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20-1020_T&B PLANNING, INC._Agenda Report_E6City of San Juan Capistrano Agenda Report TO: Honorable Mayor and Members of the City Council FROM: Benjamin Siegel, City Manager SUBMITTED BY: Joel Rojas, Development Services Director PREPARED BY: David Contreras, Principal Planner DATE: October 20, 2020 SUBJECT: Professional Services Agreement with T&B Planning, Inc. for the Preparation of an Environmental Impact Report for the Proposed “Downtown/Playhouse Project” Located at 31776 El Camino Real (Property Owner: City of San Juan Capistrano) (Applicant: Frontier Real Estate Investments) RECOMMENDATION: Approve and authorize the City Manager to execute a Professional Services Agreement with T&B Planning, Inc. for the preparation of an Environmental Impact Report, pursuant to the California Environmental Quality Act (CEQA), at a cost not-to-exceed $254,141.82, to be funded by the Applicant. EXECUTIVE SUMMARY: Last month, the City Council initiated a General Plan Amendment, Code Amendment, and Rezone study of a request by Frontier Real Estate Investments (Applicant) to redevelop a City-owned 1.68-acre property with a new commercial project. The property is located at 31776 El Camino Real and is the current site of the Camino Real Playhouse (Attachment 1). Staff has determined that the preparation of an Environmental Impact Report (EIR) would be necessary to analyze the environmental impacts of the proposed project. Staff solicited and received a proposal from T&B Planning, Inc. for preparation of the necessary EIR. Staff has reviewed the proposal and believes it contains a complete and thorough scope of work. As a result, staff is recommending that the City Council approve and authorize the City Manager to execute a Professional Services Agreement (PSA) with T&B Planning, Inc. for preparation of an EIR for the “Downtown/Playhouse” Project (Attachment 2). 10/20/2020 E6 City Council Agenda Report October 20, 2020 Page 2 of 3 DISCUSSION/ANALYSIS: In October 2017, the City Council authorized the City Manager to execute an Exclusive Negotiation Agreement with the Applicant for potential development of the City-owned Downtown/Playhouse property, located at the southeast corner of Ortega Highway and El Camino Real within the City’s historic downtown. In April 2020, the Applicant submitted conceptual plans for a proposed commercial project on the subject site which were subsequently reviewed by the Design Review Committee in May 2020. In July 2020, the Applicant submitted a proposal for redeveloping the property with a commercial project consisting of two 2-story buildings and a 1-story parking structure with approximately 24,786 square feet of leasable area for retail, restaurant and office uses. On September 1, 2020, the City Council initiated a General Plan Amendment, Code Amendment and Rezone study for creation of a Specific Plan that would encompass the proposed commercial development. The creation of a Specific Plan for the project site affords the Applicant and City more flexibility in establishing development standards for the proposed project. Environmental Consultant- Environmental Impact Report Staff has determined that the proposed project requires the preparation of an EIR in accordance with the California Environmental Quality Act (CEQA). The Applicant expressed a desire for the City to use T&B Planning, Inc. as the environmental consultant to prepare the necessary project EIR. Since T&B Planning, Inc. is on the City-approved Master Consultants List, which means that the firm has successfully completed the prequalification process for preparing CEQA documents for projects within San Juan Capistrano, only T&B Planning, Inc. was requested to submit a proposal for preparation of the Downtown/Playhouse project EIR. T&B Planning, Inc. submitted a proposal which identified a scope of work that involves the preparation of multiple technical reports, including a Traffic Impact Analysis, for the proposed project. Staff has reviewed the proposal and believes the proposal is thorough and complete. Based on the submitted proposal, along with T&B Planning’s qualifications and experience, staff is recommending that the City Council approve and authorize the City Manager to execute a PSA with T&B Planning, Inc. for preparation of the proposed project’s EIR, at a cost not-to-exceed $254,141.82. While the project Applicant supports staff’s recommendation, T&B Planning, Inc. will operate independently and will report only to City staff, not the Applicant. Upon execution of the PSA, T&B Planning, Inc. would commence preparation of an EIR, which is expected to be completed in approximately one year. Once the EIR is completed it would be presented, along with the proposed project applications, to the Planning Commission for review. The Planning Commission’s recommendation on the proposed project would ultimately be presented to the City Council for a final decision. City Council Agenda Report October 20, 2020 Page 3 of 3 FISCAL IMPACT: Preparation of the EIR for the proposed project, including all technical studies, would be solely funded by the project Applicant. Should the City Council approve the proposed PSA with T&B Planning, Inc., the Applicant would be required to deposit the entire contract amount prior to the City issuing a Notice to Proceed to the consultant. ENVIRONMENTAL IMPACT: In accordance with CEQA, the recommended action is exempt from CEQA per Section 15061(b)(3), the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Approving the PSA with T&B Planning, Inc. to prepare the EIR would not be an activity with potential to cause significant effect on the environment, and therefore is exempt from CEQA. PRIOR CITY COUNCIL REVIEW: • On September 1, 2020, the City Council initiated a General Plan Amendment, Code Amendment and Rezone study for creation of a Specific Plan involving a new commercial development on the City-owned 1.68-acre Downtown/Playhouse property. • On October 17, 2017, the City Council authorized the City Manager to execute an Exclusive Negotiation Agreement ("ENA") with Frontier Real Estate Investments. • On May 16, 2017, the City Council agreed to enter into exclusive negotiations with Frontier Real Estate Investments for the potential sale of the Downtown/Playhouse property. • On April 26, 2017, the City Council conducted a Community Workshop to review development proposals for the Downtown/Playhouse property. COMMISSION/COMMITTEE/BOARD REVIEW AND RECOMMENDATIONS: • On May 14, 2020, the Design Review Committee reviewed conceptual plans for the project site and provided comments and recommendations to the Applicant. NOTIFICATION: Interested Parties Notification List Frontier Real Estate Investments T&B Planning, Inc. ATTACHMENT(S): Attachment 1 - Project Vicinity Map Attachment 2 - Professional Services Agreement with T&B Planning, Inc. ATTACHMENT 2 Location Map HTC Park Project Area 61147.20021\33376757.1 1 CITY OF SAN JUAN CAPISTRANO PROFESSIONAL SERVICES AGREEMENT This Agreement is made and entered into as of October 20, 2020, by and between the City of San Juan Capistrano, a public agency 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 T&B Planning Inc., a California corporation with its principal place of business at 3200 El Camino Real, Suite 100, Irvine, CA 92602 (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 Environmental Impact Report (EIR) for the Downtown/Playhouse project (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 $ 254,141.82. 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. 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 ATTACHMENT 2 61147.20021\33376757.1 2 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. Term. 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”). 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. 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. 61147.20021\33376757.1 3 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 Contractor 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 by virtue of this Agreement. 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 Liability (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 Agreement (8) 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 61147.20021\33376757.1 4 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’ Compensation/Employer’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. 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 61147.20021\33376757.1 5 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 combined single limit Employer’s Liability $1,000,000 per accident or disease 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 Required (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 61147.20021\33376757.1 6 the General Liability Additional Insured Endorsement to the City at least ten (10) days prior 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 provide a 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. Qualifying 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 otherwise assumed by the Consultant pursuant to this Agreement, including but not limited to, the provisions concerning indemnification. 61147.20021\33376757.1 7 (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), indemnify and hold the City, its officials, officers, employees, volunteers, and agents free and harmless from any and all claims, demands, causes of action, costs, expenses, liability, loss, damage or injury of any kind, in law or equity, to property or persons, including wrongful death, in any manner arising out of, pertaining to, or incident to any 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 damages, expert witness fees and attorney’s fees and other related costs and expenses. Consultant's obligation to indemnify shall not be restricted to insurance proceeds, if any, received by Consultant, the City, its officials, officers, employees, agents, or volunteers. b. If Consultant’s obligation to defend, indemnify, and/or hold harmless arises out of Consultant’s performance of “design professional” services (as that term is defined under Civil Code section 2782.8), then, and only to the extent required by Civil Code section 2782.8, which is fully incorporated herein, Consultant’s indemnification obligation shall be limited to claims that arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of the Consultant, and, upon Consultant obtaining a final adjudication by a court of competent jurisdiction, Consultant’s liability for such claim, including the cost to defend, shall not exceed the Consultant’s proportionate percentage of fault. 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 61147.20021\33376757.1 8 (“Prevailing Wage Laws”). 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. 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 (Labor Code Sections 1771, 1774 and 1775), employment of apprentices (Labor Code Section 1777.5), certified payroll records (Labor Code Sections 1771.4 and 1776), hours of labor (Labor Code Sections 1813 and 1815) and debarment of contractors and subcontractors (Labor Code Section 1777.1). The requirement to submit certified payroll records directly to the Labor Commissioner under Labor Code section 1771.4 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Section 1771.4. 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. Notwithstanding the foregoing, the contractor registration requirements mandated by Labor Code Sections 1725.5 and 1771.1 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Sections 1725.5 and 1771.1. c. This Agreement 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. Any stop orders issued by the Department of Industrial Relations against Consultant or any subcontractor that affect Consultant’s performance of services, including any delay, shall be Consultant’s sole responsibility. Any delay arising out of or resulting from such stop orders shall be considered Consultant caused delay and shall not be compensable by the City. Consultant shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claim or liability arising out of stop orders issued by the Department of Industrial Relations against Consultant or any subcontractor. 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. Reserved. 16. 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. 61147.20021\33376757.1 9 17 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 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. 18 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. 19. Organization Consultant shall assign Nicole Morse as Project Manager. The Project Manager shall not be removed from the Project or reassigned without the prior written consent of the City. 20. Limitation of Agreement. This Agreement is limited to and includes only the work included in the Project described above. 21. Notice Any notice or instrument required to be given or delivered by this Agreement may be given or delivered by depositing the same in any United States Post Office, certified mail, return receipt requested, postage prepaid, addressed to: CITY: City of San Juan Capistrano 32400 Paseo Adelanto San Juan Capistrano, CA 92675 Attn: David Contreras, Principal Planner CONSULTANT: T&B Planning, Inc. 3200 El Camino Real, Suite 100 Irvine, CA 92602 Attn: Nicole Morse, Principal 61147.20021\33376757.1 10 and shall be effective upon receipt thereof. 22. 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. 23. 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. 24. 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. 25. Severability The unenforceability, invalidity or illegality of any provision(s) of this Agreement shall not render the remaining provisions unenforceable, invalid or illegal. 26. Successors and Assigns 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. 27. Non-Waiver None of the provisions of this Agreement shall be considered waived by either Party, unless such waiver is specifically specified in writing and signed by the party against whom enforcement is sought. 28. Time of Essence Time is of the essence for each and every provision of this Agreement. 29. City’s Right to Employ Other Consultants 61147.20021\33376757.1 11 City reserves its right to employ other consultants, including engineers, in connection with this Project or other projects. 30. 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 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] Downtown/Playhouse CEQA Consulting Proposal  Exhibit A: Scope of Work  Page 2  T&B Planning, Inc.  EXHIBIT A:  SCOPE OF WORK Project Understanding The Project Applicant (Frontier Real Estate Investments) is seeking to redevelop a 1.68‐acre property located in  the City of San Juan Capistrano.  The Project site is located at 31776 El Camino Real (APNs: 124‐160‐55 and 124‐ 160‐57) and is bordered by Ortega Highway to the north, Del Obispo Street to the east, a museum and parking  area to the south, and El Camino Real to the west.  Under existing conditions, the subject site is City owned and includes the Camino Real Playhouse and associated  parking  and  landscaping.  The  Camino  Real  Playhouse  was  opened  in  the  early  1990s  and  is  a  community  performing arts center. North of the existing structure on‐site is an outdoor parking area with approximately 108  parking stalls.    The City of San Juan Capistrano General Plan designates the subject property as General Commercial and a zoning  designation of Town Center. The subject property is further regulated by the Historic Town Center Form‐Based  Code (FBC), which describes the allowable land uses and provides development standards that are specific to the  City’s historic town center.  Surrounding land uses include Public and Institutional and Medium High Density to  the north, General Commercial to the east, General Commercial to the south, and General Commercial to the  west.  Specifically, the San Juan Elementary School is to the north, the Blas Aguilar Adobe Museum is to the south,  and the Downtown Historic Town Center is to the west.  Implementation of the Downtown/Playhouse Project (Project) would require a General Plan Amendment, Code  Amendment, and Rezone to create a Specific Plan that will encompass the proposed development scenario. If  approved, the allowable uses and development standards of the site would be governed by the proposed Specific  Plan and not the FBC. However, the proposed Specific Plan could incorporate a mix of existing FBC standards as  well as new standards which would provide the Project Applicant with greater flexibility to design the Project in a  manner that is compatible with the Historic Town Center. Furthermore, we understand that the Historic Town  Center Master Plan (HTCMP) is currently in the process of being repealed by the City. Accordingly, to ensure  consistency with City regulations, analysis will be conducted for land use consistency with or without the HTCMP.  The Project Applicant proposes to demolish the existing Camino Real Playhouse building and associated parking  lot and redevelop the site with 24,786 square feet of leasable area for retail, restaurant, and office uses. The  commercial property will consist of two 2‐story buildings and a 1‐story parking structure. The two proposed 2‐ story buildings are anticipated to be 37 feet (ft) tall (featur ing a 41.5 ft tall tower).  The proposed parking structure  would provide 119 parking stalls and is anticipated to be between 17.5 ft to 18.25 ft tall with total building area  of 23,000 sf.    The City has determined that an EIR is required to comply with the California Environmental Quality Act (CEQA).  CEQA Guidelines Section 10563 states that when the lead agency can determine that an EIR will clearly be required  for the Project, an initial study is not required. Accordingly, our approach is to prepare a Notice of Preparation  (NOP) and move forward immediately with an Environmental Impact Report (EIR) without preparing an initial  study.  EXHIBIT A    Downtown/Playhouse CEQA Consulting Proposal  Exhibit A: Scope of Work  Page 3  T&B Planning, Inc.    Scope of Work Provided below is T&B Planning’s proposed work program and budget for completing the required EIR for the  Downtown/Playhouse Project. Please note that the SCOPE OF WORK described below will likely not be undertaken  chronologically as presented. To expedite the process, there may be overlap on the timing of each task.   PHASE 1 ENVIRONMENTAL SCOPING  Task 1.1 Project Initiation and Data Acquisition/Review  T&B Planning will initiate work by collecting and reviewing information about the Project and property provided  by the City, including materials on file with the City and provided by the Project Applicant, Project engineer, and  Project architect. The following technical studies are anticipated to be prepared by the Project Applicant, peer  reviewed and approved by the City, and provided to T&B Planning:     Geotechnical Report   Phase I Environmental Site Assessment (ESA)   Hydrology Report   Water Quality Management Plan    T&B Planning will conduct a field visit and take photographs to document existing site conditions, surrounding  development, and other aspects of the site’s physical and environmental setting that will warrant consideration  in the environmental analysis. We will invite City staff to accompany us, if City staff would like to participate in the  field visit. The site visit will also provide T&B Planning with a foundation for reviewing the complete entitlement  application package submitted by the Project Applicant. The photos we collect will be GPS‐referenced and will be  used as the baseline for EIR analysis as required by CEQA.    Task 1.2 Prepare Project Description  T&B Planning will work with the City staff to prepare a formal Project Description that will be used throughout the  CEQA compliance process. The Project Description will include both text and exhibits and describe the proposed  Project and its construction and operational details. We expect that a majority of the exhibits will be taken from  the Project Applicant’s application materials that are on file with the City, with minimal graphic manipulation  required by T&B Planning for legibility. Because the Project Description will form the basis for analysis within the  CEQA document, we recommend that the Project Applicant be contacted to verify accuracy of the assumed  construction  and  operational  characteristics  associated  with  the  proposed  Project.  Additionally,  the  Project  Description will describe any required off‐site improvements.    The budget for this task anticipates that the Project Applicant’s civil engineer and architect will provide technical  files and plans to T&B Planning in both CAD format (including all x‐refs, fonts, and pen settings) and in Portable  Document Format (PDF).    Task 1.3 Prepare NOP and Evaluate NOP Comment Letters  Based on discussions with the City, we understand that an Initial Study will not be prepared because the City has  determined that an EIR is required.  T&B Planning will prepare a draft NOP for City review and signature.  T&B  Planning will distribute the NOP for public review to the State Clearinghouse, responsible agencies and interested     Downtown/Playhouse CEQA Consulting Proposal  Exhibit A: Scope of Work  Page 4  T&B Planning, Inc.    parties, and the County of Orange Clerk Recorder as provided under Task 5.3. This task assumes that the City will  publish the NOP in the newspaper and mail the notice to adjacent landowners.  During the 30‐day public review  period of the NOP, T&B Planning will periodically contact City staff and request that they forward copies of any  public comment letters as they are received.  We will review the comment letters to ensure that relevant  comments are addressed in the EIR.  If any comments necessitate an expanded scope of analysis in the EIR, we  will immediately reevaluate our scope of work and notify the City.  PHASE 2 TECHNICAL REPORT PREPARATION  The following reports will be prepared by subconsultants under sub‐contract to T&B Planning. If the Project  Applicant opts to prepare any of the reports for our use, we will revise the scope of work presented to below to  provide peer review of Applicant‐submitted reports.    Task 2.1 Air Quality, Greenhouse Gas, and Energy Technical Study (PlaceWorks)  PlaceWorks will prepare an air quality, greenhouse gas (GHG) emissions, and energy technical analysis to evaluate  potential air quality impacts associated with the Project based on the current methodology of the South Coast Air  Quality Management District (South Coast AQMD), and modeled using the California Emissions Estimator Model  (CalEEMod).    Criteria Air Pollutant and GHG Emissions. The proposed Project would generate an increase in criteria air pollutant  and/or GHG emissions from transportation sources, energy (natural gas and indirect emissions from purchased  electricity), area sources  (landscape emissions, consumer products), indirect emissions from water use and  wastewater  generation,  and  indirect  emissions  from  waste  disposal.  The  emissions  inventory  and  forecast  (buildout) will be developed for the Project based on the existing and proposed land uses and weekday and  weekend daily trips and weekday vehicle miles traveled provided by a traffic engineer. The air quality and GHG  technical analysis will provide an estimate of the increase in long‐term emissions from operation of the Project  compared to South Coast AQMD’s significance thresholds.      Construction Emissions. PlaceWorks will estimate construction emissions associated with the development of the  proposed  Project.  The  construction  phase  regional  emissions  inventory  will  be  based  on  the  construction  schedule,  including  duration  for  each  construction  subphase,  anticipated  equipment  for  each  construction  subphase, and demolition and soil haul (if applicable) volumes as provided by the Applicant. Project‐related  construction emissions will be compared to the South Coast AQMD regional significance construction thresholds.  Localized air pollution impacts from onsite construction equipment  exhaust  and  fugitive  dust  will  also  be  compared to South Coast AQMD’s screening‐level localized significance thresholds (LST) for their potential to  elevate concentrations of air pollutants at the adjacent land uses surrounding the Project site. If necessary,  mitigation measures will be identified to reduce any potentially significant regional and/or localized air quality  impacts.    Energy Analysis. PlaceWorks will quantify existing and Project energy use associated with the on‐road fuel usage  based on VMT provided by the traffic engineer using EMFAC2017 and energy (i.e., natural gas and electricity)  demand based on the CalEEMod outputs conducted for the air quality and GHG analysis. PlaceWorks will also  provide an overview and review of the Project’s consistency with the California Renewables Portfolio Standard  Program (RPS) and other energy‐related regulations.       Downtown/Playhouse CEQA Consulting Proposal  Exhibit A: Scope of Work  Page 5  T&B Planning, Inc.    AQMP Consistency and Other Air Quality Impacts. The South Coast Air Basin (SoCAB) is currently designated  nonattainment under the National and/or California ambient air quality standards (AAQS) for ozone (O3), fine  inhalable particulate matter (PM2.5), coarse inhalable particulate matter (PM10), and lead (Los Angeles County  only). South Coast AQMD 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 o f the Project’s regional  emissions to South Coast AQMD’s AQMP. Furthermore, the SoCAB has been designated in attainment for carbon  monoxide (CO) under both the California and National AAQS; therefore, the air quality analysis will include only a  qualitative assessment of CO hotspots. PlaceWorks will also describe potential odor impacts qualitatively.    Consistency with GHG Reduction Plans. The GHG analysis will discuss the GHG reduction goals of Assembly Bill 32  (AB 32), Senate Bill (32), Executive Order S‐03‐05, and Senate Bill 375 (SB 375). To achieve the GHG reduction  targets of SB 32 the California Air Resources Board (CARB) prepared the 2017 Scoping Plan. In addition, the  Southern California Association of Government’s (SCAG) anticipates adoption of the 2020 Regional Transportation  Plan/Sustainable Communities Strategy (RTP/SCS) (Connect SoCal) to ensure that the southern California region  can attain the regional transportation‐related GHG reduction goals of Senate Bill 375 (SB 375). Project consistency  with statewide and regional local GHG emissions reduction strategies will be reviewed.      The results of the technical analyses described above will be compiled in a Technical Study. Model outputs will be  included as an appendix.    Task 2.2 Construction Health Risk Analysis (PlaceWorks)  PlaceWorks will prepare a construction‐related health risk assessment (HRA) to analyze the Project’s off‐site  community  health  risks  from  toxic air contaminant emissions generated  from  Project‐related  construction  activities. Construction‐related diesel particulate matter (DPM) emissions from off‐road equipment and truck  hauling  impacts  will  be  identified  at  the  nearest  sensitive  receptors  based  on  specific  construction‐related  characteristics either provided by the applicant or compiled for the Project (e.g., construction duration, equipment  use, construction phasing). Construction emissions will be based on the regional construction emissions inventory  (see Task 2.1). Dispersion modeling will be performed using AERMOD, and short‐term and long‐term health risks  will be determined for off‐site sensitive receptors, including San Juan Capistrano Elementary School, Mission  Basilica School and residences within 1,000 feet of the site.      The results of the construction HRA analysis will be incorporated into the Air Quality, GHG and Energy Technical  Study, and the full methodology and modeling datasheets will be included as a separate technical memorandum  with appendices.    Task 2.3 Noise and Vibration (PlaceWorks)  PlaceWorks will evaluate potential noise and vibration impacts for the construction and operational phases of the  proposed Project. The noise study will discuss relevant criteria for noise exposure based on applicable federal,  state, and local standards and ordinances, including applicable standards from the Municipal Code and General  Plan Noise Element.      Existing Conditions. The dominant noise source in the Project is traffic on I‐5 and local roadways. PlaceWorks  proposes to assess existing conditions and other environmental characteristics, based on available data from the     Downtown/Playhouse CEQA Consulting Proposal  Exhibit A: Scope of Work  Page 6  T&B Planning, Inc.    General Plan, aerial photography from site visits and Google Earth, and traffic noise modeling. No ambient noise  monitoring is proposed.      Operational Noise. Long‐term operational noise impacts will be primarily related to traffic trip generation from  the proposed commercial and retail uses. Long‐term operational noise will be addressed using information  supplied by the applicant such as proposed hours of operation. In addition, the traffic forecasts included in the  Project’s traffic study will be used to conduct a traffic noise impact assessment. For the purpose of our cost  estimate, we assume that the Applicant’s traffic engineer can provide with and without Project average daily  segment volumes for the traffic scenarios analyzed. Noise from stationary sources at the site (such as rooftop  mechanical equipment, loading, and parking lot noise) would be addressed as well.     Construction Noise and Vibration. Project‐related construction noise will temporarily elevate the ambient noise  environment, above existing conditions. An assessment of temporary noise and vibration impacts during Project  construction  activities  will  be  conducted  using  industry‐standard  analysis  techniques  and  using  scheduling,  equipment mix, hauling, and truck trip information (as provided by the applicant). Construction and vibration  impacts will be assessed per criteria included in the Federal Transit Administration’s (FTA) guidelines on noise and  vibration impact assessment.     The findings of the technical analyses and impact assessment will be provided in a noise and vibration technical  report, along with mitigation measures for any potentially significant noise and vibration impacts. Noise modeling  outputs will be provided in an appendix.    Task 2.4 View Simulations (PlaceWorks)  3‐Dimensional  Model.  PlaceWorks  will  prepare  a  3‐dimensional  (3D)  model  of  the  site  conditions  post‐ development.  This  model  will  include  the  proposed  grading,  architecture  and  landscape  conditions  of  the  proposed development at completion. The model will be created with the use of Autodesk® AutoCAD 2019®,  SketchUp, and Lumion rendering software to provide a model that can best represent as close to reality as  possible. It is expected that the Project architect would provide files of the proposed buildings in sketchup model  or .skp file.     Visual Simulations and Renderings. PlaceWorks will prepare a series of four (4) visual simulations at selected view  locations. This work effort will require the completion of 3D. The view simulations will use the combination of  computer‐generated renderings from the 3D model in addition to photos taken at the selected locations. The use  of both photographic data and rendered model data will provide as close to as possible a realistic representation  of the site and surroundings post development.    Task 2.5 Archaeological, Built Environment, and Paleontological Resources Report (Cogstone)  Cogstone will prepare a combined archaeological, built environment, and paleontological resources assessment  report. The report will characterize the results of the records searches (from the South Central Coastal Information  Center and Los Angeles County Museum of Natural History), review of archival records (historic maps and aerials),  consultation with local historical societies, and develop brief contexts for historical, cultural, and paleontological  resources.        Downtown/Playhouse CEQA Consulting Proposal  Exhibit A: Scope of Work  Page 7  T&B Planning, Inc.    Cogstone’s  qualified  archaeologist  cross‐trained  in  paleontology  will  complete  an  intensive‐level  pedestrian  survey. Cogstone’s Architectural Historian will conduct a built environment survey of the Downtown/Playhouse  Property and conduct a viewshed analysis of potential impacts to the adjacent Blas Aguilar Adobe. We assume a  total of two (2) built environment resources will require recording on DPR 523 forms.    Cogstone’s  report  will  make  appropriate  recommendations  to  avoid  or  minimize  any  potentially  significant  impacts in accordance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with  Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings or the Secretary of the  Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (1995).    Task 2.6 Focused Traffic Impact Analysis (Linscott, Law & Greenspan, Engineers)  Linscott, Law & Greenspan, Engineers will provide a Focused Traffic Impact Analysis, Parking Demand Analysis,  Site Access and Internal Circulation Evaluation, and Vehicle Miles Traveled (VMT) analysis for the proposed Project  pursuant to City of San Juan Capistrano Administrative Policy 310, Preparation and Use of Traffic Reports and in  consideration of the City’s Parking requirements.  For the purposes of this proposal, the Focused Traffic Impact  Analysis will focus on the Project’s traffic impacts at eight (8) intersections, two (2) Project Driveways, five (5)  roadway segments and Synchro Operational Analysis for one (1) roadway segment consisting of up to four (4)  intersections for the study area. In lieu of traffic counts, LLG will establish existing conditions by factoring data for  five (5) key roadway segments by 0.5% per year per City direction. A total of seven (7) traffic impact scenarios will  be provided.      The proposed Project’s Focused Traffic Impact Analysis, Parking Demand Analysis and Vehicle Miles Traveled  (VMT) Analysis will satisfy the requirements of the City of San Juan Capistrano, and will be consistent with the  current Orange County Congestion Management Program (CMP) Traffic Impact Analysis Report (TIA) Guidelines.     Task 2.7 Biological Resources Letter Report (Glenn Lukos Associates)  Glenn Lukos Associates will provide a Biological Resources Report which will consist of a literature review using  the California Natural Diversity Database (CNDDB), U.S. Fish and Wildlife Service (USFWS) species occurrence data,  and a site review of potential habitat for sensitive species th at could pose a constraint to a Project.  The regulatory  overview consists of the review of the potential jurisdictions of: (1) the U.S. Army Corps of Engineers (Corps)  pursuant to Section 404 of the Clean Water Act (CWA); (2) the California Department of Fish and Wildlife (CDFW)  pursuant to Section 1602 of the California Fish and Game Code; and (3) the California Water Quality Control Board  (Regional Board) pursuant to Section 401 of the CWA and Section 13260 of the California Water Code.      A biologist will conduct a site reconnaissance of the property to determine whether any sensitive species and/or  communities are likely to occur on site. If any sensitive species or potential habitat for such species or sensitive  communities are identified on site and could pose a constraint to the Project, their presence will be noted and  locations will be provided on a site map, as applicable. As part of the site reconnaissance, the biologist will also  conduct a tree survey to map, tag, and catalog the circumference (or diameter at breast height) and health  condition of each tree that may be subject to a tree permit by the City of San Juan Capistrano.    Upon completion of the fieldwork, GLA will prepare a letter report to document the findings concerning potential  Corps, Regional Board, and/or CDFW potential jurisdiction on the site. The letter report will also include the results  of the CNDDB and CNPS review, soil map review, site survey, and tree survey. Based on the site’s existing     Downtown/Playhouse CEQA Consulting Proposal  Exhibit A: Scope of Work  Page 8  T&B Planning, Inc.    developed conditions, it is not expected that focused surveys for special‐status plant or animal species would be  necessary.  The site also does not appear to support any jurisdictional waters.   PHASE 3 PREPARE DRAFT ENVIRONMENTAL IMPACT REPORT  Task 3.1 Prepare Administrative Draft EIR  T&B Planning will prepare a Preliminary Draft EIR in accordance with State and City of San Juan Capistrano  guidelines. We will begin by preparing all EIR sections that are not reliant on technical studies. EIR sections that  are reliant on technical studies will be prepared following City of San Juan Capistrano approval of each respective  technical study. The EIR will include the following sections:    Executive Summary. This introductory section will provide a synopsis of each Project component; a  summary  of  the  Project  Alternatives,  including  an  identification  of  the  “Environmentally  Superior  Alternative,” and a brief discussion of areas of controversy and issues to be resolved by the decision‐ making body. The Executive Summary also will include a Summary Table which will identify the impact,  level  of  impact  significance  before  mitigation  measures,  mitigation measures, and level of impact  significance after mitigation measures are applied.    Introduction. The Introduction will explain the purpose of the EIR, the legal authority for preparation of  the EIR, and the EIR process. Relationship to the City’s General Plan and General Plan EIR will be discussed.  In addition, the Introduction will identify the Lead Agency (City of San Juan Capistrano), Responsible  Agencies, and/or Trustee Agencies. The relationship of each component of the Project to future Project  approvals and/or environmental permits also will be described.    Environmental Setting. The Environmental Setting will describe the Project’s location, geographic and  physical setting, surrounding land uses, and the physical environmental conditions of the property as they  existed on the date of the EIR’s NOP issuance. A brief overview of the environmental conditions of the  Project area also will be provided. In addition, a summary of the existing planning and policy context will  be presented, including the property’s relationship to the General Plan, zoning, and other applicable  regional plans and policy documents.    Project Description. The Project Description, which will be based on the Project Description prepared as  part of Task 1.2, will be used as the basis for the impact analysis throughout the EIR. This section will  include a brief description of the Project’s location and setting. This section also will identify the Project’s  objectives, which will form the basis for subsequent analysis of Project Alternatives. In addition, an  extensive description of the proposed Project will be included, which will consist of a summary of actions  that  may  be  associated  with  implementation  of  the  proposed  Project. Any areas anticipated to be  impacted by off‐site improvements also will be described in this section. Finally, the Project Description  will document any and all anticipated subsequent approvals, including approvals that may be required  from federal, State, and/or local agencies. Exhibits will be included in this section as necessary to describe  the proposed Project.    Environmental Analysis. The analysis of environmental effects section will address each environmental  issue identified in the NOP and scoping process for evaluation, in the following general manner. The  existing  conditions/environmental  setting  as  it  relates  specifically  to  the  environmental  topic  under     Downtown/Playhouse CEQA Consulting Proposal  Exhibit A: Scope of Work  Page 9  T&B Planning, Inc.    evaluation  will  be  described  to  establish  a  baseline  for  conducting  the  environmental  analysis.  As  necessary and appropriate, a description of key terminology and  concepts  associated  with  the  environmental issue area will be presented, followed by a discussion of any regulatory requirements that  may apply. Next, the significance criteria will be listed and will be accompanied by a justification as to the  appropriateness of the criteria selected for evaluation. An analysis will then be presented for each  significance criteria, and the analysis will provide a clear description and conclusion as to the level of  significance of Project impacts, prior to mitigation.     The analysis also will include a discussion of potential growth inducing impacts and potential cumulative  impacts, which are defined as those which by themselves may not result in significant impacts but when  combined with similar impacts from existing, approved‐but‐not‐yet‐built or planned projects would be  cumulatively significant. T&B Planning will rely on City staff and LLG to identify surrounding projects to be  included in the cumulative impact analysis. For each significant impact identified, feasible and enforceable  mitigation measures will be presented. Finally, each chapter in this section will provide a conclusion as to  the  level  of  significance  following  implementation  of  recommended  mitigation  measures  will  be  determined.    Based on our preliminary knowledge of the proposed Project and our suggested approach for completing  the environmental documentation, this proposal assumes the following 17 environmental issue areas will  be addressed in the EIR:    o Aesthetics  o Air Quality   o Biological Resources  o Cultural Resources  o Energy  o Geology/Soils  o Greenhouse Gas Emissions  o Hazards & Hazardous Materials   o Hydrology/Water Quality  o Land Use/Planning  o Noise  o Population/Housing  o Public Services   o Recreation  o Transportation  o Tribal Cultural Resources  o Utilities/Service Systems  Environmental Effects Found Not to be Significant. The EIR will summarize unavoidable impacts of the  Project and will identify whether or not the impacts will be mitigated to below a level of significance. The  EIR also will disclose significant irreversible environmental changes which would be involved in the  proposed action should it be implemented. A discussion of growth inducement will focus on elements of  the proposed Project that could remove obstacles to growth in the area, such as expanded water and  sewer service capabilities or the provision of improved roadway connections. Lastly, this section will     Downtown/Playhouse CEQA Consulting Proposal  Exhibit A: Scope of Work  Page 10  T&B Planning, Inc.    disclose effects that were found not to be significant and that do not warrant an in‐depth analysis in the  EIR (i.e., assumed as Agriculture & Forestry Resources; Mineral Resources; Wildfire).    Project Alternatives. The Project Alternatives section will be based on a description  of reasonable Project  Alternatives defined in consultation with City staff and the Project Applicant. Each alternative identified  in this section will be intended to meet the Project’s primary objectives while minimizing or eliminating  significant environmental effects associated with the proposed Project. For purposes of budgeting for this  task, it is expected that three (3) alternatives will be presented in the EIR, including the No Project/No  Development  Alternative  and  No  Project/Existing  Zoning.  If  exhibits  illustrating  the  alternatives  are  required, the exhibits shall be provided by the Project Applicant’s engineer, at a level of detail that  facilitates their analysis as required under CEQA.     References. This required section will identify all reference sources used and persons contacted in order  to prepare the EIR.    Upon completion of the Preliminary Draft EIR, the EIR document and its supporting technical reports will be  submitted to the City of San Juan Capistrano.    Task 3.2 Revise Administrative Draft EIR per City Comment  Based on City of San Juan Capistrano staff review of the Administrative Draft EIR document, T&B Planning will  revise  the  EIR  document  to  respond  to  comments,  questions,  and requests  for  clarification.  This  proposal  anticipates that comments will be moderate in scope and complexity. If requested, all document revisions will be  indicated in strikeout/underline format based on comments provided by City staff. For the purpose of creating a  budget for this task, we anticipate that the City will not require substantial changes to the Project Description or  request substantial expansions to any technical studies prepared in support of the EIR.     Upon completion of the revised Administrative Draft EIR, the EIR document will be submitted to the City for  review. The budget for this task anticipates that only minor document revisions will be requested from the City  following submittal of the revised Administrative  Draft EIR document. Following City review of  the revised  Administrative Draft EIR document, it is anticipated that the C ity will clear the EIR for public review. We anticipate  that two review cycles of the Administrative Draft EIR will be sufficient; however, if the City requests a third review,  T&B Planning may arrange a meeting with appropriate City staff to discuss the City’s comments and recommend  appropriate ways to address their concerns. Additional budget would be required to revise the Administrative  Draft EIR should a third review of the document be necessary.    Task 3.3 Prepare Mitigation, Monitoring, and Reporting Program (MMRP)  T&B Planning will prepare a Mitigation Monitoring and Reporting Program (MMRP) in accordance with State law  and City requirements to ensure implementation of mitigation measures, standard conditions, and project design  features assumed in the EIR’s analysis of impacts. The MMRP will identify the conclusions drawn by the EIR,  identify the level of impact significance for each significance threshold, and list every mitigation measure listed in  the EIR, with the implementation timing and responsible parties noted. T&B Planning staff is experienced in  preparing practical, easily‐implemented mitigation monitoring plans for a wide range of mitigation requirements.  This proposal includes one round of moderate revisions to the MMRP in strikeout/underline format based on  comments provided by City staff.     Downtown/Playhouse CEQA Consulting Proposal  Exhibit A: Scope of Work  Page 11  T&B Planning, Inc.      Task 3.4 Prepare Public Review Draft EIR and Public Notices  Upon  receiving  City  authorization  to  publish  the  Draft  EIR,  T&B  Planning  will  prepare  and  print  for  public  distribution the Draft EIR and its Technical Appendices per City direction and State requirements. The budget for  this task assumes distribution of the Draft EIR and Technical Appendices primarily in PDF format, burned to CDs  or USBs with a custom‐designed label. A small number of hard copies will be required for distribution to the City  or agencies that require paper copies.    T&B Planning will prepare the Notice of Completion (NOC) and other public notices required for the Draft EIR’s  45‐day public review period. T&B Planning also will compile a mailing list that will be based on the list used for the  NOP distribution, with any modifications requested by the City and supplemented by any interested parties who  may have previously requested notification. T&B Planning will request that the City prepare an advertisement for  publication in the local newspaper as required by CEQA. T&B Planning will conduct the DEIR mailing/distribution,  under Task 5.1 and Task 5.3.     During the 45‐day review period, written public comment will be directed to the City. We will request that the  City forward copies of the comment letters to T&B Planning as they are received, and then send us the complete  set of original letters at the close of the public comment period. This will ensure that we have a complete package  and allow for scanning at the best quality possible. If any comments necessitate an expanded scope of analysis in  the Final EIR, we will immediately evaluate our scope‐of‐work and notify the Project Applicant.  PHASE 4 PREPARE FINAL EIR AND RESPONSES TO PUBLIC COMMENT  Task 4.1 Prepare Response to Public Comments and Administrative Draft Final EIR  Upon completion of the 45‐day public review period, T&B Planning will prepare written responses to all comment  letters received. All comments received in response to the Draft EIR will be discussed with City staff, the Project  Applicant, legal counsel, and the technical consultants as necessary, and an approach to the responses will be  agreed upon prior to preparation of the draft Response to Comments. The draft Response to Comments will be  submitted to the City and the Project Applicant for review and approval. The budget assumes 100 hours of staff  time to complete.     Concurrently,  we  also  will  incorporate  any  necessary  revisions into  the  EIR  document  to  clarify  or  correct  information  in  support  of  the  draft  Response  to  Comments.  Any  such  revisions  will  be  shown  in  strikeout/underline format. If any comments necessitate an expanded scope of analysis in the Final EIR or  additional technical analysis, T&B Planning will immediately evaluate our scope‐of‐work and notify the City. A new  section in the EIR (“Final EIR”) will be drafted to document the public review process for the EIR, summarize the  comment letters received, and identify the nature, location, and reason for any and all revisions incorporated into  the final document. This new section also will provide a discussion and rationale for why recirculation of the Draft  EIR for an additional 45‐day public review period is not required pursuant to CEQA Guidelines Section 15088.5.     The Final EIR section and any changed pages in the Draft EIR will be submitted for the City’s initial review, along  with copies of the draft Response to Comments and electronic versions of the Final EIR section, changed pages,  and Responses to Comments. Following receipt of comments from the City and/or the Project Applicant, T&B  Planning will incorporate revisions to the Response to Comments and draft Final EIR and re‐submit the documents  for City staff approval. At this stage, major revisions are not expected, nor budgeted. Once approved by City staff,     Downtown/Playhouse CEQA Consulting Proposal  Exhibit A: Scope of Work  Page 12  T&B Planning, Inc.    T&B Planning will publish copies of the draft Final EIR for use by decision‐makers and City staff during the public  hearing process.    Task 4.2 Prepare Findings of Fact and Statement of Overriding Considerations  T&B Planning will prepare the CEQA documents required for the Final EIR public hearings, including the draft  Statement of Overriding Considerations (if required) and the Section 15091 CEQA Findings of Fact (requiring a  summary of each effect, identification of one or more of the required CEQA findings, listing of the associated  mitigation measures, and the rationale for implementing the measures). This document will be submitted to the  City Attorney for review.     Following review of the first draft, it is anticipated that the City Attorney may request minor revisions to clarify or  expand on the findings and/or rationale for adopting a Statement of Overriding Considerations. The budget for  this task assumes one round of revisions to the Findings of Fact/Statement of Overriding Considerations, following  which the final document will be submitted to the City for final review and approval.    Task 4.3 Prepare Final EIR and NOD  Upon receiving the City’s approval of the Response to Comments, T&B Planning will finalize the administrative  draft Final EIR document and print an appropriate number of copies for use by the decision makers during the  public hearing stages. As required pursuant to CEQA Guidelines Section 15088(b), the Response to Comments  must be distributed via certified mail to all public agencies that commented on the Draft EIR at least 10 days prior  to certification of the Final EIR. T&B Planning will distribute the Response to Comments via certified mail under  Task 5.1 and Task 5.3.      After certification of the Final EIR by the Lead Agency, T&B Planning will prepare a Notice of Determination (NOD)  form pursuant to Section 15094 of the CEQA Guidelines. Once reviewed and approved by City staff, T&B Planning  will post the NOD with the County Clerk. Timely filing of the NOD – within five (5) working days of final decision  by the lead agency (City of San Juan Capistrano) – reduces the statute of limitations on court challenges to the  CEQA approval from 180 days to 30 days.  PHASE 5 MEETINGS, PROJECT MANAGEMENT, AND QUALITY CONTROL  Task 5.1 Project Management, Meetings, SB18/AB52 Coordination  This task is intended to cover coordination tasks associated with T&B Planning’s work. This includes time spent by  T&B Planning in attending meetings, preparing/updating project schedules, or in coordinating/communicating via  phone, e‐mail, letter and/or web‐based conferencing with City staff, City Attorney, and public agencies. This task  includes ten (10) meetings with staff, including a kick‐off meeting, progress meetings to discuss preparation of the  Administrative  Draft  EIR,  Draft EIR,  and  responses  to  public  comments.  This  task  will  commence  upon  authorization of this contract and will continue throughout the duration of the Project. We have budgeted for 10  hours per month over a 12‐month schedule (120 hours).     Task 5.1 also includes attendance at an EIR Scoping Meeting. Due to the current COVID‐19 crisis, and associated  Federal,  State,  and  local  order for  social  distancing,  it  is  expected  that  this  meeting  will  be  conducted  via  teleconference communications and will be recorded for live streaming. Nicole Morse will prepare and present a     Downtown/Playhouse CEQA Consulting Proposal  Exhibit A: Scope of Work  Page 13  T&B Planning, Inc.    scoping meeting presentation in coordination with City staff. Project‐related graphics are expected to be provided  by the Project Applicant. The Scoping Meeting will be noticed along with the NOP (see Task 1.3).     Task 5.1 also includes up to 12 hours of T&B Planning staff time assistance to the City associated with Native  American tribal consultation, pursuant to the requirements of Senate Bill (SB) 18 and Assembly Bill (AB) 52. T&B  Planning will initiate the consultation process by obtaining the City’s AB52 list, and also by contacting the Native  American Heritage Commission (NAHC) for a list of Native American tribes with traditional lands or places within  the geographical area affected by the proposed Project pursuant to SB18. After the contact information is  received, T&B Planning will assist the City in sending a letter via certified mail and email to each identified Native  American tribe informing them of their opportunity to consult with the City regarding the proposed Project. If  requested by the City, T&B Planning will attend consultation meetings with representatives of any and all Native  American tribes that request a consultation meeting.    Task 5.2 Attend Public Hearings  Nicole Morse will attend public hearings to represent the EIR. We expect two (2) hearings before the City Planning  Commission and two (2) hearings before the City Council. We anticipate that City staff will prepare all visuals and  handouts for the public hearings to represent the EIR.    Task 5.3 Document Publishing and Distribution  Work conducted under this task includes compilation, printing, and distribution of the NOP, Administrative Draft  EIRs, Draft EIR, and Final EIR. These documents are required to be distributed in both PDF and hard copy formats.  Work efforts include creating master PDFs, burning documents to CDs or flash drives, creating custom CD labels,  coordinating hard copy printing, and document distributions via mail, certified mail, delivery service, or other  methods.  This  task  includes  reimbursable  expenses  including  printing,  postage,  delivery  fees,  California  Department of Fish and Wildlife fees, and County Clerk fees.         Downtown/Playhouse CEQA Consulting Proposal  Exhibit B: Project Budget  Page 14  T&B Planning, Inc.  EXHIBIT B: PROJECT BUDGET The services set forth in EXHIBIT A, Scope of Work, shall be provided pursuant to the following cost estimate:  Phase/Task Description Fee Type  Budget  Amount  Phase 1 Environmental Scoping  Task 1.1  Project Initiation and Data Acquisition/Review  Fixed Fee  $5,880.00 Task 1.2  Prepare Project Description Fixed Fee  $4,480.00 Task 1.3  Prepare NOP and Evaluate NOP Comment Letters Fixed Fee  $2,100.00 Sub‐Total ‐ Phase 1: $12,460.00 Phase 2 Technical Report Preparation  Task 2.1  Air Quality, GHG, and Energy Technical Study (PlaceWorks) Sub‐Consultant  $18,615.00 Task 2.2  Construction Health Risk Analysis (PlaceWorks) Sub‐Consultant  $7,640.00 Task 2.3  Noise and Vibration (PlaceWorks) Sub‐Consultant  $10,735.00 Task 2.4  View Simulations (PlaceWorks) Sub‐Consultant  $16,055.00 Task 2.5  Archaeological, Built Environment, and Paleontological Resources  Report (Cogstone)  Sub‐Consultant  $14,301.20 Task 2.6  Focused Traffic Impact Analysis (Linscott, Law & Greenspan,  Engineers) Sub‐Consultant  $25,900.00 Task 2.7  Biological Resources Letter Report (Glenn Lukos Associates)  Sub‐Consultant  $9,660.00 10% Mark up on Subconsultant Fees Sub‐Consultant  $10,290.62 Sub‐Total ‐ Phase 2: $113,196.82 Phase 3 Prepare Draft Environmental Impact Report  Task 3.1  Prepare Administrative Draft EIR Fixed Fee  $49,550.00 Task 3.2  Revise Administrative Draft EIR per City Comment Estimated Fee  $8,680.00 Task 3.3  Prepare Mitigation, Monitoring, and Reporting Program Fixed Fee  $1,010.00 Task 3.4  Prepare Public Review Draft EIR and Public Notices Fixed Fee  $4,420.00 Sub‐Total ‐ Phase 3: $63,660.00 Phase 4 Prepare Final EIR and Responses to Public Comment  Task 4.1  Prepare Response to Public Comments and Administrative Draft FEIR  Estimated Fee  $10,580.00 Task 4.2  Prepare Findings of Fact and Statement of Overriding Considerations  Fixed Fee  $5,440.00 Task 4.3  Prepare Final EIR and NOD Fixed Fee  $5,680.00 Sub‐Total ‐ Phase 4: $21,700.00 Phase 5 Meetings, Project Management, and Quality Control  Task 5.1  Project Management, Meetings, SB18/AB52 Coordination  Estimated Fee  $27,080.00 Task 5.2  Attend Public Hearings Estimated Fee  $4,920.00 Task 5.3  Document Publishing and Distribution  Estimated Fee  $2,875.00 Sub‐Total ‐ Phase 5: $34,875.00 Total Project Budget: $245,891.82 Reimbursable Expense Allowance (printing, deliveries, etc.) including 10% Mark up:  $8,250.00 Total Project Budget (Including Reimbursables): $254,141.82 EXHIBIT B   Downtown/Playhouse CEQA Consulting Proposal  Exhibit C: Hourly Rates and Billing Policy  Page 15  T&B Planning, Inc.      EXHIBIT C:  HOURLY RATES AND BILLING POLICY   If at any time during the completion of this Project, we are requested to perform services beyond the Scope of Work or if T&B  Planning, Inc. is authorized to provide services on a Time and Materials basis, we will invoice for such work in accordance  with the hourly rates provided below. The rates identified below shall be in effect for the duration of the contract.    Principal .......................................................................................... $205.00 ‐ $235.00/Hour   Director of Development Services  ................................................ $185.00 ‐ $205.00/Hour   Senior Associate ............................................................................. $165.00 ‐ $195.00/Hour   Senior Project Manager ................................................................  $145.00 ‐ $175.00/Hour   Project Manager/GIS Manager ...................................................... $125.00 ‐ $155.00/Hour   Assistant Project Manager ............................................................... $95.00 ‐ $125.00/Hour   Analyst – Environmental Compliance .............................................. $85.00 ‐ $115.00/Hour   Analyst – Development Services ...................................................... $85.00 ‐ $115.00/Hour   Analyst – Graphics/GIS  .................................................................... $85.00 ‐ $115.00/Hour   Analyst – Environmental .................................................................... $70.00 ‐ $85.00/Hour   Planner – Land Use & Entitlements .................................................... $70.00 ‐ $85.00/Hour   Technician – Graphics & GIS ............................................................... $70.00 ‐ $85.00/Hour   Administrative Assistant/Assistant Planner ....................................... $50.00 ‐ $70.00/Hour    T&B  Planning's  hourly  rates  do  not  include  out‐of‐pocket  expenses  (including,  but  not  limited  to,  blueprinting,  duplicating/copying, reproduction, GIS data acquisition fees, aerial photography, site photos and delivery services).  These  expenses will be billed at cost plus 10% for administration.  Expert testimony and litigation support services will be billed at  double the above rates.  Mileage is charged at the current Internal Revenue Service reimbursement rate.  We invoice on a monthly basis in proportion to the time spent on the Project to date.  Time and materials labor is rounded  to the one‐quarter hour.  Fixed fee labor is invoiced based on the percentage of task complete.  Unless pre‐arranged, all  billing statements are due and payable within thirty (30) days of the submittal date.  A finance charge of 1½% per month will  be charged on all invoices not paid within thirty (30) days of submittal.  T&B Planning’s procedure for prioritizing work is  strongly influenced by timely payment of invoices by the Client.  T&B Planning reserves the right to reallocate Estimated Fees  from one Task or Subtask to another Task or Subtask to account for efficiencies and/or unexpected work efforts that may  require additional budget.  Outside professional services performed by other individuals/firms that are sub‐contracted through T&B Planning will be  performed only following authorization from the Client.  Billing for any services that are sub‐contracted will be billed at our  actual cost plus 10% for administrative handling.    The Client acknowledges that despite our best efforts, certain aspects of the work to be performed involve processing and  discretionary approvals by politically influenced agencies and elected officials for which we can provide no guarantee of  success.  The compensation for T&B Planning, its sub‐consultants and vendors is not dependent on agency concurrence or  approvals.  The Client agrees to limit T&B Planning’s design professional liability to the Client and to all construction Contractors and  Subcontractors on the Project, because of T&B Planning’s negligent acts, errors, or omissions, such that the total aggregate    Downtown/Playhouse CEQA Consulting Proposal  Exhibit C: Hourly Rates and Billing Policy  Page 16  T&B Planning, Inc.    liability of T&B Planning’s liability shall not exceed $50,000.00 or T&B Planning’s total fee for services rendered on this Project,  whichever is greater.  All work products, including but not limited to correspondence, reports and maps, generated for this Project and retained  by T&B Planning in its files shall be stored for a period of five years after completion of the Project and then discarded, un less  T&B Planning is advised in writing by the Client to retain or transfer such files.    T&B  Planning's  hourly  rates  do  not  include  out‐of‐pocket  expenses  (including,  but  not  limited  to,  blueprinting,  duplicating/copying, reproduction, GIS data acquisition fees, aerial photography, and delivery services).  Provided below are  the estimated costs of such expenses.      CD‐ROM/USB.................................................................................................... $10.00/each   Black/White 8.5 x 11 Copy/Print ........................................................................ $0.10/page   Black/White 11 x 17 Copy/Print ......................................................................... $0.20/page   Color 8.5 x 11 Copy/Print. .................................................................................. $1.00/page   Color 11 x 17 Copy/Print ...................................................................................  $1.50/page   Color Bond Plot  .............................................................................................. $10.00/sq. ft.   Binding Materials  ....................................................................................................... $3.00   Book Folding ......................................................................................................  $0.15/page   Aerial Photographs ........................................................................................  $200.00/each   Mileage ....................................................................................................... Current IRS Rate   Mailing ............................................................................................ Current U.S. Postal Rate   Same‐Day Deliveries .......................................................... Current Messenger Service Rate