailers Project, Mead Valley, Riverside County, California (2024). South Environmental
was retained to complete a cultural resources study for this project that would develop a 16-acre vacant
site into a storage and maintenance facility specifically designed for truckload freight trailers. Mr. Hunt
served as Principal Archaeologist and conducted background research, Native American outreach, and
co-authored the report. The project was subject to CEQA.
EVMWD Rice Canyon Reservoir Access Road and New Conduit Project, City of Lake Elsinore,
Riverside County, California (2022). South Environmental was retained to complete a cultural
resources technical report for the Elsinore Valley Municipal Water District (EVMWD). Efforts included the
results of a CHRIS records search of the project site and a one-mile radius with the Eastern Information
Center; a NAHC Sacred Lands File search and informational scoping letters to local tribes; a
paleontological resources records search; and an intensive pedestrian survey of the project site by a
qualified archaeologist and Native American monitor. Mr. Hunt conducted the pedestrian survey of the
project site. South Environmental also assisted the District with its AB 52 obligations, including
participating in meetings with tribes. This study was completed in compliance with Section 106 of the
NHPA and CEQA.
Perris Pilot Travel Center Project, Perris, Riverside County, California (2021). During previous
employment, Mr. Hunt served as Principal and Project Manager of the cultural resources study for this
development project. The study included a records search, survey, and preparation of a technical report.
Ramona Expressway Gap Closure Project, San Jacinto, Riverside County, California (2005). During
previous employment, Mr. Hunt served as project manager for cultural and paleontological resources
studies. He conducted archival research, archaeological and historic built environment resource field
survey, Native American consultation, and produced technical reports documenting the efforts for this
project.
Email: jludtke@southenvironmental.com
Mobile: (575) 621-1983
EDUCATION
Doctoral candidate in
Biological Sciences,
University of Calgary
M.S., Biology, San Diego
State University, 2008
B.A., Geology, Biology minor,
Occidental College, 2004
PROFESSIONAL
AFFILIATIONS
Society of Vertebrate
Paleontology (2010–present)
Southwest Paleontological
Society (2015-present)
PROFESSIONAL
EXPERIENCE
South Environmental (2025-
present), Senior
Paleontologist
Archaeological Resource
Management Corporation
(2023 -2025), Paleontologist
Biology Instructor (2020-
Present), Southwestern,
Palomar, San Diego City,
Mira Costa, Miramar, and
Grossmont Colleges
Fort Hays State University
Sternberg Science Camps
(2022, 2023 ), Instructor, field
paleontology camps
City of Las Cruces, New
Mexico (2019 ), STEM and
Instructor, museum-based
courses
Insights El Paso Science
Center (2018-2019),
Dinotracks Tour Guide
University of Calgary (2008-
2012), Graduate Teaching
Assistant (TA)
San Diego State University
(2004-2007), Graduate TA
Occidental College (2002),
Undergraduate TA
Joshua Ludtke, M.S.
SENIOR PALEONTOLOGIST
Joshua Ludtke is a paleontological resources professional with more than
20 years of experience in the fields of paleontology and biology. He meets
the Society of Vertebrate Paleontology’s definition of a Qualified
Professional Paleontologist. Mr. Ludtke has conducted paleontological
surveys, excavations, laboratory analysis, and education in California, New
Mexico, Arizona, Texas, and Alberta and Saskatchewan, Canada. He has
specific expertise in the paleontological resources requirements of the
California Environmental Quality Act (CEQA), Paleontological Resources
Preservation Act of 2009 (PRPA), and National Environmental Policy Act
(NEPA). His responsibilities include the management and reporting of
paleontological resource survey, salvage, and monitoring programs, as well
as training paleontological monitors on proper recording, excavation, and
handling of fossil materials.
Mr. Ludtke has a strong understanding of geology and is knowledgeable in
animal anatomy (both invertebrate and vertebrate), and can identify many
different elements, rock types and fossil remains in the field. He has
experience in monitoring of geologically and paleontologically significant
sites and is capable of both the interpretation and creation of geologic and
topographic maps. He has experience using GPS equipment to locate and
document fossil localities.
Mr. Ludtke has had extensive involvement in the collection and excavation
of fossil materials in the field from a variety of rock types, including
mudstone, sandstone, and shale. He has excavated a variety of fossil
materials, including invertebrate, vertebrate and plant remains. He practices
the most up to date excavation techniques to ensure safe and efficient
collection of fossil materials in the field.
EXPERTISE
• CEQA, PRPA, and NEPA compliance documentation in
consideration of impacts to paleontological resources.
• The identification of rock materials, interpretation of geologic
events, and collection, preparation, and preservation of fossil
materials.
• The biological evolution of artiodactyls.
Joshua Ludtke, M.S. Resume, Page 2
RECENT PROJECT EXPERIENCE
EVMWD Highway 74 16-Inch Sewer Extension from Wassan Canyon Road to Ethanac Road
Project, Lake Elsinore, Riverside County, California (2025). Mr. Ludtke is preparing the final
paleontological resources monitoring report for this project subject to CEQA. Role: Senior
Paleontologist.
Coachella Data Center Project, City of Coachella, Riverside County, California (2025). Mr. Ludtke is
actively preparing a paleontological resources assessment for this 260-acre electronic data storage
project. He is conducting a paleontological resources records search at the Western Science Center,
pedestrian survey of the project site, and preparing a paleontological assessment in compliance with
CEQA. Role: Senior Paleontologist.
SELECT PUBLICATIONS
Robson S, Ludtke JA, Theodor JM. 2022. The petrosal and basicranial morphology of Leptoreodon
major (Protoceratidae, Artiodactyla). Vertebrate Anatomy Morphology Palaeontology 9(1): 116-30.
https://doi.org/10.18435/vamp29378.
Rankin BD, Fox JW, Barrón-Ortiz CR, Chew AE, Holroyd PA, Ludtke JA, Yang X, Theodor JM. 2015. The
extended Price equation quantifies species selection on mammalian body size across the
Palaeocene/Eocene Thermal Maximum. Proceedings of the Royal Society B: Biological Sciences 282:
20151097. http://dx.doi.org/10.1098/rspb.2015.1097
Prothero DR, Anderson JS, Chamberlain K, Ludtke JA. 2008. Magnetic stratigraphy and geochronology
of the Barstovian-Clarendonian (middle to late Miocene) part of the Moonstone Formation, Central
Wyoming. New Mexico Museum of Natural History and Science Bulletin 44:225-231.
Calvano G, Prothero DR, Ludtke JA, Lander EB. 2008. Magnetic stratigraphy of the Eocene to Miocene
Sespe and Vaqueros formations, Los Angeles and Orange counties, California. Natural History Museum
of Los Angeles County Science Series 41:43-61.
Prothero DR, Ludtke JA. 2007. Family Protoceratidae. In: Prothero DR, Foss SE, editors. The Evolution of
Artiodactyls. Baltimore: John Hopkins University Press. p. 169-176.
Ludtke JA. 2007. Family Agriochoeridae. In: Prothero DR, Foss SE, editors. The Evolution of Artiodactyls.
Baltimore: John Hopkins University Press. p. 151-156.
Ludtke JA, Prothero DR. 2004. Taxonomic revision of the middle Eocene (Uintan-Duchesnean)
protoceratid Leptoreodon (Mammalia: Artiodactyla). New Mexico Museum of Natural History and
Science Bulletin 26:101-110.
Prothero DR, Ludtke JA, Lucas SG. 2004. Magnetic Stratigraphy of the middle Eocene (Duchesnean)
Baca Formation, west-central New Mexico. New Mexico Museum of Natural History and Science Bulletin
26:55-58.
Ludtke JA. 2015. Fossil focus: oreodonts. Palaeontology Online [Internet]. Volume 5, Article 6, 1-8.