When The Planning Center PLANNING DESIGN As the name suggests, we’re and DC&E merged companies 2 COMPREHENSIVE PLANNING 20 URBAN DESIGN PlaceWorks. all about places and how they and cultures in 2011, we 4 COMMUNITY PARTICIPATION 22 CORRIDOR PLANNING work—geographically, environmentally, functionally, aesthetically, found ourselves with an 6 ZONING & FORM-BASED CODES 26 LANDSCAPE ARCHITECTURE 8 HOUSING 28 STREETSCAPE DESIGN and culturally—but we’re also passionate about how we work expanded set of disciplines 10 TRANSPORTATION PLANNING 30 GRAPHIC DESIGN 12 ECONOMICS 30 SITE PLANNING collaboratively with our clients. Ours is a holistic approach. We and strengths. But what we 14 GEOGRAPHIC INFORMATION SYSTEMS 32 OPEN SPACE & RESOURCE PLANNING didn’t have was a unifying 16 HEALTHY COMMUNITIES celebrate personal passion and ownership while encouraging name. We had clearly become integrity, creativity, and innovative thinking. We bring people a new entity and it was time together from diverse practice areas, offering best-of-all-worlds to outwardly express this capability and connectivity. Just as each place we work on is distinctly internal transformation. different, so is our thinking. Introducing PlaceWorks. ENVIRONMENT ACHIEVEMENTS 36 CEQA/NEPA COMPLIANCE 50 RECENT AWARDS We start with a vision to design a great community—with a thoughtful 38 AIR QUALITY & GHG 51 SELECT CLIENTS 40 RISK ASSESSMENTS approach to creating healthier and more sustainable environments, 42 SITE ASSESSMENT & REMEDIATION neighborhoods, workplaces, and schools. We emphasize processes, 44 NOISE & VIBRATION 46 REGULATORY COMPLIANCE relationships and communications, while synthesizing dimensions, 48 SCHOOL FACILITIES PLANNING details and constraints into actionable plans, using environmental scans, community design and other diagnostic and planning tools.
As ideas about place and community have evolved, so have we. Our rich history goes back to the 1970s, and our services and practice areas address both economic and societal changes, and the increasing complexities in the world of environmental health and regulation. Recognized with numerous awards, we have met these challenges and excelled. PlaceWorks builds off this foundation, and together with our clients, will continue to create great places. PLANNING COMPREHENSIVE PLANNING PlaceWorks takes an integrated and holistic approach to comprehensive planning projects. The breadth of our planning experience includes small and large urbanized cities, as well as rural, suburban and unincorporated communities. We also have a broad range of experience in coastal, mountain, valley, and desert communities. We help business and government entities realize their goals while supporting environmental stewardship and sustainable, long-term growth.
PROMINENT PROJECTS THE ONTARIO PLAN ▪▪ The Ontario Plan, City of Ontario The Ontario Plan is a business plan and a tool that connects long-term goals to day-to- ▪▪ Truckee General Plan Update and EIR, Town of Truckee day operations. It is also the first General Plan to be entirely designed as a web-based ▪▪ San Carlos General Plan Update and EIR, City of San Carlos planning tool, modeled on an online newspaper. It combines real-time information with ▪▪ Pasadena Land Use and Mobility Elements, City of Pasadena General Plan content and has progress and budget reports on various implementation measures. The result is a relevant, easy-to-use website where goals and policies become ▪▪ Clovis General Plan Update and EIR, City of Clovis legible through implementation programs.
▪▪ 2010 Award of Merit for Comprehensive Planning for a Large Jurisdiction, California Chapter APA ▪▪ 2010 Compass Blueprint President’s Award, SCAG ▪▪ 2010 Outstanding Planning for Comprehensive Planning, Inland Empire Section, California APA
2 ENVISION ALHAMBRA The City and PlaceWorks held a half-day community open house—a “city hall at the park”—to develop a list of community priorities to serve as the basis for a future General Plan update. Representatives from city departments and local service providers were on hand to interact with over 500 residents who shared their thoughts using maps, stickers, markers, and tape on “wishing walls.” PlaceWorks synthesized the community’s high level input into four primary issue areas: land use, open space, circulation, and infill COMMUNITY opportunities. We then prepared issue papers for each topic and presented the findings to the city council, who confirmed the community’s issues warranted further attention in PARTICIPATION future planning efforts. Because we want to design plans that are not only practical and implementable but also embraced by the public and decision makers, we employ a variety of engagement tools. We seek input and involvement online, by phone, in person, and through focus groups from diverse voices in the community. And by opening this dialogue and building support, we can help move projects—from the simple to the most challenging—through review and final approval.
PROMINENT PROJECTS
▪▪ Envision Alhambra, City of Alhambra ▪▪ Point Arena Community Action Plan, City of Point Arena ▪▪ Mendocino Council of Governments Blueprint Planning Community Outreach, Mendocino County ▪▪ Harbor Boulevard Mixed-Use Transit Corridor, Orange County ▪▪ Compact for a Sustainable Ventura, Ventura County ▪▪ Yucca Valley General Plan Outreach Program, Town of Yucca Valley
4 BUTTE COUNTY ZONING CODE UPDATE PlaceWorks prepared a comprehensive update to the zoning code. A key issue was allowing urban amenities ZONING & in unincorporated communities while preserving the rural and small-town character. This was addressed through a FORM-BASED retail overlay that allows for village-scale commercial uses in appropriate locations. Other innovative tools preserve and enhance agricultural and environmental CODES resources, such as “unique agriculture” The use of zoning and form-based codes not only addresses and “deer herd” overlay zones and performance standards for agricultural concerns about retaining community character, but it can operations. transform communities and cities. PlaceWorks’ customized implementation ordinances use an array of zoning and regulatory approaches. Our form-based codes are graphically rich, user friendly, and emphasize the relationship of buildings to the public realm. Through creative problem solving and experience with private development, we write code that offers flexibility in development while providing public agencies with appropriate SAN BRUNO ZONING CODE AND SUBDIVISION ORDINANCE The update features a new transit- regulations to protect public health and welfare. oriented development zone and provisions to protect environmental PROMINENT PROJECTS resources, guided by a sustainability audit of the existing zoning code and ▪▪ Butte County Zoning Code Update, Butte County subdivision ordinance. PlaceWorks will ▪▪ San Bruno Zoning Code and Subdivision Ordinance, City of San Bruno also prepare on-line versions of the ▪▪ San Bernardino Transit-Oriented Development Overlay District, City of San Bernardino zoning code and zoning map, which ▪▪ Envision Chino: Zoning Code Update, City of Chino will feature a graphical user interface, ▪▪ Downtown Burbank Development Standards, City of Burbank automated navigation links, and access to downloadable documents.
6 HOUSING A house is more than sticks and bricks, and PlaceWorks offers more than minimal compliance. This is community planning from a housing perspective, integrating the diverse components that make up a community—including parks and recreation, social services, care for the environment, design and aesthetics, and commercial opportunities. We understand the importance of housing in community development, having created housing documents for towns under two square miles, counties over 20,000 square miles, and everything in between. SANTA ANA 2008–2014 HOUSING ELEMENT PROMINENT PROJECTS Santa Ana is one of the few cities in California whose housing vision is explicitly ▪▪ Santa Ana 2008–2014 Housing Element, City of Santa Ana inclusive, sustainable, and reflective of the community. Completed in 2009, ▪▪ Western Riverside Council of Governments Video, “Another Step Forward,” Riverside PlaceWorks provided a strategy that centers on implementing smart growth County principles: housing along transportation corridors, mixed-use development, rehabilitation of housing to stabilize neighborhoods, and housing and services for ▪▪ Pasadena Housing Agenda for Action, City of Pasadena special needs groups. Community workshops in English, Spanish, and Vietnamese ▪▪ Highland Housing Element Update and Base Line Corridor Study, City of Highland were part of an extensive public outreach. ▪▪ Dana Point Housing Element, City of Dana Point ▪▪ 2010 Outstanding Planning: Focused Issue, Orange Section, California APA ▪▪ Los Gatos Housing Element, Town of Los Gatos
8 NORTH ORANGE COUNTY CITIES BRT/STATION AREA PLANNING A joint planning and design effort under the SCAG Compass Blueprint Program and the OCTA Metrolink Transit Extension Study focused on ways to improve access to Metrolink service for the cities of Brea, Fullerton, La Habra, and Placentia. We TRANSPORTATION identified transit corridors and transit- development nodes with potential for enhanced bus or high-capacity transit, redevelopment along key transportation PLANNING corridors and the integration of new Our community planning and urban design practice is deeply transit facilities, and transit station concepts and phasing strategies. We were engaged with the design of roads, transit stations, bicycle and also responsible for urban design, visual pedestrian paths, and parking management strategies. As part simulations, zoning, and implementation recommendations. of the social infrastructure, the transportation system should not only improve mobility for all modes, but also enhance the public realm. We offer expertise in station area and network planning for fixed-rail and bus rapid transit service, multimodal streets, bicycle planning, streetscape design, and multiuse trail planning TRACY BIKEWAYS MASTER PLAN AMENDMENT at local and regional scales. PlaceWorks developed conceptual designs for Class I and Class II shared-use PROMINENT PROJECTS pathways as well as detailed designs ▪▪ North Orange County Cities BRT/Station Area Planning, Orange County for several key network improvements. ▪▪ Tracy Bikeways Master Plan Amendment, City of Tracy PlaceWorks conducted a gap analysis to determine how to expand the existing ▪▪ Western Riverside BRT Route Planning, Riverside County bicycle network and improve connectivity ▪▪ Napa Community-Based Transportation Plan, City of Napa and safety. The resulting design focuses ▪▪ Bay Area Rapid Transit (BART) to Livermore Extension Planning, Bay Area on rail-with-trail segments, district canals, and landscape maintenance district properties. The amendment also includes linear-foot cost estimates for all proposed trail and bikeway extensions.
10 COACHELLA STRATEGIC ECONOMIC DEVELOPMENT ASSESSMENT As part of the SCAG Compass Blueprint Demonstration Project, PlaceWorks recommended objectives for jobs and economic development that addressed buildout population and land use, jobs-housing balance, and transit development. We also urged the City to create a community identity and implement a branding program and ECONOMICS signature event. Because economic and market reports can frequently leave clients with more questions than answers, we focus on future possibilities while considering past trends. When we learn what the community wants, we can take the first step to providing an effective market study that will be essential to the plan’s overall success. And because economic feasibility is a critical component of any plan, PlaceWorks emphasizes implementation and offers clear, practical recommendations to help communities realize RE-ENVISIONING CHINO their goals. PlaceWorks prepared an economic and market analysis that quantified PROMINENT PROJECTS the market demand for residential ▪▪ Coachella Strategic Economic Development Assessment, City of Coachella development and for retail development. ▪▪ San Joaquin Valley Demographic Forecasts, San Joaquin Valley PlaceWorks analyzed the redevelopment potential of individual parcels, identified ▪▪ Re-Envisioning Chino, City of Chino six opportunity sites, created alternative ▪▪ El Monte General Plan Update Economic Development Element, City of El Monte development scenarios for each site. ▪▪ Clovis Long-Range Economic and Market Analysis, City of Clovis Finally, we prepared a site plan for the ▪▪ San Clemente General Plan Update Economic Development Element, City of San preferred alternative for each site and Clemente analyzed the financial feasibility of each site plan with a development pro forma.
12 GEOGRAPHIC INFORMATION SYSTEMS By harnessing the power of GIS, PlaceWorks transforms complex information into focused geographic insights and intuitive maps and figures, supporting everything from analysis to public participation efforts. We also provide a range of stand-alone GIS services, including infill and buildout analysis, site suitability, natural resource and conservation mapping, decision support systems, and land-use modeling. Our extensive library holds publication-quality maps, diverse analyses, and up-to-date geospatial data for existing conditions assessments. And finally, we offer GreenScore, our proprietary suite of GIS-based tools for LOS ANGELES COUNTY SUSTAINABLE PARKS AND RECREATION MASTER PLAN assessing the sustainability of the built environment. PlaceWorks is currently preparing a Sustainable Parks and Recreation Master Plan for the County of Los Angeles. As part of this effort, we utilized GreenScore to conduct an PROMINENT PROJECTS in-depth analysis of park density and accessibility in six unincorporated communities ▪▪ County Sustainable Parks and Recreation Master Plan, Los Angeles County across the county. Taking into account a range of indicators—including walking and driving distances, connectivity, available recreational amenities, population density, ▪▪ Vacaville General Plan Update, City of Vacaville and park size —GreenScore provided a clear picture of each neighborhood’s level of ▪▪ Santa Cruz Sustainable Community and Transit Corridors Plan, Santa Cruz County access to park and open space amenities. The results help illuminate public health and ▪▪ San Bernardino County Visioning Phase 2, San Bernardino County wellness issues, and will be used to inform policy and resource decisions. ▪▪ LA Supervisorial District 5 Trails Assessment and GIS Mapping, Los Angeles County
PROPRIETARY TOOL
▪▪ GreenScore
14 HEALTHY SAN BERNARDINO COALITION ENVIRONMENTAL SCAN PlaceWorks conducted a healthy city environmental scan to analyze how the City’s ▪▪ 2012 Advocacy/Social Change/Diversity environmental conditions affect the health of residents and the community. Using Planning Award, Inland Empire Section, state-of-the-art GIS techniques, the scan identified health indicators and analyzed their California APA relationship to parks and open space, food resources, and air and water quality. After ▪▪ 2011 Public Health Practice Award, analyzing and summarizing our findings, we offered evidence-based policy and program Southern California Public Health HEALTHY recommendations in the form of action briefs written for policy makers. Association COMMUNITIES At the nation’s capital, in city halls and neighborhood planning groups, healthy community initiatives are at the top of the agenda. We understand this, and we have a long history of working to support healthy environments. With a multidisciplinary approach, together with experience, resources, and planning tools, we transform ideas into plans and, finally, into places. And by collaborating with schools, healthcare professionals, civic leaders, businesses, and other stakeholders, we work to improve the health of our communities.
PROMINENT PROJECTS
▪▪ Healthy San Bernardino Coalition Environmental Scan, City of San Bernardino ▪▪ Western Riverside Council of Governments Subregional Sustainability Framework, Riverside County ▪▪ Santa Clara County Healthy Food Resources Survey, Santa Clara County ▪▪ Envision Chino: Healthy City Element, City of Chino ▪▪ El Monte Community Building Initiative, City of El Monte
16 DESIGN URBAN WEST BROADWAY URBAN VILLAGE SPECIFIC PLAN PlaceWorks developed a comprehensive framework to create an “urban village” that will serve as Seaside’s downtown. The Specific Plan establishes a node of activity that DESIGN can support increased intensity and a mix of uses, including residential units with ground-floor retail. The Specific Plan also includes design concepts for a mixed-use To successfully create an urban environment, it requires an in project with a public library and parking garage; new residential development in the depth understanding of both land use planning and design. At adjacent neighborhood; and a future multimodal transit hub and light rail station. PlaceWorks, our approach to urban design is enhanced with ▪▪ 2010 Transportation Excellence Award, Transportation Agency for Monterey County ▪▪ 2010 Outstanding Planning for Neighborhood Planning Award, Northern Section, an expert understanding of transit-oriented development, California APA downtown revitalization, and corridor planning. We integrate cohesive transit and streetscape networks with their surrounding neighborhoods, buildings, open spaces, and public facilities—all while maintaining the unique character of each community we work on.
PROMINENT PROJECTS
▪▪ West Broadway Urban Village Specific Plan, City of Seaside ▪▪ Santa Rosa Downtown Station Area Specific Plan, City of Santa Rosa ▪▪ SANDAG Smart Growth Design Guidelines, San Diego County ▪▪ Historic Downtown Upland Specific Plan, City of Upland ▪▪ CollegeTown Visioning Project, City of Fullerton ▪▪ Paradise Downtown Capital Improvement Plan, Town of Paradise
20 CORRIDOR
PLANNING SHAW AVENUE CORRIDOR PLAN As communities face severe economic challenges with limited After drafting a successful $500,000 grant application, PlaceWorks led a multi-agency team to provide focused land use planning, design, regulatory, and financing effort financial tools and growth opportunities, new solutions are for a key two-mile commercial corridor on the border of Clovis and Fresno. Once necessary to reclaim corridors and reweave them into the the city’s main commercial hub, Shaw Avenue suffered from a lack of identity and neighborhood fabric. Our team repositions commercial corridors struggled to compete with new commercial corridors. The plan included land use and design solutions to reposition a vacant shopping center into an employment with the mix of land uses that best competes in the local and center and a possible regional commercial recreation node. Other solutions included regional economies. Our long history of working with the general the creation of a business improvement district and transportation strategies to facilitate safe multi-modal options for Fresno State students and residents in adjacent public, private developers, and businesses means we know how economically-disadvantaged neighborhoods. to combine the right community- and market-driven design solutions to address multimodal transportation options, the built environment, economics, and community health. Finally, from design to implementation, we identify both new and proven economic development strategies and funding mechanisms to ensure the plan takes effect immediately.
PROMINENT PROJECTS
▪▪ Shaw Avenue Corridor Plan, City of Clovis ▪▪ Los Alamitos Commercial Corridors Plan, City of Los Alamitos ▪▪ Long Beach Boulevard Specific Plan, City of Long Beach ▪▪ Downtown San Bernardino E Street Station, City of San Bernardino ▪▪ Arrow Highway Demonstration Project, San Gabriel Valley ▪▪ Life on State: Corridor Revitalization Project, Salt Lake City, UT
22 CRYER SITE PARK Part of the Oakland Waterfront Promenade Master Plan, this high-profile design project ▪▪ 2011 Merit Award, Northern California enhances the San Francisco Bay Trail connection along the Oakland Estuary. PlaceWorks Chapter, American Society of Landscape integrated the design development with the project’s site remediation plans and Architects coordinated project review by numerous regulatory agencies. The new park design includes concrete plazas that simultaneously cap the soil below and create passive recreation space, as well as landscaped areas that treat stormwater runoff through the LANDSCAPE use of rain gardens and native plantings. ARCHITECTURE PlaceWorks creates sustainable, context-sensitive, and inspiring landscapes. Drawing from public input and the cultural and natural heritage of the region, we reinforce a sense of community. Our parks, streetscapes, trails, and creek restorations balance community needs with protection of the natural environment, and all of our projects reflect locally appropriate design patterns and innovative uses of plant materials and constructed elements.
PROMINENT PROJECTS
▪▪ Cryer Site Park, City of Oakland ▪▪ Potrero Hill Park and Visitacion Valley Greenway Community Garden, City of San Francisco ▪▪ Frog Pad Park, City of Hercules ▪▪ Berkeley Animal Shelter and Bicycle/Pedestrian Bridge Plaza, City of Berkeley ▪▪ 66th Avenue Gateway Project, City of Oakland
24 FOOTHILL BOULEVARD STREETSCAPE DESIGN PlaceWorks prepared a streetscape master plan and 35 percent construction documents for a one-mile segment of Fruitvale’s Foothill Boulevard. The design process incorporated previous design efforts and integrates extensive STREETSCAPE input from the community. The final streetscape design responds to the specific needs of local residents and reflects the unique multicultural DESIGN character of the corridor. Our streets are a vital resource of open space in urban areas, and the design of the public realm is an essential component of good urban form. Streetscape design can significantly influence the safety, comfort, and appearance of this realm. PlaceWorks develops streetscape designs from concept to implementation, and incorporates multimodal complete street concepts, green initiatives, and sustainable design principles.
PROMINENT PROJECTS FAIRMOUNT AVENUE STREETSCAPE MASTER PLANS ▪▪ Foothill Boulevard Streetscape Design, City of Oakland PlaceWorks prepared two streetscape master plans for Fairmount Avenue: one ▪▪ Fairmount Avenue Streetscape Master Plans, City of El Cerrito for the commercial segment connecting ▪▪ Santa Rosa Avenue Corridor Plan, City of Santa Rosa San Pablo Avenue and the El Cerrito Plaza ▪▪ Ceres Downtown Specific Plan and EIR, City of Ceres BART station; and a second for Upper ▪▪ 66th Avenue Streetscape Improvements, City of Oakland Fairmount Avenue, a primarily residential ▪▪ Buena Park Entertainment District Streetscape Enhancement, City of Buena Park segment. Together, the master plans establish a conceptual framework for improvements in the public realm that will facilitate a more active, safe, and accessible street life along the length of Fairmount Avenue.
26 WALKABLE COMMUNITIES Twice as many people will have the opportunity to walk or bike to transit! Percent of total trips that are non-motorized By 2035, the share of work trips less than three miles is projected to in 2035: increase from 15.5% under the status quo to 16.4% under the RTP/SCS. to11.3% under the RTP/SCS Between 2008 and 2035, growth of 51% The 2012–2035 RTP/SCS households near high-quality transit focuses over 50% of new increases from 24% under the status housing and job growth for quo to 51% under the RTP/SCS. 24% 2035 in areas served by high households in high quality transit, as well as to 51% quality transit areas other areas in existing main streets, downtowns, and 53% Between 2008 and 2035, growth in along corridors where employment near high-quality transit infrastructure already exists. MORE FREE TIME This more compact land use increases from 31% under the status By 2035, the regional average per capita 31% quo to 53% under the RTP/SCS. pattern results in improved households in high pedestrian and bicycle GRAPHIC is expected to be to quality transit areas access to community 53% amenities, lowers average trip length, and reduces reduced to 10 minutes! vehicle miles traveled. DESIGN Bringing projects and plans to life is a critical step in helping CLEANER AIR HOUSING CHOICES community stakeholders envision what their neighborhood, reductions in total health When asked to select the community they would prefer to live in, incidences and savings of over of residents said a mix of houses, apartments, townhouses, community, or city can become. Our visually rich and compelling 24% 64% stores and other businesses that are easy to walk to. per year graphic design offers a glimpse at what the future can hold. 34% said houses only and you have to $1.5 billion drive to stores and other businesses Through renderings, plans, photographs, 3-D animation, videos, in total costs and online applications, the PlaceWorks team uses medium Approximately 70 percent of new housing through the RTP/SCS will be and method to communicate that vision. Especially helpful are 183,000 townhomes and multi-family fewer people affected by roadway housing. our infographics, used to communicate highly technical data noise than under status quo conditions without the RTP/SCS 70% or to help make complex issues and information more readily accessible. We manage each project in-house from design and NAPA RIVER FLOOD CONTROL PROJECT Housing market analysts and demographers suggest this mix of housing will be in demand as the baby boom generation buys accessible housing. layout through the final product. INTERPRETIVE SIGNAGE PlaceWorks designed a series of interpretive signs for a 100-year flood protection PROMINENT PROJECTS project by Napa County Flood Control and Water Conservation District and the US Army Corps of Engineers. The project used an innovative “living river” strategy that ▪▪ Yorba Linda Community Profile, City of Yorba Linda preserved natural flow patterns and biotic regimes which influenced the design of the A GREENER SOUTHERN CALIFORNIA ▪▪ Napa River Flood Control Project Interpretive Signage, Napa County signs. The signage conveys these strategies as well as the ecology and history of the By 2035, the RTP/SCS will consume 408 square miles less “greenfield” land than the Through the RTP/SCS, annual water Napa River area. Signs are placed at key viewing areas and heavily visited sites along usage is reduced from 1030 billion ▪▪ Southern California Association of Governments Sustainable Communities Strategy trends of the last two decades ... almost as much land area as the city of Los Angeles! gallons to 970 billion gallons by 2035 the river, bringing the story of the river to life. ▪▪ San Bernardino Countywide Vision Infographics, San Bernardino County 330 square miles vs $245 million SERVICES 408 savings in residential water square miles less developed without the RTP/SCS costs per year in total by 2035 ▪▪ Advertising & Branding ▪▪ Large-Format Display Graphics land The 60 billion gallons of water saved ▪▪ Digital Illustrations & Visual Simulations ▪▪ Publications by the RTP/SCS is nearly enough to 1030 reduced to 970 fill Pyramid Lake each year! billion gallons billion gallons ▪▪ Information Graphics ▪▪ Website Design and Development The RTP/SCS reduces NO output from 28 x tons per day to175 tons per day *American Lung Association NEWHALL RANCH Newhall Ranch will have 22,500 homes and over 7.3 million square feet of commercial space on 11,963 acres in northwest Los Angeles County. Six distinctive villages will each provide a unique experience for its residents and SITE establish a vital social, cultural, and economic hub. The paseo system links an array of residential products to retail shops, offices, schools, and parks, and PLANNING the result will be a truly livable, authentic As experts in neighborhood design and site development, town that respects its surroundings. PlaceWorks’ interdisciplinary approach effectively integrates site engineering, land forming, product programming, community structure, building design, and landscape architecture. We provide our public and private clients with site plans and designs that work--for neighborhoods that thrive both functionally and aesthetically.
PROMINENT PROJECTS HARMONY MASTER PLAN ▪▪ Newhall Ranch, City of Valencia PlaceWorks is in the process of developing a master plan on the eastern ▪▪ Ramona Creek Specific Plan, City of Hemet edge of the City of Highland. We have ▪▪ Marine Corps Air Station El Toro Base Reuse, Orange County prepared grading concepts, conceptual ▪▪ Kingsland Adventure Land, Kingsland, GA land use plans, and a land capacity ▪▪ Centennial Master Plan, Los Angeles and Kern Counties analysis to inform the various next steps ▪▪ Harmony Master Plan, City of Highland in the master planning process. Harmony is envisioned to accommodate clusters of development to establish unique enclaves and leave intact the majority of the natural topography. The vision and master plan for Harmony will provide links to the site’s agricultural heritage and the surrounding natural beauty.
30 MARTIAL COTTLE PARK MASTER PLAN Martial Cottle Park is a new park on a 300-acre historical farm and a joint planning ▪▪ 2011 Innovation in Green Community effort by the parks and recreation departments of Santa Clara County and the State of Planning Award, APA California Chapter California. PlaceWorks team led the public and stakeholder input process and developed ▪▪ 2011 Innovation in Green Community OPEN SPACE the design that features active agricultural uses, recreational trails and amenities, habitat Planning Award, Northern Section, enhancement, and community-serving facilities. Surrounded by urban development, the California APA park provides unparalleled opportunities to educate visitors about sustainable agriculture & RESOURCE as well as the family farming history of the Santa Clara Valley. PLANNING PlaceWorks helps create healthier places is by integrating nature into the urban fabric and by balancing open space accessibility with the protection of sensitive natural resources. Our approach to planning and designing open spaces is driven by the unwavering belief that increased access to parks, trails, forests, and agricultural resources improves quality of life. We offer clients our expertise in habitat and creek restoration, resource management, urban agriculture, urban forestry, open space master plans, and park and trail plans and designs.
PROMINENT PROJECTS
▪▪ Martial Cottle Park Master Plan, Santa Clara County ▪▪ Wavecrest Concept Plan, City of Half Moon Bay ▪▪ Trancas Crossing Park and Napa River Trail, City of Napa ▪▪ El Monte Urban and Community Forestry Management Plan, City of El Monte ▪▪ Alameda Urban Farm and Garden Plan, City of Alameda ▪▪ Placerita Canyon and Vasquez Rock Natural Areas Trails Assessment, Los Angeles County
32 ENVIRONMENT THE PLATINUM TRIANGLE EIR The Platinum Triangle is home to such landmarks as Angel Stadium, Honda Center, and the Grove of Anaheim. The Platinum Triangle Master Plan is part of an effort to attract residents, businesses and entertainment uses, making this area of Anaheim a mixed use urban community as well as a popular destination spot. The Subsequent Environmental Impact Report No. 2 analyzes proposed amendments to the Anaheim General Plan and to the Platinum Triangle Mixed-Use Overlay Zone and Master Land Use Plan to increase CEQA/NEPA allowable residential, office, and commercial space. COMPLIANCE Good environmental analysis doesn’t just tally up impacts, but finds opportunities to address and solve serious environmental concerns. This critical part of the planning process is best integrated with the initial stages of project development. PlaceWorks is one of the few firms in California that offer services in environmental review as well as comprehensive planning and design. Creating policies and designs that self-mitigate environmental effects can streamline the process. To help clients stay on top of the latest technology and trends, we continually monitor legal precedent and legislative proposals, and survey personnel from industry and government.
PROMINENT PROJECTS
▪▪ The Platinum Triangle EIR, City of Anaheim ▪▪ Terraces of Lafayette EIR, City of Lafayette ▪▪ Puente Hills Intermodal Facility EIR, City of Industry ▪▪ Napa Pipe Site EIR, Napa County ▪▪ Hyatt Regency Newport Beach EIR, City of Newport Beach ▪▪ University of California, Berkeley Long-Range Development Plan EIR, City of Berkeley
36 NATIONAL CITY CLIMATE ACTION PLAN The Climate Action Plan (CAP) provides a comprehensive strategy to reduce greenhouse gases and make National City a more sustainable community. The CAP includes strategies for both government operations and community- AIR QUALITY wide emissions related to energy use, transportation, land use, solid waste management, air quality, public health, water conservation, economic & GHG development, agriculture, and open Growing public concern about climate change and air quality space protection. requires a more stringent approach to meeting evolving regulations. PlaceWorks helps clients navigate these critical decisions with individually tailored, state-of-the-art air quality and greenhouse gas analyses and modeling for environmental processing under CEQA and NEPA. We obtain and make use of key data from the California Energy Commission, the California Air Resources Board, and the Energy Information Administration. VACAVILLE ENERGY AND CONSERVATION ACTION STRATEGY Our staff also has a strong technical grasp of modeling tools PlaceWorks is preparing an Energy and and protocols for quantifying air quality parameters and GHG Conservation Action Strategy that will emissions, including CalEEMod, EMFAC, ISCST3, AERMOD, Off- implement General Plan policies related Road, Caline, and WARM. to climate change. The Strategy will set targets and establish measures to reduce greenhouse gases in Vacaville PROMINENT PROJECTS consistent with the State’s GHG reduction ▪▪ National City Climate Action Plan, City of National City goals. The Strategy is being developed with input from community stakeholders ▪▪ Vacaville Energy and Conservation Action Strategy, City of Vacaville and in close coordination with the City ▪▪ Tracy Sustainability Action Plan, City of Tracy departments that will be tasked with ▪▪ Los Gatos Sustainability Plan, Town of Los Gatos implementing the Strategy. The project ▪▪ Irvine Sustainable Operations Strategic Plan, City of Irvine also includes preparation of an EIR that ▪▪ Uptown Newport Air Quality and GHG Analysis, City of Newport Beach will evaluate the General Plan and Energy and Conservation Action Strategy, as ▪▪ Terraces of Lafayette Air Quality and GHG Analysis, City of Lafayette required by CEQA.
38 RISK ASSESSMENTS PlaceWorks is unique in its ability to complete a full range of environmental and health risk assessments. These assessments are based on defensible, site-specific information and assumptions that protect public health without being overly conservative. We serve on a variety of advisory committees and have developed assessment protocols for numerous client agencies. And for those who regularly make judgment calls on risk issues, we have created a website which is dedicated to the notion that science has two components: doing and communicating—and that communication is further divided into two parts: substance and style. ‘FIVE SCHOOLS’ RISK ASSESSMENT PROMINENT PROJECTS PlaceWorks assisted the Hayward Unified School District in reconstructing five campuses to comply with CEQA and Title 5 requirements. We prepared Initial Studies ▪▪ ‘Five Schools’ Risk Assessment, City of Hayward to support three exemptions and two mitigated negative declarations. We conducted ▪▪ South Region High School No. 9 RF Study, City of Los Angeles Title 5 risk studies—air toxics health risk assessments, a railroad safety risk study, a ▪▪ South Region High School No. 7 Health Risk Assessment, City of Huntington Park pipeline safety risk study, and a water tank hazard assessment. We also provided third- ▪▪ San Juan Hills High School Pipeline Risk Study, City of San Juan Capistrano party review of the environmental site assessments undertaken at each of the sites. ▪▪ Hawthorne Elementary School Relocation Noise and Risk Assessments, City of Riverside
WEBSITE
▪▪ www.environmentalrisk.org
40 SITE ASSESSMENT & REMEDIATION From a single residential parcel to a multi-jurisdictional oil refinery, and from routine property transaction screenings to real estate due diligence for billion-dollar corporate mergers, PlaceWorks provides environmental, health risk, and safety hazard evaluations that satisfy or exceed even the most exacting standards. We understand the regulations that govern hazardous waste. Our professional geologists, hydrogeologists, engineers, and environmental assessors are not only familiar with well- established site assessment and cleanup protocol, but also with the more innovative, cutting-edge techniques. After hundreds LOS ANGELES DATA CENTER of environmental assessments and cleanups, we know how to Nearly 20 years ago, thousands of gallons of gasoline fuel were inadvertently released from an underground storage tank system at the Los Angeles Data Center. negotiate optimal work scopes, thereby avoiding unnecessary Once the leak was discovered, the initial phase of site investigation included interim sampling and testing. When remedial actions draw to a close, we remedial measures to protect structures and employees, such as the installation of craft closure documents that are understandable, compliant, and an automated hydrocarbon sensing system and foundation vapor probes so that sensitive indoor building spaces were continuously monitored. Additional assessment persuasive. techniques included soil vapor surveys, oriented bedrock coring and logging, geophysical surveys, and tank/pipeline integrity tests. To remediate hydrocarbon PROMINENT PROJECTS contamination and render the site safe, a vacuum-enhanced recovery (VER) system was installed and operated. At the time of closure, the VER system had successfully ▪▪ Los Angeles Data Center, City of Los Angeles removed more than 8,000 gallons of gasoline from soil and groundwater. ▪▪ Sargent Industries Facility, City of Huntington Park ▪▪ Heritage Valley Parks, City of Fillmore ▪▪ Central Region High School No. 13, City of Los Angeles
42 INDUSTRY BUSINESS CENTER NFL STADIUM NOISE ANALYSIS PlaceWorks evaluated noise impacts of the proposed 75,000-seat NFL stadium, four practice fields, and approximately three million square feet of retail, restaurants, office, and entertainment uses. We used the SoundPlan noise NOISE & model—a complex, three-dimensional noise prediction computer program that graphically portrays noise level contours. These modeling results and graphical VIBRATION contours were evaluated according to the Just how loud will your project be? Our in-house noise sampling County of Los Angeles Code and Noise Element. Several mitigation measures and modeling services use the SoundPlan Prediction Model to were identified, including sound walls, calculate future conditions, and precision instrumentation to architectural barriers, buffer areas, and time restrictions. measure existing environments. This predictive noise model takes into account fluctuating topography, varying terrain types, structure shielding, and other propagation to calculate future noise environments in and around a proposed project. The model generates detailed visualizations of projected noise conditions and CASTAIC HIGH SCHOOL NOISE ANALYSIS color-coded contour maps, which are far more informative than This comprehensive high school has numerical tables. These maps clearly illustrate the geographic 250,000 square feet of building area extent and intensity of the anticipated noise levels, and facilitate as well as athletic facilities that include the effective evaluation of potential noise mitigation strategies. a 5,000-seat football/soccer stadium. The school is in a rural, undeveloped area of northern Los Angeles County, so PROMINENT PROJECTS extensive noise analysis and contouring ▪▪ Industry Business Center NFL Stadium Noise Analysis, City of Industry were prepared to demonstrate that area residents would not be significantly ▪▪ Castaic High School Noise Analysis, City of Santa Clarita impacted. ▪▪ Susan Miller Dorsey High School Redevelopment, City of Los Angeles ▪▪ South Region High School No. 8, City of Maywood ▪▪ El Toro High School Stadium, City of Lake Forest
44 REGULATORY COMPLIANCE PlaceWorks helps negotiate sensible solutions to thorny regulatory problems. We have a proven track record of favorable decisions for clients facing seemingly intractable or unjustifiably expensive regulatory obstacles. Our engineers and scientists are familiar with the requirements of the EPA, the California Department of Toxic Substances Control, county health departments, Regional Water Quality Control Boards, air pollution control districts, and CalRecycle. Our regulatory compliance work includes facility/site audits, permits/approvals acquisition, environmental compliance reports, business response plans, hazardous materials inventories, and public participation plans. OCEAN OUTLETS MAINTENANCE MANUAL PlaceWorks provided regulatory permitting services and prepared a mitigated PROMINENT PROJECTS negative declaration for an Orange County Public Works maintenance manual ▪▪ San Diego Unified School District Regulatory Compliance Assessment, San Diego for the ocean outlets of six drainage channels from San Clemente to Huntington County Beach. The project required mitigation measures for protection of sensitive species. ▪▪ Orange County Public Works Ocean Outlets Maintenance Manual, Orange County California grunion spawn were found at all six outlets. Snowy plover, listed as federally threatened, forage at one of the outlets, and California least tern, listed as state and ▪▪ Foothill Retarding Basins Operations and Maintenance Manual, Orange County federally endangered, nest next to two outlets. ▪▪ National Rural Electric Cooperative Association Electrical Facilities Siting ▪▪ Camp Hill Outdoor Education Center, City of Los Angeles
46 SCHOOL FACILITIES PLANNING PlaceWorks is the premier school facilities planning firm in California, providing environmental documentation, site evaluation, cleanup, and selection services for new and expanding schools. Our staff undergoes ongoing training to keep up with the latest policies and legislation, we monitor legal precedent and legislative proposals, and we survey key governmental and industry personnel. Our firm is an active member of the Coalition for Adequate School Housing (CASH), and we share our findings and interpretations of the latest trends via our newsletters, LAUSD ON-CALL ENVIRONMENTAL SERVICES Practical Guide series, and schools website. PlaceWorks has provided environmental and planning services for LAUSD, the second largest school district in the nation. These services include CEQA and NEPA PROMINENT PROJECTS documentation; technical studies including air quality/GHG, noise, shade and shadow analysis, health risk assessments, environmental site assessments; remedial oversight ▪▪ Carlsbad Unified School District Sage Creek High School, City of Carlsbad and monitoring, litigation support, and acting as an agency liaison. Key projects ▪▪ University of California, Irvine Biomed Research Building 4, City of Irvine include the Vista Hermosa Project (formerly known as the Belmont Learning Center), ▪▪ San Jacinto High School, City of San Jacinto the Susan Miller Dorsey High School Redevelopment, and Central High School #13. ▪▪ Mission Vista High School, City of Oceanside LAUSD is now moving forward with the next round of school improvement projects ▪▪ Alverno High School Modernization, City of Sierra Madre with a unique approach to obtaining CEQA clearance. The EIR will function as both a Program EIR and a Best Practices Manual by combining knowledge already reflected WEBSITE in board policies, design guidelines, BMPs, and the 500+ previously completed CEQA documents. PlaceWorks is working with the district to prepare this innovative Program ▪▪ www.schoolplanning.com EIR, which will be used by nearly 600 LAUSD schools.
48 RECENT SELECT AWARDS CLIENTS PlaceWorks has won numerous local, state, and national awards, the most recent of which are listed here. This list represents a small cross-section of PlaceWorks’ past and current clients.
»» Healthy High Desert, Policy Briefs »» El Monte General Plan »» Rancho Mirage Section 19 Specific Plan Municipalities City of Rancho Cucamonga Santa Barbara County California Department of Fish and Wildlife DuPont Corporation California Chapter APA, Award of Merit, 2013; and Inland Los Angeles Section of the California, Comprehensive SCAG, Compass Blueprint Award for Achievement in City of Rancho Mirage Solano County California Urban Water Conservation Council Five Point Communities City of Anaheim Empire Section, California APA, Advocacy, Social Change, Planning for a Large Jurisdiction, 2012 Livability, 2010; and Inland Empire Section, California APA, City of Richmond Sonoma County Contra Costa Transportation Authority Focus Realty City of Berkeley and Diversity Planning, 2013 Outstanding Planning Award for Neighborhood Planning, City of Riverside South Sutter County Fresno Council of Governments Galileo Investment Group City of Buena Park »» City of San Bernardino Healthy Community 2010 City of Sacramento Yolo County Golden Gate National Parks Conservancy Haagen, LLC City of Burbank »» Tacoma Transfer of Development Rights Environmental Scan City of San Bernardino Lawrence Berkeley National Laboratory Heritage Fields El Toro, LLC City of Calistoga Washington Chapter APA, Sustainability Planning Award, Inland Empire Section, California APA, Advocacy/Social »» Santa Ana Housing Element City of San Carlos Educational Institutions Los Angeles Community Redevelopment Agency HMC Architects City of Capitola 2013 Change/Diversity Planning Award, 2012; and Southern Orange Section, California APA, Outstanding Planning Award City of San Clemente Mendocino Council of Governments John Allen Company City of Central Point, Oregon Alliance for College Ready Public Schools California Public Health Association, Public Health Practice for Focused Issue Planning, 2010 City of San Gabriel Metropolitan Transportation Commission Lennar Partners, Inc. »» WRCOG Sustainability Framework City of Ceres Animo Oscar De La Hoya Charter High Award, 2011 City of San Jose Midpeninsula Regional Open Space District Lewis Operating Corporation Orange County/Inland Empire Section ULI, Best of the Best, »» A Practical Guide to the California Environmental Quality City of Chico Beaumont Unified School District City of San Luis Obispo Napa County Flood Control and Water Conservation Locnavar, LLC 2013; and SCAG, Compass Blueprint Commendation, 2013 »» Redlands Transfer of Development Rights Study Act (2009) and A Practical Guide to Environmental Risk City of Chino Berkeley Unified School District City of Santa Ana District McWalters & Kelterer Inland Empire Section, California APA, Innovation in Green California AEP, Merit Award for Public Involvement/ City of Claremont Bright Star Schools »» Date Palm Drive Specific Plan and Streetscape City of Santa Clarita NASA / Ames Research Center Newhall Land and Farming Company Community Planning, 2011 Education Program, 2010 City of Clovis California State University, Fullerton Inland Empire Section, California APA, Comprehensive City of Santa Cruz National Academy of Sciences Transit Cooperative Regent Properties City of Coachella Coachella Valley Unified School District Planning: Small Jurisdiction, 2013 »» Ceres Downtown Specific Plan and EIR »» West Broadway Urban Village Specific Plan City of Santa Fe Springs Research Program Rich Development Company City of Davis Elk Grove Unified School District Central Section, California APA, Comprehensive Planning Northern Section, California APA, Outstanding Planning: City of Santa Monica National Park Service RSG, Inc. City of Desert Hot Springs El Sol Science and Arts Academy »» Highland Base Line Corridor Award for a Small Jurisdiction, 2011 Neighborhood Planning Award, 2010 City of Santa Rosa Oakland Base Reuse Authority Shapell Homes | Southern California City of East Palo Alto Escondido Union High School District Inland Empire Section, California APA, Planning City of Seaside Orange County Council of Governments Tejon Ranch Company City of El Monte Hayward Unified School District Implementation: Small Jurisdiction, 2013; and SCAG, »» Martial Cottle Park Master Plan »» Bay Fair BART Station Area Improvement Plan City of Sierra Madre Sacramento Housing and Redevelopment Agency Telfer Oil City of Fullerton Hemet Unified School District Compass Blueprint Honorable Mention, 2013 California Chapter APA Award of Excellence, Innovation in Northern Section, California APA, Focused Issue Planning City of Sonoma San Diego Association of Governments Triad Communities City of Hemet Inner City Education Foundation Green Community Planning Award, 2011; and Northern Award of Merit, 2010 City of South Lake Tahoe San Francisco Bay Water Transit Authority TriPointe Homes »» San Bernardino TOD Overlay City of Highland Irvine Unified School District Section, California APA, Innovation in Green Community City of South San Francisco San Gabriel Valley Council of Governments Ventura County Civic Alliance Inland Empire Section, California APA, Hard Won Victory, »» San Carlos General Plan Update Town of Hillsborough Lodi Unified School District Planning Award, 2011 City of Tracy San Joaquin Council of Governments Washington Group International 2013 Northern Section, California APA, Comprehensive Planning City of Industry Long Beach Unified School District Town of Truckee San Joaquin River Conservancy WatersEdge Elsinore Associates, LLC »» Tracy Sustainability Action Plan for a Small Jurisdiction Award of Merit, 2010; and the Grand City of Irvine Los Angeles Unified School District »» El Monte General Plan City of Tulare Santa Barbara County Association of Governments Sacramento Valley Section, California APA, Merit Award for Boulevard Initiative Award of Excellence, 2010 City of Lafayette Mt. San Jacinto Community College District SCAG, Compass Blueprint Honorable Mention, 2013 City of Union City Santa Clara County Cities Association Non-Profit Organizations Innovation in Green Community Planning, 2011 City of La Habra Newport-Mesa Unified School District »» SANDAG Smart Growth Design Guidelines City of Upland Santa Clara Valley Water District City of La Quinta Orange County Department of Education Audubon Canyon Ranch »» Ravenswood/Four Corners Specific Plan and EIR »» Butte County General Plan Update California Chapter APA Award for Best Practice, 2010; and City of Walnut Creek Sonoma County Agricultural and Open Space District City of Lake Forest Pacific Charter School Development Bay Localize Northern Section, California APA, Merit Award for Sacramento Valley Section, California APA, Award San Diego Section, California APA, Award for Best Practice, City of Westminster Sonoma-Marin Area Rail Transit Commission City of Livermore Perris Union High School District Beacon Light Mission Outstanding Planning: Grassroots Initiative, 2013 for Outstanding Comprehensive Planning for a Small 2010 Town of Windsor South Coast Air Quality Management District City of Lodi Riverside Unified School District California Community Foundation Jurisdiction, 2011 City of Yorba Linda South Bay Cities Council of Governments »» Breuner Marsh Restoration EIR City of Long Beach Roseville Joint Union High School District Catholic Diocese of Oakland »» El Camino Real/Downtown Vision Plan City of Yucaipa Southern California Association of Governments Northern California Chapter, ASLA, Merit Award for City of Los Alamitos San Bernardino County Superintendent of Schools Century Housing Corporation »» Cryer Site Park Design Grand Boulevard Initiative Award of Excellence, 2010 Town of Yucca Valley State of Washington Research, Analysis, Planning and Communication, 2013 City of Los Angeles San Diego County Superintendent of Schools Colette’s Children’s Home American Society of Landscape Architects Northern StopWaste.Org »» Coachella’s South East SOI Sustainability Project Town of Los Gatos San Jacinto Unified School District Community Alliance with Family Farmers »» Beaufort Transfer of Development Rights California Chapter, Merit Award, 2011 Counties Tahoe Regional Planning Agency SCAG Compass Blueprint Achievement Award in Prosperity, City of Menifee San Marcos Unified School District Downtown Fresno Neighborhoods Community South Carolina Chapter APA, Outstanding Multi- U.S. Army Corps of Engineers »» El Monte Community Building Initiative 2009 City of La Mesa Alameda County San Ramon Unified School District Development Corporation jurisdictional Planning Project, 2012 U.S. Forest Service California Chapter APA, Grassroots Initiative Award of City of Menlo Park Butte County Santa Ana Unified School District East Bay Habitat for Humanity »» University Hills Specific Plan Contra Costa County Santa Clara Unified School District Wasatch Front Regional Council East Palo Alto Historical and Agricultural Society »» Century Villages at Cabrillo Master Plan Excellence, 2010; and Los Angeles Section, California APA, City of Mill Valley California Chapter APA, Outstanding Planning Award El Dorado County Snowline Unified School District Western Riverside Council of Governments Ecumenical Association for Housing California Chapter APA, Planning Achievement for Planning Excellence Award for Grassroots Initiative, 2010 City of Modesto for Neighborhood Planning, 2009; and Inland Empire Fresno County Tulare County Office of Education Yosemite Area Regional Transportation System Environment Now Advocacy/Social Change/Diversity, 2012; and Los Angeles City of Monterey Park »» Life on State Section, California APA, Outstanding Planning Award for Gallatin County, Montana U.C. Berkeley Greenbelt Alliance Section, California APA, Outstanding Planning Achievement City of Morgan Hill Utah Chapter APA, Outstanding Planning: Unique Neighborhood Planning, 2009 Los Angeles County U.C. Davis Corporations & Developers Latino Health Collaborative for Social Change/Diversity, 2012 City of Napa Contribution, 2010 Mendocino County U.C. San Francisco AERA Energy, LLC Livable Berkeley »» Arrow Highway Multi-Jurisdictional Corridor Planning City of National City Marin County U.C. Santa Cruz Alexandria Real Estate Equities Monument Community Partnership »» Historic Downtown Upland Specific Plan »» The Ontario Framework for the Future Los Angeles Section, California APA, Outstanding Planning City of Newark Napa County Vista Unified School District Atkinson, Andelson, Loya, Ruud & Romo National Community Development Institute Inland Empire Section, California APA, Comprehensive California Chapter APA, Award of Merit, Comprehensive Award for Focused Issue Planning, 2009 City of Newport Beach Orange County Bank of America Neighborhood Housing Services of Orange County Planning for a Small Jurisdiction, 2012 Planning for a Large Jurisdiction, 2010; Compass Blueprint City of Oakland Riverside County Other Government Entities Barber Land Company San Gabriel Valley Foundation for Economic Growth President’s Award for Excellence, 2010; and Inland Empire »» Tracy General Plan City of Ontario »» Yucca Valley Community Profile Salt Lake County, Utah Best Best & Krieger, LLP Silicon Valley Manufacturing Group Section, California APA, Outstanding Planning Award for San Joaquin Valley Blueprint Award of Merit, 2009 City of Oroville Association of Bay Area Governments Inland Empire Section, California APA, Media Award, 2012 San Bernardino County Century West Properties, Inc Spanish Speaking Unity Council Comprehensive Planning, 2010 City of Palo Alto Bay Area Air Quality Management District City of Pasadena San Luis Obispo County Bay Area Rapid Transit District District Development Partners, LLC St. John’s Episcopal Church City of Petaluma San Mateo County California Air Resources Board DR Horton The California Endowment
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