HomeMy WebLinkAbout2026-03-10; City Council; 11; Professional Services Agreement with Evari Consulting, Inc. to Prepare a Comprehensive Parking Study of the Village, Barrio and Beach AreaCA Review CDS
Meeting Date: March 10, 2026
To: Mayor and City Council
From: Geoff Patnoe, City Manager
Staff Contact: Shelley Glennon, Associate Planner
shelley.glennon@carlsbadca.gov, 442-339-2605
Subject: Professional Services Agreement with Evari Consulting, Inc. to Prepare a
Comprehensive Parking Study of the Village, Barrio and Beach Area
District: 1
Recommended Action
Adopt a resolution approving a professional services agreement with Evari Consulting, Inc. to
provide services to prepare the Village, Barrio and beach area comprehensive parking study in
an amount not to exceed $142,900.
Executive Summary
The City Council allocated $150,000 in June 2025 for consulting services to collect 12 months of
parking data and provide recommendations for improving parking management in the Village,
Barrio and beach areas. After a formal and competitive bidding process, staff are
recommending that the contract be awarded to Evari Consulting Inc.
The results of the parking data and recommendations will be brought back to City Council at a
future date for consideration and direction.
City Council authorization of this professional services agreement is required under Carlsbad
Municipal Code Section 3.28.040 – Procurement and disposition responsibilities because the
annual amount of the agreement is more than $100,000.
Explanation & Analysis
Overview
The city approved the Carlsbad Village, Barrio and Beach Area Parking Management Plan in
2017 to provide implementable strategies to improve the efficiency and effectiveness of the
parking system. Among other things, the 2017 Parking Management Plan includes a
requirement to complete a parking study in the Village, Barrio and beach area on an annual
basis to provide information to guide the timing and scope of future parking-related
improvements. By design, this study is conducted during the peak visitor season one weekday
and one weekend day each August – which provides a “snapshot in time” of parking during the
busiest season of the year. A drawback of this approach, however, is that it does not provide
parking data for other seasons throughout the year.
Staff have completed the annual parking survey since 2017, with the results of the most recent
report provided in a City Council memorandum dated Apr. 17, 2025. (Exhibit 3) In short, the
March 10, 2026 Item #11 Page 1 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
parking study results, which represent a very limited snapshot in time, largely corroborate the
results found in previous years: The current parking system in the downtown area is adequate
overall, but public parking challenges are progressively worsening.
While the emphasis of the annual study is on parking capacity, peak occupancy and turnover, it
still only represents a very limited snapshot in time. While current and prior parking studies
provide useful information to evaluate year-to-year changes in parking supply, staff do not
recommend that the information be used as the sole basis for coordinating land use and
transportation decisions. Rather, a more comprehensive study is needed to evaluate the true
parking demand over a 12-month period.
Even though it is typical in the parking industry to collect data on one weekday and one
weekend day in the summer months for a parking study, there is no narrative as to how this
data is both reflective of, or can be extrapolated to, the overall usage patterns and demand
during the other days of the week during the summer or other times of the year. Put another
way, more information is needed to determine whether parking challenges in the area extend
beyond the summer months. This information could then be used to help inform meaningful
parking policies and parking-related infrastructure improvements.
To initiate such a study, the City Council on June 17, 2025, included $150,000 in the City
Manager's draft budget for fiscal year 2025-26. The funds were to be used to hire a parking
consultant to conduct an annual parking study of the Village, Barrio and beach area. A request
for proposals was released on Sept. 26, 2025, and four bids were received by the closing date of
Nov. 7, 2025.
The review committee ranked the proposals based on qualifications, experience, understanding
of the project, proposed schedules and references. After a thorough evaluation, the review
committee determined that all four firms were highly qualified and responsive to the request
for proposals. However, the review committee determined Evari’s qualifications in parking
management, data analysis and downtown parking studies most closely aligned with the scope
as presented and that Evari’s proposal represented the best value based on criteria established
in the city’s purchasing policies and procedures manual. Evari’s proposal is included as an
attachment to Exhibit 1.
Scope of the downtown parking study
During the first phase of the project, Evari will perform parking counts and length-of-stay
surveys throughout the Village, Barrio and beach area over a full year, with 12 survey days
proposed – three days per quarter/season – during the 12-month study period. Evari will also
integrate the new parking counts with previously collected parking datasets from the 2017
Village, Barrio and Beach Area Parking Management Plan and the 2024 Carlsbad Parking Study
to establish a continuous, multi-year parking record.
To complement the quantitative occupancy data, Evari will conduct on-site intercept surveys to
capture insights into parking behavior and user experiences.
After evaluating the existing parking system, Evari will estimate future parking supply and
demand conditions based on future development projects and recent changes in state law that
may influence parking demand.
March 10, 2026 Item #11 Page 2 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
Based on these findings and research, Evari will provide recommendations for updates to
parking-related policies and actions, potential programs and/or capital improvements to
address parking deficiencies – all aimed at improving parking supply in the greater downtown
area.
Community Engagement
Evari will conduct on-site intercept surveys of people in the Village, Barrio and beach area
neighborhoods. These surveys will be developed in consultation with city staff, including the
Communication & Engagement Department, and will be administered in both English and
Spanish. Additionally, city staff will supplement the intercept surveys with outreach to
identified stakeholder groups such as residents and businesses.
Fiscal Analysis
The cost of the agreement is $142,900 and would take effect upon adoption of the attached
resolution.
Next Steps
Once the agreement is fully executed and a purchase order is issued, a notice to proceed will be
issued. Work on the comprehensive parking study is scheduled to begin in the spring and is
expected to take 12 to 15 months to complete, with completion expected in spring or summer
of 2027. Staff will return after the study is concluded to present the final report.
Environmental Evaluation
The proposed action is not a “project” as defined by California Environmental Quality Act, or
CEQA, Section 21065 and CEQA Guidelines Section 15378(a) and does not require
environmental review under CEQA Guidelines Section 15060(c)(2) because the action is limited
to the execution of a professional service agreement to provide planning services. The action
has no potential to cause either a direct physical change in the environment or a reasonably
foreseeable indirect physical change in the environment.
Exhibits
1. City Council resolution
2. Staff Report from Sept. 26, 2017 (on file in the Office of the City Clerk)
3. City Council Memorandum from April 17, 2025 (on file in the Office of the City Clerk)
March 10, 2026 Item #11 Page 3 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
Exhibit 1 RESOLUTION NO. 2026-056
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING PROFESSIONAL SERVICES AGREEMENT WITH
EVARI CONSULTING, INC. TO PROVIDE SERVICES TO PREPARE THE VILLAGE,
BARRIO AND BEACH AREA COMPREHENSIVE PARKING STUDY IN AN
AMOUNT NOT TO EXCEED $142,900
WHEREAS, the city began actively monitoring its downtown parking supply in 2017 with annual
parking counts of both on-street parking and off-street parking facilities conducted within the Village,
Barrio and Beach area during the summer (high-peak tourism season); and
WHEREAS, to provide a more holistic assessment of parking in the downtown area beyond
summer months, a comprehensive parking study must be prepared; and
WHEREAS, the City Council has determined that it is necessary, desirable and in the public
interest, to acquire services of a parking management and planning firm to supplement the annual
parking data collection sets; and
WHEREAS, on Sept. 26, 2025, the city published a request for proposals inviting proposals for
the preparation of the Village, Barrio and Beach Area comprehensive parking study (RFP 26-02); and
WHEREAS, based on comprehensive evaluation criteria, a staff selection committee chose Evari
Consulting, Inc. (Evari) as the top-rated firm; and
WHEREAS, sufficient funds are available in the Fiscal Year 2025-26 operating budget for the
start of the new contract.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1.That the above recitations are true and correct.
2.Compliance with CEQA. The proposed professional service agreement is exempt from
the California Environmental Quality Act, or CEQA, since the proposed action is not a
“project” as defined by CEQA Section 21065 and CEQA Guidelines Section 15378(a) and
does not require environmental review under CEQA Guidelines Section 15060(c)(2)
because the action is limited to the execution of a professional service agreement to
provide planning services. The action has no potential to cause either a direct physical
change in the environment or a reasonably foreseeable indirect physical change in the
environment.
March 10, 2026 Item #11 Page 4 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
3.That the City Manager is authorized and directed to execute the Professional Services
Agreement (Attachment A) with Evari in an amount not to exceed $142,900 and
effective March 10, 2026.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City
of Carlsbad on the 10th day of March, 2026, by the following vote, to wit:
AYES: Blackburn, Bhat-Patel, Acosta, Burkholder, Shin.
NAYS: None.
ABSTAIN: None.
ABSENT: None.
______________________________________
KEITH BLACKBURN, Mayor
______________________________________
SHERRY FREISINGER, City Clerk
(SEAL)
March 10, 2026 Item #11 Page 5 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
Page 1 City Attorney Approved Version 9/3/2025
AGREEMENT FOR VILLAGE, BARRIO, AND BEACH AREA COMPREHENSIVE PARKING STUDY SERVICES
EVARI GIS CONSULTING, INC.
THIS AGREEMENT (“Agreement”) is made and entered into as of the _____ day of _____________,
2026, by and between the City of Carlsbad, California, a municipal corporation ("City") and Evari GIS
Consulting, Inc., a California corporation, ("Contractor").
RECITALS
A.City requires the professional services of a consultant that is experienced in preparing a
comprehensive parking study of the Village, Barrio, and Beach areas with data collection and analysis.
B.Contractor has submitted a proposal to City and has affirmed its willingness and ability to
perform such work.
NOW, THEREFORE, in consideration of these recitals and the mutual covenants contained in this
Agreement, City and Contractor agree as follows:
1.SCOPE OF WORK
City retains Contractor to perform, and Contractor agrees to render, those services ("Services") that are
defined in attached Exhibit "A," which is incorporated by this reference in accordance with this
Agreement’s terms and conditions.
2.STANDARD OF PERFORMANCE
While performing the Services, Contractor will exercise the reasonable professional care and skill
customarily exercised by reputable members of Contractor's profession practicing in the Metropolitan
Southern California area, and will use reasonable diligence and best judgment while exercising its
professional skill and expertise.
3.TERM
The term of this Agreement will be effective for a period of one (1) year from the date first above written.
The City Manager may amend the Agreement to extend it for one (1) additional one (1) year or parts of
a year. Extensions will be based upon a satisfactory review of Contractor's performance, City needs, and
appropriation of funds by the City Council. The parties will prepare a written amendment indicating the
effective date and length of the extended Agreement.
4.TIME IS OF THE ESSENCE
Time is of the essence for each and every provision of this Agreement.
5.COMPENSATION
The total fee payable for the Services to be performed during the initial Agreement term shall not exceed
one thousand forty-two nine hundred dollars ($142,900). No other compensation for the Services will be
allowed. Payment terms are Net 30 unless otherwise provided in Exhibit “A” or agreed to in writing by the
parties. City reserves the right to withhold a ten percent (10%) retention until City has accepted the work
and/or Services specified in Exhibit "A."
Incremental payments, if applicable, should be made as outlined in attached Exhibit "A."
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
Attachment A
March 10, 2026 Item #11 Page 6 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
11th March
Page 2 City Attorney Approved Version 9/3/2025
6.STATUS OF CONTRACTOR
Contractor will perform the Services in Contractor's own way as an independent contractor and in pursuit
of Contractor's independent calling, and not as an employee of City. Contractor will be under the control
of City only as to the result to be accomplished, but will consult with City as necessary. The persons used
by Contractor to provide services under this Agreement will not be considered employees of City for any
purposes.
The payment made to Contractor pursuant to this Agreement will be the full and complete compensation
to which Contractor is entitled. City will not make any federal or state tax withholdings on behalf of
Contractor or its agents, employees or subcontractors. City will not be required to pay any workers'
compensation insurance or unemployment contributions on behalf of Contractor or its employees or
subcontractors. Contractor agrees to indemnify City within thirty (30) days for any tax, retirement
contribution, social security, overtime payment, unemployment payment or workers' compensation
payment which City may be required to make on behalf of Contractor or any agent, employee, or
subcontractor of Contractor for work done under this Agreement. At City’s election, City may deduct the
indemnification amount from any balance owing to Contractor.
7.SUBCONTRACTING
Contractor will not subcontract any portion of the Services without prior written approval of City. If
Contractor subcontracts any of the Services, Contractor will be fully responsible to City for the acts and
omissions of Contractor's subcontractor and of the persons either directly or indirectly employed by the
subcontractor, as Contractor is for the acts and omissions of persons directly employed by Contractor.
Nothing contained in this Agreement will create any contractual relationship between any subcontractor
of Contractor and City. Contractor will be responsible for payment of subcontractors. Contractor will bind
every subcontractor and every subcontractor of a subcontractor by the terms of this Agreement
applicable to Contractor's work unless specifically noted to the contrary in the subcontract and approved
in writing by City.
8.OTHER CONTRACTORS
City reserves the right to employ other Contractors in connection with the Services.
9.INDEMNIFICATION
Contractor agrees to defend (with counsel approved by City), indemnify, and hold harmless the City and
its officers, elected and appointed officials, employees and volunteers from and against all claims,
damages, losses and expenses including attorneys fees arising out of the performance of the work
described in this Agreement caused by any negligence, recklessness, or willful misconduct of Contractor,
any subcontractor, anyone directly or indirectly employed by any of them or anyone for whose acts any
of them may be liable.
If Contractor’s obligation to defend, indemnify, and/or hold harmless arises out of Contractor’s
performance as a “design professional” (as that term is defined under California Civil Code Section
2782.8), then, and only to the extent required by California Civil Code Section 2782.8, which is fully
incorporated in this Agreement, Contractor’s indemnification obligation shall be limited to claims that
arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of Contractor, and,
upon Contractor obtaining a final adjudication by a court of competent jurisdiction. Contractor’s liability
for such claim, including the cost to defend, shall not exceed Contractor’s proportionate percentage of
fault.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 7 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
Page 3 City Attorney Approved Version 9/3/2025
The parties expressly agree that any payment, attorneys fee, costs or expense City incurs or makes to or
on behalf of an injured employee under City’s self-administered workers’ compensation program is
included as a loss, expense or cost for the purposes of this section, and that this section will survive the
expiration or early termination of this Agreement.
10. INSURANCE
Contractor will obtain and maintain for the duration of the Agreement and any and all amendments,
insurance against claims for injuries to persons or damage to property which may arise out of or in
connection with performance of the services by Contractor or Contractor’s agents, representatives,
employees or subcontractors. The insurance will be obtained from an insurance carrier admitted and
authorized to do business in the State of California. The insurance carrier is required to have a current
Best's Key Rating of not less than "A-:VII"; OR with a surplus line insurer on the State of California’s List of
Approved Surplus Line Insurers (LASLI) with a rating in the latest Best’s Key Rating Guide of at least “A:X”;
OR an alien non-admitted insurer listed by the National Association of Insurance Commissioners (NAIC)
latest quarterly listings report.
10.1 Coverages and Limits. Contractor will maintain the types of coverages and minimum limits
indicated below, unless Risk Manager or City Manager approves a lower amount. These minimum amounts of coverage will not constitute any limitations or cap on Contractor's indemnification obligations under this Agreement. City, its officers, agents and employees make no representation that the limits of the insurance specified to be carried by Contractor pursuant to this Agreement are adequate to protect
Contractor. If Contractor believes that any required insurance coverage is inadequate, Contractor will obtain such additional insurance coverage, as Contractor deems adequate, at Contractor's sole expense. The full limits available to the named insured shall also be available and applicable to City as an additional insured.
10.1.1 Commercial General Liability (CGL) Insurance. Insurance written on an “occurrence” basis,
including personal and advertising injury, with limits no less than $2,000,000 per occurrence. If a general
aggregate limit applies, either the general aggregate limit shall apply separately to this project/location
or the general aggregate limit shall be twice the required occurrence limit.
10.1.2 Automobile Liability. (if the use of an automobile is involved for Contractor's work for
City). $2,000,000 combined single-limit per accident for bodily injury and property damage.
10.1.3 Workers' Compensation and Employer's Liability. Workers' Compensation limits as
required by the California Labor Code. Workers' Compensation will not be required if Contractor has no
employees and provides, to City's satisfaction, a declaration stating this.
10.1.4 Professional Liability. Errors and omissions liability appropriate to Contractor’s profession
with limits of not less than $1,000,000 per claim. Coverage must be maintained for a period of five years
following the date of completion of the work.
10.2 Additional Provisions. Contractor will ensure that the policies of insurance required under this
Agreement contain, or are endorsed to contain, the following provisions:
10.2.1 City will be named as an additional insured on Commercial General Liability which shall
provide primary coverage to City.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 8 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
Page 4 City Attorney Approved Version 9/3/2025
10.2.2 Contractor will obtain occurrence coverage, excluding Professional Liability, which will be
written as claims-made coverage.
10.2.3 If Contractor maintains higher limits than the minimums shown above, City requires and
will be entitled to coverage for the higher limits maintained by Contractor. Any available insurance
proceeds in excess of the specified minimum limits of insurance and coverage will be available to City.
10.2.4 This insurance will be in force during the life of the Agreement and any extensions of it
and will not be canceled without thirty (30) days prior written notice to City sent by certified mail pursuant
to the Notice provisions of this Agreement.
10.3 Providing Certificates of Insurance and Endorsements. Prior to City's execution of this Agreement,
Contractor will furnish certificates of insurance and endorsements to City.
10.4 Failure to Maintain Coverage. If Contractor fails to maintain any of these insurance coverages,
then City will have the option to declare Contractor in breach, or may purchase replacement insurance or
pay the premiums that are due on existing policies in order to maintain the required coverages. Contractor
is responsible for any payments made by City to obtain or maintain insurance and City may collect these
payments from Contractor or deduct the amount paid from any sums due Contractor under this
Agreement.
10.5 Submission of Insurance Policies. City reserves the right to require, at any time, complete and
certified copies of any or all required insurance policies and endorsements.
11. BUSINESS LICENSE
Contractor will obtain and maintain a City of Carlsbad Business License for the term of the Agreement, as
may be amended from time-to-time.
12. ACCOUNTING RECORDS
Contractor will maintain complete and accurate records with respect to costs incurred under this
Agreement. All records will be clearly identifiable. Contractor will allow a representative of City during
normal business hours to examine, audit, and make transcripts or copies of records and any other
documents created pursuant to this Agreement. Contractor will allow inspection of all work, data,
documents, proceedings, and activities related to the Agreement for a period of four (4) years from the
date of final payment under this Agreement.
13. OWNERSHIP OF DOCUMENTS
All work product produced by Contractor or its agents, employees, and subcontractors pursuant to this
Agreement is the property of City. In the event this Agreement is terminated, all work product produced
by Contractor or its agents, employees and subcontractors pursuant to this Agreement will be delivered
at once to City. Contractor will have the right to make one (1) copy of the work product for Contractor’s
records.
14. COPYRIGHTS
Contractor agrees that all copyrights that arise from the services will be vested in City and Contractor
relinquishes all claims to the copyrights in favor of City.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 9 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
Page 5 City Attorney Approved Version 9/3/2025
15. NOTICES
The name of the persons who are authorized to give written notice or to receive written notice on behalf
of City and on behalf of Contractor under this Agreement are:
For City: For Contractor:
Title Senior Management Analyst Name/Title Brian Gaze / CEO
Dept Community Development Address 4703 51st Street
CITY OF CARLSBAD San Diego, CA 92115
Address 1635 Faraday Ave Phone 858-215-1163
Carlsbad, CA 92008 Email brian@evariconsulting.com
Phone 442-339-2615
Each party will notify the other immediately of any changes of address that would require any notice or
delivery to be directed to another address.
16. CONFLICT OF INTEREST
Contractor shall file a Conflict of Interest Statement with the City Clerk in accordance with the
requirements of the City of Carlsbad Conflict of Interest Code. Contractor shall report investments or
interests as required in the City of Carlsbad Conflict of Interest Code.
Yes ☐ No ☒
If yes, list the contact information below for all individuals required to file:
Name Email Phone Number
17. GENERAL COMPLIANCE WITH LAWS
Contractor will keep fully informed of federal, state and local laws and ordinances and regulations which
in any manner affect those employed by Contractor, or in any way affect the performance of the Services
by Contractor. Contractor will at all times observe and comply with these laws, ordinances, and
regulations and will be responsible for the compliance of Contractor's services with all applicable laws,
ordinances and regulations.
Contractor will be aware of the requirements of the Immigration Reform and Control Act of 1986 and will
comply with those requirements, including, but not limited to, verifying the eligibility for employment of
all agents, employees, subcontractors and consultants whose services are required by this Agreement.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 10 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
City Attorney Approved Version 10/23/2025
Page 6
18. SEVERABILITY
If any term or portion of this Agreement is held to be invalid, illegal, or otherwise unenforceable by a court
of competent jurisdiction, the remaining provisions of this Agreement shall continue in full force and
effect.
19. CALIFORNIA AIR RESOURCES BOARD (CARB) ADVANCED CLEAN FLEETS REGULATIONS
Contractor’s vehicles with a gross vehicle weight rating greater than 8,500 lbs. and light-duty package
delivery vehicles operated in California may be subject to the California Air Resources Board (CARB)
Advanced Clean Fleets regulations. Such vehicles may therefore be subject to requirements to reduce
emissions of air pollutants. For more information, please visit the CARB Advanced Clean Fleets webpage
at https://ww2.arb.ca.gov/our-work/programs/advanced-clean-fleets.
20. DISCRIMINATION, HARASSMENT, AND RETALIATION PROHIBITED
Contractor will comply with all applicable local, state and federal laws and regulations prohibiting
discrimination, harassment, and retaliation.
21. DISPUTE RESOLUTION
If a dispute should arise regarding the performance of the Services the following procedure will be used
to resolve any questions of fact or interpretation not otherwise settled by agreement between the parties.
Representatives of Contractor or City will reduce such questions, and their respective views, to writing. A
copy of such documented dispute will be forwarded to both parties involved along with recommended
methods of resolution, which would be of benefit to both parties. The representative receiving the letter
will reply to the letter along with a recommended method of resolution within ten (10) business days. If
the resolution thus obtained is unsatisfactory to the aggrieved party, a letter outlining the disputes will
be forwarded to the City Manager. The City Manager will consider the facts and solutions recommended
by each party and may then opt to direct a solution to the problem. In such cases, the action of the City
Manager will be binding upon the parties involved, although nothing in this procedure will prohibit the
parties from seeking remedies available to them at law.
22. TERMINATION
In the event of Contractor's failure to prosecute, deliver, or perform the Services, City may terminate this
Agreement for nonperformance by notifying Contractor by certified mail of the termination. If City decides
to abandon or indefinitely postpone the work or services contemplated by this Agreement, City may
terminate this Agreement upon written notice to Contractor. Upon notification of termination, Contractor
has five (5) business days to deliver any documents owned by City and all work in progress to City address
contained in this Agreement. City will make a determination of fact based upon the work product
delivered to City and of the percentage of work that Contractor has performed which is usable and of
worth to City in having the Agreement completed. Based upon that finding City will determine the final
payment of the Agreement.
City may terminate this Agreement by tendering thirty (30) days written notice to Contractor. Contractor
may terminate this Agreement by tendering thirty (30) days written notice to City. In the event of
termination of this Agreement by either party and upon request of City, Contractor will assemble the work
product and put it in order for proper filing and closing and deliver it to City. Contractor will be paid for
work performed to the termination date; however, the total will not exceed the lump sum fee payable
under this Agreement. City will make the final determination as to the portions of tasks completed and
the compensation to be made.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 11 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
City Attorney Approved Version 10/23/2025
Page 7
23. COVENANTS AGAINST CONTINGENT FEES
Contractor warrants that Contractor has not employed or retained any company or person, other than a
bona fide employee working for Contractor, to solicit or secure this Agreement, and that Contractor has
not paid or agreed to pay any company or person, other than a bona fide employee, any fee, commission,
percentage, brokerage fee, gift, or any other consideration contingent upon, or resulting from, the award
or making of this Agreement. For breach or violation of this warranty, City will have the right to annul this
Agreement without liability, or, in its discretion, to deduct from the Agreement price or consideration, or
otherwise recover, the full amount of the fee, commission, percentage, brokerage fees, gift, or contingent
fee.
24. CLAIMS AND LAWSUITS
By signing this Agreement, Contractor agrees that any Agreement claim submitted to City must be
asserted as part of the Agreement process as set forth in this Agreement and not in anticipation of
litigation or in conjunction with litigation. Contractor acknowledges that if a false claim is submitted to
City, it may be considered fraud and Contractor may be subject to criminal prosecution. Contractor
acknowledges that California Government Code Sections 12650 et seq., the False Claims Act applies to
this Agreement and, provides for civil penalties where a person knowingly submits a false claim to a public
entity. These provisions include false claims made with deliberate ignorance of the false information or in
reckless disregard of the truth or falsity of information. If City seeks to recover penalties pursuant to the
False Claims Act, it is entitled to recover its litigation costs, including attorneys fees. Contractor
acknowledges that the filing of a false claim may subject Contractor to an administrative debarment
proceeding as the result of which Contractor may be prevented to act as a Contractor on any public work
or improvement for a period of up to five (5) years. Contractor acknowledges debarment by another
jurisdiction is grounds for City to terminate this Agreement.
25. JURISDICTION AND VENUE
This Agreement shall be interpreted in accordance with the laws of the State of California without regard
to, or application of, choice of law rules or principles. Any action at law or in equity brought by either of
the parties for the purpose of enforcing a right or rights provided for by this Agreement will be tried in a
court of competent jurisdiction in the County of San Diego, State of California, and the parties waive all
provisions of law providing for a change of venue in these proceedings to any other county.
26. SUCCESSORS AND ASSIGNS
It is mutually understood and agreed that this Agreement will be binding upon City and Contractor and
their respective successors. Neither this Agreement nor any part of it nor any monies due or to become
due under it may be assigned by Contractor without the prior consent of City, which shall not be
unreasonably withheld.
27. THIRD PARTY RIGHTS
Nothing in this Agreement should be construed to give any rights or benefits to any party other than City
and Contractor.
28. ENTIRE AGREEMENT
This Agreement, together with any other written document referred to or contemplated by it, along
with the purchase order for this Agreement and its provisions, embody the entire Agreement and
understanding between the parties relating to the subject matter of it. In case of conflict, the terms of
the Agreement supersede the purchase order. Neither this Agreement nor any of its provisions may be
amended, modified, waived or discharged except in a writing signed by both parties. This Agreement
may be executed in counterparts.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 12 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
City Attorney Approved Version 10/23/2025
Page 8
29. AUTHORITY
The individuals executing this Agreement and the instruments referenced in it on behalf of Contractor
each represent and warrant that they have the legal power, right and actual authority to bind Contractor
to the terms and conditions of this Agreement.
Executed by Contractor this___________ day of _______________________, 2026.
EVARI GIS CONSULTING, INC., a California
corporation
CITY OF CARLSBAD, a municipal corporation of
the State of California
By: By:
(sign here) Geoff Patnoe
City Manager
Eva Isaak - President
(print name/title)
ATTEST:
By: SHERRY FREISINGER, City Clerk
(sign here) By:
Brian Gaze – Managing Director
Morgen Fry
Assistant City Clerk
(print name/title)
APPROVED AS TO FORM:
CINDIE K. McMAHON, City Attorney
BY: _____________________________ C. Dalton Sorich Assistant City Attorney
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15
January20
Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 13 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
TASK 1 – PARKING INVENTORY REVIEW AND DATA COLLECTION PREPARATION
Evari will begin the project with a comprehensive
review and validation of the existing 2024 Carlsbad
Parking Study inventory to ensure consistency,
accuracy, and readiness for the 2025 data collection
effort. This task will establish the baseline dataset and
system architecture for all subsequent fieldwork and
analysis.
Using Evari’s standardized GIS-based data
management framework, the team will compile and
cross-check all existing parking assets, on-street,
off-street, public, private, and NCTD facilities, within
the Village, Barrio, and Beach study area. Inventory
changes since 2024, including reconfigurations, new
developments, and temporary or seasonal facilities, will
be identified through plan review, aerial imagery, and
field verification.
To align with the City’s GIS environment, Evari
will develop a standardized geodatabase schema
that ensures compatibility with the City’s existing
systems and facilitates future data integration. Field
verification will utilize GIS-equipped tablets and 360°
camera imagery, enabling technicians to confirm stall
counts, parking restrictions, access points, and facility
conditions with spatial precision. All data will undergo
multi-step QA/QC validation before acceptance into
the project database.
Deliverables:
•Kickoff coordination meeting with City staff to
review data standards, schedule, and system
integration requirements.
•Updated GIS-based parking inventory
shapefile and attribute schema.
•Metadata documentation detailing sources,
structure, and update protocols.
•QA/QC verification log summarizing validation
methods and field findings.
PROJECT SCOPE OF WORK
TASK 2 – DATA COLLECTION
TASK 2A – PARKING SURVEYS OVER A 12-MONTH PERIOD
Evari will perform a comprehensive, year-round parking
utilization survey across the Village, Barrio, and Beach
areas, consistent with the City’s requirement for a
12-month data collection period. The objective is to
capture representative occupancy conditions during
varying seasons, days of the week, and times of day to
build a complete picture of parking demand patterns.
Field data collection will employ Evari’s vehicle-
mounted 360-degree camera system, which captures
high-resolution panoramic imagery linked to precise
GPS coordinates. This method allows for full visual
coverage of each corridor and facility, eliminating
many of the data gaps typical of LPR systems, such as
obscured plates, closely parked vehicles, or temporary
tags. Vehicles will be identified using type, color, and
unique configuration attributes, providing multiple
cross-checks for verification.
Post-collection, imagery will be reviewed in the office
using Evari’s automated GIS processing tools to extract
occupancy counts and spatially map results. Where
necessary, aerial imagery validation will be used to
confirm coverage and correct anomalies.
Aerial imagery validation will be conducted using the
NearMap Aerial Imagery Service, a commercially-
available high-resolution imagery platform. NearMap
provides orthorectified aerial imagery that allows
Evari to visually verify spatial coverage, confirm facility
boundaries, and capacity data in areas where 360°
field imagery may be incomplete or obstructed. This
method eliminates the need for drone deployment.
Consistent with the RFP addenda, Evari proposes to
conduct three survey days per quarter throughout the
12-month study period, for a total of 12 individual
study days. Each quarter will include a combination
of weekday and weekend observations to ensure
representative coverage of both routine weekday
demand and higher-variation weekend activity.
EXHIBIT "A"Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 14 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
PROJECT SCOPE OF WORK
Each quarterly round will include:
• Two weekday observations (capturing morning,
midday, and evening conditions), and
• One weekend observation to assess visitor and
recreational parking behavior.
This approach ensures representative sampling across
both temporal and seasonal variations.
Private facilities will be surveyed through point-in-
time occupancy counts conducted by trained field
technicians using GIS-equipped tablets and 360°
camera systems. Each facility will be visited during a
representative demand period (typically midday), and
the total number of occupied and available spaces will
be recorded.
Where access is available, Evari will coordinate with
property owners to confirm operating hours and usage
characteristics. Results will be incorporated into the
unified GIS database to provide a complete picture of
private and public parking resources.
TASK 2B – ON-SITE INTERCEPT SURVEYS
To complement the quantitative occupancy data,
Evari will conduct on-site intercept surveys to capture
qualitative insights into parking behavior and user
experience. These surveys will help the City understand
who is parking, why they are visiting, how long they
stay, and how they perceive parking availability and
accessibility across the Village, Barrio, and Beach areas.
Evari maintains a national network of trained GIS field
technicians. All field personnel are trained to engage
with the public appropriately for each assignment,
including intercept survey contexts, and to follow
project-specific communication protocols established
by Evari’s project management team.
Field technicians will use GIS-equipped tablets to
collect intercept responses directly in the field at high-
demand destinations such as downtown commercial
blocks, beach access points, and residential-adjacent
streets. Surveys will include questions on trip purpose,
parking duration, travel mode, and frequency of visits,
among other key factors.
To ensure inclusivity, surveys will be administered
in both English and Spanish and scheduled during
representative high- and low-demand periods,
including weekdays, weekends, and seasonal peak
times. All survey data will be uploaded directly into
Evari’s live ArcGIS dashboard, allowing City staff
to monitor participation rates, review geographic
distribution, and access real-time summaries as data is
collected.
Evari will develop an Intercept Survey Memo as a
standalone section within the final report, summarizing
survey methods, participation metrics, and key
findings. The memo will also be available as a separate,
extractable PDF for ease of reference.
Deliverables:
•Raw and processed occupancy datasets for
each collection round.
•GIS-referenced 360° imagery archive and
metadata.
•Quality assurance summary detailing accuracy
checks, completeness metrics, and corrections
applied.
•Quarterly coordination meetings with City staff
to review interim findings and validate seasonal
coverage.
•GIS-enabled intercept survey dataset with all
responses georeferenced and time-stamped.
•Summary memo, including tables and
visualizations integrated into the live project
dashboard.
•Bilingual web-based survey (English/
Spanish) for City review and approval prior to
deployment.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 15 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
TASK 3 – ANALYSIS AND
DOCUMENTATION
TASK 3A – COMPREHENSIVE PARKING STUDY INTEGRATION
Evari will integrate the newly collected 2026 parking
dataset with the City’s previous datasets from the 2017
Village, Barrio & Beach Area Parking Management
Plan and the 2024 Carlsbad Parking Study to
establish a continuous, multi-year parking record. Any
additional datasets available for the years between
2017 and 2024 will also be incorporated if deemed
appropriate by the City Project Manager.
This integration will create a single, unified data
environment that enables the City to track long-term
trends and evaluate the impact of development, policy
changes, and seasonal fluctuations.
The project team will conduct cross-year comparisons
to quantify changes in parking supply, occupancy, and
utilization patterns. These analyses will identify where
parking demand has increased, where capacity has
shifted, and how user behavior has evolved over time.
Evari’s GIS-based approach allows these comparisons
to be spatially precise, enabling the City to visualize
patterns block by block and facility by facility.
As part of this task, Evari will also review prior
methodologies, particularly those used in the 2024
Carlsbad Parking Study, to identify any inconsistencies
or data limitations that could affect trend accuracy.
Findings will be documented transparently, ensuring
methodological continuity and clear traceability across
study years.
TASK 3B – ISSUES & EXISTING SUPPLY/OCCUPANCY ANALYSIS
Using the unified dataset developed in Task 3a, Evari
will conduct a detailed analysis of existing parking
supply and utilization across the Village, Barrio,
and Beach areas. This analysis will identify patterns,
problem areas, and opportunities for improved
management based purely on observed data.
PROJECT SCOPE OF WORK
Evari will generate GIS-based heat maps and statistical
summaries segmented by neighborhood, parking type
(on-street, off-street, public, private), and facility size.
These visual and quantitative outputs will illustrate
spatial and temporal trends in parking behavior,
enabling the City to pinpoint locations of persistent
congestion or underutilization.
The analysis will specifically identify high-occupancy
zones (defined as areas exceeding 85 % utilization), as
well as lots or streets that remain consistently below
target occupancy thresholds. Time-of-day and day-
of-week comparisons will be performed to evaluate
morning, midday, and evening peaks, while seasonal
trend analyses will distinguish summer demand from
off-season conditions. Additionally, parking activity near
transit nodes, business districts, and coastal access
points will be analyzed to understand how modal and
trip-purpose variations influence overall demand.
TASK 3C – FUTURE SUPPLY/OCCUPANCY ANALYSIS
Evari will evaluate how future development projects,
zoning changes, and state policy directives may
influence parking demand and availability within the
Village, Barrio, and Beach areas. This task will ensure
that the City’s parking data framework remains forward-
looking and adaptable to regulatory and land use
shifts.
The analysis will incorporate planned and entitled
developments identified in the Village and Barrio
Master Plan, as well as legislative impacts such
as California AB 2097, which limits local parking
minimums near major transit stops. These factors
will be modeled to assess potential changes in both
parking supply and user demand across the study area.
Using Evari’s GIS-based analytical engine, the team will
conduct scenario simulations to estimate how varying
assumptions, such as development completion, shared
parking arrangements, or parking policy adjustments,
could affect overall system performance. Outputs will
include spatially mapped visualizations showing where
additional demand pressure or excess capacity may
occur under each scenario.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 16 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
PROJECT SCOPE OF WORK
TASK 3D – FINDINGS AND DOCUMENTATION
Evari will compile all analytical results, data validations,
and comparative insights into a cohesive set of findings
that clearly communicate the study’s outcomes.
This documentation will emphasize the efficiency,
repeatability, and reliability of Evari’s data collection
and analysis process while maintaining transparency in
all methods and assumptions.
The findings will include a comparative assessment of
the 2024 Carlsbad Parking Study conducted by Dixon
Resources Unlimited. This evaluation will highlight
key methodological advancements achieved through
Evari’s approach.
All findings will be presented in a format that supports
direct comparison with prior studies, enabling the
City to see clear improvements in data quality and
confidence levels. Documentation will include tables,
graphics, and heat maps that visually convey trends
and confirm the integrity of the underlying data.
Deliverables:
•Unified GIS Database integrating 2017,
2024, and 2025 datasets with all supporting
metadata, plus additonal existing data as
appropriate.
•Analytical Outputs including comparative
tables, heat maps, and statistical summaries
showing supply, utilization, and seasonal
trends.
•Technical Memorandum documenting
data harmonization methods, modeling
assumptions, and observed findings.
•Scenario Models and GIS Visualizations
illustrating future supply and occupancy
projections under development and policy
scenarios.
•10% Report Outline for City review prior to
drafting.
•30% & 60% Screen Check Drafts incorporating
City comments.
•90% Initial Draft Report.
•100% Final Report and Presentation Package.
•City Coordination and Review Meetings at key
milestones to validate analytical outputs and
present final results.
TASK 4 – PROJECT MANAGEMENT
Effective project management is central to Evari’s
delivery approach. This task will ensure that all
activities, from data collection to reporting, are
coordinated, transparent, and aligned with the City’s
expectations throughout the 15-month project
duration.
Evari will develop a Project Management Plan
outlining communication protocols, data management
standards, and a multi-level QA/QC workflow to
maintain consistency and traceability across all
datasets and deliverables. The plan will specify roles,
review cycles, and escalation procedures to ensure
timely coordination between the City, Evari, and
subconsultant Studio Davis.
Meetings and Coordination:
•Kick-off Meeting: Confirm scope, schedule,
and data standards with City staff.
•Monthly Status Meetings: Review progress,
discuss findings, and identify emerging field or
schedule adjustments.
•Mid-Year Review: Evaluate performance
against milestones and realign data collection
scheduling if needed.
Collaboration Tools:
Evari will use its live ArcGIS Dashboard as a central
platform for project tracking, field verification, and
comment sharing between all team members and
City staff. Supporting files and datasets will be stored
in secure cloud environments (ArcGIS Online / AWS
GovCloud) to enable controlled access, versioning, and
data protection throughout the project lifecycle.
Studio Davis will provide advisory support on technical
methodology and parking framework consistency,
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 17 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
PROJECT SCOPE OF WORK
ensuring that Evari’s analysis aligns with the City’s
established management strategies and previous plan
structures.
Deliverables:
•Project Management Plan outlining
communication and QA/QC protocols.
•Monthly progress memos and billing reports.
•Meeting agendas and summaries for all
coordination and review sessions.
TASK 5 – CONTINGENCY
A 10% project contingency is included to provide
flexibility for unforeseen needs and City-directed
adjustments that may arise during the course of
the study. This contingency ensures that the project
remains responsive to emerging conditions, data
opportunities, or additional analytical requests without
impacting the overall schedule or scope integrity.
Potential contingency activities may include:
•Supplemental Data Collection: Conducting
additional parking occupancy or intercept
survey rounds if significant land use, event,
or seasonal changes occur during the study
period.
•Expanded Private Lot Surveys: Adding or
re-surveying private parking facilities not
originally identified or made accessible during
initial rounds.
•Focused Hotspot Analysis: Performing
detailed studies in specific blocks or facilities
where unexpected demand patterns emerge.
•Enhanced Visualization or Reporting:
Developing specialized maps, graphics, or
dashboard layers to support public or Council
presentations.
•Policy Scenario Extensions: Running
additional forecast scenarios to assess
new development proposals or parking
management policy variations.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 18 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
DELIVERABLES SUMMARY &SCHEDULE
The project is structured as a 16-month effort that begins with mobilization and system setup, followed by a
full year of data collection, analysis, and reporting. Activities overlap to maintain data integrity and continuous
communication with City staff. The following Gantt-style summary identifies each major deliverable, its purpose,
and anticipated timing.
Timeline Summary:
•Months 1–3 – Mobilization and Setup: Project initiation, inventory validation, and dashboard
development.
•Months 4–15 – Data Collection and Analysis: Quarterly data rounds, intercept surveys, QA/QC, and
ongoing coordination.
•Months 15–16 – Reporting and Close-Out: Draft and final report delivery, presentation to City staff, and
dashboard hand-off.
This schedule maintains consistent progress reporting and ensures that each phase concludes with a tangible,
reviewable deliverable for the City.
TASK/DELIVERABLE DESCRIPTION
MONTH
1-2 3-4 5-6 7-8 9-10 11-12 13-14 15-16
Project
Management Plan
Establish roles,
communication, QA/QC,
and data protocols
Kick-off Meeting
Confirm scope,
deliverables, and GIS
integration standards
Updated Inventory
GIS Database
Verified spatial dataset of
all parking facilities
Dashboard Launch
Live ArcGIS dashboard
for field tracking and City
review
Seasonal Data Sets
(Q1 - Q4)
Quarterly occupancy and
utilization uploads with
QA/QC summaries
Intercept Survey
Dataset
Bilingual intercept survey
results and mapping
Mid-Year Review
Meeting
Progress evaluation
and data collection
adjustments
Draft Report +
Dashboard Demo
Preliminary findings,
integrated dashboard
presentation
Final Report +
Presentation Deck
Comprehensive study
package with all data,
visuals, and analysis
EXHIBIT "A"Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 19 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
Task Name
Director Senior GIS Analyst GIS Analyst Technician Studio Davis Total Hours Cost$350 $190 $170 $110 $185
1 - Inventory Review & Prep 4 8 16 24 8 60 $9,760
2 - Data Collection 12 24 62 312 8 418 $55,100
3 - Analysis & Documentation 32 92 92 0 54 302 $54,310
4 - Project Management 18 12 6 0 8 44 $11,080
5 - Contingency (10%)6 12 16 34 6 74 $11,950
Subtotal 898 $142,200
Direct Expenses -$700
Grand Total 898 $142,900
APPROVED FEE SCHEDULE
Evari will perform the scope of work presented in the previous section on a time-and-materials basis consistent with
the budget below. Pricing will remain in effect for up to ninety (90) days from the date of this proposal.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 20 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
PROPOSAL FOR THE:
VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY
PROJECT NO. 26-02
PREPARED FOR:
The City of Carlsbad
PREPARED BY:
NOVEMBER 7, 2025
In Partnership with:
AS SUBMITTED IN REQUEST FOR PROPOSAL
RFP 26-02 WITH APPROVED FEE SCHEUDULE
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 21 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
01. COVER LETTER
November 7, 2025
Amber Dan
Contract Administrator, Community Development Department
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Proposal for Village, Barrio, and Beach Area Comprehensive Parking Study (RFP 26-02)
Dear Ms. Dan and Members of the Selection Committee,
Evari Consulting is pleased to submit this proposal to the City of Carlsbad for the Village, Barrio, and Beach Area
Comprehensive Parking Study (RFP 26-02). As a San Diego-based firm specializing in GIS-driven data collection,
analysis, and visualization for parking, transportation, and infrastructure systems, we are excited to support the City’s
continued leadership in evidence-based parking management.
Our team understands that this study represents the next phase in a long-term effort to manage and balance
parking demand in Carlsbad’s coastal districts. The 2017 Village, Barrio, and Beach Area Parking Management
Plan and the 2024 Carlsbad Parking Study have established an invaluable foundation of data and insight.
Building upon that foundation, Evari’s approach focuses on comprehensive, year-round data collection using
advanced 360-degree camera technology, a major evolution from traditional license plate recognition (LPR)
methods. This eliminates many of the accuracy challenges documented in prior studies, including missed or
obstructed plates, double-parked vehicles, and temporary tags. By collecting richer visual datasets tied directly to
GIS, we will deliver a complete and verifiable understanding of parking behaviors throughout the Village, Barrio,
and Beach areas.
Evari’s local presence and deep experience with coastal municipalities aligns with Carlsbad’s operational and
environmental context. From managing field logistics in dynamic beach environments to integrating with the City’s
GIS systems, our team brings the precision, flexibility, and responsiveness that this year-long effort demands.
This project will be managed by me, Brian Gaze, AICP, Evari’s CEO. Brian will be the primary contact and responsible
for day-to-day coordination, QA/QC, and overall project delivery. He will be supported by Carl Sorenson, Senior GIS
Analyst, and a team of local field technicians. Studio Davis will serve in an advisory and technical capacity, providing
expertise in parking system methodology and continuity with previous plans.
We appreciate the opportunity to continue Carlsbad’s data-driven parking management journey and to contribute an
efficient, transparent, and technically advanced approach to this study. Evari acknowledges receipt of Addendum 1
to RFP 26-02 and has incorporated all clarifications into this proposal.
Thank you for considering our submission. We look forward to the opportunity to work closely with City staff to
deliver a comprehensive, high-quality dataset and analysis framework that supports Carlsbad’s ongoing mobility and
community development goals.
Sincerely,
Brian Gaze, AICP – CEO
Evari Consulting, Inc.
3047 UNIVERSITY AVE., BOX #3, SUITE 201, SAN DIEGO, CA | 858.215.1163 | BRIAN@EVARICONSULTING.COM
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 22 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
33CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
02. TABLE OF CONTENTS
COVER LETTER .....................................................................2
TABLE OF CONTENTS ..........................................................3
PROJECT UNDERSTANDING .................................................4
PROJECT APPROACH ...........................................................6
DELIVERABLES SUMMARY & SCHEDULE .............................12
PROJECT TEAM ...................................................................13
FIRM QUALIFICATIONS .......................................................14
BUDGET & FEE MATRIX .......................................................19
DATA MANAGEMENT & OWNERSHIP ..................................20
ADVANCING THE 2024 CARLSBAD PARKING STUDY ..........20
APPENDIX A. RESUMES OF KEY PERSONNEL .....................21
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 23 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
44CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
03. PROJECT UNDERSTANDING
3.1 BACKGROUND
The City of Carlsbad has demonstrated a long-standing
commitment to understanding and managing parking
within the Village, Barrio, and Beach areas, which serve
as the city’s cultural, residential, and visitor cores. This
commitment began with the 2017 Village, Barrio &
Beach Area Parking Management Plan, prepared by
Dixon Resources Unlimited, which established the initial
framework for managing parking supply, utilization, and
policy direction.
Building upon that foundation, the 2024 Carlsbad
Parking Study provided updated data and analysis but
was limited in scope to a short-term, seasonal snapshot
focused primarily on summer peak conditions. While
useful for identifying near-term occupancy patterns, it
did not capture the full range of seasonal and temporal
variation needed to support long-term management
decisions.
The current effort under RFP 26-02 seeks to address that
gap through comprehensive, year-round data collection
and analysis. The City’s objective is to integrate all prior
datasets, 2017, 2024, and new 2026 collections, into
a single, unified framework that provides an accurate,
evidence-based foundation for future parking policy,
investment, and operations.
3.2 STUDY OBJECTIVES
The purpose of this study is to provide the City
of Carlsbad with a comprehensive, year-round
understanding of parking conditions across the Village,
Barrio, and Beach areas. Over a 12-month period, Evari
Consulting will conduct a detailed parking inventory and
utilization analysis using advanced, GIS-integrated data
collection technologies designed to ensure accuracy,
completeness, and consistency.
Key objectives include:
• Comprehensive Data Collection: Capture
occupancy and turnover trends across all
on-street and off-street facilities throughout all
seasons, days of the week, and time periods.
• Validation and Comparison: Integrate and
validate new data against the 2017 Parking
Management Plan and the 2024 Carlsbad
Parking Study to identify trends, changes in
supply, and evolving demand patterns.
• Unified Data Platform: Develop a cloud-
based interactive dashboard that consolidates
all datasets for real-time visualization, quality
assurance, and City review.
• Final Documentation: Produce a final report
and presentation that summarize findings,
describe data integrity and methodology, and
provide the City with a transparent, reproducible
foundation for ongoing parking management.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 24 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
55CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
03. PROJECT UNDERSTANDING
3.3 STUDY AREA CONTEXT
The Village, Barrio, and Beach areas represent the heart of Carlsbad’s urban core and serve distinct but interrelated roles
within the city’s transportation and land use network. Together, they form a diverse parking environment that supports
residents, businesses, and visitors throughout the year.
The study area is also directly served by North County Transit District (NCTD) facilities, including the Carlsbad
Village Station, which introduces a multimodal dynamic to parking behavior. Proximity to transit, commercial
destinations, and the coastline creates overlapping parking influences that require a data-driven, spatially precise
approach, one uniquely suited to Evari’s GIS-based methodology.
A compact, mixed-use district
that functions as Carlsbad’s
downtown core. It includes retail,
dining, offices, and multifamily
housing, resulting in steady, all-
day parking demand influenced
by both local employees and
visitors.
Primarily residential with
emerging small businesses
and infill development.
Parking patterns here are more
neighborhood-oriented, with
higher reliance on on-street
spaces and increased evening
and weekend activity from
residents and local patrons.
A visitor-intensive coastal zone
experiencing the highest parking
turnover and demand peaks
during weekends, holidays,
and summer months. Parking is
influenced heavily by recreational
access, short-term stays, and
tourism.
Village Area Barrio Area Beach Area
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 25 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
66CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
TASK 1 – PARKING INVENTORY REVIEW AND DATA COLLECTION PREPARATION
Evari will begin the project with a comprehensive
review and validation of the existing 2024 Carlsbad
Parking Study inventory to ensure consistency,
accuracy, and readiness for the 2025 data collection
effort. This task will establish the baseline dataset and
system architecture for all subsequent fieldwork and
analysis.
Using Evari’s standardized GIS-based data
management framework, the team will compile and
cross-check all existing parking assets, on-street,
off-street, public, private, and NCTD facilities, within
the Village, Barrio, and Beach study area. Inventory
changes since 2024, including reconfigurations, new
developments, and temporary or seasonal facilities, will
be identified through plan review, aerial imagery, and
field verification.
To align with the City’s GIS environment, Evari
will develop a standardized geodatabase schema
that ensures compatibility with the City’s existing
systems and facilitates future data integration. Field
verification will utilize GIS-equipped tablets and 360°
camera imagery, enabling technicians to confirm stall
counts, parking restrictions, access points, and facility
conditions with spatial precision. All data will undergo
multi-step QA/QC validation before acceptance into
the project database.
04. PROJECT APPROACH
Deliverables:
• Kickoff coordination meeting with City staff to
review data standards, schedule, and system
integration requirements.
• Updated GIS-based parking inventory
shapefile and attribute schema.
• Metadata documentation detailing sources,
structure, and update protocols.
• QA/QC verification log summarizing validation
methods and field findings.
TASK 2 – DATA COLLECTION
TASK 2A – PARKING SURVEYS OVER A 12-MONTH PERIOD
Evari will perform a comprehensive, year-round parking
utilization survey across the Village, Barrio, and Beach
areas, consistent with the City’s requirement for a
12-month data collection period. The objective is to
capture representative occupancy conditions during
varying seasons, days of the week, and times of day to
build a complete picture of parking demand patterns.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 26 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
77CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
04. PROJECT APPROACH
Field data collection will employ Evari’s vehicle-
mounted 360-degree camera system, which captures
high-resolution panoramic imagery linked to precise
GPS coordinates. This method allows for full visual
coverage of each corridor and facility, eliminating
many of the data gaps typical of LPR systems, such as
obscured plates, closely parked vehicles, or temporary
tags. Vehicles will be identified using type, color, and
unique configuration attributes, providing multiple
cross-checks for verification.
Post-collection, imagery will be reviewed in the office
using Evari’s automated GIS processing tools to extract
occupancy counts and spatially map results. Where
necessary, aerial imagery validation will be used to
confirm coverage and correct anomalies.
Consistent with Addendum 1, Evari will conduct
at least four seasonal rounds of complete surveys
(quarterly), ensuring representation of summer, fall,
winter, and spring conditions. Public facilities will
be observed twelve times over the study period to
capture fluctuations in demand, while private facilities
will be surveyed at least once comprehensively, with
additional rounds as approved by City staff.
TASK 2B – ON-SITE INTERCEPT SURVEYS
To complement the quantitative occupancy data,
Evari will conduct on-site intercept surveys to capture
qualitative insights into parking behavior and user
experience. These surveys will help the City understand
who is parking, why they are visiting, how long they
stay, and how they perceive parking availability and
accessibility across the Village, Barrio, and Beach areas.
Trained field technicians will use GIS-equipped tablets
to collect responses directly in the field at high-demand
destinations such as downtown commercial blocks,
beach access points, and residential-adjacent streets.
Surveys will include questions on trip purpose, parking
duration, travel mode, and frequency of visits, among
other key factors.
To ensure inclusivity, surveys will be administered
in both English and Spanish and scheduled during
representative high- and low-demand periods,
including weekdays, weekends, and seasonal peak
times. All survey data will be uploaded directly into
Evari’s live ArcGIS dashboard, allowing City staff
to monitor participation rates, review geographic
distribution, and access real-time summaries as data is
collected.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 27 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
88CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
04. PROJECT APPROACH
Deliverables:
• Raw and processed occupancy datasets for
each collection round.
• GIS-referenced 360° imagery archive and
metadata.
• Quality assurance summary detailing accuracy
checks, completeness metrics, and corrections
applied.
• Quarterly coordination meetings with City staff
to review interim findings and validate seasonal
coverage.
• GIS-enabled intercept survey dataset with all
responses georeferenced and time-stamped.
• Summary tables and visualizations integrated
into the live project dashboard.
• Bilingual web-based survey (English/
Spanish) for City review and approval prior to
deployment.
TASK 3 – ANALYSIS AND
DOCUMENTATION
TASK 3A – COMPREHENSIVE PARKING STUDY INTEGRATION
Evari will integrate the newly collected 2026 parking
dataset with the City’s previous datasets from the 2017
Village, Barrio & Beach Area Parking Management
Plan and the 2024 Carlsbad Parking Study to
establish a continuous, multi-year parking record.
This integration will create a single, unified data
environment that enables the City to track long-term
trends and evaluate the impact of development, policy
changes, and seasonal fluctuations.
The project team will conduct cross-year comparisons
to quantify changes in parking supply, occupancy, and
utilization patterns. These analyses will identify where
parking demand has increased, where capacity has
shifted, and how user behavior has evolved over time.
Evari’s GIS-based approach allows these comparisons
to be spatially precise, enabling the City to visualize
patterns block by block and facility by facility.
As part of this task, Evari will also review prior
methodologies, particularly those used in the 2024
Carlsbad Parking Study, to identify any inconsistencies
or data limitations that could affect trend accuracy.
Findings will be documented transparently, ensuring
methodological continuity and clear traceability across
study years.
WHY CLIENTS CHOOSE EVARI
15+ YEARS OF MUNICIPAL GIS EXPERIENCE
3M+ ASSETS MAPPED AND MANAGED
SLBE WITH NATIONAL REACH
EXPERTS IN ESRI, ARCGIS ONLINE, AND
WEBGIS
TRUSTED BY CITIES, UTILITIES, AND AEC
PARTNERS
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 28 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
99CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
04. PROJECT APPROACH
TASK 3B – ISSUES & EXISTING SUPPLY/OCCUPANCY ANALYSIS
Using the unified dataset developed in Task 3a, Evari
will conduct a detailed analysis of existing parking
supply and utilization across the Village, Barrio,
and Beach areas. This analysis will identify patterns,
problem areas, and opportunities for improved
management based purely on observed data.
Evari will generate GIS-based heat maps and statistical
summaries segmented by neighborhood, parking type
(on-street, off-street, public, private), and facility size.
These visual and quantitative outputs will illustrate
spatial and temporal trends in parking behavior,
enabling the City to pinpoint locations of persistent
congestion or underutilization.
The analysis will specifically identify high-occupancy
zones (defined as areas exceeding 85 % utilization), as
well as lots or streets that remain consistently below
target occupancy thresholds. Time-of-day and day-
of-week comparisons will be performed to evaluate
morning, midday, and evening peaks, while seasonal
trend analyses will distinguish summer demand from
off-season conditions. Additionally, parking activity near
transit nodes, business districts, and coastal access
points will be analyzed to understand how modal and
trip-purpose variations influence overall demand.
TASK 3C – FUTURE SUPPLY/OCCUPANCY ANALYSIS
Evari will evaluate how future development projects,
zoning changes, and state policy directives may
influence parking demand and availability within the
Village, Barrio, and Beach areas. This task will ensure
that the City’s parking data framework remains forward-
looking and adaptable to regulatory and land use
shifts.
The analysis will incorporate planned and entitled
developments identified in the Village and Barrio
Master Plan, as well as legislative impacts such
as California AB 2097, which limits local parking
minimums near major transit stops. These factors
will be modeled to assess potential changes in both
parking supply and user demand across the study area.
Using Evari’s GIS-based analytical engine, the team will
conduct scenario simulations to estimate how varying
assumptions, such as development completion, shared
parking arrangements, or parking policy adjustments,
could affect overall system performance. Outputs will
include spatially mapped visualizations showing where
additional demand pressure or excess capacity may
occur under each scenario.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 29 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
1010CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
04. PROJECT APPROACH
TASK 3D – FINDINGS AND DOCUMENTATION
Evari will compile all analytical results, data validations,
and comparative insights into a cohesive set of findings
that clearly communicate the study’s outcomes.
This documentation will emphasize the efficiency,
repeatability, and reliability of Evari’s data collection
and analysis process while maintaining transparency in
all methods and assumptions.
All findings will be presented in a format that supports
direct comparison with prior studies, enabling the
City to see clear improvements in data quality and
confidence levels. Documentation will include tables,
graphics, and heat maps that visually convey trends
and confirm the integrity of the underlying data.
Deliverables:
• Unified GIS Database integrating 2017,
2024, and 2025 datasets with all supporting
metadata.
• Analytical Outputs including comparative
tables, heat maps, and statistical summaries
showing supply, utilization, and seasonal
trends.
Improved Spatial Accuracy
Evari’s 360° vehicle-mounted data collection ensures complete visual coverage of
every corridor and facility, reducing positional and classification errors inherent to
LPR-based methods.
Greater Data Completeness
By identifying vehicles through multiple attributes, color, type, and configuration, Evari
minimizes data loss caused by obscured or missing plates, temporary tags, and tightly
spaced vehicles.
Enhanced Data Validation
The integration of high-resolution imagery and GIS processing enables cross-
verification of every record, ensuring consistency across time periods and survey
rounds.
The findings will include a comparative assessment of
the 2024 Carlsbad Parking Study conducted by Dixon
Resources Unlimited. This evaluation will highlight
key methodological advancements achieved through
Evari’s approach.
• Technical Memorandum documenting
data harmonization methods, modeling
assumptions, and observed findings.
• Scenario Models and GIS Visualizations
illustrating future supply and occupancy
projections under development and policy
scenarios.
• Comprehensive Parking Study Report (draft
and final) summarizing findings, data integrity,
and methodological advancements over the
2024 Dixon study.
• City Coordination and Review Meetings at key
milestones to validate analytical outputs and
present final results.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 30 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
1111CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
04. PROJECT APPROACH
TASK 4 – PROJECT MANAGEMENT
Effective project management is central to Evari’s
delivery approach. This task will ensure that all
activities, from data collection to reporting, are
coordinated, transparent, and aligned with the City’s
expectations throughout the 15-month project
duration.
Evari will develop a Project Management Plan
outlining communication protocols, data management
standards, and a multi-level QA/QC workflow to
maintain consistency and traceability across all
datasets and deliverables. The plan will specify roles,
review cycles, and escalation procedures to ensure
timely coordination between the City, Evari, and
subconsultant Studio Davis.
Meetings and Coordination:
• Kick-off Meeting: Confirm scope, schedule,
and data standards with City staff.
• Monthly Status Meetings: Review progress,
discuss findings, and identify emerging field or
schedule adjustments.
• Mid-Year Review: Evaluate performance
against milestones and realign data collection
scheduling if needed.
Collaboration Tools:
Evari will use its live ArcGIS Dashboard as a central
platform for project tracking, field verification, and
comment sharing between all team members and
City staff. Supporting files and datasets will be stored
in secure cloud environments (ArcGIS Online / AWS
GovCloud) to enable controlled access, versioning, and
data protection throughout the project lifecycle.
Studio Davis will provide advisory support on technical
methodology and parking framework consistency,
ensuring that Evari’s analysis aligns with the City’s
established management strategies and previous plan
structures.
Deliverables:
• Project Management Plan outlining
communication and QA/QC protocols.
• Monthly progress memos and billing reports.
• Meeting agendas and summaries for all
coordination and review sessions.
TASK 5 – CONTINGENCY
A 10% project contingency is included to provide
flexibility for unforeseen needs and City-directed
adjustments that may arise during the course of
the study. This contingency ensures that the project
remains responsive to emerging conditions, data
opportunities, or additional analytical requests without
impacting the overall schedule or scope integrity.
Potential contingency activities may include:
• Supplemental Data Collection: Conducting
additional parking occupancy or intercept
survey rounds if significant land use, event,
or seasonal changes occur during the study
period.
• Expanded Private Lot Surveys: Adding or
re-surveying private parking facilities not
originally identified or made accessible during
initial rounds.
• Focused Hotspot Analysis: Performing
detailed studies in specific blocks or facilities
where unexpected demand patterns emerge.
• Enhanced Visualization or Reporting:
Developing specialized maps, graphics, or
dashboard layers to support public or Council
presentations.
• Policy Scenario Extensions: Running
additional forecast scenarios to assess
new development proposals or parking
management policy variations.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 31 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
1212CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
05. DELIVERABLES SUMMARY & SCHEDULE
The project is structured as a 16-month effort that begins with mobilization and system setup, followed by a
full year of data collection, analysis, and reporting. Activities overlap to maintain data integrity and continuous
communication with City staff. The following Gantt-style summary identifies each major deliverable, its purpose,
and anticipated timing.
Timeline Summary:
• Months 1–3 – Mobilization and Setup: Project initiation, inventory validation, and dashboard
development.
• Months 4–15 – Data Collection and Analysis: Quarterly data rounds, intercept surveys, QA/QC, and
ongoing coordination.
• Months 15–16 – Reporting and Close-Out: Draft and final report delivery, presentation to City staff, and
dashboard hand-off.
This schedule maintains consistent progress reporting and ensures that each phase concludes with a tangible,
reviewable deliverable for the City.
TASK/DELIVERABLE DESCRIPTION
MONTH
1-2 3-4 5-6 7-8 9-10 11-12 13-14 15-16
Project
Management Plan
Establish roles,
communication, QA/QC,
and data protocols
Kick-off Meeting
Confirm scope,
deliverables, and GIS
integration standards
Updated Inventory
GIS Database
Verified spatial dataset of
all parking facilities
Dashboard Launch
Live ArcGIS dashboard
for field tracking and City
review
Seasonal Data Sets
(Q1 - Q4)
Quarterly occupancy and
utilization uploads with
QA/QC summaries
Intercept Survey
Dataset
Bilingual intercept survey
results and mapping
Mid-Year Review
Meeting
Progress evaluation
and data collection
adjustments
Draft Report +
Dashboard Demo
Preliminary findings,
integrated dashboard
presentation
Final Report +
Presentation Deck
Comprehensive study
package with all data,
visuals, and analysis
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 32 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
1313CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
CITY OF CARLSBAD
PROJECT MANAGER/CEO
Brian Gaze, AICP
06. PROJECT TEAM
Key Responsibilities:
Project oversight, QA/QC, City
Liaison
SENIOR GIS ANALYST
Carl Sorenson
Key Responsibilities:
Data integration, spatial QA,
Dashboard Management
GIS FIELD DATA COLLECTORS
Local Field Technicians
Key Responsibilities:
On-site 360° imagery, intercept
surveys
TECHNICAL ADVISOR |
PARKING SYSTEMS
Brian Davis, AICP
Key Responsibilities:
Review of data structure,
methodology, and analysis
consistency
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 33 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
1414CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
07. FIRM QUALIFICATIONS
Evari Consulting (Evari) is a San Diego–based, women-
owned, small business firm specializing in GIS-driven
infrastructure analytics, data collection, and visualization
for public agencies across the United States. For
more than 15 years, Evari has delivered projects that
transform complex field data into actionable, map-
based intelligence to support planning, transportation,
and municipal operations.
Evari’s expertise lies in the integration of spatial data,
advanced field collection technologies, and real-time
dashboards that provide clients with transparent,
data-rich decision-making tools. The firm’s approach
combines efficiency in the field with precision in data
processing, ensuring that every dataset, whether
derived from 360° imagery, GPS mapping, or field
surveys, is verifiable, repeatable, and ready for long-
term use.
Evari maintains a proven record of success delivering
parking, transportation, and infrastructure studies for
cities, counties, and regional agencies throughout
California and beyond. The firm’s technical capabilities
include:
• ArcGIS Enterprise and ArcGIS Online
deployment and data management.
• ArcGIS Field Maps and Survey123 for mobile
data collection and QA/QC.
• ArcGIS Dashboard design and integration for
live visualization and reporting.
• Advanced data modeling and system
architecture for municipal asset management.
By combining technical innovation with a deep
understanding of local government processes, Evari
provides clients with practical, scalable solutions
that enhance transparency, improve efficiency, and
strengthen public trust in data-driven planning.
Studio Davis is a nationally recognized parking
and mobility advisory firm specializing in parking
management planning, policy development, and
implementation strategies for cities across the United
States. The firm brings a multidisciplinary perspective
that integrates urban design, data analysis, and
transportation planning to help communities align
parking management with economic development,
mobility, and sustainability goals.
Studio Davis has served as a key contributor to
numerous municipal parking management plans and
zoning code reforms, providing cities with practical
frameworks to balance parking demand, improve
user experience, and support multimodal access.
The firm’s approach emphasizes clarity, usability, and
implementability, ensuring that recommendations are
grounded in data and tailored to each community’s
operational realities.
As a technical advisor on this project, Studio Davis will
lend expertise in parking system methodology and
ensure that the study remains consistent with prior
City plans, including the 2017 Village, Barrio & Beach
Area Parking Management Plan. Their involvement
strengthens the continuity between past and current
efforts, ensuring that Evari’s analytical findings can be
effectively integrated into Carlsbad’s long-term parking
strategy.
7.1 TEAM STRUCTURE
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 34 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
1515CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
07. FIRM QUALIFICATIONS
7.2 RELEVANT EXPERIENCE
Evari Consulting, Inc. and Studio Davis together bring an extensive portfolio of recent, directly relevant
experience in parking management planning, geospatial analysis, and field data collection for communities of all
sizes. While both firms have supported numerous parking study efforts nationwide, their combined strength lies
in translating complex technical data into clear, actionable insights for small and mid-sized cities navigating rapid
growth, regulatory change, and evolving transportation patterns.
Studio Davis led development of a
comprehensive 140-page statewide guide
designed to help Oregon communities
manage parking more efficiently amid
changing development patterns and state
climate mandates. The project included
extensive stakeholder engagement and case
studies, resulting in one of the most complete
parking management references in the
country.
Deliverables included a Parking Management
Jump Start Guide, a custom Parking Data
Tool for field data collection and analysis, and
an interactive ArcGIS StoryMap to introduce
the guide to communities statewide. This
work demonstrates Studio Davis’s ability to
distill technical information into practical
guidance for local governments.
CITY OF SAN DIEGO CURBSIDE PARKING DESIGNATION MAPPING
Client: City of San Diego Transportation
Department
Contact: Everett Hauser, AICP, PTP, Program
Manager
• Email: erhauser@sandiego.gov
• Phone: (619) 533-3012
Evari supported the City of San Diego with a
citywide curbside management and mapping
initiative, evaluating nearly 2,000 centerline
miles of right-of-way. The project used AI-
assisted image recognition and detailed GIS
review to classify existing curb uses, including
parking zones, loading areas, and restricted
segments.
This effort produced a validated GIS database
that now supports real-time enforcement,
parking optimization, and integration with
smart infrastructure systems.
OREGON PARKING MANAGEMENT JUMP START GUIDE
Client: Oregon Department
of Land Conservation and
Development (DLCD)
Contact: Evan Manvel, Climate
Mitigation Planner
• Email: evan.manvel@dlcd.
oregon.gov
• Phone: (971) 375-5979
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 35 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
1616CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
07. FIRM QUALIFICATIONS
CALIFORNIA LIGHTING TECHNOLOGY CENTER (CLTC) PARKING LOT LIGHTING STUDY
WILSONVILLE PARKING STUDY AND DEVELOPMENT CODE UPDATES
Client: University of California, Davis –
California Lighting Technology Center (CLTC)
Contact: Jae Yong Suk, Director
• Email: jysuk@cltc.ucdavis.edu
• Phone: (530) 754-3813
Evari conducted a statewide parking lot
lighting assessment using AI-enhanced
aerial imagery and GIS modeling to
support updates to California’s Title 24
lighting standards. The project included the
development of a representative sampling
methodology, GIS data architecture, and a
comprehensive inventory of 100 parking lots.
This project demonstrates Evari’s capability
in non-invasive, technology-driven data
collection and its expertise in turning complex
datasets into policy-ready analyses.
Client: City of Wilsonville, OR
Contact: Daniel Pauly, Planning Manager
• Email: pauly@wilsonvilleoregon.gov
• Phone: (503) 570-1536
Studio Davis supported the City of
Wilsonville with a dual initiative to update its
development code and conduct a citywide
parking study in compliance with Oregon’s
Climate Friendly and Equitable Communities
(CFEC) rules. The team helped remove
minimum parking requirements, update
design standards, and assess parking demand
across commercial, residential, and mixed-use
areas.
The resulting framework provided the City
with a scalable management strategy that
balances regulatory compliance with long-
term operational flexibility.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 36 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
1717CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
07. FIRM QUALIFICATIONS
NATIONAL ASSET AUDITS – MULTI-CITY STREETLIGHT & PARKING LOT INVENTORIES
Client: Multi-jurisdictional; including Chicago,
Philadelphia, Boston, and San Antonio
Contact: Katie Bartolotta, VP of Policy and
Strategic Partnerships
Philadelphia Energy Authority
• Email: kbartolotta@philaenergy.org
• Phone: (716) 799-7577
Evari has managed asset inventory programs
covering over 3 million infrastructure assets
nationwide, integrating field and virtual
surveys to support municipal and utility
clients. These efforts routinely include parking
information associated with public and private
facilities.
Deliverables include GIS-ready digital
twins, photometric analyses, and actionable
recommendations to improve safety,
sustainability, and operational efficiency,
demonstrating Evari’s ability to deliver large-
scale data programs with consistent quality
assurance.
DOWNTOWN DALLAS, OREGON PARKING STUDY
Client: City of Dallas, OR
Contact: Tyler Ferrari, Economic
Development Specialist
• Email: tyler.ferrari@dallasor.gov
• Phone: (503) 831-3579
For the City of Dallas, Studio Davis
conducted a comprehensive downtown
parking study within the city’s Urban Renewal
District. The work analyzed weekday and
weekend demand patterns, projected
impacts of planned development, and
proposed formation of a Parking Benefit
District integrated with the City’s Urban
Renewal Program.
This project demonstrated Studio Davis’s
ability to blend planning, economic
development, and technical parking
management into a single, actionable
framework.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 37 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
1818CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
07. FIRM QUALIFICATIONS
DOWNTOWN NEWBERG PARKING STUDY AND MANAGEMENT PLAN
DOWNTOWN YACHATS PARKING EDUCATION AND PLANNING
Client: City of Newberg, OR
Contact: Clay Downing
• Email: clay.downing@
newbergoregon.gov
• Phone: (503) 554-7728
Studio Davis prepared a comprehensive
downtown parking plan for Newberg,
focusing on activating underutilized parking,
improving turnover in high-demand areas,
and strengthening multimodal connections.
The plan integrated data-driven enforcement
strategies, wayfinding improvements, and
downtown branding to enhance visibility and
accessibility.
Completed on an accelerated timeline, this
project highlights the firm’s ability to deliver
complex parking analyses efficiently and
within budget.
Client: City of Yachats, OR
Contact: Katherine Guenther
• Email: planner@yachatsmail.org
• Phone: (541) 547-3595 ext. 104
Studio Davis developed a parking
management plan for the coastal city
of Yachats, which experiences dramatic
seasonal swings in demand. The plan
emphasized activating existing parking
resources, improving communication with the
public, and leveraging data to guide future
investments, an approach directly relevant to
Carlsbad’s Beach Area conditions.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 38 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
1919CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
08. BUDGET & FEE MATRIX
Task Name
Director Senior GIS Analyst GIS Analyst Technician Studio Davis Total Hours Cost$350 $190 $170 $110 $185
1 - Inventory Review & Prep 4 8 16 24 8 60 $9,760
2 - Data Collection 12 24 62 312 8 418 $55,100
3 - Analysis & Documentation 24 80 80 0 40 224 $44,600
4 - Project Management 18 12 6 0 8 44 $11,080
5 - Contingency (10%)6 12 16 34 6 74 $11,950
Subtotal 820 $132,490
Direct Expenses -$700
Grand Total 820 $133,190
Evari will perform the scope of work presented in the previous section on a time-and-materials basis consistent with
the budget below. Pricing will remain in effect for up to ninety (90) days from the date of this proposal.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 39 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
2020CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
Evari Consulting recognizes that clear data governance
is essential to transparency, consistency, and long-term
value for the City of Carlsbad. All raw and processed
data, including imagery, GIS layers, survey responses,
analytical outputs, and report materials, will be
considered the property of the City of Carlsbad upon
project completion. The City will receive all source files
in standard, open formats.
Evari will retain ownership of its proprietary data
processing tools, scripts, and algorithms used to clean,
validate, and visualize collected data. These systems
are internal intellectual property developed by Evari
09. DATA MANAGEMENT & OWNERSHIP
to ensure consistent QA/QC and analysis across
projects; however, all outputs derived from those
tools will remain fully accessible to the City.
During the course of the project, Evari will provide
secure dashboard hosting and maintenance through
its ArcGIS Online environment to enable live access
and collaboration among City staff, consultants,
and project stakeholders. At project close-out, the
dashboard and all associated data will be transferred
to the City’s GIS system or other designated
platform to ensure continued usability and archival
preservation.
Evari’s 2025 study builds directly upon that
foundation, introducing a more comprehensive,
technology-driven, and verifiable approach designed
to strengthen the City’s long-term parking data
framework.
By addressing the methodological gaps of the 2024 study
and adding a continuous, verifiable data framework, Evari’s
2025 effort will give the City of Carlsbad a comprehensive,
defensible, and future-ready understanding of its parking
system, one that can support both near-term operational
adjustments and long-term planning initiatives.
10. ADVANCING THE 2024 CARLSBAD PARKING STUDY
The 2024 Carlsbad Parking Study, completed by Dixon Resources Unlimited, provided an important update to
the City’s understanding of parking conditions within the Village, Barrio, and Beach areas. However, that effort was
limited in both temporal coverage and data completeness, capturing a snapshot of summer demand rather than
the year-round parking dynamics that characterize Carlsbad’s coastal environment.
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 40 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
2121CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
BRIAN GAZE, AICP
PROJECT DIRECTOR
Brian Gaze, AICP has over nineteen years of experience in the
environmental, land use and transportation planning field, with an emphasis
on using GIS to support planning in disadvantaged communities. His areas
of expertise include public-facing WebGIS websites and dashboards,
disadvantaged communities mapping, grant-writing for master planning
efforts, and communicating the spatial relationships between complex
disparate datasets.
RELEVANT EXPERIENCE
City of Carlsbad, CA – Village Decorative Lighting Design Services,
Project Director Brian is managing Evari’s work on this current project
designed to identify lighting deficiencies in Carlsbad Village. As part of
this effort, the Evari team is conducting extensive fieldwork in Carlsbad
Village, including illumination readings, photo documentation of
existing lighting, pull boxes, and street trees. The fieldwork will yield
detailed illumination maps to support 30% design recommendations for
improvements to the downtown streetscape.
City of Carlsbad, CA – Sustainable Mobility Plan, Project Manager
Brian was the lead author of the City’s successful grant submission to
Caltrans Sustainable Communities Grant Program, and served as the
Project Manager on the implementation of the grant-funded project, which
involved analyzing existing walking and bicycling travel networks, resident
and visitor travel patterns, and streetscape features to identify a series of
infrastructure and programmatic improvements citywide, with a particular
emphasis on Carlsbad Village.
City of Vista, CA – Streetlight Inventory, Project Director Brian
managed the completion of a GIS-based data collection effort for the
Townsite and North Townsite neighborhoods of Vista, CA, collecting
data and capturing photos of approximately 850 fixtures identified by
community members as needing improvement. In addition to daytime
fieldwork, Evari completed a nighttime assessment to determine streetlight
functionality as well as a post-audit reconciliation with the original dataset.
Using the data collected, Evari developed a 3D GIS-based digital twin to
depict the streetlighting of the project area, including both 2D and 3D
renderings of illumination to facilitate decision making for installing new
LED fixtures with resident input.
EXPERIENCE
19 years
EDUCATION
Master of City Planning, San Diego
State University
BA, Communication, UC San Diego
ACCREDITATION
American Institute of Certified
Planners
Smart Outdoor Lighting Alliance
AFFILIATIONS
Caltrans D11 Bicycle and
Pedestrian Advisory Committee,
Member
Caltrans Statewide Walk+Bike TAC,
Member
San Diego Chamber of Commerce
Land Use and Transportation
Committee, Vice Chair
AVAILABILITY - 20%
APPENDIX A. RESUMES OF KEY PERSONNEL
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 41 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
2222CITY OF CARLSBAD VILLAGE, BARRIO, & BEACH AREA COMPREHENSIVE PARKING STUDY | PROJECT NO. 26-02
APPENDIX A. RESUMES OF KEY PERSONNEL
CARL SORENSON
SENIOR GIS ANALYST
EXPERIENCE: 11 years
EDUCATION: BS, Geography
ACCREDITATION: Certificate in GIS, Arizona
State University • Amazon Web Services: TCO
and Cloud Economics Accreditation • Amazon
Web Services: Business Professional Accreditation
• Amazon Web Services: Technical Professional
Accreditation • Smart Outdoor Lighting Alliance:
Community Friendly Lighting Certification
AVAILABILITY - 40%
RELEVANT EXPERIENCE
City of San Diego, CA – Safe Streets for All Action
Plan Carl supported San Diego’s evaluation of 2,000
miles of streets to identify speed reduction and
multimodal improvement opportunities under AB 43.
He led a team enhancing roadway data used to target
ideal locations for quick-build safety projects.
City of San Diego, CA – As-Needed Traffic
Engineering Support for Community Plan Updates
Provided traffic engineering and GIS support for San
Diego’s Community Plan Updates. Modeled traffic
across 80 intersections using ArcGIS Network Analyst
and created 50+ webmaps to assess infrastructure,
bicycle stress levels, and pedestrian quality for
improved active transportation.
City of Vista – City of Vista Lighting Assessment
GIS Administrator operating Evari’s EvariLUX software
to analyze 800+ streetlights and create a web scene
visualizing citywide lighting. The analysis guided the
city’s assessment and pre-construction lighting design.
EXPERIENCE: 20 years
EDUCATION: MS, Transportation Engineering
B.S. Physics
ACCREDITATION: American Institute
of Certified Planners
AVAILABILITY: 20%
RELEVANT EXPERIENCE
Oregon DLCD: Parking Management Jump Start
Guide Developed an “instruction book” for how to
manage parking throughout Oregon sate. The project
includes outreach to jurisdictions throughout the state,
and ultimately produced a comprehensive document
intended to assist cities in managing parking regardless
of their size, resources, and current management.
City of Newberg OR: Downtown Parking Study
and Management Plan Brian led work on this project,
which included a detailed inventory and operational
analysis of the parking system, and a comprehensive
plan to address issues and connectivity within the
downtown area including preliminary designs for
improved pedestrian crossings and facilities.
City of Yachats, OR: Parking Education &
Management Plan Prepared a comprehensive parking
management plan for the downtown area. The final
plan identified underutilized parking resources
throughout the downtown area and includes a
comprehensive set of recommendations and facility
designs to activate these resources rather than create
unnecessary additional supply.
BRIAN DAVIS (AICP)
TECHNICAL ADVISOR
Docusign Envelope ID: CBCD766A-603C-41E2-AC6F-254BB607CE15Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 42 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
1
MINUTES OF THE ANNUAL MEETING OF THE
BOARD OF DIRECTORS OF
EVARI GIS CONSULTING, INC.
The annual meeting of the Board of Directors of the above-
captioned Corporation was held on November 12, 2023 at 3047
University Avenue, Ste. 201, San Diego California 92104.
The following Directors of the Corporation, being a quorum, were
present and participated throughout the meeting:
Eva Jessica Isaak acted as Chairman, and
Ari Robert Isaak acted as Vice President, Secretary.
The Secretary determined and reported that notice of the meeting
had been properly given or waived by directors in accordance
with the bylaws.
A motion was made and carried that the Secretary was ordered to
attach the documentation (if any) or the appropriate affidavit
of mailing of notice or waiver of notice to the meeting minutes.
If no notice is attached, all directors agreed that proper
notice of the meeting had been given.
The motion was made and carried to remove Ari Robert Isaak as
authorized signer and add Managing Director, Brian Gaze, as
signer from the following deposit accounts at the following
banking institution:
Bank of America
3101 University Avenue
San Diego, CA 92104
Checking Account (Payroll)
Checking Account (Operating)
Savings Account
A motion was made and carried that Brian Gaze, as his role as
Managing Director, be authorized to represent the corporation as
an authorized signer of business contracts and all checks,
drafts, and other instruments obligating the corporation to pay
money, including instruments payable to officers or other
persons authorized to sign them.
The minutes of the preceding meeting of the Board of Directors
were read and adopted.
Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 43 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
2
The meeting then proceeded to the election of Officers and
Directors. Upon nominations duly made and seconded, the
following were qualified and unanimously elected:
Eva Jessica Isaak: President
Eva Jessica Isaak: Vice President
Eva Jessica Isaak: Secretary
Ari Robert Isaak: Director
There being no further business to come before the meeting, upon
motion duly made, seconded and unanimously carried, the same was
adjourned.
_______________________________
Director Signature
Docusign Envelope ID: 4D1B0AFD-C9CB-40D7-889D-C2992DF06FDF
March 10, 2026 Item #11 Page 44 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
Exhibit 2
Staff Report from Sept. 26, 2017
(on file in the Office of the City Clerk)
March 10, 2026 Item #11 Page 45 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
Exhibit 3
Council Memorandum from April 17, 2025
(on file in the Office of the City Clerk)
March 10, 2026 Item #11 Page 46 of 46
Docusign Envelope ID: 51DD6B84-B1CC-43B7-AC83-44B516B1935C
Adriana Trujillo
From:
Sent:
To:
Cc:
Subject:
Attachments:
See the attached PDF files.
Steve Linke <elua@equitablelanduse.org>
Monday, March 9, 2026 3:24 AM
City Clerk
All Receive -Agenda Item # 11
For the Information of the:
CITY COUNCIL
Date: 3/9/26 CC ~
CM ~ACM~DCM(3)~
Keith Blackburn; Priya Bhat-Patel; Teresa Acosta; Melanie Burkholder; Kevin Shin
ELUA public comments on 3/10/2026 City Council Items #10 and #11
2026-03-10 CC Item 11 -Comprehensive Parking Study -ELUA comment.pdf;
2026-03-10 CC Item 10 -GMP Monitoring Report -ELUA comment.pdf
CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.
1
Equitable Land Use Alliance
300 Carlsbad Village Dr, PMB 108A-79
Carlsbad, CA 92008
March 9, 2026
Re: March 10, 2026 City Council Agenda Item #11 : Comprehensive Parking Study
City Council:
Summary
Equitable Land Use Alliance (ELUA) supports the proposed comprehensive parking study and
further suggests that:
1. The proposed Condition of Approval described below should be added to all new projects that
include less than the city's required minimum parking-starting immediately.
2. The parking study should be conducted in a manner that would specifically support the
proposed Condition of Approval.
Details
Exhibit 3 of the staff report for this item (April 17, 2025 Council Memorandum regarding 2024
Carlsbad Parking Study Results) indicates that, while the supply of parking currently is generally
sufficient to meet demand, parking is becoming increasingly difficult in some areas, and the
situation is likely to worsen-particularly as more and more housing projects use provisions in
state laws, including Density Bonus Laws and AB-2097, to provide less parking than required by
city regulations.
These state laws rationalize reduced on-site parking on the assumption that people who live in
higher-density residential projects in any location (Density Bonus Laws) and all users (residents,
guests, owners, employees, customers, etc.) of projects located within one-half mile of transit
(AB-2097) are less likely to own and use personal vehicles and will use alternative modes of
travel, thereby reducing greenhouse gas emissions.
ELUA has tracked at least four projects in Carlsbad (three in the Village area) that have already
exploited these state laws to provide reduced on-site parking (The Roosevelt, Blvd Beach
Commercial, Resort View Apartments, and Rincon Roosevelt), and we are aware of more such
projects in the review pipeline. We are concerned that the new users of these proposed projects
will not, in fact, be willing or able to use Carlsbad's low-frequency transit system or other
alternative modes of travel and will instead use scarce off-site parking in surrounding
neighborhoods, further exacerbating parking problems.
It would be unfair to allow these users, who are avoiding city parking regulations, to compete for
off-site parking with pre-existing users who have followed city parking regulations. Accordingly,
ELUA has been promoting addition of a Condition of Approval for any project that proposes less
than the city's required minimum parking, such as the following:
Reduced Vehicle Ownership Project. Because the project includes less than the city's
required minimum parking spaces based on state laws that assume its users (residents,
guests, owners, employees, customers, etc.) will forego vehicle ownership/usage, the
city may exclude such users from any existing or future parking program that includes
off-site spaces, including on-street parking. The status as a Reduced Vehicle Ownership
Project shall be disclosed to all users, including the potential lack of access to off-site
parking and the expectation that non-single occupancy vehicle trips will be favored over
individual vehicle ownership.
Many cities have parking permit programs that issue a limited number of no-or low-cost permits
to existing users with a limited number of guest permits. If a developer does not truly believe
they can market their project when restricted to reduced on-site parking, they would be
incentivized to include the city's minimum parking. If they truly believe their on-site parking will
be sufficient, there should be no objection, and there is no requirement to enforce the condition
if parking never becomes a problem (e.g. if >15% parking space vacancy is maintained).
However, if parking does become a problem, then the condition is consistent with the state's
underlying goal of reduced vehicle ownership/usage and greenhouse gases by project users.
It is crucial to start including the condition immediately, as more and more developers submit
their reduced parking projects-not wait for the parking study to be completed and policies
created, which will take more than a year and perhaps much longer.
Thank you for your time and consideration of this important matter,
ELUA Board of Directors
• Steve Linke, PhD
• Kris Wright
• Diane Bedrosian, MD
The Equitable Land Use Alliance is a nonpartisan nonprofit group based in Carlsbad, CA. We
are dedicated to educating, engaging, and empowering residents to take part in housing policy
decisions. Our mission is to support community self-determination and encourage thoughtful,
sustainable development.
Equitable Land Use Alliance 2
Adriana Trujillo
From:
Sent:
To:
Cc:
Christine Davis <chris@carlsbad-village.com>
Tuesday, March 10, 2026 12:31 PM
City Clerk
Geoff Patnoe
All Receive -Agenda Item # 11
For the Information of the:
CITY COUNCIL
Date 3/10/26 CA CC
CM ACM DCM (3) ~
Subject: Agenda Item #11 -Parking Study of the Village, Barrio and Beach Area
Dear Mayor and Members of the City Council,
I am writing on behalf of the Carlsbad Village Association in strong support of approving the resolution to move forward with a
comprehensive parking study for our downtown.
As you know, parking remains the number one concern among businesses in Carlsbad Village-whether they are small,
independent operators or nationally recognized restaurants. Parking affects every business, every employee, every resident,
and every visitor who comes to experience our downtown.
From my time as a State Street business owner, to serving on the Carlsbad Village Association Board, and now as its Executive
Director, parking has been at the forefront of conversations for nearly 15 years. While parking has been studied before, it is
time to revisit the issue with fresh data, updated tools, and a comprehensive look at current conditions. A new study can help
identify not only the improvements that are possible, but also clarify the limitations we must realistically work within .
For example, could public-private partnerships-similar to those used successfully in other cities-help activate
underutilized private lots during peak dinner and weekend hours? Are there areas where angled parking could improve
efficiency compared to parallel parking? These are the kinds of practical questions a modern study can help answer.
The City has already made meaningful progress this past year by repurposing red curb spaces in both the Village and the
Barrio to create additional parking. These thoughtful adjustments demonstrate how incremental improvements can make a
real difference. A comprehensive study can build on that momentum by identifying both short-term opportunities and longer-
term strategies that will ultimately improve access to downtown.
My request is simple: as you move forward, please ensure that the Carlsbad Village Association, downtown businesses, and
residents are included as active partners in the process-just as we were with the Village lighting initiative. Data is essential,
but so is on -the-ground insight into how parking is actually used day-to-day. We want to be part of the solution.
Thank you for your time and consideration. The Carlsbad Village Association fully supports moving forward with a new
comprehensive parking study.
CHRISTINE DAVIS I Executive Director
Carlsbad Village Association
p: 760.814-0854
Subscribe to our eNewsletter I Become a Member!
!CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.I
1
Agreement to Prepare
Comprehensive Parking Study
Mike Strong, Community Development Director
Community Development Dept.
March 10, 2026
2
BACKGROUND
Item No. 11 – Parking Study
•AB 2097 prohibits parking requirements near a public transit
•Increased number of new density bonus and mixed-use
housing projects
Developers can reduce their on-site parking obligations
Developers provide parking voluntarily
Developers use curbside (public) parking to subsidize
less project parking (private)
•Parking challenges are progressively worsening
3
IMPLEMENTED PROGRAMS/STRATEGIES
•Removed red curbs resulting in 44 new parking spaces
•Two new Community Service (parking enforcement) Officers
•Carlsbad Commuter program
•Item No. 12, if approved, will result in 14 new parking spaces
•Parking information posted on city website
Item No. 11 – Parking Study
4
ANTICIPATED CHALLENGES
•Convenient parking is becoming increasingly more difficult to find
in some areas, at least some of the time
•Annual survey doesn’t reveal true parking impacts throughout year
•More density bonus and mixed-use housing development
anticipated – less on-site private parking to be provided
•Full impact of AB 2097 and density bonus law changes will likely
become more apparent in future years
Item No. 11 – Parking Study
5
PURPOSE OF STUDY
•Public Perception
•Changing future conditions (new development)
•Comprehensive Parking Study will collect parking
data throughout a 12-month period
•Reveal parking conditions/challenges throughout
the year
Item No. 11 – Parking Study
6
PROJECT SCOPE
•Data collection and research
•Quarterly surveys (12 total)
•On-site intercept surveys (English/Spanish)
•Prepare comprehensive parking study
report/analysis
Item No. 11 – Parking Study
7
PARKING
STUDY AREA
Item No. 11 – Parking Study
8
June 2025 City Council approved funding for study
Sept. 2025 Request for Proposals advertised
Nov. 2025 Four bids were received
Jan. 2026 Evari Consulting, Inc. was selected by
review committee
PROFESSIONAL SERVICE
AGREEMENT SELECTION PROCESS
Item No. 11 – Parking Study
9
NEXT STEPS
Spring 2026 Kick-Off Meeting and Inventory
collection
Spring 2026-
Winter 2027
Quarterly surveys (12 total) and on-
site intercept surveys
Spring 2027 Comprehensive Parking Study
Preparation
Spring/
Summer 2027
Present Study to City Council with
recommendations
Item No. 11 – Parking Study
10
RECOMMENDATION
Adopt a resolution approving a professional
services agreement with Evari Consulting, Inc. to
provide services to prepare the Village, Barrio and
beach area comprehensive parking study in an
amount not to exceed $142,900.
Item No. 11 – Parking Study
Comprehensive Parking Study
Steve Linke
Equitable Land Use Alliance (ELUA)
March 10, 2026 City Council Item #11
1
ELUA recommended actions
•Conduct the parking study in a manner that allows it to be used to support potential future parking permit programs, if necessary.
•Immediately begin adding a Condition of Approval to all projects that include less than the city’s minimum parking requirements that enables exclusion of its users from parking permit programs, if/when necessary (do not wait for completion of the parking study).
2
2024 Carlsbad Parking Study Results
(Exhibit 3 of the staff report)
•“[T]he current supply of public parking is generally sufficient to meet demand [but]
parking is becoming increasingly more difficult
to find in some areas…and the situation is
likely to worsen in the future.”
3
2024 Carlsbad Parking Study Results
(Exhibit 3 of the staff report)
•“[C]ertain state legislative changes directly impact the availability of parking--namely, state density bonus law, which…offers reduced parking standards for new housing projects…and Assembly Bill (AB) 2097, which prevents jurisdictions from imposing minimum parking requirements for any development located within ½ mile of a transit center, like the Carlsbad Village Station.”
4
2024 Carlsbad Parking Study Results
(Exhibit 3 of the staff report)
•“[C]ity staff are noticing that increasingly more
and more development projects in the
downtown area are relying on AB 2097 to
reduce their on-site parking obligations.”
5
Assumption behind state laws
•People who live in higher-density residential projects in any location (Density Bonus Laws) and all users (residents, guests, owners, employees, customers, etc.) of projects located within one-half mile of transit (AB
2097) are less likely to own and use personal vehicles
and will use alternative modes of travel, thereby
reducing greenhouse gas emissions.
6
Proposed Condition of Approval
•Reduced Vehicle Ownership Project. Because the project includes less than the city’s required minimum parking spaces based on state laws that assume its users (residents, guests, owners, employees, customers, etc.) will forego vehicle ownership/usage, the city may exclude such users from any existing or future parking program that includes off-site spaces, including on-street parking. The status as a Reduced Vehicle Ownership Project shall be disclosed to all users, including the potential lack of access to off-site parking and the expectation that non-single occupancy vehicle trips will be favored over individual vehicle ownership.
7
ELUA recommended actions
•Conduct the parking study in a manner that allows it to be used to support potential future parking permit programs, if necessary.
•Immediately begin adding a Condition of Approval to all projects that include less than the city’s minimum parking requirements that enables exclusion of its users from parking permit programs, if/when necessary (do not wait for completion of the parking study).
8