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10-0211_STUDIO ONE ELEVEN_Scope of WorkSAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE. OF WORK - FEBRUARY 3, 2010 San Juan Capistrano Historic Town Center Master Plan Scope of Work February 3, 2010 SCOPE OF PROJECT The Project is a Master Plan and Zoning for Downtown San Juan Capistrano. The Project Area is as defined on Attachment A, is approximately 142 acres in size, and generally bounded by Acjachema Street on the north, Interstate 5 on the east, retail parcels fronting Del Obispo on the south, and Capistrano Creek on the west. The analysis, design and degree of transformative change will be most intense for the 31 -acre Downtown Core, located in and immediately around the central block just south of the Mission, including the original 7.5 acre Historic Town Center Master Plan area. North and west of this area the work will focus primarily on neighborhood preservation and linkages to the Downtown Core. The outlined area south and east of the core will focus on future opportunities for extensions of the Downtown street network and for infill or redevelopment of the resulting blocks so as to extend the Downtown urban fabric and economic vitality over time. The Master Plan deliverables will generally include: • Clear statement of goals and a framework of policies that will inform and guide the design and development of the Downtown; • An illustrated vision plan depicting the idealized configuration and design character of the Downtown, including existing and planned streets and other public spaces, and existing and future buildings (refer to "Attachment B" for intended level of detail, illustration and information). • Analytical diagrams and narratives describing the intended design of the public realm and the organization and function of the circulation system for pedestrians, bicycles, vehicles and transit, as well as parking and other necessary infrastructure; • A form -based development code that describes the allowed distribution of land uses, disposition and configuration of buildings, parking and open space within the lots, and the scale and character of all private development (refer to "Attachment C" for intended level of detail, illustration and information); • An implementation narrative and tables that identify key recommended public and private actions, initiatives and financing strategies (refer to "Attachment D" for intended level of detail and information. • An Environmental Impact Report for the Project addressing the issues identified in this scope. studio©oleven 1 - at PerXmitz r Ruth Architects EXHIBIT A SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK FEBRUARY 3, 2010 Assumptions 1, Master Plan Schedule: We envision the Master Plan preparation effort to be a 6 month process. A longer schedule may require additional services. Comments from City staff: The consultant team is relying on City staff to consolidate all comments from various departments and staff and transmit one, non -contradictory set of comments (in writing) to the consultant team. The comments may be supplemented by a red -line markup of the document submitted for review by staff. Length of Review by City staff: The Consultant Team acknowledges that City staff needs the appropriate amount of time to properly review materials and documents submitted to City staff for review and comment. However, continuity and efficiency are key in such comprehensive projects. In an effort to provide the City with as much continuity and efficiency as possible, the consultant team is working with the understanding that each review period will occur within a 3 week period. After 3 weeks, the consultant team reserves the right to renegotiate the schedule and if relevant, the scope of work and fee to account for any demonstrated issues that are caused by the extended review period. 4. Revisions: The Consultant Team intends to work closely with City staff to generate materials and documents that require minimal revision and editing. In the event that City staff expects moderate to major revisions that are inconsistent with direction previously provided to the Consultant Team, such revisions will be considered to be beyond the scope of work and will require an adjustment to the scope and fee. 5. Meeting Facilities: The Consultant Team is not responsible for securing or scheduling meeting facilities. It is understood that the City will secure and schedule meeting facilities as well as refreshments, food, snacks, etc., in support of public meetings, workshops, etc. 6. Additional Meetings, Presentations, Workshops: The Consultant Team will participate in or facilitate meetings or workshops not identified in this scope of work if so requested and authorized in writing. Such additional meetings, presentations or workshops shall be provided at the hourly rates identified in this scope of work for the relevant personnel. There shall be a 4 hour minimum for each person requested to be involved. Expenses related to the additional meeting, presentation or workshop shall be reimbursed by the City in addition to the expenses identified in this scope of work and fee. 7. Deliverables: The Consultant Team has provided herewith examples of key deliverables that are identified in this scope of work to clearly indicate the general format and level of detail anticipated in this scope of work. If, in the understanding of the Consultant Team, the City later directs the Consultant Team to generate deliverables of substantially greater complexity or detail than the examples provided, the Consultant Team reserves the right to renegotiate this scope of work to accommodate the necessary additional studiQ)I Gteven - 2 - al Perkowilz. Ruth Architeds SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 work and fee. Such additional services may alternatively be offset by simplification or reduction of other services or deliverables. 8. Consultant Team: The term 'Consultant Team' or `Team' means those members of the Consultant Team that, at the discretion of the Studio 111, are relevant to the particular task, meeting, or workshop. 9. CEQA Scope: In parallel with the Master Plan, the CEQA review and economic and fiscal analysis will be most detailed within the 31 -acre Downtown Core area, and less so in the peripheral areas to the north and west and to the south and east. See Attachment A. 10. CEQA Schedule: We envision the CEQA review process to be a 10 month process. A longer schedule may require additional services. 11. Consultants: During the initial data collection and analysis process, several sub - consultants identified in the CEQA process will gather and organize existing conditions information, conduct preliminary analysis and suggest potential strategies. These data will help to inform planning and design decisions from the outset, enabling the Team to address certain issues through the design process, thus avoiding the need to "mitigate" avoidable negative impacts later during the CEQA process. Such data include, but are not restricted to, traffic, economic, landscape, and historic resource information, which can help to shape a successful plan for Downtown. 12. Reimbursable Costs not in Scope: Printing expenses for large format documents utilized in public presentations, community flyers, master plan booklets other than outlined in the scope, as well as subsistence (lodging, meals and incidentals) related to the workshops are not included in the reimbursable fee outlined in the scope and will be considered additional expenses paid by the City. studiGQGleven - 3 - at Perkowdz+Ruth Arehdeds SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 SCOPE OF PROFESSIONAL. SERVICES Task 1: Information Collection and Analysis (6 Weeks) 1.1 — Meeting 91: Project Kick Off and Data Collection Organize and conduct a meeting with city staff to discuss and resolve: • Project schedule and future meeting dates with city staff and community; • Communication protocol between city staff and project team; • Expectations for submittal and review of project deliverables; • Provision of additional information and resources by City staff, including the delivery of all remaining base documents as outlined in 1.2 -Data Collection; • Organization of project steering committee consisting of key local stakeholders, city staff, and elected officials; Following the meeting the Team will complete a general reconnaissance of the Plan area. Deliverables: Written summary of Meeting 1 and identification of any outstanding data requests. 1.2.1 — Data Collection and Analysis The Team will work closely with City staff to gather available data and policy information for the Project Area. In the interest of time and efficiency, the majority of this coordination will occur prior to the kick-off meeting. Information will include, but not be limited to: • GIS files compatible to AutoCAD of the Project Area and Context Area including high resolution aerial photography. • Plan Information: AutoCAD files of portions of the Project Area or public improvement plans • Photographs including oblique and orthographic, recent and historic aerial photography, historic photographs, and relevant publications • All Project Area -relevant documents including the general plan, zoning ordinance, 1995 Downtown Master Plan, UL1 TAC Report, staff reports, environmental reports, studies, and any other relevant documents from the City or other public agencies. • Existing transportation data and studies. • Conduct a visual survey of parking areas not included in 2008 Downtown Parking Study (retail areas east and south of Del Obispo) limited to lot capacities. • Pending or recently approved (or disapproved) development applications for projects in or near the downtown, along with the staff reports and minutes of the public hearings • Obtain available information regarding wet utility systems, related easements, existing master planned improvements, and known deficiencies. (Land Survey work is not part of this scope.) • Demographic and economic data • Business and employment data stud iGQQleven - 4 - at Perkoy&Z+Ruth Architects SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK . FEBRUARY 3, 2010 • Existing environmental conditions mapping and information as described in Assumption 11. • Other information that might shape the future of the downtown 1.2.2 — Mapping and Analysis Base map preparation • The Team will use the mapping files provided by the city to compile a working draft base of the Plan area in AutoCAD format. Mapping will include existing streets and public rights-of-way, parcel lines, building locations, significant landscape features, public utilities, and topography. • Photography (Aerial): Orthographic and oblique aerial photography from Google Earth,. Bing, and similarly freely available online resources will be used to supplement city - provided mapping information. No new aerial photography will be produced. • Analytical diagrams including: building footprints; current zoning and land use designations; existing parking (on- and off-street), existing open space network; key vistas; existing circulation network; existing street types and cross sections; existing building types;. existing frontage types; ownership patterns; existing utility backbone network, historic buildings/sites, and events/activities/tourist destinations. Review Policy and Regulatory Documents • Planning Policy documents: review and analyze the General Plan, 1995 Downtown Master Plan, Design standards or guidelines, Zoning ordinance, Staff Reports, the "Nifty 50" plant list, and any other relevant documents of the City or other public agencies. • Transportation information: review and analyze existing transportation system, including automobile traffic, parking facilities, transit service and pedestrian and bicycle facilities. This review will include and assessment of planned transportation changes— such as the Caltrans plans for 1-5 interchange or adjacent street improvements, or updates to rail and bus service. Deliverables • Base Map in digital format (AutoCAD and Illustrator) and Context Diagrams for the topics identified above. This information will be used to develop the Project Area's overall Opportunities and Constraints exhibit. • Summary report of policies and regulations, highlighting those that are likely to support, or be in conflict with, the general intentions of the Master Plan. 1.3 — Meeting #2: Analysis Review, Stakeholder Tour, Code Workshop and Interviews In a 2 -day series of meetings the Consultant Team will: Conduct a meeting with appropriate city staff to review the following: o Compiled project area information and documentation o Initial observations o Apparent information gaps studi(D(D()leve n - 5 - atParkow{¢ziRuth Architects SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 Tour the project area with city staff and key stakeholders, and conduct a series of interviews with key city elected officials and commissioners, relevant public agencies, business owners, and local organizations. Organize and facilitate a half-day workshop with city staff to do the following: o Introduce the FBC approach and discuss how it works, why and how it is different from conventional zoning; o Review and discuss the various methods and techniques for regulating through a FBC and identify the approach to be used, including the identification of how to 'splice' this code into the City's current regulatory structure; o Review the proposed outline of topics to be regulated as well as the structure of this code; o Review and discuss the proposed graphic approach and confirm it or identify adjustments that can be made within this scope of work Deliverables • Minutes of analysis review meeting • Written summary of stakeholder interviews • Written summary of the workshop 1.4 — Meeting #3: Community Workshop "A" (Existing Conditions and Direction) Approximately two weeks after Meeting #2, stakeholder tour and interviews the team will organize and conduct a community workshop that will include the following: • Presentation of the initial findings including summary of existing project area documentation and existing conditions, and mapping of existing project area conditions including opportunities and constraints • Small group work sessions to diagram key issues identified by the public including but not limited to downtown locations, activities, opportunity sites, concerns, etc • Identification of main issues affecting downtown • Identification of overall master plan goals • Policy and Regulatory Framework Matrix Deliverables • Written summary of Meeting #3: Community Workshop "A" Task 2: Vision Plan Preparation (8 weeks) The consultant team will prepare a conceptual master plan through a vision -based process that focuses on developing community consensus around a preferred vision for the future for the Downtown, and then reverse engineering that vision into a series of policies, regulations and actions aimed directly at realizing that vision. studiGGG(even - 6 - at Perkowdz+Ruth Architects SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 2.1 — Development of Conceptual Alternatives The project team will conduct an internal design and planning workshop over the course several days to develop up to three urban design alternatives that seek to resolve technical issues and community concerns based on information gathered in Task 1. The workshop will take place at the Team's offices and key city staff members will be invited to attend selected meetings. 2.1.1 — Master Plan Alternatives The consultant team will develop up to three plan alternatives including: illustrative diagrams of the public realm, circulation network and block structure; the general disposition of land uses and development intensities; selected cross sections, massing model or axonometric sketches, character boards with photographs of precedents illustrating the general design intent. Deliverables • Conceptual master plan alternatives with plans, axonometric and section diagrams, and precedent images in PowerPoint and large board presentation format. 2.2 — Meeting #4: Community Workshop "B" (Master Plan Concepts) Organize and conduct a public planning and design workshop over the course of three days, in which the Consultant Team and city staff will present the master plan concepts to local stakeholders and the general public, producing a single integrated preferred vision plan based on the input provided. 2.3 —Outline Draft Master Plan The results of Community Workshop "B" will be organized as an Outline Draft Master Plan document that includes illustrative drawings and narrative for the following: Architecture and Urban Design • Master plan and urban design concept • Public realm plan • Regulating plan • Policy framework recommendations • Capacity framework Regulations and Guidelines • Form Based Code, including architectural standards and guidelines Mobility Plan and Strategies • Street network recommendations • Parking policy recommendations • Transit network recommendations Economic and Fiscal Strategies • Preliminary assessment of financial feasibility and fiscal evaluation studio®Qleven - 7 - atYerkawtutRuth Architects SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 Recommended phasing and development strategies Two weeks prior to Meeting #5, the consultant team will deliver the above items to City staff for review and preparation for the City staff and Steering Committee Workshop. 2.4— Meeting #5 — City Staff and Steering Committee Workshop organize a half day workshop with city staff and the steering committee where the following items will be presented and discussed in order to identify and address elements or concepts of the master plan prior to preparing the Administrative Draft Master Plan. The following will be addressed in the workshop: • Master plan development concept • Impacts on existing city policies and ordinances • Technical implications of the master plan and code's adoption and implementation on city departments and operations • Assessment of financial feasibility and fiscal impact Deliverables • Written summary including minutes and documentation of Meeting #5 Task 3: Master Plan Preparation (10 Weeks) 3.1 — Administrative Draft Master Plan Based on the direction received from City staff and the Steering Committee in task 2.4, the consultant team will prepare the Administrative Draft Master Plan for review by City staff. The document will be generally organized as follows: 1. Introduction, Background and Authority 2. Purpose, Goals and Vision Plan 3. Policy Framework and Initiatives 4. Public Realm Design Guidelines and Infrastructure 5. Mobility Plan and Strategy 6. Form Based Code, including Architectural Standards and Guidelines 7. Implementation Plan and Strategy, Development Capacity, Economic and Fiscal Report The Administrative Draft Master Plan will be delivered to City staff for review, comment and discussion in task 3.1.1. Deliverables One color copy of the document and an electronic copy (PDF) for printing by the City. 3.1.1 - Meeting #6 — Review of Administrative Draft Master Plan with City Staff. Upon City staff reviewing and formulating its comments on the Administrative Draft Master Plan, the consultant team will meet with City staff to review and discuss the comments and identify any needed adjustments to be made prior to Workshop 'C'. studilDOGieven - - al Perkawfln Ruth ArOdeds SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK FEBRUARY 3, 2010 Deliverables • Project Team - One color copy and one electronic (PDF) copy of the Administrative Draft Master Plan. • City Staff — One paper draft copy of Administrative Draft Master Plan consolidating all comments and revisions made by city staff. 3.2 — Meeting #7 Public Workshop "C" (Master Plan 'Presentation) The consultant team will present the Draft Master Plan to the community in a joint meeting of the Planning Commission and City Council for review, questions and to solicit general input. The presentation will consist of a PowerPoint and selected presentation boards. 3.3 — Master Plan — Public Review Draft Based on the input received in Workshop °C" and City staff, the consultant team will make minor editorial revisions to the Draft Master Plan to produce the Public Review Draft upon which the CEQA analysis will be based (see Task 4 for EIR tasks). Deliverables • Project Team - One color copy and one electronic (PDF) copy of Public Review Draft Master Plan • City Staff — One paper copy of the Public Review Draft Master Plan 3.4 — EIR (See EIR scope outlined as Task 4) 3.5 — Final Master Plan Based on input received during public review, the consultant team will make final editorial revisions to produce the Final Master Plan. . Deliverables • One electronic (PDF) and one reproducible color version of the Final Master Plan studiQOQleven — g — at Perkowilz. Ruth ArOflecls SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 Task 4: CEQA Review The Program Environmental Impact Report ("EIR") will be prepared in conformance with the California Environmental Quality Act ("CEQA"), the State CEQA Guidelines, and City of San Juan Capistrano "Local Guidelines for Implementing the California Environmental Quality Act." The scope of the EIR will be prepared based on the Initial Study prepared for the proposed project. Each item identified as a "potentially significant impact" on the Initial Study checklist will be supported by analysis and discussion. The determination of significance will be based on guidelines established by the City's adopted Environmental Review Guidelines, and/or Appendix G of the CEQA Guidelines. The contents of the EIR and the methodology for its preparation are as follows: Task A: Project Initiation Task Al — Kick-off Meeting Templeton Planning Group will meet with the City and the development team to discuss the CEQA process. We will prepare an agenda for this meeting and bring a draft NOP for discussion (see Task AT below). Task A2 — Field Reconnaissance Templeton Planning Group will take photographs and conduct a site visit with the development team and the Agency, as necessary. Task A3 — Data Gathering and Evaluation Templeton Planning Group will review all available information, including, but not limited to: • 1984 Historic Town Center Plan EIR • 1995 Historic Town Center Master Plan • Congleton/Burba Marketing Analysis of the Historic Town Center Master Plan • LILI's 2008 TAP report • Fehr and Peers 2008 Downtown Parking Study • I-5/Ortega Highway Interchange improvements documentation • General Plan and EIR • Zoning Ordinance Task A4 — Base Map Preparation As part of Task AT below, Templeton Planning Group will prepare a base map and vicinity map of the project site for use in the EIR and Master Plan update. Task A5 -- Project Description A detailed project description will be prepared consistent with the RFP as part of Task C1. Task A6 -- Significance Criteria Significance criteria will be prepared consistent with the RFP as part of Task C1. studie(DQleven _10- a[ Perkowdz+Rulh Archdeds SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 Task A7 — Initial Study and Notice of Preparation Brief, written responses will be prepared for all items included on the City's standard Initial Study checklist. Since it is anticipated that an EIR will be prepared, each response will explain the basis for the "No Impact," "Less Than Significant Impact," "Less Than Significant with Mitigation Incorporation," or "Potentially Significant Impact" response and will clearly indicate why a particular issue would not result in a significant impact and does not require further evaluation. Those issues that do require further analysis in an SEIR will also be discussed including identification of the issues to be addressed in the SEIR. A complete list of reference sources used to prepare the Initial Study will be provided. A summary of the comments received at the public scoping meeting will be included in the Initial Study as an attachment, to bring community input directly into this official scoping document. Where appropriate, checklist responses will contain references to specific scoping meeting comments. A Notice of Preparation (NOP) will be prepared, using the City's standard form. A copy of the Initial Study will be attached to provide an immediate explanation of the preliminary scope of issues to be included in the EIR. After City approval of the NOP, TPG will copy and distribute the NOP to state and local agencies, surrounding property owners and other special interest groups or individuals identified by the City. A brief cover letter will be prepared to explain the purpose and content of the NOP and to clearly identify the time period, contact person and address established for submitting responses. Task A8 — Public Scoping Meeting TPG will assist the City in organizing and conducting one public scoping meeting to present the main characteristics of the proposed HTC Master Plan and to solicit comments regarding the scope and content of the environmental issues to be addressed in the EIR. Pre -meeting assistance will include scheduling the meeting, preparing public notices and agendas for City staff review, and mailing and publishing the final notices. Addresses of surrounding property owners and residents to receive copies of the NOP notice will be provided by the City. At the meeting, we will be prepared to discuss the environmental review process and to answer specific questions, as desired by the City. If requested, we will also prepare informational items to be distributed at the meeting, such as: • Flowchart defining the entire environmental review process, highlighting opportunities for public input; • Selected reduced -sized copies of applicant's master plan exhibits and textual summary of project characteristics; • Questionnaire designed to obtain focused responses to identify environmental concerns • Preparation of a PowerPoint Presentation. It is recommended that the scoping meeting be held as soon as possible, so the results can be included in the Initial Study and Notice of Preparation. A written summary of environmental issues raised at the meeting and how the issues will be addressed will be prepared. Task A9 — Work Program Refinement Following the scoping meeting and NOP public review period, Templeton Planning Group will studi(DOG[even - - alPerkowl¢nRuth Ardideds SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PIAN SCOPE OF WORK - FEBRUARY 3, 2010 meet with the Agency and development team to discuss any necessary refinements to the proposed project. If necessary, we will present the refined work program and budget for review and approval to the Redevelopment Manager, Task B: Planning Policy Analysis Templeton Planning Group will prepare a planning policy analysis throughout the EIR. Relevant local and regional planning documents will be discussed under the "General Information" section of the EI R as discussed under Task C1, below. Consistency with plans and programs will be discussed in the Land Use and Planning section discussed under Task C1, below. Task C: Setting, Impacts, and Mitigation Measures Task C1 — Screencheck Draft Environmental Impact Report General Information In accordance with Article 9 of the CEQA Guidelines, the EIR will include a summary, description of the project, environmental setting, significance criteria, potential program level environmental impacts, and mitigation measures for any significant effects. The EIR will also address consistency of the proposed project with adopted plans and policies. Discussion of Environmental Evaluation The EIR will be clearly written and will avoid the use of technical jargon so that the document is easily understood. Thresholds of significance will be identified for each impact category based on City standards and/or Appendix G of the CEQA Guidelines. If technical terms need to be introduced for accuracy, they will be clearly defined. The analysis of issues will be thorough, yet concise. We will formulate mitigation measures which can be easily implemented relating directly to the primary and secondary effects identified in the impact sections of the document. All environmental categories will be addressed; however, the EIR will focus on the following areas: Aesthetics Project implementation will alter the visual appearance of the site. In addition, the project site is visible from multiple public vantage points and will affect views from several important areas. Templeton Planning Group will perform the following tasks to determine potential aesthetic impacts associated with the project: • Document aesthetically significant viewsheds from the adjacent areas by taking panoramic photographs of the project site. • Review the proposed design for its aesthetic quality in relation to existing and proposed uses and adjacent roadways. • Incorporate renderings, view simulations, and elevations to be provided by the architect. • Discuss any potentially significant aesthetic impacts associated with project implementation including increased light and glare. stud[even - 1 2 - al Perkowitz+Ruth Architects SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK FEBRUARY 3, 2010 Specify mitigation measures that will reduce all identified impacts to the maximum extent feasible. Measures could include landscaping, setbacks, or alternative grading to reduce the visual impact of the project. Air Quality The proposed activities associated with the short- and long-term operation of land uses within the plan area (i.e. potential demolition, project construction and build -out) have the potential to generate fugitive dust, stationary source emissions, and vehicular emissions. TPG will also analyze the potential long-term impacts of the project resulting from changes to project traffic levels. To accurately assess the potential impacts to air quality, Mestre Greve Associates will prepare a detailed report. The results, findings and recommendations will be incorporated into the EIR, and the study will be included in its entirety as an appendix. Mestre Greve Associates will perforin the following tasks: Existing Air Environment. The existing air environment will be described in terms of meteorology, local topography affecting pollutant dispersion, and ambient air monitoring data. A summary of current air management efforts, which may be related to the proposed project, will be provided with particular emphasis on the 2007 AQMP, and the requirements for air quality assessments identified in the SCAQMD's CEQA Handbook. Sensitive receptor areas within the project vicinity will be identified. Potential Impacts. The air quality impacts of the proposed project can be divided into short-term construction, local impacts, and long-term regional air pollution increases. As no specific projects will be identified by the Plan, potential short-term air quality impacts from demolition and construction activities will be discussed generally. The application of the SCAQMD Localized Significance Thresholds (LST) thresholds to identify localized air quality impacts and Mass Daily thresholds to identify regional air quality impacts from construction will be discussed. Measures to reduce dust generation are required by the South Coast Air Quality Management District. Additionally, measures are contained in the 2007 AQMP for control of construction activity emissions, and these will be included in the list of mitigation measures. Potential local air quality hot -spot impacts at intersections with traffic affected by the project will be examined. Changes in traffic resulting from the project that could cause or significantly contribute to an exceedance in the ambient air quality standards near an intersection will be identified. A qualitative screening threshold will be utilized to determine if detailed quantitative modeling is warranted to determine any potential hot - spot impacts. If modeling is warranted it will be performed to estimate pollutant concentrations in the vicinity of the intersections not satisfying the screening threshold. • Long-term operational emissions due to traffic generated in the project area, the combustion of natural gas, landscaping and maintenance activities will be calculated using the URBEMIS2007 model for the no -project scenario as well as two project alternatives. The changes in emissions due to the project alternatives will be compared studiQ(DG[even - 1 3 - at Perkuwilx+Ruth Architects SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 to the SCAQMD Mass Daiiy thresholds to identify regional air quality impacts. The differences in emissions for each scenario will be analyzed. The application of the SCAQMD LST thresholds to identify potential local air quality impacts from specific projects that may be implemented as a result of the plan will be discussed. Mitigation Measures. Measures will be developed to reduce significant air quality impacts to the extent possible. Cultural and Paleontological Resources Build out of the proposed land uses have the potential to impact cultural and paleontological resources. As a result, Cogstone has been included on the project team and will prepare a detailed report. The results, findings and recommendations will be incorporated into the EIR, and the study will be included in its entirety as an appendix. Cogstone will perform the following tasks: A literature study to determine the existence of previously recorded cultural resources within the project boundaries plus a one mile radius will be performed. Records pertaining to paleontology will be searched at the Natural History Museum of Los Angeles County and in published sources. Records pertaining to archaeology and history will be searched at the South Central Coastal Information Center. A record search for sacred lands will be requested from the Native American Heritage Commission. In addition, we will send subsequent letters to all Native Americans the Commission recommends be contacted. We can assist the City with SB 18 consultation also. Background research is required to provide context. We will contact the historical society, local libraries and the Huntington for information, We will look at the history and previous reports for the area. Since standing structures are known, we will also locate the building records for the properties to determine the age of the buildings. Buildings older than 1964 may require further evaluation. Pedestrian survey can be performed by two people in one day but additional time may be necessary to record sites or buildings. All resources will be documented by photography and GPS. The cultural resources technical report will include background to provide context and the results of the record searches and the Native American consultation. In addition, impact analysis and mitigation recommendations will be provided. Geology and Soils Feasibility of development from a geotechnical standpoint on the project site will be addressed. Global Geo -Engineering, Inc. will prepare a detailed report. The results, findings and recommendations will be incorporated into the EIR, and the study will be included in its entirety as an appendix. Global Geo -Engineering, Inc. will perform the following tasks: stud iGOGI.even -14- at PerkowRi+Huth Arch.tects SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORD( - FEBRUARY 3, 2010 • Research and review of available geotechnical reports and maps of the project site and adjacent areas; • Detailed review of all available geotechnical reports and land use plans which include the project site; • Review and analyses of the aerial photographs; • Review of fault hazard studies and earthquake records to evaluate site seismicity; • Review of regional ground water data; • Liquefaction evaluation; • Identify all geologic constraints related to the planned land use plans; • Preparation of a report presenting the results of the evaluation and the recommendations. Hazards and Hazardous Materials This section will evaluate past site activities and proposed construction and development activities to determine whether the site currently contains materials that are hazardous to human health or the environment, and whether the proposed uses of this site could result in such hazards. We have included Global Geo -Engineering, Inc. on the project team to prepare the Phase I Environmental Site Assessment. Based on the approved final report and any necessary supplements thereto, TPG will prepare a narrative discussion of the presence/absence and significance of hazardous waste risks, together with recommendations for remediation measures, if needed, that will be included in the EIR. • Preliminary planning and preparation; • Review of available published information to determine the general geology and hydrogeologic conditions affecting the property; • Review of available files at the City of San .Juan Capistrano Building Department; • Review of available historic information, including aerial photographs, and maps; • Review of commercially available regulatory database records regarding possible hazardous spills, storage, or production at the property or vicinity of the property; • Property and surrounding area reconnaissance; • Evaluation of the research and field data; • Preparation of a Phase I Environmental Assessment report, prepared in general accordance with ASTM Standard E 1527-00, presenting our findings, conclusions and recommendations. Hydrology and Water Quality Fuscoe Engineering, Inc. has been included on the project team to prepare hydrology and water quality studies. The results, findings and recommendations will be incorporated into the EIR, and the study will be included in its entirety as an appendix. studiG(DGLeven —15— at Perkuwitrn Ruth Architects SAS! JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 The hydrology study will: • Identify the maximum amount of acreage subject to and use changes associated with the HTC study area and overlay anticipated land uses and densities. • Identify all regional storm drain systems within the Study Area and identify any existing or known flooding issues as defined in the Master Plan documents. • Overlay FEMA flood mapping data onto the project areas to confirm extent of the 100 - year floodplain. • Estimate anticipated hydrologic changes consistent with a Program Level EIR for the study area using local hydrology parameters and typical runoff coefficients and identify potential flooding issues. • Identify anticipated impacts to existing infrastructure. Identify natural drainages and flood control conveyance channels that are subject to stream erosion or channel instability (i.e. hydro modification) with respect to the 4th Term MS4 Storm Water Permit (adopted May 22, 2009). • Identify appropriate hydrology and flood control conditions of approval including appropriate sustainable or green infrastructure conditions for the Program Level EIR to minimize impacts. • Ensure mitigation measures and/or conditions are coordinated and supported by City staff. The water quality study will: • Characterize runoff in a qualitative manner from the existing condition including identification of all receiving water bodies and regional downstream facilities. • Identify any existing regional water quality regulations (i.e. TMDL's) that cover the study area or are located downstream of the study area. • Bused on the ultimate land use plan, identify anticipated changes in water quality pollutants based on conversions of land uses associated with in -fill and redevelopment. • Identify and specify the appropriate water quality conditions associated with entitlement, grading permits and long-term maintenance requirements for water quality protection including any relevant sustainable or green measures for inclusion in the HTC Master Plan & EIR such as Low Impact Development (LID) measures and water harvesting objectives. • Identify any pertinent groundwater issues in a qualitative nature for the regional area. • Prepare Conditions of Approval that are consistent with the recently updated General Construction Permit (adopted September 2, 2009). Land Use and Planning Past and present land use conditions will be documented, and the local land use patterns will be described. Analysis of project impacts will focus on consistency with the City's General Plan policies (e.g. would the project maintain economic viability while maintaining land use compatibility and historic charm) and compatibility of the proposed land use plan with the surrounding [and use pattern, The EIR will include the following information: stud iGQQleven — 1 6 — at Perkowilx+Rush Architects SAN JUAN CAPISTRANO HkSTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 • Inventory of all existing and planned land uses in the project area. • Analyze recent development trends within the general area and will assess the consistency of the proposed development with both current development trends as well as relevant local and regional land use planning programs. • Provide a nexus between the project's environmental impacts in aggregate and the environmental compatibility of the proposed project with surrounding residential uses. • Propose mitigation measures to reduce potential conflicts between the proposed development and the surrounding uses and future development to the maximum extent feasible. Noise The proposed activities associated with the changes to the project have the potential to substantially increase noise levels near existing sensitive receptors, and may expose surrounding uses to adverse noise levels from demolition and construction activities. In addition, long term noise impacts will be analyzed with respect to any increased activity at the site and increased traffic (if any). The project area is exposed to noise from trains on the rail line that runs along the western boundary of the project area, local traffic and commercial activities. Noise from traffic on the 1-5 freeway located to the east of the project area is audible in much of the project area and generally determines the background noise level. The focus of the noise assessment will be on how the project impacts traffic noise levels in the area around the project and how the rail line and other commercial noise sources may impact the residential uses of proposed mixed use projects. The noise analysis will be performed by Mestre Greve Associates and incorporated into the EIR, and the study will be included in its entirety as an appendix. To accurately assess the potential impacts associated with noise, Mestre Greve Associates will prepare a detailed report by performing the following tasks: Existing Environment. Short-term noise measurements will be made at up to five locations in and around the project area. In addition, noise measurements will be made within the project area to establish the noise levels from train operations. The measurements in conjunction with the FHWA highway noise model ("FHWA Highway Traffic Noise Prediction Model," FHWA-RD-77-108) will be used to describe existing noise levels in the project vicinity. Community noise standards relevant to this project are contained in the City of San Juan Capistrano Noise Element and Noise Ordinance. Standards for the jurisdiction will be summarized and their relevance to the project discussed. Potential Impacts. The potential noise impacts can be divided into short-term construction noise, impacts on surrounding land uses, and on-site noise/land use compatibility. • As no specific projects will be proposed by the plan, potential construction noise impacts will be discussed generally. The types of construction equipment that may be used during demolition and construction activities and the noise levels generated by this studie(boleven - 1 7 - al PerkawilzaRuth Archilecls SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 equipment will be presented. Potential construction noise levels at nearby sensitive receptors will be examined. The application of the City Noise Ordinance to control construction noise will be discussed. • The noise impacts associated with the project's traffic on adjacent land uses will be assessed in terms of the CNEL noise scale. The increase in noise levels due to the project and alternative over no project conditions will be determined. Areas that will experience a significant noise increase will be identified. For the project alternative scenarios, the absolute noise Levels experienced in these areas will then be determined, and the resulting land use/noise compatibility discussed. • Noise from operational activities at existing and proposed commercial uses potentially impacting existing and proposednoise sensitive uses will be assessed. Noise levels generated by outdoor activities including parking lot activities, restaurant operations, and mechanical equipment will be estimated at nearby sensitive receptors. Noise levels generated by the community center activities will be compared to the San Juan Capistrano Noise Ordinance criteria to determine impacts. Many recent town center plans have included opportunities for outdoor music at restaurants. This has resulted in a mixed response from the community. If this is proposed for the Town Center, the potential impacts will be evaluated and guidance will be provided for implementing this type of activity. • Traffic and rail noise levels that impact the project site will also be assessed for compatibility with the proposed land uses for the proposed project and project alternative. Noise levels within the project area will be determined and compared to noise/land compatibility guidelines contained in the City of San Juan Capistrano Noise Element and/or the State Compatibility Guidelines. • Mixed-use developments in town center areas provide unique challenges from a noise standpoint. Since a town center area is primarily a commercial district, few limits are usually imposed on their noise generation potential or hours of operation. Residents of the mixed-use projects will often complain about the noise. One approach is to require that residential uses be properly soundproofed. We will assess the potential for this conflict to arise and provide guidance to avoid incompatibilities. • Mitigation Measures. Preliminary noise barrier locations and other mitigation strategies will be identified as needed for the control of noise levels within the project site. Measures will be developed as necessary to mitigate off-site noise impacts. Population and Housing Total housing and population on-site at build out will be quantified, based on the proposed amount and mix of residential densities, and compared with the maximum allowable under the City's General Plan intensity tables, to determine whether the potential population would exceed studie(JQleven - 1 8 - at Perkomlt+Ruth Architects SAN JUAN CAPISTRANO HISTORIC TOWN CENTER FASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 the level of growth included in adopted population projections used by the City and regional planning agencies. The proposed mix of housing densities and anticipated occupancies will be described and consistency with the City's Housing Element will be evaluated. Public Services Public service providers servicing the proposed project will be contacted to identify existing facilities that would be affected by the project, existing service levels and capacities available to serve the proposed land uses and intensity of the proposed development. Mitigation measures to avoid or reduce the significance of project -related impacts will be developed and included in the EIR. The fire department, police department, school district and orange county library will be contacted regarding the proposed project. Transportation/Traffic In order to assess potential traffic impacts of the proposed project, Transtech has been included on the project team to prepare a detailed traffic report for the proposed project. The traffic study will include the gathering of traffic counts at no more than 15 intersections and 15 street links, and satisfy the requirements of the City of San Juan Capistrano, and will be consistent with the Orange County Congestion Management Program (CMP) Traffic Impact Analysis Report (TIA) Guidelines. The results, findings and recommendations will be reviewed by Templeton Planning Group staff and incorporated into the EIR. This information will be included in its entirety as an appendix. A detailed scope of work for the traffic study is attached. Utilities and Service Systems The proposed land plan may result in additional impacts for utilities and service systems. As a result, utilities providers servicing the proposed project will be contacted to identify existing facilities that would be affected by the project, existing service levels and capacities available to serve the proposed land uses and intensity of the proposed development. Mitigation measures to avoid or reduce the significance of project -related impacts will be developed and included in the EIR. The following agencies will be contacted regarding the proposed project: • SJC Utilities (Water and Sewer) • Metropolitan Water District (Water) • Orange County Sanitation District (Sewer) • Pacific Bell (Telephone) • Southern California Edison (Electricity) • Southern California Gas (Natural Gas) • County of Orange Integrated Waste Management District (Solid Waste) Climate Change Templeton Planning Group will calculate greenhouse gas (GHG) emissions from the project site from stationary and mobile sources to determine the projects effect on climate change. TPG will incorporate the analysis completed for GHG emissions prepared by Mestre Greve Associates. This section will analyze impacts in accordance with AB 32 and Executive Order S-3-05. In addition, the Office of Planning and Research recently came out with draft thresholds for GHG stud iGGG11even - 19 , at PerkowazfRwh Architects SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 analysis. These thresholds will be incorporated to the extent practicable. Mitigation measures and project design features will be suggested to reduce impacts. Mestre Greve will perform the following tasks: • Existing Environment. There are no standards or significance thresholds that have been established by the SCAQMD or the California Air Resources Board (ARB). The ARB has released a preliminary draft of proposed significance thresholds but these have not been finalized and are controversial. However, the California Attorney General has provided some recommended guidance. The Attorney General has suggested that most projects will not have a significant impact, but that the cumulative impacts will be significant. It is important for the existing environment section to provide a good background on greenhouse gas generation, the fact that it is a global problem, and to identify on a large- scale basis the major sources of greenhouse gas emissions. Further, the Governor's Office of Planning and Research has submitted proposed amendments to the CEQA Guidelines for greenhouse gas emissions to the Secretary for Natural Resources. The Natural Resources Agency will conduct formal rulemaking some time in 2009, prior to certifying and adopting the amendments. • Potential Impacts, Many gases make up the group of pollutants that are believed to contribute to the greenhouse effect. However, carbon dioxide (CO2) is the major pollutant of concern for greenhouse impacts. The URBEMIS model will be used to project CO2 emissions from electrical consumption, water usage, and natural gas combustion. • Mitigation Measures. The need for mitigation measures is an open question at this time. Since there are no threshold criteria, there can be no impacts, and without impacts, there is no need for mitigation. However, a list of possible measures will be included. Task D: Alternatives In compliance with Section 15126(d) of the State CEQA Guidelines, a qualitative discussion of various alternatives to the proposed project will be presented. TPG will consult with City staff for assistance in defining the alternatives to be analyzed in the EIR. Alternatives will be selected on the basis of their ability to (1) avoid or reduce one or more of the project's significant impacts and (2) feasibly attain most of the basic objectives of the project. The rationale for selecting each alternative will be explained, along with the principal features and environmental effects of each one. If any alternatives were considered during the project scoping process but rejected, reasons for rejecting those alternatives will be provided. Analyses of three alternatives in addition to the "No -Project" Alternative are included in the cost estimate for the EIR. Potential alternatives scenarios include 1) No-Project/No Development; 2) Alternative Site Plan, 3) Reduced Intensity Alternative; and, 4) Alternative Site. Impacts associated with each alternative will be compared to proposed project impacts, for each of the environmental impact categories included in the preceding sections of the SEIR, The studiG001. eve n -20- at Perkowli+Ruth Architects SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 environmentally superior alternative will be identified, if it is the No-Project/No Development Alternative, then one of the development alternatives will be identified as environmentally superior to the others. Task E: CEQA Mandated Section In addition to the topical issues discussed above, the following sections will be prepared as mandated by CEQA: • Executive summary • Adverse environmental impacts which cannot be avoided if the project is implemented • Environmental effects found not to be significant • The relationship between local short-term uses of man's environment and the maintenance and enhancement of long-term productivity • Any irreversible environmental changes which occur if the proposed project is implemented • Growth Inducement • Organizations and individuals contacted • Report preparation personnel • Bibliography • Appendices Task F: Prepare Draft EIR Task F1 — Administrative Review/Revision The Templeton Planning Group will meet with City staff to discuss their comments on the Administrative Draft EIR. We will respond to City staff comments and revise and supplement the Administrative Draft EIR to adequately address any issues identified in the review process. Follow-up with City departments or other agencies will be conducted as necessary. It is anticipated that all City comments will be transmitted in writing and at the same time. Five (5) copies of the Administrative Draft EIR will be burned to a CD and distributed by TPG to the Lead Agency for review. Task F2 - Screencheck Review/Revision The Templeton Planning Group will distribute five (5) copies and a CD copy to City staff for their review. We will respond to City staff comments and revise and supplement the Screencheck Draft EIR to adequately address any issues identified in the screencheck review process. Follow-up with City departments or other agencies will be conducted as necessary. It is anticipated that all City comments will be transmitted in writing and at the same time. Task F3 — Public Review Draft EIR Forty-five (45) copies of the Draft EBR will be burned to a CD and distributed by TPG to the Lead Agency and Responsible Agencies with an interest in the project. Ten (10) printed copies will studi10QQleven -21 - al Perkawd¢+Ruth Architects SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK FEBRUARY 3, 2010 be available for the City, the local library and the project applicant. A copy will also be made available to the City for ,posting on their website. TPG will complete the Notice of Completion for signature and distribution by the Lead Agency. Task G: Prepare Response to Comments Task G1 — Administrative Draft Response to Comments Following receipt of all comments on the Draft EIR from responsible agencies, a Response to Comments ("RTC") document will be prepared and incorporated into the Final EIR, along with required ordinances, staff reports and findings. The cost estimate for this task has been based on an estimated 60 hours to prepare responses. Costs beyond the 60 hours for preparing the responses will be on a time and materials basis. Ten (10) copies and one electronic copy of the Administrative Draft RTC will be provided to the City for review. Task G2 — Screencheck RTC The Templeton Planning Group will distribute five (5) copies and a CD copy to City staff for their review. We will respond to City staff comments and revise and supplement the Screencheck Draft RTC to adequately address any issues identified in the screencheck review process. Follow-up with City departments or other agencies will be conducted as necessary. It is anticipated that all City comments will be transmitted in writing and at the same time. Task G3 — Final RTC Forty-five (45) copies of the Final EIR will be printed and distributed by the Templeton Planning Group to the Lead Agency and Responsible Agencies responding to the Draft EIR. A copy will also be made available to the City for posting on their website. Task H: Mitigation Monitoring Program Section 21081.6 of the Public Resources Code requires lead agencies to adopt a monitoring/reporting program for any project for which mitigation measures have been required. The actual program must be adopted at the time of project approval. A mitigation monitoring program, as required by Section 21081.6 of the Public Resources Code, will be prepared. The appropriate time frame for each proposed mitigation measure will be identified. In addition, the entity responsible for implementation of the measure and for monitoring and check -off will be identified. Task I: Meetings and Public Hearings The Templeton Planning Group plans to approach this project and coordinate closely with City staff to ensure the product delivered, is a product anticipated by staff, and one that will serve as a useful tool for decision -makers when considering the approval of the project. In an effort to studiGI©Gieven -22- A Perkuwilzf ftlh Archileds SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 achieve this level of communication, we have included ten (10) meetings with City staff and appropriate agencies in our cost estimate, including a project kick-off meeting, EIR public scoping meeting and three (3) in-person meetings. Additional meetings will be billed on a time and materials basis. The Templeton Planning Group EIR Project Manager will attend up to six (6) public hearings to respond to EIR-related issues and answer EIR-related questions. Task J: Project Management and Coordination As the lead consultant, the Templeton Planning Group (TPG) will direct and manage all subconsultants included on the project team, and will act as the primary contact with the Agency. Our responsibilities will include: (1) task scheduling and assignment, management of resources, monitoring of costs, and schedule adherence; (2) management and coordination of subconsultants, including contract administration and accounting; (3) consultation and coordination with local and state agencies relative to the environmental document and the environmental review process; (4) coordination and communications with the City's project team to ensure that City policies, procedures and any applicable codes are complied with and where applicable, are incorporated into the EIR; (5) ensuring that the environmental review process and the EIR satisfy the statutes and guidelines of CEQA, and the City of San Juan Capistrano CEQA Procedures; (6) representing the Consultant team in public meetings and project progress meetings as requested by the City. Task K: Findings of Fact and Statement of Overriding Considerations (Optional and will require additional fee) Section 15091 of the California Environmental Quality Act requires that no public agency approve or carry out a project for which an EIR has been completed which identifies one or more significant effects unless the public agency prepares findings for each significant effect. Additionally, Section 15093 requires that when an agency approves a project which will have an adverse environmental effect, the agency must make a statement of its views on the ultimate balancing of the merits of approving the project despite the environmental damage. The Templeton Planning Group will prepare all required EIR Findings and Statement of Overriding Considerations for the project in accordance with these provisions. studiG(QQleven -23- al PerMwitz f Rulh Architects SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 Attachment A Project Area: 142 acres � f . R'�. ��� f�� �, � V$ �`+.,vis► "' 1 4 °iV1 i * t IL schools, � mission sic� At i hotel site ►y los rios district depot' •, ; M.' ` • \ auto -oriented retail " ". ,�� r • • �" r r ' J downtown • ML r 4aC1'center.. '�+ �� `� • t. �• •tic "• 01 - - ----= � c ;`•' retail center " 4, e_l studiQQQleven .1 P.A., tr Ruth Archhcels Attachment B Illustrative Vision Placa t �f w..�.f Th. River City San Antwrio,s one of Noah America', great firer cities, Named for the saint on whose feast day the Spanish first camped on the 'ver here, the City's history ism eiv—d with the River The Fabric of Dmw,. San Antonov c, literally ImenWvrtrt with the River, gain. Ing much ofits unique character from unexpected encounitis setth bmelges and river oveckwks throughout this very urban environment. Based on the vision of Robert H.H. hcugman and chic leaders of the past century. the River Wilk scored on this latent design opportunity, which has since anchored and autp d the Downtovnis transition from a regional retail and emplo}snenl center to an macrnational conee Wn and! tourism center. In Me lax aoth century the City struck a truce wilt the River - end. Ing Twrfes of the uneasy bA mce between the RiVWS blessings acrd its Ponds —with the construction of Mr Rira Tunnel which has eAe,,t-b domeshnted the wild river. Now, based on Ma rW of a Chapter z: Form and Character f, -ilj 1L l,-" , -�I- ew generation oFeinc leaders and catalyzed by the c liwian of the Museum Rcach afdie River Improvements Prmlcet, Riser Nisnh is poised fur rebtah asa tightknit collenion of 2ist centurydmwm- town ne;ghhorhoods. Itis RrmlyrootM in ne histay and culture of San Anem m, and prav7des unprecedented oppmlunitic, for urban living within the great mel spolitan dty. Rina North The scale and grain of River North'surban structure —Is the traces of its comHction 0 the Rive'. and provides the suuaum of fes f.—' tore. Its sticet grid - mated Ram that of Dowmown - is based on its course and the tralectofiet of the eady uequias that dinnb- uted its water to the adjacent, rich agricultural tared that supported the early settlement around the San Antonio de Valero Mission (The Alamo) lust to the south This pattern is fractured and ofw by the Riser itself, with streets -a, it having been built, mmved and rebuilt a number of times in response to the Rsver's shining course. SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 ILLUSTRATIVE PLAN OF RIVER NORTH, WrFH KEY LANDMARKS w vuat e.ceser � nhasrxrsennuX auecH OwaamnXre uustuu oram oteDTrrsX anETeunc QcsXrwa utxauc HwnxXaw � na auuD QCmm�ptX[f H,aX S[NDOI �rMEsiALk �ai&l OfnN:F 90VaWy oeNLR kOCT 1utD MY QYUx,{re4 aUDnpRWY i•MASIFA MNIWXWin Qnils,—.,I UruMx —+ Tai aDUXDaRr — 51119 T.LIar —e Thr. diagram is;flwtatme and shows ane of —.1 —P how thh poakirlor orm of the plan can be reafird. LJhi—scly, the anus! ronfgurarian of new 61oe#s and streets, Ihr f2'X,h sad design of buildings and the urer wiahin, arc guided by this Master pion and the cornswonding dee iapmenl fxrrlards ndcpted to impiv Me. Nan. RMAXORTX OrSTIKS kea512eMara pma'nrcYrtafrW NnTdXiOC[aAUUXIry O[YfIOCMENT[tmroaAiioN seer ueTgXm. ecus Thud Adminlstratire Dorn tiny aopg studie(Doleven at Pcrkowilz.Ruth Archilre,; I•-/ao' N N a asa w RMAXORTX OrSTIKS kea512eMara pma'nrcYrtafrW NnTdXiOC[aAUUXIry O[YfIOCMENT[tmroaAiioN seer ueTgXm. ecus Thud Adminlstratire Dorn tiny aopg studie(Doleven at Pcrkowilz.Ruth Archilre,; A rl a chmeln I C Form Based Code (see following pages) SAN Jt JAN CAPIN FRAINO H'SIORKMV,'N CF N I ER HAS ,R P! ANI KO M- Of AluW I DRUARY . 2(1 j G d 10, ttr,�'� stuK,4 11.496 Form Based Development Code DRAFT FEBRUARY 201 0 11.496 FORM BASED CODE DRAFT - FEBRUARY 2010 The following information summarizes how to use this code given the anticipated range of applica- tions that will be submitted and processed per this code. Ai: USE OF NEW BUSINESS IN EXISTING BUILDING Required Action 1. Find your site in Figure 2.0 (Regu- lating Plan) to determine which zone applies. 2. See Table 3A (Land Use Types) to determine what uses are allowed on your site and what type(s) of permit(s) are required. 3. Follow the application require- ments identified in Table 3A for processing by City staff. 4. If you are installing a new sign, see Table 7A and 713 (Signage Types) for requirements to include In your application. Submit Application for Processing If in compliance with all applicable requirements and a CUP is not required, the application will be processed by Planning Staff for the Director of Planning's approval. B: BUILDING TO BE MODIFIED Required Action 1. Find your site in Figure 2.0 (Regulat- ing Plan) to determine which zone applies. 2. See Table 3A (Land Use Types) to determine what uses are allowed on your site and what type(s) of permit(s) are required. 3. See Table 4A (Development Stan- dards) to determine the standards that apply to your existing building. 4. Apply the development standards to your addition or other modification of an existing building and follow the application requirements identified in Table 3A for processing by City staff. Submit Application for Processing If in compliance with all applicable requirements and a CUP is not required, the application will be processed by Planning Staff for the Director of Plan- ning's approval. Required Action 1. Find your site in Figure 2.0 (Regu- lating Plan) to determine which zone applies. 2. See Table 3A (Land Use Types) to determine what uses are allowed on your site given the type of develop- ment you are proposing and what type(s) of permit(s) are required. 3. Apply development standards from Table 4A to your site for the zone that applies. 4. See Table 5A (Building Types) for allowed building types in the zone applicable to your site. Select build- ing type(s) and apply lot width, lot depth and requirements for number of floors as specified in Table SA. S. See Table 6A (FrontageTypes) for allowed frontage types in the zone applicable to your site. Select frontage type(s) and apply to your building per the requirements for the selected type. 6. See Table 7A (SignageTypes) for allowed signage types in the zone applicable to your site. Submit Application for Processing If in compliance with all applicable requirements and a CUP is not required, the application will be processed by Planning Staff for the Director of Planning's approval. AUTHORITY AND ORGANIZATION Required Action 11.496.010 1. Find your site in Figure 2.0 (Regular Ing Plan) to determine which zone applies. 2. See Table 8A (Block Requirements) for min and max dimensions of new blocks to be created out of the existing site. 3. See Table 8C (Street Standards) to de- termine which street types are allowed in the zone. 4. Apply allowable street type(s) to site to create new blocks. S. Continue to Steps C2 through C6 for 'New Building' Submit Application for Processing If in compliance with all applicable re- quirements, the application will be pro- cessed by Planning Staff for Planning Commission and City Council approval. CITY OF SOUTH GATE, CALIFORNIA 11.496 FORM BASED CODE DRAFT - FEBRUARY 2010 ZONE `A. CIVIC CENTER ZONEB. TRANSIT VILLA6E ZONE 10 INTENDED PHYSICAL CHARACTER J (} d r 161i'' see 12.496.021 A-E for purpose statements fd�f Flex Block 8; 10 w/bonus Flex Block 8; 10 w/bonus ALLOWED BUILDING TYPES Lined Block (reserved) Lined Block (reserved) AND MAXIMUM STORIES Hybrid Court 4; 5 w/bonus Hybrid Court 4; 5 w/bonus Court(reserved) Court (reserved) see Table 5A for additional requirements Rowhouse (reserved) Rowhouse (reserved) Tuck -Under (reserved) --- Tuck -Under (reserved) 4; 5 w/ bonus = allowed in zone, max stories Bungalow Court (reserved) Bungalow Court (reserved) --- subject to massing standards in 11.496.050 House/Duplex to Quad lex reserved House/Duplex to Quadplex (reserved --- = not allowed in zone Carriage House (reserved) Carriage House (reserved) --- ALLOWED FRONTAGE TYPES see Table 6A for additional requirements --- = not allowed in zone REQUIRED BUILDING SETBACKS see Table 4A for additional requirements PARKING REQUIREMENTS see Table 4A for parking placement requirements [a] asallowed in Table 3A [b] per Park -Once district as Identified in Fig 2.0 12 Gallery allowed Shopfront allowed Forecourt allowed Stoop (reserved) 10' min Terrace (reserved) 5' min Porch --- Front Yard allowed Front yard 0' cr 20' min Side Street 0' or 10' min Side yard 10' min Rear yard 10' min Alley rear yard 5' min [a] see Ta iTe DCIV for a�diifional requirements Gallery Shopfront allowed Forecourt allowed Stoop {reserved) 0' to 10'min Terrace (reserved) 10' min Porch allowed Front Yard allowed Front yard 0' to 10' min Side Street 0' to 10' min Side yard 0' to 10'min Rear yard 10' min Alley rear yard 3' min a see a ieAN for additional requirements Efficiency/ Studio 1.0-1.5/ unit .15/unit N.A. Efficiency! Studio 1.0-1.5/ unit 15/unit N.A. Res 12 - 3 BR 2.0/unit .20/u nit N.A. Res'I 2 - 3 BR 2.0/unit .20/unit N.A. Live -Work 2.0/unit 1SAmit N.A. Live -Work 2.0/unit .15/unit N.A. Com'I Service 1/250 N.A. yes IN Com'I Service 1/250 N.A. yes [b] Retail 1/200 N.R. yes (b] Retail 1/200 N.A. yes [b] Food 1/100 N.A. yes lb] Food 1/100 N.A. yes (b] Office 1/250 N.A. yes [b) Office 1/250 N.A. yes [b] REGULATING PLAN AND ZONES 11.496.020 ZONE SUMMARIES jorC. CORRIDOR 1 ZONE D. CORRIDOR Z ZONE E. URBAN NEIGHBORHOOD 1 ZONE . , 91r,;-- "'r Flex Block 6; 8 w/bonus Lined Block (reserved) Hybrid Court 4; 5 w/bonus Court (reserved) Rowhouse (reserved) Tuck -Under (reserved) Bungalow Court (reserved) --- House/Duplex to Quadplex (reserved) --- Carriage House (reserved) --- Flex Block 4; 5 w/bonus Lined Block (reserved) Hybrid Court 3; 4 w/bonus Court (reserved) Rowhouse (reserved) Tuck -Under (reserved) Bungalow Court (reserved) House/Duplex to Quadplex (reserved) --- Carriage House (reserved) Flex Block 6; a w/bonus Lined Block (reserved) --- Hybrid Court 3; 4 w/bonus Court (reserved) Rowhouse (reserved) Tuck -Under {reserved) Bungalow Court (reserved[ House/Duplex to Quadplex (reserved) --- Carriage House (reserved[ Gallery allowed Gallery 0' for 50% of frontage Gallery -- Shopfront allowed Shopfront allowed Shopfront allowed Forecourt allowed Forecourt allowed Forecourt allowed Stoop (reserved) N.A. Stoop (reserved) 1/100 Stoop (reserved) N.A. Terrace (reserved) 11250 Terrace (reserved) N.A. Terrace (reserved) 1/300 Porch --- Porch allowed Porch allowed Front Yard allowed Front Yard allowed Front Yard allowed Front yard 0' for 50% of frontage Side Street 0' for 50% of frontage Interior Side yard 0' or 10' Rear yard 10' min Alley rear yard 3' min [a] see Table 4A.CDR1 The additional requirements Efficiency / Studio 1.0-1.51 unit .15/unit N.A. Res'I 2 - 3 BR 2.0/unit .20/unit N.A. Live -Work 2.0/unit .15/unit N.A. Corn']Service 1/250 N.A. N.A. Retail 11200 N.A. N.A. Food 1/100 N.A. N.A. Office 11250 N.A. N.A. Industrial 1/300 N.A. N.A. Front yard 0' for 65% of frontage Side Street 0' for 50% of frontage Interior Side yard 0' or 10' Rear yard 20' min Ailey rear yard 3' min [a] see 11.Tabfe 4A.CDR2 for addl requirements Efficiency/ Studio 1.0-1.5/ unit .15/unit N.A. Res'l 2 - 3 BR 2.0/unit .20/unit N.A. Live -Work 2.0/unit .151unit N.A. Coni I Service 11250 N.A. N.A. Retail 1/200 N.A. N.A. Food 1/100 N.A. N.A. Office 1/250 N.A. N.A. Industrial 1/300 N.A. N.A. Front yard 10' min Side Street 10' min Side yard 10' min Rear yard 10' min Alley rear yard 3' min R§eeTabfe 4A.UN1 for additional requirements Efficiency! Studio 1.0-1.5/ 1 unit .15/unit N.A. Res'I 2 - 3 BR 2.0/unit .20/unit N.A. Live -Work 2.0/unit 15/unit N.A. Com'I Service 11250 [11 N.A. N.A. Retail 1/200 [11 N.A. N.A. Food 1/100(21 N.A. N.A. Office 1/250(31 N.A. N.A. [1] max 2,500 sf; [21 max 1,000 sf; [31 max 2.000 sf CITY OF SOUTH GATE, CALIFORNIA 13 Above: Residentialos well as mixed-use buildings provide a variety ofhousing choices oriented around transit as a majoramenity. Above: Housing choices range to townhouses as port ofa hybrid court to provide density for transit effdencyand a change in scale. services for residents and visitors, expanding the role of transit for the area. REGULATING PLAN AND ZONES 11.496.020 11.496.0218 TRANSIT VILLAGE ZONE (TV) Intent and Purpose The TV zone is applied to areas within approximately one-half mile of an existing or planned transit station to generate mixed-use districts that are focused on transit. This zone provides for tra nsit-proxi mate housing in a physical environment that includes service, retail, office and civic uses. Physical Character The physical environment is one of ground floor commercial / service uses with buildings either at the sidewalk or set back behind front yards depending upon how near they are to the transit station. Nearer, the station, housing is in upper floors or In portions of buildings not adjacent to the streetscape. Farther from the station, housing may be on the ground floor. Buildings are mixed -or single -use, forming a streetwall of 2 to 4 stories with upper volumes up to 8 stories and bonus allowances for up to 10 stories. Streetscape f Public Realm Streetscapes are urban and comfortable, with wide sidewalks in sup- port of pedestrian activity with canopy trees for shade. Planting near the station is focused in individual or groups of containers/pots recog- nizing the high pedestrian nature of the streetscape. Planting farther from the station is more landscape -oriented with tree -planting strips between the curb and sidewalk as well as front yard landscaping. Parking Non-residential parking near the station is provided through a com- bination of on -street customer spaces (parallel and/or diagonal) and park -once / public parking. Residential parking near the station is behind or within buildings and on the site of the associated dwellings. Non-residential parking farther from the station is provided by on - street customer spaces (parallel and/or diagonal). Residential parking farther from the station is behind or within buildings and on the site of the associated dwellings. Left: The above examples are not intended to be interpreted literally as they represent the general ranee ofscale, intensity, site organization and streetscape typically associated with the intent of the TV2one. CITY OF SOUTH GATE, CALIFORNIA 15 11.446 FORM BASED CODE Intent and Purpose The UN 1 zone is applied to areas adjacent to or surrounding major community nodes, including the centers of existing or planned transit stations to provide for for housing, service, retail, office and civic uses as a transition between the more intense node and nearby or adjacent established neighborhoods. Physical Character The physical environment is one of ground floor housing and housing above with occaisional neighborhood -serving retail, office and restau- rants. Buildings near the sidewalk or setback behind landscaped front yards. Buildings are varied in size, mixed -or single -use, forming a streetwall of up to 3 stories with upper volumes up to 6 stories and bonus allow- ances for up to 8 stories, Streetscape / Public Realm Streetscapes are urban and comfortable with either tree -planters and sidewalks or wide sidewalks with trees in tree wells, to support pedes- trian activity and occaisional outdoor dining and to establish a distinct residential character. Street trees are canopy tree species to provide shade for pedestrians and ground floor activity. Parking Parking is through a combination of on -street customer spaces and off- street residential spaces behind or within buildings. Right. The above examples are not intended to be interpreted literally as they represent the general range of scale, intensity, site organization and streetscape typically associated with the intent ofthe UN i Zone. 18 DRAFT - FEBRUARY 2010 Above: A variety ofpoint-a(ms buildings with direct sidewalk access, making the streetscape an amenity associated with the building. Above: Mixed-use buildings provide an active ground floor, espe- cially at corners where visiblity is highest and access the easiest tively shapes the streetscape and gives identity to its occupants. 11.496 FORM BASED CODE DRAFT - FEBRUARY 2010 The following land use types are allowed in the various zones subject to compliance with all applicable require- ments. TABLE 3A LAND USE TYPE (1) PERMIT REQUIRED BY ZONE Key to Table 3A Notes: (1) All land use types are subject to the (4) Civic / Institutional uses within any of P Permitted land Use Type applicable building type and frontage the allowed building types identified are type requirements of the zone. subject to special design review proce- CUP Conditionally Permitted Land Use Type dures set forth in chapter 11.496.0144. (2) Allowed as a single -use in a building (5) See'Notes' per the building placement, building (5) Outdoor staging, storage or repair of type and frontage type requirements. vehicles not allowed within 60 feet of Land Use Type not permitted front lot line. (3) Alcohol sales allowed if on-site with a 'sit-down' restaurant. 38 LAND USE TYPES AND STANDARDS 11.496.030 ALLOWED LAND USES AND PERMIT REQUIREMENTS FOR ZONES PERMIT REQUIRED BY ZONE (6) Use allowed only on upper floor(s) or (8) Existing uses are allowed to con - behind ground floor street frontage use tinue until such time that any of the with minimum 30 feet depth from face thresholds in chapter 11.496.013c of storefronts. are caused to apply. (7) Drive through lane and window shall (9) In compliance with all applicable not be adjacent to front or side street right-of-way requirements. lot lines.. (10) See Tables 4A.CDR 1 and 4A.CDR 2 for building location requirements. CITY OF SOUTH GATE, CALIFORNIA 39 11.496 FORM BASED CODE LABII) USE TYPE (1) DRAFT - FEBRUARY 2010 PERMIT REQUIRED BY ZONE CIV TV CDR CDR 2 CUP(6) I CUP(6) CUP(6) I CUP(6) CUP CUP CUP CUP(6) CUP CUP(6) - -- CUP(6) CUP(6) 13[10) P(10) P(10) 13(10) P(10) Key to Table 3A P Permitted Land Use Type CUP Conditionally Permitted Land Use Type (5) See `Notes' --- Land Use Type not permitted 40 Notes: (1) All land use types are subject to the applicable building type and frontage type requirements of the zone. (2) Allowed as a single -use in a building per the building placement, building type and frontage type requirements. (3) Alcohol sales allowed if on-site with a ,sit-down` restaurant. (4) Civic / Institutional uses within any of the allowed building types identified are subject to special design review proce- dures set forth in chapter 11.496.014d. (5) Outdoor staging, storage or repair of vehicles not allowed within 60 feet of front lot line. LAND USE TYPES AND STANDARDS 11.496.030 ALLOWED LAND USES AND PERMIT REQUIREMENTS FOR ZONES PERMIT REQUIRED BY ZONE (6) Use allowed only on upper floor(s) or (8) Existing uses are allowed to con - behind ground floor street frontage use tinue until such time that any of the with minimum 30 feet depth from face thresholds in chapter 11.496.013c of storefronts. are caused to apply. (7) Drive through lane and window shall (9) In compliance with all applicable not be adjacent to front or side street right-of-way requirements. lot lines. (10) See Tables 4A.CDR 1 and 4A.CDR 2 for building location requirements. CITY OF SOUTH GATE, CALIFORNIA 41 11.496 FORM BASED CODE SECOND ADMINISTRATIVE DRAFT - 4 JANUARY 2010 The following requirements apply to all property, buildings/improvements within the CDR 2 Zone 1. The following setbacks shall be required as applicable. BUILDING SETBACKS MIN IN FEET) Front yard [b] O' for 65% of frontage Side Street 0' for 50% of frontage Side yard 10' Rear yard 20' (from building[s] torear P.L.) Alley rear yard 3' (from edge of alley [P.L.] — -- to neaesf�uiidin [a] Building may be placed anywhere within the `Allowable Building Placement" area, as identified below, subject to the applicable building height and massing standards. [b] Ground floor commercial required within 75 ft of street corner. Note: Fuel stations only allowed on corner lots. 1. The following encroachments into required setbacks or R.O.W are allowed as identified below. TYPE MAX Horiz. MAX Vert. Front yard 0 (Awnings, Signs, Gallery) w/in 2' of curb min 8' clear Outdoor dining min 5' clr access min 8' clear Side Street 0. (Awnings, Signs, Gallery) w/in 2' of curb min 8' clear Outdoor dining min 5' clr access min 8' clear Interior Side yard w/in 5' of lot line per bldg type Rear yard w/in 10' of lot line per bldg type -- • Lot Line M Allowed Building Placement 50 Figure 4A / Figure 46 Lot Line Required Building Setback Required Building Setback Allowed Encroachment into Required Building Setback per Section 8.1 above, subject to approval by PublicWodts Department Allowed Building Placement 1. The following shall be required as applicable. BUILDING HEIGHT a] Front 10' min for 35% of frontage 5'min Standard without bonus up to 4 stories or S0 ft [b] 60' min for 65°/a of frontage Standard with bonus up to 5 stories or 60 ft [b] Side street 5' min IN 5' min Rear Volume(s): above 3rd story, within rear 1/2 of lot. 60' min for 50% of frontage Min 20 ft setback from rear property line required Rear yard S' min Alley rear yard 3' min 3' min Front Facade: above the 4th story, min 10 ft setback for [a] The above setback requirements apply to podium garages. at least 50% of facade. [b] At -grade parking allowed along side street frontage for ]a] The building may occupy the allowable envelope as identified below, subject to massing standards for applicable building type. [b] Ground Floor Minimum Height: 10 ft URBAN STANDARDS 11.496.040 1. Parking Setbacks: The following parking setbacks shall be provided as applicable. See Table 2A for amount of required parking. SETBACK AT GRADE [a, b) SUBTERRANEAN Front 10' min for 35% of frontage 5'min 60' min for 65°/a of frontage Side street 5' min IN 5' min 60' min for 50% of frontage Rear yard S' min Alley rear yard 3' min 3' min [a] The above setback requirements apply to podium garages. [b] At -grade parking allowed along side street frontage for up to rear 1/2 of lot. [c] A Street Screen up to 3 ft in height is required along any adjacent right-of-way between at -grade parking and the sidewalk. 2. Parking Access (Figure 4D). vehicular access is permitted --, from the rear of the lot and from the front or side street, provided that any driveway is at least 140 feet from the nearest street inter- section or driveway. Figure 4C. — Lot Line M Flaors1-4 as allowed by applicable building type Standards (section 11.496.050) = Floor 5 as allowed by bonus and applicable building type standards (section 11.4%.050) \ r Figure 4D �- Lot Line - Allowed Parking Placement M Required Parking Setback --1 Allowed yehicularAccess toLot CITY OF SOUTH GATE, CALIFORNIA 51 11.496 FORM BASED CODE DRAFT - FEBRUARY 2010. 0 Building Types This chapter identifies the building types allowed within the zones subject to this Code, and pro- vides design standards to ensure that proposed development is consistent with the City's goals for building form, character, and quality. Each building shall be designed in compliance with the standards of this chapter, with the excep- tion of civic and institutional buildings, which are not required to comply with these standards, but are instead subject to the City's Site Plan Review process. Table 5A identifies the allowed building types according to their intensity from most intense (Flex - Block) to least intense (House). Building Types and Compatibility with Adjacent Buildings/Uses. Where zones and/or buildings of varying scale and use adjoin, additional standards are applied to provide for compatibility. ALLOWEDTABLE SA 1ING TYPES AND STANDARDS BY Z• Lot Width Lot Depth [11 Max floors allowed by Zone [1] (along (slang secondary primary frontage or inte CIV TV CDR 1 CDR 2 UN 1 frontage} rior side yard) Building Type Min Max {ft) (ft) Min Max {ft) (ft) Max (w1 Max (w\ Max (WN Max W Max (w1 bonus) bonus) bonus) bonus) bonus) A. Flex Black F. (refer to 11.416.050 A) '` 120 [21 250 121 100121 250 [21 8 10 8 10 6 8 4 5 6 8 B. Lined Block (re- served) C. Hybrid Court (refer to 11.496.050 C}_ 150 [21 250 [21 140 [21 250 [2} 3 4 4 5 4 5 3 4 3 4 D. Court (reserved) E. fiowhouse Iresened) F. Tu ck-Under (reserved) G. Duplex to Quad- pleX Omervedl H. Bungalow Court 4ese ed) I. House (reserved) [1] per chapter I I A96.080D.3 and subject to applicable massing standards [21 see specific standards regarding existing lots. 54 11.496 FORM BASE© CODE C - Hybrid Court 1. Description and Intent: A building that combines the lower intensity courtyard housing type (walkup access) with the more intense flex -block type (common or point access) around shared open space for locations such as busy streets adjacent to small scale neighborhoods. This type may be oc- cupied by retail, service, office, residential and/or live -work uses on the around floor, with upper floors also configured for those uses or strictly for one use such as housing. As this type combines two ends of the intensity spectrum, itis limited to S stories to maintain compatibility between the walkup and point -access components as well as livability for its tenants. la. Residential Density: The Hybrid Court type ranges from 40 to 60 dwellings per acre depend- ing upon the actual number of stories, and size of dwelling units. 66 DRAFT - FEBRUARY 2010 Main facade along busy corridor with entries to ground floor units raised and setback from sidewalk. Street Sidewalk/Front Building Setback While the main facade in this example contains most ofthe density, the rear of the lot is the awalk-up'portionwith much smaller volumes. note, the parking lot tit let is not associated with the example. In addition to individual entries to units facing the street, interior units are accessed through azaguan, providing security and natural ventilation. The above examples are not intended to be interpreted literally. The above examples represent the general range ofscale,configuration and streetscape typically associated with the Hybrid Court building type. Individual designs may vary provided that they are in compliance with the applicable standards. BUILDING TYPES AND STANDARDS 11.496.050 FIGURE HC.1 ILLUSTRATIVE EXAMPLE OF THE HYBRID COURT BUILDING TYPE Common -Access (point -access [elevator) Building ® Access/ Frontage Eam 2. Lot and Access Standards. A Hybrid court building shall be located on a lot per the following standards, applicable. a. The main entrance to each ground floor dwelling or commercial suite fronting a street or public open space shall be directly from the street or public open space. For suites or dwellings that front on the street and have frontage on the shared courtyard, their primary entrance shall be from the street. b. Commercial suites or dwellings fronting a court shall take their primary access from the shared courtyard. 3. Parking Standards a. Required parking may be accommodated in either a surface park- ing configuration at the rear of the lot, in a podium or subterranean garage, of which no more than t level can be above grade, or a combination of the surface parking and garage. b. Dwellings and commercial suites shall have indirect access to their parking stall(s). Above. Illustrative Diagram of Hybrid Court building Type (see section 4'Variations'forexamples of Hybrid Court being applied to various sites). Individual de- signs are allowed to vary provided that the intent of the applicable zone is maintained and all applicable requirements are followed. CITY OF SOUTH GATE, CALIFORNIA 67 Lot Standards Min (ft) Max (ft) Wldth:new lot 150 250 existinglot 125 254 Depth,newlot 140 250 existing lot 1 120 250 a. The main entrance to each ground floor dwelling or commercial suite fronting a street or public open space shall be directly from the street or public open space. For suites or dwellings that front on the street and have frontage on the shared courtyard, their primary entrance shall be from the street. b. Commercial suites or dwellings fronting a court shall take their primary access from the shared courtyard. 3. Parking Standards a. Required parking may be accommodated in either a surface park- ing configuration at the rear of the lot, in a podium or subterranean garage, of which no more than t level can be above grade, or a combination of the surface parking and garage. b. Dwellings and commercial suites shall have indirect access to their parking stall(s). Above. Illustrative Diagram of Hybrid Court building Type (see section 4'Variations'forexamples of Hybrid Court being applied to various sites). Individual de- signs are allowed to vary provided that the intent of the applicable zone is maintained and all applicable requirements are followed. CITY OF SOUTH GATE, CALIFORNIA 67 11.496 FORM BASED CODE 4. Variations. The following are examples of the Flex block building type applied to typical sites in the zones subject to this code. Other variations are possible provided that the design com- plies with the applicable requirements of this code. Key Building Footprint Required Frontage/bless Parking (surface or podium/subterranean) Vehicular Access to lot ..> 68 i [�7.1ra�ii110��3:1LIl,C�' � � A. Small Lot (140 ft. min depth). This scenario adapts to the smallest lot possible for this building type. The walk-up portion of the building is located at the rear, near existing neighborhoods while the common access portion is located along the front or busy street. In this small scenario, podium or subterranean parking is necessary. Above: Example of Below: Plan -view of above example. I I' L--——------—---------— J''. Service Alley (where occurs) I I I Primary Street -- — — — — —— — ------—----- BUILDING TYPES AND STANDARDS 11.496.050 VARIATIONS OF THE HYBRID COURT BUILDING TYPE B. Large lot (250 ft. max depth). This scenario locates one walk-up portion of the building along the street in addition to a walk-up portion along the rear next to existing neighborhoods, while pairing the front walk-up building along the street with a common access building. Such a configuration allows the house -scale build- ings to be more compatible with smaller neighbors across an alley, along the interior side yard or at a corner while locating the more intense common access building away from those smaller neighbors. Above: Example of at-grode parking behind flex block building. Below Plan-viewof above example. Service Alley (where occurs) CA IMF ;W NW 1W or MW a. i ask: Primary Street CITY OF SOUTH GATE, CALIFORNIA 69 FRONTAGE TYPES AND STANDARDS 11.496.060 11.496.062 SPECIFIC STANDARDS FOR FRONTAGE TYPES. A. Allowed frontage types by zone. The following standards in Table 6A apply to all proposed building / modifications for property subject to this Code. TABLE.A ALLOWED •• y • AND STANDARDS BY ZONE Zone Frontage Type A. Gallery allowed — allowed B. Shopfront allowed allowed allowed allowed allowed C. Forecourt allowed allowed allowed allowed allowed D. Stoop (reserved) E. Terrace (reserved) F. Porch --- allowed --- allowed allowed G. Front Yard allowed allowed allowed (11 allowed (11 allowed (11 allowed when associated with a residential or civic building CITY OF SOUTH GATE, CALIFORNIA 11.496 FORM BASED CODE SECOND ADMINISTRATIVE DRAFT - 4 JANUARY 2010 11.496.062 -SPECIFIC FRONTAGE TYPES AND STANDARDS F. Porch Description and Intent: Porches are covered spaces set back from the frontage line with a front yard between the sidewalk and the porch raised, or at grade, that provide a physical transition from the sidewalk to the building. A fence or wall at the property line may be used to define the private space of the yard.The front yard may also be raised from the sidewalk, creating a small retaining wall at the property line with entry steps to the yard. A variety of porch designs are possible, subject to City approval, per the following and as further described in the diagrams below: a. Porches shall be at least 10 feet in height, 7 feet in depth and 12 feet in width. All required dimensions are to be consistent with sec- tion 11.496.060D. a b. Porches may be at grade or raised up to 3 feet from the adjacent grade to transition into the building. 0 c. Fences or walls defining and/or retaining the front yard shall not exceed 3 feet in height from the adjacent sidewalk. O d. Signage may be applied to the porch per the requirements of chap- ter 11.496.070. Q e. Porches may encroach into the front setback as specified in chapter 11.496.040 for the applicable zone. 0 The above examples are not intended to be interpreted literally. The above examples representthe general range ofscale, configuration and streetscape typically associated with the Porch frontage type. Individual designs may vary provided that they are in compliance with the applicable standards. 82 R.O.W. I Lot 0 0 Street Sidewalk 0 0 Upper Floor as octan Ground Floor j 0 Above.- bove:Section Section 0 Diagram 0 1 Below., 0 Plan Diagram FRONTAGE TYPES AND STANDARDS 11.496.060 a Above. Axonometric Diagram CITY OF SOUTH GATE, CALIFORNIA 83 BLOCK AND STREET STANDARDS 11.496.080 Zone ® Lot Width (along Primary Frontage) Lot Width (along Secondary Frontage) Min Max Min Max ISO Soo 150 500 150 400 150 400 .. 200 500 200 Soo • 200 Soo 200 500 100 350 100 350 Access requirements. After the initial subdivision of a site into blocks and lots, it may become necessary to adjust alley or other right-of-way access. In this case, the following shall apply: I. Realignment of right(s) of way. Existing or approved rights-of-way maybe realigned subject to City approval such that the resulting block and private property meet the requirements of this chapter and the applicable building type requirements (Table 5A). 2. Existing Alley -Access. In all cases, blocks with alleys shall maintain such access. Existing or ap- proved alley -access may be modified subject to City approval through realignment, (shift, deflection, etc.) provided the realigned alley results in at least 100 feet of net developable lot depth on both sides of the realigned alley. Existing Alley Existing Alley shifted Existing Alley deflected CITY OF SOUTH GATE, CALIFORNIA 89 11.496 FORM BASED CODE DRAFT - 2 FEBRUARY 2010 This information illustrates the intent of the block and street standards combined with the building type standards and provides direction on how to break down sites exceeding S acres into blocks with lots that receive pedestrian -scaled buildings. Step 1: Existing Site Sites that are not already in compliance with Figure 2.0 (Regulat- ing Plan) shall be subdivided further to create additional blocks per the requirements of Table 8A. For sites already in compliance with Figure 2.0, the requirements to introduce streets and alleys do not apply. As the site is subdivided to generate additional blocks, the zone boundaries need to be adjusted to exclude rights-of-way and to correspond to the block(s) for which they are intended. The example at right shows one zone applying to the site. Step 2: Introduce Streets Sites being subdivided into additional blocks shall introduce streets per Table 8C and comply with the applicable block -size requirements of Table 8A. Adjustments to the street network are allowed per chapter 11.496.080E. Step 3: Introduce Alleys Access to blocks and their individual lots is allowed only by alley or, side street, except as otherwise allowed in each zone. The intent of limiting access to the rear or side of lots is to maintain the continuity of the streetscape without interruptions such as driveway access. Therefore, unless the lot(s) takes access via a side street or front access is allowed in the zone, the introduction of rear service alleys is required. 90 I I BUCK AND STREET STANDARDS 11.498.080 APPLYING STANDARDS TO ACHIEVE PEDESTRIAN/HUMAN-SCALED BUILDINGS Step 4: Adjust Zones Upon applying urban design to the site in order to generate the types of blocks to accommodate the proposed development, it may become desireable or necessary to adjust the existing zone boundaries. In such a case, the adjusted zone(s) or new zone(s) are to be applied to the new blocks. The example at right shows two zones: one that already was applied to the site and a second to allow for a different range of intensity and physical character. Step S: Introduce Lots Lots are introduced on each block to correspond with the selected building type(s) allowed by each zone, and their particular requirements in Table 5A. These lots are for the purpose of design and reflect the mini- mum area needed to effectively design corresponding building types. The permanence of the lot lines is not required by these standards. Step 6: Introduce Projects Each lot is to receive no more than one building type, The build- ing is then designed and arranged to suit the particular organiza- tion of buildings desired for the block. Each building is then combined with one of the allowed frontage types along any public frontage (i.e., street, public open space, shared open space). It CITY OF SOUTH GATE, CALIFORNIA 91 11.496 FORM BASED CODE The following street standards apply to new blocks or to blocks being modified: Type: Mixed -Use Street 1 Type: Mixed -Use Street 2 As new street types are needed and generated, those new types will be described in this chap- ter and included in Table 8C. Component Mixed -Use Street 1 Requirement © Sidewalk 10' min Planter 4'x4'tree wells at 30'spacing Parking Parallel both sides max 9'wide ® Travel lanes 2, 1 -each direction min 10' max 12' M Paved width max 38' • .M Right -of -Way 58' to 64' 92 DRAFT - 2 FEBRUARY 2010 Ii il M l� Upper Floora (as occursl: pmmerclaf, sIper3A �.,� UpperFloars Grd Flaor: 2l ?` Gad Floor: Comm`G Res? per Table 3A ® Comm% Res'l — per Table 3A 5 5. RL P T' T P I PL PV l RO W BLOCK AND STREET STANDARDS 11.496.080 Component Mixed -Use Street 2 Sidewalk 14'min Planter 4'x4'tree wells at 30'spacing Parking Parallel both sides max 9`wide ® Travel lanes 2,1 -each direction max 10' M Paved width max 38' M Right -of -Way 66'to 74' CITY OF SOUTH GATE:, CALIFORNIA 93 11.496 FORM BASED CODE DRAFT - FEBRUARY 2014 0 General Requirements This chapter provides standards for particular elements of buildings/sites as well as certain opera- tional standards to ensure a consistent and high level of quality in building design, materials, and operations. This chapter applies to all property subject to this Code, as applicable and at the discre- tion of the City of South Gate. 11.496.091 REQUIREMENTS 1. Alterations, restoration, rehabilitation, ordinary repair and maintenance. See South Gate Municipal Code. 2. Demolition. See South Gate Municipal Code chapter. 3. Building Entrances: a. The primary entrance shall be distinguished by architectural features such as, but not limited to. an entry portal; change in material or color; change in scale of other openings; addition of columns, lintels or canopies. b. Secondary entrances shall have architectural features that are smaller in height and width, with fewer or simpler architectural elements than the primary entrance in scale and detail. 4. Awnings and Canopies: Awnings and/or canopies shall accentuate the character -defining features of a building as follows: L Awnings and canopies shall be mounted to highlight architectural features such as moldings that may be found above the storefront. ii. Awnings and canopies shall match the shape of the opening that they are shading. iii. odd shapes and bubble awnings are prohibited except where the shape of an opening re- quires a bubble awning, or a historic precedent shows they have been previously used on the building. iv. Canopies and awnings shall not conflict with the buildings's proportions or with the shape of the openings that the awning or canopy covers. v. Awnings and canopies may be constructed of metal, wood or fabric, subject to the approval of the Community Development Director. vi. Lights that illuminate the pedestrian way beneath the awning shall be reviewed by the Com- munity Development Director to determine if they are appropriate for their context; a. Lights may illuminate the storefront; b. Internally illuminated awnings that glow are prohibited. 94 11.496 FORM BASED CODE DRAFT - FEBRUARY 2010 M1 Required Findings Prior to approving an application involving property subject to this Code, the Community Develop- ment Director shall evaluate the application for compliance with this Code per the findings of this Chapter. The application is required to demonstrate compliance with the applicable findings. Each finding is assumed to be preceded with"The proposed application...". In cases where the statement cannot be made in the affirmative, the proposed application shall be deemed to be out of compliance with this Code and not be able to be approved. A. REGULATING PLAN AND ZONES: 11.496.020 "The proposed application.." 1. Establishes and maintains unique zones to effectively implement the vision, policies and physi- cal character as envisioned in the Community Design Element of the South Gate General Plan; 2. Generates or maintains the intended physical character of each zone based on the policies and direction in the South Gate General Plan through the appropriate allocation of land use, build- ing, frontage, and signage types;. 3. Generates or maintains a compatible transition between zones through changes in zone at the raid -block or through appropriate allocation of street types for changes in physical scale on op- posite sides of a street. 4. Is in compliance with the requirements of the applicable zone and Figure 2.0, Regulating Plan. B. LAND USE TYPES AND STANDARDS: 11.496.030, TABLE 3A "The proposed application..' 1. Is an allowed land use type that supports the intended physical character, as envisioned in the Community Design Element of the South Gate General Plan; 2. Generates or maintains compatibility between adjacent and surrounding land use types; 3. Reflects the primary purposes of the particular zone(s) and is able to be approved administra- tively because it will achieve compatibility through compliance with the applicable require- ments of this Code; 4. Upon including the necessary conditional requirements for land use types where it cannot be assumed that compatibility will be achieved solely through compliance with the applicable requirements, will achieve compatibility. 5. Is in compliance with the requirements of the applicable zone. 98 REQUIRED FINDINGS C. DEVELOPMENT STANDARDS: 11.496.040, TABLE 4A "The proposed application..." 1. Generates or maintains a pedestrian -oriented streetscape within and between zones, as envi- sioned the Community Design Element of the South Gate General Plan; 2. Generates or maintains compatible adjacencies of building location and scale between new buildings and neighboring buildings as well as existing neighborhoods; 3. Provides for vehicular/ service access without adversely affecting the pedestrian -orientation of the streetscape; 4. Generates or maintains a balanced parking supply that groups or shares commercial parking between multiple properties/ blocks through an identified shared parking strategy, acknowl- edging the different parking needs across the community and during different times of day; 5. Is in compliance with the requirements of the applicable zone. D. BUILDING TYPE STANDARDS: 11.496.050, TABLE 5A "The proposed application..." 1. Generates or maintains pedestrian -oriented buildings on individual lots that incrementally shape the streetscape envisioned in the South Gate General Plan; 2. Generates or maintains pedestrian -oriented buildings through appropriately sized individual lots for each allowed building type; 3. Supports an active streetscape through buildings on individual lots that front the street and/or open space with rooms/activities that are compatible with being adjacent to a streetscape; 4. Generates or maintains pedestrian -oriented open space within residentially -oriented building types to provide a private open space in addition to public open space throughout the com- munity; 5. Generates or maintains buildings that creatively respond to their site conditions and are physi- cally compatible with their surroundings through distribution of building massing. 6. Is in compliance with the requirements of the applicable zone. CITY OF SOUTH GATE, CALIFORNIA 99 Attachment D1 Implementation CHAPTER 3: IMPLEMENTATION 3.1 INTRODUCTION 3.1.4 First RVs A. Peodeen The table an the "'I page describes a of capita] r entursent Indw6on for the Specific plan area The choke of the rn"L" it holier. will depend on policy priomin and marker interest in Uptown Whinier. At the time of preparation of the Specific Plan, tie uMedy"mg market emnenuss of the re favorable, with dwdopmmt interest and pressure Som variety of private sources. A key opportunity created by the adaption of the Specific Wan h the inaeasein intensity and demiyalWwable fordwgopment within the Wan arae, TheC,y orwhittier should cwurrentydndop pclktn and Proaeduu that unapt—the value assoda9td with this rezoning. The utile on this page lists the atom primariy rnponvbi. far Bash capital rwntment initiative. An important mep is for the City to adopt a Communily Fadliues Dkiricts (CFD) that would ower IN or pan a rhe Uptown SpeciOc Wan Oma and require.— devetopmont to occur under I CFD. An ordinance would create a CFD on a parcel by parcel basis such that as new daelopment pr—rs are ncir wnd Through devdapmenl ageeemenn, dq Would be required to pankipaTo in the CFD. The ordinance esubihhing ]las should be adopted mushy concurrtedy with the ad.pripn of the Specific Wan. It. laolut Casts and flion es The table below, Menu of Impenentarion tnitwwn, and d. panning.lw,4 cost estimates for major projects and Pudic imprwemmn. The uble Oho klentRes funding sourness and Fn..d g methods. Kay unpimNntarion nes—ces ffnclude the Whitler Redevelop icer Agency (WRA), as fodwrs: . Ponim afthe nhung 2005 bond issue Sb to $7 milticn: E.Osc uake area • S2 to $3 million Grmdeafarca • Ponion of the new ,1x07 bond ns • Apprmlmatey S8 mdflon: 6aNaquak.aree • Net new increment from the specific Wan area • Appnm.imatdy SIS million It is nxither evpected n« desi.bi. To spend all thine monies on Uptown. In order fw the Plan impkmematien to m.. forward. the WRA will have to issue new debt based an the value of the enrltlemmts vested ham the Uptown Whittier Specific Wan. Thi should yithl aFsan..mately $1S million in suppTsible debt, which an be combhred with uitisg WRA aOvd To make public imprrwementi in the Plarr ares. Th. 315 mil€tun is to be caused through meting scheduled bond isswY Through apprn imatey 2 year cycles. ® UPTOWN WITIMER SPECIFIC Mel. Cie of ws.41 C•wfernr• In addition to these WRA funds, it will beenportantte bring in manly Fadiiu aasusmvnn, indudingbenefit assessment districts and char apprgachn. A 0.65 to OAS levy m Not new monument within the Specific Pian area would keep the Overall tae harden u.der 2 percent. The pian area has the capacity to ran addaI-.1 $25 to 335 million to support CFO funded improvements within the plan area, such as parts and a Parr Once distriee.. The Specific Wan has Iheupaay to pradace S40te $50 million fmm aex imntmmt generated from the bosh the rte new OU increment plus CFD cepaciy. In add'nion, tear. in. other funding source that court be accessed I. support publk impavamenn, some of which could be trued on a national ,sears Tess. These I.I d. a broad u ... ty of impact ices which caald be directed towards parking. storm water, and other ,fared imm prweenn. Oxer Time, there may be oppor unilie, tor awns enernal funding sources for Pudic improvements Ora rhe Ilht of She Wan, particularlyin the arae of tramponalion and park xqunition as pmjecui ern apply apinAusivially for Suite of [anemia support and for other occasional resouicn from the U.S. gavernmen; such as CDSG. C. Park One Strueurn A major component of the Specific Waifs implonlrint On an rhe Park Ona ssmctures. Th. Ill.-- Pl.. in Section 7.1 suggests a number, ]oration, and building faotpinn of the Park Once structures, We their actual implementation wig Occur erre the thresholds fated in the tads on this page, Sequencing of Park Onto 5tmctu,s. Park Ona structures shown is the illustrative plan and tnnsponation diagram are only suggutkre, and do not erg nda any specific egpecuaion on the that Particular, property The actual location ofuch Park Orrce StNaur. will be eond'd mml by the geognphie pauem. of private irenemen; and a perking structure utchment arca of opprosim.0 690 fen in radius he. the structureinedf. The alaadations In the acnorninenrs, U. aro based on a nsio of 3 parking spans pit 1.000 square fee of retail and co t—rdai space. and a cooapual parking suua,rre of 240 spun. Ther conceptus1240 parking -space part Once stmeur. is an app-imate number ser deermim average dresemrons led estimated costs, and i Wsed on a size and sok that is approprim to the fleegraiised Iabrk of Uptown. Parking for the fent proyeas in Uprown may be scmmmodated umMr ofways: as pan of rhe d—losament on IheAlpSI. Be. site: as a shared agraement wish ;NNAIN r offstre paring facility nearby: or on the site Is a tantbaped parking court. SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 A.ponsadNdes. for Capital Irmestmmt tnklaMes' CiydWhittin Whinier Redevdopmml PudiaPrivase pmpery.Oumer 'Whittier Coup Within appenaimatey 600 fen of Agency pace—I'gps Business lmji—enters and Park Once Strategy Dlagtam in Alpha-Beuisite) (including Buil diacml to forma Alpha District Tres sw<cesxfon 0I. Pad[ Ona struotuns. Tim sucros'on pan Wnhm mtey epprwna606fen of Ise Park Once sinxture Ist Park fine structure _ Mid -bloc] pednvi.s adaptive reuse of.W Bank ofAmnica building) (Including adjacent to old Bank of Section 2.3 for possihle IOcasions of crossings America bwddin Park Once serue[wn 3. At 1u11240,000F t ofnew retail and comer -A install deem.. parking Seellim[rathe Wart in Section 2.1 development roecennation ofnew derclopmen; p.sni machines specialty in close prmdmhy m Greenleaf Section 2.3 for poss'rdo locations of 2nd Park Once suwcture 12M Park Once Structure 4. At least 320pofeen orrew read and commercial Within 600 fan of See Illunntfve Pian in Section 2.1 park on/adjaunt to ccatumimatry corscenVatian of new development, and Park Once SimoU Diagram in forma AIpW.B- site Section 23 for Possible locations of Park in sourhwnt park insa d—I Park Once suunums 5. At 1as1400,000 fin ofnew ,nail an4wormerclat quadrant of Uptown qwdriuit afUpown derdopereet conemuato, of—cluokpmen, � upsal meaner, MwwwN uadncdMd In Ubrrae vest OM• Sequencing of Nei Pari Ona S Wcluea br Uptewn Threshold for lnuoduci.ng New Suunure I Possible location of t ry Structure Notes I. Atlnst 8Q000square €estof new ""Ti and Within appenaimatey 600 fen of $ee Illus] atiw Our in Section 2.1 rcud development (including on former co mm.fio. of.—development and Park Once Strategy Dlagtam in Alpha-Beuisite) (including Buil diacml to forma Alpha Section 2.3 for possible locations of BHa she) Pad[ Ona struotuns. 2. Attust 160,000 square feet of— retail and Wnhm mtey epprwna606fen of Sec Illustrative Wan in Section 2.1 commercial i1vdopment(includingneit to and rndanew of ndewelopm.nt m and Park Once Strain a St®+ Diagram In adaptive reuse of.W Bank ofAmnica building) (Including adjacent to old Bank of Section 2.3 for possihle IOcasions of America bwddin Park Once serue[wn 3. At 1u11240,000F t ofnew retail and comer -A WithmaPPraatnm,y6001eetof Seellim[rathe Wart in Section 2.1 development roecennation ofnew derclopmen; and Park One. Strategy DUgnm In specialty in close prmdmhy m Greenleaf Section 2.3 for poss'rdo locations of Avenueand Philadelphia Street Park Onosturtures 4. At least 320pofeen orrew read and commercial Within 600 fan of See Illunntfve Pian in Section 2.1 devekpment ccatumimatry corscenVatian of new development, and Park Once SimoU Diagram in especially inlTos. pioximiy to Cnenluf Section 23 for Possible locations of Arerwea.d Philadelphia Stmt Park Once suunums 5. At 1as1400,000 fin ofnew ,nail an4wormerclat Withinapp—m'atey600fessof See lllitio—e plan, Section 2.1 derdopereet conemuato, of—cluokpmen, and Park One SuatW Diegremin npeCUIym dose po drurf to Gmnkaf Section 2.3 for possible lontions of Avera. and ishpadelphie Street Park One suuctuau 6. At least 480,0001ose of.- Trial aridmmmerrial Within app—imearty 600 fen of See Illusurid. Wan res Section 2.1 development cation of new development, and park Once Strategy Diagram in espe"li, in close pioaimiy to Gcenleaf Section" for possible locations of Avrnue and Phfladelphta Strew Park Once.",onn studi0©Qleven at Porkowltza Rudh rkmhdtecls Attachment D2 Implementation CHAPTER 3 : IMPLEMENTATION 3-2 PROGRAMMATIC CAPACITIES The diagram on this page and the table on the fdloeing page describe the prpgnmmakc capacmes ofthe Uptown Specific Plan area, as enalsiorsed by the scenario of the illustntive pian. The capacities arc measured in gross sgwre footage, and include the foDowing calegolies: retail rommer<tal Is.g, office and senksl. esiMnsial, and civic and institutional (including public and nom profit ptapenaes, such a• those owned by churches, Whluier College, and the school district). The srtu+ lootaga cakalaeions are subject to change, depending on public policy dvshir—s and mar6et demnd coadipons. The pregrammatkcapckiesukula- 'inns are nonetheless useful for estimatina funding requiaemenh, us generated, and erM,onmantal impacts, The capacities In she sable ora.w-i—tdy 8036 of the full devabpmertt upic. ity d the Up—ir Whittier Specific Wan arn. Klry. Deetnptilon — — Upw-n"di, planarn&".y ® npinWN Wlnrrlae SPFCIFIt PLa N. t�q of WkkiMt Ulferna SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 I T kwour sxssr 1 1 a—� 1 � 1 � I l 1 I 1 I 1 1 l 1 I 1 urian sskpa � 1 1 1 5 1 J 1 1 I 1 1 1 1 , 1 1 1 rNglplll.FJ SIalEa I I 1 I 1 l 1 f 1 1 ® dap © d$!© ® ly°9 f 1 t 1 l 1 1 1 e Waeutna teaFD Y 1 , 1 1 1 1 1 1 1 1 ! 1 1 1 l Y lq 1 1 3 r ;g -----i-----:----- a--a�i- � -; , a__ Bbd 6y 8.4 Upee-e Wl dn, W. Plea Cap .;.. Dignan a�� E D PDD 400 800ft s tudiia(Deleven al Perkowltz#Ruth Archnncla Attachment D3 Implementation SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3. 2010 oe�eo��e� o�as■s>I>I�■�sa n�aaaa����a 0a�saa���s■® na�aao�ars o�alsallllllllllll��al,s oa��■ar���sr�s oa�sa��®�ra�u■ aaaaa���■sa n�aaa���Ils SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3. 2010 Nalr. The IaNd use arca squire foosages m rh. above table are app0.aima[a and ate mmm 19 convey orders d magnitude (rather dun specllieyea, ties) o(each ha ort d —on each cin 61od. the numbers. are rarnpoled from a varen ofsaumc . including the 89116 Las Angela C ry T Asses r ebste. 890d aeNol phorognphs of uptown, and the build-0ut scenario proposed in the dluslralivo plan sham in Chsptu 8 Or eh k Specific Woe. Moate4 eeh d-•reb—h and N—W le. 3096 stud iQQQ[eve n at Perk9+rvrllz.Rulh Archrt9 is n�aaaa����a 0a�saa���s■® ns�a�isr��a oa��■ar���sr�s oals����aa Nalr. The IaNd use arca squire foosages m rh. above table are app0.aima[a and ate mmm 19 convey orders d magnitude (rather dun specllieyea, ties) o(each ha ort d —on each cin 61od. the numbers. are rarnpoled from a varen ofsaumc . including the 89116 Las Angela C ry T Asses r ebste. 890d aeNol phorognphs of uptown, and the build-0ut scenario proposed in the dluslralivo plan sham in Chsptu 8 Or eh k Specific Woe. Moate4 eeh d-•reb—h and N—W le. 3096 stud iQQQ[eve n at Perk9+rvrllz.Rulh Archrt9 is EXHIBIT B Proiect Budget Master Plan $360,284 CEQA $157,965 Reimbursables $21,750 TOTAL $539,999 Progress Payments PROJECT TASK 1.0 Information Collection and Analysis 2.0 Master Plan Preparation 3.0 Master Plan Review and Approval/Project Coordination Project Coordination Master Plan Subtotal 4.0 CEQA Review and Environmental Impact Report CEQA Review Subtotal Total Project Budget "Totals include reimbursables for each task. SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 9, 2010 TOTAL PER TASK* % OF TOTAL BUDGET $118,497 22% $167,027 31% $72,660 13% $20,000 4% $378,184 70% $161,815 30% $161,815 30/0 $539,999 100% studi(DOGIeven al P,.rkowii:+RQ1h Arehk.0[ EXHIBIT B 1-1c U[ IV R( -I es Studio One Eleven SCHEDULE OF PEES EFFECTIVE APRIL S. 2009 L PROFESSIONAL STAFF CATEGORY* Principal Director: Senior Manager. Manager: Advanced Staff 11 Advanced Staff t: Designer/Drafter III: Designer/Drafter IC Designer/Drafter I] intern/Administrative Staff: SA;1 JUAf4 SAPISIRANO HISTORIC TONIN rfwTER FflAaTF_R PLAIN SrOPE Of WORK - FEBRUARY 3. 2010 HOURLY PEE $190.00 5150.00 $130.00 S115.00 $105.00 S 95.00 S 85.00 S 80.00 $ 75.00 S 55.00 " Professional staff categories ate representative and may not indicate specific professional staff titles in each labor category. 2. MILEAGE AND SUBSISTENCE Auto Mileage: 50.58 per mile Air Travel and Auto Rental: Actual cost plus 10% Subsistence (lodging, meals anti incidentals): Actual cost plus t0% (where the work requires that employee stay over night away from home, or travels beyond 100 miles one- way from our office)_ 3. MATERIALS AND SiIPPLIES a. Office and drafting supplies are include(( in the hourly rate in Paragraph 1. b. Cost of vellums, printing, CAD plotting and reproductions are charged at cost plus 10% from commercial reprographics companies. C. Outside services i.e., telephone calls, facsimiles, messenger, Federal Express, express trail, etc., are charged at actual cost plus 10%. d. Any reimbursable expenses requested by the client subsequent to the completion of our contract scope of work shall be billed on a time and material basis. 'Phis includes the cost of professional fees required to process this request. H Actual cost plus 10%. In accordance with normal a¢hitectual rata rube, practices, tee may periodically revise this Schedule of Ices in keeping mill( indnsny rate chnngce. We reserve the right to incorporate these changes into cmting coNmcts and'or changes in san'iccs. 1: PXGC,ITF. Roo Sd,edole of Pecs 4-8-09.doc StuItif, p:y%teveit SAN JUAN )API RANO -11S ORiC(A"VN CENIM, .4ASTER PLAN SCOPE U WOPK - ?; MAR`( 3. 2010 Keyser Marson Associates 2008/2009 JERRY KEYSER* $280.00 MANAGING PRINCIPALS* $280.00 SENIOR PRINCIPALS* $270.00 PRINCIPALS* $250.00 MANAGERS* $225.00 SENIOR ASSOCIATES $187.50 ASSOCIATES $167.50 SENIORANALYSTS $150.00 ANALYSTS $130.00 TECHNICAL STAFF $95.00 ADMINISTRATIVE STAFF $80.00 Directly related job expenses not included in the above rates are: auto mileage, air fares, hotels and motels, meals, car rentals, taxies, telephone calls, delivery, electronic data processing, graphics and printing. Directly related job expenses will be billed at 110% of cost. Monthly billings for staff time and expenses incurred during the period will be payable within thirty (30) days of invoice date. * Rates for individuals in these categories will be increased by 50% for time spent in court testimony. Templeton Planning Group $275.00 PROJECT MANAGER/DIRECTOR $200.00 PROJECT PLANNER $75.00 GRAPHICS/PRODUCTION $50.00 l0Ven SAN JUAN CAPISTRANO HISTORIC TOWN CENTER MASTER PLAN SCOPE OF WORK - FEBRUARY 3, 2010 Project Schedule Master• Plan Tasks 2010 February March April May June July Duration 1 $ 15 22 1 8 1S 22 29 5 11.211.9 26 3 10 17 241311 7 114 21 28 5 12 19 26 Notice to Proceed 1 Day - 1.0 Information Collection and Analysis 6 Weeks 1.1 Meeting #1: Project Kick Off and Data Collection 1 Day 1.2.1 Data Collection and Analysis 2 Weeks 1.2.2 Mapping and Analysis 2 Weeks 1.3 Meeting#2: Analysis Review, Staekholder Tour, Code Workshops, and Interviews 1 Day 1.4 Meeting#3: Community Workshop "A" (Existing Conditions and Directions) 1 Day 2.0 Vision Plan Preparation 8 Weeks 2.1 Development of Conceptual Alternatives 2 Weeks 2.1.1 Master Plan Alternatives 2 Weeks 2.2 Meeting #4: Community Workshop "B" (Master Plan Concepts) 3 Days 2.3 Outline Draft Master Plan 3 Weeks 2.4 Meeting #5: City Staff and Steering Committee Workshop 1 Day 3.0 Master Plan Preparation 10 Weeks 1 month H 3.1 Administrative Draft Master Plan 4 Weeks I Meetings and Public Hearings 3.1.1 Meeting #6: Review of Administrative Draft Master Plan with City Staff 1 Day Project Management and Coordination 3.2 Meeting #7: Public Workshop "C" (Master Plan Presentation) 1 Day Findings of Fact and Statement of Overriding Considerations (optional) 3.3 Master Plan - Public Review Draft 3 Weeks 3.4 EIR (See EIR Scope)* _ 3.5 Final Master Plan* 2 Weeks Project Coordination On -Going *See CEQA Schedule. Final Master Plan will be completed after CEQA Review phase. CFOA Review studii)DQQ(even al Perkowk+Ruth Archlws EXHIBIT C 2010 2011 August September October November December January February March April May June Tasks Duration 1 2 1 9 116 123 130 1 6 113 20 27 4 11118 25 1 8 15122129 6113120127 3 10 17 24 31 7 14 21 28 7 14 21 28 4 11 18 2S 2 9 16 23 30 6 113 20 27 4.0 Historic Town Center Master Plan CEQA Review 48 Weeks A. Project Initiation 1 month B. Planning Policy Analysis 2 weeks C. Setting, Impacts, and Mitigation Measures 4 months D Alternatives 2 weeks E CEQA Mandated Sections 1 week F Prepare Draft EIR 3 months G Prepare Response to Comments 1 month H Mitigation Monitoring Program 1 week I Meetings and Public Hearings 6 weeks J Project Management and Coordination 48 weeks K Findings of Fact and Statement of Overriding Considerations (optional) 1 week studii)DQQ(even al Perkowk+Ruth Archlws EXHIBIT C