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HomeMy WebLinkAboutSP Acquisition LLC; 2015-06-17;AGREEMENT BETWEEN CITY AND APPLICANT FOR PAYMENT OF EIR CONSULTANT UPTOWN BRESSI - EIR 15-01 THIS AGREEMENT is made this h-^dav of CJOI^C^ . 20i^, between the CITY OF CARLSBAD, a municipal corporation of the State of California, hereinafter referred to as CITY, and SP Acquisition, LLC hereinafter referred to as "APPLICANT". RECITALS WHEREAS, the APPLICANT has filed with the CITY a request for approval of a proposed project identified as EIR 15-01/GPA 14-04/MP 178(1)/CT 14-09/PUD 14-10/SDP 14- 13/CUP 14-09 - Uptown Bressi (mixed use development with 125 townhomes & commercial space) requiring an Environmental Impact Report; and WHEREAS, CITY has determined that its current staff is inadequate in number to process the Environmental Impact Report in a timely and thorough manner; and WHEREAS, APPLICANT in order to ensure the expeditious processing of said Environmental Impact Report desires to pay to CITY the amount necessary to hire a CONSULTANT. NOW, THEREFORE, in consideration ofthe covenants and conditions, it is agreed as follows: 1. The CITY will engage the firm of HDR Engineering, Inc. hereinafter referred to as "CONTFTACTOR" to perform the necessary work in the processing and monitoring of the Environmental Impact Report for that area more particulariy depicted upon a site map attached as Attachment 1 and made a part of this agreement. 2. It is understood that the CONTRACTOR services shall conform to the Proposal attached as Attachment 2 and made a part of this agreement, and may require: a) Field exploration; b) Weekly communication with the City staff; c) Written reports; and 1 Rev. 01/31/2013 d) Such other work necessary to properiy evaluate the proposed project as directed by the City Planner. 3. It is understood that the CITY will direct the CONTRACTOR to complete a draft and final Environmental Impact Report at the eariiest feasible time. The CITY will advise the APPLICANT in writing of any impacts which may render the proposed project infeasible within a reasonable time after CITY has received the CONTRACTOR's conclusions in writing. 4. The APPLICANT shall pay to the CITY the actual cost of the CONTRACTOR's services. Such cost shall be based on the costs set forth in Attachment 3. The APPLICANT has advanced the sum of $134.210 as payment on account for the actual cost of the CONTFTACTOR's services. In the event it appears, as the work progresses, that said sum will not be sufficient to cover the actual cost, the CITY will notify the APPLICANT of the difference between the amount deposited and the new estimated cost. CITY will ensure, to the extent feasible, that no further work will be performed by the CONTRACTOR incurring an obligation beyond the amount advanced without an appropriate amendment to this Agreement. If the actual cost of preparing the report is less than the APPLICANT'S advance, any surplus will be refunded to APPLICANT by CITY. 5. It is understood that the CONTRACTOR shall be an independent contractor of the CITY and CITY shall not be liable for any negligent acts or omissions of the CONTRACTOR. The APPLICANT agrees to permit the CONTFJACTOR to enter upon his property and to perform all work thereon as the CONTRACTOR deems necessary to complete the Environmental Impact Report. It is agreed that the APPLICANT will not interfere with the CONTRACTOR in the performance of such work or attempt to influence such CONTRACTOR during the course of his investigation and report. 6. It is understood that the CONTRACTOR'S responsibility will be solely to the CITY, and that the CONTRACTOR'S accountability will be solely to the CITY, and not the APPLICANT, who is not an intended beneficiary ofthe CITY'S agreement with the CONTRACTOR 2 Rev. 01/31/2013 forthe processing and monitoring ofthe Environmental Impact Report. 7. It is understood thatthe CITY will attempt to bring the Environmental Impact Report to Planning Commission and City Council as soon as possible, barring no delays from the APPLICANT. 8. The City shall not be required to defend any third party claims and suits challenging any action taken by the City with regard to any procedure or substantive aspect of the City's environmental process and approval of development of the property. If the City, in its sole and absolute discretion defends such action or proceeding, the Applicant shall be responsible and reimburse the City for whatever legal fees and costs, in their entirely, may be incurred by the City in defense of such action or proceeding. The City shall have the absolute right to retain such legal counsel as the City deems necessary and appropriate. Applicant shall reimburse the City for any award of court costs or attorney fees made against City in favor of any third party challenging either the sufficiency of a negative declaration or EIR or the validity of the City's approval of the application. This obligation survives until all legal proceedings have been concluded and continues even if the City's approval is not validated. Rev. 01/31/2013 IN WITNESS WHEREOF, the parties hereto have executed this agreement on the day and year first above written. Executed by APPLICANT this<4? /o'^Vav of t^ay 20_/_S— APPLICANT: SP Acquisitions, LLC (Name qf Appliq^nt) By: CITY OF CARLSBAD, a municipal corporation of the State of California By: \4vA^^4^ - City Manager or Mayof- CHy Plq^ne^ ATTEST: BARBARA ENGLES®N, City Clerk (print name here/title) (Proper notarial acknowledgment of execution by Contractor must be attached.) (Chairman, president or vice-president and secretary, assistant secretary, CFO or assistant treasurer must sign for corporations. Otherwise, the corporation must attach a resolution certified by the secretary or assistant secretary under corporate seal empowering the officer(s) signing to bind the corporation.) (If signed by an individual partner, the partnership must attach a statement of partnership authorizing the partner to execute this instrument). APPROVED AS TO FORM: CELIA A. BREVVER, City Attorney Bit stant City Attorney Rev. 01/31/2013 CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CiVIL CODE §1189 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate Is attached, and not the truthfulness, accuracy, or validity of that document. ) of theyf )fficer State of California County of r:V'CV\XPy^ ^ before me, D^fe Here Insert Name and Title personally appeared ,V> - ^l.l^OK r\\\r\ p. I Name(s) of Signer(s) who proved to me on the basis of satisfactory evidence to be the persoQfe) whose name(^/S/^re^ subscrib)8€L,to the within instrument and acknowledge0.Ja me that >^/sl^Mhey executed the sameTn" J^/^rM^c^uthor\zed capacity(ies), and that by<f^/l^it^^signature(s) on thefnstrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. mm L mOOLE CoRiniitsion# 2076761 Notary PMMc-CaNfornia _ (kange County ^ WITNESS my hand and official seal. Signature. Signature of Notary Public Place Notary Seal Above OPTIONAL Though this section is optional, completing this information can deter alteration of the document or fraudulent reattachment of this form to an unintended document. Description of Attached Document ^ J \ • Title or Type of Document: (\i^<,SV\C ^"Vi GV^ Document Date: g\.^^-:Qo \3 Number of Pages: Signer(s) Other Than Named Above: Capacity(ies) Claimed t>y Signecfs) v Signer's Name? .Y>^ H V>ei^^ I Corporate Officer — Title(s): i J Partner — • Limited • General I Individual f j Attorney in Fact 1 Trustee L J Guardian or Conservator ther Sigper's Name: CWffV r\ Q^/, '^^ J\^orporate Officer - Title(s): f^\tr.'~.'V 'o:'^C_ ^.'• Partner — • Limited i General L] Individual • Attorney in Fact • Trustee • Guardian or Conservator Other: Is Representing: ^t^si^-^i^NyClXAxX Signer Is Representing: G ' ©2014 National Notary Association • www.NationalNotary.org • 1-800-US NOTARY (1-800-876-6827) Item #5907 WRITTEN CONSENT OF SP Acquisition, LLC November 10,2014 SP Acquisition, LLC, a California limited liability company (the "Company"), does hereby agree and consent to the adoption ofthe following resolutions. PERMITS AND APPLICATIONS WHEREAS, the Company is under contract to purchase certain real property located in Carlsbad (the "City"), County of San Diego (the "County"), State of California, on which it or its afjSiiates intends to develop a retail and for sale mixed use project (the "Project"). WHEREAS, the undersigned has determined that it is desirable and in the best interests of the Company to authorize Rick Rutecki and Kevin McCook to execute and submit plans, permits and applications for the Project (collectively, the "Project Permits and Applications") on behalf of the Company to the City, the County, other governmental and administrative agencies and other parties. NOW, THEREFORE, BE IT RESOLVED, that the undersigned hereby finds the execution and submission of the Project Permits and Applications by Rick Rutecki and Kevin McCook to be in the best interest ofthe Company and its direct and indirect interest holders. RESOLVED FURTHER, that Rick Rutecki or Kevin McCook, alone, is hereby authorized and directed on behalf of the Company to execute and submit to the appropriate party the Project Permits and Applications. RATIFICATION OF PRIOR ACTS WHEREAS, prior to the date of this Written Consent, Rick Rutecki, Kevin McCook and certain other officers and representatives of the Company may have executed and submitted certain Project Permits and Applications. WHEREAS, the undersigned have detennined that it is desirable and in the best interest of the Company that all such Project Permits and Applications be ratified and approved. NOW, THEREFORE, BE IT RESOLVED, that the undersigned hereby confirm, ratify and approve such Project Permits and Applications, for or on behalf of the Company, as acts and actions of the Company. [Signatures on Next Page] IN WITNESS WHEREOF, I have hereunto set my hand as ofthe date first set forth above. COMPANY: SP Acquisition, LLC, a Califomia limited liabilit3| company By: Shea Propertiesj^^I^ivfgement Company, Inc. a Defaw^Xcc Name Title: Jeffrey 0. Cunningham Assistant Secretary— Name:_ Title// ASSISTAKW^SECRETARY S-1 CERTIFICATE OF CORPORATE SECRETARY OF SHEA PROPERTIES MANAGEMENT COMPANY, INC. I, James Delaware do herebyB without a ^ January 2,2015 |. Shontere, Secretary of the Board of Directors of Shea Properties Management Company, Inc., a corporation (the "Corporation"), created and existing under the laws of the State of Delaware, certify and acknowledge the following action taken by the Board of Directors of the Corporation eeting, as pennitted by the Bylaws of the Corporation and applicable law. RESOLVED, that the following named individuals are hereby e appearing after their respective names, and will serve for the rema until their successors are elected and qualified. cted to the offices r^der of the year or rporation: Peter O. ny other person or t>vo of the officers on behalf of this s, performance and enient to carry out RESOLVED, that any one of the following named officers of the C» Shea, Jr., John F. Shea, Peter O. Shea, and John C. Morrissey, or ^ person designated in writing by any one of said directors, or any named below, are hereby authorized and empowered for and Corporation, to execute notes, deeds of trust, mortgages, guarantee payment bonds, receipts, and all other documents necessary and con the business operations of this Corporation Colm Macken, President John F. Shea, Executive Vice President John C. Morrissey, Executive Vice President Peter O. Shea, Jr., Executive Vice President Julia Guizan, Vice President Ross A. Kay, Vice President Ronald L. Lakey, Vice President Bryan McGowan, Vice President Robert R. O'dell, Treasurer James G. Shontere, Secretary FURTHER RESOLVED, that any two of the officers named above or below, are hereby authorized and empowered for and on behalf of this Corporation, to execute any bids, construction contracts, bid bonds, deeds, maps, plats or any other agreements or documents necessary for the performance of such contracts, agreements and/or documents, to execute agreements to sell, escrow instructions, and any related documents in connection with the sale and conveyance of real property purchased, developed and sold by this Corporation, or any other real property owned by this Corporation: Lori Klasner, Vice President Laura W. Vuolo, Vice President Greg Anderson, Assistant^ecretary Michael A. Brown, Assistant Secretary Peter Culshaw, Assistant Secretary Jeff Cunningham, Assistant Secretary Bradford B. Deck, Assistant Secretary Jeffrey H. Donelson, Assistant Secretary Andres Friedman, Assistant Secretary John Kilrow, Assistant Secretary Lillian Kuo, Assistant Secretary Yunmi Martin, Assistant Secretary Kiril McKee, Assistant Secretary Ronald A. McDaniel, Assistant Secretary andall A. Rizzi, Assistant Secretary eve Schafenacker, Assistant Secretary IN WITN: and effect ^SS WHEREOF, I have hereunto set my hand and corporate seal this 2"'' day of January, 2015, veasof January 1,2015. UPTOWN BRESSI SCOPE OF WORK ENVIRONMENTAL IMPACT REPORT EIR 15-01 BACKGROUND The City of Carlsbad has a population of approximately 111,000. The city is located along the northern coast of San Diego County, thirty miles north of downtown San Diego. It is bordered to the north by the City of Oceanside, to the south by the City of Encinitas, and to the east by the cities of Vista and San Marcos and the County of San Diego. Carlsbad has a combination of industrial, commercial and residential development, including a large regional shopping center, an auto-retail center, a large industrial park area, the LEGOLAND California Educational/Recreational Park, and a regional airport. The city contains three lagoons, limited agricultural areas and large tracts of preserved open space. The total area ofthe city of Carlsbad is approximately 40 square miles. The 585 acre Bressi Ranch Master Plan (MP 178) was approved and the Program Environmental Impact Report (EIR 98-04) was certified by the City Council in July of 2002. The entire Master Plan area has been mass graded, infrastructure improvements completed, and commercial and residential developments have been completed. Roughly one-half of the industrial areas have been developed. PROJECT LOCATION & DESCRIPTION The project site is located within the southeast quadrant of the City of Carlsbad, south of Palomar Airport Road, north of Gateway Road and west of El Fuerte Road, in the Bressi Ranch Master Plan community. The site is just north ofthe previously developed Bressi Ranch Village Center, the commercial/retail area in the Bressi Ranch Master Plan. Other adjacent uses include multi-tenant industrial uses and a vacant industrial pad to the west, multi-family housing to the southwest, and multi-tenant industrial uses to the east across El Fuerte Street. The project is within the Airport Influence Area of McClellan Palomar Airport. The site is made up of five separate lots and is approximately 17 acres in size, and is a disturbed, graded piece of land. The project site is presently entitled for the development of 300,000 square feet of multi- tenant industrial space (Planned Industrial Permit 05-23). The entire project site is within the limits of Local Facilities Management Zone 17 and the Bressi Ranch Master Plan. The applicant is proposing a mixed use development with residential and retail/general commercial uses. One Hundred twenty five (125) townhomes and residential flats are proposed for the western side ofthe property (approximately 7 acres), while 90,256 square feet of retail/general commercial uses will occupy the eastern side of the site (approximately 10 acres). The applicants have applied for a number of entitlement applications including; a General Plan Amendment which would change the site's land use designation from PI (Planned Industrial) to a mixed designation of R-23/L (Residential High Density/Local Commercial); a Master Plan Amendment which would change the site's planning area designation in the Bressi Ranch Master Plan; a Vesting Tentative Tract Map and Planned Development application for the individual ownership of units and subdivision of the residential area; a Site Development Plan for the development ofthe commercial component; and a Conditional Use Permit for a drug store drive through amenity. The residential portion of the project will be developed at a density of approximately 17 dwelling units per acre, which is consistent with the R-23 (Residential High Density) General Plan Land Use designation proposed for the site. A land use designation of L (Local Commercial) has also been proposed for the site in order to allow the development of the commercial portion of the project. Access to the retail/general commercial site will be provided from Colt Place, Gateway Road and El Fuerte Street, while the residential portion of the project will mainly be accessed from Colt Place. The access point on El Fuerte Street will be a right in/right out only configuration, and a deceleration lane will be constructed on southbound El Fuerte Street. In addition, a roundabout is proposed at the Gateway Road/Finnila Place intersection. This roundabout will be constructed with a 60 foot diameter, which is large enough to accommodate emergency vehicles as well as semi-tractor trailer delivery trucks. Pedestrian crosswalks will be incorporated into the roundabout design at four locations. COVERAGE OF THE EIR The EIR will cover/analyze all ofthe associated legislative and discretionary actions which will be under consideration by the Planning Commission and City Council. The following actions are required: Legislative Actions: 1. General Plan Land Use Element Amendment (GPA 14-04) (Planned Industrial to Residential High Density/Local Commercial) 2. Bressi Ranch Master Plan Amendment (MP 178(1)) Discretionarv Actions: 3. Local facilities Management Plan Amendment Zone 17 (LFMP 87-17) 4. Vesting Tentative Tract Map (CT 14-09) 5. Planned Development Permit - Residential (PUD 14-10) 6. Site Development Plan (SDP 14-13) 7. Conditional Use Permit (CUP 14-09) TOPICS OF DISCUSSION IN THE EIR WILL BE DETERMINED BY THE PREPARATION OF AN INITIAL STUDY AND MAY INCLUDE: Aesthetics/Grading Air Quality Greenhouse Gas Emissions Hazards/Hazardous Materials Hydrology/Water Quality Land Use Planning Noise Population and Housing Public Services Transportation/Circulation Utilities and Service Systems Mandatory Findings of Significance AVAILABLE INFORMATION The following studies and pertinent information are available for review and use in the preparation ofthe Environmental Impact Report. Site-Specific Reports/Letters/Exhibits 1. Bressi Ranch Master Plan. Amendments prepared by Howes Weiler & Associates, dated November 2014. 2. Bressi Ranch Program Environmental Impact Report, prepared by Cotton/Bridges and Associates, December 2001. 3. Drainage Studv. prepared by Rick Engineering, dated November 24, 2014. 4. Storm Water Management Plan, prepared by Rick Engineering, dated November 24, 2014. 5. Geomorphic Assessment, prepared by Rick Engineering, dated November 24, 2014. 6. Vesting Tentative Map, prepared by Rick Engineering, dated November 24, 2014. 7. Floor Plans and Elevations prepared by Starck Architecture, dated November 24, 2014 8. Landscape Concept Plan. Water Conservation Plan, and Fire Protection Plan, prepared by GroundLevel, dated November 24, 2014. 9. Proiect Description, prepared by Howes Weiler & Associates, dated November 2014. 10. Preliminary Title Report for the property. 11. A noise study is being prepared for the project by the applicant and is not available at this time. General studies/reports: 1. Citv of Carlsbad General Plan, adopted by Carlsbad City Council. 2. Citv of Carlsbad Zoning Ordinance. (Title 21 ofthe Carlsbad Municipal Code) and Zoning Map. 3. Citv of Carlsbad Environmental Protection Procedures. (Title 19 of the Carlsbad Municipal Code). 4. Citv of Carlsbad Landscape Manual, dated February, 2012. 5. 2014 Traffic Monitoring Report. Citv of Carlsbad, June 2014. 6. Open Space and Conservation Plan for Natural Communities in the Citv of Carlsbad, dated November 2004. 7. Citv of Carlsbad Noise Guidelines Manual, dated September 1995. 8. McClellan Palomar Airport Land Use Compatibilitv Plan, prepared by San Diego Regional Airport Authority, March 4, 2010. 9. Local Facilities Management Plan - Zone 17. dated May 2002. SCOPE OF CONSULTANT SERVICES The consultant shall prepare an Initial Study to determine the scope ofthe Focused Environmental Impact Report for the Uptown Bressi project and related applications which are acceptable to the City. The Focused EIR shall be prepared pursuant to all applicable State laws and shall conform to the California Environmental Quality Act (CEQA) and State EIR guidelines. The Consultant shall be responsible for the accuracv and completeness of all information contained in the Initial Studv and Final Draft Focused EIR. If the Consultant does not vtfish to accept responsibilitv for the information contained in the technical studies, the Consultant shall provide to the Citv statements signed bv the appropriate technical consultant accepting responsibilitv for the accuracv and completeness of anv studies/reports prepared bv that technical consultant. These signed statements of responsibilitv shall be made a part ofthe appendices ofthe Focused EIR. The Consultant shall: 1. Obtain all reference material and conduct all research and field data collection necessary to prepare an Initial Study and Focused EIR. 2. Prepare an Initial Study (IS) to provide substantiating data and analysis to focus the focus of the EIR, eliminating some issues from consideration (e.g., agriculture, paleontological and cultural resources) and potentially narrowing required analysis within certain resources areas. The IS would also be used to provide an important component ofthe record for issues not addressed in the Focused EIR. Provide a Draft and final versions ofthe IS in MS Word and PDF (no hard copies). 3. Identify, discuss and develop appropriate mitigation monitoring programs for any impacts which may be associated with the short-term and/or long term development ofthe site. 4. Provide five (5) 1st screen check hard copies and five (5) digital copies on CD of the Draft EIR documents for city staff review that will be consistent with CEQA and the Carlsbad Environmental Protection ordinance (Title 19 of the Carlsbad Municipal Code) within twelve (12) weeks from entering into an agreement with the City. 5. Provide five (5) 2nd screen check hard copies and five (5) digital copies on CD ofthe revised Draft EIR documents including appendices and exhibits, which incorporate staffs written recommendations and revisions to the 1st screen check Draft EIR, and a first draft of a Mitigation Monitoring and Reporting Program and Candidate Findings of Fact within four (4) weeks from receiving 1st screen check comments from the city. 6. Provide twenty (20) spiral-bound copies and twenty-five (25) digital copies on CD of the City- approved Draft EIR, twenty-five (25) digital copies on CD of the technical appendices, and one digital copy on CD of all documents in .pdf format that can be easily posted (i.e. broken down into chapters) to the City's website and one (1) CD in original software format (e.g., Word). 7. Respond to all comments made during the Draft EIR public review period. Consultant shall provide five (5) 1st screen check copies ofthe responses to comments. Final EIR documents, and any necessary amendments to the technical appendices within four (4) weeks after the close of the public review period. 8. Provide five (5) 2nd screen check copies of the responses to comments. Final EIR documents, and any necessary amendments to the technical appendices within four (4) weeks of receiving the written comments from City Staff on the 1st screen check copies of the responses to comments and the Final EIR. 9. Provide twenty-five (25) spiral bound copies, twenty-five (25) digital copies on CD, and one (1) unbound reproducible copy of the Final Draft EIR, one (1) hard copy and twenty-five (25) digital copies on CD of any amended technical appendices, one (1) digital copy of the Findings of Fact, one (1) digital copy ofthe Mitigation Monitoring and Reporting Program, and one (1) digital copy on CD of all documents in a format that can be easily posted (i.e. broken down into chapters) to the City's website. 10. Provide ten (10) spiral bound copies of the Certified Final EIR (incorporating any changes and in a clean format without underline, strikeouts, or comments) with technical appendices, exhibits. Mitigation Monitoring and Reporting Program, Findings of Fact, and Statement of Overriding Considerations (if needed and directed by the City) including one (1) Master CD from which copies can be made which incorporate any changes (clean copy without underline, strikeouts, or comments) made to the Final Draft EIR documents during the public hearing and certification process. 11. Attend up to twelve (12) meetings, including but not limited to: • One (1) kick off meeting with City Staff. • One (1) public scoping meeting. • Two (2) meetings with staff to discuss issues regarding the preparation of the screen check draft. • Two (2) meetings with staff to review comments on the screen check draft. • Two (2) meetings with staff to review responses to public comments and the final draft. • Up to three (3) public hearings with presentations as necessary as determined by City staff. • One (1) additional meeting as necessary. 12. The EIR shall meet all of the requirements set forth in the California Environmental Quality Act (Public Resources Code 21000 et seq.) and the State CEQA guidelines (California Code of Regulations, section 15000 et seq.). In addition, as part ofthe proposal, provide a detailed Work Program to comprehensively address and analyze the scope of issues identified and described below or in the attached Initial Study. Other issues to make the EIR a complete document in compliance with CEQA and the State CEQA Guidelines should also be addressed. 13. Consultant shall also manage the project in accordance with the project schedule and meet all deadlines as identified. INTRODUCTION AND EXECUTIVE SUMMARY The introductory chapter and executive summary is a required section under CEQA. This section should provide sufficient detail to evaluate and review the environmental impacts of the project, but not excessive detail. It may be used as a "stand alone" document. Tasks: 1. The consultant shall prepare an introductory chapter and executive summary pursuant to all applicable CEQA requirements. This section should identify the project location and boundaries on detailed regional maps. It should include a general description of the project's technical, economic, and environmental characteristics. It should include a statement briefly describing the intended uses of the EIR. It should also list the agencies which are expected to use the EIR in their decision-making and the approvals for which the EIR will be used. This section must itemize and discuss briefly each significant effect of the proposed project, as well as proposed mitigation measures required and alternatives which would reduce or avoid that impact. It should identify areas of controversy and issues raised by agencies or the public. Issues which would remain to be resolved should be called out, including the choices among alternatives and whether or how to mitigate the significant impacts. The EIR shall comprehensively address and analyze the scope of issues identified and described below or as in the Initial Study prepared for the project. Other issues to make the EIR a complete document in compliance with CEQA and the State CEQA Guidelines should also be addressed. AESTHETICS/GRADING The site is located in the northern portion ofthe Bressi Ranch neighborhood. The proposed project will mass grade the entire 17 acre site, however, cut and fill quantities will balance on site and import/export of dirt will not be required. Retaining wall structures are proposed in various locations on the site. These retaining walls will allow for the creation of access driveways and on site storm water treatment areas. Landscaping, signage and water features will be incorporated in order to reduce the negative impacts of the retaining walls as much as possible. Tasks: 1. The consultant shall perform a review of a minimum of three (3) project visual simulations, (locations selected by City and EIR preparer) prepared by Smith Consulting Architects and Starck Architecture (not available at time of release of subject RFP). The consultant shall evaluate the simulations for accuracy to ensure that the analyses are of a scale and level of effort appropriate to the requirements of the project. The visual simulations should include 1) the proposed graded pads, and 2) the graded pads with the proposed maximum building heights and mass depicted. The consultant shall identify any flaws in the methodologies and/or conclusions and, if no flaws are found, shall incorporate the findings of the review, including the mitigation measures, into the text of the EIR. If inconsistencies/flaws are identified, the EIR consultant shall work with the consultant who prepared the study to revise the analysis/conclusions as appropriate. 2. The consultant shall describe the existing visual setting of the site including public and private view sheds, elevations and topography. 3. The changes to the visual setting, appropriateness ofthe quantity of grading as well as the grading design shall be analyzed based on conformance with the General Plan and City's Hillside Development Ordinance to determine if the project would result in a significant negative visual impact. 4. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and identify any impacts remaining after implementation ofthe recommended mitigation measures. AIR QUALITY Proiect Background The San Diego Air Basin is classified as a "severe" nonattainment area for both federal and state standards for ozone (smog). The San Diego Air Basin also exceeds the state standard for airborne particulate matter. Since the proposed request involves an increase in density which was not anticipated as a part of the regional air quality planning process and the resulting California State Implementation Plan (SIP), the proposed project may result in a significant increase in local and regional air pollution. Mass transit will be limited to existing Breeze bus route 445 and/or other bus routes determined to be feasible by the North County Transit District (NCTD). Although the project has been designed to encourage pedestrian traffic and accommodate public transit, the development of the proposed project will result in an incremental increase in local and regional air pollution. Grading for the project may also contribute significantly to the generation of fugitive dust. The San Diego Air Basin is classified as a "severe" non-attainment area for both federal and state standards for ozone (smog). The San Diego Air Basin also exceeds the state standard for airborne particulate matter. Impacts from the project may include construction emissions, equipment exhaust, fugitive dust, and vehicle emissions. The project's impact may be significant, as the region presently does not meet air quality standards. Additional mitigation measures may be necessary such as providing for public transit in the project design and implementation of various Transportation Control Measures (TCMs) to reduce trips, vehicle use, miles traveled, idling, or traffic congestion. Tasks: 1. The consultant shall discuss the project setting, including a review of the regional meteorology. The consultant shall review and address both short-term and long-term air quality impacts of the project. Recommended analysis to determine emissions resulting from the project may include: a. Provision of a summary of required emissions data; b. Calculations of air quality impacts and emissions - both temporary impacts during construction and permanent impacts during operation of the project, including CO2 hotspot analysis; and c. Modeling of air quality impacts, including modeling of ambient air quality. 2. Air quality impacts shall be analyzed in regard to the following: a. Project emissions from vehicular and stationary sources; b. Grading and Construction; and c. Compliance with federal and state standards as well as regional air quality attainment plans. 3. The consultant shall complete an Air Quality Site Assessment of the project and incorporate the findings of the review into the text of the EIR. 4. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. GREENHOUSE GAS EMISSIONS Tasks: 1. The consultant shall prepare a Greenhouse Gas Emissions Study. 2. The consultant shall prepare a general summary of the State's current policy and view of the science addressing global warming and greenhouse gas emissions. The consultant shall utilize the Governor's Office of Planning and Research CEQA Guidelines, Section 15064.4, "Determining the Significance of Impacts from Greenhouse Gas Emissions," (effective March 31, 2010) as a guide for the analysis. 3. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. HYDROLOGY/WATER QUALITY Tasks: 1. Using available data, the consultant shall describe the hydrological setting (existing hydrological conditions) ofthe site and general drainage characteristics. 2. The consultant shall perform a third-party review of the Hydraulic Analysis, Drainage Study, Storm Water Management Plan, Hydromodification Management Plan and Geomorphic Assessment. The consultant shall evaluate the methodologies and conclusions contained in the reports for legal and scientific adequacy and accuracy to ensure that the analyses are of a scale and level of effort appropriate to the requirements ofthe project. The consultant shall identify any flaws in the methodologies and/or conclusions and, if no flaws are found, shall incorporate the findings of the review, including the mitigation measures, into the text of the EIR. If inconsistencies/flaws are identified, the EIR consultant shall work with the consultant who prepared the study to revise the analysis/conclusions as appropriate. 3. The consultant shall review the Hydraulic Analysis, Drainage Study, Storm Water Management Plan, Hydromodification Management Plan, and Geomorphic Assessment to ensure that all requirements ofthe latest City of Carlsbad's Drainage Master Plan, the Storm Water Management and Discharge Control Ordinance (Chapter 15.12 of the Carlsbad Municipal Code) and current California Regional Water Quality Control Board San Diego Region Order serving as a National Pollutant Discharge Elimination System (NPDES) Permit and Waste Discharge for discharges from the Municipal Separate Storm Sewer System (MS4) draining the watersheds within the City of Carlsbad are satisfied. 4. The consultant shall evaluate the proposed drainage systems adequacy in regulating the discharge volumes and rates of drainage from the project site as it relates between pre and post- development conditions. 5. The consultant shall, based on a review ofthe Minor Subdivision, site plans, and Storm Water Quality Report, verify if sufficient Low Impact Design features have been incorporated into the project, to the maximum extent practicable, to ensure the post-development scenario mimics the hydraulic characteristics ofthe project as compared to pre-development conditions. 6. The consultant shall evaluate the degree to which the project will alter existing drainage patterns to determine if a significant impact will be created. 7. The consultant shall address and recommend appropriate mitigation measures to reduce erosion potential onsite. 8. The consultant shall analyze and evaluate the potential impacts to San Marcos Creek, Batiquitos Lagoon and/or Pacific Ocean and ensure that this project identifies all pollutants of concern, beneficial uses ofthe San Marcos Creek, Batiquitos Lagoon, and/or Pacific Ocean, and the BMP measures required to address them. 9. The consultant shall evaluate the proposed project for National Pollutant Discharge Elimination System permit compliance. 10. The consultant shall ensure that maintenance of any permanent detention/pollution control basins is included in the EIR. 11. The consultant shall identify maintenance requirements of the structural BMP measures being implemented with this project. 12. The consultant shall evaluate the proposed project for impacts to wetlands. 13. The consultant shall ensure that all required mitigation measures identified in the Hydraulic Analysis, Drainage Study, and Storm Water Management Plans and Hydromodification Management Plan are included in the EIR. 14. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. LAND USE PLANNING Proiect Background An amendment to the Bressi Ranch Master Plan has been requested to change the land use designation for the site, and to allow for a mixed commercial and residential designation. The site was designated for office/warehouse/industrial development by the original Bressi Ranch Master Plan. The Safety Zones created by the 2010 McClellan-Palomar Airport Land Use Plan Compatibility Plan locate this site in Safety Zone 6 which allows for the unrestricted development of commercial and residential uses. The project will be processing a corresponding General Plan amendment to implement the new land use designations. Tasks: 1. The consultant shall describe the environmental and land use setting of the project. This will include a discussion of any inconsistencies between the proposed project and the City's adopted General Plan and Zoning Code, habitat plan and regional plans. 2. The consultant shall examine the land use compatibility between the proposed project and surrounding existing and proposed development (i.e. land uses, increase in density, height, light/glare, etc.). 3. The consultant shall examine the existing physical conditions as well as the potential future conditions and shall perform a detailed land use analysis on the appropriateness and timing of the proposed use. 4. The consultant shall perform a detailed project review to confirm the project's compliance with City ordinances and policies. The ordinances and policies shall include: 1) the Carlsbad General Plan, 2) the Carlsbad Habitat Management Plan, 3) the Carlsbad Environmental Protection Procedures (Title 19), 4) the Carlsbad Subdivision regulations (Title 20), 5) the Carlsbad Zoning Ordinance (Title 21) including the Growth Management and Inclusionary Housing Regulations, 6) the McClellan Palomar Airport Comprehensive Land Use Plan, 7) Landscape Manual, and 8) the Open Space and Conservation Resource Management Plan. 5. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended measures. NOISE Proiect Background The project site will experience noise impacts from Palomar Airport Road and the McClellan-Palomar Airport. Additional short-term noise impacts associated with grading and construction are anticipated. Increases in traffic volumes may also add incremental noise along the circulation corridors. Nuisance noise may be generated from the commercial loading areas, roof top mechanical equipment and daily operations ofthe commercial project. Tasks: 1. The consultant shall perform a review ofthe acoustical analysis prepared forthe project and shall incorporate the findings ofthe reports/assessments into the text ofthe EIR. 2. The Noise Element of the General Plan and City of Carlsbad Noise Guidelines Manual shall be consulted to assure proposed mitigation measures do not conflict with adopted policies and guidelines. 3. The McClellan-Palomar Airport Land Use Compatibility Plan for shall be reviewed to determine whether the identified noise levels and proposed land uses will be compatible and what additional requirements ofthe airport plan shall be imposed in the project. 4. The consultant shall identify the criteria used to determine significance; identify and significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. POPULATION AND HOUSING Proiect Background The proposed project requires changes to the Bressi Ranch Master Plan to allow for the addition of 125 housing units to the maximum number of housing units allocated for the Master Plan area. Housing units have not been allocated to this site in the City's Housing Element. In order to approve the project and the construction of the units, housing units set aside in the City's Excess Dwelling Unit Bank would need to be allocated to the project site. Tasks: 1. The consultant shall analyze the proposal to determine if it will induce substantial growth in the area either directly or indirectly. 2. The consultant shall analyze the project for compliance with the City's Housing Element and State and regional housing goals. 3. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. PUBLIC SERVICES Tasks: 1. The consultant shall describe the project setting and shall determine the demands of the entire project for the following: a) fire protection; b) police protection; c) schools; d) parks; and e) other public facilities (government offices, etc.). 2. The consultant shall determine the ability of the agencies providing the services in item number 1 above to meet the demands of the proposed project in order to conclude whether a significant impact will be created. The consultant shall evaluate if sufficient public utilities are provided for the intensity of development proposed to ensure that the adequacy of the City's public facility plan for Zone 17 will not be adversely impacted. 3. The consultant shall prepare a Water Supply Analysis and incorporate the findings of the review into the text ofthe EIR. 4. The emergency response plans of the City of Carlsbad shall be analyzed in conjunction with the proposed project to determine if the project will interfere with existing plans. 5. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. TRANSPORTATION/CIRCULATION Proiect Background The proposed development may generate additional traffic on adjacent and nearby road segments and at adjacent and nearby intersections. A Traffic Impact Assessment has been prepared by the applicant's traffic consultant. Urban Systems Associates. Tasks: 1. The consultant shall prepare a peer review of the Traffic Impact Analysis (TIA) for technical accuracy and proposed mitigation measures and add, supplement, or amend the report as necessary and incorporate the findings ofthe review into the text ofthe EIR. The consultant shall incorporate or revise the study to be consistent with the 2030 regional build-out model. If inconsistencies/flaws are found, the EIR consultant shall work with the consultant who prepared the study to revise the analysis/conclusions as appropriate. 2. The consultant will be provided with a City staff approved Traffic Impact Assessment for use in preparing the Transportation/Traffic section of the EIR. The consultant shall incorporate the information and findings ofthe study into the EIR. 3. The consultant shall review the TIA to ensure that all requirements of the City of Carlsbad's Grov\/th Management Program are satisfied. 4. The consultant shall ensure the study limits of the TIA extend to those road segments and intersections where 20% or more of project-generated traffic is expected to impact. 5. The consultant shall ensure that the TIA identifies the level-of-service (LOS) for the road segments and intersections for current, near-term and build-out scenarios are identified as it relates to the proposed project. 6. The consultant shall review the TIA for conformance against SANTEC/ITE Guidelines (including Congestion Management Plan analysis) for Traffic Impact Studies in the San Diego Region. 7. The consultant shall review the TIA against the assumptions made within the City's latest build- out traffic model. 8. The consultant shall evaluate the TIA, which provides a worst-case traffic generation scenario, to determine if any trip credits or trip reductions are applicable for proximity to non-residential development and transit lines. 9. The consultant shall review the Tentative Map and site plan exhibits to identify any potential conflicts for intersection sight distance, turning movements, right-lane pocket lengths, roundabouts, and vehicular decisions associated with the project, using Caltrans standards. 10. The consultant shall identify if the proposed project creates potential impacts to areas outside the City of Carlsbad, and if the project requires any mitigation measures. 11. The consultant shall ensure that all required mitigation measures identified in the reports, tentative maps, and site plan exhibits are included in the EIR for this project. 12. The components of the traffic/circulation analysis should include vehicular traffic, public transportation, bike and pedestrian traffic, construction traffic, and parking. An evaluation ofthe pedestrian and bicycle circulation system for potential hazards shall also be completed. 13. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. UTILITIES AND SERVICE SYSTEMS Tasks: 1. The consultant shall describe the project setting and shall determine the demands ofthe entire project for the following: a) wastewater treatment facilities; b) water facilities; c) storm water drainage facilities; and d) solid waste facilities. 2. The consultant shall determine the ability of the agencies providing the services in item number 1 above to meet the demands of the proposed project in order to conclude whether a significant impact will be created. 3. The consultant shall review the sewer and water facilities proposed against the City of Carlsbad's Master Sewer and Master Water plans for conformance and shall incorporate the findings of the review, including any mitigation measures, into the text ofthe EIR. 4. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. MANDATORY FINDINGS OF SIGNIFICANCE As required by and consistent with CEQA, the EIR shall address all mandatory findings of significance. CUMULATIVE IMPACTS Proiect Background The development of the proposed project may lead to several cumulative impacts that need to be addressed. These cumulative impacts may include, but may not be limited to degradation of air quality. Tasks: 1. As required by CEQA, the EIR shall address cumulative impacts for the proposed project. This shall include an identification of past, present, and reasonably anticipated future projects producing related or cumulative impacts, and shall include a summary of the environmental impacts expected to result from those projects. It should contain an analysis of the cumulative impacts of relevant projects and any reasonable options for mitigating or avoiding any significant cumulative impacts ofthe proposed project. 2. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. GROWTH INDUCEMENT Tasks: 1. As required by CEQA, the EIR shall address the impacts of growth inducement created by the proposed project. 2. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. ALTERNATIVES As required by CEQA, the consultant shall analyze various project alternatives and provide an assessment ofthe potential impacts associated with each alternative. The consultant shall include in the EIR some discussion of why each of the selected alternatives was chosen for analysis. The consultant shall provide a listing of the environmental advantages and disadvantages of each alternative. City Staff and the consultant will agree on the alternatives to be included. The alternatives shall include, but not necessarily be limited to, the following: 1. Proiect Alternative 1 - "No Proiect" Alternative - This alternative shall analyze the impacts associated with the existing conditions at the time the NOP is published as well as what would be reasonably expected to occur in the foreseeable future if the project were not approved, based on the current General Plan and consistent with available infrastructure and community services. 2. Proposed Alternative 2 - "Approved Proiect" Alternative - The consultant shall analyze the impacts associated with the development of a project that was previously approved for the site. PIP 05-23 was originally approved by the City of Carlsbad on May 6, 2006, and if constructed, would include 6 two-story buildings, containing a total of 300,000 square feet of office/light industrial uses across the entire site. 3. Proiect Alternative 3 - "Alternative Sites Analysis" - The consultant shall analyze one alternative site forthe proposed project. This off-site alternative analysis shall provide a general level review of all of the environmental issues which were evaluated for the proposed project site. The alternative site will be identified in consultation with City Staff. 4. Proiect Alternative 4 - "Reduced Proiect" Alternative - The consultant shall evaluate a variation ofthe project, which would allow for a reduced level of development intensity. CEQA MANDATED SECTIONS The consultant shall include all sections mandated by CEQA in the EIR. FORMAT The EIR should be prepared in conformance with the following: Table of Contents Summary Significant Effects, Proposed Mitigation and Alternatives Areas of Controversy Issue to be Resolved Project Description Project Location Maps Statement of Objectives Technical, Economic and Environmental Characteristics Intended Uses ofthe EIR Agencies Expected to Use the EIR List of Permits and Approvals Required Environmental Setting Baseline Environmental Conditions Resources Unique to the Region Consistency with Regional Plans Consideration and Discussion of Environmental Impacts Significant Effects Significant Effects Which Cannot be Avoided or Mitigated Significant Irreversible Changes Growth Inducing Impacts Mitigation Measures Measures proposed by the Applicant Measures recommended by the City or others Discussion of alternative mitigation measures Alternatives Effects Found Not to be Significant Discussion of Cumulative Impacts For Final EIR: The DEIR or a revision of it Comments and Recommendations Received on the DEIR Persons, Organizations, and Public Agencies commenting on the DEIR Responses to Comments UPTOWN BRESSI SCOPE OF WORK ENVIRONMENTAL IMPACT REPORT EIR 15-01 BACKGROUND The City of Carlsbad has a population of approximately 111,000. The city is located along the northern coast of San Diego County, thirty miles north of downtown San Diego. It is bordered to the north by the City of Oceanside, to the south by the City of Encinitas, and to the east by the cities of Vista and San Marcos and the County of San Diego. Carlsbad has a combination of industrial, commercial and residential development, including a large regional shopping center, an auto-retail center, a large industrial park area, the LEGOLAND California Educational/Recreational Park, and a regional airport. The city contains three lagoons, limited agricultural areas and large tracts of preserved open space. The total area of the city of Carlsbad is approximately 40 square miles. The 585 acre Bressi Ranch Master Plan (MP 178) was approved and the Program Environmental Impact Report (EIR 98-04) was certified by the City Council in July of 2002. The entire Master Plan area has been mass graded, infrastructure improvements completed, and commercial and residential developments have been completed. Roughly one-half of the industrial areas have been developed. PROJECT LOCATION & DESCRIPTION The project site is located within the southeast quadrant of the City of Carlsbad, south of Palomar Airport Road, north of Gateway Road and west of El Fuerte Road, in the Bressi Ranch Master Plan community. The site is just north ofthe previously developed Bressi Ranch Village Center, the commercial/retail area in the Bressi Ranch Master Plan. Other adjacent uses include multi-tenant industrial uses and a vacant industrial pad to the west, multi-family housing to the southwest, and multi-tenant industrial uses to the east across El Fuerte Street. The project is within the Airport Influence Area of McClellan Palomar Airport. The site is made up of five separate lots and is approximately 17 acres in size, and is a disturbed, graded piece of land. The project site is presently entitled for the development of 300,000 square feet of multi- tenant industrial space (Planned Industrial Permit 05-23). The entire project site is within the limits of Local Facilities Management Zone 17 and the Bressi Ranch Master Plan. The applicant is proposing a mixed use development with residential and retail/general commercial uses. One Hundred twenty five (125) townhomes and residential flats are proposed forthe western side ofthe property (approximately 7 acres), while 90,256 square feet of retail/general commercial uses will occupy the eastern side of the site (approximately 10 acres). The applicants have applied for a number of entitlement applications including; a General Plan Amendment which would change the site's land use designation from PI (Planned Industrial) to a mixed designation of R-23/L (Residential High Density/Local Commercial); a Master Plan Amendment which would change the site's planning area designation in the Bressi Ranch Master Plan; a Vesting Tentative Tract Map and Planned Development application for the individual ownership of units and subdivision of the residential area; a Site Development Plan for the development ofthe commercial component; and a Conditional Use Permit for a drug store drive through amenity. The residential portion of the project will be developed at a density of approximately 17 dwelling units per acre, which is consistent with the R-23 (Residential High Density) General Plan Land Use designation proposed for the site. A land use designation of L (Local Commercial) has also been proposed for the site in order to allow the development of the commercial portion of the project. Access to the retail/general commercial site will be provided from Colt Place, Gateway Road and El Fuerte Street, while the residential portion of the project will mainly be accessed from Colt Place. The access point on El Fuerte Street will be a right in/right out only configuration, and a deceleration lane will be constructed on southbound El Fuerte Street. In addition, a roundabout is proposed at the Gateway Road/Finnila Place intersection. This roundabout will be constructed with a 60 foot diameter, which is large enough to accommodate emergency vehicles as well as semi-tractor trailer delivery trucks. Pedestrian crosswalks will be incorporated into the roundabout design at four locations. COVERAGE OF THE EIR The EIR will cover/analyze all ofthe associated legislative and discretionary actions which will be under consideration by the Planning Commission and City Council. The following actions are required: Legislative Actions: 1. General Plan Land Use Element Amendment (GPA 14-04) (Planned Industrial to Residential High Density/Local Commercial) 2. Bressi Ranch Master Plan Amendment (MP 178(1)) Discretionarv Actions: 3. Local facilities Management Plan Amendment Zone 17 (LFMP 87-17) 4. Vesting Tentative Tract Map (CT 14-09) 5. Planned Development Permit - Residential (PUD 14-10) 6. Site Development Plan (SDP 14-13) 7. Conditional Use Permit (CUP 14-09) TOPICS OF DISCUSSION IN THE EIR WILL BE DETERMINED BY THE PREPARATION OF AN INITIAL STUDY AND MAY INCLUDE: Aesthetics/Grading Air Quality Greenhouse Gas Emissions Hazards/Hazardous Materials Hydrology/Water Quality Land Use Planning Noise Population and Housing Public Services Transportation/Circulation Utilities and Service Systems Mandatory Findings of Significance AVAILABLE INFORMATION The following studies and pertinent information are available for review and use in the preparation ofthe Environmental Impact Report. Site-Specific Reports/Letters/Exhibits 1. Bressi Ranch Master Plan. Amendments prepared by Howes Weiler & Associates, dated November 2014. 2. Bressi Ranch Program Environmental Impact Report, prepared by Cotton/Bridges and Associates, December 2001. 3. Drainage Studv. prepared by Rick Engineering, dated November 24, 2014. 4. Storm Water Management Plan, prepared by Rick Engineering, dated November 24, 2014. 5. Geomorphic Assessment, prepared by Rick Engineering, dated November 24, 2014. 6. Vesting Tentative Map, prepared by Rick Engineering, dated November 24, 2014. 7. Floor Plans and Elevations prepared by Starck Architecture, dated November 24, 2014 8. Landscape Concept Plan. Water Conservation Plan, and Fire Protection Plan, prepared by GroundLevel, dated November 24, 2014. 9. Proiect Description, prepared by Howes Weiler & Associates, dated November 2014. 10. Preliminary Title Report for the property. 11. A noise study is being prepared for the project by the applicant and is not available at this time. General studies/reports: 1. Citv of Carlsbad General Plan, adopted by Carlsbad City Council. 2. Citv of Carlsbad Zoning Ordinance. (Title 21 ofthe Carlsbad Municipal Code) and Zoning Map. 3. Citv of Carlsbad Environmental Protection Procedures. (Title 19 of the Carlsbad Municipal Code). 4. Citv of Carlsbad Landscape Manual, dated February, 2012. 5. 2014 Traffic Monitoring Report. City of Carlsbad. June 2014. 6. Open Space and Conservation Plan for Natural Communities in the City of Carlsbad, dated November 2004. 7. Citv of Carlsbad Noise Guidelines Manual, dated September 1995. 8. McClellan Palomar Airport Land Use Compatibilitv Plan, prepared by San Diego Regional Airport Authority, March 4, 2010. 9. Local Facilities Management Plan-Zone 17. dated May 2002. SCOPE OF CONSULTANT SERVICES The consultant shall prepare an Initial Study to determine the scope of the Focused Environmental Impact Report for the Uptown Bressi project and related applications which are acceptable to the City. The Focused EIR shall be prepared pursuant to all applicable State laws and shall conform to the California Environmental Quality Act (CEQA) and State EIR guidelines. The Consultant shall be responsible for the accuracv and completeness of all information contained in the Initial Studv and Final Draft Focused EIR. If the Consultant does not wish to accept responsibilitv for the information contained in the technical studies, the Consultant shall provide to the Citv statements signed bv the appropriate technical consultant accepting responsibilitv for the accuracv and completeness of anv studies/reports prepared by that technical consultant. These signed statements of responsibilitv shall be made a part ofthe appendices ofthe Focused EIR. The Consultant shall: 1. Obtain all reference material and conduct all research and field data collection necessary to prepare an Initial Study and Focused EIR. 2. Prepare an Initial Study (IS) to provide substantiating data and analysis to focus the focus of the EIR, eliminating some issues from consideration (e.g., agriculture, paleontological and cultural resources) and potentially narrowing required analysis within certain resources areas. The IS would also be used to provide an important component ofthe record for issues not addressed in the Focused EIR. Provide a Draft and final versions of the IS in MS Word and PDF (no hard copies). 3. Identify, discuss and develop appropriate mitigation monitoring programs for any impacts which may be associated with the short-term and/or long term development ofthe site. 4. Provide five (5) 1st screen check hard copies and five (5) digital copies on CD of the Draft EIR documents for city staff review that will be consistent with CEQA and the Carlsbad Environmental Protection ordinance (Title 19 ofthe Carlsbad Municipal Code) within twelve (12) weeks from entering into an agreement with the City. 5. Provide five (5) 2nd screen check hard copies and five (5) digital copies on CD ofthe revised Draft EIR documents including appendices and exhibits, which incorporate staffs written recommendations and revisions to the 1st screen check Draft EIR, and a first draft of a Mitigation Monitoring and Reporting Program and Candidate Findings of Fact within four (4) weeks from receiving 1st screen check comments from the city. 6. Provide twenty (20) spiral-bound copies and twenty-five (25) digital copies on CD of the City- approved Draft EIR, twenty-five (25) digital copies on CD of the technical appendices, and one digital copy on CD of all documents in .pdf format that can be easily posted (i.e. broken down into chapters) to the City's website and one (1) CD in original software format (e.g.. Word). 7. Respond to all comments made during the Draft EIR public review period. Consultant shall provide five (5) 1st screen check copies ofthe responses to comments. Final EIR documents, and any necessary amendments to the technical appendices within four (4) weeks after the close of the public review period. 8. Provide five (5) 2nd screen check copies of the responses to comments. Final EIR documents, and any necessary amendments to the technical appendices within four (4) weeks of receiving the written comments from City Staff on the 1st screen check copies of the responses to comments and the Final EIR. 9. Provide twenty-five (25) spiral bound copies, twenty-five (25) digital copies on CD, and one (1) unbound reproducible copy ofthe Final Draft EIR, one (1) hard copy and twenty-five (25) digital copies on CD of any amended technical appendices, one (1) digital copy of the Findings of Fact, one (1) digital copy ofthe Mitigation Monitoring and Reporting Program, and one (1) digital copy on CD of all documents in a format that can be easily posted (i.e. broken down into chapters) to the City's website. 10. Provide ten (10) spiral bound copies ofthe Certified Final EIR (incorporating any changes and in a clean format without underline, strikeouts, or comments) with technical appendices, exhibits. Mitigation Monitoring and Reporting Program, Findings of Fact, and Statement of Overriding Considerations (if needed and directed by the City) including one (1) Master CD from which copies can be made which incorporate any changes (clean copy without underline, strikeouts, or comments) made to the Final Draft EIR documents during the public hearing and certification process. 11. Attend up to twelve (12) meetings, including but not limited to: • One (1) kick off meeting with City Staff. • One (1) public scoping meeting. • Two (2) meetings with staff to discuss issues regarding the preparation of the screen check draft. • Two (2) meetings with staff to review comments on the screen check draft. • Two (2) meetings with staff to review responses to public comments and the final draft. • Up to three (3) public hearings with presentations as necessary as determined by City staff. • One (1) additional meeting as necessary. 12. The EIR shall meet all ofthe requirements set forth in the California Environmental Quality Act (Public Resources Code 21000 et seq.) and the State CEQA guidelines (California Code of Regulations, section 15000 et seq.). In addition, as part ofthe proposal, provide a detailed Work Program to comprehensively address and analyze the scope of issues identified and described below or in the attached Initial Study. Other issues to make the EIR a complete document in compliance with CEQA and the State CEQA Guidelines should also be addressed. 13. Consultant shall also manage the project in accordance with the project schedule and meet all deadlines as identified. INTRODUCTION AND EXECUTIVE SUMMARY The introductory chapter and executive summary is a required section under CEQA. This section should provide sufficient detail to evaluate and review the environmental impacts of the project, but not excessive detail. It may be used as a "stand alone" document. Tasks: 1. The consultant shall prepare an introductory chapter and executive summary pursuant to all applicable CEQA requirements. This section should identify the project location and boundaries on detailed regional maps. It should include a general description of the project's technical, economic, and environmental characteristics. It should include a statement briefly describing the intended uses ofthe EIR. It should also list the agencies which are expected to use the EIR in their decision-making and the approvals for which the EIR will be used. This section must itemize and discuss briefly each significant effect of the proposed project, as well as proposed mitigation measures required and alternatives which would reduce or avoid that impact. It should identify areas of controversy and issues raised by agencies or the public. Issues which would remain to be resolved should be called out, including the choices among alternatives and whether or how to mitigate the significant impacts. The EIR shall comprehensively address and analyze the scope of issues identified and described below or as in the Initial Study prepared for the project. Other issues to make the EIR a complete document in compliance with CEQA and the State CEQA Guidelines should also be addressed. AESTHETICS/GRADING The site is located in the northern portion ofthe Bressi Ranch neighborhood. The proposed project will mass grade the entire 17 acre site, however, cut and fill quantities will balance on site and import/export of dirt will not be required. Retaining wall structures are proposed in various locations on the site. These retaining walls will allow for the creation of access driveways and on site storm water treatment areas. Landscaping, signage and water features will be incorporated in order to reduce the negative impacts of the retaining walls as much as possible. Tasks: 1. The consultant shall perform a review of a minimum of three (3) project visual simulations, (locations selected by City and EIR preparer) prepared by Smith Consulting Architects and Starck Architecture (not available at time of release of subject RFP). The consultant shall evaluate the simulations for accuracy to ensure that the analyses are of a scale and level of effort appropriate to the requirements of the project. The visual simulations should include 1) the proposed graded pads, and 2) the graded pads with the proposed maximum building heights and mass depicted. The consultant shall identify any flaws in the methodologies and/or conclusions and, if no flaws are found, shall incorporate the findings of the review, including the mitigation measures, into the text of the EIR. If inconsistencies/flaws are identified, the EIR consultant shall work with the consultant who prepared the study to revise the analysis/conclusions as appropriate. 2. The consultant shall describe the existing visual setting of the site including public and private view sheds, elevations and topography. 3. The changes to the visual setting, appropriateness ofthe quantity of grading as well as the grading design shall be analyzed based on conformance with the General Plan and City's Hillside Development Ordinance to determine if the project would result in a significant negative visual impact. 4. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and identify any impacts remaining after implementation ofthe recommended mitigation measures. AIR QUALITY Proiect Background The San Diego Air Basin is classified as a "severe" nonattainment area for both federal and state standards for ozone (smog). The San Diego Air Basin also exceeds the state standard for airborne particulate matter. Since the proposed request involves an increase in density which was not anticipated as a part of the regional air quality planning process and the resulting California State Implementation Plan (SIP), the proposed project may result in a significant increase in local and regional air pollution. Mass transit will be limited to existing Breeze bus route 445 and/or other bus routes determined to be feasible by the North County Transit District (NCTD). Although the project has been designed to encourage pedestrian traffic and accommodate public transit, the development of the proposed project will result in an incremental increase in local and regional air pollution. Grading for the project may also contribute significantly to the generation of fugitive dust. The San Diego Air Basin is classified as a "severe" non-attainment area for both federal and state standards for ozone (smog). The San Diego Air Basin also exceeds the state standard for airborne particulate matter. Impacts from the project may include construction emissions, equipment exhaust, fugitive dust, and vehicle emissions. The project's impact may be significant, as the region presently does not meet air quality standards. Additional mitigation measures may be necessary such as providing for public transit in the project design and implementation of various Transportation Control Measures (TCMs) to reduce trips, vehicle use, miles traveled, idling, or traffic congestion. Tasks: 1. The consultant shall discuss the project setting, including a review of the regional meteorology. The consultant shall review and address both short-term and long-term air quality impacts ofthe project. Recommended analysis to determine emissions resulting from the project may include: a. Provision of a summary of required emissions data; b. Calculations of air quality impacts and emissions - both temporary impacts during construction and permanent impacts during operation of the project, including CO2 hotspot analysis; and c. Modeling of air quality impacts, including modeling of ambient air quality. 2. Air quality impacts shall be analyzed in regard to the following: a. Project emissions from vehicular and stationary sources; b. Grading and Construction; and c. Compliance with federal and state standards as well as regional air quality attainment plans. 3. The consultant shall complete an Air Quality Site Assessment of the project and incorporate the findings ofthe review into the text ofthe EIR. 4. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. GREENHOUSE GAS EMISSIONS Tasks: 1. The consultant shall prepare a Greenhouse Gas Emissions Study. 2. The consultant shall prepare a general summary of the State's current policy and view of the science addressing global warming and greenhouse gas emissions. The consultant shall utilize the Governor's Office of Planning and Research CEQA Guidelines, Section 15064.4, "Determining the Significance of Impacts from Greenhouse Gas Emissions," (effective March 31, 2010) as a guide forthe analysis. 3. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. HYDROLOGY/WATER QUALITY Tasks: 1. Using available data, the consultant shall describe the hydrological setting (existing hydrological conditions) ofthe site and general drainage characteristics. 2. The consultant shall perform a third-party review ofthe Hydraulic Analysis, Drainage Study, Storm Water Management Plan, Hydromodification Management Plan and Geomorphic Assessment. The consultant shall evaluate the methodologies and conclusions contained in the reports for legal and scientific adequacy and accuracy to ensure that the analyses are of a scale and level of effort appropriate to the requirements of the project. The consultant shall identify any flaws in the methodologies and/or conclusions and, if no flaws are found, shall incorporate the findings of the review, including the mitigation measures, into the text of the EIR. If inconsistencies/flaws are identified, the EIR consultant shall work with the consultant who prepared the study to revise the analysis/conclusions as appropriate. 3. The consultant shall review the Hydraulic Analysis, Drainage Study, Storm Water Management Plan, Hydromodification Management Plan, and Geomorphic Assessment to ensure that all requirements ofthe latest City of Carlsbad's Drainage Master Plan, the Storm Water Management and Discharge Control Ordinance (Chapter 15.12 of the Carlsbad Municipal Code) and current California Regional Water Quality Control Board San Diego Region Order serving as a National Pollutant Discharge Elimination System (NPDES) Permit and Waste Discharge for discharges from the Municipal Separate Storm Sewer System (MS4) draining the watersheds within the City of Carlsbad are satisfied. 4. The consultant shall evaluate the proposed drainage systems adequacy in regulating the discharge volumes and rates of drainage from the project site as it relates between pre and post- development conditions. 5. The consultant shall, based on a review of the Minor Subdivision, site plans, and Storm Water Quality Report, verify if sufficient Low Impact Design features have been incorporated into the project, to the maximum extent practicable, to ensure the post-development scenario mimics the hydraulic characteristics ofthe project as compared to pre-development conditions. 6. The consultant shall evaluate the degree to which the project will alter existing drainage patterns to determine if a significant impact will be created. 7. The consultant shall address and recommend appropriate mitigation measures to reduce erosion potential onsite. 8. The consultant shall analyze and evaluate the potential impacts to San Marcos Creek, Batiquitos Lagoon and/or Pacific Ocean and ensure that this project identifies all pollutants of concern, beneficial uses of the San Marcos Creek, Batiquitos Lagoon, and/or Pacific Ocean, and the BMP measures required to address them. 9. The consultant shall evaluate the proposed project for National Pollutant Discharge Elimination System permit compliance. 10. The consultant shall ensure that maintenance of any permanent detention/pollution control basins is included in the EIR. 11. The consultant shall identify maintenance requirements ofthe structural BMP measures being implemented with this project. 12. The consultant shall evaluate the proposed project for impacts to wetlands. 13. The consultant shall ensure that all required mitigation measures identified in the Hydraulic Analysis, Drainage Study, and Storm Water Management Plans and Hydromodification Management Plan are included in the EIR. 14. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. LAND USE PLANNING Proiect Background An amendment to the Bressi Ranch Master Plan has been requested to change the land use designation for the site, and to allow for a mixed commercial and residential designation. The site was designated for office/warehouse/industrial development by the original Bressi Ranch Master Plan. The Safety Zones created by the 2010 McClellan-Palomar Airport Land Use Plan Compatibility Plan locate this site in Safety Zone 6 which allows for the unrestricted development of commercial and residential uses. The project will be processing a corresponding General Plan amendment to implement the new land use designations. Tasks: 1. The consultant shall describe the environmental and land use setting of the project. This will include a discussion of any inconsistencies between the proposed project and the City's adopted General Plan and Zoning Code, habitat plan and regional plans. 2. The consultant shall examine the land use compatibility between the proposed project and surrounding existing and proposed development (i.e. land uses, increase in density, height, light/glare, etc.). 3. The consultant shall examine the existing physical conditions as well as the potential future conditions and shall perform a detailed land use analysis on the appropriateness and timing of the proposed use. 4. The consultant shall perform a detailed project review to confirm the project's compliance with City ordinances and policies. The ordinances and policies shall include: 1) the Carlsbad General Plan, 2) the Carlsbad Habitat Management Plan, 3) the Carlsbad Environmental Protection Procedures (Title 19), 4) the Carlsbad Subdivision regulations (Title 20), 5) the Carlsbad Zoning Ordinance (Title 21) including the Growth Management and Inclusionary Housing Regulations, 6) the McClellan Palomar Airport Comprehensive Land Use Plan, 7) Landscape Manual, and 8) the Open Space and Conservation Resource Management Plan. 5. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended measures. NOISE Proiect Background The project site will experience noise impacts from Palomar Airport Road and the McClellan-Palomar Airport. Additional short-term noise impacts associated with grading and construction are anticipated. Increases in traffic volumes may also add incremental noise along the circulation corridors. Nuisance noise may be generated from the commercial loading areas, roof top mechanical equipment and daily operations ofthe commercial project. Tasks: 1. The consultant shall perform a review ofthe acoustical analysis prepared for the project and shall incorporate the findings ofthe reports/assessments into the text ofthe EIR. 2. The Noise Element of the General Plan and City of Carlsbad Noise Guidelines Manual shall be consulted to assure proposed mitigation measures do not conflict with adopted policies and guidelines. 3. The McClellan-Palomar Airport Land Use Compatibility Plan for shall be reviewed to determine whether the identified noise levels and proposed land uses will be compatible and what additional requirements ofthe airport plan shall be imposed in the project. 4. The consultant shall identify the criteria used to determine significance; identify and significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. POPULATION AND HOUSING Proiect Background The proposed project requires changes to the Bressi Ranch Master Plan to allow for the addition of 125 housing units to the maximum number of housing units allocated for the Master Plan area. Housing units have not been allocated to this site in the City's Housing Element. In order to approve the project and the construction ofthe units, housing units set aside in the City's Excess Dwelling Unit Bank would need to be allocated to the project site. Tasks: 1. The consultant shall analyze the proposal to determine if it will induce substantial growth in the area either directly or indirectly. 2. The consultant shall analyze the project for compliance with the City's Housing Element and State and regional housing goals. 3. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. PUBLIC SERVICES Tasks: 1. The consultant shall describe the project setting and shall determine the demands ofthe entire project forthe following: a) fire protection; b) police protection; c) schools; d) parks; and e) other public facilities (government offices, etc.). 2. The consultant shall determine the ability of the agencies providing the services in item number 1 above to meet the demands ofthe proposed project in order to conclude whether a significant impact will be created. The consultant shall evaluate if sufficient public utilities are provided for the intensity of development proposed to ensure that the adequacy of the City's public facility plan for Zone 17 will not be adversely impacted. 3. The consultant shall prepare a Water Supply Analysis and incorporate the findings of the review into the text of the EIR. 4. The emergency response plans of the City of Carlsbad shall be analyzed in conjunction with the proposed project to determine if the project will interfere with existing plans. 5. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. TRANSPORTATION/CIRCULATION Proiect Background The proposed development may generate additional traffic on adjacent and nearby road segments and at adjacent and nearby intersections. A Traffic Impact Assessment has been prepared by the applicant's traffic consultant. Urban Systems Associates. Tasks: 1. The consultant shall prepare a peer review of the Traffic Impact Analysis (TIA) for technical accuracy and proposed mitigation measures and add, supplement, or amend the report as necessary and incorporate the findings ofthe review into the text ofthe EIR. The consultant shall incorporate or revise the study to be consistent with the 2030 regional build-out model. If inconsistencies/flaws are found, the EIR consultant shall work with the consultant who prepared the study to revise the analysis/conclusions as appropriate. 2. The consultant will be provided with a City staff approved Traffic Impact Assessment for use in preparing the Transportation/Traffic section of the EIR. The consultant shall incorporate the information and findings ofthe study into the EIR. 3. The consultant shall review the TIA to ensure that all requirements of the City of Carlsbad's Growth Management Program are satisfied. 4. The consultant shall ensure the study limits of the TIA extend to those road segments and intersections where 20% or more of project-generated traffic is expected to impact. 5. The consultant shall ensure that the TIA identifies the level-of-service (LOS) for the road segments and intersections for current, near-term and build-out scenarios are identified as it relates to the proposed project. 6. The consultant shall review the TIA for conformance against SANTEC/ITE Guidelines (including Congestion Management Plan analysis) for Traffic Impact Studies in the San Diego Region. 7. The consultant shall review the TIA against the assumptions made within the City's latest build- out traffic model. 8. The consultant shall evaluate the TIA, which provides a worst-case traffic generation scenario, to determine if any trip credits or trip reductions are applicable for proximity to non-residential development and transit lines. 9. The consultant shall review the Tentative Map and site plan exhibits to identify any potential conflicts for intersection sight distance, turning movements, right-lane pocket lengths, roundabouts, and vehicular decisions associated with the project, using Caltrans standards. 10. The consultant shall identify if the proposed project creates potential impacts to areas outside the City of Carlsbad, and if the project requires any mitigation measures. 11. The consultant shall ensure that all required mitigation measures identified in the reports, tentative maps, and site plan exhibits are included in the EIR for this project. 12. The components of the traffic/circulation analysis should include vehicular traffic, public transportation, bike and pedestrian traffic, construction traffic, and parking. An evaluation ofthe pedestrian and bicycle circulation system for potential hazards shall also be completed. 13. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. UTILITIES AND SERVICE SYSTEMS Tasks: 1. The consultant shall describe the project setting and shall determine the demands of the entire project for the following: a) wastewater treatment facilities; b) water facilities; c) storm water drainage facilities; and d) solid waste facilities. 2. The consultant shall determine the ability of the agencies providing the services in item number 1 above to meet the demands of the proposed project in order to conclude whether a significant impact will be created. 3. The consultant shall review the sewer and water facilities proposed against the City of Carlsbad's Master Sewer and Master Water plans for conformance and shall incorporate the findings ofthe review, including any mitigation measures, into the text of the EIR. 4. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. MANDATORY FINDINGS OF SIGNIFICANCE As required by and consistent with CEQA, the EIR shall address all mandatory findings of significance. CUMULATIVE IMPACTS Proiect Background The development of the proposed project may lead to several cumulative impacts that need to be addressed. These cumulative impacts may include, but may not be limited to degradation of air quality. Tasks: 1. As required by CEQA, the EIR shall address cumulative impacts for the proposed project. This shall include an identification of past, present, and reasonably anticipated future projects producing related or cumulative impacts, and shall include a summary of the environmental impacts expected to result from those projects. It should contain an analysis ofthe cumulative impacts of relevant projects and any reasonable options for mitigating or avoiding any significant cumulative impacts ofthe proposed project. 2. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. GROWTH INDUCEMENT Tasks: 1. As required by CEQA, the EIR shall address the impacts of growth inducement created by the proposed project. 2. The consultant shall identify the criteria used to determine significance; identify any significant and less than significant, direct and indirect, impacts resulting from the project; recommend appropriate mitigation measures as may be required; and, identify any impacts remaining after implementation ofthe recommended mitigation measures. ALTERNATIVES As required by CEQA, the consultant shall analyze various project alternatives and provide an assessment of the potential impacts associated with each alternative. The consultant shall include in the EIR some discussion of why each of the selected alternatives was chosen for analysis. The consultant shall provide a listing of the environmental advantages and disadvantages of each alternative. City Staff and the consultant will agree on the alternatives to be included. The alternatives shall include, but not necessarily be limited to, the following: 1. Proiect Alternative 1 - "No Proiect" Alternative - This alternative shall analyze the impacts associated with the existing conditions at the time the NOP is published as well as what would be reasonably expected to occur in the foreseeable future if the project were not approved, based on the current General Plan and consistent with available infrastructure and community services. 2. Proposed Alternative 2 - "Approved Proiect" Alternative - The consultant shall analyze the impacts associated with the development of a project that was previously approved for the site. PIP 05-23 was originally approved by the City of Carlsbad on May 6, 2006, and if constructed, would include 6 two-story buildings, containing a total of 300,000 square feet of office/light industrial uses across the entire site. 3. Proiect Alternative 3 - "Alternative Sites Analysis" - The consultant shall analyze one alternative site forthe proposed project. This off-site alternative analysis shall provide a general level review of all of the environmental issues which were evaluated for the proposed project site. The alternative site will be identified in consultation with City Staff. 4. Proiect Alternative 4 - "Reduced Proiect" Alternative - The consultant shall evaluate a variation of the project, which would allow for a reduced level of development intensity. CEQA MANDATED SECTIONS The consultant shall include all sections mandated by CEQA in the EIR. FORMAT The EIR should be prepared in conformance with the following: Table of Contents Summary Significant Effects, Proposed Mitigation and Alternatives Areas of Controversy Issue to be Resolved Project Description Project Location Maps Statement of Objectives Technical, Economic and Environmental Characteristics Intended Uses ofthe EIR Agencies Expected to Use the EIR List of Permits and Approvals Required Environmental Setting Baseline Environmental Conditions Resources Unique to the Region Consistency with Regional Plans Consideration and Discussion of Environmental Impacts Significant Effects Significant Effects Which Cannot be Avoided or Mitigated Significant Irreversible Changes Growth Inducing Impacts Mitigation Measures Measures proposed by the Applicant Measures recommended by the City or others Discussion of alternative mitigation measures Alternatives Effects Found Not to be Significant Discussion of Cumulative Impacts For Final EIR: The DEIR or a revision of it Comments and Recommendations Received on the DEIR Persons, Organizations, and Public Agencies commenting on the DEIR Responses to Comments V I S8 3^ si sfi ,£ F a 5 e IU 3 g UJ H <° £ £ S * >' X o £ £ 8' i J UJ I ^ h SIS?? ri" (o M T- T-' a * a T-" m V T-" T-' n " T"" J'l 3 3 3 S 3 § u> o M w h- ^ s s 8 « s : TOTAL THIS PAGE HRS Cl o ft o ^ BO aa BO * N J t- N I O O O O O O 00 <» ^. ^- 5 £1 S M 3 H T-T- <M F o <n M I s s 5 s i s »'•'»" s " t » f- v» « 3' * S S ? 8 S S o in 1- <b <D r> T- < M M M I a S j:? 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