HomeMy WebLinkAboutEyestone Environmental
101 Continental Boulevard, Suite 240, El Segundo, CA 90245-4530
Phone: (424) 207-5333 Fax: (424) 207-5349
July 30, 2025
Mayuko Nakajima
Senior Planner
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA 91765
MNakajima@DiamondBarCA.gov
Re: Proposal to Prepare an Initial Study and Mitigated Negative Declaration for the
1400 Montefino Avenue Residential Project
Dear Ms. Nakajima:
Eyestone Environmental, LLC (Eyestone) is pleased to submit this proposal to prepare
an Initial Study and Mitigated Negative Declaration for the 1400 Montefino Avenue Residential
Project (Project) in the City of Diamond Bar. Included in this proposal are a brief overview of
Eyestone, Eyestone’s key staff and subconsultants to complete the project, our understanding
of the Project, our scope of work to complete the environmental review process as set forth by
the California Environmental Quality Act (CEQA) inclusive of the necessary technical analysis
by subconsultants, and estimated fees and direct costs.
Eyestone is a Women’s Business Enterprise (WBE) and Micro Small Business Enterprise
(SBE) with a staff of 16 that specializes in environmental consulting services to guide public and
private sector development projects through the CEQA and NEPA process . Eyestone was
founded in 2009 and is known for completing thorough, technically sound, and legally defensible
environmental documentation for high-profile and controversial projects throughout California.
Eyestone was formed with the specific intent of providing a service-oriented environmental firm
with projects led by experienced senior project managers known for their ability to complete
comprehensive and legally sound environmental documentation in compliance with CEQA and
NEPA. Our CEQA work products include Initial Studies, Environmental Impact Reports (EIRs),
Findings of Consistency with Certified Programmatic EIRs, EIR Addenda, Supplemental EIRs,
Subsequent EIRs, Negative Declarations/Mitigated Negative Declarations (NDs/MNDs), and
various categorical and statutory exemptions.
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 2
With our experience, Eyestone is well suited to prepare the MND for the 1400 Montefino
Avenue Residential Project. As outlined further below, we have experience preparing numerous
CEQA documents for residential and mixed -use projects throughout Southern California for a
diverse range of clients including, but not limited to, the City of Los Angeles, County of Los
Angeles, Los Angeles County Metropolitan Transportation Authority (Metro), City of Long
Beach, City of Pasadena, and the City of Beverly Hills . These projects typically involve a variety
of entitlements including zone changes, general plan amendments, conditional use permits,
tract maps, and parcel maps, etc. Along with Eyestone’s meticulous attention to legal and
technical details when preparing CEQA documents, Eyestone is further recognized for our
technical expertise related to air quality, greenhouse gas, and energy issues and provide in-
house modeling and analysis of these topics. We also work closely with a large group of
specialized consultants to supplement our in-house staff, and our experienced staff has a solid
technical understanding of all of the issues addressed under CEQA.
Under the contract with the City, Stephanie Eyestone-Jones would serve as the primary
point of contact for the required service operations and contractual matters , while Brad
Napientek, a Principal Planner with over 13 years of experience, will serve as the project lead
and day to day point of contract for the City . An overview of our proposed staffing is provided
below. As demonstrated in our attached Statement of Qualifications, Eyestone is well qualified
to prepare the MND for this Project. We strive to create comprehensive, technically sound, and
legally defensible work products that are delivered on schedule, at a reasonable price, and with
a high level of client satisfaction and support. We appreciate the opportunity to be considered
for this Project, and we look forward to talking with you further about your needs.
Sincerely,
Stephanie Eyestone-Jones
President
EYESTONE ENVIRONMENTAL
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 3
Qualifications
Eyestone-Jones Environmental, LLC dba Eyestone Environmental (Eyestone), formed in
2009 and based in El Segundo, is a specialized, service-oriented environmental consulting firm
led by Stephanie Eyestone-Jones. Eyestone is a WBE and a SBE, which was formed with the
specific intent of providing a service-oriented environmental firm with projects led by
experienced planners known for their ability to complete comprehensive and legally sound
environmental documentation in compliance with CEQA and NEPA. Eyestone’s core business
is the preparation of technically sound CEQA and NEPA documentation. Our work products
include Initial Studies, EIRs, Findings of Consistency with Certified Programmatic EIRs, EIR
Addenda, Supplemental EIRs, Subsequent EIRs, NDs/MNDs, and various categorical and
statutory exemptions. Further, Eyestone’s ongoing effort to stay up -to-date on CEQA
regulations and case law allows for strategic and creative paths to streamline environmental
review for projects.
With a staff of 16, Eyestone’s mission is to provide project management, as well as
technical and strategic leadership, of the highest quality. Our staff’s long -term relationships and
repeat business with numerous high-profile clients reflect the extraordinary degree of confidence
that the planning community has in Eyestone’s management capabilities and work products.
Eyestone regularly prepares and manages the preparation of environmental documentation for
various municipalities in Southern California, including the City of Los Angeles, the County of
Los Angeles, the Port of San Diego, the City of Pasadena, the City of Long Beach, the City of
Manhattan Beach, the City of Glendale, and the City of West Hollywood.
Eyestone’s project experience includes both urban infill projects and development located
within more rural or undeveloped areas. With our expertise, Eyestone has prepared
environmental documentation for a wide range of project types, including educational facilities,
large-scale mixed-use developments, specific plans, museums, community centers, new
communities/subdivisions, event centers, affordable housing projects, senior housing projects,
film and television studios, regional shopping centers with anchor stores and distribution
centers, high-rise commercial buildings, and hotels. We also have experience preparing CEQA
documents for projects involving long-term master plans, site- and neighborhood-based Specific
Plans, Environmental Leadership Development Projects (ELDPs), and a variety of entitlements,
including zone changes, general plan amendments, conditional use permits, tract maps and
parcel maps, etc. We’ve also worked on projects located in designated redevelopment areas,
housing incentive areas, Transit Priority Areas, Transit-Oriented Communities, State Enterprise
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 4
Zones, adaptive reuse areas, rail project areas, streetscape master plan areas, historic districts,
arts districts, sign districts, and various zoning overlay districts.
In addition to our CEQA and NEPA documentation work, our in-house air quality and
GHG experts provide services for a wide range of clients and support the development of
CEQA/NEPA analyses, health risk assessments, health impact assessments, air permitting,
compliance monitoring, emission offsets and trading, and due diligence studies. Our experts
are proficient with state and federal regulatory models and recently developed a cost -effective
approach in addressing the connection between potential project emissions and human health
impacts (i.e., the “Friant Ranch” decision). Eyestone’s staff also has extensive expertise with all
applicable modeling tools including CalEEMod, EMFAC, AERMOD, HARP, Cal3QHC, CALINE4,
and EDMS.
An overview of our past and recent work includes the following sample of projects listed
below:
• Large-scale residential/mixed-use communities, such as the 4,400 residential-unit
Boyle Heights Mixed-Use Project, as well as several new planned communities in
northern Los Angeles County for Five Point Holdings;
• Various large-scale, mixed-use projects, such as District NoHo, Westfield Promenade,
Crossroads Hollywood, Paseo Marina, and Angels Landing, that collectively involve
millions of square feet of new uses and residential units to reinvigorate communities;
• Numerous housing projects, including affordable and senior housing projects located
throughout the City of Los Angeles and the City of Long Beach;
• Educational and community projects, such as ArtCenter College of Design, USC
Development Plan, USC Health Sciences Campus, McCadden Place LGBT Center,
USC Coliseum, USC Galen Center, USC Women’s Soccer Stadium Addendum, USC
Discovery and Translation Hub Addendum, Loyola Marymount University Master Plan
Addendum, Archer Forward: Campus Preservation and Improvement Plan,
Berggruen Institute, and the Mirman School for Gifted Children;
• Museum and arts projects, such as the Los Angeles County Museum of Art (LACMA),
the Lucas Museum of Narrative Art, the ArtCenter College of Design in Pasadena,
and the Getty Center, as well as the Getty Villa near Malibu;
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 5
• Numerous film and television studio projects, including the TVC 2050 Project,
Paramount Pictures Master Plan Project, NBCUniversal, Sunset Bronson Studios,
Sunset Gower Studios, and Columbia Square; and
• Numerous regional shopping centers, including Westfield Century City, The Village at
Westfield Topanga, Westfield Valencia, the Manhattan Village Shopping Center, and
the 2nd & PCH Shopping Center. Collectively, these shopping centers have included
multiple new anchor tenants, such as Target, Macy’s, Nordstrom, Costco (with a
fueling station), and grocery stores, as well as substantial restaurant space, movie
theaters, fitness clubs, and parking structures.
Project Team
Our strength at Eyestone is the technical proficiency of our highly experienced and senior
staff. In addition to secondary education, our professionals have proven track records in their
individual fields of expertise. Eyestone’s senior project manager will oversee a broader team of
highly skilled Eyestone planners and in-house technical staff as shown in Table 1 below of staff
available to service this project. Stephanie Eyestone-Jones, Brad Napientek, and Mark
Hagmann, PE who will serve as key staff for Eyestone are highlighted below and resumes are
included in Attachment B.
Stephanie Eyestone-Jones, President, a recognized leader in the environmental
consulting field with more than 30 years of environmental consulting experience in preparing
legally sound CEQA and NEPA documentation for many of the most high -profile projects in
Southern California. As President, Stephanie Eyestone-Jones will serve as the contract director
and will be responsible for negotiating and executing the contract on behalf of Eyestone.
Stephanie will also oversee and provide technical guidance related to complex environmental
issues especially those related to CEQA streamlining efforts of the Project, provide as needed
input on project strategy, and aid in the interpretation of ever-changing world of CEQA
regulatory requirements and policy changes.
Brad Napientek, Principal Planner, will serve as the senior project manager for this
project and has approximately more than 13 years of experience in the preparation of
environmental compliance documentation pursuant to CEQA and NEPA. Mr. Napientek has
prepared EIRs, Environmental Impact Statements (EIS), IS/MNDs, Mitigation Monitoring and
Reporting Programs (MMRP), Environmental Assessments (EA), and Categorical Exclusions
(CE) for a variety of project types, including residential, commercial/retail, institutional/school,
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 6
agriculture, mixed-use developments, and Caltrans infrastructure projects. His responsibilities
include coordination with subconsultants and agency staff, environmental document preparation
and coordination, analytical research, document/task management, fulfilling public noticing
requirements, and production and distribution. Mr. Napientek specializes in the analysis of
agriculture and forest resources, biological resources, hazards and hazardous materials,
hydrology and water quality, public services (fire, police protection, parks, and libraries),
transportation, and utilities (water supply, wastewater, solid waste, and energy). Prior to
Eyestone, Mr. Napientek also conducted compliance audits of active construction sites per
Department of Defense and NEPA requirements and participated in habitat restoration projects .
Mark Hagmann, P.E., Director of Air Quality, will lead efforts related to air quality,
greenhouse gas (GHG) emissions, and energy. Mark Hagmann has over 30 years of technical
and supervisory experience related to the preparation of air quality technical studies for toxic air
contaminants, criteria pollutants, and GHG. He has extensive knowledge of the CEQA/NEPA
and the rules and regulations established by the South Coast Air Quality Management District
(SCAQMD). He has expertise with air permitting, air dispersion modeling, health risk
assessment, and GHG emissions inventory and reporting, climate action plan consistency, and
energy analysis.
Table 1
Eyestone Environmental Proposed Project Staffing
for the 1400 Montefino Avenue Residential Project
*Denotes Key Eyestone Staff
Staff Person Title Primary Project Responsibilities Availability
Stephanie Eyestone-Jones* President Project management; attend meetings; provide technical
guidance 25%
Brad Napientek* Principal Planner
(Senior Project Manager)
Project management; attend meetings; research;
prepare and review environmental documents;
coordinate subconsultants
40%
Mark Hagmann, P.E.* Director, Air Quality For AQ, GHG, Energy: attend meetings; prepare and
review related sections and technical analyses 35%
Everest Yan Principal Engineer For AQ, GHG, Energy: attend meetings; research;
prepare and review related sections and technical
analyses
35%
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 7
Table 1
Eyestone Environmental Proposed Project Staffing
for the 1400 Montefino Avenue Residential Project
*Denotes Key Eyestone Staff
Staff Person Title Primary Project Responsibilities Availability
Sara Villalobos Associate Planner Research; assist with preparation of environmental
documents 35%
Anneka Imkamp Graphics Technician Prepare graphics As needed
John Osako Publications Manager Establish document styles/templates, formatting of
documents and presentation materials, finalize
documents for publication
As needed
Mariana Sauri Accounting Associate &
Office Administrator Manage office operations, handle correspondence
meetings, phone calls, maintain financial records,
process accounts payable and receivable
As needed
In addition to our in-house staff, Eyestone proposes to use the following subcontractors
to provide the technical reports required to complete the MND in addition to those provided by
the Applicant.
Acoustical Engineering Services (AES) provides a full range of acoustical and
structural vibration consulting services related to the project entitlement process, and project
design and construction administration services. AES specializes in environmental acoustics,
architectural acoustics design, and design for vibration sensitive buildings . AES’ principals bring
over 75 years of combined experience providing acoustical and structural vibration consulting
for all types of projects. AES principals have prepared environmental projects pursuant to
CEQA requirements, including projects throughout the Couty of Los Angeles including the City
of Pasadena. These projects include master plans and entitlements for major mixed-use
projects, university campuses, entertainment venues, public facilities, and residential
developments. Sean Bui, PE will lead efforts for AES noise and vibration technical expertise
and has been working side-by-side with Eyestone staff on projects for 30 years. Mr. Bui’s
relevant project experience includes conducting technical noise and vibration analyses master
plan and entitlements for major mixed -use projects, institutional and educational projects, studio
and entertainment uses, public facilities, and residential developments . AES, like Eyestone, is a
Small Business Enterprise.
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 8
GPA Consulting is a multi-disciplinary consulting firm specializing in environmental
planning, biological resource studies, and historic preservation planning. GPA, founded in 2003,
is a certified WBE, disadvantaged business enterprise (DBE), and SBE registered as a
California Corporation. The firm’s expertise includes managing the environmental process in
compliance with CEQA, NEPA, state and federal Endangered Species Act, Clean Water Act,
Section 106 of the National Historic Preservation Act, and Secretary of the Interior’s Standards
for the Treatment of Historic Properties, among other state and federal environmental laws.
GPA’s services include environmental document preparation, technical analysis, environmental
document peer-reviews, regulatory permitting, agency coordination, and construction and
mitigation monitoring. GPA is particularly skilled in analyzing environmental impacts of
transportation projects, including roadway/highway, bridges, emergency repairs, and bicycle and
pedestrian facilities. Many of these projects are processed through the California Department of
Transportation (Caltrans) Local Assistance Program, thereby giving staff an in -depth knowledge
of Caltrans’ Local Assistance Procedures Manual (LAPM) and Standard Environmental
Reference (SER).
Partner Engineering and Science, Inc. (Partner) was founded in 2007 and is an
international assessment company with the added benefit of full -service engineering,
construction, energy, and environmental service capabilities. Their client -focused approach and
quality deliverables have fueled rapid growth from a staff of 8 to more than 1,350 employees
due to increasing demand for services and growth. Partner establishes relationships and builds
client loyalty through truthful, transparent consulting, and frequent communication. Partner’s
California offices have completed nearly 30,000 environmental projects in Los Angeles County
in the last five years. Partner prides themselves in being a full-service environmental
consultant, providing cradle-to-grave initial assessments through remediation to regulatory close
out.
SWCA Environmental Consultants (SWCA) is one of the largest consulting firms with a
focus solely on environmental science. With six offices located throughout California, they offer
technical expertise in biology, architectural history, archaeology, paleontology, as well as tribal
consultation support. SWCA’s staff have particular expertise in supporting CEQA and NEPA
compliance and can provide standalone technical studies required as part of the environmental
review process, including streamlined studies for categorical exemptions, consistency analysis,
and site constraints. SWCA excels at preparing objective, technically proficient, legally
defensible, and clearly written staff reports and environmental documents to enable approval
and implementation of projects. SWCA currently provides on-call technical environmental
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 9
services for biological, cultural, and paleontological resources to the City of Los Angeles
Department of Public Works Bureau of Engineering, Los Angeles Department of Water and
Power, Metropolitan Water District of Southern California, Southern California Edison, Southern
California Gas, San Diego Gas & Electric, and several cities, including the City of Santa Clarita,
City of San Luis Obispo, and City of San Diego. SWCA has completed thousands of technical
studies for CEQA/NEPA compliance in Southern California. SWCA has provided services in
partnership with Eyestone on over 20 projects.
References
In accordance with the requirements of the Request for Proposals (RFP), a list of
references is provided below:
Milena Zasadzien
Principal City Planner
Department of City Planning, Major Projects
City of Los Angeles
221 N. Figueroa Street, 13th Floor
Los Angeles, CA 90012
Telephone: (213) 847-3636
Email: milena.zasadzien@lacity.org
Kathryn Phelan
Deputy City Attorney
City of Los Angeles
200 North Main Street, Suite 800
Los Angeles, CA 90012
Telephone: (213) 978-8242
Email: kathryn.phelan@lacity.org
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 10
Masa Alkire, AICP
Project Manager
City of Beverly Hills
455 N. Rexford Dr.
Beverly Hills, CA 90210
Telephone: (323) 285-1000
Email: malkire@beverlyhills.org
Michelle Chan
Assistant Director, Development Services
Port of San Diego
3165 Pacific Highway, San Diego, CA 92101
Telephone: (619) 686-8097
Email: mchan@portofsandiego.org
Tiffany Wright
LA Metro, Outside Counsel
Remy, Moose, Manny Environmental Law
555 Capitol Mall, Suite 800, Sacramento, CA 95814
Telephone: (916) 443-2745
Email: twright@rmmenvirolaw.com
Laurie Stone
Associate Senior Vice President
Real Estate and Asset Management
University of Southern California
3335 S. Figueroa St., Unit G
Los Angeles, CA 90007
Telephone: (213) 821-3070
Email: laurie.stone@usc.edu
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 11
Project List and Schedule
In accordance with the requirements of the RFP, examples of relevant project experience
are provided below:
District NoHo (EIR)
Timeline: 2020 (NOP)–2024 (Certification of Final EIR)
Lead Agency: City of Los Angeles
Project Manager: Brad Napientek
Contact: Milena Zasadzien, Principal City Planner, milena.zasadzien@lacity.org, (213)
847-3636
Project Summary: The District NoHo Project proposed a Specific Plan to implement a high-
intensity, mixed-use, transit-oriented, and multi-phased development on approximately 15.9
acres of land owned by the Los Angeles County Metropolitan Transportation Authority (Metro)
as part of a joint development effort. The development includes market rate and affordable
multi-family residential units, community-serving retail and restaurant uses, and office space that
is integrated with bicycle, bus, rail, and parking facilities . The Project would revitalize and
expand transit facilities at Metro’s North Hollywood Station, including the Metro B Line portal
entry, bus terminal for the Metro G Line, the Los Angeles Department of Transportation
(LADOT) Commuter Express, and local/regional buses with integration of public plazas and
incorporation of retail uses within the historic Lankershim Depot . Surrounding these transit
improvements would be the development of approximately 1,523,528 square feet of residential
uses comprised of 1,216 market rate units and 311 affordable residential units and up to
685,499 square feet of commercial uses comprised of retail, restaurant, and office uses . New
buildings would range from one story to 28 stories in height . The Project would remove 49,111
square feet of existing floor area, retain and relocate on -site the 1,725-square-foot historic
Lankershim Depot, and construct 2,207,302 square feet of new floor area. The Project is
anticipated to be constructed in multiple, potentially overlapping phases over a period of
approximately 15 years, with full buildout anticipated in 2037.
Angels Landing (EIR)
Timeline: 2019 (publication of NOP)–2021 (Certification of Final EIR)
Lead Agency: City of Los Angeles
Project Manager: Laura Rodriguez
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 12
Contact: Milena Zasadzien, Principal City Planner, milena.zasadzien@lacity.org, (213)
847-3636
Project Summary: The Angels Landing Project is a new mixed-use development proposed on
a 2.24-acre site located at the corner of South Olive Street, South Hill Street and West 4th
Street in the Central City Community Plan area of the City of Los Angeles. The Project would
involve a two-tower mixed-use development consisting of 180 residential for-sale condominium
units; 252 residential apartments (including a mix of market rate and affordable units); two hotels
with a combined total of 515 guest rooms, restaurants, ballrooms, meeting rooms, and
amenities; and 72,091 square feet of general commercial uses. The proposed uses would be
distributed through a series of terraced levels in a podium structure and two towers that would
be constructed above a three-level subterranean parking garage. The Project would also
provide public and private open space areas totaling 56,881 square feet. The Project would
result in up to 1,269,150 square feet of floor area. The existing Metro B and D Lines Pershing
Square Station portal would be retained on-site.
2143 Violet (EIR)
Timeline: 2018 (publication of NOP)–2021 (Certification of Final EIR); 2024-present
(Addendum)
Lead Agency: City of Los Angeles
Project Manager: Brad Napientek
Contact: Milena Zasadzien, Principal City Planner, milena.zasadzien@lacity.org, (213)
847-3636
Project Summary: The 2143 Violet Street Project proposed up to 347 new live-work units, of
which 5 percent of the total proposed units (18 units) were to be set aside for Extremely Low
Income Households and 11 percent (39 units) were to be set aside for Very Low Income
Households, as well as approximately 187,374 square feet of new office space, 21,858 square
feet of new commercial floor area, and a 926 square-foot community room that residents could
use for art creation. These new uses were to be located in two new buildings : a 36-story
residential tower with a maximum height of 425 feet and an eight -story office building comprised
of seven levels of office space and a partial eighth level with indoor and exterior amenity spaces
with a maximum height of 131 feet. In addition, five existing buildings within the northern portion
of the Project Site that comprise approximately 56,686 square feet were to be retained with
office, retail, restaurant, warehouse, and six live-work units. Two existing buildings that contain
four live-work units and two existing open sheds were to be removed. Upon completion, up to
569,448 square feet of floor area was to be located within the Project Site, including the existing
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 13
floor area to remain, resulting in a maximum floor area ratio (FAR) of 6.0:1. The Approved
Project also proposed to provide approximately 828 vehicular parking spaces and 257 bicycle
parking spaces within six subterranean parking levels . Eyestone is currently working on an
Addendum to the EIR to convert the office tower to a second residential building.
1360 Vine Street (EIR)
Timeline: 2017 (publication of NOP)–2024 (Certification of Final EIR)
Lead Agency: City of Los Angeles
Project Manager: Brad Napientek
Contact: Milena Zasadzien, Principal City Planner, milena.zasadzien@lacity.org, (213)
847-3636
Project Summary: The 1360 Vine Street Project is a new mixed-use building on an 81,050-
square-foot site located within the Hollywood Community of the City of Los Angeles. The
Project includes a Residential Option that would develop a new high-rise building with four
levels of subterranean parking consisting of up to 429 new residential units, including 36 units
designated for Very Low Income households, an approximately 55,000 -square-foot grocery
store, approximately 5,000 square feet of neighborhood -serving commercial retail uses, and
8,988 square feet of uses in rehabilitated historic bungalows and an Office Option that would
develop a new high-rise building with eight levels of subterranean parking with approximately
463,521 square feet of office uses and 11,914 square feet of restaurant uses, as well as 8,988
square feet of uses in the bungalows.
Entrada South and Valencia Commerce Center (Supplemental EIR)
Timeline: 2021 (publication of NOP)–Present (Preparation of Final EIR)
Lead Agency: County of Los Angeles
Project Manager: Brad Napientek
Contact: Jodie Sackett, Senior Planner, jsackett@planning.lacounty.gov, (213) 893-7409
Project Summary: The Entrada South and Valencia Commerce Center (VCC) Project is a
mixed-use development on a 710.8-acre raw land site in unincorporated Los Angeles County
north of Six Flags Magic Mountain. The Project Site is split into two planning areas. Within the
Entrada South Planning Area, the Project includes 1,574 residential units, consisting of single -
family detached condominiums as well as attached townhomes and multi -family units (including
affordable housing units consistent with the County’s Inclusionary Housing Ordinance), and
730,000 square feet of non-residential (commercial/office) uses. Within the VCC Planning Area,
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 14
approximately 3.4 million square feet of industrial/office/business park uses are proposed. The
Draft EIR was published in December 2024 and preparation of the Final EIR is underway.
Scope of Work
Understanding of the Project
The Project proposes the development of 49 attached and detached condominiums on a
3.93-acre project site at 1400 Montefino Avenue in the City of Diamond Bar. The project site is
currently developed and is surrounded by residential uses to the north, west, and south, and the
Montefino Plaza shopping center to the east. The proposed residential units would consist of 3 -
and 4-bedroom units ranging in size from 1,929 square feet to 1,966 square feet. Private drive
aisles would be provided and the proposed buildings would be three stories in height. The
requested discretionary approvals include a tentative tract map; general plan amendment and
zone change; development review; and conditional use permit. The City of Diamond Bar will
serve as Lead Agency for the Project.
MND Process
The table below lists the tasks required for the timely completion of the environmental
review process through preparation of an Initial Study in support of a n IS/MND and is followed
by a description of each of these tasks.
Task Initial Study and ND/MND Task Descriptions
1 Data Collection/Prepare Project Description
2 Prepare First Draft Initial Study and ND/MND
3 Revise Initial Study and ND/MND Based on Lead Agency Comments
4 Respond to Comments/Prepare Mitigation Monitoring Program
5 Meetings and Management Coordination
Task 1: Collect Data/Prepare Project Description
In accordance with the RFP, it is anticipated that an IS/MND will be prepared for the
Project. As part of Task 1, Eyestone will prepare a data needs memorandum listing specific
information necessary for completion of the Project Description and the IS/MND. During this
task, Eyestone will also conduct a site visit and collect baseline environmental data . Upon
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 15
receipt of requested information and completion of data collection, Eyestone will prepare a
Project Description to be reviewed by the Lead Agency (i.e., the City of Diamond Bar). Based
on one set of consolidated comments, Eyestone will revise the Project Description.
Products
▪ Data Needs List
▪ First and Second Draft Project Description
Task 2: Review Technical Reports Prepared by Others
In accordance with the RFP, the following studies will be provided by the Applicant
subject to peer review by the City:
• Traffic Study
• Sewer Study
• Geotechnical Report
• Low Impact Development (LID) Report
• Stormwater Pollution Prevention Plan (SWPPP) Report
• Hydrology/Hydraulic Report
Eyestone will review each of these reports and provide comments as necessary to the
City. Up to two rounds of comments are assumed.
Products
• Comments on Technical Reports Prepared by Others
Task 3: Prepare First Draft Initial Study/MND
Eyestone will prepare the Initial Study package that is required by the Lead Agency. The
documentation necessary for completion of the Initial Study package will consist of an Initial
Study Checklist form based on CEQA Guidelines Appendix G and the Project Description cited
above. The Initial Study Checklist form will substantiate why each of the environmental topic
areas included within the Initial Study Checklist form will not result in significant and unavoidable
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 16
impacts to the environment. Specifically, in accordance with CEQA, the analysis included in the
Initial Study Checklist form will determine whether the Project would result in no impact, a less
than significant impact, or a less than significant impact with implementation of mitigation
measures. In accordance with the RFP, if it is determined that an EIR will be required,
Eyestone will provide an amended proposal at this time.
To complete this portion of the analysis, numerous technical studies in addition to those
provided by the Applicant under Task 2 will be required. Eyestone, with the support of its
subconsultants discussed above, will provide the following technical studies in order to complete
the CEQA analysis:
• Biological Resources Report (GPA Consulting)
• Archaeological Report (SWCA)
• Paleontological Report (SWCA)
• Tribal Cultural Resources Report (SWCA)
• Phase I Environmental Site Assessment (Partner)
An overview of the technical analyses provided by Eyestone and its subcontractors as
part of this phase is provided below:
Air Quality/Greenhouse Gas Emissions
Eyestone will prepare an air quality analysis consistent with the technical requirements
and methodologies outlined in the SCAQMD CEQA Air Quality Handbook and the Localized
Significance Thresholds Methodology guidance document. The air quality analysis will include:
(1) quantification of regional and localized operational criteria pollutant emissions from mobile,
area, and stationary sources; (3) qualitative analysis of odors; (4) qualitative analysis of toxic air
contaminants, in accordance with the California Air Resources Board (CARB)’s recommended
siting guidelines and methodology based on the Office of Environmental Health and Hazard
Assessment (OEHHA); (4) Qualitative carbon monoxide (CO) hotspots analysis using a
relational analysis based on SCAQMD attainment demonstration studies ; (5) identification of
mitigation measures, if warranted; and (6) assessment of the Project’s consistency with the
SCAQMD’s Air Quality Management Plan (AQMP).
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 17
The cost estimate provided below assumes the Applicant will provide complete data
regarding operational activities. Data will also be based off a final traffic study provided by the
Applicant that characterizes the annual increase in trips and vehicle miles travelled . The
analysis of localized pollutant emissions will be performed at a screening level based on look -up
tables provided in the SCAQMD Localized Significance Thresholds (LST) Guidelines . If
localized impacts initially are determined to be significant with incorporation of mitigation
measures, then detailed dispersion modeling using the U.S. Environmental Protection Agency
AERMOD model will be necessary and will be provided under a separate scope of work.
In response to growing scientific and political concern regarding global climate change,
California has adopted a series of laws to reduce emissions of GHGs into the atmosphere from
commercial and private activities within the State. Eyestone will summarize current relevant
GHG policies and guidance documents. Neither the Lead Agency nor any other applicable
agency such as SCAQMD, CARB, or the Governor’s Office of Land Use and Climate Innovation
(formerly the Governor’s Office of Planning and Research) has adopted a numerical significance
threshold for GHG emissions. Since there is no applicable adopted or accepted numerical
threshold of significance for GHG emissions, the analysis will focus on the Project’s consistency
with statewide, regional, and local plans adopted for the purpose of reducing and/or mitigating
GHG emissions, including the City’s Climate Action Plan. In addition, for informational
purposes, GHG emissions from the Project’s operational phase will be calculated using
SCAQMD’s recommended model, CalEEMod.
Archaeological Resources
SWCA will conduct basic background research specific to the assessment of
archaeological resources. The research will include more specific attention to the potential for
as-yet unidentified historical archaeological resources (not affiliated with Native Americans
which are discussed under Tribal Cultural Resources below ) to be present within the Project
Site, also known as a sensitivity assessment. SWCA will conduct this research using archival
information already on-file and obtained through publicly available sources. To the extent they
are available, SWCA will also incorporate data from other technical reports prepared for the
Project (e.g., geotechnical investigation and Phase I Environmental Assessment ). SWCA will
also prepare requests for searches of the Sacred Lands File (SLF) and California Historical
Resources Information System (CHRIS). Upon completion of the records searches and
background research, SWCA will prepare the results in a technical memorandum. The technical
memo will summarize the following: proposed Project description; regulatory framework;
research methodology; limited environmental and cultural setting; results of the CHRIS and SLF
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 18
searches; results of archival research; and the sensitivity assessment. The technical memo will
conclude with a finding of the proposed Project’s potential to impact archaeological resources,
specifically whether there are any new or substantially more severe significant impacts from the
Project compared with the findings from the proposed Project. Eyestone will incorporate the
findings of the archaeological resources memo into the MND.
Biological Resources
In accordance with the RFP, GPA will prepare a biological resources report in
accordance with industry-accepted protocols and methodologies appropriate for the plant
communities, site characteristics, and special status plan species occurring or likely to occur
within the vicinity of the Project Site. This will include background research, a field survey of the
Project Site and surrounding area, and preparation of the biological resources report. A
separate tree survey is not included in this scope as it is assumed tree removal and
replacement will comply with code. Eyestone will incorporate the findings of the biological
resources report into the MND.
Energy
The proposed energy analysis will rely upon Appendix F of the CEQA Guidelines,
prepared in response to the requirement in Public Resources Code Section 21100(b)(3), which
states that an EIR shall include a detailed statement setting forth “[m]itigation measures
proposed to minimize significant effects of the environment, including, but not limited to,
measures to reduce the wasteful, inefficient, and unnecessary consumption of energy .” Thus, a
technical energy analysis will be conducted consistent with Lead Agency direction. Eyestone
will summarize the current state of energy policies and guidance documents and conduct the
analysis in accordance with Appendix F of the CEQA Guidelines. This analysis will demonstrate
how the Project will not result in the inefficient or wasteful use of energy, based on energy
conservation features provided by other members of the Project team.
Hazards and Hazardous Materials
Partner will perform a Phase I Environmental Site Assessment in conformance with
ASTM International (ASTM) Standards E1527 -21, Standard Practice for Environmental Site
Assessments; Phase I Environmental Site Assessment Process. The Phase I will be performed
under the responsible charge of an Environmental Professional and will include a review of
historical sources including building department records, historical aerial photographs, local
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 19
street directories, fire insurance maps, and other credible sources; a review regulatory records
including local, state, tribal, and federal databases; a review of regulatory files or interview of
state and local government officials to obtain information on permits and compliance history
associated with hazardous substances and petroleum products, and information indicating
recognized environmental conditions in connection with the property; owner/occupant interview;
site reconnaissance; and a report of the findings. Eyestone will incorporate the findings of the
Phase I into the MND.
Noise
AES will analyze noise and vibration impacts associated with project construction and
operational-related noise impacts from proposed outdoor uses, vehicle trip-related, parking
facilities, and any other source of on-site noise. Operations-related noise impacts will be
evaluated by establishing the incremental change from baseline ambient noise levels to Project
operational levels and then comparing the predicted noise levels with identified thresholds of
significance. Vehicular noise impacts will be assessed based on data from the traffic study and
will use computer noise prediction models that were incorporated by the Federal Highway
Administration traffic noise model. Non-transportation-related noise and vibration sources will
be evaluated based on available published noise and vibration data and previously conducted
noise monitoring data from similar sources. Eyestone will incorporate the findings of the noise
analysis into the MND.
Paleontological Resources
SWCA will conduct a desktop paleontological resource assessment. The assessment
will include a review of the most recent geologic mapping and scientific literature, and a records
search obtained from the Natural History Museum of Los Angeles County who maintains a
record of previously recorded fossil localities in the vicinity. A field survey is not included in this
scope because the Project Site has been previously developed and no new information could be
gathered by a site visit. The results of the literature review and records search will be used to
identify areas of paleontological sensitivity in conformance with the standards of the of the
Society of Vertebrate Paleontology (SVP). Upon completion of the background research tasks,
SWCA will prepare the results in a technical memo. The memo will comply with industry
standards as described by the SVP, applicable local regulations, and published best practices in
mitigation paleontology. The report will discuss the regulatory framework, research
methodology, geologic settings, relevant scientific literature, museum records search results,
and references cited. In addition, the report will discuss the proposed Project’s potential to
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 20
adversely impact scientifically significant paleontological resources in accordance with CEQA
Appendix G Guidelines and will provide mitigation recommendations as appropriate to reduce
potential impacts to less-than-significant levels, pursuant to CEQA and local regulations.
Eyestone will incorporate the findings of the paleontological resource assessment into the MND.
Tribal Cultural Resources
SWCA will review existing documentation for the Project and conduct additional
background research to identify any tribal cultural resources known to exist within or near the
Project Site. Specifically, SWCA will review the results of the CHRIS and SLF records searches
completed as part of the archaeological resources assessment discussed above. While the
records searches are being processed, SWCA will conduct background research including but
not limited to a review of ethnohistoric literature and maps describing known village locations in
the Project vicinity, as well as historical maps, photographs, topography, geotechnical studies,
and soils data to define any existing subsurface disturbances to the site and whether the
physical setting is conducive to the preservation of buried tribal cultural resources. The purpose
of the background research is to identify and characterize any tribal cultural resources known to
exist within or near the Project Site, which includes tribal cultural resources that are
archaeological in nature (i.e., prehistoric and historic -period Native American archaeological
resources), and to assess the likelihood of encountering previously unrecorded tribal cultural
resources below the surface. Upon completion of the above tasks, SWCA will prepare a
technical memorandum that summarizes the results of the records searches and SWCA’s
research task. The memo will describe the proposed Project, regulatory framework, research
methodology, and setting. The memo will provide an impact analysis and make preliminary
management recommendations as it concerns the archaeological and scientific basis for
identifying whether tribal cultural resources are present or likely to exist below the surface within
the Project Site. The impact analysis will be conducted using the significance thresholds in
Significance Thresholds in the Environmental Checklist included in Appendix G of the State
CEQA Guidelines.
SWCA will also conduct the Assembly Bill (AB) 52 consultation process on behalf of the
City. SWCA will prepare template notification letters, track the milestones for receiving
consultation requests, and advise the City on actions needed to comply with AB 52. The letters
will be sent either by the City or by Eyestone on its behalf . Additional tribal consultation support
services may include attending consultation conferences in a supporting role, assisting the City
in documenting the results of the consultation, helping to develop mitigation measures, and
advising on responses to tribal requests.
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 21
Eyestone will incorporate the findings of the tribal cultural resources assessment and
results of consultation into the MND.
Products
▪ First Draft of I S/MND package to the Lead Agency
▪ First Draft of Technical appendices for Air Quality/GHG, Archaeological
Resources, Biological Resources, Energy, Noise, Paleontological Resources,
Phase I (Hazards), Tribal Cultural Resources, and the Tree Survey
▪ Initiation and completion of AB 52 Consultation .
Task 4: Revise Initial Study/MND Based on Lead Agency Comments
As part of this task, Eyestone will incorporate Lead Agency comments into the Initial
Study Checklist and Explanation of Checklist Determinations. Upon incorporation of these
revisions, Eyestone will submit these documents to the Lead Agency for final review. As the
precise amount of time and associated fees required for this task cannot be specifically
predicted since such staff time and fees will be dependent upon the extent of comments,
Eyestone has proposed an allowance for completion of this task. Thus, if the fee for this task is
less than the fee cited in Table 2, the balance will not be billed. Similarly, if fees are more than
anticipated, Eyestone will seek written authorization prior to proceeding .
Upon finalization of the IS/MND package, Eyestone will also coordinate with the Lead
Agency to ensure that a Notice of Intent to Adopt an MND is published and circulated , as
mandated by CEQA. This notice will start the public review period for the proposed MND.
Products
▪ Second Draft IS/MND
▪ Final technical appendices for Air Quality/GHG, Energy, and Noise
▪ Initial Study/MND for Public Review
▪ Assist in the Circulation of a Notice of Intent to Adopt an MND
Task 5: Respond to Comments/Prepare Mitigation Monitoring Program
Upon completion of the public review period mandated by CEQA, Eyestone will respond
to comments on the IS/MND and will revise the documents as necessary. Public reaction to the
IS/MND cannot be predicted with accuracy and could range from a small number of largely
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 22
positive comments to a substantial number of strongly negative and technically sophisticated
comments. In addition, as part of this task, Eyestone will prepare an MMRP for the Project,
which is also required by CEQA. Also, under this task, Eyestone will ensure that the Notice of
Determination (NOD) is prepared by the Lead Agency and will file the NOD with the County
Clerk. Filing of this notice starts a 30-day statute of limitations for CEQA challenges on the
Project. Since the precise amount of time and associated fees required for this task (staff time
associated with response to comments in particular) cannot be specifically predicted, Eyestone
has proposed an allowance for this task.
Products
▪ Final IS/MND
▪ MMRP
▪ Assist in the Preparation and Filing of NOD
Task 6: Meetings and Management Coordination
The cost estimate for Task 5 provided in Table 2 includes conference calls and
coordination projected to occur as part of Task 1 through Task 4. Included within Task 5 are
one team meeting at project initiation and one meeting following initial review of the first draft of
the Initial Study/MND. Additional meetings will be attended on a time and materials basis.
Proposed Fees Associated with Initial Study and ND/MND Process
Based on our understanding of the Project and the scope of work provided above, our
estimated fee to prepare the MND and associated documentation includes staff time totaling
$117,840 and direct expenses in the amount of $3,500. The breakdown of this fee by task by
scenario is provided in Table 2. Eyestone reserves the right to transfer fees among line items,
as budget flexibility is needed to respond to shifts in effort that invariably occur due to
unexpected circumstances.
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 23
Table 2
Summary of Fees for MND
Task Task Description Estimated Fees
1 Data Collection/Prepare Project Description $5,000
2 Review of Technical Reports Prepared by Others $5,000
3 Prepare First Draft Initial Study/MND and Supporting Documentation
3a Air Quality, Greenhouse Gas Emissions, and Energy $16,500
3b Archaeological Resources Report $8,085
3c Biological Resources Report $16,180
3d Phase I Environmental Site Assessment $2,700
3e Noise $10,300
3f Paleontological Resources Report $5,370
3g Tribal Cultural Resources Report and AB 52 Consultation $9,205
3h Other CEQA Sections and Analysis of Topics Above $26,500
4 Revise Initial Study and ND/MND Based on Lead Agency Comments $5,000
5 Respond to Public Comments/Prepare Mitigation Monitoring Program $4,500
6 Meetings and Management Coordination $3,500
Total Eyestone Environmental and Subconsultant Labor $117,840
Estimated Direct Expenses $3,500b
a These values are estimates based on the staff hours provided herein; actual costs could be higher or lower. Should
actual costs be lower, only actual costs will be billed. Should circumstances cause actual cost to exceed budgets
for the line items, additional authorization will be sought prior to exceeding approved budgets.
b This value is an estimate and will generally be determined by the number of copies of the Initial Study and ND/MND
that will be required. This also includes travel to/from the Eyestone Environmental office to the Project Site and City
Hall.
Acceptance of Conditions
Eyestone accepts the terms and conditions identified on pages 5 and 6 of the RFP. Note
that the automotive liability insurance provisions of the sample consulting services agreement
do not apply to Eyestone because we do not own any company automobiles.
Mayuko Nakajima
City of Diamond Bar
July 30, 2025 – Page 24
We truly appreciate the opportunity to provide you with this proposal . Should you have
any questions or require additional information please feel free to contact me at (424) 207-5330.
Sincerely,
Stephanie Eyestone-Jones
EYESTONE ENVIRONMENTAL, LLC
President
Attachments:
Attachment A—Eyestone 2025 Billing Rates
Attachment B—Staff Resumes
Attachment A
2025 Billing Rates
101 Continental Boulevard, Suite 240, El Segundo, CA 90245
Phone: (424) 207-5333 Fax: (424) 207-5349
ATTACHMENT A
EYESTONE ENVIRONMENTAL 2025 BILLING RATES
PROFESSIONAL TIME
President .................................................................................................... $250.00
Managing Principal .................................................................................... $190.00
Director of Air Quality ................................................................................. $185.00
Principal Planner ........................................................................................ $170.00
Senior Planner ........................................................................................... $150.00
Planner ...................................................................................................... $135.00
Associate Planner ...................................................................................... $125.00
Assistant Planner ....................................................................................... $105.00
Intern/Research Assistant ............................................................................ $70.00
Graphics/GIS Specialist ............................................................................... $95.00
Publications Specialist ................................................................................. $90.00
DIRECT EXPENSES
Direct expenses will be billed at 100 percent of actual cost. Direct expenses will include,
but will not be limited to, the following:
Printing costs.
Postage, delivery and communication costs.
Mileage based on the most recent rate set forth by the Internal Revenue Service.
BILLING TERMS
Invoices will be sent to the client on a monthly basis with payment expected within
30 days from receipt of invoice.
Eyestone will adjust its billing rates at the beginning of each subsequent year.
However, the rates provided above will not increase by more than 5 percent each
calendar year.
Attachment B
Staff Resumes
STEPHANIE EYESTONE-JONES
President
Stephanie Eyestone-Jones is an urban planner with over 30 years of experience in managing and
preparing documents for the California Environmental Quality Act (CEQA) and National
Environmental Policy Act (NEPA) environmental review processes. Ms. Eyestone-Jones has been
responsible for the successful completion of technically sound and legally defensible
environmental documents for numerous controversial and high-profile projects throughout
Southern California. Ms. Eyestone-Jones is specifically known for her ability to successfully certify
projects in litigious circumstances.
Ms. Eyestone-Jones has effectively managed and directed large project teams and has
strategically formulated and presented analyses for complex technical issues. She ensures that
environmental impacts are adequately analyzed, while maintaining flexibility in the development of
proposed projects. She has extensive knowledge of a wide range of environmental issues and
expertise in the implementation of the CEQA process.
In conjunction with the preparation of environmental documentation, Ms. Eyestone-Jones often
provides presentations at public meetings. In addition, she often provides CEQA presentations to
attorneys and land use specialists at conferences.
EDUCATION M.A., Urban Planning, University of California, Los Angeles, California, 1992
B.A., Sociology/Social Ecology (emphasis on Environmental Planning),
University of California, Irvine, California, 1990
PROFESSIONAL
EXPERIENCE
333 Hope Street (Class 32)
1111 Sunset Boulevard (EIR)
1360 Vine (EIR)
1405 Broadway (Alveare) (Class 32)
2045 Violet (EIR)
2143 Violet (EIR)
5901 Sunset Boulevard (EIR)
6000 Hollywood (EIR)
8th and Alameda (MND)
8th, Grand and Hope (EIR)
Angeles Landing (EIR)
AEG – Convention and Event Center
(EIR and Addendum)
AEG – Los Angeles Sports and
Entertainment District (Numerous
Addenda)
ABC Studios (MND)
Archer School for Girls (EIR)
ArtCenter Pasadena (EIR)
Arts Club West Hollywood
Boyle Heights Mix-Use Community Project
(EIR)
Cheval Blanc (EIR)
Costco – (Torrance, Ontario, Topanga,
Valencia)
Crossroads Hollywood (EIR)
Columbia Square Project (EIR)
Disney’s Golden Oak Ranch (EIR)
Disney’s Grand Central Creative Campus
(EIR)
District NoHo
Douglas Park Project (EIR)
Stephanie Eyestone-Jones
Page 2
East End Studios (EIR)
Ford Theatres (EIR)
Forest Lawn Hollywood Hills Master Plan
(EIR)
Getty Central Plant (IS/MND)
Getty Villa Master Plan (EIR and Addenda)
Harvard Westlake Middle School (EIR)
Hollywood and Wilcox (EIR)
Home Depot West Van Nuys (IS/MND)
Home Depot San Pedro (IS/MND)
Home Depot Sunset (IS/MND)
Hope & 8th (EIR)
Improvements to State Route 134 and
Interstate 5 (NEPA)
LACMA Building for the Permanent
Collection (EIR)
Landmark Apartments (EIR)
Los Angeles Football Club (Addendum)
Loyola Marymount University
(Addendum)
Lytle Creek Ranch Specific Plan
(Recirculated Draft EIR)
The Los Angeles County Museum of Art
Improvement Project (MND and
Addendum)
Manhattan Village Shopping Center
Improvement Project (EIR)
Marina Shores (EIR)
McCadden Project (EIR)
Paramount Pictures Master Plan (EIR)
Stephen S. Wise Middle School (EIR)
Sunset Bronson Studios (EIR)
Sunset/Doheny Hotel Project (EIR)
Sunset and Vine - (EIR)
Sunset Gower Studios (EIR)
TVC 2050 Project (EIR)
The Bloc (EIR)
University of Southern California
Development Plan (EIR)
University of Southern California University
Park Campus (various MNDs and Addenda)
University of Southern California
Health Sciences Campus (various MNDs
and Addenda)
Village at Westfield Topanga (EIR)
Westchester Lutheran Church School
(IS/MND)
Westfield Century City (EIR)
Westfield Promenade (EIR)
Westfield Santa Anita (Addenda and
Initial Studies)
PROFESSIONAL
AFFILIATIONS Urban Land Institute
BRAD J NAPIENTEK
Principal Planner
Brad Napientek has more than 14 years of experience in the preparation of environmental
compliance documentation pursuant to the California Environmental Quality Act (CEQA) and the
National Environmental Policy Act (NEPA). Mr. Napientek has prepared Environmental Impact
Reports (EIR), Environmental Impact Statements (EIS), Initial Studies (IS), Mitigated Negative
Declarations (MND), Mitigation Monitoring and Reporting Programs (MMRP), Environmental
Assessments (EA), and Categorical Exclusions (CE) for a variety of project types, including
residential, commercial/retail, institutional, military, agriculture, mixed-use developments, and
Caltrans infrastructure projects. His responsibilities include coordination with subconsultants and
agency staff, environmental document preparation and coordination, analytical research,
document/task management, fulfilling public noticing requirements, and production and
distribution. Mr. Napientek specializes in the analysis of agriculture and forest resources,
biological resources, hazards and hazardous materials, hydrology and water quality, public
services (fire, police protection, parks, and libraries), transportation, and utilities (water supply,
wastewater, solid waste, and energy). Prior to Eyestone, Mr. Napientek also conducted
compliance audits of active construction sites per Department of Defense and NEPA requirements
and participated in habitat restoration projects.
EDUCATION M.S., Environmental Studies, California State University—Fullerton, 2010
B.A., Political Science, San Diego State University, 2003
PROFESSIONAL
EXPERIENCE
100 E. Ocean (EIR)
130 College Street (EIR)
1000 Seward (EIR)
1235 Vine (EIR)
1360 N. Vine (EIR)
2045 Violet (EIR)
2143 Violet (EIR)
2nd & PCH (EIR)
5420 Sunset (EIR)
Arts Club West Hollywood (EIR)
Butterfield-Keenan GPA (EIR)
Cochrane Road Commercial
Development (MND)
Crossroads Hollywood (EIR)
Condit-Evergreen GPA (EIR)
Diridon Station Area Plan (EIR)
District NoHo (EIR)
Entrada South & Valencia Commerce
Center (EIR)
Fig & 8th Project (EIR)
Figueroa Centre (EIR)
Fire Station 3, Headquarters (CE)
Hollywood & Wilcox (EIR)
Mobile Gunnery Training System (CE)
MV-22 Landing Zones (EA)
Old Canyon Road Bridge (MND/CE)
Our Lady of Mt. Lebanon (EIR)
Ridge Vineyards Land Exchange
(MND)
San Domingo–Monterey Dynasty
(MND)
Silver Creek High School Track and
Field Stadium Lights (MND)
Silver Creek Valley Road Gas Station
(MND)
South Airport Boulevard Bridge
Replacement (MND/CE)
TVC 2050 (EIR)
UCSD Weather Station (CE)
MARK HAGMANN, P.E.
Director of Air Quality
Mark Hagmann has over 30 years of technical and supervisory experience related to the preparation
of air quality technical studies for toxic air contaminants, criteria pollutants, and greenhouse gases
(GHG). He has extensive knowledge of the California Environmental Quality Act (CEQA) and
National Environmental Policy Act (NEPA) regulatory process and the rules and regulations
established by the South Coast Air Quality Management District. He has prepared Air Quality
Impact Assessments (AQIA) and Health Risk Assessments (HRAs) required under various state
and federal environmental regulations including NEPA and CEQA, RMPP, Cal ARP, AB2588, and
Proposition 65. He has also conducted GHG analyses consistent with State, regional and local
guidance. Mr. Hagmann has extensive expertise with all applicable modeling tools including
CalEEMod, EMFAC, AERMOD, HARP, Cal3QHC, CALINE4, and EDMS. Mr. Hagmann was also
selected by the SCAQMD to provide CEQA-Air Quality Specialist consulting services related to
SCAQMD dispersion modeling, HRAs, and GHG analyses and GHG mitigation and monitoring
plans.
EDUCATION Graduate Study, Environmental Engineering, University of Central Florida,
Design of Air Pollution Controls and Atmospheric Dispersion, 1995
B.S., Environmental Engineering, University of Florida, 1994
PROFESSIONAL
EXPERIENCE
10131 Constellation Boulevard High-Rise
Residential Project (EIR)
Arts Club West Hollywood (EIR)
Ascon Landfill Remedial Action Plan (EIR)
Boyle Heights Mixed-Use Community
Project (EIR)
Carson Marketplace (EIR)
Chula Vista Eastern Urban Center
Sectional Planning Area EIR
Columbia Square Project (EIR)
Convention and Event Center Project (EIR)
Crossroads Hollywood (EIR)
Disney | ABC Studios at The Ranch (EIR)
Douglas Park Project (EIR and Addendum)
Forest Lawn Memorial-Park–Hollywood
Hills Master Plan (EIR)
Getty Villa Master Plan (EIR)
Grand Central Creative Campus (EIR)
Harvard Westlake Middle School (EIR)
Il Villaggio Toscano Project (EIR)
LAX Master Plan (EIR/EIS)
LAX South Airfield Project (EIR/EIS)
Los Angeles Sports and Entertainment
Complex (EIR)
Lytle Creek Specific Plan (EIR)
New Century Plan at Westfield Century City
(EIR)
Sunset Millennium (EIR)
The Grand Avenue Project (EIR)
USC Specific Plan (EIR)
USC Health Sciences Campus (EIR)
Village at Playa Vista (EIR)
PROFESSIONAL
AFFILIATIONS Registered Professional Engineer (P.E.), State of California, #C60002