HomeMy Public PortalAbout2014.066 (04-15-14)RESOLUTION NO. 2014.066
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LYNWOOD APPROVING
THE PROPOSAL OF TRANSYSTEMS, (CONSULTANT) TO THE CITY OF LYNWOOD
(CITY) FOR PREPARATION OF THE LYNWOOD TRANSIT AREA STRATEGIC
PLAN
WHEREAS, the City wishes to produce a regulatory document entitled the
"Lynwood Transit Area Strategic Plan" that supports transit oriented development by
creating a Specific Plan including environmental clearance for the Metro Green Line -
Long Beach Station Transit Oriented District and that will amend the existing Long
Beach Boulevard Specific Plan; and
WHEREAS, the City applied for and was awarded a Los Angeles County
Metropolitan Transportation Authority (LACMTA) 2012 -2013 Round 3 Transit Oriented
Development (TOD) Planning Grant in the amount of $800,000 to prepare, and adopt
the "Lynwood Transit Area Strategic Plan "; and
WHEREAS, after careful consideration and a formal competitive bid process, the
City desires to utilize the services of TranSystems as an independent contractor to prepare
the Lynwood Transit Area Strategic Plan in an amount not to exceed $698,252; and
WHEREAS, TranSystems represents that it is fully qualified to perform
transportation and related planning services that will result in the. completion of the
Lynwood Transit Area Strategic Plan by virtue of its experience and the training,
education and expertise of its principals, employees, and project team members; and
WHEREAS, TranSystems fully agrees to perform said transportation and related
planning services as described in the Proposal submitted to the City attached hereto as
"Attachment A."
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LYNWOOD DOES
HEREBY RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. The City hereby authorizes the appropriation of a not -to- exceed
amount of $698,252 to fund the cost of said services memorialized in an agreement
negotiated between the parties.
Section 2. The City Council hereby authorizes the City Manager or his
designee to take all necessary steps, including the execution of agreements and other
related documents with TranSystems, subject to approval of Form of such agreements
by the City Attorney, to undertake the implementation of grant/project related functions
as described in subject Agreement.
Section 3. This Resolution shall become effective immediately upon its
adoption.
PASSED, APPROVED AND ADOPTED this 15th day of April, 2014.
ATTEST:
aria Quinonez, City Clerk
APPROVED AS TO FORM:
David A. arcia, i y ttorney
"g�
-� - Aide Castro, Mayor
APPROVED AS TO CONTENT:
Sarah M. Witfiers, City Manager
fr
Brd
Cot
N&Ils, Project Manager
unity Development
STATE OF CALIFORNIA )
) SS.
COUNTY OF LOS ANGELES )
I, the undersigned, City Clerk of the City of Lynwood, do hereby certify that the
foregoing Resolution was passed and adopted by the City Council of the City of
Lynwood at a regular meeting held on the 15th day of April, 2014.
AYES: COUNCIL MEMBERS ALATORRE, SANTILLAN -BEAS, SOLACHE
HERNANDEZ AND CASTRO
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
yMaria&QuiQnon4e2z, City Clerk
STATE OF CALIFORNIA )
) SS.
COUNTY OF LOS ANGELES )
I, the undersigned, City Clerk of the City of Lynwood, and the Clerk of the City
Council of said City, do hereby certify that the above foregoing is a full, true and correct
copy of Resolution No. 2014.066 on file in my office and that said Resolution was
adopted on the date and by the vote therein stated. Dated this 15th day of April, 2014.
Maria Quinonez, City Clerk
Technical Implementation
a) PROJECT UNDERSTANDING & MANAGEMENT APPROACH
The TranSystems team is committed to providing quality services to the City of Lynwood. The City's goal to create a
vibrant, walkable, and mixed use community that has integrated access to multiple sustainable transportation modes
depends on land development standards that help translate possibilities into reality. The project proposed by
TranSystems is designed to logically develop, implement, and progress the mechanisms needed to foster significant
transit oriented development within close proximity to existing regional transit services. Second, the location of this
significant transit oriented development will capitalize on the numerous transportation modes and regional
connectivity to make the City of Lynwood a leader in the implementation of sustainable land use practices. Third, the
proposed activities will include design upgrades to pedestrian and transportation connectivity elements in the project
area that will encourage greater use of transit assets and increase mobility choices by completing the linkage
between the Metro Green Line station and local businesses, residents, and cultural /civic /entertainment attractions.
Finally, the project will encourage density levels and a mix of land uses that support sustainability objectives of
greater access to the transportation system and reductions in vehicle trips.
We understand the need for the City to encourage growth in the City of Lynwood that creates a more sustainable
future. Our approach would identify the appropriate level of new development in the proposed TOD area, assess the
potential to create a high -value new urban district anchored by the transportation systems, and determine the
development standards needed to achieve that development potential. We believe the City's approval of a preferred
development scenario should precede creation of specific plan standards so that there is a strong link between
development policy and the types of development the City would like to encourage. This process focuses on gaining
support from the development community and City stakeholders for the development program by engaging their
participation in helping determine the future and in creating the land development standards needed to support the
development goals the City has for the TOD area.
The project scope has several different parts that all need to be interwoven together. We will execute the work
following these five simultaneous and interrelated tracks:
1. Market -based analysis of land use potential and timing including creative financing, condemnations, impact
of transit connections and R01;
2. Transportation network connectivity, capacity and infrastructure improvements linking streets, freeways,
transit, and passenger rail in the TOD plan area;
3. Strategic decisions about development levels and types of development to be encouraged in the TOD plan
area;
4. Programming, right sizing, location and functional design for the TOD development; and
5. The design concepts and cost factors for transportation and related infrastructure that improves and
connects or provides reasonable alternatives to existing and future constraints.
TranSystems understands the City's need for high quality services that can help assure that any possible new
development incorporates smart growth principles and efficient transit linkages and connectivity. TranSystems will
account for and help overcome existing and future constraints on development potential and circulation /mobility while
helping the City achieve community consensus. Our team willl enable the process to move closer to a formal plan
adoption. How a project begins oftentimes dictates how it will be completed. Our team includes members who have
direct experience in key positions with local jurisdictions in creating solutions where the physical relationship of
existing infrastructure in itself constrains the potential to achieve integrated land use and transportation systems.
The TranSystems team understands there are at least three dimensions that result in a successfully implemented
project: stakeholder consensus, long -term commitment to the project's goals and vision, and a defined project that
reduces complexity and uncertainties. The plan produced from this process should be not only a compendium of
regulations and standards, but also provide the necessary work required to establish a preferred development plan
for the plan area. The plan should provide a nexus between TOD planning and construction and enable the
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realization of the actual transit oriented development envisioned for the area. There has to be a nexus between the
land development standards and the requirements of the development community to foster the development of TOD
projects, whether those are commercial or mixed use developments, that implements specified infrastructure
improvements in a systematic way. The successful TOD plan for the City of Lynwood is a plan that capitalizes and
builds a partnership with Metro and integrates Joint Development in a practical way to strengthen the City's tax base,
increase the economic vitality of the Lynwood Transit Area, and encourages additional housing in close proximity to
transit options while knitting the Long Beach Boulevard neighborhoods together again.
An area plan that is informed by the requirements of the entities the City seeks to attract provides a clear path
forward. We believe the development standards do not exist in a vacuum, but should be crafted in terms that carry
out the intent of the City and allow the creation of the physical environment the Lynwood envisions. With'that kind of
plan, the City can adopt the land use tools knowing there is substantial support for the City's objectives and then
begin to attract the kinds of development that meets the plan objectives. TranSystems multi - disciplinary team
approach will produce an integrated land use /transportation plan for the City of Lynwood that establishes clear land
use standards and measurable outcomes for sustainability, economic development, urban amenities and job creation
while helping to create a specific place identity for the Lynwood Transit Area.
TranSystems team demonstrates our understanding of the City's vision for the TOD plan area, its place as a
significant transportation hub in the Los Angeles region, and what it will take to enable the City to carry out the
implementation of a growth plan that minimizes growth of new vehicular traffic, encourages use of rail transit for
vehicular access throughout the whole of the Transit Oriented District, while resulting in the actual development of
available properties and the production of public revenue from that development. In this, we know this is not simply a
planning and analytical exercise, but one that is focused on outlining the steps and practical applications that applied
will result in the vision built.
Our team has significant past involvement in projects both locally and across the nation that required community
consensus. This experience gives us full awareness of the need to work closely with the community and key
stakeholders. Our TOD experience has demonstrated time and again the practicality of working with developers,
potential tenants, and real estate investors to identify issues and barriers to development and to work out solutions
between the development community and the local jurisdiction that result in a win -win for both public and private
sectors. Our team has specifically been composed of firms and individuals who have a proven success - filled track
record of working agreements that advantage public and private sector interests. This track record of success
includes the Rosa Parks Metro Station Master Plan & Transit Oriented District plan formally adopted by the Metro
Board of Directors and Los Angeles County Board of Supervisors and which formed the impetus for implementation
of Metro's TOD Planning Grant program, the funding source for the City's work under this RFP.
The need to connect people to places often requires the ability to develop practical solutions that override traditional
hurdles to land use /transportation integration. Our team possesses the resources to develop design solutions that
prevent implementation of ill- founded solutions, while improving the connectivity (and the surety travelers need) that
resolves these issues. TranSystems will identify impediments to development or contradictions in existing
development standards and recommend appropriate changes. This is facilitated by our team's knowledge of the
developer community, real property investment requirements, and related factors that can be taken account of in the
development of the TOD plan. Our strategy would help increase the certainty and reduce risk on the part of
developers while providing effective and efficient communication to that community regarding the City's goals and
intentions through adoption of the TOD plan.
The Strategic Plan also needs to be informed by the need to connect the Lynwood Transit Station Area to the rest of
the community. TranSystems will include a neighborhood level assessment as part of the Urban Design /Streetscape
Standards analysis and recommendations. This will serve to unify the specific improvements within the TOD plan
area with related improvements that convey the unique identity of each neighborhood physically linked to the project
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area. We believe a critical element of this analysis is to develop solutions that provide easier, safer and more direct
access across Long Beach Boulevard to effectively create a pedestrian and bicycle path between the Metro Transit
Center and the Lynwood Walking Park along Fernwood Avenue. This connection would link regional transit to the
bike path system existing around Lynwood, while energizing the City's initiatives to develop bike path linkages
between the City and the regional network while supporting improved pedestrian and bicycle connections between
the project area and within surrounding neighborhoods. To identify these points of connectivity we will work with
stakeholders to develop a community - prioritized list of improvements that would create these connections and
linkages in the form of an Action Plan focused on establishing the design connections linking these neighborhoods
and the TOD project area.
Members of our team have worked on many projects across the Southern California region and been successful in
achieving community consensus. Our project manager has extensive history in transit oriented development, policy,
program development that attracts grant funding, and real estate development. Among his accomplishments in TOD
is the signature Rosa Parks Metro Station Master Plan and Transit Oriented District (which led to the creation of the
Metro Transit Oriented Development Grant Program), the currently under construction One Santa Fe Mixed Use
Development joint development project located on Metro property at its downtown Metro Red Line rail facility, and the
City of Los Angeles Land Use Transportation Policy. Other members of our team also have direct and successful
engagements in the community planning and development process, including CEQA clearances for project level
EIRs, and obtaining by -right development entitlements. Our team utilizes tailored approaches designed to reduce the
number and duration of community objections to development and related physical improvements. A key innovation
has been to begin working early with stakeholders to identify the methods to mitigate impacts and to seek to
incorporate these into the core design of the project. We have found this strategy to be highly useful in working with
impacted communities to achieve successful project outcomes.
The TranSystems team provides a quality assurance service that gives the City the confidence that the project will
fulfill all requirements for quality. This will include defining the quality standards applicable to the project and will
employ measures that reduce errors and omissions before and while performing the work. We employ a full Quality
Assurance /Quality Control (QA/QC) process at the start of a project in the belief that the quality control process for
previously completed work can be a quality assurance process for subsequent work. The entire QA/QC process
involves testing and verification at defined work milestones before proceeding to the next task. In this procedure,
there is a continuous flow of feedback information between the City and TranSystems to verify compliance with the
quality standard or to improve the overall project development process. For the TOD plan project we would include
the participation of development stakeholders to help identify elements that are clear, do not contain ambiguities or
contradictions, or which could help reduce project cost development timetable. We would also utilize this process to
assist the City ensure coordination among its departments having responsibility for streets and roads, utilities, and
public safety, among others, so that they have a complete understanding and concurrence with the process, process
findings and results and any project recommendations.
Quality Control
TranSystems believes that Quality Control is essential for our clients to know where they are in the process of project
delivery. TranSystems will provide Metro with the highest level of quality on this assignment. Our team will deliver
services and products that will satisfy Metro and local agency requirements. Our Quality Assurance /Quality Control
Manager will work with the project team on developing a project - specific quality control plan and will be responsible
for assuring that the plan is followed throughout the life of the project. This plan will define standards of quality and
specific quality control procedures for the all aspects of the project. The structure of TranSystems' Quality Control
Plan is outlined below:
Introduction
A. Purpose: Description of quality control plan, including key staff identification
B. Quality Manager: Introduction to Quality Manager and hierarchy of reporting responsibilities
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C. QA/QC Schedule: Identification of critical QC reviews that will be incorporated in the Master Project
Schedule
D. Risk Management: Identification of the portions of the project that have risks because of their
technical complexity and plan to manage these risks, if any
II. Quality Reviews
A. Management Reviews: Reviews to ensure involvement of the Project Manager, Quality Manager,
and Key Personnel
B. Milestone Reviews: Reviews to address project progress, project financials, and schedule
milestones
C. Deliverable Reviews: Reviews of deliverables, conducted prior to major submittals
III. Quality Control Procedures
A. Roles and Responsibilities: Definition of the roles of the Project Manager, Quality Manager, and
QC Reviewers
B. QC Reviewers' Responsibilities: Identification of independent QC Reviewers assigned to each
project - specific discipline
C. Documentation of Review Comments: Designation of how review comments will be reconciled and
recorded on each type of deliverable
D. Response to QC Comments: Identification of the Quality Manager as the oversight to ensure that
all comments are addressed
E. Correctness: Indicates that each team member has a responsibility to produce quality work
Schedule and Budget Control
TranSystems maintains schedule and budget controls that are consistent with the City of Lynwood's and other
government agencies project management standards. We will coordinate with the involved personnel to ensure that
we maintain continuous communication and meet all expectations.
Our team utilizes a variety of industry standard up -to -date software including but not limited to: Microsoft Project and
Primavera 6, MicroStation, and BIM for use in project development, design, schedule and accurately capture any
changes to the project in its lifecycle. TranSystems can establish a web -based link with the City whereby assigned
personnel can access the project data and for use for webinars, project meetings and updates. This will be in addition
to regular project team meetings with the City's Project Manager. We also utilize TranSystems' project controls staff
to assist the Project Manager in monitoring the project progress and will update the schedule monthly for each
project meeting. Additionally, our Quality Control Plan includes a milestone review component that ensures that
project execution is on track.
The TranSystems team will also track project costs on a regular basis to maintain the budget throughout the life of
the project and give the City's Project Manager the assurance that our work products are developed on time and
within the task order budget. Our Project Manager will be responsible for monitoring the budget and will keep the
City up -to -date on sub - contractor payments and TranSystems performance in meeting Metro SBE goals for this
project.
b) PROPOSED SCOPE OF SERVICES
The project scope for the Lynwood Transit Area Strategic Plan has several different parts that all need to be
interwoven together to complete project development and environmental clearance in under 24 months. We will
execute the work on five simultaneous and interrelated tracks:
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Technical Implementation
• Market -based analysis of land use potential and timing including creative financing, brownfields
cleanup and financing, strengthening transit connections and joint development as a revenue
sharing /financing tool;
• Transportation network connectivity, capacity and infrastructure improvements linking streets,
freeways, and transit around the transit center and nearby commercial and residential locations
with value capture strategies to support TOD implementation;
• Strategic decisions about current operations, potential development and the supporting analysis of
land regulations needed to catalyze and support economic development and residential
intensification in the project area;
• Supports, including legislation and agreements needed with public land- owning entities in the
project area to support creation of the transit oriented development district; and
• Simultaneous technical analyses that explore feasible and implementable options that mutually
inform the other project development tracks to produce a Preferred Development Approach in the
shortest practicable period of time.
The TranSystems team has been deliberately composed of subject matter experts in the key project areas to carry
out a project implementation framework that gets the project to a consensus community buy -in with full community
participation in the shortest amount of time. We believe our overall approach provides numerous opportunities for
community /stakeholder engagement, from large community -based meetings to small individual interviews. Our
integrated, multi -track approach allows us to maximize the value of our subject matter experts in the production of the
technical analyses required for CEQA clearance. The Transystems team will also achieve maximum public
understanding of the project, build community consensus, and achieve developer buy -in to land use standards.
Vision, goals, and objectives that have broad support by the major constituencies will lead to adoption of a Preferred
Development Approach the City of Lynwood can implement knowing it has the support of community, business
interests, and those who invest in real property development. TranSystems' objective is to deliver to the City a
Lynwood Transit Area Strategic Plan that is understood by the community and project stakeholders, that is
implementable, and which is measurable year after year in accomplishment of the Plan's shared objectives.
TASKS - PART 0.0
Task 0: Kickoff Meeting with the City
Key members of the TranSystems Team (Team) will meet with the City to finalize the project timeline, identify specific
points for periodic progress reviews and delivery dates of Technical Memoranda, and Draft and Final Report
documents. The kickoff meeting will also allow us to identify tools and methods to provide the City with GIS data, and
provide updates to the Lynwood Transit Area Strategic Plan web page. The meeting will set in motion setting up the
Strategic Plan Steering Committee or Advisory Committee to work with the technical team over the life of the project.
TranSystems will provide a summary report documenting meeting results and decisions.
Task 0.9: Identify /Contact key stakeholder groups /individuals
TranSystems will contact key stakeholders identified by the City to discuss and obtain their views on the
future of the project area, development standards, impact mitigations, and related factors. Stakeholders will
be informed of meetings via notices, project web page, and City links to obtain provide periodic progress
updates, project materials and findings, and other information germane to the project.
TranSystems will coordinate public outreach and communication activities with the City. Arellano Associates
(AA) will work with us to carry out the public participation component of the project through a thoughtful
approach to communicate project needs and issues while soliciting the community's preferences and input.
Proposed outreach tasks will be discussed with the City to help us prepare a detailed Public Involvement
Plan (PIP) that outlines specific tasks, the purpose of these tasks in relation to the project, a schedule of
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Technical Implementation
public outreach activities, due dates, and deliverables associated with each task. The PIP will be the
blueprint and guiding document for informing and engaging project stakeholders.
Over the course of the study, the project team will need to keep track of a myriad of project stakeholders,
elected officials and staff representatives, public agencies, media contacts, and other interested parties. AA
has significant experience with developing, managing, and utilizing a comprehensive stakeholder database.
The database will be maintained in Microsoft Access and provided to the City in hard or electronic copy on
an ongoing basis and /or as needed. To maximize efficiency, AA will begin the stakeholder compilation with
any City - provided lists.
We recommend the City assemble an odd - number member Citizens Advisory Committee or Steering
Committee to be a recognized voice for residents, businesses, and community groups to provide feedback
for this community- driven plan. The Stakeholder group can be charged with specific responsibilities to assist
in development of the Lynwood Transit Area Strategic Plan and resolve issues amongst various community
or constituent groups while providing legitimacy to the entirety of the plan development process. While
TranSystems recognizes opportunity to accelerate or hasten certain project activities, if consensus is early
achieved, our goal is to ensure the community is as informed as possible about the project issues, options,
alternatives, and overall vision. Clearly, a plan process that has the participation of only a few stakeholders
will not carry the same weight as one endowed with the participation of hundreds or thousands of
participants. Ultimately, the development and economic growth prospects depend on establishment of a
consistent set of rules and regulations, application of those rules in a uniform way, and a commitment by the
City to the development community to consistently support its own objectives while assisting development
project that reach or exceed those objectives. TranSystems Public Involvement Plan, principally
implemented by Arellano Associates, will help assure these requirements are met. Our legal counsel will
assist us develop a plan that can withstand substantial legal challenges, and the crafting of regulations to
successfully supersede the existing Long Beach Boulevard Specific Plan (LBBSP).
► Task 0.2: Coordinate project tools, software, database linkages
The Team, in coordination with the City, will develop a webpage that provides public access to project -
specific data, documentation, maps, and related materials. Video proceedings from public meetings as well
as key interviews with City personnel and stakeholders (where permission is granted) can also be made
available. The site will also include linkages for interested persons to leave messages and to comment on
the project. TranSystems understands that public disclosure is a key element in developing project
consensus and knows how to coordinate public comments in the evolution of the plan from its initial stages
through its formal adoption by the City.
TranSystems will develop and maintain a project webpage and provide the City with periodic reports on
webpage activity and public comments. AA will work with the project team to develop a set of collateral and
communication materials that will be used at all project/public meetings, posted on the website for public
access and transmitted to stakeholders as needed. Collateral materials will be developed to educate and
inform project stakeholders. As a basis, AA will develop a project fact sheet and other meeting handouts as
defined by the team. In addition, AA will work with the project team to develop the content for any display
boards and the Power Point slides needed for presentations. AA will also work with the project team to
develop the materials needed for public notification and website development. All collateral materials will be
created with a uniformed look to help create a project identity within the community and can be translated
into Spanish as needed.
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TASKS -PARTI
Task 1: General Project Administration
Periodic project meetings will be held with the City to update on project progress, seek approvals for upcoming
activities, and review project findings and recommendations throughout the life of the project. We will also review
administrative matters with the City including invoices, report submittals, or meetings with Metro during the course of
the project.
Task 1.1: Reconnaissance Analysis: Existing conditions and site analysis
TranSystems will conduct existing conditions analyses including road and highway infrastructure, key sites,
and parking that will form the basis of the technical studies required to complete the Program EIR process.
The analyses carried out under this task will factor in the development of the Strategic Plan and its
underlying assumptions to enable us to present viable alternative development scenarios for the City's
consideration and decision. We will conduct an in -depth review of the issues, opportunities, and constraints
facing the City of Lynwood in moving forward in transforming the Long Beach Boulevard Metro Green Line
Station Area into a vibrant Transit Oriented District. Key in this work will be our interactions with City
stakeholders and representatives of the development and business community. Working with the City, we
will develop a target list of firms and individuals to gain insight to the views of this important sector and
factor that information in the development of the Strategic Plan and the Implementation Strategy. Gaining
this perspective will enable us to focus our expertise on creating sound development recommendations and
help guide preparation of the Specific Plan and its regulations to support the City's development goals. We
believe this approach will also enable us to see early on the need for a Project EIR and begin to incorporate
these requirements in the project development process.
Task 11- Identify Development Constraints /Opportunities
A. Property Inventory
As part of the Reconnaissance Analysis, TranSystems will develop a GIS database containing location
detail, measurements, and related information to enable the City to easily use this data for management of
future development and to seek funding for various improvements when accurate dimensional information is
required. For the purposes of developing the Strategic Plan, the use by TranSystems of current technology,
including global positioning tools, allows us to be extremely efficient and cost effective in gathering
extremely accurate and precise positioning location data and vertical and horizontal measurements that are
needed, including examining the feasibility and cost factors of various project recommendations, identifying
site plan configuration options, or isolating and resolving issues and effects associated with design
standards. This data will be useful to the City to ensure that new infrastructure and development complies
with ADA standards as well as overall engineering applications for land use, transportation, and public
works projects.
A key factor in our approach to developing the inventory is to directly link the project area's transit,
pedestrian, and bicycle infrastructure with two transit facilities accessibility projects TranSystems is
conducting for Metro. One project involves the comprehensive, system -wide inventory and analysis of over
25,000 existing bus stops, including all bus stops in the City of Lynwood. We are using sophisticated GPS
and GIS tools to gather exact measurements and location data to determine ADA compliance and other
improvements to improve transit use experience. The second project examines Metro Rail Transit stations
to identify accessibility issues and strategies to improve access to transit facilities. We will link this work with
development of the Lynwood Transit Area Strategic Plan and thereby help ensure the recommendations
and improvement strategies are mutually supportive. A benefit to the City is that this detail will facilitate the
City's preparation of future grant proposals as well as assist Lynwood to obtain funding from Metro through
the Call For Projects process for transportation improvements in the project area.
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We will carry out a detailed property inventory to catalog all existing land uses in the project area including
buildings, age, current use, and related physical factors. The inventory will include existing right -of -way
conditions. We will communicate with existing property owners to identify land tenure factors that may
impact development potential in the TOD plan area. TranSystems will analyze existing conditions to
ascertain any potential for parcel reconfigurations or zoning changes that would support achieving more
intense development patterns in the TOD area, and the circulation changes that would be needed to support
the City's vision for a less car - dependent, more bicycle and pedestrian friendly community.
Alternate land use concepts should be market supportable as well as solve physical issues such as
vehicular and pedestrian circulation and connectivity to transit and rail services. Moreover, the development
potential in the City's TOD plan area should help stimulate the linkages between development projects and
the transit system to help build a sustainable, smart growth transit village. Our team has created TOD plans
and development integration with transit facilities and non - transit transportation infrastructure and who know
how to create an implementation framework that supports the TOD recommendations.
B. Background Demographic and Economic Conditions and Trends
The Team will collect existing demographic and economic conditions and trends data to assess market
conditions and requirements. BAE Urban Economics (BAE) will review economic, demographic, and market
data, and will confer with local developers and real estate professionals who are active in the region to
understand market factors, issues, and concerns with doing business with the City of Lynwood to identify
land use factors, regulations, and standards that influence investment decisions as well as factors that, if
modified, would improve support for new development in the project area.
We will examine commercial office and retail market conditions. The Team will review ZIP Code level
employment data from EDD to determine the industries located within the identified Study Area, City of
Lynwood, Gateway Cities, and Los Angeles County. We will benchmark current data to historic data to
determine how local employment has changed as well as identify which industries are likely to grow within
the Study Area. This will inform the types of commercial development that the market can support in the
short- and mid -terms and identify potential industries that the City can target for economic development
purposes and benefit from locating near transit.
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We will conduct a windshield survey of vacant commercial space data to understand local commercial office
and retail market conditions while utilizing our GIS capabilities to assist in analyzing spatial issues and to
identify factors linked to the location and type of business. Some of these factors relate to traffic generation,
parking management, and pedestrian /bicycle facilities and access design.
The analysis will look at current and historic lease rates, vacancy rates, and absorption rates from national
brokerage firms to understand the strength of the Study Area relative to the City, Gateway Cities, and Los
Angeles County. We will also use data from Nielsen - Claritas, a third -party data vendor, to determine the
amount of retail spending currently leaking out of Lynwood by retail sector that could be captured by new
regional or community retail development in the project area. This approach will illustrate the relative
strength of the local markets to the benchmark areas and determine which uses are market - supportable in
the short- and mid - terms.
Residential Market Conditions. We will review local demographic conditions to determine the
potential for residential development in the transit station area. We will look to identify the demand
for workforce housing and market -rate housing in the project area. Income ranges of local
residents will be examined to understand the demand for workforce housing within the Study Area.
The team will use data from DQ News to review the for -sale and rental multifamily housing market.
We will review current and historic prices and rental rates, as well as vacancy and absorption rates
to understand the strength of the Study Area multifamily housing market relative to the benchmark
areas.
Identify Property Owner Development Motivations. We will consult with local real estate
professionals to identify issues and opportunities that exist in the project area. During this step we
will seek to identify motivations among key property owners and to the extent possible, attempt to
identify areas of concern and expectations as these relate to development potential in the project
area.
C. Review of Streetscape /Landscape Conditions
As part of our work, TranSystems will conduct a livability review to identify all existing conditions impacting
pedestrian and bicycle accessibility and safety in the project area. This includes way- finding, connections to
schools and other institutions, pedestrian access, sidewalk widths and amenities, access to services and
infrastructure, as well as identifying any obstructions /barriers that impact accessibility to and from transit.
This assessment will provide the basis for the pedestrian /bicycle improvements recommended in the
Strategic Plan while informing the Specific Plan of the land use and regulatory standards needed to support
the transit village goals of the City. Our GIS and modeling capabilities will be vital in illustrating not only what
these improvements would look like, but in analyzing the effects on other transport modes in the project
area and the infrastructure requirements needed for their coexistence. Data files and maps created for this
task will be provided to the City upon completion of the project in GIS and /or CAD format. TranSystems will
be utilizing a current state -of -the art mobile solution that combines the use of Esri ArcGIS for Mobile tablets
with a highly accurate GNSS device in the Bus Stop Usability project we are contracted to Metro to perform.
1.3: Implement Stakeholder Engagement process
A major activity under Task 1 is to activate the stakeholder engagement process. We believe it is critical to
the success of the Lynwood Transit Area Strategic Plan that stakeholders are engaged in the project from
the outset. The City may decide the form, whether there is an Advisory Committee or Steering Committee
structure, but a standing group is recommended. We see this as an integral part of the community
participation process so that stakeholders are not only informed or notified to meet the legal requirements
for a Specific Plan and CEQA process, but are engaged in plan formation, its recommendations, and
providing insight and understanding of existing conditions as dealt with on a daily basis by those who live
and do business in the City of Lynwood.
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► Task 1.4: Evaluate General Plan /Long Beach Boulevard Specific Plan
As both the City's General Plan and the Long Beach Boulevard Specific Plan were developed and adopted
before California's adoption of AB 32 and SB 375, both plans are in need of an assessment to determine
their compliance with new and emerging greenhouse gas emissions standards and vehicle trip reduction
goals. Both, plans were adopted before the City of Lynwood developed its Lynwood Bicycle and Pedestrian
Transportation Plan in 2013. This review will assess whether these plans perform in meeting the transit -
friendly goals of the City and identify any existing regulations, standards and requirements that need to be
updated so that recommended infrastructure improvements and site design standards can be fully
implemented under the new Specific Plan. We will also identify whether the General Plan requires any
amendment and determine whether there is a path forward for the City to accomplish any amendment as
part of this planning process.
We will analyze land use, transportation, and market data from other tasks to identify TOD opportunities.
Vacant and underutilized land in the project area will be evaluated to identify parcels available for
development and the actions needed in the Strategic Plan and supports in the regulatory framework to
activate that development potential. We will also look at the potential for re -use or re- purposing of existing
uses that would support the aims of the City in creating the project area as an increasingly more transit -
friendly community. This step will identify Study Area parcels in the following categories that the City can
leverage to attract TODs or promote other planning objectives:
• Publicly Owned Land,
• Public Amenities,
• Existing Uses (e.g., post offices, grocery stores),
• Existing Employment Base, and
• Transportation and Parking.
The existing Long Beach Boulevard Specific Plan will be assessed to identify existing regulatory factors that
may discourage development at key opportunity sites. From a developer's perspective, we will identify
factors limiting development, including:
• Land Use Policies,
• Market Conditions,
• Capacity,
• Site Conditions (including ownership),
• Impact Fees,
• Parking Requirements,
• Available Funding Sources, and
• Other Disincentives to Investment.
This will enable the City to understand conditions, regulations, or development standards that developers
consider are impediments to development and enable us to work with the City to consider the land use and
other policy changes that could attract investment while supporting the City's goals for the project area.
Ownership of the properties may be relevant due to challenges and complications related to site assembly
or properties owned by the Former Redevelopment Agency; however, it is likely that disposition or
development will occur after the approval of the Long -Range Property Management Plan pursuant to AB
1484, making Former RDA sites development opportunities. Our work will, therefore, provide the City's
Successor Agency with the analysis required for you to make a solid case to the Oversight Board and State
Department of Finance for the City to hold strategic properties for TOD development, per AB 1484.
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Once we evaluate the opportunities and challenges to development, we will identify the available TOD sites
based on whether they represent opportunities that can be realized in the short -term (City-owned or Former
RDA sites) or longer -term (privately owned sites).
► Task 1.5: Community Workshop #1
TranSystems will prepare a multi -media presentation to depict the project findings through the
Reconnaissance phase of the project.. Our outreach partner will develop materials to advertise and inform
the City of the community workshop and invite their participation during the meeting. Date and time will be
coordinated with the City to ensure scheduling is at a time when there is no conflict with other Civic events,
and in a convenient location. We will present these findings as a draft report that identifies prototype TOD
development in the TOD plan area, potential transportation /mobility options and location of opportunity sites
in the project area.
We anticipate the Community Workshop will generate significant input from the public on these initial project
findings that will inform project recommendations and development standards. We will also present findings
from our focused stakeholder meetings in order to identify factors the City will face in turning potential to
actual development. Given our method for public participation and the involvement of the City's project
team, we believe most significant issues will have been identified and worked through during the Community
Workshop process, and thereby clearly result in a consensus around the project recommendations leading
to development of the Specific Plan and CEQA clearance.
TranSystems will finalize project reports and all supporting documents, including public comment and
response to questions and concerns. The workshop will be summarized and made available on the project
web page.
TASKS- PARTII
Task 2: Land Use Research and Field Work
► Task 2.1: Multimodal Access, Circulation and Connectivity Analysis
The multimodal access, circulation, and connectivity analysis will identify the existing area transportation
system including roadways, highways, transit (both rail and bus routes), pedestrian and non - motorized
transport paths, amenities, and capacities. We will examine the existing transit facilities and assess existing
circulation issues, capacity constraints, and look at future access needs assuming growth in housing and
jobs in the project area. Our assessment will identify access issues including sidewalks, bike paths,
wayfinding signage and the improvements that would be necessary to support greater transit usage at the
Long Beach Boulevard Metro station. As part of our assessment we will determine whether the existing
General Plan and LBBSP support accessibility improvements and examine whether any of the City's public
works standards require modification to allow for changes in the built -form of the project area.
► Task 2.2: Urban Design, Street and Streetscape Standards
This work continues the work in Task 2.1 above to look at site design issues to identify opportunities to
improve, expand or create new pedestrian- oriented access from the surrounding community to the project
area and the transit facilities. The key focus of this task is to identify whether any existing City development,
design, and public works requirements would impede implementation of project recommendations the City
would carry out directly and those that would be carried out through new development in the project area.
TranSystems with MK Planners will carry out an inventory and site analysis of current parking facilities in the
project area to identify opportunities to reconfigure or repurpose parking to provide for greater level of
pedestrian mobility within the project area. This task will help identify and the removal of uncertainties from
the eventual Specific Plan from ambiguous or competing requirements, and will help ensure that future
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development implementation adds incrementally to achieving the City's vision of the area as a transit -
friendly community.
► Task 2.3: Joint Development Planning and Conceptual Design
The primary focus in this task is to identify opportunities and measures to integrate Metro -owned and
Caltrans -owned properties in the project area into the vision of the project from a design standpoint and to
identify ways to resolve land tenure issues that would make integration a practicable solution. The ultimate
concept plan for the project area is one that integrates joint development on the Metro station site and the
use of Caltrans -owned land in clear ways that support achieving the project's goals. To get there will require
understanding of any legal and technical issues and reaching agreements with each entity. We believe there
is the possibility for the City of Lynwood to achieve a partnership. with Metro regarding solutions to improve
connectivity and linkage with the neighborhoods surrounding the transit facility. But our team thinks that the
greater possibility lies in working out a shared revenue participation agreement that would link future
development on the transit center site with development on the Plaza Mexico site.
Mr. Taylor and SheppardMullin will specifically examine matters related to the use of public lands, identify
solutions that work and provide a recommended strategy for implementation by the City. Our team will also
examine opportunities and the practicality of consolidating parking and the repurposing of property currently
providing surface parking.
► Task 2.4: TOD Master Plan Analysis
TranSystems, assisted by RAW Architecture, will complete a detailed site planning and visioning process for
the Targeted Development Areas identified through the real estate analysis and profile described below.
The centerpiece of this robust planning exercise will be the development of conceptual site plans that
provide visual representations of potential development scenarios. The intention of this work is to advance
concepts and ideas for new development and integration with existing development in the TOD project area
along with a detailed vision of development possibilities. The site plans will demonstrate the potential to
create a vibrant, walkable, and mixed use neighborhood in the Lynwood Transit Area that has integrated
access to multiple sustainable transportation modes. Within this analysis we will also commence an
assessment of the existing greenhouse gas footprint for the plan area. This will include factors identified in
the Parking Analysis, including identification of cars observed parking in spaces within the project area,
existing DMV and utility data for addresses within the project area, and related factors to develop a vehicle
trip and greenhouse gas profile for Lynwood and from which to construct achievable targets for GHG and
vehicle trip reductions targets. We will also endeavor to incorporate these factors as performance criteria for
new development projects in the Lynwood Transit Area Strategic Plan area.
Our work examines the possibilities of incorporating Metro -owned and Caltrans -owned lands in the potential
development scenarios and identify the steps the City will need to take to get Metro and/or Caltrans buy -in.
Closely related to this is our Project Manager, Iry Taylor's relationships with Metro and understanding of the
Authority's joint development and revenue objectives, as well as its sustainability goals. Crucially,
SheppardMullin will provide expert advice on the setup of Memoranda of Understanding, draft legislation
that may be needed to assist implementation, and related factors to assist in making the integration of these
lands in the project plan a feasible implementation step as opposed to simply making a recommendation
without the requisite portfolio of support.
The TOD Master Plan Analysis will unify the various technical analysis and recommendations for specific
project components, while presenting a reconciled future for the project area that has the buy -in from
community representatives, businesses, and development parties. This analysis will look at Build -Out
Potential, Development Alternatives, Conceptual Site Plans, Streetscape Design and Transportation
Connectivity, and Integration with Existing Planning, Transit, and Development Initiatives. Of crucial focus,
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the process will help position the City of Lynwood to take full advantage of SB 375 streamlining provisions
and alignment with AB 32 legislation to depict a development framework incorporating regional carbon
reduction targets, through vehicle trip- reducing land use patterns and infrastructure. From this crucial step
the TranSystems team will gain detailed insight to the zoning regulations and design /development standards
needed by the development community will support and that will encourage development densities and
configurations that accomplish the City's vision for the project area.
► Task 2.5: Real Estate Analysis and Profile
Market Potential Analysis
In order to determine the land use program that will define the Land Use Element of the Strategic Plan, the
Team will conduct a Market Potential Analysis to determine what commercial and residential development
could be attracted to the City over the short- and mid -term, as well as the long -term. We will identify
potential catalyst projects that could lead to early successes while setting the stage for longer range project
development in the project area. This analysis task will assess employment and business patterns to help
identify opportunities to increase jobs in the project area that are more easily accessible via transit than by
private vehicles.
o Short- and Mid -Term Potential. Based on the data and analysis conducted in Task 1.x, the Team
will review the potential for short- and mid -term office and retail development, using employment
projections and local capture rates. We will compare employment projections to planned and
proposed commercial development from the City to determine the short -term absorption potential.
Additionally, we will compare demographic projections to planned and proposed residential
development to determine the short- and mid -term potential for multifamily residential uses.
o Long -Term Potential. We will then review LA Metro ridership and SCAG projections to determine
additional commercial office and retail market potential from a successful transit area. As
development occurs and absorbs in catalyst projects, demand for proximate housing and
commercial uses will increase, thereby increasing Lynwood's ability to capture a larger portion of
regional growth than previously planned. BAE has experience in estimating an area's ability to
increase its local capture rate using data from similar areas that have successfully transformed
their station areas into vibrant mixed -use areas.
The findings from this task will inform the Team in shaping and balancing the development regulations and
design standards so that any inconsistencies between necessary market supports and transit oriented
development are reconciled before preparing the Specific Plan and the CEQA clearance process.
Evaluate Financial Feasibility of Development in Study Area
Using site specific market data as well as existing development conditions (e.g., local construction costs,
rental rates, densities, FARs, proposed zoning, proposed parking requirements), TranSystems and BAE will
prepare a stabilized pro forma development feasibility analysis to determine the market prices at which
development of proposed land uses become feasible. We will create pro formas for up to five land use
types based on the Team's conceptual land use plans. Proposed development types examined could
include:
• Mixed -Use Medium Density Office,
• Mixed -Use Medium Density Residential For Sale,
• Mixed -Use High Density Residential For Sale, and
• Mixed -Use Multifamily Rental.
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The results will be presented in a matrix, showing any existing development financing gaps (difference
between development costs and required returns on investment) as well as the underlying general and
market conditions that would be necessary for each development type to be feasible, or able to attract
private development.
Evaluate Best Case Practices for Catalyzing Development
National best case practices for catalyzing development around transit around up to six airports and transit
stations will be reviewed. We will seek input from our pool of internal national experts to review practices
that our clients in the Bay Area Rapid Transit Authority (BART), City of Charlotte, and City of San Jose as
well as other cities, airport authorities and transit authorities have successfully implemented to foster or
incentivize development around airports and transit across the nation and internationally, where possible.
Practices could include strategically relocating parking to act as anchor tenants that attract retail uses and
connect the airport to rail transit stations, as well as more traditional financial and policy -based incentives.
• Developer Roundtable and Additional Interviews
The TranSystems team proposes conducting a half -day developer workshop. During the workshop we will
share the findings with a working group of national and local developers and discuss policies that the City
can implement to promote development that is both market supportable and meets the City's goals.
We will also conduct additional interviews to understand investors' and retail tenants' interest in Study Area
opportunities. Our network of investors will provide information on the real -time interest and long -term
development potential. Our network of national and regional retail tenant representatives can provide
information on the types of spaces tenants need in the short -term, and identify the conditions that can attract
them to the Study Area over the longer horizon.
Develop a strategic plan for fostering /incentivizing TODs in the Study Area
The team will synthesize data from the above Tasks into a Strategic Plan that provides guidelines for
fostering and incentivizing TODs in the Study Area. The Plan will focus on policies and incentives that
leverage the benefits of the Transit Oriented Development area in Lynwood„ reduce development costs,
and follow best practices. It will be based on current market conditions but will be able to evolve over the
planning period as the airport expands service, High Speed Rail comes online, and as market conditions
change.
We will interview national and local developers to examine potential strategies from a developer's
perspective. We will also work closely with the City during this task to ensure the Plan describes any public
policy effects on required return on market driven development. This step will bring clarity to any
discordance between public and private sector development goals pertaining to the project area. This step
will factor in the definition of any incentives that may be needed to encourage development in the TOD
project area.
Consistent with the City's goals, the Strategies will be market driven and define the roles that land, policy,
and financing incentives can play in fostering private development. In addition to the Program EIR that will
be adopted as part of this project, other strategies could include:
• Public- Private Partnerships,
• Federal and State Tax Credit Programs (e.g., New Markets Tax Credits, Historic Tax Credits),
• Grants, Loans, and Guarantees to Developers,
• Reduced Parking Requirements,
• City Entitlement of Land, and
• Creating an Infrastructure Financing District.
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► Task 2.6: Community Workshop #2
The second community workshop will present major findings, inferences, and conclusions to this point in the
project. TranSystems will present project data and information graphically. We will discuss design concepts
for new development in the project area and realignment possibilities for improving the 1 -105 interchange on
Long Beach Boulevard. These concepts will show related improvements in pedestrian access, streetscape
enhancements, bicycle access and amenities, paths that directly connect the transit station with the City's
new Lynwood Linear Walking Park, and how design changes can improve public safety and security in the
project area. A key intent for this meeting will be to gain community input and insight for development and
station access improvements. Identifying specific thoughts on what the Community would or would not want
to see at the station will be important in constructing recommendations that can obtain a general consensus
and community support before developing the Specific Plan and its regulations.
TASKS -PART III
Task 3: Stakeholder Outreach and Community Meetings
► Task 3.1— Task 3.4: Community Participation and Stakeholder Involvement through CEQA Clearance
Stakeholder and community participation in development of the Lynwood Transit Area Strategic Plan is
incorporated at key points in the project development process. We have identified four specific moments for
Community meetings in a workshop, open house setting. Our intent is to engage with the community and
stakeholders as key members in the planning process, specification of issues, concerns and problems, and
to assist in design solutions that improve the quality of life in the City of Lynwood.
Our engagement process recognizes that residents, business owners, and investors all have important
perspectives that must be drawn out and factored into the formulation of any community plan, particularly a
plan that may require substantial community support in order to implement policy and regulatory changes.
TranSystems believes consensus building begins at the start of a project and builds trust between the
project team and the community by encouraging their active engagement. Community meeting times
themselves is often a signal of the openness and inclusiveness of the planning process. We would work with
the City to identify days, including Saturdays, and venues that are most conducive to broader participation in
the development of the Lynwood Transit Area Strategic Plan. Our goal is to achieve a consensus project
before we develop the final Specific Plan and the CEQA process. Achieving this objective means that the
analytic and recommendations phases of the project have done their job: identify a Strategic path forward
for the City of Lynwood that has broad support by stakeholders, business, and investors, and a Specific
Plan the City can implement with confidence the improvements and development desired are matched with
supporting land use regulations and standards.
TASKS -PART IV
Task 4: Transportation Design
► Task 4.1: Conduct 1 -105 Interchange Redesign Study
A key element in creating a potentially successful Specific Plan for the project area is identifying a design
solution for the 1 -105 interchange on Long Beach Boulevard. The existing design divides the City, creates
safety hazards for transit riders, traffic congestion in the commercial heart of the project area, and
constrains development potential. TranSystems will examine the existing interchange and identify
opportunities to redesign it in ways that would improve traffic flow on and off the freeway, better integrate
the West Bound and East Bound ramps with the surrounding community, and provide for improved
accessibility and safety for pedestrian and bicycle movements to the transit center. We will complete a
design study and accompanying traffic analysis of design options that would restore or create new
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development and joint development options to link and connect the transit center and the Plaza Mexico sites
as one contiguous area. A redesign of the interchange could:
• Provide additional land area for new development,
• Reduce the number of conflict points for pedestrians and bicycles to one on each side of Long
Beach Boulevard,
• Create signal controlled ramp movements to better accommodate pedestrians and bicycles
• Provides enhances flexibility for access to the park and ride lots, and
• Provide area for a parking structure that could help implement other project goals.
These design options will be fully explored including identifying Caltrans precedents for reconfiguring
existing ramps in urban areas, and preparing the supporting analysis and design to obtain any required
Advisory Design Exception to the Highway Design Manual and Modified Access Report needed for approval
by Caltrans and FHWA, respectively. Obtaining approval for highway design modifications is critical to the
project area plan and its implementation. We will begin the design analysis at the inception of the project
and seek administrative buy -in for a City - preferred design solution at the earliest possible time in the project
development process.
These design options will be evaluated in terms of their support for the TOD goals of the City. We will model
and provide visualizations of project alternatives and demonstrate the impacts and benefits of the
alternatives. The analytical process described above will merge infrastructure with development objectives
to show how the components can be implemented in ways that remake the built -form to achieve the City
goals to increase transit use and access in the project area. This work will enable us to propose a realistic
development concept scenario with fully integrated transportation facilities.
► Task 4.2: Existing Infrastructure Analysis
TranSystems will evaluate existing infrastructure in the project area to identify access issues, streetscape
design opportunities, and public safety issues. Desired access improvements as well as, pedestrian and
bicycle amenities will also be identified. Our team will focus on how to improve safety and security in the
project area and facilitate connectivity by providing continuous sidewalks and paths for pedestrians and
bicyclists. Crosswalk enhancements, traffic controls, and lighting will be evaluated to identify locations for
improvements. Improvements locations will be mapped. We will utilize information developed in the parking
conditions analysis to identify opportunities to modify the number of driveway access points to existing and
new development, as well as the signage requirements to facilitate driver access to available parking
facilities.
► Task 4.3: Evaluate Existing Parking Conditions
TranSystems and MK Planners will conduct a preliminary analysis to examine parking in the project area
and identify the existence of any parking data available in the study area. Based on the results of this initial
evaluation, MK Planners will propose the appropriate parking analysis method for the project area. The
parking analysis will include a sampling of on- street and off - street parking in the project area. The project
team will survey parking (weekday and weekend) to determine current inventory, usage, occupancy, price,
and turnover rate. We will identify opportunities to consolidate parking, share parking between different
types of land uses and activities, identify strategic locations to concentrate parking in ways that help
integrate parking into the Strategic Plan, and help accomplish the City's goals to create a more pedestrian -
friendly environment. Appropriate parking management programs and strategies will support policies and
implementation measures to ensure connectivity, consistency, and integration of new development. This will
be based upon guiding principles, identification of priority parkers, and utilization of demand, location, time,
price, and supply strategies designed specifically for the study area that support development opportunities,
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create demand based parking requirements, and help to develop a more sustainable and pedestrian -
oriented community.
® Task 4.4: Review Technical Studies with City /Stakeholders
At this stage, TranSystems will have completed the core analytical components of the project, examined a
variety of potential solutions, identified regulatory changes needed to support development and increased
pedestrian and bicycle connectivity to and from the project area, and assessed the business and
development community to identify strategic factors the City could implement to attract new investment. The
project findings will form the basis of development of Preferred Development Scenarios and lead to the
City's selection of a Preferred Development Approach. A review of project findings and conclusions with
project stakeholders will serve to inform them of these findings, obtain their input and views on the
recommendations and strategy, and continue the process of obtaining stakeholder buy -in and support of the
project. The transparency of the process at this stage will serve to ensure continued stakeholder
commitment to the planning process and facilitate a consensus project with fewer challenges during the
Specific Plan adoption phase and the CEQA clearance phase of the project.
TASKS -PART5
Task 5 - Develop Policy Recommendations
Task 5.1—Task 5.6: Policy Recommendations and Strategic Plan Preferred Development Approach
The project scope for the Lynwood Transit Area Strategic Plan has several different parts that all need to be
interwoven together to complete project development and environmental clearance in under 24 months. We
will execute the work on five simultaneous and interrelated tracks:
• Market -based analysis of land use potential and timing including creative financing, brownfields
cleanup and financing, strengthening transit connections and joint development as a revenue
sharing /financing tool,
• Transportation network connectivity, capacity and infrastructure improvements linking streets,
freeways, and transit around the transit center and nearby commercial and residential locations
with value capture strategies to support TOD implementation,
• Strategic decisions about current operations, potential development and the supporting analysis of
land regulations needed to catalyze and support economic development and residential
intensification in the project area,
• Supports, including legislation and agreements needed with public land- owning entities in the
project area to support creation of the transit oriented development district, and
• Simultaneous technical analyses that explore feasible and implementable options that mutually
inform the other project development tracks to produce a Preferred Development Approach in the
shortest practicable period of time. _t
Each of the technical studies behind the proposed project recommendations will be fully substantiated and
documented. SheppardMullin will assist and advise on crafting project recommendations to help sustain
substantial legal challenges, if any, against adoption of the project. Again, our public participation approach
is designed to identify, flag, and resolve community /stakeholder issues and objections early in the plan
development process. Our proposed process facilitates the incorporation of such objections into the
technical studies, with due review, and followed up with factual assessment militating against an objection or
providing mitigations that resolve the objection.
Given that many of the objections lodged in a community plan process are practicability responded already
in existing land use case law, our legal advisor will be of signal benefit to assist with responses to issues
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raised by stakeholders. This assistance will be of specific value in preparation of the draft preferred
development scenario to facilitate the community's own preferred development scenario. The advisory or
steering committee can review project documentation and community input, and then help direct the
TranSystems team to create a preliminary draft of the preferred scenario. This leads to the presentation of
the Preferred Development Scenario (complete with the supporting changes in land use /development
standards and regulations) and then support for the final Preferred Development Concept for adoption by
the City of Lynwood.
TASKS PART 6
Task 6 - Transit Oriented Development Plan Preparation
► Task 6.1— Task 6.6: Develop Specific Plan and Regulatory Implementing Code and Maps supporting
Preferred Development Approach
At this stage of the project, TranSystems is primarily making revisions, updates and refinements to the
Specific Plan based on the preceding and incorporating community /stakeholder input. Having gained much
of this intelligence in earlier tasks, we have crafted a Preferred Development Scenario and Strategic Plan
that absorbs substantial legal challenges, fully represents the City's goals for the project area, and is
supported by the development community. The job now is to prepare the specific elements of the plan for
the City's formal adoption. Task 6 presents a final opportunity for community participation in shaping,
framing and designing the Lynwood Transit Area Strategic Plan. This input will be gathered in Community
Open House Workshop # 4. Following, TranSystems will revise, modify, and update the Transit Oriented
Development Plan as necessary. This step is dependent on City involvement and participation, as the
TranSystems team cannot select alternatives for the City. The process described above, includes on -going
and continuous City participation in plan development to facilitate the City's decision making process and to
provide our team with timely guidance regarding the City's preferences.
► Task 6.7— Task 6.10: Produce Final Specific Plan and Regulations, Implementing Code and Maps
supporting Preferred Development Approach -
TranSystems will present the Draft Final Specific Plan at Community Open House #4. The principal purpose
of this meeting is to present the findings, standards, and changes to existing code to the community at large
and to identify any remaining issues or unaddressed concerns that may impact formal adoption of the
proposed plan. This will allow us sufficient time to respond to those concerns as well as to tweak plan
recommendations, as needed, to maintain plan integrity and community support.
TASK – PART VII
Task 7 - Community Plan Adoption
► Task 7.1— Task 7.9: Adoption of Strategic Plan Preferred Development Approach and CEQA Clearance
Task 7 principally defines the process leading to the environmental clearance of the Lynwood Transit Area
Strategic Plan. The CEQA requirements governing public participation, timing, and response to comments
governs this process.
TranSystems highlights the following
We will conduct a CEQA Review of the Transit Area Strategic Plan, and:
• Craft the Transit Area Strategic Plan EIR as a self- mitigating tool
• Evaluate policy implementation effects
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• Address recent CEQA case law/ environmental standards
To this end, our work will produce a SB 375 -Ready Program EIR:
✓ The PEIR will provide an easy to- understand overview of the impacts associated with
implementation of the Transit Area Strategic Plan, so that decision - makers can make informed
decisions about the policies and implementation programs.
✓ TranSystems and Rincon will prepare a Program EIR (PEIR) that analyzes the potential impacts of
the Draft Lynwood Transit Area Strategic Plan and also positions the City of Lynwood to take full
advantage of SB 375 streamlining provisions.
✓ Assist the City of Lynwood to adopt a SB 375 - compliant plan that assists the City achieve regional
carbon reduction targets through the adoption of vehicle trip- reducing land use patterns and
infrastructure facilities.
o Statewide goals for carbon reduction are articulated in the landmark AB 32 legislation,
and SB 375 provides the land use incentives to help in meeting the targets. Thus,
Lynwood's planning effort will not only revitalize an outmoded and inefficient land use
pattern in an important sector of the city, but will directly align with AB 32 objectives.
✓ SB 375 CEQA Streamlining. The PEIR will be structured to meet the requirements of the California
Environmental Quality Act (CEQA) and to streamline future City consideration of development and
public works projects consistent with the Transit Area Strategic Plan. There are threshold
requirements for projects to be eligible to qualify for SB 375 Streamlining as follows:
a. Is the project consistent with the SCAG Sustainable Community Strategy?
b. Is the project a Transit Priority Project (TTP) or a Residential /Mixed -Use Project?
Without pre- supposing the outcome of the Transit Area Strategic Plan, we assume the plan will meet
criterion 1, and that significant subareas within the plan will meet criterion 2. Some of the requirements of a
TTP include a 20- dwelling unit per acre density, and location within %Z a mile of a major transit stop or a
high - quality transit corridor in the regional transportation plan. Potential downstream benefits of qualifying
as a TPPs include full CEQA exemptions.
During the planning process, TranSystems and Rincon will frame and present these criteria to inform land
use decisions of the potential for downstream development incentive benefits. Essentially, we will prepare
the PEIR in parallel with the Transit Area Strategic Plan goals, policies, and implementation programs. This
work will be integrated into policies that enable the defined project area to "self- mitigate" potential
environmental impacts to the maximum extent feasible. This self- mitigating, proactive approach minimizes
reliance on external mitigation measures, streamlines future CEQA coverage for future projects, and allows
the City to monitor the effectiveness of Transit Area Strategic Plan policies. The PEIR may also be used to
establish significance thresholds for future project -level environmental documents.
CEQA Review of the Transit Area Strategic Plan:
• Crafting the Transit Area Strategic Plan EIR as a self- mitigating tool
• Evaluating policy implementation effects
• Addressing recent CEQA case law/ environmental standards
CITY OF LYNWOOD
Lynwood Transit Area Strategic Plan
February 27, 2014
Technical Implementation
Our approach understands the need to develop land use standards, regulations and conditions that support
accomplishment of Sustainable Community targets and fully incorporates methods and analysis to define
and achieve those targets.
c) ASSISTANCE FROM THE CITY
TranSystems proposes the following documents be provided by the City of Lynwood:
• Existing base maps, existing property maps, existing lot line /tract/ zoning maps;
• Demographic data; business license data (business type, address, other related info);
• Schools in the area and student population;
• Current City plans (including General Plan, Long Beach Boulevard Specific Plan);
• Public works engineering specifications, standards, utilities;
• List of stakeholders, community organizations, business associations or Chamber of Commerce, list of
developers and businesses previously interested in Lynwood;
• Existing environmental documents and property records for City -owned parcels, status of any environment
remediation projects
CITY OF LYNWOOD
Lynwood Transit Area Strategic Plan
February 27, 2014
Management and Staffing
MANAGEMENT AND STAFFING
The TranSystems team has been tailor built to the requirements of this project. Each consultant brings unique and
vital expertise combined with exceptional qualifications to assist in meeting the City's development and mobility
objectives. Members of our team have worked on many projects across the Southern California region and been
successful in achieving community consensus in utilizing tailored approaches designed to reduce the number and
duration of community objections to transportation systems.
Project manager, Iry Taylor, will be the single point of contact for this engagement and will be involved in the day -
to -day operation of all projects assigned for all disciplines. With over 33 years planning, project management, and
implementation experience in the public, private, and non - profit sectors, he has a proven track record in securing
project funding, grants management and contract compliance. His background includes preparation of Transit
Oriented Development plans and policies, including the Rosa Parks Transit Station Area TOD Master Plan (adopted
by Metro Board of Directors in 2011) and the City of Los Angeles' Land Use Transportation Policy (for which he
received a City Council award for outstanding teamwork with the City's Department of City Planning). For much of the
last six years, Iry has been focused on land use /transportation integration and has presented to national and
international audiences on sustainable transit station area development. Mr. Taylor is an accomplished
redevelopment and business development practitioner who has a demonstrated ability to assemble and guide the
kinds of multidisciplinary teams necessary to properly deliver the project with an emphasis on customer service,
operational efficiency and flexibility required to make projects successful.
Iry will conduct project development review meetings with City project staff on a regular basis as well as weekly
meetings with the TranSystems project team to ensure that all tasks are completed on time and that any potential
roadblocks are averted. Iry will lead project meetings to communicate status to the City and stakeholders and to
ensure that there is constantly an open dialogue between TranSystems and other involved entities including Metro,
Caltrans and the California High Speed Rail Authority.
Iry will be supported by TranSystems task leaders: Andrew Stanevicius, Transit/Pedestrian Modeling; Jeff Jarvis,
Development Design Integration; Joseph Sawtelle, Transportation Facilities Engineering; Jerome de Verrier,
Infrastructure Assessment; David Shipps, Safe Routes Evaluation; Doug Lynch, GIS, Karen Cohoe, CEQA/PA-
ED,PSR; and Andrew Valente, TOD Modeling.
TranSystems enhances the skills and capabilities of our team by including the following subconsultants to carry out
key elements for tasks issued in this RFP.
1. Arellano Associates (AA) — Outreach /Public Communication
2. BAE Urban Economics (BAE) — Real Estate Development
3. RAW International, Inc. (RAW) — Transit Station/TOD Planning
4. Rincon Consultants, Inc. (RINCON) — CEQA Documentation, Land Use Regulations
5. SheppardMullin — Land Use Entitlements, Public Finance, CEQA
6. MK Planners (MK) — Parking Management
Additionally, TranSystems' offers a deep bench of in -house professionals poised to provide expertise commensurate
with assigned project requirements, and resources available to support the Task Team Leaders in specialty areas as
needed.
CITY OF LYNWOOD
Lynwood Transit Area Strategic Plan
February 27, 2014
A) ORGANIZATION CHART
Irving N. Taylor (TS),
TRAtwORTATION.i`mQTIESENWj EftIW,
:Ioseph.Sawtelle, PE,(T$)
E-1,4AYt j ROADWAY lwopsTaucTuREAss MENT
:Jerome deVerrier, PE, (T$)
SAFs ftJTEs To SGHO
David Shipps; AICP (7S).'.
Management and Staffing
DUiREACFrtPUaucGoi mumlc. 7c"
Laura Muria -Landa (AAA
TRAt gf;' ATION PLANPjm ! DES'(W
Jeff Jaruis,.AlA; L£DAP (T$) '
TOD MAsTE B Pi,rtNwo
Roland Wiley AIA (RAW),
TQD E6 �*c DmwpM =_NT 1 Flwq#
Sher'(' Rudnak, MA, I EED'AP.(BAE) _
CEQA E IR
TOD '3 -D MogEuNG
ste-hen svete;A1CP, I EEDAP- (RINCON)
Andrew Valente (TS)..
OEQA t' PA -ED'I PSR
% PeSTRIAN M66EIlNG
TR,AM[T. M
itare'n Gohoe, PE (7S)
Ardrsw Starevicius(TS).
PARKING.MANFiC,EM,ENT` .
" i71S,:
Michael R Kodama (M4)
Doug Lyndh, LISP (TS)
CITY OF LYNWOOD
Lynwood Transit Area Strategic Plan
February 27, 2074 ""
FIRm NAME ROLE ABBREVlATION
TranSystetns =e Prime (TS),
Rincon Consultants
CEQA / Urban Planning
(E INCONj;
RAW Intern'atiomal -
TOD Master- PlSnliiug
(KAHN)
BAE Urban lconomics
TOA`Ecvnomic Development
(q;
Michael K Kodama Plaijot Consultants
Parlung Maiisgemen[,'
(NiK}
ArellanoAssoaiates
Community outreach & ParticipaEion
(AA) ,
Sheppard Mullin ., -
,Land Ose bS CEQA Cvunsar `
(5M)
CITY OF LYNWOOD
Lynwood Transit Area Strategic Plan
February 27, 2074 ""
Management and Staffing
B) RESPONSIBILITY MATRIX
KEY:
X: Primary Responsibility
X: Support Responsibility
CITYOFLYNW000
Lynwood TansN Area Strategic Plan
February 27, 2014 - .... .. -.._*
Management and Staffing
CIfYOFLYNW00D
Lym wd Trane@Area Stmtegic Plan
Febuary g7, 2014 ,.,