12-0822_KEETON KREITZER CONSULTING_Personal Services AgreementPERSONAL SERVICES AGREEMENT
THIS AGREEMENT is made, entered into, and shall become effective this�Cday
of August, 2012, by and between the City of San Juan Capistrano (hereinafter referred to
as the "City") and Keeton Kreitzer Consulting (hereinafter referred to as the "Consultant").
RECITALS:
WHEREAS, City desires to retain the services of Consultant to prepare the Draft
Environmental Impact Report (DEIR) for the proposed Rancho San Juan Apartments; and,
WHEREAS, Consultant is qualified by virtue of experience, training, education and
expertise to accomplish such services.
NOW, THEREFORE, City and Consultant mutually agree as follows:
Section 1. Scope of Work.
The scope of work to be performed by the Consultant shall consist of those tasks as
set forth in Exhibit' A," attached and incorporated herein by reference. To the extent that
there are any conflicts between the provisions described in Exhibit "A" and those provisions
contained within this Agreement, the provisions in this Agreement shall control.
Section 2. Term.
This Agreement shall commence on the effective date and shall terminate, and all
services required hereunder shall be completed, no later than December 31, 2013.
Section 3. Compensation.
3.1 Amount.
Total compensation for the services hereunder shall not exceed $122,720
(one -hundred and twenty-two thousand, seven -hundred and twenty dollars and no cents)
as set forth in Exhibit "B," attached and incorporated herein by reference.
3.2 Method of Payment.
Subject to Section 3.1, Consultant shall submit monthly invoices based on
total services which have been satisfactorily completed for such monthly period. The City
will pay monthly progress payments based on approved invoices in accordance with this
Section.
3.3 Records of Expenses.
Consultant shall keep complete and accurate records of all costs and
expenses incidental to services covered by this Agreement. These records will be made
available at reasonable times to the City. Invoices shall be addressed as provided for in
Section 16 below.
Section 4. Independent Contractor.
It is agreed that Consultant shall act and be an independent contractor and not an
agent or employee of the City, and shall obtain no rights to any benefits which accrue to
Agency's employees.
Section S. Limitations Upon Subcontracting and Assignment.
The experience, knowledge, capability and reputation of Consultant, its principals
and employees were a substantial inducement for the City to enter into this Agreement.
Consultant shall not contract with any other entity to perform the services required without
written approval of the City. This Agreement may not be assigned, voluntarily or by
operation of law, without the prior written approval of the City. If Consultant is permitted to
subcontract any part of this Agreement by City, Consultant shall be responsible to the City
for the acts and omissions of its subcontractor as it is for persons directly employed.
Nothing contained in this Agreement shall create any contractual relationships between any
subcontractor and City. All persons engaged in the work will be considered employees of
Consultant. City will deal directly with and will make all payments to Consultant.
Section 6. Changes to Scope of Work.
For extra work not part of this Agreement, a written authorization from City is
required prior to Consultant undertaking any extra work. In the event of a change in the
Scope of Work provided for in the contract documents as requested by the City, the Parties
hereto shall execute an addendum to this Agreement setting forth with particularity all terms
of the new agreement, including but not limited to any additional Consultant's fees.
Section 7. Familiarity with Work and/or Construction Site.
By executing this Agreement, Consultant warrants that: (1) it has investigated the
work to be performed; (2) if applicable, it has investigated the work site(s), and is aware of
all conditions there; and (3) it understands the facilities, difficulties and restrictions of the
work to be performed under this Agreement. Should Consultant discover any latent or
unknown conditions materially differing from those inherent in the work or as represented
by City, it shall immediately inform the City of this and shall not proceed with further work
under this Agreement until written instructions are received from the City.
Section 8. Time of Essence.
Time is of the essence in the performance of this Agreement.
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Section 9. Compliance with Law.
Consultant shall comply with all applicable laws, ordinances, codes and regulations
of federal, state and local government.
Section 10. Conflicts of Interest.
Consultant covenants that it presently has no interest and shall not acquire any
interest, direct or indirect, which would conflict in any manner or degree with the
performance of the services contemplated by this Agreement. No person having such
interest shall be employed by or associated with Consultant.
Section 11. Copies of Work Product.
At the completion of the work, Consultant shall have delivered to City at least one (1)
copy of any final reports and/or notes or drawings containing Consultant's findings,
conclusions, and recommendations with any supporting documentation. All reports
submitted to the City shall be in reproducible format, or in the format otherwise approved by
the City in writing.
Section 12. Ownership of Documents.
All reports, information, data and exhibits prepared or assembled by Consultant in
connection with the performance of its services pursuant to this Agreement are confidential
to the extent permitted by law, and Consultant agrees that they shall not be made available
to any individual or organization without prior written consent of the City. All such reports,
information, data, and exhibits shall be the property of the City and shall be delivered to the
City upon demand without additional costs or expense to the City. The City acknowledges
such documents are instruments of Consultant's professional services.
Section 13. Indemnity.
To the fullest extent permitted by law, Consultant agrees to protect, defend, and hold
harmless the City and its elective and appointive boards, officers, agents, and employees
from any and all claims, liabilities, expenses, or damages of any nature, including attorneys'
fees, for injury or death of any person, or damages of any nature, including interference
with use of property, arising out of, or in any way connected with the negligence,
recklessness and/or intentional wrongful conduct of Consultant, Consultant's agents,
officers, employees, subcontractors, or independent contractors hired by Consultant in the
performance of the Agreement. The only exception to Consultant's responsibility to protect,
defend, and hold harmless the City, is due to the negligence, recklessness and/or wrongful
conduct of the City, or any of its elective or appointive boards, officers, agents, or
employees.
This hold harmless agreement shall apply to all liability regardless of whether any
insurance policies are applicable. The policy limits do not act as a limitation upon the
amount of indemnification to be provided by Consultant.
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Section 14. Insurance.
On or before beginning any of the services or work called for by any term of this
Agreement, Consultant, at its own cost and expense, shall carry, maintain for the duration
of the agreement, and provide proof thereof that is acceptable to the City, the insurance
specified below with insurers and under forms of insurance satisfactory in all respects to the
City. Consultant shall not allow any subcontractor to commence work on any subcontract
until all insurance required of the Consultant has also been obtained for the subcontractor.
Insurance required herein shall be provided by Insurers in good standing with the State of
California and having a minimum Best's Guide Rating of A- Class VII or better.
14.1 Comprehensive General Liability.
Throughout the term of this Agreement, Consultant shall maintain in full force
and effect Comprehensive General Liability coverage in an amount not less than one
million dollars per occurrence ($1,000,000.00), combined single limit coverage for risks
associated with the work contemplated by this agreement. If a Commercial General
Liability Insurance form or other form with a general aggregate limit is used, either the
general aggregate limit shall apply separately to the work to be performed under this
agreement or the general aggregate limit shall be at least twice the required occurrence
limit.
14.2 Comprehensive Automobile Liability.
Throughout the term of this Agreement, Consultant shall maintain in full force
and effect Comprehensive Automobile Liability coverage, including owned, hired and non -
owned vehicles in an amount not less than one million dollars per occurrence
($1,000,000.00).
14.3 Workers' Compensation.
If Consultant intends to employ employees to perform services under this
Agreement, Consultant shall obtain and maintain, during the term of this Agreement,
Workers' Compensation Employer's Liability Insurance in the statutory amount as required
by state law.
14.4 Proof of Insurance Requirements/Endorsement.
Prior to beginning any work under this Agreement, Consultant shall submit the
insurance certificates, including the deductible or self -retention amount, and an additional
insured endorsement naming City, its officers, employees, agents, and volunteers as
additional insured as respects each of the following: Liability arising out of activities
performed by or on behalf of Consultant, including the insured's general supervision of
Consultant; products and completed operations of Consultant; premises owned, occupied
or used by Consultant; or automobiles owned, leased, hired, or borrowed by Consultant.
The coverage shall contain no special limitations on the scope of protection afforded City,
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its officers, employees, agents, or volunteers.
14.5 Notice of Cancellation/Termination of Insurance.
The above policy/policies shall not terminate, nor shall they be cancelled, nor
the coverages reduced, until after thirty (30) days' written notice is given to City, except that
ten (10) days' notice shall be given if there is a cancellation due to failure to pay a premium.
14.6 Terms of Compensation.
Consultant shall not receive any compensation until all insurance provisions
have been satisfied.
14.7 Notice to Proceed.
Consultant shall not proceed with any work under this Agreement until the
City has issued a written "Notice to Proceed" verifying that Consultant has complied with all
insurance requirements of this Agreement.
Section 15. Termination.
City shall have the right to terminate this Agreement without cause by giving thirty
(30) days' advance written notice of termination to Consultant.
In addition, this Agreement may be terminated by any party for cause by providing
ten (10) days' notice to the other party of a material breach of contract. If the other party
does not cure the breach of contract, then the agreement may be terminated subsequent to
the ten (10) day cure period.
Section 16. Notice.
All notices shall be personally delivered or mailed to the below listed addresses, or
to such other addresses as may be designated by written notice. These addresses shall be
used for delivery of service of process:
To City: City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
Attn: Nick Taylor, Associate Planner
To Consultant: Keeton Kreitzer, Principal
Keeton Kreitzer Consulting
P. O. Box 3905
Tustin, CA 92781-3905
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Section 17. Attorneys' Fees.
If any action at law or in equity is necessary to enforce or interpret the terms of this
Agreement, the prevailing party shall be entitled to reasonable attorneys' fees, costs and
necessary disbursements in addition to any other relief to which he may be entitled.
Section 18. Dispute Resolution.
In the event of a dispute arising between the parties regarding performance or
interpretation of this Agreement, the dispute shall be resolved by binding arbitration under
the auspices of the Judicial Arbitration and Mediation Service ("JAMS").
Section 19. Entire Agreement.
This Agreement constitutes the entire understanding and agreement between the
parties and supersedes all previous negotiations between them pertaining to the subject
matter thereof.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement.
ATTEST:
Ma ia'lVlorris, bts Cl k
APPROVED AS TO FORM:
- ON d& I
Omar Sando a , City Attorney
CITY (J SA J , A CAPISj-RANO
K en P. Br st, City Manager
CONSULTANT
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A
KeetloM Kreitzer
Keeton Kreitzer
EXHIBIT A
PROPOSAL FOR THE PREPARATION OF A DRAFT
DRAFT ENVIRONMENTAL IMPACT REPORT
RANCHO SAN JUAN APARTMENTS
CITY OF SAN JUAN CAPISTRANO
INTRODUCTION
Keeton Kreitzer Consulting (KKC) regards the environmental review process as a critical one because if a
project is ever going to be challenged, it will be done so first through the environmental review process.
Due to the nature of the proposed project and the potential for significant effects upon the existing
environment wherein the project is located, it is important that an environmental impact report (EIR) be
prepared that adequately and thoroughly addresses the issues that may be identified by the City of San
Juan Capistrano for Rancho San Juan Apartment project that proposes 100 multiple -family residential
dwelling units on a 10 -acre (gross) site on Vista Montana in the City of San Juan Capistrano. As
indicated by City staff, the proposed project is requesting the approval of a General Plan Amendment,
Rezone, Architectural Control, and Grading Plan Modification.
A Draft EIR SCH No. 2005121149 dated November 7, 2007 was prepared for the Villa Montana
Apartment Homes residential project and processed through the City of San Juan Capistrano. The Draft
EIR evaluated a range of environmental issues, including but not limited to, traffic and circulation, land
use, noise, air quality, drainage and hydrology, soils and geology. Several technical studies were
prepared to support the findings and conclusions presented in the 2007 EIR prepared for the Villa
Montana Apartment Homes project. It is understood that the Draft EIR was not certified by the City of
San Juan Capistrano.
The Villa Montana project proposed 163 -unit apartment homes within the Whispering Hills Estates
Planned Community in the City of San Juan Capistrano on approximately four net acres of the
approximately 10 -acre property. Approval of that project included the approval of several discretionary
actions, including a General Plan Amendment, Rezone, Architectural Control, Vesting Tentative Tract
Map, and Affordable Housing Implementation Agreement. Although the Draft EIR concluded that the
potential impacts identified as a result of implementing the project could be reduced to a less than
significant level (i.e., no significant, unavoidable impacts after mitigation is implemented), the Villa
Montana project was denied based on the project's inconsistency with the goals and policies articulated
in the City's Land Use and Housing Elements.
The project has been redesigned to reduce the number of dwelling units as indicated above (i.e., 100
apartment units). In accordance with Section 15161 of the California Environmental Quality Act (CEQA)
Guidelines, a "project" EIR will be prepared by KKC that will analyze the approval of the discretionary
actions requested by the project applicant in order to implement the proposed project to ensure that each
of the significant issues that may be identified are thoroughly and adequately addressed. The analysis
included in the project Draft EIR will address potential impacts associated with the specific discretionary
actions identified above that are necessary to implement the proposed project. Where necessary,
appropriate mitigation measures shall be recommended to reduce potential impacts to a less than
significant level.
The Draft EIR prepared by KKC will analyze the project accordingly to ensure that each of the significant
issues identified by the City is thoroughly and adequately addressed. As presented in the scope of work
that follows, we have presented a step-by-step approach to respond to the mandated environmental
review process. Coordination with City of San Juan Capistrano staff and technical consultants is also a
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
significant element of the scope of work proposed by KKC. Finally, KKC also recognizes the need to
meet with the City as an integral component of the environmental review process to provide necessary
support to the City when describing the need for, as well as the nature and extent of, the environmental
analysis to be undertaken. Other important components of the scope of work include the attendance at
public hearings and completion of the required findings and other related documents to support the
environmental analysis.
The scope of the Draft EIR cannot be precisely determined until an initial study is completed so it is not
possible to accurately identify the nature and extent of the potential environmental issues that would be
addressed in the EIR. Because it is anticipated that an EIR would be prepared, the scope of work does
not include a task to undertake and complete an initial study. However, should the City require the
preparation of an initial study, a new task will be identified and a budget augmentation submitted prior to
proceeding with its preparation. Therefore, the proposal that follows reflects our understanding of the
project and our view of the issues associated with the development of a multiple -family residential
development on the existing project site in the City of San Juan Capistrano. It is important to note that, if
necessary, the scope of work will be finalized upon determination by City of San Juan Capistrano
Development Service Department/Planning Division staff and/or following the scoping meeting that may
be conducted by the City.
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
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PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
SCOPE OF SERVICES
As indicated above, the scope of services for the Draft Environmental Impact Report (Draft EIR)
comprises several discrete steps that implement both the State and City of San Juan Capistrano and
California Environmental Quality Act (CEQA) Guidelines. The major objective to be achieved is the
certification of the Draft EIR that will require the implementation of several tasks to be undertaken that
include, but not limited to, the following: (1) project management and coordination; (2) research and
analysis required for the preparation of the Draft EIR; (3) preparation of a Draft EIR, including requisite
technical studies to support the environmental analysis presented in the EIR; (4) EIR processing and
public participation; (5) preparation of the Final EIR; (6) preparation of the legal documents that support
the Final EIR, including the Mitigation Monitoring Program, Findings of Fact, and Statement of Overriding
Consideration, if necessary; and (7) attendance at public hearings. Each work task to be undertaken is
identified and described below.
Task One — Proiect Coordination
Project coordination will be an integral part of the planning process. As a result, this task will involve
coordination of all work to be undertaken to prepare the Draft EIR. In order to ensure that work
associated with the preparation of the Draft EIR is progressing in accordance with the schedule, meetings
as determined necessary will be conducted that include representatives of the EIR consultant, project
applicant and/or technical consultants retained by the applicant, City of San Juan Capistrano Planning
Division staff, and/or other agencies having an interest in the proposed project. Specifically, this task will
accommodate up to three (3) such meetings. In addition, if determined necessary by the City of San
Juan Capistrano, KKC will also attend one (1) scoping meeting conducted by the City for the proposed
project. It is important to note that the scope of work may be modified as a result of the issues and
concerns identified during the NOP review period and/or public input received at the scoping meeting.
Should such modifications be necessary, a revised budget and scope will be prepared and submitted to
the City for approval.
The remainder of this task encompasses day-to-day project management and coordination necessary to
complete the environmental analysis. The KKC project manager will coordinate the work efforts of the
individual technical consultants to ensure that their work addresses the issues identified by City staff and
in NOP comments. In addition, the entire work effort will be conducted pursuant to the City of San Juan
Capistrano environmental review process. As a result, close coordination with the City's project manager
will be necessary.
In summary, this task will include:
Coordination with project applicant's technical consultants to ensure that the technical
studies prepared for the project adequately address issues and meet all CEQA
requirements;
Consultation with the City's Planning Division and other relevant Department staff and
other responsible agencies as determined necessary to address the environmental
review process and environmental issues; and
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
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PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
Attendance at up to three (3) meetings with City staff and the consultant team and
attendance at one (1) scoping meeting, if determined necessary by the City of San Juan
Capistrano.
Estimated Time Frame: As Required
Estimated Budget: $6,000.00
Task Two — Preparation of the Notice of Preparation (NOP)
Because the City has determined that an EIR will be required, an initial study will not be prepared. As a
result, KKC will prepare the Notice of Preparation (NOP). The NOP will be distributed via certified mail
(return receipt) to all recipients included on a master distribution list established in consultation with City
staff as determined appropriate by the City of San Juan Capistrano. The recipients will include all
responsible and trustee agencies as well as interested organizations and individuals as determined by
the City.
Estimated Time Frame: 1 Week (including City review)
Estimated Budget: $1,380.00
Task Three - Sub Consultant Studies
In order to adequately evaluate project -related impacts, it will be necessary to undertake several technical
studies, including: (1) noise; (2) air quality; (3) traffic and circulation; and (4) aesthetics (visual
simulations). The scopes and budget for each of the technical studies reflected in this proposal for
environmental consulting services are attached. These studies, which will be conducted by the project
team members, are identified below:
(1)
Noise
Giroux & Associates
(2)
Air Quality/GHG
Giroux & Associates
(3)
Traffic and Circulation
Kimley-Horn Associates, Inc. or other approved by City
(4)
Visual Simulations
VisionScape Imagery
Estimated Time Frame: 4 — 6 Weeks
Estimated Budget: $ 2,450.00 (Noise)
$ 2,750.00 (Air Quality/GHG)
$59,100.00 (Traffic and Circulation)
$ 9,600.00 (Visual Simulations)
Additional Technical Studies
In addition to the technical studies identified above, other studies and reports that must be prepared and
submitted to KKC for inclusion in the Draft EIR for the Proposed Project include:
Soils and Geology
Hydrology/Water Quality Management Plan
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
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PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
It must be noted that the fees for the preparation of the technical studies identified above are not included
in either the scope of work or budget proposed for the preparation of the Draft EIR for the proposed
Project. The project applicant will submit the studies identified above to the City, which will be submitted
to KKC.
SB 18 Review
Because project implementation would require the approval of a General Plan Amendment, the City of
San Juan Capistrano must comply with the requirements of SB 18 by submitting a request to the Native
American Heritage Commission (NAHC). Compliance with SB 18 includes a requirement that the City
send letters to the appropriate Native American representatives. The purpose of the letters is to inform
each of the Native American representatives of the proposed project in accordance with the provisions of
SB 18. The information that may be provided by the NAHC and Native American representatives prior to
the completion of the Draft EIR will be reflected in the discussion of impacts to cultural resources in that
document
Task Four — Preparation of the Screencheck EIR
The most significant task to be undertaken as part of the proposed work program is that of preparing the
EIR. A Screencheck EIR will be the precursor to the Draft document and will be submitted to the City for
review and comment prior to the preparation of the Draft EIR. This work effort will encompass both
primary and secondary research to establish the ambient environmental conditions, understand in detail
the environmental impacts associated with the proposed project, evaluate proposed mitigation measures
and/or recommend additional mitigation measures to eliminate or reduce environmental impacts to an
acceptable level.
Although the scope of the Draft EIR will be formally determined by City's Planning Division staff,
comments received on the Notice of Preparation (NOP), and during the scoping meeting (if determined
necessary), this proposal assumes that the Draft EIR will address all of the City's CEQA Environmental
Checklist issues based on a preliminary review of the proposed project as well as direction provided by
Planning Division staff. The Draft EIR outline proposed for the project is presented below, followed by a
brief discussion of the information that will be included in each section of the document.
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
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PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
Draft EIR
Table of Contents
Rancho San Juan Apartments
City of San Juan Capistrano
CHAPTER 1.0 - EXECUTIVE SUMMARY
1.1 Description of the Proposed Project
1.1.1 Project Location
1.1.2 Project Description
1.1.3 Project Phasing
1.1.4 Project Objectives
1.2 Alternatives
1.2.1 Summary of Alternatives
1.2.2 Environmentally Superior Alternative
1.3 Areas of Controversy
1.4 Issues to be Resolved
1.5 Impact Summary Table
CHAPTER 2.0 - INTRODUCTION
2.1 Purpose of the Draft EIR
2.1.1 Authority
2.1.2 Incorporation by Reference
2.1.3 Intended Uses of the Draft EIR
2.1.4 Related Approvals
2.1.5 Agencies Having Jurisdiction
2.1.6 Availability of the Draft EIR
2.2 Methodology
2.2.1 Existing Environmental Setting
2.2.2 Significance Criteria
2.2.3 Project Design Features/Standard Conditions
2.2.4 Environmental Impact Analysis
2.2.5 Mitigation Measures
2.2.6 Level of Significance After Mitigation
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
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PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
CHAPTER 3.0 - PROJECT DESCRIPTION
3.1 Project Location
3.2 Definition of the Project Site
3.3 Environmental Setting
3.4 History and Evolution of the Proposed Project
3.5 Project Description
3.6 Project Phasing
3.7 Project Objectives
CHAPTER 4.0 - ENVIRONMENTAL ANALYSIS
4.1 Land Use/Relevant Planning
4.2 Traffic and Circulation
4.3 Air Quality
4.4
Noise
4.5
Public Health and Safety
4.6
Drainage and Hydrology
4.7
Biological Resources
4.8
Cultural/Scientific Resources
4.9
Soils and Geology
4.10
Public Services and Facilities
4.10.1 Police Protection
4.10.2. Fire Protection
4.10.3. School Facilities
4.10.4. Parks and Recreation
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
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PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES .
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
4.11 Utilities
4.11.1 Sewer Facilities and Service
4.11.2 Water Facilities and Service
4.11.3 Solid Waste Facilities
4.12 Aesthetics
4.13 Climate Change/Greenhouse Gas
CHAPTER 5.0 - CUMULATIVE IMPACTS
5.1 Description of Cumulative Projects
5.2 Cumulative Impacts Analysis
CHAPTER 6.0 - ALTERNATIVES TO THE PROPOSED PROJECT
6.1 Introduction
6.1.1 Purpose and Scope
6.1.2 Criteria of Alternatives
6.1.3 Identification of Alternatives
6.2 Analysis of Alternatives'
6.3 Summary of Alternatives
6.4 Identification of Environmentally Superior Alternative
CHAPTER 7.0 - SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES WHICH
WOULD BE INVOLVED IN THE PROPOSED ACTION SHOULD IT BE
IMPLEMENTED
CHAPTER 8.0 - GROWTH -INDUCING IMPACTS
CHAPTER 9.0 - INVENTORY OF MITIGATION MEASURES
CHAPTER 10.0 - INVENTORY OF UNAVOIDABLE SIGNIFICANT ADVERSE IMPACTS
CHAPTER 11.0 - GLOSSARY
CHAPTER 12.0 - ORGANIZATIONS AND PERSONS CONSULTED
CHAPTER 13.0 - BIBLIOGRAPHY
'A maximum of four alternatives. including the "No Project' alternative will be evaluated. The specific nature of the land use(s) of
each of the alternatives will be determined in consultation with City staff.
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
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PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
TECHNICAL APPENDIX
A. Notice of Preparation
B. NOP Comment Letters
C. Traffic Analysis
D. Air Quality/Climate Change Analysis
E. Noise Analysis
A summary of the information and analyses to be included in each of the sections identified in the
preceding table of contents is presented below.
1.0 Executive Summary
A summary of the project location, description and objectives will be presented in this section as well as a
summary of the potential impacts, mitigation measures, and unavoidable environmental consequences,
presented in a matrix or table format. This section will also include a brief description of each alternative
(including identification of the "environmentally superior" alternative), a list of potential areas of
controversy, and issues to be resolved as required by the State CEQA Guidelines.
2.0 Introduction
This introductory section will identify the purpose and scope of the Draft EIR, the contents of the
document, the authority by which it has been required, the agencies having jurisdiction over the project,
and the intended uses of the document (i.e., subsequent discretionary and/or permit approvals).
3.0 Project Description
A complete description of the project, including its history and evolution, location, parameters, phasing (if
available), and all actions necessary to implement the proposed project will be presented in this section.
The description will include a narrative component and statistical tables as appropriate to adequately
describe the nature, scope and intensity of the project. This section will also include a brief presentation
of background information necessary to provide a context for the applications.
4.0 Environmental Analysis
The purpose of this chapter of the Draft EIR is to describe the existing environmental conditions on the
subject property and in the environs and to identify the potential impacts or consequences that may result
from implementation of the proposed project. This section will contain the environmental analysis for
each issue that has been determined to be the subject of the Draft EIR. The extent of the analysis and
documentation for each issue will be identified by Planning Division staff as well as in NOP comments
and during the public scoping meeting (if determined necessary by Planning Division staff). In some
cases, the discussion will be a summary of a technical study prepared by a member of the applicant's
consultant team. In each case where a technical study will be the basis for the environmental analysis
contained in the EIR, the technical report will be condensed to present the existing environmental
conditions, provide an assessment of the potential project -related impacts, and identify/recommend
appropriate mitigation measures to ensure that the environmental consequences are eliminated or
reduced to a less than significant level, if feasible. As indicated in the recommended Table of Contents,
the environmental analysis will evaluate potential associated with a wide range of issues. In addition, if
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
determined necessary, additional issues would also be evaluated based on relevant comments received
during the NOP/scoping process.
Although the scope of work included in this proposal does not include the preparation of any of the
technical studies (i.e., hydrology/hydraulics, noise, air quality, cultural/scientific resources, visual
simulations, and biological resources), these studies, which will be provided to KKC, will be summarized
and their findings and recommendations presented in the Draft EIR. In addition, it should be noted that
the land use studies and other technical documentation prepared by/for the applicant and/or City of San
Juan Capistrano will also be utilized to the extent they are applicable to the proposed project. In order to
facilitate the analysis of each issue, a standard format will be employed to analyze each issue thoroughly.
This format is presented below with a brief discussion of the information included within each topic.
Existing Environmental Setting
This introductory section describes the existing environmental conditions related to each issue
analyzed in the Draft EIR. In accordance with the State CEQA Guidelines, both the local and
regional settings are discussed as they exist prior to implementation of the proposed project.
This documentation will serve as the baseline upon which the project -related impacts will be
evaluated.
Significance Criteria
Specific criteria will be identified and presented in this section of the Draft EIR upon which the
significance of the project -related potential impacts is determined. The significance criteria which
are the basis of the environmental analysis contained in the Draft EIR will be derived from the
significant effects presented in the State CEQA Guidelines, adopted local (i.e., City of San Juan
Capistrano, County of Orange, etc.), State and/or federal policies and programs that may apply;
and other commonly accepted technical and non-technical standards prescribed by responsible
agencies (i.e., City of San Juan Capistrano, County of Orange, South Coast AQMD, Caltrans,
etc.) determined to be appropriate by the lead agency.
Project Design Features/Standard Conditions
This section of the document will identify specific project design features (PDF) that will be
incorporated into the proposed project that are intended to preempt project -related impacts (e.g.,
incorporation of mature landscaping, etc.) by the applicant as well as standard conditions (SC)
that are typically imposed by regulatory agencies (e.g., adherence to the Uniform Building Code)
on development in order to ensure safety and minimize adverse environmental effects. The
discussion of potential environmental impacts in Chapter 4 will reflect the incorporation of any
PDFs and SCs included this section.
Environmental Impact Analysis
The environmental analysis for each issue, which has been determined to be the subject of the
Draft EIR, is contained in this section of the document. The extent of the analysis and
documentation for each issue will be identified by Planning Division staff, NOP comments and, if
necessary, during the scoping meeting. In some cases, the discussion will be a summary of a
technical study prepared by a member of the consultant team. In such case, the technical report
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
10
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
will be condensed to present the existing environmental conditions, provide an assessment of the
potential project -related impacts, and identify/recommend appropriate mitigation measures to
ensure that the environmental consequences are eliminated or reduced to a less than significant
level, if feasible. All project -related impacts, including those associated with all phases of the
proposed project, will be clearly and adequately analyzed in accordance with the State CEQA
Guidelines. It should be noted that any previous land use studies and/or other technical
documentation prepared by/for the applicant and/or City of San Juan Capistrano will be utilized to
the extent it is applicable to the proposed project. In order to facilitate the impact analysis, the
analysis will identify and describe potentially significant short-term (construction) and long-term
(operational) impacts anticipated to occur as a result of project implementation
Mitigation Measures
Where a potential significant environmental effect has been identified based on the criteria
identified in analysis and that impact cannot be avoided, mitigation measures will be identified
and included in this section of the document which "... minimize significant adverse impacts .. .
for each significant environmental effect identified in the EIR", as prescribed in the State CEQA
Guidelines.
Level of Significance after Mitigation
Unavoidable significant adverse impacts are those effects that either cannot be mitigated or they
remain significant even after mitigation is incorporated into the proposed project. These
significant effects, if determined to a result of project implementation after mitigation, will be
identified in this section of the Draft EIR. Prior to approval of the proposed project, the San Juan
Capistrano City Council will be required to adopt a Statement of Overriding Considerations that
identifies and describes the public benefit(s) associated with project implementation that offset
the significant impacts.
Additionally, the State CEQA Guidelines requires a discussion of "any inconsistencies between
the proposed project and applicable general plans and regional plans." This discussion will occur
within Section 4.1 (Land Use/Relevant Planning).
5.0 Cumulative Impacts
This section of the Draft EIR will focus on other projects that are proposed or approved in the project
environs that would create demands on servicing agencies and affect the ability of those agencies to
continue to provide an adequate level of service, The City of San Juan Capistrano will identify any
projects that have been proposed or are approved in the vicinity of the proposed project within its
jurisdiction. In addition, KKC will query adjacent municipalities in an effort to identify additional projects in
the vicinity of the subject property. These other projects will be evaluated with the proposed project to
determine project -related cumulative impacts. This section of the Draft EIR will also provide a discussion
of these cumulative projects and their potential impacts on the several issues analyzed in Chapter 4.0 of
the document.
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
11
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
6.0 Alternatives to the Proposed Project
Chapter 6.0 will provide a qualitative impact analysis of the alternatives identified by KKC and the City's
Planning Division staff. Three potential land use alternatives will be identified by the City during the initial
stages of the analysis. The Draft EIR will analyze a maximum of four alternatives, including the "no
project" alternative as prescribed by the State CEQA Guidelines, which will be selected following the
completion of the environmental impact analysis by KKC and approved by the City's Project Manager.
7.0 Significant Irretrievable Environmental Changes Which Would Be Involved in the Proposed
Action Should It Be Implemented
Those impacts, which cannot be avoided, even with the implementation of mitigation measures, will be
identified and summarized from the discussions contained in Chapter 4.0.
8.0 Growth -Inducing Impacts
The manner in which the project could foster economic and/or population growth, either directly or
indirectly, in the surrounding area will be thoroughly discussed. The characteristics of the project, which
may encourage and facilitate other activities that could significantly affect the environment, either
individually or cumulatively, will also be discussed in this chapter.
9.0 Inventory of Mitigation Measures
This chapter of the document will include a comprehensive listing of the mitigation measures that will be
required as a result of project implementation. This listing of mitigation measures will be used to create
the mitigation monitoring and reporting program that will stipulate the timing and responsibility for each
mitigation measure.
10.0 Inventory of Unavoidable Significant Adverse Impacts
A comprehensive listing of the potential unavoidable adverse impacts (i.e., those that cannot be mitigated
to a less than significant level) that are anticipated as a result of project implementation will be presented
in this section of the Draft EIR. In addition, cumulative impacts that are significant and unavoidable will
also be identified and listed.
11.0 Glossary
This section will include a listing of the relevant acronyms used in the Draft EIR in order to facilitate the
reader's understanding of those terms.
12.0 Organizations and Persons Consulted
A comprehensive listing of each individual and the organization with which the individual is associated will
be included in this Chapter of the Draft EIR to document the source of the information utilized in the
environmental analysis.
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
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PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
13.0 Bibliography
Each document used as a reference or source of information will also be identified and presented in the
Bibliography that will serve as a reference to those reviewing the Draft EIR. Pursuant to current CEQA
requirements, the location(s) where each of the bibliographic references is maintained will be identified in
this chapter to facilitate the review should the reference materials be needed.
Upon completion of the Screencheck EIR, the EIR consultant will print provide a digital copy in MS -Word
format of the document and submit them to the City's Planning Division for review and comment.
Estimated Time Frame: 10 Weeks
Estimated Budget: $20,700.00
Task Five — Preparation of the Draft EIR
All comments on the information and analysis contained in the Screencheck EIR made by City staff
during their review will be forwarded to KKC for incorporation into the Draft EIR. It is anticipated that the
City's review will be completed within a two-week period. The City will review the document to ensure
that the information contained within it is adequate and complete before the Draft EIR is printed and
distributed. A total of ten (10) copies of the Draft EIR and technical appendix will be printed once it is
approved by Planning Division staff. In addition, thirty-five digital copies will also be produced, which will
be sent to each of the agencies, individuals, and organizations on the City's NOP/EIR Distribution List.
Once released by City staff, the environmental consultant will distribute the Draft EIR with the Notice of
Completion (NOC) for a 45 -day public review and comment period. The digital document will be mailed
via certified mail (return receipt) to the entities identified on the master distribution list that also received
the NOP.
Estimated Time Frame: 4 Weeks
Estimated Budget: $2,760.00
Task Six — Response to Public Comments
At the end of the State -mandated 45 -day public review period, all comments received by the City from
local, State and other responsible agencies and interested parties will be forwarded to the EIR consultant.
Each comment will be addressed as it relates to the adequacy of the Draft EIR. An appendix to the Draft
EIR will be prepared that includes a listing of each agency/individual commenting on the Draft EIR, the
correspondence received from the commentator, and the responses prepared for each relevant
comment. A total of fifteen (15) copies of the responses to public comments appendix (i.e., Draft Final
EIR) will be submitted to the City of San Juan Capistrano.
Estimated Time Frame: 2 Weeks
Estimated Budget: $4,600.00
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
13
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
Task Seven — Final EIR
Once the Draft EIR is certified, the Final EIR will be prepared. That document will consist of the response
to comments appendix and all necessary testimony and minutes of the public hearings. If necessary, the
Final EIR will include "redline/strikeout" revisions that reflect changes resulting from comments received
during the public review and comment period. A total of two (2) printed copies of the Certified Final EIR
will submitted to the Planning Division.
Estimated Time Frame: 2 Weeks
Estimated Budget: $1,380.00
Task Eight — Mitigation Monitoring Pro ram/Findin s/Statement of Overriding Considerations/Board of
Supervisors Resolution
The EIR consultant will prepare the Mitigation Monitoring and Reporting Program (MMRP) for the
proposed project. This document will be presented to the City of San Juan Capistrano and will identify
each mitigation measure to be carried out if the project is implemented, the entity that will be responsible
for implementing the mitigation measure(s), and when each measure will be implemented. In addition,
the Findings of Fact and Statement of Overriding Consideration, if determined necessary (i.e.,
unavoidable significant adverse impacts remain after mitigation), will also be prepared and submitted to
the City for review and presentation to the San Juan Capistrano Planning Commission and City Council
for certification prior to approval of the proposed project.
Estimated Time Frame: 4 Weeks
Estimated Budget: $4,600.00
Task Nine — Public Hearings
KKC will attend up to four (4) public hearings, including two (2) public hearings before the San Juan
Capistrano Planning Commission and two (2) public hearings before the City Council. The Project
Manager will attend each and be responsible for making all presentations and responding to questions
raised during the public meetings and/or hearings as directed by City staff. Should additional meetings
and/or hearings be required, they will be charged at the appropriate hourly rate, upon authorization by the
City of San Juan Capistrano.
Estimated Time Frame: As Required
Estimated Budget: $2,400.00
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
14
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
III. PROJECT SCHEDULE
The scope of services through Task Four (i.e., submittal of the Screencheck EIR) presented in this
proposal can be accomplished in approximately 16 weeks from issuance of the Notice to Proceed. This
schedule is presented below.
Task
Description
Estimated
Time
e
1
Project Management
As Required
2
Preparation of the NOP
NOP Comment Period
4 Weeks
3
Sub -Consultant Studies
6 Weeks --
4
Preparation of Screencheck EIR
10 Weeks '
5
Preparation of Draft EIR
4 Weeks
Notice of Completion/Draft EIR Public Comment Period
6 Weeks
6
Response to Comments
2 Weeks
7
Preparation of Final EIR
2 Weeks
8
Preparation of Findings/Mitigation Monitoring Program/
Statement of Overriding Considerations
4 Weeks2
9
Public Hearings
As Required
'Preparation of Screencheck EIR dependent on completion/approval of technical
studies prepared by applicant's consultant team.
2Would be prepared during the 45 -day public review and comment period,
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
15
EXHIBIT B
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
IV. ESTIMATED BUDGET
The scope of services and work project described in Section II of this proposal will be undertaken and
completed for an estimated fee of $122,720.00. This fee includes project management, preparation of
the technical studies identified in Task Three, the environmental impact analysis (including the Draft and
Final EIRs), printing and distribution of the Draft EIR, attendance at public hearings, and payment of filing
fees (i.e., NOD filing and CDFG fees).
Estimated Budget
Rancho San Juan Apartment Project
San Juan Capistrano
Estimated
Task
Description
Budget
1
Project Management
$ 6,000.00
$ 1,380.00
2
Notice of Preparation
Sub -Consultant Studies
Traffic Impact Analysis
$ 59,100.00
Air Quality Analysis
2,750.00
3
Noise Analysis
2,450.00
Visual Simulations
9,600.00
Sub Total - Sub -Consultant Studies
$ 73,900.00
4
Preparation of Screencheck EIR
$ 20,700.00
5
Preparation of Draft EIR
$ 2,760.00
6
Response to Public Comments
$ 4,600.00
7
Preparation of Final EIR
$ 1,380.00
Preparation of Findings/Mitigation Monitoring
8
Program/Statement of Overriding Considerations/Board of
$ 4,600.00
Supervisors EIR Certification Resolution
9
Public Hearings
$ 2,400.00
Printing and Reproduction
Printing/Reproduction
$ 4,500.00
Certified Mail/Delivery/Supplies
500.00
Total Printingand Reproduction
$ 5,000.00
Total Estimated Budget
$122,720.00
'Estimate only. Estimated budget reflects 40 hours. Fee is subject to review and negotiation based on
nature and extent of public comments received durin the public review period.
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
16
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
V. RESPONSIBILITY OF PROJECT APPLICANT
The following information shall be provided to the consultant in order to complete the analysis described
in this proposal.
1. All previous environmental documents prepared for the subject property and vicinity of
the property.
2. All pertinent technical analyses previously prepared for the prior project (Vista Montana)
and for the applicant and/or City of San Juan Capistrano necessary to prepare the Draft
EIR, including, but not limited to: (1) preliminary geotechnical report; (2) hydrology and
engineering (i.e., pre- and post -development drainage, sewer assessment, and water
supply assessment); (3) Water Quality Management Plan (WQMP); (4) 'Phase I and (if
necessary) Phase II Environmental Site Assessments; (5) Traffic Impact Analysis; (6)
biological resources assessment; (7) cultural/scientific resources assessment; (8) noise
assessment; (9) air quality assessment; and (10) visual simulations.
3. A large-scale topographic map (i.e., 1" = 100') of the subject property (in reproducible
form).
4. Topographic in reproducible form.
5. Aerial photograph, if available.
6. A complete project description, including a statistical summary of the proposed project
and plans reflecting the proposed development plan and related discretionary action
necessary to implement the proposed project.
7. Conceptual Development Plan, Conceptual Grading Plan, Conceptual Circulation Plan,
etc.
8. Phasing/Development Plan that provides statistical summary of the anticipated sequence
of development.
9. Large-scale plans reflecting grading and site design.
10. Cross-sections illustrating "existing" and "post -development" conditions.
11. Project objectives.
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
17
PROPOSAL FOR ENVIRONMENTAL CONSULTING SERVICES
RANCHO SAN JUAN APARTMENTS — CITY OF SAN JUAN CAPISTRANO
VI. STATEMENT OF OFFERITERMS OF AGREEMENT
Keeton Kreitzer Consulting and technical consultants identified in this proposal are prepared to begin
work on the Rancho San Juan 100 -unit multiple -family residential development Draft EIR immediately
upon execution of the contract. You may be assured that should we be selected to provide the
environmental services described in this proposal, we shall devote our full resources to the project and
will approach it with the highest degree of enthusiasm, objectivity, and professionalism possible.
We shall perform all work described in this proposal for an estimated budget of $122,720.00. This offer is
valid for a period of sixty (60) days. It should be emphasized that these costs are based upon the
assumptions made on the scope of the project; should the scope change significantly, necessitating a
change to the work program, we will contact you immediately and amend both the scope of services and
estimated budget accordingly.
Keeton K. Kreitzer, Principal, is the individual authorized to bind the offer made above
Offer Presented By:
Keeton K. Kreitzer, Principal
KEETON KREITZER CONSULTING
Date: August 6, 2012
Proposal for Environmental Consulting Services
Rancho San Juan Apartments - City of San Juan Capistrano
August 6, 2012
18
FMS68 - GLSUM - GLSUM: ACCOUNT SUMMARY
inn Account Inquiries Next
Screen
Account Sum Encumb Detail Adj lnq yy��C��urrent Year Dg Monthrrype DU Status Control Dlglt
FlQi cW San-JuAvLy°'F7MIigP.t @P- ()opsl{' RCtaut('.
Account 2i-00000-4541.0- 00 TypeS EXPENDITURE As of 08115 12
Xccount Name DEVELOPER DEPOSIT REVENUE %Pis A ACTIVE
Accounting
Entries
Current Balance
122,720.00
-
MTD Debits
0+
Credits
122,720.00
-
YTD Debits
0+
Credits
122,720.00
-
http://sjc300v/fmstFINANCE/GLSUM.ASP
Budget Entries
Original Budget
Carry Over Encumbrance
Budget Adjustments
Revised Budget
Expended YTD
Encumbered
Available Balance
0+
0+
0+
0+
122,720.00-
0+
122,720.00+
Fling Fire Back Next Last OK
Page I of 1
8/15/2012
32400 PASEO ADELANTO
SAN JUAN CAPISTRANO, CA 92675
(949) 493-1171
(949) 493-1053 FAx
www.sanjuancapistrano.org
TRANSMITTAL
TO:
Keeton Kreitzer, Principal
P.O. Box 3905
Tustin, CA 92781-3905
DATE: August 22, 2012
FROM: Christy Jakl, Deputy City Clerk (949) 443-6310
MEMBERS OF THE CITY COUNCIL
SAM ALLEVATO
LAURA FREESE
LARRY KRAMER
DEREK REEVE
JOHN TAYLOR
RE: Personal Services Agreement — Draft Environmental Impact Report (DEIR) Rancho San
Juan Apartments
Thank you for providing documentation confirming compliance with the terms of the agreement
related to insurance.
Please keep in mind this documentation must remain current with our office during the term of
the agreements. If you have questions related to insurance requirements, please call me at
(949) 443-6310.
If you have questions concerning the agreement, please contact Bill Ramsey, Assistant
Development Services Director at (949) 443-6334.
Enclosed is an original agreement for your records.
Cc: Bill Ramsey, Assistant Development Services Director
Nick Taylor, Associate Planner
San Juan Capistrano: Preserving the Past to Enhance the Future
0 Printed on 100% recycled paper
Today's Date: V15/ l2
CONTRACT TRANSMITTAL
COUNCIL MEETING DATE (if applicable):
WA
Transmittal Routing
(Check All That Apply)
City Attorney
City Manager
City Clerk
Project Manager's Last Name: i�AmSP.�/NTOY' Phone Extension: MP3 (p3Z7
CIP No. (if any): NIA
APPROVING AUTHORITY: (Check One)
❑ Mayor
❑ CRA Chair
V- City Manager
Provide (1) executed original contract for each signing party, including the City. If the agreement is to be
recorded - only (1) original will be recorded with certified copies going to other parties.
Please provide the mailing address of any party to receive an agreement - unless the mailing address is
included within the body of the agreement:
OTHER INSTRUCTIONS:
-ft(S a PSA k*r Draft 6.�1�12�"{a' (lanoh0 Stat Jugn/�pevtment: (pevelepv9 Pnjec+). Titcorthact
arnoarlt' hai been Cuhe�Q fhm Ike C6V1?I DFUY awd dzpos?trq 'm(a k darekpet- 6L-'P;1f a0(0gnt *4'f
vAS- set"-fbras eattrnct and we will tv OM-Smlim+gvj-*4Wsaau+nfi. 'Ihe cort+artamoent
does exceed the CMTs authority, howNkEr, lifts is Ca (iRA prlvnte c�eVO(opmw j cacl (z:d b! Apnv*h�:
V.sforn; 4, W! havc bevvt sV�f;-'A 'Btese cwrh+cV such as P(a�w Fxudar*s, D&6ito(n NNk, V&w*W,,,
aid etc. Ix a$ecbec( a print wt of the devclopu depo:l+aocv4o+ s" fl't -" .
--hank yw, A-g4o
Fan Date: 01-2004 D-7