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EPD Solutions, Inc. Page 1 of 24
City of Diamond Bar
Attn: Rudy Lopez, Assistant Planner
21810 Copley Drive
Diamond Bar, CA 91765
Dear Mr. Lopez,
EPD Solutions, Inc. (EPD) appreciates the opportunity to submit this proposal to prepare the appropriate
California Environmental Quality Act (CEQA) document to assess the potential environmental impacts
associated with a proposed subdivision for the development of 49 attached and detached residential
condominiums, and to identify appropriate mitigation measures to avoid or reduce those impacts to less-
than-significant levels. We are interested in providing the requested services to the City for the following
reasons:
EPD’s team has proven local experience in providing leading-edge technical and environmental
compliance services. Founded in 2013, EPD has provided CEQA/NEPA consulting services for
hundreds of projects in Los Angeles County, including the preparation and/or peer review of
Categorical/Statutory Exemptions, NDs, MNDs, EIRs, Addendums, EA/FONSIs, and EISs for residential
and mixed-use developments, small- and large-scale commercial and industrial facilities, master
plans, Specific Plans, Housing Elements, and General Plans in the cities of Chino Hills, Rowland Heights,
Pomona, Ontario, Brea, Covina, West Covina, El Monte, La Habra, Whitter, Baldwin Park, and
Claremont. EPD is well known in the industry for producing high-quality and legally defensible
CEQA/NEPA documents on time and within budget.
EPD has a proven track record as a quality leader in environmental compliance. We fulfill the
complete range of activities required to successfully comply with CEQA and/or NEPA, including the
preparation of technical studies, peer review of environmental documents prepared by other CEQA
practitioners, consultation with tribes and other agencies, production of required notices, and
coordination of public outreach activities, including leading scoping meetings.
EPD offers the complete range of technical capabilities necessary to demonstrate full legal
compliance with local, regional, State, and federal laws. EPD’s in-house Technical Services team
prepares and peer-reviews air quality/greenhouse gas (GHG) emissions analyses, energy analyses,
traffic and vehicle miles traveled (VMT) analyses, parking and striping studies, noise studies, and
aesthetics/visual and shade/shadow analyses. Our project management approach is tailored to meet
the needs and objectives of each project and to anticipate and satisfy all regulatory requirements.
We are always available to meet with you and your staff in person and look forward to discussing your
future consulting needs in greater detail. I can be reached at (949) 794-1183 or at
konnie@epdsolutions.com.
Respectfully,
EPD Solutions, Inc.
Konnie Dobreva, JD, Vice President of Environmental Planning
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TABLE OF CONTENTS
Table of Contents ............................................................................................................................... i
Qualifications ....................................................................................................................................1
Overview ................................................................................................................................................. 1
Experience with CEQA Documentation .................................................................................................. 1
Organization ........................................................................................................................................... 2
Project Team .......................................................................................................................................... 2
EPD Team ......................................................................................................................................... 2
Staff Availability ............................................................................................................................... 2
Subconsultants ................................................................................................................................. 3
Customer References ............................................................................................................................. 4
Project List and Schedule....................................................................................................................7
Relevant Experience ............................................................................................................................... 7
Scope of Work ................................................................................................................................. 12
TASK 1. KICKOFF MEETING ............................................................................................................... 12
TASK 2. NATIVE AMERICAN OUTREACH AND CONSULTATION ........................................................... 13
TASK 3. PREPARATION OF TECHNICAL STUDIES ................................................................................. 13
Task 3.1. Air Quality, Energy, and Greenhouse Gas Memorandum ..................................................... 13
Task 3.2. Noise and Vibration Memorandum ...................................................................................... 14
Task 3.3. Archaeological/Paleontological Assessment (IF NEEDED) .................................................... 16
Task 3.4. General Biological Assessment .............................................................................................. 17
TASK 4. MITIGATED NEGATIVE DECLARATION (MND) ........................................................................ 17
Task 4.1. Administrative Draft Initial Study/Mitigated Negative Declaration (IS/MND)...................... 17
Task 4.2. Public Review Draft MND AND MMRP .................................................................................. 17
Task 4.3. Final MND and Responses to Comments .............................................................................. 18
Task 4.4. Notice of Determination ....................................................................................................... 18
TASK 5. ATTENDANCE AT MEETINGS AND PUBLIC HEARINGS ............................................................. 18
Task 5.1. Meetings and Check-In Calls ................................................................................................. 18
Task 5.2. Public Hearings ...................................................................................................................... 19
TASK 6. CEQA PROJECT MANAGEMENT AND COORDINATION ........................................................... 19
PROPOSED SCHEDULE: ..................................................................................................................... 20
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PROPOSED Budget: .......................................................................................................................... 21
Proposed Scope of Work: ............................................................................................................... 21
Additional Services – If Needed: ..................................................................................................... 21
Estimated Reimbursable Expenses ................................................................................................. 22
EPD Schedule of Fees ..................................................................................................................... 22
ASSUMPTIONS ...................................................................................................................................... 22
Acceptance of Conditions ................................................................................................................. 24
1. Section 4. C - Payment Terms ........................................................................................................... 24
2. Section 15 - Termination for Convenience ....................................................................................... 24
3. Section 20 - Liquidated Damages ..................................................................................................... 24
Appendix A: Resumes
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QUALIFICATIONS
OVERVIEW
EPD Solutions, Inc. (EPD) is a full-service environmental planning consulting firm dedicated to creating
environmental and planning services of distinction, quality, and legal merit that optimize value, are
environmentally responsible, and enhance the communities in which the services are provided.
EPD is a corporation formed in 2013, and since then EPD has developed a unique breadth of experience
both in the preparation of environmental documentation and project management that is unlike any
other firm. The EPD team manages hundreds of projects a year from our office headquarters in Irvine, CA
and our senior project managers have up to 25 years of experience. Working extensively in Southern and
Central California, our firm is uniquely positioned to leverage our resources, as well as our extensive
environmental, planning, engineering, and regulatory experience, to the benefit of the City of Diamond
Bar.
Specifically, EPD specializes in the preparation of CEQA analyses of all types, including initial studies,
exemptions, addenda, negative declarations, MND’s, and environmental impact reports. EPD’s
responsibilities are performed with discipline, care, and professionalism. EPD’s senior project managers
have worked together on hundreds of projects, highlighting each persons’ specialized skills, while
understanding how to succeed as a team.
EXPERIENCE WITH CEQA DOCUMENTATION
EPD thinks and performs differently than typical environmental consulting firms. We offer a management
and technical team that includes not only CEQA and other environmental experts, but also development
professionals who have been a part of the design, entitlement, and construction efforts for various CEQA
projects throughout Southern California. This unique combination of capabilities will allow EPD to
proactively participate in, evaluate, advise, and guide the CEQA and other environmental processes in
coordination with City staff.
Many of these CEQA projects have been controversial, eliciting substantial community input and requiring
a high degree of diligence to ensure adherence to all pertinent local, state, and federal regulations, such
as the local municipal code, CEQA Statute and Guidelines, Fish and Game Code, Clean Air Act, Clean Water
Act, both the federal and state Endangered Species Act, and numerous others. In all projects, EPD staff
strives to follow a balanced approach that complies with regulatory requirements and creates a defensible
CEQA document, while advocating on behalf of the applicant to avoid excessive, unnecessary, and costly
design requirements and mitigations.
The EPD team also has significant expertise in public participation and community outreach activities.
Beyond the public participation required by law (such as CEQA noticing), EPD has led public workshops,
charrettes, scoping meetings, and other outreach activities to maximize useful public input into a project.
EPD staff are frequently involved in the preparation of presentations for our environmental reviews and
provide quality, professional presentations before Planning Commissions, City Councils, Boards of
Supervisors, and various other local boards.
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ORGANIZATION
EPD’s core resources are its 60 professional staff members, including 13 environmental (CEQA) planners
and 14 air quality and transportation planners/engineers:
Environmental Planning, providing preparation of and assistance with CEQA/NEPA documentation;
Technical Services, providing air quality, GHG, energy, GIS and traffic analysis, health risk analysis, and
transportation planning;
Development & Construction, assisting projects through the permitting and entitlement process; and
Operations, which coordinates internal company-wide operations.
EPD’s senior project managers have worked together on hundreds of projects, highlighting each person’s
specialized skills, while understanding how to succeed as a team.
PROJECT TEAM
EPD TEAM
The following key staff members lead the EPD Project Management Team. The City’s primary day-to-day
contact and CEQA Project Principal would be Konnie Dobreva, supported by Meaghan Truman as the
Project Manager and other support staff. Qualifications and resume summaries for these and other staff
are provided in Appendix A to this proposal.
Personnel Position Project Involvement
Konnie Dobreva Vice President of Environmental
Planning
Project Management and Peer Review
Meaghan Truman Associate Environmental Planner III Project Management, Peer Review, and
CEQA Document Preparation
Danielle Thayer Associate Environmental Planner II Day to Day Project Assistance and
CEQA Document Preparation
Sam Kelley Assistant Environmental Planner CEQA Document Preparation
Lauren Battle CEQA Project Coordinator CEQA Document Preparation and
Coordination
Alex Garber Senior Technical Planner Technical Project Management and
Technical Study Preparation
Tina Yuan Air Quality and Noise Specialist Technical Study Preparation
STAFF AVAILABILITY
All staff are based at our main office in Irvine. Workloads are generally maintained at 70-85% of available
hours (e.g., 28 to 34 hours per week), however, accounting for major projects in the first half of 2025,
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workloads will decline for several staffers to approximately 50%, allowing adequate availability to perform
services for the City.
Personnel Availability
Konnie Dobreva 20%
Meaghan Truman 30%
Danielle Thayer 40%
Sam Kelley 50%
Support Personnel (Multiple Staff) 50%
SUBCONSULTANTS
EPD’s subconsultants include BFSA Environmental Services and Hernandez Environmental Services. EPD
regularly collaborates with these firms on dozens of projects annually throughout Southern and Central
California as their quality of work meets EPD’s exacting standards to successfully guide projects through
the environmental clearance process. The following is a summary of these firms and their respective
expertise for this project.
BFSA Environmental Services | Archaeological, Paleontological, Biological, and Historical Resources
BFSA has been operating since 1977 as Brian F. Smith and Associates
and since 2022 as BFSA Environmental Services, a Perennial Company.
Since 1977, BFSA has been providing environmental consulting
services to public and private clients for archaeological,
paleontological, biological, and historical projects throughout
southern California and across the western United States. BFSA
provides specialized environmental consulting services that comply with local, State, and federal
regulations. The combined experience of the principal consultants and associates represents more than
one hundred years of involvement in the study of the history and prehistory of this region.
BFSA provides a range of environmental services in compliance with local, State, and federal
environmental regulatory requirements and is one of the oldest and most experienced environmental
firms in California. The BFSA team has managed projects for all levels of industry from single homeowners
to global companies. Since 1977, BFSA has completed over 5,000 projects in the western United States
across California, Arizona, Washington, Nevada, Idaho, Texas, Montana, Wyoming, and Baja California.
BFSA principals, senior staff, and directors have decades of professional experience in cultural resources
management. Each senior staff member exceeds the Secretary of the Interior's Professional Qualification
Standards, with a range of expertise in environmental compliance laws and regulations, including CEQA,
NEPA, SEPA, and NHPA. Through their experience, our technical experts can provide comprehensive
assessments and appropriate recommendations while considering our clients' budgets and time
constraints.
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BFSA has the largest continuously operational cultural resource staff operating in southern California and,
as a result, can meet the staffing needs of any project no matter how large or small. BFSA often conducts
multiple large-scale projects simultaneously, serving the needs of all clients while maintaining and
delivering high-quality products, on schedule.
Hernandez Environmental Services, Inc. | Biological Assessments
Hernandez Environmental Services’ expertise is in developing dynamic solutions to
assist our clients through the environmental, biological, and regulatory compliance
requirements of their projects. The Hernandez Environmental Services’ staff has
over two decades of experience in environmental planning, biological studies, and
regulatory permitting services.
Hernandez Environmental Services has coordination with various agencies, including the Regional Water
Quality Control Boards, the California Department of Fish and Wildlife, the U.S. Army Corps of Engineers,
the U.S. Fish and Wildlife Service, the Bureau of Land Management, and various local and regional
enforcement agencies for urban development, utility, and infrastructure projects throughout southern
California. Our extensive experience has provided us with a knowledge and understanding of the
complexities involved with environmental and regulatory compliance requirements, and the need to
strategize for each individual project in order to navigate the environmental compliance maze as
effectively and efficiently as possible. Hernandez’s project manager would be Juan J. Hernandez. Juan has
over two decades of experience managing biological resources analyses and jurisdictional delineations.
CUSTOMER REFERENCES
The following is a list of references for which EPD has performed similar environmental planning
consulting services, including a description of the services provided.
Reference 1: South Orange County Community College District Facilities Planning
Contact:
Email:
Phone:
Address:
Medhanie Ephrem, Executive Director, Facilities Planning
mephrem@socccd.edu
(949) 582-4531
3rd Floor, HS Building, Saddleback College
28000 Marguerite Pkwy, Mission Viejo, CA 92692
Project: Advanced Tech & Education Park Planning and CEQA Compliance Services
Timeline: 2014 – Ongoing
Description of Services: The EPD team has been working with the South Orange County Community
College District to prepare environmental documentation and permitting for various projects within
ATEP, a new 60-acre technology and occupational training community college campus located on the
decommissioned Marine Corps Air Station Tustin. EPD is responsible for coordination of technical
studies and project management of short- and long-range plans for site facility development. To date,
EPD has prepared short and long-range plans for site facility development, water quality management
plans, stormwater pollution prevention plans, and CEQA documentation including an MND, EIR
addenda, and others. EPD has also provided demolition, utility, grading, and drainage plans, and
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construction oversight. EPD continues to work with the District to complete project planning and
environmental documentation on an ongoing basis while meeting expedited project schedules.
Project: Goddard School @ ATEP EIR Amendment
Scope of Work: Permitting, Entitlement, CEQA, and Technical Services | Timeline: 2021 - 2024
Description of Services: The Goddard School Project included the construction and operation of a one-
story, 14,400 sq. ft. educational preschool with ancillary childcare services, outdoor play areas, a
parking lot, and associated infrastructure improvements within the ATEP (referenced above). The
SOCCCD served as Lead Agency, with the City of Tustin as a Responsible Agency. EPD prepared an Initial
Study and Addendum to the Tustin Legacy Specific Plan EIS/EIR for the Project, as well as the air quality
and GHG emissions analysis and the trip generation and VMT screening analysis. Additionally, EPD
assisted with permitting and entitlement issues, including reviewing plans and providing comments.
Reference 2: City of Tustin Community Development Department
Contact:
Email:
Phone:
Address:
Raymond Barragan, Principal Planner
rbarragan@tustinca.org
(714) 573-3016
300 Centennial Way, Tustin, CA 92780
Project: Tustin Housing Element and MND | Timeline: 2021 – 2025
Description of Services: EPD provided Housing Element advisory services and assisted with the
preparation of the City of Tustin’s Housing Element 6th Cycle Update and prepared the supporting
Initial Study and Negative Declaration. The Housing Element Update provided a plan to meet
anticipated population growth and housing needs, including incorporation of an additional 6,782
housing units to meet Regional Housing Needs Allocation accommodating varying income
distributions. EPD also assisted the City with preparation and distribution of SB 18 and AB 52 tribal
consultation letters. EPD worked with the City to meet an aggressive schedule and obtain
certification of the Housing Element on time. In addition, EPD is currently drafting three EIRs to
implement required RHNA rezoning outlined in this Housing Element.
Additional Projects: Market Place Rezone Project, Enderle Center Rezone Project, and Tustin Legacy
Specific Plan Amendment Project EIRs and Technical Studies
Scope of Work: CEQA Compliance (Three Simultaneous EIRs), Technical Studies, Overall Program
Management
Timeline: 2023 – 2025
Description of Services: EPD prepared two expedited EIRs and one SEIR concurrently for the City of
Tustin's three major rezone efforts related to the City’s approved Housing Element shortfall sites. The
EIRs analyzed the potential addition of 4,970 dwelling units spread out over two neighborhoods within
the Tustin Legacy Specific Plan area, the allowance of up to 900 units over 18 acres of the existing
Tustin Marketplace, and potential development of 413 units across approximately 7 acres of Tustin's
existing Enderle Center commercial site. Each project required preparation of an independent VMT
Analysis, Traffic Impact Assessment, Air Quality Impact Analysis, Noise Impact Analysis, and Cultural
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Resources Assessment to support the CEQA findings. All three EIRs were prepared and publicly
circulated within one year of the kickoff date with the City. EPD worked closely with the City to ensure
that the City met the State's three-year rezone requirement of shortfall sites identified within their
certified housing element. EPD also prepared the traffic analyses for the projects and oversaw the
preparation of the additional technical analyses.
Reference 3: City of Redlands Planning Division
Contact:
Email:
Phone:
Address:
Brian Desatnik, Director of Community Development
bdesatnik@cityofredlands.org
(909) 798-7555
35 Cajon St, Suite 20, Redlands, CA 92373
Project: Transit Villages Specific Plan EIR | Timeline: 2019 – 2022
Description of Services: EPD prepared an EIR for the Transit Villages Specific Plan (TVSP). The 947-
acre Project area is divided into three planning areas (“transit villages”), generally surrounding three
new San Bernardino County Transportation Authority Arrow Passenger Rail line stations in the city.
The TVSP sets regulations for the community’s long-term vision for compact, efficient, and
environmentally sustainable development. As a form-based code, the TVSP emphasizes building form,
mixed uses, strong pedestrian and transit-oriented development, and public realm improvements and
amenities. Technical studies EPD prepared included an air quality and GHG report; cultural and
paleontological resources report; energy analysis; noise impact analysis; VMT screening; and water
supply assessment. EPD worked with the City to maintain an efficient schedule and budget through
project completion.
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PROJECT LIST AND SCHEDULE
RELEVANT EXPERIENCE
The EPD team has extensive experience providing environmental planning and permitting services,
including the preparation of CEQA and NEPA documents, to many jurisdictions throughout Southern
California. The following table provides a brief snapshot of some of the CEQA-related projects EPD has
worked on in the last five years, showcasing EPD’s diverse project experience. Following the table are
summaries of select projects.
Project Name Project Type Year
Completed Location
Services Provided Environmental Entitlement and Permitting Due Diligence Technical Services Murrieta Road Warehouse Industrial In Progress Menifee
Quail Valley Park Government In Progress Menifee
Palmdale Logistics Center Industrial In Progress Palmdale
Auto Center Dr & Trade Center
Dr Industrial In Progress Palmdale
Ling Yen Mountain Temple Residential 2025 Rancho
Cucamonga
Canyon Hills Estates Project Residential 2024 Lake Elsinore
Verano Residential Residential 2024 Cathedral City
Trade & Commerce Industrial 2024 Palmdale
12th & Rancho Vista Industrial 2024 Palmdale
Forest Home Christian
Conference Ctr Institutional/Rec. 2024 San Bern.
County
Enderle Center Rezone Project Government 2024 Tustin
The Market Place Rezone
Project Government 2024 Tustin
Tustin Legacy Specific Plan
Amendment Government 2024 Tustin
14387 Valley Blvd Industrial 2024 Fontana
16025 Slover Avenue Industrial 2024 Fontana
747 Barranca Residential
15183 Residential 2024 Covina
Zest 2.0 at 747 N Barranca Residential 2024 Covina
Redlands RHNA Rezone Government Ongoing Redlands
Related Bristol Specific Plan EIR Mixed Use 2024 Santa Ana
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Project Name Project Type Year
Completed Location
Services Provided Environmental Entitlement and Permitting Due Diligence Technical Services Advanced Technology &
Education Park (ATEP) Planning
and CEQA
Institutional Ongoing Tustin
Wood and Lurin Residential EIR Residential 2023 City of
Riverside
Signal Hill Self Storage COA
Amendment CEQA Exemption Commercial 2023 Signal Hill
Chase Road Residential Residential 2023 Fontana
Gierson Ranch Residential
Project Residential 2023 Murrieta
Waterford Mixed-Use Project Mixed Use 2023 Rancho
Cucamonga
South Poplar Distribution
Center Industrial 2023 Fontana
Mesa Linda Warehouse Industrial 2023 Hesperia
Griswold Residential Project
EIR Residential 2023 County of Los
Angeles
Cottonwood Collection Residential 2023 Moreno Valley
Arrow Route Industrial Project Industrial 2023
San
Bernardino
County
7823 Sorenson Avenue Residential 2023 County of Los
Angeles
Mission Trail Lake Elsinore Residential 2023 Lake Elsinore
Kings CSG 3 Solar Project Energy 2023 Kings County
Ethanac and Barnett
Warehouse Industrial 2023 Menifee
Water Street and Harvill Ave Industrial 2023 Riverside
County
Slater Avenue Mixed-Use
Project Mixed Use 2022 Fountain
Valley
Arrow Rochester Warehouse Industrial 2022 Rancho
Cucamonga
Transit Villages Specific Plan
EIR Government 2022 Redlands
Tustin Housing Element and
MND Government 2022 Tustin
State Street Village SCEA Mixed Use 2022 Rancho
Cucamonga
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Project Name Project Type Year
Completed Location
Services Provided Environmental Entitlement and Permitting Due Diligence Technical Services Covina Recreation Village
CEQA and NEPA Recreation 2022 Covina
Well 28 Installation Public Works 2021 City of Orange
City Center Redlands Mixed Use 2022 Redlands
Holly Triangle Townhomes Residential 2022 Huntington
Beach
Garry Avenue Business Park Industrial 2022 Santa Ana
Village at 707 N Barranca Mixed Use 2022 Covina
Visalia CSG Solar Energy 2022 Tulare County
Norco Housing Element Residential 2021 Norco
Covina Bowl Residential 2021 Covina
PreZero Redevelopment Industrial 2020 Jurupa Valley
Carden School Residential Residential 2020 Whittier
North Coast Highway Solar Energy 2020 Humboldt
County
The Bowery Mixed Use 2020 Santa Ana
Kia Dealership Commercial 2020 Moreno Valley
Pioneer Building Development Industrial 2020 Santa Fe
Springs
Palomino Business Park Commercial 2020 Norco
Twelve Oaks Winery Resort
Commercial
2020 Riverside
County Residential
Silverstrand Grid Energy
Storage Energy 2020 Camarillo
The Retreat Residential 2019 Orange County
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Additionally, below is a sample of representative projects EPD has worked on:
Ling Yen Mountain Temple – City of Rancho Cucamonga
Scope of Work: Prepared 15182/15183 and technical studies | Started: 2023 | Completed: 2025
Link to SCH No.: https://ceqanet.opr.ca.gov/2021050261/5
Project Description: EPD prepared a 15183 Consistency Analysis for a 93,003 SF temple facility located in the City
of Rancho Cucamonga. The proposed development will consist of three buildings for worship and assembly, two
buildings for ancillary administrative and support uses, and three buildings for group residences within a 35.1-
acre site. Our services included: Preparation of a 15183, Preparation of Technical Studies, Peer Review of Traffic
Analysis, and Hearing Coordination. In addition, EPD prepared supplementary consistency analysis with the
Etiwanda Heights Neighborhood Conservation Plan EIR, pursuant to Section 15182 of the CEQA Guidelines.
Client Name: Sean McPherson, City of Rancho Cucamonga, Principal Planner
Client Contact: (909) 774-4307
Wood and Lurin Residential – City of Riverside
Scope of Work: Prepared Environmental Impact Report and technical studies | Started: 2022 | Completed: 2023
Link to SCH No.: https://ceqanet.opr.ca.gov/Project/2022070337
Project Description: EPD prepared an Environmental Impact Report for a planned residential development
consisting of 96 single family residential units on a previously disturbed, but generally undeveloped, 18.92-acre
lot with one vacant single-family residence. The project would result in an overall density of 5.07 dwelling units
per acre. In addition, EPD reviewed the associated technical studies and prepared both the Noise Impact Analysis
and the VMT Screening Analysis Memo.
Client Name: Brett Crowder, Coastal Commercial Properties
Client Contact: (949) 632-3122
Gierson Ranch Residential Project – City of Murrieta
Scope of Work: Prepared 15183 and technical studies | Started: 2021 | Completed: 2023
Link to SCH No.: https://ceqanet.opr.ca.gov/2023120408
Project Description: EPD prepared a 15183 Streamlining Checklist for a residential development consisting of 107
single-family detached residential homes plus 78 attached junior accessory dwelling units. In addition, EPD
coordinated the preparation of technical studies: Air Quality, Greenhouse Gas Emissions, Cultural Resource
Assessment, Historical Resource Analysis, Noise and Vibration, Traffic Impact Analysis, and Biological Resources
Assessment.
Client Name: Erich Higuchi, OTM Murrieta LLC
Client Contact: (949) 290-7510
Chase Road Residential Project – City of Fontana
Scope of Work: Prepared 15183 and technical studies | Started: 2022 | Completed: 2023
Link to SCH No.: https://ceqanet.opr.ca.gov/Project/2016021099
EPD prepared a 15183 Streamlining Checklist for a residential development consisting of 48 single family
residential units, four of which would be affordable units set aside for very-low-income households. EPD reviewed
the associated technical studies and prepared both the Traffic Safety Memo and VMT Screening Analysis Memo
for the Project.
Client Name: Tim Sales, RC Homes, inc.
Client Contact: (323) 578-0550
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Rio Vista Village (Verano) – Cathedral City
Scope of Work: Prepared 15162, 15163, 15164 and 15183 with supporting technical analyses | Started: 2023 |
Completed: 2024
Link to SCH No.: https://ceqanet.opr.ca.gov/2024050398
The Verano project proposed minor amendments to the Rio Vista Village Specific Plan which was originally
adopted by the City of Cathedral City in 1998. The 128-acre project included six Tentative Tract Maps to allow for
the development of the remaining 834 units, consisting of 459 single-family residences and 375 multi-family
residential condominium units. EPD prepared a consistency analysis pursuant to State CEQA Guidelines Section
15162, 15163, 15164 and 15183 with supporting technical analyses for Air Quality, Greenhouse Gas Emissions,
Health Risk Assessment, Noise and Vibration, and Biological Resources Assessment. EPD worked closely with the
project team and city to provide expertise and out-of-the-box thinking to overcome site specific challenges.
Additionally, EPD supported the City by assisting with the preparation of public hearing materials in order to bring
the project to hearing within the desired timeframe.
Client Name: David DiRienzo, NCP Verano LLC
Client Contact: (949) 350-3074
Mission Trail Project – City of Lake Elsinore
Scope of Work: Prepared 15182| Started: 2022 | Completed: 2023
Link to SCH No.: N/A
EPD assisted with technical and CEQA services for development of 191 single-family detached residential units on
an 18-net acre lot (11 dwelling units per acre) to prepare a CEQA 15182 exemption document, tiering from the
East Lake Specific Plan Final EIR. EPD prepared a traffic report, air quality/greenhouse gas/energy study, managed
all technical studies, and coordinated with the City of Lake Elsinore in support of the CEQA exemption document.
The Project was approved by the City in December 2023.
Client Name: Damaris Abraham, City of Lake Elsinore
Client Contact: dabraham@lake-elsinore.org
Zest 2.0 at 747 N Barranca – City of Covina
Scope of Work: Class 32 CEQA Exemption, Technical Studies | Started: 2023 | Completed: 2024
Link to SCH No.: N/A
EPD contracted with the City of Covina to prepare a Class 32 and Section 15182 CEQA Exemption for the proposed
development of 75 single-family attached residential units on a 2.77-acre site with a density of 27.1 dwelling units
per acre. EPD’s in-house technical specialists prepared the traffic studies and the air quality, energy, and
greenhouse gas emissions analysis and coordinated the preparation of the cultural resources assessment and
noise impact analysis.
Client Name: Mercy Lugo, City of Covina
Client Contact: Mlugo@covinaca.gov
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SCOPE OF WORK
The project site, located at 1400 Montefino Avenue, is a developed, 3.93-acre parcel located on the south
side of Montefino Avenue, between South Diamond Bar Boulevard and Porto Grande Drive. The project
would redevelop the project site with 49 three-story condominium units. EPD understands that the
proposed project would include the following discretionary approvals:
Tentative Tract Map – For condominium purposes.
General Plan Amendment and Zone Change – To change the land use designation to Medium High
Density Residential (RMH) and rezone the site to Medium-Heigh Density Residential (RMH) with a
Planned Development (PD) Overlay to allow for the proposed residential development.
Development Review – Design review of 49 attached and detached residential condominiums.
Conditional Use Permit – Required for all development proposed on a site with a PD Overlay, which
may include specific modifications to any development standards.
EPD anticipates that the project will require preparation of an Initial Study/Mitigated Negative Declaration
(IS/MND), based on preliminary research. Although the project is relatively limited in scale, it involves a
General Plan Amendment and zone change, which disqualifies it from eligibility for CEQA streamlining or
exemption provisions.
Accordingly, the proposed scope and cost are based on the assumption that an IS/MND is necessary.
Should additional project details suggest an alternative CEQA pathway, EPD will carefully evaluate
whether a more appropriate or streamlined CEQA approach is feasible and will coordinate with the City
before proceeding.
Additionally, EPD assumes that the applicant will be providing a traffic study, sewer study, geotechnical
report, Low Impact Development (LID) report, Stormwater Pollution Prevention Plan (SWPPP) report and
hydrology/hydraulic report, subject to peer review by the City. Therefore, preparation of these items have
been left out of the proposed scope of services itemized below.
TASK 1. KICKOFF MEETING
Upon receipt of the signed contract, EPD will facilitate a kickoff meeting with the project team and City
staff. During this meeting, EPD will define the project scope, objectives, and key deliverables to ensure
alignment among all participants.
Team members will be introduced, and their roles and responsibilities will be clarified. The project
timeline, milestones, and dependencies will be reviewed to provide a clear roadmap for the project.
Communication protocols, including the frequency of meetings, reporting mechanisms, and escalation
procedures, will be established to ensure effective coordination.
Key topics to be discussed during this meeting may include the following:
1. Outline communication protocols
2. Refine project schedule
3. Confirm existing and past uses of the site
4. Review of project design, including, but not limited to:
Preliminary plans and design specifications
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Phasing information
Construction and operational parameters
Discuss any other pertinent information that would guide the project description
5. Identify project objectives
6. Obtain technical studies completed for the project; and
7. Discuss the preparation of new technical studies, along with any data requirements/needs for
initiating technical analyses.
8. Identify relevant community and agency stakeholders.
We will also confer with the City during this early process to discuss the potential environmental impacts
of the proposed project. This upfront evaluation of impacts will allow the project team to consider project
design features that would minimize environmental impacts, a process known as “mitigation by design.”
EPD staff will work closely with City of Diamond Bar staff to ensure the project follows the CEQA pathway
that best suits the project. During this collaboration with the City, EPD will identify any opportunities for
increased efficiencies in the CEQA process.
Deliverables:
Kick off meeting
Meeting agenda
Meeting notes
TASK 2. NATIVE AMERICAN OUTREACH AND CONSULTATION
EPD will assist the City in completing any required Native American consultations. The City, as the Lead
Agency, is responsible for initiating Assembly Bill 52 (AB 52) and Senate Bill 18 (SB 18) process (since a GPA
is proposed). EPD will assist by contacting the Native American Heritage Commission and local tribes,
requesting the Sacred Land File search on behalf of the City, and preparing the draft AB 52 notification
letters for the City’s review and approval. EPD will prepare consultation notifications and can distribute all
mailings and attend any Native American consultations, if so requested by the City.
Deliverable:
AB 52 and SB 18 Letters
TASK 3. PREPARATION OF TECHNICAL STUDIES
Task 3.1. Air Quality, Energy, and Greenhouse Gas Memorandum
The proposed project is located within the jurisdiction of the South Coast Air Quality Management District
(SCAQMD). The site currently includes an existing commercial building. As the proposed path for the
project is an IS/MND, the existing setting would be utilized as the baseline for technical analysis. The
following scope of work serves to meet the City of Diamond Bar and SCAQMD requirements for
preparation of Air Quality, Energy, and Greenhouse Gas (GHG) Emissions.
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EPD will complete the following:
1. Evaluate the existing conditions of the project study area; this will include gathering
background air quality data, local wind patterns in the study area, and identifying applicable
rules, plans and thresholds of significance.
2. Identify construction-related air quality impacts from associated construction activities at the
project site, which may include demolition, import or export of fill dirt, mass grading,
construction, paving, concrete pouring, etc.
3. Evaluate operational emissions for the proposed project, based upon trip generation
projections provided as part of the traffic analysis. In addition, emissions from other
operational sources such as heaters, air conditioners, water heaters, consumer products, and
lawn care equipment will also be considered.
4. Perform a screening-level Construction and Operational Localized Significance Threshold (LST)
analysis as recommended by the SCAQMD. The SCAQMD’s LST “look-up” tables will be utilized
and therefore no dispersion modeling is anticipated. If for some reason dispersion modeling
is required, a separate proposal will be provided to address the extra work effort.
5. Evaluate potential odor impacts resulting from the proposed project. Identify applicable
mitigation measures and regulatory requirements that the project must comply with to
minimize odors. For the purposes of this evaluation, a qualitative assessment of odors and
odor controls is expected.
6. Qualitatively discuss cumulative impacts within the context of planned and foreseeable
projects for short-term construction and long-term operational activity.
7. Calculate the construction and operational Energy Consumption for electricity, natural gas,
and fuel (diesel and gasoline).
8. Evaluate the construction and operational GHG emissions from mobile and stationary
sources. GHG emissions will be derived from the CalEEMod model used for the air quality
analysis.
9. Discuss the projects consistency with General Plan policies, Climate Action Plan policies, and
California Air Resources Board (CARB) 2022 Scoping Plan policies.
10. Identify and recommend mitigation measures that are feasible to implement and that will
reduce any potential impacts to the maximum extent feasible. Prepare an Air Quality, Energy,
and Greenhouse Gas Impact Analysis memorandum that incorporates the findings and all
supporting calculations.
11. Revise the Air Quality, Energy, Greenhouse Gas Impact Analysis memorandum based on
comments provided by the project team for up to one review cycle.
Task 3.2. Noise and Vibration Memorandum
The noise specialist will complete a Noise and Vibration Impact Analysis encompassing the following
subtasks.
Existing Conditions
Identify and review applicable federal, State, and local noise regulations, including the
jurisdiction’s Noise Element and Municipal Code, to determine appropriate noise standards and
significance thresholds/criteria.
Assess the project study area to identify noise-sensitive receptors and the sources and locations
of potential noise generators, which will guide the selection of noise monitoring sites.
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Conduct short-term, 15-minute ambient noise level measurements in the project study area to
quantify the existing noise environment. We are assuming up to four ambient noise level
measurements for existing conditions, if the City of Diamond Bar requires more, an amendment
would be required. Ensure all noise measurement equipment complies with the American
National Standards Institute (ANSI) standard specifications for sound level meters (ANSI S1.4-
1973/IEC61672-1:2013). Collect noise level data in accordance with the criteria outlined in the
Municipal Code.
On-Site Traffic Noise Analysis
Employ a version of the FHWA noise prediction model to assess exterior noise level impacts from
adjacent roadways, based on projected worst-case traffic conditions.
Identify the minimum exterior noise mitigation measures, such as noise barriers, required to meet
the relevant jurisdictional noise level criteria.
Estimate the interior noise levels for the project, identifying potential interior noise impacts and
recommending mitigation measures, including minimum sound transmission class ratings, to
comply with the jurisdiction's interior noise standards.
Off-Site Traffic Noise Analysis
Identify off-site average daily traffic volumes and corresponding noise levels for existing, opening
year, and long-term conditions based on the project’s traffic analysis. Calculate the 70, 65, and 60
dBA CNEL noise level contour boundaries for baseline (existing) conditions, opening year, and
future scenarios.
Assess future project contributions by comparing noise contours for the proposed project under
"with" and "without" project scenarios on the study area roadways. Determine whether the
project will result in significant noise impacts on any analyzed roadway segments.
Operational Noise Analysis
Collect reference noise level measurements to represent the expected impacts of stationary
sources associated with the proposed project land uses.
Evaluate the potential noise impacts from stationary sources during the operation of the
proposed project and recommend mitigation measures to minimize noise impacts on nearby
noise-sensitive receptors.
Assess the operational noise impacts on nearby noise-sensitive receptors. This analysis will
include a map illustrating the relationship between noise sources and surrounding receptors,
considering distance and existing noise barriers.
Identify potential noise abatement measures to ensure compliance with applicable jurisdictional
noise criteria at sensitive receiver locations.
Use a version of the FHWA RD-77-108 noise prediction model to calculate existing and future
offsite traffic noise contours, utilizing roadway traffic data from the Traffic Study prepared for the
proposed project.
Calculate the future project's exterior traffic noise contributions by comparing pre-project and
post-project noise contours on study area roadways and assess the results against jurisdictional
noise standards.
Employ either the FHWA RD-77-108 or equivalent noise prediction models, along with previously
obtained reference noise measurements, to calculate onsite noise impacts on nearby areas.
Compare the results to the jurisdiction’s stationary noise standards and propose feasible
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mitigation measures if exceedances are identified, to reduce noise impacts to less than significant
levels.
Prepare a comprehensive noise and vibration impact analysis documenting the study results and
providing responses to each noise-related CEQA checklist question.
Construction Analysis
Collaborate with the project team and refer to the Air Quality study to identify the mix, quantity,
and duration of planned construction activities.
Evaluate potential noise impacts from temporary construction activities at the project site, using
reference noise level measurements from similar activities.
Provide a comprehensive noise impact and vibration analysis for temporary construction
activities, estimating the impacts on nearby noise-sensitive uses. This analysis will assess
construction noise levels by phase at each surrounding noise-sensitive receiver location,
considering distance and existing noise barriers.
Recommend appropriate mitigation and abatement measures to ensure that noise and vibration
impacts comply with jurisdictional criteria and established CEQA significance thresholds.
Noise and Vibration Impact Analysis Report
Summarize the findings in a Noise and Vibration Impact Analysis report, addressing potential
impacts associated with the project and recommending appropriate mitigation measures to
reduce impacts to less than significant levels.
Revise the Noise and Vibration Impact Analysis report based on feedback from the applicant
and/or jurisdiction staff, accommodating one review cycle.
Submit the Noise and Vibration Impact Analysis to the City of Diamond Bar for review,
incorporating agency comments as necessary. One round of review is assumed.
Task 3.3. Archaeological/Paleontological Assessment (IF NEEDED)
Cultural Resources Background Research – A cultural resources records search will be requested from
the South Central Coastal Information Center (SCCIC) at Cal State Fullerton to collect information
regarding recorded cultural resources within one-half mile of the development site. The key information
from the records searches is the location of any archaeological sites recorded within the development
parcel or near the property.
Paleontological Resources Records Search – A paleontological records search will be requested from the
Natural History Museum in Los Angeles to collect information regarding geology and fossil deposits within
one-half mile of the development site.
Cultural and Paleontological Site Visit – The project specialist will perform a pedestrian field survey of
the property to identify cultural and/or paleontological resources that may be visible on the surface. The
project specialist will also examine surface sediment to contribute to our understanding of the
paleontological sensitivity of the project area. This work will be conducted by a Qualified Archaeologist
and Cross-Trained Paleontologist.
Cultural and Paleontological Resources Technical Report – For the purposes of calculating costs, we have
assumed no cultural resources lie within the project area. We will prepare one combined technical report
that addresses both disciplines. We assume there will be negative findings within the reports. The report
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will include a project description, brief culture history/paleontological context of the area, maps of the
proposed project, methods, and results. The project specialist will include the cultural and paleontological
records search results as appendices to the reports. This scope assumes that electronic submittal of the
reports will suffice. One round of review and revision of the report is assumed based on comments from
the Lead Agency.
Task 3.4. General Biological Assessment
A qualified biologist will visit the project area and will conduct pedestrian surveys of the project site. The
surrounding areas up to half a mile will also be evaluated by pedestrian or visual surveys. The entire (100%
coverage) project area will be evaluated for vegetation types, habitat types, plant and animal species
observed, jurisdictional waters, potential for state and federal listed species, potential for wildlife
corridors, and surrounding uses. Transects will be conducted 50-100 feet apart to document all plant and
animal species observes, and habitat/vegetation types. Waypoints will be taken by GPS for any areas of
interest and GIS will be used for further analysis.
A General Biological Assessment (GBA) report based on literature, field survey, and GIS analysis will be
prepared for submission to the client. The report will include sections describing the project, project area,
regulatory background, methodology used, existing habitat and vegetation types, species observed, a
discussion of the potential for sensitive species within or adjacent to the project site, potential impacts to
existing resources, and recommendations to mitigate impacts to resources.
Deliverables:
Air Quality, Energy, and Greenhouse Gas Memorandum
Noise and Vibration Memorandum
Cultural and Paleontological Resources Technical Report
General Biological Assessment
TASK 4. MITIGATED NEGATIVE DECLARATION (MND)
Task 4.1. Administrative Draft Initial Study/Mitigated Negative Declaration (IS/MND)
EPD will prepare a draft Initial Study (IS) in compliance with CEQA Guidelines and any applicable local
CEQA guidelines from the City of Diamond Bar. The Initial Study is expected to support the preparation of
a Mitigated Negative Declaration (MND), as outlined in CEQA Guidelines Section 15070, which allows for
an MND when a project’s environmental impacts can be reduced to a less-than-significant level through
mitigation measures.
If technical studies reveal impacts that cannot be fully mitigated, EPD will update the scope of work and
consult with the City to determine the necessary steps. An administrative draft IS/MND will be provided
for the City’s review. Comments from the City will be incorporated into a revised document, with one
round of review expected.
Task 4.2. Public Review Draft MND AND MMRP
Incorporating the City of Diamond Bar comments, EPD will prepare a Public Review Draft IS/MND,
including a mitigation monitoring and reporting program (MMRP), and prepare the document for public
release and distribution. At the conclusion of this task, EPD will coordinate public release of the IS/MND
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and NOC for a 30-day review period. As part of this task, if requested by the City of Diamond Bar, EPD will
prepare the Notice of Intent (NOI). EPD can also post the IS/MND, Appendices, NOI, and NOC to the State
Clearinghouse website on behalf of the City of Diamond Bar, if requested.
Task 4.3. Final MND and Responses to Comments
Although not required by the CEQA Guidelines, EPD will draft responses to public comments and
collaborate with the City and if authorized, the project team, to address any comments that raise
significant issues or require additional analysis beyond what has already been completed under the
Technical Studies task outlined in this proposal. For this task, EPD assumes no more than 16 hours of staff
time will be required to complete the work efficiently and thoroughly. If a substantial number of
comments are received, EPD will notify the City promptly to discuss potential implications, including the
need for a change order to cover additional costs.
EPD will compile the Final IS/MND document addressing any changes associated with the responses to
comments for the Planning Commission hearing and send it to the project team and the City of Diamond
Bar. This task assumes one round of review by the City and revision.
Task 4.4. Notice of Determination
Upon the City of Diamond Bar’s approval of the environmental document, EPD will coordinate filing of the
Notice of Determination (NOD). EPD will prepare a Notice of Determination (NOD) for review by the City
and will file the approved form with the County Clerk. EPD will also prepare and upload the NOD, Notice
of Completion (NOC), and Summary Form documents for submission to the State Clearinghouse on behalf
of the City.
Deliverables:
Administrative Draft IS/MND
Public Review Draft IS/MND
Draft and Final MMRP
5 hard copies and 5 electronic copies of IS/MND
Draft and final Notice of Availability and Distribution List
Final IS/MND and Response to Comments
NOD
NOC
Posting to CEQANet
TASK 5. ATTENDANCE AT MEETINGS AND PUBLIC HEARINGS
Task 5.1. Meetings and Check-In Calls
To effectively manage the costs of the project, EPD has included time for the EPD project team to join two
(2) meetings and three (3) virtual calls with the City to discuss any potential issues that may impact the
scope of work for the approximately 6-month duration of the project. EPD will draft agendas in advance
of these meetings and deliver minutes via email to the entire project team. The minutes will identify action
items and the responsible party to implement said action item. In addition to standing meetings, EPD will
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be available to the City staff to answer questions, address concerns, or to clarify issues as they arise. If the
CEQA schedule extends beyond 6 months, an additional budget will likely be required.
Task 5.2. Public Hearings
EPD will attend two (2) public hearings held for the proposed Project. These hearings are anticipated to
include one Planning Commission hearing and one City Council hearing. The EPD Project Manager will be
prepared to answer technical questions related to the CEQA document raised during the public hearing
meetings. Technical experts for air quality and noise are not expected to be in attendance.
Deliverables:
Two (2) check-in meetings
Three (3) check-in virtual calls
Two (2) public hearings
TASK 6. CEQA PROJECT MANAGEMENT AND COORDINATION
EPD’s CEQA project manager will provide monthly status reports and will coordinate closely with the City
of Diamond Bar staff to ensure that the CEQA document and associated documents delivered to the City
of Diamond Bar are legally defensible, accurate, and useful to decision makers considering the approval
of the project. The project manager will also coordinate with City of Diamond Bar staff throughout the
process not only to streamline the CEQA process, but to avoid or anticipate any changes that could result
in delays.
The project manager will be the key contact for the project team and City of Diamond Bar, and will be
responsible for managing (1) CEQA document task scheduling and assignment, management of resources,
monitoring of costs, and schedule adherence; (2) consultation and coordination with local and state
agencies relative to the environmental document and the environmental review process; (3) coordination
and communications with the project team and City of Diamond Bar staff to ensure that their policies,
procedures, and any applicable codes are complied with and, where applicable, are incorporated into the
CEQA document; and (4) ensuring that the environmental review process and the CEQA document satisfy
the statutes and guidelines of CEQA and CEQA procedures.
This scope of work assumes ongoing project management at an estimated 1 hour/week for the Project
Manager and 1 hour/month for the principal-in-charge for the duration of the schedule as estimated in
this proposal, excluding public review periods.
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PROPOSED SCHEDULE:
Steps Timeframe Overall Schedule
Project Kickoff Meeting 1 day Week 1
Draft Project Description 1 week Week 1
Technical Studies 6 weeks Weeks 1-6
Admin Draft MND 1 week after last tech study Week 7
City Review 2-4 weeks Weeks 8-11
Public Review Draft MND 1 week Week 12
Public Review Period (30 days) 4 weeks Weeks 13-16
Response to Comments (RTC)
and Final MND
2 weeks Weeks 17-18
City Review 1 week Week 19
Public Review of RTC 10 days Week 20-21
Planning Commission Hearing 1 week Week 22
City Council Hearing 2 weeks Week 24
2nd City Council Hearing 2 weeks Week 26
Total Approximately 6 months
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PROPOSED BUDGET:
PROPOSED SCOPE OF WORK:
EPD Solutions will provide the professional consulting services for the base scope of work as described in
this proposal. Not-to-Exceed Budget
Task # Tasks Employee Hours NTE Fee
1. Kickoff Meeting PM 3 $815
2. Native American Outreach and Consultation Coordinator 12 $2,620
3. Preparation of Technical Studies
3.1 Air Quality, Energy, and Greenhouse Gas
Memorandums
Sr. Analyst 30 $5,590
3.2 Noise and Vibration Memorandum Sr. Analyst 42 $9,570
3.4 General Biological Assessment Hernandez 59 $6,188
4. Mitigated Negative Declaration (MND)
4.1 Administrative Draft Initial Study/Mitigated
Negative Declaration (IS/MND)
Assoc. I 77 $14,245
4.2 Peer Review Draft MND and MMRP Assoc. I 24 $4,530
4.3 Final MND and Responses to Comments Assoc. I 20 $4,300
4.4 Notice of Determination Assoc. I 18 $3,770
5. Attendance at Meetings and Public Hearings
5.1 Meetings and Check-In Calls PM 15 $4,675
5.2 Public Hearings PM 10 $3,850
6. CEQA Project Management and Coordination PM 34 $9,730
Estimated Expenses (see below) $2,000
TOTAL 344 $71,883
ADDITIONAL SERVICES – IF NEEDED:
The following services are not included in the base scope or proposed budget but may become necessary
as the project evolves. These services are not anticipated at this time but are listed for transparency and
planning purposes. Should any of these services be required, they would be initiated only upon written
authorization from the Client and may be subject to a separate scope of work, budget, and schedule
adjustment.
Task # Tasks Employee Hours NTE Fee
3.3 Archaeological/Paleontological Assessment BFSA 74 $7,750
If Needed Task Subtotal $7,750
Proposal Total with If Needed Tasks 418 $79,633
EPD Solutions, Inc. Page 22 of 24
ESTIMATED REIMBURSABLE EXPENSES
Item # Expense Rate Count Cost
1 Hard Copy of IS/MND $300/copy 5 $1,500
2 Mileage $0.70/mile 215 $150
3 Document Delivery Service $100/delivery 2 $200
4 Misc. postage, printing, etc. $150
TOTAL $2,000
EPD SCHEDULE OF FEES
EPD Solutions, Inc. will perform its professional services in the manner identified in the Scope of Services
for the identified fixed fees and budgeted items, excluding direct expenses. Services provided on a time
and materials basis or additional services will be charged based on the following hourly billing rates:
List of Standard Hourly Rates
Position Level Hourly Rate
President; Principal; Sr. Vice President; Vice President $350 - $425
Principal Planner; Director; Sr. Director $285 - $350
Senior Project Manager; Senior Planner; Senior Engineer $235 - $285
Project Manager; Associate II and III Planner; Associate Engineer; Sr. Analyst $190 - $265
Junior Project Manager; Assistant Project Manager; Associate I Planner;
Assistant Planner
$165 - $210
Analyst; Junior Engineer; Technical Editor; Sr. Project Coordinator $150 - $175
Project Coordinator; Drafter; Assistant Analyst $135 - $165
Support Staff $100 - $135
Subconsultant Rates
Hernandez Environmental $105
Brian F. Smith & Associates (BFSA) $105
ASSUMPTIONS
Our cost estimate provided is based on the outlined scope of services, the anticipated schedule, and the
following assumptions:
Validity Period: The cost estimate is valid for up to 60 days from the date of submittal. After this
period, the estimate may be subject to revision.
Task Budget: Costs have been allocated to individual tasks to determine the total project budget.
A “Not to Exceed” dollar amount is provided for each task, except where explicitly indicated as a
“Fixed Fee.”
Additional Meetings or Work: If additional meetings, site visits, or services beyond those
described in the scope of work are requested or required, amendment `of the budget such as a
change order will be necessary to cover such additional work.
Expense Budget: An estimated reimbursable expense budget is included to cover direct project
expenses such as mileage, reprographics and deliveries to the agency. Agency fees are not
included in the budget.
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Document Review/Revisions: The scope of work assumes a limited number of review cycles of
administrative draft versions. Additional review cycles/versions beyond the stated assumptions
will be additional work and will constitute additional work, requiring a budget amendment.
Budget Reallocation: At EPD’s sole discretion, we reserve the right to reallocate costs among tasks,
as needed, provided the total budget is not exceeded. Any unexpended budget will be invoiced
in the final invoice.
Subconsultant Substitutions: EPD reserves the right to substitute subconsultants at its sole
discretion if necessary.
Project Delays: If a delay of 90 days or more occurs due to circumstances beyond our control after
project initiation, EPD reserves the right to adjust our budget to account for additional project
management needs, updated labor rates, and other related costs.
Thank you again for your consideration and interest in EPD Solutions, Inc. Should you have any questions,
please do not hesitate to contact Konnie Dobreva at Konnie@epdsolutions.com, or the EPD Contracts
Team at Contracts@epdsolutions.com or (949) 794-1180.
Sincerely,
EPD Solutions, Inc. Client: City of Diamond Bar
Signature: Signature:
Name: Name:
Title: Title:
Date: Date:
Konnie Dobreva
VP of Environmental Planning
7/30/2025
EPD Solutions, Inc. Page 24 of 24
ACCEPTANCE OF CONDITIONS
EPD Solutions acknowledges and accepts all terms and conditions outlined in the RFP. However, we
respectfully request the following exceptions and modifications to the City of Diamond Bar’s Standard
Professional Services Agreement for consideration.
1. SECTION 4. C - PAYMENT TERMS
Requested Change: Strike Section 4. C clause “City will pay Consultant the amount properly invoiced
within 35 days of receipt, but may withhold 30% of any invoice until all work is completed, which sum
shall be paid within 35 days of completion of the work and receipt of all deliverables.”
Proposed Justification: This section is inconsistent with our standard invoicing and payment
practices.
2. SECTION 15 - TERMINATION FOR CONVENIENCE
Requested Change: Amend the termination notice period from 15 to 30 days.
“The City may terminate this Agreement with or without cause upon fifteen (15) days' written notice
to Consultant.”
Proposed Amendment: The City may terminate this Agreement with or without cause upon thirty
(30) days' written notice to Consultant.
Proposed Justification: Standard to our city contracts
3. SECTION 20 - LIQUIDATED DAMAGES
Requested Change: Delete Section 20 clause “Consultant shall pay City, or have withheld from monies
due it, as liquidated damages, the sum of _____ Dollars ($___) per day for each and every calendar
day's delay in finishing the work within the time specified…”
Proposed Justification: Liquidated damages should be removed since delivery timelines may
change and can be affected.
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Due Diligence | Entitlement | Environmental Planning | Development & Construction Management | Policy Planning | Technical Services
Konstanza Dobreva, JD
Vice President of Enivornmental Planning
EDUCATION PROFILE
Juris Doctor
Pepperdine University School of Law
Bachelor of Arts, cum laude,
Environmental Analysis & Design,
Minor in Urban & Regional Planning
University of California, Irvine
Certificate in Alternative Dispute
Resolution
Straus Institute
PROFESSIONAL AFFILIATIONS
Board of Directors, Orange County
Association of Environmental
Professionals
Co-chair, Association of
Environmental Professionals State
Conference (2005 and 2014)
TENURE
Vice President of Environmental
Planning, EPD Solutions, Inc.,
2020-present
Director of Environmental Planning,
EPD Solutions, Inc.
2014-2020
Senior Planner, PlaceWorks,
2004-2014
Planning Consultant, Cities of Irvine,
Anaheim, Rancho Santa Margarita
Planner, City of Lake Forest
PROFILE
Konnie’s more than 25 years of public and private sector planning and legal experience
have made her an expert in entitlements, environmental and policy planning, a keen
analyst and an effective writer of environmental documents. She has managed and
prepared environmental documents for a diverse range of projects and clients: small-
scale residential and large planned communities, commercial office, industrial, mixed-
use, and schools. In law school, Konnie specialized in alternative dispute resolution.
She clerked for two private law firms and the Thousand Oaks City Attorney’s Office.
She was also a full-time extern for the Honorable Warren J. Ferguson, 9th Circuit Court
of Appeals. Konnie has been a planner with the City of Lake Forest and a planning
consultant for the cities of Irvine, Anaheim, and Rancho Santa Margarita. Her duties
included project management, evaluating development proposals, presenting staff
reports and resolutions before the Zoning Administrator and Planning Commission,
evaluating grading and building plans, and environmental review and documentation.
Konnie’s diverse planning and legal experience provides her with a unique
understanding of planning and zoning law, and the California Environmental Quality
Act (CEQA). She is a frequent lecturer on CEQA for the Association of Environmental
Professionals (AEP) Advanced CEQA Workshop and CEQA Basics Workshop, which
provides training to many of the area developers, agency planners and attorneys.
REPRESENTATIVE PROJECTS
Downtown Commercial Core Specific Plan & Program EIR, City of Tustin
Rider Commerce Center MND, Riverside County
Saddleback Stadium EIR Addendum, City of Mission Viejo
Twelve Oaks Winery Resort MND, Riverside County
Metroplitan State Hospital Modernization MND, City of Norwalk
901 E. South Street Inf ll Environmental Checklist, City of Anaheim
Colony Commerce Center East EIR, City of Ontario
Claremont General Plan Housing Element EIR Addendum, City of Claremont
Chino Francis Estates MND, City of Chino
Brodiaea Business Center MND Addendum, City of Moreno Valley
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Due Diligence | Entitlement | Environmental Planning | Development & Construction Management | Policy Planning | Technical Services Due Diligence | Entitlement | Environmental Planning | Development & Construction Management | Policy Planning | Technical Services
Meaghan Truman
Associate Environmental Planner
EDUCATION PROFILE
Bachelor of Arts, Environmental Studies
Loyola Marymount University
PROFESSIONAL AFFILIATIONS
Board of Directors,
Orange County Association of Environmental Professionals
TENURE
Associate Environmental Planner III, EPD Solutions, 2023-Present
Associate Environmental Planner, EPD Solutions, 2022-2023
Assistant Environmental Planner, EPD Solutions, 2020-2022
REPRESENTATIVE PROJECTS
Related Bristol Specific Plan,
City of Santa Ana
Bloomington Business Park Specific
Plan Environmental Impact Report,
County of San Bernardino
Transit Villages Specific Plan
Environmental Impact Report,
City of Redlands
Well 28 IS/MND, City of Orange
South Coast Technology Center Peer
Review, City of Santa Ana
Covina Bowl Specific Plan
Environmental Impact Report,
City of Covina
State Street Village Sustainable
Communities Environmental
Assessment, City of Redlands
VitaPakt 707 N. Barranca Avenue CEQA
Exemption, City of Covina
The Grand Sustainable Communities
Environmental Assessment,
City of Redlands
Addendum to the Red Hill Specific Plan
for the Red Hill Mixed-Use Project,
City of Tustin
Meritage Griswold Environmental
Impact Report, County of Los Angeles
PreZero Supplemental MND,
City of Jurupa Valley
2700 California Street Project Class 1
Exemption, City of Torrance
PROFILE
Meaghan has experience in environmental planning, entitlements, and policy
planning, and she is an expert in CEQA. She has worked on a wide variety of
projects and environmental documents, including Initial Studies, Mitigated
Negative Declarations, Environmental Impact Reports, Exemptions, and Addenda.
Meaghan brings a unique perspective and skill set to the EPD team, having
previously worked for the City of Manhattan Beach’s Community Development
Department. She has provided her technical expertise on a broad range of
development and utility projects for both public and private sector clients.
Meaghan holds a Bachelor of Arts in Environmental Studies from Loyola
Marymount University and serves on the Board of Directors for the Orange County
Association of Environmental Professionals.
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Due Diligence | Entitlement | Environmental Planning | Development & Construction Management | Policy Planning | Technical Services
Danielle Thayer
Associate Environmental Planner
EDUCATION
Masters of Science, Natural Resources & Environmental Sciences
University of Illinois, Champaign
Bachelors of Arts, Urban & Regional Planning
University of Illinois, Champaign
PROFESSIONAL AFFILIATIONS
Association of Environmental Professionals
TENURE
Associate Environmental Planner, EPD Solutions, Inc., 2021-present
Associate Environmental Planner, GPA Consulting, 2016-2021
Biologist, US Army Corps of Engineers ERDC-CERL, 2013-2016
PROFILE
Danielle has over 9 years of experience practicing environmental planning and policy
analysis. Formerly a biologist for the Army Corps of Engineers and environmental
consultant for Caltrans and Metro, Danielle’s professional experience includes
preparation of environmental assessment documents and technical studies, in
compliance with CEQA and NEPA, project management and city planning.
Danielle has provided her technical expertise on a wide variety of transportation, utility,
and development projects for both public and private sector clients. She completed
extensive work on several major transportation projects including I-405 Freeway
Widening, high speed rail, and the 6th Street Viaduct project in Los Angeles. In
addition, she has also supported in drafting two housing elements for the 6th housing
cycle and have led efforts in several city rezone projects to accommodate the city’s
fair share RHNA.
Her educational background is in urban planning, stormwater management, and
environmental law and economics.
REPRESENTATIVE PROJECTS
6th Cycle Housing Element,
City of Tustin
6th Cycle Housing Element,
City of Norco
Wood & Lurin Initial Study/EIR,
County of Riverside
Sanderson Ranch Initial Study/MND,
City of San Jacinto
Rancho De Alamo Initial Study/MND,
City of San Jacinto
Valley & Whitney Initial Study/MND,
City of Moreno Valley
Bradbury Road Widening Initial Study/
MND, City of Bradbury
5770 Industrial Parkway Initial Study/
MND, County of San Bernardino
6th Cycle Housing Element Initial Study/
MND, City of Norco
9930 Pioneer Blvd Addendum,
City of Santa Fe Springs
707 N Barranca Recreation Village
Environmental Assessment,
City of Covina
1-15 Debris Basin Project CE,
City of Fontana and LAFCO
Rice Avenue Grade Separation Project
EIR/EA, Caltrans & City of Oxnard
Caltrans District 7 I-405 Treatment BMP
Projects Cat.. Ex., Caltrans
707 Barranca, City of Covina (ongoing)
Rancho Cucamonga Trail Project,
City of Rancho Cucamonda (ongoing)
High Speed Rail LA/Burbank Technical
Studies & NEPA Compliance, HSR
Environmental Assessment
Rosecrans/Marquardt Grade Separation
Project
Initial Study/MNDeclaration Compton Blvd
Bridge Over Compton Creek Project,
County of LA Dept. of Public Works
CEQA/NEPA COMPLIANCE • ENTITLEMENT & PROJECT MANAGEMENT • URBAN & POLICY PLANNING
Sam Kelley | www.epdsolutions.com | 3333 Michelson Drive, Suite 500, Irvine, CA 92612 | 949-794-1180 Page 1 of 1
Sam Kelley
Assistant Environmental Planner
EDUCATION PROFILE
Bachelor of Science,
Environmental Management
and Protection
California Polytechnic
State University,
San Luis Obispo
Bachelor of Science, Forestry
and Natural Resources
California Polytechnic
State University,
San Luis Obispo
PROFESSIONAL
AFFILIATIONS
Association of Environmental
Professionals
PROFILE
Sam has experience in environmental planning and policy analysis.
His professional journey has been marked by a focus on the
preparation of comprehensive environmental assessment documents,
consistently adhering to the stringent requirements of the California
Environmental Quality Act (CEQA). Sam’s expertise encompasses the
meticulous crafting of Initial Studies, Mitigated Negative Declarations,
Environmental Impact Reports (EIRs), and Exemptions, all in alignment
with the regulatory framework of CEQA.
Throughout his career, Mr. Kelley has been a contributor in numerous
industrial and residential development projects, offering his technical
proficiency to a diverse clientele spanning both the public and private
sectors. Sam’s educational background reflects his commitment
to a comprehensive understanding of the field, with a foundation
in Environmental Management, Environmental Policy Analysis/
Compliance, and Forestry.
REPRESENTATIVE PROJECTS
Chase Road 15183 Streamlining Checklist, City of Fontana
Mesa Linda Street Development EIR, City of Hesperia
Poplar South Distribution Center EIR, City of Fontana
Ethanac and Barnett Development MND, City of Menifee
1600 E Francis Redevelopment Addendum, City of Ontario
Hardt and Brier Business Park MND, City of San Bernardino
KISS Logistics Center EIR, City of Hesperia
www.epdsolutions.com | 3333 Michelson Drive, Suite 500, Irvine, CA 92612 | 949-794-1180 Page 1 of 1
Due Diligence | Entitlement | Environmental Planning | Development & Construction Management | Policy Planning | Technical Services Due Diligence | Entitlement | Environmental Planning | Development & Construction Management | Policy Planning | Technical Services
Alex Garber
Sr. Technical Planner
EDUCATION PROFILE
Bachelor of Arts in Environmental Studies
University of California, Santa Cruz
Environmental Management Certification
University of California, Irvine
PROFESSIONAL AFFILIATIONS
Board Member: Association of Environmental Professionals
Orange County Traffic Engineering Council (OCTEC)
Golden Key Society
TENURE
Senior Technical Planner, EPD Solutions, Inc., 2023-present
Transportation Planner, EPD Solutions, Inc., 2021-2023
Assistant Transportation Planner, EPD Solutions, Inc., 2021
Environmental Planner, EPD Solution, Inc. 2019-2021
PROFILE
Alex has over 5 years of experience in the areas of environmental and traffic planning
and analysis, and three years of air quality, energy, and greenhouse gas analysis. Alex
has worked on traffic projects ranging from focused access studies to large mixed-
use projects analyzing over 50 intersections, roadway segment analyses, and parking
analyses. Additionally, Alex has experience writing and completing air quality, energy,
greenhouse gas, and health risk assessment analyses, spatial analyses using GIS
software, as well as writing CEQA documents.
The types of projects Alex has worked on include residential, industrial, commercial,
institutional, solar utility, and mixed use at a development level, and specific plans
at a planning level. Alex has also showed valuable leadership at EPD Solutions by
starting the air quality, energy, GHG, and HRA discipline, as well as developing the
transportation skills of new hires.
REPRESENTATIVE PROJECTS
Rio Vista Specific Plan Traffic Impact
Analysis, City of Jurupa Valley
Trade and Commerce Air Quality,
Energy, GHG, and Health Risk
Assessment Reports, City of Palmdale
5770 Industrial Parkway AQ,
Energy, GHG Report and Health Risk
Assessment, City of San Bernardino
CSG Solar Projects Traffic Analysis and
Air Quality and GHG Report,
Kings County and Tulare County
Pacifica Alessandro Traffic Analysis
and Air Quality, Energy, GHG Report,
City of Moreno Valley
Santa Ana/Live Oak Warehouse Traffic
Analysis and Air Quality, Energy,
GHG Report, City of Fontana
Temecula Valley Charter School Traffic
Impact Analysis, County of Riverside
The Bowery Traffic Impact Analysis,
City of Santa Ana
Bloomington Business Park Specific
Plan Traffic Impact Analysis and EIR,
County of San Bernardino
Kia Dealership MND,
City of Moreno Valley
Pavilion Plaza Traffic Impact Analysis,
City of Garden Grove
11234 Rush Street Air Quality and GHG
Analysis, City of South El Monte
Virgo Solar Feasibility Due Diligence,
Nye County Nevada
Cornerstone Bible Church Traffic
Analysis, City of Glendora
South Coast Technology Center Air
Quality Peer Review, City of Santa Ana