HomeMy WebLinkAboutTB PlanningPROPOSAL
ELECTRONIC BILLBOARD PROJECT
Submitted by:
T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, CA 92602
www.tbplanning.com
Contact Peson:
Nicole Morse, Principal/Vice President
(714) 505-6360 Ext. 126
nmorse@tbplanning.com
Submitted: September 20, 2024
PROPOSAL TO PREPARE A CEQA DOCUMENT FOR AN
ELECTRONIC BILLBOARD PROJECT
TBPLANNING.COM | 1
September 20, 2024
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA 91765
Attn: Dat Tran, Associate Planner
RE: Submittal for RFP to Prepare a CEQA Document for an Electronic Billboard Project
Dear Mr. Tran,
T&B Planning, Inc. is pleased to submit this Proposal in response to the City of Diamond Bar’s Request for
Proposals to prepare a California Environmental Quality Act (CEQA) document for an electronic billboard
project (Project).
T&B Planning, Inc. is a private consul�ng firm serving public agencies and private project applicants. We
are organized as a California “S” Corpora�on, are a na�onally cer�fied Women’s Business Enterprise
(WBE), and operate from offices in Irvine and San Diego, providing services across southern, central, and
northern California.
T&B Planning brings a depth of knowledge to the CEQA process by providing overall en�tlement services
star�ng from project incep�on through building permit approval. In addi�on to our environmental
planning exper�se, we provide other services including planning, project en�tlements, project
management, post-en�tlement permi�ng, and GIS/graphic services. This knowledge provides value to
environmental compliance by implemen�ng real world prac�cal solu�ons to mi�ga�on measures and
understanding the long-term value of cer�fied and approved environmental documents.
T&B Planning is highly respected for preparing detailed, objec�ve, and legally defensible CEQA documents
for a variety of project types and sizes. Within the last several years, we have completed environmental
review for billboard projects in the ci�es of Santa Fe Springs, Baldwin Park, Carson, and Lynwood. Our
reputa�on in the industry is dis�nguished by prac�cality, responsiveness, mi�ga�ng environmental
impacts through project design, and delivering value-added services to our clients.
Nicole Morse, Esq., Principal/Vice President, will serve as the Project Lead/Manager responsible for the
scope of work specified in the City’s RFP. Nicole Morse is authorized to make legal binding commitments
on behalf of T&B Planning.
Sincerely,
Nicole Morse, Esq.
Principal/Vice President
T&B PLANNING, INC
TBPLANNING.COM | 2
CONTENTS
CONTENTS
SECTION 2 | Qualifications ................................................................................................................... 3
SECTION 3 | Project List and Schedule ........................................................................................... 12
SECTION 4 | Scope of Work ............................................................................................................... 16
SECTION 5 | Budget Estimated .......................................................................................................... 21
SECTION 6 | Acceptance of Conditions .......................................................................................... 25
TBPLANNING.COM | 3
SECTION 2 | Qualifications
T&B Planning was founded as Turrini & Brink in 1974 and began providing CEQA compliance services in
1991. Our 50 years of experience in Southern California provides us with in�mate knowledge and
understanding of the area’s regional geography, environmental resources, environmental constraints, and
opportuni�es, as well as the ever-evolving CEQA compliance process.
T&B Planning offers Diamond Bar high caliber services delivered by experienced professionals that are
highly regarded in the environmental compliance field. The Principal/Project Manager that will lead our
services for this Project is Nicole Morse, Esq. Nicole will remain the Project Manager for the dura�on of
our Agreement with Diamond Bar. Nicole Morse will be the single point of contact for the City throughout
the dura�on of the contract. She will be responsible for direc�ng services to key staff and subconsultants,
and all maters related to status updates, invoicing, personnel, and opera�ons, as iden�fied in the RFP.
Experience and qualifica�ons of the Principal/Project Manager and all key personnel are provided under
“Key Staff Resumes” and Sec�on 3, Project List and Schedule, of this Proposal.
Meet Nicole Morse, Esq.
Nicole Morse, Esq.; Vice President/Principal. Nicole Morse has 25 years of
experience managing environmental documents and advising clients on land
use en�tlement and CEQA strategy for a wide variety of public and private
sector clients. She reviews environmental documents and associated technical
reports for compliance with CEQA, CEQA case law, the Endangered Species Act
(ESA), Housing Accountability Act (SB 330), and numerous other regulatory
requirements. She has prepared and managed environmental documents for a
wide range of projects including urban infill (residen�al, mixed-use, and high-
rise), transit-oriented development, downtown and corridor redevelopment programs, industrial,
entertainment venues, master planned/specific plan communi�es, general plans, and general plan
housing element updates. Nicole is at the forefront of new regula�ons, and clients rely on her to provide
strategic advice in naviga�ng the CEQA compliance process. Nicole has a Juris Doctorate, Concentra�on in
Business School, a Bachelor of Science in Applied Ecology; and is a member of the California State Bar and
the Associa�on of Environmental Professionals (AEP). Contact: nmorse@tbplanning.com l 714.505.6360
Ext. 126
Meet our Team Members
Key staff that will work on this Project are listed below. All phone numbers are 714.505.6030, and the
extension number provided.
Amy Flores, Senior Project Manager l aflores@tbplanning.com l Ext. 130
Jus�n Nguyen, Environmental Analyst l jnguyen@tbplanning.com l Ext. 132
T&B Planning staff members are cross-trained in land use planning and CEQA compliance, which ensures
cross-disciplined thinking and work that is conducted holis�cally, efficiently, cost-effec�vely, and
proac�vely in response to our clients' needs. This vital skill set allows us to smoothly guide projects
TBPLANNING.COM | 4
through the planning and CEQA compliance process and to prepare deliverables that are complete,
accurate and that can withstand challenges. T&B Planning also has a Development Services team, focused
on processing en�tlement permits and post-en�tlement approvals such as grading permits and building
permits.
T&B Planning will sub-consult with Urban Crossroads for prepara�on of focused Air Quality, Greenhouse
Gas (GHG), Energy and Noise Assessments and BFSA Environmental Services for prepara�on of a cultural
resources records search. Key sub-consultant team members and their contact informa�on is provided
below.
Haseeb Qureshi, Principal | Urban Crossroads l hqureshi@urbanxroads.com | 949.660.1994
Jennifer R.K. Stropes, M.S., RPA, Director, Principal Historian l BFSA Environmental Services |
jstropes@bfsa.perennialenv.com | 858.484.0915
Key Staff Resumes
Please refer to the following pages for resumes of our key staff members that will be assigned to this
Project in Diamond Bar.
City References
Lead Agency: City of Santa Fe Springs
Contact: Cuong Nguyen, Community Development DIrector
Email: cuongnguyen@santafesprings.org
Phone Number: (562) 868-0511 ext. 7359
Lead Agency: City of Yorba Linda
Contact: Nate Farnsworth, Community Development Director
Email: nfarnsworth@yorbalindaca.gov
Phone Number: (714) 961-7131
Lead Agency: City of Commerce
Contact: Sonia Griego, Associate Planner
Email: soniag@ci.commerce.ca.us
Phone Number: (323) 722-4805 ext. 2346
Lead Agency: City of Orange
Contact: Robert Garcia, Senior Planner
Email: rgarcia@cityoforange.org
Phone Number: (714) 744-7231
Nicole Morse, Esq. is Vice President and a Principal at T&B Planning with 25
years of experience managing environmental compliance projects for both
public and private sector clients. She has managed the environmental
compliance process for various public and private sector clients throughout
California for a wide array of projects. Her background as an attorney and
environmental planner allow her to provide experienced, strategic advice and
to ensure compliance with not only the California Environmental Quality Act
(CEQA), but also with the numerous other regulatory requirements that apply in
the development process.
Nicole has prepared and managed environmental compliance and planning
documents for a wide range of projects, including greenfield residential, urban
infill (residential, mixed-use and high-rise), transit-oriented development,
downtown and corridor redevelopment programs, industrial (both greenfield
and urban re-purposing), entertainment venues, master planned communities,
specific plans, and general plans. Given her background, clients regularly rely on
Nicole to provide strategic advice on the overall entitlement process starting
from project inception to delivery to the marketplace.
SUMMARY OF EXPERIENCE
Project Management
Nicole is highly effective at leading project teams from project initiation
through completion of the CEQA and entitlement process. She provides
strategic counsel to leaders in public agencies, developers, and consultants
throughout the entitlement process and presents project information and
CEQA findings at community outreach events, scoping meetings, and public
hearings. She is responsible for personnel and subconsultant oversight; review
of technical reports and methodology; adherence to established budgets and
schedules; and all aspects of quality control and contract fulfillment.
Environmental/Entitlement
Nicole, as Principal-in-Charge/Project Manager for a wide variety of projects,
has prepared, managed, and/or provided quality control review of hundreds of
planning and CEQA documents – from Categorical Exemptions to complex
Environmental Impact Reports (EIRs), supporting technical studies, and
environmental documentation. She has worked for landowner/developers
managing the due diligence, planning, and entitlement process, in addition to,
EIRs for a number of highly controversial and complex projects. She uses her
background and extensive project experience to assist lead agencies and
project applicants in determining the approach and ensuring that the
appropriate information, technical analysis, and methodology is applied to each
project and associated environmental compliance document. Nicole prides
herself on implementing practical real-world solutions that effectively expedite
the CEQA process.
Nicole Morse, Esq.
Principal/Vice President
714.505.6360 ext.126
nmorse@tbplanning.com
T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, CA 92602
www.tbplanning.com
Education
Juris Doctorate
Concentration in Business Law
(Whittier Law School, Costa Mesa)
Bachelor of Science
in Applied Ecology
(University of California, Irvine)
License
State Bar of California No. 262013
Affiliations
California Association
of Environmental
Professionals (AEP)
Orange County Bar Association
REPRESENTATIVE LIST OF ENVIRONMENTAL COMPLIANCE DOCUMENTS
Supply Chain •Ottawa Business Center EIR; City of Victorville •Woodruff Logistics Center Addendum to The Ontario Plan 2050 SEIR; City of Ontario •Rubidoux Commerce Park EIR; City of Jurupa Valley •Agua Mansa Road Development EIR; City of Jurupa Valley •BRE Space Center Mira Loma EIR; City of Jurupa Valley •5200 Sheila Street EIR; City of Commerce •7400 Slauson Avenue EIR; City of Commerce •534 Struck Avenue EIR; City of Orange •759 North Eckhoff MND; City of Orange
Residential, Transit Oriented Development, Campus Plans, and Specific Plans •Vernola Ranch Specific Plan; City of Jurupa Valley •Century Villages at Cabrillo Specific Plan EIR; City of Long Beach •City of Hope Campus Plan EIR; City of Duarte and Irwindale •Southeast Area Specific Plan (SEASP) and Local Coastal Plan Amendment EIR; City of Long Beach •Tustin Legacy Specific Plan and SEIR; City of Tustin •Lincoln Avenue Specific Plan EIR; City of Pasadena •Valley Boulevard Corridor Specific Plan EIR; County of San Bernardino •Harbor Boulevard Mixed-Use Transit Corridor Plan; City of Santa Ana
Sports and Entertainment Venues, and Hospitality •Los Angles Turf Club North Barn Project at Santa Anita Park; City of Arcadia •Hotel Capistrano Master Plan EIR; City of San Juan Capistrano •San Juan Hotel and Villas MND; City of San Juan Capistrano •The Forum Design Project Categorical Exemption; City of Inglewood •Del Amo Fashion Center Expansion Addendum; City of Torrance
General Plan and Housing Elements •Yorba Linda 2021–2029 Housing Element Implementation Programs; City of Yorba Linda •Addendums to the Yorba Linda 2008-2014 Housing Element and Implementation Programs EIR–
Lakeview Apartments and Covington Homes; City of Yorba Linda •Addendum to the City of Uplands General Plan Update PEIR; City of Upland •Pasadena General Plan EIR; City of Pasadena •City of Temple City General Plan; City of Temple City •Westminster General Plan EIR; City of Westminster •San Clemente Centennial General Plan EIR; City of San Clemente •La Habra General Plan EIR; City of La Habrá
Entitlement •21515 South Western; City of Torrance •One Metro West; City of Costa Mesa •Liberty Specific Plan; City of West Sacramento
REPRESENTATIVE LIST OF SPEAKING ENGAGEMENTS & PROFESSIONAL PRESENTATIONS
•“Say What? How to Effectively Respond to Public Comments” Guest speaker, California Association of
Environmental Professionals 2024 State Conference, Anaheim, 2024 •“Ask an Expert;” Guest speaker, Planning Commissioners Academy, Monterey, 2018 •“Legal Challenges: Working with your Attorney;” Guest speaker, Environmental, Health & Safety Clearance
for School Facilities Course, UC Riverside Extension, 2014 •“Nuts & Bolts Panel: Cultural Resources Assessments in California;” 2012 OC AEP Luncheon, Tustin CA
WWW.TBPLANNING.COM
Nicole Morse, Esq.
Amy is a Senior Project Manager with more than 20 years of experience in varied
aspects of land use planning, environmental analysis, and project development.
Amy is responsible for preparing and managing California Environmental Quality
Act (CEQA) documents, including providing project coordination between public
agencies, private clients, and project technical experts, including traffic engineers,
air quality and noise specialists, biologists, archaeologists, civil engineers,
architects, and others.
SUMMARY OF EXPERIENCE
Environmental Compliance Documentation (CEQA)
Amy has an in-depth knowledge of CEQA and has managed a variety of
environmental studies for projects located throughout Southern California. She has
prepared hundreds CEQA documents, including Mitigated Negative Declarations
(MNDs), Environmental Impact Reports (EIRs), Mitigation, Monitoring, and
Reporting Programs (MMRPs), EIR/MND Addendums, and other environmental
documents for residential, commercial, and industrial projects for both public and
private clients.
Project and Team Coordination
Amy coordinates and manages the scopes of work for our various technical sub-
consultants, and reviews technical reports for CEQA adequacy/compliance. With
her years of CEQA experience, Amy is highly effective at leading and coordinating
multi-disciplined teams in preparing CEQA documents and guiding the documents
through the environmental process. She is uniquely qualified to review and
interpret complex technical studies ranging from geotechnical and Health Risk
Assessments to scientific studies such as biological and cultural reports.
REPRESENTATIVE LIST OF ENVIRONMENTAL COMPLIANCE PROJECTS
Industrial, Warehousing, and Business Park
●Redevelopment of the Toyota Corporate Campus, Torrance
●Meredith International Centre, Ontario
●Aldi Foods Warehouse, Moreno Valley
●Merrill Commerce Center, Ontario
●Dara Industrial, Hesperia
●Kimball Business Park, Chino
Infill, Residential and Mixed-Use
●Noble Creek Specific Plan, Beaumont
●Rio Rancho III Residential, Pomona
●Piemonte Mixed Use, Ontario
●Legacy Highlands, Beaumont
●Falloncrest at the Preserve, Chino
Commercial and Retail
●The Merge at Eastvale, Eastvale
●March Lifecare Campus, Riverside
●15 separate Walmart Project EIRs throughout southern California
Amy Flores
Senior Project Manager
714.505.6360 ext. 101
aflores@tbplanning.com
T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, CA 92602
www.tbplanning.com
Affiliations
California Association of
Environmental Professional (AEP)
Justin Nguyen joined T&B Planning in 2022 with a Bachelor of Arts degree in
Environmental Studies. Prior to T&B Planning, Justin worked at GPA Consulting
where he assisted with the preparation of CEQA and NEPA documents for
transportation projects throughout California. As an Environmental Analyst at T&B
Planning, Justin assists in the preparation of CEQA documents, including
Environmental Impact Reports (EIR), Mitigation Negative Declarations (MNDs),
Initial Studies (IS), Mitigation Monitoring and Reporting Programs (MMRPs),
EIR/MND Addendums, public notices, and other environmental documents for
residential, commercial, and industrial projects for both public and private clients.
REPRESENTATIVE LIST OF CEQA COMPLIANCE PROJECTS
●2021-2029 Yorba Linda Housing Element Implementation Program EIR and
Addendum; City of Yorba Linda
●Vernola Ranch Specific Plan EIR; City of Jurupa Valley
●IE Distribution Center #14 EIR; City of Ontario
●534 Struck Avenue EIR; City of Orange
●4665 Lampson Ave EIR; City of Los Alamitos
●San Bernardino Premier Trailer Storage Facility EIR Addendum; San
Bernardino County
●Magnolia Avenue Business Center MND; City of Corona
●Whitewood I MND; City of Murrieta
●Kendall 2.0 Truck and Trailer Parking Lot EIR Addendum; San Bernardino
County
●Casmalia & Linden EIR Addendum; City of Rialto
●Orchard Logistics Center Initial Study and EIR; City of Beaumont
●Planning Area 33 Lot 103 and 106 EIR Addendum; City of Irvine
●21515 South Western Ave Categorical Exemption Memo; City of Torrance
●Rolling Hills Vegetative Management Mitigation Project Categorical
Exemption Memo; City of Rolling Hills
●Nisqualli Road Trailer Lot Expansion Project EIR; City of Victorville
●YMCA Downey Project Categorical Exemption Memo; City of Downey
REPRESENTATIVE LIST OF NEPA COMPLIANCE PROJECTS
●Arroyo Seco Safety and Operational Improvements Project Cumulative
Impact Study and Community Impact Assessment; County of Los Angeles
●Rice Avenue Grade Separation Project Supplemental Farmland Impacts
Memorandum and Revalidation Document; City of Oxnard
●6th Street Viaduct Replacement Project Environmental Commitments
Record; City of Los Angeles
●State Route 162 Pedestrian/Bicycle Disabled Mobility and Safety
Improvements Community Impact Assessment Memorandum; City of Oroville
●Central Gridley Pedestrian Connectivity and Equal Access Project Preliminary
Environmental Study; City of Gridley
Justin Nguyen
Environmental Analyst
714.505.6360 ext. 132
jnguyen@tbplanning.com
T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, CA 92602
www.tbplanning.com
Education
Bachelor of Arts in
Environmental Studies
(University of California,
Santa Barbara, 2021)
HASEEB QURESHI
Principal | Urban Crossroads, Inc.
Haseeb Qureshi has been working in
the field of air quality, climate change,
health risk assessment, and
transportation planning and analysis
since 2006. In this time, he has
authored numerous air quality, health
risk, greenhouse gas, traffic impact
analysis studies, and provided input
into project design to promote
sustainability and walkability for
projects ranging from small
development projects to citywide
General Plan updates and large-scale
specific plans. Recent activities include
efforts to inventory greenhouse gas
emissions for various projects and
provide recommendations to reduce
carbon impacts through innovative
mitigation strategies. Mr. Qureshi is
also proficient in the use of unique
software tools such as CalEEMod,
AERMOD, ISCST3, CALINE4 and EMFAC.
BACKGROUND
Amazon Distribution Center AQ, GHG, HRA
City of Cypress | July 2020
Urban Crossroads prepared an Air Quality, Greenhouse Gas, And Health Risk
Assessment for the Amazon Distribution Center Project, which is located at 6400
Katella Avenue in the City of Cypress. The project involved the demolition of existing
buildings and the development of up to 486,088 sf of warehousing use within two
buildings (northern building is 263,274 sf and southern building is 222,814 sf).
Winchester Hills Specific Plan AQ & GHG
County of Riverside| February 2020
Urban Crossroads prepared an Air Quality and Greenhouse Gas Impact Analysis for
the Winchester Hills Specific Plan Project, which is bounded by Case Road to the
north, Briggs Road to the west, Holland Road to the south, and Rice Road to the east,
in the County of Riverside. The Project consisted of a combination of medium and
high density residential, commercial retail, mixed use areas, parks, and open space.
Gilman Springs Mine Expansion AQ, GHG, HRA
County of Riverside | January 2020
Urban Crossroads prepared an Air Quality, Greenhouse Gas, and Health Risk
Assessment for the Gilman Springs Mine Project, which is located on the northeast
side of Gilman Springs Road and south of Bridge Street, in the unincorporated
County of Riverside. The Project proposed a permit that would allow remove of up
to 1,000,000 tons per year of aggregate material.
Majestic Chino Heritage
City of Chino | November 2019
Urban Crossroads prepared an Air Quality Impact Analysis and a Health Risk
Assessment for the Majestic Chino Heritage Project, which is located on the
southeast corner of Mountain Avenue and Bickmore Avenue, in the City of Chino.
The Project comprised of up to 2,082,750 square feet of industrial use.
Morningstar Senior Living, AQ & GHG
City of Mission Viejo | November 2019
Urban Crossroads prepared an Air Quality and Greenhouse Gas Impact Analysis for
the Morningstar Senior Living Project, which is located northeast of the intersection
of Marguerite Parkway and Avery Parkway, in the City of Mission Viejo. The Project
consisted of an assisted living facility, with 102 assisted living units, 30
memory care units, and additional facilities.
EXPERIENCE
M.S.
Environmental Studies
Cal State University, Fullerton
2010
B.A.
Environmental Analysis and Design
University of California, Irvine
2006
EDUCATION
714| 612-6664
hqureshi@urbanxroads.com
urbanxroads.com
AEP
Association of Environmental Planners
AWMA
Air and Waste Management Association
ASTM
American Society of Testing and Materials
AFFILIATIONS
Jennifer R.K. Stropes, MS, RPA
Director/Principal Historian
BFSA Environmental Services, A Perennial Company
14010 Poway Road Suite A
Phone: (858) 484-0915 Fax: (858) 679-9896
E-Mail: jstropes@bfsa.perennialenv.com
Bio
Jennifer R.K. Stropes has over 20 years of experience in cultural resource management, with experience in
report writing, editing and production, recordation and evaluation of historic resources, construction
monitoring management, and laboratory, field survey and excavation crew management. Ms. Stropes is a
Registered Professional Archaeologist (RPA) and conducts faunal, prehistoric, and historic laboratory analysis,
historic structure significance eligibility evaluations, Historic American Building Survey (HABS), and
prehistoric and historic cultural resource report writing for both CEQA- and NEPA-level compliance.
Education
Master of Science, Cultural Resource Management Archaeology 2016
St. Cloud State University, St. Cloud, Minnesota
Bachelor of Arts, Anthropology 2004
University of California, Santa Cruz
Specialized Education/Training
Archaeological Field School 2014
Pimu Catalina Island Archaeology Project
Research Interests
California Coastal / Inland Archaeology Zooarchaeology
Historic Structure Significance Eligibility Historical Archaeology
Human Behavioral Ecology Taphonomic Studies
BFSA Environmental Services, A Perennial Company, 2
Experience
Director/Principal Historian
BFSA Environmental Services, A Perennial Company
November 2006–Present
Writing, editing, and producing cultural resource reports for both California Environmental Quality Act and
National Environmental Policy Act compliance; recording and evaluating historic resources, including
historic structure significance eligibility evaluations, Historical Resource Research Reports, Historical
Resource Technical Reports, and Historic American Buildings Survey/Historic American Engineering
Record preparation; faunal, prehistoric, and historic laboratory analysis; construction monitoring
management; coordinating field surveys and excavations; and laboratory management.
UC Santa Cruz Monterey Bay Archaeology Archives Supervisor
Santa Cruz, California
December 2003–March 2004
Supervising intern for archaeological collections housed at UC Santa Cruz. Supervised undergraduate
interns and maintained curated archaeological materials recovered from the greater Monterey Bay region.
Faunal Analyst, Research Assistant
University of California, Santa Cruz
June 2003–December 2003
Intern assisting in laboratory analysis and cataloging for faunal remains collected from CA-MNT-234.
Analysis included detailed zoological identification and taphonomic analysis of prehistoric marine and
terrestrial mammals, birds, and fish inhabiting the greater Monterey Bay region.
Archaeological Technician, Office Manager
Archaeological Resource Management
January 2000-December 2001
Conducted construction monitoring, field survey, excavation, report editing, report production, monitoring
coordination and office management.
Certifications
City of San Diego Certified Archaeological and Paleontological Monitor
40-Hour Hazardous Waste/Emergency Response OSHA 29 CFR 1910.120 (e)
Scholarly Works
Big Game, Small Game: A Comprehensive Analysis of Faunal Remains Recovered from CA-SDI-11,521,
2016, Master’s thesis on file at St. Cloud University, St. Cloud, Minnesota.
TBPLANNING.COM | 12
SECTION 3 | Project List and Schedule
T&B Planning’s relevant experience over the past decade spreads across Southern California. The map
below shows loca�ons where we have recently completed, or are currently working on, CEQA compliance
contracts. A small selec�on of recently completed projects are provided herein, and a comprehensive list
can be provided upon request.
List of In-Progress CEQA Documents by Lead Agency
City of Beaumont (4) City of Murrieta (1) County of San Diego (2)
City of Calimesa (3) City of Oceanside (1) City of San Jacinto (1)
City of Chino (4) City of Ontario (5) City of San Juan Capistrano (1)
City of Corona (2) City of Orange (2) City of Shafter (1)
City of Fontana (6) City of Palmdale (1) City of Torrance (2)
City of Indio (2) City of Perris (3) City of Tustin (2)
City of Irvine (3) City of Rancho Cucamonga (1) City of Upland (1)
City of Lake Elsinore (2) City of Rialto (2) City of Victorville (1)
City of Lake Forest (2) City of Riverside (1) City of Yorba Linda (1)
City of Los Alamitos (1) County of Riverside (24) Town of Apple Valley (2)
City of Manteca (1) City of San Bernardino (2) University of California – Los Angeles (1)
City of Monrovia (1) County of San Bernardino (4)
City of Moreno Valley (3) City of San Diego (6)
TBPLANNING.COM | 13
Representative List of Recently Completed CEQA Compliance
Documents
A representative list of T&B Planning-prepared CEQA compliance documents from the past five years are
listed below.
Project Name: Santa Fe Springs Billboard Project
Lead Agency: City of Santa Fe Springs
Client: Becker Boards
Year Completed: 2019
Outcome: Initial Study/Mitigated Negative Declaration
Key Personnel: Tracy Zinn
Contact: Cuong Nguyen, cuongnguyen@santafesprings.org,
(562) 868-0511 ext. 7359
Brief Descrip�on of Scope of Work: T&B Planning served as the CEQA compliance consultant pertaining
to the development of a dual-faced, digital/light emi�ng diodes (LED) billboard with associated
infrastructure connec�ons on the site. The proposed digital billboard consists of a display surface no larger
than 672 square feet (s.f.) in ac�ve copy area that supports an image generated by LED. The solid metal
filler screening panel is proposed to be placed between LED panels on the wide end of a V-shaped angle
and painted grey to match the top and botom accents. The digital billboard would be installed on a
suppor�ng structure which would elevate the billboard to a height of 50 feet from finished grade at the
base of the support column to the top edge of the billboard face. A 6-foot-high metal architectural element
would occur above the face of the digital billboard to accommodate a 37-foot long triangular top panel
painted dark grey with white aluminum logo text, “City of Santa Fe Springs”.
Project Name: 534 Struck Avenue EIR
Lead Agency: City of Orange
Client: Prologis, Inc.
Year Completed: August 2023
Outcome: Certified EIR
Key Personnel: Nicole Morse; Tracy Chu
Contact: Robert Garcia, rgarcia@cityoforange.org, 714.744.7231
Brief Descrip�on of Scope of Work: T&B Planning prepared an EIR
for the 534 Struck Avenue Project. The Project involved the approval of a Condi�onal Use Permit No. 3137-
21, Major Site Plan Review No. 1039-21, and Design Review No. 5028-21 to allow for redevelopment of
the site with a 57,900-sf truck terminal, including 52,900 sf of warehouse space, 5,000 sf of office space,
and a 5,400-sf maintenance building. Key issues involved site plan changes to address comments from
surrounding business owners and the evalua�on of air quality, health risk, and noise impacts to nearby
sensi�ve receptors, including OC HUB (a nonprofit organiza�on providing services and meals for the
homeless) and a new affordable housing development.
TBPLANNING.COM | 14
Project Name: Orchard Logistics Center
Lead Agency: City of Beaumont
Client: Trammell Crow So Cal Development, Inc.
Year Completed: March 2024
Outcome: Certified EIR
Key Personnel: Nicole Morse; Tracy Chu, Justin Nguyen
Contact: Carole Kendrick, CKendrick@beaumontca.gov, 951.572.3237
Brief Descrip�on of Scope of Work: T&B Planning prepared an EIR for the Orchard Logis�cs Center to
redevelop an abandoned fruit orchard with a warehouse building totaling 610,000 square feet and related
site improvements including landscaping, parking, and infrastructure facili�es. The Project would retain a
sampling of the exis�ng fruit trees to install at the southwest entrance to the property with a plaque to
honor the Dowling Family and former Dowling Fruit Orchard. The Project would require the demoli�on of
the exis�ng abandoned fruit and nut stand buildings (produce store and sheds) and removal of the no-
longer maintained fruit orchard.
Project Name: 2021-2029 Housing Element Implementation
Programs Project EIR and Addendum
Lead Agency: City of Yorba Linda
Client: City of Yorba Linda
Year Completed: August 2022
Outcome: Certified EIR
Key Personnel: Nicole Morse; Tracy Chu, Justin Nguyen
Contact: Nate Farnsworth, nfarnsworth@yorbalindaca.gov , 714.961.7131
Brief Descrip�on of Scope of Work: T&B Planning prepared a Program EIR under an extremely cri�cal
schedule to ensure the City of Yorba Linda met the requirements of State Housing Law to fulfill its share
of regional housing needs of 2,415 residen�al units. The Project involved the approval of a General Plan
Amendment and Amendments to the Zoning Code and Zoning Map. The General Plan Amendment revised
the Land Use Element to update the text and maps consistent with the proposed zoning. Amendments to
the Zoning Code included modifica�on to the text and maps to rezone 27 opportunity sites, including
applicable planned development zones, and adop�on of housing overlay zones (Affordable Housing
Overlay, a Congrega�onal Land Overlay, and a Mixed-Use Housing Overlay) consistent with the Housing
Element. Major issues addressed by the EIR included air quality, biological resources, greenhouse gas
emissions, flood hazards, and wildfire. The Project was approved, however, the community subsequently
voted down the Housing Element Implementa�on Programs via a ci�zen-sponsored, voter-approved
ini�a�ve. The City is proposing a new Housing Element based on significant community input and T&B
Planning is currently in the process of preparing an Addendum to the previously cer�fied EIR to evaluate
the environmental impacts of the Project revisions.
TBPLANNING.COM | 15
Project Name: 5200 Sheila Street EIR
Lead Agency: City of Commerce
Client: Link Industrial Properties
Year Completed: January 2021
Outcome: Certified EIR
Key Personnel: Nicole Morse, Tracy Chu
Contact: Sonia Griego, Associate Planner,
soniag@ci.commerce.ca.us, 323.722.4805 Ext. 2346
Brief Descrip�on of Scope of Work: T&B Planning served as the lead CEQA consultant for the 5200 Sheila
Street EIR Project in the City of Commerce. The 5.6-acre project site is located along I-710 and is developed
with two industrial buildings which were originally constructed in 1940 for the Fluor Corpora�on and
which a�er evalua�on, were determined not to be significant historic resources. The project proposed for
the redevelopment of the site with a modern, 114,898 square foot specula�ve warehouse building with
17 dock doors located on the south side of the building. Associated discre�onary approvals included a Plot
Plan and Development Plan Review. T&B Planning worked closely with the City of Commerce to prepare
the project’s CEQA compliance documents and was responsible for reviewing all suppor�ng technical
studies to ensure their accuracy and CEQA adequacy.
Project Schedule
Prepara�on of an IS/MND is expected to take 6-8 months from Project Ini�a�on to Project Approval. Below
is a suggested �meline to complete the Project in June 2025, subject to consulta�on with the City to
confirm milestones. The schedule assumes that the Project Applicant provides project plans and technical
reports requested by the City so that a complete and detailed project descrip�on can be finalized within
one week of Project Ini�a�on. The following schedule can be modified or expedited as needed to meet
the City’s goals.
TBPLANNING.COM | 16
SECTION 4 | Scope of Work
Project Understanding
It is our understanding that the Project requires a Development Code Amendment, Development Review,
Condi�onal Use Permit, and Development Agreement between the City of Diamond Bar and Walnut
Unified School District. The Development Code Amendment would permit billboards within the Industrial
zoning district, subject to development and design criteria. Approval of the en�tlements would allow for
the installa�on of an approximately 100-foot-tall electronic billboard located in the exis�ng parking lot at
the southwest corner of a 6.1-acre site. The proposed billboard will include a pole structure suppor�ng
two electronic sign boards displaying commercial and public service adver�sements. The proposed signs
will be visible along SR-60 and nearby local arterial streets. The Project also includes the removal and
replacement or top off of two exis�ng pine trees west of the proposed sign. The Walnut Valley Unified
School District Billboard Project, including all en�tlements and project components are referred to herein
as the “Project.”
The Project site is located at 880 South Lemon Avenue and bounded by Walnut Elementary School and
adjacent Lycoming Street to the north, South Lemon Avenue to the west, Glenwick Avenue to the east and
the California State Route 60 (SR-60) to the south. The site is currently developed with the Walnut Valley
Unified School District offices. The property’s Assessor’s Parcel Number (APN) is 8760-015-901.
Project Approach
Based on our review of the informa�on provided by the City and understanding of the Project, it is
expected that prepara�on of an Ini�al Study will likely conclude that a Mi�gated Nega�ve Declara�on is
the appropriate environmental determina�on under the California Environmental Quality Act (CEQA) for
the Project. If it is determined during the environmental analysis process, that an Environmental Impact
Report would be required due to significant unavoidable adverse impacts, T&B Planning will immediately
inform and consult with the City. If it is determined that an EIR is required, that work effort would be
handled by a contract amendment.
Provided below is T&B Planning’s proposed work program and budget for comple�ng the Ini�al
Study/Mi�gated Nega�ve Declara�on (IS/MND) for the Project. The IS/MND will analyze all aspects of the
Project, including a programma�c-level analysis of allowing billboards within all Industrial districts
throughout the City, as well as a project-level analysis of the construc�on and opera�on of the proposed
electronic billboard installa�on.
Please note that the Scope of Work described below will likely not be undertaken chronologically as
presented. To expedite the process, there may be an overlap of the �ming of each task. Addi�onally, all
mee�ngs and coordina�on efforts are included under Phase 1, although these efforts will occur
throughout the en�re course of our work. Prepara�on of the IS/MND would be supported by air quality,
energy, greenhouse gas, and noise emissions calcula�ons, and cultural resources record search, prepared
by sub-consultants discussed in Phase 3.
TBPLANNING.COM | 17
Project Scope
Phase 1 - Project Kick-off, Mee�ngs and Check-in Calls
Task 1.1 Project Management, Team Coordina�on and Public Hearings
This task covers general project management for the CEQA compliance document, City and Project team
coordina�on, and prepara�on for and atendance at public mee�ngs and hearings. All work performed by
T&B Planning under this Task will be within our proposed es�mated budget and billed on a Time and
Materials basis. T&B Planning will budget (at minimum) atendance at the following mee�ngs by the
Project Manager: One (1) Kick-off mee�ng with City staff; Up to two (2) addi�onal mee�ngs with City staff
to discuss work program and progress, resolve issues, review comments on administra�ve documents
and/or receive any necessary direc�on from City staff; and a minimum of three (3) conference calls with
City staff to discuss the Project status and issues related to the environmental review process. Addi�onally,
this task includes up to two (2) public hearings and assumes a total of 8 hours of the Project Manager’s
�me for prepara�on and atendance of each public hearing. This task also includes submital of monthly
status reports covering the progress of work, milestones achieved, resources expended, problems
encountered, and correc�ve ac�on taken.
Phase 2 - Na�ve American Outreach and Consulta�on
Task 2.1 AB 52 Na�ve American Consulta�on
T&B Planning will ini�ate the tribal consulta�on for the proposed Project pursuant to AB 52. Requests for
consulta�on under AB 52 must be government-to-government, therefore T&B Planning will prepare the
leter templates for review by City staff and incorpora�on on City leterhead. We will mail out the AB 52
consulta�on leters via cer�fied mail and email, track all responses, and follow up to ensure all Tribes on
the City’s AB 52 no�fica�on list and the Na�ve American Heritage Commission list have received the
request. If requested, T&B Planning will atend consulta�on mee�ngs with the City and representa�ves of
all Na�ve American tribes that request a consulta�on mee�ng and provide minutes of the consulta�on.
Following consulta�on, T&B Planning will provide a spreadsheet to the City documen�ng important dates
(delivery, responses, consulta�on dates) and the consulta�on summary for each Tribe.
Phase 3 - Technical Studies
T&B Planning will coordinate with our subconsultants to ensure that they are using the correct Project
descrip�on and to verify that technical reports address all required environmental issues in a manner
consistent with CEQA and City of Diamond Bar requirements. In addi�on, as dra� technical reports are
made available, T&B Planning will review each technical report for accuracy and suitability for use in
support of the CEQA analysis. Each technical report must include a descrip�on of environmental baseline,
methodology, an impact analysis, and iden�fica�on of appropriate mi�ga�on measures, as necessary.
Accordingly, the scope of work and budget for this task assumes a maximum of two (2) staff hours of
review and coordina�on �me for each technical study. It is expected that the Project Applicant (through
the City) will provide to T&B Planning the following technical reports:
• Full Applica�on Submital, including applica�on forms, site plan, conceptual landscape plan,
design schema�c, eleva�ons, sec�ons, photometric simula�ons, LED/Sign Specifica�ons, and
security measures.
• Ligh�ng Study*
• Arborist Report
TBPLANNING.COM | 18
• Drainage Plan
• Phase I ESA, if available
* T&B Planning has obtained a lighting study demonstrating brightness standards endorsed by both
the International Sign Association (ISA) and Outdoor Advertising Association of America (OAAA). A
report from the Project Applicant should be provided based on manufacturers’ specifications that
evaluate brightness and light trespass.
The subconsultants listed below have been included in the Project team to provide technical support for
the scope of work described below.
Task 3.1 Urban Crossroads (AQ, GHG, Energy, and Noise)
Urban Crossroads, Inc. will prepare the following technical reports for the Project: Focused Air Quality,
Greenhouse Gas and Energy Assessment and a Focused Noise Analysis.
The Focused Air Quality, Greenhouse Gas and Energy Assessment will analyze construc�on and
opera�onal-related impacts u�lizing air quality thresholds recommended by the South Coast Air Quality
Management District (SCAQMD); and energy calcula�ons associated with electricity, natural gas, and
transporta�on fuels. Urban Crossroads will prepare a memorandum documen�ng the results of the
assessment and define appropriate and feasible mi�ga�on packages to address any significant impacts.
The Focused Noise Analysis will include a review of applicable federal, State, and local noise criteria,
collec�on of exis�ng 24-hour ambient noise level measures at up to six (6) loca�ons and a detailed
construc�on noise and vibra�on analysis for construc�on ac�vi�es using reference noise level measures
of similar ac�vi�es. Urban Crossroads will summarize the results of the analysis in a noise report
addressing poten�al impacts and provide appropriate measures to reduce any significant impacts.
Task 3.2 BFSA Environmental Services (Cultural Resources)
BFSA Environmental Services (BFSA) will compile cultural resources record search from the South Central
Coastal Informa�on Center (SCCIC) at Cal State Fullerton and the Na�ve American Heritage Center (NAHC)
to collect informa�on regarding cultural and tribal cultural resources within one-half mile of the Project
site. BFSA will prepare a brief memorandum summarizing the results of the records search.
Task 4 - Prepara�on of Environmental Documents
Task 4.1 Project Ini�a�on and Project Descrip�on
T&B Planning will obtain available data and informa�on provided to us by the City, Project Applicant,
Project civil engineer, and Project architect(s), to understand the proposed Project and iden�fy applicable
environmental requirements. T&B Planning will obtain photos of the property to use as the baseline for
the IS/MND analysis as required by CEQA. The Project Descrip�on will include both text and exhibits and
will describe the proposed Project, its associated applica�ons, and its construc�on and opera�onal
characteris�cs. We expect that the majority of the exhibits will be created using the Project applica�on
materials that are required to be submited to the City, with minimal graphic manipula�on required by
T&B Planning for forma�ng and legibility purposes. Because the Project Descrip�on will form the basis
for analysis within the CEQA document, it is cri�cal that a complete and accurate descrip�on of all Project
elements be prepared, including the construc�on and opera�onal characteris�cs associated with the
proposed Project.
TBPLANNING.COM | 19
Task 4.2 Administra�ve Dra� IS/MND
T&B Planning will prepare the Administra�ve Dra� IS/MND in accordance with the California
Environmental Quality Act (CEQA), including all criteria, standards, and procedures of CEQA (California
Public Resource Code §§ 21000 et seq.) and the CEQA Guidelines (California Code of Regula�ons, Title 14,
Division 6, Chapter 3, §§ 15000 et seq.). The IS/MND will include an introduc�on, environmental se�ng,
project descrip�on, and an environmental assessment form/CEQA ini�al study that will contain analysis
and determine the significance of impacts to all 20 Environmental resource areas iden�fied in Appendix G
of the CEQA Guidelines:
• Aesthetics
• Agriculture and Forestry Resources
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Geology and Soils
• Greenhouse Gas Emissions
• Hazards and Hazardous Materials
• Hydrology and Water Quality
• Land Use and Planning
• Mineral Resources
• Noise
• Population and Housing
• Public Services
• Recreation
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
• Wildfire
• Mandatory Findings of Significance
Prepara�on of the IS/MND will primarily focus on construc�on impacts associated with installa�on of the
proposed electronic billboard (air quality, cultural resources, GHG, noise) and opera�onal impacts
associated with aesthe�cs (compliance with development standards, light and glare) and energy. As stated
under the “Project Approach,” the IS/MND will analyze impacts associated with the Development Code
Amendment at a programma�c level with recommended performance standards and impacts associated
with the installa�on of the electronic billboard at a project level.
Task 4.3 Revise Administra�ve Dra� IS/MND
Based on the City’s review of the Administra�ve Dra� IS/MND, T&B Planning will make revisions in
response to the City’s comments, ques�ons, and requests for clarifica�on. It is an�cipated that comments
resul�ng from the ini�al review will be for the most part minor in nature. A total of up to 32 staff hours
are budgeted for revisions.
Task 4.4 NOI and Public Review Dra� IS/MND
Upon receiving the City’s authoriza�on to finalize the Dra� IS/MND, T&B Planning will incorporate any
final minor revisions to the IS/MND document and prepare the documents for public distribu�on.
Concurrent with this work effort, T&B Planning will prepare a No�ce of Intent (NOI) for the proposed
Project, as required by CEQA Guidelines Sec�on 15072.
City staff will then authorize release of the Dra� IS/MND for a 30-day public review period. This Es�mate
and Authoriza�on an�cipates that the City will provide mailing labels for property owners within the City’s
required no�fica�on radius and that the City will provide their standard public agency no�fica�on list as a
basis from which to compile the IS/MND’s distribu�on mailing list. This proposal an�cipates that T&B
Planning will conduct the required mailing in both hard and electronic (CD) formats. Postage costs
associated with distribu�ng the IS/MND are not included in the labor budget for this task and will instead
be invoiced as reimbursable expenses.
TBPLANNING.COM | 20
Phase 5 – Prepara�on of Final Environmental Documents
Task 5.1 Response to Comments, Final IS/MND and NOD
Upon comple�on of the public review period, T&B Planning will review all comments and evaluate the
IS/MND for CEQA adequacy in considera�on of the submited comments. In response to comments,
revisions may be necessary to the IS/MND which will be discussed with City staff and the technical
consultants as necessary. Total staff �me to prepare responses will be limited to no more than 32 hours.
Because the number of comments cannot be an�cipated, work efforts will be invoiced against the budget
for this task on a Time and Materials basis.
Following the City’s considera�on of the public comment leters and any changes to the text of the
IS/MND, T&B Planning will prepare the Final IS/MND. Pursuant to receiving the City’s approval, T&B
Planning will prepare copies of the Final IS/MND for use by decision-makers during their review and
considera�on of the project.
A�er approval of the IS/MND by the City, T&B Planning will prepare a No�ce of Determina�on (NOD) form
pursuant to Sec�on 15075 of the CEQA Guidelines. Filing the NOD within five (5) working days of the final
decision by the Lead Agency (City of Diamond Bar) will reduce the statute of limita�ons on court challenges
to the CEQA approval from 180 days to 30 days. T&B Planning will post the NOD to the County Clerk and
State Clearinghouse. Fees for pos�ng the NOD are included under Phase 6, Deliverables, below.
Task 5.2 MMRP
T&B Planning will prepare a Mi�ga�on Monitoring and Repor�ng Program (MMRP) in accordance with
State law and City of Diamond Bar requirements to ensure implementa�on of mi�ga�on measures,
standard condi�ons of approval, and project design features required as part of Project approval.
Phase 6 – Deliverables
Task 6.1 Document Publishing and Distribu�on
Work conducted under this task includes compila�on of the AB 52 leters, technical studies, IS/MND,
MMRP, and no�ces for prin�ng and distribu�on. Work efforts include crea�ng master PDFs, USBs, crea�ng
custom labels, and coordina�ng hard copy prin�ng as necessary. It should be noted that the budget for
this task accommodates only staff �me spent in preparing, compiling, and coordina�ng the prin�ng of
required documents and/or USBs. Costs associated with prin�ng, shipping and delivery will be billed as
reimbursable expenses, as detailed below.
Reimbursable Fees (Deliverables)
This proposal includes reimbursable costs to cover the following deliverables:
• AB 52 leter (hardcopies and electronic, number based on list)
• Technical Studies (two hard copies, one electronic copy)
• Administra�ve Dra� IS/MND (five hard copies, one electronic copy)
• Public Review Dra� IS/MND (five hard copies, one electronic copy)
• NOI and Distribu�on List (one electronic copy)
• Dra� and Final MMRP (one electronic copy)
This task also includes delivery (i.e., courier) and mailing fees (e.g., cer�fied mailings and/or FedEx)
associated with distribu�on of the NOI and Public Review Dra� IS/MND. We will also pay the required
County and California Department of Fish and Wildlife (CDFW) Fees associated with filing the NOD.
TBPLANNING.COM | 21
SECTION 5 | Budget Estimated
Project Budget
The services set forth in the Scope of Work, above, shall be provided pursuant to the following cost
es�mate:
Phase/Task Description Budget
Phase 1 Project Kick-off, Meetings and Check-in Calls
Task 1.1 Project Management, Team Coordination and Public Hearings $6,630.00
Sub-Total - Phase 1: $6,630.00
Phase 2 Native American Outreach and Consultation
Task 2.1 AB 52 Native American Consultation $4,840.00
Sub-Total - Phase 2: $4,840.00
Phase 3 Technical Studies
Task 3.1 Urban Crossroads (AQ, GHG, Energy and Noise) $10,800.00
Task 3.2 BFSA Environmental Services (Cultural Resources) $2,000.00
Sub-Total - Phase 3: $12,800.00
Phase 4 Preparation of Environmental Documents
Task 4.1 Project Initiation and Project Description $5,260.00
Task 4.2 Administrative Draft IS/MND $22,880.00
Task 4.3 Revise Administrative Draft IS/MND $4,520.00
Task 4.4 NOI and Public Review Draft IS/MND $3,790.00
Sub-Total - Phase 4: $36,450.00
Phase 5 Preparation of Final Environmental Documents
Task 5.1 Response to Comments, Final IS/MND and NOD $6,280.00
Task 5.2 MMRP $1,660.00
Sub-Total - Phase 5: $7,940.00
Phase 6 Deliverables
Task 6.1 Document Publishing and Distribution $3,120.00
Sub-Total - Phase 6: $3,120.00
Total Project Budget: $71,780.00
Reimbursable Expense Allowance (printing, deliveries, etc.): $5,000.00
Total Project Budget (Including Reimbursables): $76,780.00
TBPLANNING.COM | 22
T&B Planning’s Fee Proposal
The 2024 hourly rate ranges for T&B Planning, Inc. are provided below. Rates will remain valid for the City
of Diamond Bar through December 31, 2025, a�er which fees are subject to annual escala�on not
exceeding 8% per year. Fees quoted at the commencement of any specific project shall remain firm
throughout the dura�on of the project.
• Senior Principal .............................................................................. $275.00 - $295.00/Hour
• Principal ......................................................................................... $245.00 - $295.00/Hour
• Director .......................................................................................... $205.00 - $245.00/Hour
• Senior Associate/Technical Specialist ........................................... $195.00 - $235.00/Hour
• Senior Project Manager/Development Manager .......................... $175.00 - $195.00/Hour
• Project Manager............................................................................. $165.00 - $185.00/Hour
• Graphics Manager/GIS Specialist ................................................... $155.00 - $175.00/Hour
• Senior Planner/Legal Assistant ....................................................... $135.00 - $165.00/Hour
• Assistant Project Manager ............................................................. $130.00 - $155.00/Hour
• Project Coordinator ........................................................................ $110.00 - $140.00/Hour
• Accounting Manager ...................................................................... $110.00 - $140.00/Hour
• Technician-Graphics & GIS ............................................................... $95.00 - $155.00/Hour
• Development Associate/Environmental Analyst/Planner ............... $95.00 - $135.00/Hour
• Technical Editor ................................................................................ $95.00 - $115.00/Hour
• Office Manager/Executive Assistant ................................................ $90.00 - $110.00/Hour
• Administrative Assistant .................................................................... $70.00 - $85.00/Hour
Expedite services are provided at 1.5 �mes the above rates unless separately agreed upon in wri�ng.
T&B Planning's hourly rates do not include out-of-pocket expenses. Provided below are the 2024 costs of
typical incurred expenses, which are subject to adjustment if our vendors adjust costs beyond the control
of T&B Planning.
• Insurance Certificate Fee ............................................................................... $500.00/each
• Aerial Photographs ........................................................................................ $265.00/each
• Black/White 8.5 x 11 Copy/Print ........................................................................ $0.12/page
• Black/White 11 x 17 Copy/Print ......................................................................... $0.24/page
• Color 8.5 x 11 Copy/Print. .................................................................................. $1.20/page
• Color 11 x 17 Copy/Print ................................................................................... $1.45/page
• 11 X 17 Folding .................................................................................................. $0.30/page
• Photo Grade Color Prints ................................................................................. $7.20/ sq. ft.
• Color Bond Plot .............................................................................................. $12.00/sq. ft.
• Plan Folding ....................................................................................................... $0.48/sq. ft.
• USB ................................................................................................................... $17.00/each
• CD w/Sleave and Label .................................................................................... $26.00/each.
• DVD s/Sleave and Label .................................................................................. $36.00/each.
• Three-Ring Binder (2” to 4”) .............................................................. $14.00 - $30.00/each
• Custom Binding Materials ........................................................................................ At Cost
• Mileage ...................................................................................................... Current IRS Rate
• Parking, Toll Road, Lodging Fees ............................................................................... At Cost
• U.S Mail .............................................................................. Current U.S. Postal Rate at Cost
• Certified Mail .................................................................. At Cost based on Size and Weight
• Overnight Deliveries ................................................................. Current Carrier Rate at Cost
• Same-Day Deliveries .............................................. Current Messenger Service Rate a Cost
TBPLANNING.COM | 23
Project Ini�a�on: T&B Planning will commence work upon receipt of a signed contract and a security
deposit. A Project Ini�a�on fee of $500.00 will be billed on the first invoice to defray the administra�ve
cost of contrac�ng, project set-up, insurance, and file storage. Insurance cer�ficates requested of T&B
Planning are included in the $500.00 ini�a�on fee. If the Client does not require or request an insurance
cer�ficate, the Client agrees that to the fullest extent permited by law, the total liability, in the aggregate,
of T&B Planning, T&B Planning’s officers, directors, partners, employees, agents, and subconsultants, to
Client, and anyone claiming by, through, or under Client for any claims, losses, costs, or damages
whatsoever arising out of, resul�ng from or in any way related to this Project or Agreement from any cause
or causes, including but not limited to negligence, professional errors and omissions, strict liability, breach
of contract, or breach of warranty, shall not exceed 50% of the total compensa�on received by T&B
Planning or $50,000 whichever is greater.
Invoicing/Payments Due: T&B Planning invoices on a monthly basis in propor�on to the �me spent on
the project to date. Time and materials labor is rounded to the one-quarter hour. Fixed fee labor is
invoiced based on the percentage of work complete for the Task. Unless pre-arranged, all billing
statements are due and payable within thirty (30) days of the submital date. A finance charge of 1.5%
per month will be charged on all invoices not paid within sixty (60) days of invoice submital and a finance
charge of 5% per month will be charged on all invoices not paid within ninety (90) days of invoice submital.
T&B Planning’s procedure for priori�zing work is strongly influenced by �mely payment of invoices by the
Client. T&B Planning reserves the right to reallocate contracted budget amounts from one Task or Subtask
to another Task or Subtask to account for efficiencies and/or unexpected work efforts that may require
addi�onal budget.
Sub-Consulted Work: Outside professional services performed by other individuals/firms that are sub-
contracted through T&B Planning will be performed only following authoriza�on from the Client. Billing
for any services that are sub-contracted will be billed at our actual cost plus 0% for administra�ve handling.
No Guarantee of Public Agency Ac�ons: The Client acknowledges that despite our best efforts, certain
aspects of the work to be performed involve processing and discre�onary approvals by poli�cally
influenced agencies and elected officials for which we can provide no guarantee of success. The
compensa�on for T&B Planning, its sub-consultants and vendors is not dependent on agency concurrence
or approvals.
File Storage: All substan�ve work products, including but not limited to substan�ve correspondence,
reports, maps, and GIS files generated by T&B Planning for the project will be retained by T&B Planning in
its files for a period of two (2) years a�er the close of the contract. A�er two (2) years, T&B Planning will
archive the project’s files and the files will be subject to archive retrieval fees should the Client or other
party request the files. T&B Planning does not guarantee storage of archived files beyond a period of five
(5) years and files will be discarded unless T&B Planning is advised in wri�ng by the Client to retain such
files for a longer period.
TBPLANNING.COM | 24
Sub-Consultants’ Fee Proposal
Urban Crossroads Rates
Position Hourly Rates
Principal $225-335
Senior Associate $175-260
Associate $150-220
Senior Analyst/Engineer $120-180
Analyst/Engineer $90-160
Assistant Analyst $80-130
Administrative Support $75-125
BSFA Environmental Rates
Position Hourly Rates
Principal Consultant $230
Project Manager III $175
Project Manager II $150
Project Manager I $125
Project Coordinator $110
Senior Historian $120
Historian $100
Research Assistant $95
Senior Archaeologist $150
Project Archaeologist $110
Archaeologist Field Technician II $100
Archaeologist Field Technician I $85
Laboratory Supervisor $120
Laboratory Technician II $95
Laboratory Technician I $85
Senior Paleontologist $140
Paleontologist II $110
Paleontologist I $95
Biological Consultant Varies
Field Biologist $150
Field Biological Technician $115
Archaeological/Paleontological Field Monitor II $95
Archaeological/Paleontological Field Monitor I $85
Native American Monitor Varies
GIS/GPS Mapping Services, Production/Implementation $95
Graphics Artist/Draftsperson $80
Word Processor/Editor $65
Senior Editor $85
TBPLANNING.COM | 25
SECTION 6 | Acceptance of Conditions
T&B Planning acknowledges and accepts all the terms and condi�ons set forth in the RFP which are listed
below.
1. Inclusion of Proposal – The proposal submited in response to the RFP will be included as part of
the final contract with the selected consultant firm.
2. Accountability – The consultant firm will be required to submit monthly status reports covering
such items as the progress of work, milestones achieved, resources expended, problems
encountered, and correc�ve ac�on taken.
3. Project Status Mee�ngs – The Project Manager shall atend project status mee�ngs, or as
otherwise determined necessary by the City, during the course of the project.
4. Insurance – The consultant firm shall not start work un�l all required insurance documenta�on is
submited to the City. The primary consultant shall be responsible for submi�ng insurance
documenta�on for all sub-consultants.
5. Acceptance and Payment Terms – Payments for the work performed shall be based on defined
deliverables such as technical studies and final documents.
6. Costs – All costs shall be stated as “not to exceed” amounts. The costs must be detailed specifically
in the cost summary sec�on of the proposal and include billing rates for personnel, prin�ng,
atendance of a public mee�ng, and any other cost an�cipated. No addi�onal charges for items
such as transporta�on, out-of-pocket expenses, etc., will be paid unless these are specifically
included in the proposal. The cost informa�on should be writen so that it may be incorporated,
as modified during the contract nego�a�on mee�ngs, as an atachment to the Consul�ng Services
Agreement.