13-1217_LSA ASSOCIATES, INC._Personal Services AgreementPERSONAL SERVICES AGREEMENT
THIS AGREEMENT is made, entered into, and shall become effective this day
of December, 2013, by and between the City of San Juan Capistrano (hereinafter referred
to as the "City") and LSA Associates, Inc. (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 Spieker Senior Development, a
Continuing Care Retirement Community; 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 March 31, 2015.
Section 3. Compensation.
3.1 Amount.
Total compensation for the services hereunder shall not exceed $295,040 as
set forth in Exhibit 'A" 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 5. 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.
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Section 8. Time of Essence.
Time is of the essence in the performance of this Agreement.
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
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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.
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
51
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,
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: David Contreras, Senior Planner
5
To Consultant: LSA Associates, Inc.
20 Executive Park, Suite 200
Irvine, CA 92614
Attn: Ashley Davis
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.
Section 20. Counterparts and Facsimile signatures.
This Agreement may be executed by the Parties in counterparts, which counterparts
shall be construed together and have the same effect as if all the Parties had executed the
same instrument. Counterpart signatures may be transmitted by facsimile, email, or other
electronic means and have the same force and effect as if they were original signatures.
[SIGNATURE PAGE FOLLOWS]
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IN WITNESS WHEREOF, the parties hereto have executed this Agreement.
CITY OF SAN JUAN CAPISTRANO
B�'�
Y
Sam Allevato, Mayor
CONSULTANT
APPROVED AS TO FORM:
Hans an ten, City_Attorney
7
. 1GCa n ag�rrrg yPrirrci��t' �.� C� ��
LS Associates, Inc. '
Preparation
Environmental Impact Report
for
Spieker
A Continuing Care Retirement Community
City of San Juan Capistrano
Prepared y
L S A
LSA ASSOCIATES, INC.
Fuscoe Engineering,
Ninyo&Moore
VisionScape Imagery, Inc,
SLSA ASSOCIATES, INC.
20 EXECUTIVE PARK, SUITE 200 A �
IRVINE, CALIFORNIA 92614
December 9, 2013
Mr. David Contreras, Senior Planner
City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
BERKELEY FRESNO RIVERSIDE
949.553.0666 TEL CARLSBAD PALMSPRINGS ROCKLIN
949.553.8076 FAX FORT COLLINS PT. RICHMOND SAN LUIS OBISPO
Subject: Proposal for Professional Services: Environmental Impact Report for the Spieker
Senior Development — A Continuing Care Retirement Community
Dear Mr. Contreras:
LSA Associates, Inc. (LSA) is pleased to respond to the City of San Juan Capistrano's (City) Request
for Proposals to prepare an Environmental Impact Report (EIR) for the Spieker Senior Development
Project. The attached proposal is based on LSA's understanding of the proposed project, knowledge
of the City, and experience preparing FIRS for projects that are similar to the proposed project.
The City planning policies have historically reflected a sensitivity toward agriculture and agriculture -
related properties. While such an application has been anticipated for some time, we equally
anticipate that the City will conduct a thorough and exhaustive environmental and policy analysis
before arriving at a decision regarding this application. LSA is willing and able to come alongside the
City to assist in preparing the necessary environmental analysis that will support the City's findings
in considering and deciding on this land use application. LSA has a long and successful history
working in and with the City and looks forwards to working with its staff in advancing the
aforementioned City's goals and objectives by providing a technically sound and legally defensible
environmental document. LSA is proposing Ashley Davis as the most qualified Project Manager for
this project. Ms. Davis brings over 16 years of environmental planning experience and EIR expertise.
LSA has extensive experience and history working directly with the City (e.g., La Pata Avenue Gap
Closure and Camino del Rio Extension Project, Del Obispo Street from Alipaz Street to Paseo
Adelanto On -Call Cultural Resources monitoring, Lower Ortega Widening EIR, St. Margaret's
Episcopal School and Church Expansion Initial Study/Mitigated Negative Declaration [IS/MND],
Interstate 5 High -Occupancy Vehicle [HOV] Lane Extension Project [south of Avenida Pico to south
of San Juan Creek Road] Initial Study/Environmental Assessment [IS/EA], and Trabuco Creek Bank
Restoration for Saddleback Valley Christian School). LSA also prepared the City's first Strategic
Transportation Plan (STP), which was approved by the City in October 2002. The STP was to guide
the implementation of major transportation improvements in and around the City. Mr. Les Card (CEO
of LSA) served as Project Manager and primary author of the STP. It involved a comprehensive
examination of all proposed arterial highways in and around the City (including La Pata) to analyze
benefits and/or concerns of traffic impacts. The STP identifies specific strategies to avoid through
traffic impacts in the City and priorities for highway improvement phasing. This experience has
fostered an excellent understanding of the project area, and LSA will bring this experience to the
Spieker Senior Development Project.
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PLANNING I ENVIRONMENTAL SCIENCES I DESIGN
ISA ASID Jt1E , .til;.
BACKGROUND AND EXPERIENCE
LSA is an environmental, transportation, and community planning firm with offices located
throughout California and in Colorado. Preparation and review of California Environmental Quality
Act (CEQA) documents has been an LSA core service since the founding of the firm in 1976. Over
the years, LSA has expanded its services offered to include virtually all CEQA-related services in
order to provide a "one-stop" firm.
LSA has a successful track record of preparing environmental documents that are technically sound
and legally defensible as well as innovative and solution oriented. One of the unique aspects of the
company lies in its ownership (i.e., LSA is 100 percent employee owned). All full-time employees
own stock in the company and all employees benefit from its success on each and every project.
LSA's employee stock ownership program and profit sharing foster an exceptionally positive work
environment where staff are motivated to strive for excellence and continue to build on the
company's already solid reputation. This is one of the reasons for LSA's remarkable employee
retention, which will directly benefit the City.
Based on the firm's many successful years of preparing CEQA documents (e.g., EMS, Negative
Declarations [NDs], and Categorical Exemptions [CEs]) for projects similar to the proposed Spieker
Senior Development project (including senior housing projects, new hotels, residential developments,
and mixed-use projects throughout the State of California), LSA is confident that its team of
professionals will meet the needs of the City in a timely and cost-effective manner.
GENERAL METHODOLOGY: THE LSA APPROACH
While LSA prides itself on its technical document preparation skills, the company believes the most
important aspect of its overall services is its project management skills. LSA's track record of
providing quality products and meeting demanding schedules, coupled with its reputation with past
and current clients, provides the best guarantee of success in meeting the City's needs for the required
environmental services. The following are LSA's methods and procedures for managing schedules
and budgets and the tactics LSA employs to ensure quality control:
Communication: Good project management extends beyond the use of sophisticated tools. It has
been LSA's experience that the most critical element for successful completion of a project is the
early development of clear channels of communication between LSA's project management and
all parties involved. Ongoing and frequent communication among Principal in Charge Frank
Haselton, Project Manager Ashley Davis, and City staff will serve as the primary vehicle for
identifying emerging project issues and developing solutions early so as to minimize schedule
impacts.
Understanding the Issues/Project Schedule: LSA's staff is made up of seasoned veterans. The
staff has developed the ability to identify key issues and solutions, which assists in foreseeing
problems and avoiding potential cost overruns or schedule delays. These skills are used to advise
LSA's clients of impending issues and to assist in resolving those issues. Additionally, LSA's
significant technical and regulatory experience results in a "big picture" understanding of the
processes, permits, and agency requirements that are key to completing an on-time document
delivery.
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LSA A8$0c:1A1'hS, i.Nt::.
• Product Review: To ensure that LSA's product meets the best technical and professional quality
demanded by its clients, and to satisfy agency requirements, the firm has developed an internal
document review program. Once a document is prepared, it is reviewed and corrected by a
professional editor and then receives Principal review prior to its release. This process is assured
through LSA's formally adopted Quality Control Plan, which is available for review by clients.
• Budget Control: Billing for LSA's projects is tracked by internal accounting software on a
bimonthly schedule. Each Project Manager and Principal receives reports indicating project
budget status every week to assist in maintaining tight control over project budgets.
• Commitment of Senior Personnel: When necessary, LSA uses upper level, experienced
personnel not just as supervisors, but as the primary investigators and authors of technical reports,
EIRs, and planning documents. This use of upper level staff eliminates the need for multiple
internal reviews. LSA has found that in some situations, it is most efficient to use senior staff
members qualified in their areas of expertise.
• In -House Preparation of Technical and Environmental Documents: To facilitate
communication and project coordination, LSA can usually prepare all portions of its
environmental documents using in-house staff, reserving the use of subconsultants for the
provision of specialized expertise (e.g., for hazardous materials investigations and geotechnical
investigations).
• Commitment to Scheduling Needs: LSA's commitment to meeting scheduling needs and
project demands extends to doing whatever it takes to complete the job. LSA's work in the past
has demanded staff time at nights and on weekends. LSA has also reduced handling time by using
24-hour reprographic houses capable of compiling, printing, packaging, and mailing completed
documents in a single, efficient operation.
STATEMENT OF UNDERSTANDING/KEY ELEMENTS
A full environmental analysis is anticipated in order to support the City's findings and decision
regarding this land use application. However, there are several key elements that uniquely
characterize the proposed project's site.
Land Use
The site is part of a larger agriculturally related area in this portion of the City. Figure COS -1 of the
City's General Plan Conservation and Open Space Element identifies the property as Agri -Business,
exhibiting both an agricultural and open space quality. Changing the land use designation will amend
its Floor Area Ratio (FAR) from its current 0.05:1 intensity to 0.25:1 intensity (Public &
Institutional). The site is next to the Kinoshita Farm, a City -owned agricultural production area that is
part of the City's Public Lands System. Also, it is adjacent to a church to the north and schools to the
south, which are uses traditionally occupied by sensitive receptors. This proposed change in land use
will impact the property in question as well as the surrounding land uses and occupants.
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1.S:A AS$Q(.-; EATE S, 'N(:.
Traffic
The trip generation of the proposed use will need to be compared to the existing generation rates of
the nursery. A general assumption may be that traffic generation will automatically increase;
however, it will be important to understand the self-
contained nature of the proposed project and the unique
trip -generating qualities associated with this type of use.
Del Obispo Street and Alipaz Street are identified as
secondary arterials on the City's Arterial Highway
System (Figure C-2 of the City's General Plan
Circulation Element). Both of these arterials provide
access to existing neighborhoods, schools, and other
local venues. Del Obispo Street provides a regional
connection to the communities to the south. The project's
Alipaz Street provides access to several impact on these roadways as well as others will be an
neighborhoods and other local venues. important component of the EIR.
Visual
The City is very protective of its visual quality, as
evidenced by its Community Design Element. The site is
at a lower elevation than Del Obispo Street, and it appears
that the proposed project's design will take advantage of
this topographic difference. However, areas to the north
and west are elevated and directly view the site. Also, a
visual impact may occur for the Kinoshita Farm occupants
and visitors as a result of the proposed project.
Air Quality
The City is very protective of its visual
environment.
There are residential neighborhoods to the north, east, and west. In addition, there is an elementary
school and community center to the south and a church to the north. Air quality impacts created by
the construction and operations of the proposed project will require careful assessment and analysis
that take into consideration the sensitive receptors occupying these areas.
Several schools occupied by sensitive receptors are near
the project's site.
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LS.A AS.c CF CS ATI', , [NC.
Cultural
Although the proposed project site is paved and semi -paved, there is always the possibility of
impacting a cultural site within the City. LSA is very familiar with the pre -historic and historic
context of the City and the need to proceed with caution out of respect for its cultural heritage.
Kinoshita Farm and the Congdon House site are important cultural resources
warranting protection and preservation.
STATEMENT OF VALIDITY
Please note that I, Frank Haselton, have authorization to bind the firm, and the information and
budget estimate provided in this proposal will remain valid for no less than 90 days from the date of
this letter.
Thank you in advance for your consideration of this proposal. Although every effort has been made to
anticipate your needs, LSA welcomes the opportunity to discuss the details of its approach. If you
have any questions, please contact either me or Ashley Davis at (949) 553-0666.
Sincerely,
LSA ASSOCIATES, INC.
Frank L. Hasel on
Managing Principal
Attachment: Proposal for the Spieker Senior Development Project
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City nfSari Juan Capistrano
Spieker Senior Development
Environmental Impact Report
Table of Contents
1.0 SCOPE OFWORK ............. ......... .......... .......... .................... ............ ..... ........ .................. .~.~1
Task 1.0: Project Initiation/Project Description ........ ........ ... ... ... ................ -------...... ^......... —1
Information tobeProvided bythe City ........................................................................................................ 1
ProjectKickoff Meeting ................................................................................................................................ 2
2.0 TECHNICAL STUDXESAREPORTS.................... ................... .......... ....... ..~..... ... .......... ____ ....... .4
TaskZ1� Traffic Impart Analysis (Tl&) ......... ......,............._..._..—.......... '...,,....... _,... ___ 4
Coordinationwith City Staff ......................................................................................................................... 5
DataCollection ............................................................................................................................................. S
ExistingConditions ....................................................................................................................................... 6
Project Trip Generation, Distribution, and Assignment ............................................................................... 6
ProjectImpact Assessment .......................................................................................................................... 7
MitigationMeasures .................................................................................................................................... 8
Preparation ofTraffic Impact Analysis ......................................................................................................... 8
Task 2.2: Air Quality Impact and Greenhouse Gas Analysis .......... ...__~._.......... ._.__..__..8
AirQuality Impact Analysis ........................................................................................................................... 8
Greenhouse Gas Emissions/Cl imate Change Impact Analysis .................................................................... lO
Tas1<I3: Noise ....... --------...... --...... ...... ____ ....... —... ....... —�1Z
LocalNoise Standards ................................................................................................................................. lZ
ConstructionImpacts ................................................................................................................................. 12
Mobile Sources Noise Impacts ................................................................................................................... 1Z
Stationary Source Noise Impacts ................................................................................................................ 2
MitigationMeasures ................................................................................................................. ................ l3
Preparation ofNoise Impact Analysis ......................................................................................................... 13
Task 2.4: Biological Resources K8emor ndum..—~.------..--..----------------.1l
Task2.5: Cultural Resources Report.._._.. ---._--.—_—_~..~._~,~.~._.—...~...._..13
RecordsSearch ........................................................................................................................................... 13
Native American Consultation .................................................................................................................... 14
HistoricArchitecture .................................................................................................................................. 14
ArchaeologicalSurvey ................................................................................................................................ l4
ReportofFindings ...................................................................................................................................... l6
Task2.6: Report—~—.---..----.~........ .~.............. ..~............. ..........,..,.-1S
LiteratureReview ....................................................................................................................................... 1S
ProjectArea Field Survey ............................................................................................................................ l6
Technical Study Report ----------------------_—.---------------'l6
Task 2,7: Geotechnical Report Peer Review. ... .___ ....... .~~....... ......... ......^.'.---'..—.--... 16
Preliminary Geotechnical Evaluation ......................................................................................................... 16
Task 2.8: Hazards Report Peer Review_ ... .... '...... ___ ........ ......... ---.'—.—^........ --------.I7
PhaseESA Review ..................................................................................................................................... 17
Task 2.9: Hydrologic Report Peer Review— ................... ......... .._18
Hydrology &HydromodificatonReview ................................................................................ .................... 18
Water Quality Management Plan Review .................................................................................................. l8
Task2.10: Visual -Aesthetic Impact Analysis ...—.......... _---........ --'_—.—......... —_-..1n
�
LSA ^aSoa,^`v,. mo�
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_ ~ -~
City mfSari Juan Capistrano
Spieker Senior Development
Environmental Impact Report
3j0 ENVIRONMENTAL DOCUMENTATION ............ ............ ......... ......... .~.............. .,.................... 2D
Task 3.1: Notice ofPnepa ng -----.-.-....----.,....-..~~.-..~..-......~2Q
NoticeufPreparation ................................................................................................................................. ZU
Distributionofthe NOR .............................................................................................................................. 2O
Scoping....................................................................................................................................................... ZO
Task3.2: Screencheok8R.......... ---- ....... ...------.-.-...... ............ -................... ............ .... -28
Task 3.3: Public Review Draft BR.-- ... __--...-._................... ....... ---..-....... '----.... 21
Task 3.4: Certified Final BR .... —,...... ........ .._......... —_.--_.--.'_-.'_-^---~..-...... 22
ResponsestoComments ............................................................................................................................ Z
FinalE|R...................................................................................................................................................... 23
Mitigation Monitoring and Reporting Program .......................................................................................... 23
Findings ofFact and Statement ofOverriding Considerations ................................................................... 23
4J0 PROJECT MANAGEMENT AND MEETING ATTENDANCE ............... ,............. .................. ............. 24
Deliverables............. ..-.... -... -........ -................................ -.... ................... -.-._'...... ..... .... ..24
Notices... .......... ...... ... ....... .... ...... --- .... ....... .-_..... �....... ......... .^......... ....... ~^'~^.^`'^-.... 25
5.0 PROJECT SCHEDULE ... ......... ......... ............... .......... _............... ~~...... �~~__~~~,^^~~~,~_..... ^,,26
6.0 RELEVANT PROJECT EXPERIENCE0kKEY TEAM PERSONNEL. ......... ^....-............... .,.................... 28
Relevant Project Experience ... ..---...-....-.-----..~....... ................... .~.-....... ..... -.38
Other Representative Projects Prepared byLSA ........................................................................................ 1
KeyStaff ... ........... ...... ~...._......... ~....... ~............... .... .......... .-... ... ......... -......... ....... -...... 33
ProjectManager Resume ........................................................................................................................... 37
7.0 FEE ESTIMATE, ....................... .......... ~.^.,.,~~_,^~,,,~,,~,,,,~,~.~.~.,`,^,,,',,,,,,.,.~`,.^,,_~-39
Figure
Organizational Chart .......................
no=
Spieker Senior Development E|RSchedule ...........................................................................................
BudgetSpreadsheet ..............................................................................................................................
A: SCHEDULE OFSTANDARD CONTRACT PROVISIONS AND BILLING RATES
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ISA °`avv,^rmx' INC. - ���
34
26
40
City of San Juan Capistrano
Spieker Senior Development
Environmental Impact Report
R
0 SCOPE OF WORK
Through its review of the documentation provided by the City of San Juan Capistrano (City), visits to the
project site, and working knowledge of the area, LSA has gained an understanding of the issues to be
addressed in Environmental Impact Report (EIR) for the proposed Spieker Senior Development Project
(project), a Continuing Care Retirement Community (Spieker Senior Development Partners).
TASK 1.0, -PROJECT MITIATION/PROJECT DESCRIPTION
Tasks associated with the project start-up phase will include review of the preliminary project plans,
technical reports related to the project site, local planning documents, and any previous environmental
documentation for the project area.
LSA will work closely with the City during the project definition stage of work. As a result of and
subsequent to this collaborative effort, LSA will prepare a thorough Project Description for use in the IS
and EIR. LSA will coordinate with City representatives to refine and finalize the Project Description and
develop a mutual understanding of the issues to be addressed to satisfy California Environmental
Quality Act (CEQA) requirements. The Project Description will include project -level plan information for
project construction and operation.
Information f Provided by the City
The detailed Project Description will be based on the proposed plans and program information provided
by the City's planning team. This Project Description will be used by LSA to determine the potential
environmental effects of project implementation and to set forth the analysis program.
To enable LSA to proceed with this first task, the City team must provide LSA with the following to
clearly define the project:
• 51-onaept Site Plan: Project plans and any related statistical summary of the proposed project
(e.g., structures/facilities, vehicle access locations and circulation concept, parking spaces provided,
site coverage, grading plans, and landscape plans)
• oncep gal Lighting Plans: Lighting plan specifications for all new lighting for the proposed building,
parking, and recreation areas
• P ll g LPny11 , s: Engineering plans or information/analysis by the grading designer of
site hydrology as well as any mitigation measures (beyond compliance with applicable standards and
code requirements) and best management practices (BMPs) necessary to control project drainage
impacts
• Aesthetic lnforma to r:
Conceptual building elevations, description of the expected range of building
materials, architectural
themes, conceptual landscape plans, etc.
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• Infrastructure Flares: Conceptual infrastructure improvement plans, including sewer, water, and
storm drainage facilities
• Construction Information: Length of construction, project phasing, staging areas, and grading
quantities (cubic yards of export/import required)
In addition to the above, LSA will review any available prior environmental documents for the proposed
project site with City staff. LSA will use existing studies, the City's General Plan, and other project EIRs to
the extent feasible and appropriate in order to minimize the work effort needed and expedite the
project schedule.
Project Kickoff Meeting
To ensure the orderly flow of project efforts, a project kickoff meeting will be undertaken at the outset
of the work effort. The meeting will be held with City staff to accomplish the following:
• Establish a mutual understanding of the project objectives, explore community concerns regarding
the project, and discuss City expectations for the consultant's work effort.
• Obtain relevant plans, reports, ordinances, and studies applicable to the project.
• Obtain relevant project description information, including but not limited to preliminary site plans,
elevations, construction and operational details, design specifications, drawings, and maps.
• Identify City departments, governmental agencies, and business, environmental, and service
organizations whose input will be vital to the successful completion of the EIR.
• Refine the scope of work to be performed to satisfy CEQA requirements.
• Define communication protocols for requesting information from City staff.
• Refine the project schedule, establish protocols for product review with the City, and define project
milestones and decision points.
• Obtain the City's mailing list for environmental documents.
LSA will work with the City to determine the significance criteria based on current community or
industry standards, including but not limited to the State CEQA Guidelines, local guidelines, State and
federal regulations (i.e., United States Environmental Protection Agency [EPA], United States Army
Corps of Engineers [Corps], and clean water legislation and regulations), and consistency with State
and/or local land use planning documents such as the City of San Juan Capistrano General Plan. Baseline
conditions for specific existing conditions will also be reviewed.
LSA suggests that the project kickoff meeting also include a preliminary discussion of project alternatives
and the manner in which cumulative impacts will be addressed in the environmental document. LSA will
identify key critical path items that are necessary to meet the EIR schedule. Commencement of the
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environmental work effort will require the receipt by LSA of all previously prepared technical reports as
well as other relevant project -related data.
LSA has already visited the project site to establish an understanding of existing site conditions, the
physical setting of the proposed project site, and the relationship between the project site and adjacent
land uses. Additional site visits will be conducted as deemed necessary by LSA staff.
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2.0 TECHNICAL1
LSA has built its environmental services business on 37 years of strong performance, client satisfaction,
and repeat/referral business. At times, it is necessary to invite other firms to supplement in-house
personnel in order to meet clients' technical needs. For this reason, LSA maintains a network of
specialized subconsultants, many of which are certified as Small, Disadvantaged, Minority, Woman, and
Disabled Veteran Business Enterprises (SBE, DBE, MBE, WBE, DVBE, respectively), that are able to
promptly respond to requests for supplemental expertise. For this contract, LSA has included: (a) Ninyo
& Moore (MBE) for preparation of a Preliminary Geotechnical Evaluation and Phase I Environmental Site
Assessment (ESA) Review; (b) Fusco Engineering, Inc. (Fuscoe) for peer review of the Water Quality
Management Plan (WQMP) and Hydrologic Report; and (c) VisionScape Imagery, Inc. (VSI) for
preparation of visual simulations. LSA often teams with these firms on development projects and finds
them to be highly responsive and professional. A discussion of the technical reports recommended and
included in this scope of work is provided below.
As indicated in the Request for Proposals (RFP), already completed plans and studies to be provided to
LSA will include the following:
• Geotechnical Due Diligence Evaluation, August 2013
• Phase 1 Environmental Site Assessment, April 2013
• WQMP, December 2008
• Hydrologic Report (date unknown)
According to the City, a Water Supply Assessment (WSA) will be required pursuant to the California
Water Code. According to State CEQA Guidelines, a WSA must be prepared by the governing body of a
public water system, or the City or County lead agency, pursuant to and in compliance with Sections
10910 to 10915 of the California Water Code when a proposed development would demand an amount
of water equivalent to, or greater than, the amount of water required by a 500 -dwelling -unit project.
TASK w1.- TRAFFIC IMPACT ANALYSIS"
The TIA scope of services provided below is consistent with the description of technical studies/reports
identified in the RFP and discussions with the City's Traffic Engineer and traffic model consultant.
The TIA for the proposed Spieker Senior Development Project will be prepared pursuant to: City of San
Juan Capistrano Administrative Policy 310, Preparation and Use of Traffic Reports; Orange County
Congestion Management Program (CMP) TIA Guidelines; and provisions of CEQA. For the purposes of
this proposal, the traffic study will focus on the project's traffic impacts at up to 26 intersections and 22
roadway segments in the study area, as identified in the City's RFP scope of work.
The TIA for the proposed project will need to examine the following four development scenarios:
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1. Existing Conditions
2. Existing Plus Project Conditions
3. Existing Plus Project Plus Cumulative Conditions (future near-term year, corresponding to project
opening)
4. Existing Plus Project Plus Build Out Conditions (future long-range, corresponding to build out of the
City's General Plan)
The following tasks are recommended to provide a complete TIA for the proposed Spieker Senior
Development Project.
Coordination with City Staff
LSA will coordinate with representatives of the Development Services Department and/or Public Works
Department to confirm the scope of work and discuss issues related to the proposed project with City
staff. This will include confirmation of specific analysis methodologies and assumptions, land use
assumptions, designation of study area intersections and roadway segments, identification of
cumulative background traffic conditions (i.e., approved/pending projects list and ambient growth rate),
and discussion of specific concerns regarding the project. Two specific issues to be discussed with staff
include: (1) trip generation and parking characteristics of the proposed project compared to standard
trip and parking generation rates contained in industry manuals (e.g., Institute of Transportation
Engineers [ITE], San Diego Association of Governments [SANDAG], Urban Land Institute [ULI]); and
(2) future land use assumed on the property in the General Plan compared to the proposed land use.
Data Collection
Based on the meeting discussed above, LSA and City staff will confirm the study area intersections. The
following information will be needed prior to preparation of the TIA:
• Existing Traffic Counts: LSA will request existing traffic counts from the City. If the City does not
have this data available (i.e., counts conducted within 1 year of the notice to proceed), LSA will
conduct new intersection turn -movement counts in the a.m. and p.m. peak hours and new roadway
segment counts over 24 hours. National Data & Surveying Services will be the independent count
company used to collect the data. In addition, LSA will collect geometric and traffic control data at
the study area intersections. For the purposes of this scope of work and budget estimate, LSA will
count up to 26 intersections and 22 roadway segments.
•
Curnulaflve Conditions: A cumulative year (future, near-term) scenario corresponding to the
projected opening year of the proposed project will be analyzed. To determine the cumulative
baseline conditions, LSA will request from the Development Services Department a current list of
approved and/or committed projects up to the project opening year. LSA will also request the traffic
studies and/or environmental documents for these projects to develop cumulative baseline traffic
volumes. If these documents are not available, LSA staff will assign approved/pending project trips
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to the study area circulation network using the "manual method" of trip assignment. LSA anticipates
using the manual method for up to 10 projects. An ambient growth rate will be applied to represent
the near-term conditions, as discussed with City staff.
• Build Out Conditions: A build out year (future, long-term) scenario corresponding to the build out of
the City's General Plan will be analyzed. To develop the forecast year conditions, LSA will work with
the City's traffic model consultant (Urban Crossroads). LSA has received a proposal from Urban
Crossroads to provide the forecast data necessary for this project.
Existing Conditions
Existing a.m. and p.m. peak -hour traffic conditions and levels of service (LOS) will be assessed for the
intersections identified for examination using intersection capacity utilization (ICU) and Highway
Capacity Manual (HCM) methodologies for signalized intersections and the HCM methodology for any
unsignalized intersections, per the General Plan Growth Management Element. An average daily traffic
(ADT) and peak -hour link analysis will also be performed for the study area roadway segments using the
methodology and performance standards contained in the City's General Plan Growth Management
Element. In addition to analysis of the study area, LSA will describe the existing transit, pedestrian, and
bicycle conditions, including bus service to the project area, locations of transit stops and stations,
bicycle lanes, and pedestrian facilities providing access to the project site.
Project Trip Generation, Distribution, and Assignment
Daily a.m. and p.m. peak -hour trips will be generated for build out of the proposed project, including
senior housing and assisted living use. LSA will develop the trip generation estimate based on trip rates
contained in the latest ITE Trip Generation manual. As an alternative (to be discussed with City staff), the
trip generation of the project could be identified based on surveys conducted at similar Continuing Care
Retirement Community (CCRC) facilities (e.g., Morningside, La Costa Glen). Should this alternative be
pursued, LSA will develop a scope and budget for the surveys necessary to identify the specific trip
generation of this project. The key element is to identify the peak -hour ingress and egress of vehicles
associated with these uses while recognizing that on-site amenities may not produce additional trips on
the circulation system. Project -related trips will be distributed through the study area intersections
based on a select zone assignment obtained from the City's Traffic Model consultant.
Project trip generation volumes will be assigned to the arterial street system based on the trip
distribution identified above. The resulting project trip assignments will be overlaid onto the existing
and cumulative traffic bases to determine the Existing and Cumulative Plus Project traffic volumes,
respectively. Project volumes for build out conditions will be based on the South County Sub Area Model
(SCSAM).
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Project Impact Assessment
Existing Phis Project
LSA will analyze the Existing Plus Project traffic conditions at the study area intersections and roadway
segments to determine the ability of the circulation system to provide acceptable LOS when the project
is added to the Existing condition. The resulting Existing Plus Project traffic volumes will be examined to
determine peak -hour intersection and roadway LOS. Project impacts will be identified assuming existing
intersection geometries.
Cumulative Plus Project
Traffic conditions for the Cumulative Plus Project condition will be analyzed in the TIA. The cumulative
traffic conditions will be developed based on the contribution of committed and/or approved
developments' peak -hour traffic volumes to the City's circulation system and ambient growth. The
ambient growth percentage per year will be determined based on discussion with City staff. In
conjunction with City staff, LSA will obtain a current approved/committed projects list, as well as the
traffic studies prepared for these developments, to derive the project study area cumulative traffic
volumes and approved circulation system improvements. For cumulative projects without a traffic
study, trip generation will be based on ITE trip generation rates. LSA will assign the approved/committed
projects' traffic volumes and the Spieker Senior Development Project trip generation to the existing
traffic base to determine the Cumulative Plus Project conditions. LSA will analyze the Existing Plus
Project Plus Cumulative LOS conditions at the study area intersections and roadway segments to
determine the ability of the circulation system to provide acceptable LOS within a short-term horizon
(opening year of the project).
BI -61c,", Out Plus Pro'k-Ict
LSA will analyze the forecast conditions at the study area intersections and roadway segments to
determine the ability of the circulation system to provide acceptable LOS within a long-range (General
Plan Build Out) horizon. The Build Out Plus Project condition will be based on output from the SCSAM
model. The City's traffic model consultant will develop the forecast data for LSA's use in the TIA. The
resulting forecast traffic volumes will be examined to determine peak -hour intersection and roadway
segment LOS.
LSA will conduct an operational analysis along Del Obispo Street using the Synchro software. The
following intersections will be analyzed: Del Obispo Street/Plaza Drive, Del Obispo Street/Camino
Capistrano, Del Obispo Street/Paseo Adelanto and Del Obispo Street/Alipaz Street. Data for this
operational analysis will be based on the conditions analyzed above. Levels of service will be identified
and compared to the minimum standards in the City's Growth Management Element. Vehicle queues
will be reviewed to ensure adequate distance between the closely spaced intersections.
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Site Plan Analysis
An on-site circulation and access analysis of the proposed internal circulation system will be performed
based on the current project site plan. Peak -hour intersection operation at the proposed project
driveways via Del Obispo Street, Alipaz Street, and Via Positiva will be addressed to determine the
adequacy of the interface with the arterial street system. LSA will also review the potential for vehicle
queues, the need for acceleration/deceleration lanes, and adequate sight distance at the project
driveways. LSA will review the City's Municipal Code off-site parking requirements for the land uses
proposed as part of the project and determine whether adequate parking will be provided on site.
Similar to trip generation, LSA will discuss with City staff the function of the different uses within the
Spieker Senior Development Project and determine whether conducting surveys to identify the peak
parking demand would be required. The parking demand surveys are not part of the scope and budget
of this proposal.
Mitigation Measures
Based on the results of the Project Impact Assessment, mitigation measures (physical and/or
operational) will be proposed to address impacts created by the project in the Existing, Cumulative, and
Build Out conditions. Mitigation measures (if any) will be consistent with City Council Administrative
Policy 111 (Fair Share Methodology).
Preparation f Traffic Impact Analysis
A TIA will be prepared discussing the Existing, Cumulative and Build Out (with and without the proposed
project) conditions. Identification of intersection, roadway segment, and on-site improvements required
to accommodate project development will be provided. References will be identified and included in the
report as appropriate. A Draft TIA will be submitted to the City for review. Upon completion of the
review, LSA will modify the draft report to address the City's comments and submit the Final TIA.
TASK 2.2: AIR QUALITYIMPACT AND GREENHOUSES ANALYSIS
Air Quality Impact Analysis
The proposed project is located in the South Coast Air Basin (Basin). Air quality regulations in this area
are administered by the South Coast Air Quality Management District (SCAQMD). The Air Quality Impact
Analysis will evaluate the proposed land use for its potential impacts specific to the City and SCAQMD air
quality impact study requirements. LSA will prepare a technical Air Quality Impact Analysis consistent
with applicable procedures and requirements. The Air Quality Impact Analysis will answer the following
questions:
• Will the project:
o Conflict with or obstruct implementation of the applicable air quality plan?
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o Violate any air quality standard or contribute substantially to an existing or projected air quality
violation?
o Result in a cumulatively considerable net increase of any criteria pollutant for which the project
region is non -attainment under an applicable federal or State ambient air quality standard
(including releasing emissions that exceed quantitative thresholds for ozone precursors)?
o Expose sensitive receptors to substantial pollutant concentrations?
o Create objectionable odors affecting a substantial number of people?
Regulatory Setting and Significance 1-17 eshol s
A thorough discussion of all applicable federal, State, and local regulations will be included to ensure a
comprehensive impact analysis. This will be followed by a clear discussion of all applicable significance
thresholds.
Baseline Air Quality Conditions
Baseline and project setting meteorological and air quality data developed through the California Air
Resources Board (ARB) and climatological and air quality profile data gathered by SCAQMD will be
utilized for the description of existing ambient air quality. Air quality data from the nearest air quality
monitoring station published for the past 3 years will be included to help highlight existing air quality
local to the proposed project site. Other sources such as regulatory documents, professional
publications, and LSA's experience in the project area will supplement background information. A
summary of current air quality management efforts that may be related to the proposed project will be
provided. A brief overview of the nature and location of existing sensitive receptors will be provided to
set the context in which such uses may be affected by the proposed project.
Short -Term Construction Emissions
Construction would occur during implementation of the proposed project. Air quality impacts from
demolition, site preparation, grading, and construction sources include the equipment used, length of
time for a specific construction task, equipment power type (gasoline or diesel engine), equipment
emission factors approved by the EPA (AP -42 Handbooks), horsepower, load factor, and percentage of
time in use. Exhaust and dust emissions from worker commutes and equipment travel will also
contribute to the construction emissions. Fugitive dust emissions would result from wind erosion of
exposed soil and soil storage piles, grading operations, and vehicles traveling on paved and unpaved
roads. LSA will calculate the construction emissions commensurate with available project -specific
information using the CalEEMod (Version 2013.2.2) air quality model. Standard measures for
construction activities recommended by SCAQMD will be identified and incorporated as part of the
project's standard conditions.
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Long -Term Mobile and Stationary Source Emissions
The proposed project will potentially affect the number of vehicle trips in the project area. It is also
expected that stationary source emissions (e.g., on-site energy consumption) will be associated with the
proposed project. Emissions from long-term mobile and stationary sources associated with this project
will be calculated with CalEEMod (Version 2013.2.2) air quality models and follow the SCAQMD CEQA Air
Quality Handbook guidelines. Potential cumulative air quality impacts associated with the proposed
project will be evaluated.
Lona -Term Carbon Monoxide Hot -Spot Impact Analysis
Vehicular traffic on major arterials and local streets in the project vicinity will be affected by trips
associated with the proposed project. A screening -level carbon monoxide (CO) hot -spot analysis will be
conducted based on the current CO concentrations in the project vicinity and project -related traffic
trips. If warranted, a detailed CO hot -spot analysis will be prepared using CALINE4 and EMFAC2011
models based on project -related peak -hour turn volumes at intersections in, and background CO
concentrations in, the project vicinity.
Localized Significance Analysis
A localized significance analysis will be performed to evaluate the potential impacts on nearby sensitive
receptors from emissions from both short-term construction activities and long-term on-site operations.
The project is greater than the S -acre threshold identified by SCAQMD for the localized significance
threshold (LST) screening -level analysis. However, construction LST and operational LST impacts will first
be evaluated using SCAQMD LST screening level thresholds due to their more conservative baseline. If
warranted, a dispersion modeling will be conducted to further determine the project's impacts on LST.
Mitigation and Minimization Measures
LSA will work with the Applicant, the City, and, if necessary, the SCAQMD to identify feasible mitigation
measures for potential air quality impacts. Mitigation measures will be developed as indicated in the
impact analysis.
Preparation of Air Quality Impact Analysis
LSA will complete the Air Quality Impact Analysis within 3 weeks of receiving the authorization to
proceed and all necessary project information (including the traffic data). The findings summarized in
the Air Quality Impact Analysis will also include the settings and regulatory requirements and will be
ready for inclusion into the environmental document for review and approval.
Greenhouse Gas ErmssionsiGhmate Charge Impact Analysis
A greenhouse gas (GHG) emissions analysis will be included in the Air Quality Impact Analysis and will
include all procedures and methodologies considered "state-of-the-art" at the time of the analysis and
will answer the following questions:
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Will the project:
o Generate GHG emissions, either directly or indirectly, that may have a significant impact on the
environment?
o Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the
emissions of GHGs?
Global Climate Cbat7 e/GHG Emissions
Climate change and GHG emissions are an environmental concern being raised on statewide, national,
and global levels. Regional, State, and federal agencies are developing strategies to control pollutant
emissions that contribute to global warming, including the State's Assembly Bills 1493 and 32 (AB1493
and AB32), Executive Orders S-3-05 and S-01-07, and Senate Bill 97 (SB97). The EPA is finalizing national
GHG emissions standards under the Clean Air Act (CAA), and the National Highway Traffic Safety
Administration (NHTSA) is finalizing Corporate Average Fuel Economy (CAFE) standards under the Energy
Policy and Conservation Act. The recent California Office of Planning and Research (OPR) CEQA Guideline
changes will be followed, and the project's total GHG emissions will be compared to regional and
Statewide emissions. LSA will calculate the GHG emissions associated with construction activities
commensurate with the project -specific information provided. For specific details not provided,
assumptions based on standard construction practices will be used. GHG emissions will be calculated
and compared to area emission levels. Standard emissions control measures for construction activities
recommended by SCAQMD will be identified and incorporated as part of the project's standard
conditions. The proposed project is expected to result in increased GHG emissions from increased
vehicle usage and on-site energy consumption as well as lighting and landscape maintenance. Emissions
of carbon dioxide (CO2) (i.e., a key GHG identified in AB32), and other major GHGs such as methane
(CH4) and nitrous oxide (N2O) from project -related sources will be calculated. Potential cumulative GHG
impacts associated with the proposed project will be evaluated.
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LSA will work with the Applicant, the City and, if necessary, the SCAQMD to identify feasible mitigation
measures for potential GHG impacts. Mitigation and/or minimization measures will be developed as
indicated in the impact analysis.
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LSA will complete the GHG/Climate Change Impact Analysis within 3 weeks of receiving the
authorization to proceed and all necessary project information (including the traffic data). The findings
summarized in the GHG/Climate Change Impact Analysis will also include the settings and regulatory
requirements, and will be ready for inclusion into the environmental document for review and approval.
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TASK 2.3.- NOISE IMPACT ANALYSIS
The Noise Impact Analysis will evaluate the proposed land use for its potential noise impacts. LSA will
prepare a Noise Impact Analysis consistent with applicable procedures and requirements.
Local Noise Standards
LSA will review applicable exterior noise criteria from the City for the proposed project site and its
vicinity. Noise standards identified in the Noise Element of the General Plan and the Municipal Code
noise control ordinance of the City will be discussed for land uses on and adjacent to the project site.
Construction Impacts
Noise impacts from construction sources will be analyzed based on the equipment expected to be used,
length of a specific construction task, equipment power type (gasoline or diesel engine), horsepower,
load factor, and percentage of time in use. The EPA -recommended noise emission levels will be used for
the construction equipment. The construction noise impact will be evaluated in terms of maximum
instantaneous noise levels (Lmax), hourly equivalent continuous noise levels (Leq), and the frequency of
occurrence at adjacent sensitive locations. Analysis requirements will be provided based on the
sensitivity of the area directly adjacent to the project site and the City's Municipal Code noise control
ordinance specifications.
Mobile Sources Noise Impacts
Noise impacts from vehicular traffic will be conducted using the United States Federal Highway Traffic
Noise Prediction Model (FHWA-RD-77-108, December 1978). Model input data needed include: ADT
volumes; day/night percentages of autos, medium, and heavy trucks; vehicle speeds; ground
attenuation factors; and roadway widths. The 24-hour weighted Community Noise Equivalent Level
(CNEL) or day -night average noise level (Ldp) along area roadways that would be potentially affected will
be tabulated. In addition, potential train noise impacts on the proposed land uses will be evaluated.
Project -related noise impacts on off-site sensitive land uses in the project vicinity will be analyzed.
Traffic noise impacts on the proposed on-site uses will also be provided. The City's noise criteria for
outdoor living areas will be assessed.
Stationary Source Noise Impacts
Potential noise impacts from on- or off-site noise -generating sources on sensitive uses on and adjacent
to the project site will be provided based on the project's layout and potential noise generating source
areas. Equipment noise levels obtained from the Federal Highway Administration (FHWA) 2006 Highway
Construction Noise Handbook will be used as reference noise levels for noise impact analysis purposes.
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Mitigation Measures
Noise mitigation measures designed to reduce short-term construction noise impacts and long-term
stationary and mobile source noise impacts to acceptable noise levels will be determined.
Preparation of Nadas Impact Analysis
LSA will complete the above Noise Impact Analysis within 3 weeks of receiving the authorization to
proceed and all necessary project information (including traffic data). The Noise Impact Analysis will
include analysis to ensure that the City's interior and exterior noise standards will be met for the
proposed on-site sensitive receptors. Noise mitigation measures, such as sound barrier(s) to attenuate
traffic noise, double -paned windows, and/or mechanical ventilation to allow windows to remain closed,
will be included if significant noise impacts are identified. The findings summarized in the Noise Impact
Analysis will also include the settings and regulatory requirements, and will be ready for inclusion into
the environmental document for review and approval.
"ASK . BIOLOGICAL RESOURCES MEMORANDUM
Based on the location and existing conditions of the project site, LSA does not anticipate any substantive
biological resource issues associated with the proposed development of the site. However, to verify this
expectation conclusively, LSA proposes to complete a general evaluation of the existing biological
resources on site. Prior to conducting a reconnaissance -level survey of the project site, a qualified LSA
biologist will review key biological database records and other available technical documentation
(including aerial photographs) pertaining to the project area. Following the site survey, LSA will prepare
a letter report documenting any existing or potential biological resources of interest or concern as well
as any applicable avoidance, minimization, or mitigation measures. The letter report will be provided in
draft form for client review. LSA anticipates only one round of review, after which the report will be
finalized based on any comments or suggested revisions and submitted to the City. LSA does not
anticipate the need for more extensive, focused biological studies or attendance at any meetings. If such
services are needed and/or requested, LSA can provide an applicable scope of work and budget.
TASK .; CULTURAL RESOURCES REPOR-I
All cultural resources work will be completed per CEQA and City Council Policy Number 601.
Records Search
LSA will conduct an archaeological and historical records review and literature search through the South
Central Coastal Information Center (SCCIC) of the California Historical Resources Information System,
located at California State University, Fullerton. The SCCIC houses the pertinent archaeological site and
survey information necessary to determine whether previously recorded cultural resources exist within
the study area boundaries. The objectives of this archival research will be: (1) to establish the status and
extent of previously recorded sites, surveys, and excavations within the project area; and (2) to note
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what types of sites might be expected to occur within the proposed project area based on the existing
data from archaeological sites within 0.25 mile of the project area. All pertinent references will be
reviewed, and all information will be summarized in the report of findings.
Native American Consultation
in 2004, sections of California's Government Code and Public Resources Code were amended to address
the potential environmental impact of projects on California Native American Cultural Places. These
changes were prompted by passage of Senate Bill 18 (Burton) (SB18). The new regulations apply to all
General Plan and/or Specific Plan updates and amendments proposed on or after March 1, 2005.' SB18
requires planning agencies to consult with California Native American tribes during the preparation,
updating, or amendment of General/Specific Plans. The purpose of the consultation is to identify and
preserve specified places, features, and objects located within the City's jurisdiction that have a unique
and significant meaning to California Native Americans. LSA has extensive experience consulting with
Native American groups in Southern California, including the various Juaneno groups. Based on the
City's protocol for handling SB18 consultation, LSA understands that the City will conduct the SB18
consultation and that LSA will include a summary of the Native American consultation in the report of
findings. If the City requires further assistance or consultation, a budget augment may be required. LSA
can assist the City with the consultation process as described below.
Following the California OPR guidelines (OPR, November 14, 2005), LSA will contact the California Native
American Heritage Commission (NAHC) for a search of the Sacred Lands File and a list of Native
American tribes/groups/individuals to be invited to consult on the project. Based on the City's protocol,
the City will contact each party to solicit their involvement in the consultation process. If requested by
the City, LSA can provide the following: one facsimile letter to the NAHC, one mailing with map (sent via
certified mail) to all listed parties, follow-up telephone calls (up to two per party) to those who have not
responded to the letter, and one meeting with the interested parties. Additional consultation is beyond
the scope of this proposal.
Historic Architecture
Preliminary research has determined that none of the buildings within the project area has reached a
sufficient age (50 years old) to warrant significance evaluation under CEQA. Thus there is no need for
any historic architecture evaluation or report.
Archaeological Survey
Based on the results of the records search, a systematic on-site pedestrian survey will be conducted to
determine the presence of archaeological resources on previously unsurveyed property. Previously
recorded sites within the project area, if any, will be field checked, and existing Department of Parks and
The General Plan land use designation of the 8 -acre retail component is changing from Farm Market to General
Commercial, and the 34 -acre site is being amended from Agribusiness to Public & Institutional (Specific Plan).
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Recreation (DPR) Series 523 forms will be updated consistent with the guidelines established by the
State Office of Historic Preservation (OHP). Newly identified sites will also be documented on DPR Series
523 forms. The archaeological survey will be conducted at the same time as the paleontological survey
by field personnel trained to recognize both archaeological and paleontological resources. The accuracy
of the field survey depends on ground visibility. Depending on the type of vegetation and built
environment resources present within the project area that obscure the ground surface, resources may
not be observed during the survey but will become apparent once project -related ground -disturbing
activities begin.
Report of Findings
Upon completion of the records search and field survey, LSA will prepare a Cultural Resources
Assessment report. If findings are negative and if acceptable to the City, the report will be in the form of
a letter and will include the results of the records search and survey as well as a project location map. If
findings are positive and/or the City prefers a full-length report, LSA will prepare a report consistent
with the guidelines of the OHP's Archaeological Resource Management Reports (ARMR): Recommended
Contents and Format. This report will contain an abstract (management summary and
recommendations) and sections that present the project description and location map, the natural
setting, the cultural setting, methods, results, a discussion, recommendations, references, and (if
findings are positive) a confidential appendix that contains the DPR Series 523 forms. For this project, it
is anticipated that findings will be negative. Therefore, the budget is based on a report in the form of a
letter. If archaeological findings are positive, a budget amendment may be necessary to prepare DPR
Series 523 forms and an ARMR-style report.
TASK 2.6: PALEONTOLOGICAL REPORT
Literature Review
LSA will examine current geologic maps of the project area in order to obtain geological information
pertinent to the project area. In addition, LSA will conduct a paleontological locality review and
literature search of its own records as well as records maintained at the Natural History Museum of Los
Angeles County (LACM) in the vicinity of the project to obtain paleontological information pertinent to
the project area. If available, LSA will also examine any geotechnical reports that have been prepared for
the project to obtain additional information on subsurface conditions related to the project.
The objectives of this archival research will be: (1) to determine the geology of the project area, (2) to
note what types of fossils might occur within or near the proposed project area, and (3) to determine
the paleontological sensitivity for the sediments that may be encountered during ground -disturbing
activities.
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Project Area Field Survey
A field survey will be conducted to verify the accuracy of the geologic mapping, attempt to relocate any
known paleontological recourses, and locate any previously unrecorded paleontological resources. LSA
will use surveyors who are familiar with the area geology and the types of paleontological resources that
would be expected within the geological formations present within the project. This survey will be done
concurrently with the cultural resources survey, and the cost will be covered by the cultural resources
scope and budget. LSA utilizes surveyors who are familiar with both paleontological and cultural
resources.
Technical Study Report
LSA will document the results of the literature review and field survey in a Paleontological Assessment
Report. The Paleontological Assessment Report will be consistent with the City of San Juan Capistrano
City Council Policy 601 and the guidelines of the Society of Vertebrate Paleontology (SVP). It will include
a project description, a location map, geology map, as well as a methods, results, and discussion section.
The report will discuss the potential of the project to adversely impact resources and, if needed, will
include mitigation measures and other recommendations. If the research and field survey indicate there
is no potential to impact paleontological resources, the Paleontological Assessment Report will state
that the project will not impact any resources and that mitigation of paleontological resources will not
be required.
LSA will initially prepare a draft report that will be submitted for comment and review. Once comments
have been received, LSA will prepare a final report that incorporates and addresses any comments.
TASK 2,7: GEOTECHNICAL REPORT PEER REVIEW
LSA has included Ninyo & Moore on the Project Team to conduct geotechnical consulting services. The
RFP indicates the Applicant has submitted a Geotechnical Due Diligence Evaluation for the proposed
project. The purpose of Ninyo & Moore's peer review is to provide input to the preparation of the Draft
EIR in accordance with CEQA Guidelines. Ninyo & Moore's CEQA-level evaluations will include a peer
review of the Applicant's geotechnical and environmental studies to evaluate the potential geologic and
seismic hazards that may affect the proposed project. Ninyo & Moore's scope of services is presented
below.
Preliminary in r otechnio l Evaluation
Based on Ninyo & Moore's understanding of the project, geotechnical consulting services will include
the following tasks:
• Review of readily available topographic and geologic maps, published geotechnical literature,
geologic hazard maps, geologic and seismic data, groundwater data, and aerial photographs.
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• Review of the existing Geotechnical Due Diligence Evaluation, and review of geotechnical -related
plans regarding the site(s) that have been provided by the Applicant to the City of San Juan
Capistrano.
• Geotechnical site reconnaissance to observe and document the existing surficial conditions at the
site.
• Assessment of the general geologic conditions and seismic hazards affecting the site, and evaluation
of their potential impacts on the project. The impact assessment will include evaluation of surface
fault rupture, ground shaking, liquefaction, soil erosion, settlement, and expansion or collapse of
soils.
• Compilation and analysis of existing geotechnical data pertaining to subsurface conditions. Ninyo &
Moore's scope of services will not include subsurface exploration or laboratory testing.
• Preparation of a Geotechnical Peer Review letter regarding Ninyo & Moore's peer review findings,
conclusions, and preliminary mitigation recommendations regarding the various geologic impacts
for the project as well as conclusions and recommendations relative to the geotechnical aspects of
the project's conceptual plan.
TASK 2.8: HAZARDS REPORT" PEER REVIEW
LSA has included Ninyo & Moore on the Project Team to conduct environmental consulting services. The
RFP indicates the Applicant has submitted a Phase I ESA for the proposed project. The purpose of Ninyo
& Moore's peer review is to provide input to the preparation of the Draft EIR in accordance with CEQA
Guidelines. Ninyo & Moore's CEQA-level evaluations will include a peer review of the Applicant's
environmental study to evaluate the potential of encountering hazardous materials within the project
boundaries. Ninyo & Moore's scope of services is presented below
Phase I ESA Review
The purpose of Ninyo & Moore's Phase I Peer Review will be to develop an opinion regarding the
likelihood of significant, unidentified environmental conditions at the site. To accomplish this, Ninyo &
Moore will review the Phase I ESA report submitted by the Project Applicant to the City. Upon
completion of Ninyo & Moore's review, a letter report will be prepared that summarizes findings
regarding potential impact to the site from issues identified in the report. If Ninyo & Moore's review
suggests that additional site assessment would be beneficial to understanding the environmental
condition of the site, Ninyo & Moore will provide a scope and fee to perform a subsurface investigation.
The services for the peer review of the Phase I ESA will include the following tasks:
• A site visit to visually evaluate site characteristics for possible contaminated surface soil or surface
water, improperly stored hazardous materials, possible sources of polychlorinated biphenyls (PCBs),
and possible indications of site contamination from activities at the site.
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• A site vicinity reconnaissance to evaluate characteristics of adjacent properties for possible
environmental influences on the site. Properties within and adjoining the site will be visually
evaluated from public rights-of-way only.
• Review of the database search provided in the Phase I ESA of readily available government and
regulatory agency environmental listings.
Review of the historical land use of the site provided in the Phase I ESA.
• Prepare a letter report that provides a discussion of findings and conclusions as to the adequacy of
any mitigation measures regarding the current environmental condition of the site and
recommendations for supplemental assessment, as appropriate.
S d: HYDROLOGIC REPORT PEER REViEW
LSA has included Fuscoe Engineering, Inc. (Fuscoe) on the Project Team to conduct a peer review of the
hydrology and water quality technical documents already prepared by the Project Applicant.
Hydrology & Hydromodification review
Using the most current Hydromodification Management Plan (October 2012), Fuscoe will conduct a peer
review of the project's approach to hydromodification and flood control requirements. Fuscoe will also
review the South Orange County Hydrology (SOHM) Model results and flow duration curves to
determine compliance with flow duration requirements. The peer review will confirm the capacity of the
downstream flood control facilities in order to show that the peak -flow runoff from the project site is
adequately controlled.
Water Quality Management ent Plea Review
Fuscoe will provide a peer review of the preliminary WQMP, including a review of the proposed Low
Impact Development (LID) features consistent with the most current WQMP. Fuscoe will evaluate the
size and design of the features in relation to the required design capture volume, and evaluate
adherence to the LID hierarchy requirements of the WQMP and Technical Guidance Document. Fuscoe
will also incorporate the WQMP Checklist as part of the peer review and provide a written summary of
the review, including the checklist comments.
TASK 2.10: VISUAL -AESTHETIC VISUAL—AESTHETICIMPACT ANALYSIS
LSA has included VSI on the project team to prepare five view simulations for the development of the
proposed Spieker Senior Development Project. LSA anticipates view simulations from the following five
locations:
1. Southwestern view from Alipaz Street
2. Northern view from Via Positiva
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3. Eastern view from Del Obispo Street
4. Southwestern view from Mariners Church and adjacent community
5. Northwestern view from Alipaz Street
Photographs for the view simulations will be taken during standard daytime hours. View simulation
details will include the project site, site grade, project buildings, and landscaping, and will be developed
based on provision of the Applicant's design drawings. VSI will utilize a global positioning system (GPS)
and photographs to ensure accurate alignment of the view simulations. The proposed buildings will be
created in detail, and people and cars will be included in the view simulations, where applicable.
The compatibility of proposed on-site development with surrounding properties will be assessed, and
any potential change in views will be described. The proposed development will be analyzed to
determine any substantial changes to the visual character of the study area as well as potential light and
glare impacts.
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3.0 ENVIRONMENTAL O CUM T
TASK 3.1z NOTICE OF PREPARATION/SCOPING
Notice of Preparation
LSA will prepare a Notice of Preparation (NOP) for the proposed project per Section 15082 of the State
CEQA Guidelines. The NOP will include a project description, the topics to be evaluated in the EIR, and
the process for completing the EIR. LSA will revise the NOP in response to the City's comments and
finalize the notice for public review.
Distribution of to NOP
LSA will copy and distribute up to 20 hard copies and 50 electronic copies (on CDs) of the NOP. LSA will
distribute the NOP to the OPR, responsible and trustee agencies, and interested parties identified on the
City's mailing list. The City will be responsible for placing an ad in a local newspaper and posting the NOP
on the City's website.
scoping
LSA, in consultation with the City, will hold a public scoping meeting during the 30 -day NOP public
review period. Although City staff will administer the scoping meeting, LSA staff will be available to
provide explanation of the CEQA process and answer questions related to the scope of the EIR.
Following the 30 -day NOP review period, LSA will prepare a summary of issues raised by public agencies,
residents, business owners, and other interested parties. This summary will identify any new applicable
issues to be incorporated into the EIR and determine whether any additional analysis, outside of this
scope of work, is necessary for completion of the EIR.
TASK 3.2: SCREENCHECK EIR
LSA will prepare a Screencheck EIR for review by the City in accordance with the requirements of CEQA
and the State CEQA Guidelines. The detailed technical investigations and methodologies for each
environmental topic are previously described in further detail in this proposal under Task 2.0, Technical
Studies/Reports. To the extent feasible, existing information will be utilized to develop baseline
conditions.
The Screencheck EIR will contain all applicable environmental components required by CEQA, including:
Introduction, Background, Project Description/Characteristics/Phasing, and Discretionary Approvals;
Setting, Impacts (Project and Cumulative), Mitigation, and Level of Significance; and mandatory CEQA
topics (e.g., Growth Inducement), Alternatives, Lists of References, Persons Consulted, and EIR
Preparers. The Executive Summary impact table and draft Mitigation Monitoring and Reporting Program
(MMRP) will not be provided with the Screencheck EIR, but will be submitted for the City's review with
the Public Review Draft EIR once the level of environmental impacts is agreed upon and the mitigation
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measure language is close to being finalized. The EIR that is submitted to the City will be in Screencheck
form, reflecting LSA internal review and quality control.
Each topic in the Screencheck EIR will include a discussion of the existing setting, thresholds of
significance, project analysis, cumulative impacts, mitigation measures (if necessary), and level of
significance after mitigation. The EIR will compare the existing setting to the post -project environmental
setting. Mitigation measures will be identified to address potentially significant impacts. Each section
will discuss the potential short-term environmental impacts associated with project construction, the
long-term effects associated with project operation, and the cumulative impacts associated with
implementation of the proposed project.
LSA proposes to analyze at least three (3) feasible project alternatives, including the No Project/No
Development Alternative required by CEQA, as well as other alternatives developed during the
environmental analysis process. The Alternatives section will also include a statement identifying the
environmentally superior alternative.
After reviewing the Screencheck EIR, City staff will forward comments to LSA. This scope of work
assumes two rounds of review of the Screencheck EIR. Comments received from the City must be
consolidated (i.e., LSA must receive one set of non -conflicting consolidated comments per round).
Additional budget may be necessary if the review exceeds two rounds or if LSA receives multiple sets of
comments.
Three (3) bound copies, one (1) unbound reproducible, and one (1) digital copy of the Screencheck EIR
will be submitted for review by City staff. City staff will reconcile any discrepancies between internal
staff comments prior to forwarding one consolidated set of comments to LSA.
TASK m LIC REVIEW W ` R AFT EIR
After receiving comments from City staff on the Screencheck EIR, LSA will make the necessary revisions
to the document, including completion of the Executive Summary impact table and the Draft MMRP.
LSA will provide two (2) preprint versions of the Public Review Draft EIR to City staff for a limited final
review prior to printing the Public Review Draft EIR. The purpose of this review will be to review the
entire document with all appendices, technical reports, and the MMRP, and to verify that the City is
satisfied with the Public Review Draft EIR.
Prior to completion of the Public Review Draft EIR, LSA will work with the City to update the distribution
list for the NOP, as needed; compile the distribution list; and prepare a draft Notice of Completion (NOC)
for City review and signature and a draft public Notice of Availability (NOA) of the Public Review Draft
EIR. The City will be responsible for coordinating noticing requirements, including publication of notices
in news publications and on the City's website. LSA will reproduce and distribute the NOC and Public
Review Draft EIR to the State Clearinghouse and Responsible Agencies as well as the NOA to interested
parties.
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In order to reduce reproduction and distribution, copies of the Public Review Draft EIR and appendices
will be provided primarily on CDs as Portable Document Format (PDF) files. LSA will provide the City with
10 bound copies, one (1) unbound reproducible, and 75 digital copies (or other electronic version, as
determined by the Project Manager) in addition to the 15 copies required to be sent to the State
Clearinghouse (which will be produced as PDF files on CDs accompanied by 15 hard copies of the
Executive Summary). In addition, LSA will distribute one (1) hard copy of the complete Public Review
Draft EIR and appendices to the local library for public review.
TASK 3.4-. CERTIFIED FINAL EIR
The Final EIR will consist of three volumes. The Public Review Draft EIR and technical appendices will
constitute Volumes I and II, and the documentation described below will be included in Volume III. Staff
reports and resolutions related to the proposed project and EIR will be prepared by the City. Responses
to Comments, Findings of Fact, and the Draft Statement of Overriding Considerations (if necessary) will
be prepared by LSA.
Responses to mmf
After the close of the public review period, the LSA Team will work with the City to determine
responsibilities for preparing responses to the comments received on the Public Review Draft EIR that
raise substantive environmental issues. General responses will be prepared for significant repetitive
comments. LSA's objectives for the responses to comments are to: (1) be aggressive in establishing a
strategy and determining responsibilities in order to maintain the schedule and minimize later revisions;
(2) prepare a document that is well organized and usable by all parties, including the public; and
(3) adequately respond to all comments. Although the focus of the response will be those comments
that are truly subject to CEQA review, LSA will also endeavor to answer all questions in an informative
manner.
Providing a budget estimate for responding to comments on the Public Review Draft EIR is extremely
difficult because it is impossible to predict the volume and nature of the comments. The following
estimate is based on LSA's knowledge of the project and projections of the volume and nature of the
comments received. Significant new analysis is not included in this task at this time. LSA has allocated
80 hours of professional staff time and 24 hours of word processing time to organize, prepare, and
compile the Response to Comments document. However, this estimate may need to be revisited once
the comments are submitted and reviewed by the City and LSA, and their actual number and nature are
known.
Following finalization of the Responses to Comments, LSA will provide the City with two (2) bound
copies of the Responses to Comments and will distribute the document in PDF format on CDs to any
agency that submitted written comments on the Public Review Draft EIR.
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Following City review of the Responses to Comments, LSA will prepare a Proposed Final EIR that will
consist of: (1) the MMRP (discussed below); (2) comment letters and responses; and (3) any
modifications that may be needed to the Public Review Draft EIR document (to be accomplished
through preparation of an errata document). LSA will be responsible for the production of up to two (2)
bound copies, one (1) unbound reproducible, and one (1) digital copy of the Final EIR for the City for use
during the EIR certification process.
Mitigation Monitoring and Reporting Frogs
As part of the Final EIR, LSA will prepare a Final MMRP pursuant to CEQA Public Resources Code (PRC)
Section 21081.6. The MMRP is intended to ensure compliance with mitigation measures through project
completion and during any monitoring that may be required after project completion. The monitoring
program will contain an inventory of mitigation measures, timing for implementation (e.g., prior to
issuance of grading permits), the responsible staff or agency assigned to monitor the condition, and a
compliance/noncompliance statement. The Draft MMRP will be submitted to the City for review and
comment. The approved Final MMRP will be attached to the City's resolutions for consideration by the
City Planning Commission and City Council.
Findings of Fact and Statement of Overriding Considerations
LSA will prepare a draft Findings of Fact and Statement of Overriding Considerations (if required)
summarizing the findings and mitigation measures contained in the Final EIR. The draft Findings of Fact
and Statement of Overriding Considerations will be prepared and delivered to City staff in electronic
format for one round of review. The draft Findings of Fact and Statement of Overriding Considerations
will then be revised and submitted for legal counsel review and finalization by the City. This document is
separate from the Final EIR.
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PROJECT4.0 T
This task represents an active project management role and includes attendance at various project
meetings and coordination with agencies and interested parties. The project management role provides
a mechanism to ensure there is an adequate exchange of information during project startup and
preparation of the EIR. This task includes notifying the City of problems as they are encountered and
working expeditiously to resolve them. Important elements of this task will be to maintain the project
schedule, oversee the budget, and coordinate efforts with other consultants. To facilitate dissemination
of information, LSA's Project Manager will maintain ongoing verbal and email communication with the
City and its staff.
The following table is a preliminary estimate of LSA's attendance at periodic project team meetings and
public meetings during the environmental review process, as described in Tasks 3.1 through 3.4 above.
The budget anticipates attendance by one or two LSA staff members at each meeting. During the
environmental documentation process, LSA will monitor the number of meetings it attends to
determine actual compliance with this estimate. Any additional meetings beyond those identified below
will be with the approval of the City.
Meeting Type
Quantity
Project Orientation/Kickoff (1 hour)
1
Scoping Meeting (3 hours)
1
Project Status Meetings (1 hour each)
2
Planning Commission Hearings (3 hours each)
2
City Council Hearings (3 hours each)
2
Total
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DELIVERABLES
LSA proposes to prepare and submit the deliverables as presented below:
• OP; Up to twenty (20) hard copies and fifty (50) digital copies.
• Screencheck EIR: Three (3) bound copies, one (1) unbound reproducible, and one (1) digital copy
• Public Review Draft EIR with Technical Appendices: Ten (10) bound copies, one (1) unbound
reproducible, and seventy-five (75) digital copies or other electronic version as determined by the
Project Manager.
• Public Review Draft EIR. to State Clearinghouse: Fifteen (15) digital copies and fifteen (15) hard
copies of the Executive Summary.
•
Response to Comments: Two (2) bound copies and digital copies to any agency that submitted
written comments on the Public Review Draft EIR
• Certified Final EIR: Two (2) bound copies, one (1) unbound reproducible, and one (1) digital copy
containing all information required herein
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• Notices: Copies of the required notices posted with the County Clerk and State Clearinghouse
• Findings of Fact and Statement of Overriding Considerations (if required)
NOTICES
LSA shall prepare and post all required notices with the County Clerk and the State Clearinghouse,
including:
•
Notice of Preparation: LSA shall prepare and mail the NOP to all public agencies and interested
parties using the mailing list developed in conjunction with the City.
• Notice of Availability: LSA shall prepare and submit the NOA to the County Clerk's Office in Orange
County. The NOA of the Public Review Draft EIR must be posted for 30 days in the office of the
County Clerk.
• Notice of Completion- LSA shall prepare the NOC and submit it with the required number of digital
copies of the Public Review Draft EIR with Technical Appendices and the required copies of the
Executive Summary to the State Clearinghouse.
• Notice of Fee Exemption: In the event the Public Review Draft EIR concludes there are no impacts to
biological resources and the project qualifies for an exemption from payment of the California
Department of Fish and Wildlife (CDFW) fee, LSA shall prepare and submit a request for fee
exemption to CDFW when the Draft EIR is released for public review, or as early as possible in the
public comment period.
• Notice of Determination (NOW: The consultant shall prepare and post the NOD with the County
Clerk -Recorder within 5 days of the City's certification of the Final EIR. However, the payment of any
CDFW fee, if required, will be the responsibility of the Project Applicant.
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PROJECT5.0 LE
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The following schedule takes into consideration key factors such as the timely receipt of project
information by LSA, the extent of comments received on the Public Review Draft EIR, and/or
consolidated and non -conflicting set of comments by City Staff. It should also be noted that several of
the tasks listed below would occur concurrently.
Spieker Senior Development EIR Schedule
Tasks
Duration
Project Initiation/Project Description:
Kickoff Meeting
1 Day
Prepare Draft Project Description
1 Week
City Review of Project Description
1 Week
Total
2 Weeks
NOP/Scoping:
Preparation of Administrative Draft NOP
1 Week
City Review of Draft NOP
1 Week
Final LSA Revisions to Draft NOP; Production and Distribution of NOP
1 Week
Public Review of and Comment on NOP
30 Days
Scoping Meeting
1 Day
Total
7 Weeks
Technical Analyses (Prepared Concurrently with NOP Tasks):
Traffic Impact Analysis
6 Weeks
Air Quality Impact and Greenhouse Gas Analysis
6 Weeks
Noise Impact Analysis
4 Weeks
Biological Resources Memorandum
4 Weeks
Cultural Resource Report
4 Weeks
Paleontological Report
4 Weeks
Geotechnical Report Peer Review
4 Weeks
Hazards Report Peer Review
4 Weeks
Hydrologic Report Peer Review
4 Weeks
Visual -Aesthetic Impact Analysis
4 Weeks
Total
6 Weeks
Screencheck EIR (Preparation of Several Tasks Overlap):
Preparation of Screencheck Draft EIR
7 Weeks
City Review of Screencheck Draft EIR
2 Weeks
LSA Revisions to Screencheck Draft EIR
2 Weeks
Total
11 Weeks
Public Review Draft EIR:
Preparation of Public Review Draft EIR
2 Weeks
City Review of Public Review Draft EIR
2 Weeks
LSA Revisions to Public Review Draft EIR
1 Week
City Final Review of Revised Public Review Draft EIR
3 Days
Final Revisions to and Production of Public Review Draft EIR for Public Review
1 Week
Public Review Draft EIR Submitted to State Clearinghouse; 45 -day Public Review
45 Days
Total
12 Weeks
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Spieker Senior Development EIR Schedule
Tasks
Duration
Certified Final EIR (Preparation of Several Tasks Overlap):
Preparation of Draft Responses to Comments
2 Weeks
City Review of Draft Responses to Comments
2 Weeks
LSA Revisions to Responses to Comments
1 Week
LSA Preparation of MMRP, Errata, Findings of Fact, and SOC
2 Weeks
City Review of MMRP, Errata, Findings of Fact, and SOC
1 Week
LSA Revisions to MMRP, Errata, Findings of Fact, and SOC
1 Week
Final Revisions to Final EIR
1 Week
Reproduction of Responses to Comments and Final EIR
1 Week
Distribution of Responses to Comments to Commenting Agencies
10 Days Prior to Hearings
Public Hearings (Planning Commission and City Council)
TBD
Total
8 Weeks
Complete EIR Schedule
Approximately 38 Weeks
EIR = Environmental Impact Report
MMRP = Mitigation Monitoring and Reporting Program
NOP = Notice of Preparation
SOC = Statement of Overriding Considerations
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.0 RELEVANT PROJECTPER
KEY TEAM PERSONNEL
As requested by the RFP, provided below is a sampling of select projects completed by the Project
Manager and key staff that are similar to the proposed project. The sample projects are followed by a
brief experience summary of the Project Manager and key staff members assigned to the project. The
key staff members who will participate in and contribute to the preparation of the environmental
document have extensive experience preparing environmental documents and technical studies in
accordance with CEQA requirements.
Working under the direction of Project Manager Ashley Davis, each key team member will be
responsible for responding to project needs in his/her area of expertise and will direct qualified
supporting staff as necessary to assist in completing specifically requested assignments. Through
submission of this proposal, LSA guarantees that the key team members and, most importantly,
Principal in Charge Frank Haselton and Ms. Davis, the Project Manager, will remain assigned to this
project for the length of the contract. Ongoing and frequent communication between the Project
Manager and City staff is the primary vehicle for early identification of emerging project issues and their
solutions in order to minimize schedule impacts. LSA staff will be available and easily accessible to the
City for daytime and evening meetings as required.
RELEVANTJE ` EXPERIENCE
Senior Residential Apartments is/MND
Location: Costa Mesa, California
Key Staff= Astley Davis
LSA prepared an Initial Study/Mitigated Negative Declaration (IS/MND) for a 230 -unit Senior Residential
Community Project located on a 7.55 -acre site in the City of Costa Mesa.
The IS/MND analyzed the environmental effects of the
proposed project, which included 230 senior housing units,'
258 parking spaces, related infrastructure, and recreationalrk
amenities. Proposed construction included two buildings that ..
were two to four stories high with common outdoor
amenities and parking areas. Discretionary actions associated with the proposed project included a
rezone of the commercial site from C -1S (Shopping Center) and C2 (General Business) to PDC (Planned
Development Commercial), a Master Plan for the new development of a senior apartment complex, and
a variance request to designate private outdoor patios/balconies as exempt from the City's Noise
Ordinance. Primary environmental issues of concern included geotechnical/soils analysis, noise, and
aesthetics/visual impacts due to the project being immediately adjacent to existing residential uses. The
City Council adopted the IS/MND and approved the project in November of 2010.
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South Shores Church EIR
Locatiow Dana Point, California
Key Staff: Ashley Davis, Frank Haselton, and Deborah McLean
Melrose Triangle EIR
Location- West Hollywood, California
Key Staff: Ashley Davis, Leo Simone, and Tony Chung, Ph.D,
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City ufSari Juan Capistrano
Office Project. The project included the construction and operation of single -story, approximately
Spieker Senior Development
would include
Environmental Impact Report
Phase 1 became
Dana Point Harbor Marina Improvement Project Subsequent BR
Location: Dana Point, California
Key Staff: Ashley Davis, FrankHase|ton
LSA recently oomo�tedprepara�onofthe3ubsequentE�Rfnr
.
the waterside component (Marina Improvements) of the
Dana Point Harbor Revitalization_ Proiect_ The --untv of
Orange developed a plan to upgrade, refurbish, and expand
existing harbor facilities to meet the current and projected
needs of merchants and harbor visitors. A Program Final BR
was prepared for the overall Harbor Revitalization Project
(|and»ide and waterside areas) and certified by the County
Board of Supervisors on January 31' 2006. The Marina
Improvement Project, recently managed by W1o. Davis, had
oeen evaluated az a pvexmmany, or program, /eve/ in znaz
Final E|R.The Subsequent E|Rwas required tnfocus on significant effects not discussed in the previous
Program Final E|K.The Subsequent E|Raddnessed the impacts of replacing all slips, docks, and pilings
within the Harbor and focused on compliance with California Coastal Ac (CCA) policies, marine
biological resources, hydrology and water quality issues, and cumulative impacts related to construction
activities. The Subsequent EIR was certified by the County Board of Supervisors on December 11, 2012.
Blue Mountain Senior Villas EIR
Location: Grand Terrace, California
LSA Staff: Lynn Hayes
In response to u legal challenge, the City of Grand Terrace
contracted LSA to prepare an E|R for a proposed senior'
oriented residential/recreation facility. The proposed
development includes atwo'story, 120'unitsenior residential
facility totaling approximately 100000 sf, an approximately
7,800 sfone'story senior center, and on approximately Z.6'
acre passive park. Issues assessed in the E|R included
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wr — ' �- aesthetics, quality, qua|i�noise, land use and planning,
popu|ation, and housing. The E|R process received vigorous attention from local citizens. During the
environmental documentation for this project LSA became well acquainted with neighborhood and
community concerns.
Kaiser Permanente Medical Office
Location- Lake Forest, California = u
LSA Staff: Nicole Dubois KA!SE8PERK8ANENTE°
LSA was responsible preparing an |5/IVIND and technical studies for the Kaiser Permanente Medical
Office Project. The project included the construction and operation of single -story, approximately
36,022 sf medical office building proposed to be developed in two phases. The first phase
would include
development and operation of approximately 21,531 sf of medical office space.
Phase 1 became
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operational in April 2013. The second phase includes development and operation of an additional
14,491 sf of medical office space. At build out, the medical facility will include 24 offices, an outpatient
pharmacy, a laboratory, an imaging/radiology center, administrative offices, and storage. As part of the
preparation of the environmental documentation for this project, LSA prepared air quality, noise, and
GHG technical analyses. LSA also conducted a biological survey of the project site and provided
archaeological and paleontological monitoring during construction. The project and the IS/MND were
approved by the City Planning Commission in November 2011.
Other Representative: Projects Prepared by LSA
La Pata Avenue Gap Closure and Camino Del Pio Extensions Project
Locations: San Juan Capistrano, California
LSA Staff: i es Card, Angie Kung
LSA managed a team consisting of a project engineer, three geotechnical consultants, a traffic
consultant, a utility consultant, and a public relations firm to prepare technical studies, a Project Report,
and an EIR to complete two links on the Master Plan of Arterial Highways. The project would extend La
Pata Avenue through the Prima Deshecha Landfill, under electric transmission lines, and between the
communities of Talega and Forster Ranch. The project would also extend a local roadway to intersect
with the new arterial. The project's location required extensive coordination with Orange County (OC)
Public Works, OC Waste and Recycling, OC Parks, Southern California Edison, San Diego Gas and Electric,
the City of San Clemente, the City of San Juan Capistrano, and local residents. A previous effort to
establish a preferred alignment was not successful in forging consensus among all of the interested
parties.
Preparation of technical studies included a biological assessment. LSA conducted floristic -level plant
surveys, general wildlife surveys, jurisdictional delineation, and habitat mapping.
LSA prepared presentations for public meetings, presentations to local homeowner associations, and
updates to the County of Orange 5th District Supervisor. LSA shepherded the project through the
process resulting in: a new alignment accepted by the majority of local homeowners, an approved
Project Report, and a certified EIR.
Following the successful completion of the preliminary design and CEQA work, LSA was awarded a
second contract to prepare a National Environmental Policy Act (NEPA) document to enable the
procurement of federal funding and to process the regulatory permits for construction of the road
improvements. This work is currently underway in close coordination with OC Waste & Recycling.
34202 Del Obispo Street Project EIR
Location; Gana Paint, California
LSA Staff: Ashley Davis, Alyssa Helper
LSA is currently contracted with the City of Dana Point to address potential environmental impacts
associated with the construction and operation of the 34202 Del Obispo Street project. The project
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proposes to develop a currently vacant site with a mixed-use development consisting of approximately
169 residential condominium units, 2,471 square feet of commercial uses, and a 0.45 -acre park. The
proposed project is located in the California Coastal Zone and is adjacent to commercial, residential, and
recreation uses. LSA is responsible for providing oversight on CEQA compliance, and ensuring that the
EIR addresses any potential project impacts and includes mitigation to address impacts.
Del Obispo Street Widening from Alipaz Street to Paseo Adelanto
Location San Juan Capistrano, California
LSA Staff: Debbie McLean, Logan Freeberg, Ivan Strudwick
As part of a personal services agreement for on-call archaeological and paleontological monitoring with
the City of San Juan Capistrano, and in compliance with CEQA, LSA has recently completed monitoring
for the Del Obispo Widening Project. The project consisted of widening Del Obispo Street from Alipaz
Street to Paseo Adelanto. Widening included the addition of one traffic lane in the westerly direction, as
well as burying plastic conduit for running underground utilities, excavation for locating previous
utilities, excavation of bioswales for control of precipitation runoff during construction, and moving of
curbs and sidewalks. The project occurred along Del Obispo Street on both sides of Trabuco Creek at the
intersections of Alipaz Street and Paseo Adelanto. No archaeological or paleontological resources were
observed during the course of the project.
State Route 74 -- Lower Ortega Highway Widening EIR
Location- San Juan Capistrano, California
LSA Staff: Deborah Praciflo, King ,rhornas, Jayna Harris, Angie. Kura;
LSA prepared an EIR to address the Lower Ortega Highway Widening project. The project will widen
Ortega Highway (State Route 74 [SR -74]) from two to four lanes (adding one lane in each direction)
through the City of San Juan Capistrano from Calle Entradero to the City/County line, a distance of 0.9
mile,. The EIR addresses the comments received by Caltrans during public review of the previous MND
prepared by Caltrans in addition to comments received during public review of the Draft EIR prepared by
LSA. Updated technical studies that LSA prepared in support of the EIR include a Hazardous Waste Initial
Site Assessment (ISA), Supplemental Natural Environment Study (NES), Noise Analysis, and Air Quality
Analysis. The Visual Impact Analysis was prepared by RBF Consulting as a subconsultant to LSA. The Final
EIR was approved by Caltrans in November 2009. Caltrans has entered into a settlement agreement with
the City of San Juan Capistrano and the Hunt Club Community Association regarding the Lower Ortega
Widening Project. The City is currently working on securing funding for the design phase of this project.
St. Margaret's Episcopal School and Church Expansion
Location: San Juan Capistrano, California
LSA Staff, Ashley Davis
LSA prepared a Draft IS/MND for the St. Margaret's Episcopal School and Church Expansion. The
proposal included a new master site development plan, including architectural design concepts for new
buildings and additions, alternative development standards for building heights, and a shared parking
agreement. The project proposed partial demolition of certain existing buildings and construction of
new buildings,
or building additions, with a total 282,392
gross square feet of building area. The
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City of San Juan Capistrano
Spieker Senior Development
Environmental Impact Report
proposed project included a planned capacity of 1,307 students, which is an increase of 151 students
over existing levels, and an increase of current staff from 210 to 225 staff members. Primary issues of
concern addressed in the IS/MND included visual/aesthetic impacts, cultural resources, and traffic.
interstate 5 MOV bane Extension Project
Location: San Juan Capistrano, San Clernente., and Lana Point, California
Project Staff. Deborah Pracilio, Jayna Harris
LSA was the environmental task lead for the IS/EA. The Orange County Transportation Authority (OCTA)
and Caltrans propose improvements on Interstate 5 (I-5) from 0.1 mile south of the Avenida Pico
Undercrossing (UC) (Post Mile [PM] 3.0) to 0.1 mile south of the San Juan Creek Road UC (PM 8.7) in the
Cities of San Clemente, Dana Point, and San Juan Capistrano. The project proposes to extend the high -
occupancy vehicle (HOV) lanes in both directions on 1-5 from the existing terminus near State Route 1
(SR -1) (PM 8.691) to Avenida Pico (PM 3.279). In addition, the proposed project would construct
auxiliary lanes at various locations and improve several existing on- and off -ramps to address the traffic
demand and improve operations. The MND/Finding of No Significant Impact (FONSI) identified
Alternative 4 with Design Option A as the Preferred Alternative. Design of the Preferred Alternative will
be complete in mid -2013. Construction between San Juan Creek Road and Avenida Vista Hermosa will
start in 2013 and be completed in 2015, and construction between Avenida Vista Hermosa and Avenida
Pico will start in 2014 and be completed in 2017.
An organizational chart of key staff is provided on the following page.
FRANK HASELTON, LSA
Principal in Charge
Mr. Haselton specializes in large, mixed-use land use projects characterized by sensitive environmental
and community issues. He has a successful history of resolving issues and potential conflicts among the
project proponent, regulatory agencies, and the community through responsible design and effective
communication. Mr. Haselton has over 32 years of professional planning experience. He has practiced in
both the private and public sectors, providing his clients with a broad and valuable background.
AsHiEY DAVis,, LSA
Project Manager
Ms. Davis contributes to project planning for large land use proposals and development projects. Her
primary responsibilities include preparation and management of environmental documents pursuant to
CEQA. She believes in developing strong client relationships through ongoing communication and has
assisted and managed the preparation of environmental planning documents at LSA for over 16 years.
Ms. Davis' most recent relevant project experience includes: Banning General Plan Amendment EIR,
Dana Point Harbor Marina Improvement Project EIR, Melrose Triangle EIR, and Mesa Verde Senior
Residential Community Project IS/MND.
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Spieker Senior Development 3
Environmental Impact Report
TONS CHUNG, PH.D., LSA
Air Quality/Moist
Dr. Chung has performed more than 900 CEQA/NEPA-related and stand-alone noise studies for
community noise analyses, including field measurement, modeling, and data analysis. Typical noise
analysis includes construction, vehicular traffic, and long-term stationary -source operations. Dr. Chung
performed more than 700 air quality studies for projects such as transportation facilities, landfills, office
buildings, and ocean bay enhancement/sediment management projects.
Dr. Chung also guides LSA's response to global climate change analysis. He monitors State and federal
standards, case law, and scientific research to ensure that LSA's analyses reflect the rapid changes in this
evolving field. Dr. Chung works with clients to develop a customized approach to global climate change
analysis that not only meets, but anticipates, regulatory expectations.
DEBORAH McLEAN, RISA, LSA
Cultural Resources
Ms. McLean is responsible for coordinating and directing archaeological projects in compliance with
NEPA, CEQA, and National Historic Preservation Act (NHPA) Section 106. Ms. McLean oversees
laboratory operations, prepares technical reports, and has been with LSA since 1993. Ms. McLean's field
and laboratory experience includes 8 years of prehistoric and historic archaeology in California. She has
laboratory experience with prehistoric and historic archaeology collections from various parts of the
United States, including extensive work with California archaeological and paleontological collections.
Ms. McLean provides Principal oversight and review of cultural documents produced by the Irvine office
and assists with review of cultural documents produced by other LSA offices.
Jim HARRISON, LSA
Biological Resources
As a Principal and Senior Botanist in LSA's Irvine office, Mr. Harrison is primarily responsible for
botanical assessments, including floristic inventories, rare plant surveys, vegetation/habitat
classification and mapping, impact analyses, and mitigation planning. He has been with LSA since August
1994, and his botanical expertise has involved a wide variety of native plant species and communities
throughout Southern and Central California. Mr. Harrison also has extensive experience working with
various resource and regulatory agencies to analyze impacts and recommend mitigation measures as
part of CEQA/NEPA documentation for numerous private- and public -sector projects.
Mr. Font provides overall strategic responsibility for VS], a visualization firm that creates extraordinary
imagery, highly accurate simulations, virtual tours, and interactive sales office solutions for the building
industry and abroad. Specializing in the production of highly accurate and incredibly photorealistic still
image renderings, visual simulations, animations, and interactive presentations, the company's
expertise lies in providing the visual tools needed throughout all stages of development, from planning,
U
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City of San Juan Capistrano
Spieker Senior Development
Environmental Impact Report
OfD
municipality work, and entitlement to marketing and sales. Mr. Font's passion for the building industry
began when his father joined Pardee Homes in 1972, an Award Winning Builder of New Homes in
California and Nevada. At an early age, Mr. Font found his strengths in art, architecture, business
marketing, and technology. While working with his father, Mr. Font attended the University of Southern
California and received his Bachelor of Architecture degree in 1992. He joined his brother Joe in
co-founding VSI. VSI will be assisting with the visual aesthetics for this project.
MICHAEL ROGERs, NIN'YO & MOORE
Solls/ eotechnical
Michael Rogers is a Senior Project Geologist responsible for providing geotechnical consulting services
and project management for public works, commercial, and residential projects. He performs geologic
and seismic hazard evaluations, provides geotechnical design services, and conducts forensic
evaluations for a variety of projects throughout California. Mr. Rogers' project experience includes water
treatment plants, power generating facilities, transmission lines, pipelines, renewable energy projects,
commercial properties, and commercial and residential buildings. He conducts geologic field evaluations
(including detailed logging of borings, rock cores, and trenches), analyzes site geologic conditions and
potential geologic hazards, and develops recommendations for site preparation and mitigation of
adverse conditions. Mr. Rogers will be available for peer review of the soil and geotechnical report.
JOHN JAY ROBE€ Ts, NINYO & M0071
Soils/Geotechnical
As a Senior Geologist, John Jay Roberts has extensive experience performing environmental and
geotechnical investigations of commercial and industrial properties and environmental site assessments
of school sites, including Phase I, Preliminary Environmental Assessments (PEAS), Supplemental Site
Investigations (SSIs), Removal Action Workplans (RAWs), Remedial Action Plans (RAPS), and Operations
and Maintenance (0&M) plans. Mr. Roberts has completed characterization, remediation, and human
health assessments on numerous properties. He has prepared successful applications for Brownfields
clean-up grants and managed and performed hydrogeologic investigations, groundwater resource
evaluations, and water supply studies. He also provides expert witness and litigation support for
environmental, geotechnical, and mining matters. Mr. Roberts will be available for peer review of the
soil and geotechnical report.
IAN A3Am, FuscOE
Hydrologic Report
Mr. Adam is a firm Principal and Fuscoe's Storm Water Management team leader. His specialty is water
resources, with an emphasis in water quality regulations and Resource Agency interaction. His emphasis
in storm water regulations and water quality BMP design has served as a valuable resource for cities,
private developers, and public entities. Mr. Adam is currently working as the storm water consultant to
several cities in Orange County for the development and implementation of and training on numerous
storm water programs. He regularly interacts with the Regional Water Quality Control Board (RWQCB)
c%�
City of San Juan Capistrano
Spieker Senior Development
Environmental Impact Report
and County of Orange on water quality issues, grant opportunities, and LID solutions. Mr. Adam will be
available as -needed for water quality support.
Project Manager Resume
As requested in the RFP, a one-page resume of the proposed Project Manager for this project, Ashley
Davis, is provided on the following page.
L
LSA 4\SSOCTA ES, INC
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ASHLEY DAVIS
ASSOCIATE
EXPERTISE
Environmental Impact
Assessment
California Coastal Act
Policies
EDUCATION
University of California,
Irvine, B.A., Social
Ecology, 1982.
PROFESSIONAL
ORGANIZATIONS/
MEMBERSHIPS
Association of
Environmental
Professionals
PROFESSIONAL
EXPERIENCE
Associate, LSA
Associates, Inc., Irvine,
California, 1983-1987;
2002—present.
Intem/Assistant Planner,
City of Irvine, Irvine,
California, 1982-1983.
PROFESSIONAL RESPONSIBILITIES
Ms. Davis contributes to project planning for large land use proposals and
development projects. Her primary responsibilities include preparation and
management of environmental documents pursuant to the California Environmental
Quality Act (CEQA) and the National Environmental Policy Act (NEPA).
PROJECT EXPERIENCE
Senior Residential Apartments IS/MND
Costa Mesa, California
Ms. Davis served as the Project Manager and prepared an Initial Study/Mitigated
Negative Declaration (IS/MND) for this 230 -unit senior residential community
project located on a 7.55 -acre vacant site in the City of Costa Mesa.
South Shores Church
Dana Point, California
LSA is contracted with the City of Dana Point to address potential environmental
impacts associated with the construction and operation of the South Shores Church
Master Plan. As Project Manager, Ms. Davis is responsible for providing oversight
on CEQA compliance and ensuring that the Environmental Impact Report (EIR)
addresses project impacts and includes mitigation to address these impacts.
Dana Point Harbor Marina Improvement Project
Dana Point, California
Ms. Davis managed the completion of the Supplemental EIR (SEIR) for the
waterside component (Marina Improvements) of the Dana Point Harbor
Revitalization Project. A Program Final EIR was prepared for the overall Harbor
Revitalization Project (landside and waterside areas) and certified by the County
Board of Supervisors on January 31, 2006. The SEIR addressed the impacts of
replacing all slips, docks, and pilings in the harbor and focused on compliance with
California Coastal Act (CCA) policies, marine biological resources, hydrology and
water quality issues, and cumulative impacts related to construction activities. The
SEIR was certified by the County Board of Supervisors on December 11, 2012.
Melrose Triangle
West Hollywood, California
Ms. Davis is managing preparation of the EIR for this approximately 300,000 -
square -foot, mixed-use development in West Hollywood. Technical work
performed by the LSA Team includes view simulations, a traffic impact analysis, an
air quality analysis, a greenhouse gas analysis, a noise analysis, a biological
constraints analysis, a cultural resource assessment, and a paleontological
assessment. LSA has made recommendations to the City of West Hollywood and
the applicant for needed technical work related to drainage, water quality, soils, and
groundwater management in order to prepare a comprehensive EIR.
Banning General Plan Amendment EIR
Banning, California
Ms. Davis is currently serving as Project Manager for preparation of an EIR for the
City of Banning to amend its General Plan Circulation Element. Topics addressed
in the EIR include traffic and circulation, cultural resources (Native American
consultation in accordance with Senate Bill 18 requirements), land use and
planning, air quality, climate change, and noise. Alternatives being addressed in the
EIR include a combination of level of service thresholds with and without the
interchange and also with no Interstate 10 (I-10)/Highland Home Road
improvements.
City of San Juan Capistrano
Spieker Senior Development
Environmental Impact Report
7�O FEE ESTIMATE
LSA proposes to accomplish the tasks described in this proposed scope of work for an estimated total
fee of $295,040 for the EIR. This amount will not be exceeded without your authorization. Fees are
charged on an hourly basis consistent with LSA's Schedule of Standard Contract Provisions and Billing
Rates (provided in Appendix A). Reimbursable expenses will be charged separately per the standard
contract provisions. Direct expenses for mileage and meals will be billed on a pass-through basis.
Copying and materials will be billed on a cost -plus -10 -percent basis. This fee is based on past experience
with the level of effort needed to complete the CEQA process. LSA will aggressively identify strategies
for reducing the overall work effort while maintaining the client's objectives and the legal adequacy of
the work products. A fee by project task is provided in the table below.
EIR Task Description
Cost by Task
Task 1.0: Project Initiation/Project Description
$6,895
Task 2.0: Technical Reports
2.1 Traffic Impact Analysis
$40,110
2.2 Air Quality/Greenhouse Gas Analysis
$9,660
2.3 Noise Analysis
$8,340
2.4 Biological Resources Memorandum
$4,865
2.5 Cultural Resources Report
$3,625
2.6 Paleontological Resources Report
$4,520
2.7 Geotechnical Report Review
$6,702
2.8 Hazardous Materials Technical Study Review
$7,008
2.9 Hydrology and Water Quality Peer Review
$5,347
2.10 Aesthetics/View Simulations
$12,940
Task 2.0 Subtotal
$103,117
Task 3.0 Environmental Documentation
3.1 NOP/Scoping
$9,050
3.2 Screencheck Draft EIR
$60,820
3.3 Draft EIR
$42,240
3.4 Final EIR
$17,920
Task 3.0 Subtotal
$144,690
Task 4.0 Project Management & Coordination/Meetings
$15,780
LABOR SUBTOTAL
$255,822
Reimbursable Expenses*
$39,218
Total
$295,040
* Reimbursables are based on deliverables as outlined in the RFP.
A complete breakdown of costs by position, hourly rate, task, and hours budgeted for each task is
provided on the following page.
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BUDGET SPECIFICATIONS AND REIMBURSABLESTS
Direct costs (including outside vendors used for photocopying) are to be reimbursed at cost, unless
other arrangements are made in advance and are not included in the hourly fee for professional services
provided above. Direct costs can be invoiced separately at the City's request. Appendix A provides LSA's
current fee schedule for direct costs.
Printing costs are difficult to quantify, since the size and composition (i.e., graphics size and medium) are
uncertain at this time. LSA stresses that the cost of reproducing a document is not known until the
document is complete. Reproduction of technical reports generally costs approximately $100 per report,
and EIRs can range from $135 to over $500 each; therefore, LSA emphasizes that the cost of reproducing
a document is not known until the document is complete.
For the purposes of the reimbursable estimate provided above, LSA estimates a cost of $250 per draft
document (with technical information on CD) and $325 for the proposed final document (Draft EIR and
Responses to Comments document in print, with technical information on CD). Reimbursable expenses
also include mileage for site visits, team meetings, public meetings, and mailing costs (e.g., overnight
delivery for documents at the start of the public review period).
In accordance with the RFP, LSA proposes to prepare and submit the deliverables as presented below.
Each deliverable below has been identified and discussed within the corresponding task presented in
Task 3.0 of this proposal.
• IJP: Up to twenty (20) hard copies and fifty (50) digital copies.
Screenc:eck Elly. Three (3) bound copies, one (1) unbound reproducible, and one (1) digital copy
• Public Review a Draft EIR with Technical Appendices: Ten (10) bound copies, one (1) unbound
reproducible, and seventy-five (75) digital copies or other electronic version as determined by the
Project Manager
• Public Review Draft EIR to State Clearinghouse: Fifteen (15) digital copies and fifteen (15) hard
copies of the Executive Summary.
• Responses to Comments: Two (2) bound copies, and digital copies to any agency that submitted
written comments on the Public Review Draft EIR
• Certifies Final EIR: Two (2) bound copies, one (1) unbound reproducible, and one (1) digital copy
containing all information required herein
• Notices: Copies of the required notices posted with the County Clerk and State Clearinghouse
• Findings of Fact and Statement of Overriding Considerations (if required)
Should any significant changes to the scope of the IS and EIR be required, a budget adjustment may be
necessary. This proposal is valid for a period of 90 days from the date of this proposal.
If acceptance and
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authorization to proceed are not received within that period, LSA reserve ƒ e right to renegotiate the
estimated costs andscope of work. Consulting srvcs will be provided in accordance with the
"Standard Trmsand Conditions" and"Standard Fee Schedule," which are integral to this prpo2E
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Environmental Impact Report
APPENDIX A
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LSA IN-HOUSE DIRECT EXPENSES
JUNE 2013
LACORP\contract.doc «06/04/13»
Unit Cost
Reproduction 8.5 x 11 B/W
$.07 per page
Reproduction 8.5 x 11 Color
$.40 per page
Reproduction 11 x 17 B/W
$.10 per page
Reproduction 11 x 17 Color
$.75 per page
CD Production
$5.00 per CD
Plotting
$3.75 per sf
Mileage On Road
$.565 per mile
Mileage Off -Road
$.715 per mile
GPS Unit
$75.00 per da
Total Station Surveying Instrument
$50.00 per day
Level Laser or Optical)
$25.00 per da
Laser Rangefinder
$25.00 per da
Sound Meter
$75.00 per da
Aerial Photo
Cost
Boat Rental
$50.00/day
Water Quality Meter
$25.00/day
LACORP\contract.doc «06/04/13»
CITY OF SAN JUAN CAPISTRANO
BID RECAP REPORT
Ile
Date: 12/13/13
From: David Contreras/Nancy Gutierrez
Service or Product Requested: Preparation of Draft EIR for the Spieker Project.
( ) Informal Quotes ( ) Informal Bid (X) Formal Bid ( ) Sole Source
Bids/proposals were solicited from available, qualified firms for the above
referenced project. The following firm(s) were/was considered:
1. Environmental Advisors
2. Environmental Intelligence
3. Keeton Kreitzer Consulting
4. LSA Associates
5. UltraSystems
After evaluating the bids/proposals submitted, it is our recommendation that the contract
be awarded to LSA Associates, Inc. in an amount, not to exceed $295,040.
This vendor was selected because: LSA Associates submitted a comprehensive
proposal demonstrating a clear understanding of the project and all of its
subcomponents. The LSA team is comprised of experienced personnel, who are known
and respected in the environmental profession and by City staff. Additionally, the
completion schedule proposed by LSA is aggressive yet realistic, and within the time
frame estimated by staff.
If bids were not received, document what steps were taken to obtain quotes, any
vendors contacted that declined to bid, and if applicable why it is not practical to receive
three quotes.
If Sole Source purchase or contract, provide detailed justification for this
selection:
N/A
If applicable, date approved by City Council: anticipated approval date is 12/17/13.
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Date. 12/13/2013
CITY OF SAN JUAN CAPISTRANO
DOCUMENT TRANSMITTAL FORM
This form is for the transmittal of documents for signature.
(e.g. Agreements, Contracts, Deeds, Easements)
Agenda Item No. (if AT,-'*
Cita' Council, SJCHA or SACRA Meeting Date (if applicable): 12/17/2013
Brief description of document and/or services provided. Preparation of Draft Environmenta
Senior Development, a Continuing Care Retirement Community
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0 Additional Insured Endorsement
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Approval Process Completed — Copy of Contract Transmittal Form with documents forwarded to FS Department or
back to the originating department as appropriate.
0 Denied — Returned to submitting department. Please provide the following and return to the City Clerk's Office:
IAwou_ (s (—,cob .
City Initial's/Date: MaA"
Page 1 of 2
City of San Juan Capistrano
Agenda R port
TO: Karen P. Brust, City Manage
FROM: Nelson Miller, Interim Development Services Directork j h
Prepared by: Nancy Gutierrez, Contract Planner
Submitted by: David Contreras, Senior Planner
DATE: December 17, 2013
12/17/2013
D11
SUBJECT: Consideration of a Personal Services Agreement with LSA Associates,
Inc. (LSA) for the Preparation of an Environmental Impact Report (EIR)
Pursuant to the California Environmental Quality Act (CEQA) for the
proposed Spieker Senior Development Continuing Care Retirement
Community (Spieker Development Partners)
RECOMMENDATION:
By motion; approve a Personal Services Agreement with LSA Associates, Inc. (LSA) for
the Environmental Impact Report (EIR) Pursuant to the California Environmental Quality
Act (CEQA) for the proposed Spieker Senior Development Continuing Care Retirement
Community at a cost not to exceed $ 295,040.
EXECUTIVE SUMMARY:
Pursuant to the City's Purchasing Policy, City staff has solicited and received proposals
from five planning and environmental consulting firms for the preparation for the
Environmental Impact Report (EIR) for the proposed Spieker Senior Development
Continuing Care Retirement Community. The cost of the preparation of the EIR will be
funded by the project applicant, Spieker Senior Development. Staff recommends that
the City Council approve an agreement with LSA Associates, Inc. (LSA) for the
completion of this work (Attachment 1).
DISCUSSION/ANALYSIS:
The Spieker Continuing Care Retirement Community (CCRC) is proposed for
development on a 34 acre portion of an existing 43.5 acre parcel commonly referred to
as the Vermeulen Ranch. The remaining 8 acres is currently accommodating a retail
center, which is not a part of the CCRC and will continue to operate at its present level
of intensity.
The City's Request for Proposals (RFP) included scope of work requirements which
provided the general framework for the consulting firm's proposals (Attachment 2). In
response to the RFP, the City received proposals from five firms: LSA Associates, Inc.,
City Council Agenda Report
December 17, 2013
Page 2 of
Keeton Kreitzer Consulting, Environmental Intelligence, Environmental Advisors, and
UltraSystems. Staff evaluated the submitted proposals and conducted telephone
interviews with three of the five firm's project managers to confirm the qualifications,
experience, and capability of each of the consulting firms consistent with the
requirements of State law. As a result of the proposal review and interview process,
staff determined that LSA Associates, Inc. (LSA) was the most qualified firm to conduct
this work. All proposals are a matter of public record and are available for review on
request.
FISCAL IMPACT:
The entire California Environmental Quality Act (CEQA) work performed under this
agreement will be solely funded by the project applicant. Should the City Council
approve the agreement, the applicant will be required to deposit the entire contract
amount prior to the City issuing a Notice to Proceed to the consultant.
ENVIRONMENTAL IMPACT:
Not applicable. The action by City Council is exempt from review under California
Environmental Quality Act (CEQA).
PRIOR CITY COUNCIL REVIEW:
On August 20, 2013, City Council adopted Resolution No. 13-08-20-01 initiating
consideration of a General Plan Amendment for the proposed Spieker Senior
Development Continuing Care Retirement Community.
COMMISSION/COMMITTEE/BOARD REVIEW AND RECOMMENDATIONS:
Not applicable.
NOTIFICATION:
Environmental Advisors
Environmental Intelligence
LSA Associates
UltraSystems
Keeton Kreitzer Consulting
ATTACHMENTS:
Attachment 1 - Personal Services Agreement with LSA Associates, Inc. (LSA)
Attachment 2 - Request for Proposals (RFP) for Preparation of an Environmental Impact
Report for Spieker Senior Development — a Continuing Care Retirement
Community (Spieker Senior Development Partners)
PERSONAL SERVICES AGREEMENT
THIS AGREEMENT is made, entered into, and shall become effective this day
of December, 2013, by and between the City of San Juan Capistrano (hereinafter referred
to as the "City") and LSA Associates, Inc. (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 Spieker Senior Development, a
Continuing Care Retirement Community; 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 March 31, 2015.
Section 3. Compensation.
3.1 Amount.
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Total compensation for the services hereunder shall not exceed $295,040 as
set forth in Exhibit'A," 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.
ATTACHMENT 1
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 5. 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.
2
Section 8. Time of Essence.
Time is of the essence in the performance of this Agreement.
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
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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.
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
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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, 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
61
Attn: David Contreras, Senior Planner
To Consultant: LSA Associates, Inc.
20 Executive Park, Suite 200
Irvine, CA 92614
Attn: Ashley Davis
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.
Section 20. Counterparts and Facsimile signatures.
This Agreement may be executed by the Parties in counterparts, which counterparts
shall be construed together and have the same effect as if all the Parties had executed the
same instrument. Counterpart signatures may be transmitted by facsimile, email, or other
electronic means and have the same force and effect as if they were original signatures.
[SIGNATURE PAGE FOLLOWS]
IN WITNESS WHEREOF, the parties hereto have executed this Agreement.
ATTEST:
Maria Morris, City Clerk
APPROVED AS TO FORM:
Hans Van Ligten, City Attorney
CITY OF SAN JUAN CAPISTRANO
Sam Allevato, Mayor
CONSULTANT
By:
fion; ianag its" C Q
LS Associates, Inc. O �h
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LAl,
SA EXECUTIVE
, C.S
20 EXECUTIVE PARK, SUITE 200
IRVINE, CALIFORNIA 92614
December 9, 2013
Mr. David Contreras, Senior Planner
City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
EXHIBIT "A"
BERKELEY FRESNO RIVERSIDE
949.5530666 TEL CARLSBAD PALM SPRINGS ROCKLIN
949.553..8076 FAX FORT COLLINS PT. RICHMOND SAN LUIS OBISPO
Subject: Proposal for Professional Services: Environmental Impact Report for the Spieker
Senior Development — A Continuing Care Retirement Community
Dear Mr. Contreras:
LSA Associates, Inc. (LSA) is pleased to respond to the City of San Juan Capistrano's (City) Request
for Proposals to prepare an Environmental Impact Report (EIR) for the Spieker Senior Development
Project. The attached proposal is based on LSA'$ understanding of the proposed project, knowledge
of the City, and experience preparing EIRs for projects that are similar to the proposed project.
The City planning policies have historically reflected a sensitivity toward agriculture and agriculture -
related properties. While such an application has been anticipated for some time, we equally
anticipate that the City will conduct a thorough and exhaustive environmental and policy analysis
before arriving at a decision regarding this application. LSA is willing and able to come alongside the
City to assist in preparing the necessary environmental analysis that will support the City's findings
in considering and deciding on this land use application. LSA has a long and successful history
working in and with the City and looks forwards to working with its staff in advancing the
aforementioned City's goals and objectives by providing a technically sound and legally defensible
environmental document. LSA is proposing Ashley Davis as the most qualified Project Manager for
this project. Ms. Davis brings over 16 years of environmental planning experience and EIR expertise.
LSA has extensive experience and history working directly with the City (e.g., La Pata Avenue Gap
Closure and Camino del Rio Extension Project, Del Obispo Street from Alipaz Street to Paseo
Adelanto On -Call Cultural Resources monitoring, Lower Ortega Widening EIR, St. Margaret's
Episcopal School and Church Expansion Initial Study/Mitigated Negative Declaration [IS/MND],
Interstate 5 High -Occupancy Vehicle [HOV] Lane Extension Project [south of Avenida Pico to south
of San Juan Creek Road] Initial Study/Environmental Assessment [IS/EA], and Trabuco Creek Bank
Restoration for Saddleback Valley Christian School). LSA also prepared the City's first Strategic
Transportation Plan (STP), which was approved by the City in October 2002. The STP was to guide
the implementation of major transportation improvements in and around the City. Mr. Les Card (CEO
of LSA) served as Project Manager and primary author of the STP. It involved a comprehensive
examination of all proposed arterial highways in and around the City (including La Pata) to analyze
benefits and/or concerns of traffic impacts. The STP identifies specific strategies to avoid through
traffic impacts in the City and priorities for highway improvement phasing. This experience has
fostered an excellent understanding of the project area, and LSA will bring this experience to the
Spieker Senior Development Project.
12/9/13 (&\PR0P0SAL\ZZZ2418A1 - Speiker Senior Development EIRTroposal_New Schedule-Budget.docx»
PLANNING I ENVIRONMENTAL SCIENCES I DESIGN
EXHIBIT A
LSA ASSOCIATES, INC.
BACKGROUND AND EXPERIENCE
LSA is an environmental, transportation, and community planning firm with offices located
throughout California and in Colorado. Preparation and review of California Environmental Quality
Act (CEQA) documents has been an LSA core service since the founding of the firm in 1976. Over
the years, LSA has expanded its services offered to include virtually all CEQA-related services in
order to provide a "one-stop" firm.
LSA has a successful track record of preparing environmental documents that are technically sound
and legally defensible as well as innovative and solution oriented. One of the unique aspects of the
company lies in its ownership (i.e., LSA is 100 percent employee owned). All full-time employees
own stock in the company and all employees benefit from its success on each and every project.
LSA's employee stock ownership program and profit sharing foster an exceptionally positive work
environment where staff are motivated to strive for excellence and continue to build on the
company's already solid reputation. This is one of the reasons for LSA's remarkable employee
retention, which will directly benefit the City.
Based on the firm's many successful years of preparing CEQA documents (e.g., EIRs, Negative
Declarations [NDs], and Categorical Exemptions [CEs]) for projects similar to the proposed Spieker
Senior Development project (including senior housing projects, new hotels, residential developments,
and mixed-use projects throughout the State of California), LSA is confident that its team of
professionals will meet the needs of the City in a timely and cost-effective manner.
GENERAL METHODOLOGY: THE LSA APPROACH
While LSA prides itself on its technical document preparation skills, the company believes the most
important aspect of its overall services is its project management skills. LSA's track record of
providing quality products and meeting demanding schedules, coupled with its reputation with past
and current clients, provides the best guarantee of success in meeting the City's needs for the required
environmental services. The following are LSA's methods and procedures for managing schedules
and budgets and the tactics LSA employs to ensure quality control:
Communication: Good project management extends beyond the use of sophisticated tools. It has
been LSA's experience that the most critical element for successful completion of a project is the
early development of clear channels of communication between LSA's project management and
all parties involved. Ongoing and frequent communication among Principal in Charge Frank
Haselton, Project Manager Ashley Davis, and City staff will serve as the primary vehicle for
identifying emerging project issues and developing solutions early so as to minimize schedule
impacts.
Understanding the Issues/Project Schedule: LSA's staff is made up of seasoned veterans. The
staff has developed the ability to identify key issues and solutions, which assists in foreseeing
problems and avoiding potential cost overruns or schedule delays. These skills are used to advise
LSA's clients of impending issues and to assist in resolving those issues. Additionally, LSA's
significant technical and regulatory experience results in a "big picture" understanding of the
processes, permits, and agency requirements that are key to completing an on-time document
delivery.
12/9/13 aLAPR0P0SALZZZ2418A1 - Speiker Senior Development EIRTroposal_New Schedule-Budget.docx»
LSA ASSOCIATES. INC.
• Product Review: To ensure that LSA's product meets the best technical and professional quality
demanded by its clients, and to satisfy agency requirements, the firm has developed an internal
document review program. Once a document is prepared, it is reviewed and corrected by a
professional editor and then receives Principal review prior to its release. This process is assured
through LSA's formally adopted Quality Control Plan, which is available for review by clients.
• Budget Control: Billing for LSA's projects is tracked by internal accounting software on a
bimonthly schedule. Each Project Manager and Principal receives reports indicating project
budget status every week to assist in maintaining tight control over project budgets.
• Commitment of Senior Personnel: When necessary, LSA uses upper level, experienced
personnel not just as supervisors, but as the primary investigators and authors of technical reports,
EIRs, and planning documents. This use of upper level staff eliminates the need for multiple
internal reviews. LSA has found that in some situations, it is most efficient to use senior staff
members qualified in their areas of expertise.
• In -House Preparation of Technical and Environmental Documents: To facilitate
communication and project coordination, LSA can usually prepare all portions of its
environmental documents using in-house staff, reserving the use of subconsultants for the
provision of specialized expertise (e.g., for hazardous materials investigations and geotechnical
investigations).
• Commitment to Scheduling Needs: LSA's commitment to meeting scheduling needs and
project demands extends to doing whatever it takes to complete the job. LSA's work in the past
has demanded staff time at nights and on weekends. LSA has also reduced handling time by using
24-hour reprographic houses capable of compiling, printing, packaging, and mailing completed
documents in a single, efficient operation.
STATEMENT OF UNDERSTANDING/KEY ELEMENTS
A full environmental analysis is anticipated in order to support the City's findings and decision
regarding this land use application. However, there are several key elements that uniquely
characterize the proposed project's site.
Land Use
The site is part of a larger agriculturally related area in this portion of the City. Figure COS -1 of the
City's General Plan Conservation and Open Space Element identifies the property as Agri -Business,
exhibiting both an agricultural and open space quality. Changing the land use designation will amend
its Floor Area Ratio (FAR) from its current 0.05:1 intensity to 0.25:1 intensity (Public &
Institutional). The site is next to the Kinoshita Farm, a City -owned agricultural production area that is
part of the City's Public Lands System. Also, it is adjacent to a church to the north and schools to the
south, which are uses traditionally occupied by sensitive receptors. This proposed change in land use
will impact the property in question as well as the surrounding land uses and occupants.
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LSA ASSOCIATES, INC.
Traffic
The trip generation of the proposed use will need to be compared to the existing generation rates of
the nursery. A general assumption may be that traffic generation will automatically increase;
however, it will be important to understand the self-
contained nature of the proposed project and the unique
trip -generating qualities associated with this type of use.
Del Obispo Street and Alipaz Street are identified as
secondary arterials on the City's Arterial Highway
System (Figure C-2 of the City's General Plan
Circulation Element). Both of these arterials provide
access to existing neighborhoods, schools, and other
local venues. Del Obispo Street provides a regional
connection to the communities to the south. The project's
Alipaz Street provides access to several impact on these roadways as well as others will be an
neighborhoods and other local venues. important component of the EIR.
Visual
The City is very protective of its visual quality, as
evidenced by its Community Design Element. The site is
at a lower elevation than Del Obispo Street, and it appears
that the proposed project's design will take advantage of
this topographic difference. However, areas to the north
and west are elevated and directly view the site. Also, a
visual impact may occur for the Kinoshita Farm occupants
and visitors as a result of the proposed project.
Air Quality
The City is very protective of its visual
environment.
There are residential neighborhoods to the north, east, and west. In addition, there is an elementary
school and community center to the south and a church to the north. Air quality impacts created by
the construction and operations of the proposed project will require careful assessment and analysis
that take into consideration the sensitive receptors occupying these areas.
Several schools occupied by sensitive receptors are near
the project's site.
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LSA ASSOCIATES, INC.
Cultural
Although the proposed project site is paved and semi -paved, there is always the possibility of
impacting a cultural site within the City. LSA is very familiar with the pre -historic and historic
context of the City and the need to proceed with caution out of respect for its cultural heritage.
Kinoshita Farm and the Congdon House site are important cultural resources
warranting protection and preservation.
STATEMENT OF VALIDITY
Please note that I, Frank Haselton, have authorization to bind the firm, and the information and
budget estimate provided in this proposal will remain valid for no less than 90 days from the date of
this letter.
Thank you in advance for your consideration of this proposal. Although every effort has been made to
anticipate your needs, LSA welcomes the opportunity to discuss the details of its approach. If you
have any questions, please contact either me or Ashley Davis at (949) 553-0666.
Sincerely,
LSA ASSOCIATES, INC.
Frank L. Haselon
Managing Principal
Attachment: Proposal for the Spieker Senior Development Project
12/9/13 uL:\PR0P0SAL\ZZZ2418AI - Speiker Senior Development EIR\Proposal_New Schedule-Budget.docx»
City of San Juan Capistrano � a
Spieker Senior Development j 1
Environmental Impact Report
Table of Contents
1.0 SCOPE OF WORK.........................................................................................................................1
Task 1.0: Project Initiation/Project Description...........................................................................................1
Information to be Provided by the City........................................................................................................1
ProjectKickoff Meeting................................................................................................................................2
2.0 TECHNICAL STUDIES/REPORTS....................................................................................................4
Task 2.1: Traffic Impact Analysis (TIA)...........................................:.............................................................4
Coordinationwith City Staff.........................................................................................................................5
DataCollection.............................................................................................................................................5
ExistingConditions.......................................................................................................................................6
Project Trip Generation, Distribution, and Assignment...............................................................................6
ProjectImpact Assessment..........................................................................................................................7
MitigationMeasures....................................................................................................................................8
Preparation of Traffic Impact Analysis.........................................................................................................8
Task 2.2: Air Quality Impact and Greenhouse Gas Analysis .. ....... ............................................................8
AirQuality Impact Analysis...........................................................................................................................8
Greenhouse Gas Emissions/Climate Change Impact Analysis....................................................................10
Task 2.3: Noise Impact Analysis.. ................. ......... ................ .......................... .......... ......................... 12
LocalNoise Standards.................................................................................................................................12
ConstructionImpacts.................................................................................................................................12
MobileSources Noise Impacts...................................................................................................................12
Stationary Source Noise Impacts................................................................................................................12
MitigationMeasures..................................................................................................................................13
Preparation of Noise Impact Analysis.........................................................................................................13
Task 2.4: Biological Resources Memorandum...........................................................................................13
Task 2.5: Cultural Resources Report..........................................................................................................13
RecordsSearch...........................................................................................................................................13
NativeAmerican Consultation....................................................................................................................14
HistoricArchitecture..................................................................................................................................14
ArchaeologicalSurvey................................................................................................................................14
Reportof Findings......................................................................................................................................15
Task2,6: Paleontological Report ............................... ......................................... ...... ........................... ..... 15
LiteratureReview.......................................................................................................................................15
ProjectArea Field Survey............................................................................................................................16
TechnicalStudy Report..............................................................................................................................16
Task 2.7: Geotechnical Report Peer Review..............................................................................................16
Preliminary Geotechnical Evaluation.........................................................................................................16
Task 2.8: Hazards Report Peer Review.......................................................................................................17
PhaseI ESA Review.....................................................................................................................................17
Task 2.9: Hydrologic Report Peer Review.................................................................................................18
Hydrology & Hydromo.dification Review....................................................................................................18
Water Quality Management Plan Review..................................................................................................18
Task 2.10: Visual -Aesthetic Impact Analysis.............................................................................................. 18
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Spieker Senior Development
Environmental Impact Report
3.0 ENVIRONMENTAL DOCUMENTATION........................................................................................20
Task 3.1: Notice of Preparation/Scoping...................................................................................................20
Noticeof Preparation.................................................................................................................................20
Distributionof the NOP..............................................................................................................................20
Scoping.......................................................................................................................................................20
Task3.2: Screencheck EIR............................:..........:.........................................................................:........20
Task 3.3: Public Review Draft EIR............................................................................................................... 21
Task 3,4: Certified Final EIR.................................................................................................... 22
Responses to Comments............................................................................................................................22
FinalEIR......................................................................................................................................................23
Mitigation Monitoring and Reporting Program..........................................................................................23
Findings of Fact and Statement of Overriding Considerations...................................................................23
4.0 PROJECT MANAGEMENT AND MEETING ATTENDANCE..............................................................24
Deliverables................................................................................................................................................ 24
Notices........................................................................................................................................................ 25
5.0 PROJECT SCHEDULE
........................................................ 26
6.0 RELEVANT PROJECT EXPERIENCE & KEY TEAM PERSONNEL........................................................28
Relevant Project Experience........................:..............................................................................................2i3
Other Representative Projects Prepared by LSA........................................................................................31
KeyStaff...................................................................................................................................................... 33
ProjectManager Resume...........................................................................................................................37
7.0 FEE ESTIMATE...........................................................................................................................39
Budget Specifications and Reimbursable Costs..........................................................................................42
Figure
OrganizationalChart................................................................................................................................... 34
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Spieker Senior Development EIR Schedule................................................................................................. 26
BudgetSpreadsheet....................................................................................................................................40
ppendi
A: SCHEDULE OF STANDARD CONTRACT PROVISIONS AND BILLING RATES
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,G SCOPE OFIVIORK
Through its review of the documentation provided by the City of San Juan Capistrano (City), visits to the
project site, and working knowledge of the area, LSA has gained an understanding of the issues to be
addressed in Environmental Impact Report (EIR) for the proposed Spieker Senior Development Project
(project), a Continuing Care Retirement Community (Spieker Senior Development Partners).
TASK 1.0: PROJECT INITIATION/PROJECT DESCRIPTION
Tasks associated with the project start-up phase will include review of the preliminary project plans,
technical reports related to the project site, local planning documents, and any previous environmental
documentation for the project area.
LSA will work closely with the City during the project definition stage of work. As a result of and
subsequent to this collaborative effort, LSA will prepare a thorough Project Description for use in the IS
and EIR. LSA will coordinate with City representatives to refine and finalize the Project Description and
develop a mutual understanding of the issues to be addressed to satisfy California Environmental
Quality Act (CEQA) requirements. The Project Description will include project -level plan information for
project construction and operation.
The detailed Project Description will be based on the proposed plans and program information provided
by the City's planning team. This Project Description will be used by LSA to determine the potential
environmental effects of project implementation and to set forth the analysis program.
To enable LSA to proceed with this first task, the City team must provide LSA with the following to
clearly define the project:
• Conceptual Site Plan: Project plans and any related statistical summary of the proposed project
(e.g., structures/facilities, vehicle access locations and circulation concept, parking spaces provided,
site coverage, grading plans, and landscape plans)
• C_onceptuai Lighth g Mans. Lighting plan specifications for all new lighting for the proposed building,
parking, and recreation areas
• Preliminary Engineering Plans: Engineering plans or information/analysis by the grading designer of
site hydrology as well as any mitigation measures (beyond compliance with applicable standards and
code requirements) and best management practices (BMPs) necessary to control project drainage
impacts
• A6tirrflc Conceptual building elevations, description of the expected range of building
materials, architectural themes, conceptual landscape plans, etc.
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• nfrast a tune Pla,ns� Conceptual infrastructure improvement plans, including sewer, water, and
storm drainage facilities
• Camstruction �nfamnatwm Length of construction, project phasing, staging areas, and grading
quantities (cubic yards of export/import required)
In addition to the above, LSA will review any available prior environmental documents for the proposed
project site with City staff. LSA will use existing studies, the City's General Plan, and other project EIRs to
the extent feasible and appropriate in order to minimize the work effort needed and expedite the
project schedule.
Ptr cJ 0 K ,- ave ff 111 ei n
To ensure the orderly flow of project efforts, a project kickoff meeting will be undertaken at the outset
of the work effort. The meeting will be held with City staff to accomplish the following:
• Establish a mutual understanding of the project objectives, explore community concerns regarding
the project, and discuss City expectations for the consultant's work effort.
• Obtain relevant plans, reports, ordinances, and studies applicable to the project.
• Obtain relevant project description information, including but not limited to preliminary site plans,
elevations, construction and operational details, design specifications, drawings, and maps.
• Identify City departments, governmental agencies, and business, environmental,. and service
organizations whose input will be vital to the successful completion of the EIR.
• Refine the scope of work to be performed to satisfy CEQA requirements.
• Define communication protocols for requesting information from City staff.
• Refine the project schedule, establish protocols for product review with the City, and define project
milestones and decision points.
• Obtain the City's mailing list for environmental documents.
LSA will work with the City to determine the significance criteria based on current community or
industry standards, including but not limited to the State CEQA Guidelines, local guidelines, State and
federal regulations (i.e., United States Environmental Protection Agency [EPA], United States Army
Corps of Engineers [Corps], and clean water legislation and regulations), and consistency with State
and/or local land use planning documents such as the City of San Juan Capistrano General Plan. Baseline
conditions for specific existing conditions will also be reviewed.
LSA suggests that the project kickoff meeting also include a preliminary discussion of project alternatives
and the manner in which cumulative impacts will be addressed in the environmental document. LSA will
identify key critical path items that are necessary to meet the EIR schedule. Commencement of the
a�.
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environmental work effort will require the receipt by LSA of all previously prepared technical reports as
well as other relevant project -related data.
LSA has already visited the project site to establish an understanding of existing site conditions, the
physical setting of the proposed project site, and the relationship between the project site and adjacent
land uses. Additional site visits will be conducted as deemed necessary by LSA staff.
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2,0 TECHNICAL ST"LJOVESIREPORTS
LSA has built its environmental services business on 37 years of strong performance, client satisfaction,
and repeat/referral business. At times, it is necessary to invite other firms to supplement in-house
personnel in order to meet clients' technical needs. For this reason, LSA maintains a network of
specialized subconsultants, many of which are certified as Small, Disadvantaged, Minority, Woman, and
Disabled Veteran Business Enterprises (SBE, DBE, MBE, WBE, DVBE, respectively), that are able to
promptly respond to requests for supplemental expertise. For this contract, LSA has included: (a) Ninyo
& Moore (MBE) for preparation of a Preliminary Geotechnical Evaluation and Phase I Environmental Site
Assessment (ESA) Review; (b) Fusco Engineering, Inc. (Fuscoe) for peer review of the Water Quality
Management Plan (WQMP) and Hydrologic Report; and (c) VisionScape Imagery, Inc. (VSI) for
preparation of visual simulations. LSA often teams with these firms on development projects and finds
them to be highly responsive and professional. A discussion of the technical reports recommended and
included in this scope of work is provided below.
As indicated in the Request for Proposals (RFP), already completed plans and studies to be provided to
LSA will include the following:
• Geotechnical Due Diligence Evaluation, August 2013
• Phase 1 Environmental Site Assessment, April 2013
• WQMP, December 2008
• Hydrologic Report (date unknown)
According to the City, a Water Supply Assessment (WSA) will be required pursuant to the California
Water Code. According to State CEQA Guidelines, a WSA must be prepared by the governing body of a
public water system, or the City or County lead agency, pursuant to and in compliance with Sections
10910 to 10915 of the California Water Code when a proposed development would demand an amount
of water equivalent to, or greater than, the amount of water required by a 500 -dwelling -unit project.
`ASK °fir j . TRAFFi „Y !MPACT LYS S fTW�
The TIA scope of services provided below is consistent with the description of technical studies/reports
identified in the RFP and discussions with the City's Traffic Engineer and traffic model consultant.
The TIA for the proposed Spieker Senior Development Project will be prepared pursuant to: City of San
Juan Capistrano Administrative Policy 310, Preparation and Use of Traffic Reports; Orange County
Congestion Management Program (CMP) TIA Guidelines; and provisions of CEQA. For the purposes of
this proposal, the traffic study will focus on the project's traffic impacts at up to 26 intersections and 22
roadway segments in the study area, as identified in the City's RFP scope of work.
The TIA for the proposed project will need to examine the following four development scenarios:
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1. Existing Conditions
2. Existing Plus Project Conditions
3. Existing Plus Project Plus Cumulative Conditions (future near-term year, corresponding to project
opening)
4. Existing Plus Project Plus Build Out Conditions (future long-range, corresponding to build out of the
City's General Plan)
The following tasks are recommended to provide a complete TIA for the proposed Spieker Senior
Development Project.
LSA will coordinate with representatives of the Development Services Department and/or Public Works
Department to confirm the scope of work and discuss issues related to the proposed project with City
staff. This will include confirmation of specific analysis methodologies and assumptions, land use
assumptions, designation of study area intersections and roadway segments, identification of
cumulative background traffic conditions (i.e., approved/pending projects list and ambient growth rate),
and discussion of specific concerns regarding the project. Two specific issues to be discussed with staff
include: (1) trip generation and parking characteristics of the proposed project compared to standard
trip and parking generation rates contained in industry manuals (e.g., Institute of Transportation
Engineers [ITE], San Diego Association of Governments [SANDAG], Urban Land Institute [ULI]); and
(2) future land use assumed on the property in the General Plan compared to the proposed land use.
Based on the meeting discussed above, LSA and City staff will confirm the study area intersections. The
following information will be needed prior to preparation of the TIA:
Existing Traffic Counts. LSA will request existing traffic counts from the City. If the City does not
have this data available (i.e., counts conducted within 1 year of the notice to proceed), LSA will
conduct new intersection turn -movement counts in the a.m. and p.m. peak hours and new roadway
segment counts over 24 hours. National Data & Surveying Services will be the independent count
company used to collect the data. In addition, LSA will collect geometric and traffic control data at
the study area intersections. For the purposes of this scope of work and budget estimate, LSA will
count up to 26 intersections and 22 roadway segments.
Cu u- aav'v7 c nd3 iuns, A cumulative year (future, near-term) scenario corresponding to the
projected opening year of the proposed project will be analyzed. To determine the cumulative
baseline conditions, LSA will request from the Development Services Department a current list of
approved and/or committed projects up to the project opening year. LSA will also request the traffic
studies and/or environmental documents for these projects to develop cumulative baseline traffic
volumes. If these documents are not available, LSA staff will assign approved/pending project trips
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City of San Juan Capistrano
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Environmentalimpact Report
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to the study area circulation network using the "manual method" of trip assignment. LSA anticipates
using the manual method for up to 10 projects. An ambient growth rate will be applied to represent
the near-term conditions, as discussed with City staff.
• 80d Uput Conditions; A build out year (future, long-term) scenario corresponding to the build out of
the City's General Plan will be analyzed. To develop the forecast year conditions, LSA will work with
the City's traffic model consultant (Urban Crossroads). LSA has received a proposal from Urban
Crossroads to provide the forecast data necessary for this project.
Existing Conditions
Existing a.m. and p.m. peak -hour traffic conditions and levels of service (LOS) will be assessed for the
intersections identified for examination using intersection capacity utilization (ICU) and Highway
Capacity Manual (HCM) methodologies for signalized intersections and the HCM methodology for any
unsignalized intersections, per the General Plan Growth Management Element. An average daily traffic
(ADT) and peak -hour link analysis will also be performed for the study area roadway segments using the
methodology and performance standards contained in the City's General Plan Growth Management
Element. In addition to analysis of the study area, LSA will describe the existing transit, pedestrian, and
bicycle conditions, including bus service to the project area, locations of transit stops and stations,
bicycle lanes, and pedestrian facilities providing access to the project site.
Project Trip Generation, Mstributkin, and Assgnrnienl
Daily a.m. and p.m. peak -hour trips will be generated for build out of the proposed project, including
senior housing and assisted living use. LSA will develop the trip generation estimate based on trip rates
contained in the latest ITE Trip Generation manual. As an alternative (to be discussed with City staff), the
trip generation of the project could be identified based on surveys conducted at similar Continuing Care
Retirement Community (CCRC) facilities (e.g., Morningside, La Costa Glen). Should this alternative be
pursued, LSA will develop a scope and budget for the surveys necessary to identify the specific trip
generation of this project. The key element is to identify the peak -hour ingress and egress of vehicles
associated with these uses while recognizing that on-site amenities may not produce additional trips on
the circulation system. Project -related trips will be distributed through the study area intersections
based on a select zone assignment obtained from the City's Traffic Model consultant.
Project trip generation volumes will be assigned to the arterial street system based on the trip
distribution identified above. The resulting project trip assignments will be overlaid onto the existing
and cumulative traffic bases to determine the Existing and Cumulative Plus Project traffic volumes,
respectively. Project volumes for build out conditions will be based on the South County Sub Area Model
(SCSAM).
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Environmental Impact Report S ',',ri.r��„".
Project Impact Assessment
Existing Plus Project
LSA will analyze the Existing Plus Project traffic conditions at the study area intersections and roadway
segments to determine the ability of the circulation system to provide acceptable LOS when the project
is added to the Existing condition. The resulting Existing Plus Project traffic volumes will be examined to
determine peak -hour intersection and roadway LOS. Project impacts will be identified assuming existing
intersection geometrics.
Cumulative Plus Project
Traffic conditions for the Cumulative Plus Project condition will be analyzed in the TIA. The cumulative
traffic conditions will be developed based on the contribution of committed and/or approved
developments' peak -hour traffic volumes to the City's circulation system and ambient growth. The
ambient growth percentage per year will be determined based on discussion with City staff. In
conjunction with City staff, LSA will obtain a current approved/committed projects list, as well as the
traffic studies prepared for these developments, to derive the project study area cumulative traffic
volumes and approved circulation system improvements. For cumulative projects without a traffic
study, trip generation will be based on ITE trip generation rates. LSA will assign the approved/committed
projects' traffic volumes and the Spieker Senior Development Project trip generation to the existing
traffic base to determine the Cumulative Plus Project conditions. LSA will analyze the Existing Plus
Project Plus Cumulative LOS conditions at the study area intersections and roadway segments to
determine the ability of the circulation system to provide acceptable LOS within a short-term horizon
(opening year of the project).
Build Out Plus Project
LSA will analyze the forecast conditions at the study area intersections and roadway segments to
determine the ability of the circulation system to provide acceptable LOS within a long-range (General
Plan Build Out) horizon. The Build Out Plus Project condition will be based on output from the SCSAM
model. The City's traffic model consultant will develop the forecast data for LSA's use in the TIA. The
resulting forecast traffic volumes will be examined to determine peak -hour intersection and roadway
segment LOS.
Operational Analysis
LSA will conduct an operational analysis along Del Obispo Street using the Synchro software. The
following intersections will be analyzed: Del Obispo Street/Plaza Drive, Del Obispo Street/Camino
Capistrano, Del Obispo Street/Paseo Adelanto and Del Obispo Street/Alipaz Street. Data for this
operational analysis will be based on the conditions analyzed above. Levels of service will be identified
and compared to the minimum standards in the City's Growth Management Element. Vehicle queues
will be reviewed to ensure adequate distance between the closely spaced intersections.
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Impact Report
Site Plan Analysis
An on-site circulation and access analysis of the proposed internal circulation system will be performed
based on the current project site plan. Peak -hour intersection operation at the proposed project
driveways via Del Obispo Street, Alipaz Street, and Via Positiva will be addressed to determine the
adequacy of the interface with the arterial street system. LSA will also review the potential for vehicle
queues, the need for acceleration/deceleration lanes, and adequate sight distance at the project
driveways. LSA will review the City's Municipal Code off-site parking requirements for the land uses
proposed as part of the project and determine whether adequate parking will be provided on site.
Similar to trip generation, LSA will discuss with City staff the function of the different uses within the
Spieker Senior Development Project and determine whether conducting surveys to identify the peak
parking demand would be required. The parking demand surveys are not part of the scope and budget
of this proposal.
Mitigation Measure,,
Based on the results of the Project Impact Assessment, mitigation measures (physical and/or
operational) will be proposed to address impacts created by the project in the Existing, Cumulative, and
Build Out conditions. Mitigation measures (if any) will be consistent with City Council Administrative
Policy 111 (Fair Share Methodology).
Preparfon,. of Traffic i , :,A Anaiysis
A TIA will be prepared discussing the Existing, Cumulative and Build Out (with and without the proposed
project) conditions. Identification of intersection, roadway segment, and on-site improvements required
to accommodate project development will be provided. References will be identified and included in the
report as appropriate. A Draft TIA will be submitted to the City for review. Upon completion of the
review, LSA will modify the draft report to address the City's comments and submit the Final TIA.
Air Quality Impact Analysis
The proposed project is located in the South Coast Air Basin (Basin). Air quality regulations in this area
are administered by the South Coast Air Quality Management District (SCAQMD). The Air Quality Impact
Analysis will evaluate the proposed land use for its potential impacts specific to the City and SCAQMD air
quality impact study requirements. LSA will prepare a technical Air Quality Impact Analysis consistent
with applicable procedures and requirements. The Air Quality Impact Analysis will answer the following
questions:
• Will the project:
O Conflict with or obstruct implementation of the applicable air quality plan?
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City of San Juan Capistrano
Spieker Senior Development
Environmental Impact Report
o Violate any air quality standard or contribute substantially to an existing or projected air quality
violation?
o Result in a cumulatively considerable net increase of any criteria pollutant for which the project
region is non -attainment under an applicable federal or State ambient air quality standard
(including releasing emissions that exceed quantitative thresholds for ozone precursors)?
o Expose sensitive receptors to substantial pollutant concentrations?
o Create objectionable odors affecting a substantial number of people?
Regulatory Setting and Significance Thresholds
A thorough discussion of all applicable federal, State, and local regulations will be included to ensure a
comprehensive impact analysis. This will be followed by a clear discussion of all applicable significance
thresholds.
Baseline Air Quality Conditions
Baseline and project setting meteorological and air quality data developed through the California Air
Resources Board (ARB) and climatological and air quality profile data gathered by SCAQMD will be
utilized for the description of existing ambient air quality. Air quality data from the nearest air quality
monitoring station published for the past 3 years will be included to help highlight existing air quality
local to the proposed project site. Other sources such as regulatory documents, professional
publications, and LSA's experience in the project area will supplement background information. A
summary of current air quality management efforts that may be related to the proposed project will be
provided. A brief overview of the nature and location of existing sensitive receptors will be provided to
set the context in which such uses may be affected by the proposed project.
Short -Terre Construction Emissions
Construction would occur during implementation of the proposed project. Air quality impacts from
demolition, site preparation, grading, and construction sources include the equipment used, length of
time for a specific construction task, equipment power type (gasoline or diesel engine), equipment
emission factors approved by the EPA (AP -42 Handbooks), horsepower, load factor, and percentage of
time in use. Exhaust and dust emissions from worker commutes and equipment travel will also
contribute to the construction emissions. Fugitive dust emissions would result from wind erosion of
exposed soil and soil storage piles, grading operations, and vehicles traveling on paved and unpaved
roads. LSA will calculate the construction emissions commensurate with available project -specific
information using the CalEEMod (Version 2013.2.2) air quality model. Standard measures for
construction activities recommended by SCAQMD will be identified and incorporated as part of the
project's standard conditions.
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Environmental Impact Report
Long -Term Mobile and Stationary Source Emissions
The proposed project will potentially affect the number of vehicle trips in the project area. It is also
expected that stationary source emissions (e.g., on-site energy consumption) will be associated with the
proposed project. Emissions from long-term mobile and stationary sources associated with this project
will be calculated with CaIEEMod (Version 2013.2.2) air quality models and follow the SCAQMD CEQA Air
Quality Handbook guidelines. Potential cumulative air quality impacts associated with the proposed
project will be evaluated.
Long -Term Carbon Monoxide Hot -Spot Impact Analysis
Vehicular traffic on major arterials and local streets in the project vicinity will be affected by trips
associated with the proposed project. A screening -level carbon monoxide (CO) hot -spot analysis will be
conducted based on the current CO concentrations in the project vicinity and project -related traffic
trips. If warranted, a detailed CO hot -spot analysis will be prepared using CALINE4 and EMFAC2011
models based on project -related peak -hour turn volumes at intersections in, and background CO
concentrations in, the project vicinity.
Localized Significance Analysis
A localized significance analysis will be performed to evaluate the potential impacts on nearby sensitive
receptors from emissions from both short-term construction activities and long-term on-site operations.
The project is greater than the 5 -acre threshold identified by SCAQMD for the localized significance
threshold (LST) screening -level analysis. However, construction LST and operational LST impacts will first
be evaluated using SCAQMD LST screening level thresholds due to their more conservative baseline. If
warranted, a dispersion modeling will be conducted to further determine the project's impacts on LST.
Mitigation and Minimization Measures
LSA will work with the Applicant, the City, and, if necessary, the SCAQMD to identify feasible mitigation
measures for potential air quality impacts. Mitigation measures will be developed as indicated in the
impact analysis.
Preparation of Air Quality Impact Analysis
LSA will complete the Air Quality Impact Analysis within 3 weeks of receiving the authorization to
proceed and all necessary project information (including the traffic data). The findings summarized in
the Air Quality Impact Analysis will also include the settings and regulatory requirements and will be
ready for inclusion into the environmental document for review and approval.
A greenhouse gas (GHG) emissions analysis will be included in the Air Quality Impact Analysis and will
include all procedures and methodologies considered "state-of-the-art" at the time of the analysis and
will answer the following questions:
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• Will the project:
o Generate GHG emissions, either directly or indirectly, that may have a significant impact on the
environment?
O Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the
emissions of GHGs?
Global Climate Change/GHG Emissions
Climate change and GHG emissions are an environmental concern being raised on statewide, national,
and global levels. Regional, State, and federal agencies are developing strategies to control pollutant
emissions that contribute to global warming, including the State's Assembly Bills 1493 and 32 (AB1493
and AB32), Executive Orders S-3-05 and S-01-07, and Senate Bill 97 (SB97). The EPA is finalizing national
GHG emissions standards under the Clean Air Act (CAA), and the National Highway Traffic Safety
Administration (NHTSA) is finalizing Corporate Average Fuel Economy (CAFE) standards under the Energy
Policy and Conservation Act. The recent California Office of Planning and Research (OPR) CEQA Guideline
changes will be followed, and the project's total GHG emissions will be compared to regional and
Statewide emissions. LSA will calculate the GHG emissions associated with construction activities
commensurate with the project -specific information provided. For specific details not provided,
assumptions based on standard construction practices will be used. GHG emissions will be calculated
and compared to area emission levels. Standard emissions control measures for construction activities
recommended by SCAQMD will be identified and incorporated as part of the project's standard
conditions. The proposed project is expected to result in increased GHG emissions from increased
vehicle usage and on-site energy consumption as well as lighting and landscape maintenance. Emissions
of carbon dioxide (CO2) (i.e., a key GHG identified in AB32), and other major GHGs such as methane
(CH4) and nitrous oxide (N20) from project -related sources will be calculated. Potential cumulative GHG
impacts associated with the proposed project will be evaluated.
Mitigation and Minimization Measures
LSA will work with the Applicant, the City and, if necessary, the SCAQMD to identify feasible mitigation
measures for potential GHG impacts. Mitigation and/or minimization measures will be developed as
indicated in the impact analysis.
Preparation of GHG/Climate Change Impact Analysis
LSA will complete the GHG/Climate Change Impact Analysis within 3 weeks of receiving the
authorization to proceed and all necessary project information (including the traffic data). The findings
summarized in the GHG/Climate Change Impact Analysis will also include the settings and regulatory
requirements, and will be ready for inclusion into the environmental document for review and approval.
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The Noise Impact Analysis will evaluate the proposed land use for its potential noise impacts. LSA will
prepare a Noise Impact Analysis consistent with applicable procedures and requirements.
LSA will review applicable exterior noise criteria from the City for the proposed project site and its
vicinity. Noise standards identified in the Noise Element of the General Plan and the Municipal Code
noise control ordinance of the City will be discussed for land uses on and adjacent to the project site.
Noise impacts from construction sources will be analyzed based on the equipment expected to be used,
length of a specific construction task, equipment power type (gasoline or diesel engine), horsepower,
load factor, and percentage of time in use. The EPA -recommended noise emission levels will be used for
the construction equipment. The construction noise impact will be evaluated in terms of maximum
instantaneous noise levels (Lmix), hourly equivalent continuous noise levels (Leq), and the frequency of
occurrence at adjacent sensitive locations. Analysis requirements will be provided based on the
sensitivity of the area directly adjacent to the project site and the City's Municipal Code noise control
ordinance specifications.
Noise impacts from vehicular traffic will be conducted using the United States Federal Highway Traffic
Noise Prediction Model (FHWA-RD-77-108, December 1978). Model input data needed include: ADT
volumes; day/night percentages of autos, medium, and heavy trucks; vehicle speeds; ground
attenuation factors; and roadway widths. The 24-hour weighted Community Noise Equivalent Level
(CNEL) or day -night average noise level (Ldp) along area roadways that would be potentially affected will
be tabulated. In addition, potential train noise impacts on the proposed land uses will be evaluated.
Project -related noise impacts on off-site sensitive land uses in the project vicinity will be analyzed.
Traffic noise impacts on the proposed on-site uses will also be provided. The City's noise criteria for
outdoor living areas will be assessed.
tatoriacy Source A emK,,a t
Potential noise impacts from on- or off-site noise -generating sources on sensitive uses on and adjacent
to the project site will be provided based on the project's layout and potential noise generating source
areas. Equipment noise levels obtained from the Federal Highway Administration (FHWA) 2006 Highway
Construction Noise Handbook will be used as reference noise levels for noise impact analysis purposes.
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Mitigation Measures
Noise mitigation measures designed to reduce short-term construction noise impacts and long-term
stationary and mobile source noise impacts to acceptable noise levels will be determined.
LSA will complete the above Noise Impact Analysis within 3 weeks of receiving the authorization to
proceed and all necessary project information (including traffic data). The Noise Impact Analysis will
include analysis to ensure that the City's interior and exterior noise standards will be met for the
proposed on-site sensitive receptors. Noise mitigation measures, such as sound barrier(s) to attenuate
traffic noise, double -paned windows, and/or mechanical ventilation to allow windows to remain closed,
will be included if significant noise impacts are identified. The findings summarized in the Noise Impact
Analysis will also include the settings and regulatory requirements, and will be ready for inclusion into
the environmental document for review and approval.
TASK 2.,4-, BiOLOGICA'!_ RESOURCES MEMORANDUM.
Based on the location and existing conditions of the project site, LSA does not anticipate any substantive
biological resource issues associated with the proposed development of the site. However, to verify this
expectation conclusively, LSA proposes to complete a general evaluation of the existing biological
resources on site. Prior to conducting a reconnaissance -level survey of the project site, a qualified LSA
biologist will review key biological database records and other available technical documentation
(including aerial photographs) pertaining to the project area. Following the site survey, LSA will prepare
a letter report documenting any existing or potential biological resources of interest or concern as well
as any applicable avoidance, minimization, or mitigation measures. The letter report will be provided in
draft form for client review. LSA anticipates only one round of review, after which the report will be
finalized based on any comments or suggested revisions and submitted to the City. LSA does not
anticipate the need for more extensive, focused biological studies or attendance at any meetings. If such
services are needed and/or requested, LSA can provide an applicable scope of work and budget.
'TASK 2,51 CULTURA11- RESOURCES RTEPORT
All cultural resources work will be completed per CEQA and City Council Policy Number 601.
ec;or; Se r h
LSA will conduct an archaeological and historical records review and literature search through the South
Central Coastal Information Center (SCCIC) of the California Historical Resources Information System,
located at California State University, Fullerton. The SCCIC houses the pertinent archaeological site and
survey information necessary to determine whether previously recorded cultural resources exist within
the study area boundaries. The objectives of this archival research will be: (1) to establish the status and
extent of previously recorded sites, surveys, and excavations within the project area; and (2) to note
LS ALSA
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what types of sites might be expected to occur within the proposed project area based on the existing
data from archaeological sites within 0.25 mile of the project area. All pertinent references will be
reviewed, and all information will be summarized in the report of findings.
Native Aryiericari rsultatiov
In 2004, sections of California's Government Code and Public Resources Code were amended to address
the potential environmental impact of projects on California Native American Cultural Places. These
changes were prompted by passage of Senate Bill 18 (Burton) (SB18). The new regulations apply to all
General Plan and/or Specific Plan updates and amendments proposed on or after March 1, 2005.' SB18
requires planning agencies to consult with California Native American tribes during the preparation,
updating, or amendment of Genera [/Specific Plans. The purpose of the consultation is to identify and
preserve specified places, features, and objects located within the City's jurisdiction that have a unique
and significant meaning to California Native Americans. LSA has extensive experience consulting with
Native American groups in Southern California, including the various Juaneno groups. Based on the
City's protocol for handling SB18 consultation, LSA understands that the City will conduct the SB18
consultation and that LSA will include a summary of the Native American consultation in the report of
findings. If the City requires further assistance or consultation, a budget augment may be required. LSA
can assist the City with the consultation process as described below.
Following the California OPR guidelines (OPR, November 14, 2005), LSA will contact the California Native
American Heritage Commission (NAHC) for a search of the Sacred Lands File and a list of Native
American tribes/groups/individuals to be invited to consult on the project. Based on the City's protocol,
the City will contact each party to solicit their involvement in the consultation process. If requested by
the City, LSA can provide the following: one facsimile letter to the NAHC, one mailing with map (sent via
certified mail) to all listed parties, follow-up telephone calls (up to two per party) to those who have not
responded to the letter, and one meeting with the interested parties. Additional consultation is beyond
the scope of this proposal.
Historic ArchRe tore
Preliminary research has determined that none of the buildings within the project area has reached a
sufficient age (50 years old) to warrant significance evaluation under CEQA. Thus there is no need for
any historic architecture evaluation or report.
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Based on the results of the records search, a systematic on-site pedestrian survey will be conducted to
determine the presence of archaeological resources on previously unsurveyed property. Previously
recorded sites within the project area, if any, will be field checked, and existing Department of Parks and
The General Plan land use designation of the 8 -acre retail component is changing from Farm Market to General
Commercial, and the 34 -acre site is being amended from Agribusiness to Public & Institutional (Specific Plan).
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Recreation (DPR) Series 523 forms will be updated consistent with the guidelines established by the
State Office of Historic Preservation (OHP). Newly identified sites will also be documented on DPR Series
523 forms. The archaeological survey will be conducted at the same time as the paleontological survey
by field personnel trained to recognize both archaeological and paleontological resources. The accuracy
of the field survey depends on ground visibility. Depending on the type of vegetation and built
environment resources present within the project area that obscure the ground surface, resources may
not be observed during the survey but will become apparent once project -related ground -disturbing
activities begin.
j14 .c ^ :
Upon completion of the records search and field survey, LSA will prepare a Cultural Resources
Assessment report. If findings are negative and if acceptable to the City, the report will be in the form of
a letter and will include the results of the records search and survey as well as a project location map. If
findings are positive and/or the City prefers a full-length report, LSA will prepare a report consistent
with the guidelines of the OHP's Archaeological Resource Management Reports (ARMR): Recommended
Contents and Format. This report will contain an abstract (management summary and
recommendations) and sections that present the project description and location map, the natural
setting, the cultural setting, methods, results, a discussion, recommendations, references, and (if
findings are positive) a confidential appendix that contains the DPR Series 523 forms. For this project, it
is anticipated that findings will be negative. Therefore, the budget is based on a report in the form of a
letter. If archaeological findings are positive, a budget amendment may be necessary to prepare DPR
Series 523 forms and an ARMR-style report.
TASK 2.6: PALEONTOLOGICAL REPORT
Literature Review
LSA will examine current geologic maps of the project area in order to obtain geological information
pertinent to the project area. In addition, LSA will conduct a paleontological locality review and
literature search of its own records as well as records maintained at the Natural History Museum of Los
Angeles County (LACM) in the vicinity of the project to obtain paleontological information pertinent to
the project area. If available, LSA will also examine any geotechnical reports that have been prepared for
the project to obtain additional information on subsurface conditions related to the project.
The objectives of this archival research will be: (1) to determine the geology of the project area, (2) to
note what types of fossils might occur within or near the proposed project area, and (3) to determine
the paleontological sensitivity for the sediments that may be encountered during ground -disturbing
activities.
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A field survey will be conducted to verify the accuracy of the geologic mapping, attempt to relocate any
known paleontological recourses, and locate any previously unrecorded paleontological resources. LSA
will use surveyors who are familiar with the area geology and the types of paleontological resources that
would be expected within the geological formations present within the project. This survey will be done
concurrently with the cultural resources survey, and the cost will be covered by the cultural resources
scope and budget. LSA utilizes surveyors who are familiar with both paleontological and cultural
resources.
LSA will document the results of the literature review and field survey in a Paleontological Assessment
Report. The Paleontological Assessment Report will be consistent with the City of San Juan Capistrano
City Council Policy 601 and the guidelines of the Society of Vertebrate Paleontology (SVP). It will include
a project description, a location map, geology map, as well as a methods, results, and discussion section.
The report will discuss the potential of the project to adversely impact resources and, if needed, will
include mitigation measures and other recommendations. If the research and field survey indicate there
is no potential to impact paleontological resources, the Paleontological Assessment Report will state
that the project will not impact any resources and that mitigation of paleontological resources will not
be required.
LSA will initially prepare a draft report that will be submitted for comment and review. Once comments
have been received, LSA will prepare a final report that incorporates and addresses any comments.
'TASK 2,7. GEOTECHNICAL REPORTPEER REVIEW
LSA has included Ninyo & Moore on the Project Team to conduct geotechnical consulting services. The
RFP indicates the Applicant has submitted a Geotechnical Due Diligence Evaluation for the proposed
project. The purpose of Ninyo & Moore's peer review is to provide input to the preparation of the Draft
EIR in accordance with CEQA Guidelines. Ninyo & Moore's CEQA-level evaluations will include a peer
review of the Applicant's geotechnical and environmental studies to evaluate the potential geologic and
seismic hazards that may affect the proposed project. Ninyo & Moore's scope of services is presented
below.
Based on Ninyo & Moore's understanding of the project, geotechnical consulting services will include
the following tasks:
• Review of readily available topographic and geologic maps, published geotechnical literature,
geologic hazard maps, geologic and seismic data, groundwater data, and aerial photographs.
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Review of the existing Geotechnical Due Diligence Evaluation, and review of geotechnical -related
plans regarding the site(s) that have been provided by the Applicant to the City of San Juan
Capistrano.
• Geotechnical site reconnaissance to observe and document the existing surficial conditions at the
site.
Assessment of the general geologic conditions and seismic hazards affecting the site, and evaluation
of their potential impacts on the project. The impact assessment will include evaluation of surface
fault rupture, ground shaking, liquefaction, soil erosion, settlement, and expansion or collapse of
soils.
• Compilation and analysis of existing geotechnical data pertaining to subsurface conditions. Ninyo &
Moore's scope of services will not include subsurface exploration or laboratory testing.
• Preparation of a Geotechnical Peer Review letter regarding Ninyo & Moore's peer review findings,
conclusions, and preliminary mitigation recommendations regarding the various geologic impacts
for the project as well as conclusions and recommendations relative to the geotechnical aspects of
the project's conceptual plan.
TASK 2-8, HAZARDS REPORT1 PEER REVIEW
LSA has included Ninyo & Moore on the Project Team to conduct environmental consulting services. The
RFP indicates the Applicant has submitted a Phase I ESA for the proposed project. The purpose of Ninyo
& Moore's peer review is to provide input to the preparation of the Draft EIR in accordance with CEQA
Guidelines. Ninyo & Moore's CEQA-level evaluations will include a peer review of the Applicant's
environmental study to evaluate the potential of encountering hazardous materials within the project
boundaries. Ninyo & Moore's scope of services is presented below
The purpose of Ninyo & Moore's Phase I Peer Review will be to develop an opinion regarding the
likelihood of significant, unidentified environmental conditions at the site. To accomplish this, Ninyo &
Moore will review the Phase I ESA report submitted by the Project Applicant to the City. Upon
completion of Ninyo & Moore's review, a letter report will be prepared that summarizes findings
regarding potential impact to the site from issues identified in the report. If Ninyo & Moore's review
suggests that additional site assessment would be beneficial to understanding the environmental
condition of the site, Ninyo & Moore will provide a scope and fee to perform a subsurface investigation.
The services for the peer review of the Phase I ESA will include the following tasks:
• A site visit to visually evaluate site characteristics for possible contaminated surface soil or surface
water, improperly stored hazardous materials, possible sources of polychlorinated biphenyls (PCBs),
and possible indications of site contamination from activities at the site.
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• A site vicinity reconnaissance to evaluate characteristics of adjacent properties for possible
environmental influences on the site. Properties within and adjoining the site will be visually
evaluated from public rights-of-way only.
• Review of the database search provided in the Phase I ESA of readily available government and
regulatory agency environmental listings.
• Review of the historical land use of the site provided in the Phase I ESA.
• Prepare a letter report that provides a discussion of findings and conclusions as to the adequacy of
any mitigation measures regarding the current environmental condition of the site and
recommendations for supplemental assessment, as appropriate.
LSA has included Fuscoe Engineering, Inc. (Fuscoe) on the Project Team to conduct a peer review of the
hydrology and water quality technical documents already prepared by the Project Applicant.
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Using the most current Hydromodification Management Plan (October 2012), Fuscoe will conduct a peer
review of the project's approach to hydromodification and flood control requirements. Fuscoe will also
review the South Orange County Hydrology (SOHM) Model results and flow duration curves to
determine compliance with flow duration requirements. The peer review will confirm the capacity of the
downstream flood control facilities in order to show that the peak -flow runoff from the project site is
adequately controlled.
Fuscoe will provide a peer review of the preliminary WQMP, including a review of the proposed Low
Impact Development (LID) features consistent with the most current WQMP. Fuscoe will evaluate the
size and design of the features in relation to the required design capture volume, and evaluate
adherence to the LID hierarchy requirements of the WQMP and Technical Guidance Document. Fuscoe
will also incorporate the WQMP Checklist as part of the peer review and provide a written summary of
the review, including the checklist comments.
TASK .10., VISA AL -AE HET IMPACT ALYSI
LSA has included VSI on the project team to prepare five view simulations for the development of the
proposed Spieker Senior Development Project. LSA anticipates view simulations from the following five
locations:
1. Southwestern view from Alipaz Street
2. Northern view from Via Positiva
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3. Eastern view from Del Obispo Street
4. Southwestern view from Mariners Church and adjacent community
5. Northwestern view from Alipaz Street
Photographs for the view simulations will be taken during standard daytime hours. View simulation
details will include the project site, site grade, project buildings, and landscaping, and will be developed
based on provision of the Applicant's design drawings. VSI will utilize a global positioning system (GPS)
and photographs to ensure accurate alignment of the view simulations. The proposed buildings will be
created in detail, and people and cars will be included in the view simulations, where applicable.
The compatibility of proposed on-site development with surrounding properties will be assessed, and
any potential change in views will be described. The proposed development will be analyzed to
determine any substantial changes to the visual character of the study area as well as potential light and
glare impacts.
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LSA �x
• •.
LSA will prepare a Notice of Preparation (NOP) for the proposed project per Section 15082 of the State
CEQA Guidelines. The NOP will include a project description, the topics to be evaluated in the EIR, and
the process for completing the EIR. LSA will revise the NOP in response to the City's comments and
finalize the notice for public review.
Distribution of the NO
LSA will copy and distribute up to 20 hard copies and 50 electronic copies (on CDs) of the NOP. LSA will
distribute the NOP to the OPR, responsible and trustee agencies, and interested parties identified on the
City's mailing list. The City will be responsible for placing an ad in a local newspaper and posting the NOP
on the City's website.
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LSA, in consultation with the City, will hold a public scoping meeting during the 30 -day NOP public
review period. Although City staff will administer the scoping meeting, LSA staff will be available to
provide explanation of the CEQA process and answer questions related to the scope of the EIR.
Following the 30 -day NOP review period, LSA will prepare a summary of issues raised by public agencies,
residents, business owners, and other interested parties. This summary will identify any new applicable
issues to be incorporated into the EIR and determine whether any additional analysis, outside of this
scope of work, is necessary for completion of the EIR.
TASK 3,2, SCREEANCHE"CK ErAR
LSA will prepare a Screencheck EIR for review by the City in accordance with the requirements of CEQA
and the State CEQA Guidelines. The detailed technical investigations and methodologies for each
environmental topic are previously described in further detail in this proposal under Task 2.0, Technical
Studies/Reports. To the extent feasible, existing information will be utilized to develop baseline
conditions.
The Screencheck EIR will contain all applicable environmental components required by CEQA, including:
Introduction, Background, Project Description/Characteristics/Phasing, and Discretionary Approvals;
Setting, Impacts (Project and Cumulative), Mitigation, and Level of Significance; and mandatory CEQA
topics (e.g., Growth Inducement), Alternatives, Lists of References, Persons Consulted, and EIR
Preparers. The Executive Summary impact table and draft Mitigation Monitoring and Reporting Program
(MMRP) will not be provided with the Screencheck EIR, but will be submitted for the City's review with
the Public Review Draft EIR once the level of environmental impacts is agreed upon and the mitigation
LSA �x
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measure language is close to being finalized. The EIR that is submitted to the City will be in screencheck
form, reflecting LSA internal review and quality control.
Each topic in the Screencheck EIR will include a discussion of the existing setting, thresholds of
significance, .project analysis, cumulative impacts, mitigation measures (if necessary), and level of
significance after mitigation. The EIR will compare the existing setting to the post -project environmental
setting. Mitigation measures will be identified to address potentially significant impacts. Each section
will discuss the potential short-term environmental impacts associated with project construction, the
long-term effects associated with project operation, and the cumulative impacts associated with
implementation of the proposed project.
LSA proposes to analyze at least three (3) feasible project alternatives, including the No Project/No
Development Alternative required by CEQA, as well as other alternatives developed during the
environmental analysis process. The Alternatives section will also include a statement identifying the
environmentally superior alternative.
After reviewing the Screencheck EIR, City staff will forward comments to LSA. This scope of work
assumes two rounds of review of the Screencheck EIR. Comments received from the City must be
consolidated (i.e., LSA must receive one set of non -conflicting consolidated comments per round).
Additional budget may be necessary if the review exceeds two rounds or if LSA receives multiple sets of
comments.
Three (3) bound copies, one (1) unbound reproducible, and one (1) digital copy of the Screencheck EIR
will be submitted for review by City staff. City staff will reconcile any discrepancies between internal
staff comments prior to forwarding one consolidated set of comments to LSA.
TASK 3,3. PUBUCY DRAFT EIR
After receiving comments from City staff on the Screencheck EIR, LSA will make the necessary revisions
to the document, including completion of the Executive Summary impact table and the Draft MMRP.
LSA will provide two (2) preprint versions of the Public Review Draft EIR to City staff for a limited final
review prior to printing the Public Review Draft EIR. The purpose of this review will be to review the
entire document with all appendices, technical reports, and the MMRP, and to verify that the City is
satisfied with the Public Review Draft EIR.
Prior to completion of the Public Review Draft EIR, LSA will work with the City to update the distribution
list for the NOP, as needed; compile the distribution list; and prepare a draft Notice of Completion (NOC)
for City review and signature and a draft public Notice of Availability (NOA) of the Public Review Draft
EIR. The City will be responsible for coordinating noticing requirements, including publication of notices
in news publications and on the City's website. LSA will reproduce and distribute the NOC and Public
Review Draft EIR to the State Clearinghouse and Responsible Agencies as well as the NOA to interested
parties.
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In order to reduce reproduction and distribution, copies of the Public Review Draft EIR and appendices
will be provided primarily on CDs as Portable Document Format (PDF) files. LSA will provide the City with
10 bound copies, one (1) unbound reproducible, and 75 digital copies (or other electronic version, as
determined by the Project Manager) in addition to the 15 copies required to be sent to the State
Clearinghouse (which will be produced as PDF files on CDs accompanied by 15 hard copies of the
Executive Summary). In addition, LSA will distribute one (1) hard copy of the complete Public Review
Draft EIR and appendices to the local library for public review.
TASK 3.4: CERTIFIED i AL, EIR
The Final EIR will consist of three volumes. The Public Review Draft EIR and technical appendices will
constitute Volumes I and II, and the documentation described below will be included in Volume III. Staff
reports and resolutions related to the proposed project and EIR will be prepared by the City. Responses
to Comments, Findings of Fact, and the Draft Statement of Overriding Considerations (if necessary) will
be prepared by LSA.
After the close of the public review period, the LSA Team will work with the City to determine
responsibilities for preparing responses to the comments received on the Public Review Draft EIR that
raise substantive environmental issues. General responses will be prepared for significant repetitive
comments. LSA's objectives for the responses to comments are to: (1) be aggressive in establishing a
strategy and determining responsibilities in order to maintain the schedule and minimize later revisions;
(2) prepare a document that is well organized and usable by all parties, including the public; and
(3) adequately respond to all comments. Although the focus of the response will be those comments
that are. truly subject to CEQA review, LSA will also endeavor to answer all questions in an informative
manner.
Providing a budget estimate for responding to comments on the Public Review Draft EIR is extremely
difficult because it is impossible to predict the volume and nature of the comments. The following
estimate is based on LSA's knowledge of the project and projections of the volume and nature of the
comments received. Significant new analysis is not included in this task at this time. LSA has allocated
80 hours of professional staff time and 24 hours of word processing time to organize, prepare, and
compile the Response to Comments document. However, this estimate may need to be revisited once
the comments are submitted and reviewed by the City and LSA, and their actual number and nature are
known.
Following finalization of the Responses to Comments, LSA will provide the City with two (2) bound
copies of the Responses to Comments and will distribute the document in PDF format on CDs to any
agency that submitted written comments on the Public Review Draft EIR.
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Following City review of the Responses to Comments, LSA will prepare a Proposed Final EIR that will
consist of: (1) the MMRP (discussed below); (2) comment letters and responses; and (3) any
modifications that may be needed to the Public Review Draft EIR document (to be accomplished
through preparation of an errata document). LSA will be responsible for the production of up to two (2)
bound copies, one (1) unbound reproducible, and one (1) digital copy of the Final EIR for the City for use
during the EIR certification process.
As part of the Final EIR, LSA will prepare a Final MMRP pursuant to CECIA Public Resources Code (PRC)
Section 21081.6. The MMRP is intended to ensure compliance with mitigation measures through project.
completion and during any monitoring that may be required after project completion. The monitoring
program will contain an inventory of mitigation measures, timing for implementation (e.g., prior to
issuance of grading permits), the responsible staff or agency assigned to monitor the condition, and a
compliance/noncompliance statement. The Draft MMRP will be submitted to the City for review and
comment. The approved Final MMRP will be attached to the City's resolutions for consideration by the
City Planning Commission and City Council.
LSA will prepare a draft Findings of Fact and Statement of Overriding Considerations (if required)
summarizing the findings and mitigation measures contained in the Final EIR. The draft Findings of Fact
and Statement of Overriding Considerations will be prepared and delivered to City staff in electronic
format for one round of review. The draft Findings of Fact and Statement of Overriding Considerations
will then be revised and submitted for legal counsel review and finalization by the City. This document is
separate from the Final EIR.
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This task represents an active project management role and includes attendance at various project
meetings and coordination with agencies and interested parties. The project management role provides
a mechanism to ensure there is an adequate exchange of information during project startup and
preparation of the EIR. This task includes notifying the City of problems as they are encountered and
working expeditiously to resolve them. Important elements of this task will be to maintain the project
schedule, oversee the budget, and coordinate efforts with other consultants. To facilitate dissemination
of information, LSA's Project Manager will maintain ongoing verbal and email communication with the
City and its staff.
The following table is a preliminary estimate of LSA's attendance at periodic project team meetings and
public meetings during the environmental review process, as described in Tasks 3.1 through 3.4 above.
The budget anticipates attendance by one or two LSA staff members at each meeting. During the
environmental documentation process, LSA will monitor the number of meetings it attends to
determine actual compliance with this estimate. Any additional meetings beyond those identified below
will be with the approval of the City.
Meeting Type
Quantity
Project Orientation/Kickoff (1 hour)
1
Scoping Meeting (3 hours)
1
Project Status Meetings (1 hour each)
2
Planning Commission Hearings (3 hours each)
2
City Council Hearings (3 hours each)
2
Tota I
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LIVER R'G
LSA proposes to prepare and submit the deliverables as presented below:
• NOP: Up to twenty (20) hard copies and fifty (50) digital copies.
• Screencheck B. , Three (3) bound copies, one (1) unbound reproducible, and one (1) digital copy
• Public Review Draft Elio with Technical Appendices- Ten (10) bound copies, one (1) unbound
reproducible, and seventy-five (75) digital copies or other electronic version as determined by the
Project Manager.
• rubR 'Revew Dora E i' o Stat Fifteen (15) digital copies and fifteen (15) hard
copies of the Executive Summary.
• RPsp nie u) Corn tints Two (2) bound copies and digital copies to any agency that submitted
written comments on the Public Review Draft EIR
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• Notices: Copies of the required notices posted with the County Clerk and State Clearinghouse
Findings of Fact and Statement of Overriding Considerations (if required)
NOTICES
LSA shall prepare and post all required notices with the County Clerk and the State Clearinghouse,
including:
• Notice of Preparation: LSA shall prepare and mail the NOP to all public agencies and interested
parties using the mailing list developed in conjunction with the City.
• Notice of Availability: LSA shall prepare and submit the NOA to the County Clerk's Office in Orange
County. The NOA of the Public Review Draft EIR must be posted for 30 days in the office of the
County Clerk.
• Notice of Completion: LSA shall prepare the NOC and submit it with the required number of digital
copies of the Public Review Draft EIR with Technical Appendices and the required copies of the
Executive Summary to the State Clearinghouse.
• Notl e of I ee Exeo'nipdrim In the event the Public Review Draft EIR concludes there are no impacts to
biological resources and the project qualifies for an exemption from payment of the California
Department of Fish and Wildlife (CDFW) fee, LSA shall prepare and submit a request for fee
exemption to CDFW when the Draft EIR is released for public review, or as early as possible in the
public comment period.
• Mice of er te r rr ador, p The consultant shall prepare and post the NOD with the County
Clerk -Recorder within 5 days of the City's certification of the Final EIR. However, the payment of any
CDFW fee, if required, will be the responsibility of the Project Applicant.
c
USAAS90 CIAI'ES, [NC
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City of San Juan Capistrano
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Environmental Impact Pepoct
The following schedule takes into consideration key factors such as the timely receipt of project
information by LSA, the extent of comments received on the Public Review Draft EIR, and/or
consolidated and non -conflicting set of comments by City Staff. It should also be noted that several of
the tasks listed below would occur concurrently.
Spieker Senior Development EIR Schedule
Tasks
Duration
Project Initiation/Project Description:
Kickoff Meeting
1 Day
Prepare Draft Project Description
1 Week
City Review of Project Description
1 Week
Total
2 Weeks
NOP/Scoping:
Preparation of Administrative Draft NOP
1 Week
City Review of Draft NOP
1 Week
Final LSA Revisions to Draft NOP; Production and Distribution of NOP
1 Week
Public Review of and Comment on NOP
30 Days
Scoping Meeting
1 Day
Total
7 Weeks
Technical Analyses (Prepared Concurrently with NOP Tasks):
Traffic Impact Analysis
6 Weeks
Air Quality Impact and Greenhouse Gas Analysis
6 Weeks
Noise Impact Analysis
4 Weeks
Biological Resources Memorandum
4 Weeks
Cultural Resource Report
4 Weeks
Paleontological Report
4 Weeks
Geotechnical Report Peer Review
4 Weeks
Hazards Report Peer Review
4 Weeks
Hydrologic Report Peer Review
4 Weeks
Visual -Aesthetic Impact Analysis
4 Weeks
Total
6 Weeks
Screencheck EIR (Preparation of Several Tasks Overlap):
Preparation of Screencheck Draft EIR
7 Weeks
City Review of Screencheck Draft EIR
2 Weeks
LSA Revisions to Screencheck Draft EIR
2 Weeks
Total
11 Weeks
Public Review Draft EIR:
Preparation of Public Review Draft EIR
2 Weeks
City Review of Public Review Draft EIR
2 Weeks
LSA Revisions to Public Review Draft EIR
1 Week
City Final Review of Revised Public Review Draft EIR
3 Days
Final Revisions to and Production of Public Review Draft EIR for Public Review
1 Week
Public Review Draft EIR Submitted to State Clearinghouse; 45 -day Public
Review
45 Days
Total
12 Weeks
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Spieker Senior Development EIR Schedule
Tasks
Duration
Certified Final EIR (Preparation of Several Tasks Overlap):
Preparation of Draft Responses to Comments
2 Weeks
City Review of Draft Responses to Comments
2 Weeks
LSA Revisions to Responses to Comments
1 Week
LSA Preparation of MMRP, Errata, Findings of Fact, and SOC
2 Weeks
City Review of MMRP, Errata, Findings of Fact, and SOC
1 Week
LSA Revisions to MMRP, Errata, Findings of Fact, and SOC
1 Week
Final Revisions to Final EIR
1 Week
Reproduction of Responses to Comments and Final EIR
1 Week
Distribution of Responses to Comments to Commenting Agencies
10 Days Prior to Hearings
Public Hearings (Planning Commission and City Council)
TBD
Total
8 Weeks
Complete EIR Schedule
Approximately 38 Weeks
EIR = Environmental Impact Report
MMRP = Mitigation Monitoring and Reporting Program
NOP = Notice of Preparation
SOC = Statement of Overriding Considerations
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City of Sari Juan Capistrano
Spieker Senior Development
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Fnvir6nrnental Impact Report
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As requested by the RFP, provided below is a sampling of select projects completed by the Project
Manager and key staff that are similar to the proposed project. The sample projects are followed by a
brief experience summary of the Project Manager and key staff members assigned to the project. The
key staff members who will participate in and contribute to the preparation of the environmental
document have extensive experience preparing environmental documents and technical studies in
accordance with CEQA requirements.
Working under the direction of Project Manager Ashley Davis, each key team member will be
responsible for responding to project needs in his/her area of expertise and will direct qualified
supporting staff as necessary to assist in completing specifically requested assignments. Through
submission of this proposal, LSA guarantees that the key team members and, most importantly,
Principal in Charge Frank Haselton and Ms. Davis, the Project Manager, will remain assigned to this
project for the length of the contract. Ongoing and frequent communication between the Project
Manager and City staff is the primary vehicle for early identification of emerging project issues and their
solutions in order to minimize schedule impacts. LSA staff will be available and easily accessible to the
City for daytime and evening meetings as required.
Senior Residential Apartments IS/MND
Location: Costa Mesa, California
Key Staff: Ashley Davis
LSA prepared an Initial Study/Mitigated Negative Declaration (IS/MND) for a 230 -unit Senior Residential
Community Project located on a 7.55 -acre site in the City of Costa Mesa.
The IS/MND analyzed the environmental effects of the
proposed project, which included 230 senior housing units,
258 parking spaces, related infrastructure, and recreational
amenities. Proposed construction included two buildings that '
were two to four stories high with common outdoor
amenities and parking areas. Discretionary actions associated with the proposed project included a
rezone of the commercial site from C -IS (Shopping Center) and C2 (General Business) to PDC (Planned
Development Commercial), a Master Plan for the new development of a senior apartment complex, and
a variance request to designate private outdoor patios/balconies as exempt from the City's Noise
Ordinance. Primary environmental issues of concern included geotechnical/soils analysis, noise, and
aesthetics/visual impacts due to the project being immediately adjacent to existing residential uses. The
City Council adopted the IS/MND and approved the project in November of 2010.
LSA
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South Shorey Church EIR
Location: Dana Point, California
Key Staff: Ashley Davis, Frank Haselton, and Deborah McLean
LSA is currently contracted with the City of Dana Point
to prepare an EIR addressing potential environmental
impacts associated with the construction and
operation of the South Shores Church Master Plan.
The project proposes to demolish the existing
preschool, administration and fellowship hall, chapel,
and parking lot, and to construct approximately
70,000 square feet (sf) of new building space,
including a new administration building, two Christian
education buildings, a community life center, and a
two-level partially subterranean parking structure.
The project is located in the California Coastal Zone along a scenic view corridor and is adjacent to open
space, residential, and recreation uses. LSA is responsible for providing oversight on CEQA compliance
and ensuring that the EIR addresses project impacts and includes mitigation to address impacts.
Melrose Triangle EIR
Location: West Hollywood, California
Key Staff: Ashley Davis, Leo Simone, and Tony Chung, Ph.D.
LSA
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Dana Point Harbor Marina Improvement Project Subsequent EIR
Location: Dana Point, California
Key Staff: Ashley Davis, Frank Haselton
LSA recently completed preparation of the Subsequent EIR for
the waterside component (Marina Improvements) of the
Dana Point Harbor Revitalization Project. The County of
Orange developed a plan to upgrade, refurbish, and expand
existing harbor facilities to meet the current and projected
needs of merchants and harbor visitors. A Program Final EIR
was prepared for the overall Harbor Revitalization Project
(landside and waterside areas) and certified by the County
Board of Supervisors on January 31, 2006. The Marina
Improvement Project, recently managed by Ms. Davis, had
been evaluated at a preliminary, or program, level in that
Final EIR. The Subsequent EIR was required to focus on significant effects not discussed in the previous
Program Final EIR. The Subsequent EIR addressed the impacts of replacing all slips, docks, and pilings
within the Harbor and focused on compliance with California Coastal Act (CCA) policies, marine
biological resources, hydrology and water quality issues, and cumulative impacts related to construction
activities. The Subsequent EIR was certified by the County Board of Supervisors on December 11, 2012.
Blue Mountain Senior Villas EIR
Location: Grand Terrace, California
LSA Staff: Lynn Hayes
,.1 ,. a... T",7�.. In response to a legal challenge, the City of Grand Terrace
contracted LSA to prepare an EIR for a proposed senior -
oriented residential/recreation facility. The proposed
development includes atwo-story, 120 -unit senior residential
,n facility totaling approximately 100,000 sf, an approximately
7,000 sf one-story senior center, and an approximately 2.6 -
acre passive park. Issues assessed in the EIR included
aesthetics, air quality, noise, land use and planning,
population, and housing. The EIR process received vigorous attention from local citizens. During the
environmental documentation for this project, LSA became well acquainted with neighborhood and
community concerns.
Kaiser Permanente Medical Office $
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Location: Lake Forest, California
LSA Staff: Nicole Dubois KAISER PERMANENTE
LSA was responsible preparing an IS/MND and technical studies for the Kaiser Permanente Medical
Office Project. The project included the construction and operation of a single -story, approximately
36,022 sf medical office building proposed to be developed in two phases. The first phase would include
development and operation of approximately 21,531 sf of medical office space. Phase 1 became
LSA
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City of San Juan Capistrano
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Environmental impact Report
operational in April 2013. The second phase includes development and operation of an additional
14,491 sf of medical office space. At build out, the medical facility will include 24 offices, an outpatient
pharmacy, a laboratory, an imaging/radiology center, administrative offices, and storage. As part of the
preparation of the environmental documentation for this project, LSA prepared air quality, noise, and
GHG technical analyses. LSA also conducted a biological survey of the project site and provided
archaeological and paleontological monitoring during construction. The project and the IS/MND were
approved by the City Planning Commission in November 2011.
• . . .. -. .
La Pata Avenue Gap Closure and Camino Del Rio Extension Project
Location: San Juan Capistrano, California
LSA Staff: Les Card, Angie Kung
LSA managed a team consisting of a project engineer, three geotechnical consultants, a traffic
consultant, a utility consultant, and a public relations firm to prepare technical studies, a Project Report,
and an EIR to complete two links on the Master Plan of Arterial Highways. The project would extend La
Pata Avenue through the Prima Deshecha Landfill, under electric transmission lines, and between the
communities of Talega and Forster Ranch. The project would also extend a local roadway to intersect
with the new arterial. The project's location required extensive coordination with Orange County (OC)
Public Works, OC Waste and Recycling, OC Parks, Southern California Edison, San Diego Gas and Electric,
the City of San Clemente, the City of San Juan Capistrano, and local residents. A previous effort to
establish a preferred alignment was not successful in forging consensus among all of the interested
parties.
Preparation of technical studies included a biological assessment. LSA conducted floristic -level plant
surveys, general wildlife surveys, jurisdictional delineation, and habitat mapping.
LSA prepared presentations for public meetings, presentations to local homeowner associations, and
updates to the County of Orange 5th District Supervisor. LSA shepherded the project through the
process resulting in: a new alignment accepted by the majority of local homeowners, an approved
Project Report, and a certified EIR.
Following the successful completion of the preliminary design and CEQA work, LSA was awarded a
second contract to prepare a National Environmental Policy Act (NEPA) document to enable the
procurement of federal funding and to process the regulatory permits for construction of the road
improvements. This work is currently underway in close coordination with OC Waste & Recycling.
34202 Del Obispo Street Project EIR
Location: Dana Point, California
LSA Staff: Ashley Davis, Alyssa Helper
LSA is currently contracted with the City of Dana Point to address potential environmental impacts
associated with the construction and operation of the 34202 Del Obispo Street project. The project
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Environmental Impact Report
proposes to develop a currently vacant site with a mixed-use development consisting of approximately
169 residential condominium units, 2,471 square feet of commercial uses, and a 0.45 -acre park. The
proposed project is located in the California Coastal Zone and is adjacent to commercial, residential, and
recreation uses. LSA is responsible for providing oversight on CEQA compliance, and ensuring that the
EIR addresses any potential project impacts and includes mitigation to address impacts.
Del Obispo Street Widening from Alipaz Street to Paseo Adelanto
Location: San Juan Capistrano, California
LSA Staff: Debbie McLean, Logan Freeberg, Ivan Strudwick
As part of a personal services agreement for on-call archaeological and paleontological monitoring with
the City of San Juan Capistrano, and in compliance with CEQA, LSA has recently completed monitoring
for the Del Obispo Widening Project. The project consisted of widening Del Obispo Street from Alipaz
Street to Paseo Adelanto. Widening included the addition of one traffic lane in the westerly direction, as
well as burying plastic conduit for running underground utilities, excavation for locating previous
utilities, excavation of bioswales for control of precipitation runoff during construction, and moving of
curbs and sidewalks. The project occurred along Del Obispo Street on both sides of Trabuco Creek at the
intersections of Alipaz Street and Paseo Adelanto. No archaeological or paleontological resources were
observed during the course of the project.
State Route 74 — Lower Ortega Highway Widening EIR
Location: San Juan Capistrano, California
LSA Staff. Deborah Pracilio, King Thomas, Jayna Harris, Angie Kung
LSA prepared an EIR to address the Lower Ortega Highway Widening project. The project will widen
Ortega Highway (State Route 74 [SR -74]) from two to four lanes (adding one lane in each direction)
through the City of San Juan Capistrano from Calle Entradero to the City/County line, a distance of 0.9
mile,. The EIR addresses the comments received by Caltrans during public review of the previous MND
prepared by Caltrans in addition to comments received during public review of the Draft EIR prepared by
LSA. Updated technical studies that LSA prepared in support of the EIR include a Hazardous Waste Initial
Site Assessment (ISA), Supplemental Natural Environment Study (NES), Noise Analysis, and Air Quality
Analysis. The Visual Impact Analysis was prepared by RBF Consulting as a subconsultant to LSA. The Final
EIR was approved by Caltrans in November 2009. Caltrans has entered into a settlement agreement with
the City of San Juan Capistrano and the Hunt Club Community Association regarding the Lower Ortega
Widening Project. The City is currently working on securing funding for the design phase of this project.
St. Margaret's Episcopal School and Church Expansion
Location: San Juan Capistrano, California
LSA Staff: Ashley Davis
LSA prepared a Draft IS/MND for the St. Margaret's Episcopal School and Church Expansion. The
proposal included a new master site development plan, including architectural design concepts for new
buildings and additions, alternative development standards for building heights, and a shared parking
agreement. The project proposed partial demolition of certain existing buildings and construction of
new buildings, or building additions, with a total 282,392 gross square feet of building area. The
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City of San Juan Capistrano
Spieker Senior Development
Environmental Impact Report
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proposed project included a planned capacity of 1,307 students, which is an increase of 151 students
over existing levels, and an increase of current staff from 210 to 225 staff members. Primary issues of
concern addressed in the IS/MND included visual/aesthetic impacts, cultural resources, and traffic.
Interstate 5 HOV Lane Extension Project
Location: San Juan Capistrano, San Clemente, and Dana Point, California
Project Staff: Deborah Pracilio, Jayna Harris
LSA was the environmental task lead for the IS/EA. The Orange County Transportation Authority (OCTA)
and Caltrans propose improvements on Interstate 5 (1-5) from 0.1 mile south of the Avenida Pico
Undercrossing (UC) (Post Mile [PM] 3.0) to 0.1 mile south of the San Juan Creek Road UC (PM 8.7) in the
Cities of San Clemente, Dana Point, and San Juan Capistrano. The project proposes to extend the high -
occupancy vehicle (HOV) lanes in both directions on 1-5 from the existing terminus near State Route 1
(SR -1) (PM 8.691) to Avenida Pico (PM 3.279). In addition, the proposed project would construct
auxiliary lanes at various locations and improve several existing on- and off -ramps to address the traffic
demand and improve operations. The MND/Finding of No Significant Impact (FONSI) identified
Alternative 4 with Design Option A as the Preferred Alternative. Design of the Preferred Alternative will
be complete in mid -2013. Construction between San Juan Creek Road and Avenida Vista Hermosa will
start in 2013 and be completed in 2015, and construction between Avenida Vista Hermosa and Avenida
Pico will start in 2014 and be completed in 2017.
j. _' -, TAI
An organizational chart of key staff is provided on the following page.
FRANK HASELTON, LSA
Principal in Charge
Mr. Haselton specializes in large, mixed-use land use projects characterized by sensitive environmental
and community issues. He has a successful history of resolving issues and potential conflicts among the
project proponent, regulatory agencies, and the community through responsible design and effective
communication. Mr. Haselton has over 32 years of professional planning experience. He has practiced in
both the private and public sectors, providing his clients with a broad and valuable background.
ASHLEY DAvls, LSA
Project Manager
Ms. Davis contributes to project planning for large land use proposals and development projects. Her
primary responsibilities include preparation and management of environmental documents pursuant to
CEQA. She believes in developing strong client relationships through ongoing communication and has
assisted and managed the preparation of environmental planning documents at LSA for over 16 years.
Ms. Davis' most recent relevant project experience includes: Banning General Plan Amendment EIR,
Dana Point Harbor Marina Improvement Project EIR, Melrose Triangle EIR, and Mesa Verde Senior
Residential Community Project IS/MND.
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TONY CHUNG, PH.D., LSA
Air Quality/Noise
Dr. Chung has performed more than 900 CEQA/NEPA-related and stand-alone noise studies for
community noise analyses, including field measurement, modeling, and data analysis. Typical noise
analysis includes construction, vehicular traffic, and long-term stationary -source operations. Dr. Chung
performed more than 700 air quality studies for projects such as transportation facilities, landfills, office
buildings, and ocean bay enhancement/sediment management projects.
Dr. Chung also guides LSA's response to global climate change analysis. He monitors State and federal
standards, case law, and scientific research to ensure that LSA's analyses reflect the rapid changes in this
evolving field. Dr. Chung works with clients to develop a customized approach to global climate change
analysis that not only meets, but anticipates, regulatory expectations.
Cultural Resources
Ms. McLean is responsible for coordinating and directing archaeological projects in compliance with
NEPA, CEQA, and National Historic Preservation Act (NHPA) Section 106. Ms. McLean oversees
laboratory operations, prepares technical reports, and has been with LSA since 1993. Ms. McLean's field
and laboratory experience includes 8 years of prehistoric and historic archaeology in California. She has
laboratory experience with prehistoric and historic archaeology collections from various parts of the
United States, including extensive work with California archaeological and paleontological collections.
Ms. McLean provides Principal oversight and review of cultural documents produced by the Irvine office
and assists with review of cultural documents produced by other LSA offices.
Jim HARRISON, LSA
Biological Resources:
As a Principal and Senior Botanist in LSA's Irvine office, Mr. Harrison is primarily responsible for
botanical assessments, including floristic inventories, rare plant surveys, vegetation/habitat
classification and mapping, impact analyses, and mitigation planning. He has been with LSA since August
1994, and his botanical expertise has involved a wide variety of native plant species and communities
throughout Southern and Central California. Mr. Harrison also has extensive experience working with
various resource and regulatory agencies to analyze impacts and recommend mitigation measures as
part of CEQA/NEPA documentation for numerous private- and public -sector projects.
ELL mrI 1=a: ii cr, VSS
Visual/Aesthetics
Mr. Font provides overall strategic responsibility for VSI, a visualization firm that creates extraordinary
imagery, highly accurate simulations, virtual tours, and interactive sales office solutions for the building
industry and abroad. Specializing in the production of highly accurate and incredibly photorealistic still
image renderings, visual simulations, animations, and interactive presentations, the company's
expertise lies in providing the visual tools needed throughout all stages of development, from planning,
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City of San Juan Capistrano
.Spieker Senior Development
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(12
municipality work, and entitlement to marketing and sales. Mr. Font's passion for the building industry
began when his father joined Pardee Homes in 1972, an Award Winning Builder of New Homes in
California and Nevada. At an early age, Mr. Font found his strengths in art, architecture, business
marketing, and technology. While working with his father, Mr. Font attended the University of Southern
California and received his Bachelor of Architecture degree in 1992. He joined his brother Joe in
co-founding SISI. VSI will be assisting with the visual aesthetics for this project.
MICHAEL ROGERS, N rYV0 &
Soils/Geotechnical
Michael Rogers is a Senior Project Geologist responsible for providing geotechnical consulting services
and project management for public works, commercial, and residential projects. He performs geologic
and seismic hazard evaluations, provides geotechnical design services, and conducts forensic
evaluations for a variety of projects throughout California. Mr. Rogers' project experience includes water
treatment plants, power generating facilities, transmission lines, pipelines, renewable energy projects,
commercial properties, and commercial and residential buildings. He conducts geologic field evaluations
(including detailed logging of borings, rock cores, and trenches), analyzes site geologic conditions and
potential geologic hazards, and develops recommendations for site preparation and mitigation of
adverse conditions. Mr. Rogers will be available for peer review of the soil and geotechnical report.
JOHN JAY ROBERTS, NINYO & MOORE
Soils/Geotechnical
As a Senior Geologist, John Jay Roberts has extensive experience performing environmental and
geotechnical investigations of commercial and industrial properties and environmental site assessments
of school sites, including Phase I, Preliminary Environmental Assessments (PEAS), Supplemental Site
Investigations (SSIs), Removal Action Workplans (RAWs), Remedial Action Plans (RAPS), and Operations
and Maintenance (O&M) plans. Mr. Roberts has completed characterization, remediation, and human
health assessments on numerous properties. He has prepared successful applications for Brownfields
clean-up grants and managed and performed hydrogeologic investigations, groundwater resource
evaluations, and water supply studies. He also provides expert witness and litigation support for
environmental, geotechnical, and mining matters. Mr. Roberts will be available for peer review of the
soil and geotechnical report.
IAN ADAM, FUSCOE
Hydrologic Report
Mr. Adam is a firm Principal and Fuscoe's Storm Water Management team leader. His specialty is water
resources, with an emphasis in water quality regulations and Resource Agency interaction. His emphasis
in storm water regulations and water quality BMP design has served as a valuable resource for cities,
private developers, and public entities. Mr. Adam is currently working as the storm water consultant to
several cities in Orange County for the development and implementation of and training on numerous
storm water programs. He regularly interacts with the Regional Water Quality Control Board (RWQCB)
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and County ofOrange onwater quality issues, grant opportunitiesand LID solutions. Mr. Adam will be
available as -needed for water quality support.
ger
As requested in the RFP' a one-page resume of the proposed Project Manager for this project, Ashley
Davis, is provided on the following page.
37
ASHLEY DAVIS
ASSOCIATE
EXPERTISE
Environmental Impact
Assessment
California Coastal Act
Policies
EDUCATION
University of California,
Irvine, B.A., Social
Ecology, 1982.
PROFESSIONAL
ORGANIZATIONS/
MEMBERSHIPS
Association of
Environmental
Professionals
PROFESSIONAL
EXPERIENCE
Associate, LSA
Associates, Inc., Irvine,
California, 1983-1987;
2002—present.
Intern/Assistant Planner,
City of Irvine, Irvine,
California, 1982-1983.
LSA
PROFESSIONAL RESPONSIBILITIES
Ms. Davis contributes to project planning for large land use proposals and
development projects. Her primary responsibilities include preparation and
management of environmental documents pursuant to the California Environmental
Quality Act (CEQA) and the National Environmental Policy Act (NEPA).
PROJECT EXPERIENCE
Senior Residential Apartments IS/MND
Costa Mesa, California
Ms. Davis served as the Project Manager and prepared an Initial Study/Mitigated
Negative Declaration (IS/MND) for this 230 -unit senior residential community
project located on a 7.55 -acre vacant site in the City of Costa Mesa.
South Shores Church
Dana Point, California
LSA is contracted with the City of Dana Point to address potential environmental
impacts associated with the construction and operation of the South Shores Church
Master Plan. As Project Manager, Ms. Davis is responsible for providing oversight
on CEQA compliance and ensuring that the Environmental Impact Report (EIR)
addresses project impacts and includes mitigation to address these impacts.
Dana Point Harbor Marina Improvement Project
Dana Point, California
Ms. Davis managed the completion of the Supplemental EIR (SEIR) for the
waterside component (Marina Improvements) of the Dana Point Harbor
Revitalization Project. A Program Final EIR was prepared for the overall Harbor
Revitalization Project (landside and waterside areas) and certified by the County
Board of Supervisors on January 31, 2006. The SEIR addressed the impacts of
replacing all slips, docks, and pilings in the harbor and focused on compliance with
California Coastal Act (CCA) policies, marine biological resources, hydrology and
water quality issues, and cumulative impacts related to construction activities. The
SEIR was certified by the County Board of Supervisors on December 11, 2012.
Melrose Triangle
West Hollywood, California
Ms. Davis is managing preparation of the EIR for this approximately 300,000 -
square -foot, mixed-use development in West Hollywood. Technical work
performed by the LSA Team includes view simulations, a traffic impact analysis, an
air quality analysis, a greenhouse gas analysis, a noise analysis, a biological
constraints analysis, a cultural resource assessment, and a paleontological
assessment. LSA has made recommendations to the City of West Hollywood and
the applicant for needed technical work related to drainage, water quality, soils, and
groundwater management in order to prepare a comprehensive EIR.
Banning General Plan Amendment EIR
Banning, California
Ms. Davis is currently serving as Project Manager for preparation of an EIR for the
City of Banning to amend its General Plan Circulation Element. Topics addressed
in the FIR include traffic and circulation, cultural resources (Native American
consultation in accordance with Senate Bill 18 requirements), land use and
planning, air quality, climate change, and noise. Alternatives being addressed in the
EIR include a combination of level of service thresholds with and without the
interchange and also with no Interstate 10 (I-10)/Highland Home Road
improvements.
City of San Juan Capistrano
Spieker Senior Development
Environmental Impact Report
7.0 FEE ESTIMATE
LSA proposes to accomplish the tasks described in this proposed scope of work for an estimated total
fee of $295,040 for the EIR. This amount will not be exceeded without your authorization. Fees are
charged on an hourly basis consistent with LSA's Schedule of Standard Contract Provisions and Billing
Rates (provided in Appendix A). Reimbursable expenses will be charged separately per the standard
contract provisions. Direct expenses for mileage and meals will be billed on a pass-through basis.
Copying and materials will be billed on a cost -plus -10 -percent basis. This fee is based on past experience
with the level of effort needed to complete the CEQA process. LSA will aggressively identify strategies
for reducing the overall work effort while maintaining the client's objectives and the legal adequacy of
the work products. A fee by project task is provided in the table below.
EIR Task Description
Cost by Task
Task 1.0: Project Initiation/Project Description_
$6,895
Task 2.0: Technical Reports
2.1 Traffic Impact Analysis
$40,110
2.2 Air Quality/Greenhouse Gas Analysis
$9,660
2.3 Noise Analysis
$8,340
2.4 Biological Resources Memorandum
$4,865
2.5 Cultural Resources Report
$3,625
2.6 Paleontological Resources Report
$4,520
2.7 Geotechnical Report Review
$6,702
2.8 Hazardous Materials Technical Study Review
$7,008
2.9 Hydrology and Water Quality Peer Review
$5,347
2.10 Aesthetics/View Simulations
$12,940
Task 2.0 Subtotal
$103,117
Task 3.0 Environmental Documentation
3.1 NOP/Scoping
$9,050
3.2 Screencheck Draft EIR
$60,820
3.3 Draft EIR
$42,240
3.4 Final EIR
$17,920
Task 3.0 Subtotal
$144,690
Task 4.0 Project Management & Coordination/Meetings
$15,780
LABOR SUBTOTAL
$255,822
Reimbursable Expenses*
$39,218
Total
$295,040
Reimbursables are based on deliverables as outlined in the RFP.
A complete breakdown of costs by position, hourly rate, task, and hours budgeted for each task is
provided on the following page.
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Direct costs (including outside vendors used for photocopying) are to be reimbursed at cost, unless
other arrangements are made in advance and are not included in the hourly fee for professional services
provided above. Direct costs can be invoiced separately at the City's request. Appendix A provides LSA's
current fee schedule for direct costs.
Printing costs are difficult to quantify, since the size and composition (i.e., graphics size and medium) are
uncertain at this time. LSA stresses that the cost of reproducing a document is not known until the
document is complete. Reproduction of technical reports generally costs approximately $100 per report,
and EIRs can range from $135 to over $500 each; therefore, LSA emphasizes that the cost of reproducing
a document is not known until the document is complete.
For the purposes of the reimbursable estimate provided above, LSA estimates a cost of $250 per draft
document (with technical information on CD) and $325 for the proposed final document (Draft EIR and
Responses to Comments document in print, with technical information on CD). Reimbursable expenses
also include mileage for site visits, team meetings, public meetings, and mailing costs (e.g., overnight
delivery for documents at the start of the public review period).
In accordance with the RFP, LSA proposes to prepare and submit the deliverables as presented below.
Each deliverable below has been identified and discussed within the corresponding task presented in
Task 3.0 of this proposal.
• M4=': Up to twenty (20) hard copies and fifty (50) digital copies.
• Screencheck EM: Three (3) bound copies, one (1) unbound reproducible, and one (1) digital copy
• Pub,lc G`eviery Daft 'E.9s with f'echn'ca pp dnces; Ten (10) bound copies, one (1) unbound
reproducible, and seventy-five (75) digital copies or other electronic version as determined by the
Project Manager
• PubHc Re0ew Draft EIR. to State Oeadnghouse: Fifteen (15) digital copies and fifteen (15) hard
copies of the Executive Summary.
• I;s a .z ^. a hr . Two (2) bound copies, and digital copies to any agency that submitted
written comments on the Public Review Draft EIR
• Certified Fi aai EIR; Two (2) bound copies, one (1) unbound reproducible, and one (1) digital copy
containing all information required herein
• Notices: Copies of the required notices posted with the County Clerk and State Clearinghouse
• Findings of Fact and Statement of Overriding Considerations (if required)
Should any significant changes to the scope of the IS and EIR be required, a budget adjustment may be
necessary. This proposal is valid for a period of 90 days from the date of this proposal. If acceptance and
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City of San Juan Capistrano
Spieker Senior Development
Environmental Impact Report
authorization to proceed are not received within that period, LSA reserves the right to renegotiate the
estimated costs and scope of work. Consulting services will be provided in accordance with the
"Standard Terms and Conditions" and "Standard Fee Schedule," which are integral to this proposal.
LSA
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Environmental Impact Report:
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Reproduction (8.5 x I I)Color _
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Reproduction (I1 x 17) B/W
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Reproduction 11 x 17 Color
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CD Production
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Plotting
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Mileage On Road
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GPS Unit
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Total Station Surveying Instrument
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Laser Rangefinder
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Sound Meter
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Cost
Boat Rental
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Water Quality Meter
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L:\CORP\contmct.doc u06/04/13»
/1776
CITY OF SAN JUAN CAPISTRANO
REQUEST FOR PROPOSALS FOR PREPARATION OF AN ENVIRONMENTAL IMPACT
REPORT FOR SPIEKER SENIOR DEVELOPMENT — A CONTINUING CARE
RETIREMENT COMMUNITY (SPIEKER SENIOR DEVELOPMENT PARTNERS)
SUBMIT OR E-MAIL YOUR PROPOSAL BY NOON (12:00 PM)
ON THURSDAY, DECEMBER 5, 2013 TO:
City of San Juan Capistrano
Attn: David Contreras, Senior Planner
Development Services Department
32400 Paseo Adelanto
San Juan Capistrano, California 92675
dcontreraas@sanjuancapistrano.or.
(949) 443-6320
1. INTRODUCTION
The City of San Juan Capistrano is soliciting proposals for the preparation of an
Environmental Impact Report (EIR) for the Spieker Senior Development Project, a 43 -
acre continuing care retirement community. The development is a project of Spieker
Senior Development Partners, whose project description is provided as an attachment.
2. SCOPE OF WORK
The scope of work requirements is attached as a separate document.
3. PROPOSAL REQUIREMENTS
The proposal will include a transmittal letter including a statement of understanding of
the scope of the project, the general methodology to be used, and a description of the
firm's background and experience. The proposal shall be signed by an individual
authorized to bind the consultant and shall contain a statement that the proposal is valid
for at least a 90 -calendar day period. Specific requirements:
ATTACHMENT 2
Request for Proposals (RFP)
CEQA Documentation
Spieker Senior Development City of San Juan Capistrano
3.1 A proposed scope -of -work (SOW) including a description of the specific work
tasks that will be completed and work products that will be produced.
3.2 A list of similar projects completed by the project manager and key staff to be
used on this project.
3.3 One-page resume of the project manager.
3.4 Project Schedule.
3.5 Total project budget and not -to -exceed cost including a tabular breakdown of
all costs by position, hourly rate, task, hours budgeted for each task as well
as any reimbursable costs (i.e. travel, meeting attendance, copying, etc.).
4. PROPOSAL SUBMISSION
Interested firms or persons should submit their proposal in pdf format (600 dpi
resolution, color or black & white) by e-mail to dcontreras( ,)sanivancapistrano.org in the
Development Services Department, City of San Juan Capistrano by the time and date
indicated on the coversheet of this RFP.
5. SELECTION PROCESS
A selection committee comprised of City staff will review the proposals pursuant to City
Council Consultant Selection Policy with particular emphasis on the following factors
consistent with the City's adopted Purchasing Policies and Procedures to select the
most qualified consultant:
5.1 A proposed scope -of -work (SOW) including a description of the specific work
tasks that will be completed and work products that will be produced.
5.2 Completeness of proposal.
5.3 Firm's experience and resources.
5.4 Professional qualifications of key personnel.
After evaluation of the proposal, the City will determine if are needed. Please reserve
Monday, December 9 between 1:00 and 5:30 pm for a potential phone interview with
your firm's proposed project manager. The City will select the most qualified consultant
with whom to negotiate an agreement to provide the consulting services through the
completion of the Project.
The City reserves the right to reject any or all proposals, to waive any informality or
irregularity in any proposal received, and to be the sole judge of the merits of the
respective proposals received.
6. AGREEMENT / INSURANCE REQUIREMENTS
The consultant selected for the study will be required to execute a standard City of San
-2-
Request for Proposals (RFP)
CEQA Documentation
Spieker Senior Development City of San Juan Capistrano
Juan Capistrano Professional Services Agreement (attached). Proposals will include a
statement that the submitting firm/person is amenable to all provisions in the City's
standard agreement. If a proposing firm/person takes exception to any of the terms in
the Professional Services Agreement, the firm/person must notify the City of their
specific issue(s) as soon as possible and determine whether the provision may be
modified. Insurance and indemnification requirements are not negotiable.
7. CITY'S RIGHTS
The City may investigate the qualifications of any proposer under consideration, require
confirmation of information furnished by a proposer, and require additional evidence of
qualifications to perform the services described herein. The City reserves the right to:
7.1 Reject any or all of the proposals and issue a subsequent Request for
Proposals.
7.2 Cancel the entire Request For Proposal.
7.3 Remedy technical errors in the Request for Proposal process.
7.4 Appoint an evaluation committee to review proposals.
7.5 Seek the assistance of outside technical experts in proposal evaluation.
7.6 Approve or disapprove the use of particular subcontractors.
7.7 Award a contract to one or more proposers.
7.8 Waive non -substantive errors or irregularities in proposals.
This RFP in no way commits the City to enter into a contract, nor does it obligate the
City to pay for any costs incurred in the preparation and submission of proposals or in
anticipation of a contract.
8. PUBLIC RECORDS ACT
Responses to this RFP become the exclusive property of the City and subject to the
California Public Records Act. Those elements in each proposal which are trade secrets
as that term is defined in Civil Code section 3426.1(d) or otherwise exempt by law from
disclosure and which are prominently marked as "TRADE SECRET", "CONFIDENTIAL",
or "PROPRIETARY" may not be subject to disclosure. The City shall not in any way be
liable or responsible for the disclosure of any such records including, without limitation,
those so marked if disclosure is deemed to be required by law or by an order of the
Court. Proposals that indiscriminately identify all or most of their proposal as exempt
from disclosure without justification may be deemed non-responsive.
In the event the City is required to defend an action on a Public Records Act request for
any of the contents of a proposal marked "confidential", "proprietary", or "trade secret",
the proposer agrees, upon submission of its proposal for City's consideration, to defend
and indemnify the City from all costs and expenses, including attorneys' fees, in any
-3-
Request for Proposals (RFP)
CEQA Documentation
Spieker Senior Development City of San Juan Capistrano
action or liability arising under the Public Records Act.
9. QUESTIONS
Questions regarding this RFP should be sent in writing to David Contreras, Senior
Planner, via email to dcontreras(a?sanjuancapistrano.orq. Questions concerning
information already contained in the RFP will be answered in writing; questions
requiring clarification or additional information may be addressed in an addendum to
this RFP. All return correspondence involving questions and answers will be
communicated to all other known proposers.
Attachments:
Preliminary Project Description
Scope of Work Requirements
Standard City Personal Services Agreement (PSA)
Me
Project Description
Senior
Development
Partners
Spieker Senior Development
Project Description
Project Definition
Spieker Senior Development is proposing to develop a continuing care retirement community (CCRC) as defined by the
California Department of Social Services. The proposed community is designed for residents over the age of sixty (60)
and contains three defining elements. First, the community provides residences of varying sizes and styles, ranging from
affordable one -bedroom apartments to spacious single -story homes. Second, residents of the community are provided
extensive services and access to convenient amenities including a state-of-the-art fitness center and recreation facilities,
fine dining in multiple on-site restaurant venues, housekeeping and transportation services and much more. Third,
unlimited access to assisted living, memory care services and long term care in a skilled nursing facility are provided in
the adjacent health care center in the event residents develop a need for a higher level of care. When combined in an
elegant, high-quality setting the three elements provide comfort, security and peace of mind to residents looking to enjoy
their retirement free from the traditional burdens of home maintenance and worries associated with long term care.
The community will be licensed as a CCRC through the State of California Department of Social Services (DSS)
Continuing Care Branch, and as a Residential Care Facility for the Elderly (RCFE). The adjacent health care center will be
licensed to provide assisted living and special care (dementia services) as an RCFE by DSS and to provide skilled nursing
by the California Department of Public Health.
Project Operator
Spieker contracts with Continuing Life (CL) and Life Care Services in the operation of its communities. The team has
over twenty years of experience operating award-winning' continuing care retirement communities throughout California.
The company currently operates communities in Orange, San Diego, Ventura and Alameda Counties.
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Project, Active Adult", Pacific Coast Builders Conference, and "Category Winner; Active Adult and Assisted Living",
Builders Magazine
Project Description
Spieker Senior Development
Project Location
As illustrated below, the proposed continuing care retirement community (CCRC) development is located on
approximately 34 acres between Del Obispo St. and Alipaz St. north of Via Positiva. The property is currently used as a
regional distribution and growing center by a commercial nursery operator. As a Public/Institutional land use, the CCRC
use is consistent with neighboring Public/Institutional uses including assisted living facilities, churches and schools. In
addition, the residential appearance of the community will blend with the single and multi -family residential uses
neighboring the property.
In connection with the proposed CCRC development, the applicant is proposing to enhance the existing 8 acre retail
parcel adjacent to the proposed community.
Continuing Care Retirement Community (CCRC)
The proposed CCRC is composed of two main components: Independent Living residences, for those seniors capable
of residing in the community without daily assistance; and the Health Care Center, for those residents requiring daily
assistance or medical attention.
Independent Living
The independent living portion of the proposed community comprises the majority of the project's acreage and square
footage. It includes 426 residences of various sizes and types as well as common buildings and amenities designed to
provide recreational opportunities and deliver services.
Project Description
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Courtyard Apartments
The community's two hundred ninety (290) courtyard apartments range in size from one to three bedrooms and from
approximately seven hundred (700) to twenty-four hundred (2,400) square feet. Each residence includes an active
emergency call system to help facilitate the community's obligation to monitor the overall well being of the community's
residents. Buildings housing the residences are three stories and are located as conveniently as possible to the
community clubhouse where residents will generally walk several times each day to dine in the restaurants and
participate in community activities. Each individual residence is single level and accessed through interior corridors with
convenient elevator access.
Garden Terraces
The community's sixty four (64) garden terraces are two story variants of the traditional independent living residences built
in a garden apartment configuration with windows on two sides and large outdoor living areas or lanais. Individual
residences range in size from approximately fourteen
hundred (1,400) to approximately sixteen hundred
(1,600) square feet. Each residence is single level and
is accessed via a covered exterior walkway or elevator.
Villas
The community's seventy two (72) villas are
constructed as single level attached duplexes and
provide residents with an alternative to the apartment
style independent living options. Each residence
features an attached garage and private patio. Similar
to the community's garden terraces, villas range in size from fourteen hundred (1,400) to twenty four hundred (2,400)
square feet.
Clubhouse
This two-story clubhouse building serves as the social nucleus of the community. It contains many of the common
facilities utilized by the residents of the community including two restaurant -style dining venues (served by a commercial
kitchen), private dining rooms, a library, resident lounges, a banking center, card and billiard rooms, a computer center
and mail room. The building also houses the community's administrative offices.
Recreation Building
The one-story recreation building, located adjacent to the resident pool, houses an exercise and fitness center, a health
spa/beauty salon, an art studio, and a performing.arts auditorium.
Maintenance Building
The community's two-story maintenance building serves three functions. It houses the community's maintenance
department which includes a workshop, data center, key card machines, offices, an employee lounge and plan storage.
The building also contains a commercial laundry which provides services to the residents of the community and the
Project Description
Spieker Senior Development
health care center. Finally, the maintenance building functions as the community's plant, housing the control center for
the community's high efficiency HVAC network and other utility systems.
Outdoor Amenities
In addition to those amenities provided inside the buildings described above, residents will have access to a number of
outdoor amenities, both passive and active, including water front dining, a short game golf course, croquet lawn, bocce
ball courts, tennis court, dog park, walking paths and
a gardening center.
Resident Services
Although residents in the Independent Living portion of
the community can typically live comfortably without
regular support, each has access to on-site services
designed to provide convenience and peace of mind
while extending the period in their lives where they can
live independently. These services include regular
housekeeping and home maintenance; landscape
maintenance; a twenty-four (24) hour emergency call
system monitored by trained first response
professionals; scheduled and unscheduled transportation to shopping, medical, entertainment and religious venues; and
unlimited access to assisted living, memory support services, and long term care in a skilled nursing facility in the
adjacent health care center.
Health Care Center
The health care center is located immediately adjacent to the independent living portion of the community with
convenient vehicular and pedestrian access connecting the two areas of the campus. The proposed center is comprised
of four service levels in two separately licensed facilities.
Assisted Living
The two-story assisted living facility will contain sixty (60) apartments including studio, one -bedroom and two-bedroom
floor plans. Here, specially trained staff assist residents with Activities of Daily Living (ADL) such as personal laundry,
medication monitoring, assistance with bathing, eating and dressing, etc. The facility is designed around a landscaped
central courtyard.
Twenty one (21) of the assisted living apartments will comprise the community's memory support center built around a
dedicated courtyard. Residents are provided with regular activities, social opportunities, and care designed to
accommodate their unique needs.
Skilled Nursing
The single -story skilled nursing facility will include nursing services in twenty (20) private and twenty one (21) semi -private
accommodations centered around a landscaped courtyard. The facility will be located immediately adjacent to the
Project Description
Spieker Senior Development
assisted living component of the health care center. Here, residents will receive twenty-four (24) hour nursing and
rehabilitative care.
A specially designed therapy center will be located within the skilled nursing facility to provide speech, occupational and
physical therapy to residents of both the health care center and the independent living portion of the retirement
community.
Environmental Impacts
It is proposed that the environmental impacts of the proposed project will be analyzed as part of a comprehensive
environmental impact report conducted by the city of San Juan Capistrano and its consultants. Below is an initial
overview of the potential impacts.
Aesthetics
The Project Area currently consists of several dozen commercial greenhouses, loading docks and supporting
infrastructure on paved and unpaved surfaces. No portions of the property remain undisturbed in a natural condition;
public roadways, commercial retail, mobile home parks, public schools, an assisted living community, a large community
church, and open space surround the site. Visual compatibility of the Project to existing structures and the natural
environment will all be taken into careful consideration in planning documents. Because assessments of the visual
impact of the Project to the surrounding area is highly subjective, computer-generated visual simulations will be used to
illustrate the change to the visual landscape. If appropriate, mitigation measures will be proposed to reduce the effects
of potentially significant impacts.
The Project Area is not located within the view shed of a state or City -designated scenic highway corridor and, therefore,
would not have a substantial adverse effect on these resources.
Project Description
Spieker Senior Development
The Project is expected to increase site illumination levels relative to the Project Area's current conditions. The Project,
however, will utilize a variety of techniques such as scheduled dimming and installation of a combination of shielded and
cutoff fixtures which will greatly reduce light illumination levels and light intensity.
Agriculture and Forest Resources
Although the Project Area is currently used for commercial agricultural warehousing and production in large scale
greenhouses, the site is neither bound under the Williamson Act contract nor classified as prime farmland by the state of
California. Because of the large footprint of existing commercial greenhouses on the property and the lack of any in -
ground growing operations, concerns regarding conversion of forest land to non -forest use or farmland to non-
agricultural use are anticipated to be insignificant.
Air Quality
Because construction -related activities are generally short-term in duration, it is not anticipated that there will be any
thresholds of significance for their associated emissions. In addition, construction -level air quality emissions are typically
not compared with a quantified threshold in that the construction industry is already an existing source of emissions
within San Juan Capistrano and its surrounding areas. However, as standard practice, mitigation measures such as daily
sweeping, water, covering trucks, hydro -seed, etc., will be used throughout all construction phases to reduce impacts
associated with construction dust.
Air emission point sources such as boilers and combustion equipment that produce electricity or generate heat and
smaller point sources such as commercial water heaters are often found throughout CCRC properties. Forward thinking
paired with state-of-the-art technology has allowed Spieker to reduce air emissions that would be associated with more
traditional facilities. From installing high -efficiency HVAC systems down to using green building materials, Spieker prides
itself on reducing its environmental impact.
Biological Resources
The Project will re -develop a currently developed site, all of which has been previously disturbed and much of which is
covered by concrete and asphalt paving and enclosed greenhouses. This redevelopment lessens the potential
disturbance to biological resources when compared to new development proposed on an undisturbed site. The Project
Area is not designated as a protected wetland and therefore would not have an adverse impact as defined by Section
404 of the Clean Water Act. The Project would not conflict with any local policies or ordinances protecting biological
resources or interfere with migratory wildlife and, therefore, does not fall under the provisions of an adopted Habitat Plan
Natural Community.
Cultural Resources
The modern facilities that are currently on the Project Area are not of historical value or listed in the California Register of
Historical Resources.
Prior to grading, Spieker will consult an archaeologist with expertise in California prehistoric archaeology. If it is
determined that the Project could potentially impact important archaeological resources, an appropriate archaeological
monitoring program will be designed. Should an archaeological resource be encountered, Spieker will then contact City
and tribal representatives to determine the appropriate disposition of the findings. If human remains are discovered, the
County Coroner will be immediately contacted. If the coroner determines that the remains are of Native American
heritage, Spieker will notify the California State Native American Heritage Commission.
Project Description
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Spieker Senior Development
Geology and Soils
The state of California is located on the Pacific Ring of Fire, a region of high seismic activity — most notably the San
Andres fault which caused the 1812 Wrightwood earthquake (which is also known as the San Juan Capistrano
earthquake). The project is located near the Newport -Inglewood (offshore) and San Joaquin Hills faults, as zoned under
the Alquist-Priolo Earthquake Fault Zoning Act 1974- 2007, and considered a seismically active region of Southern
California. However, the Hazard Zone Maps for the Dana Point quadrangle indicate that the Project Area is not located
within a zone susceptible to earthquake -induced landslides.
Worst-case check analysis was performed assuming a groundwater table at a depth of 20 feet and results of the analysis
indicated that only very discrete, thin layers of soils would be subject to liquefaction. Neither seismic settlement nor
lateral spreading is anticipated to represent a significant design constraint, especially when the lack of groundwater noted
on-site is considered.
Greenhouse Gas Emissions
The Project does not foresee generating greenhouse gas emissions that will have a significant impact on the
environment. When compared to the current use of the property, the Project will increase the Project Area's current
greenhouse gas emissions. However, the pedestrian orientation of the Project, (where all residents can and will walk to
most of their daily activities), combined with the community's shuttle service (provided at no additional charge to
residents) produce low emission levels when compared to comparably sized residential or commercial developments.
Furthermore, Spieker is committed to reducing Greenhouse Gas Emissions and has experience with a significant number
of green initiatives designed to reduce the generation and impact of greenhouse gasses associated with its communities.
Hazards and Hazardous Materials
While the Project will involve the routine use of hazardous materials such as gardening fertilizers and pool chemicals, no
significant hazard to the public or the environment is anticipated to occur. Stage 1 soil testing has also shown no
contamination within the Project Area and the site is not listed on registers of hazardous materials sites.
Neither a public nor private airstrip is located around the property and, therefore, the Project does not pose a aviation
related safety hazard for those living or working within the Project Area. Similarly, there are no public thru-streets that
divide the property; the Project would pose no interference to an adopted emergency response plan or emergency
evacuation plan.
Because the Project Area is surrounded by development, there are no heavily wooded areas near or adjacent to the
property that could potentially create a high fire hazard.
Hydrology and Water Quality
Completed Stage 1 reports indicate groundwater will likely not be encountered during grading and should not be an
issue during construction. The Project intends to utilize public utilities and will not deplete water supplies. The Project
Area does not contain a stream or river. As such, no alterations to existing drainage patterns are anticipated. The Project
Area is not located within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map.
Project Description 9
Spieker Senior Development
Land Use Planning
Since the Project Area is of contiguous acreage, no division will be created within an established community. The Project
is not anticipated to create potentially damaging environmental effects and will therefore not conflict with any applicable
land use plan for the purpose of avoiding or mitigating environmental effects.
The Project Area will not conflict with any applicable habitat conservation plan and is not regulated by the California
Department of Fish and Game or U.S. Fish and Wildlife service, recognized as a federally protected wetland, or shown on
Farmland Mapping and Monitoring Program of the California Resources Agency.
Mineral Resources
Stage 1 reports indicate that subsurface conditions consist of alluvial deposits that originate from the San Juan Creek
watershed, silts, clay, cobble layers, and bedrock. No known natural resources of value to the residents of the state are
within the Project Area and the Project would, therefore, not result in a loss of available resources.
Noise
Spieker designs its communities to provide for the comfort and convenience of its residents, including absence of noise
pollution. Residences are designed to meet single event interior noise levels of 50 dBA or less in bedrooms and 55 dBA
or less in other rooms. Like much of the Capistrano Valley, the Project Area is subject to occasional train horns, but the
distance from the railroad tracks and other sources of groundbourne noise levels minimize the potential for resident
exposure to groundbourne vibration and associated noise levels. The Project Area is not located within two miles of a
public or private airstrip and would not expose residents to its associated noise levels.
The Project Area is currently in use as a commercial nursery distribution and growing center requiring dozens of daily
delivery and pickup operations by commercial trucks as well as regular work crews operating machinery throughout the
site. During Project construction, a temporary increase in noise levels is anticipated. However, noise reduction efforts will
be utilized. Once completed, the noise generated by the Project will be insignificant.
Population and Housing
While the project will provide much needed senior housing to the broader community, it will not displace any residents or
facilitate the need to build replacement residential housing elsewhere.
Public Services
Because the Project does provide new housing, basic governmental services such as fire and police protection will be
required. However, the Project will install state-of-the-art fire suppression and emergency response systems and provide
its own security services and 24/7 first response team which will reduce its impact on public services. As an age
restricted Residential Care Facility for the Elderly (RCFE), the Project will not have any negative impact on local public
schools.
Recreation
The Project is designed to provide numerous on site recreational facilities for its residents including bocce ball, tennis,
short game golf course, dog park, theater, billiards and card rooms, art studio, gardening areas, wood shop, fitness
center, swimming pool, spa and more. As a result the impact of the communities residents on local parks and other
public recreation amenities is expected to be insignificant. The construction of these facilities would not have an adverse
physical effect on the environment.
Project Description 10
Spieker Senior Development
Transportation/Traffic
It is not anticipated that the Project's impacts to the area's transportation and traffic systems will materially effect public
transit or safety standards. Features will be installed to reduce potentially hazardous design while still allowing more than
adequate emergency access. Although the Project's traffic impacts will be more significant than those of the current land
use, the impacts will be much less significant than those of residential or other uses of comparable size. The close
proximity to OCTA bus lines and the Capistrano Depot commuter rail station will further reduce traffic impacts of
residents and employees.
The Project Area is immediately adjacent to three roadways and several existing and potentially new intersections. The
Project' points of entry and vehicular flows will be designed to to minimize its impact on neighboring traffic circulation.
Utilities and Service Systems
The Project's impact on utilities and service systems is not anticipated to be detrimental to existing facilities. Landfill use
will be reduced through in-house recycling in both resident and commercial structures. In-house back up generators and
emergency supplies will reduce any potential demand on existing public systems.
Mandatory Findings of Significance
The Project Area is not located on land that is listed as significant interest to the City, U.S. Fish and Wildlife Service,
Department of Fish and Game, federally protected wetlands as defined by Section 404 of the Clean Water Act, Farmland
Mapping and Monitoring Program of the California Resources Agency, or the California Department of Forestry and Fire
Protection. It is also not zoned under the California Agricultural land Evaluation and Site Assessment Model (1997),
zoned for Timberland Production, zoned under the Williamson Act contract, or considered farmland of Prime, Unique, or
of Statewide Importance and will not cause substantial adverse environmental effects.
Spieker has policies in place to monitor and protect sites that may be of historical, archaeological, paleontological, or
geologic importance and will notify the appropriate City or Native American tribal representatives with regards to
potentially significant resources.
Project Description 11
Juot
SCOPE OF WORK REQUIREMENTS FOR THE PREPARATION OF AN
ENVIRONMENTAL IMPACT REPORT (EIR) FOR
ms
SPIEKER SENIOR DEVELOPMENT — A CONTINUING CARE
•�,;dRETIREMENT COMMUNITY (SPIEKER SENIOR DEVELOPMENT
PARTNERS)
The Environmental Impact Report (EIR) shall provide a comprehensive reporting on the
potentially significant, adverse, environmental impacts of the proposed project
consistent with the provisions of the California Environmental Quality Act and the City's
adopted Environmental Review Guidelines.
1. PROJECT DESCRIPTION
1.1. Project Location: The Spieker Senior Development project is located in the
City of San Juan Capistrano in Southern Orange County. The proposed project is
located on approximately 43 acres at 32382 Del Obispo Street. The site is an
active commercial nursery site with a Farm -to -Market grocery store, an
Armstrong Garden Center, and a regional distribution and growing facility. The
retail component with the grocery store and garden center is located on
approximately 8 acres in the southwest area of the site. The remaining 34 acres
consists of several green houses, growing areas, storage sheds, office space for
employees, and associated facilities. The project site is generally bordered to
the west by Del Obispo Street, to the east by Alipaz Street, to the south by Via
Positiva and Kinoshita Elementary School, and to the north by a 55+ mobile
home park community and a church with K-8 private academy.
1.2. Project Description: The project consists of two components: a
continuing care retirement community and a retail center.
1.2.1 Continuing Care Retirement Community (CCRC) (34 acres) The
CCRC will be located on the existing growers site. The CCRC is
comprised of two components: independent living residences and a heath
care facility with assisted care and skilled nursing services. There are
also outdoor recreation amenities, a recreation building, and a clubhouse.
Independent Living (426 units)
Courtyard Apartments (290 units) ranging in size from 700 to 2,400
square feet. The buildings housing the residences are three stories
with elevators and interior corridors.
• Garden Terraces (64 units) ranging in size from 1,400 to 1,600 square
feet. The buildings housing the residences are two stories and
accessed via exterior walkways or elevator.
Scope of Work
Environmental Impact Report
Spieker Senior Development City of San Juan Capistrano
Villas (72 units) ranging in size from 1,400 to 2,400 square feet.
Single -level attached duplexes with attached garage and private patio.
Health Care Center
• Assisted Living Apartments (60 units) including studio, one- bedroom,
and two-bedroom floor plans in a two-story building. Trained staff is
on-site to assist residents.
• Skilled Nursing Services (41 beds) in a single -story, 24-hour facility.
Clubhouse Includes two restaurant -style dining venues, a library, a
banking center, lounges, recreational rooms, mailroom, and the
community's administrative offices.
Recreation Building Includes an exercise and fitness center, beauty salon,
art studio, performing arts auditorium, and outdoor pool.
Maintenance Building Two-story building that houses the maintenance
services, an employee lounge, and a commercial laundry.
1.2.2 Retail Center (8 acres) The retail component is located on the
existing retail site. It is intended to remain a retail center.
1.3. Discretionary Actions: Project implementation will necessitate approval of
the following discretionary actions: General Plan Amendment, Rezone
Amendment, Specific Plan, Tentative Parcel Map, Architectural Control,
Conditional Use Permit, and grading plan modification. Additionally, a
development agreement will be executed between the City and the developer.
1.3.1 General Plan Amendment The General Plan land use designation
of the 8 -acre retail component will be changed from Farm Market to
General Commercial. The 34 -acre site will be amended from Agri-
business to Public & Institutional (Specific Plan).
1.3.2 Rezone Amendment The 8 -acre retail component has a zoning
designation of Farm Market and the growers site has a zoning designation
of Agri -business. The project changes the zoning on both components to
Specific Plan/Precise Plan District.
1.3.3 Specific Plan A specific plan will establish the land use and
development plan for the site.
1.3.4 Tentative Parcel Map (TPM) A TPM is required for the site.
1.3.5 Architectural Control The site plan and architectural design of the
project must be reviewed and approved.
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Scope of Work
Environmental Impact Report
Spieker Senior Development City of San Juan Capistrano
1.3.6 Conditional Use Permit The CCRC must obtain a conditional use
permit.
1.3.7 Grading Modification Plan The grading modification plan allows
grades to be altered by more than two feet.
1.4. Project Phasing: A phasing plan will be considered through the application
process.
1.5. Project Operation and Management: The CCRC will be licensed through
the State of California Department of Social Services (DPSS) Continuing Care
Branch, and as a Residential Care Facility for the Elderly (RCFE). Additionally,
the health center will be licensed to provide skilled nursing services by the
California Department of Public Health. Management of the CCRC will be
provided by Continuing Life (CL) and Life Care Services.
2. TECHNICAL STUDIES/REPORTS: The consultant will prepare or contract for
the preparation of all necessary technical studies/reports, which will serve as
substantive and technical foundation of the Environmental Impact Report (EIR). Such
studies/reports shall use methodologies consistent with professionally accepted practice
subject to City review and acceptance, as well as City -established guidelines.
The consultant is expected to propose an appropriate scope of technical work based on
their knowledge and understanding of the proposed project, the requirements of CEQA,
and the City's established significance thresholds. However, the City anticipates the
following technical reports will be required:
2.1 Traffic impact analysis A traffic report shall be prepared consistent with
the City's Administrative Policy 310 - Preparation and Use of Traffic Reports in
consultation with the City's Senior Engineer -Traffic. Mitigation measures for any
off-site improvements determined necessary to mitigate the project's direct
impacts 9existing plus project impact) must be consistent with City Council
Administrative Policy 111 - Fair Share Methodology. The traffic report shall
include the following:
2.1.1 Level of Service (LOS) using both ICU and HCM methods at the
following intersections based on the City's minimum "D" level -of -service
per the General Plan Growth Management Element. All traffic counts used
for this evaluation shall have been taken within one year of the notice to
proceed for this traffic study. Traffic signal cycle lengths and peak hour
factors used in any calculations shall be verified prior to intersection
calculations being performed.
1. Ortega Highway / Del Obispo Street
2. Ortega Highway/ EI Camino Real
3. Ortega Highway / Verdugo Street / Camino Capistrano
4. Del Obispo Street / Camino Capistrano
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Scope of Work
Environmental Impact Report
Spieker Senior Development City of San Juan Capistrano
5. Del Obispo Street / Paseo Adelanto
6. Del Obispo Street / Alipaz Street
7. Del Obispo Street / Via Belardes / Paseo Carolina
8. Del Obispo Street / Aguacate Road
9. Del Obispo Street / Calle Aspero
10. Del Obispo Street / Project Driveway
11. Del Obispo Street / Vermeulen Driveway
12. Del Obispo Street / Camino Del Avion
13. Alipaz Street / Project Driveway
14. Alipaz Street / Via Positiva
15. Alipaz Street / Camino Del Avion
16. Via Positiva / Project Driveway
17. Camino Del Avion / Via Positiva
18. Camino Capistrano / Forster Street
19. Camino Capistrano / San Juan Creek Road
20. Camino Capistrano / 1-5 Southbound Ramps
21. San Juan Creek Road / Valle Road
22. Valle Road / La Novia Avenue / 1-5 Northbound Ramps
2.1.1 Level of Service (LOS) using ADT and peak -hour Link Capacity
Analysis Methodology on the following links based on the City's minimum
"C" level -of service per the General Plan Growth Management Element:
1. Ortega Highway: Del Obispo Street - EI Camino Real
2. Ortega Highway: EI Camino Real - Camino Capistrano
3. Del Obispo Street: Ortega Highway - Camino Capistrano
4. Del Obispo Street: Camino Capistrano - Paseo Adelanto
5. Del Obispo Street: Paseo Adelanto - Alipaz Street
6. Del Obispo Street: Aguacate Road - Calle Aspero
7. Del Obispo Street: Calle Aspero - Project Driveway (two-lane)
8. Del Obispo Street: Project Driveway - Vermeulen Driveway (two-
lane)
9. Alipaz Street: Del Obispo Street - Project Driveway
10. Alipaz Street: Project Driveway - Via Positiva
11. Alipaz Street: Via Positiva - Camino Del Avion
12. Via Positiva: Alipaz Street - Project Driveway
13. Via Positiva: Project Driveway - Camino Del Avion
14. Camino Capistrano: Ortega Highway/Verdugo Street - Del Obispo
Street
15. Camino Capistrano: Del Obispo Street - San Juan Creek Road
16. Camino Capistrano: San Juan Creek Road - 1-5 SB Ramps
17. San Juan Creek Road: Camino Capistrano Valle Road
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Scope of Work
Environmental Impact Report
Spieker Senior Development City of San Juan Capistrano
18. Valle Road: San Juan Creek Road - La Novia Avenue/1-5 NB
Ramps
2.1.2 The "existing". "existing plus project". "existing plus project
plus cumulative (near-term)" and "existing plus project plus buildout"
scenarios. In addition, at locations where direct project -related impacts
are identified (existing plus project), the project's "Fair Share" shall be
calculated, and shall be that percentage based on the ratio of traffic
generated by the project to the total future projected peak hour traffic
generation from potential development within the City at that particular
intersection/street segment. In calculating fair share, existing traffic and
future through traffic will be subtracted out and will not be considered in the
calculations.
2.1.3 Level of Service (LOS) using an operational analysis
(SYNCHRO) at the following intersections, based on the City's minimum
"D" LOS per the General Plan Growth Management Element. Traffic counts
from the adjacent counted upstream intersection shall be used for traffic
entering the operational analysis area.
1. Del Obispo Street/Plaza Drive
2. Del Obispo Street/Camino Capistrano
3. Del Obispo Street/Paseo Adelanto
4. Del Obispo Street/Alipaz Street
2.1.4 Evaluate up to four (4) additional links and four (4) additional
intersections to be determined by the City's traffic engineer subsequent to
the completion of the trip generation, trip distribution and/or project impact
evaluation sections of the traffic report.
2.1.5 An on-site traffic circulation and parking review.
2.1.6 Reference material. All pertinent materials, studies, or persons
consulted in the preparation of the report shall be listed within the
appendices. The identity of all Federal, State, and local agencies, or other
organizations and private individuals consulted in the report preparation
and the identity of all persons, firms, and City staff preparing the report by
contact or other authorization, shall also be listed. Reference to these
sources within the text of the appropriate sections shall be made by
footnote or other means acceptable to the City.
2.2 Other anticipated required reports and studies
2.2.1 Air quality impact and greenhouse gas analysis consistent
with South Coast Air Quality Management District (SCAQMD)
and state and federal guidelines.
2.2.2 Noise impact assessment.
2.2.3 Hydrologic report.
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Scope of Work
Environmental Impact Report
Spieker Senior Development City of San Juan Capistrano
2.2.4 Soil and geotechnical report.
2.2.5 Cultural resource report consistent with City Council Policy
601.
2.2.6 Visual -aesthetic impact analysis using digitized photo -
simulation technique including 5 vantage points.
2.3 Plans and Studies to be Provided to the Consultant. It is anticipated
that the project applicant will provide the following plans and studies for
consultant use.
2.3.1 Geo -technical Due Diligence Evaluation, August 2013.
2.3.2 Phase 1 Environmental Site Assessment, April 2013.
2.3.3 Water Quality Management Plan (WQMP)
3. TRAFFIC IMPACT ANALYSIS REPORT REQUIRMENTS The traffic report shall
be prepared and submitted per the following requirements.
3.1 Project schedule. The consultant will be required to meet the following
schedule:
3.1.1 Screencheck draft traffic report. Submitted to the City's Senior
Engineer -Traffic within five (5) weeks of notice to proceed.
3.1.2 Draft traffic report. Due within one (1) week of receipt of City
comments on the screencheck.
3.1.3 Final traffic report. Due within one (1) week of final
approval/acceptance by the City's Senior Engineer -Traffic.
3.2 Deliverables. The following products will be prepared by the consultant
as part of this contract:
3.2.1 Screencheck draft traffic report. Three (3) bound copies for staff
review.
3.2.2 Draft traffic report. Five (5) bound copies for Environmental
Administrator review.
3.3.3 Final traffic report. Five (5) bound copies plus one unbound
reproducible, and one digital (pdf) copy.
3.3 Project cost. The EIR proposal shall include a detailed cost estimate of
the tasks outlined in Section 2.1 of this scope of work, with the exception of
subsection 2.1.4. The cost for evaluating the four links and four additional
intersections should not be included in the base cost, but as an additive item
listed per link or per intersection.
Scope of Work
Environmental Impact Report
Spieker Senior Development City of San Juan Capistrano
4. CONTENTS OF THE SCREENCHECK EIR The contents of the Screencheck
EIR shall be consistent with all applicable provisions of Sections 15120 through 15132
of the California Environmental Quality Act Guidelines.
4.1 Alternatives to the Proposed Project (Section 15126.6, CEQA
Guidelines): This section shall include a discussion of at least three (3) feasible
project alternatives, including the no project alternative, which would achieve the
basic project objectives. The City considers the purpose of the alternatives
analysis is to evaluate project alternatives which effectively reduce or eliminate
significant adverse impacts, without regard to attainment of project
financial/economic objectives. In determining the feasibility of alternative sites,
the report will consider site suitability, economic viability, infrastructure
availability, General Plan consistency, other regulatory limitations, and whether
the applicant can reasonably acquire, control, and/or have access to the site. A
general discussion of all significant, adverse, environmental impacts associated
with each project alternative, and a summary matrix which provides a
comparative analysis of the project and project alternatives with respect to
significant environmental impacts will be included in the DEIR.
4.2 Process Documentation The EIR shall contain all official documents
related to processing of the EIR including the Notice of Preparation, Notice of
Completion, Notice of Determination (NOD), and public hearing minutes.
4.3 References All pertinent materials, studies, or persons consulted in the
preparation of the EIR shall be listed within a separate section of the report. The
identity of all Federal, State, and local agencies, or other organizations and
private individuals consulted in the EIR preparation and the identity of all
persons, firms, and City staff preparing the EIR by contact or other authorization,
shall also be listed in the EIR. Reference to these sources within the text of the
appropriate sections shall be made by footnote or other means acceptable to the
City.
6. CONTENTS OF THE PUBLIC REVIEW DRAFT EIR The contents shall be
consistent with all applicable provisions of the California Environmental Quality Act and
shall include the Screencheck Draft EIR with revisions directed by the Environmental
Administrator and City's project manager.
7. CONTENTS OF THE FINAL EIR The contents shall be consistent with all
applicable provisions of the California Environmental Quality Act (1970) and shall
include:
7.1 The Public Review Draft EIR.
7.2 Comments & Responses to Comments: A copy of all written comments
received on the Public Review Draft EIR during the mandated public review
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Scope of Work
Environmental Impact Report
Spieker Senior Development City of San Juan Capistrano
process, and appropriate responses to comments consistent with the
requirements of CEQA.
7.3 Mitigation Monitoring & Reporting Program (MMRP)
7.4 Findings of Fact
7.5 Draft Statement of Overriding Considerations (if applicable).
8. MEETINGS The consultant's proposal shall include provision for
conducting/attending the following meetings and making presentations at the public
meeting/hearings:
8.1 Orientation. One (1) orientation/kick-off meeting with City staff (1 hour).
8.2 Scoping Meeting. One (1) scoping meeting to be conducted by the
consultant within two weeks of issuance of the Notice to Proceed with City staff,
applicant, and interested parties (3 hours)
8.3 Meetings with staff. Two (2) project status/update meetings with City
staff, if needed (1 hour each).
8.4 Planning Commission. Two (2) Planning Commission public hearings (3
hours each).
8.5 City Council. Two (2) City Council public hearings (3 hours each).
9. SCHEDULE The consultant's proposal must include a proposed schedule that
provides for the most efficient and expeditious preparation of the Environmental Impact
Report consistent with the requirement of the Streamline Permitting Act.
10. DELIVERABLES The consultant shall provide the following deliverables in
accordance with the work schedule:
10.1 Screencheck EIR draft. Three (3) bound copies, (1) unbound
reproducible, and one (1) digital copy.
10.2 Public Review Draft EIR with Technical Appendices. Ten (10) bound
copies, (1) unbound reproducible, and 75 digital copies or other electronic
version as determined by the Project Manager.
10.3 Certified Final EIR. Two (2) bound copies, (1) unbound reproducible, and
one (1) digital copy containing all information required herein.
10.4 Notices. Copies of the required notices posted with the County Clerk.
10.5 SOC. Statement of Overriding Considerations (SOC), if required.
10.6 Findings. Findings of Fact.
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Scope of Work
Environmental Impact Report
Spieker Senior Development City of San Juan Capistrano
11. NOTICES The consultant shall be responsible for preparing, posting with the
County Clerk, and mailing if required, all necessary public notices required by CEQA
including:
11.1 Notice of Preparation. The consultant shall prepare and mail the Notice
of Preparation (NOP) to all public agencies using the public agency mailing list
provided by the City.
11.2 Notice of Completion. The consultant shall prepare the Notice of
Completion (NOC) and mail that along with the required number of digital copies
of the Public Review Draft EIR with Technical Appendices and the required
copies of the Executive Summary with the Notice of Completion to the State
Clearinghouse (SCH) following completion of that document.
11.3 Notice of Fee Exemption (CDFW). In the event the Draft Environmental
Impact Report concludes no impacts to biological resources and the consultant
determines the project may qualify for an Exemption from payment of the
California Department of Fish & Wildlife (DFW) fee, consultant shall prepare a
request for fee exemption to California Department of Fish & Wildlife (DFW)
within ten days of publication of the Notice of Completion (NOC).
11.4 Notice of Determination. The consultant shall prepare and post the
Notice of Determination (NOD) with the County Clerk -Recorder. However, the
payment of any California Department of Fish & Wildlife (DFW) fees, if required,
will be the responsibility of the project applicant.
M
PERSONAL SERVICES AGREEMENT
THIS AGREEMENT is made, entered into, and shall become effective this ____ day
of , 2013, by and between the City of San Juan Capistrano (hereinafter referred to as
the "City") and __________ (hereinafter referred to as the "Consultant").
RECITALS:
WHEREAS, City desires to retain the services of Consultant regarding the City's
proposal to ; 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.
[OPTION 1: ONGOING SERVICES, NO END DATE] This Agreement shall
commence on the effective date of this Agreement and services required hereunder shall
continue until notified that said services are no longer required, subject to 15 days notice of
termination.
[OPTION2: SPECIFIC TERM] This Agreement shall commence on the effective
date and shall terminate, and all services required hereunder shall be completed, no later
than
Section 3. Compensation.
3.1 Amount.
Total compensation for the services hereunder shall not exceed $_____
[either, total contract amount, or amount per month or per fiscal year; also specify whether
the total compensation includes expenses, etc.], [as set forth in Exhibit "B," attached and
incorporated herein by reference [if Consultant provides a cost proposal or rate schedule]].
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 5. 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
2
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.
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'
3
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.
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,
El
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,
its officers, employees, agents, or volunteers.
14.5 Errors and Omissions Coverage [FOR PROFESSIONS/WORK
EXCLUDED FROM GENERAL LIABILITY]
Throughout the term of this Agreement, Consultant shall maintain Errors and
Omissions Coverage (professional liability coverage) in an amount of not less than One
Million Dollars ($1,000,000). Prior to beginning any work under this Agreement, Consultant
shall submit an insurance certificate to the City's General Counsel for certification that the
insurance requirements of this Agreement have been satisfied.
14.6 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.
14.7 Terms of Compensation.
Consultant shall not receive any compensation until all insurance provisions
have been satisfied.
14.8 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.
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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:
To Consultant:
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.
[SIGNATURE PAGE FOLLOWS]
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IN WITNESS WHEREOF, the parties hereto have executed this Agreement.
ATTEST:
Maria Morris, City Clerk
APPROVED AS TO FORM:
Hans Van Ligten, City Attorney
CITY OF SAN JUAN CAPISTRANO
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Karen P. Brust, City Manager
CONSULTANT
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