HomeMy Public PortalAbout07) 7E - Agreement Lisa Wise_ Housing Element Update_CC Staff ReportAGENDA
ITEM 7.E.
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
DATE: November 4, 2020
TO: The Honorable City Council
FROM: Bryan Cook, City Manager
By: Scott Reimers, Community Development Director
SUBJECT: APPROVAL OF CONSULTANT SERVICES AGREEMENT WITH LISA
WISE CONSULTING (LWC) TO PREPARE THE CITY’S 2021-2029
HOUSING ELEMENT
RECOMMENDATION:
The City Council is requested to:
1. Approve a Consultant Services Agreement with LWC (Attachment “A”) to prepare the
City’s 2021-2029 Housing Element; and
2. Authorize the City Manager to execute the Consultant Services Agreement in an amount
not to exceed $119,940.
BACKGROUND:
1. On August 15, 2020, the City released a Request for Proposal (Attachment “B”) to
prepare the City’s 2021-2029 Housing Element.
2. On September 15, 2020, the City received one proposal. Many of the local agencies
in the San Gabriel Valley have received just one proposal; some cities did not receive
any proposals. It was rare for a city to receive more than one proposal this housing
element cycle.
3. On September 22, 2020, the City received a letter informing the City it had received a
Local Early Action Planning (LEAP) grant from the California Housing and Community
Development Department (HCD) in the amount of $150,000. Of the total received,
$120,000 has been allocated for the Housing Element Update while the remaining
amount is allocated to fund programs and implementation measures in the Housing
Element.
City Council
November 4, 2020
Page 2 of 2
ANALYSIS:
The State of California (State) requires cities to periodically update the Housing Element
of the General Plan. These periodic updates are coordinated by the Southern California
Association of Governments (SCAG) through their planning periods, which is currently
every eight years. The City’s existing Housing Element covers the fifth cycle (2014 to
2021). The sixth cycle Housing Element will cover 2021 to 2029. The deadline to adopt
an updated Housing Element for the 2021-2029 planning period is October 15, 2021. The
State gives a 120-day grace period, which would allow the City until February 12, 2022
to gain certification by the State and final adoption by the City Council. Failure by the City
to meet the State’s deadline will force the City to update the housing element every four
years rather than every eight years.
LWC brings more than 15 years of housing experience and has written more than 20
housing elements that have been approved by HCD. LWC has experience working with
large cities, such as Long Beach, and small cities such as Woodland. LWC is teaming
up with Rincon to provide CEQA work, if necessary. Rincon has previously prepared
environmental documents on the City’s behalf for projects such as 5935 Temple City
Boulevard.
FISCAL IMPACT :
The City Council approved the Fiscal Year (FY) 2020-21 City Budget which included a
$30,000 appropriation for preparation of the 2021-2029 Housing Element. After the
budget was approved, the City received notice from HCD that it had awarded the City a
grant in the amount of $150,000. When the grant agreement is finalized, staff will bring it to
the City Council for approval along with a budget amendment.
ATTACHMENT:
A. Consultant Services Agreement Lisa Wise Consulting
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AGREEMENT FOR SERVICES
By and Between
THE CITY OF TEMPLE CITY,
a municipal corporation
and
Lisa Wise Consulting, Inc.
ATTACHMENT A
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AGREEMENT FOR SERVICES
BETWEEN
THE CITY OF TEMPLE CITY, CALIFORNIA
AND
LISA WISE CONSULTING, INC.
This Agreement for Services (“Agreement”) is entered into as of this fifth day of
November 2020 by and between the City of Temple City, a municipal corporation (“City”)
and Lisa Wise Consulting, Inc., an (“Service Provider”). City and Service Provider are
sometimes hereinafter individually referred to as “Party” and hereinafter collectively
referred to as the “Parties.”
RECITALS
A. City has sought, by request for proposals the performance of the services
defined and described particularly in Section 2 of this Agreement.
B. Service Provider, following submission of a proposal for the performance of
the services defined and described particularly in Section 2 of this Agreement, was
selected by the City to perform those services.
C. Pursuant to the City of Temple City’s Municipal Code, City has authority to
enter into this Services Agreement and the City Manager has authority to execute this
Agreement.
D. The Parties desire to formalize the selection of Service Provider for
performance of those services defined and described particularly in Section 2 of this
Agreement and desire that the terms of that performance be as particularly defined and
described herein.
OPERATIVE PROVISIONS
NOW, THEREFORE, in consideration of the mutual promises and covenants made
by the Parties and contained here and other consideration, the value and adequacy of
which are hereby acknowledged, the Parties agree as follows:
SECTION 1. TERM OF AGREEMENT.
Subject to the provisions of Section 20 "Termination of Agreement" of this
Agreement, the Term of this Agreement is for two years commencing on the date first
ascribed above.
SECTION 2. SCOPE OF SERVICES & SCHEDULE OF PERFORMANCE.
(a) Scope of Services. Service Provider agrees to perform the services set
forth in pages 7 through 12 of Exhibit “A” “Response to Request for Proposal” (hereinafter,
the “Services”) and made a part of this Agreement by this reference. The City Manager
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is authorized to sign change orders to expand the scope to include the optional tasks in
pages 11 and 12 of Exhibit “A.”
(b) Schedule of Performance. The Services shall be completed pursuant to the
schedule specified on page 33 of Exhibit “A.” Should the Services not be completed
pursuant to that schedule, the Service Provider shall be deemed to be in Default of this
Agreement. The City, in its sole discretion, may choose not to enforce the Default
provisions of this Agreement and may instead allow Service Provider to continue
performing the Services.
SECTION 3. ADDITIONAL SERVICES.
Service Provider shall not be compensated for any work rendered in connection
with its performance of this Agreement that are in addition to or outside of the Services
unless such additional services are authorized in advance and in writing in accordance
with Section 26 “Administration and Implementation” or Section 28 “Amendment” of this
Agreement. If and when such additional work is authorized, such additional work shall
be deemed to be part of the Services.
SECTION 4. COMPENSATION AND METHOD OF PAYMENT.
(a) Subject to any limitations set forth in this Agreement, City agrees to pay
Service Provider the amounts specified in the budget on page 34 of Exhibit “A”
“Compensation” and made a part of this Agreement by this reference. The total
compensation, including reimbursement for actual expenses, should not exceed eighty-
five thousand dollars ($85,000). The City Manager may authorize increasing the scope
of services to include the optional tasks found on pages 11 and 12 of Exhibit “A.” The
budget for the optional tasks shall not exceed thirty-five thousand dollars ($35,000).
Additional compensation can be approved in writing in accordance with Section 26
“Administration and Implementation” or Section 28 “Amendment” of this Agreement.
(b) Each month Service Provider shall furnish to City an original invoice for all
work performed and expenses incurred during the preceding month. The invoice shall
detail charges by the following categories: labor (by sub-category), travel, materials,
equipment, supplies, and subcontractor contracts. Subcontractor charges shall be
detailed by the following categories: labor, travel, materials, equipment and supplies. If
the compensation set forth in subsection (a) and Exhibit “A” include payment of labor on
an hourly basis (as opposed to labor and materials being paid as a lump sum), the labor
category in each invoice shall include detailed descriptions of task performed and the
amount of time incurred for or allocated to that task. City shall independently review each
invoice submitted by the Service Provider to determine whether the work performed and
expenses incurred are in compliance with the provisions of this Agreement. In the event
that no charges or expenses are disputed, the invoice shall be approved and paid
according to the terms set forth in subsection (c). In the event any charges or expenses
are disputed by City, the original invoice shall be returned by City to Service Provider for
correction and resubmission.
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(c) Except as to any charges for work performed or expenses incurred by
Service Provider which are disputed by City, City will use its best efforts to cause Service
Provider to be paid within forty-five (45) days of receipt of Service Provider’s correct and
undisputed invoice.
(d) Payment to Service Provider for work performed pursuant to this Agreement
shall not be deemed to waive any defects in work performed by Service Provider.
SECTION 5. INSPECTION AND FINAL ACCEPTANCE.
City may inspect and accept or reject any of Service Provider’s work under this
Agreement, either during performance or when completed. City shall reject or finally
accept Service Provider’s work within sixty (60) days after submitted to City. City shall
reject work by a timely written explanation, otherwise Service Provider’s work shall be
deemed to have been accepted. City’s acceptance shall be conclusive as to such work
except with respect to latent defects, fraud and such gross mistakes as amount to fraud.
Acceptance of any of Service Provider’s work by City shall not constitute a waiver of any
of the provisions of this Agreement including, but not limited to, Section 16
“Indemnification” and Section 17 “Insurance.”
SECTION 6. OWNERSHIP OF DOCUMENTS.
All original maps, models, designs, drawings, photographs, studies, surveys,
reports, data, notes, computer files, files and other documents prepared, developed or
discovered by Service Provider in the course of providing the Services pursuant to this
Agreement shall become the sole property of City and may be used, reused or otherwise
disposed of by City without the permission of the Service Provider. Upon completion,
expiration or termination of this Agreement, Service Provider shall turn over to City all
such original maps, models, designs, drawings, photographs, studies, surveys, reports,
data, notes, computer files, files and other documents.
If and to the extent that City utilizes for any purpose not related to this Agreement
any maps, models, designs, drawings, photographs, studies, surveys, reports, data,
notes, computer files, files or other documents prepared, developed or discovered by
Service Provider in the course of providing the Services pursuant to this Agreement,
Service Provider’s guarantees and warranties in Section 9 “Standard of Performance” of
this Agreement shall not extend to such use of the maps, models, designs, drawings,
photographs, studies, surveys, reports, data, notes, computer files, files or other
documents.
SECTION 7. SERVICE PROVIDER'S BOOKS AND RECORDS.
(a) Service Provider shall maintain any and all documents and records
demonstrating or relating to Service Provider’s performance of the Services. Service
Provider shall maintain any and all ledgers, books of account, invoices, vouchers,
canceled checks, or other documents or records evidencing or relating to work, services,
expenditures and disbursements charged to City pursuant to this Agreement. Any and
all such documents or records shall be maintained in accordance with generally accepted
accounting principles and shall be sufficiently complete and detailed so as to permit an
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accurate evaluation of the services provided by Service Provider pursuant to this
Agreement. Any and all such documents or records shall be maintained for three (3)
years from the date of execution of this Agreement and to the extent required by laws
relating to audits of public agencies and their expenditures.
(b) Any and all records or documents required to be maintained pursuant to this
section shall be made available for inspection, audit and copying, at any time during
regular business hours, upon request by City or its designated representative. Copies of
such documents or records shall be provided directly to the City for inspection, audit and
copying when it is practical to do so; otherwise, unless an alternative is mutually agreed
upon, such documents and records shall be made available at Service Provider’s address
indicated for receipt of notices in this Agreement.
(c) Where City has reason to believe that any of the documents or records
required to be maintained pursuant to this section may be lost or discarded due to
dissolution or termination of Service Provider’s business, City may, by written request,
require that custody of such documents or records be given to the City. Access to such
documents and records shall be granted to City, as well as to its successors-in-interest
and authorized representatives.
SECTION 8. INDEPENDENT CONTRACTOR.
(a) Service Provider is and shall at all times remain a wholly independent
contractor and not an officer, employee or agent of City. Service Provider shall have no
authority to bind City in any manner, nor to incur any obligation, debt or liability of any
kind on behalf of or against City, whether by contract or otherwise, unless such authority
is expressly conferred under this Agreement or is otherwise expressly conferred in writing
by City.
(b) The personnel performing the Services under this Agreement on behalf of
Service Provider shall at all times be under Service Provider’s exclusive direction and
control. Neither City, nor any elected or appointed boards, officers, officials, employees
or agents of City, shall have control over the conduct of Service Provider or any of Service
Provider’s officers, employees, or agents except as set forth in this Agreement. Service
Provider shall not at any time or in any manner represent that Service Provider or any of
Service Provider’s officers, employees, or agents are in any manner officials, officers,
employees or agents of City.
(c) Neither Service Provider , nor any of Service Provider’s officers, employees
or agents, shall obtain any rights to retirement, health care or any other benefits which
may otherwise accrue to City’s employees. Service Provider expressly waives any claim
Service Provider may have to any such rights.
SECTION 9. STANDARD OF PERFORMANCE.
Service Provider represents and warrants that it has the qualifications, experience
and facilities necessary to properly perform the Services required under this Agreement
in a thorough, competent and professional manner. Service Provider shall at all times
faithfully, competently and to the best of its ability, experience and talent, perform all
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Services. In meeting its obligations under this Agreement, Service Provider shall employ,
at a minimum, generally accepted standards and practices utilized by persons engaged
in providing services similar to the Services required of Service Provider under this
Agreement. In addition to the general standards of performance set forth this section,
additional specific standards of performance and performance criteria may be set forth in
Exhibit “A” “Scope of Work” that shall also be applicable to Service Provider’s work under
this Agreement. Where there is a conflict between a general and a specific standard of
performance or performance criteria, the specific standard or criteria shall prevail over the
general.
SECTION 10. COMPLIANCE WITH APPLICABLE LAWS; PERMITS AND
LICENSES.
Service Provider shall keep itself informed of and comply with all applicable
federal, state and local laws, statutes, codes, ordinances, regulations and rules in effect
during the term of this Agreement. Service Provider shall obtain any and all licenses,
permits and authorizations necessary to perform the Services set forth in this Agreement.
Neither City, nor any elected or appointed boards, officers, officials, employees or agents
of City, shall be liable, at law or in equity, as a result of any failure of Service Provider to
comply with this section.
SECTION 11. PREVAILING WAGE LAWS
It is the understanding of City and Service Provider that California prevailing wage
laws do not apply to this Agreement because the Agreement does not involve any of the
following services subject to prevailing wage rates pursuant to the California Labor Code
or regulations promulgated thereunder: Construction, alteration, demolition, installation,
or repair work performed on public buildings, facilities, streets or sewers done under
contract and paid for in whole or in part out of public funds. In this context, “construction"
includes work performed during the design and preconstruction phases of construction
including, but not limited to, inspection and land surveying work.
SECTION 12. NONDISCRIMINATION.
Service Provider shall not discriminate, in any way, against any person on the
basis of race, color, religious creed, national origin, ancestry, sex, age, physical handicap,
medical condition or marital status in connection with or related to the performance of this
Agreement.
SECTION 13. UNAUTHORIZED ALIENS.
Service Provider hereby promises and agrees to comply with all of the provisions
of the Federal Immigration and Nationality Act, 8 U.S.C.A. §§ 1101, et seq., as amended,
and in connection therewith, shall not employ unauthorized aliens as defined therein.
Should Service Provider so employ such unauthorized aliens for the performance of the
Services, and should the any liability or sanctions be imposed against City for such use
of unauthorized aliens, Service Provider hereby agrees to and shall reimburse City for the
cost of all such liabilities or sanctions imposed, together with any and all costs, including
attorneys' fees, incurred by City.
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SECTION 14. CONFLICTS OF INTEREST.
(a) Service Provider covenants that neither it, nor any officer or principal of its
firm, has or shall acquire any interest, directly or indirectly, which would conflict in any
manner with the interests of City or which would in any way hinder Service Provider’s
performance of the Services. Service Provider further covenants that in the performance
of this Agreement, no person having any such interest shall be employed by it as an
officer, employee, agent or subcontractor without the express written consent of the City
Manager. Service Provider agrees to at all times avoid conflicts of interest or the
appearance of any conflicts of interest with the interests of City in the performance of this
Agreement.
(b) City understands and acknowledges that Service Provider is, as of the date
of execution of this Agreement, independently involved in the performance of non-related
services for other governmental agencies and private parties. Service Provider is
unaware of any stated position of City relative to such projects. Any future position of City
on such projects shall not be considered a conflict of interest for purposes of this section.
(c) City understands and acknowledges that Service Provider will, perform non-
related services for other governmental agencies and private Parties following the
completion of the Services under this Agreement. Any such future service shall not be
considered a conflict of interest for purposes of this section.
SECTION 15. CONFIDENTIAL INFORMATION; RELEASE OF INFORMATION.
(a) All information gained or work product produced by Service Provider in
performance of this Agreement shall be considered confidential, unless such information
is in the public domain or already known to Service Provider. Service Provider shall not
release or disclose any such information or work product to persons or entities other than
City without prior written authorization from the City Manager, except as may be required
by law.
(b) Service Provider, its officers, employees, agents or subcontractors, shall
not, without prior written authorization from the City Manager or unless requested by the
City Attorney of City, voluntarily provide declarations, letters of support, testimony at
depositions, response to interrogatories or other information concerning the work
performed under this Agreement. Response to a subpoena or court order shall not be
considered "voluntary" provided Service Provider gives City notice of such court order or
subpoena.
(c) If Service Provider, or any officer, employee, agent or subcontractor of
Service Provider, provides any information or work product in violation of this Agreement,
then City shall have the right to reimbursement and indemnity from Service Provider for
any damages, costs and fees, including attorneys fees, caused by or incurred as a result
of Service Provider’s conduct.
(d) Service Provider shall promptly notify City should Service Provider , its
officers, employees, agents or subcontractors be served with any summons, complaint,
subpoena, notice of deposition, request for documents, interrogatories, request for
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admissions or other discovery request, court order or subpoena from any party regarding
this Agreement and the work performed thereunder. City retains the right, but has no
obligation, to represent Service Provider or be present at any deposition, hearing or
similar proceeding. Service Provider agrees to cooperate fully with City and to provide
City with the opportunity to review any response to discovery requests provided by
Service Provider. However, this right to review any such response does not imply or
mean the right by City to control, direct, or rewrite said response.
SECTION 16. INDEMNIFICATION.
(a) Indemnification for Professional Liability. Where the law establishes a
professional standard of care for Service Provider’s services, to the fullest extent
permitted by law, Service Provider shall indemnify, protect, defend and hold harmless
City and any and all of its officials, employees and agents (“Indemnified Parties”) from
and against any and all liability (including liability for claims, suits, actions, arbitration
proceedings, administrative proceedings, regulatory proceedings, losses, expenses or
costs of any kind, whether actual, alleged or threatened, including attorneys fees and
costs, court costs, interest, defense costs, and expert witness fees) arise out of, are a
consequence of, or are in any way attributable to, in whole or in part, any negligent or
wrongful act, error or omission of Service Provider, or by any individual or entity for which
Service Provider is legally liable, including but not limited to officers, agents, employees
or sub-contractors of Service Provider, in the performance of professional services under
this Agreement.
(b) Indemnification for Other than Professional Liability. Other than in the
performance of professional services and to the full extent permitted by law, Service
Provider shall indemnify, protect, defend and hold harmless City, and any and all of its
employees, officials and agents from and against any liability (including liability for claims,
suits, actions, arbitration proceedings, administrative proceedings, regulatory
proceedings, losses, expenses or costs of any kind, whether actual, alleged or
threatened, including attorneys fees and costs, court costs, interest, defense costs, and
expert witness fees), where the same arise out of, are a consequence of, or are in any
way attributable to, in whole or in part, the performance of this Agreement by Service
Provider or by any individual or entity for which Service Provider is legally liable, including
but not limited to officers, agents, employees or sub-contractors of Service Provider.
(c) Indemnification from Subcontractors. Service Provider agrees to obtain
executed indemnity agreements with provisions identical to those set forth in this section
from each and every subcontractor or any other person or entity involved by, for, with or
on behalf of Service Provider in the performance of this Agreement naming the
Indemnified Parties as additional indemnitees. In the event Service Provider fails to
obtain such indemnity obligations from others as required herein, Service Provider agrees
to be fully responsible according to the terms of this section. Failure of City to monitor
compliance with these requirements imposes no additional obligations on City and will in
no way act as a waiver of any rights hereunder. This obligation to indemnify and defend
City as set forth herein is binding on the successors, assigns or heirs of Service Provider
and shall survive the termination of this Agreement or this section.
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(d) Limitation of Indemnification. Notwithstanding any provision of this section
to the contrary, design professionals are required to defend and indemnify the City only
to the extent permitted by Civil Code Section 2782.8, which limits the liability of a design
professional to claims, suits, actions, arbitration proceedings, administrative proceedings,
regulatory proceedings, losses, expenses or costs that arise out of, pertain to, or relate
to the negligence, recklessness, or willful misconduct of the design professional. The
term “design professional,” as defined in Section 2782.8, is limited to licensed architects,
licensed landscape architects, registered professional engineers, professional land
surveyors, and the business entities that offer such services in accordance with the
applicable provisions of the California Business and Professions Code.
(e) City’s Negligence. The provisions of this section do not apply to claims
occurring as a result of City’s sole negligence. The provisions of this section shall not
release City from liability arising from gross negligence or willful acts or omissions of City
or any and all of its officials, employees and agents.
SECTION 17. INSURANCE.
Service Provider agrees to obtain and maintain in full force and effect during the
term of this Agreement the insurance policies set forth in Exhibit “C” “Insurance” and made
a part of this Agreement. All insurance policies shall be subject to approval by City as to
form and content. These requirements are subject to amendment or waiver if so approved
in writing by the City Manager. Service Provider agrees to provide City with copies of
required policies upon request.
SECTION 18. ASSIGNMENT.
The expertise and experience of Service Provider are material considerations for
this Agreement. City has an interest in the qualifications and capability of the persons
and entities who will fulfill the duties and obligations imposed upon Service Provider under
this Agreement. In recognition of that interest, Service Provider shall not assign or
transfer this Agreement or any portion of this Agreement or the performance of any of
Service Provider’s duties or obligations under this Agreement without the prior written
consent of the City. Any attempted assignment shall be ineffective, null and void, and
shall constitute a material breach of this Agreement entitling City to any and all remedies
at law or in equity, including termination of this Agreement pursuant to Section 20
“Termination of Agreement.” City acknowledges, however, that Service Provider, in the
performance of its duties pursuant to this Agreement, may utilize subcontractors.
SECTION 19. CONTINUITY OF PERSONNEL.
Service Provider shall make every reasonable effort to maintain the stability and
continuity of Service Provider’s staff and subcontractors, if any, assigned to perform the
Services. Service Provider shall notify City of any changes in Service Provider’s staff and
sub-contractors, if any, assigned to perform the Services prior to and during any such
performance.
SECTION 20. TERMINATION OF AGREEMENT.
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(a) City may terminate this Agreement, with or without cause, at any time by
giving thirty (30) days written notice of termination to Service Provider. In the event such
notice is given, Service Provider shall cease immediately all work in progress.
(b) Service Provider may terminate this Agreement for cause at any time upon
thirty (30) days written notice of termination to City.
(c) If either Service Provider or City fail to perform any material obligation under
this Agreement, then, in addition to any other remedies, either Service Provider, or City
may terminate this Agreement immediately upon written notice.
(d) Upon termination of this Agreement by either Service Provider or City, all
property belonging exclusively to City which is in Service Provider’s possession shall be
returned to City. Service Provider shall furnish to City a final invoice for work performed
and expenses incurred by Service Provider, prepared as set forth in Section 4
“Compensation and Method of Payment” of this Agreement. This final invoice shall be
reviewed and paid in the same manner as set forth in Section 4 “Compensation and
Method of Payment” of this Agreement.
SECTION 21. DEFAULT.
In the event that Service Provider is in default under the terms of this Agreement,
the City shall not have any obligation or duty to continue compensating Service Provider
for any work performed after the date of default. Instead, the City may give notice to
Service Provider of the default and the reasons for the default. The notice shall include
the timeframe in which Service Provider may cure the default. This timeframe is
presumptively thirty (30) days, but may be extended, though not reduced, if
circumstances warrant. During the period of time that Service Provider is in default, the
City shall hold all invoices and shall, when the default is cured, proceed with payment on
the invoices. In the alternative, the City may, in its sole discretion, elect to pay some or
all of the outstanding invoices during the period of default. If Service Provider does not
cure the default, the City may take necessary steps to terminate this Agreement under
Section 20 “Termination of Agreement.” Any failure on the part of the City to give notice
of the Service Provider’s default shall not be deemed to result in a waiver of the City’s
legal rights or any rights arising out of any provision of this Agreement.
SECTION 22. EXCUSABLE DELAYS.
Service Provider shall not be liable for damages, including liquidated damages, if
any, caused by delay in performance or failure to perform due to causes beyond the
control of Service Provider. Such causes include, but are not limited to, acts of God, acts
of the public enemy, acts of federal, state or local governments, acts of City, court orders,
fires, floods, epidemics, strikes, embargoes, and unusually severe weather. The term
and price of this Agreement shall be equitably adjusted for any delays due to such causes.
SECTION 23. COOPERATION BY CITY.
All public information, data, reports, records, and maps as are existing and
available to City as public records, and which are necessary for carrying out the Services
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shall be furnished to Service Provider in every reasonable way to facilitate, without undue
delay, the Services to be performed under this Agreement.
SECTION 24. NOTICES.
All notices required or permitted to be given under this Agreement shall be in
writing and shall be personally delivered, or sent by telecopier or certified mail, postage
prepaid and return receipt requested, addressed as follows:
To City: City of Temple City
Attn: City Manager
9701 Las Tunas Dr.
Temple City, CA 91780
To Service Provider: Lisa Wise Consulting, Inc.
706 South Hill Street, Suite 1100
Los Angeles, CA 90014
Notice shall be deemed effective on the date personally delivered or transmitted
by facsimile or, if mailed, three (3) days after deposit of the same in the custody of the
United States Postal Service.
SECTION 25. AUTHORITY TO EXECUTE.
The person or persons executing this Agreement on behalf of Service Provider
represents and warrants that he/she/they has/have the authority to so execute this
Agreement and to bind Service Provider to the performance of its obligations hereunder.
SECTION 26. ADMINISTRATION AND IMPLEMENTATION.
This Agreement shall be administered and executed by the City Manager or his or
her designated representative. The City Manager shall have the authority to issue
interpretations and to make amendments to this Agreement, including amendments that
commit additional funds, consistent with Section 28 “Amendment” and the City Manager’s
contracting authority under the Temple City Municipal Code.
SECTION 27. BINDING EFFECT.
This Agreement shall be binding upon the heirs, executors, administrators,
successors and assigns of the Parties.
SECTION 28. AMENDMENT.
No amendment to or modification of this Agreement shall be valid unless made in
writing and approved by the Service Provider and by the City. The City Manager shall
have the authority to approve any amendment to this Agreement if the total compensation
under this Agreement, as amended, would not exceed the City Manager’s contracting
authority under the Temple City Municipal Code. All other amendments shall be approved
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by the City Council. The Parties agree that the requirement for written modifications
cannot be waived and that any attempted waiver shall be void.
SECTION 29. WAIVER.
Waiver by any Party to this Agreement of any term, condition, or covenant of this
Agreement shall not constitute a waiver of any other term, condition, or covenant. Waiver
by any Party of any breach of the provisions of this Agreement shall not constitute a
waiver of any other provision nor a waiver of any subsequent breach or violation of any
provision of this Agreement. Acceptance by City of any work or services by Service
Provider shall not constitute a waiver of any of the provisions of this Agreement.
SECTION 30. LAW TO GOVERN; VENUE.
This Agreement shall be interpreted, construed and governed according to the
laws of the State of California. In the event of litigation between the Parties, venue in
state trial courts shall lie exclusively in the County of Los Angeles, California. In the event
of litigation in a U.S. District Court, venue shall lie exclusively in the Central District of
California, in Los Angeles.
SECTION 31. ATTORNEYS FEES, COSTS AND EXPENSES.
In the event litigation or other proceeding is required to enforce or interpret any
provision of this Agreement, the prevailing Party in such litigation or other proceeding
shall be entitled to an award of reasonable attorney's fees, costs and expenses, in
addition to any other relief to which it may be entitled.
SECTION 32. ENTIRE AGREEMENT.
This Agreement, including the attached Exhibits "A" through "C", is the entire,
complete, final and exclusive expression of the Parties with respect to the matters
addressed therein and supersedes all other agreements or understandings, whether oral
or written, or entered into between Service Provider and City prior to the execution of this
Agreement. No statements, representations or other agreements, whether oral or written,
made by any Party which are not embodied herein shall be valid and binding.
SECTION 33. SEVERABILITY.
If any term, condition or covenant of this Agreement is declared or determined by
any court of competent jurisdiction to be invalid, void or unenforceable, the remaining
provisions of this Agreement shall not be affected thereby and the Agreement shall be
read and construed without the invalid, void or unenforceable provision(s).
SECTION 34. CONFLICTING TERMS.
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Except as otherwise stated herein, if the terms of this Agreement conflict with the
terms of any Exhibit hereto, or with the terms of any document incorporated by reference
into this Agreement, the terms of this Agreement shall control.
IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the
date and year first-above written.
CITY OF TEMPLE CITY
__________________________
Bryan Cook, City Manager
ATTEST: APPROVED AS TO FORM:
___________________________ ________________________
Peggy Kuo, City Clerk Greg Murphy, City Attorney
CONTRACTOR: By (Authorized Officer) Name: Title:
(2nd signature required if Corporation, Incorporation or Limited Liability
Corporation) By (Authorized Officer) Name: Title:
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NOTE: SERVICE PROVIDER’S SIGNATURES SHALL BE DULY NOTARIZED,
AND APPROPRIATE ATTESTATIONS SHALL BE INCLUDED AS MAY
BE REQUIRED BY THE BYLAWS, ARTICLES OF INCORPORATION,
OR OTHER RULES OR REGULATIONS APPLICABLE TO SERVICE
PROVIDER’S BUSINESS ENTITY.
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A notary public or other officer completing this certificate verifies only the identity of the individual who
signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity
of that document.
ALL-PURPOSE ACKNOWLEDGMENT NOTARY FOR CALIFORNIA
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
On ____________________, 20__, before me, , Date Name And Title Of Officer (e.g. “Jane Doe, Notary Public”)
personally appeared ,
Name of Signer(s)
who proved to me on the basis of satisfactory evidence to be the
person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the
same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s) on the instrument the person(s), or the
entity upon behalf of which the person(s) acted, executed the
instrument.
I certify under PENALTY OF PERJURY under the laws of the State
of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature of Notary Public
OPTIONAL
Though this section is optional, completing this information can deter alternation of the document or fraudulent
reattachment of this form to an unintended document.
CAPACIT(IES) CLAIMED BY SIGNER(S) DESCRIPTION OF ATTACHED DOCUMENT
Signer's Name:
¨ Individual ¨ Corporate Officer
Title(s) Title or Type of Document
¨ Partner(s) ¨ Limited
¨ General
¨ Attorney-In-Fact Number Of Pages
¨ Trustee(s)
¨ Guardian/Conservator
¨ Other:
Signer is representing:
Name Of Person(s) Or Entity(ies)
Date Of Document
Signer(s) Other Than Named Above
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A notary public or other officer completing this certificate verifies only the identity of the individual who
signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity
of that document.
ALL-PURPOSE ACKNOWLEDGMENT NOTARY FOR CALIFORNIA
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
On ____________________, 20__, before me, , Date Name And Title Of Officer (e.g. “Jane Doe, Notary Public”)
personally appeared , Name of Signer(s)
who proved to me on the basis of satisfactory evidence to be the
person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the
same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s) on the instrument the person(s), or the
entity upon behalf of which the person(s) acted, executed the
instrument.
I certify under PENALTY OF PERJURY under the laws of the State
of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature of Notary Public
OPTIONAL
Though this section is optional, completing this information can deter alternation of the document or fraudulent
reattachment of this form to an unintended document.
CAPACIT(IES) CLAIMED BY SIGNER(S) DESCRIPTION OF ATTACHED DOCUMENT
Signer's Name:
¨ Individual ¨ Corporate Officer
Title(s) Title or Type of Document
¨ Partner(s) ¨ Limited
¨ General
¨ Attorney-In-Fact Number Of Pages
¨ Trustee(s)
¨ Guardian/Conservator
¨ Other:
Signer is representing:
Name Of Person(s) Or Entity(ies)
Date Of Document
Signer(s) Other Than Named Above
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A-1
EXHIBIT "A"
RESPONSE TO REQUEST FOR PROPOSAL
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B-1
EXHIBIT "B"
INSURANCE
A. Insurance Requirements. Service Provider shall provide and maintain
insurance, acceptable to the City, in full force and effect throughout the term of this
Agreement, against claims for injuries to persons or damages to property which may arise
from or in connection with the performance of the Services by Service Provider, its agents,
representatives or employees. Insurance is to be placed with insurers with a current A.M.
Best's rating is an assigned policyholders’ Rating of A (or higher) and Financial Size
Category Class VII (or larger).
Only the following “marked” requirements are applicable and Service Provider shall
provide the following scope and limits of insurance:
1. Minimum Scope of Insurance. Coverage shall be at least as broad
as:
__X_ Commercial General Liability. Insurance Services Office form Commercial
General Liability coverage (Occurrence Form CG 0001).
__X_ Automobile Liability. Service provider shall maintain automobile insurance at least
as board as Insurance Services Office form CA 00 01 covering bodily injury and
property damage for all activities of the Service Provider arising out of or in
connection with work to be performed under this Agreement, including coverage
for any owned, hired, non-owned or rented vehicles.
__X_ Workers’ Compensation. Workers' Compensation Insurance (Statutory Limits)
and Employer’s Liability Insurance as required by the Labor Code of State of
California covering all persons providing Services on behalf of the Service Provider
and all risks to such persons under this Agreement.
__X_ Professional (Errors and Omissions) Liability. Professional liability insurance
appropriate to the Service Provider’s profession. This coverage may be written on
a “claims made” basis, and must include coverage for contractual liability. The
insurance must be maintained for at least three (3) consecutive years following the
completion of Service Provider’s services or the termination of this Agreement.
During this additional three (3) year period, Service Provider shall annually and
upon request of the City submit written evidence of this continuous coverage.
Service Provider shall maintain professional liability insurance that covers the
Services to be performed in connection with this Agreement. Any policy inception
date, continuity date, or retroactive date must be before the effective date of this
agreement and Service Provider agrees to maintain continuous coverage through
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a period of no less than three years after completion of the services required by
this agreement.
1. Minimum Limits of Insurance. Service Provider shall maintain limits
of insurance no less than:
(1) Commercial General Liability. $1,000,000 per occurrence,
$2,000,000 general aggregate for bodily injury, personal injury and property damage.
(2) Automobile Liability. No less than $1,000,000 combined
single limit for each accident.
(3) Workers' Compensation. Workers' Compensation as required
by the Labor Code of the State of California of not less than $1,000,000 per occurrence
and Employer’s Liability Insurance with limits of at least $1,000,000.
(4) Professional Liability. $1,000,000 per claim and in the
aggregate.
B. Other Provisions. Insurance policies required by this Agreement shall
contain the following provisions:
1. All Policies. Each insurance policy required by this Agreement shall
be endorsed and state the coverage shall not be suspended, voided, cancelled by the
insurer or either Party to this Agreement, reduced in coverage or in limits except after 30
days' prior written notice by certified mail, return receipt requested, has been given to
City.
2. Commercial General Liability and Automobile Liability Coverages.
(1) City, and its respective elected and appointed officers,
officials, and employees and volunteers are to be covered as additional insureds as
respects: liability arising out of activities Service Provider performs; products and
completed operations of Service Provider; premises owned, occupied or used by Service
Provider; or automobiles owned, leased, hired or borrowed by Service Provider. The
coverage shall contain no special limitations on the scope of protection afforded to City,
and their respective elected and appointed officers, officials, or employees.
(2) Service Provider’s insurance shall apply separately to each
insured against whom claim is made or suit is brought, except with respect to the limits of
the insurer's liability.
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(3) Requirements of specific coverage features or limits
contained in this Section are not intended as a limitation on coverage, limits or other
requirements, or a waiver of any coverage normally provided by any insurance. Specific
reference to a given coverage feature is for purposes of clarification only as it pertains to
a given issue and is not intended by any party or insured to be all inclusive, or to the
exclusion of other coverage, or a waiver of any type. If the Vendor maintains higher limits
than the minimums shown above, the Agency requires and shall be entitled to coverage
for the higher limits maintained by the Vendor. Any available insurance proceeds in
excess of the specified minimum limits of insurance and coverage shall be available to
the Agency.
(4) Coverage provided by the CONTRACTOR shall be primary
and any insurance or self-insurance or maintained by Agency shall not be required to
contribute to it. The limits of insurance required herein may be satisfied by a combination
of primary and umbrella or excess insurance. Any umbrella or excess insurance shall
contain or be endorsed to contain a provision that such coverage shall also apply on a
primary and non-contributory basis for the benefit of Agency before the Agency’s own
insurance or self-insurance shall be called upon to protect is as a named insured.
(5) Any failure to comply with the reporting or other provisions of
the insurance policies, including breaches of warranties, shall not affect coverage
provided to City, and its respective elected and appointed officers, officials, employees or
volunteers.
3. Workers' Compensation Coverage. Unless the City Manager
otherwise agrees in writing, the insurer shall agree to waive all rights of subrogation
against City, and its respective elected and appointed officers, officials, employees and
agents for losses arising from work performed by Service Provider.
C. Other Requirements. Service Provider agrees to deposit with City, at or
before the effective date of this Agreement, certificates of insurance necessary to satisfy
City that the insurance provisions of this contract have been complied with. The City may
require that Service Provider furnish City with copies of original endorsements effecting
coverage required by this Exhibit “C”. The certificates and endorsements are to be signed
by a person authorized by that insurer to bind coverage on its behalf. City reserves the
right to inspect complete, certified copies of all required insurance policies, at any time.
1. Service Provider shall furnish certificates and endorsements from
each subcontractor identical to those Service Provider provides.
2. Any deductibles or self-insured retentions must be declared to and
approved by City. At the option of City, either the insurer shall reduce or eliminate such
deductibles or self-insured retentions as respects City or its respective elected or
appointed officers, officials, employees and volunteers or the Service Provider shall
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B-4
procure a bond guaranteeing payment of losses and related investigations, claim
administration, defense expenses and claims.
3. The procuring of such required policy or policies of insurance shall
not be construed to limit Service Provider’s liability hereunder nor to fulfill the
indemnification provisions and requirements of this Agreement.
CITY OF TEMPLE CITY, CA
HOUSING ELEMENT UPDATE AND CEQA DOCUMENT
RESPONSE TO REQUEST FOR PROPOSAL (RFP) FOR CONSULTANT
SERVICES FOR HOUSING ELEMENT UPDATE AND CEQA DOCUMENT
FOR THE 2021-2029 RHNA CYCLE
SEPTEMBER 16, 2020
EXHIBIT "A"
ii | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Prepared for:
City of Temple City
9701 Las Tunas Dr.
Temple City, CA 91780
Prepared by:
Lisa Wise Consulting, Inc.
706 South Hill Street, Suite 1100
Los Angeles, CA 90014
www.lisawiseconsulting.com
(805) 595-1345
Rincon Consultants, Inc
250 East 1st Street, Suite 1400
Los Angeles, CA 90012
(213) 788-4842
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | iiiLISA WISE CONSULTING, INC.
September 16, 2020
City of Temple City
Attn: Scott Reimers
Interim Community Development Director
9701 Las Tunas Dr.
Temple City, CA 91780
(626) 656-7316, ext. 4311
sreimers@templecity.us
RE: Request for Proposal - City of Temple City Housing Element Update and CEQA Document
Mr. Scott Reimers,
On behalf of our highly qualified and motivated team, we are pleased to submit our proposal to
complete the 2021 – 2029 Housing Element Update and CEQA Document for Temple City.
Lisa Wise Consulting, Inc.’s (LWC) resume features over 20 HCD-certified and adopted 4th and
5th Cycle Housing Element Updates and expertise in California State Housing legislation. We
are also leading 6th Cycle Housing Element Updates in Long Beach, Woodland, and Santa Maria
and familiar with new housing legislation and heightened obligations of this current cycle. With
a staff of 19 urban planners, public policy analysts, and economics experts, LWC is capable of
managing large, sophisticated projects but nimble enough to provide individualized attention to
each client. Our team also includes Rincon Consultants, Inc. (Rincon), an employee-owned firm
dedicated to creating clear, compliant environmental documentation and noticing.
LWC has over 15 years of housing experience, with over 20 HCD-approved
and adopted Housing Elements. Our team is currently engaged in three 6th
Cycle projects. LWC is dedicated to resilient neighborhoods, vibrant corridors,
and equitable access to housing.
Rincon brings a staff of over 250 environmental science and land use planning
professionals with experience on dozens of Housing Element updates
providing clear, compliant CEQA documentation and review.
We understand that Temple City is unique in its development patterns and that much of the
City is built out. New housing opportunities will depend heavily on infill development. We also
understand that the City’s intent for this project is to comply with State housing law, facilitate the
acceleration of appropriately scaled and priced housing production, and preserve housing units
across all income levels. We are aware of the increased pressures of the 6th cycle, including higher
Regional Housing Needs Assessment (RHNA) obligations, a commitment to more affordable
housing, siting low-income housing in high-opportunity neighborhoods (AB 686), and restrictions
on the eligibility of parcels that satisfy low-income RHNA targets (AB 1397). We have experience
developing and implementing housing policies such as fair housing ordinances, inclusionary
housing programs, density bonus programs, and strategies for accessory dwelling units (ADUs).
To this end, our approach will leverage our decades of experience in Housing Element Updates
iv | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
and California housing law while prioritizing a close, communicative relationship with City staff
to ensure a Housing Element Update that will satisfy HCD requirements and community needs.
We are sensitive to the health risks associated with COVID-19 and vigilant about engaging a
broad representation of the community. Our public engagement efforts will include webinars,
video conferencing, phone interviews, public workshops, and hearings.
As the President and CEO, I will be the Principal-in-Charge, ultimately responsible for the quality
and timeliness of all deliverables and our adherence to the contract. I will work closely with
David Bergman, our Director who brings over 25 years’ experience in California housing and
project management. David will act as Project Director, supporting our Project Manager, Kathryn
Slama, who has dedicated her career to housing and zoning codes and led over a dozen Housing
Element Updates. The LWC team also includes Karen Huynh, who has 10 years of public policy,
social equity, and affordable housing experience.
We appreciate the opportunity to work with Temple City and to produce a comprehensive
and compliant 6th Cycle Housing Element Update. Our scope of services, commitment to
transparency and communication, and deep experience of Housing Element updates will assure
support from the community, adoption from the City Council, and HCD certification. We look
forward discussing the proposal with you and will be happy to make refinements at the City’s
discretion.
Sincerely,
Lisa Wise, AICP, CPA (inactive)
President, CEO
Lisa Wise Consulting, Inc.
lisa@lisawiseconsulting.com
805.595.1345
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | vLISA WISE CONSULTING, INC.
TABLE OF CONTENTS
01 Project Understanding and Approach 1
02 Scope of Services 2
03 Project Management Methods 7
04 Project Team 8
Firm Profile 8
Organization Chart 9
Key Staff Descriptions 10
05 Experience & List of References 13
List of References 25
06 Schedule 27
07 Budget 28
APPENDIX: Resumes 29
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HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 1LISA WISE CONSULTING, INC.
Project Understanding and Approach
01 Project Understanding and Approach
Project Understanding
The City of Temple City (City) seeks assistance with the preparation of its 6th Cycle Housing Element Update
(HEU). The HEU must be consistent with statewide housing statutes, as established by California Government
Code Sections 65580 - 65589.11, and guidelines issued by the Department of Housing and Community
Development (HCD), along with recent housing legislation. The HEU must also be consistent with other adopted
elements of the City’s General Plan and zoning code, as well as other City regulations, policies, and standards.
This HEU will address the City’s Regional Housing Needs Assessment
(RHNA) obligation, part of the total number of new housing
units required to address existing needs and projected growth
across all income levels. Based on Southern California Council of
Government (SCAG) estimates and draft RHNA methodology, the
City must plan for 2,183 RHNA units, including 977 very low- and
low-income units. To accommodate this demand, LWC will work
closely with the City to create an inventory of adequate vacant
and underutilized sites, clearly demonstrating available capacity.
If a shortfall is identified, LWC will develop recommendations on
how to increase development capacity, such as new programs or
General Plan and/or zoning amendments.
Project Approach
Our approach prioritizes working closely with the City to assess the
potential for housing development and create an implementation
plan that provides housing choices for current and future citizens.
As outlined in our scope of work, LWC will identify the policies,
strategies, and actions the City must undertake to facilitate the
production and preservation of housing during the 2021-2029
planning period and meet the housing needs for all economic
segments of the community.
LWC is aware of and prepared for the heightened demands of
this 6th Cycle as we are currently engaged in 3 Housing Element
Updates and remain up-to-date in California housing law, such as:
• Housing Crisis Act (SB330)
• Affirmatively Furthering Fair Housing (AB686)
• No Net Loss (SB 166)
• Adequate Housing Element Sites (AB 1397)
Our team has over 15 years of Housing Element experience. We have led over 20 adopted and HCD-certified
Housing Element Updates. We achieved this success through compliance with State law and close collaboration
with our clients and the HCD. Our approach will ensure a certifiable Housing Element by addressing all technical
requirements and soliciting community feedback and support. We look forward to supporting the City to meet
its obligations under state housing law while establishing policy that advances the community’s vision.
Scope of Services
LISA WISE CONSULTING, INC. HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 1
Temple City
Housing Element Update
Scope of Services
October 5, 2020
Task 1: Project Management and Coordination
Task 1 1 Kick-Off Meeting
Lisa Wise Consulting, Inc. (LWC) will prepare for and attend one kick-off meeting with City
staff. The meeting objectives
are to:
• Establish project goals and objectives
• Clarify RHNA, SCAG, and HCD processes and requirements
• Refine the scope and clarify the roles and responsibilities of all parties involved
• Identify major milestones and dates for intermediate deliverables
• Establish communication expectations and coordinate procedures
The meeting will be online via video or teleconference.
Task 1 2 Data Collection
LWC will identify and gather key information, reports, maps, and databases, as well as submit
a data request to the City for relevant material that has not been previously compiled.
Task 1 3 Project Management
LWC will maintain a close working relationship with the City, through open and frequent
email, phone, and videoconference communication. LWC will schedule regular conference
calls with City staff to provide progress updates, gather feedback, and assure the work is
accomplished in an effective and timely manner.
Deliverables
• Meeting agendas and summary notes with follow-up items
• Refined project schedule documenting key milestones and deliverables for the project
Task 2: Technical Assessment
Task 2 1 Review Existing Plans and Policies
LWC will review the City’s current Housing Element, Annual Housing Element Progress
Reports, General Plan, and other supporting materials as needed to gain insight and
understanding of Temple City’s housing progress and priorities. This review will include an
evaluation of previous housing programs, policies, and incentives, as well as a summary of
their effectiveness.
2 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Task 2 2 Housing Needs Assessment
In accordance with Government Code 65583(a), LWC will utilize available U.S. Census data
and City data to analyze and update key population, housing, and employment characteristics
and their implications to identify the City’s specific housing needs and evaluate its housing
conditions. LWC will establish the nature and extent of housing needs for Temple City
including existing and projected housing needs and the housing needs of special groups. The
needs assessment will also provide data to assist the City in meeting the State’s Affirmatively
Furthering Fair Housing goals.
Key data characteristics include:
• Demographics (e.g. age, race/ethnicity, employment projections)
• Household type/size, age and income (by race and ethnicity)
• Housing stock characteristics (e.g. type, vacancy, age/condition, and cost/affordability,
including where households are most significantly impacted by costs)
• Assessment of overcrowding and cost burden
• Special Needs (e.g. large households, persons with disabilities)
Task 2 3 Sites Inventory
In accordance with Government Code 65583.2, LWC will prepare an inventory of land suitable
for residential development, including vacant sites and sites having the potential for
redevelopment. The inventory shall be used to identify sites that can be developed for
housing within the planning period. LWC will work closely with staff to develop a parcel-level
inventory of sites with near-term residential development potential at appropriate densities.
The inventory must be adequate to accommodate the RHNA figures as provided by Southern
California Association of Governments (SCAG). The assessment will also include an analysis
of the availability of infrastructure for sites included in the inventory. This task assumes the
City has adequate parcel-level GIS data (including APN, existing use, zoning, lot size, and
assessor’s data) available. As part of this task LWC will review recent multi-family project
applications to determine realistic achievable densities to support the sites analysis.
Task 2 4 Housing Constraints Assessment
In accordance with Government Code 65583(a), LWC will conduct a constraints analysis. This
analysis will differentiate between governmental constraints (such as land use, zoning,
height, setbacks, and impact fees), non-governmental constraints (such as mortgage lending
availability), and environmental constraints to inform decision makers on the most effective
and appropriate policies to reduce constraints and facilitate housing production.
Task 2 5 Housing Resources Assessment
In accordance with Government Code 65583(a), LWC will identify housing resources, including
programmatic, financial, and physical development opportunities. The analysis will include a
review of funding sources for housing development and improvement, regulatory incentives
for affordable housing and opportunities for energy conservation.
Scope of Services
LISA WISE CONSULTING, INC. HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 3
Task 2 6 Implementation Plan
In accordance with Government Code 65583(a), LWC will produce an implementation plan
that outlines policies and programs that will satisfy the housing goals and objectives of the
City during the eight-year planning period. This plan provides actionable steps the City is
already taking or will undertake to accommodate its housing need.
Deliverables (to be incorporated into the draft Housing Element in Task 4.1):
• Review of existing housing policies
• Housing needs assessment
• Inventory of suitable residential sites
• Constraints analysis
• Assessment of housing resources
• Implementation plan
Task 3: Public Meetings
Task 3 1 Community Presentations and Meetings
LWC will lead two (2) public workshops during the development and review of the Housing
Element. These events will be held as webinars with presentation material prepared by LWC.
City Staff is anticipated to prepare meeting notifications and participate in the meetings in
order address community member questions. Prior to the meetings, LWC will work with the
City to develop an outreach strategy to clarify timing and objectives of the outreach efforts.
Task 3 2 Meetings with Planning Commission and City Council
LWC will provide support for City staff during meetings with the Planning Commission and
City Council.
LWC will facilitate:
• One (1) study session with the Planning Commission and City Council
• One (1) public hearing with the Planning Commission
• One (1) public hearing with the City Council
Deliverables
• Meeting agendas, summaries, and presentations for community engagement meetings
• Meeting presentation materials for Planning Commission and City Council meetings
• Sample staff reports and resolutions from other jurisdictions
4 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Task 4: Housing Element Documents (2021-2029)
Task 4 1 Prepare Draft Housing Element
LWC will prepare a draft Housing Element in compliance with all applicable State and federal
laws, including all supporting documents, tables, maps, charts, etc.
Drafts will include:
• Administrative Draft (PDF, Word)
• Public Review Draft (PDF, Word)
LWC will revise the draft Housing Element to incorporate comments from City staff and
prepare a Public Review Draft. LWC assumes staff will submit a single set of non-conflicting
comments for each draft.
Task 4 2 Prepare Final Documents
LWC will revise the Public Review Draft in response to feedback from HCD, City staff, the
Planning Commission, and City Council and will prepare a draft Final Housing Element to
present to the Planning Commission and City Council for adoption. LWC will make any
revisions following adoption and submit the Final Housing Element to HCD for certification.
Documents will include: draft Final Housing Element (to submit to HCD) (PDF, Word).
Task 4 3 Coordination with HCD
LWC will assist the City in achieving State certification of the Housing Element after adoption
by City Council. LWC will work closely with HCD and the City to ensure that the City meets
State requirements and will recommend modifications to the adopted Housing Element, if
required to obtain certification. LWC will communicate with HCD throughout the project and
during the review and approval period, ensuring thorough review and appropriate response
to comments.
Deliverables
• Administrative Draft (PDF, Word)
• Public Review Draft (PDF, Word)
• Draft Final Housing Element (to submit to HCD) (PDF, Word)
• Coordination and communication with HCD, including review meetings
Task 5: CEQA
Task 5 1 Background and Project Description
Section 15164 of the California Environmental Quality Act (CEQA) Guidelines states that an
addendum to a previously certified Environmental Impact Report (EIR) should be prepared if
a proposed project incurs only minor technical changes that do not involve new significant
effects or a substantial increase in the severity of previously identified significant effects.
Scope of Services
LISA WISE CONSULTING, INC. HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 5
Rincon will participate in a kick-off meeting and a review of the proposed project against all
previous CEQA documentation for the site to determine the appropriate CEQA review for the
project.
If an Addendum is the correct CEQA approach, Rincon will prepare an Introduction & Project
Description as part of this task. This discussion provides a brief description of the project
history and explains the relationship of this document to previous analyses. The Introduction
provides a description of the required contents of an Addendum, and the Project Description
will provide a clear discussion of the proposed project activities with respect to how they differ
from the previously analyzed project, thereby facilitating an assessment of the difference in
potential impacts that may occur.
If it is determined that an Addendum is not the appropriate CEQA review for the project,
Rincon will notify the City and provide a scope and cost estimate for an alternative CEQA
review.
Deliverables
• Draft Introduction and Project Description and evaluation of CEQA approach (PDF, Word)
Optional Tasks
Task A Additional Technical Analysis
LWC will perform additional analysis as part of Task 2 Technical Assessment, as needed on
a time and materials basis. This additional analysis may be related to any element of Task 2.
However, areas which likely need additional support and assessment are:
• Task 2.2 Needs Assessment- additional review and assessment of existing housing
need, including special needs
• Task 2.3 Site Inventory- additional analysis related to reuse of sites from 5th cycle and
non-vacant sites
• Task 2.4 Constraints- detailed analysis of non—governmental constraints
• Task 2.6 Implementation Plan- additional coordination on policies and programs
Deliverables
• Additional technical analysis, to be incorporated into the Administrative Draft Housing
Element
Task B Additional Outreach
LWC will participate in additional outreach events and activities, on a time and materials
basis. LWC may also support the City in preparation of outreach materials (e.g flyers) and/or
materials for website or social media posting. Potential outreach events could include:
• Focus Group meetings,
• Stakeholder interviews, and/or
• Additional Planning Commission and/or City Council study sessions
Deliverables
• Participation in outreach events
• Preparation of outreach and/or website materials
6 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Task C Additional Coordination with HCD
LWC will participate in additional meetings/conference calls with HCD to facilitate review of
draft Technical Analyses (Task 2), especially regarding an approved approach to
demonstrate adequacy of sites to meet the City’s RHNA.
Deliverables
• Coordination with HCD
Task D EIR Addendum
Rincon will prepare an Administrative Draft Addendum for review by City staff. In accordance
with CEQA Guidelines, an Addendum should not provide extensive detail beyond that required
for evaluation and review. The Administrative Draft Addendum will be in a memorandum
format, and include the following content:
• Introduction and Project Description: Work done in Task 5.1 will be incorporated.
• Environmental Analysis: The environmental impact analysis characterizes potential
impacts of the proposed project. This analysis will describe why the proposed project
would not result in new or substantially more severe environmental impacts compared
to those disclosed in the original and will provide justification as to why a subsequent IS-
MND or EIR is not necessary for the proposed project. The Addendum will address each
of the issues covered in the Final PEIR, comparing the impacts of the currently proposed
project to the original proposal for the project site. As feasible, the difference in impacts
between the current and original development planned for the project site will be
quantified and compared to applicable thresholds of significance.
• Summary & Conclusions: This section will provide determinations of the analysis of
environmental impacts associated with the proposed project. This section will also
describe how previously identified mitigation measures for the original project will be
implemented under the proposed project to minimize or avoid potential impacts. Based
upon present understanding of the proposed project, it is not anticipated that additional
mitigation measures will be necessary.
Deliverables
• Administrative Draft and Final EIR Addendum (PDF, Word)
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 7LISA WISE CONSULTING, INC.
Project Management Methods
03 Project Management Methods
LWC is committed to delivering accurate, complete, and attractive work products on time and
within budget. Our project management approach relies on systematic and hierarchical review
of deliverables and real-time progress tracking. The use of online project management tools
and our constant review and evaluation of project progress ensures that our staff has sufficient
time and resources dedicated to each task and every aspect of the project. This comprehensive
approach enables our team to complete work in a cost-efficient manner while ensuring a high
level of performance. We rely on the following project management precepts:
• Tiered system of review that ensures efficiencies and polished, complete
deliverables. All deliverables, internal to LWC and from subconsultants, are
reviewed by LWC project directors and project managers before delivery to the
City.
• Regular forecasting using BigTime, an online project management system,
to track budget burn rate, level of task/subtask completion in real-time and to
identify and schedule appropriate staff to appropriate tasks throughout the
project.
• Weekly progress benchmarking against timeline and expected budget with
our project managers, principals, and business manager.
• Actionable items, identified as a result of our review, forecasting, benchmarking,
and communication with the client to correct or adjust any aspect of the project
as needed. These steps are developed through close collaboration with the City
through weekly or biweekly scheduled phone/video meetings, and email and
phone communication between our project manager (Kathryn), the City and the
consultant team.
LWC uses BigTime, a
powerful online time
management and project
management platform.
8 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Project Team
04 Project Team
Firm Profile
LISA WISE CONSULTING, INC (LWC)
LWC is an urban planning and economics firm that specializes in promoting strong
pedestrian and transit-oriented neighborhoods and preparing feasible, equitable
housing strategies and modern zoning codes that facilitate sustainable, well-designed
places to live, work, and recreate. LWC has a strong resume in housing policy and
implementation, land use economics, zoning code updates, real estate finance,
and fiscal analysis, with a constant focus on community involvement and feasible
implementation.
LWC core capabilities:
• Housing Policies, Affordable Housing, and Anti-Displacement Strategies
• Zoning Ordinances, Development Codes, and Form-Based Codes
• Specific Plans, Master Plans, and Community Plans
• Market Analyses, Revitalization Strategies, and Financial Feasibility Studies
• Public Engagement, Visioning, and Community Consensus Modeling
LWC was founded in 2006 and has offices in Los Angeles, San Francisco, and San Luis
Obispo. LWC is a Disadvantaged Business Enterprise (DBE) in California and Texas
and a certified California Small Business Enterprise (SBE).
RINCON CONSULTANTS, INC
Rincon is a multi-disciplinary environmental science, planning, and engineering
consulting firm that provides quality professional services to government and industry.
Rincon prides itself on the considerable depth of its staff. Our approach to projects is
centered upon the development of well-designed and creative solutions that respond
to our clients’ specific needs in a cost-effective manner.
Rincon has provided planning and environmental consulting services for communities
throughout the state for over 25 years, including Housing Element and General Plan
Updates. Our philosophy on all projects is to encourage early agency and public input,
and to develop and maintain close communication between the local lead agency,
consultants, and other stakeholders as appropriate, to ensure technical adequacy
and timely review of required project deliverables. This approach has enabled us to
identify and avoid costly and time-consuming constraints early in the environmental
review process and to minimize or avoid potential conflicts with funding deadlines.
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 9LISA WISE CONSULTING, INC.
Project Team
Organization Chart
Lisa Wise, AICP
President, CEO
Principal-In-Charge
Brenna Weatherby
Senior Program Manager
Kathryn Slama
Project Manager
Jennifer Daugherty, AICP
Senior Associate
Stephen Svete,
AICP, LEED, AP ND
Principal
Jason Montague
Environmental Planner
CONTACT PERSON
Karen Huynh
Associate
David Bergman, AICP
Director
Kathryn Slama, Senior Associate
706 South Hill Street, Suite 1100
Los Angeles, CA 90014
kathryns@lisawiseconsulting.com
805.595.1345 | Office
10 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Project Team
Key Staff Descriptions
LISA WISE CONSULTING, INC
LISA WISE | AICP, CPA (inactive) | PRESIDENT, CEO
As a certified planner, Lisa has over 30 years of professional experience in housing
policy, zoning codes, economic development strategies, financial analysis and
managing complex engagements. Lisa is considered a national expert on housing
policy and code reform and presents on the topics regularly at State and National
APA, League of California Cities, ULI and the New Partners for Smart Growth
conferences. Lisa is adjunct faculty at the California Polytechnic State University in
San Luis Obispo focusing on courses in housing and real estate finance. Lisa has
been directly responsible for over 20 housing policy engagements, 34 code updates,
23 master and specific plans, and 35 economic projects. Lisa holds a Masters of City
and Regional Planning degree from California Polytechnic State University, San Luis
Obispo, a Masters in Accountancy from DePaul University in Chicago and a Bachelor
of Science degree in Business Administration from University of Cincinnati.
Role: As the Owner and President of LWC, Lisa will be ultimately responsible for
LWC’s adherence to scope, budget, timeline and to the tenets of the contract. Lisa will
work closely with David Bergman (Director) and Kathryn Slama (Project Manager) to
guide LWC’s approach and review and approval of final deliverables.
DAVID BERGMAN | AICP | DIRECTOR
With over 25 years of experience, David has focused on community development,
real estate and urban planning projects, with an emphasis on the formation and
implementation of urban and regional development strategies, and public private-
partnerships. David’s strengths and expertise include public policy and alternatives
analysis that balance economic feasibility, fiscal performance and community vision.
He also brings an understanding of California Housing Law, earned working directly
with California cities and counties on the identification and assessment of financing
options for affordable housing, student and workforce housing and inclusionary
housing, and strategies for improved jobs/housing balance and anti-displacement
programs. As the Director of Planning for the City of South Pasadena, he oversaw
the successful approval of the City’s first density bonus application and adoption of
an Accessory Dwelling Unit (ADU) Ordinance, that was approved by the California
Department of Housing and Community Development (HCD). David holds a Master
of Geography and Urban Planning from the University of California, Los Angeles, and
a Bachelor of Arts degree in Geography and Classical History from the University of
Wisconsin in Madison.
Role: David will serve as Project Director, working closely with Kathryn Slama
(Project Manager) and Karen Huynh (Associate) to set the framework for deliverables,
contribute to technical analysis, review draft documents, and track project milestones
and performance. David will develop the framework and method for research and
reporting, sequencing of tasks, and outreach strategies.
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 11LISA WISE CONSULTING, INC.
Project Team
KATHRYN SLAMA | SENIOR ASSOCIATE
Kathryn has over seven years of hands-on housing, zoning code, station area
planning, and project management experience, and leads the team on housing
policy, regulatory analysis, implementation strategies, and streamlined and compliant
zoning codes. Kathryn has successfully led Housing Element Updates in Richmond,
Livermore, Benicia, Arroyo Grande, Atascadero, Tehachapi, and Loomis. Kathryn also
brings strong writing, public speaking and community engagement skills and has
facilitated dozens of public workshops, steering committee meetings and hearings.
She holds a Masters of City and Regional Planning degree from California Polytechnic
State University, San Luis Obispo and a Bachelor of Arts degree in Environmental
Studies from University of California, Santa Barbara.
Role: As Project Manager, Kathryn will be responsible for day-to-day communication
with the City and Rincon Consultants, Inc. She will work closely with David Bergman,
Karen Huynh and LWC staff to conduct site analyses, and draft, review and edit the
housing element. She will coordinate review and submittal to HCD. Kathryn will be
responsible for ensuring deliverables are complete, accurate, and submitted on time
and and within budget to meet and exceed client expectations. She will work with the
LWC Business Manager to assure invoices are complete, correct, and timely.
JENNIFER DAUGHERTY | AICP | SENIOR ASSOCIATE
Jen brings over 13 years hands-on experience managing complex long-range planning,
housing and economic development projects and assures that LWC deliverables
are produced on time, within budget and exceed client expectations. Jen’s resume
showcases housing experience with strong economic development and fiscal impact
assessment capabilities. She leads the LWC team in developing land use strategies
for affordable housing, short term rental impact assessments and ordinances, market
analysis, financial modeling, pro forma development, and fiscal impact analysis. Jen
also has strong public engagement skills grounded in empathy, maintaining open
lines of communication and assuring community feedback is reflected in final
policies, programs and regulation. Jen combines her MBA and project management
experience for a strategic and balanced approach to planning and the economics of
land use. She holds a Master of Business Administration from Indiana University and
Bachelor of Arts degrees in Environmental Studies and Geography from University of
California, Santa Barbara.
Role: As Senior Associate, Jennifer will be responsible for research, analysis, and
assuring accuracy and consistency of output from cost/benefit models. She will
work closely with David, Kathryn, and Karen to make adjustments and edits where
necessary and to complete all draft and final documents.
KAREN HUYNH | ASSOCIATE
Karen brings 10 years of experience to LWC in affordable housing, real estate finance,
land use economics, and fiscal analysis. She has a deep understanding of local
government program management, funding, and implementation. Her strengths
include housing feasibility studies, market analysis, housing policy analysis as well as
fiscal impact analysis, development feasibility, and community engagement techniques.
She works closely with each client to deliver tailored research and recommendations
aimed at creating more livable, accessible, equitable, and resilient places. Karen
holds a Master of Public Policy degree from University of California, Berkeley, where
12 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Project Team
she specialized in homelessness/housing policy and economic inequality and a
Bachelor of Arts degree in Neuroscience from Columbia University.
Role: As Project Associate, Karen will work closely with Kathryn Slama to review
and summarize archival documents, conduct socio-economic research and policy
assessment, evaluate existing programs, prepare materials for outreach events,
and develop draft reports, memos, and informative and attractive graphics. Karen
will also be responsible for project file management and archiving.
RINCON CONSULTANTS, INC
STEPHEN SVETE | AICP, LEED, AP ND | PRINCIPAL
Stephen Svete is a founding Principal at Rincon Consultants and served as the
firm’s President from 2000 to 2011. He currently oversees a range of urban
planning and land use studies. He also works to develop approaches to community
involvement and environmental analysis work. He has directed successful projects
ranging from focused central city corridor revitalization studies to general plans
and annexation studies in rural areas of California. Mr. Svete has developed
an expertise in the area of active transportation, trails, and open space and
recreation systems. He is a noted planning commentator, serving for 11 years as
Contributing Editor to California Planning & Development Report.
BRENNA WEATHERBY | SENIOR PROGRAM MANAGER
Ms. Weatherby has extensive experience in the management of large scale
development projects throughout the land use planning, design, and entitlement
phases. She has led multidisciplinary consultant and developer teams while
coordinating with City Staff, stakeholders and community groups to successfully
gain discretionary project approvals. Ms. Weatherby has led strategic planning
sessions and neighborhood forums and has worked with citizens to address
issues and gain support for controversial projects. As an experienced land use
planner, Ms. Weatherby is knowledgeable in land use planning, NEPA and CEQA
regulations, and is skilled in the preparation of Zoning Ordinances, General Plans,
Specific Plans, and CEQA-related documents.
JASON MONTAGUE | ENVIRONMENTAL PLANNER
Mr. Montague has experience in land use and environmental planning,
entitlement processing, technical studies, and CEQA/NEPA documents. His
planning experience includes work on the City of Vista Housing Element, the City
of Carlsbad Housing Element, and the California State University, Fullerton Master
Plan Update EIR. Mr. Montague also has previous planning experience with the
Ventura County Planning Division working with the General Plan Update, Long-
range Planning, Permit Administration, and Planning Programs teams.
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 13LISA WISE CONSULTING, INC.
Experience & List of References
05 Experience & List of References
HOUSING ELEMENT UPDATES AND DENSITY BONUS PROGRAMS
For over 14 years, LWC has worked with cities and counties to
comply with State housing law and assure eligibility for planning
and implementation funding, by:
• Understanding the community vision;
• Assessing local housing needs;
• Inventorying available sites for housing development;
• Analyzing constraints to housing development;
• Proposing programs to reduce constraints, if necessary,
making additional sites available, and
• Attaining HCD approval of the Housing Element Update.
LWC has a thorough understanding of State housing law and
has worked with over 15 jurisdictions on successful State
certification in the 4th, 5th, and 6th (current) Housing Element
cycles.
LWC’s approach to Housing Element Updates and housing
policy prioritizes streamlining the approval process for housing
development, facilitating housing affordability and enabling a di
versity of housing types that are consistent with the community
vision and State Planning Priorities. LWC’s approach also relies
on substantive online and inperson public engagement with
special interest groups, prop erty and business owners, civic
leaders, elected officials, City staff, and the housing community.
LWC’s housing resume also includes the assessment and
development of Fair Housing Ordinances, Short Sale Provision
for a ModerateIncome Affordable Hous ing Program and
advising cities on the evaluation and selection of a development
team to build affordable housing on a Cityowned property.
LWC has also developed inclusionary hous ing programs in
Austin, TX, Flagstaff, AZ, Livermore and Lompoc, CA as part of
our citywide zoning ordinance update work.
City of Tulare Housing Element
Update - Vacant Land Inventory
City of Tehachapi Housing
Element Update - Vacant
Land Inventory
DENSITY BONUS PROGRAMS
Atascadero, CA, Equity Sharing Ability to
Pay Analysis and Criteria
Austin, TX, Land Development Code
Update
Flagstaff, AZ, Zoning Ordinance Update
Livermore, CA, Development Code
Update and Form-Based Code
Lompoc, CA, Zoning Ordinance Update
Mammoth Lakes, CA, Affordable
Housing Conceptual Land Use Plan
Pismo Beach, CA, 360 Park Affordable
Housing RFP Process Management
Arroyo Grande
Atascadero
Benicia
El Dorado
Grover Beach
King City
Livermore
Long Beach
Loomis
Monte Sereno
Pacific Grove
Pismo Beach
Placer County
Richmond
Santa Maria
Tehachapi
Tulare
Vallejo
4th & 5th
4th & 5th
4th & 5th
4th
4th
4th
5th
6th
3rd, 4th, & 5th
4th
4th
4th
4th
4th & 5th
6th
4th & 5th
4th
5th
HOUSING ELEMENT IMPLEMENTATION
Atascadero, CA, Housing Element
Implementation
Pismo Beach, CA, Housing Element
Implementation
Richmond, CA, Assessment and
Development of Fair Housing
Ordinances, Implementation of Priorities
in the General Plan
HOUSING ELEMENT UPDATES & CYCLES
Legend
Vacant Parcels
Built Parcels
Miles
Areas with residential
Areas without residential
Tehachapi City Limit
Redevelopment Zone
High Density Residential
Medium Density Residential
Low Density Residential
Legend
Highway 58
E Tehachapi
B
l
v
d
S Curry StE Valley Blvd
Vacant Residential Parcels
0 0.125 0.25 0.5 0.75 1
Estate
Approved for Development
Central Commercial
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, SUITE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM
AtascaderoAtascadero
El Dorado CountyEl Dorado County
Mammoth LakesMammoth Lakes
BeniciaBenicia
LoomisLoomis
Monte SerenoMonte Sereno
Placer CountyPlacer County
RichmondRichmond
TehachapiTehachapi
Long BeachLong Beach
Santa MariaSanta Maria
Tulare County Tulare County
Lompoc Lompoc
Grover BeachGrover Beach
Pismo BeachPismo Beach
Arroyo GrandeArroyo Grande
Pacific Grove Pacific Grove
King CityKing City
LivermoreLivermore
VallejoVallejo
HOUSING POLICY PROJECTS IN
CALIFORNIA
14 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Experience & List of References
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM
LWC was hired by the City of
Atascadero to prepare the 4th Cycle
Housing Element for the 2007-
2014 planning period and the 5th
Cycle Housing Element for 2015-
2023 period. Atascadero is a small,
residential community with a
growing downtown area located in
Northern San Luis Obispo County.
LWC worked closely with City
Staff to identify opportunities and
constraints given Atascadero’s
Regional Housing Needs Allocation
(RHNA), approval by the Department
of Housing and Community
Development (HCD) and unanimous
adoption by the City Council.
LWC achieved community
engagement objectives by
facilitating a Public Workshop,
Planning Commission Workshop and
contacting over 25 local and regional
housing related organizations to
gather input on access to housing
in the City. Groups include Habitat
for Humanity, People’s Self-
help Housing, and Central Coast
Commission for Senior Citizens
and Transitions Mental Health.
After assessing demographic and
socio-economic conditions on rental
and homeownership prices, LWC
identified vacant, underutilized and
redevelopable sites, and physical
and environmental barriers to
housing production. Based on these
findings and the City’s RHNA, LWC
worked closely with the City and
the community to create policies
and programs aimed at meeting the
housing needs of all income levels
as well as special groups such as
elderly, disabled, and single parents.
LWC helped the city in developing
clear policy and program language
to demonstrate compliance with
recently adopted legislation
pertaining to the definition
of’family’, needs for person
with developmental disabilities,
and persons experiencing
homelessness.
LWC worked closely with City
staff to submit draft documents
to the Planning Commission and
City Council and make revisions
requested by HCD to ensure the
4th and 5th Cycle Housing Element
Updates were certified by the State.
STATUS:
4th Cycle Adopted by City
Council, January 2011
Certified by HCD April 2011
5th Cycle Adopted by City
Council, January 2015
Certified by HCD April 2015
TIMEFRAME:
4th Cycle - 2009 - 2011
5th Cycle - 2014 - 2015
BUDGET:
4th Cycle - $53,130
5th Cycle - $22,740
REFERENCE:
Warren Frace
(Former), Director,
Community Development
City of Atascadero
(Current) Community
Development Director
City of Paso Robles
Phone: 805-237-3970
Email: wfrace@prcity.com
CITY OF ATASCADERO
4th & 5th Cycle Housing Elements
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 15LISA WISE CONSULTING, INC.
Experience & List of References
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM
STATUS:
Adopted and Certified in
2015
TIMEFRAME:
2014 - 2015
BUDGET:
$41,000
REFERENCE:
Christine Rodrigues
Assistant to the City Manager
City of Livermore
1052 South Livermore Ave.
Livermore, CA 94550
(925) 960-4410
cnrodrigues@ci.livermore.ca.us
LWC was hired by the City of
Livermore to lead the 5th Cycle
update to the Housing Element for
the planning period 2015 through
2022. The goals, policies, and
programs of the Housing Element
are designed to reduce barriers
to housing development of all
types and facilitate and encourage
creation and preservation of
affordable housing.
As part of the update, LWC
assessed housing needs for all
socio-economic classes in the
community including special needs
groups; evaluated performance and
effectiveness of 4th cycle Housing
Element policies and program;
and identified housing resources,
opportunities, and constraints. A key
part of the constraints analysis was
determining achievable densities
to estimate City land capacity to
accommodate projected growth and
future housing demand. LWC was
able to simplify layers of regulations,
including form-based zoning
standards, inclusionary policies,
and density bonus program, to
demonstrate the City has adequate
sites to meet housing targets.
LWC also worked to understand and
clarify the City’s growth management
programs, including the “Housing
Implementation Program (HIP)”,
ensuring the policies are not overly
restrictive to housing production.
The competitive HIP allocates a
limited number of housing permits
over a 3-year period to focus growth
in certain areas, promote a variety of
housing types, and ensure adequate
infrastructure and services. Projects
with affordable housing are given
priority, and certain projects are
exempt.
LWC worked closely with the City and
the State Department of Housing
and Community Development (HCD)
staff to ensure compliance with
recently adopted state requirements
and streamline review. The Housing
Element complies with all State
requirements, was adopted in
March 2015, and certified by HCD in
April 2015.
CITY OF LIVERMORE
Housing Element Update, 5th Cycle
HOLMES STP A T T E R S O N PASS RD
F IR S TSTVINEYARDAV
AIRWAY BL
E STANLEY BL
S
LIVE
R
M
ORE
AVELCHARRORD N VASCO RDI580 EB
VALLECITO SR D
MINES
R
DR A IL R O A D A VEAIRWAYBL
EAST AVFIRST S T
CONCANNON BL
E JACKLONDON BL
F O U R T H S T
N O R T H CANYO N S P W
STANLEY BL
C R OAKRDI5 8 0 W BNLIVERMOREAV
NLIVERMOREAVS VASCO RDSVASCORDNMURRIETA B L GRE
ENVI
LLERDISABEL AVN VASCO RDResidential Sites Inventory
2015-22 Housing Element Update
City Limits
Brisa Neighborhood Plan
Arroyo Vista Neighborhood Plan
Realistic Density (dwelling units/acre)
0.1 - 3.0
3.1 - 6.0
6.1 - 18.0
18.1 - 30.0
30.1 - 62.0
0 1 20.5 Miles
±
City of Livermore
2015 Housing
Element
Adopted
March 23, 2015
Prepared by Lisa Wise Consulting, Inc., PlaceWorks and
City of Livermore Community and Economic Development
Department
2.3 HOUSEHOLD CHARACTERISTICS
Understanding household characteristics such as type,size, and income levels further helps to
determine the type of housing needed and desired by residents. For example, households
with children typically have less flexibility in their housing needs and require larger units. In
addition, income is a critical characteristic in determining residents’ housing opportunities
and affordability. Income affects a household’s decision when it comes to tenure, type, and
location of housing.
This section outlines how household characteristics impact housing needs.
HOUSEHOLD TYPE
According to the U.S. Census, the City of Livermore had 29,134 households in 2010, an 11.5
percent increase from 2000. As shown in Table 2-13, Livermore has a higher percentage of
family households (73.1 percent), compared to Alameda County (64.6 percent). The majority
of family households in both the City of Livermore and Alameda County were comprised of
married couples, of which Livermore also has a larger percentage. In both the City and
County, singles make up the majority of non-family households.
Household Characteristics: City of Livermore and Alameda County, 2010Table 2-13.
City of Livermore Alameda County
Household Type1 Estimate Percent of
Total Estimate Percent of
Total
Total Family households 21,299 73.1%352,423 64.6%
Married-couples 17,058 80.1%253,685 72.0%
Male householder, no wife present 1,407 6.6%28,573 8.1%
Female householder, no husband present 2,834 13.3%70,165 19.9%
Total Nonfamily households 7,835 26.9%192,715 35.4%
Singles 5,997 76.5%141,926 73.6%
Other 1,838 23.5%50,789 26.4%
Total Households 29,134 100.0%545,138 100.0%
Average Household Size 2.76 2.70
Source: U.S. Census, 2010.
1Family households consist of a householder and one or more other people living in the same household who are related to the householder by birth, marriage, or adoption. Nonfamily households are comprised of a group of unrelated people or of one person living alone.
HOUSEHOLD INCOME
Table 2-14 shows the median household income for Livermore and the neighboring cities of
Dublin and Pleasanton,as well as Alameda County. According to data from the U.S. Census
and the ACS, the City of Livermore’s median household income was higher than Alameda
County,but lower than Pleasanton and Dublin. Based on information from the State of
California’s Franchise Tax Board in 2012, Alameda County ranked fourth among all counties in
2-9
16 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Experience & List of References
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM
LWC is currently leading the
development of a Housing Element
Update for the City of Long Beach.
With a population of over 460,000,
Long Beach is the 7th largest city in
California and represents a diverse
and complex set of community
conditions and overlapping land
use regulations.
The team has conducted four
community-wide forums that
introduced the project, provided
an overview of local housing
conditions, and solicited feedback
on both the current housing
element goals and potential policy
solutions. In order to engage
a broad representation of the
community, 2 workshops were
held in Spanish.
In the preparation of the
Housing Element Update, key
tasks have included a GIS-driven
site identification process that
examined over 86,000 eligible
parcels. This work was supported
by a detailed analysis of
opportunities at key development
sites. Ongoing work includes
evaluating constraints to housing
production in the city and the
preparation of policies and plan
documents that will conform to the
State of California’s requirements
for Housing Elements. Because of
Long Beach’s size and diversity,
critical issues that are being
considered include the need to
affirmatively further fair housing
and to identify enough suitable site
for below-market rate housing in
an already developed city.
STATUS:
Ongoing
TIMEFRAME:
2020 - 2021
BUDGET:
$927,000
REFERENCE:
Patricia Deifenderfer
Advanced Planning Officer
City of Long Beach
411 W. Ocean Blvd., 3rd Floor
Long Beach, CA 90802
562-570-6261
patricia.diefenderfer@
longbeach.gov
CITY OF LONG BEACH
Housing Element Update, 6th Cycle
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 17LISA WISE CONSULTING, INC.
Experience & List of References
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM
LWC was retained by the City of
Pacific Grove to update the City’s
Housing Element for the planning
period from July 2007 to June 2014.
LWC worked closely with City Staff
to craft a Housing Element that
complies with State law and is
tailored to Pacific Grove’s unique
characteristics.
The Housing Element addresses the
housing allocation from the current
and previous (2000 to 2007) planning
periods. Pacific Grove is a small City
bordered by Pebble Beach, the City
of Monterey, Monterey Bay, and the
Pacific Ocean. There is no possibility
of expansion and the City is nearly
100 percent built out, which created
a challenge in meeting the housing
allocations.
The Housing Element relies on
infill development including
second units, potential reuse of
underutilized sites, and a few vacant
sites zoned for a mix of uses to meet
the allocations.
Pacific Grove has a distinctive
character and a number of historic
properties. The Housing Element
includes policies and programs
to preserve and enhance existing
homes and create new housing
opportunities in the downtown
and Forest Hill areas. The Housing
Element also outlines strategies for
increasing the supply of affordable
units such as an affordable housing
overlay, flexible parking standards,
and guidelines for mixed-use
development.
The Housing Element was adopted
by City Council in May 2011 and
certified by the State Department
of Housing and Community
Development in December 2011.
STATUS: Adopted and Certified in
2011
TIMEFRAME:
2010 - 2011
BUDGET:
$47,000
REFERENCE:
Sarah Hardgrave
Senior Planner
City of Pacific Grove
300 Forest Avenue
4th Floor
Pacific Grove, CA 93950
(831) 648-3188
shardgrave@ci.pg.ca.us
CITY OF PACIFIC GROVE
Housing Element Update, 4th Cycle
N
Underutilized Parcels and Opportunity Sites Map
Underutilized Parcels
Parcels
City Boundary
LIG
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.CONGRESS AVE.ASILOMAR BLVD.
18 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Experience & List of References
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM
LWC was hired by the City of
Richmond to update its 4th Cycle and
5th Cycle Housing Elements (HEU).
The City of Richmond has a history
of working hard to provide equitable
housing opportunities and protect
its most vulnerable residents.
LWC worked closely with the City to
review and update housing goals,
policies, and programs in response
to community input received
through public workshops, small
group interviews with community
housing advocates, and public
hearings. A major element of the
4th Cycle Housing Element update
was an expanded outreach program
focused on primary housing issues,
such as foreclosures, development
of a Community Land Trust, rent
control, blight, and inclusionary
housing requirements.
LWC worked quickly to address HCD
comments on the draft 4th Cycle
Housing Element, prioritizing an
updated vacant land inventory, and
prepared an element that meets
State requirements. LWC also made
recommendations to update City’s
Zoning Code to be in compliance
with recently adopted Senate Bill
2 (SB2) related to transitional and
supportive housing and emergency
shelters.
For the 5th Cycle, LWC built on work
done for the 4th Cycle to develop an
efficient two-month update timeline,
only updating components of the
4th cycle that were out of date, such
as the vacant land inventory and
needs assessment, as well as ensure
additional outreach in compliance
with State law. LWC supported the
City through close coordination with
HCD on deadlines and progress.
The 4th Cycle HEU was adopted
by the City and certified by the
Department of Housing and
Community Development (HCD) in
November of 2012 and the 5th Cycle
HEU was adopted and certified in
June of 2015.
STATUS:
4th Cycle- Adopted and
Certified in November
2012
5th Cycle- Adopted in May
and Certified in June 2015
TIMEFRAME:
4th Cycle- March -
November 2012
5th Cycle- March - June
2015
BUDGET:
4th Cycle $28,000
5th Cycle $35,000
REFERENCE:
Lina Velasco
Director of Planning and
Building Services
City of Richmond
450 Civic Center Plaza
Richmond, CA 94804
(510) 620-6706
Lina_Velasco@ci.richmond.
ca.us
PARTNERS:
Seifel Consulting (partner
on the 4th Cycle)
CITY OF RICHMOND
Housing Element Update, 4th and 5th Cycle
RICHMOND HOUSING ELEMENT WORKSHOP
Thursday, June 28, 2012, 6:00–8:00 PM
City Council Chambers 440 Civic Center Plaza Richmond, CA 94804
Come help us plan Richmond’s housing goals and policies!
The Housing Element is the blueprint for future housing development in the City. Learn about housing needs, conditions, and opportunities, and help us refine the goals, policies, and programs that will shape housing in our City. The Richmond Housing Element will include:
Evaluation of existing housing polices and programs;
A housing needs assessment;
Housing goals, policies, programs, and objectives;
An inventory of potential sites for housing; and
Analysis of any obstacles or constraints to housing production in Richmond. If you cannot attend this workshop but would like to share your comments, please email them to hector_rojas@ci.richmond.ca.us or mail them to Hector Rojas, Associate Planner, at 450 Civic Center Plaza, PO Box 4046, Richmond, CA 94804-1630. Richmond Planning Division | www.ci.richmond.ca.us/housingelement | Tel: 510.620-6706
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 19LISA WISE CONSULTING, INC.
Experience & List of References
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM
LWC was retained by the City of
Tehachapi to prepare the to prepare
the City’s 4th and 5th Cycle Housing
Elements. LWC worked closely with
City Staff to craft a Housing Element
that complies with State law and
is tailored to Tehachapi’s unique
characteristics, opportunities, and
constraints.
Tehachapi is a small mountain town
in southern California, located 35
miles south of Bakersfield. The goal
of the Housing Element is to maintain
the small town character while
also conserving existing affordable
housing; providing adequate
housing sites; assisting in the
development of affordable housing;
removing constraints to housing
development; and promoting
equal housing opportunities. LWC
worked analyzed the latest data on
rental and homeownership prices
to assess cost burden, performed
a vacant and underutilized land
survey to identify opportunity
sites, and assessed physical and
environmental barriers to housing
production.
After the 4th Cycle, the City
adopted a new form-based zoning
code that regulated form without
providing maximum residential
densities. A key challenge
during the 5th Cycle update was
adequately demonstrating to
the State department of Housing
and Community Development
(HCD) that the City had adequate
opportunity sites at minimum
densities to accommodate their
Regional Housing Needs Allocation
for low-,very low-, and extremely
low-income households. LWC, who
also led the Code update, was able
to translate the City’s transect-
based zoning regulations into
effective densities, based on lot size,
building typology, building massing
and form standards, and parking
requirements.
LWC worked closely with City staff
and HCD to submit draft documents
and make revisions throughout
the process to ensure adoption by
City Council and certification by the
State.
STATUS:
4th Cycle Certified June
2014
5th Cycle Certified
December 2015
TIMEFRAME:
4th Cycle- 2012 - 2014
5th Cycle- 2015 - 2015
BUDGET:
5th Cycle $29,092
4th Cycle $23,940
REFERENCE:
Jay Schlosser
Development Services
Director
City of Tehachapi
115 S. Robinson St.
Tehachapi, CA 93561
(661) 822-2200 x 115
jschlosser@
tehachapicityhall.com
CITY OF TEHACHAPI
Housing Element Update, 4th and 5th Cycle
Miles
Areas with residential
Areas without residential
Tehachapi City Limit
Redevelopment Zone
High Density Residential
Medium Density Residential
Low Density Residential
Legend
Highway 58
E Tehachapi
B
l
v
d
S Curry StE Valley Blvd
Vacant Residential Parcels
0 0.125 0.25 0.5 0.75 1
Estate
Approved for Development
Central Commercial
Miles
Areas with residential
Areas without residential
Tehachapi City Limit
Redevelopment Zone
High Density Residential
Medium Density Residential
Low Density Residential
Legend
Highway 58
E Tehachapi
B
l
v
d
S Curry StE Valley Blvd
Vacant Residential Parcels
0 0.125 0.25 0.5 0.75 1
Estate
Approved for Development
Central Commercial
20 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Experience & List of References
City of Carlsbad – Housing Element Update, General Plan Maintenance, and
Environmental Review
Client Information:
Scott Donnell, Senior Planner
City of Carlsbad
760-602-4618 | scott.donnell@carlsbadca.gov
Timeframe: January 2020 to Present
Cost of Services: $698,085
Rincon is assisting the City of Carlsbad in the
preparation of their Housing Element Update,
General Plan Maintenance, and associated
environmental review services. The project
kicked off in January 2020, with the initial
priority of inventorying the existing, but
underutilized, and available housing sites and
conducting environmental constraints analyses
for air quality, biological resources, cultural
resources, GHG emissions, noise, and
transportation. Rincon will play a significant role in public outreach and information
management, as well as oversee the citizen housing advisory committee meetings. Rincon
will review legislation including those related to environmental justice, GHG emissions, infill
and affordable housing development, vehicle miles traveled, climate change adaptation
and resiliency including threats from wildfire and sea level rise. We will then review other
Carlsbad land use documents, to determine if additional amendments are necessary. We
will prepare revisions to existing goals, policies, and actions, and propose new goals,
policies, and actions, as appropriate. Rincon will also prepare a Supplemental EIR to
address environmental impacts that have not already been addressed in the existing
General Plan EIR.
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 21LISA WISE CONSULTING, INC.
Experience & List of References
City of Lompoc - General Plan Update and EIR
Client Information:
Brian Halvorson, Planning Manager
City of Lompoc
100 Civic Center Plaza
Lompoc, California 93438
805-875-8228 | bhalvorson@ci.lompoc.ca.us
Timeframe: Completed in 2015
Cost of Services: $908,500
Rincon prepared a comprehensive update of the City of
Lompoc General Plan. The General Plan Update addresses
the community’s vision for development during the
planning horizon and implemented the programmatic
direction of the city’s Housing Element at a policy level. The
General Plan Land Use Element and Circulation Element
Updates focused on the implementation of programs from
the Housing Element Update to satisfy State affordable
housing standards and on the potential physical expansion of the city in four locations. A
Program EIR was prepared to evaluate the intensification of residential development in the
city as a result of implementation of these programs. Following completion of the Land Use
Element, Circulation Element, and Housing Element Updates and Program EIR, Rincon
updated the remaining General Plan Elements, including Conservation and Open Space,
Noise, Safety, Parks and Recreation, Public Services, and Urban Design, and prepared a
Supplemental EIR. The Housing Element Update contained an updated Housing Plan,
Community Profile, Needs Assessment, and Housing Constraints Analysis.
22 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Experience & List of References
City of Los Angeles - Citywide General Plan Framework EIR Addendum
Client Information:
Matthew Glesne
Housing Planner
City of Los Angeles
201 N Figueroa Street, #4
Los Angeles, California 90012
213-978-2666
Timeframe: Ongoing (June 2017 – present)
Cost of Services: $450,245
Rincon prepared an addendum to the Los Angeles Citywide General Plan Framework for
the City’s 2013-2021 Housing Element Update. The addendum included analysis to
demonstrate that the growth forecasts contained in the 1996 Framework EIR remained
valid and that the Housing Element would not involve any additional development outside
these forecasts. Consequently, it was determined that these new projects did not result in
new significant impacts or substantially increase the significance of impacts previously
identified in the 1996 FEIR and as such, an addendum to that EIR was the appropriate CEQA
document.
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 23LISA WISE CONSULTING, INC.
Experience & List of References
City of Malibu - 2008-2014 Housing Element EIR
Client Information:
Bonnie Blue, AICP
Planning Director
City of Malibu
23825 Stuart Ranch Road
Malibu, California 90265
310-456-2489
Timeframe: April 2012 to October
2013
Cost of Services: $123,000
Rincon prepared an EIR examining
Malibu’s proposed 2008-2014 Housing
Element. The Housing Element
established programs, policies and
actions to further the goal of meeting the
City’s existing and projected housing
needs. It also identified three candidate
sites for rezoning that would enable the
City to meet its affordable housing
requirements under the Regional
Housing Needs Assessment (RHNA). The
EIR included a conceptual analysis of citywide land use policies as well as site specific
analyses of each of these three rezone sites and four alternative sites. Key EIR issues
included traffic, biological resources, geologic hazards, and aesthetics.
24 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Experience & List of References
City of Seaside – Housing Element Update (IS/MND)
Client Information (Subconsultant to
Veronica Tam and Associates):
Gloria Stearns, Director of Community
Development
City of Seaside
400 Harcourt Avenue
Seaside, CA 93955
831-899-6830 | GStearns@ci.seaside.ca.us
Timeframe: June 2016 to December
2019
Cost of Services: $39,589
Rincon assisted the City of Seaside with the preparation of
an IS-MND for their 5th Cycle Housing Element Update. While
not complicated from and environmental perspective, the
General Plan growth forecast became the subject of
litigation, significantly delaying the General Plan/Housing
Element adoption process. To move forward with the
Housing Element so the City would be eligible for SB 2
grants, the Housing Element was revised to rely on the
current General Plan (instead of the proposed General Plan)
for the Regional Housing Needs Allocation. The Element was
also updated to reflect the changes in Housing Element
requirements due to the 2017 and 2018 housing bills.
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 25LISA WISE CONSULTING, INC.
Experience & List of References
List of References
LISA WISE CONSULTING, INC
City of Arroyo Grande
Housing Element Update, 4th and 5th Cycle
Teresa McClish
Community Development Director (former)
City of Arroyo Grande
Special Projects Manager (current)
City of San Luis Obispo
(805) 783-7840
tmcclish@slocity.org
City of Atascadero
Housing Element Update, 4th and 5th Cycle
Warren Frace
Community Development Director (former)
City of Atascadero
Community Development Director (current)
City of Paso Robles
(805) 237-3970
wfrace@prcity.com
City of Livermore
Housing Element Update, 5th Cycle
Christine Rodrigues
Assistant to the City Manager
(925) 960-4410
cnrodrigues@ci.livermore.ca.us
City of Long Beach
Housing Element Update, 6th Cycle
Patricia Deifenderfer
Advanced Planning Officer
(560) 570-6261
patricia.diefenderfer@longbeach.gov
City of Pacific Grove
Housing Element Update, 4th and 5th Cycle
Sarah Hardgrace
Senior Planner
(831) 648-3188
shargrave@ci.pg.ca.us
City of Richmond
Housing Element Update, 4th and 5th Cycle
Lina Velasco
Director of Planning and Building Services
(510) 620-6706
lina_velasco@ci.richmond.ca.us
City of Tehachapi
Housing Element Update, 4th and 5th Cycle
Jay Schlosser
Deverlopment Services Director
(661) 822-2220 x 115
jschlosser@tehachapicityhall.com
26 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Experience & List of References
RINCON CONSULTANTS, INC
City of Carlsbad
Housing Element Update and General Plan
Maintenance
Scott Donnell
Senior Planner
(760) 602-4618
scott.donnell@carlsbadca.gov
City of Lompoc
General Plan Update and EIR
Brian Halvorson
Planning Manager
(805) 875-8228
bhalvorson@ci.lompoc.ca.us
City of Los Angeles
Citywide General Plan Framework EIR Addendum
Matthew Glesne
Housing Planner
(213) 978-2666
City of Malibu
2008-2014 Housing Element EIR
Bonnie Blue, AICP
Planning Director
(310) 456-2489
City of Seaside
Housing Element Update (IS/MND)
Gloria Stearns
Director of Community Development
(831) 899-6830
gsterns@ci.seaside.ca.us
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 27LISA WISE CONSULTING, INC.
Schedule
06 Schedule
2020 2021
N D J F M A M J J A S O N D
Task 1: Project Management and
Coordination
1.1 Kick-Off Meetings
1.2 Data Collection
1.3 Project Management
Task 2: Technical Assessment
2.1 Review Existing Plans and Policies
2.2 Housing Needs Assessment
2.3 Sites Inventory
2.4 Housing Constraints Assessment
2.5 Housing Resources Assessment
2.6 Implementation Plan
Task 3: Public Meetings
3.1 Community Presentations &
Meetings
3.2 Meetings with PC and CC
Task 4: Housing Element
Documents (2021-2029)
4.1 Prepare Draft Housing Elements
4.2 Prepare Final Documents
4.3 Coordination with HCD
Task 5: CEQA
5.1 Background and Project
Description
City of Temple CityCity of Temple City
Housing Element UpdateHousing Element Update
Project TimelineProject Timeline
September 16, 2020September 16, 2020
Product Public HearingConsultant Work
Final Housing Element AdoptionPublic Review Draft to HCD
Admin. Draft
60-Day Review Period
PC HearingStudy Session
CC Hearing
2020 2021
N D J F M A M J J A S O N D
Task 1: Project Management and
Coordination
1.1 Kick-Off Meetings
1.2 Data Collection
1.3 Project Management
Task 2: Technical Assessment
2.1 Review Existing Plans and Policies
2.2 Housing Needs Assessment
2.3 Sites Inventory
2.4 Housing Constraints Assessment
2.5 Housing Resources Assessment
2.6 Implementation Plan
Task 3: Public Meetings
3.1 Community Presentations &
Meetings
3.2 Meetings with PC and CC
Task 4: Housing Element
Documents (2021-2029)
4.1 Prepare Draft Housing Elements
4.2 Prepare Final Documents
4.3 Coordination with HCD
Task 5: CEQA
5.1 Background and Project
Description
City of Temple CityCity of Temple City
Housing Element UpdateHousing Element Update
Project TimelineProject Timeline
September 16, 2020September 16, 2020
Product Public HearingConsultant Work
Final Housing Element AdoptionPublic Review Draft to HCD
Admin. Draft
60-Day Review Period
PC HearingStudy Session
CC Hearing
Lisa Wise Consulting, Inc.
Budget: Temple City 6th Cycle Housing Element Update
[DRAFT]
Hours Cost Hours Cost Hours Cost
Task 1 Project Management and Coordination
1.1 Kick-Off Meeting 12 2,000$ - -$ 12 2,000$
1.2 Data Collection 10 1,520$ - -$ 10 1,520$
1.3 Project Management 48 8,280$ - -$ 48 8,280$
Task 2 Technical Assessment
2.1 Review Existing Plans and Policies 24 3,760$ - -$ 24 3,760$
2.2 Housing Needs Assessment 32 4,920$ - -$ 32 4,920$
2.3 Sites Inventory 72 11,620$ - -$ 72 11,620$
2.4 Housing Constraints Assessment 38 6,290$ - -$ 38 6,290$
2.5 Housing Resources Assessment 22 3,450$ - -$ 22 3,450$
2.6 Implementation Plan 27 4,445$ - -$ 27 4,445$
Task 3 Public Meetings
3.1 Community Presentations and Meetings (2)50 8,170$ - -$ 50 8,170$
3.2 Meetings with Planning Commission and City Council (3)28 4,480$ - -$ 28 4,480$
Task 4 Housing Element Documents (2021-2029)
4.1 Prepare Draft Housing Element 70 11,210$ - -$ 70 11,210$
4.2 Prepare Final Documents 38 6,050$ - -$ 38 6,050$
4.3 Coordination with HCD 18 3,290$ - -$ 18 3,290$
Task 5 CEQA
5.1 Background and Project Description 12 2,020$ 21 3,470$ 33 5,490$
501 81,505$ 21 3,470$ 522 84,975$
Optional Tasks
A Technical Analysis 56 10,060$ 56 10,060$
B Additional Outreach 52 8,860$ 52 8,860$
C Coordination with HCD 21 3,645$ 21 3,645$
D EIR Addendum 10 1,660$ 77 10,740$ 87 12,400$
640 105,730$ 98 14,210$ 738 119,940$
Rincon
RINCON TOTAL
TOTAL FEE + OPTIONAL TASKS
PROJECT TOTAL
TOTAL FEE
LWC, Inc.
Temple City, CA
6th Cycle Housing Element Update
LWC TOTAL
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 29LISA WISE CONSULTING, INC.
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM
LISA WISE, AICP
President, Owner
As a certified planner and public accountant, Lisa has over 30 years of
professional experience in land use planning, real estate finance, and the
management of complex projects. Lisa is considered a national expert on
housing policy and code reform, and presents on the topics regularly at State
and National APA, League of California Cities, ULI and the New Partners for
Smart Growth conferences, and has recently received the CNU Paul Crawford
award for Excellence in Planning. Lisa is a part-time lecturer at the California
Polytechnic State University in San Luis Obispo focusing on courses in housing
and real estate finance.
Lisa has been directly responsible for a breadth of large-scale projects
that assess land use policy and economic performance and make
recommendations for more vibrant and resilient communities. These include
20 housing elements, 23 master and specific plans, 34 code updates, 35
economic projects, and several inclusionary and employee housing studies.
Prior to starting LWC in 2006, Lisa worked for land use planning firm
Crawford, Multari & Clark Associates. From 1990 to 1999, Lisa was a Manager
at PricewaterhouseCoopers (PwC), one of the “Big Four” international
accounting, financial services and management consulting firms. At PwC, Lisa’s
responsibilities included managing large financial services engagements,
building client relationships, mentoring staff, and teaching in-house classes.
Relevant Project Experience:
• Arroyo Grande, CA, Housing Element Update, 4th and 5th Cycle
• Atascadero, CA, Affordable Housing Short sale Policy, Housing Element
Implementation and Housing Element 4th and 5th Cycle
• Benicia, CA, Housing Element Update, 4th and 5th Cycle
• Flagstaff, AZ, Zoning Ordinance Update
• Grover Beach, CA, Zoning Code Update, West Grand Avenue Masterplan,
and 4th Cycle Housing Element Update
• King City, CA, Housing Element, 4th Cycle
• Livermore, CA, Development Code Update and 5th Cycle Housing
Element Update
• Loomis, CA, Housing Element Update 3rd, 4th and 5th Cycle
• Malibu, CA, Zoning Code and Local Implementation Plan Update
• Merced, CA, Bellevue Corridor Plan
• Mesa, AZ, Form-Based Code and Regulating Plan
• Petaluma, CA SMART Rail Station Areas: TOD Master Plan
• Pismo Beach, CA, Housing Element, 4th Cycle
• Richmond, CA, Livable Corridors Plan, South Shore Specific Plan, and 4th
and 5th Cycle Housing Element Update
• Vallejo, CA, Housing Element Update 5th Cycle
• Tehachapi, CA, Housing Element Update 4th and 5th Cycle
PAST WORK EXPERIENCE
California Polytechnic State University
San Luis Obispo, CA, Adjunct Faculty, 2002 - Present
Crawford, Multari & Clark Associates
San Luis Obispo, CA, Professional Consultant,
2001 - 2006
San Luis Obispo County
San Luis Obispo, CA, Staff Planner, 2000 - 2001
Governor’s Office of Planning & Research
Sacramento, CA, Intern, 1999 - 2000
PricewaterhouseCoopers, LLP
New York, NY, Financial Services Manager, 1990 - 1999
EDUCATION
California Polytechnic State University
San Luis Obispo, CA, Master of City & Regional
Planning, 2001
DePaul University
Chicago, IL, M.S. Accountancy, 1990
University of Cincinnati
Cincinnati, OH, B.S. Business Administration in
Marketing & Finance, 1987
CERTIFICATIONS & MEMBERSHIPS
American Planning Association (APA)
2001 - Present
Certified Public Accountant, 1991
Congress for New Urbanism
2003 - Present
Paul Crawford Award for Excellence in Planning, 2017
Form-Based Code Institute
Chair, 2015 - 2018; Treasurer, 2014 - 2015
Dean’s Leadership Council
California Polytechnic, School of Architecture
2018-Present
APPENDIX: RESUMES
30 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM
PAST WORK EXPERIENCE
Metropolitan Research and Economics
Santa Monica, CA, Principal, Director and Owner
2009 - 2020
City of South Pasadena, CA
Director, Planning and Building
2018 - 2019
City of Santa Cruz, CA
Manager of Special Projects, Economic
Development
2014 - 2017
Economics Research Associates
Los Angeles, CA, Principal
1996 - 2009
EDUCATION
University of California
Los Angeles, CA, Master of Arts, Geography
Urban Planning
University of Wisconsin
Madison, WI, B.A., Geography and Classical
History
ACADEMIC EXPERIENCE
University of Southern California
School of Architecture, 2016 - 2019
Southern California Institute of Architecture
2001 - 2016
University of Michigan
School of Architecture, 2009 - 2010
DAVID BERGMAN
Director
With over 25 years of experience, David has focused on community
development, real estate and urban planning projects, with an emphasis
on the formation and implementation of urban and regional development
strategies, and public private-partnerships. David’s strengths and expertise
include public policy and alternatives analysis that balance economic
feasibility, fiscal performance and community vision. He also brings an
understanding of California Housing Law, earned working directly with
California cities and counties on the identification and assessment of
financing options for affordable housing, student and workforce housing and
inclusionary housing, and strategies for improved jobs/housing balance and
anti-displacement programs. As the Director of Planning for the City of South
Pasadena, he oversaw the successful approval of the City’s first density bonus
application and adoption of an Accessory Dwelling Unit (ADU) Ordinance,
that was approved by the California Department of Housing and Community
Development (HCD).
David’s commitment to client service centers around providing strategy
alternatives based on market-driven research and consideration of local,
regional and state law and precedent. His experience features large-scale
mixed-use and urban infill developments, and planned communities. He
has provided feasibility analysis and funding strategies across all major
property sectors including residential, retail, office, industrial, hospitality, and
institutional.
Recent examples of David’s work include:
• Beverly Hills, CA, Fiscal Impacts
• Coachella Music and Arts Festival, Marketing and Promotion Programs,
and Economic Impacts
• Long Beach, CA, 6th Cycle Housing Element Update and Housing
Feasibility Study
• Long Beach, CA, Low- and Moderate-Income Housing Site Analysis
• Los Angeles, CA, Economic and Fiscal Impact Study, Los Angeles
International Airport (LAX)
• Pasadena, CA, General Plan Economics and Land Use Element
• San Diego, CA, Barrio Logan Affordable Housing Strategy
• San Fernando, CA, Workforce Housing Economic Analysis and Strategy
Alternatives
• Santa Clarita, CA, General Plan Economics and Land Use Element
• Santa Maria, CA, 6th Cycle Housing Element Update, Market Analysis and
Annexation Strategy
• Santa Rosa, CA, Jobs Housing Balance Study
• State of California General Services Division, Community College and
Residential Master Plan
• Sun Cal, Anaheim, CA, Inclusionary Housing Strategy, Palatium Triangle
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 31LISA WISE CONSULTING, INC.983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM
PAST WORK EXPERIENCE
California Polytechnic State University
San Luis Obispo, CA, Teaching Assistant
January 2013 - June 2013
City of Clearlake, CA
Graduate Student Planner
September 2012 - June 2013
City of Carpinteria, CA
Graduate Student Planner
March 2012 - June 2012
EDUCATION
California Polytechnic State University
San Luis Obispo, CA, Master of City & Regional
Planning
University of California, Santa Barbara
B.A., Environmental Studies
CERTIFICATIONS & MEMBERSHIPS
American Planning Association (APA)
2011 - Present
Cal Poly Graduate Student Planning
Association
2011 - 2013
KATHRYN SLAMA
Senior Associate
Kathryn has over seven years of hands-on housing, zoning code, station area
planning, and project management experience, and is the Senior in charge
of LWC’s Los Angeles office. Kathryn leads the team on detailed policy and
regulatory analysis, formulation of implementation strategies, housing policy, and
streamlined and compliant zoning codes. Kathryn has worked with communities
throughout California and across the country to reach consensus on priorities and
develop strategies to clarify, streamline, and modernize development codes, with
a focus on economic revitalization, resilience, and enabling well-designed places
to live, shop, and do business.
Kathryn was the project manager on over 12 LWC Housing Element Updates,
with certification by the California Department of Housing and Community
Development (HCD) and adoption by the cities. She has led several large-scale,
complex development code projects from start to finish, on time and within
budget in Fargo, ND, Alameda County, and Hayward CA.
Kathryn holds a Masters of City and Regional Planning degree from California
Polytechnic State University, San Luis Obispo, where she graduated at the top of
her class and a Bachelor of Arts degree in Environmental Studies from University
of California, Santa Barbara.
Relevant Project Experience at LWC:
• Alameda County, CA, Ashland Cherryland Business District Specific Plan
Update and Code
• Arroyo Grande, CA, Housing Element Update, 4th and 5th Cycle
• Atascadero, CA, Housing Element Implementation, Housing Element
Update, 4th and 5th Cycle
• Austin, TX, Land Development Code Update
• Benicia, CA, Housing Element Update, 4th and 5th Cycle
• Hayward, CA, Downtown Specific Plan and Form-Based Code
• Hayward, CA, Form-Based Codes Update
• Hermosa Beach, CA, General Plan Update
• Livermore, CA, Development Code Update,Housing Element Update
• Lompoc, CA, Zoning Code Update
• Long Beach, CA, Project Management Services
• Loomis, CA, Housing Element Update, 5th Cycle
• Pacific Grove, CA, Development Code Update
• Richmond, CA, Housing Element Update, 4th Cycle
• San Luis Obispo, CA, San Luis Ranch Specific Plan and Code
• Tehachapi, CA, Housing Element Update, 4th and 5th Cycle
• Tehachapi, CA, Zoning Ordinance Update and General Plan Consistency
32 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM
PAST WORK EXPERIENCE
California Polytechnic State University
San Luis Obispo, CA, Part-time Faculty, 2018 -
Present
Town of Mammoth Lakes, CA
Senior Planner
March 2014 - August 2015
Town of Mammoth Lakes, CA
Associate Planner
December 2007 - February 2014
Town of Mammoth Lakes, CA
Assistant Planner
June 2006 - November 2007
EDUCATION
Indiana University
Bloomington, IN, Master of Business
Administration
University of California, Santa Barbara
B.A., Environmental Studies
B.A., Geography
CERTIFICATIONS & MEMBERSHIPS
American Institute of Certified Planners
2015 - Present
American Planning Association
2013 - Present
Association of Environmental Professionals
2013 - Present
JEN DAUGHERTY, AICP
Senior Associate
Jen brings over 13 years’ experience managing long-range planning and
economic development projects with a focus on providing diverse housing
alternatives and assuring deliverables exceed client expectations. Her
career combines 5 years in the fast-paced consulting industry with 8 years
as a Senior Planner at the Town of Mammoth Lakes which gives her a
comprehensive perspective and balanced approach to planning and the
economics of land use. Jen’s has taken housing element updates, housing
code and fee assessments, grant programs, and environmental review from
start to finish. She has also been responsible for leading comprehensive code
updates, specific plans, market analyses and economic and fiscal elements.
Jen has strong public engagement skills grounded in empathy, maintaining
open lines of communication and assuring community feedback is reflected
in final policies, programs and regulation. She is an expert in tracking project
performance, making adjustments where necessary and maintaining close
and consistent communication with the client.
Jen’s recent project management experience includes leading a comprehensive
code updates for the Cities of Lompoc, and Westerville OH and a Conceptual
Land Use Plan for the Town of Mammoth Lakes which established a
development program of 450 affordable units and opportunities for rental
and ownership. She holds a Master of Business Administration from Indiana
University and Bachelor of Arts degrees in Environmental Studies and
Geography from University of California, Santa Barbara.
Relevant Project Experience:
• Beaumont, CA, General Plan Update, Market Analysis, Fiscal Model, Code
Update
• Hayward, CA, Downtown Specific Plan Market Analysis
• Livermore, CA, General Plan Land Use Conversion Fiscal Impact Analysis
• Local Government Commission, Local Funding Guidebook
• Lompoc, CA, Zoning Code Update
• Long Beach, CA, Short Term Rental Ordinance
• Mammoth Lakes, CA, 2014-2019 Housing Element Update
• Mammoth Lakes, CA, General Plan Update
• Marin County, CA, Code Amendments
• Marin County, CA, Short Term Rental Ordinance
• Morgan Hill, CA, Commercial Capacity Analysis Monterey Corridor
• Morgan Hill, CA, Form Based Code Monterey Corridor
• Paso Robles, CA, Beechwood Specific Plan
• Rancho Cucamonga, CA, Pro Forma Development for the North Eastern
Sphere Annexation Specific Plan Transfer of Development Rights Analysis
• San Pablo, CA, Priority Development Area Implementation Plan
• Tehachapi, CA, Oak Tree Village Specific Plan
• UCSF, Comparative Financial Performance Analysis Infrastructure
Alternatives
• University of Hawaii Infrastructure Master Plan Financial Analysis
• Vallejo, CA, Zoning Code Update
• Westerville, OH, Zoning Code Update
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 33LISA WISE CONSULTING, INC.
983 OSOS STREET, SAN LUIS OBISPO, CA 93401 | 870 MARKET STREET, STE 977, SAN FRANCISCO, CA 94102 | 706 SOUTH HILL STREET, STE 1100, LOS ANGELES, CA 90014 LISAWISECONSULTING.COM
PAST WORK EXPERIENCE
HR&A Advisors, Inc.
Housing and Economic Development Analyst
2018 - 2020
Los Angeles County, Dept. of Health Services
Program Manager, Housing for Health
2017 - 2018
Tipping Point
Graduate Student Consultant, Homeless Policy
2017
Institute for Research on Labor & Employment,
U.C. Berkeley, Graduate Student Researcher
2016
EDUCATION
University of California, Berkeley
Berkeley, CA, Master of Public Policy
Columbia University
New York, NY, B.A., Neuroscience
COMMUNITY INVOLVEMENT
Emerging LA, Participant
Salon series hosted by Molly Rysman, Housing and
Homelessness Deputy, to address homelessness in
LA County
New Leaders Council - LA, Fellow
Program aimed at developing leadership in politics,
government, and law
KAREN HUYNH
Associate
Karen brings 10 years of experience to LWC in fiscal analysis, real estate
finance, land use economics and manipulating large complex databases.
Her strengths include housing feasibility studies, market analysis, long-
range planning, and housing policy analysis. She brings expertise across
multiple practice areas, such as affordable housing, economic development,
fiscal impact analysis and development feasibility. She is adept in effective
online and in-person community engagement techniques such as personal
interviews, focus groups, workshops, and surveys. Combined with quantitative
analyses, Karen brings a more holistic understanding of market conditions
and regulatory frameworks to help cities address existing and anticipated
challenges. She works closely with each client to deliver tailored research
and recommendations aimed at creating more liveable, accessible, equitable
and resilient places. In addition to policy and planning, Karen also brings a
deep understanding of local government program management, funding and
implementation.
Karen holds a Master of Public Policy degree from University of California,
Berkeley, where she specialized in homelessness/housing policy and economic
inequality. During graduate school, Karen conducted research on homeless
policy in San Francisco and assessed performance of economic development
incentives in U.S. cities before and after the 2008 depression.
Relevant Project Experience:
• Culver City, CA, General Plan Update
• Gary, IN, Knight Foundation Financial Sustainability Strategy for Local
Nonprofit
• La Cañada Flintridge, CA, Descanso Gardens Business Strategy
• Long Beach, CA, 6th Cycle Housing Element Update
• Los Angeles, CA, Taylor Yards G2 Park Financial Sustainability Strategy
• Mountain View, CA, R3 “Missing Middle” Zoning Update
• Santa Maria, CA, General Plan Update, Market Analysis, Housing Element
Update and Annexation Study
• Santa Monica, CA, Affordable Housing Production Program Update
• Urban Land Institute, Assessment of Health and Social Equity in Real
Estate
34 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Rincon Consultants, Inc.
Environmental Scientists · Planners · Engineers
EDUCATION
M.A., Architecture and Urban
Planning, UCLA Graduate
School of Architecture and
Urban Planning
B.A., Geography, University of
California, Riverside
D.E.U.G., Université Paul
Valéry, Montpellier, France
AFFILIATIONS
American Institute of Certified
Planners (#6943)
LEED AP Neighborhood
Development (#10577131)
Member, California State
University Channel Islands
Campus Planning Committee
EXPERIENCE
Rincon Consultants, Inc. (1994
– present)
Fugro West, Inc. (1988 – 1994)
Envicom Corporation (1986 –
1988)
Urban Innovations Group (1985
– 1986)
Alhambra Redevelopment
Agency (1984 – 1985)
Stephen Svete, AICP, LEED, AP ND
PRINCIPAL
Stephen Svete is a founding Principal at Rincon Consultants and served as the firm’s
President from 2000 to 2011. He currently oversees a range of urban planning and
land use studies. He also works to develop approaches to community involvement
and environmental analysis work. He has directed successful projects ranging from
focused central city corridor revitalization studies to general plans and annexation
studies in rural areas of California. Mr. Svete has developed an expertise in the area
of active transportation, trails, and open space and recreation systems. He is a noted
planning commentator, serving for 11 years as Contributing Editor to California
Planning & Development Report.
PROJECT EXPERIENCE
GENERAL PLANS AND ELEMENTS
▪ City of Seaside General Plan Update and EIR
▪ City of City of Millbrae General Plan Update, PDA Specific Plan, and EIR
▪ City of Novato General Plan Technical Studies and EIR
▪ City of Alhambra General Plan and EIR
▪ City of Calipatria General Plan
▪ City of Avalon General Plan, Local Coastal Plan, and EIR
▪ City of Calabasas General Plan and EIR
▪ City of Ventura General Plan City of Paso Robles General Plan
▪ City of Santa Paula General Plan and EIR
▪ City of Thousand Oaks Safety Element
▪ City of Santa Monica Circulation Element EIR
▪ City of Santa Maria Sphere of Influence and Concurrent Annexation Study
▪ City of San Luis Obispo Land Use/Circulation Elements EIR
CEQA DOCUMENTATION
▪ Carmel Rio Road Subdivision EIR, County of Monterey
▪ Seaside Campustown Specific Plan EIR, City of Seaside
▪ California PEO Home Alhambra Senior Living Center EIR, City of
Alhambra/New Life Mgmt
▪ Baldwin Park Transit Center Apartments EIR/EA, City of Baldwin Park
▪ Olson Company Residential Development IS-MND, City of La Verne
▪ El Segundo Aquatics Site Feasibility Alternatives Project EIR, City of El
Segundo
▪ Santa Monica Place IS-MND, City of Santa Monica
▪ 1131 Arizona Ave Rest Home EIR, City of Santa Monica
▪ 2001 Main Street Mixed Use Development EIR, City of Santa Monica
▪ Gateway Project EIR, City of Beverly Hills
▪ 680 East Colorado Blvd EIR, City of Pasadena
HOUSING ELEMENT UPDATE | CITY OF TEMPLE CITY | 35LISA WISE CONSULTING, INC.
Rincon Consultants, Inc.
Environmental Scientists · Planners · Engineers
EDUCATION
MCP, City Planning, San
Diego State University
BS, Environmental Policy
Analysis and Planning,
University of California,
Davis
Brenna Weatherby
Senior Program Manager
Ms. Weatherby has extensive experience in the management of large scale
development projects throughout the land use planning, design, and entitlement
phases. She has led multidisciplinary consultant and developer teams while
coordinating with City Staff, stakeholders and community groups to successfully gain
discretionary project approvals. Ms. Weatherby has led strategic planning sessions
and neighborhood forums and has worked with citizens to address issues and gain
support for controversial projects. As an experienced land use planner, Ms.
Weatherby is knowledgeable in land use planning, NEPA and CEQA regulations, and is
skilled in the preparation of Zoning Ordinances, General Plans, Specific Plans, and
CEQA-related documents.
SELECT PROJECT EXPERIENCE
Project Manager, City of Carlsbad – Housing Element Update and General Plan
Maintenance, Carlsbad
Ms. Weatherby is currently serving as the Project Manager for the Carlsbad Housing
Element Update and General Plan Maintenance project. Ms. Weatherby is the team
lead for all General Plan Update and public engagement activities, including
facilitation and management of the City’s Housing Element Advisory Committee.
Project Manager, City of Vista – Housing Element Update, Vista
Ms. Weatherby is currently serving as the Project Manager for the Vista Housing
Element Update project. Ms. Weatherby’s team is responsible for updating the land
inventory analysis determining the City’s potential for housing unit production,
Housing Element policies and programs, and conducting public workshops.
Project Manager, City of Bakersfield – General Plan Update Recommendations
Report, Bakersfield
Ms. Weatherby provided project management and land use consulting services to the
City of Bakersfield as they planned for an upcoming update to the City’s General Plan.
Ms. Weatherby prepared a report which provided background information on the
general plan update process, examined three options for the next update, and laid
out recommended revisions to each element.
Project Manager, City of Menifee – Contract Planning, Menifee
Ms. Weatherby has provided contract planning services for the City of Menifee since
2018. She served as a staff planner for the Menifee Valley Specific Plan project,
providing Specific Plan peer review services. Ms. Weatherby also led the preparation
of CEQA documents for the Ethanac Square and Owens Road projects.
Project Manager, California State University, Fullerton – Master Plan Update,
Orange County
Ms. Weatherby is providing project management, land use and environmental
planning, and public engagement services to California State University, Fullerton for
the Master Plan Update project. Ms. Weatherby provided land use and
environmental guidance while the university developed design ideas to be included in
an update to their 2003 Master Development Plan. Following development of the
proposed land use plan for future on-campus development over the next 20 years,
Ms. Weatherby led the team responsible for preparation of the project
Environmental Impact Report.
36 | CITY OF TEMPLE CITY | HOUSING ELEMENT UPDATE LISA WISE CONSULTING, INC.
Rincon Consultants, Inc.
Environmental Scientists · Planners · Engineers
Rincon Consultants, Inc.
Environmental Scientists · Planners · Engineers
EDUCATION
MPPA, Master of Public Policy
and Administration, California
Lutheran University
BA, Political Science, minor in
Community Development,
Portland State University
CERTIFICATIONS/
REGISTRATIONS
American Planning Association
Jason Montague
Environmental Planner
Mr. Montague has experience in land use and environmental planning, entitlement
processing, technical studies, and CEQA/NEPA documents. His planning experience
includes work on the City of Vista Housing Element, the City of Carlsbad Housing
Element, and the California State University, Fullerton Master Plan Update EIR. Mr.
Montague also has previous planning experience with the Ventura County Planning
Division working with the General Plan Update, Long-range Planning, Permit
Administration, and Planning Programs teams.
SELECT PROJECT EXPERIENCE
Planner, City of Vista – Housing Element Update, Vista
Rincon worked with Veronica Tam and Associates to update the City of Vista’s Housing
Element and meet the City’s 6th cycle RHNA numbers as determined by the Southern
California Association of Governments. Mr. Montague worked with City data, aerial
imagery, assessor’s data, and census information to identify viable vacant and
underutilized sites within the City and create a site inventory to meet the City’s RHNA
numbers. Mr. Montague also worked on the preparation of a draft Housing Element
and updated the document based on new census data.
Planner, City of Carlsbad – Housing Element Update and General Plan Maintenance,
Carlsbad
Rincon was tasked with updating the Carlsbad Housing Element and providing
maintenance services to the City of Carlsbad General Plan. Mr. Montague identified
and compiled federal, state, and local housing policies and programs that will be
included within the Housing Element. He also worked with Rincon staff to the General
Plan Recommendations Report. Additionally, he served as a Minutes Clerk for the
Housing Element Advisory Committee.
Planner, County of Ventura – General Plan Update Development Capacity and
Housing Element, Ventura County
Mr. Montague worked with the County of Ventura to formulate a methodology to
determine what parcels in the County are underutilized. Parcels were analyzed by
compiling a database of Assessor Parcel Numbers and analyzing the data to determine
their tax assessed use vs. actual use. This process was used to determine what sites
were underutilized within the County and is described in the General Plan
Development Capacity Alternatives Report, Development Capacity Chapter.
Planner, City of Temecula – Murrieta Creek Bridge Project Environmental Services,
Temecula
Rincon prepared an IS/MND and other environmental services for the Murrieta Creek
Bridge. Mr. Montague provided general support to the Rincon team which included
preparing the IS/MND, addressing comments from the City and Caltrans on various
CEQA and NEPA documents, and assisting the technical services team in preparing the
technical reports.
Planner, City of Eastvale – Limonite Gap Closure Environmental Services, Eastvale
Rincon was retained by the city of Eastvale to prepare an environmental assessment
for the Limonite Gap Closure. Mr. Montague prepared an Initial Study for this project
and address comments from the City on the technical studies prepared by Rincon.
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