17-1017_LSA ASSOCIATES INC_Professional Services AgreementCITY OF SAN JUAN CAPISTRANO
PROFESSIONAL SERVICES AGREEMENT
This Agreement is made and entered into as of ûù .+, 2017 by and
between the City of San Juan Capistrano, a municipal corporation organized and operating
under the laws of the State of California with its principal place of business at 32400 Paseo
Adelanto, San Juan Capistrano, CA 92675 ("City"), and LSA Associates lnc., a California
Corporation with its principal place of business at 20 Executive Park, Suite 200, lrvine,
California 92614 (hereinafter referred to as "Consultant"). City and Consultant are sometimes
individually referred to as "Party" and collectively as "Parties" in this Agreement.
RECITALS
A. City is a public agency of the State of California and is in need of professional
services for the following project:
Preparation of an lnitial Study (lS) and subsequent environmental document, as required by the
initial study, for the Farm, San Juan Capistrano project, which will likely include the following
entitlements: General Plan Amendment (GPA) 16-001, Specific Plan, Lot Line Adjustment and
Development Agreement (hereinafter referred to as "the Project").
B
services.
Consultant is duly licensed and has the necessary qualifications to provide such
C. The Parties desire by this Agreement to establish the terms for City to retain
Consultant to provide the services described herein.
AGREEMENT
NOW, THEREFORE, IT IS AGREED AS FOLLOWS:
1. Services.
Consultant shall provide the City with the services described in the Scope of Services
attached hereto as Exhibit "A."
2. Compensation.
a. Subject to paragraph 2(b) below, the City shall pay for such services in
accordance with the Schedule of Charges set forth in Exhibit "8."
b. ln no event shall the total amount paid for services rendered by
Consultant unden this Agreement exceed the sum of $228,260. This amount is to cover all
printing and related costs, and the City will not pay any additional fees for printing expenses.
Periodic payments shall be made within 30 days of receipt of an invoice which includes a
detailed description of the work performed. Payments to Consultant for work performed will be
made on a monthly billing basis.
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3. AdditionalWork.
lf changes in the work seem merited by Consultant or the City, and informal
consultations with the other party indicate that a change is warranted, it shall be processed in
the following manner: a letter outlining the changes shall be forwarded to the City by Consultant
with a statement of estimated changes in fee or time schedule. An amendment to this
Agreement shall be prepared by the City and executed by both Parties before performance of
such services, or the City will not be required to pay for the changes in the scope of work. Such
amendment shall not render ineffective or invalidate unaffected portions of this Agreement.
4. Maintenance of Records.
Books, documents, papers, accounting records, and other evidence pertaining to costs
incurred shall be maintained by Consultant and made available at all reasonable times during
the contract period and for four (4) years from the date of final payment under the contract for
inspection by City.
5. Time of Performance.
Consultant shall perform its services in a prompt and timely manner and shall
commence performance upon receipt of written notice from the City to proceed ("Notice to
Proceed"). Consultant shall complete the services required hereunder by December 31,2018.
The Notice to Proceed shall set forth the date of commencement of work.
6. Delavs in Performance.
a. Neither City nor Consultant shall be considered in default of this Agreement for
delays in performance caused by circumstances beyond the reasonable control of the non-
performing party. For purposes of this Agreement, such circumstances include but are not
limited to, abnormal weather conditions; floods; earthquakes; fire; epidemics; war; riots and
other civil disturbances; strikes, lockouts, work slowdowns, and other labor disturbances;
sabotage or judicial restraint.
b. Should such circumstances occur, the non-performing party shall, within a
reasonable time of being prevented from performing, give written notice to the other party
describing the circumstances preventing continued performance and the efforts being made to
resume performance of this Agreement.
7. Compliance with Law.
a. Consultant shall comply with all applicable laws, ordinances, codes and
regulations of the federal, state and local government, including Cal/OSHA requirements.
b. lf required, Consultant shall assist the City, as requested, in obtaining and
maintaining all permits required of Consultant by federal, state and local regulatory agencies.
c. lf applicable, Consultant is responsible for all costs of clean up and/ or removal of
hazardous and toxic substances spilled as a result of his or her services or operations
performed under this Agreement.
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8. Standard of Care
Consultant's services will be performed in accordance with generally accepted
professional practices and principles and in a manner consistent with the level of care and skill
ordinarily exercised by members of the profession currently practicing under similar conditions.
9. Assiqnment and Subconsultant
Consultant shall not assign, sublet, or transfer this Agreement or any rights under or
interest in this Agreement without the written consent of the City, which may be withheld for any
reason. Any attempt to so assign or so transfer without such consent shall be void and without
legal effect and shall constitute grounds for termination. Subcontracts, if any, shall contain a
provision making them subject to all provisions stipulated in this Agreement. Nothing contained
herein shall prevent Consultant from employing independent associates, and subconsultants as
Consultant may deem appropriate to assist in the performance of services hereunder.
10. lndependentConsultant
Consultant is retained as an independent contractor and is not an employee of City. No
employee or agent of Consultant shall become an employee of City. The work to be performed
shall be in accordance with the work described in this Agreement, subject to such directions and
amendments from City as herein provided.
11. lnsurance. Consultant shall not commence work for the City until it has provided
evidence satisfactory to the City it has secured all insurance required under this section. ln
addition, Consultant shall not allow any subcontractor to commence work on any subcontract
until it has secured all insurance required under this section.
a.Commercial General Liabilitv
(i) The Consultant shall take out and maintain, during the
performance of all work under this Agreement, in amounts not less than specified herein,
Commercial General Liability lnsurance, in a form and with insurance companies acceptable to
the City.
(ii) Coverage for Commercial General Liability insurance shall be at
least as broad as the following:
(1) lnsurance Services Office Commercial General Liability
coverage (Occurrence Form CG 00 01) or exact equivalent.
(¡ii) Commercial General Liability lnsurance must include coverage
for the following
(1)
(2)
(3)
(4)
(5)
(6)
Bodily lnjury and Property Damage
Personal lnjury/Advertising lnjury
Premises/Operations Liability
Products/Com pleted Operations Liability
Aggregate Limits that Apply per Project
Explosion, Collapse and Underground (UCX) exclusion
deleted
Contractual Liability with respect to this Contract
Broad Form Property Damage
lndependent Consultants Coverage
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(7)
(8)
(e)
(¡v) The policy shall contain no endorsements or provisions limiting
coverage for (1) contractual liability; (2) cross liability exclusion for claims or suits by one
insured against another; (3) products/completed operations liability; or (4) contain any other
exclusion contrary to the Agreement.
(v) The policy shall give City, its officials, officers, employees,
agents and City designated volunteers additional insured status using ISO endorsement forms
CG 20 10 10 01 and 20 37 10 01, or endorsements providing the exact same coverage.
(vi) The general liability program may utilize either deductibles or
provide coverage excess of a self-insured retention, subject to written approval by the City, and
provided that such deductibles shall not apply to the City as an additional insured.
b. Automobile Liabilitv
(i) At all times during the performance of the work under this
Agreement, the Consultant shall maintain Automobile Liability lnsurance for bodily injury and
property damage including coverage for owned, non-owned and hired vehicles, in a form and
with insurance companies acceptable to the City.
(ii) Coverage for automobile liability insurance shall be at least as
broad as lnsurance Services Office Form Number CA 00 01 covering automobile liability
(Coverage Symbol 1, any auto).
(iii) The policy shall give City, its officials, officers, employees, agents
and City designated volunteers additional insured status.
(¡v) Subject to written approval by the City, the automobile liability
program may utilize deductibles, provided that such deductibles shall not apply to the City as an
additional insured, but not a self-insured retention.
c. Workers'Compensation/Emplover's Liabilitv
(i) Consultant certifies that he/she is aware of the provisions of
Section 3700 of the California Labor Code which requires every employer to be insured against
liability for workers' compensation or to undertake self-insurance in accordance with the
provisions of that code, and he/she will comply with such provisions before commencing work
under this Agreement.
(i¡) To the extent Consultant has employees at any time during the
term of this Agreement, at all times during the performance of the work under this Agreement,
the Consultant shall maintain full compensation insurance for all persons employed directly by
him/her to carry out the work contemplated under this Agreement, all in accordance with the
"Workers' Compensation and lnsurance Act," Division lV of the Labor Code of the State of
California and any acts amendatory thereof, and Employer's Liability Coverage in amounts
indicated herein. Consultant shall require all subconsultants to obtain and maintain, for the
period required by this Agreement, workers' compensation coverage of the same type and limits
as specified in this section.
d. Professional Liabilitv (Errors and Qmissions)
At all times during the performance of the work under this Agreement the Consultant
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shall maintain professional liability or Errors and Omissions insurance appropriate to its
profession, in a form and with insurance companies acceptable to the City and in an amount
indicated herein. This insurance shall be endorsed to include contractual liability applicable to
this Agreement and shall be written on a policy form coverage specifically designed to protect
against acts, errors or omissions of the Consultant. "Covered Professional Services" as
designated in the policy must specifically include work performed under this Agreement. The
policy must "pay on behalf of'the insured and must include a provision establishing the insurer's
duty to defend.
e.Minimum Policv Limits Required
(¡) The following insurance limits are required for the Agreement
Combined Sinqle Limit
Commercial General Liability $1,000,000 per occurrence/ $2,000,000 aggregate
for bodily injury, personal injury, and property
damage
Automobile Liability $1,000,000 per occurrence for bodily injury and
property damage
$1,000,000 per occurrenceEmployer's Liability
Professional Liability $1,000,000 per claim and aggregate (errors and
omissions)
(ii) Defense costs shall be payable in addition to the limits.
(¡ii) Requirements of specific coverage or limits contained in this
section are not intended as a limitation on coverage, limits, or other requirement, or a waiver of
any coverage normally provided by any insurance. Any available coverage shall be provided to
the parties required to be named as Additional lnsured pursuant to this Agreement.
f. Evidence Required
Prior to execution of the Agreement, the Consultant shall file with the City
evidence of insurance from an insurer or insurers certifying to the coverage of all insurance
required herein. Such evidence shall include original copies of the ISO CG 00 01 (or insurer's
equivalent) signed by the insurer's representative and Certificate of lnsurance (Acord Form 25-
S or equivalent), together with required endorsements. All evidence of insurance shall be
signed by a properly authorized officer, agent, or qualified representative of the insurer and
shall certify the names of the insured, any additional insureds, where appropriate, the type and
amount of the insurance, the location and operations to which the insurance applies, and the
expiration date of such insurance.
g. Policv Provisions Required
(¡) Consultant shall provide the City at least thirty (30) days prior
written notice of cancellation of any policy required by this Agreement, except that the
Consultant shall provide at least ten (10) days prior written notice of cancellation of any such
policy due to non-payment of premium. lf any'of the required coverage is cancelled or expires
during the term of this Agreement, the Consultant shall deliver renewal certificate(s) including
the General Liability Additional lnsured Endorsement to the City at least ten (10) days prior to
the effective date of cancellation or expiration.
(¡i) The Commercial General Liability Policy and Automobile Policy
shall each contain a provision stating that Consultant's policy is primary insurance and that any
insurance, self-insurance or other coverage maintained by the City or any named insureds
shall not be called upon to contribute to any loss.
(iii) The retroactive date (if any) of each policy is to be no later than
the effective date of this Agreement. Consultant shall maintain such coverage continuously for
a period of at least three years after the completion of the work under this Agreement.
Consultant shall purchase a one (1) year extended reporting period A) if the retroactive date is
advanced past the effective date of this Agreement; B) if the policy is cancelled or not renewed;
or C) if the policy is replaced by another claims-made policy with a retroactive date subsequent
to the effective date of this Agreement.
(iv) All required insurance coverages, except for the professional
liability coverage, shall contain or be endorsed to waiver of subrogation in favor of the City, its
officials, officers, employees, agents, and volunteers or shall specifically allow Consultant or
others providing insurance evidence in compliance with these specifications to waive their right
of recovery prior to a loss. Consultant hereby waives its own right of recovery against City, and
shall require similar written express waivers and insurance clauses from each of its
subconsultants.
(v) The limits set forth herein shall apply separately to each insured
against whom claims are made or suits are brought, except with respect to the limits of liability.
Further the limits set forth herein shall not be construed to relieve the Consultant from liability in
excess of such coverage, nor shall it limit the Consultant's indemnification obligations to the
City and shall not preclude the City from taking such other actions available to the City under
other provisions of the Agreement or law.
h. Qualifvino lnsurers
(i) All policies required shall be issued by acceptable insurance
companies, as determined by the City, which satisfy the following minimum requirements:
(f ) Each such policy shall be from a company or companies
with a current A.M. Best's rating of no less than A:Vll and admitted to transact in the
business of insurance in the State of California, or otherwise allowed to place insurance
through surplus line brokers under applicable provisions of the California lnsurance
Code or any federal law.
i. Additional lnsurance Provisions
(i) The foregoing requirements as to the types and limits of insurance
coverage to be maintained by Consultant, and any approval of said insurance by the City, is
not intended to and shall not in any manner limit or qualify the liabilities and obligations
otherwise assumed by the Consultant pursuant to this Agreement, including but not limited to,
the provisions concerning indemnification.
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(ii) lf at any time during the life of the Agreement, any policy of
insurance required under this Agreement does not comply with these specifications or is
canceled and not replaced, City has the right but not the duty to obtain the insurance it deems
necessary and any premium paid by City will be promptly reimbursed by Consultant or City will
withhold amounts sufficient to pay premium from Consultant payments. ln the alternative, City
may cancel this Agreement.
(iii) The City may require the Consultant to provide complete copies of
all insurance policies in effect for the duration of the Project.
(iv) Neither the City nor any of its officials, officers, employees, agents
or volunteers shall be personally responsible for any liability arising under or by virtue of this
Agreement.
j. Subconsultant lnsurance Reouirements. Consultant shall not allow any
subcontractors or subconsultants to commence work on any subcontract until they have
provided evidence satisfactory to the City that they have secured all insurance required under
this section. Policies of commercial general liability insurance provided by such subcontractors
or subconsultants shall be endorsed to name the City as an additional insured using ISO form
CG 20 38 04 13 or an endorsement providing the exact same coverage. lf requested by
Consultant, City may approve different scopes or minimum limits of insurance for particular
subcontractors or subconsultants.
12. lndemnification.
a. To the fullest extent permitted by law, Consultant shall defend, with
counsel of City's choosing and at Consultant's own cost, indemnify and hold the City, its
officials, officers, employees, agents and volunteers free and harmless from any and all claims,
demands, causes of action, suits, actions, proceedings, costs, expenses, liability, judgments,
awards, decrees, settlements, loss, damage or injury of any kind, in law or equity, to property or
persons, including wrongful death, (collectively, "Claims') in any manner arising out of,
pertaining to, or incident to any alleged acts, errors or omissions, or willful misconduct of
Consultant, its officials, officers, employees, subcontractors, consultants or agents in connection
with the performance of the Consultant's services, the Project or this Agreement, including
without limitation the payment of all consequential damages, expert witness fees and attorneys'
fees and other related costs and expenses. Notwithstanding the foregoing, to the extent
Consultant's services are subject to Civil Code Section 2782.8, the above indemnity shall be
limited, to the extent required by Civil Code Section 2782.8, to Claims that arise out of, pertain
to, or relate to the negligence, recklessness, or willful misconduct of the Consultant.
Consultant's obligation to indemnify shall not be restricted to insurance proceeds, if any,
received by the City, its officials, officers, employees, agents or volunteers.
b. Additional lndemnitv Obliqations. Consultant shall defend, with counsel
of City's choosing and at Consultant's own cost, expense and risk, any and all Claims covered
by this section that may be brought or instituted against the City, its officials, officers,
employees, agents or volunteers. Consultant shall pay and satisfy any judgment, award or
decree that may be rendered against the City, its officials, officers, employees, agents or
volunteers as part of any such claim, suit, action or other proceeding. Consultant shall also
reimburse City for the cost of any settlement paid by the City, its officials, officers, employees,
agents or volunteers as part of any such claim, suit, action or other proceeding. Such
reimbursement shall include payment for the City's attorney's fees and costs, including expert
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witness fees. Consultant shall reimburse the City, its officials, officers, employees, agents and
volunteers, for any and all legal expenses and costs incurred by each of them in connection
therewith or in enforcing the indemnity herein provided. Consultant's obligation to indemnify
shall not be restricted to insurance proceeds, if any, received by the City, its officials, officers,
employees, agents and volunteers.
13. California Labor Code Requirements.
a. Consultant is aware of the requirements of California Labor Code
Sections 1720 el seq. and 1770 et seq., which require the payment of prevailing wage rates and
the performance of other requirements on certain "public works" and "maintenance" projects. lf
the services are being performed as part of an applicable "public works" or "maintenance"
project, as defined by the Prevailing Wage Laws, and if the total compensâtion is $1,000 or
more, Consultant agrees to fully comply with such Prevailing Wage Laws, if applicable.
Consultant shall defend, indemnify and hold the City, its officials, officers, employees and
agents free and harmless from any claims, liabilities, costs, penalties or interest arising out of
any failure or alleged failure to comply with the Prevailing Wage Laws. lt shall be mandatory
upon the Consultant and all subconsultants to comply with all California Labor Code provisions,
which include but are not limited to prevailing wages, employment of apprentices, hours of labor
and debarment of contractors and subcontractors.
b. lf the services are being performed as part of an applicable "public works"
or "maintenance" project, then pursuant to Labor Code Sections 1725.5 and 1771.1, the
Consultant and all subconsultants performing such Services must be registered with the
Department of lndustrial Relations. Consultant shall maintain registration for the duration of the
Project and require the same of any subconsultants, as applicable. This Project may also be
subject to compliance monitoring and enforcement by the Department of lndustrial Relations. lt
shall be Consultant's sole responsibility to comply with all applicable registration and labor
compliance requirements.
14. Verification of Emplovment Eliqibilitv.
By executing this Agreement, Consultant verifies that it fully complies with all
requirements and restrictions of state and federal law respecting the employment of
undocumented aliens, including, but not limited to, the lmmigration Reform and Control Act of
1986, as may be amended from time to time, and shall require all subconsultants and sub-
subconsultants to comply with the same.
15. Laws and Venue.
This Agreement shall be interpreted in accordance with the laws of the State of
California. lf any action is brought to interpret or enforce any term of this Agreement, the action
shall be brought in a state or federal court situated in the County of Orange, State of California.
16 Termination or Abandonment
a. City has the right to terminate or abandon any portion or all of the work
under this Agreement by giving ten (10) calendar days written notice to Consultant. ln such
event, City shall be immediately given title and possession to all original field notes, drawings
and specifications, written reports and other documents produced or developed for that portion
of the work completed and/or being abandoned. City shall pay Consultant the reasonable value
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of services rendered for any portion of the work completed prior to termination. lf said
termination occurs prior to completion of any task for the Project for which a payment request
has not been received, the charge for services performed during such task shall be the
reasonable value of such services, based on an amount mutually agreed to by City and
Consultant of the portion of such task completed but not paid prior to said termination. City shall
not be liable for any costs other than the charges or portions thereof which are specified herein.
Consultant shall not be entitled to payment for unperformed services, and shall not be entitled to
damages or compensation for termination of work.
b. Consultant may terminate its obligation to provide further services under
this Agreement upon thirty (30) calendar days' written notice to City only in the event of
substantial failure by City to perform in accordance with the terms of this Agreement through no
fault of Consultant.
17 Documents. Except as otherwise provided in "Termination or Abandonment,"
above, all original field notes, written reports, Drawings and Specifications and other
documents, produced or developed for the Project shall, upon payment in full for the services
described in this Agreement, be furnished to and become the property of the City.
18. Orqanization
Consultant shall assign Ashley Davis as Project Manager. The Project Manager shall
not be removed from the Project or reassigned without the prior written consent of the City.
19. Limitation of Aqreement.
This Agreement is limited to and includes only the work included in the Project described
above
20. Notice
Any notice or instrument required to be given or delivered by this Agreement may be
given or delivered by depositing the same in any United States Post Office, certified mail, return
receipt requested, postage prepaid, addressed to:
CITY:
City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA92675
Attn: Art Bashmakian, Contract Planner
CONSULTANT:
LSA Associates
20 Executive Park, Suite 200
lrvine, CA92614
Attn: Rob McCann, Chief Executive Officer
and shall be effective upon receipt thereof.
21. Third Partv Riqhts
Nothing in this Agreement shall be construed to give any rights or benefits to anyone
other than the City and the Consultant.
22. EqualOpportunitvEmplovment.
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Consultant represents that it is an equal opportunity employer and that it shall not
discriminate against any employee or applicant for employment because of race, religion, color,
national origin, ancestry, sex, age or other interests protected by the State or Federal
Constitutions. Such non-discrimination shall include, but not be limited to, all activities related to
initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff
or termination.
23. Entire Agreement
This Agreement, with its exhibits, represents the entire understanding of City and
Consultant as to those matters contained herein, and supersedes and cancels any prior or
contemporaneous oral or written understanding, promises or representations with respect to
those matters covered hereunder. Each party acknowledges that no representations,
inducements, promises or agreements have been made by any person which are not
incorporated herein, and that any other agreements shall be void. This Agreement may not be
modified or altered except in writing signed by both Parties hereto. This is an integrated
Agreement.
24. Severability
The unenforceability, invalidity or illegality of any provision(s) of this Agreement shall not
render the provisions unenforceable, invalid or illegal.
25. Successors and Assiqns
This Agreement shall be binding upon and shall inure to the benefit of the successors in
interest, executors, administrators and assigns of each party to this Agreement. However,
Consultant shall not assign or transfer by operation of law or otherwise any or all of its rights,
burdens, duties or obligations without the prior written consent of City. Any attempted
assignment without such consent shall be invalid and void.
26. Non-Waiver
None of the provisions of this Agreement shall be considered waived by either party,
unless such waiver is specifically specified in writing.
27. Time of Essence
Time is of the essence for each and every provision of this Agreement.
28. Citv's Riqht to Emplov Other Consultants
City reserves its right to employ other consultants, including engineers, in connection
with this Project or other projects.
29. Prohibited lnterests
Consultant maintains and warrants that it has not employed nor retained any company
or person, other than a bona fide employee working solely for Consultant, to solicit or secure
this Agreement. Further, Consultant warrants that it has not paid nor has it agreed to pay any
company or person, other than a bona fide employee working solely for Consultant, any fee,
commission, percentage, brokerage fee, gift or other consideration contingent upon or resulting
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from the award or making of this Agreement. For breach or violation of this warranty, City shall
have the right to rescind this Agreement without liability. For the term of this Agreement, no
director, official, officer or employee of City, during the term of his or her service with City, shall
have any direct interest in this Agreement, or obtain any present or anticipated material benefit
arising therefrom.
IS|GNATURES ON FOLLOWING PAGEI
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By
Its
By:
SIGNATURE PAGE FOR PROFESSIONAL SERVICES AGREEMENT
BETWEEN THE CITY OF SAI{ JUAN CAPISTRANO
AND LSA ACCOCIATES
lN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first
written above.
CITY OF SAN JUAN CAPISTRANO LSA Associates
e
CEo
Printed Name c Ca*vt"
ATTEST:
APPROVED AS TO FORM
rney
By:
By:
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a
EXHIBIT A
Proposol for Completlon ol an
lnitiol study for
fhe Farm Specific Plan
Scope of Services
Based on LSA's understanding ofthe project and project area, LSA anticipates that preparation
of an lS with supporting technical work will be adequate for the City to determine the level of
documentation required for compliance with CEQA. Tasks L through 4, described in detail
below, outline LSA's Scope of Services for the proposed project. ln order to adequately respond
tothe lS checklist questions, LSA has included preparation of technicalanalyses to address
impacts related to air quality/GHG emissions, biological resources, cultural resources, noise, and
traffic, outlined in Task 2,0,
Tosk 1".0: Project lnitiotion and Project Description
LSA will prepare a thorough Project Description for use in the lS preparation. LSA will meet in
person with the City team and the Applicant at a project kick-off meeting to refine the Project
Description and develop a mutual understanding of the scope and approach to be used in
completing the work tasks outlined herein. The Project Description will include the following:
The precise location and boundaries of the proposed project shown on a detailed
topographic map
A statement of the project's proposed objectives
A general description of the project's technical, economic, and environmental
cha racteristics
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A discussion of supporting public service facilities
A statement of the intended use of the lS, including a list of public agencies that are
anticipated to use the document in their decision-making
A list of discretionary approvals required
A discussion of the existing and proposed land uses, zoning map classifications, and General
Plan land use designations
LSA will submit the Project Description to the City for review and approval. The overall schedule
and budget are based on the assumption that substantive changes to the Project Description
will not be made later in the process.
Deliveroble: Project Description in Microsoft Word format for the City's review ond opprovol
Task 2.0: Technical Anolyses
ln order to substantiate the findings of the lS, preparation of supporting technical analyses with
respect to air quality/GHG emissions, biological resources, noise, and traffic are proposed.
Preparation of these technical analyses, along with the technical reports that were previously
analyzed in the Spieker CCRC ElR, will assist in determining the appropriate level of
environmental documentation for the proposed Farm Specific Plan. Although these technical
studies could be prepared at a later date, they will be required for any future CEQA
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LSA
Proposol for Completion ol on
Initial Study for
The Farm Specific Plan
documentation in order to provide substantial evidence, as required under CEQA when
evaluat¡ng a project's potential impacts. Preparation of these studies at the time the lS i5
prepared will provide the City with a more comprehensive and legally defensible document
upon which to make a determination for future documentation.
Task 2.1: Air Quality and Greenhouse Gas Emissions Memorandum. LSA will prepare an air
quality and GHG emissions technical memorandum in compliance with applicable CEQA
procedures and requirements.
Air Quality Anolysis. LSA will prepare the air quality section, which will focus on the criteria
pollutants of greatest concern in the South Coast Air Basin (Basin) that would be generated
by project construction and operation. Those pollutants include ozone precursors (volatile
organic compounds IVOCs] and oxides of nitrogen [NO,]), carbon monoxide (CO), sulfur
dioxide (SOz), and inhalable particulate matter (PM16 and PMz.s).The air quality analysis will
address allof the five air quality issues identified in the lS checklist in Appendix G of the
State CEQA Guidelines. The air quality study will consist of the following tasks.
LSA will evaluate whether the project would conflict with or obstruct implementation of the
Air Quality Management Plan (AQMP). The existing air quality in the vicinity of the project
site will be characterized, including local meteorology and existing pollutant levels, based on
data obtained from nearby air quality monitoring stations. LSA will describe the existing
State and federal ambient air quality standards, the Basin's attainment status with regard to
those standards, and the South Coast Air Quality Management District's (SCAQMD) AQMP.
LSA will analyze whether construction and operational emissions will result in a violation of
air quality standards. The impact evaluation will be based on SCAQMD's Air Quality
Significance Thresholds in its CFQA Air Quolity Hondbook. LSA will estimate construction
emissions, including diesel truck and heavy duty equipment exhaust and fugitive dust based
on available information from the project applicant and the City. lf the project-specific
construction equipment and schedule are not available, a generalized schedule will be used
along with the default construction equipment anticipated in the model. LSA will calculate
future operational emissions associated with the net increase in motorvehicle activity and
on-site energy consumption. Construction and operational emissions will be estimated using
the California Emissions Estimator Model (CalEEMod), which includes OFFROAD and
California Emission Factor Model (EMFAC)emission factors to calculate off-road
construction equipment and on-road vehicle emissions.
LSA will evaluate whether the project could lead to the potential exposure of sensitive
receptors to substantial concentrations of air toxics emissions. The evaluation of the
potential for CO and toxic air contaminants will be assessed in a qualitative manner because
the project is not expected to result in a significant increase in traffic congestion.
LSA will assess whether the project would result in a cumulatively considerable net increase
of any criteria pollutant for which the Basin is in nonattainment under an applicable federal
or State Ambient Air Quality Standard. The evaluation of cumulative impacts will follow the
procedure outlined in SCAQMD's CEQA Air Quolity Handbook.
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LSA will evaluate whether the proposed project would create objectionable odors affecting
a substantial number of people, based on the guidance provided in SCAQMD's CEQA Air
Quolity Hondbook guidelines. However, due to the nature of the project being residential
uses, objectionable odors are not anticipated to be a significant concern forthis project.
Greenhouse Gas Analysis. Because the City does not have a qualified Climate Action Plan,
LSA will prepare a GHG emission analysis that complies with SCAQMD's interim CEQA 6HG
Significonce Thresholds. The analysis will focus on the GHG emissions that would be
generated by project construction and operation (primarily carbon dioxide, methane, and
nitrous oxide). ln addition, the GHG analysis will be prepared in response to the two GHG
questions in the Appendix G checklist of the Stote CEQA Guidelines. The GHG analysis will
include the following tasks.
LSA will prepare a discussion of the potential GHG emission impacts. This discussion will
describe the methodology used to estimate GHG construction and operational emission
impacts and (if applicable) will identify mitigation measures. LSA will estimate project-
related GHG emissions using the CalEEMod software program. The analysis will include the
five primary sources of GHG emissions (as applicable): motor vehicle vehicular traffic,
generation of electricity, natural gas consumption/combustion, solid waste generation, and
water usage.
LSA will compare the net annual increase of GHG emissions from the project to regulatory
thresholds. Should the project exceed the 3,000 metric ton per year emission threshold for
the residential development site, the project must prepare a consistency analysis to
demonstrate the reduction in GHG emissions.
LSA will provide mitigation strategies to reduce GHG emissions if the project is determined
to not be consistent with applicable regulatory strategies to reduce GHG emissions. This
could include vehicle mile reCrction, energy/water conservation measures, Leadership in
Energy and Environmental Design (LEED) certification, carbon sequestration, or contribution
to available regional and State mitigation programs to reduce GHG impacts to a less than
significant level.
Local GHG emission background information will be obtained from the California Air
Resources Board's ambient GHG background and Scoping Plan for the State and from the
City's General Plan. LSA will conduct a consistency analysis to determine whether the
project conforms to these plans in accordance with the procedures set forth by the
California Air Resources Board.
LSA will prepare the air quality and GHG sections detailing the results of the analyses
identified above.
Task 2.2: Biological Resources Memorandum. The approach to the biological resources review
will be to evaluate the current site conditions and effects of the revised project relative to the
finding of the previous biological resources assessment. LSA willconduct an updated site-
specific database records search forfederaland State lists of special-status species via review of
the California Department of Fish and Wildlife's California Natural Diversity Database, the
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California Native Plant Society's Electronic lnventory of Rare and Endangered Vascular Plants of
California, and the United States Fish and Wildlife Service's lnformation for Planning and
Conservation database.
Because site conditions have changed since the Spieker CCRC EIR was prepared (i.e.,
improvements associated with the previous use as a nursery have been removed), LSA
recommends a site visit and survey. LSA biologists will conduct the site visit to compare the
existing site conditions to the findings of the previous evaluations, with an emphasis on special-
status biological resources, to determine whether the effects of the revised project differ
substantially from those in the previous determinations. ln particular, LSA will check for the
potential development of habitat on the fallow site and will evaluate the status of the drainage
system associated with the prior site operations. Following the site survey, LSA will incorporate
the results of the records search and survey into a letter report suitable for attachment to the
CEQA document. The report will briefly recap the project setting and will describe the
personnel, methods, resources evaluated, and existing conditions. The report will focus on any
differences in project impacts to existing biological resources from those identified in the
previous documentation and will include any necessary avoidance measures. lf any potentially
significant adverse impacts are identified, LSA will recommend appropriate mitigation measures
This proposal does not include a scope ofwork or budget to conduct focused surveys for
sensitive plant or wildlife species because these are not expected to occur. Similarly, a
jurisdictionaldelineation of waters of the United States or identification of wetlands is not
expected to be necessary and are not included. However, the statutory limits of waters of the
United States pursuant to the Clean Water Act will be discussed in the report and it may
ultimately be in the project proponent's interest, depending on the findings of the updated
assessment, to prepare a jurisdictional delineation.
Task 2.3: Noise Memorandum. LSA will prepare a project-specific noise memorandum for use
in responding to the CEQA lS checklist questions. The following tasks will be completed for this
effort. ,
Applicable Noise qnd Vibration Criteria and Existing Noise Levels. LSA will review the City
Municipal Code and General Plan to identify applicable noise regulations related to mobile
and stationary noise sources. LSA will then conduct up to two long-term noise
measurements and two short-term noise measurements at the boundaries of the project
site and the surrounding uses. These measurements will help identify the existing noise
levels, including the nighttime ambient noise levels during which noise impacts are
perceived to be the loudest, and the noise impacts from adjacent uses.
Short-Term Construction lmpocts. Noise and vibration impacts from construction sources
will be analyzed based on information from the Federal Highway Administration's Roadway
Construction Noise Model and the FederalTransit Administration (FTA). The construction
noise impact will be evaluated in terms of maximum levels (1,""), hourly equivalent
continuous noise levels (Luo), and the frequency of occurrence at adjacent sensitive receptor
locations. Analysis requirements will be provided based on the sensitivity of the area
directly adjacent to the project site and the City's noise control ordinance specifications.
Where applicable, FTA construction noise and vibration criteria will be used to determine
significance.
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Future Noise Level lmpocts ot the Project Site. To determine the on-site noise
environment, LSA will review and evaluate the most recent site plans forthe sensitive
residential uses in orderto determine noise impacts from surrounding roadways and other
uses.
Traffic noise impacts will be evaluated pursuant to the 24-hour averaged/weighted
Community Noise Equivalent Level (CNEL). Model input data needed include average daily
or peak-hour traffic volumes, vehicle speeds, ground attenuation factors, and roadway
widths. Traffic parameters necessary for the model input will be obtained from the traffic
volumes included in the Traffic lmpact Analysis (TlA), City's Circulation Element, and the
vehicle mix observed in the project area. ln addition to traffic noise impacts, off-site
operational impacts will be analyzed based on reference information and noise
measurements gathered during LSA's fieldwork.
The City's noise criteria for outdoor living areas, where appropriate, will be assessed, as well
as the State/City's interior noise standard. Potential noise impacts that are expected to
exceed the exterior noise level standards established by the City will be identified, and
where necessary, mitigation (e.g., noise barriers) will be recommended. ln orderto assess
the potential interior noise impacts for noise-sensitive uses within the proposed project,
standard recommended building exterior-to-interior noise attenuation will be used in the
screening process to determine whether further site-specific noise mitigation measures are
required. Building façade enhancements (e.g., exterior walls and/or windows and doors with
sound transmission class ratings higherthan standard building practice)willbe identified to
meet the interior noise standard, if required. Sound attenuation mechanisms for roofs and
other openings will also be identified where necessary.
Future Off-Site Traffic Noise Level lmpocts to Off-site Noise Sensitive Uses. ln order to
determine the off-site noise impacts associated with traffic generated from the proposed
project, the Federal Highway Traffic Noise Prediction Model (FHWA RD-77-108) will be used.
Traffic noise impacts will be evaluated pursuant to the 24-hour averaged/weighted CNEL.
Model input data needed include average daily or peak-hour traffic volumes, vehicle speeds,
ground attenuation factors, and roadway widths. Traffic parameters necessary for the
model input will be obtained from the traffic volumes included in the TIA and the City's
Circulation Element. The results of the analysis willshow the noise level increase on all
segments presented in the TIA while specifically identifying segments that will experience a
3 A-weighted decibel (dBA) CNEL or more increase in traffic noise as well as exceeding the
City's exterior noise levelstandard. The 3 dBA CNEL is not specifically a threshold in the
City's noise criteria, however, an increase of that magnitude is considered a perceptible
increase. Should segments be identified that meet this criteria, existing abatement will then
be considered to help identify whether a potential significant impact may occur.
Identification of Potential Mitigation Measures. Potential noise impacts that are expected
to exceed the exterior noise level standards established by the City will be identified, and
where necessary, mitigation will be recommended that may include, but will not be limited
to noise barriers, equipment enclosures, and hour-of-operations restrictions. These impacts
will be determined for off-site sensitive uses.
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Proposol for Completion ol on
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Should impacts associated with construction activities occur, best business practices
recommended during construction as well as additional mitigations measures will be
provided.
Task 2.4: Traffic lmpact Analysis. The TIA will be prepared pursuant to the City's Administrative
Policy 310, Preparation and Use of Traffic Reports; the Orange County Congestion Management
Program TIA Guidelines; and the provisions of CEQA. Although LSA completed the TIA for the
previous project proposed on the same s¡te, the TIA is more than 3 years old and, therefore, a
new project-specific TIA is required.
The TIA for the proposed project will need to examine the following four development
scena rios:
L. Existing Conditions
2. Existing Plus Project Conditions
3. Existing Plus Project Plus Cumulative Conditions (future near-term year, corresponding to
project opening)
4. Existing Plus Project Plus Build Out Conditions (future long-range, correspondingto build out
of the City's General Plan)
The following tasks are recommended to provide a complete TIA for the proposed project
Task 2.4.7: Coordinotion with City Stoff. LSA will coordinate with representatives of the
Development Services Department and/or Public Works Department to confirm the scope of
work and discuss issues related to the proposed project with City staff. This will include
confirmation of specific analysis methodologies and assumptions, land use assumptions,
designation of study area intersections and roadway segments, identification of cumulative
backgrounü traffic conditions (i.e., approved/pending projects list and ambient growth rate),
and discussion of specific concerns regarding the project. One specific issue to be discussed
with City staff includes future land use assumed on the property in the General Plan
(agricultural) compared to the proposed land use (residential).
Task 2.4.2: Dota Collection. Based on the meeting discussed above, LSA and City staff will
confirm the study area intersections. The following information will be needed prior to
preparation of the TIA:
Existing Traffic Counts. LSA will request existing traffic counts from the City. lf the City
does not have this data available (i.e., counts conducted within l year of the notice to
proceed), LSA will conduct 3 days of new intersection turn-movement counts in the a.m.
and p.m. peak hours and 3 days of new roadway segment counts over 72 hours (as
required pursuant to the City's Administrative Policy 310). National Data & Surveying
Services will be the independent count company used to collect the data. ln addition,
LSA will collect geometric and traffic control data at the study area intersections. For the
purposes of this scope of work and budget estimate, LSA will count up to
26 intersections and 22 roadway segments (consistent with the study area for the
previous project considered on site).
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a Cumulative Conditions. A cumulative year (future, near-term) scenario corresponding
to the projected opening year of the proposed project will be analyzed, To determine
the cumulative baseline conditions, LSA will request from the Development Services
Department a current list of approved and/or committed projects up to the project
opening year. LSA will also request the traffic studies and/or environmental documents
for these projects to develop cumulative baseline traffic volumes. lf these documents
are not available, LSA staff willassign approved/pending project trips to the study area
circulation network using the "manual method" of trip assignment. LSA anticipates using
the manual method for up to L0 projects. An ambient growth rate will be applied to
represent the near-term conditions, as discussed with City staff.
Build-Out Conditions. A build-out year (future, long-term) scenario corresponding to the
build out of the City's General Plan will be analyzed. To develop the forecast year
conditions, LSA will coordinate with the City's traffic model consultant (Urban
Crossroads, lnc.).
Task 2.4.3: Existing Conditions
Existing a.m. and p.m. peak-hour traffic conditions and levels of service (LOS) will be
assessed using the intersection capacity utilization (lCU) and Highway Capacity Manual
(HCM) methodologies (per the City's Administrative Policy 31-0). An average daily traffic and
peak-hour link analysis will also be performed for the study area roadway segments using
the methodology and performance standards contained in the City's General Plan Growth
Management Element. ln addition to analysis of the study area, LSA will describe the
existing transit, pedestrian, and bicycle conditions, including bus service to the project area,
locations of transit stops and stations, bicycle lanes, and pedestrian facilities providing
access to the project site.
Taskr2.4.4: Project Trip Generation, Distribution, ond Assignment
Daily a.m. and p,m. peak-hour trips will be generated for build out of the proposed project.
LSA will develop the trip generation estimate based on trip rates contained in the latest ITE
Trip Generotion Monuol. Project-related trips will be distributed through the study area
intersections based on a select zone assignment obtained from the City's Traffic Model
consulta nt.
Project trip generation volumes will be assigned to the arterial street system based on the
trip distribution identified above. The resulting project trip assignments will be overlaid onto
the existing and cumulative traffic bases to determine the Existing and Cumulative Plus
Project traffic volumes, respectively. Project volumes for build-out conditions will be based
on the South County Sub Area Model (SCSAM).
Task 2.4.5: Project lmpact Assessment.
Existing Plus Proiect. LSA will analyze the Existing Plus Project traffic conditions at the
study area intersections and roadway segments to determine the ability of the
circulation system to provide acceptable LOS when the project is added to the existing
condition. The resulting Existing Plus Project traffic volumes will be examined to
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Proposal fot Completian of on
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determine peak-hour intersection and roadway LOS. Project impacts will be identified
assuming existing intersection geometrics.
Cumulative Plus Proiect. Traffic conditions for the Cumulative Plus Project condition will
be analyzed in the TlA. The cumulative traffic conditions will be developed based on
ambient growth and the contribution of committed and/or approved developments'
peak-hour traffic volumes to the City's circulation system. The previous project
proposed on site applied a L percent per year growth rate. The ambient growth
percentage per year will be confirmed based on discussion with City staff. ln conjunction
with City staff, LSA will obtain a current approved/committed projects list, as well as the
traffic studies prepared for these developments, to derive the project study area
cumulative traffic volumes and approved circulation system improvements, For
cumulative projects without a traffic study, trip generation will be based on ITE trip
generation rates. LSA will assign the approved/committed projects' traffic volumes and
the proposed project trips to the existing traffic base to determine the Cumulative Plus
Project conditions. LSA will analyze the Existing Plus Project Plus Cumulative LOS
conditions at the study area intersections and roadway segments to determine the
ability of the circulation system to provide acceptable LOS within a short-term horizon
(the opening year ofthe project).
Build Out Plus Proiect. LSA will an alyze the forecast conditions at the study area
intersections and roadway segments to determine the ability of the circulation system
to provide acceptable LOS within a long-range (General Plan Build Out) horizon. The
Build Out Plus Project condition will be based on output from the SCSAM. The City's
traffic model consultant (Urban Crossroads, lnc.) will develop the forecast data for LSA's
use in the TlA. The resulting forecast traffic volumes will be examined to determine
peak-hour intersection and roadway segment LOS.
Operational Analvsis. LSA will conduct an operational analysis along Del Obispo Street
using the Synchro software. The following intersections will be analyzed: Del Obispo
Street/Plaza Drive, Del Obispo Street/Camino Capistrano, Del Obispo Street/Paseo
Adelanto, and Del Obispo Street/Alipaz Street. Data for this operational analysis will be
based on the conditions analyzed above. LOS will be identified and compared to the
minimum standards in the City's Growth Management Element. Vehicle queues will be
reviewed to ensure adequate distance between the closely spaced intersections.
Site Plan Analvsis. An on-site circulation and access analysis of the proposed internal
circulation system will be performed based on the proposed project site plan. Peak-hour
intersection operation at the proposed project driveway(s) will be addressed to
determine the adequacy of the interface with the arterial street system. LSA will also
review the potential for vehicle queues, the need for acceleration/deceleration lanes,
and adequate sight distance at the project driveway(s). LSA will review the City's
Municipal Code off-site parking requirements for the land uses proposed as part of the
project and determine whether adequate parking will be provided on site.
Task 2.4.6: Mitigotion Meosures. Based on the results of the Project lmpact Assessment,
mitigation measures (physical and/or operational) will be proposed to address impacts
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created by the project in the Existing, Cumulative, and Build Out conditions. Mitigation
measures (if any) will be consistent with City Council Administrative Policy 11-1 (Fair Share
Methodology).
Task 2.4.7: Preporation of Troffic Impact Analysis A TIA will be prepared discussing the
Existing, Cumulative, and Build Out (with and without the proposed project) conditions.
ldentification of intersection, roadway segment, and on-site improvements required to
accommodate project development will be provided. References will be identified and
included in the report as appropriate. A Draft TIA will be submitted to the City for review
Upon completion of the review, LSA will modify the draft report to address the City's
comments and submit the FinalTlA.
Task 3.0: Preparation oÍ the ln¡tial Study
Preparation of the lS will include two separate drafts, including a Screencheck/Draft lS and a
Revised Screencheck/Draft lS. A Public Review Draft could be applicable once the CEQA
document has been determined, but would not be required for an Addendum. The drafts of the
lS, outlined in Tasks 3.1 and 3.2, will include the following:
¡ The Project Description as outlined in Task 2.0 and approved by the City
r A description of surrounding land uses and the project setting, with an emphasis on
environmental resources that are unique to the City (e.g., agriculture, viewsheds, historical
sites and structures, hillsides and ridgelines, and mature trees)
A discussion of any inconsistencies between the proposed project and the General Plan,
Specific Plan, or any other applicable regional plans
An evaluation of potential cumulative environmental impacts, including a map of planned
projects in the vicinity of the proposed project
A list of county, State, and federal agencies that have permitting authority over any aspect
of the proposed project, and the type of permit required by that agency
A discussion of environmental impacts, including an analysis of those environmental criteria
deemed to have a "Potentially Significant lmpact," "Less than Significant lmpact," or "No
lmpact"
a Appendices containing technical documentation related to the lS analysis
r A list of references to all pertinent materials or studies, and reports from the previously
certified EIR for the Spieker CCRC project that were relied upon for preparation of the lS
Task 3.1: Screencheck lDralt lnitial Study. LSA will prepare a Screencheck/Draft tS and will
submit the document to the City for review. The format will be based on City requirements and
will also meet CEQA compliance procedures. The lS will incorporate the technical analyses
identified in Tasks 2.L through 2.4, any relevant technical information from the certified Spieker
CCRC ElR, and the project data completed for the Farm Specific Plan.
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For the purposes of this scope and budget, LSA will respond to one round of comments from the
City. The Applicant will review the lS drafts at the C¡ty's discretion. All comments must be
consolidated and nonconflicting (i.e., LSA must receive one set of nonconflicting, consolidated
comments per round).
Deliverobles
Upon confirmotion from the City, one CD-R disk in Microsoft Word formot ond two hord
copies of the Screencheck/DroÍt lS, including oll figures, exhibits, and oppendices
A compiled droft document in Adobe Portable Document Format (PDF), including the
Screencheck/Droft lS ond ollfigures, exhibits, ond oppendices
Task 3.2: Revised Screencheck/Draft lnitial Study. LSA will respond to City comments on the
Screencheck /Draf| lS and will complete the necessary revisions in redline/strikeout format for
ease in reviewing the changes to the Revised Screencheck/Draft lS from the previously
submitted version of the document. LSA will prepare and submit the Revised Screencheck /Draft
lS along with all applicable technical studies. At the time the Revised Screencheck/Draft lS is
submitted to the City, LSA will make a recommendation as to the appropriate level of CEQA
documentation for the project. The City will make the final determination of the documentation
required. A new scope and budget approval will be required at the time the level of CEQA
review is determined. Please see Approaches 1" through 4 under the Additional Environmental
Documentation Required section below.
Deliverables;
Upon confirmation from the City, one CD-R disk in Microsoft Word ond Adobe PDF and three
hard copies of the Revised Screencheck/Droft lS, including oll figures, exhibits, ond
oppendices
A compiled document in Adobe PDF, including the Revised Screencheck/Droft lS ond oll
figures, exhibits, and appendices
Tosk 4.0: Project Monogement ond Attendance ot Meetings
This task represents an active project management role to supervise the project schedule and
budget and to attend project meetings as necessary. The project management role provides a
mechanism to ensure there is an adequate exchange of information during project initiation and
preparation of the lS. This task includes notifying the City of problems as they are encountered
and working expeditiously to resolve them. To facilitate the dissemination of information, LSA's
Project Manager and Deputy Project Manager will maintain ongoing weekly verbal and email
communication with City staff.
The following project meetings are included in the proposed lS budget
One orientation/kick-off meeting with City staff (approximately L hour)a
Three project status/update meetings, as necessary (up to 5 hours total)a
LSA
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Additional Environmental Documentat¡on Required
Based on the findings resulting from the analysis in the lS, LSA will recommend the preparation
of one environmental document to comply with CEQA; an Addendum to the certified Spieker
CCRC ElR, a Subsequent EIR (SEIR), a new project ElR, or a new project MND. Once the City
makes a decision based on LSA's recommendation, only one of these documents will be
prepared and the scope and budget can be refined. These options are described in more detail
below in Approaches l through 4.
Preliminory Review
LSA's preliminary review indicates that an Addendum or SEIR relying on the previously certified
EIR for the Spieker CCRC project may be possible, depending on the level of environmental
impacts of the proposed Farm Specific Plan Project. Because potentialtraffic impacts would be
the likely trigger for an SEIR, LSA conducted a traffic sensitivity analysis of the Farm Specific
Plan Project, described below. This analysis was only used to test the project's traffic impacts
compared to the previously certified EIR and is not a complete analysis as required under CEQA
The currently proposed L80 single-family detached homes (SFD) would generate L35 a.m. peak-
hour trips, 180 p.m. peak-hour trips, and L,7L4 average daily trips (ADT). The Farm Specific Plan
Project constitutes a net increase of 46 a.m. peak-hour trips and 83 p.m. peak-hour trips, with a
decrease of 45 ADT, compared to the previously contemplated Spieker CCRC EIR project.
Using the certified EIR's existing traffic count data (December 2013) and the cumulative project
information from the Spieker CCRC project, LSA calculated the existing (201-3) plus Farm Specific
Plan Project (180 SFD) and the cumulative plus project peak-hour and daily volumes for the
study area intersections and roadway segments. Traffix software was then used to evaluate the
peak-hour intersection LOS based on the ICU and the HCM 2000 methodologies. The LOS for the
roadway segments was then determined using the City's appropriate daily capacities by facility
type.
Based on this preliminary analysis, LSA believes there would be no significant impacts to
intersections or roadways with the proposed Farm Specific Plan Project of 180 SFD. However,
this analysis is based on traffic count data more than 3.5 years old and does not take into
account whether traffic volumes have changed in the project vicinity. ln addition, this traffic
sensitivity analysis used Traffix software; the updated HCM 2010 methodology and the Synchro
Version 8 software should now be used for any current intersection analysis. Therefore, these
results cannot be guaranteed forthe proposed project, but have allowed LSAto "test" the
project against the previous project's traffic conclusions.
ln summary, LSA believes that a new EIR is not necessary, and an Addendum, SEIR, or MND
(Approaches L,2, or 3, described below) would be the appropriate documentation. However,
the City may also want to consider the controversy associated with the proposed project in
determining whether an Addendum is the appropriate approach. The SEIR and MND allow for
greater public scrutiny of the proposed Farm Specific Plan Project.
As indicated for preparation and review of the lS, the applicant's review of all working
documents shall be at the discretion of the City.
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Approoch 7: Addendum to Previously Certified Environmentol lmpact Report
Stote CEQA Guidelines Section !5L64 state that an Addendum to an EIR shall be prepared, "if
some changes or additions are necessary but none of the conditions described in Section 15L62
calling for preparation of a Subsequent EIR have occurred." Section 15162 of the Stote CEQA
Guidelines identifies the criteria that would lead to the need for an SEIR. Subsection 15162(aX1)
statesthat, "substantial" changes arethose changesthat are proposed in the new projectthat
would require "major" revisions of the previous EIR due to new significant environmental effects
or a "substantial increase in the severity of previously identified significant effects,"
Therefore, if the findings in the lS analysis conclude that the proposed Farm Specific Plan Project
would not result in new significant unavoidable impacts, or more severe significant impacts than
were analyzed in the Spieker CCRC ElR, then an Addendum to that EIR could be prepared. An
explanation of the reasons an SEIR was not prepared should be included in the Addendum,
supported by substantial evidence. This is the reason that technical studies have been
recommended as part of the lS.
LSA will rely on all technical work conducted as part of the lS to prepare the Addendum, as well
as applicable technical work from the previously certified ElR, to the extent feasible. This will
result in the most expeditious and cost-effective results.
Screencheck Draft Addendum. The Screencheck Draft Addendum will compare the Farm
Specific Plan project to the certified Spieker CCRC project to determine whether the new project
would result in any substantial changes. This requires preparation of a completely new
document in Addendum format. The Screencheck Draft Addendum will be submitted to City
staff in Microsoft Word and Adobe Acrobat PDF for review. ln addition, LSA will provide five
hard copies of the Screencheck Draft Addendum for review, No more than one round of review
and comment are assumed, with no substantial new comments or new analysis required for the
second round of revisions.
Pubf ic Review. Per Subsection 15L64(c) of the Stofe CEQA Guidelines, an Addendum need not
be circulated for public review and would require no response to comments. Some jurisdictions
circulate an Addendum for public review and comments to avoid claims that the public is being
kept out of the environmental review process. However, this scope of work does not include
circulation of the Addendum for public review or responding to public or agency comments.
Circulation of the document and preparation of responses to public comments can be included
as an amendment to this contract.
Draft Addendum. LSA will revise the Screencheck Draft Addendum in response to the
consolidated set of comments received from City staff, and will submit the proposed Draft EIR
Addendum for Planning Commission recommendation and City Council approval. At this time,
LSA will also prepare a revised and updated Mitigation Monitoring Reporting Program, as
necessary,
LSA will provide 20 hard copies of the proposed Draft EIR Addendum to City staff, The Draft EIR
Addendum will be provided to the City in Microsoft Word and Adobe Acrobat PDF.
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Final Addendum. Because CEQA does not require public review of an Addendum to an EIR once
approved by the City Council, a Final Addendum will be provided to the City. The Final
Addendum will become part of the administrative record to be kept on file with the Spieker
CCRC EIR for future discretionary approvals. LSA will provide five hard copies of the Final EIR
Addendum to City staff. The Final EIR Addendum will be provided to the City in Microsoft Word
and Adobe Acrobat PDF.
Notice of Determination. Upon adoption of the Final Addendum, LSA will provide the City with
the Notice of Determination (NOD) for submission to the Orange County Clerk. Though LSA will
prepare the NOD, it is the City's responsibility to file the NOD and pay the appropriate filing fees
with the Orange County Clerk. Failure to file the NOD within 5 business days of project approval
will substantially increase the period in which the project approval may be legally challenged. lt
will be the City's responsibility to pay any applicable NOD fees, including California Department
of Fish and Wildlife filing fees, if applicable.
Project Management/Attendance at Meet¡ngs. Similar to the Project Management function for
preparation of the lS, this task provides a mechanism to ensure there is adequate exchange of
information during project start-up and preparation of the Addendum. Effective project
management is required to maintain the project schedule, oversee the budget, and coordinate
efforts with technical authors. LSA staff will attend one Planning Commission hearing and one
City Council hearing. A total of two meetings have been budgeted in this scope of work.
Approach 2: Subsequent Environmental lmpoct Report
Under State CEQA Guidelines Section 15L62, an existing EIR can be relied upon if a subsequent
project will not result in new significant unavoidable impacts and will not substøntiolly increase
unavoidable impacts that were addressed in the existing ElR. Substantial changes are those
changes that are proposed in the new project that would require "major" revisions of the
previous EIR due to new significant environmental effects or a substantial increase in the
severity of previously identified significant effects. The lS prepared by LSA will answer these two
questions:
Have any new significant unavoidable impacts been identified that were not identified in the
previous, certified El R?
Are there any significant unavoidable impacts identified in the updated analysis that are
substantially more severe than those identified in the previous, certified EIR?
lf the answertoeitherof the above questions is "yes," an SEIR must be prepared, lf the answer
to both of the above questions is "no," an SEIR is not required and an Addendum would be the
appropriate documentation (Approach 1).
Upon completion of the lS, if it is found that the proposed project would result in new significant
unavoidable impacts or more severe significant impacts compared to the Spieker CCRC ElR, then
an SEIR would be prepared.
a
a
LSA
Proposol for Completion of on
lnitiol study for
The Farm Specific Plan
Similar to Approach 1, LSA would rely on the technical work conducted as a part of the lS
(Task 2.0) to prepare the SEIR, as well as any applicable technical work from the previously
certified Spieker CCRC ElR. Preparation of an SEIR would require the following tasks.
Notice of Preparation and Scoping. After completion of the lS, LSA will prepare a Notice of
Preparation (NOP) for the proposed project per Section 1-5082 of the Stote CEQA Guidelines. The
NOP will include a Project Description, the topics to be evaluated in the SEIR, and the process for
completing the SEIR. LSA will revise the NOP in response to the City's comments and will finalize
the notice for public review.
LSA will copy and distribute up to 20 hard copies and 50 electronic copies (on CDs) of the
lS/NOP. LSA will distribute the IS/NOP to the Office of Planning and Research (OPR), responsible
and trustee agencies, and interested parties identified on the City's mailing list. The City will be
responsible for placing an ad in a local newspaper and posting the IS/NOP on the City's website.
LSA, in consultation with the City, will hold a public scoping meeting during the 30-day NOP
public review period. Although City staff will administer the scoping meeting, LSA staff will be
available to provide explanations of the CEQA process and answer questions related to the
scope ofthe SEIR.
Screencheck SEIR. LSA will prepare a Screencheck SEIR for review by the City in accordance with
the requirements of CEQA and the Stote CEQA Guidelines. The document will contain all
applicable environmental components required by CEQA, including lntroduction, Background,
Project Description/Characteristics/Phasing, and Discretionary Approvals; Setting, lmpacts
(Project and Cumulative), Mitigation, and Level of Significance; and mandatory CEQA topics
(e.g., Growth lnducement, Alternatives, Lists of References, Persons Consulted, and EIR
Preparers). The Executive Summary impact table and draft Mitigation Monitoring and Reporting
Program (MMRP) will not be provided with the Screencheck SEIR, but will be submitted for
review with the Draft SEIR once the level of environmental impacts is agreed upon and the
mitigation measure language is close to being finalized. The SEIR that is submitted to the City
will be in screencheck form, reflecting LSA internal review and quality control.
The SEIR will compare the existing setting to the post-project environmental setting, and will
discuss how potential impacts of the Farm Specific Plan Project differfrom those analyzed in the
Spieker CCRC ElR. Each topic in the Screencheck SEIR will include a discussion of the existing
setting; thresholds of significance; project analysis; cumulative impacts; mitigation measures, if
necessary; and levelof significance after mitigation. Each section willdiscuss the potentialshort-
term environmental impacts associated with project construction, the long-term effects
associated with project operation, and the cumulative impacts associated with implementation
of the proposed project.
LSA proposes to analyze a maximum of three alternatives, which will include the No Project/No
Development Alternative as required by CEQA, as well as two other alternatives developed
during the environmental analysis process. The Alternatives section will also include a statement
identifying the environmentally su perior alternative.
LSA
Proposol for Completion ol on
Initial Study far
The Farm Specific Plan
The Screencheck EIR will be subm¡tted to the C¡ty without the Executive Summary or the MMRP
After reviewing the Screencheck ElR, LSA will respond to comments and will prepare a second
Screencheck SEIR. Additional budget may be necessary if the review exceeds two rounds or if
LSA receives multiple sets of comments.
Draft SEIR. After receiving comments from the City on the second Screencheck SEIR, LSA will
make necessary revisions to the document, including completing the Executive Summary impact
table and the Draft MMRP. LSA will provide two preprint versions of the Draft SEIR to City staff
for a limited final review before printing the Draft SEIR. The purpose of this review will be to
review the entire document with all appendices, technical reports, and the MMRP, and to verify
that the City is satisfied with the Draft SEIR.
Before completing the Draft SEIR, LSA will work with the City to update the distribution list for
the NOP, as needed; compile the distribution list; and prepare a draft Notice of Completion
(NOC) for City review and signature and a draft public Notice of Availability (NOA) of the Draft
SEIR. The City will be responsible for coordinating noticing requirements, including publication
of notices in news publications and on the City's website. Reproduction and distribution of the
NOC and Draft SEIR to the State Clearinghouse and Responsible Agencies and of the NOA to
interested parties will be completed by LSA. ln order to reduce reproduction and distribution,
copies of the Draft SEIR and appendices will primarily be provided on CD-ROM as PDF files. LSA
will provide 5 hard copies and L0 electronic copies of the Draft SEIR to the City in addition to the
L5 copies of the Draft SEIR required to be sent to the State Clearinghouse, which will be
produced on CD-ROM as a PDF accompanied by 15 hard copies of the Executive Summary. ln
addition, LSA will distribute one hard copy of the complete Draft SEIR and appendices to the
local library for public review.
Final SEIR. The Final SEIR will consist of three volumes. The Draft EIR and technical appendices
will constitute Volumes I and ll, and the documentation described below will be included in
Volume lll. Staff reports, resolutions, Findings, and the Statement of Overriding Considerations
(SOC) (if necessary) related to the proposed project and EIR will be prepared by the City. At the
City's request, LSA can provide a separate cost estimate for the preparation of the draft Findings
and SOC.
Response to Comments. During the public review period, the LSA Team will prepare
responses to comments on the Draft SEIR as received. LSA will work with the City and with
technical report consultants to determine responsibilities for preparing the responses.
Comments will be grouped by topic and subtopic. General responses will be prepared for
significant repetitive comments. LSA's objectives for the responses to comments are to
(1-) be aggressive in establishing the strategy and determining responsibilities in order to
maintain the schedule and minimize later revisions; (2) prepare a document that is well
organized and usable by all parties, includingthe public; and (3)adequately respond to all
comments. Although the focus of the response will be on those comments that are truly
subject to CEQA review, LSA will also endeavor to answer all questions in an informative
manner.
Providing a budget estimate for responding to comments on the Draft SEIR is extremely
difficult because it is impossible to predict the volume and nature of the comments. The
LSl\
Ptoposol fat Completlon ol on
tn¡tial study fot
The Farm Specific Plan
following estimate is based on LSA's knowledge of the project and projections of the volume
and nature of the comments received. Significant new analysis is not included in this task at
this time. LSA has allocated 120 hours of professional staff time and 40 hours of word
processing time to organize, prepare, and compile the Response to Comments document.
However, this estimate may need to be revisited once comments are submitted and
reviewed by the City and LSA and their actual number and nature are known.
Following finalization of the Response to Comments, LSA will provide the City with two
copies of the Response to Comments.
Mitigation Monitoring and Reporting Progrom (MMRP). Following City review of the
Response to Comments, LSA will provide the City with two copies of the Response to
Comments document and will distribute the document in PDF on CDs to any agency that
submitted written comments on the Draft SEIR.
As part of the Final SEIR, LSA will prepare a Final M MRP pursuant to CEQA Public Resources
Code Section 2108L.6. The Final MMRP is intended to ensure compliance with mitigation
measures through project completion and during any monitoring that may be required after
project completion. The Final MMRP will contain an inventory of mitigation measures,
timing for implementation (e.g., before issuance of grading permits), the responsible staff or
agency assigned to monitor the condition, and a compliance/noncompliance statement. The
approved Final MMRP will be attached to resolutions for consideration by the Planning
Commission and the City Council.
Project Management/Attendance at Meet¡ngs. Similar to all Project Management functions,
this task is required to maintain the project schedule, oversee the budget, and coordinate
effofts with technical authors. Weekly or biweekly project team calls are also recommended.
LSA staff will attend up to two public hearings during the City's consideration of the Final SEIR.
Following the City's certification of the SEIR, LSA will prepare and file an NOD with the Orange
County Clerk and State Clearinghouse. Failure to file the NOD within 5 business days of project
approval will substantially increase the period in which the project approval may be legally
challenged. The City or the Applicant will provide a check for all necessary filing fees to be
submitted to the Orange County Clerk.
Approoch 3: New Environmentollmpact Report
lf none of the criteriainStote CEQAGuidelrnes Sections 1-51-62 or LSL64are met, which would
require preparation of an SEIR or Addendum, respectively, the Lead Agency may choose to
prepare a new project ElR. Although this option is requested in the Request for Proposals (RFP),
LSA does not recommend Approach 3 at this time.
The tasks for preparation of a project EIR mirror the tasks for preparation of an SEIR, outlined
above as Approach 2. The primary difference is that the SEIR will be analyzing the proposed
Farm Specific Plan Project as compared the previously proposed Spieker CCRC, while the project
EIR will analyze the Farm Specific Plan Project with no comparative analysis to the previously
proposed project.
LSA
Proposol for Completíon ol an
lnitial Study for
The Farm Specific Plan
Approach 4: New Mitigoted Negotive Decloration
Similar to Approach 3, if none of the criteria in Stofe CEQA Guidelines Sections I5L62 or tït64
are met, which would require preparation of an SEIR or Addendum, respectively, the Lead
Agency may choose to prepare a new MND as long as all environmental impacts can be reduced
to a less than significant level with mitigation.
LSA will rely on the completed lS and the technical work conducted as a part of the lS (Task 2.0)
to prepare the MND. Preparation of a new MND would require the following tasks.
Screencheck Draft IS/MND. Once the City has determined an MND may be prepared for the
proposed project, LSA will prepare a comprehensive Screencheck Draft lS/MND using the City's
latest format consistent with CEQA. The Screencheck Draft lS/MND willcontain a detailed
Project Description, a discussion of the project geographicalsetting, and exhibits to enhance the
analysis and clarify project impacts. The Screencheck Draft lS/MND will incorporate the findings
of the technical studies prepared for the lS. The Screencheck Draft lS/MND will use any existing
environmental reports and information to the greatest extent practical to minimize cost and
delay.
LSA will provide up to two electronic (PDF and/or CD-ROM) copies of the Screencheck Draft
lS/MND to the City for review and comment, For the purposes of this scope and budget, LSA will
respond to one round of comments from the City.
LSA will prepare a Draft Notice of lntent (NOl)to adopt the lS/MND pursuant to Section
1-5072(a) of the Stote CEQA Guidelines. LSA will also prepare a distribution list for review and
comment by City staff.
Draft IS/MND. LSA will submit up to one electronic (PDF and/or CD-ROM) copy of the Draft
lS/MND to City staff for a limited review prior to printing. The purpose of submitting this
preprint version will be to review the changes to the document during the second round of
comments, resolve any remaining questions that arise from comments, and verify that the City
is satisfied with the overall Draft lS/MND.
Once the Draft lS/MND and NOI are approved for public review, LSA will submit three printed
and bound copies and 10 electronic (PDF and/or CD-ROM) copies of the Draft lS/MND (including
all technical appendices)to the project team. LSA will also be responsible for distributing up to
20 copies of the Draft lS/MND on CD-ROM for public review. The document will be distributed
via an overnight delivery service (with delivery confirmation) and/or United States Postal Service
(USPS) Certified Mail. USPS Certified Mail is only recommended for Post Office boxes.
The City will be responsible for publication of the public notice in a general circulation
newspaper. LSA will file the NOI with the Orange County Clerk to begin the required 30-day
public review period. To ensure compliance with the Stote CEQA Guidelines, LSA will distribute
15 hard copies of the Draft lS/MND and will file an NOC with the State Clearinghouse. The City
or the Applicant will provide a check for all necessary filing fees to be submitted to the Orange
County Clerk.
LSA
Proposol far Completion of øn
lnitiol study for
The Farm Specific Plan
Final IS/MND. Following completion of the Draft lS/MND, LSA will prepare an MMRP to
implement the mitigation measures required in the lS/MND for the proposed project. LSA will
submit up to one electronic (PDF and/or CD-ROM) copy of the draft MMRP for review by the
City. For the purposes of the scope and budget, one round of review is assumed. Following
review of the MMRP, LSA will revise the MMRP for its incorporation in the Final lS/MND
(described further below).
LSA will review the comment letters submitted on the Draft lS/MND as they are received during
the public review period. After reviewing the comments, but prior to preparing the responses,
LSA will discuss a strategy for the response document with the project team. Comments will be
grouped by topic and subtopic, and general responses will be prepared for significant repetitive
comments. Specific/individual responses will be prepared as needed.
Providing a budget estimate for responding to comments on the Draft lS/MND is challenging
because the volume and nature of the comments cannot be predicted. LSA has allocated
60 hours of professional staff time plus 24 hours of word processing time to organize, prepare,
and compile the Response to Comments document. However, should additionaltime be
required to respond to comments, a contract amendment may be necessary. LSA will submit
one draft electronic (PDF or CD-ROM) copy of the Response to Comments document to the City
for review. Following review of the draft Response to Comments, LSA will revise the document
and submit a final printed copy of the Response to Comments document to the City. Public
availability of the Response to Comments document will be the responsibility of the City.
LSA will prepare the Final lS/MND, including the Response to Comments and the MMRP, and
supporting documentation. LSA will submit one electronic copy (PDF and/or CD-ROM) of the
preprint Final lS/MND for review by City staff. For the purposes of this scope and budget, one
round of City review is assumed. Following the incorporation of City revisions into the Final
lS/MND, LSA will submit up to two electronic (PDF and/or CD-ROM) copies of the Final lS/MND
to the City.
Project Management/Attendance at Meet¡ngs. Similar to all Project Management functions,
this task is required to maintain the project schedule, oversee the budget, and coordinate
efforts with technical authors. Weekly or biweekly project team calls are also recommended.
LSA staff will attend up to two public hearings during the City's consideration of the Final
lS/MND. Following the City's adoption of the lS/MND, LSA will prepare and file an NOD with the
Orange County Clerk and State Clearinghouse. Failure to file the NOD within 5 business days of
project approval will substantially increase the period in which the project approval may be
legally challenged. The City or the Applicant will provide a check for all necessary filing fees to be
submitted to the Orange County Clerk.
': ; --LSA
24
EXHIBIÎ B
BUDGET
LSA proposes to prepare the lnitial Study (Tasks 1..0, 3.0, 4.0, and reimbursable expenses)for an
estimated fee of $28,600, as shown in Table B. The budget estimate for technical analysis (Task
2.0) is $78,660, resulting in a total estimated fee of $107,260. Appendix A provides the tabular
breakdown of all costs by position, hourly rate, task, and hours budgeted for each task as well as
an estimated budget for each study described as Approaches l- through 4: lnitial Study,
Addendum to the previously certified EIR for the Spieker CCRC project, Subsequent ElR, new ElR,
and new MND.
Table B: LSA Fee Estimate
a
Task 1.0: Project lnitiation and Project Description s2,250
Task 7.0: Pro¡ect ln¡t¡otion and Project DescrìptÍon Subtotdl Sz,zsa
Task 2.0: Technical Analyses
Task 2.1: Air Quality and Greenhouse Gas Emissions Memorandum Sz,¡ss
Task 2,2: Biological Resources Memorandum Ss,¡rs
Task 2.3: Noise Memorandum s6,995
Task 2.4: Traffic lmpact Analysis S58,995
Task 2.0: Technical Analyses Subtotol Szs,ooo
Task 3.0: Preparation of the lnitial Study
Task 3.1: Screencheck/Draft lnitial Study S12,150
Task 3.2: Revised Screencheck/Draft lnitial Study Ss,zoo
Tqsk 3.0: Preporøtion ol the lnítiol Study Subtotal s2o,970
Task 4.0: Project Management and Attendance at Meetings S4,440
Task 4.0: Project Mandgement Subtotol s4,440
Reimbursable Expenses S1,ooo
Task Fee Estimate
Ptþþ otio t Ío r ø: m pl ëü oû, a'Í :An
lnltlal Studylor
Thefarm Speclüc Þlan
Table C shows fee estimates for the required additional environmental documentation that will
be determined following preparation of the lS. As such, the fee estimates in Table C are
intended to provide the City an indication of the fees for such levels of environmental
documents. Therefore, fee estimates in Table C will be re-evaluated at the completion of tasks
associated with preparation of the lS.
Table C: Additional Environmental Documentation Fee Estimate
Approach 1: Addendum to Previously Certified Environmental lmpact Report S36,ooo
Approach 2: Subsequent Environmental lmpact Report S121,ooo
Approach 3: New Environmental lmpact Report S121,ooo
Approach 4: New Mitigated Negative Declaration Ss6,ooo
Fee Est¡mateTask
a
APPENDIX A
BUDGET SPREADSHEETS
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Fee EstimateTask
Task 1: Screencheck Draft Addendum s20,000
Task 2: Draft Addendum s8,5oo
Task 3: Final Addendum/NOD Ss,soo
Task 4: Proiect Management and Meeting Attendance s4,000
'r:rlt¡{ol.i.l 'r f.iii; ,i lq li'tr'iljt- I i,1,1', t 1,r'r,iìi f I '1,, ,
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EIR = Environmental lmpact Report
NOD = Notice of Determination
EIR = Env¡ronmental lmpact Report
for the Farm Plan
Approach 2: Subsequent EIR
Task 1: Notice of Preparation/Scoping s7,500
Task 2: Screencheck Draft Subsequent EIR s5o,ooo
Task 3: Draft Subsequent EIR S3o,ooo
Task 4: Final Subsequent EIR (includes Response to Comments)Szo,ooo
Task 5: Project Management and Meeting Attendance s8,5oo
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for the Farm
Approach 3: New EIR
Task 1: Notice of S7,5oo
Plan
Task 2: Screencheck Draft EIR Sso,ooo
Task 3: Draft EIR S3o,ooo
Task 4: Final EIR Szo,ooo
Task 5: Project Management and Meeting Attendance S8,5oo
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EIR = Env¡ronmental lmpact Report
MND = Mit¡gated Negative Declaration
for the Farm
ch 4: New MND
Task 2: Screencheck Draft MND S28,ooo
Plan
Task 3: Draft MND s1s,000
Task 4: Final MND s7,ooo
Task 5: Project Management and Meeting Attendance S6,ooo
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A-3
Ptoposol for Completion of on
lnirial study Íor
The Farm Speclfic Plan
PROJECT SCHEDULE
Based on LSA's understanding of the proposed project, Table A reflects the schedule for both
the lS and additional environmental documentation that would subsequently be required. LSA
will aggressively endeavor to keep the project on track, LSA also commits to providing sufficient
staff to be available for assignment to the Addendum. The schedule reflects a best effort to
complete the project in a timely manner, while at the same time providing the time and
attention necessary to ensure that the highest-quality analysis and products are received.
Table A: Proposed Schedule
Preparat¡on ofTechnical Analyses would occur concurrently with preparation ofthe Initial Study.
CEQA = California Environmental Quality Act
ln¡t¡alstudy
Task 1.0: Project lnitiation and Project Description
Preparation of Project Description L week
Task 2.0: Technical Analyses'
Task 2.1: Air Quality and Greenhouse Gas Emissions Memorandum 4 weeks
Task 2.2: Biological Resources Memorandum 4 weeks
Task 2.3: Noise Memorandum 4 weeks
Task 2.4: Traffic lmpact Analysis 6 weeks
Task 3.0: Preparation of the lnitial Study
Task 3.1: Screencheck/Draft lnitial Study 4 weeks
City Review of Screencheck/Draft lnitial Study 2 weeks
Task 3.2: Revised Screencheck/Draft lnitial Study 2 weeks
City Review of Revised Screencheck/Draft lnitial Study 0.5 week
Decision regarding appropriate CEQA documentation 0.5 week
Public Review Draft lnitial Study Dependent upon the level of
CEQA documentation and
would occur simultaneously
with appropriate noticing
requirements (not required for
an Addendum)
Preparation of Response to Comments and Final Draft ln¡tial Study To be completed as part of the
appropriate CEQA document
(not required for an
Addendum)
Total lnitial study schedule 14 weeks
Additional Environmental Documentation Required (only one Approach required)
Approach 1: Addendum to Previously Certified Environmental lmpact
Report
2 to 3 months
Approach 2: Subsequent Environmental lmpact Report 12 months
Approach 3: New Environmental lmpact Report 12 months
Approach 4: New Mitigated Negative Declaration 6 to 9 months
Task Time Estimate
LSA