HomeMy WebLinkAbout1992-05-05; City Council; 11669; Agreement for Preparation Environmental Impact Report Carlsbad Ranch Specific Plan EIR 91-3, .
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CIT’- 3F CARLSBAD - AGENL:. BILL
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\B # 0, h 1; 7 TITLE: pAG&EEMENTS FOR THE PREPARATION OF AN
IITG. 5 -5 - 4% ENVIRONBENTAL IMPACT REPORT FOR THE
PLN CARLSBAD RANCH SPECIFIC PLAN - EIR 91-3 IEPT.
IECOMMENDED ACTION:
ADOPT Resolution No. qa-123 APPROVING an agreement with the consulting firm P&D Technologies ‘to prepare an Environmental Impact Report for the Carlsbad Ranch Specific Plan - EIR 91-3, and APPROVING an agreement with the Carltas Company to provide funding for the Environmental Impact Report.
ITEM EXPLANATION
As a part of the review of the proposed Carlsbad Ranch Specific Plan, General Plan Amendment, Local Coastal Plan Amendment, and Agricultural Preserve Contract Amendment, staff has determined that an Environmental Impact Report should be prepared. Staff has informed the project proponent, the Carltas Company, of this determination. An agreement to this effect is attached.
Requests for proposals were sent to nine consulting firms, seven of which responded. The bids for the preparation of the EIR ranged in cost from $98,570 to $154,565. For each proposal submitted, the Planning Department conducted a thorough review of the scope of work, the subconsultants to be used, qualifications and cost. The contrast in costs can be attributed to the scope and method of the consultants for addressing each of the potential impacts to be analyzed.
After reviewing all proposals, staff recommends that P&D Technologies, at a cost of $108,280.00, be selected to prepare the EIR for the review of this project. Their proposal was comprehensive and well formatted. The scope of work proposed by the consultant and their subcontractors indicated a knowledge of methodology and experience necessary for the project. The subcontractors as well as the principal environmental consultant have worked previously for the City of Carlsbad and are therefore familiar with the City's policies and expectations.
Because of the above stated reasons, staff recommends P&D Technologies for the preparation of the Carlsbad Ranch Specific Plan Environmental Impact Report. The estimated cost of the proposed work is not to exceed $108,280.00.
FISCAL IMPACT
The project proponent the Carltas Company is responsible for the provision of the funding for the EIR. Funds have been deposited with the City in a trust account.
EXHIBITS
1. City Council Resolution No. G&G!- l&y 2. Exhibit @'A** (Location Map) 3. Exhibit @lBrl (Agreement w/P&D Technologies) 4. Exhibit *lC" (Agreement w/Carltas Company)
EXHIBIT “A”
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City of tarlabad
CARLSBAD RANCH SPECIFIC PLAN EIR 91-3
AGREEMENT
THIS AGREEMENT is made this .Sth day of -MAY ,19 92 -2
between the CITY OF CARLSBAD, a municipal corporation
hereinafter referred to as CITY, and CARLTAS COMPANY
“APPLICANT”.
RECITALS
of the State of California,
hereinafter referred to as
WHEREAS, the APPLICANT has filed with the CITY a request for approval
of a proposed project identified as CARLSBAD RANCH SPECtFIC PLAN requiring an
Environmental Impact Report; and
WHEREAS, CITY has determined that its current staff is inadequate in
number to process the proposed Environmental Impact Report in a timely and thorough
manner; and
WHEREAS, APPLICANT in order to ensure the expeditious processing of said
i Environmental Impact Report desires to pay to CITY the amount necessary to hire a
CONSULTANT.
NOW, THEREFORE, in consideration of the covenants and conditions, it is
agreed as follows:
1. The CITY will engage the firm of P & D TECHNOLOGIES hereinafter
referred to as “CONSULTANT” to perform the necessary work in the
processing and monitoring of the Environmental Impact Report for
2.
that area more particularly depicted upon a site map attached as
Attachment “1” and made a part of this agreement.
It is understood that the CONSULTANT services shall conform to the
Proposal attached as Attachment “2” and made a part of this
agreement, and may require:
a> Field exploration;
bl Weekly communication with the City staff;
4 Written reports; and
4 Such other work necessary to properly evaluate the proposed
project as directed by the Planning Director.
3.
4.
It is understood that the CITY will direct the CONSULTANT to
complete a draft and final Environmental Impact Report at the earliest
feasible time. The CITY will advise the APPLICANT in writing of any
impacts which may render the proposed project unfeasible within a
reasonable time after CITY has received the CONSULTANT’s
conclusions in writing.
The APPLICANT shall pay to the CITY the actual cost of the
CONSULTANT’s services. Such cost shall be based on the costs set
forth in Attachment “3”. The APPLICANT has advanced the sum of
$108,280.00 as payment on account for the actual cost of the
CONSULTANT’s services. In the event it appears, as the work
progresses, that said sum will not be sufficient to cover the actual
REV. 4/25/91
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
CONSULTANT incl :ilg 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 APPLICANTS advance,
any surplus will be refunded to APPLICANT by CITY.
It is understood that the CONSULTANT shall be an independent
contractor of the CITY. The APPLICANT agrees to permit the
CONSULTANT to enter upon his property and to perform all work
thereon as the CONSULTANT deems necessary to complete the
Environmental Impact Report. It is agreed that the APPLICANT will
not interfere with the CONSULTANT in the performance of such work
or attempt to influence such CONSULTANT during the course of his
5.
I investigation and report.
6. ’ It is understood that the 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.
REV. 4/25/91
IN WITNESS WHEREOF, the parties hereto have executed this agreement on the day
and year first above written.
Executed by APPLICANT this day of
APPLICANT:
CARLTAS COMPANY, a California limited DartnerShiD
(name of Applicant)
CITY OF CARLSBAD, a municipal
corporation of the State of California
By:
ATTEST:
Christopher C, Calkins
(print name here)
Manager
(title and organization qf signatory)
I
ALETHA L. FWJTENJGW’JZ
City Clerk
STATE OF CALIFORNIA ; ss. COUNTY OF SAN DIEGO 1
On April 3, 1992 ---------rbefore me, the undersigned, a Notary Public in and for said State, personally appeared Christopher C. Calkins ----- personally known to me (or proved to me on the basis of satisfactory evidence) to be the person that executed the within instrument as Manager on behalf of Carltas Companv. a California Limited Partnership the partnership therein named and acknowledged to me that the partnership executed it.
WITNESS my hand and official seal.
Signature
4 , ‘7) /mJ ,c
4 REV. 4/25/91
.
STATE OF CALIFORNIA 1 ss. COUNTY OF SAN DIEGO 1
On April 3. 1992 ---------;-before me, the undersigned, a Notary Public in and for said State, personally appeared Christopher C. Calkins ----- personally known to me (or proved to me on the basis of satisfactory evidence) to be the person that executed the within instrument as Manager on behalf of Carltas . . . . COmDaW. a California -ited Partnw the partnership therein named and acknowledged to me that the partnership executed it.
,DlANE 8. FISCHER -T.-l m&L y! f!y ,tr~m.d,* t _._-_ -- /w&&-m 16 ‘994
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CIFIC OCEAN
Figure 5
SITE LOCATION. MAP
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PROPOSAL FOR PREPARATION OF AN
ENVIRONMENTAL IMPACT REPORT
FOR THE CARLSBAD RANCH SPECIFIC PLAN
Submitted to:
CITY OF CARLSBAD
Planning Department
2075 Las Palmas Drive
* Cad&ad, California 92009
Contact: Mr. Michael Holzmiller
(619) 438-1161
Prepared by:
P&D TECHNOLOGIES.
401 West “A” Street, Suite 2500
San Diegu, California 92101
Contact: Betty Dehoney
(619) 2324466
.
AlTACMENT 2
I
l
February 28,1992 ’
March 20,1992 (nv.)
March 23, 1992
Mr. Michael Holzmiller
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, California 92009
P’anring
We 2500 Sar, Otego CA 92101 FAX 6!9’234-3022
619 232.4466
Engmeenrg Transpor:abcn Ennronme~rai Economrcs Lanascape Arc.%:ec!Lre
An Employee-Owned Company
97300.74
Subject: Preparation of an Environmental Impact Report
for the Carlsbad Ranch Specific Plan
Dear Mr. Holzmiller:
P&D Technologies (P&D) is pleased to submit this proposal to assist the City of Carlsbad in the
preparation of an Environmental Impact Report (EIR) for the Carlsbad Ranch Specific Plan
project.
P&D Technologies is a multidisciplinary firm which is organ&d into five distinct operating
division: environmental services, public works/transportation. planning/economics, land
development engineering, and aviation. A major portion of the environmental services division’s
work is the preparation of EIRs for local jurisdictions. P&D is adept at working as an extension
of City staff on large-scale and often controversial projects. This is evidenced by our recent
experience on the San Elijo Ranch EIR (City of San Marcos), the Ranch0 de1 Rey SPA 2 and Ranch0 de1 Rey SPA 3 SEIRs (City of Chula Vista), and the Calavera Lake Golf.Course EIR
(City of Carlsbad). P&D is proud of the fact that our EIRs have withstood substantial legal
challenges.
We are motivated by our commitment to present an objective analysis of potential environmental
impacts of the proposed project. P&D is dedicated to providing an independent review of the
issues’ associated with the Carl&ad Ranch Specific Plan project and to being available to work
with the City on an “oncaR’* basis. With a successful track record of highly controversial
projects involving the City of Carlsbad, P&D is welI qualified to assume this challenging
assignment. We have assembled a Project Team whose members are noted for their technical
Capabilities, supported by superior credentials and relevant local experience. Associate
arrangements have been made with a leading cuhural resources fvm (Gallegos & Associates),
paleontological firm (PaleoServices, Inc.). and air quality and acoustics firm (Giroux &
Associates).
P&D’s Project Manager, Betty Dehoney, Director .of Environmental Studies, has personally
conducted 15 environmental projects through the City of Carl&ad, giving her a hands-on,
thorough understanding of the procedural and processing requirements of the City. Ms. Dehoney
brings strong management skills to this team as the result of her background in projects with
Mr. Michael J. Holzmiller
City of Carlsbad
large-scale controversial and sensitive environmental issues. Roviding Quality Control review is Sylvia Salenius, AICP, Vice President of Environmental Programs, a seasoned expert with over 20 years of experience on major EIRs.
P&D and our subconsultants do not have nor expect to have in the near future any contractual
agreements with the Carlsbad Ranch Specific Plan applicant/property owner (i.e., the Carltas
Company). P&D has reviewed the City’s standard agreement and is able to work under the
provisions set forth therein. The contract establishes a milestone billing process. In the event
that there are substantial delays (of more than 30 days) due to the City’s review/processing
requirements, the applicant, or other factors outside of P&D’s control, P&D will bill the City for
costs incurred. This requested amendment in the contract is due to previous projects which have
either stopped or the designers/applicant have decided to redesign the project. This has resulted
in substantial delays even though extensive effort has been expended conducting the assessments.
P&D’s familiarity with the City of Carl&ad, our unblemished history of producing legally sound
environmental documents, our sensitivity to the public sector, and our ability to work in unison
with City staff forms the basis for P&D’s qualifications. Thank you for the opportunity to
present our custom&d approach to this challenging assignment. We look forward to working . with the City on this project, assisting with the goal of producing an objective, legally defensible
Program EIR for the City.
Sincerely,
Director of ‘Environmental Studies
BD:be
TABLE OF CONTENTS
Section I PROJECT UNDERSTANDING AND APPROACH . . . I-Z
Section II FIRM QUALIFICATIONS . . . . . . . . . . . . . . . . . . . . . . II-I
Set tion III PROJECT TEAM . . . . . . . . . . . . . . . . . . . . . . . . . . III-1
Section IV PROJECT EXPERIENCE AND REFERENCES . . . . . W-1
Section V PROJECT SCHEDULE . . . . . . . , . . . . . . . . . . . . . . . V-l
Section VI APPENDIX . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . VI-Z
l Understanding of the Project .................. I-Z
l Overall Methodology ....................... 1-2
l Description of Tasks ....................... Z-2
l P&D Technolo&ies ......................... II-2
l Gallegos & Associates ...................... U-2
l PaleoSewices, Inc. ......................... II-2
l Giroux & Associates ....................... II-2
l Management Staff ........................ HI-2
l Organization Chm ........................ III-3
l Key Personnel ........................... III-Q
l P&D Technologies ........................ W-I
l Gallegos & Associates ..................... N-5
l PaleoServices, Inc. ........................ IV-6
l Giroux & Associates ........................ N-6
l References ............................. N-7
l Resumes
l Sample Mitigation/Monitoring Rograms
P
Section I
Project Understanding and Approach
Seclion I PROJECT UNDERSTANDING AND APPROACH
UNDERSTANDING OF THE PROJECT
P&D believes that the key issues of concern for the proposed Carl&ad Ranch Specific Plan are
visual aesthetics/grading and land use compatibility. The project site is a highly visible landmark
in the City of Carlsbad. The site currently supports an expanse of colorful flower fields which
can be seen from several heavily traveled roadways in the project vicinity, including Interstate
5. P&D will develop state-of-the-art computer visual simulations that will provide City staff, the
public, and the decision makers with realistic representations of both the grading and the
completed project. P&D will be able to demonstrate exactly what the changes to the existing
aesthetic setting will be by utilizing a unique three dimensional “framework-type” computer
simulation program. The proposed landform alteration and proposed changes to viewsheds will
be thoroughly analyzed in the EIR. P&D has recently completed visual simulations for the Pine
Valley EIR (County of San Diego) and the Linda Vista Street Improvement project (Ciq of San
Diego). A sample of the Linda Vista Street Improvement simulations are presented in the
appendix for your review.
The Carlsbad Ranch Specific Plan will be processed concurrently with a General Plan
Amendmenf Local Coastal Plan Amendment, and Land Conservation Contract Amendment.
P&D’s land use compatibility assessment will present a multi-level analysis including an analysis
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of the project’s consistency with applicable plans, policies, and’regulations; the appropriateness
of conversion of agricultural land; and compatibility with adjacent uses. P&D is known for their detailed-oriented land use analyses, and has extensive experience on large-scale Specific
Plan/General Plan Amendment EIRs of a similar magnitude. Some of our recent relevant
experience in completing complex land use assessments for local jurisdictions includes the San
Elijo Ranch EIR (City of San Marcos), the Old Coach Golf Estates ElR (City of Poway), and
the Ranch0 De1 Rey SPA 2 and 3 SEIRs (City of Chula Vista). P&D will ensure the City of a
comprehensive and methodical approach to the land use analysis.
P&D will work closely with City staff during the preparation of the EIR to maxim& the
efficiency of the report preparation. P&D’s Project Manager, Ms. Betty Dehoney, has
demonstrated P&D’s ability to perform the level of coordination that is required on this type of project. P&D’s familiarity with the City’s environmental review procedures and recent relevant
experience (see Section IV) will facilitate P&D’s ability to meet the City’s scheduling
requirements on this project and to prepare a legally defensible EIR. Ms. Dehoney has worked
on a number of EIRs for the City of Carlsbad, and has a proven track record for successfully
performing the tasks required to comply with CEQA. Ms. Dehoney will manage the organization
of the project team to ensure responsiveness to the City’s needs. She will participate in all
project meetings and public hearings as the City’s environmental expert on the Carlsbad Ranch
Specific Plan Project EIR.
OVERALL METHODOLOGY
The technical and procedural requirements of the Carlsbad Ranch Specific Plan Program EIR will
be accomplished within the framework of completing four major tasks. These tasks include:
Task 1 - Project Initiation and Scoping
Task 2 - Prepare Draft Program EIR
Task 3 - Prepare Final Program EIR
Task 4 - Meetings and Hearings .
DESCRIPTION OF TASKS
This section of our proposal briefly summarizes the activities that anz associated with each of the
four tasks. This scope is based on the RFP and the pn-proposal conference held at the City on
February 5, 1992.
P&D Technologies
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Task 1. Project Initiation and Scoping
P&D’s Projtct Manager will attend a kick-off meeting with the City’s Project Manager to obtain
all project information necessary to prepare the EIR. The main objectives of this task are to
clearly define the project description and approach to the issue analysis to be conducted for the
EIR. In addition, projects to be included in the cumulative impact analysis will be defined.
P&D’s Project Manager will participate in one public scoping meeting.
P&D will prepare the project description and submit it to the City for review and comment. The
basis for the technical analyses in the EIR will be formulated from the approved project
description. P&D will work with the City to clarify the project alternatives.
P&D will pnpare the Notice of Preparation (NOP) and list of responsible agencies and other agencies to be consulted for the EIR. The City will distribute the NOP to the appropriate
recipients. Upon receipt of comments on the NOP, P&D and City staff will review the
comments to ensure that the scoping of the EIR is adequate. Should additional issues or other
analyses be required, P&D will work with the City to modify the scope and cost accordingly.
Task 2 - Prepare Draft Program EIR
The preparation of the technical/resource studies will rely on both secondary source data as well
as on primary field investigation. Issues to be addressed in the ElR include:
1. Agriculture and Open Space
2. Air Quality
3. Archaeological Resources/Paleontology
4. Biology
5. Circulation
6. Land Use Compatibility
7. Noise 8. Solid Waste
9. Visual Aesthetics/Grading
10. Water Quali& 11. Cumulative Impacts
12. Growth Inducement
13. Alternatives
Each issue will be presented in the following format:
. Existing Conditions . Imp- . Mitigation/Monitoring . Analysis of Significance
The impact assessment process to be used will identify the types of impacts that could &cur, the
resource sensitivity, whether impacts would be direct or indirect, and the duration of impacts
(short-term vs. long-term). The detcmtination of signiftcance or non-significance of adverse
impacts will be conducted. P&D’s Project Manager will keep. the City’s Project Manager
informed as to the significance of impacts as the issue analyses are completed. This will allow for the consideration of significant impacts during the project planning process and the
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incorporation of ~commended actions necessary to avoid or mitigate significant impacts into the project design. The impacts evaluation will be consistent with the level of project detail. If
future tentative maps are consistent with the project description identified in this EIR, then this
EIR will serve for future discretionary actions. This is, of course, subject to CEQA Guidelines
pertaining to changes in the project or environmental impacts.
Recommendations on feasible mitigation/monitoring measures which could reduce or eliminate
significant adverse impacts from the proposed C&bad Ranch Specific Plan project will be made for each issue. Mitigation recommendations will be at a level that is appropriate for the project.
In addition, a separate stand-alone Mitigation Monitoring Program will be prepared for the
project. This will consist of both a detailed description and a summary table indicating the
mitigation measure, responsibility for implementation, timing, and monitoring requirements.
The approach for the impact analysis of each environmental issue is summarized below.
Agriculture and Open Space
The Agricultural Study prepared by Agland Inves@ents Services Inc. (October 1991) dl be
reviewed and utilized to the extent possible. The current agricultural land use onsite will be
described in the Existing Conditions section. Important Faxmland classifications will be reviewed
utilizing the U.S. Department of Agriculture’s Soil Conservation Service (SCS) maps and land
under Williamson Act Land Conservation contract will be identified. The City of Carlsbad
General Plan will be reviewed for relevant policies related to agricultural land uses. The impacts
section will describe the amount of agricultural land which would be converted under the
proposed project. The degree of impact will be based on the amount (extent) of change, and the potential for agricultural production based on SCS classifications, and consistency with
Williamson Act and General Plan policies. Land use compatibility between the remaining
agricultural uses and the proposed Specific Plan uses (including borrow and stockpile sites in
agricultural areas) will be discussed. Mitigation .measures will be proposed as necessary to
reduce the amount of converted agricultural land if impacts are determined to be significant.
Air Quality
A technical air quality assessment will be conducted using the California Air Resources Board’s
(ARB) Air Quality Analysis Tools (AQAV computer model series.
An atmospheric environment setting will be performed based on meteorological data on winds,
inversions and stability primarily from National Weather Service data and on a baseline air
quality characterization based on data from the Oceanside air monitoring station. Temporary construction activity emissions will be calculated based on typical dust generation factors
including assumptions for heavy equipment operations. The significance of impacts will be
detetined based on the sensitivity of receptors in the project area. Lofting of pesticides and dust from continuing agricultural activity and converted agricultural lands during grading will be
diSCUssed.
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Long-term regional vehicular emissions using the most current URBEMISn3 (urban emissions)
computer model will be calculated The potential for any microscale air pollution hotspot
formation using the revised CALINE4 line source dispersion model will be evaluated. The
project’s consistency with the regional air quality management plan in terms of land use planning
will be documented.
Any applicable mitigation measures will be identified for construction fugitive emissions and equipment exhaust impacts, as well as any relevant transportation control measures (TCMs) and
any reasonable available control measures (RACMs) incorporated into the San Diego Air Basin
of the California State Implementation Plan (SIP). The findings of the technical air quality
assessment will be incorporated into the EIR.
Archaeological Resources/Paleontology
Survey
A cultural resource survey of the approximately 420-acre Carlsbad Ranch property will be
completed. This survey will be conducted in accordance with the City of Carlsbad and CEQA
guidelines. Field personnel will survey using transects no wider than ten to twelve meters. High
probability areas, such as those adjacent to a known site or those atop a knoll or ridge will be
intensively surveyed for cultural resources. All previously recorded sites will be relocated and
carefully examined. Should additional sites be encountend they will be recorded on State of
California site record forms and recommended for testing.
Testing
The objective of the testing program will be to determine site importance under City of Carlsbad
Guidelines and CEQA for three of the five previously recorded archaeological sites (CA-SDi-
8797/SDM-W-116, SDM-W-117, SDM-W-118, SDM-W-125, and SDM-W-129). The sites were
recorded during the 1920s by l@lcolm Rogers and arc part of a large complex of sites located
along Agua Hedionda Lagoon. The sites include cobble hearths, ceramic sherds, stone tools,
shell, human burials, and dark midden soil. All of the sites have been disturbed by agricultural
activity; howeler, there is a potential for undisturbed deposits below the plow zone. Testing will
be conducted to dcterminc site size, depth, content, integrity and potential to address important
research questions. Field methods will include collection of surface artifacts as necessary; site
mapping; shovel test pits (STPs) to determine site size and depth; and one to two 1 by 1 meter
units to deurminc site content, integrity and potential to address important research questions.
Field and labomtory methods and report preparation are discussed below. 4
. Collection of DiaPnostic Surface Artifacts - In the course of testing only diagnostic
artifacts will be collected These artifacts will be mapped by provenience.
. Subsurface Assessment - Excavation of shovel test pits (STPs) - STPs will be placed
along a north-south and east-west grid system in 10 to 20 meter intervals, depending on
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site size. All excavated soil will be processed through l/8” screen mesh. All
artifacts/ecofacts will be collected/bagged by STP and depth, and notes completed.
. One to two 1 by 1 meUr ust unit(s) will be excavated at each site. Additional units may
need to be excavaud at the direction of the City of Carisbad. Additional units are not covered under this scope of work. Unit placement will be determined by either the
highest or more complex concentration of subsurface material as indicated by SIPS or, the area most likely to possess subsurface material (based on surface remains or natural
features). Each unit will be excavated in 10 centimeter levels and excavated to sterile
which is defined as bedrock or one level with no cultural material present. If two
consecutive levels record a significant drop-off in cultural materials with the presence of
the cultural material explained in terms of natural processes, then that is defined as sterile.
. Site MaDDing - A site map will be prepared for each site showing location of STPs, 1 by
1 meter units, provenience of collected diagnostic surface artifacts and significant
landform and/or landmarks.
. ReDon Preoaration - Evaluate the sites/loci in terms of site size, depth, content, integrity
and potential to address important research questions as per City of Carlsbad Guidelines
and CEQA. Present all results in a report which will satisfy the concerns of the City of
Carlsbad.
The findings of the cultural resources report will incorporated into the EIR.
PaleoServices, Inc. will conduct a paleontological resources analysis for the project. This will
consist of a records search, literature search, and a field survey. A separate technical report with
the results of the records/literature search and field work will be prepared. A description of
onsitc geology, the potential of the underlying geologic formations to contain fossils, and any
recorded paleontological sius onsiu and in the vicinity will be provided. Potential impacts to
any fossil-bearing formations will be based on a review of the proposed grading plans.
Mitigation measures will be proposed should potential impacts to fossiliferous forming strata be
identified. A recommendation regarding the need for further work and mitigation monitoring will
be presented. The findings of the technical paleontological report will be incorporated into the EIR.
Biology
P&D biologists will conduct a survey of the 423 acre project site focussing primarily ~NI the areas
currently not in agricultural production. Confimtation of biological resources will be conducted
utilizing the existing 1987 biological report (provided by the City of Carl&ad). A compleu
floral and faunal survey will be conducted within areas supporting native vegetation.’
P&D will prepare a technical biology report for inclusion in the EIR appendix. Assuming
existing conditions are the same as previously documented, the information of the 1987 report
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will be utili& as primary reference material. The technical report will include existing conditions, potential direct and indirect impacts, and mitigation requirements. The impact section
of the report will provide an evaluation of all grading and development onsite. Offsiu improvements, such as circulation network or other infrastructure, are not included within this
scope of work. The significance of impacts for each biological resource identified onsiu as well as any indirect impacts which may occur to surrounding areas (e.g., streams and lagoon
environments) will be analyzed. The report will include a table summarizing impacts with
acreages of each habitat type which will be impacted and/or preserved. Mitigation measures for significant impacts will also be presented in the uchnical report. Mitigation measures will be
conceptual with enough detail for the preparation of a detailed mitigation program if required at a later time. A detailed mitigation program is not included in this scope of work. A complete
floral and faunal list will be included in the report. If extensive habitats or sensitive plant or
animal species are identified which were not shown on the Specific Plan map provided to P&D, additional costs may incur. The findings of the technical biological report will be incorporated
into the EIR.
Circulation
P&D will incorporate the findings of the City-approved traffic report (prepared by Urban Systems
Associaus) into the EIR text. Mitigation measures to reduce potentially significant impacts to
below a level of significance will be based on the recommendations contained in the technical traffic report. If the traffic report is not provided in a timely manner, P&D will proceed with the
preparation of the screencheck EIR to the exunt feasible. Sections which are dependent on
traffic (air and noise) will be delayed. P&D will coordinate with City staff to identify the
appropriate strategy for the EIR preparation.
Land Use Compatibility
Existing land uses onsite (i.e., agricultural uses and native habitat areas) will be described. The
adopted General Plan and Local Coastal Plan (LCP) land use designations onsite and adjacent
to the site will be narratively and graphically described. Relevant excerpts from the City of
Carlsbad’s General Plan Land Use Element (and other elements if appropriate) and zoning for
the project site will be documented. The Palomar McClellan Airport Comprehensive Land Use
Plan (CLUP) will be reviewed with regard to compatibility of land uses with air operations.
Other applicable ‘City ordinances, regulations, and administrative policies will be reviewed and described in the EIR text
The EIR will pmcnt a multi-level analysis of potential land use impacts including plan;to plan,
plan-to-ground, and plan-to-adjacent development. The plan-to-plan analysis will evaluate the
project’s consistency with the relevant General Plan, LCP, and CLUP policies and other applicable ordinances/policies. In addition, the proposed change from the adopted Non-
Residential Reserve (NRR) land use designation for the site will be documented. The Carl&ad
Ranch Mixed-Use Development Analysis (prepared by Alfred Gobar Associates, Inc.) will be
utilized to address this reclassification. The plan-to-ground analysis will evaluate the
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conformance of the project to the environmental goals of relevant City General Plan policies.
The intensity of the proposed development and the preservation of open space will be reviewed
as part of this analysis. The plan-to-adjacent development will analyze the compatibility of the
proposed land uses to existing and planned surrounding land uses. This will include the compatibility of the proposed public driving range with the Williamson Act Agricultural Preserve,
the compatibility of the proposed development and adjacent agricultural uses onsiu and
McClellan Palomar Airport uses offsitc. Mitigation recommendations will be made as appropriate.
Noise
P&D will conduct a third party independent review of the noise study that was prepared by
Mestre-Greve Associates (June 1991). The methods used and the conclusions of the noise study
will be reviewed for adequacy for inclusion in the EIR. If it is determined that revisions are
rquired to the noise study, a detailed written description of the required modifications will be
provided to the City. If revisions are necessary, the revised study will be reviewed. The fmdings
of the accepted noise study will be incorporated into the EIR text.
Solid Waste
Existing solid waste facilities will be described including the landfill serving the site, recycling facilities and transfer stations. The integrated waste management planning context will be
described (A.B. 939). Existing and projected waste generation and disposal capacity will be
presented. The impacts section will provide anticipated waste generation and wastestream
characteristics of the project (during construction and maintenance of the proposed uses), source reduction and recycling related to the project, impacts on solid, waste services and capacity, and
consistency with A.B. 939. Cumulative impacts to the regional solid waste situation will also
be addressed. Mitigation measures such as project design features for recycling, and recycling
and source reduction procedures/programs will be recommended as appropriau.
Visual Aesthetics/Grading
The existing conditions of the Carlsbad Ranch Specific Plan will be graphically and narratively
described. The aesthetic character will& documented through a field visit and photographs of
the site. Current landform, slopes, and land uses will be described Pertinent General Plan and other City policies (including the Hillside Development Regulations, Scenic Corridor Guidelines,
and Landscape Manual) will be described. Views from existing key observation points and the
quality of thcae views will be described in detail. 4
P&D will prepare up to five simulations to accurately depict the, impacts associated with the
proposed project. The simulations will be based on the illustrative site plan provided by the City and a three dimensional computer framework to be generated by P&D. This approach will create
a realistic representation of the proposed development on the site. These computer simulations
are far superior to the widely used technique of ‘manipulating two dimensional elements on a
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Page I4
photograph to create an artist’s impnssion. First, the proposed development is digitized into a computer system and then a three dimensional model is created for the project. There will be
one model showing the proposed grading and another model depicting the compete project (with buildings and landscaping). The models of the graded site and the completed project are then
matched to a site photograph and the combined output is captured on film. The three dimensional model approach allows P&D to create successive views quickly, since the model is
simply rotated (by the computer) and then matched to a new photograph (i.e., new viewpoint). The entire composition does not have to be recreated with each new view. P&D recommends
that the following simulations be included in the analysis.
. Palomar Airport Road/Paseo de1 Norte intersection (grading simulation) . Palomar Airport Road/Paseo de1 Norte intersection (complete project simulation) . Palomar Airport Road westbound (grading simulation) . Palomar Airport Road westbound (complete project simulation) . Either Cannon Road or Paseo de1 Norte (complete project simulation)
The simulations will be utilized to prepare the impact assessment section of the EIR. In addition,
the impact analysis will be based upon the Specific Plan Illustrative site plan, proposed grading
plan, and cross-sections. The impact assessment will include an analysis of grading impacts and
changes to existing viewsheds. The grading analysis will include a discussion of the amount of
earth movement for cut and fill, heights of cut and fill slopes, an assessment of stockpile and borrow locations, specific grading impacts to agricultural soils and operations, conformance with
the Hillside Development Ordinance, and overall balancing will also be addressed. The changes
to existing visual setting based on conformance with applicable General Plan policies and changes in views will be analyzed. Mitigation recommendations such as revisions to the grading
plan, landscaping and other design features will. be based on existing vi+ resources, adjacent
development, and the policies contained in the relevant plans and ordinances. Mitigation measures will be presented including phasing of grading and redesign of building heights and
land use intensity, if appropriate.
Water Quality
The existing hydrological setting will be described in general terms. Information will be
presented related to surface drainage characteristics and surface flow direction. Existing water
quality will be described to the exunt possible based on Regional Water Quality Control Board’
(RWQCB) information for the project area. A review of the proposed storm water management
concept will be conducted to verify that from an environmental perspective Best Management Practices have been incorporated into the project design to reduce impacts from urban pollutant
runoff. In accordance with conversations with City staff, an engineer’s review of the storm water
management concept is not include in this scope of work. The phased grading plans will be
reviewed to assess the impact of exposed manufactured slopes on the environment. Erosion
control measures (including umporary erosion control during construction) will be addressed
particularly for areas to remain in agricultural production. The impacts of the proposed Specific
Plan will be evaluated in terns of drainage and potential waur quality impacts downstream.
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Mitigation measures to reduce the impact of agricultural and urban runoff (including the
segregation of agricultural and urban runoff) will be recommended.
Cumulative Impacts
The EIR will address cumulative impacts as a result of the proposed Carlsbad Ranch Specific
Plan. This section will list past, present, and reasonably foreseeable future projects with related impacts. A summary of the expected effects of these projects when considered together will be
presented. If project specific mitigation measures are available to reduce cumulative impacts,
incorporation of these measures into the project will be recommended in the EIR.
Growth Inducement ’
Growth inducement will be analyzed in a separau section of the EIR. This section will analyze
the potential of the project to induce growth (i.e., any growth which exceeds planned growth and
results from new development which would not have taken place in the absence of the proposed
project). Since Carlsbad Ranch is centrally located within the City, and only minor extension
of services is proposed to serve the project site, no, significant growth inducement impacts are
anticipated.
Alternatives
P&D will evaluate up to four alternatives to the proposed project. The alternatives evaluation
will include a comparative analysis between the potential impacts under the proposed project and
the alternatives. Each environmental issue area will be addressed in this section. A summary
matrix will be provided. Alternatives to be addressed include:
. “No Proiect” - The “No Project” alternative would involve no development of the site and
no revisions to the adopted General Plan, LCP, and Land Conservation Contract.
. Lower Densitv Alternative - This alternative will analyze the impacts of developing the
entire property using a 30 percent coverage, as opposed to the proposed clustering of
development along the central ridgeline. A “bubble diagram” graphic will be prepared
to depict the alternative conceptual layout.
. Land Use Alternative/Vocational School Facilitv - This alternative will analyse the
impacts associated with a vocational school facility for parcels 1,2, and 3. ‘Ihe impact
assessment will be based on the site plan for the school (to be provided by dre City).
. Offsite Proiect Alternative - P&D will work with the City to identify an offsite location
that would accommodate the proposed project. A general level evaluation will be
performed based on available baseline data (to be provided by the City). No field
reconnaissance or original research will be conducted for the offsite alternative analysis.
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Other CEQA Required Sections
The other s&ions as required by CEQA will be included in the EIR including Relationship
Between Local Short-Term Use of the Environment and the Maintenance and Enhancement of
Long-Term Productivity and any Significant Irreversible Environmental Changes which would
be involved in the proposed action should it be implemented.
Mitigation Monitoring and Reporting Program
The Mitigation Monitoring and Reporting Program will be a separate stand-alone document. It
will include an Introduction, Project Description, Procedure for Implementation of Rogram, and
a Tabular Summary of the Mitigation Monitoring Rogram. The Mitigation Monitoring Program
will identify all of the mitigation monitoring tasks, timeframe, party responsible for task, party
responsible for verification, date of completion, and mitigation completion verification by the
appropriate City Department. P&D will submit ten copies of the Mitigation Monitoring Program
to the City for review. The Mitigation Monitoring Program will be revised in accordance with
the City’s comments. A sample of a Mitigation Monitoring and Reporting Rogram prepared by
P&D is included in the Appendix for your review. The Mitigation Monitoring recommendations
will also be included in the Mitigation/Monitoring subsection for each issue.
P&D will provide the City with ten copies of the Screencheck Draft EIR (not to exceed 200 pages) and Mitigation Monitoring and Reporting Program for review. P&D will revise the
Screencheck Draft EIR upon receipt of the City’s comments. P&D will submit un copies of the
Revised Draft Program EIR and appendices. Upon approval by the City, the Revised Draft
Rogram EIR will be prepared for circulation as the City Approved Draft Program EIR.
Fifty copies (25 in three-ring binders and 25 comb-bound) of the Draft Rogram EIR (not to
exceed 200 pages) with appendices (not to exceed 500 pages) will be prepared by P&D for
distribution by the City. Should the number of pages exceed this estimate, additional copies will
be billed separately on a time and materials basis. One reproducible master copy of the Draft
Program EIR and one disk, suitable for the City’s computers will be submitted as well. P&D
will prepare the Notice of Completion. The public review period will follow.
Task 3 - Prepare Final Program EIR
P&D will prepare response to public comments received during the public nview period (assume
a maximum of 30 substantive comments). Ten copies of the responses and commcnts,will be
submitted to the City for their review, and subsequently revised as appropriate. Thedext and
graphics of the Draft EIR will be revised as required in response to the comments received. The
comments and responses, together with the Draft EIR will constitute the Fiial EIR. P&D will
provide ten Final EIRs to the City for review and comment. The Final EIR will be revised in
accordance with the City’s comments. P&D will submit 50 copies (25 in three-ring binders and
25 comb-bound) of the Final EIR (not to exceed 300 pages) and awndices (not to exceed 500
pages). One reproducible master copy of the Final Program EIR and one disk, suitable for the
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.-
City’s computers will be submitted as well. Should the number of pages, exceed this estimate,
additional copies will be billed on a time and materials basis.
Task 4 - Meetings and Hear/ngs
P&D’s Project Manager, Ms. Betty Dehoney, will attend up to 14 meetings and/or hearings,
Meetings have been budgeted at four hours each. Hearings have been budgeted at six hours each.
Based on the RFP, the following meetings are anticipated:
. Kick-off meeting with City staff
. Public scoping meeting
. Bi-weekly progress meetings with City staff between kick-off and submittal of the
screencheck draft. Four progress reports will be submitted to the City
. Two meetings with staff to review comments on the screencheck draft
. Two meetings with staff to review responses to public comments and final draft
. Up to four public hearings with presentations as necessary as determined by City staff
Should additional meetings/hearings be required, costs will be billed on a time and materials
basis.
P
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Section II
Firm Qualifidtions
Section II
FIRM QUALIFICATIONS
P&D TECHNOLOGIES
P&D Technologies’ Environmental Services Division provides a variety of services to public and
private clients throughout the Southern California area. The principal staff have from un to fifteen years’ experience with environmental compliance requirements, and are knowledgeable
in current legislation and regulations.
P&D’s areas of expertise include environmental analysis and documentation, ecological inventory
and monitoring, feasibility and site selection studies, state-of-the-art conceptual visual analysis,
Geographic Information Sysum (GIS), and public involvement programs. P&D is particularly
experienced in providing legally defensible environmental documentation for controversial
projects. P&D staff have completed environmental documents for several controversial EIR
projects which have faced serious public opposition. P&D Technologies spccializes in large land
development projects, and the senior staff have worked on numerous major land development
projects including Ranch0 de1 Rey SPAS II and III EIRs, Oceanside Annexation EIR, and San
Elijo Ranch EIR. Recent experience in Carlsbad has included Calavera Lake Golf Course EIR,
Aviara, Larwin Park, Cannon Road Assessment District, and’Batiquitos Lagoon Enhancement
Plan Permitting.
Our environmental services arc supported and augmented by P&D’s in-house planning,
economics and public fhncc, transportation, engineering, surveying and graphics scnkces. The
staff of P&D Environmental Sewices Division are skilled at tailoring compliance activities and
documentation to each agency’s regulations, or each client’s particular needs, while providing
comprehensive and legally defensible products.
P&D Technologies has proven experience in completing State-required Environmental Impact
Reports (EIR), federally-required Environmental Impact Statements (EIS), and other
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Page II-I
environmental analyses and assessments for a variety of proposed urban and infrastructure
development projects. Principal services that P&D offers to carry out environmental compliance
requirements include:
. Identification of federal, state and local requirements for permits and environmental
reports
. Evaluation of sites in terms of environmental, engineering and regulatory criteria
. Design and implementation of environmental baseline survey and measurement
programs
Over 500 environmental impact reports and statements have been prepared by P&D in the last
five years on a broad spectrum of public and private projects. P&D’s primary area of expertise
is the provision of high quality environmental documentation required under the California
Environmental Quality Act (CEQA) and the National Environmental Policy Act (NEQA).
The in-house library houses up-to-dau copies of guidelines issued by State of California
Resources Agency, State Water Quality Control Board, City and County of San Diego, Caltrans,
Federal Highway Administration, Council on Environmental Quality, Advisory Council on
Historic Preservation and Department of Housing and Urban Development. EIR guidelines used
by many other San Diego County cities are also included in the library’s collection. Listings of
rare and endangered species by Federal and State agencies and special interest groups are kept
on file, as well as listings of local, State and Federal historic resources.
P&D staff members have a broad bases of experience working with these guidelines to prepare
ElRs and EISs in the San Diego region and throughout California.’ As a result of their knowledgeable adherence to agency guidelines, P&D Technologies has never experienced a
viable legal challenge to an EIR or EIS.
GAL&EGOS & ASSOCIATES
Gallegos & Associates is a small minority business located in Carl&ad, California, which
provides the federal governmen t and other agencies with cultural resource consulting services
using highly qualified personnel. Studies conducted by the firm include the full range of federal overviews, inventories, probability modeling through sample inventories, National Regisur
evaluation program& preparation of treatment plans, data recovery pqrams, management
programs for the protection of cultural resources, and use of cultural resources for public
education. AlI of the stat7 have conducted federal studies necessitating National Regisur evaluations for 106 compliance. In addition, Mr. Gallegos and staff have had previous
experience as federal and/or local agency employees, and understand the needs of the federal
government. The firm’s staff has previously worked together to complete a number of cultural
resource studies for federal and local agencies, including lithic analysis and faunal studies.
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Specialized services such as soils, pollen, obsidian hydration/sourcing studies, and radiocarbon
dating are available.
PALEOSERVICES, INC.
PaleoSexvices, Inc. is a San Diego based consulting firm specializing in the collection, salvage, and preparation of paleontological resources (fossils) from development-slated assessment of
property;relevant to environmental impact studies. The firm has over nine years experience in
providing technical expertise in paleontological resource evaluation for EIR consulting firms.
This work has involved assessment of resource sensitivity and potential impacts, as well as
proposal of impact mitigation measures. Paleoservices projects have included new roadway construction, roadway realignments, residential and commercial developments, pipelines, and
transmission lines. The fum has an ongoing working relationship with the San Diego Natural
History Museum, where significant fossils discovered at various project sites have been, or are’
currently on public exhibit.
GIROUX & ASSOCIATES
Giroux & Associates has been involved in air quality and acoustical impact concerns from a wide
variety of projects for over two decades. Mr. Giroux is well known to environmental, planning and enforcement staffs at local, county, state and federal agency staffs and the fum’s work
products are well respected for their accuracy and relevance. As a small and diverse office, the
firm has participated in over 500 environmental investigations. Special&d services include ambient pollution and noise monitoring, computerized air pollution and noise dispersion
modeling, emissions source testing, inert tracer gas field studies, APCD/AQMD permit
preparation and processing, expert witness testimony and regulatory agency liaison. General
environmental program areas and specific types of experience include preparation of air quality
and noise sections for EAs, EIRs, NDs; development of impact mitigation and compliance
monitoring plans; and provision of consistency -analyses with regional air quality plans and
applicable General Plan Noise Elements for land use planning projects throughout the San Diego
area. Giroux performs air quality monitoring and modeling form line and area sources: evaluate transportation and air quality planning consisuncy; performs noise monitoring and impact
modcling; evaluates noise abatement criteria and develops noise reduction plans through barriers
or stnictural insulation requirements.
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Page II-3
Sect&m III
Project ieam
.
Section III PROJECT TEAM
To achieve the goal of an Environmental Impact Report which is legally defensible and
responsive to CEQA will require a staff of technically sound experts who have extensive land
development impact assessment experience, all of which is supported with directly relevant
project experience. Consequently, a Project Team has been carefully assembled to ensure close
client-consultant communications, innovative thinking, and cohesive project implementation.
The P&D Project Team has an impressive history in the environmental profession, with a proven
track record of over 1,000 legally defensible environmental documents. Additionally, as
community liaison experts, P&D enjoys a sound working relationship with the City of Carlsbad
staff and the local community. P&D maintains a strong understanding of the project area--a key
asset to successful implementation of the overall solicited effort Our familiarity with the area
works in unison with an established understanding of the procedure required to process
environmental documents under the City. From direct involvement by Ms. Dehoney on the
preparation of the EIR, P&D can ensure technical integrity, open communicatidn and an
established commitment to meet the schedule. As the result of her past experience in the City
of Carlsbad, Betty Dehoney is intimately familiar with the procedural requirements and key
concerns of the City. A seasoned veteran in comprehensive environmental/planning projects, she
will coordinate all discipline efforts, including those of our subconsultants: Gallegos &
Associates, PaleoServiccs, Inc. and Giroux & Associates.
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Overview and quality control for this project will be provided by Sylvia Salenius, AICP, Vice
Resident of Environmental Programs. With over 19 years of experience and with principal
involvement in such highly visible EIR projects as the l,400-acre North County Specific Plan
EIR, the EIR for the 3,200 unit hillside development of Mission Crest, and the 893-acre
recreational community of Desert Hills Ranch in Coachella Valley, Ms. Salenius will commit
her expertise to overseeing the project through its duration.
An organizational chart detailing the Cadsbad Ranch Specific Plan project team structure is
included on page III-3. Following the organization chart are abstracts of the proposed project management staff and key personnel who are listed in alphabetical order. A complete resume
for each member of the project team is included in the Appendix of this proposal.
MANAGEMENT STAFF
BBlTY DEHONEY - Project Manager
Betty Dehoney, Director of Environmental
Studies for P&D Technologies, will serve as
Project Manager for the Carlsbad Ranch
SPA/GPA EIR She will be respon-sible for
technical oversight of document preparation in the areas of EIR/EIS organization, procedures and
processing requirements, and overall npott consistency and legal sufficiency. Ms. Dehoney has
managed the analysis and preparation of many EIRs and environmental assessments
throughout San Diego County for various entities, including the County of San Diego and
the cities of Carlsbad, Escondido, Vista, San Marcos, Oceanside, San Diego, and Chula Vista, as well as Caltrans. She has 12 years experience in the preparation of environmental
documentation, specializing in the preparation of legally defensible environmental documentation
for projects with controversy and major sensitive environmental issues. Ms. Dehoney has served as project manager with massive citizens and resource agencies opposition associated with
large and small scale land development projects. As a result, Ms. Dehoney has extensive
experience in the preparation of response to comments, Findings and Statements of Overriding
Considerations.
Ms. Dehoney works extensively with the resource agencies to alleviate potential impacts and
identify feasible mitigation measures. Understanding the numerous and sometimes conflicting
requirements associated with resolving environmental constraints is the key to her resolution-
oriented appnuch to project management. She has had extensive involvement in the City of
Carlsbad based on her involvement witb fifteen projects, including Calavera GdfCourse
EIR, Batiquitos Lagoon Enhancement Permitting, Larwin Park Initial Study, Palomar
Airport Road Expansion Studies Permitting, Green Valley Technical Studies, Aviara
Technical Studies, Cannon Road Permitting, and Jefferson Street Widening Initial Study.
With her demonstrated ability to work extensively with the lead agencies and resource agencies in tandem with project participants, Betty Dehoney brings superior technical and managerial
capabilities to the Carlsbad Ranch Specific Plan project.
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Page 11X-2
CITY OF.
CARLSBAD
PROJECT MANAGER m PRINCIPAL-IN-CHARGE
6etiy Dehoney Sylvia Salenius, AKP
\ 9
TECHNICAL STUDIES
AGRICULTURI AIR/ NOlbl ARCHAIOLOGY
Ma/y Puhom Hans Giroux Dennis Go/logos
Carolyn Kyle
BIOLOGY CIRCULATION
flyrra Robertson Sochiko Kohaiw
IAND USt PALIONTOLOGY
Mary PutnunJ Tom Dom~ro
Sochi&o Kohatsu
SOUD WASTt
Troy Davis
VISUAL AISTHETlCS/
.GRADtNG
John Iuno
Robert Ryan, ASlA
WATER QUAUTY
Sechiko Kdmtw
PROJECT TEAM ORGANIZATION
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SYLVIA SALENIUS, AICP - Principal-In-
CIuvgc
To optimizc performance quality, Sylvia S&nius, AICP, P&D’s Vice President of
Environmental Programs, wiIl be the Principal-In-Charge, providing the quality
control and technical review for regulatory compliance. Having spent much of her 20-year career
addressing the relationships of land use and associated impacts, she spccializcs in the preparation
of legally sound environmental documents for complex, controversial projects. She has served
as project manager or principal-in-charge for the 1,400-acre North County Specific Plan EIB, the EIB on Mission Crest development proposed for annexation to the City of Corona,
the EIR on the It-vine Technology Complex Tentative Map for the City of Irvine, and the
Land Use and Demographic Forecast for Canyon Lake Hills planned community in Lake
Elsinore. As Principal-In-Charge she will scrutinize critical phases of document preparation prior
to release of the document to the City of Carlsbad or the public. This review will aid in the
prompt execution of the document through a consistent legal and technical analysis process,
ultimately providing for a sound, defensible EIR.
KEY PERSONNEL
TROY DAVIS - Solid Waste
Troy Davis has over ten years of professional experience in the environmental field. With an
educational background in geography and biology, she has been responsible for research, writing
and project management for environmental documents on a variety of projects throughout
Southern California. Projects include General Plan Amendments, Specific Plan Amendments,
sand mines, residential and commercial developments, and public facilities. She is
knowledgeable of solid waste legislation and related issues. Ms. Davis wrote the Alternatives
analysis, as well as the Public Services and Facilities analysis for the North County LandAll
EIR/EIS, and provided responses to public review comments on the document. She has further
developed her expertise by providing the solid waste sections for a number of environmental
documents addressing land development projects including Bougainvillea Golf Course
Residential and Resort EIR, and 4s Ranch Specific Plan Amendment EIR.
TOM DEiUERE - Pa&onto&y
Tom Demere has worked as a professional paleontologist for eighteen years. Since 1981,Jie has
worked as an environmental consultant (under the firm name PaleoScrvices, Inc.) to various
planning fums, municipalities, and land development companies. In this capacity, Mr. Dcmcrc’s
work has ranged from initial resource assessments, through impact evaluation, to actual
impact mitigation. Although the majority of this work has been with residential and commercial
developments within San Dicgo County, it has also i~volvcd a number of water or natural gas pipeline and utility transmission line projects as well as roadways projects in Southern California.
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Page III4
DENNIS GALLEGOS - Archaeology
Dennis Gallegos’ experience in the San Diego County region includes directing and authoring
survey, testing and data recovery programs. His recent experience in San Diego County includes
the preparation of a planning document for the City of Escondido’s General Plan
Amendment, performance of a cultural resource inventory for 1,000 acres of Lilac Ranch EIR, and coordination of a survey and testing program for Colachis in the area surrounding
Lake Hodges, among others. Dennis Gallegos has conducted cultural resource studies since 1969 for the State of California, Federal Government and local agencies. These studies include
constraint level record searches, surveys, testing programs and mitigation of impacts programs
for avoidance/open space or large scale data recovery programs. Mr. Gallegos has been a senior archaeologist involved in planning and management for the past ten years, and has directed over
200 cultural resource studies within the County of San Diego. Mr. Gallegos is familiar in working with agency requirements and NEPA and CEQA requirements.
HANS GIROUX - Air/Noise
Hans Giroux, Principal at Giroux & Associates, will perform the air quality and noise analyses
for this assignment. Since 1977 he has served as an atmospheric impact processes consultant. He has prepared air quality impact assessments for road widening projects, recreational land uses,
airports, harbors, residential uses, and commercial facilities. He has performed air environment
data acquisition programs, developed airflow and diffusion computer models, and performed
microscale and regional airflow analysis. Mr. Giroux has extensive experience in the
preparation of acoustical evaluations for various projects, and is familiar with the City of
Carlsbad’s policies. His recent Carlsbad experience includes the Ranch0 Carrillo Business
Park, Bressi Ranch Development, Carlsbad Boulevard Widening, Carl&ad Pacific
Industrial Park, Macario Park Development, and the Tabata Property EIR. Mr. Giroux has
conducted several studies for major residential and mixed-use developments including the Rittcr
Ranch EIR and the EastLake EIR.
SACHIKO KOHATSU - Lund UseiCirculationl Quality
Sachiko Kohatsu is experienced in the compilation and review of environmental documentation
and natural resources evaluation for numerous projects throughout San Diego County. Her range
of experience includes both federal and state projects, private development and public facilities
projects, and new development and redevelopment projects. She has provided documentation in
compliance with the California Environmental Quality Act (CEQA) and the National
EnvironmenW Policy Act (NEPA). Her recent project experience includes Calavera Golf
Course EIR, San Elijo Ranch EIR, Old Coach Golf Estates EIR, South Bayfront EIR, and Chula Vista’s Ranch0 del Rey SPA 3 EIR. Project nsponsibilities have included analyses of
issues, coordination with subconsultants, document preparation and production, attendance at
meetings and public hearings. Her role on this EIR will be to provide these -ices to the City
of Carlsbad.
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Page III-5
JOHN LANE - Visual AestheiicslGrading
John Lane has worked within the landscape architectural field for over six years. As a landscape
architect, he has gained a broad base of experience in the areas of landscape architecture, visual
simulation, physical site planning, and computer applications. His visual simulation experience
includes a conceptual design from the Tentative Map for 4s Ranch EIR located in an unincorporated area of northern San Diego County, the conceptual site plan for the Reed Reservoir EIR in Escondido using the grading plans from the project, developed the
conceptual final landform for the Calmat EIR in Poway, and a computer-generated visual
simulation for the Palm Court Condominium EIR located in Imperial Beach in which the
illustrations were legally defensible. Currently, Mr. Lane is providing the visual simulation
services for the Ocean Point Shopping Center located in Oceanside in which the finished product
will be three dimensional exhibits realistically representing the proposed project. These illustrations will visually explain what the project will look like once the it is completed. Other
areas of Mr. Lane’s expertise include problem solving resulting in aesthetically pleasing solutions
for critical traffic, infrastructure, and urban issues as well as golf, resort and residential design.
Mr. Lane provided these services mostly recently for the Hawaii Kai development in Oahu,
Hawaii. Mr. Lane will be able to draw from his experience on these various projects enhancing
the Project Team for the City of Carlsbad’s current solicitation.
MARY PUTNAM - Lund Use/Agriculture
Mary Putnam has over twelve years experience in environmental planning and assessment for a
variety of development projects, with specialization in cultural resource assessments, land use and
visual resource analysis, mitigation monitoring programs, and development of planning
documents. She is responsible for project management, the preparation and processing of
environmental impact statements and reports, technical reports and other planning documents, and
coordination with federal government, local agencies and technical consultants. Relevant project
experience includes the La Terraza for the City ,of Escondido; Ranch0 San Diego Specific
Plan Amendment EIR, the Hidden Meadows SPA/EIR, and-the Rams Hill SPA/BIR for the
County of San Diego; Old Coach Golf Estates EIR located in Poway; and Ranch0 de1 Rey SPA
2 EIR for the City of Chula Vista. Mr. Putnam is adept at coordination of data and resources
and will facilitate in the required interface between the ‘EIR consultant and the City.
ELYSSA ROBERTSON - Biology
Elyssa Robertson, a specialist in biological assessments, sensitive plant surveys, revegetation
programs and resoutce permitting, will serve as project and field coordinator for the biplogical
resoumes task. Ms. Robertson has over four years experience in impact assessment in San Diego
County, and has conducted impact and mitigation analysis on over 30 projects. Her biological
field surveys have included plant and animal inventories, sensitive resource surveys, and
vegetation mapping. In addition, Ms. Robertson is knowledgeable of the Unified Federal
Method of Wetland Delineation. She has prepared numerous ‘technical biological reports
including existing conditions and detailed analysis of impacts and mitigation measures. She has
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Page III4
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conducted extensive field surveys for sensitive plant species throughout San Diego, Imperial and
Riverside Counties. These include surveys for known localities as well as documenting new
populations of sensitive species. Ms. Robertson has coordinated environmental efforts for such
projects as CaIavera Golf Course EIR, Palomar Airport Road Widening Project, Lanvin Park Initial Study, La Costa Avenue Mitigation, and Jefferson Street Widening Project. In
addition, Ms. Robertson prepared a mitigation plan and site alternatives for riparian
revegetation in Macario Canyon and performed environmental tasks on the Cannon Road Assessment District in the City of Carlsbad.
ROBERT RYAN, ASL4 - Visuaf AesthcticslGrading
Robert Ryan has a wide range of experience as a landscape architect and project planner. As a
landscape architect, he possess a thorough knowledge of native plant material and environmental systems which have been utilized in design of wildlife and riparian habitat restoration plans. As
a project planner, he has worked on master plans, specific plans, and preliminary planning studies
for large-scale urban design projects as well as detailed designs for communities in Southern
California. Mr. Ryan’s capabilities with computer visual simulation models have been a valuable
tool in the communication of land use enhancement design to the community and local citizen’s groups. These projects have been implemented around the theme which is unique for each project
using planting and other natural elements characteristic to the surrounding area. Recent project
experience includes, the Buena Vista Lagoon Bike Path in which a landscape habitat mitigation plan was developed and implemented, Aviara where a conceptual park design and
recreational facilities were designed, and the San Marcos Creek project where a rock quarry
enhancement plan complete with riparian enhancement was created. Mr. Ryan’s design
detailing expertise has made possible the vital transition from a creative design solution into an
aesthetically pleasing reality. He will utilize his diverse experience to represent the visual
simulations component of the Project Team.
P&D Technologies
Page III-7
Section IV
Project Experience and Referekces
- . C
Section IV PROJECT EXPERIENCE AND REFERENCES
P&D Technologies is experienced in the preparation of EIRs for major, controversial, and
complex land development projects. These projects have included planned communities, landfills, major airport expansions, and jails. P&D Technologies enters each and every project assuming
that the project will be challenged. Recent projects of the team include:
P&D TECHNOLOGIES
CALAVERA LAKE GOLF COURSE EIR
Carlsbad, CrJifornia
The Calavera Lake Golf Course environmental constraints project is located on 252-acres in the
northeast comer of the City of Carlsbad surrounding Calavera Lake. Biological and archaeological constraints were evaluated to aid in the design of an environmentally sensitive golf
course plan. Sensitive biological habitats include Diegan coastal sage scrub, native California
grassland, southern oak woodland and riparian woodland. With completion of the golf course
plan, an EIR addressing impacts of development was prepared. Issues evaluated included land
use, visual quality, access/circulation, geology/soils, hydrology/water quality, economics/public
finance, biology, cultural resources, water/water reclamation/sewer, and alternatives.
BATIQUITOS LAGOON ENHANCEAUENT PLAN PERMTTING
Cadsbad, California
P&D prepared and coonlinated the permit application process for this major regional
enhancement project. The Port of Los Angeles proposed to dredge and conduct other
enhancement processes in Batiquitos lagoon to mitigate impacts associated with construction
plans in the Port of Los Angeles. Nearly 15 separate, permitting processes were required.
CANNON ROAD REACH I ASSESSMENT DISTRICT
Car&b& CIJifornia
Ms. Dehoney was the project manager for the proposed Cannon Road Assessment District
pamitting. The project consisted of the construction of a major roadway, bridge, sewer and
pump station located near Agua Hedionda Lagoon. Mitigation for impacts to riparian and marsh
habitat was designed in Macario Canyon. Resource agencies included U.S. Army Corps of
Engineers, U.S. Fish and Wildlife Service, California Coastal Commission and California
Department of Fish and Game. The mitigation program, including monitoring, was coordinated
through all agencies.
P&D Technologies
Page IV-I
CANNON ROAD ASSESSMENT DISTRICT
Carlsbad, Cal(fomia
P&D provided environmental consulting and permitting services for Cannon Road Assessment
District. The project consisted of the construction of a major roadway, bridge, sewer and pump station located near Agua Hedionda Lagoon. Mitigation and monitoring design for impacts to
riparian and marsh habitat in Macario Canyon was provided by P&D. Resource agencies
involved in the project included U.S. Army Corps of Engineers, US. Fish and Wildlife Service,
California Coastal Commission, and California Department of Fish and Game. P&D coordinated
the mitigation and monitoring program with each of the participating agencies and also provided
environmental consulting for the project and the engineering for a portion of the road.
CITY OF CARLSBAD LOCAL COASTAL PROGRAM
Carisbad, California
The Local Coastal Program for the City of Carlsbad represented a comprehensive analysis and
land use plan for a 15square mile area of sensitive coastal area. The plan designated areas for
agricultural, residential, commercial, open space and recreational uses and the location of public
facilities, transportation corridors, and coastal access points. Services included land use planning,
implementation plan, and public participation program.
RANCH0 DEL REY SPA 2 SEIR
Chula Vista, California
The El Ranch0 De1 Rey Specific Plan area encompasses approximately 2,450 acres located east of I-805, south and west of Otay Lakes Road, and north of Telegraph Canyon Road in the City
of Chula Vista. SPA II consists of a detailed plan for 567 single-family r&identiaI development,
community facilities, park and open space uses on approximately 370 acres located northeast of
the intersection of East H Street and Ridgeback Road. Sensitive issues include traffic, visual
quality, and biological resources.
PALOMAR AIRPORT ROAD WIDENING
Car&bad, California
Ms. Dehoney was the project manager for the proposed Palomar Airport Widening project. The
road widening affected riparian and wetland resources which were located on both sides of the
road. A mitigation program was designed and coordinated through the resoume agencies
including U.S. Army Corps of Engineers, California Fish and Game and CalifomiarCoastal
Commission.
P&D Technologies
Page Iv-2
SAN ELIJO RANCH EIR
San Marcos, CcJifornirr
An Environmental Impact Report was prepared for the San Elijo Ranch project which encompasses 2,149 acres near the southernmost boundary of the City of San Marcos. The project
proposes to develop a maximum of 2,744 varied residential units, a destination resort hotel and
restaurant, 18-hole golf course, tennis and swim club, elementary school, and firt station/sheriff’s substation. In addition, approximately 1,418 acres of the site is devoted to open space in the
form of a regional park, wildlife preserve, neighborhood park, natural open space, and landscape
common areas. The development of this project necessitates the realignment of Questhaven Road
from its western connection with Ranch0 Santa Fe Road to its intersection with Twin Oaks
Valley Road extension to the east. Environmental constraints on the site included steep
topography, sensitive biological resources (California gnatcatcher), riparian vegetation, sensitive
plant species (summer holly), and traffic. Major circulation element impacts required extensive.
offsite improvements.
RANCH0 DEL REY SPA 3 SEIR Chula Vista, California
The El Ranch0 De1 Rey Specific Plan area encompasses approximately 2,450 acres located east
of I-805, south and west of Otay Lakes Road, and north of Telegraph Canyon Road in the City
of Chula Vista. SPA III proposes the construction of 1,380 single-family residential units, 530
dwelling units of specialty housing for a retirement community, a school site, neighborhood park
and open space uses on approximately 408 acres. Sensitive biological resources included at least
one avian species and one reptile species under consideration as endangered under the
Endangered Species Act. Impacts to the coastal sage scrub community and its sensitive plant
species were identified as significant.
AVIARA RESIDENTIAL AND RESORT COMMUNITY
Carlsbad, California
The Aviara residential and resort cdmmunity is a l,OOO-acre master planned project in the City
of Carlsbad,’ on the north shore of Batiquitos Lagoon. The master plan includes a total of 2,600
units; an 18-hole championship golf course; resort hotel, conference center, sports complex and
spa; public park and school. The project planning and design has included extensive provisions for the protection of sensitive upland habitats and the adjacent lagoon. A pedestrian/bicycle
pathway and linear park is designed along the lagoon and is part of a system that will ultimately
connect to the ocean. Reject plans call for the dredging and restoration of the lagoon vhich will
remain as an important wildlife habitat and visual focus for the community. The phased
development plan covers 32 separate but coordinated plan areas. Construction is expected to
extend over the next 7-10 years. Services provided include Master Plan update, tentative and
final maps, improvement plans, coastal resource surveys and documentation, environmental
analysis, planning approvals and construction scheduling, and cost estimates.
P&D Technologies
Page IV-3
LARWIN PARK
Carlsbd Cai#ornia
Larwin Park is a 22-acre hillside park which has site constraints such as: two high power SDG&E transmission lines in a 150 foot easement, limiting park design; a ldinch Santa Fe Petroleum Pipeline, limiting amount of cut and fill; hillside. terrain, making siting of facilities
(tennis courts, ballfield, park areas and rest rooms) a difficult process. P&D was able to work
with the landscape architect to develop a site plan that met the cities active use goals.
RANCH0 SAN DIEGO SPECIFIC PLAN AND EIR
San Diego, CrJifonia
P&D Technologies completed all aspects of planning and design for the 3,000-acre master
planned Ranch0 San Diego community in San Diego County. P&D completed a full spectrum
of site constraint and environmental studies including slope analysis, biological and
archaeological studies, and a regional traffic analysis. The EIR for the plan addressed growth inducement, conformance with existing plans and policies, air quality and energy impacts, effects
on public services and facilities (including wastewater treatment), and effects on natural
resources. In addition to single and multi-family residential use, the project included loo-acre
regional shopping center to serve as a focus of the Ranch0 San Diego new town, and three neighborhood shopping facilities and an industrial park.
TEMESCAL VALLEY PROPERTIES SPECIFIC PLAN PROCESSING AND ENVIRONMENTAL DOCUMlWl’ATION
Riversid& Cow@, California
Land planning, processing assistance and environmental services were provided on the Specific
Plan and EIR for the Temescal Valley Properties. The project is comprised of separate
residential communities, as well as commercial and industrial parcels in the Temescal Valley,
located along I- 15 between Corona and Lake Elsinore, California. Sensitive planning, land uses
and distribution of densities was required to assure compatibility with adjacent rural equestrian
estates and citrus orchards. Design of a Nature Park was closely coordinated with a P&D in-
house biologist to assure that riparian habitat was preserved. Since the project involved removal
of property from ‘agricultural preserve status, P&D’s Environmental Studies Unit prepared
detailed documentation of productivity impacts in consultation with agriculturaI extension staff.
Extensive buffa zones were established to protect surrounding sensitive uses and to buffer the
project site from adjacent sand and gravel mining activities. The resulting project is an existing
plan which mprcscnts a successful compromise of a variety of competing interests. Q’
4s RANCH SPECIFIC PLAN AND GENERAL PLAN AMENDMENT EIR
San Diego Coun@, Ca&&onaia
The EIR for this project addressed the phased development of a 3,615-acre site in the central
portion of San Diego County, with a mixture of office, industrial, commerc ial and residential
P&D Technobgies
Page N-d
uses. The appmvaIs included amendments to the Land Use and Circulation Elements of the San
Diego County General Plan, and the San Dieguito Community Plan; a 634acre Specific Plan and
related rezones; a Major Use Permit for an onsite wastewater treatment plant; formation of a
County Service District, and annexation of the Specific Plan area to a number of service districts, and a Board of Supervisor’s resolution to amend the Williamson Act agricultural contracts,.and
the TM for Phase I of the Specific Plan. Issues addressed included land use, geology, landfoxm
and aesthetics, hydrology/water quality, public services, traffic, air quality, noise, agriculture,
biology, cultural resources, dark skies and growth inducement.
4s RANCH SPA, TENTATIVE MAP, REZONE AND MAJOR USE PERMIT
MODIFICATION
San Diego County, Ca&fomia
P&D Technologies prepared an EIR for 4s Ranch Specific Plan Amendment, which included a
Tentative Map for the development of the southernmost portion of the 634acre Specific Plan
area. The document addressed biological resources, land use, geology, visual impacts, cultural
resources, public services, air quality, noise, hydrology/water quality, traffic and transportation.
GALLEGOS & ASSOCIATES
LILAC RANCH
Valiey Center, California
Performed a cultural resounze inventory and testing program for the Lilac Ranch located in
Valley Center, California. A survey of 1,000 acres and testing program for 20 prehistoric and
historic sites was conducted
SALT CREEK RANCH
Chula Vista, California
Conducted a cultural resource inventory and testing program for Salt Creek Ranch, located in
Chula Vista, California. A survey of 1,000 acres and testing historic and prehistoric sites for site
importance under CkQA was conducted.
RANCH0 BERNARD0 LAKE COURSE
San Diego coumty, cal@omia
Performed a cuRural resource inventory and CEQA test for site importance, for th; Ranch0
Bernard0 Lake Course. Inventory of 315 acres, identification and testing of ten prehistoric sites
examined.
P&D Technologies
Page N-S
PALEOSERVICES, INC.
CARUBAD RESEARCH CENTER
Cadsbad, Cwomia .
PaleoServices, Inc. has conducted salvage paleontology and resource evaluation services
addressing mitigation measures surrounding the Carl&ad Research Center.
AVIARA
Cadsb& California
The fum provided technical expertise in the area of palcontological resource expertise in the area
of paleontological resource evaluation involving actual impact mitigation for the Aviara project,
located in Carlsbad, California.
AIRPORT BUSINESS CENTER
Catfsbad, Caiifomia
PaleoServices, Inc. performed salvage paleontology and resource evaluation services for the
Airport Business Center, located in Carlsbad, California. The project involved assessment of
resource sensitivity and potential impacts as well as proposed of impact mitigation measures.
GIROUX & ASSOCIATES
BRESSI RANCH DEVEWPMENT
Carisbad, California
Prepared air quality and noise impact analyses for the Bressi Ranch Development located in
Carlsbad, California. This was a land use/planning and infrastructure project.
RANCH0 CARRILW BUSINESS PARK
Car&bad, California
Conducted an analysis of construction and operational impacts, including an evaluation of noise
impacts for the Ranch0 Carrillo Business Park. This was a land use/planning and infrastructure
project located in Ciulsbad, California. I B MACARIO PARK DEVEWPMENT
C&W Cal@omicr
Performed an air quality and noise impact analysis for the Macario Park Development, a land
use/planning and infrastructure project located in Carl&ad, Califomia.
P&D Technologies
Page Nd
_-
P&D CLIENT REFERENCES
RANCH0 DEL REY SPA II AND HI EIRS Chula Vista, California
Client: Ms. Barb- Reid City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
(619) 691-5097
OLD COACH GOLF ESTATES EIR
Po way, California
Client: Mr. James Nessel City of Poway
. 13325 Civic Center Drive
Poway, CA 92064
(619) 679-4256
WEST MAIN STREET EIR
El Cajon, California
Client: Ms. Barbara Ramirez
City of El Cajoh
200 East Main Saet
El Cajon, CA 92020
(619) 441-1771
P&D Technologies
Page N-7
I
1
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.
Section V
Project Schidule
- .
- .
- _-
Secfion v
PROJECT SCHEDULE
The proposed schedule is based on the parameters set forth in the RFP. However, it should be
noted that due to the requirement for an archaeological testing program, the schedule for
submittal of the screencheck Draft EIR has been extended to include an eight to twelve week
timeframe. This schedule may need to be revised should inclement weather (i.e.. rain) be
encountered. The milestones and deliverables to be produced by P&D are listed along with the number of weeks allocated to each milestone. This schedule is achievable assuming provision
of all project information at the project kick-off meeting. The schedule may be extended by the
City as the project progresses.
MILESTONE/PRODUCT WEEKS CUMULATIVE
Notice to Proceed 0 0
Notice of Preparation 1 1
Screencheck Draft EIR 8-12 8-12
City Review Fist Screencheck Draft EIR 3 1 l-15
Revise First Screencheck Draft EIR 2 13-17
City Review Second Screencheck Draft EIR
Revise and Circulate DEIR
3
1
Public Review Period 7 24-28
Response to Cornmcnts 2
City Review of FEIR 3
Revise and Print Final EIR 2
16-20
17-21
26-30 ,
29-33 @
3 l-35
P&D Technologies
Page V-I
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Sect@ VI
Appkdix
,--:
COST
PROPOSAL FOR
PREPARATION OF AN
ENVIRONMENTAL IMPACT REPORT
FOR THE
CARLSBAD RANCH SPECIFIC PLAN
Submilted to:
CITY OF CARLSBAD
Planning Department
2075 Las Palmas Drive
Carlsbad, California 92009
Contact: Mr. Michael Holzmiller
(619) 43&1161
:c;: ;.
,“, * r;*
Submitted by: -r)ier
P&D TECHNOLOGIES
401 West “A” Street, Suite 2500
San Diego, California 92101
Contact: Betty Dehoneg
(619) 232-4466
February 28,1992
Match 20, 1.992 (rev.) -,.
‘: i
.I : .w i %!T
.‘Z ?
-. . . . Ia -cf?zE$T S, :e 290 Sar Sego CA 92701 ‘LX 6’9’234.3022
6’9 232466
Planning
Engmeemg ?bnspor:arcq Ewfron~enrai
Ecor omcs Lardscaoe Arc,*ftecfure
March 23, 1992
An Employs-Owned Company
Mr. Michael Holzmiller
City of Carlsbad Planning Department
2075 Las Palmas Drive
Carlsbad. California 92009
97300.74
Subject: Preparation of an Environmental Impact Report for
the Carlsbad Ranch Specific Plan Cost Proposal
Dear Mr. Holzmiller:
P&D Technologies (P&D) is pleased to submit this revised cost proposal to assist the City of
Carlsbad in the preparation of an Environmental Impact Report (EIR) for the Carlsbad Ranch Specific Plan project.
The enclosed cost proposal is a fum offer for sixty (60) days from the date of this letter. John
Richards is authorized to contractually bind P&D Technologies, whereas any questions pertaining
to scope should be addressed to Betty Dehoney.
Sincerely,
P&D TECHNOLOGIES
6hn Richards Vice President
JR:BD:be
.
Cost Estimate
TASK RATE HOURS’
DRAFT EIR
Scoping
Intro/Summary
Project Description
Agriculture/Open Space
Air Quality Breakout
Archaeology
Paleontology Breakout
Biology Breakout
Circulation Breakout
Land Use Compatibility
Noise Breakout
Solid Waste
Visual Aesthetics/Grading
Water Quality
Alternatives
CEQA Sections
Prepare Draft EIR
Subtotal
95 8
55 24
55 16
65 24
55 18
55 16
55 8
55 16
55 16
65 16
55 32
55 16
55 18
55 40
55 24
65 16
55 40
55 40
55 40
MITIGATION MONfTORiNG PROG.
Environmental Specialist
Environmental Analyst
Subtotal
65 12
55 40
PROJECT MANAGEMENT
Project Manager
QA
Meetings (up to 10 @ 4 hrs. ea.)
Hearings (up to 4 @ 6 hrs. ea.)
Subtotal
95 60
100 8
95 40
95 24
TECHNICAL STUDIES
Air Quality and Noise Review
Biology Report
Archaeology Testing Report
Paleontology Study
Visual Simulations (5 Q $2,000)
Subtotal
38
80
840
28
128
$760
$1,320
$880
$1,560
$880
$880
$440 $880
$880
l $1,040
$1,760
$880
$880
$2,200
$1,320
$1,040
$2,200
$2,200
$2,200
$24,200
$780
$2,200
$2,980
$5,700
$800
$3,800
$2,280
$12,580
e
$2,000
$4,500
$33,500
$1,800
$10,000
$51,600
Cost Estimate
sum
Word Processing
Graphics
Administrative/Clerical
Subtotal
FINAL EIR
Responses to Comments (assum
no more than 30 substantive
comments)
Report Production
Subtotal
REIMBURSABLES
Blueline reduction, stats, etc.
Reproduction (EIRs), binders
Color Xerox of Visual Simulations
Mileage (20 trips - Carlsbad)
Film, fax, courier, phone, etc.
Subtotal
TOTAL $108,280
CONTINGENCY
Radiocarbon Dating (if necessary)
50
45
40
95
65
55
55
60 $3,000 60 $2,700
16 $640
$6,340
6 $760
16 $1,040
32 $1,760
24 $1,320
$4,880
$300
84,500 $200
$500
$200
$5,700
$2,875
AGREEMENT
THIS AGREEMENT, made and entered into as of the day of 5th
MAY , 19 92 -, between the CITY OF CARLSBAD, a municipal
corporation of the State of California, hereinafter referred to as “CITY”, and
P & D TECHNOLOGIES hereinafter referred to as “CONSULTANT”.
RECITALS
WHEREAS, the CITY has entered into an agreement with CARLTAS
COMPANY hereinafter called applicant, wherein the CITY agrees to prepare an
Environmental Impact Report (EIR) for the proposed project identified as the
Carlsbad Ranch Specific Plan which is located north of Palomar Airport Road, south
of future Cannon Road and east of Paseo De1 Norte and Car Country Drive and
more precisely shown on the plat marked Attachment 1, attached hereto and made
a part hereof; and
WHEREAS, the CONSULTANT has the qualifications to prepare the required
i
Environmental Impact Report; and
WHEREAS, it is understood that the CONSULTANT shall be an independent
contractor of the CITY;
NOW, THEREFORE, in consideration of their mutual covenants and
conditions, the parties hereto agree as follows:
REV. 4/25/91
1. DUTIES OF THE CONSULTANT
CONSULTANT shall prepare an Environmental Impact Report on the subject
project in accord with the California Environmental Quality Act as
implemented by the State Guidelines and by CITY in Title 19 of the Carlsbad
Municipal Code and its implementing resolutions. In carrying out this
obligation the CONSULTANTS duties shall include the following:
(a) The CONSULTANT shall, consistent with the Work Program contained
in Attachment 2, (1) make all necessary and required field
explorations, reviews and tests; (2) make all necessary and required
laboratory tests and analyses; (3) appear and be prepared to answer
questions and prepare testimony on the final Envirbnmental Impact
Report at all public hearings before the Planning Commission and the
City Council prior to the certification of the report; (4) make all
reports necessary to comply with the requirements of this section.
Before preparing the draft report, the CONSULTANT shall submit ten
copies of a preliminary report (screen check EIR) to the Planning
Director for staff review. The CONSULTANT shall revise the
preliminary report as requested by staff in order to make it suitable
for draft EIR review.
(b) CONSULTANT shall prepare a draft report in compliance with the
Work Program contained in Attachment 2 on file at the Planning
Department (unless otherwise stated in this agreement), attached
2 REV. 4/25/91
hereto and made a part hereof and with applicable state law and CITY
ordinances. The CONSULTANT shall submit to CITY fifty copies (25
in 3-&g binders and 25 comb-bound) plus a reproducible master of
the draft Environmental Impact Report to the CITY.
cc> CONSULTANT shall attempt to determine as soon as possible in the
study of the area involved, those factors which could severely inhibit
or prohibit the proposed project. If it appears that such factors are
present, CONSULTANT shall so inform the Planning Director who in
turn will discuss with the applicant the feasibility of continuing with
the report. The objective of this subsection of the agreement is to
minimize the cost if these adverse factors exist.
Cd) CONSULTANT shall prepare and file with the CITY written responses
to all comments received subsequent to public notice that the draft
Environmental Impact Report has been filed. CONSULTANT shall also
prepare any response necessary to matters raised at the public
hearings. The written responses shall be prepared in a form that will
permit the responses to be incorporated into the final Environmental
i Impact Report.
2. DUTIES OF THE CITY
(a) The CITY will make payment to the CONSULTANT as provided
for in this agreement.
(b) The CITY will make available to the CONSULTANT any
REV. 4/25/91
(cl
Cdl
documents, studies, or other information in its possession
related to the proposed project.
The CITY will review the Preliminary Report presented by the
CONSULTANT within fifteen working days of their receipt and
make written comments to the CONSULTANT within that time
period.
The CITY shall provide the CONSULTANT with copies of all
written comments received on the draft Environmental Impact
Report subsequent to public notice that the draft
Environmental Impact Report has been filed and is available
for public review. 1 f
3.
4.
TERMINATION OF AGREEMENT
The CITY may terminate this agreement at any time by giving written notice
to the CONSULTANT of such termination and specifying the effective date
thereof, at least fifteen days prior to the effective date of the termination.
In event of termination, all finished or unfinished documents and other
materials prepared pursuant to this agreement shall become its property.
Upon termination for reasons other than breach of this agreement CITY shall
pay CONSULTANT the reasonable value of the services completed to the date
of notice of determination.
RELEASE OF INFORMATION BY CONSULTANT
Any reports, information or other data, prepared or assembled by the
4 REV. 4/25/91
.
. . _._ _ _. _ . .‘__.^-._.wi A”,_----.-- . _ I .I I -
5.
CONSULTANT under this agreement shall not be made available to any
individual or organization by the CONSULTANT without the prior written
approval of the CITY.
OWNERSHIP. PUBLICATION. REPRODUCTION AND USE OF
ENVIRONMENTAL IMPACT REPORTS AND OTHER MATERIALS
All documents and materials prepared pursuant to this agreement are the
property of the CITY. The CITY shall have the unrestricted authority to
publish, disclose, distribute and otherwise use, in whole or in part, any
6.
reports, data, or other materials prepared under this agreement.
PAYMENT
The CONSULTANT will be paid a maximum of $108,280.00 dollars for all
work necessary to carry out the requirements of this agreement. Actual
payment shall be based on the cost of the report based on the costs as set
forth in Attachment 3 on file at the Planning Department. The
CONSULTANT shall be paid within 14 days, in response to monthly invoice,
for 40 percent of the compensable services for the submittal of the screen
check draft Environmental Impact Report in accordance with Paragraph 1
above. The CONSULTANT will be paid up to an additional
40 percent upon submittal of the CITY approved. Draft Environmental Impact
Report, 10 percent upon acceptance by the CITY of the response to
comments from the CONSULTANT, the final 10 percent will be paid, not to
exceed the maximum amount provided in this agreement, within 14 days
after receipt +f invoice, to be submitted after the certification of the
5 REV. 4/25/91
7.
8.
9.
Environmental Impact Report by the City Council.
TIME OF COMPLETION
Time is of the essence in carrying out the terms of this agreement. It is
understood that inclement weather conditions may delay the completion of
field work. The CONSULTANT will be allowed as many additional days as
are necessary to compensate for days lost due to inclement weather. The
CONSULTANT shall submit to the CITY ten copies of the Preliminary
Environmental Impact Report within eight to twelve weeks of the signing of
this agreement by both concerned parties. The CONSULTANT shall submit
to the CITY fifty copies of the draft Environmental Impact Report within ten
working days of the completed staff review of the Revised Draft
Environmental Impact Report.
LIMITS OF THE OBLIGATION
The limits of the’ obligation of the CITY under this agreement is the sum of
$108,280.00 which amount is estimated to be sufficient to compensate the
CONSULTANT for all services performed hereunder during the terms of this
agreement. In the event at any time it appears to the CONSULTANT that
said sum may not be sufficient, he shall immediately so notify the Planning
Director. He will not perform any work or incur any obligation beyond said
sum of $108,280.00 without appropriate amendment to this agreement.
CHANGES IN WORK
If, in the course of this contract, changes seem merited by the CONSULTANT
6 REV. 4/25/91
or the CITY and informal consultations indicate that a change in the
conditions of the contract is warranted, the CONSULTANT or the CITY may
request a change in the contract. Such changes shall be processed by the
I CITY in the following manner. A letter outlining the required changes shall
be forwarded to the CITY or CONSULTANT to inform them of the proposed
changes along with a statement of estimated changes in charges or time
schedule. After reaching mutual agreement on the proposal, a supplemental
agreement shall be prepared by the CITY and approved by the CITY
according to the procedures described in Carlsbad Municipal Code Section
3.28.172. Such supplemental agreement shall not render ineffective or
invalid unaffected portions of the agreement. Changes requiring immediate
action by the CONSULTANT or the CITY shall be ordered by the Planning
Director who will inform a principal of the CONSULTANT’S firm of the
necessity of such action and follow up with a supplemental agreement
covering such work.
The lump sum amounts detailed in this agreement shall be adjusted for
changes, either additive or deductive, in the scope of work, provided such
changes are processed according to the procedures in this paragraph.
10. HOLD HARMLESS AGREEMENT
The CITY, its officers, and employees shall not be liable for any claims,
liabilities, penalties, fines, or any damage to goods, properties, or effects of
any person whatever, nor for personal injuries or death caused by, or
7 REV. 4/25/91
resulting from, any intentional or negligent acts, errors or omissions of
CONSULTANT or CONSULTANTS agents, employees, or representatives.
CONSULTANT agrees to defend, indemnify, and save free and harmless the
CITY and its officers and employees against any of the foregoing claims,
liabilities, penalties or fines, and any cost, expense or attorney’s fees which
are incurred by the CITY on account of any of the foregoing.
11. INSURANCE
The CONSULTANT shall obtain and maintain policies of general liability
insurance, automobile liability insurance, and a combined policy of worker’s
compensation and employer’s liability insurance from an insurance company
authorized to do business in the State of California which meets the
requirements of City Council Resolution No. 90-96 in an insurable amount
of not less than one million dollars ($l,OOO,OOO) each, unless a lower
amount is approved by the City Attorney or the City Manager. This
insurance shall be in force during the life of this agreement and shall not be
canceled without thirty (30) days prior written notice to the CITY sent by
certified mail.
The CITY shall be named as an additional insured on these policies. The
CONSULTANT shall furnish certificates of insurance to the CITY before
commencement Iof work.
. . .
8 REV. 4/25/91
-
12. STATUS OF Ti-lE CONSULTANT
The CONSULTANT shall perform the services provided for herein in
CONSULTANT’S own way as an independent contractor and in pursuit of
CONSULTANT’S independent calling, and not as an employee of the CITY.
CONSULTANT shall be under control of the CITY only as to the result to be
accomplished, but shall consult with the CITY as provided for in the request
for proposal.
The CONSULTANT is an independent contractor of the CITY. The payment
made to the CONSULTANT pursuant to the contract shall be the full and
complete compensation to which the CONSULTANT is entitled. The CITY
shall not make any federal or state tax withholdings on behalf of the
CONSULTANT. The CITY shall not be required to pay any workers’
compensation insurance on behalf of the CONSULTANT. The CONSULTANT
agrees to indemnify the CITY for any tax, retirement contribution, social
security, overtime payment, or workers’ compensation payment which the
CITY may be required to make on behalf of the CONSULTANT or any
employee of the CONSULTANT for work done under this agreement.
The CONSULTANT shall be aware of the requirements of the Immigration
Reform and Control- Act of 1986 and shall comply with those requirements,
including, but not limited to, verifying the eligibility for employment of all
agents, employees, subcontractors and consultants that are included in this
agreement.
9 REV. 4/25/91
13. ASSIGNMENT OF CONTRACI’
CONSULTANT shall not assign this contract or any part hereof or any monies
due or to become due thereunder without the prior written consent of the
CITY.
14. SUBCONTRACTING
If the CONSULTANT shall subcontract any of the work to be performed
under this contract by CONSULTANT, the CONSULTANT shall be fully
responsible to the CITY for the acts and omissions of its subcontractor and
of the persons either directly or indirectly employed by its subcontractor, as
it is for the acts and omissions of persons directly employed by it. Nothing
contained in this contract shall create any contractual relationship between
any subcontractor of CONSULTANT and the CITY. The CONSULTANT shall
bind every subcontractor and every subcontractor of a subcontractor by their
terms of this contract applicable to its work unless specifically noted to the
contrary in the subcontract in question approved in writing by the CITY.
15. PROHIBITED INTEREST
No official of the CITY who is authorized in such capacity on behalf of the
CITY to negotiate, make, accept or approve, or to take part in negotiating,
making, accepting or approving any architectural, engineering, inspection,
construction, or material supply contract or subcontract in connection with
the construction of the project, shall become directly or indirectly interested
personally in this contract or in any part thereof. No officer, employee,
10 REV. 4/25/91
architect, attorney, engineer or inspector of or for the CITY who is
authorized in such capacity and on behalf of the CITY to exercise any
executive, supervisory or other similar functions in connection with the
performance of this contract shall become directly or indirectly interested
personally in this contract or any part hereof.
16. VERBAL AGREEMENT OR CONVERSATION
No verbal agreement or conversation with any officer, agent or employee of
the CITY, either before, during or after the execution of this contract, shall
affect or modify; any of the terms or obligations herein contained, nor such
f verbal agreement or conversation entitle the CONSULTANT to any additional
payment whatsoever under the terms of this contract.
17. CONFLICT OF INTEREST
The CONSULTANT shall file a Conflict of Interest Statement with the City
Clerk in accordance with the requirements of the City of Carlsbad Conflict of
Interest Code. The CONSULTANT shall report investments or interests in
real property.
. . .
. . .
. . .
..*
..*
11 REV. 4/25/91
Executed by CONSULTANT this 1st day of MAY ,
19 92 -*
CONSULTANT: CITY OF CARLSBAD, a municipal
corporation of the State of California
P&D Technoloqies, Inc.
(name of Consultant)
By:
(sign here)
ATTEST:
D.A. Deslatte
(print name here)
Vice President - Finance
(title and organization of signatory) City Clerk
(Proper notarial acknowledgment of execution by CONSULTANT must be attached.)
(President or vice-president and secretary or assistant secretary must sign for
corporations. If only one officer signs, the corporation must attach a resolution
certified by the secretary or assistant secretary under corporate seal empowering
that officer to bind the corporation.)
APPROVED AS TO FORM:
RONALD R. BALL
Acting City Attorney
STATE OF CALIFORNIA ;ss.
COUNNOF 2~ 406~ }
On u/-,/F x before me,
personafly appeared
personally known to me (or proved
to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies),
and that by his/her/their signature(s) on the instrument the person(s) or the entity upon behalf of which the 37. 4/25/91
person(s) acted, executed the instrument.
SYLVIA A. GAITAN WITNESS my hand and official seal.
sig~/-+.&7;~~&
-
STATE OF CALIFORNIA ; ss. COUNTY OF SAN DIEGO 1
On April 3. 1992 ---------,-before me, the undersigned, a Notary Public in and for said State, personally appeared ChristoDher C. Calkins ----- personally known to me (or proved to me on the
basis of satisfactory evidence) to be the person that executed the within instrument as M ager iteadnpartnershig on behalf of Carltas the partnership therein named and acknowledged to me that the pa&ership executed it.
NOTAR PUBLIC CALIFORNIA
MN DIE00 COUNTY YyComm.trgcm0.c 16 ‘99’
\. 1 *e-s,. YC,.,“.,... , .r,,,,., A tJ
Figure 5
SITE LOCATION- MAP
,-
,. . -,
PROPOSAL FOR
PREPARATION OF AN
ENVIRONMENTAL IMPACT REPORT
FOR THE
CARLSBAD RANCH SPECIFIC PLAN
Submitted to:
CITY OF CARLSBAD
Planning Department
2075 Las Palmas Drive
Carlsbad, California 92009
Contact: Mr. Michael Holzmiller
(619) 438-1161
Prepared by:
P&D TECHNOLOGIES
401 West “A” Street, Suite 2500
San Diego, California 92101
Contact: Betty Dehoney
(619) 232-4466
February 28,1992
March 20,X992 (rev.)
. . l 4 Ed
March 23, 1992
c&o7bwao#h 401 W ‘A’ Street Sute 2500 San DIego. CA 92101 FAX 6!9!234-3022
619:232-4466
P!annrng Eng,neer/ng liansportat/on Enwronmenta/ Economrcs Landscape Archrtecture
Mr. Michael Holzmiller
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, California 92009
An Employee-Owned Company
97300.74
Subject: Preparation of an Environmental Impact Report for the Carlsbad Ranch Specific Plan
Dear Mr. Holzmiller:
P&D Technologies (P&D) is pleased to submit this proposal to assist the City of Carlsbad in the
preparation of an Environmental Impact Report (EIR) for the Carlsbad Ranch Specific Plan
project.
P&D Technologies is a multidisciplinary firm which is organized into five distinct operating
division: environmental services, public works/transportation, planning/economics, land
development engineering, and aviation. A major portion of the environmental services division’s
work is the preparation of EIRs for local jurisdictions. P&D is adept at working as an extension
of City staff on large-scale and often controversial projects. This is evidenced by our recent
experience on the San Elijo Ranch EIR (City of San Marcos), the Ranch0 de1 Rey SPA 2 and
Ranch0 de1 Rey SPA 3 SEIRs (City of Chula Vista), and the Calavera Lake Golf.Course EIR
(City of Carlsbad). P&D is proud of the fact that our EIRs have withstood substantial legal
challenges.
We are motivated by our commitment to present an objective analysis of potential environmental
impacts of the proposed project. P&D is dedicated to providing an independent review of the
issues’ associated with the Carl&ad Ranch Specific Plan project and to being available to work
with the City on an “on-call” basis. With a successful track record of highly controversial
projects involving the City of Carlsbad, P&D is well qualified to assume this challenging
assignment. We have assembled a Project Team whose members are noted for their technical capabilities. supported by superior credentials and relevant local experience. Associate
arrangements have been made with a leading cultural resources firm (GaIlegos & Associates),
paleontological firm (PaleoServices, Inc.), and air quality and acoustics fum (Giroux 8t
Associates).
P&D’s Project Manager, Betty Dehoney, Director of Environmental Studies, has personally conducted 15 environmenta) projects through the City of Carlsbad, giving her a hands-on,
thorough understanding of the procedural and processing requirements of the City. Ms. Dehoney
brings strong management skills to this team as the result of her background in projects with
Mr. Michael J. Holzmiller
City of Carlsbad
large-scale controversial and sensitive environmental issues. Providing Quality Control review is Sylvia Salenius, AICP, Vice President of Environmental Programs, a seasoned expert with over
20 years of experience on major EIRs.
P&D and our subconsultants do not have nor expect to have in the near future any contractual
agreements with the Carlsbad Ranch Specific Plan applicant/property owner (i.e., the Carltas
Company). P&D has reviewed the City’s standard agreement and is able to work under the
provisions set forth therein. The contract establishes a milestone billing process. In the event that there are substantial delays (of more than 30 days) due to the City’s review/processing
requirements, the applicant, or other factors outside of P&D’s control, P&D will bill the City for
costs incurred. This requested amendment in the contract is due to previous projects which have
either stopped or the designers/applicant have decided to redesign the project. This has resulted
in substantial delays even though extensive effort has been expended conducting the assessments.
P&D’s familiarity with the City of Carlsbad, our unblemished history of producing legally sound
environmental documents, our sensitivity to the public sector, and our ability to work in unison
with City staff forms the basis for P&D’s qualifications. Thank you for the opportunity to
present our customized approach to this challenging assignment. We look forward to working
. with the City on this project, assisting with the goal of producing an objective, legally defensible
Program EIR for the City.
Sincerely,
Director of Environmental Studies
BD:be
.
TABLE OF CONTENTS
Section I
Section II
Section III
Section IV
Section V
Section VI
PROJECT UNDERSTANDING AND APPROACH ... I-l
l Understanding of the Project .................. I-1
l Overall Methodology ....................... I-2
l Description of Tasks ....................... I-2
FIRM QUALIPICATIONS ...................... II-Z
l P&D Technologies ......................... II-2
l Gallegos & Associates ...................... 11-2
. PaleoServices, Inc. ......................... II-2
. Giroux & Associates ....................... 11-2
PROJECT TEAM .......................... III-Z
l Management Staff ........................ III-2
l Organization Chart ........................ III-3
l Key Personnel ........................... HI-4
PROJECT EXPERIENCE AND REFERENCES ..... W-l
l P&D Technologies ....................... IV-I
l Gallegos & Associates ..................... IV-5
l PaleoServices, Inc. ........................ N-6
l Giroux & Associates ....................... IV-6
l References ............................. W-7
PROJECT SCHEDULE ........................ V-Z
APPENDIX .............................. VI-I
l Resumes
l Sample Mitigation/Monitoring Rograms
Sect&m I
Project Understanding and Approach
Sdion I
PROJECT UNDERSTANDING AND APPROACH
UNDERSTANDING OF THE PROJECT
P&D believes that the key issues of concern for the proposed Carl&ad Ranch Specific Plan are
visual aesthetics/grading and land use compatibility. The project site is a highly visible landmark
in the City of Carlsbad. The site currently supports an expanse of colorful flower fields which
can be seen from several heavily traveled roadways in the project vicinity, including Interstate
5. P&D will develop state-of-the-art computer visual simulations that will provide City staff, the
public, and the decision makers with realistic representations of both the grading and the
completed project. P&D will be able to demonstrate exactly what the changes to the existing
aesthetic setting wiIl be by utilizing a unique three dimensional ‘framework-type” computer
simulation program. The proposed landform alteration and proposed changes to viewsheds will
be thoroughly anaIyzed in the EIR. P&D has recently completed visual simulations for the Pine Valley EIR (County of San Diego) and the Linda Vista Street Improvement project (City of San
Diego). A sample of the Linda Vista Street Improvement simulations are presented in the appendix for your review.
The Carl&ad Ranch Specific Plan will be processed concurrently with a General Plan
Amendment, Local Coastal Plan Amendment, and Land Conservation Contract Amendment.
P&D’s land use compatibility assessment will present a multi-level analysis including an analysis
P&D Technologies
Page I-I
of the project’s consistency with applicable plans, policies, and regulations; the appropriateness
of conversion of agricultural land; and compatibility with adjacent uses. P&D is known for their
detailed-oriented land use analyses, and has extensive experience on large-scale Specific
Plan/General Plan Amndment EIRs of a similar magnitude. Some of our recent relevant
experience in completing complex land use assessments for local jurisdictions includes the San
Elijo Ranch EIR (City of San Marcos), the Old Coach Golf Estates EIR (City of Poway), and
the Ranch0 De1 Rey SPA 2 and 3 SEIRs (City of Chula Vista). P&D will ensure the City of a
comprehensive and methodical approach to the land use analysis.
P&D will work closely with City staff during the preparation of the EIR to maximize the
efficiency of the report preparation. P&D’s Project Manager, Ms. Betty Dehoney, has
demonstrated P&D’s ability to perform the level of coordination that is required on this type of
project. P&D’s familiarity with the City’s environmental review procedures and recent relevant
experience (see Section IV) will facilitate P&D’s ability to meet the City’s scheduling
requirements on this project and to prepare a legally defensible EIR. Ms. Dehoney has worked
on a number of EIRs for the City of Carlsbad, and has a proven track record for successfully performing the tasks required to comply with CEQA. Ms. Dehoney will manage the organization
of the project team to ensure responsiveness to the City’s needs. She will participate in alI
project meetings and public hearings as the City’s environmental expert on the Carl&ad Ranch
Specific Plan Project EIR.
OVERALL METHODOLOGY
The technical and procedural requirements of the Carlsbad Ranch Specific Plan Program EIR will
be accomplished within the framework of completing four major tasks. These tasks include:
Task 1 - Project Initiation and Scoping
Task 2 - Prepare Draft Program EIR Task 3 - Prepare Final Rogram EIR
Task 4 - Meetings and Hearings
DESCRIPTION OF TASKS
This section of our proposal briefly summa&es the activities that are associated with each of the
four tasks. This scope is based on the RFP and the pre-proposal conference held at the City on
February 5,1992.
P&D Technologies
Page I-2
Task 1. Project Initiation and Scoping
P&D’s Project Manager will attend a kick-off meeting with the City’s Project Manager to obtain
all project information necessary to prepare the EIR. The main objectives of this task are to
clearly define the project description and approach to the issue analysis to be conducted for the
EIR. In addition, projects to be included in the cumulative impact analysis will he defmed.
P&D’s Project Manager will participate in one public scoping meeting.
P&D will prepare the project description and submit it to the City for review and comment. The
basis for the technical analyses in the EIR will be formulated from the approved project
description. P&D will work with the City to clarify the project alternatives.
P&D will prepare the Notice of Preparation @TOP) and list of responsible agencies and other
agencies to be consulted for the EIR. The City will distribute the NOP to the ‘appropriate recipients. Upon receipt of comments on the NOP, P&D and City staff will review the
comments to ensure that the scoping of the ElR is adequate. Should additional issues or other
analyses be required, P&D will work with the City to modify the scope and cost accordingly.
Task 2 - Prepare Draft Program EIR
The preparation of the technical/resource studies will rely on both secondary source data as well as on primary field investigation. Issues to be addressed in the ElR include:
1. 2.
3.
4.
5.
6.
Agriculture and Open Space 7. Noise Air Quality 8. Solid Waste
Archaeological Resources/Paleontology 9. Visual Aesthetics/Grading
Biology 10. Water Quality
Circulation 11. Cumulative Impacts
Land Use Compatibility 12. Growth Inducement
13. Alternatives
Each issue will be presented in the following format:
. Existing Conditiohs . IIlpCtS . Mitigation/Monitoring . Analysis of Significance
The impact assessment process to be used will identify the types of impacts that could occur, the
resource sensitivity, whether impacts would be direct or indirect, and the duration of impacts
(short-term vs. long-term). The determination of significance or non-significance of adverse
impacts will be conducted. P&D’s Reject Manager will keep the City’s Project Manager
informed as to the significance of impacts as the issue analyses are completed. This will allow
for the consideration of significant impacts during the project planning process and the
P&D Technologies
Page I-3
incorporation of recommended actions necessaty to avoid or mitigate significant impacts into the
project design. The impacts evaluation will be consistent with the level of project detail. If
future tentative maps are consistent with the project description identified in this EIR, then this
EIR will serve for future discretionary actions. This is, of course, subject to CEQA Guidelines pertaining to changes in the project or environmental impacts.
Recommendations on feasible mitigation/monitoring measures which could reduce or eliminate
significant adverse impacts from the proposed Carl&ad Ranch Specific Plan project will be made
for each issue. Mitigation recommendations will be at a level that is appropriate for the project.
In addition, a separate stand-alone Mitigation Monitoring Program will be prepared for the
project. This will consist of both a detailed description and a summary table indicating the
mitigation measure, responsibility for implementation, timing, and monitoring requirements.
The approach for the impact analysis of each environmental issue is summarized below.
Agriculture and Open Space
The Agricultural Study prepared by Agland Investments Services Inc. (October 1991) will be
reviewed and utilized to the extent possible. The current agricultural land use onsite will be
described in the Existing Conditions section. Important Farmland classifications will be reviewed
utilizing the U.S. Department of Agriculture’s Soil Conservation Service (SCS) maps and land under Williamson Act Land Conservation contract will be identified. The City of Carlsbad
General Plan will be reviewed for relevant policies related to agricultural land uses. The impacts
section will describe the amount of agricultural land which would be converted under the
proposed project. The degree of impact will be based on the amount (extent) of change, and the
potential for agricultural production based on SCS classifications, and consistency with
Williamson Act and General Plan policies. Land use compatibility between the remaining
agricuitural uses and the proposed Specific Plan uses (including borrow and stockpile sites in
agricultural areas) will be discussed. Mitigation’measures will be proposed as necessary to
reduce the amount of converted agricultural land if impacts are determined to be significant.
Air Quality
A technical air quality assessment will be conducted using the California Air Resources Board’s
(ARB) Air Quality Analysis Tools (AQAT) computer model series.
An atmospheric envirmment setting will be performed based on meteorological data on winds,
inversions and stability primarily from National Weather Service data and on a baseline air quality characterization based on data from the Oceanside air monitoring station. Temporary
construction activity emissions will be calculated based on typical dust generation factors
including assumptions for heavy equipment operations. The significance of impacts will be
determined based on the sensitivity of receptors in the project area. Lofting of pesticides and
dust from continuing agricultural activity and converted agricultural lands during grading will be discussed.
P&D Technologies
Page I4
Long-term regional vehicular emissions using the most current URBEMIS#3 (urban emissions)
computer model will be calculated. The potential for any microscale air pollution hotspot
formation using the revised CALINE4 line source dispersion model will be evaluated. The
project’s consistency with the regional air quality management plan in terms of land use planning
will be documented.
Any applicable mitigation measures will be identified for construction fugitive emissions and
equipment exhaust impacts, as well as any relevant transportation control measures (TCMs) and
any reasonable available control measures (R4CMs) incorporated into the San Diego Air Basin
of the California State Implementation Plan (SIP). The findings of the technical air quality
assessment will be incorporated into the EIR.
Archaeological Resources/Paleontology
Survey
A cultural resource survey of the approximately 420-acre Carlsbad Ranch property will be
completed. This survey will be conducted in accordance with the City of Carlsbad and CEQA
guidelines. Field personnel will survey using transects no wider than ten to twelve meters. High
probability areas, such as those adjacent to a known site or those atop a knoll or ridge will be
intensively surveyed for cultural resources. All previously recorded sites will be relocated and
carefully examined. Should additional sites be encountered, they will be recorded on State of
California site record forms and recommended for testing>
Testing
The objective of the testing program will be to determine site importance under City of Carlsbad Guidelines and CEQA for three of the five previously recorded archaeological sites (CA-SDi-
8797/SDM-W-116, SDM-W-117, SDM-W-118, SDM-W-125, and SDM-W-129). The sites were
recorded during the 1920s by Malcolm Rogers and are part of a large complex of sites located
along Agua Hedionda Lagoon. The sites include cobble hearths, ceramic sherds, stone tools,
shell, human burials, and dark midden soil. All of the sites have been disturbed by agricultural
activity; however, there is a potential for undisturbed deposits below the plow zone. Testing will
be conducted to determine site size, depth, content, integrity and potential to address important
research questions. Field methods will include collection of surface artifacts as necessary; site
mapping; shovel test pits (SIPS) to determine site size and depth; and one to two 1 by 1 meter
units to determine site content, integrity and potential to address important research questions.
Field and laboratory methods and report preparation are discussed below.
. Collection of Diagnostic Surface Artifacts - In the course of testing only diagnostic
artifacts will be collected. These artifacts will be mapped by provenience.
. Subsurface Assessment - Excavation of shovel test pits (STPs) - STPs will be placed
along a north-south and east-west grid system in 10 to 20 meter intervals, depending on
P&D Technologies
Page l-5
site size. All excavated soil will be processed through l/8” screen mesh. All
artifacts/ecofacts will be collected/bagged by STP and depth, and notes completed.
. One to two 1 by 1 meter test unit(s) will be excavated at each site. Additional units may
need to be excavated at the direction of the City of Carl&ad. Additional units are not
covered under this scope of work. Unit placement will be determined by either the
highest or more complex concentration of subsurface material as indicated by STPs or, the area most likely to possess subsurface material (based on surface remains or natural
features). Each unit will be excavated in 10 centimeter levels and excavated to sterile which is defined as bedrock or one level with no cultural material present. If two
consecutive levels record a significant drop-off in cultural materials with the presence of
the cultural material explained in terms of natural processes, then that is defined as sterile.
. Site Mauning - A site map will be prepared for each site showing location of STPS, 1 by
1 meter units, provenience of collected diagnostic surface artifacts and significant
landform and/or landmarks.
. Reuort Preoaration - Evaluate the sites/loci in terms of site size, depth, content, integrity
and potential to address important research questions as per City of Carlsbad Guidelines
and CEQA. Present all results in a report which will satisfy the concerns of the City of
Carlsbad.
The findings of the cultural resources report will incorporated into the EIR.
PaleoServices, Inc. will conduct a palcontological resources analysis for the project. This will consist of a records search, literature search, and a field survey. A separate technical report with
the results of the recordVliterature search and field work will be prepared. A description of
onsite geology, the potential of the underlying geologic formations to contain fossils, and any
recorded paleontological sites onsite and in the vicinity will be provided. Potential impacts to
any fossil-bearing formations will be based on a review of the proposed grading plans.
Mitigation measures will be proposed should potential impacts to fossiliferous forming strata be
identified. A recommendation regarding the need for further work and mitigation monitoring will
be presented. The findings of the technical paleontological report will be incorporated into the
EIR.
Biology
P&D biologists will conduct a survey of the 423 acre project site focussing primarily on the areas
currently not in agricultural production. Confirmation of biological resources will be conducted
utilizing the existing 1987 biological report (provided by the City of Carl&ad). A complete
floral and faunal survey will be conducted within areas supporting native vegetation.
P&D will prepare a uchnical biology report for inclusion in the ER appendix. Assuming
existing conditions are the same as previously documented, the information of the 1987 report
P&D Technobgies
Page Id
will be uti.l&d as primary reference material. ‘The technical report will include existing
conditions, potential direct and indirect impacts, and mitigation rquirements. The impact section
of the report will provide an evaluation of all grading and development onsite. Offsite
improvements, such as circulation network or other infrastructure, are not included within this
scope of work. The significance of impacts for each biological resource identified onsite as well
as any indirect impacts which may occur to surrounding areas (e.g., streams and lagoon
environments) will be analyzcd The report will include a table summarizing impacts with
acreages of each habitat type which will be impacted and/or preserved. Mitigation measures for
significant impacts will also be presented in the technical report. Mitigation measures will be conceptual with enough detail for the preparation of a detailed mitigation program if required
at a later time. A detailed mitigation program is not included in this scope of work. A complete
floral and fauna) list will be included in the report. If extensive habitats or sensitive plant or
animal species are identified which were not shown on the Specific Plan map provided to P&D, additional costs may incur. The findings of the technical biological report will be incorporated
into the EIR.
Circulation
P&D will incorporate the findings of the City-approved traffic report (prepared by Urban Systems
Associates) into the EIR uxt. Mitigation measures to reduce pountially significant impacts to
below a level of significance will be based on the recommendations contained in the technical traffic report. If the traffic report is not provided in a timely manner, P&D will proceed with the
preparation of the screencheck EIR to the extent feasible. Sections which are dependent on
traffic (air and noise) will be delayed. P&D will coordinate with City staff to identify the
appropriate strategy for the EIR preparation.
Land Use Compatibility .
Existing land uses onsite (i.e., agricultural uses and native habitat areas) will be described. The
adopted General Plan and Local Coastal Plan (LCP) land use designations onsiu and adjacent
to the site will be narratively and graphically described. Relevant excerpts from the City of
Carlsbad’s General Plan Land Use Element (and other elements if appropriate) and zoning for
the project site will be documented. The Palomar McClellan Airport Comprehensive Land Use
Plan (CLUP) will be reviewed with regard to compatibility of land uses with air operations.
Other applicable ‘City ordinances, regulations, and administrative policies will be reviewed and
described in the EIR text.
The EJR will present a multi-level analysis of pountial land use impacts including plan-to plan,
plan-to-ground, and plan-to-adjacent development. The plan-to-plan analysis will evaluau the
project’s consistency with the relevant General Plan, LCP, and CLUP policies and other applicable ordinances@olicies. In addition, the proposed change from the adopted Non-
Residential Reserve (NRR) land use designation for the site will be documented. The Carlsbad
Ranch Mixed-Use Development Analysis (prepared by Alfred Gobar Associates, Inc.) will be
utilized to address this reclassification. The plan-to-ground analysis will evaluate the
P&D Technologies
Page I-I
conformance of the project to the environmental goals of relevant City General Plan policies.
The intensity of the proposed development and the preservation of open space will be reviewed
as part of this analysis. The plan-to-adjacent development will analyze the compatibility of the
proposed land uses to existing and planned surrounding land uses. This will include the compatibility of the proposed public driving range with the Williamson Act Agricultural Preserve,
the compatibility of the proposed development and adjacent agricultural uses onsite and McClellan Palomar Airport uses offsite. Mitigation recommendations will be made as
appropriate.
Noise
P&D will conduct a third party independent review of the noise study that was prepared by Mestre-Greve Associates (June 1991). The methods used and the conclusions of the noise study
will be reviewed for adequacy for inclusion in the EIR. If it is determined that revisions are
required to the noise study, a detailed written description of the required modifications will be
provided to the City. If revisions are necessary, the revised study will be reviewed. The findings
of the accepted noise study will be incorporated into the EIR text.
Solid Waste
Existing solid waste facilities will be described including the landfill serving the site, recycling
facilities and transfer stations. The integrated waste management planning context will be
described (A.B. 939). Existing and projected waste generation and disposal capacity will be
presented. The impacts section will provide anticipated waste generation and wastestream
characteristics of the project (during construction and maintenance of the proposed uses), source reduction and recycling related to the project, impacts on solid waste services and capacity, and
consistency with A.B. 939. Cumulative impacts to the regional solid waste situation will also
be addressed. Mitigation measures such as project design features for recycling, and recycling
and source reduction procedures/programs will be recommended as appropriau.
Visual Aesthetics/Grading
The existing conditions of the Carl&ad Ranch Specific Plan will be graphically and narratively
described. The aesthetic char&cur will be documented through a field visit and photographs of
the site. Current landform, slopes, and land uses will be described Pertinent General Plan and
other City policies (including the Hillside Development Regulations, Scenic Corridor Guidelines,
and Landscape Manual) will be described. Views from existing key observation points and the
quality of these views will be described in detail.
P&D will prepare up to five simulations to accurately depict the impacts associated with the
proposed project. The simulations will be based on the illustrative site plan provided by the City
and a three dimensional computer framework to be generated by P&D. This approach will create
a realistic representation of the proposed development on the site. These computer simulations
are far superior to the widely used technique of manipulating two dimensional elements on a
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photograph to create an artist’s impassion. Fit, the proposed development is digit&d into a
computer system and then a three dimensional model is created for the project. There will be
one model showing the proposed grading and another model depicting the compete project (with
buildings and landscaping). The models of the graded site and the completed project are then matched to a site photograph and the combined output is captured on film. The three dimensional model approach allows P&D to create successive views quickly, since ,the model is
simply rotated (by the computer) and then matched to a new photograph (i.e., new viewpoint).
The entire composition does not have to be recreated with each new view. P&D recommends
that the following simulations be included in the analysis.
. Palomar Airport Road/Paseo de1 Norte intersection (grading simulation) . Palomar Airport Road/Paseo de1 None intersection (complete project simulation) . Palomar Airport Road westbound (grading simulation) . Palomar Airport Road westbound (complete project simulation) . Either Cannon Road or Paseo de1 Norte (complete project simulation)
The simulations will be utilized to prepare the impact assessment section of the EIR In addition,
the impact analysis will be based upon the Specific Plan Illustrative site plan, proposed grading
plan, and cross-sections. The impact assessment will include an analysis of grading impacts and
changes to existing viewsheds. The grading analysis will include a discussion of the amount of
earth movement for cut and fill, heights of cut and fill slopes, an assessment of stockpile and borrow locations, specific grading impacts to agricultural soils and operations, conformance with
the Hillside Development Ordinance, and overall balancing will also be addressed. The changes
to existing visual setting based on conformance with applicable General Plan policies and
changes in views will be analyzed. Mitigation recommendations such as revisions to the grading
plan, landscaping and other design features will’ be based on existing visual resources, adjacent
development, and the policies contained in the relevant plans and ordinances. Mitigation
measures will be presenud including phasing of grading and redesign of building heights and
land use intensity, if appropriate.
Water Quality
The existing hydrological setting will be described in general terms. Information will be
presented related to surface drainage characteristics and surface flow direction. Existing waur
quality will be described to the extent possible based on Regional Water Quality Control Board (RWQCB) information for the project area. A review of the proposed storm water management
concept will be conducted to verify that from an environmental perspective Best Management
Practices have been incorporated into the project design to reduce impacts from urban pollutant
runoff. In accordance with conversations with City staff, an engineer’s review of the storm water
management concept is not include in this scope of work. The phased grading plans will be
reviewed to assess the impact of exposed manufactured slopes on the environment. Erosion
control measures (including temporary erosion control during construction) will be addressed
particularly for areas to remain in agricultural production. The impacts of the proposed Speci.tic Plan will be evaluated in terms of drainage and potential waur quality impacts downstream.
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Mitigation measures to duct the impact of agricultural and urban runoff (including the
segregation of agricultural and urban runoff) will be recommended.
Cumulative Impacts
The EIR will address cumulative impacts as a result of the proposed Carlsbad Ranch Specific
Plan. This section will list past, present, and reasonably foreseeable future projects with related
impacts. A summary of the expected effects of these projects when considered together will be
presented. If project specific mitigation measures are available to reduce cumulative impacts,
incorporation of these measures into the project will be recommended in the EIR.
Growth Inducement
Growth inducement will be analyzed in a separate section of the EIR. This section will analyze
the potential of the project to induce growth (i.e., any growth which exceeds planned growth and
results from new development which would not have taken place in the absence of the proposed
project). Since Carlsbad Ranch is centrally located within the City, and only minor extension
of services is proposed to serve the project site, no, significant growth inducement impacts are
anticipated.
Alternatives
P&D will evaluate up to four alternatives to the proposed project. The alternatives evaluation
will include a comparative analysis between the potential impacts under the proposed project and
the alternatives. Each environmental issue area will be addressed in this section. A summary matrix will be provided. Alternatives to be addressed include:
. “No Proiect” - The “No Project” alternative would involve no development of the site and
no revisions to the adopted General Plan, LCP, and Land Conservation Contract.
. Lower Densitv Alternative - This alternative will analyze the impacts of developing the
entire property using a 30 percent coverage, as opposed to the proposed clustering of
development along the central ridgeline. A “bubble diagram” graphic will be prepared
to depict the alternative conceptual layout.
. Land Use Alternative/Vocational School Facilitv - This alternative will analyze the
impacts associated with a vocational school facility for parcels 1.2, and 3. The impact
assessment will be based on the siu plan for the school (to be provided by the City).
. Offsite Proiect Alternative - P&D will work with the City to identify an offsite location that would accommodate the proposed project. A general level evaluation will be
performed based on available baseline data (to be provided by the City). No field
reconnaissance or original research will be conducted for the offsite alternative analysis.
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Other CEQA Required sections
The other s&ions as required by CEQA will be included in the EIR including Relationship
Between Local Short-Term Use of the Environment and the Maintenance and Enhancement of
Long-Term Productivity and any Significant Irreversible Environmental Changes which would
be involved in the proposed action should it be implemented.
Mitigation Monitoring and Reporting Program
The Mitigation Monitoring and Reporting Program will be a separate stand-alone document. It
will include an Introduction, Project Description, Procedure for implementation of Program, and a Tabular Summary of the Mitigation Monitoring Program. The Mitigation Monitoring Program
will identify all of the mitigation monitoring tasks, timeframe, party responsible for task, party
responsible for verification, date of completion, and mitigation completion verification by ‘the
appropriate City Department. P&D will submit ten copies of the Mitigation Monitoring Program
to the City for review. The Mitigation Monitoring Program will be revised in accordance with
the City’s comments. A sample of a Mitigation Monitoring and Reporting Rogram prepared by
P&D is included in the Appendix for your review. The Mitigation Monitoring recommendations
will also be included in the Mitigation/Monitoring subsection for each issue.
P&D will provide the City with ten copies of the Screencheck Draft EIR (not to exceed 200 pages) and Mitigation Monitoring and Reporting Program for review. P&D will revise the
Screencheck Draft EIR upon receipt of the City’s comments. P&D will submit un copies of the
Revised Draft Program EIR and appendices. Upon approval by the City, the Revised Draft
Program EJR will be prepared for circulation as the City Approved Draft Program EIR.
Fifty copies (25 in three-ring binders and 25 comb-bound) of the Draft Rogram EIR (not to
exceed 200 pages) with appendices (not to exceed 500 pages) will be prepared by P&D for
distribution by the City. Should the number of pages exceed this estimate, additional copies will
be billed separately on a time and materials basis. One reproducible master copy of the Draft
Program ElR and one disk, suitable for the City’s computers will be submitted as well. P&D
will prepare the Notice of Completion. The public review period will follow.
Task 3 - Prepare kinal Program EIR
P&D will prepare response to public comments received during the public review period (assume
a maximum sf 30 substantive comments). Ten copies of the responses and comments will be
submitted to the City for their review, and subsequently revised as appropriate. The text and
graphics of the Draft EIR will be revised as required in response to the comments received. The
comments and responses, together with the Draft EIR will constitute the Final EIR. P&D will
provide ten Final EIRs to the City for review and comment. The Final EIR will be revised in
accordance with the City’s comments. P&D will submit 50 copies (25 in three-ring binders and
25 comb-bound) of the Final EIR (not to exceed 300 pages) and appendices (not to exceed 500
pages). One reproducible master copy of the Final Rogram EIR and one disk, suitable for the
’
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City’s computers will be submitted as well. Should the number of pages exceed this estimate,
additional copies will be billed on a time and materials basis.
Task 4 - Meetings and Hear@gs
P&D’s Project Manager, Ms. Betty Dehoney, .will attend up to 14 meetings and/or hearings. Meetings have been budgeted at four hours each. Hearings have been budgeted at six hours each.
Based on the RFP, the following meetings are anticipated:
. Kick-off meeting with City staff
. Public scoping meeting
. Bi-weekly progress meetings with City staff between kick-off and submittal of the
screencheck draft. Four progress reports will be submitted to the City
. Two meetings with staff to review comments on the screencheck draft
. Two meetings with staff to review responses to public comments and final draft
. Up to four public hearings with presentations as necessary as determined by City staff
Should additional meetings/hearings be required, costs will be billed on a time and materials
basis.
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Section N
Firm Qualifications
Section II
FIRM QUALIFICATIONS
P&D TECHNOLOGIES
P&D Technologies’ Environmental Sentices Division provides a variety of services to public and
private clients throughout the Southern California area. The principal staff have from un to fifteen years’ experience with environmental compliance requirements, and are knowledgeable
in current legislation and regulations.
P&D’s areas of expertise include environmental analysis and documentation, ecological inventory
and monitoring, feasibility and site selection studies, state-of-the-art conceptual visual analysis,
Geographic Information System (GIS), and public involvement programs. P&D is particularly
experienced in providing legally defensible environmental documentation for controversial
projects. P&D staff have completed environmental documents for several controversial EIR
projects which have faced serious public opposition. P&D Technologies specializes in large land
development projects, and the senior staff have worked on numerous major land development
projects including Ranch0 de1 Rey SPAS II and III EIRs, Oceanside Annexation EIR, and San
Elijo Ranch EIR. Recent experience in Carlsbad has included Calavera Lake Golf Course EIR,
Aviara, Larwin Park, Cannon Road Assessment District, and ‘Batiquitos Lagoon Enhancement
Plan Permitting.
Our environmental services are supported and augmented by P&D’s in-house planning,
economics and public finance, transportation, engineering, surveying and graphics services. The
staff of P&D Environmental Smites Division are skilled at tailoring compliance activities and
documentation to each agency’s regulations, or each client’s particular needs, while providing
comprehensive and legally defensible products.
P&D Technologies has proven experience in completing State-required Environmental Impact
Reports (EIR), federally-required Environmental Impact Statements (EIS), and other
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environmental analyses and assessments for a variety of proposed urban and infrastructure
development projects. Principal services that P&D offers to carry out environmental compliance
requirements include:
. Identification of federal, state and local requirements for permits and environmental
reports
. Evaluation of sites in terms of environmental, engineering and regulatory criteria
. Design and implementation of environmental baseline survey and measurement
programs
Over 500 environmental impact reports and statements have been prepared by P&D in the last
five years on a broad spectrum of public and private projects. P&D’s primary area of expertise
is the provision of high quality environmental documentation required under the California Environmental Quality Act (CEQA) and the National Environmental Policy Act (NEQA).
.
The in-house library houses up-to-date copies of guidelines issued by State of California
Resources Agency, State Water Quality Control Board, City and County of San Diego, Caltrans,
Federal Highway Administration, Council on Environmental Quality, Advisory Council on
Historic Preservation and Department of Housing and Urban Development. EIR guidelines used
by many other San Diego County cities are also included in the library’s collection. Listings of
rare and endangered species by Federal and State agencies and special interest groups are kept
on file, as well as listings of local, State and Federal historic resources.
P&D staf? members have a broad bases of experience working with these guidelines to prepare
EIRs and EISs in the San Diego region and throughout California.’ As a result of their
knowledgeable adherence to agency guidelines, P&D Technologies has never experienced a
viable legal challenge to an EIR or EIS.
GALLEGOS & ASSOCIATES
Gallegos & Associates is a small minority business located in Carl&ad, California, which
provides the federal government and other agencies with cultural resource consulting services
using highly qualified personnel. Studies conducted by the firm include the full range of federal
overviews, inventories, probability modeling through sample inventories, National Regisur evaluation pqrams, preparation of treatment plans, data recovery programs, management
programs for the protection of cultural resources, and use of cultural resources for public
education. All of the staff have conducted federal studies necessitating National Register evaluations for 106 compliance. In addition, Mr. Gallegos and staff have had previous
experience as federal and/or local agency employees, and understand the needs of the federal government The firm’s staff has previously worked together to complete a number of cultural
resource studies for federal and local agencies, including lithic analysis and faunal studies.
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Specialized services such as soils, pollen, obsidian hydration/sourcing studies, and radiocarbon
dating are available.
PALEOSERVICES, INC.
PaleoServices, Inc. is a San Diego based consulting firm specializing in the collection, salvage, and preparation of paleontological resources (fossils) from development-slated assessment of
property, *relevant to environmental impact studies. The firm has over nine years experience in
providing technical expertise in paleontological resource evaluation for EIR consulting firms.
This work has involved assessment of resource sensitivity and potential impacts, as well as
proposal of impact mitigation measures. Paleoservices projects have included new roadway
construction, roadway realignments, residential and commercial developments, pipelines, and
transmission lines. The firm has an ongoing working relationship with the San Diego Natural
History Museum, where significant fossils discovered at various project sites have been, or are’
currently on public exhibit.
GIROUX & ASSOCIATES
Giroux & Associates has been involved in air quality and acoustical impact concerns from a wide variety of projects for over two decades. Mr. Giroux is well known to environmental, planning
and enforcement staffs at local, county, state and federal agency staffs and the firm’s work products are well respected for their accuracy and relevance. As a small and diverse office, the
firm has participated in over 500 environmental investigations. Special&d services include
ambient pollution and noise monitoring, computer&d air pollution and noise dispersion
modeling, emissions source testing, inert tracer gas field studies, APCD/AQMD permit
preparation and processing, expert witness testimony and regulatory agency liaison. General
environmental program areas and specific types of experience include preparation of air quality
and noise sections for EAs, EIRs, NDs; development of impact mitigation and compliance
monitoring plans; and provision of consistency analyses with regional air quality plans and
applicable General Plan Noise Elements for land use planning projects throughout the San Diego
area. Giroux performs air quality monitoring and modeling form line and area sources; evaluate
transportation and air quality planning consistency; performs noise monitoring and impact
modeling; evaluates noise abatement criteria and develops noise reduction plans through barriers or structural insulation requirements.
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Section III
Project Team
Section III
PROJECT TEAM
To achieve the goal of an Environmental Impact Report which is legally defensible and
responsive to CEQA will require a staff of technically sound experts who have extensive land
development impact assessment experience, all of which is supported with directly relevant
project experience. Consequently, a Project Team has been carefully assembled to ensure close client-consultant communications, innovative thinking, and cohesive project implementation.
The P&D Project Team has an impressive history in the environmental profession, with a proven
track record of over 1,000 legally defensible environmental documents. Additionally, as
community liaison experts, P&D enjoys a sound working relationship with the City of Carlsbad
staff and the local community. P&D maintains a strong understanding of the project area--a key
asset to successful implementation of the overall solicited effort Our familiarity with the area
works in unison with an established understanding of the procedure required to process
environmental documents under the City. From direct involvement by Ms. Dehoney on the
preparation of the EIR, P&D can ensure technical integrity, open communication and an established commitment to meet the schedule. As the result of her past experience in the City
of Carlsbad, Betty Dehoney is intimauly familiar with the procedural requirements and key
concerns of the City. A seasoned veteran in comprehensive environmental/planning projects, she
will coordinau all discipline efforts, including those of our subconsultants: Gallegos &
Associaus, PaleoServices, Inc, and Giroux & Associates.
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Gverview and quality control for this project will he provided by Sylvia Salenius, AICP, Vice
President of Environmental Programs. With over 19 years of experience and with principal
involvement in such highly visible EIR projects as the 1,400-acre North County Specific Plan
EIR, the EIR for the 3,200 unit hillside development of Mission Crest, and the 89%acre
recreational community of Desert Hills Ranch in Coachella Valley, Ms. Salenius will commit her expertise to overseeing the project through its duration.
An organizational chart detailing the Carl&ad Ranch Specific Plan project team structure is
included on page III-3. Following the organization chart are abstracts of the proposed project
management staff and key personnel who are listed in alphabetical order. A complete reSume-
for each member of the project team is included in the Appendix of this proposal.
MANAGEMENT STAFF
BBlTY DEHONEY - Project Manager
Betty Dehoney, Director of Environmental
Studies for P&D Technologies, will serve as
Project Manager for the Carlsbad Ranch SPA/GPA EIR She will be respon-sible for
technical oversight of document preparation in the areas of EIR/EIS organization, procedures and
processing requirements, and overall report consistency and legal sufficiency. Ms. Dehoney has
managed the analysis and preparation of many ElRs and environmental assessments
throughout San Diego County for various entities, including the County of San Diego and
the cities of Carlsbad, Escondido, Vista, San Marcos, Oceanside, San Diego, and Chula Vista,
as well as Caltrans. She has 12 years experience in the preparation of environmental
documentation, specializing in the preparation of legally defensible environmental documentation
for projects with conuoversy and major sensitive environmental issues. Ms. Dehoney has served
as project manager with massive citizens and resource agencies opposition associated with
large and small scale land development projects. As a result, Ms. Dehoney has extensive
experience in the preparation of response to comments, Findings and Statements of Overriding
Considerations.
Ms. Dehoney works exunsively with the resource agencies to alleviate potential impacts and
identify feasible mitigation measures. Understanding the numerous and sometimes conflicting
requirements associated with resolving environmental constraints is the key to her resolution-
oriented approach to project management. She has had exunsive involvement in the City of
Carl&ad based on her involvement with fifteen projects, including Calavera Golf Course
EIR, Batiquitm Lagoon Enhancement Permitting, Latin Park Initial Study, PaJomar
Airport Road Expansion Studies Permitting, Green Valley Technical Studies, Aviara Technical Studies, Cannon Road Permitting, and Jefferson Street Widening Initial Study.
With her demonstrated ability to work extensively with the lead agencies and resource agencies
in tandem with project participants, Betty Dehoney brings superior technical and managerial
capabilities to the Carlsbad Ranch Specific Plan project.
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CITY OF
CARLSBAD I ”
PROJECT MANAGER
Betty Dehoney
TECHNICAL STUDIES
AGRICULTURI AIR / NOISE
Mary Putnam Hans Giroux
ARCHAEOLOGY
Dennis Go/logos
Carolyn Kyle
BIOLOGY
Elyssa Robwtson
ClRClJlATlON
Sachiko Kohatsu
LAND USI PALEONTOLOGY
May Putnam Tom Damore
Sachiko Kohatsu
SOUD WASTE
Troy Davis
VISUAL AtSTHETlCS/
$RADING
John lane
Roboti Ryan, ASlA
WATER QUAW
Sachiko Kohatsu
.
PROJECT TEAM ORGANIZATION
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.
SYLVIA SALJZNIUS, AICP - Principal-h-
C-e
TO optimise pufomance quality, Sylvia Salenius, AICP, P&D’s Vice President of
Environmental Programs, will be the
Principal-In-Charge, providing the quality control and technical review for regulatory compliance. Having spent much of her 20-year career
addressing the relationships of land use and associated impacts, she specializes in the preparation
of legally sound environmental documents for complex, controversial projects. She has served
as project manager or principal-in-charge for the 1,4fJ&acre North County Specific Plan EIR, the EIR on Mission Crest development proposed for annexation to the City of Corona,
the EIB on the Irvine Technology Complex Tentative Map for the City of Irvine, and the
Land Use and Demographic Forecast for Canyon Lake Hills planned community in Lake
Elsinore. As Principal-In-Charge she will scrutinize critical phases of document preparation prior
to release of the document to the City of Carlsbad or the public. This review will aid in the
prompt execution of the document through a consistent legal and technical analysis process,
ultimately providing for a sound, defensible EIR.
KEY PERSONNEL
TROY DAVIS - Solid Wuste
Troy Davis has over ten years of professional experience in the environmental field With an
educational background in geography and biology, she has been responsible for research, writing
and project management for environmental documents on a variety of projects throughout
Southern California. Projects include General Plan Amendments, Specific Plan Amendments,
sand mines, residential and commercial developments, and public facilities. She is
knowledgeable of solid waste legislation and related issues. Ms. Davis wrote the Alternatives
analysis, as well as the Public Services and Facilities analysis for the North County Landfill
EIWEIS, and provided responses to public review comments on the document. She has further
developed her expertise by providing the solid waste sections for a number of environmental
documents addressing land development projects including Bougainvillea Golf Course
Residential and Resort EIR, and 4s Ranch Specific Plan Amendment EIR.
TOM DEiUERE - Paleontology
Tom Demere has worked as a professional paleontologist for eighteen years. Since 198 1, he has
worked as an environmental consultant (under the firm name PaleoServiccs, Inc.) to various planning firms, municipalities, and land development companies. In this capacity, Mr. Demere’s
work has ranged from initial resource assessments, through impact evaluation, to actual
impact mitigation. Although the majority of this work has been with residential and commercial
developments within San Diego County, it has also involved a number of water or natural gas
pipeline and utility transmission line projects as well as roadways projects in Southern California.
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Page III4
DENNIS GAUEGOS - Archaeology
Dennis Gallegos’ experience in the San Diego County region includes directing and authoring
survey, testing and data recovery programs. His recent experience in San Diego County includes
the preparation of a planning document for the City of Escondido’s General Plan
Amendment, pufounance of a cultural resource inventory for I,flilfl acres of Lilac Ranch
EIR, and coordination of a survey and testing program for Colachis in the. area surrounding
Lake Hodges, among others. Dennis Gallegos has conducted cultural resource studies since 1969
for the State of California, Federal Government and local agencies. These studies include
constraint level record searches, surveys, testing programs and mitigation of impacts programs
for avoidance/open space or large scale data recovery programs. Mr. Gallegos has been a senior
archaeologist involved in planning and management for the past ten years, and has directed over
200 cultural resource studies within the County of San Diego. Mr. Gallegos is familiar in
working with agency requirements and NEPA and CEQA requirements.
HANS GIROUX - Air/Noise
Hans Giroux, Principal at Giroux & Associates, will perform the air quality and noise analyses
for this assignment. Since 1977 he has served as an atmospheric impact processes consultant.
He has prepared air quality impact assessments for road widening projects, recreational land uses, airports, harbors, residential uses, and commercial facilities. He has performed air environment
data acquisition programs, developed airllow and diffusion computer models, and performed
microscale~ and regional airflow analysis. Mr. Giroux has extensive experience in the preparation of acoustical evaluations for various projects, and is familiar with the City of
Carlsbad’s policies. His recent Carlsbad experience includes the Ranch0 Carrillo Business
Park, Bressi Ranch Development, Carlsbad Boulevard Widening, Carlsbad Pacific
Industrial Park, Macario Park Development, and the Tabata Property EIR. Mr. Giroux has
conducted several studies for major residential and mixed-use developments including the Ritter Ranch EIR and the EastLake EIR.
.
SACHIKO KOHATSU - L,and UsefCircuhlion/Worer Qua&y
Sachiko Kohatsu is experienced in the compilation and review of environmental documentation
and natural resources evaluation for numerous projects throughout San Diego County. Her range
of experience includes both federal and state projects, private development and public facilities
projects, and new development and redevelopment projects. She has provided documentation in
compliance with the California Environmental Quality Act (CEQA) and the National
Environmental Policy Act (NEPA). Her recent project experience includes Calavera Golf
Course EIR, San Elijo Ranch EIR, Old Coach Golf Estates EIR, South Bayfront EIR, and
Chula Vista’s Ranch0 de1 Rey SPA 3 EIR. Project responsibilities have included analyses of
issues. coordination with subconsultants, document preparation and production, attendance at
meetings and public hearings. Her role on this EIR will be to provide these services to the City
of Carlsbad.
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JOHN LANE - Visual AestheticslGrading
John Lane has worked within the hdscape architectural field for over six years. As a landscape architect, he has gained a broad base of experience in the areas of landscape architecture, visual
simulation, physical site planning, and computer applications. His visual simulation experience
includes a conceptual design from the Tentative Map for 4s Ranch EIR located in an unincorporated area of northern San Diego County, the conceptual site plan for the Reed Reservoir EIFt in Escondido using the grading plans from the project, developed the
conceptual final landform for the Calmat EIR in Poway, and a computer-generated visual simulation for the Palm Court Condominium EIR located in Xmperial Beach in which the
illustrations were legally defensible. Currently, Mr. Lane is providing the visual simulation
services for the Ocean Point Shopping Center located in Oceanside in which the finished product
will be three dimensional exhibits realistically representing the proposed project These
illustrations will visually explain what the project will look like once the it is complited. Other
areas of Mr. Lane’s expertise include problem solving resulting in aesthetically pleasing solutions
for critical traffic, &rastructure, and urban issues as well as golf, resort and residential design.
Mr. Lane provided these services mostly recently for the Hawaii Kai development in Oahu, Hawaii. Mr. Lane will be able to draw from his experience on these various projects enhancing
the Project Team for the City of Carlsbad’s current solicitation.
MARY PUTNAM - Lund UseiAgriculture
Mary Putnam has over twelve years experience in environmental planning and assessment for a
variety of development projects, with specialization in cultural resoume assessments, land use and
visual resource analysis, mitigation monitoring programs, and development of planning
documents. She is responsible for project management, the preparation and processing of
environmental impact statements and reports, technical reports and other planning documents, and coordination with federal government, local agencies and technical consultants. Relevant project
experience includes the La Terraza for the City .of Escondido; Ranch0 San Diego Specific
Plan Amendment EIR, the Hidden Meadows SPA/ElR, and. the Rams Hill SPA/EIR for the
County of San Diego; Old Coach Golf Estates EIR located in Poway; and Ranch0 de1 Rey SPA 2 EIR for the City of Chula Vista. Mr. Putnam is adept at coordination of data and resources
and will facilitate in the required,interface between the EIR consultant and the City.
ELYSSA ROBERTSON - Bio&gy
Elyssa Robertson, a specialist in biological assessments, sensitive plant surveys, revegetation
programs and resource permitting, will serve as project and field coordinator for the biological
resources task. Ms. Robertson has over four years experience in impact assessment in San Diego
County, and has conducted impact and mitigation analysis on over 30 projects. Her biological field surveys have included plant and animal inventories, sensitive resource suneys, and
vegetation mapping. In addition, Ms. Robertson is knowledgeable of the Unified Federal
Method of Wetland Delineation. She has prepamd numerous technical biological reports
including existing conditions and detailed analysis of impacts and mitigation measures. She has
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Puge III4
conducted extensive field surveys for sensitive plant species throughout San Diego, Imperial and
Riverside Counties. These include surveys for known localities as well as documenting new
populations of sensitive species. Ms. Robertson has coordinated environmental efforts for such
projects as Calavera Golf Course EIR, Palomar Airport Road Widening Project, Larwin
Park Initial Study, La Costa Avenue Mitigation, and Jefferson Street Widening Project. In addition, Ms. Robertson prepared a mitigation plan and site alternatives for riparian revegetation in Macario Canyon and performed environmental tasks on the Cannon Road
Assessment District in the City of Carlsbad.
ROBERT RYAN, ASLA - Visual AestheticsiGrading
Robert Ryan has a wide range of experience as a landscape architect and project planner. As a
landscape architect, he possess a thorough knowledge of native plant material and environmental
systems which have been utilized in design of wildlife and riparian habitat restoration plans. As
a project planner, he has worked on master plans, specific plans, and preliminary planning studies for large-scale urban design projects as well as detailed designs for communities in Southern
California. Mr. Ryan’s capabilities with computer visual simulation models have been a valuable
tool in the communication of land use enhancement design to the community and local citizen’s groups. These projects have been implemented around the theme which is unique for each project
using planting and other natural elements characteristic to the surrounding area. Recent project experience includes, the Buena Vista Lagoon Bike Path in which a landscape habitat
mitigation plan was developed and implemented, Aviara where a conceptual park design and
recreational facilities were designed, and the San Marcos Creek project where a rock quarry
enhancement plan complete with riparian enhancement was created. Mr. Ryan’s design
detailing expertise has made possible the vital transition from a creative design solution into an
aesthetically pleasing reality. He will utilize his diverse experience to represent the visual
simulations component of the Project Team.
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Section Iv
Project Experience and References
Section N
PROJECT EXPERIENCE AND REFERENCES
P&D Technologies is experienced in the preparation of EIRs for major, controversial, and
complex land development projects. These projects have included planned communities, landfills,
major airport expansions, and jails. P&D Technologies enters each and every project assuming
that the project will be challenged. Recent projects of the team include:
P&D TECHNOLOGIES
CALAVERA LAKE GOLF COURSE EIR
Carlsbiad, Cai(fiw@a
The Calavera Lake Golf Course environmental constraints project is located on 252-acres in the
northeast comer of the City of Carlsbad surrounding Calavera Lake. Biological and
archaeological constraints were evaluated to aid in the design of an environmentally sensitive golf
course plan. Sensitive biological habitats include Diegan coastal sage scrub, native California
grassland, southern oak woodland and riparian woodland. With completion of the golf course
plan, an EIR addressing impacts of development was prepared. Issues evaluated included land
use, visual quality, access/circulation, geology/soils, hydrology/water quality, economics/public
finance, biology, cultural resources, water/water reclamation/sewer, and alternatives.
BATIQUITOS LAGOON ENHANCEMENT PLAN PERMITTING
Carisbad, California
P&D prepared and coordinated the permit application process for this major regional
enhancement project. The Port of Los Angeles proposed to dredge and conduct other
enhancement processes in Batiquitos lagoon to mitigate impacts associated with construction
plans in the Port of Los Angeles. Nearly 15 separate permitting processes were required.
CANNON ROAD REACH 1 ASSESStiNT DISTRICT
Carlsbh California
Ms. Dehoney was the project manager for the proposed Cannon Road Assessment District
permitting. The project consisted of the construction of a major roadway, bridge, sewer and
pump station located near Agua Hedionda Lagoon. Mitigation for impacts to riparian and marsh
habitat was designed in Macario Canyon. Resource agencies included U.S. Army Corps of Engineers, U.S. Fish and Wildlife Service, California Coastal Commission and California Department of Fish and Game. The mitigation program, including monitoring, was coordinated
through all agencies.
P&D Technologies
Page IV-1
CANNON ROAD ASSESSMENT DISTRICT
Cadsbad, Ca&fornia
P&D provided environmental consulting and permitting services for Cannon Road Assessment
District. The project consisted of the construction of a major roadway, bridge, sewer and pump station located near Agua Hedionda Lagoon. Mitigation and monitoring design for impacts to
riparian and marsh habitat in Macario Canyon was provided by P&D. Resource agencies
involved in the project included U.S. Army Corps of Engineers, U.S. Fish and Wildlife Service,
California Coastal Commission, and California Department of Fish and Game. P&D coordinated
the mitigation and monitoring program with each of the participating agencies and also provided
environmental consulting for the project and the engineering for a portion of the road.
CITY OF CARJISBAD WCAL COASTAL PROGRAM
C&bad, California
The Local Coastal Program for the City of Carlsbad represented a comprehensive analysis and
land use plan for a 15square mile area of sensitive coastal area. The plan designated ateas for
agricultural, residential, commercial, open space and recreational uses and the location of public
facilities, transportation corridors, and coastal access points. Services included land use planning,
implementation plan, and public participation program.
RANCH0 DEL REY SPA 2 SEIR
Chub Vista, Colifornita
The El Ranch0 De1 Rey Specific Plan area encompasses approximately 2,450 acres located east of I-805, south and west of Gtay Lakes Road, and north of Telegraph Canyon Road in the City
of Chula Vista. SPA II consists of a detailed plan for 567 single-family r&dential development,
community facilities, park and open space uses on approximately 370 acres located northeast of
the intersection of East H Street and Ridgeback Road. Sensitive issues include .traffic, visual
quality, and biological resources.
PAWMAR AIRPORT ROAD WIDENING
Cdsbad, Caljfomia
Ms. Dehoney was the project manager for the proposed Palomar Airport Widening project The
road widening affected riparian and wetland resources which were located on both sides of the
road. A mitigation progtam was designed and coordinated through the resource agencies
including U.S. Army Corps of Engineers, California Fish and Game and California Coastal Commission.
.
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Page IV-2
SAN ELIJO RANCH EIR
San’ Marcos, CIJ(fornia
An Environmental Impact Report was prepared for the San Elijo Ranch project which
encompasses 2,149 acres near the southernmost boundary of the City of San Marcos. The project proposes to develop a maximum of 2,744 varied residential units, a destination resort hotel and
restaurant, l&hole golf course, tennis and swim club, elementary school, and fue station/sheriff’s substation. In addition, approximately 1,418 acres of the site is devoted to open space in the
form of a regional park, wildlife preserve, neighborhood park, natural open space, and landscape
common areas. The development of this project necessitates the realignment of Questhaven Road
from its western connection with Ranch0 Santa Fe Road to its intersection with Twin Oaks
Valley Road extension to the east. Environmental constraints on the site included steep
topography, sensitive biological resources (California gnatcatcher), riparian vegetation, sensitive
plant species (summer holly), and traffic. Major circulation element impacts required extensi.ve
offsite improvements. .
RANCH0 DEL REY SPA 3 SEIR
Chula Vista, California
The El Ranch0 De1 Rey Specific Plan area encompasses approximately 2,450 acres located east
of I-805, south and west of Qtay Lakes Road, and north of Telegraph Canyon Road in the City
of Chula Vista. SPA III proposes the construction of 1,380 single-family residential units, 530
dwelling units of specialty housing for a retirement community, a school site, neighborhood park
and open space uses on approximately 408 acres. Sensitive biological resources included at least
one avian species and one reptile species under consideration as endangered under the
Endangered Species Act. Impacts to the coastal sage scrub community and its sensitive plant
species were identified as significant.
AVIARA RESIDENTIAL AND RESORT COMMUNITY
Carlsbad, Caf~ornia
The Aviara residential and resort community is a l,OOO-acre master planned project in the City
of Carlsbad, on the north shore of Batiquitos Lagoon. The master plan includes a total of 2,600
units: an 18-hole championship’golf course; resort hotel, conference center, sports complex and
spa; public park and school. The project planning and design has included extensive provisions for the protection of sensitive upland habitats and the adjacent lagoon. A pedestrian/bicycle
pathway and linear park is designed along the lagoon and is part of a system that will ultimately connect to the ocean. Project plans call for the dredging and restoration of the lagoon which will
remain as an important v$dlife habitat and visual focus for the community. The phased
development plan covers 32 separate but coordinated plan areas. Construction is expected to
extend over the next 7-10 years. Services provided include Master Plan update, tentative and
final maps, improvement plans, coastal resource sweys and documentation, environmental
analysis, planning approvals and construction scheduling, and cost estimates.
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Page IV-3
LARWIN PARK
Carls~ Cai#omia
Larwin Park is a 22-acre hillside park which has site constraints such as: two high power
SDG&E transmission lines in a 150 foot easement, limiting park design; a 164nch Santa Fe
Petroleum Pipeline, limiting amount of cut and fill; hillside. terrain, making siting of facilities (tennis courts, ballfield, park areas and rest rooms) a difficult process. P&D was able to work
with the landscape architect to develop a site plan that met the cities active use goals.
RANCH0 SAN DIEGO SPECIFIC PLAN AND EIR
San Diego, Cahfomiu
P&D Technologies completed all aspects of planning and design for the 3,000-acre master
planned Ranch0 San Diego community in San Diego County. P&D completed a full spectrum
of site constraint and environmental studies including slope analysis, biological and
archaeological studies, and a regional traffic analysis. The EIR for the plan addressed growth
inducement, conformance with existing plans and policies, air quality and energy impacts, effects on public services .and facilities (including wastewater treatment), and effects on natural
resources. In addition to single and multi-family residential use, the project included loo-acre
regional shopping center to serve as a focus of the Ranch0 San Diego new town, and three ncighborhood shopping facilities and an industrial park.
TEMESCAL VALLEY PROPERTIES SPECIFIC PLAN PROCESSING AND
ENVIRONMENTAL DOCUMENTATION
Riverside County, California
Land planning, processing assistance and environmental services were provided on the Specific
Plan and EIR for the Temescal Valley Properties. The project is comprised of separate residential communities, as well as commercial and industrial parcels in the Temescal Valley,
located along I-15 between Corona and Lake Elsinore, California. Sensitive planning, land uses
and distribution of densities was required to assure compatibility with adjacent rural equestrian
estates and citrus orchards. Design of a Nature Park was closely coordinated with a P&D in-
house biologist to assure that riparian habitat was preserved. Since the project involved removal
of property from ‘agricultural preserve status, P&D’s Environmental Studies Unit prepared
detailed documentation of productivity impacts in consultation with agricultural extension staff.
Extensive buffer zones were established to protect surrounding sensitive uses and to buffer the
project site from adjacent sand and gravel mining activities. The resulting project is an existing
plan which represents a successful compromise of a variety of competing interests.
4s RANCH SPECIFIC PLAN AND GENERAL PLAN AMENDMENT EIR
San Diego county, Callfomia
The EIR for this project addressed the ph& development of a 3,615-am site in the central portion of San Diego County, with a mixture of office, industrial, commercial and residential
P&D Technologies
Page IV-4
uses. The approvals included amenQments to the Land Use and Circulation Elements of the San
Diego County General Plan, and the San Dicguito Community Plan; a 634acre Specific Plan and
related rezones; a Major Use Permit for an onsite wastewater treatment plant; formation of a
County Service District, and annexation of the Specific Plan area to a number of service districts,
and a Board of Supervisor’s retilution to amend the Williamson Act agricultural contracts,.and
the TM for Phase I of the Specific Plan. Issues addressed included land use, geology, landform
and aesthetics, hydrology/water quality, public services, traffic, air quality, noise, agriculture, biology, cultural resources, dark skies and growth inducement.
4s RANCH SPA, TENTATIVE MAP, REZONE AND MAJOR USE PERMIT
MODIFICATION
San Diego County, California
P&D Technologies prepared an EIR for 4s Ranch Specific Plan Amendment, which included a
Tentative Map for the development of the southernmost portion of the 634acre Specific Plan area. The document addressed biological resources, land use, geology, visual impacts, cultural
resources, public services, air quality, noise, hydrology/water quality, traffic and transportation.
GALLEGOS & ASSOCIATES
LILAC RANCH
Valley Center, California
Performed a cultural resource inventory and testing. program for the Lilac Ranch located in
Valley Center, California. A survey of 1,000 acres and testing program for 20 prehistoric and
historic sites was conducted
SALT CREEK RANCH
Chuh Vida, California
Conducted a cultural resource inventory and testing program for Salt Creek Ranch, located in
Chula Vista, California. A survey of 1,000 acres and testing historic and prehistoric sites for site
importance under CEQA was conducted.
RANCH0 BERNMDO LAKE COURSE
San Diego County, Cal@omia
Performed a cultural resource inventory and CEQA test for site importance, for the Ranch0
Bernard0 Lake Course. Inventory of 315 acres, identification and testing of ten prehistoric sites
examined.
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Page IV-5
PALEOSERVICES, INC.
CARUBAD RESEARCH CENTER
Carlsbad, Cal$fomia
PaleoServices, Inc. has conducted salvage paleontology and resource evaluation services
addressing mitigation measures surrounding the Carl&d Research Center.
AVIARA
Car&bad, Caiifomia
The fum provided technical expertise in the area of paleontological resource expertise in the area
of paleontological resource evaluation involving actual impact mitigation for the Aviara project,
located in Carl&ad, California.
AIRPORT BUSINESS CENTER
Cadsbad, California
PaleoServices, Inc. performed salvage paleontology and resource evaluation services for the
Airport Business Center, located in Carlsbad, California The project involved assessment of
resource sensitivity and potential impacts as well as proposed of impact mitigation measures.
GIROUX & ASSOCIATES
BRESSI RANCH DEVELOPiUENT
Carlsbad, California
Prepared air quality and noise impact analyses for the Bressi Ranch Development located in
Carlsbad, California. This was a land use/planning and infrastructure project.
RANCH0 CARRILU) BUSINESS PARK
Carl&bad, California
Conducted an analysis of construction and operational impacts, including an evaluation of noise
impacts for the Ranch0 Carrillo Business Park. This was a land use/planning and infrastructure
project located in Carl&ad+ California.
MACARIO PARK DEVELOPMENT
carlsw ccJi/ornicr
Perfotmed an air quality and noise impact analysis for the Macario Park Development, a land
use/planning and infrastructure project located in Carlsbad, California.
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Page Iv4
P&D CLIENT REFERENCES.
RANCH0 DEL REY SPA II AND ItI EIRS
Chuh Vi.&, California
Client: Ms. Barbara Reid
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 92010
(619) 691-5097
OLD COACH GOLF ESTATES EIR
Po way, California
Client: Mr. James Nessel City of Poway
. 13325 Civic Center Drive
Poway, CA 92064
(6 19) 679-4256
WEST MAIN STREET EIR
El Cajon, California
Client: Ms. Barbara Ramirez
City of El Cajon
200 East Main Street
El Cajon, CA 92020
(619) 441-1771
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Page N-7
-
I
.
Section V PROJECT SCHEDULE
The proposed schedule is based on the parameters set forth in the RFP. However, it should be
noted that due to the requirement for an archaeological testing program, the schedule for submittal of the screencheck Draft EIR has been extended to include an eight to twelve week
timeframe. This schedule may need to be revised should inclement weather (i.e., rain) be
encountered. The milestones and deliverables to be produced by P&D are listed along with the number of weeks allocated to each milestone. This schedule is achievable assuming provision
of all project information at the project kick-off meeting. The schedule may be extended by the
City as the project progresses.
MILESTONE/PRODUCT WEEKS CUMULATIVE
Notice to Proceed
Notice of Preparation
Screencheck Draft EIR
City Review First Screencheck Draft EIR
Revise First Screencheck Draft EIR
City Review Second Screencheck Draft
EIR
Revise and Circulate DEIR
Public Review Period
Response to Comments
City Review of FEIR
Revise and Print Final EIR
0 0
1 1
8-12 8-12
3 11-15
2 13-17
16-20
17-21
24-28
26-30
29-33
31-35
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Page V-I
,_ --
COST
PROPOSAL FOR
PREPARATION OF AN
ENVIRONMENTAL IMPACT REPORT
FOR THE
CARLSBAD RANCH SPECIFIC PLAN
SubmUted to:
CITY OF CARLSBAD Planning Department
2075 Las Polmas Drive
Carisbad, California 92009 Contact: Mr. Michael Holzmiller
(619) 43&1161
S&n&ted by:
P&D TECHNOLOGIES
401 West “A” Street, Suite 2!500
San Diegq California 92101
Contact: Betty Dehoney
(619) 232-4466
Febrwy 241992
Murch 20,1992 (rev.)
.
. a
H
March 23, 1992
Mr. Michael Holzmiller
City of Carlsbad Planning Department
2075 Las Palmas Drive
Carlsbad, California 92009
HDmdmob@ms SO1 W A Sireet S, :e 2500 Sac 3 ego CA 92101 xx 6’9 / 234-3022
6’9 232-4466
Planmng
Englneenng Transporrarm Enwronmenral Economcs Lacdscaoe Archttecture
An Employee-Owned Company
97300.74
Subject: Preparation of an Environmental Impact Report for
the Carlsbad Ranch Specific Plan Cost Proposal
Dear Mr. Holzmiller:
P&D Technologies (P&D) is pleased to submit this revised cost proposal to assist the City of
Carlsbad in the preparation of an Environmental Impact Report (EIR) for the Carlsbad Ranch
Specific Plan project.
The enclosed cost proposal is a firm offer for sixty (60) days from the date of this letter. John
Richards is authorized to contractually bind P&D Technologies, whereas any questions pertaining
to scope should be addressed to Betty Dehoney.
Sincerely ,
P&D TECHNOLOGIES
/P-- &hn Richards
Vice President
JR:BD:be
Cost Estimate
TASK
DRAFT EIR
Scoping
Intro/Summary
Project Description
Agriculture/Open Space
Air Quality Breakout
Archaeology
Paleontology Breakout
Biology Breakout
Circulation Breakout . Land Use Compatibility
Noise Breakout
Solid Waste
Visual Aesthetics/Grading.
Water Quality
Alternatives
CEQA Sections
Prepare Draft EIR
Subtotal
MlTlGATlON MONRORING PRCG.
Environmental Specialist
Environmental Analyst
Subtotal
PROJECT MANAGEMENT
Project Manager
cb4’
Meetings (up to 10 @ 4 hrs. ea.)
Hearings (up to 4 @ 6 hrs. ea.)
Subtotal
TECHNICAL STUDIES
Air Duality and Noise Review
Biology Report
Archaeology Testing Report
Paleontology Study
Visual Simulations (5 @ $2,000)
Subtotal
RATE Horn
95 8
55 24
55 16
65 24
55 18
55 16
55 8
55 16
55 16
65 16
55 32
55 16
55 18
55 40
55 24 65 16
55 40
55 40
55 40
65 12
55 40
95 60
100 8
95 40
95 24
38
80
840
28
128
$760
$1,320
$880
$1,560
$880
$880
,g:
$880
l $1,040
$1,780
$880
$880
$2,200
$1,320
$1,040
$2,200
$2,200
S?*200
$24,200
$780
$2,200
$2,980
$5,700
$800
$3,800
$2,280
$12,580
$2,000
$4,500
$33,500
$1,800
$10,000
$51,600
Cost Estimate
SUPPQRT
Word Processing
Graphics
Administrative/Clerical
Subtotal
FINAL EIR
Responses to Comments (assum
no more than 30 substantive
comments)
Report Production
Subtotal
REIMBURSABLES
Blueline reduction, stats, etc.
Reproduction (EIRs), binders
Color Xerox of Visual Simulations
Mileage (20 trips - Carlsbad)
Film, fax, courier, phone, etc.
Subtotal
TOTAL
CWllf%ENCY
Radiocarbon Dating (if necessary)
50 60 s3,ooo
45 80 $2,700
40 18 $640
$8,340
95 8 $760
65 16 $1,040
55 32 $1,760
55 24 $1,320
$4,880
$300
84,500
$200
$500
$200
$5,700
$108,280
$2,875
RESOLUTION NO. 92-123
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING AGREEMENTS BETWEEN THE CITY OF CARLSBAD AND P&D TECHNOLOGIES
AND THE CITY OF CARLSBAD AND THE CARLTAS COMPANY
TO PREPARE AN ENVIRONMENTAL IMPACT REPORT FOR THE CARLSBAD RANCH SPECIFIC PLAN.
The City Council of the City of Carlsbad, California,
does hereby resolve as follows:
1. That certain agreements between the City of
Carlsbad and P&D Technologies and the City of Carlsbad and the
Carltas Company for *consulting services to prepare an
Environmental Impact Report for the Carlsbad Ranch Specific Plan
(SP-207), copies of which are on file in the office of the City
Clerk, and incorporated herein by reference, are hereby approved.
2. The Mayor ef the' City of Carlsbad is hereby ' . ;
authorized and directed to execute said agreements for and on
behalf of the City of Carlsbad.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
City Council of the City of Carlsbad, California, on the 5th
day of MAY , 1992.
AYES: Council Members Lewis, Kulchin, Larson, Stanton, Nygaard
NOES: None
ABSENT: None
ATTEST:
IL& ALETHA L. RAUTENKRANZ, City Cl&k
(SEAL)