CEQA / NEPA
Since 1972, RECON has collaborated ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ clients to successfully navigate the ever-expanding and complex environmental process. Through our long-standing relationships ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ local agencies and jurisdictions, combined ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ an in-depth understanding of the needs of our clients, we are efficiently able to negotiate the environmental review process and see projects to successful completion.
Our expertise encompasses numerous disciplines, and our award-winning services are applied to a full range of land development projects including utilities, public infrastructure, solid waste, transportation, residential, commercial, industrial, mixed-use, recreation, redevelopment, and institutional, as well as general plans, specific plans, master plans, and renewable energy. We are ready to assist you in all phases of CEQA and NEPA processing, from initial project review to environmental documentation, noticing, public involvement, responses to comments, and public hearings and findings.
Services
Environmental Impact Reports (EIR)
Environmental Impact Statements (EIS)
Mitigated Negative Declarations (MND)
Environmental Assessments (EA)
Categorical Exemptions and Exclusions
Findings of No Significant Impact (FONSI)
Mitigation Monitoring and Reporting Programs (MMRP)
CEQA and NEPA Noticing
Third Party Reviews
Administrative Records
CEQA Guidelines Section 5183: The Not-So-Hidden CEQA Shortcut
In today’s development environment, navigating the CEQA process efficiently can make a critical difference. Fortunately, for many projects, CEQA Guidelines Section 15183 (CEQA Section 15183) offers a powerful—and, until recently, often underused—tool to streamline approvals, reduce delays, and conserve resources.
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CEQA Section 15183 allows projects that are consistent ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ the density and intensity of a previously approved general plan, community plan, or zoning ordinance to benefit from the analysis already completed in an earlier environmental impact report. Simply, if your project falls ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾in the scope of what’s been previously studied, additional environmental review may not be required.
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By relying on prior environmental impact reports, the CEQA Section 15183 process can significantly shorten environmental review timeframes. This means faster project approvals, lower costs for preparation of environmental documents, and reduced exposure to litigation risks arising from environmental challenges.
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Expedited Approvals. Get your project moving instead of stuck in review.
Cost Savings. Avoid the expense of preparing costly environmental documents or lengthy technical studies.
Regulatory Certainty. Projects using CEQA Section 15183 enjoy a clearer, more predictable path to approval.
Risk Reduction. Strong legal protections discourage challenges related to CEQA.
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Projects that align ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ a jurisdiction’s adopted general plan, specific plan, or zoning ordinances—especially in urban or infill areas—are strong candidates for using CEQA Section 15183. RECON’s relationships ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ local jurisdictions allows early consultation to confirm eligibility and position your project for success.
Take the Next Step
The RECON CEQA team is experienced in identifying opportunities to apply CEQA Section 15183 and guiding clients through the process to realize its full benefits. If you're looking to move your project forward more efficiently, let’s explore whether CEQA Section 15183 can work for you.
Contact Lori Spar, CEQA Director to learn more about unlocking the not-so-secret power of streamlined CEQA compliance under CEQA Section 15183.
Featured Projects
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![Complete Communites Housing Solutions]()
Complete Communities: Housing Solutions and Mobility Choices Program Program Environmental Impact Report
San Diego, California
RECON prepared a program. The PEIR evaluated amendments to the San Diego Municipal Code to incentivize multi-family housing construction and affordability by allowing qualifying development to occur ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾out further discretionary review. The PEIR also addressed implementation of a fee program to fund multi-modal infrastructure improvements and evaluated adoption of a new threshold for evaluating vehicle miles traveled consistent ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ Senate Bill 743. The PEIR included analysis and assumptions for mobility improvements ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾in road rights-of-way throughout the city.
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![Tall ship docked in harbor ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ modern cityscape in the background]()
Portside Pier Restaurant Redevelopment Project Initial Study/Mitigated Negative Declaration
San Diego, Calfornia
The Port of San Diego’s Portside Pier Redevelopment Project is located along San Diego’s North Embarcadero. The proposed $13 million, multi-level waterfront project includes several flagship restaurants as well as a public viewing deck and perimeter walkway offering first-rate views of the bay and berths for dock-and-dine experience. The project included the demolition of the existing building, replacement of piles, and construction of new buildings and dock. RECON prepared the Mitigated Negative Declaration (MND) which addressed aesthetics (particularly lighting and signage), traffic and parking, greenhouse gas (GHG) emissions, biological resources, noise, land use and coastal access, and sea level rise.
RECON worked closely ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ the Port of San Diego's attorney to prepare responses to public and agency comments on the Draft MND. Areas of concern included public/coastal access and lighting from proposed signage, as well as the Port of San Diego's ongoing Port Master Plan Update efforts. Several project description changes occurred following the Draft MND that required a re-analysis of air quality, GHG emissions, and traffic and parking impacts. RECON was able to swiftly update the document in time to file the Final MND by the end of 2016 and ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾in budget.
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![Rady Shell at Jacobs Park in San Diego ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ boats docked nearby and walkway ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ banners]()
Bayside Performance Park Enhancement Project (The Rady Shell at Jacobs Park) Environmental Impact Report
San Diego, California
The new Rady Shell at Jacobs Park venue is located on Marina Park Way along downtown’s South Embarcadero, south of Seaport Village, and replaces the Symphony’s former temporary venue for the Bayside Summer Nights concert series. The complex includes a permanent performance stage and acoustic shell, as well as public access to the bay via the surrounding promenade. RECON prepared the Mitigated Negative Declaration for the project along ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ a Mitigation Monitoring and Reporting Program to mitigate potential impacts to aesthetics, biological resources, geology and soils, greenhouse gas emissions, land use and planning, noise and vibration, recreation, and transportation, circulation, and parking. The Final Environmental Impact Report was completed on time and under budget and was certified by the Board of Port Commissioners.
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![Large green storage tank behind a barbed wire fence ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ rocky ground in the foreground, covered ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ yellow and orange wildflowers. Trees and a blue sky in the background.]()
Vallecitos Water District Water, Wastewater, and Recycled Water Master Plan Program Environmental Impact Report
San Diego County, California
RECON prepared a addressing an update to the Vallecitos Water District's Water, Wastewater and Recycled Water Master Plan, including the project-level review of one Capital Improvement Project (CIP), the Diamond Siphon project. The updated Master Plan includes a comprehensive list of CIP projects and provides the Water District ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ the strategy and capability for meeting projected water supply, wastewater, and recycled water customer service demands in a timely and reliable manner up to the year 2036. Key issues in the Supplemental PEIR included land use and growth projections, water demand, and biological and cultural resources. For the cultural resources study, RECON requested a records search ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ the South Coastal Information Center and performed an on-site foot survey of one of the capital improvement program projects.
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![Parking lot ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ cars and palm trees near a retail store]()
CarMax National City Environmental Impact Report
National City, California
The project consists of the construction of a CarMax pre-owned automobile dealership, service building, and non-public carwash ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ associated access drives, parking lots, bioretention area, and landscaped areas in the city of National City. RECON prepared the , which evaluated the proposed development in addition to conceptual development of an adjacent parcel ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ a hotel. RECON prepared technical studies addressing air quality, greenhouse gas emissions, and noise associated ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ the construction and operation of the project.
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![Mountain landscape ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ letter M on hillside]()
Moreno Valley (MoVal 2040) General Plan Update Program Environmental Impact Report
Moreno Valley, California
RECON prepared existing condition reports and a for the City of Moreno Valley Comprehensive General Plan Update, , and Housing Element, which addressed potential impacts of buildout of citywide land use changes and mobility network updates. Proposed General Plan and Climate Action Plan policies were evaluated to identify the extent they would reduce potentially significant impacts. The evaluation included analysis of warehouse and logistics development and potential new city centers. Mitigation frameworks were identified that would allow for tiering and streamlined analysis for future projects consistent ÑÇÐǹú¼Ê¹Ù·½ÍøÕ¾ the General Plan.
