The Raney Planning & Management Team

Tim Raney, AICP

Raney Planning & Management, President

Mr. Raney specializes in CEQA processing, planning, and public facilitation, bringing nearly thirty years of experience to each project. Mr. Raney currently serves as the Community Development Director to the City of Wheatland and, together with Raney staff, has been providing contract planning services to the City since 2004. In addition, Mr. Raney previously served as the Interim Community Development Director for the City of Oakley.

Since establishing the firm in 1999, Mr. Raney has successfully processed more than 500 CEQA, NEPA, and planning projects, including Initial Studies, Environmental Impact Reports, Environmental Assessments, and special planning projects such as the APA Award-winning Community Vision for the City of Wheatland. Mr. Raney’s diverse experience includes unique and complex projects such as marinas, military base conversions, mining, and solar to large-scale specific plans, master plans, zoning code updates, and numerous private development projects for residential, commercial, mixed-use, industrial, and infrastructure/roadway improvements.

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Cindy Gnos, AICP

Raney Planning & Management, Senior Vice President

As Raney’s Senior Vice President, Ms. Gnos brings nearly thirty years of experience in environmental and municipal planning. Ms. Gnos has a broad understanding of local government goals and objectives having previously served as local government planning staff for the cities of Sacramento and Dixon. As Raney’s Senior Vice President, Ms. Gnos has managed over 400 environmental and planning projects, including Initial Studies, Environmental Impact Reports, Zoning Ordinances, and special planning projects. Ms. Gnos has managed the preparation of numerous environmental documents and has processed a wide variety of projects ranging from standard residential, commercial, mixed-use, and industrial projects to program-level annexations, large-scale specific plans, and general plan projects.

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Nick Pappani

Raney Planning & Management, Vice President

Mr. Pappani brings over seventeen years of environmental and planning experience to the Raney team. As Raney’s Vice President, Mr. Pappani has served as the Project Manager for over 100 CEQA and NEPA documents for jurisdictions throughout northern and southern California. Mr. Pappani also manages the preparation of CEQA documents and regularly attends meetings with lead agency staff to identify and problem-solve environmental issues so that the EIR process can be streamlined and simplified to the greatest extent feasible.


Mr. Pappani has extensive experience coordinating between various agency departments on highly complex natural resources issues and has worked on a broad variety of projects, including residential, commercial, and industrial projects, as well as a variety of unique projects. Mr. Pappani is also an articulate speaker, having given hundreds of presentations before decision-makers and the public, including answering questions related to Raney’s environmental and planning documents.

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Rod Stinson

Raney, Division Manager / Air Quality Specialist

Mr. Stinson brings over twelve years of environmental experience to the Raney team with a background in CEQA, air quality, and water resources.  As Raney’s Division Manager, Mr. Stinson has served as the Project Manager in the preparation of over 100 environmental and planning projects, including CEQA Initial Studies and EIRs as well as NEPA Categorical Exclusions and Environmental Assessments. Mr. Stinson has managed projects ranging from complex mining, solar, and infill projects to large-scale specific plans and general plans as well as standard residential, affordable housing, mixed-use, commercial, industrial, and infrastructure projects. In addition, Mr. Stinson serves as Raney’s in-house Air Quality Specialist, with over ten years of experience in preparing air quality analyses for a variety of development projects. Over the past ten years, Mr. Stinson has completed over 100 air quality impact and greenhouse gas analyses, working closely with lead agencies and local air districts throughout northern and southern California.

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Jayne Raab

Laurin Associates, Division Manager

As Division Manager, Ms. Raab oversees the staff of associates in the daily management of projects.  Ms. Raab has 20 years of affordable housing experience, including extensive experience preparing financing applications to state agencies, preparing pro formas and feasibility analyses, and coordinating private projects with public agency funding requirements.  From 1990 – 1997 Ms. Raab was the Development Manager at the California Tax Credit Allocation Committee, working closely with the affordable housing community to ensure approval of developments that were feasible and that met the policy goals of CTCAC.  Since joining Laurin Associates, she oversees the preparation of market studies, prepares various housing and community development studies, and provides project oversight for HOME grant administration, residential relocation plans and implementation, and prevailing wage labor compliance monitoring. Ms. Raab serves on the Sacramento Housing and Redevelopment Agency Commission.

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Stefanie Williams

Laurin Associates, Assistant Division Manager

Ms. Williams is the project manager for all of Laurin Associates market feasibility studies, completing over 60 studies a year.  She is a certified market analyst’ through her participation in the National Council of Affordable Housing Market Analysts and has extensive experience with the specific requirements of the various funding agencies, including California Department of Housing and Community Development, California Tax Credit Allocation Committee, California Debt Limit Allocation Committee, CalHFA, USDA, and HUD.  Additionally, Ms. Williams has substantial experience writing and administering CDBG grant applications, and preparing housing conditions studies and income surveys.

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