HomeMy WebLinkAboutUltraSystems Environmental
JULY 2025
UltraSystems Environmental, Inc. HQ - 16431 Scientific Way, Irvine, CA 92618 Satellite – 13376 Noel Road, Grass Valley, CA 95949 Proposal No. 250715
Proposal to Prepare CEQA
Document for a 49-Unit
Attached and Detached
Condominium Project
City of Diamond Bar 21810 Copley Drive Diamond Bar, CA 91765
Corporate Office – Orange County Telephone: 949.788.4900 16431 Scientific Way Facsimile: 949.788.4901 Irvine, CA 92618-4355 Website: www.ultrasystems.com
1. COVER LETTER July 30, 2025
Via FEDEX and Digital Submittal
City of Diamond Bar Attn: Rudy Lopez, Assistant Planner 21810 Copley Drive, Diamond Bar, CA 91765 E: RLopez@DiamondBarCA.gov
SUBJECT: CEQA DOCUMENT FOR A 49-UNIT RESIDENTIAL CONDOMINIUM
PROJECT IN DIAMOND BAR Dear Mr. Lopez:
UltraSystems Environmental Inc. (“UltraSystems”) is pleased to submit our proposal to the City of Diamond Bar (“City”) to prepare an Initial Study/Mitigated Negative Declaration (IS/MND) pursuant to the California Environmental Quality Act (CEQA) for the proposed 49-unit Attached and Detached Residential Condominium Project located at 1400 Montefino Avenue in Diamond Bar, CA. UltraSystems is a full-service planning and environmental consulting firm serving public and private sector clients throughout California. We have approximately 52 employees that have a broad range of experience preparing environmental documents (EIRs) and technical studies in full compliance with the California Environmental Quality Act (CEQA, and the National Environmental Policy Act (NEPA)). UltraSystems is headquartered in Irvine, California, and this project would be managed from our Irvine office. UltraSystems is a full-service planning and environmental consulting firm. Since our inception in 1994, we have successfully prepared more than 7,000 environmental compliance documents pursuant to CEQA/NEPA, as well as engineering studies and focused technical reports. Our team can perform robust CEQA environmental analysis and document preparation for this project. The core project team will be based in our Irvine office, led by Dr. Robert Manford, DPPD, Project Director, and Ms. Billye Breckenridge, Project Manager. Dr. Manford’s knowledge, skills and experience are highlighted herein and will leverage our project team’s leadership skills with our experienced in-house experts to provide the required services to the City. UltraSystems is committed to successful project management, time management and timely delivery of every project it undertakes. Throughout our proposal, we will demonstrate why the UltraSystems project team is perfectly suited to working with the City of Diamond Bar (City) to prepare this IS/MND, and our project team offers the following:
• A perfect combination of experience and expertise. Our Project Team, including teaming partners, is very cost-competitive and is collectively well-qualified for this contract.
Rudy Lopez, Assistant Planner
City of Diamond Bar July 30, 2025 Page 2
Corporate Office – Orange County Telephone: 949.788.4900 16431 Scientific Way Facsimile: 949.788.4901 Irvine, CA 92618-4355 Website: www.ultrasystems.com
• Our project team has the resource capacity and staff availability for this project.
• Our project team has worked on many residential projects within the City of Diamond Bar and condominium projects throughout California. As the President/CEO of UltraSystems, I am a duly authorized officer of the firm with the legal authority to bind and commit the firm to contractual obligations. This proposal remains in effect for a period of not less than 180 days from the date of submittal. Should you need any additional information, you can reach me via email at blindsay@ultrasystems.com, telephone (949) 788-4900 ext. 227 or cellphone (949) 274-3935. UltraSystems also requests protection of all proprietary information contained within our proposal and costing proposal. Sincerely,
UltraSystems Environmental, Inc.
Betsy A. Lindsay, MURP President/CEO
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TABLE OF CONTENTS
1. Cover Letter ............................................................................................................................................... 1
2. Qualifications ............................................................................................................................................ 4 2.1 Introduction ............................................................................................................................................... 4 2.2 UltraSystems Project Team .................................................................................................................. 5 2.3 Client City References for Similar Projects .................................................................................... 6 2.4 Key Management Personnel For this Project ............................................................................... 7
3. Project List and Schedule ..................................................................................................................... 9
4. Scope of Work ........................................................................................................................................ 13 4.1 Work Program Approach .................................................................................................................... 13 4.2 Work Program Scope............................................................................................................................ 14 4.3 Performance Schedule ......................................................................................................................... 18
5. Budget Estimate .................................................................................................................................... 19
6. Acceptance of Conditions .................................................................................................................. 22
TABLES
Table 2.2-1 - Project Team Key Personnel, Roles, Yrs. of Experience .............................................................. 6
Table 4.2-1 - Summary of Project Deliverables ....................................................................................................... 17
Table 4.3-1 - Project Schedule ........................................................................................................................................ 18
Table 5.0-1 - Fee Summary .............................................................................................................................................. 19
Table 5.0-2 - Labor Rates .................................................................................................................................................. 20
Table 5.0-3 - Cost Sheet by Labor Category .............................................................................................................. 21
APPENDIX
Appendix Key Personnel Resumes
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2. QUALIFICATIONS
2.1 Introduction
UltraSystems Environmental (UltraSystems) is pleased to provide this proposal to prepare CEQA compliance documentation to assess the potential environmental impacts associated with the proposed 49-units attached and detached residential condominium project. The 3.93-acre project site is located at 1400 Montefino Avenue in the City of Diamond Bar, between South Diamond Bar Boulevard and Porto Grande Drive. The site is developed and is located within the Commercial Office (CO) zoning district, with an underlying General Plan land use designation of General Commercial (C). The Assessor’s Parcel Numbers are 8293-044-015 & 8293-044-016.
Project development would require the following discretionary land use approvals after the necessary environmental compliance requirements have been met:
• 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.
Project Site
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The City of Diamond Bar, acting as Lead Agency under California Environmental Quality Act (CEQA), is, therefore, requesting the preparation of an Initial Study (IS) to support a Mitigated Negative Declaration (MND). UltraSystems concurs with the City of Diamond Bar that an IS/MND is the appropriate CEQA compliance documentation.
2.2 UltraSystems Project Team UltraSystems was established in 1994 as a consulting practice specializing in the California Environmental Quality Act (CEQA) and the National Environmental Policy Act (NEPA), and to assist private industry and governmental agencies to navigate environmental regulations. Since then, the firm has prepared over 7,000 environmental reports, engineering studies or technical studies for clients. UltraSystems continues to specialize in providing comprehensive services, emphasizing quality and client-oriented service. UltraSystems’ team of working professionals offers the highest level of experience, knowledge and commitment to providing environmental and engineering services. Our purpose is to manage each project we undertake efficiently with respect to the project’s work scope, budget and schedule, ultimately producing and delivering quality work products for that project. The firm’s reputation as a problem-solver comes from our commitment to pragmatism, technical excellence and meticulous communication in servicing our clients. We are committed to successful project management, time management and timely delivery in every project that we undertake. Our firm prepares and reviews CEQA and NEPA compliance documents and supporting technical studies that include the following disciplines: air quality and greenhouse gas emissions, noise, biological, cultural, land use, socioeconomic issues, hydrology, water supply and aesthetics. Our projects have ranged in complexity from categorical exemptions and categorical exclusions to Negative Declarations (ND) and Mitigated Negative Declarations (MND), to full Environmental Impact Reports (EIR) and Environmental Impact Statements (EIS). Additionally, we process and deliver the necessary entitlements, project permits and approvals so that project development is not impeded. Our Project Team is comprised of individuals with extensive project management and technical expertise and experience applied to the successful preparation of CEQA compliance documents for hundreds of projects throughout California. The Project Team committed to successfully undertaking the environmental review of the proposed project is shown on the table below. Serving as Project Director will be Dr. Robert Manford, DPPD (rmanford@ultrasystems.com), he will represent all facets of our firms’ contractual commitments to the city and ensure that all resource requirements are met during the execution of the Work Program. Dr. Manford also resides within the City of Diamond Bar, and is familiar with the site and area. Ms. Billye, Breckenridge (bbreckenridge@ultrasystems.com) will serve as our Project Manager on this assignment; she will be responsible for the day-to-day activities of the Project Team and will be our Alternate Point of
Contact with the City of Diamond Bar, and the applicant if necessary. She has extensive experience managing teams and/or projects with respect to CEQA compliance and regulatory requirements. Both Dr. Manford and Ms. Breckenridge will be fully dedicated to this assignment from start to finish and would be available no less than 30 percent of their time to ensure successful completion of the project with the filing of a Notice of Determination (NOD). UltraSystems has identified members of our Project Team. Except for the Biological Resources Report, all work would be done in-house.
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Table 2.2-1
PROJECT TEAM KEY PERSONNEL, ROLES, YRS. OF EXPERIENCE
Team Member Name | Degree Project Role Yrs. exp.
Project Management Dr. Robert Manford, DPPD
Project Director Contract Administration, Resource Allocation, CEQA compliance
and deliverables, QA/QC - Primary Point of Contact 30+ Billye Breckenridge, BS
Project Manager
Project Management, Project Description, Land Use, Mandatory
Findings of Significance, CEQA Deliverables QA/QC – Alternate
Contact
25
Key Technical Staff Dr. Michael Rogozen, D. Env.
Senior Principal Engineer Air Quality/Greenhouse Gas Emissions Assessment, Noise 40 Isha Shah, MS
Senior Engineer Energy, Air Quality 8 Megan Dukakis, MA
Archaeologist Cultural Resources, Tribal Cultural Resources (AB 52
Compliance) 13 Stephen Chesterman, B.Eng
GIS Analyst GIS, Spatial Analysis 30 Michael Milroy, MS
Project Manager Geology, Soils, Hydrology, Hazardous Materials, Mineral Resources 24 Steven Borjeson, BA
Senior Planner Aesthetics, Agricultural Resources, Recreation, Wildfires 8 Victor Paitimusa, BA, ENV SP
Senior Planner Population and Housing, Public Services, Utilities/Service
Systems, Recreation 4
Subconsultant Juan J. Hernandez Principal Biologist
Biological
Resources 30+
2.3 Client City References for Similar Projects The following Clients will attest to the type of work performed by UltraSystems for projects within their cities.
City of Fontana 8353 Sierra Avenue Fontana, CA 92335
Fontana Civic Center
IS/MND, Noise, Cultural, Air
Quality/Greenhouse
Gases/VMT
Fontana Victoria
Residential Project
Addendum, Air Quality,
GHG, Biological, Cultural,
Noise
Rina Leung, Associate Planner T: (909) 350-6566 E: rleung@fontana.org
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City of Buena Park 6650 Beach Boulevard Buena Park, CA 90622
Orchard View Gardens
Senior Apartment Homes
IS/MND, Biological, Noise,
Cultural, Air
Quality/Greenhouse
Gases/Aesthetics
Swati Meshram, AICP, Planning Manager T: (714) 562-3620 E: smeshram@buenapark.com National Community Renaissance of CA Sarah Walker, Sr. Project Mgr. T: (503) 451-1193 E: swalker@nationalcore.org
City of Desert Hot Springs 11999 Palm Drive Desert Hot Springs, CA 92240
Green Day Village
IS/MND, Biological, Noise,
Cultural, Air
Quality/Greenhouse
Gases/Hydrology
Patricia Villagomez, Principal Planner T: (760) 329-6411 ext. 243 E: pvillagomez@cityofdhs.org
2.4 Key Management Personnel For this Project Presented below are the bios of Dr. Robert Manford and Billye Breckenridge, UltraSystems’ designated Project Director and Manager, respectively.
ROBERT MANFORD, DPPD | Principal Dr. Manford has been an Urban Planner for over 30 years working on diverse projects of local, regional, and international significance for both private and public sector organizations in California and across the world. He has held executive management, staff, technical and subject matter expert positions as a public agency employee and consultant. Prior to joining UltraSystems, Dr. Manford was the Deputy Director of Planning for the City of San Jose, where he had oversight responsibilities for Environmental Review, Development Review, Permitting, and Urban Design and Historic Preservation within the City of San Jose’s Department of Planning, Building and Code Enforcement. Prior to that position, he managed Environmental Land Use and Planning Divisions/Teams at the Community Redevelopment Agency of the City of Los Angeles, Los Angeles Community Development Department, and the Los Angeles Housing and Community Investment Department.
EDUCATION
Doctor of Planning and Development, University of Southern California (USC), 2003
MPl., University of California (USC), 2003
B.A., Geography, University of Ghana, 1991
PROFESSIONAL AFFILIATIONS
• American Planning Association
• Urban Land Institute
• Association of Environmental Professionals
• Fulbright Specialist in Urban and Regional Planning
• Adjunct Professor, University of California, 2006-2016
• Adjunct Professor, California Polytechnic University, Pomona, 2006-2008
SELECT PROJECT EXPERIENCE
• Downtown West Mixed Use (Google Campus) Project (EIR)
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• City of San Jose General Plan Update (Housing Element) Program EIR
• 1300 Berryessa Safe Parking project (MND)
• Emergency Interim Housing Sites – Program Level CEQA (MND)
• Tripp Road Affordable Housing Project (MND)
• 425 S. Winchester Hotel (MND)
• Cambrian Park Plaza (EIR)
• MND, 425 S. Winchester Hotel, San Jose, CA
• EIR, Cambrian Park Plaza, San Jose, CA
• MND, Emergency Interim Housing Sites – Program Level CEQA, San Jose, CA
BILLYE J. BRECKENRIDGE, BA | Project Manager Ms. Breckenridge is a Senior Environmental Professional with over 25 years of comprehensive and diverse experience in environmental consulting. She specializes in regulatory permitting and compliance, CEQA/NEPA document management, preparation, and process, project management, public involvement, jurisdictional and biological resources. She has managed large NEPA and CEQA projects, 404 permitting projects, and multi-disciplinary teams of technical staff and subconsultants. She is proficient at identifying project permitting needs and negotiating and working with federal, state, and local resource agencies to obtain permits and approvals. She has coordinated and led large biological field surveys and analysis for federal, and state protected species, and jurisdictional determinations/ wetlands delineations. She has directed and prepared numerous environmental analysis reports and permitting packages required pursuant CEQA, NEPA, Clean Water Act, Threatened and Endangered Species Act, MSHCPs, and others. She has planned, participated in, and conducted public scoping and other public meetings required under NEPA and CEQA, 404 permitting, and transmission line routes. Her extensive project experience consists of public and private projects including residential/commercial development, transportation, renewable energy/power plants, flood control, gas pipeline, transmission lines, mining, large utility/water lines, wastewater treatment, schools, and ports.
EDUCATION
Bachelor of Arts, Environmental Studies/Biology Minor, University of Nevada, Las Vegas, NV
PROFESSIONAL AFFILIATIONS
• American Planning Association
• Association of Environmental Professionals
• Women of Wind Energy (WRISE)
• Air and Waste Management Association
• OC Bar Association, Real Estate Law Sections
• Building Industry Association
SELECT PROJECT EXPERIENCE
• Metro Program Management/PDA Oversight Services for Sepulveda Transit Corridor, Los Angeles, CA
• Environmental Compliance Audit for Construction of Metro Purple Line to VA Station, Los Angeles, CA
• Cherry Ave and Victoria Street – RAISE Grant, Fontana, CA
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3. PROJECT LIST AND SCHEDULE UltraSystems presents a list of projects that demonstrate our team’s ability to manage similar projects.
CEQA INITIAL STUDY/MITIGATED NEGATIVE DECLARATION (IS/MND)
FOR THE ADAMS AVENUE AFFORDABLE HOUSING
Client: National Community Renaissance (NCR)
Contact: Alexa Washburn, Sr. Vice President
Address: 9421 Haven Avenue, Rancho Cucamonga, CA 91730
Phone: (949) 394-7996
Email: awashburn@nationalcore.org
Location: 24960 Adams Avenue within the City of Murrieta
Duration: February 2021 to June 2022
Manager: Betsy Lindsay
Cost: $112,270
Project
Team:
Hina Gupta (Planning), Joe O’Bannon (Air Quality and Greenhouse Gas), Hugo Flores and Allison Carver (Biology), Victor Paitimusa and Mike Lindsay (Noise), and Steve O’Neil (Cultural). The City of Murrieta (City) contracted National Community Renaissance (NCR) to provide planning and design services for the proposed project, which consisted of the construction and operation of a 200-unit, 100 percent affordable multi-family apartment complex composed of three buildings on an approximately 6.2-acre site, located at 24960 Adams Avenue within the City of Murrieta. Two of the buildings were for multi-family housing and one building was for senior housing. The project included amenities within the project site including an outdoor pool and spa, children’s playground, community center, community garden, half basketball court, outdoor fitness stations, conversation areas, pet-friendly green space, Boys & Girls Club, and senior center. In addition, the project included multiple parking lots, the preservation of an existing old oak tree on site and the integration of proposed pedestrian paseos. NCR contracted UltraSystems to prepare an IS/MND to comply with the California Environmental Quality Act (CEQA). As part of the IS/MND, UltraSystems conducted the Air Quality/Greenhouse Gas Emissions Assessment, a Biological Resources Assessment, a Cultural Resources Study, and a Noise Impact Assessment. UltraSystems also handled the noticing, distribution, and public hearings for the proposed project.
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IS/EA & EIR/EIS FOR THE SIERRA AVENUE FAMILY APARTMENTS
Client: City of Fontana Planning Department
Contact: DiTanyon Johnson
Address: 8353 Sierra Avenue, Fontana, CA 92335-3528
Phone: (909) 350-6678
Email: djohnson@fontana.org
Location: Fontana, CA
Duration: April 2018- January 2020
Manager: Betsy Lindsay
Cost: $39,600
Project
Team:
S. O’Neil (Cultural), H. Gupta (Planning), M. Partridge (Planning), M. Rogozen (Air/Noise) The City of Fontana (City) processed a request to implement a series of discretionary actions that ultimately allowed for the development of the Sierra Avenue Family Apartments Project (hereby referred to as the “proposed project” or the “project”), an affordable 60-unit, multi-family residential project on vacant land located at the southwest corner of Sierra Avenue and Ramona Avenue in Fontana, California. The proposed project consisted of: (1) utilities improvements, (2) construction of three new residential buildings and one services building, and (3) community amenities and landscaping. The project application was for a conditional use permit, tentative parcel map, and design review. The proposed new development included density bonus concessions for minimum parking setback, private open space standards, garage parking standards, and minimum building setback. The City was the Lead Agency for the proposed project. The Fontana Housing Authority was the Lead Agency for the project pursuant to the National Environmental Policy Act, because federal funding administered by the U.S. Department of Housing and Urban Development (HUD) was utilized for the proposed project. The project consisted of: (1) utilities improvements, (2) construction of three new residential buildings and one services building, and (3) community amenities and landscaping. The proposed residential buildings were each three stories high and each building had a gross floor area of 23,621 square feet. The first and second floor of each building included eight units per floor and the third floor included four units. Each building included two 1 bed/1 bath units, ten 2 bed/1 bath units, and eight 3 bed/2 bath units. In total, the project provided 60 residential units. A 7,892 square-foot services building included a leasing office, multi-purpose space, an on-site medical office, and ancillary space. Vehicle access was via a driveway off Ramona Avenue and vehicle egress was via a driveway onto Sierra Avenue. Access for pedestrians and the fire department was through gates adjacent to the driveways off Ramona Avenue and Sierra Avenue. Sidewalks were proposed along the northern and eastern borders of the project site. The project proposed 26 parking spaces for use by the
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community services building and 154 parking spaces for use by residents. 61 resident parking spaces were covered with stalls and 93 were uncovered stalls. Four trash enclosures were located throughout the property in the parking areas. Existing plants and trees onsite were removed prior to construction activities. Proposed new landscaping included native vegetation and drought resistant species that facilitated water conservation, required little maintenance, and provided desirable shade coverage. Multiple trees, shrubs, and grasses were proposed throughout the project site. Additionally, a 58 foot by 20-foot lap pool was proposed along with accompanying leisure area, dining area, and barbeques. A synthetic turf play lawn, located adjacent to the pool, was also proposed. In addition to the pool, a lot and a community garden were proposed. The tot lot included shaded play equipment and benches. The community garden had benches, fruit trees and garden plots.
IS/MND – SANTA ANGELINA SENIOR APARTMENT HOMES
Client: National Community Renaissance (National Core)
Contact: Alexa Washburn, Senior Vice President Planning & Acquisitions
Address: 9421 Haven Avenue Rancho Cucamonga, CA 91730
Phone: (949) 394-7996
Email: awashburn@nationalcore.org
Location: Placentia, CA
Duration: October 2019 to December 2020
Manager: Betsy Lindsay/Margaret Partridge
Cost: 7038/$69,910
Project
Team:
Margaret Partridge (Planning), Hina Gupta (Planning), Billye Breckenridge (Planning/GIS), Betsy Lindsay (PM) The City of Placentia (City) processed a request to implement a series of discretionary actions that ultimately allowed for the development of an affordable multi-family residential project (project) at the at the northeast corner of the intersection of N. Angelina Drive and Morse Avenue in Placentia, California. The proposed project provided sixty-four units affordable to households earning less than 60 percent of the Area Median Income (AMI) along with one exempt manager’s unit. The project was designed for seniors and a minimum age restriction of 62 years, meaning anyone 62 years of age or older is permitted to live there. The proposed project required a General Plan amendment to High Density Residential and Zone Change to High Density Residential (R-3). The project site was approximately 3.9 acres and was developed with the Church of the Blessed Sacrament, an Episcopal Church. The proposed project included the development of two residential buildings with a total of 65 units. Building 1, at the north end of the site, was a linear two-story structure, with double-loaded corridors. Building 2 was a two-story, L-shaped building
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located interior to the site with a three-story element at the northern end which became two stories toward the single-family neighborhood along the eastern property line. The project consisted of: (1) utilities improvements; (2) construction of two new residential buildings; (3) demolition of the existing parish hall; (4) construction of a new parish hall; (5) construction of a new community building; and (6) project site amenities and landscaping. This project was approved by the City of Placentia City Council in December 2020.
Project Role: Ultrasytems prepared the following technical studies fort the project: Air Quality and Greenhouse Gas Analysis, Arborist Report, Cultural Resources Report, and Noise Analysis. These documents, among others, were used by UltraSystems’ planning staff to prepare the IS/MND in compliance with CEQA. Potential onsite impacts were found for Aesthetics, Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Noise, Public Services and Tribal Cultural Resources. Mitigation measures were proposed to reduce project impacts to a less than significant level and were incorporated into a Mitigation Monitoring and Reporting Plan.
INITIAL STUDY/MITIGATED NEGATIVE DECLARATION ORCHARD
VIEW GARDENS SENIOR APARTMENT HOMES
Client: City of Buena Park
Contact: Swati Meshram, Planning Manager
Address: 6650 Beach Blvd, Buena Park, CA 90621
Phone: (714) 562-3620
Email: smeshram@buenapark.com
Location: Buena Park, CA
Duration: January 2020 to November 2020
Manager: Betsy Lindsay
Cost: $65,690
Project
Team:
V. Paitimusa (Planning), S. O’Neil (Cultural) M. Rogozen (Air/Energy/Noise),
The project was proposed on an approximately 3.2-acre site located at 8300 Valley View Street in Buena Park, California. The site was currently developed with the St. Joseph’s Episcopal Church. The project included the development of new affordable senior apartment homes. The project proposed three residential buildings accommodating 66 units; 65 of the units were for senior resident households earning less than 60 percent of the Area Median Income (AMI) and the remaining unit were an exempt manager’s unit. The development consisted of one- to two-story buildings with ground-level parking. A 3,000-square-foot senior-oriented community center was proposed for the use of project residents/visitors. This project was approved by the City of Buena Park City Council in November 2020. UltraSystems prepared the IS/MND for the proposed project. Additionally, UltraSystems prepared the air quality, greenhouse gas, noise and cultural resources
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analysis for the proposed project. UltraSystems was retained by the City of Buena Park to prepare an IS/MND that analyzed the potential environmental impacts of the proposed project. In addition to the preparation of the CEQA document for the project, the work scope also included preparation of the following technical analyses: air quality and greenhouse gas emissions, noise, and the preparation of a Phase I Cultural Resources Inventory Potential onsite impacts were found for Aesthetics, Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Noise, Transportation and Tribal Cultural Resources. Mitigation measures were proposed to reduce project impacts to a less than significant level and were incorporated into a Mitigation Monitoring and Reporting Plan.
4. SCOPE OF WORK
4.1 Work Program Approach Our approach to preparing for the Initial Study will be relatively straightforward. UltraSystems is committed to preparing a thorough, adequate and legally defensible CEQA document for the City of Diamond Bar. The analysis will be conducted within the context of the project description and the specific discretionary actions being sought. Additional information may therefore be needed from the City to ensure full CEQA compliance, and to clarify the environmental implications of the discretionary actions needed for project approval. For each environmental factor, current baseline conditions and, where applicable, projected baseline conditions will be presented in sufficient detail to enable the reader to not only understand what they are, but how they may change because of the proposed project. The impact analyses provided in the Initial Study will employ methods and comprise levels of detail commensurate with the specificity of available baseline conditions data. The background data collection and the technical reports to be prepared will provide the foundation for most of the impact discussions. For each environmental factor, the type and extent of all applicable impacts will be presented and be focused on the questions set forth in Appendix G of the State CEQA Guidelines. Thereafter, all identified impacts will be assigned a level of significance based on established quantitative and qualitative Thresholds of Significance. Mitigation measures will then be developed
if warranted. Our approach to the mitigation measure discussions under each environmental factor is to first identify project features designed to minimize a particular impact, then identify regulatory compliance requirements designed to minimize a particular significant impact, and lastly, present any mitigation measures required to reduce any identified potential significant impacts. We understand that it is critical to maintain ongoing communications with the city throughout the IS preparation and processing period. Most important among the reasons to do so is that in the event a problematic impact conclusion is identified, immediate notification to the City of the relevant circumstances would enable the project applicant’s design team, if necessary, to address the issue by revising the project design. UltraSystems understands that the project applicant will be providing the following studies, subject to peer review:
• Traffic Study
• Sewer Study
• Geotechnical Report
• Low Impact Development Report (LID)
• Stormwater Pollution Prevention Plan (SWPPP); and
• Hydrology/Hydraulic Report
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4.2 Work Program Scope Our Work Program follows and is organized by Major Tasks and Tasks.
MAJOR TASK 1.0 – PROJECT INITIATION, MEETING, MANAGEMENT & PROJECT DESCRIPTION
Task 1.1: Project Kick-Off and Progress Meetings. This Task consists of attendance by our Project Director and Project Manager at one project kick-off meeting via Zoom. This meeting is critical to setting the tone for all subsequent efforts. This task also includes the attendance of our Project Director at no more than two project progress meetings during the contract performance period. It is anticipated that all these meetings will be virtual. UltraSystems will be available throughout the term of our services to respond to City staff requests for input concerning various aspects of the CEQA process.
Task 1.2: Project Management and Coordination. This Task consists of routine project management, coordination and communications functions of our Project Manager throughout the contract performance period.
Task 1.3: Project Description. After receiving a formal notice to proceed, and receipt of project related information, UltraSystems will prepare a draft project description for review and comment by the City. The Project Description will contain all the information required under Section 15124 of the CEQA Guidelines including a description of the proposed project, including design, construction timeline and operations, in addition to scheduled or routine maintenance. UltraSystems will revise the Project Description based on one round of comments received from City staff and prepare a final Project Description.
MAJOR TASK 2.0 - TECHNICAL STUDIES This Major Task includes the collection of all requisite information for those issues for which no stand-alone technical reports are being prepared, and the preparation of the technical studies/technical analyses listed below. For all technical reports, drafts of the technical studies will be submitted to the City for review and comment and then revised as warranted to become final technical reports prior to being used to support issue-specific discussions in the Initial Study. All technical studies will be included as appendices to the Initial Study to be prepared for the proposed project.
Task 2.1: Background Data Collection/Evaluation. For those issues in the Initial Study requiring evaluation but for which no technical study will either be prepared or made available by the project applicant, UltraSystems will conduct a site visit and literature research to document existing conditions at the project site and surrounding areas. Sources of data to be used in this analysis include the City of Diamond Bar General Plan and its Program EIR, City of Diamond Bar Zoning Ordinance, adopted design guidelines and development review process information, in addition to relevant adopted/certified CEQA documents prepared for other projects in the immediate area, and applicable regional policy plans, among others.
Task 2.2: Biological Resources Report. UltraSystems’ subconsultant Biologists, Henandez Environmental Services (HES) will conduct a biological field visit and a General Biological Assessment (GBA) of the project site. HES will visit the project area and will conduct a pedestrian survey of the site. 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-
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100 feet apart to document all plant and animal species observed, and habitat/vegetation types. Waypoints will be taken by GPS for any areas of interest and GIS will be used for further analysis. HES will also prepare a GBA report based on literature, field survey, and GIS analysis. 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 for wildlife corridors, potential impacts to existing resources, and recommendations to mitigate impacts on resources if any. The recommendations will only be made or included in the report after the results are discussed with the City of Diamond Bar and a strategy is formulated that will be in the best interest of the proposed development project.
Task 2.3: Phase I Cultural Resources Assessment (AB52/SB18 Support). UltraSystems will prepare a Cultural Resources Assessment for the proposed project. California Assembly Bill (AB) 52 requires consultation with California Native American tribes that are traditionally and culturally affiliated with the geographic area where projects require a (1) notice of preparation (NOP) or (2) Notice of Intent (NOI) to Adopt a Mitigated Negative Declaration (MND). Since the proposed project includes a general plan amendment and zone change, it would also be subject to SB 18. AB 52 requires lead agencies to consult with these tribes, if they desire, regarding project alternatives, recommended mitigation measures, or potential significant effects before the release of the project environmental review document. The Native American Heritage Commission (NAHC) would be contacted to request a search to identify Sacred Lands and culturally significant sites, if any, and obtain a list of Native American tribes, organizations and interested individuals that should be contacted to provide information on culturally important sites within the 0.5-mile Area of Potential Effect (APE). Prehistoric and historic archaeological literature and record reviews would include Environmental Impact Reports (EIRs), cultural technical reports, site records, previous assessments, research designs, monitoring programs, and related cultural documentation to identify cultural resources within the APE. Records would be reviewed at the South-Central Coastal Information Center at California State University Fullerton. A pedestrian survey of the project site following standard professional archaeological procedures would be conducted to determine if cultural resources are present on the surface and identify areas with a high possibility of containing subsurface cultural resources. Artifacts, features, sites, and structures greater than 50 years of age, if any, would be photographed and recorded. Based on these data, a Phase I Cultural Resource Survey Report would be prepared to: (1) document research methodology and findings, (2) provide recommendations for avoidance of impacts or preservation of cultural resources, if any, that may be encountered during construction or other project activities, and (3) provide mitigation measures to protect and preserve cultural resource if avoidance is not feasible in compliance with CEQA and local standards. A site record and/or site record update would be completed and submitted to appropriate agencies upon completion of the field survey. The Phase I Cultural Report would be provided as an appendix to the IS/MND. As required, the City will handle AB 52/SB18 consultation requirements, including government-to-government consultation, with the Native American Tribes, with support from UltraSystems. Specifically, UltraSystems will prepare AB 52 and/or SB18 letters and will assist in initiation of the required tribal consultation pursuant to applicable regulations.
Task 2.4: Paleontological Resources Search. UltraSystems will contact the Los Angeles County Natural History Museum (LACM) to request previously recorded paleontological resources for the project site and vicinity. After a literature review, a pedestrian survey following standard professional paleontological procedures will be conducted to assess outcrops of the underlying geology to locate paleontological resources. The methods and findings of the assessment, including
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impacts and any required mitigation measures will be discussed in the IS/MND. The records search results from the LACM will be included as an appendix to the IS/MND.
MAJOR TASK 3.0 - INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Task 3.1: Administrative Draft Initial Study. UltraSystems will prepare an Initial Study (IS) pursuant to CEQA Section 21080 and Sections 15063 through 15065 of the CEQA Guidelines. Technical reports (refer to Major Task 2.0) analyses and calculations (e.g., air and noise) will be conducted for different environmental resource areas, and well-supported responses for all questions listed in CEQA Guidelines Appendix G will be provided. This task also includes as a reasonable assumption, peer review of the technical studies that will be provided by the applicant. Environmental issues to be considered include the following topical areas along with the required Mandatory Findings of Significance.
Topical Areas to be Discussed Aesthetics Greenhouse Gas Emissions Public Services Agricultural & Forestry Resources Hazardous Materials Recreation Air Quality Hydrology and Water Quality Transportation/Traffic Biological Resources Land Use/Planning Utilities and Service Systems Cultural Resources Mineral Resources Tribal Cultural Resources Energy Noise Wildfire Geology & Soils Population/Housing Mandatory Findings of Significance
Task 3.2: Administrative Draft MND and Mitigation Monitoring and Reporting Program. UltraSystems would use the Initial Study as the basis for preparation of the administrative draft MND. Mitigation measures would be identified to avoid or reduce potential environmental impacts to less than significant levels, where feasible. UltraSystems will also prepare a draft Mitigation Monitoring and Reporting Program (MMRP) pursuant to CEQA Guidelines Section 15097. The MMRP will specify: (1) the responsibility for implementation; (2) the timing for implementation; (3) the mechanisms of monitoring activities, including the frequency, contact and format for reporting requirements; and (4) the content, requirements and ultimate disposition of a Final MMRP.
Task 3.3: Revise Administrative Draft Initial Study. After the City reviews and comments on the administrative draft IS, UltraSystems will revise the Administrative Draft IS per the city’s comments and submit a Draft IS to the City. UltraSystems will submit the administrative draft IS/MND and MMRP to City staff for a two-week review and comment period. Our schedule assumes one round of City review.
Task 3.4: Public Draft IS/MND and MMRP. After receiving the City’s comments on the administrative draft IS/MND and MMRP, UltraSystems will revise the administrative draft IS/MND and MMRP based on the comments received and resubmit it to the City as the Public Draft IS/MND. The City of Diamond Bar will be responsible for public circulation and all public noticing unless requested otherwise.
Task 3.5: Prepare the Notice of Intent (NOI) to Adopt a Mitigated Negative Declaration and
Notice of Completion (NOC) if applicable. A public notice (NOI) will be drafted by UltraSystems for City use that will inform the public and agencies of the City’s intent to adopt an MND, provide information relating to the project, its location and description, and where the document is available. The notice will also identify the public review period, where to send comments, and provide
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information relating to the City Planning Commission or City Council Hearing as applicable. UltraSystems will also draft any applicable notices that will be sent to the State Office of Land Use and Climate Innovation/State Clearinghouse by the City. All distribution will be handled by the City
for this project, unless requested otherwise.
MAJOR TASK 4.0 - FINAL IS/MND/MMRP AND PUBLIC HEARING ATTENDANCE/NOD
Task 4.1: Response to Comments. UltraSystems will prepare responses to environmental comments received on the Draft IS/MND. Upon receipt of comments on the IS/MND during the review period, UltraSystems would review the content of the letters to determine the nature and extent of the response to comments (RTCs) effort. This scope of work assumes UltraSystems will prepare responses for up to 20 individual environmental comments received on the Draft IS/MND. The RTCs would be provided to the City, and after receiving one set of consolidated comments from the City, the RTCs would be finalized. Responding to more than 20 individual comments would be done on a time and materials basis with prior approval by the City.
Task 4.2: Final IS/MND and Mitigation Monitoring and Reporting Program. UltraSystems will prepare the final IS/MND that will include revisions to the Draft IS/MND based on comments received. If required, UltraSystems will assist the City in soliciting and incorporating the views of Responsible Agencies regarding the scope and the appropriate aspects of the monitoring and reporting program and finalizing the MMRP.
Task 4.3: Public Hearing Attendance/Draft NOD. UltraSystems will attend and participate in two public hearings (up to two hours for each hearing, via Zoom) to answer questions regarding the environmental document and impact analysis. UltraSystems, in cooperation with the City will help prepare the materials needed and participate in the hearing to the extent determined appropriate. If environmental issues arise at the hearings requiring additional investigation(s) beyond the scope of work within this proposal, UltraSystems will provide the City with specific recommendations concerning an appropriate response. UltraSystems would prepare any additional studies that may be required immediately after receiving the City’s authorization to proceed. UltraSystems will also draft a Notice of Determination and submit it to the City for their review and use after adoption of the CEQA document and project approval.
Table 4.2-1
SUMMARY OF PROJECT DELIVERABLES BY MAJOR TASK
TASK
NO.
TASK TITLE DELIVERABLES
1.1 Project Kickoff Meeting Data Request
1.3 Project Description 1 electronic copy (MS Word & PDF) of Draft and Final
2.2 - 2.4 Technical Reports or Assessments 1 electronic copy (MS Word & PDF) of each Draft and Final
3.1 Administrative Draft Initial Study with Appendices 1 electronic copy (MS Word & PDF) and 5 hard copies
3.2 Administrative Draft MND and MMRP 1 electronic copy (MS Word & PDF)
3.4 Public Draft IS/MND and MMRP with Appendices 1 electronic copy 1 printed reproducible master
3.5
Notice of Completion and Notice of Intent to Adopt a Mitigated Negative Declaration 1 electronic copy (MS Word & PDF)
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TASK
NO.
TASK TITLE DELIVERABLES
4.1 Response to Comments 1 electronic copy (MS Word & PDF) of Draft and Final
4.2 Final IS/MND/MMRP 1 electronic copy 4 bound hard copies (with appendices on flash drives) 1 printed reproducible master
4.3 Draft Notice of Determination (NOD) Public Hearing 1 electronic copy (MS Word & PDF) UltraSystems Attendance
4.3 Performance Schedule We understand that time is of the essence, especially with private development applications. Our goal is therefore, to work with the city to meet anticipated deadlines efficiently. As indicated in Table 4.0-
2 below, the estimated duration to prepare the IS/MND from project initiation through City Planning Commission/Council adoption will be approximately Six months (i.e., 24 weeks), barring any unforeseen circumstances.
Table 4.3-1
PROJECT SCHEDULE
TASKS TASK DURATION
(IN WEEKS)
CUMULATIVE DURATION
(IN WEEKS) Attend Project Kick-Off Meeting <1 <1 Prepare Project Description (include 1 week of District review and 1 week of UEI revisions) 3 4
Peer Review of Technical Studies 4 8 Biological Resources Cultural Resources Paleontological Resources Draft Initial Study 4 12 City Review (1 week) 1 13 Proof check IS, print check IS, MMRP 1 14 City Review (1 week) 1 15 Prepare NOI and NOC 1 16 Circulation Period (30 days) 5 21 Response to Comments 2 23 Public Hearings TBD TBD Project Management and Coordination Continuous Continuous AB 52 Support Continuous Continuous
TOTAL 24
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5. BUDGET ESTIMATE The proposed fees for this proposed project are summarized below in Table 5.0-1. Our labor rates are within Table 5.0-2, and Table 5.0-3 includes all fees broken out by our labor rates.
Table 5.0-1
FIXED FEE COSTS
TASK
NUMBER TASK NAME FEE ($)
1.0 Project Initiation, Meetings, Management and Project Description 1.1 Project Kick-Off and Progress Meetings $2,620 1.2 Project Management and Coordination $4,970 1.3 Project Description $4,690 Subtotal $12,280
2.0 Technical Studies 2.1 Background Data Collection/Evaluation $3,880 2.2 Biological Resource Assessment $6,010 2.3 Cultural Resources Assessment $7,760 2.4 Paleontological Resources $1,820 Subtotal $19,470
3.0 Initial Study and Mitigated Negative Declaration 3.1 Administrative Draft Initial Study $20,460 3.2 Administrative Draft MND and Draft MMRP $6,140 3.3 Revise Administrative Draft Initial Study $3,360 3.4 Public Draft IS/Draft MND and Draft MMRP $3,480 3.5 Prepare NOI and NOC $3,650 Subtotal $37,090
4.0 Final IS/MND/MMRP, and Public Hearing Attendance/Draft NOD 4.1 Response to Comments $8,840 4.2 Final IS/MND/MMRP $5,630 4.3 Public Hearing Attendance/Draft NOD $4,850 Subtotal $19,320
TOTAL LABOR AND DIRECT COSTS $88,160
Notes: 1. Fees were calculated using UltraSystems’ 2024 Standard Rate Schedule. Fees include labor/directs. 2. Fees would be billed monthly – based on a Fixed Fee Contract and % Complete.
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Table 5.0-2
LABOR RATES
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Table 5.0-3
COST SHEET BY LABOR CATEGORY
Labor Categories >>>>
Project
Director
Senior Project
Manager
Deputy
Project
Manager
Senior
Principal
Engineer
Scientist/
Engineer
Senior
Planner
Associate
Planner
Planner/
Environ.
Analyst
Senior
Biologist II
Staff
Biologist I
Cultural
Specialist
Archaeologist
Senior GIS
Analyst
Word
Processor
Total
Vehicle Travel
Direct Costs
Direct
Expense
TOTAL
(rounded)
Hourly Rate>>> $200.00 $195.00 $190.00 $190.00 $180.00 $170.00 $165.00 $160.00 $170.00 $155.00 $165.00 $160.00 $165.00 $130.00 Hours Cost Miles $0.70 Subs Markup
Hours 10%
1.0 Project Initiation, Project Management, Coordination 1.1 Kick-off Meeting 4 8 0 0 0 0 0 0 0 0 0 0 0 2 14 $2,620.00 0 $0.00 $0 $0.00 $0.00 $2,620 1.2 Project Management and Coordination 4 16 0 0 0 0 0 0 0 0 0 0 4 3 27 $4,970.00 0 $0.00 $0 $0.00 $0.00 $4,970 1.3 Project Description 2 4 4 8 0 0 0 0 0 6 4 28 $4,690.00 0 $0.00 $0 $0.00 $0.00 $4,690
Subtotal 10 28 0 0 0 4 8 0 0 0 0 0 10 9 69 $12,280.00 0 $0.00 $0 $0.00 $0.00 $12,280
2.0 Prepare Technical Studies/Reports/Assessments/Data Runs 2.1 Background Data Collection/Evaluation 2 4 2 2 2 2 0 2 0 0 0 0 4 2 22 $3,880.00 0 $0.00 $0 $0.00 $0.00 $3,880 2.2 General Biological Resources Assessment 1 1 0 0 0 0 0 0 0 0 0 0 0 0 2 $395.00 0 $0.00 $4,800 $480.00 $330.00 $6,010 2.3 Cultural Resources Assessment 1 2 0 0 0 0 0 0 0 0 16 16 4 4 43 $6,970.00 100 $70.00 $0 $0.00 $715.00 $7,760 2.4 Paleotological Resources Search 0 0 0 0 0 0 0 0 0 0 4 4 1 1 10 $1,595.00 0 $0.00 $0 $0.00 $220.00 $1,820
Subtotal 4 7 2 2 2 2 0 2 0 0 20 20 9 7 77 $12,840.00 100 $70.00 $4,800 $480.00 $1,265.00 $19,470
3.0 Administrative Draft Initial Study, Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program 3.1 Administrative Draft Initial Study 4 16 4 2 6 24 24 16 0 0 2 2 6 16 122 $20,460.00 0 $0.00 $0 $0.00 $0.00 $20,460 3.2 Administrative Draft MND and Draft MMRP 2 6 2 1 0 4 4 4 0 0 2 2 2 8 37 $6,140.00 0 $0.00 $0 $0.00 $0.00 $6,140 3.3 Revise Administrative Draft Initial Study 1 4 1 0 2 2 2 4 0 0 0 0 0 4 20 $3,360.00 0 $0.00 $0 $0.00 $0.00 $3,360 3.4 Public Draft IS/MND and MMRP 1 4 0 0 0 4 4 4 0 0 0 0 0 4 21 $3,480.00 0 $0.00 $0 $0.00 $0.00 $3,480 3.5 Prepare the Notice of Intent (NOI) and Circulate the IS/MND 2 2 1 0 0 4 4 4 0 0 0 0 1 4 22 $3,645.00 0 $0.00 $0 $0.00 $0.00 $3,650
Subtotal 10 32 8 3 8 38 38 32 0 0 4 4 9 36 222 $37,085.00 0 $0.00 $0 $0.00 $0.00 $37,090
4.0 Final IS/MND/MMRP 4.1 Response to Comments 2 8 4 2 4 8 8 2 0 0 2 2 2 8 52 $8,840.00 0 $0.00 $0 $0.00 $0.00 $8,840 4.2 Final IS/MND/MMRP 1 8 2 2 2 2 2 2 0 0 1 2 1 6 31 $5,300.00 0 $0.00 $0 $0.00 $330.00 $5,630 4.3 Public Hearing Attendance/Draft NOD 4 4 0 0 0 0 0 0 0 0 0 0 0 0 8 $1,580.00 0 $0.00 $0 $0.00 $3,265.63 $4,850
Subtotal 7 20 6 4 6 10 10 4 0 0 3 4 3 14 91 $15,720.00 0 $0.00 $0 $0.00 $3,595.63 $19,320
Total Labor Hours 31 87 16 9 16 54 56 38 0 0 27 28 31 66
Total Cost $6,200 $16,965 $3,040 $1,710 $2,880 $9,180 $9,240 $6,080 $0 $0 $4,455 $4,480 $5,115 $8,580 459 $77,925.00 $100.00 $70.00 $4,800.00 $480.00 $4,860.63 $88,160
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6. ACCEPTANCE OF CONDITIONS UltraSystems has reviewed all the City’s related RFP documents and has no exceptions. We understand our role and the terms of our commitment.
APPENDICES
APPENDIX
Key Personnel Resumes
Dr. Robert Manford, DPPD
Project Director
Corporate Office – Orange County Telephone: 949.788.4900
16431 Scientific Way Facsimile: 949.788.4901
Irvine, CA 92618-4355 Website: www.ultrasystems.com
PROFESSIONAL SUMMARY
Dr. Manford has been an Urban Planner for over 30 years working on diverse
projects of local, regional, and international significance for both private and
public sector organizations in California and across the world. He has held
executive management, staff, technical and subject matter expert positions
as a public agency employee and consultant. Prior to joining UltraSystems,
Dr. Manford was the Deputy Director of Planning for the City of San Jose,
where he had oversight responsibilities for Environmental Review,
Development Review, Permitting, and Urban Design and Historic
Preservation within the City of San Jose’s Department of Planning, Building
and Code Enforcement. Prior to that position, he managed Environmental
Land Use and Planning Divisions/Teams at the Community Redevelopment
Agency of the City of Los Angeles, Los Angeles Community Development
Department, and the Los Angeles Housing and Community Investment
Department.
Dr. Manford regularly participates in international and statewide
conferences as a speaker on urban development, redevelopment, and
environmental planning matters. He also served as Adjunct Professor at the
University of Southern California (USC) and California State Polytechnic
University (CalPoly) Pomona, where he taught graduate and undergraduate
courses in Environmental Planning and Land Use Management. He has won
multiple Fulbright Specialist awards in Urban Planning and Development,
with International Development experience in Latin America (Mexico and
Colombia) and West Africa (Ghana and Nigeria).
SELECT PROJECT EXPERIENCE
Dr. Manford has worked on 1000s of CEQA/NEPA environmental clearances
for public and private development projects spanning housing, mixed uses,
industrial, educational, institutional, commercial, infrastructural, policy and
planning efforts. These include Categorical and Statutory Exemptions, Initial
Studies supporting Negative Declarations (ND) and Mitigated Negative
Declarations (MND), Environmental Impact Reports (EIR), Categorical
Exclusions (CE), Environmental Assessments (EAs), and Environmental Impact
Statements (EIS) including addenda thereto, for large organizations in
Southern and Northern California, including the cities of San Jose and Los
Angeles, and the Los Angeles Unified School District.
Palmdale Boulevard Self-Storage Project, City of Palmdale, CA; April
2025 - Ongoing
Dr. Manford serves as the Project Director for this project, providing overall
CEQA compliance and technical oversight and completing the QA/QC of the
environmental documents for this project. This project proposes to construct
a mini-storage facility, consisting of eight buildings totaling 94,100 sq. ft., a
boat and recreational vehicle parking area, and a 900 sq. ft. office building on an approximately 1-acre project site
in the City of Palmdale, California. UltraSystems will prepare CEQA compliance documentation and will survey for
western Joshua trees and install wildlife cameras for the project. (No. 7321)
HACLA - 5 Project Sites, Los Angeles, CA; February 2025 - Ongoing
Years of Experience
30+
Years with Firm
<1
Education
• Doctor of Policy Planning and
Development, University of
Southern California (USC) 2003
• Master of Planning, USC, 1994
• B.A., Geography, University, of
Ghana, 1991
Professional Affiliations
• American Planning Association
• Urban Land Institute
• Association of Environmental
Professionals
• Fulbright Specialist in Urban and
Regional Planning
• Adjunct Associate Professor, USC,
2006-2016
• Adjunct Professor, California
Polytechnic University, Pomona,
2006-2008
Areas of Expertise
• CEQA
• NEPA
• Project
Entitlements
• Affordable
Housing
• Redevelopment
• Comprehensive
Planning
Robert K. Manford, DPPD
Page 2
Dr. Manford is providing CEQA Compliance and technical oversight and completing the QA/QC of the environmental
documents for this project. UltraSystems is preparing the CEQA/NEPA environmental review for the acquisition of
five project sites for affordable housing development. (No. 7317)
Orange Coast Memorial Medical Center Parking Structure, Fountain Valley, CA; January 2025 - Ongoing
Dr. Manford serves as the Project Director for this project, providing overall CEQA compliance and technical
oversight and completing the QA/QC of the environmental documents for this project. This project would develop a
parking structure at the southwest corner of Talbert Avenue and Foster Street to meet the needs of the Orange
Coast Memorial Medical Center staff. The project site currently has 231 space parking lot. The planned structure
would include 862 spaces and include a basement below grade, three covered stories and an uncovered rooftop
parking area. 20% of the spaces will be dedicated to EVs. UltraSystems is providing an IS/MND for this project. (No.
7307)
Encanto Park Community Center, San Bernardino, CA; December 2024 - Ongoing
Dr. Manford serves as the Project Director for the CEQA/NEPA compliance documentation for this project. The
proposed project, partially funded with CDBG Funds from the US Housing and Urban Development (HUD), consists
of various building improvements to renovate the existing offices, restrooms, gym and kitchen as well as the exterior
of the building and other site improvements. UltraSystems is preparing a CEQA categorical exemption and NEPA
categorical exclusion. (No. 7304)
Ruben Campos Community Center, San Bernardino, CA; December 2024 - Ongoing
Dr. Manford will complete the QA/QC of the environmental documents for this project. The proposed project
consists of removing and replacing AC units on the roof and related controls/interface, removing and replacing
restroom fixtures with American Disability Act (ADA) compliant fixtures, new MONDO flooring for the gym area, new
ADA compliant double door on the west side of the building, ADA concrete path of travel for wheelchairs, and related
striping, striping for handicap parking stalls. UltraSystems is preparing a CEQA categorical exemption and NEPA
categorical exclusion. (No. 7305)
StanRTA Mobility Hub, Modesto, CA; September 2024 - Ongoing
Dr. Manford is providing strategic advice, CEQA/NEPA Compliance and technical oversight and completing the
QA/QC of the environmental documents for this project. Stanislaus Regional Transit Authority is planning a new
Ceres Mobility Hub. StanRTA will use federal funding through the Federal Transit Authority (FTA) for the acquisition
and development of the site. UltraSystems is preparing CEQA clearance documentation and a NEPA Categorical
Exclusion (CE) for this project. (No. 7283)
Temple City Self Storage Facility, El Monte, CA; May 2024 - Ongoing
Dr. Manford completed the QA/QC of the environmental documents for this project. This project will construct a
self-storage unit at 4301 Temple City Boulevard in the City of El Monte. UltraSystems is preparing an IS/MND for this
project. (No. 7275)
Calaveras Hotel, San Andreas, CA; October 2023 - Ongoing
Dr. Manford is providing CEQA Compliance and management oversight and completing the QA/QC of the
environmental documents for this project. UltraSystems is preparing an IS/MND CEQA compliance documentation
for a proposed hotel and restaurant project, located at 236-300 East Saint Charles Street, San Andreas, Calaveras
County, California. (No. 7244)
Kaiser Permanente Medical Center – EIR, Redlands, CA; August 2023 - Ongoing
Dr. Manford is providing CEQA Compliance and technical oversight and completing the QA/QC of the environmental
documents for this project. UltraSystems is preparing an EIR for this project. The project site contains a medical
office building, parking lot, and vacant land. Over four phases, the proposed project would ultimately develop the
vacant portions of the project site with two medical office buildings, an ambulance service center, a hospital, a
central utilities plant, a possible hospital expansion, parking lot and improvements to driveways, utilities, and
landscaping. (No. 7214)
Billye Jean Breckenridge, BA, ENV SP
Project Manager
Corporate Office – Orange County Telephone: 949.788.4900
16431 Scientific Way Facsimile: 949.788.4901
Irvine, CA 92618-4355 Website: www.ultrasystems.com
PROFESSIONAL SUMMARY
Ms. Breckenridge is a Senior Environmental Professional with over 26 years
of comprehensive and diverse experience in environmental consulting. She
specializes in regulatory permitting and compliance, CEQA/NEPA document
management, preparation, and process, project management, public
involvement, jurisdictional and biological resources. She has managed large
NEPA and CEQA projects, 404 permitting projects, and multi-disciplinary
teams of technical staff and subconsultants. She is proficient in identifying
project permitting needs and negotiating and working with federal, state,
and local resource agencies to obtain permits and approvals. She has
coordinated and led large biological field surveys and analysis for federal and
state protected species, and jurisdictional determinations/wetlands
delineations. She has directed and prepared numerous environmental
analysis reports and permitting packages required pursuant CEQA, NEPA,
Clean Water Act, Threatened and Endangered Species Act, MSHCPs, and
others. Ms. Breckenridge is also proficient with utilizing Geographical
Information Systems (GIS) for data processing, analysis, and mapping for
environmental documentation and permitting. She has planned,
participated in, and conducted public scoping and other public meetings
required under NEPA and CEQA, 404 permitting, and transmission line
routing. Her extensive project experience consists of public and private
projects including residential/commercial development, transportation,
renewable energy/power plants, flood control, gas pipeline, transmission
lines, mining, large utility/water lines, wastewater treatment, and schools.
SELECT PROJECT EXPERIENCE
Acacia Apartment Complex – CEQA Peer Review, Fontana, CA;
September 2023 - Ongoing
Ms. Breckenridge serves as Deputy Project Manager for this project. The City
of Fontana, in its capacity as a Lead Agency, is reviewing an application that
would involve the construction of 109 apartment units within a 2.82-acre
site located to the west of Acacia Avenue, south of Randall Avenue and east
of Sierra Avenue. Of the 109 units, 62 units would be one-bedroom units and
47 units would be two-bedroom units. The units would be constructed
within four separate buildings, referred to as Building 1 through Building 4.
Building 1 would contain 24 units, Building 2 would contain 24 units, Building
3 would contain 32 units, and Building 4 would contain 29 units. The four
buildings would consist of three stories. A courtyard would be centrally
located within the development and would include a picnic area, a play area,
and a pool. Primary access would be provided by a gated entry/exit with the
west side of Acacia Avenue. Secondary access would also be provided further
north, also connecting with the west side of Acacia Avenue. Surface parking
would be provided within the north, west, and south sides of the project site. A total of 126 parking spaces would
be provided. Landscaping would total 20,125 square feet and would be provided along the Acacia Avenue frontage,
within the site, and around the site’s perimeter. The proposed project site’s Zoning is Transitional District. The
project site is surrounded on all sides by urban development. The site itself contains two residential units, garages,
and other improvements that would be demolished to accommodate the proposed development. (No 7242)
Holt and Main Housing Development, Pomona, CA; June 2024 - February 2025
Ms. Breckenridge serves as QA/QC manager and prepares all necessary GIS mapping for this project. UltraSystems
is preparing a Cultural Resources Inventory studies and an Historical Resources Evaluation study for the proposed
Years of Experience
26
Years with Firm
6
Education
• B.A., Environmental Studies/
Biology Minor, University of
Nevada, Las Vegas 1998
Professional Certificates
• FAA Remote Pilot License
• Wetlands Delineation (Field
Practicum)
Professional Affiliations
• Association of Environmental
Professionals (AEP)
• Los Angeles County
Bar/Environmental Law
Section
Areas of Expertise
• CEQA
• NEPA
• Wetlands
• Biological
Resources
• Project
Management
• GIS
• Agency
Coordination
• Federal
• Institutional
• Mitigation
• Outreach
Billye Jean Breckenridge
Page 2
construction of a 160-unit property located at 221/237 West Holt Avenue, Pomona, Los Angeles County, California.
The project consists of construction of 160 units, including 158 income restricted affordable units and two
unrestricted manager’s units. The development will be six stories, with five stories of apartment units over a first
level parking garage. The bottom level will also include a common area, property management, fitness room,
mailroom, and associated facilities. (No. 7279)
Grave Vista Affordable Housing Project, Jurupa Valley, CA; June 2024 - September 2024
Ms. Breckenridge served as QA/QC manager and prepared all necessary GIS mapping for this project. UltraSystems
prepared a biological assessment for this project. National Core Renaissance is building a 101-unit affordable housing
project known as the Grace Vista Apartment Home Community, in Jurupa Valley, CA. (No. 7280)
13330 Magnolia Ave. Residential Development, Riverside, CA; November 2021 – July 2024
Ms. Breckenridge served as QA/QC manager and prepared all necessary GIS mapping for this project. This project
would construct a multi-family housing complex on approximately 4.5 acres in the unincorporated Home Gardens
community of Riverside County. The complex would consist of 46 single family residential units and 44 attached
townhouses. There would be a community recreation facility with a pool and landscaping along the interior
roadways. UltraSystems prepared an IS/MND for this project. (No. 7127)
Valley Garden Apartments, Moreno Valley, CA; August 2022 - September 2023
Ms. Breckenridge was responsible for GIS mapping and all graphic preparation to be included in the CEQA
documentation. She was also responsible for reviewing various CEQA sections for QA/QC. The workforce housing
project is located at 13989 Moreno Rose Place, on a 4.5-acre project site (APN 479220024) in the City of Moreno
Valley. The project site is located along Alessandro Boulevard near the intersection of Perris Boulevard. The project
uses proximate to the site include retail (west), commercial (east), residential single-family (north, east, west), and
apartments (south). Alessandro Boulevard is a major arterial highway with three-lanes in each direction, separated
with a center median. The project site area is currently zoned “COMU,” Corridor Mixed Use. The existing land use is
currently “COMU” or Corridor Mixed Use. The property developed into 64 units within eight (8) buildings.
Sage Ranch Development, Tehachapi, CA; March 2023 - June 2023
Ms. Breckenridge served as QA/QC manager and prepared all necessary GIS mapping for this project. The Sage Ranch
Development Project area encompasses 138 acres in the city of Tehachapi. The project would include the
development of a proposed single and multi- family housing neighborhood within the city of Tehachapi.
UltraSystems is providing cultural resources for this development project. (No. 7210)
Citrus Avenue Townhomes, Fontana, CA; March 2022 – June 2023
Ms. Breckenridge served as Project Manager for this project. This project is located in the City of Fontana, CA. The
project proposed the development of a 68-unit condominium complex. The condominium unit s would be housed
in 14 proposed buildings on site with a total of 193 parking spaces. UltraSystems prepared an IS/MND for this project.
(No. 7167)
Prisma Artist’s Lofts, Pomona, CA; September 2021 to August 2022
Ms. Breckenridge served as Project Manager for this project. UltraSystems prepared a HUD EA-FONSI and provided
QA/QC of the environmental document for technical and NEPA accuracy. The project included development of a 75-
unit residential apartment homes for families and artists including 31 one-bedroom units, 27 two-bedroom units,
and 21 three-bedroom units in on L-shaped building in the City. (No. 7115)
Santa Angelina Senior Apartment Homes Project, IS/MND, City of Placentia, CA; October 2019 -
January 2021
Ms. Breckenridge assisted in the preparation of the IS/MND and GIS mapping. UltraSystems prepared an IS/MND,
which consisted of the construction and operation of 65 affordable housing units for the elderly, a community center,
courtyard, parish hall, community garden, and parking lots on an approximately 3.85-acre project site.