17-1107_PLACEWORKS_Professional Services Agreement CITY OF SAN JUAN CAPISTRANO
PROFESSIONAL SERVICES AGREEMENT
This Agreement is made and entered into as of NWdkh& -1 , 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 Placeworks, a California Corporation
with its principal place of business at 3 MacArthur Place, Suite 1100, Santa Ana, CA 92707
(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 Initial Study (IS) and subsequent environmental document, as required by the
initial study, for the River Street, San Juan Capistrano project, which will likely include the
following entitlements: Code Amendment (CA) 16-003, Architectural Control (AC) 16-029,
Grading Plan Modification (GPM) 16-014, Flood Plain Land Use Permit (FP) 16-003, Tree
Removal Permit (TRP) 16-047, Site Plan Review (SPR) 16-007, and Sign Program (SP) 16-037
(hereinafter referred to as "the Project").
B. Consultant is duly licensed and has the necessary qualifications to provide such
services.
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 "B."
b. In no event shall the total amount paid for services rendered by
Consultant under this Agreement exceed the sum of $168,239. 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. Additional Work.
If 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. Delays 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. If 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. If 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. Assignment 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. Independent Consultant
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. Insurance. 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. In
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 Liabiiit
(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 Insurance, 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) Insurance Services Office Commercial General Liability
coverage (Occurrence Form CG 00 01) or exact equivalent.
(iii) Commercial General Liability Insurance must include coverage
for the following:
(1) Bodily Injury and Property Damage
(2) Personal Injury/Advertising Injury
(3) Premises/Operations Liability
(4) Products/Completed Operations Liability
(5) Aggregate Limits that Apply per Project
(6) Explosion, Collapse and Underground (UCX) exclusion
deleted
(7) Contractual Liability with respect to this Contract
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(8) Broad Form Property Damage
(9) Independent Consultants Coverage
(iv) 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 Liability
(i) At all times during the performance of the work under this
Agreement, the Consultant shall maintain Automobile Liability Insurance 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 Insurance 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.
(iv) 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' CompensationlEmPlover's Liability
(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.
(ii) 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 Insurance Act," Division IV 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.
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d. Professional Liability (Errors and Omissions
At all times during the performance of the work under this Agreement the Consultant
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 Policy Limits Required
(i) The following insurance limits are required for the Agreement:
Combined Single 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
Employer's Liability $1,000,000 per occurrence
Professional Liability $1,000,000 per claim and aggregate (errors and
omissions)
(ii) Defense costs shall be payable in addition to the limits.
(iii) 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 Insured 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 Insurance (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. Policy Provisions Re uired
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(i) 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. If 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 Insured Endorsement to the City at least ten (10) days prier to
the effective date of cancellation or expiration.
(ii) 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. Qualifyinq Insurers
(i) All policies required shall be issued by acceptable insurance
companies, as determined by the City, which satisfy the following minimum requirements:
(1) Each such policy shall be from a company or companies
with a current A.M. Best's rating of no less than A:VII 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 Insurance
Code or any federal law.
i. Additional Insurance 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
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otherwise assumed by the Consultant pursuant to this Agreement, including but not limited to,
the provisions concerning indemnification.
(ii) If 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. In 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 Insurance Requirements. 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. If requested by
Consultant, City may approve different scopes or minimum limits of insurance for particular
subcontractors or subconsultants.
12. Indemnification.
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 Indemnity Obligations. 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
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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
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 et 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. If
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 compensation 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. It 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. If 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 Industrial 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 Industrial Relations. It
shall be Consultant's sole responsibility to comply with all applicable registration and labor
compliance requirements.
14. Verification of Employment Eligibility.
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 Immigration 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. If 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. In such
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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
of services rendered for any portion of the work completed prior to termination. If 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. Oretanization
Consultant shall assign Meghan Directo 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 Agreement.
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: CONSULTANT:
City of San Juan Capistrano Placeworks
32400 Paseo Adelanto 3 MacArthur Place, Suite 1100
San Juan Capistrano, CA 92675 Santa Ana, CA 92707
Attn: David Contreras, Senior Planner Attn: Nicole Morse, Associate Principal
and shall be effective upon receipt thereof.
21. Third Party Rights
Nothing in this Agreement shall be construed to give any rights or benefits to anyone
other than the City and the Consultant.
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22. Equal Opportunity Employment..
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. City's Right to Employ Other Consultants
City reserves its right to employ other consultants, including engineers, in connection
with this Project or other projects.
29. Prohibited Interests
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
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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
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.
[SIGNATURES ON FOLLOWING PAGE]
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SIGNATURE PAGE FOR PROFESSIONAL SERVICES AGREEMENT
BETWEEN THE CITY OF SAN JUAN CAPISTRANO
AND PLACEWORKS
IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first
written above.
CITY OF SAN JUAN CAPISTRANO Placeworks
By: By:
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City' ger Its:
Printed Name:W!t hao
ATTEST:
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APPROVED AS TO FORM:
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PROPOSAL FOR CEQA
Environmental • Technical Services for the
Proposed River Street Marketplace
SUBMITTED TO: OF " ' ` • DEVELOPMENT SERVICES DEPARTMENT OCTOBER 4 •
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PROPOSAL FOR CEQA SERVICES:
Environmental and Technical Services for
the Proposed River Street Marketplace
SUBMITTED TO: CITY OF SAN JUAN CAPISTRANO, DEVELOPMENT SERVICES DEPARTMENT OCTOBER 24, 2017
SUBMITTED TO:
CITY OF SAN JUAN CAPISTRANO
Mr.David Contreras,Senior Planner
Development Services Department
32400 Paseo Adelanto
San Juan Capistrano CA 92675
SUBMITTED BY:
PLACEWORKS
Ms.Nicole Morse,Esq.
Associate Principal
3 MacArthur Place,Suite 1100
Santa Ana CA 92707 01,14PLACEWORKS
714.966.9220 1 nmorse@placeworks.com
PLACEWORKS.COM
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Transmittal Letter
October 24, 2017
Mr. David Contreras
Senior Planner
City of San Juan Capistrano
Development Services Department
32400 Paseo Adelanto
San Juan Capistrano,CA 92675
Transmittal via Email:dcontreras@sonjuancapistrano.org
Subject: Proposal to Provide Environmental and Technical Services on the River Street Marketplace Project,City of
San Juan Capistrano(P2017-0824S)
Dear Mr.Contreras:
Thank you for the opportunity to propose our environmental services and expertise to bring about the successful
completion of the California Environmental Quality Act (CEQA) documentation for the River Street Marketplace
Project (Project) in the City of San Juan Capistrano. Based on our familiarity with the City and project experience in
the downtown San Juan Capistrano area, we have a unique understanding of the environmental issues facing the
project, its context within the community, and the essential elements needed to effectively process CEQA
components. Please review our general methodology and approach to understand how we addressed this project.
Our in-house legal counsel, Nicole Morse, Esq.,Associate Principal, has been assigned to this project as the Principal-
in-Charge and Project Manager to ensure legal defensibility and quality control of the environmental and technical
reports. Nicole is intimately familiar with the area having prepared the Historic Town Center Master Plan EIR (SCH
No. 2011011036), the San Juan Hotel & Villas MND, and the Hotel Capistrano Addendum. Nicole has also worked
with many jurisdictions to address project design and context within and adjacent to historic districts and
communities. Most notably, she managed the successful completion of the San Clemente Centennial General Plan
EIR(addressing compatibility of new land uses with 5 buildings on the National Register of Historic Places(NRNP), 22
local landmarks, and several other historic properties); the Pasadena General Plan EIR (addressing compatibility of
new land uses with over 1,000 buildings on the NRHP, 11 historic districts, and 17 local landmark districts); and the
Crown City Medical Center EIR (addressing adjacency to the Pasadena Playhouse Historic District).Our project team
and general approach are outlined below.
PROJECT UNDERSTANDING
The River Street Project site consists of a 5.6-acre parcel that is occupied by Ito Nursery, a commercial nursery with
a sales office and associated sheds. The site is bounded by River Street to the north, existing homes and Los Rios
Street to the east, Del Obispo Street to the south, and Paseo Adelanto and Trabuco Creek to the west. The Project
site lies within the southern portion of the Los Rios Specific Plan (SP 78-01)adjacent to the Los Rios National Historic
District.Site access is provided by Los Rios Street, Paseo Adelanto,and River Street.
The River Street Marketplace Project proposes to develop approximately 61,000 square feet of commercial and
office space in five buildings designed with "Agrarian" themed architecture. Building heights will vary between 25
and 35 feet and surround a common area with several community amenities: grassy play areas, outdoor dining,
seating areas,bocce ball and horseshoe court, and vegetable garden for farm-to-table inspired dining.The proposed
Project will provide 289 parking spaces.
3 MacArthur Place, Suite 1700 1 Santa Ana, California 92707 1 714 966 9220 1 PlaceWorks.com
P'LACEWORKS
Project implementation requires City Council approval of a Code Amendment (CA 16-003) to the Los Rios Specific
Plan (SP 78-01), Architectural Control (AC 16-029), Grading Plan Modification (GPM 16-014), Flood Plain Land Use
Permit (FP 16-003), Tree Removal Permit (TRP 16-047), Site Plan Review (SPR 16-007), and Sign Program (SP
16-037).
POTENTIAL AREAS OF ENVIRONMENTAL CONCERN
Potential areas of environmental concern associated with the proposed Project that will be fully analyzed and
mitigated (as needed),include but are not limited to:
• Compatibility of the proposed Project with the Los Rios National Historic District(NR 83001216), Los Rios Specific
Plan, and surrounding low-density residential and low-scale commercial uses. The analysis must address the
aesthetics and visual character, scale and massing, and direct and indirect impacts to a historical
district/resource.
• Traffic and circulation concerns due to the amount and types of trips created by the proposed Project in a low
density, historic area of San Juan Capistrano comprised of low-speed,narrow streets.
• Noise impacts, both temporary and long-term, on adjacent residents and businesses due to Project construction
and operational phases.
■ Construction-related vibration impacts to adjacent, older buildings and structures abutting or adjacent to the
eastern and northern boundaries of the Project site.
GENERAL METHODOLOGY/APPROACH
The River Street Marketplace Project is expected to face an extremely high level of public scrutiny. Many residents
surrounding the Project site have been residents of Los Rios and the City for decades and have a sense of ownership
and responsibility for the development that occurs in the Project area. Residents have vocalized their concerns at
public hearings and through social media.
The primary purpose of the CEQA document is to inform the public and decision-makers of the environmental
impacts associated with all phases of project development,including an analysis of project modifications that would
reduce or eliminate significant environmental impacts. With the high level of public interest and potential areas of
environmental concern, it is imperative that the CEQA documentation include an exhaustive review of potential
environmental impacts supported by technical studies, reports, modeling, correspondence with experts and
responsible agencies(substantial evidence).The CEQA document is the City's document that it must defend and rely
upon to understand the environmental impacts of the project when weighing the project merits at public hearings.
Therefore, we have proposed a highly comprehensive Initial Study, including detailed technical studies that would
either support a Mitigated Negative Declaration (MND), Focused Environmental Impact Report (EIR), or full-scope
Project EIR. Included in our scope of work is a specialized report to analyze the Project's potential impacts to the Los
Rios National Historic District and nearby historical resources.Once the results of the technical reports are known, a
determination will be made to proceed with an MND, Focused EIR, or full-scope EIR. Our scope of work includes
options for all processes.
In accordance with the RFP, the scope of work included herein includes the preparation of an Initial Study to
determine the appropriate level CEQA documentation.We have proposed a framework to make this determination
as early on in the process as possible and will coordinate with the City to proceed with the most appropriate, legally
defensible environmental documentation. We understand the City's objective to complete and adopt the
environmental documentation expeditiously, thoroughly, and with a high level of defensibility. Our firm has a
dedicated and experienced staff, and our project management systems ensure that we will meet the City's timeline
with high standards and level of defensibility.
OCTOBER 24,2017 1 PAGE 2
PLACEWORKS
TEAM BACKGROUND AND EXPERIENCE
PlaceWorks is one of the West Coast's leading environmental planning firms, providing environmental
documentation for public- and private-sector clients. Good environmental analysis does not just tally up impacts,
but finds opportunities to address and solve serious environmental concerns. We formulate workable plans and
programs while remaining objective to ensure environmental documentation withstands legal scrutiny.
We have over three decades of experience in environmental planning and science, bringing technical expertise and
a long-term perspective in shaping responses to the dynamic state and federal regulatory environment. Our in-
house project managers, environmental planners, scientists, and attorneys have handled projects of every size and
type, including large-scale comprehensive planning efforts, site-specific developments, and infrastructure
improvements. We have the capacity to provide environmental services for virtually any type of project. Our
reputation is built on our consistent production of effective and defensible environmental documents.
As stated previously, Nicole Morse, Esq., Associate Principal, will serve as principal-in-charge and project manager
and will serve as the City's primary, day-to-day contact for this assignment. Nicole will be assisted by Mark Teague,
AICP, Associate Principal, as an advisor, providing continuity in the CEQA analysis, public presentations, and
correspondence. Jorge Estrada, Senior Associate, will act as assistant project manager. Nicole Vermilion, Associate
Principal and Director of Air Quality/GHG & Noise Services, will direct the air quality, GHG, and noise analyses.
Additionally,the environmental team will be supported by our in-house technical experts,design and graphics team,
and technical editing and clerical staff.
For historical resource analysis, we have included Urbana Preservation & Planning (Urbana), a boutique client-
centric consulting firm offering specialized urban planning, historic preservation, cultural resources, history and
architectural history services. Urbana's principal project team members maintain certification in the American
Institute of Certified Planners and meet The Secretary of the Interior's Professional Qualification Standards for
Historic Preservation Professionals in the disciplines of History,Architectural History, and Archaeology,as well as the
expanded draft Professional Qualification Standards in the disciplines of Historic Preservation and Land Use/
Community Planning. Urbana's mission is to inform the future of the built environment by acknowledging the past.
The firm educates and engages people on the history of place and the importance of recognizing and retaining
historically and architecturally significant properties and provides regulatory compliance support for owners and
occupants of historic-era properties.
Also on our team is Cogstone Resource Management (Cogstone) to address cultural, paleontological, and tribal
cultural resources. Cogstone is a California corporation formed in 2001 and headquartered in Orange,specializing in
paleontology, archaeology, and history. Cogstone's team of qualified paleontologists, and archaeologists and
architectural historians meet or exceed the qualifications required by the Secretary of the Interior's Standards and
Guidelines for Archaeology and Historic Preservation, and are well versed in the compliance requirements for
federal,state,and local regulations, including CEQA, NEPA,Section 106 of the NHPA, NAGPRA,SB 18 and AB 52.
We greatly appreciate this opportunity and look forward to the possibility of working with the City for the successful
completion of the River Street Marketplace Project. Please contact me with any questions at 714.966.9220 x2318 or
nmorse@placeworks.com.This proposal and cost estimate shall remain valid for 90 days from the time of submittal
(and may be extended an additional 60 days upon request). As Associate Principal, I am authorized to bind
PlaceWorks and the project team to the contents of this proposal.
Respectfully submitted,
PLACEWORKS
.rte
Nicol rse, Esq.
Ass cia Principal
October 24,2017 I Page 3
Contents
TRANSMITTAL LETTER ..................................................................................... 1
1 . WORK SCOPE............................................................................................ 5
Project Management, Meetings, and Public Hearings....................................... ............................... 5
TechnicalStudies................................................................................................. ............................. 6
CEQADocumentation.............................................................................................................................. 10
CertificationDocuments ......................................................................................................................... 13
2. SIMILAR PROJECT EXPERIENCE ............................................................. 15
PlaceWorks.....................................................................................................................,......................... 15
Urbana Preservation & Planning............................................................................................................. 17
Cogstone Resource Management........................................................................................................... 18
3. PROJECT MANAGER RESUME ............................................................... 19
4. PROJECT SCHEDULE............................................................................... 21
5. PROJECT BUDGET ................................................................................... 23
PROPOSAL FOR ENVIRONMENTAL AND TECHNICAL SERVICES I PLACEWORKS i
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ii CITY OF SAN JUAN CAPISTRANO I RIVER STREET MARKETPLACE
1 . Scope of Work
The following scope of work has been prepared in accordance with our approach and understanding of the Project
and pursuant to CEQA. It allows the City and project applicant some flexibility and the most cost-and time-efficient
method to proceed with either an Initial Study/MND or Initial Study/Notice of Preparation of a (Focused or full-
scope) EIR. Our scope of work assumes that PlaceWorks will provide comprehensive environmental and technical
services and that we will be responsible for each step of the CEQA process,from assisting the City with finalizing the
Notice of Intent or Notice of Availability, and MND or EIR, to filing the Notice of Determination. Specific tasks and
roles of PlaceWorks,City staff,and the project applicant are detailed in each task below.
PROJECT MANAGEMENT, MEETINGS, AND PUBLIC HEARINGS
TASK 1. PROJECT MANAGEMENT AND ADMINISTRATION
PlaceWorks' project manager will coordinate closely with City staff to ensure that the Initial Study/MND and/or EIR
and associated technical documents delivered to the City are legally defensible, accurate, and useful to decision
makers considering the approval of the Project. The project manager will coordinate with the City throughout the
Project, not only to streamline the CEQA process,but to avoid or anticipate any changes that could result in delays.
The project manager will be the key contact for the City and will be responsible for(1) managing task scheduling and
assignment, management of resources, monitoring of costs, and schedule adherence; (2) consultation and
coordination with local and state agencies relative to the environmental document and the environmental review
process; (3) coordination and communications with City staff to ensure that City policies, procedures, and any
applicable codes are complied with and, where applicable, are incorporated into the Initial Study and/or EIR; (4)
ensuring that the environmental review process and the Initial Study and/or EIR satisfy the statutes and guidelines
of CEQA and the City's adopted Environmental Review Guidelines; and (5) representing the consultant team in
public meetings and conference calls as requested by the City.
The project management task is based on duration of the estimated schedule, which is presented below under
Proposed Schedule. It assumes five hours per month for up to eight months. If the schedule of the Project is
extended for reasons beyond PlaceWorks' control, a contract amendment may be required for additional fees for
project management and coordination efforts.
Deliverable(s):
Ongoing project management for the duration of the proposed schedule(40 hours)
TASK 2. DATA COLLECTION AND KICK-OFF MEETING
Under this task, PlaceWorks will review all relevant data, reports, and technical studies to outline the overall
environmental process and determine any further data needs. PlaceWorks' project manager and assistant project
manager will participate in a project orientation/kick-off meeting with City staff to discuss the proposed Project;
collect available project information and studies; identify any data needs and gaps; further define roles and
responsibilities; set a protocol for communication; and refine, if necessary, the overall work program. PlaceWorks
will prepare a meeting agenda and follow up with meeting minutes.
Deliverable(s):
Meeting agenda and minutes
TASK 3. MEETINGS AND PUBLIC HEARINGS
PlaceWorks' principal-in-charge, advisor,and assistant project manager will attend up to seven meetings at the City,
in addition to the initial kick-off meeting. Approximately two hours are assumed for each in-person meeting and
four hours for each public hearing—the hours noted include preparation,drive, and attendance time.This task may
be used for conference calls, in-person meetings, or public hearings; however, for budgetary purposes, we assume
three project status/update meetings and four public hearings. Additional meeting attendance by PlaceWorks staff
PROPOSAL FOR ENVIRONMENTAL AND TECHNICAL SERVICES I PLACEWORKS 5
at the City's request will require a contract amendment and be billed in accordance with the hourly rates for the
personnel involved,as included in this proposal.
Deliverable(s):
Up to three project status/update meetings with City staff
Up to four public hearings(two Planning Commission and two City Council)
TECHNICAL STUDIES
Based on our understanding and review of the RFP, the following technical analyses/studies have been or will be
prepared by the project applicant's consultants and will be available for our effort. For purposes of this proposal,the
technical analyses/studies are assumed to be complete and contain all information necessary to adequately
evaluate impacts associated with the proposed Project. These reports will be included as appendices to the Initial
Study and/or EIR.
• Conceptual Site Plan, Landscape Plan, Grading Plan, and Building Elevations/Renderings (to be reviewed and
approved by City staff prior to incorporating into the Initial Study)
• Tree Survey to accompany the Tree Removal Permit
■ Native American Consultation Notes and Correspondence pursuant to AB 52 and SB 18
• Phase I Environmental Site Assessment
• Preliminary Water Quality Management Plan and Hydrology Report
■ Preliminary Geotechnical Evaluation Report
• Infrastructure Report(Sewer and Water)
• Traffic Impact Analysis
PlaceWorks will prepare or provide the technical analyses and studies outlined below (Tasks 4.1 through 4.5) in
support of the Initial Study and/or EIR. The technical analyses/studies will be prepared in accordance with all
applicable and professionally-accepted federal,state and local guidelines, procedures, and requirements—including
the City's established significance thresholds.
TASK 4.1 VISUAL-AESTHETIC SIMULATION ANALYSIS(PLACEWORKS)
PlaceWorks' in-house graphic designer will create up to five visual simulations to adequately evaluate the potential
aesthetic and visual character impacts of the proposed Project on the surrounding community. The five vantage
points will be selected in coordination with City staff and based on public input.
A digital mass model of the site will be created based on building elevations of the proposed development. The
information from the digital mass model will be superimposed onto photographs of the existing site to accurately
portray the proposed buildings and the change in visual character of the site. The simulations will be presented as
"before and after" graphics. To complete this task, it is assumed that the project applicant will provide CAD files of
the site plan from the architect and GIS data from the City. Once completed,the visual simulations will be provided
as graphics in the Aesthetics section of the Initial Study and/or EIR.
Deliverable(s):
Visual simulations,to be included as exhibits in the Initial Study and/or EIR
TASK 4.2 AIR QUALITY AND GREENHOUSE GAS EMISSIONS ANALYSES(PLACEWORKS)
PlaceWorks will prepare an air quality and greenhouse gas (GHG) emissions analysis to evaluate potential impacts
from construction and operation of the proposed Project. The analysis will be consistent with the current
methodology of the South Coast Air Quality Management District (SCAQMD). Modeling of criteria air pollutant
emissions and GHG emissions will be conducted using the latest California Emissions Estimator Model (CalEEMod).
Construction Phase
PlaceWorks will estimate the increase in short-term criteria air pollutant emissions from demolition of the existing
structures associated with the former nursery and construction of the new commercial and office buildings. The
construction-phase regional emissions inventory will be based on the construction schedule, including duration for
6 CITY OF SAN JUAN CAPISTRANO I RIVER STREET MARKETPLACE
each construction subphase, anticipated equipment for each subphase, and estimated demolition volumes and
earthwork (if applicable), as provided by the project applicant. Where information is unavailable, PlaceWorks will
use CalEEMod defaults, as appropriate, and work with the City and project applicant to develop the construction
assumptions. Project-related construction emissions will be compared to the SCAQMD regional significance
thresholds for construction. Localized air pollution impacts from construction equipment exhaust and fugitive dust
will be compared to SCAQMD's screening-level localized significance thresholds (LST) for their potential to elevate
concentrations of air pollutants at the adjacent residential land uses surrounding the Project site.
Operation Phase
Criteria air pollutant and GHG emissions will be quantified from Project-related transportation sources,area sources
(i.e., architectural coatings and consumer products), energy sources (i.e., natural gas consumption, energy use),
water use and wastewater generation, and solid waste disposal. Vehicle miles traveled and/or trip generation
provided by the project applicant's traffic consultant will be integrated into the emissions modeling.Total emissions
from construction activities will be amortized into the GHG emissions inventory. Criteria air pollutant and GHG
emissions will be compared to SCAQMD's significance thresholds. Based on our preliminary CaIEEMod 2016 model
run, Project-related emissions will be close to the SCAQMD significance threshold. Therefore, any trip reductions
from trip internalization provided by the project applicant's traffic consultant will be incorporated into the model
run. Mitigation measures to reduce potentially significant impacts of the Project will also be considered, as
applicable.
GHG Plan Consistency
The GHG section will discuss the GHG reduction goals of Assembly Bill 32 (AB 32),Senate Bill 32 (SB 32),and SB 375.
To achieve the GHG reduction targets of AB 32,the California Air Resources Board prepared the 2008 Scoping Plan
and a 2014 update and recently released a draft of the 2017 Climate Change Scoping Plan Update to achieve the SB
32 reduction target. In addition, the Southern California Association of Governments has adopted a regional
transportation plan/sustainable communities' strategy (2016-2040 RTP/SCS) to ensure that the southern California
region can attain the regional transportation-related GHG reduction goals of SB 375. Project consistency with these
statewide and regional GHG emissions reduction strategies will be reviewed.
Other Areas of Impact
The South Coast Air Basin (SoCAB) is currently designated nonattainment under the National and/or California
ambient air quality standards (AAQS) for ozone (03), fine inhalable particulate matter (PM25), coarse inhalable
particulate matter (PMIo), and lead (Los Angeles County only). SCAQMD has adopted air quality management plans
(AQMPs) to ensure the SoCAB can attain the long-term National and California AAQS. The analysis will include a
consistency evaluation of the Project's regional emissions to SCAQMD's AQMP. Furthermore, the SoCAB has been
designated in attainment for carbon monoxide (CO) under both the California and National AAQS; and therefore,
the air quality analysis will include only a qualitative assessment of CO hotspots. It will also include a qualitative
assessment of potential odor generation and impacts.
Deliverable(s):
Air quality and GHG modeling data and technical information,to be included as an appendix to the Initial Study
and/or EIR
TASK 4.3 NOISE AND VIBRATION ANALYSIS(PLACEWORKS)
PlaceWorks will evaluate potential noise and vibration impacts for the construction and operational phases of the
proposed Project. PlaceWorks will evaluate existing conditions and identify the nearest noise-sensitive receptors
and other pertinent environmental characteristics based on our experience and knowledge of similar noise
environments, aerial photography, site plans, and site photos. Given the nearby busy roadways (including Camino
Capistrano, Del Obispo Street, and Paseo Adelanto) and rail lines, and sensitive nature of the Los Rios Historic
District,ambient noise levels will be directly measured through a combination of short-term sampling and long-term
monitoring. Field noise measurements will be conducted.
PlaceWorks will make an assessment of temporary noise and vibration impacts during site preparation and Project
construction activities using industry-standard analysis techniques and using scheduling, equipment mix, hauling,
PROPOSAL FOR ENVIRONMENTAL AND TECHNICAL SERVICES I PLACEWORKS 7
and truck trip information as provided by the project applicant. Since the site is generally level,significant grading is
not anticipated. Also, it is assumed that no pile driving will be needed since there are no proposed subterranean
facilities. Nonetheless, grading and other heavy-equipment activities will be the primary concern in terms of
potential construction-related noise and vibration impacts at nearby sensitive receptors. Further, since the site is
near a designated historic area, noise and/or vibration mitigation may be necessary to reduce the risk of significant
effects or damage to historic structures during Project construction.
Long-term, operational noise impacts will be primarily related to Project-generated traffic flows. Traffic noise
impacts to uses along nearby roadway segments will be calculated using input parameters based on traffic forecasts
in the Project's traffic impact analysis. Other, ongoing noise sources at the site (such as heating,ventilation, and air
conditioning units, maintenance activities, parking lot activity, and periodic truck movements) are expected to be of
secondary importance to the traffic noise impacts and will be discussed qualitatively.
Potential noise and vibration impacts will be evaluated according to applicable City noise and vibration criteria
included in the City's General Plan and Municipal Code.Additionally,guidelines and requirements established in the
Los Rios Specific Plan will be applied to the impact assessment. PlaceWorks will briefly address traffic flow and rail
pass-by noise effects onto the Project site (per the City's Noise Element [1999])for informational purposes, per the
CBIA v BAAQMD ruling (December 2015). Mitigation measures to reduce noise and vibration impacts will be
recommended,as necessary,to reduce potential impacts to less than significant levels.
Deliverable(s):
Noise and vibration modeling data and technical information,to be included as an appendix to the Initial Study
and/or EIR
TASK 4.4 HISTORICAL RESOURCE ANALYSIS REPORT(URBANA)
Urbana has been included on the consultant team to prepare a Historical Resource Analysis Report (HRAR). Urbana
will visit the River Street Project area to locate, photograph,and document all buildings and structures over 45 years
old, and to identify the Area of Potential Impact(API) (direct physical impacts and indirect visual impacts).This task
assumes that between 15 to 17 properties (buildings and structures with ancillary features) will be included in the
survey and documentation throughout and immediately adjacent to the Project area (approximately five structures
in aerial view) and immediately adjacent to the Project area (approximately 12 buildings in aerial view with a
concentration of historic-era homes located along the east side of Los Rios Street). Urbana will prepare a survey
summary table of existing historic-era properties within and immediately adjacent to the Project area for use in the
Initial Study and/or EIR.A historical resources survey area map will also be prepared.
Urbana will conduct contextual and property-specific historical research to inform the historical narrative, including
the use of historic aerial imagery, maps,City Directories, newspaper articles, local history publications and previously
prepared technical studies on file at the City of San Juan Capistrano.
Urbana will evaluate buildings and structures within the Project area/API for eligibility under the California Register
of Historical Resources (CRHR) and under the City of San Juan Capistrano Historic and Cultural Landmark Eligibility
criteria. Urbana will document and evaluate all properties at least 45 years old on DPR 523 A (Primary Record), B
(Building,Structure,Object Record),and L(Continuation Sheet)forms. Urbana will assign CRHR status codes to each
documented and evaluated property to inform project reviewers of each property's historical resource status.
Findings will be summarized in a survey summary table.
Urbana will also analyze the proposed Project for direct material and indirect visual impacts to historical resources
pursuant to CEQA Guidelines Section 15064.5 and the City's impact thresholds. Urbana will provide regulatory
conclusions on whether historical resources are present within the proposed Project area/API boundaries. Using
photo simulations, architectural drawings, and site plans provided to Urbana, Urbana will analyze the visual and
spatial qualities of the proposed Project to inform the City's Architectural and Site Plan Review Process, and to
provide a determination of whether the proposed Project would result in impacts to historical resources.As needed,
Urbana will provide mitigation recommendations to reduce impacts to a less than significant level. If significant
impacts per CEQA Guidelines Section 15064.5 including, avoidance, redesign, adaptive reuse, and relocation.
Schematic graphics to convey each alternative scenario will also be provided.
8 CITY OF SAN JUAN CAPISTRANO I RIVER STREET MARKETPLACE
Urbana will submit the HRAR with all requisite DPR forms, maps,and other substantiating documentation to the City
of San Juan Capistrano for review, comment, and use in the regulatory process. Urbana will make revisions and
resubmit as needed.
Public Hearings/Meeting Attendance
Urbana's scope of work also includes attendance (in person or via conference call) at a project kick-off meeting at
the City, up to three project status/update meetings with City staff, and up to four public hearings. Supplemental
graphics, handouts,etc.will be prepared as needed to support City staff at these meetings.
Deliverable(s):
HRAR,to be included as an appendix to the Initial Study and/or EIR
Meeting Attendance: up to one kick-off meeting,three project status meetings,and four public hearings
TASK 4.5 CULTURAL RESOURCES REPORT(COGSTONE)
Cogstone has been included on the consultant team to prepare a cultural resources technical report in compliance
with CEQA and City Council Policy 601.The purpose of the cultural resources technical report will be to identify any
potential impacts to archaeological, paleontological,or tribal cultural resources resulting from the proposed Project.
Cogstone will conduct the following tasks:
■ Cultural Records Search. Cogstone will conduct a records search at the South Central Coastal Information Center
(SCCIC) at California State University, Fullerton,for a one-half-mile radius surrounding the Project area to identify
any previously recorded sites and previous cultural resource studies documented within the study area.
• Paleontological Records Search. Cogstone will request a paleontological records search from the Los Angeles
County Natural History Museum and provide a paleontological overview for the Project area, but not to the level
of a stand-alone paleontological study. If an independent report is required/requested by the City, this will be
completed under a separate cover letter and at an additional cost.
■ Native American Consultation. Cogstone will request a Sacred Lands File search from the Native American
Heritage Commission and will also assist the City in meeting AB 52 and SB 18 requirements by providing draft
consultation letters to be sent out by the City of San Juan Capistrano on City letterhead; managing responses;and
incorporating the consultation results along with mitigation measures(if needed)in the technical report.
• Background Research. Cogstone will conduct background research on the Project area, including a review of
historical maps, aerial photographs, archival sources, and pertinent documents (e.g., City of San Juan Capistrano
General Plan, Los Rios Specific Plan) in order to draft the prehistoric and historic context. Pertinent information
and materials obtained from the background search will be incorporated into the cultural resources technical
report.
Fieldwork
Cogstone will conduct an intensive surface-level field survey of the Project area to assess any previously
documented or newly observed cultural resources. Any resources will be recorded with a sub-meter GPS unit and
maps of any resources will be updated. The field survey will be supplemented by field notes and a detailed
photographic record, which will be summarized in the cultural resources technical report and included in the
technical appendices of the report.
Technical Report
Cogstone will prepare a cultural resources technical report. The report will include a summary of the results of the
records search,field survey,and previous consultation efforts to determine baseline conditions and assess potential
impact to cultural resources resulting from the proposed Project. All pertinent or necessary data will be included in
the technical report. Cogstone will respond to one round of comments from PlaceWorks and one round of review
from the City on the draft technical report and produce the final technical report.
Deliverable(s):
Cultural resources technical report,to be included as an appendix to the Initial Study and/or EIR
PROPOSAL FOR ENVIRONMENTAL AND TECHNICAL SERVICES I PLACEWORKS 9
CEQA DOCUMENTATION
TASK S.SCREENCHECK DRAFT INITIAL STUDY
The screencheck draft Initial Study will follow the City's format and will clearly identify and address potential
environmental issues facing the proposed Project. It will be clearly written and will avoid the use of technical jargon,
to the extent possible, so that the document is easily understood. As identified in the RFP, the Initial Study will
include: the project description, surrounding land use and setting, other required agency approvals, discussion of
environmental evaluation, required notices, and references. The existing conditions of the Project site will be used
to set the baseline for the environmental analysis.
Environmental Analysis
The screencheck draft Initial Study will address each of the environmental topics in the CEQA Guidelines:
• Aesthetics ■ Land Use and Planning
• Agriculture and Forestry Resources ■ Mineral Resources
■ Air Quality ■ Noise
■ Biological Resources Population and Housing
■ Cultural Resources Public Services
■ Geology and Soils Recreation
■ Greenhouse Gas Emissions ■ Transportation and Traffic
■ Hazards and Hazardous Materials . Tribal Cultural Resources
■ Hydrology and Water Quality ■ Utilities and Service Systems/Energy
Findings will be clearly substantiated in the Initial Study for each environmental topic checklist question to conclude:
1) no impacts, 2) impacts will be less than significant, 3) impacts will be less than significant with mitigation
incorporated, or 4) impacts will be potentially significant. The determination of significance will be based on
significance thresholds established by the City's adopted Environmental Review Guidelines. The Initial Study will be
prepared in accordance with the requirements of CEQA (California Public Resources Code, sections 21000 et seq.),
State CEQA Guidelines (California Code of Regulations, sections 15000 et seq.), and City's adopted Environmental
Review Guidelines.
Impacts determined to be potentially significant may trigger the need to prepare an EIR.This determination will be
made as early on in the process as possible to avoid any unnecessary delays. Environmental topical areas that have
the potential to trigger the need for an EIR with similar types of projects include air quality, GHG emissions,
historical resources, noise (construction-related), and/or transportation/traffic. Therefore, PlaceWorks will focus on
these environmental topical areas up front to ensure that pertinent environmental conclusions are addressed at the
outset.The option to prepare an EIR is provided in Tasks 6B through 6D of this proposal.
The completed screencheck draft Initial Study will be submitted to the City for review and comment. Our proposed
schedule and budget assume that a complete screencheck document will be prepared for review and comment,
which is more efficient than submitting sections incrementally. Our proposal also assumes that all City comments
will be delivered to PlaceWorks at the same time in lieu of separate deliveries from the various City staff and
departments. PlaceWorks' project manager will meet with the City to discuss and resolve any major areas of
concern in the screencheck draft or to clarify areas of misunderstanding, etc. Follow-up with the City will be
conducted as necessary to respond to comments.
For the purposes of this proposal, we assume that one round of review of the screencheck draft Initial Study by the
City will be necessary. Modification to the scope of work, budget, and time frame may be necessary if additional
screencheck reviews are required.
Deliverable(s):
Screencheck Draft Initial Study,including technical appendices(digital in both PDF and MS Word,and 2 hard
copies)
10 CITY OF SAN JUAN CAPISTRANO I RIVER STREET MARKETPLACE
TASK 6. PREPARATION OF MND(TASK 6A)OR EIR(TASKS 6B-6D,9)
If it is determined, pursuant to CEQA Guidelines Section 15070,that there is no substantial evidence that the Project may
have a significant effect on the environment or that mitigation measures have been included in the Project to avoid or
mitigate significant effects to less than significant,then Task 6A will be followed. However, if there is substantial evidence
that the Project may result in a significant effect on the environment,then an EIR will be required. In this case,the Initial
Study would be distributed with a Notice of Preparation and an EIR will be prepared. Tasks 6A and Tasks 613 through 6D
and Task 9(replacing Task 6A)have been included in this scope of work as optional tasks in the event an EIR is required.
TASK 6A. PUBLIC DRAFT INITIAL STUDY AND NOTICE OF INTENT TO ADOPT AN MND
PlaceWorks will prepare the public draft Initial Study,which is the final copy/version of the document before it goes
into reproduction. Upon City approval of the Initial Study as the public draft version, we will prepare a Notice of
Intent (NOI) to adopt an MND. The NOI will clearly identify the public review period, contact person, and address
established for submitting comments on the Initial Study.
Our budget assumes that PlaceWorks will reproduce and distribute the public draft Initial Study and NO]to the State
Clearinghouse, County Clerk, responsible and trustee agencies, and other special interest groups and individuals
identified on a distribution list to be developed in consultation with the City. It is assumed that the City will be
responsible for all newspaper notices, site postings, and direct mailings to surrounding property owners, and will
post the Initial Study/MND and NOI on the City's website.
Deliverable(s):
Public draft Initial Study, including technical appendices(digital in both PDF and MS Word and 3 hard copies)
File NOI with County Clerk,including associated filing fees
(OPTIONAL EIR TASK)—TASK 6B. NOTICE OF PREPARATION AND SCOPING MEETING
Distribute Notice of Preparation
PlaceWorks will edit the Initial Study upon receipt of City's comments. Upon approval of the Initial Study as the
public draft version, we will also prepare a Notice of Preparation (NOP) of a Draft EIR. The NOP will clearly identify
the public review period,contact person,and address established for submitting comments on the Initial Study.
Our budget assumes that PlaceWorks will reproduce and distribute the public draft Initial Study and NOP to the
State Clearinghouse, County Clerk, responsible and trustee agencies, and other special interest groups and
individuals identified on a distribution list to be developed in consultation with the City. It is assumed that the City
will be responsible for all newspaper notices,site postings,and direct mailings to surrounding property owners,and
will post the Initial Study and NOP on the City's website.
Scoping Meeting
PlaceWorks will assist the City in organizing and conducting one public scoping meeting to present the preliminary
environmental impacts of the proposed Project and to solicit comments regarding the scope and content of the
environmental issues to be addressed in the EIR.We will prepare a PowerPoint presentation for the meetings to be
reviewed by the City prior to finalization. At the meetings,we will be prepared to discuss the environmental review
process and to answer specific questions,as desired by the City.
It is recommended that the scoping meetings be held one to two weeks after the release of the NOP so that the
public has time to read through the Initial Study/NOP, and public concerns about environmental issues can be
identified. After each meeting, we will prepare a summary of comments that will be included in the EIR, with
reference to where each comment is addressed or an explanation for why it is not addressed (e.g., not an
environmental issue).
Deliverable(s):
Screencheck and Final Initial Study,including technical appendices(digital in both PDF and MS Word and 2
hard copies)
File NOP with County Clerk,including associated filing fees
Prepare materials for and conduct a scoping meeting
PROPOSAL FOR ENVIRONMENTAL AND TECHNICAL SERVICES I PLACEWORKS 1 1
(OPTIONAL EIR TASK)—TASK 6C.SCREENCHECK DRAFT EIR
PlaceWorks will prepare a project-level EIR in accordance with Section 15161 of the CEQA Guidelines. In accordance
with Section 15161, the project EIR will examine the environmental impacts of the proposed Project and will focus
primarily on the changes in the environment that would result from the Project. The EIR will clearly identify and
address all potential issues facing the proposed Project.The EIR will also examine all phases of the Project including
planning, construction, and operation. The EIR will be clearly written and will avoid technical jargon, to the extent
possible, so that the document is easily understood. If technical terms need to be introduced for accuracy,they will
be clearly defined.The existing conditions of the Project site will be used to set the baseline for the environmental
analysis. Mitigation measures will be recommended in the EIR, where necessary. PlaceWorks will coordinate with
City staff to obtain available project information, including technical reports and construction equipment and
schedule information.
PlaceWorks will prepare a screencheck Draft EIR that includes all mandatory elements of an EIR in accordance with
the CEQA Guidelines.Sections of the EIR will include:
• Executive Summary
• Introduction
• Project Description
• Environmental Setting
■ Environmental Topical Sections,to include Existing Conditions and Regulatory Setting,Thresholds of Significance,
Environmental Impact Assessment/Analysis,and Mitigation Measures(as needed)
■ Alternatives to the Project
• Other CEQA-Mandated Sections(e.g.,Significant Unavoidable Adverse Impacts,Growth-Inducing Impacts)
The completed screencheck Draft EIR will be submitted to City staff for review and comment. Our proposed
schedule and budget assumes that a complete screencheck draft will be prepared for review and comment,which is
more efficient than submittal of selected sections on an incremental basis. It is also assumed that all City staff
comments concerning the screencheck Draft EIR will be transmitted in writing or via email to PlaceWorks at the
same time. As appropriate, PlaceWorks' project manager will meet with City staff to discuss and resolve any major
areas of concern or to clarify areas of misunderstanding, etc. Follow-up with City staff/departments will be
conducted as necessary to respond to comments.
For the purposes of this proposal, we assume that up to two rounds of review of the Screencheck Draft EIR by City
staff will be necessary. Modification to the scope of work, budget, and time frame may be necessary if additional
reviews are required.
Deliveroble(s):
Screencheck Draft EIR, including technical appendices (digital in both PDF and MS Word,50 CDs,and 2 hard
copies)
(OPTIONAL EIR TASK)—TASK 6D. PUBLIC DRAFT EIR
PlaceWorks will prepare the public Draft EIR, which is the final version of the document before it goes into
reproduction. Upon City approval of the Draft EIR as the public draft version,we will prepare a Notice of Availability
(NOA). The NOA will provide a summary of the project description and an explanation of the scope of issues
included in the Draft EIR. The NOA will also clearly identify the public review period, contact person, and address
established for submitting comments on the Draft EIR.
Unless requested/required otherwise by the City,our budget assumes that PlaceWorks will reproduce and distribute
the public draft EIR and NOA to the State Clearinghouse, County Clerk, responsible and trustee agencies, and other
special interest groups and individuals identified on a distribution list to be developed in consultation with the City.
It is assumed that the City will be responsible for all newspaper notices and site postings,and if necessary,will post
the Initial Study on the City's website.
Deliverable(s):
Public Draft EIR, including technical appendices(50 CDs and 3 hard copies)
12 CITY OF SAN JUAN CAPISTRANO I RIVER STREET MARKETPLACE
File NOA with County Clerk,including associated filing fees
CERTIFICATION DOCUMENTS
TASK 7. RESPONSE TO COMMENTS
Although formal Response to Comments is not required for an MND, we recommended preparing one in this case
due to the level of community interest in the project and to ensure that all CEQA related comments are adequately
addressed in writing. PlaceWorks will prepare responses to public comments received either during the 30-day MND
public review period or the 45-day EIR public review period, as needed.The Response to Comments will contain an
introduction describing the public review process concerning the MND or Draft EIR, copies of all comment letters
received,written responses to comments,and revisions to the MND or Draft EIR.
Responses will focus on comments that address the adequacy of the environmental document. Comments that do
not address the CEQA adequacy will be noted as such and no further response will be provided, unless deemed
necessary by City staff. PlaceWorks will prepare the responses in coordination with City staff, as needed,to ensure
that the Draft EIR and associated documents are legally defensible, accurate, and useful to decision makers
considering approval of the proposed Project.
The budget for the Response to Comments is an estimate only and assumes approximately 100 hours to complete.
The estimated budget assumes that no additional basic research will be required to respond to comments,that the
comments will be directed at the substance and technical adequacy of the document, and that the comments will
be compiled by the City and transmitted in writing or via e-mail to PlaceWorks. Modification to the scope of work,
budget, and time frame may be necessary if comments received from agencies and/or the general public requires
substantially increasing the scope of impacts and issues to be addressed.Should this situation become apparent,we
will discuss this concern with the City before the response to comments budget is consumed to determine an
appropriate course of action.
As required by CEQA, responses to "public agency" comments will be provided to those agencies a minimum of 10
days prior to consideration of the Project by the City Council.
For the purposes of this proposal, we have budgeted one round of review of the screencheck Response to
Comments by City staff. Modifications to the scope of work, budget, and time frame may be necessary if additional
screencheck reviews are required. Upon acceptance of the document, PlaceWorks will reproduce and distribute the
Response to Comments to the commenting agencies a minimum of 10 days prior to the public hearings.
Deliverable(s):
Screencheck and Final Response to Comments document(digital in both PDF and MS Word;25 CDs and 5 hard
copies)
TASK 8. MITIGATION MONITORING AND REPORTING PROGRAM
PlaceWorks will prepare a Mitigation Monitoring and Reporting Program (MMRP) based on mitigation measures
identified in the Initial Study/MND or EIR and pursuant to Section 21081.6 of the CEQA Public Resources Code.The
MMRP will be defined through working with City staff to'identify appropriate monitoring steps/procedures in order
to provide a basis for monitoring such measures during and upon Project implementation. It will be in standard City
format and will identify the significant impacts that would result from the proposed Project; proposed mitigation
measures for each impact; the timing at which the measures will need to be conducted; the entity responsible for
implementing the mitigation measure; and the City department or other agency responsible for monitoring the
mitigation effort and ensuring its success. The MMRP will be submitted to City staff for review and approval in
conjunction with submittal of the Response to Comments(see Task 7).
Deliverable(s):
Screencheck and Final MMRP (digital in both PDF and MS Word)
PROPOSAL FOR ENVIRONMENTAL AND TECHNICAL SERVICES I PLACEWORKS 13
(OPTIONAL EIR TASK)—TASK 9. FINDINGS OF FACT AND STATEMENT OF OVERRIDING
CONSIDERATIONS
Section 15091 of the CEQA Guidelines requires that no public agency approve or carry out a project for which an EIR
has been completed that identifies one or more significant environmental effects, unless the public agency prepares
findings for each significant effect. If required, PlaceWorks will prepare draft findings and facts in support of findings
for each of the significant impacts identified by the Draft EIR and the determination as to whether those impacts
would be reduced to below a level of significance by proposed mitigation measures.These findings and facts will be
incorporated into the resolution(s)to be prepared by City staff, if deemed necessary.
Additionally, Section 15093 of the CEQA Guidelines requires that when an agency approves a project that will have
significant adverse environmental effects that are unavoidable,the agency must make a statement of its views on
the ultimate balancing of the merits of approving the project despite the environmental impact(s). PlaceWorks will
prepare the statement of overriding considerations for any unavoidable significant impacts that may be identified by
the Draft EIR.
Deliverable(s):
Findings of Fact/Statement of Overriding Considerations(digital in both PDF and MS Word)
TASK 10. NOTICE OF DETERMINATION
Within five days after approval of the Project by the San Juan Capistrano City Council, PlaceWorks will file a Notice of
Determination (NOD)with the County Clerk and State Clearinghouse.The NOD will be hand delivered to the County
Clerk along with the required California Department of Fish and Wildlife and County fees.
Deliverable(s):
File NOD with State Clearinghouse and County Clerk,including associated filing fees
14 CITY OF SAN JUAN CAPISTRANO I RIVER STREET MARKETPLACE
2. Similar Project Experience
PLACEWORKS
HOTEL CAPISTRANO(ADDENDUM TO THE SAN JUAN HOTEL&VILLAS INITIAL STUDY/MND)
Cityof SanJuan Capistrano I San Juan Capistrano,California
PlaceWorks prepared an Addendum for a 3.16-acre Hotel Capistrano project site is located in the Historic Town
Center in downtown San Juan Capistrano. The project is situated about 700 feet south of Mission San Juan
Capistrano in the heart of the City's downtown adjacent to two historically significant buildings, the Judge Egan
House and Esslinger Building.The project was modified from the previous approval to allow for 102 hotel rooms and
a 6,937 square feet restaurant. The hotel is designed to reflect classic Spanish colonial architecture with ornately
landscaped grounds and resort amenities, including multiple pedestrian pathways that are designed to inspire public
use and connect the downtown, HTC Park, Mercado Village, and the retail along Del Obispo. The hotel building
would be in a 'V' shape with the open end of the V facing HTC Park to the north, providing further connectivity to
the downtown.
The Addendum address all environmental topical areas and focused on evaluating visual simulations, lighting,
architecture,and massing to address indirect impacts to nearby and adjacent historical buildings and context within
the Historic Town Center.
Client Contact: Mathew Evans,Contract Planner,949.487.4314
Dates of Service: 04/2016—09/2016
SAN JUAN HOTEL&VILLAS INITIAL STUDY/MND
City of San Juan Capistrano I San Juan Capistrano,California
The San Juan Hotel &Villas project consisted of a tentative tract map, architectural control, a grading modification
plan, a sign program, a tree removal permit, and administrative modifications to the form-based code to allow for
the development of a hotel and 33 townhouse-style villas. The proposed Kimpton Hotel consisted of 136 guest
rooms in 69,282 square feet and connects to the spa, restaurant,and event space.The project's Mediterranean and
Spanish colonial architecture was designed to be complementary to the surrounding community. The Initial
Study/MND evaluated visual simulations, lighting, architecture, and massing to address indirect impacts to nearby
and adjacent historical buildings including Judge Richard Egan House and the Esslinger Building.
Client Contact: William Ramsey,AICP(formerly with City of San Juan Capistrano),Assistant Development Services Director
949.533.2219
Dates of Service: 11/2013—09/2014
HISTORIC TOWN CENTER MASTER PLAN EIR*
City of San Juan Capistrano I San Juan Capistrano,California
On April 2012, the City Council of San Juan Capistrano certified the Program EIR and adopted the Historic Town
Center Master Plan (HTCMP) and the Historic Town Center form based code. The HTCMP, Historic Town Center
Form Based Code, General Plan Amendment, and Rezone collectively provided the long term guidance for
redevelopment of the downtown San Juan Capistrano area for a 20+year period.The form based code dictated the
character and feel of redevelopment while allowing for some flexibility to account for market conditions. Overall,
buildout of the HTCMP could increase total building area by approximately 61 percent by allowing an additional
203,723 sf of retail space, 137,014 sf of commercial/office space, 36,853 sf of civic use, 239 residential units, and
214 hotel rooms.
The Program EIR was pivotal in addressing a number of environmental concerns including aesthetics/visual
character, historical resources, land use compatibility,and mobility(walkability,transit,and multimodal design).
Client Contact: William Ramsey,AICP(formerly with City of San Juan Capistrano),Assistant Development Services Director
949.533.2219
Dates of Service: 2011-2012
*Note:This project was led by Place Works'Nicole Morse in 2011-2012,while employed by another consulting firm.
PROPOSAL FOR ENVIRONMENTAL AND TECHNICAL SERVICES I PLACEWORKS 15
HISTORIC PASADENA GENERAL PLAN AND EIR and CROWN CITY MEDICAL CENTER EIR
City of Pasadena I Pasadena,California
PlaceWorks led a multidisciplinary team to support city staff in the update of the Pasadena residents have a
general plan land use and mobility elements and prepare the associated EIR.The hlgh level of interest and
general plan builds on seven guiding principles to conserve the city's historic
neighborhoods and districts and target infill in its downtown and around transit knowledge+n the planning
stations. It reinforces transformations that have occurred during the past decade and development othe
with infill mixed-use and housing development, pedestrian-oriented streets,and city. collaborationnwith
sustainable development practices. the City,we conducted four
prescoping meetings to lay
PlaceWorks collaborated with city staff in the design and implementation of an the groundwork for the
extensive program of public outreach and involvement. More than 6,000 CEQA process,Program
residents and business people participated in stakeholder meetings, public EIRs,and future tiering
workshops, advisory committee meetings, and online and administered surveys. opportunities.
A 3-day charrette provided a forum for intensive public discussion of options for
the future,facilitated by the use of 3D imagery to enable participants to visualize their implications on physical form
and community character. Over 8 percent of the residents responded to a survey and identified preferences among
the four vision plans and scenarios developed in the charrette.
PlaceWorks strategized with city staff on the scope of the upcoming General Plan EIR after receiving input from all
city departments and community stakeholders.
Client Contact: Stephanie DeWolfe, Deputy Director of Planning,626.744.7143,sdewolfe@cityofpasadena.net
Dates of Service: 09/2010—08/2013
CROWN CITY MEDICAL CENTER SUBSEQUENT EIR
City of Pasadena I Pasadena,California
The Crown City Medical Center consisted of a conditional use permit,two minor conditional use permits,and design
review to allow for the development of an 112,252-square-foot,five-story medical office building with ground-floor
retail and five levels of underground parking.
The project required extensive historical resources analysis due to its proximity within the shoehorn of the Pasadena
Playhouse Historic District. Indirect impacts to the National historical district were evaluated per the National
Register Bulletin 15 criteria of its potential impact to location, design, setting, materials, workmanship, feeling and
association. The design and massing of the building was also evaluated to address the visual character of the area.
the building was oriented in an L-shape to front Colorado Boulevard and Madison Avenue with a setback of
approximately 14 feet, which was found to enhance pedestrian connectivity and preserve the existing street trees
along Madison Avenue and Colorado Boulevard.
Client Contact: David Sinclair,LEED AP, Planner,626.744.6766,dsinclair@cltyofpasadena.net
Dates of Service: 05/2012—08/2013
SAN CLEMENTE GENERAL PLAN EIR
City of San Clemente I San Clemente,California
The general plan presented an opportunity to refine the community's vision,
building on its heritage as the Spanish Village by the Sea. It positions this nearly
built-out city to capitalize on existing assets and set a course for strategic
investments in the coming decades.Geographically constrained,the city faced many
challenges to remaining economically and fiscally sustainable without compromising
its existing neighborhoods, the "historic" character first envisioned by the city
founder, unique surf culture, and small-town feel enjoyed by residents and visitors
alike.
Development opportunities needed to reflect community values, as did the goals,
policies, and standards that guided them. PlaceWorks engaged the community through a 25-member general plan
advisory committee and several public workshops. In addition, PlaceWorks'senior economist met with business and
property owners from major business centers and Saddleback Memorial Hospital to identify strategies for retaining
16 CITY OF SAN JUAN CAPISTRANO I RIVER STREET MARKETPLACE
and attracting new businesses to San Clemente. Land use concepts were developed with public support following
extensive study of fiscal and economic impacts, community design considerations, and environmental concerns.
Using the city's award-winning "Long Range Financial Planning Framework" as a guide as well as available web-
based technologies, PlaceWorks designed the General Plan—particularly its economic development and governance
elements—to better strengthen the relationship between the city's long-range goals and shorter-term
implementation.
Client Contact: Mr.Jim Pechous(formerly with City of San Clemente),Assistant Community Development Director,
949.497.0320,jpechous@lagunabeachcity.net
Dates of Service: 2012-2013
URBANA PRESERVATION & PLANNING
THIRD AVENUE COMMUNITY CHARACTER+BUSINESS IMPROVEMENT GUIDELINES
City of Chula Vista,CA
The Third Avenue Community Character+Business Improvement Guidelines(Third Avenue Guide)were prepared
in support of economic development, historic preservation, and community culture and aesthetics goals for Chula
Vista and the Third Avenue central business district. The street has long served as the commercial core for the city
and endures as such with a mix of new and legacy businesses offering restaurant, entertainment, services, and
goods to residents, property owners, business owners,and visitors.The purpose of the guide is to assist building and
business owners in the design decision-making process associated with facade improvements, remodels, and
building rehabilitations. It is focused on the retention and enhancement of existing features that contribute to the
character of the area while recognizing that new construction or substantial remodels may occur at select
locations.
Urbana's methods included physical survey and photography of the 86 buildings within the project boundaries,
recordation of building materials and character-defining features for each property, identification of historic and
vintage views of the street and storefronts, identification of legacy businesses via historical research, preparation of
commercial building anatomy graphics to serve as photo glossaries for guide users, preparation of general design
guidelines by category, and preparation of individual building recommendations based on Urbana's assessment of
each storefront for existing features recommended for retention and repair and features recommended for removal
and remodel as part of a larger facade improvement campaign
Client Contact: Lynnette Tessitore-Lopez,Cultural Arts Program Manager,Economic Development Department,
619.409.5465, Ltessitore-lopez@chulavistaca.gov
Dates of Service:2015-2016
HISTORIC AMERICAN LANDSCAPES SURVEY,COLLIER PARK
City of La Mesa,CA
Urbana was retained by the City of La Mesa to prepare a Level II Historic American Landscapes Survey (HALS)
documentation package for Collier Park, a city-owned park intended for renovations and improvements using
federal funds. The park is the site of three natural springs that, in 1907, were harnessed to feed a water bottling
operation developed by prominent San Diegan, David C. Collier. In its 95-year history, Collier Park has served as a
community park and gathering place, offering recreational activities within the setting of D.C. Collier's old water
bottling site. The park is identified as HALS No. CA-122. Urbana's work was submitted to the City of La Mesa to
satisfy project mitigation requirements for a discretionary action at Collier Park, and was submitted to the National
Park Service for inclusion in the United States Library of Congress. All work also satisfied the National Historic
Preservation Act Section 106 requirements imposed for the federally funded park improvement project.
Client Contact:Allyson Kinnard,Associate Planner,Community Development Department,619.667.1196
Dates of Service:2015-2016
AS-NEEDED HISTORIC PRESERVATION CONSULTING
City of San Diego,CA
Under contract to the Redevelopment Agency (RDA) of the City of San Diego, Urbana provided as-needed historic
preservation consulting services including for projects in the City Heights, Linda Vista, and North Park
Redevelopment Areas. Urbana prepared Historical Resource Technical Reports for RDA-owned properties including
PROPOSAL FOR ENVIRONMENTAL AND TECHNICAL SERVICES I PLACEWORKS 17
the Sally Wong Building and the associated Laughlin / Lingo building block at 4100 University Avenue and for the
Linda Vista Tenant Activity Building at 6907 Linda Vista Road, as well as a Historic Structure Report for the Tenant
Activity Building to inform adaptive reuse opportunities as part of a proposed Master Development process for the
southern portion of the Linda Vista Shopping Center. While in discussion to complete a limited historical resource
survey in North Park,the RDA was dissolved on February 1,2012 per Assembly Bill 1X 26.
Urbana's role as an as-needed consultant was to prepare intensive level documentation and National Register,
California Register, and Local Register eligibility evaluations for RDA projects, contributing to the proposed project
design and development team efforts by identifying the character-defining features of RDA properties, analyzing
proposed project designs for compliance with The Secretary of the Interior's Standards for Rehabilitation,attend and
represent historical resource conclusions at public workshops and public hearings, and respond to RDA staff as-
needed regarding any technical historic preservation concern
Client Contact:Eliana Barreiros, Project Manager,Redevelopment Agency,619.533.6510,ebarreiros@sandlego.gov
Dates of Service:2009-2012
COGSTONE RESOURCE MANAGEMENT
HISTORIC TOWN CENTER MASTER PLAN PROGRAM EIR
San Juan Capistrano,CA
Cogstone conducted an intensive-level pedestrian survey and assessment to determine the potential effects on
cultural resources of potential changes to the Historic Town Center Master Plan area in support of a Program EIR on
behalf of the City. Cogstone supervised archaeological and paleontological record searches, research, and survey
plus Native American consultation for the 31-acre town center. We evaluated resources, including updated site
records and impact assessment.
Client Contact:Nicole Morse,Esq.,Associate Principal,PlaceWorks,714.966.9220
Dates of Service:2011
18 CITY OF SAN JUAN CAPISTRANO I RIVER STREET MARKETPLACE
3. Project Manager Resume
Nicole Morse, Esq.,Associate Principal, is proposed at Principal-in-Charge and Project Manager.As requested in the
RFP, a one-page version of Nicole's resume is provided on the following page. An expanded version, as well as full
resumes of key staff or all project team members will be provided upon request.
PROPOSAL FOR ENVIRONMENTAL AND TECHNICAL SERVICES I PLACEWORKS 19
NICOLE NORSE, Esq.
Associate Principal
Nicole has nearly 20 years of environmental plan ningexperience.With her background EDUCATION
as both an attorney and a planner,she thoroughly understands planning and zoning
law, the California Environmental Quality Act (CEQA), SB 743, the California Global " JD, Business Law,Whittier Law
School,Costa Mesa
Warming Solutions Act of 2006(AB 32),and the Sustainable Communities and Climate » BS,Applied Ecology, University of
Protection Act of 2008 (SB 375). Nicole manages and coordinates environmental California, Irvine
documents to withstand legal scrutiny.She reviews EIRs, negative declarations, and
various technical reports for compliance with CEQA, NEPA,the Endangered Species
Act(ESA), and various other regulatory requirements.She also conducts third-party REGISTRATIONS
review and litigation support for controversial projects. » State Bar of California No.262013
Nicole has a broad spectrum of experience for public- and private-sector clients.
She has prepared and managed environmental and planning documents for transit AFFILIATIONS
oriented development (TOD) projects, downtown and corridor redevelopment » Association of Environmental
programs, urban infill (residential, mixed-use and high-rise), master planned Professionals(AEP)
communities, and general plans. For over 10 years, Nicole provided CEQA and
ESA policy guidance as a representative on AEP's Legislative Review Committee—
including on CEQA reform efforts,streamlining,and SB 743.She also speaks regularly Team member since 2011
on CEQA and related case law.
HIGHLIGHTS OF EXPERIENCE
CEQA DOCUMENTATION
» Hotel Capistrano Addendurn I San Juan Capistrano CA
San Juan Hotel and Villas MND I San Juan Capistrano CA
» Historic Town Center Master Plan EIR I San Juan Capistrano CA
» Tustin Legacy Specific Plan EIR I Tustin CA
» General Plan EIRs for cities of Pasadena,San Clemente,Westminster,La Habra,CA
» Lincoln Avenue Specific Plan EIR and Crown City Medical Center SEIR I Pasadena CA
» S.E. Long Beach Specific Plan EIR and Midtown Specific Plan EIR I Long Beach CA
» Harbor Boulevard Mixed-Use Transit Corridor Plan I Santa Ana CA
Valley Boulevard Corridor Specific Plan EIR I San Bernardino County CA
» The Forum Design Project Categorical Exemption I Inglewood CA
THIRD-PARTY REVIEW&LITIGATION SUPPORT
» Addendum to the Hollywood Park Redevelopment Project EIR I Inglewood CA
Church of the Woods Final EIR I San Bernardino County CA
SPEAKING ENGAGEMENTS
» "Nuts& Bolts Panel: Cultural Resource Assessments in California" 1 2012
OCAEP Luncheon I Tustin CA
» CEQA Basics and Legislative Update I California State Legislature I Sacramento CA
» "Updates and Challenges to CEQA" 1 2013 CASH Workshop:Charting the Legal
Course: Navigating Potential Pitfalls for Your Local Bond Program I Costa Mesa CA
TEACHING
» "Legal Challenges:Working with your Attorney" I Guest Speaker, Environmental,
Health &Safety Clearance for School Facilities, UC Riverside Extension 1 2014
» "CEQA Basics" I Guest speaker, UC Irvine Extension 1 2010
LEADERSHIP AND COMMUNITY
» OC Chapter Representative,AEP Legislative Committee 2003-2013
» Executive Vice President I AEP Orange County Chapter) 2000-2003 PLACEWORKS
4. Project Schedule
Based on the availability of a complete project description and supporting technical analyses/studies (as described
under"Technical Studies")and upon project initiation,the preparation and processing of an MND and all associated
reports are anticipated to require approximately eight months from start (contract approval) to finish (City Council
hearing). We have prepared an MND Estimated Project Schedule (see Table 1) that can be further refined upon
project initiation. Note that preparation of an EIR would take an additional two to four months approximately. An
EIR Estimated Project Schedule provided on Table 2. If selected, PlaceWorks would prepare a detailed project
schedule for the City prior to the kick-off meeting for City review and approval.We will work to meet the scheduling
objectives of the City.
Table 1. MND Estimated Project Schedule
Task Timeline/Due Date
Contract Approval November 7, 2017
November 13,2017 (1 week after approval of contract
Project Orientation/Kick-off Meeting by City Council at November 7th council meeting).
Obtain data, reports,and files required for analysis(see
"Technical Studies").
November 13—December 4,2017(3 weeks;schedule
Preparation of Draft Technical Analyses/Studies assumes that PlaceWorks will be provided with all
pertinent project information/details needed to
(Visual-Aesthetic Simulation,Air Quality&GHG, Historic commence the analyses/studies prior to or on November
Resources,Cultural Resources, and Noise Analyses) 13, including a completed applicant-prepared traffic
study and project construction data request)
First Project Status/Update Meeting
(meeting to discuss initial findings and conclusions of technical Week of December 5,2017
analyses/studies)
PlaceWorks Preparation of First Screencheck Draft Initial Study
(proceed with preparation of Initial Study that will support an December 8, 2017—January 12, 2018
MND,based on findings of technical analyses/studies and (5 weeks;schedule takes into consideration holiday
direction provided at project status/update meeting with City closures and vacations)
staff)
City Review of First Screencheck Draft Initial Study January 12—January 26(2 weeks)
(including technical appendices)
Second Project Status/Update Meeting
January 26, 2018
(meeting to discuss Screencheck Draft Initial Study)
PlaceWorks Revisions and Preparation of Second Screencheck
January 29—February 12, 2018(2 weeks)
Draft Initial Study
City Review of Second Screencheck Draft Initial Study February 12—February 26,2018(2 weeks)
PlaceWorks Revisions and Preparation of Public Draft Initial Study February 26—March 2,2018(5 working days)
CEQA Public Review Period of Public Draft Initial Study/MND March 5—April 3,2018(30 calendar days)
Third Project Status/Update Meeting
(meeting to discuss comment letters received on public draft April 2, 2018
Initial Study)
PlaceWorks Preparation of Response to Comments and Mitigation April 2—April 16, 2018(2 weeks;schedule includes
Monitoring and Reporting Program PlaceWorks preparation and City review time)
Planning Commission Meetings First Meeting:Aril 24,2018
(up to 2; per the City's website, Planning Commission meetings p
Second Meeting:May 22,2018
are held once a month,on the fourth Tuesday of each month)
City Council Meetings
First Meeting:June 5,2018
(up to 2; per the City's website, City Council meetings are held Second Meeting:July 3, 2018
once a month,on the first Tuesday of each month)
PROPOSAL FOR ENVIRONMENTAL AND TECHNICAL SERVICES I PLACEWORKS 21
Table 2. EIR Estimated Project Schedule
Task Timeline/Due Date
Contract Approval November 7,2017
November 13,2017 (1 week after approval of contract
Project Orientation/Kick-off Meeting by City Council at November 7th council meeting).
Obtain data, reports,and files required for analysis(see
"Technical Studies").
November 13—December 4,2017(3 weeks;schedule
Preparation of Draft Technical Analyses/Studies assumes that PlaceWorks will be provided with all
pertinent project information/details needed to
(Visual Aesthetic Simulation,Air Quality&GHG, Historic
Resources,Cultural Resources, and Noise Analyses) commence the analyses/studies prior to or on November
13, including a completed applicant-prepared traffic
study and project construction data request)
First Project Status/Update Meeting
(meeting to discuss initial findings and conclusions of technical Week of December 5,2017
analyses/studies)
PlaceWorks Preparation of First Screencheck Draft Initial Study December 8, 2017—January 12, 2018
(proceed with preparation of Initial Study that will support an EIR, (5 weeks; schedule takes into consideration holiday
based on findings of technical analyses/studies and direction closures and vacations)
provided at project status/update meeting with City staff)
City Review of First Screencheck Draft Initial Study
(including technical appendices) January 12—January 26(2 weeks)
Second Project Status/Update Meeting
January 26,2018
(meeting to discuss Screencheck Draft Initial Study)
PlaceWorks Revisions and Preparation of Second Screencheck
January 29—February 3, 2018(1 week)
Draft Initial Study
City Review of Second Screencheck Draft Initial Study February 6—February 10,2018(1 week)
PlaceWorks Revisions and Preparation of Public Draft Initial Study February 13—February 17, 2018(5 working days)
CEQA Public Review Period of Public Draft Initial Study/NOP February 20—March 21,2018(30 calendar days)
Public Scoping Meeting February 20,2018
Third Project Status/Update Meeting
(meeting to discuss comment letters received on public draft April 2, 2018
Initial Study)
PlaceWorks to Prepare First Screencheck Draft EIR January 29—April 6,2018(10 weeks; begins concurrent
with 2nd draft Initial Study includes NOP comments)
City Review of First Screencheck Draft EIR April 9—May 4, 2018(4 weeks)
PlaceWorks Revisions and Preparation of Second Screencheck
May 7—May 25, 2018(3 weeks)
Draft EIR
City Review of Second Screencheck Draft EIR May 28—June 8,2018(2 weeks)
PlaceWorks Revisions and Preparation of Public Draft EIR and City June 11—June 15, 2018(1 week)
Approval
CEQA Public Review Period of Draft EIR June 1 August 2,2018(45 calendar days)
--
PlaceWorks Preparation of Response to Comments,Findings of August 3—August 31,2018(4 weeks;schedule includes
Fact,and Mitigation Monitoring and Reporting Program i PlaceWorks preparation and City review time)
Planning Commission Meetings
First Meeting:August 28,2018
(up to 2; per the City's website, Planning Commission meetings Second Meeting:September 11,2018
are held on the 2nd and 4th Tuesday of each month)
City Council Meetings
First Meeting:October 2, 2018
(up to 2; per the City's website, City Council meetings are held on Second Meeting:October 16, 2018
the 1 st and 3rd Tuesday of each month)
22 CITY OF SAN JUAN CAPISTRANO I RIVER STREET MARKETPLACE
EXHIBIT B
5, Project Budget
The proposed project budget assumes that there will be a high level of public scrutiny and will require detailed
environmental review and reports, several meetings, and a high to moderate level of public comment. Please refer
to the"General Methodology and Approach" in the transmittal letter for an understanding of our approach.
PlaceWorks will complete the Initial Study/Mitigated Negative Declaration and technical services outlined in this
proposal for a fee of not to exceed $118,911 (see Table 3). In the event that a Focused or Full scope EIR is required,
the total not to exceed fee is $168,239 (Table 4). Costs are based on PlaceWorks' 2017 Standard Fee Schedule (see
Table 4). A breakdown of the cost by position, hourly rate, task, hours budgeted for each task, and reimbursable
costs for both an MND and EIR is provided in Table 5.
Table 3. MND Cost Estimate
Task Cost
PROJECT MANAGEMENT, MEETINGS,AND PUBLIC HEARINGS _
Task 1:Project Management and Administration _I $7_,560.
Task 2: Data Collection and Kick-off Meeting 1,760
Task 3:Meetings and Public Hearings 7,650
TECHNICAL STUDIES
Task 4:Technical Analyse*$tudies
4.1:Visual-Aesthetic Simulation Analysis _ 11,655
4.2:AirQuality/GHG Emissions _ 9,390
4.3: Noise 7,840
4.4: Historic Resources Anal 's_Report 1,720
Urbana' 24,9_25
4.5:Cultural Resources 430
stone' 10,310
CEQA DOCUMENTATON
Task 5:Screencheck Draft Initial Study 16,390
Task 6A: Public Draft IS/MND1NOI 1,800
CERTIFICATION DOCUMENTS
Task 7:Response to Comments 8,920
Task 8:Mitigation Monitoring and Reporting Program 540
Task 10: Notice of Determination 360
Subtotal-Labor $111,250
REIMBURSEABLES
IS/MND 5 hard copies and 50 CDs @$10 825
_FedEx and Certified Mailings 950
Response to Comments 5 hard copies and 25 CDs @$10 T� 425
EDR 350
Instrumentation 750
CDFW and County Filing_Fees 2,340
Mileage,_miscellaneous 500
Office Expenses(2_%of Labor) 1,520
Subtotal $7,660
GRANS]TOTAL — - _$118,910
1.Includes a 10 percent mark-up. `
2.2%of PlaceWorks Labor for Office Expenses($81,460'"002).
PROPOSAL FOR ENVIRONMENTAL AND TECHNICAL SERVICES I PLACEWORKS 23
Table 4. Focused EIR or Full Scope EIR Cost Estimate
Task — _ —_ Cost
PROJECT MANAGEMENT,MEETINGS,AND PUBLIC HEARINGS
Task 1:Project Management and Administration _ $7,560
Task 2: Data Collection and Kick-off Meeting 1,760_
_Task 3:Meetings and Public Hearings 7,650
TECHNICAL STUDIES
Task 4:Technical Analyses/Studies
4.1:Visual-Aesthetic Simulation Analysis 11,655
4.2:Air Quality/GHG Emissions 9,390
4.3: Noise 7,840
4.4: Historic Resources Analysis Repart 1,720
Urbana 24,925
4.5:Cultural Resources 430
Ca stone' 10,310
CEQA DOCUMENTATON
Task 5:Screencheck Draft Initial Study 16,390
Task 613: Notice of Preparation and Scalping Meeting 2,680
Task 6C:Screencheck Draft EIR 37,920
Task 6D: Public Draft EIR 4,520
CERTIFICATION DOCUMENTS
Task 7:Response to Comments 8,920
Task 8:Mitigation Monitoring and Repattinq Program 540
Task 9: Findings of Fact and Statement of Over ridi Considerations 4,120
Task 10: Notice of Determination 360
Subtotal-Labor $156:,930
REIMBURSEABLES
IS/NOP 5 hard copies and 50 CDs R?$10 825
Public Draft EIR 5 hard copies and 50 CDs @ $10 1,250
__FedEx and Certified Mailings 1,575
Response to Comments 5 hard copies and 25 CDs @$10 425
�EDR 350
Instrumentation 750
CDFW and County Filing Fees 3,200
Mileage,miscellaneous _ 500
Office Expenses(2%of Labor) 2,434
Subtotal $11,309
GRANTS TOTAL , $168,239
1.Includes a 10 percent mark-up. �
2.2%of PlaceWorks Labor for Office Expenses($81,460'002).
24 CITY OF SAN JUAN CAPISTRANO I RIVER STREET MARKETPLACE
Table 5. PlaceWorks—2017 Standard Fee Schedule
Staff Level Hourly Bill Rate
Principal $210-$325
Associate Principal $190-$225
Senior Associate/Senior Scientist $160-$200
Associate/Scientist $120-$170
Project Planner/Project Scientist $95-$125
Planner/Assistant Scientist $85-$100
Graphics Specialist $65-$135
Clerical/Word Processing $45-$160
Intern $65-$85
Subconsultants are billed at cost plus 10%.
Mileage reimbursement rate is the standard IRS-approved rate.
PROPOSAL FOR ENVIRONMENTAL AND TECHNICAL SERVICES I PLACEWORKS 25
City of San Juan Capistrano
Environmental and Technical Services for the Proposed River Street Marketplace
TABLE 4.DETAILED COST PROPOSAL
T-k M.g.11 I— a""I c—]E" _n-
1TMiE7t7lk FYIOGAT X5 PAND%'ikl I •k4FJ:l.lRkIhGS r�,�v .l '.. _._. __
_
I4YFZ.DATA
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a.YECHfACA4AHAlYSf".,JSftlDffS _ -
42 s2 5%mc
sa
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24 6
to U
A51tb:PNEPMA'N6N GF_NIHDtX.PR _�- ..- _. _. — ---
A,.JOPT10MAL EIR TAS K)
0 ®2■sir0 IVa Q 28 mS3,Im
(OPTIONAL FIR TASK) ����—�������■���s 2�
. I - Iiso sem■ . A � ri■®
CER71 FlCATIpN DGCLMFN43
�2 56,320
� � �s��war
'_swefecnnoreMorDYa�aarGsrme7roanrt��Qacanxa_ __��'-- . - — ._ _ - _
69
TOTAL$JJBCO
ram o�s�s��isoirs����
..�._. 1E1R 7A9iI}_TA5%'9.F14tl}IRGSOi FACd AM65£AT@h�N44f pYFDRlDIlKaCW.SIDEIt� .�L �+ �- —.
:ASX kD.Hp17U L7F DLTERMINAADN —.
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City of San Juan Capistrano
Environmental and Technical Services for the Proposed River Street Marketplace
TABLE 4.DETAILED COST PROPOSAL
JzeAn47tJ�nt StWJ rarapl:hremin woven TOTALS
MORSE TEAGUE ESfRAOA VERM'UON MAMEY MJfLW84ACf VANG KNOWIFS SULLIVAN ICKENeAC Bowe NAKAMA MUNOZ/[Yrica
Stss
$ass sssd SL9s $160 Sits Sias riss Stos R Ssn issd Sso Ses
Charge/ CEcA Outreach Nzls4nt Pra) 44Y c+WaV Laa4 Nake NPhe Mdv tryi- CEOA 11wKLSrt MK
Ta k 1 hien _j-Manager, M—r anager Lead Lead Lead muYryl--cn�ta..tpaa Spedaiu Planner x/aM(alfinr 4ePrt GnPPJn frX!
5150 S65 S35 525 510 512
vaan veeencnau ane aKpac ban l.Ivl lzwn;wrzO . -.�. ;. �" Fi!�A
_ I
ulao olx.cw.lne-nALNa✓ _ Mute
laav Tann nN+n'aawsacnu�N sew=na.+nrmswanwl+n r+.x - _ s,r,.�.r
ewb. Sa�er.+axdlW/NJs bah Aave*r fa4wmenn i : 1i .5 f'Ife
RnU� fLM u1A
le41 `aKaag,K.lpasaaer�r _ ar�i
TN 'cae.R4a 1lutdc PaR aeae ewdrfh� •} :L. SLAB
tel StrNwdlaxl wal PVYS Paht18 - _ �+ � :i _—. $Id1'S
taw arFVF,Ranw-tel erwd uax
!P c hlNWiaN C+S+arena OeprLnznn ar Fv.caarv4 rcry r„t F1J!tp
TOTAL MHD REIMBURSABLE EXO _ J✓ 1 $7,660
TOTAL FIR ftpmR RSA&f EXPIE _ �% $11304
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