HomeMy WebLinkAbout1999-09-14; City Council; 15379; Redevelopment Project Area II_-
City OF CARLSBAD -AGENDA BILL
\B# /s’,3 3 7 TITLE:
Appropriation of funding and authorization to staff to retain IITG. 9 -/y- 4 9‘ consultant services to prepare the Program Environmental
Impact Report for the establishment of Redevelopment IEPT. H/RED Project Area II.
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RECOMMENDED ACTION:
Adopt City Council Resolution No. 99 -3 0’7 approving the following actions: 1)
appropriation of $79,900 in funding from the Contingency Fund for environmental consultant
services to prepare the Program Environmental Impact Report for establishment of a second
redevelopment project area; and, 2) authorization to staff to execute the appropriate
professional services agreement to retain the environmental consultant services of Culbertson,
Adams & Associates.
ITEM EXPLANATION:
On July 20, 1999, the City Council took action to initiate the process to establish a second
redevelopment project area within the City of Carlsbad by expanding the boundaries of the
survey area, authorizing the appropriation of funding and approving the retention of a
redevelopment consultant (Rosenow Spevacek Group, Inc) and legal counsel (Kane, Ballmer,
Berkman). The proposed redevelopment project area is best described as being generally
bounded by Chinquapin Avenue on the North, the Pacific Ocean on the West, Agua Hedionda
Lagoon/l-5 and related properties on the East and just south of Ponto Drive on the South.
At this time, staff is requesting an additional appropriation of funds in the amount of $79,900
for environmental consultant services and authorization to staff to retain the services of
Culbertson, Adams & Associates to prepare the Program Environmental Impact Report (EIR)
for the proposed second redevelopment project area.
In response to a Request for Proposals, staff initially received two (2) proposals for the
required environmental consultant services in March, 1999. An initial proposal was received
from the firm of Keeton Kreitzer Consulting ($108,680) and another from Culbertson, Adams &
Associates ($70,200). These two firms both have considerable experience with the
preparation of program ElRs for redevelopment areas. The number of proposals received was
limited due to three key reasons. First, the field of redevelopment is very specialized and not
all environmental consultants have the experience required to complete the program EIR to
establish a redevelopment project area. Second, the City has established a fairly aggressive
schedule for completion of the program EIR and adoption of the second redevelopment area.
Third, due to the high volume of development throughout the state, environmental consultants
are in big demand.
Following the initial proposal submissions in March, 1999, the City revised the boundaries for
the proposed second redevelopment project area. Therefore, staff requested an updated
proposal from the two consultant firms noted above and an indication from each consultant as
to whether or not they would still be available to complete the required EIR. In response to the
updated proposal request, the proposals were reduced to one (1) from Culbertson, Adams &
Associates. The updated proposed contract amount is $79,900. With the assistance of the
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Rosenow Spevacek Group, the City’s Redevelopment Consultant, staff reviewed the proposal
submitted by Culbertson, Adams & Associates and is recommending that the City Manager be
authorized to execute a professional services agreement for the required environmental
consultant services with this firm. The total contract amount shall not exceed a maximum of
$79,900.
Attached is a copy of the proposal submitted by Culbertson, Adams & Associates. Also, for
information purposes, attached is a copy of the initial proposal received from Keeton Kreitzer
Consulting. Staff believes that the selected consultant, Culbertson, Adams & Associates, is
well qualified and has the required experience to complete the program EIR for the second
redevelopment area. The contract amount ($79,900) is consistent with the market today and
appears to be reasonable for the complexity
second redevelopment area in Carlsbad.
of the project represented by the proposed
FISCAL IMPACT:
Approval of the attached resolution will authorize the appropriation and expenditure of a
maximum of $79,900 for environmental consultant services related to preparation of a
program environmental impact for establishment of a second redevelopment project area.
Staff has recommended that this funding be allocated from the Contingency Fund.
If the City Council ultimately takes action to establish a second redevelopment project area,
the cost of the consultant services may be considered a loan to the redevelopment agency
(Project Area II) and subsequently repaid through future tax increment generated from the
second redevelopment area
EXHIBITS:
1. City Council Resolution No. 9? -30 3
appropriate environmental consultant
redevelopment project area.
appropriating funding for, and retention of,
services for establishment of a second
2. Copy of initial proposal from Culbertson, Adams & Associates, with update letter.
3. Copy of initial proposal from Keeton Kreitzer Consulting; no update letter received.
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CITY COUNCIL RESOLUTION NO. 99-307
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA APPROPRIATING FUNDING FOR CONSULTANT SERVICES AND
AUTHORIZING STAFF TO RETAIN THE ENVIRONMENTAL CONSULTANT
SERVICES OF CULBERTSON, ADAMS & ASSOCIATEST TO PREPARE THE
PROGRAM ENVIRONMENTAL IMPACT REPORT FOR ESTABLISHMENT OF A
SECOND REDEVELOPMENT PROJECT AREA WITHIN THE CITY OF CARLSBAD.
WHEREAS, on July 20, 1999, the City Council approved an expanded Redevelopment
Suwey Area which is generally described as being bordered by Chinquapin Avenue on the North,
Cannon Road on the South, the Pacific Ocean on the West, and the eastern edge of the Agua
Hedionda Lagoon on the East, and just south of Ponto Drive; and,
WHEREAS, the City Council has declared its intent to proceed with efforts to establish
a redevelopment project area within the designated boundaries of the survey area; and,
WHEREAS, the City Council finds it necessary to retain environmental consultant
services and hereby autborizes the funding, in an amount not to exceed $79,900, for these
environmental consultant services to prepare the Program Environmental Impact Report for
establishment of a second redevelopment project area, to be known at this time as Redevelopment
Project Area II.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad
as follows:
1. That the above recitations are true and correct.
2. That the City Council authorizes the City Manager to prepare and execute the appropriate
professional services agreement to retain the consultant services of Culbertson, Adams &
Associates to prepare and process the Program Environmental Impact Report for
establishment of a second redevelopment project area within the City of Carlsbad, subject to
approval by the City Attorney.
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CC Reso. No
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That the City Council authorizes the Finance Director to appropriate $79,900 from the
Contingency Fund to finance the costs of the environmental consultant services for
preparation of the Program Environmental Impact Report for establishment of a second
redevelopment project area, and to add said appropriation to the account previously
established for the redevelopment survey area, known as Redevelopment Project Area II.
That the $79,900 in funding for environmental consultant services required to prepare and
process the Program Environmental Impact Report to establish a redevelopment project area
shall become a loan to the Redevelopment Agency for Redevelopment Project Area II, which
shall be repaid in full with interest from future tax increment, if a second Redevelopment
Project Area is approved by the City Council.
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the
City of Carlsbad held on the 14 day ofseptembez 1999, by the following vote to wit:
AmS:Council Members Lewis, Nygaard, Finnila & Kulchin
NOES: None
ABSTAIN: Council Member Hall
ABSENT: None
(SE&)
- EXHIBIT 2
CULBERTSON, ADAMS &ASSOCIATES
PLANNING CONSULTANTS
August 20, 1999
Ms. Debbie Fountain
Housing and Redevelopment
City of Carlsbad
2965 Roosevelt Street
Suite B
Carlsbad, CA 920082389
Director
SUBJECT: Program Environmental Impact Report for Adoption of a Redevelopment Project
Area-Update To March 12, 1999 Proposal
Dear Ms. Fountain:
Culbertson, Adams & Associates, Inc. (CAA) appreciates the opportunity to submit this updated
proposal. It is our understanding based on your letter of August 2, 1999, that the City Council on
July 20, 1999 authorized stafl? to proceed with efforts to establish a second redevelopment project
area. As a result, the project area identified in the City’s February 22, 1999 Request For Proposal
has been revised to include this additional area.
We have visited the new project area and spoken with planning staff regarding planning issues that
may be associated with the new area. We have also discussed with staff those planning documents
which are associated with the additional area. Based on these discussions and our site visit, additional
effort will be required on our part to evaluate the new area in the EIR. The additional effort will
include a discussion and evaluation of the Local Coastal Plan that covers the new area, additional site
photographs, updated land use and zoning maps and other exhibits, etc. The new area will also be
included in the evaluations in each environmental discipline identified in our March 12, 1999 proposal.
Due to the additional effort required to adequately address the new area we propose to increase our
March 12, 1999 proposed fee by $9,700.00 for a revised total fixed fee of $79,900.00. This updated
proposal is valid for a period of 30 days from the date of this letter. All other terms and conditions
stated in our March 12, 1999 proposal remain valid.
In addition to those materials requested in our March 12, 1999 proposal, we will also need a copy
of the local coastal plan associated with the new project area to begin preparation of the Initial Study
and Draft Program EIR.
8.5 Argonaut, Suite 220, Aliso Viejo, California 92656-4105 l (949) 581-2888 l Fax (949) 581-3599 5
Ms. Debbie Fountain
Page 2
Coastal Issues:
As stated in our March 12, 1999 proposal, in addition to preparing the Program EIR for the project
CAA is also prepared to process the adopted Redevelopment Plan for the City with the California
Coastal Commission.
As you are aware, special expertise is required to process projects with the Coastal Commission.
CAA has the expertise necessary to process unique and controversial projects with the Coastal
Commission. Mr. David Neish of CAA has over 30 years experience processing development plans
with the Coastal Commission. In addition, Ms. M. Andriette Culbertson, President of Culbertson,
Adams & Associates, Inc. has over 20 years experience processing projects with the Coastal
Commission. Several of the more controversial projects Mr. Neish and Ms. Culbertson have
successfully processed include:
0 Balsa Chica, located in Orange County
0 Newport Coast, located in Orange County between Laguna Beach and Newport Beach
0 Soka University, located in the Santa Monica Mountains of Los Angeles County
Due to the unique and potential controversy associated with this project, it will be vital for someone
with extensive experience to help the City process this project with the Coastal Commission. Both
Mr. Neish and Ms. Culbertson have this unique procedural and legal expertise needed to process your
Plan with the California Coastal Commission.
Due to several unknowns of the project at this time including a complete project description, a project
schedule, and the current political climate ofthe Coastal Commission, it is speculative to give the City
a fixed fee proposal for processing the Redevelopment Plan with the Coastal Commission at this time.
Projects such as this are typically contracted on a time and materials or monthly retainer basis.
Based on our knowledge of the proposed project at this time, we feel the Coastal process could take
approximately nine (9) to twelve (12) months once the Plan is approved by the City/Agency. We
would estimate the cost for processing the Plan could range between $100,000 - $200,000.
However, please keep in mind this is an estimate only at this point.
If the City is considering hiring a consultant to assist them with obtaining approval of the Plan with
the Coastal Commission, we would highly suggest a meeting with Mr. Neish and Ms. Culbertson to
discuss a specific strategy, schedule and budget to process the project with the Commission. We
would highly recommend a meeting to answer your questions and discuss the project.
If you have any questions regarding this proposal, please call Phil Martin at (949) 58 1-2888. Our fax
number is (949) 581-3599 and our e-mail address is pmartin@caaplanning.com. We look forward
to hearing from you soon.
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Ms. Debbie Fountain
Page 3
Sincerely,
Culbertson, Adams & Associates, Inc. &6kL!dti&
M. Andriette Culbertson
President
MAC/PCM:db (242-1338
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CULBERTSON, ADAMS &ASSOCIATES
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PLANNING CONSULTANTS
March 12, 1999
Ms. Debbie Fountain
Housing and Redevelopment Director
City of Carlsbad
2965 Roosevelt Street
Suite B
Carlsbad, CA 92008-2389
SUBJECT: Program Environmental Impact Report for Adoption of a Redevelopment Project
Area
Dear Ms. Fountain:
Culbertson, Adams & Associates, Inc. (CAA) appreciates the opportunity to submit this proposal to
prepare a Program EIR for the above project. It is our understanding the City of Carlsbad is
proposing to adopt a redevelopment plan for a new project area in the City that includes the Encina
Power Plant and property owned by San Diego Gas and Electric.
Mr. Phil Martin of CAA will be the project manager for this project. Mr. Martin has prepared over
fourteen Program EIR’s and Mitigated Negative Declarations for redevelopment plan adoptions,
amendments, mergers, and the extension of the authority to use eminent domain. Mr. Martin’s
resume along with resumes of other key individuals of CAA that will work on this project are
presented in Appendix A. Also included in Appendix A is information on the firms qualifications.
Appendix B of this proposal contains a list of five references. The references presented have worked
with Mr. Martin on previous redevelopment plan adoptions, amendments and/or merger Program
EIR’s.
We read the February 22, 1999 Request For Proposal, visited the project site, visited with City staff,
reviewed the City’s General Plan, General Plan EIR, Local Coastal Plan and other city documents
relevant to the Project Area. Based upon our understanding of the project, review of city documents
and experience preparing Program EIR’s for redevelopment plan adoptions, CAA submits the
following proposal.
SS Argonaut, Suite 220, Ah Vi+, California 92656-4105 l (949) 581-2388 l Fax (949) 581-3.599
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Scope of Work:
1. Kick-Off Meeting
Upon authorization to proceed, CAA will meet with you and the Agency’s redevelopment consultant
to obtain a complete project description and finalize a project schedule for preparation of the EIR.
At this meeting we will also obtain copies of requested documents listed in #17 of this proposal and
gather any other information available from the City that will be useful in the preparation of the EIR
for the project.
2. Prepare The Initial Study and Notice of Preparation
Within one week after the kick-off meeting and receiving the project description, CAA will submit
a completed Initial Study (IS) and Notice of Preparation (NOP) to Agency staff and the
redevelopment consultant for review and comment, The IS will follow the new CEQA Guidelines
format presented in Appendix G of the Guidelines. Once staff has reviewed and commented on the
Initial Study and Notice ofpreparation, CAA will incorporate staffs comments into the documents
and print copies for mailing. For purposes of this proposal, CAA will print thirty (30) copies of the
Initial Study. Additional copies will be printed and billed at cost.
The NOP and IS will be mailed by certified mail to the State Clearinghouse, County Clerk,
responsible agencies, taxing agencies and interested individuals for a 30 day review period as required
by CEQA. CAA will prepare a list of agencies and individuals that will receive a copy of all CEQA
documents. The contact list will include agencies and individuals that must be contacted in
accordance with CEQA as well as other agencies, groups or individuals that City staff feels should
be contacted during the environmental certification process for this project. The list of taxing
agencies that must be contacted will be provided to CA4 by the Agency.
3. Scoping Meeting
CAA proposes to conduct a public scoping meeting for this project as allowed by CEQA. The intent
of the scoping meeting is to allow both the general public and business community an opportunity to
obtain project information and discuss potential environmental issues they feel should be addressed
in the Program EIR that may not be listed in the Initial Study.
The scoping meeting will be held at a public facility to be determined by the Agency approximately
two to three weeks after the Initial Study and Notice of Preparation are mailed for public review.
Agency staff will be responsible for providing proper noticing of the meeting. CAA will be
responsible for providing copies of the Initial Study and Notice of Preparation as handouts and
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March 12, 1999
Page 3
conduct the scoping meeting as far as fielding comments from those in attendance regarding the
Program EIR Agency staff members will be present to provide a brief introduction of the proposed
plan adoption process and answer questions related strictly to the redevelopment plan. Mr. Phil
Martin of CAA will answer questions regarding environmental issues and preparation of the Program
EIR.
After the scoping meeting, CAA will discuss with you any new environmental issues raised at the
scoping meeting that should be addressed in the Program EIR. If new environmental issues not
included in this proposal are determined to be evaluated in the Program EIR, CAA will discuss with
you the additional cost, if any, to address those new environmental issues.
4. Prepare The Draft Program EJX
Once the IS and NOP are mailed, but prior to the scoping meeting, CAA will begin preparation of
the Program EIR. Based upon our experience preparing Program EIR’s for redevelopment plans,
plan amendments and mergers for compliance with CEQA and my meeting with you, CA4 proposes
to address the following environmental issues:
Introduction:
Overview: This section will provide a brief description of the project and the purpose of the Program
EIR.
Statutotv Authority: This section will cite the sections of CEQA that require the Program EIR and
the section of CEQA to which the Program ETR must comply.
Issues To Be Addressed: This section will list the issues to be addressed in the EIR based on the
completion of the Initial Study checklist, scoping meeting and responses received to the Notice of
Preparation.
Organizations Affiliated With The Proiect: The Lead Agency, project applicant and the
environmental consultant names, addresses, telephone numbers and contact persons will be listed in
this section.
Proiect Summary:
Summary: A brief description of the purpose of the Project Summary will be provided
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March 12, 1999
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Proiect Alternatives: This section will briefly describe the project alternatives that will be discussed
in the Program EIR and identify the preferred project alternative.
Areas Of Controversvksues To Be Resolved: This section will summarize the issues that were
raised by those agencies/individuals responding to the Notice of Preparation and identity the
agency/individual that made each respective comment.
Executive Sumrnarv Table: A table will summarize the potential project impacts, mitigation measures
and the impacts after incorporation of the recommended mitigation measures for each environmental
discipline evaluated in the EIR.
Proiect Descrbtion:
Project Location and Boundaries: This section will provide a description of the project area both
narratively and graphically. A regional and vicinity map will be provided, a U.S.G.S map as
recommended by CEQA and a current aerial photograph will depict the boundary of the proposed
Project Area.
Environmental Setting: This section will describe the setting of the City of Carlsbad as well as the
Project Area. Included in this description will be a general overview of the City, its population,
geographic location, and existing land uses in the Project Area.
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Proiect Descrintion: A complete and detailed project description will be provided. The information
for the project description will be provided by the Agency based upon information provided in the
proposed plan adoption.
The Intended Use ofthis Program EIR: This section will list and describe in detail the intended use
of the Program EIR, and the discretionary approvals the Program EIR will be referenced in the future
in conjunction with discretionary project approvals of future redevelopment projects within the
Project Area.
Environmental Setting. Proiect Impacts, Mitination Measures and Unavoidable Adverse Impacts:
Each environmental discipline listed below will consist of an environmental setting, project impact,
mitigation measures and unavoidable adverse impact section, CAA will not prepare new technical
reports for any of the environmental disciplines listed below. Rather, we will reference existing
planning document information and technical reports on file with the City. As recommended by
CEQA, the project impact section will state threshold criteria that will be used to evaluate significant
environmental effects with adoption of the Plan. CAA will use threshold criteria listed in existing
City of Carlsbad certified EIR’s. If existing threshold criteria is not available for any environmental
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Ms. Debbie Fountain
March 12, 1999
Page 5
discipline to be addressed in the Program EIR, CAA will suggest threshold criteria to City staff for
approval prior to incorporating the threshold criteria into the EIR.
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At this time, it is anticipated that the following environmental disciplines will be addressed in the
Program EIR for this project:
a. Air Oualitv: The air quality section will discuss the existing air environment in terms of
meteorology, local topography affecting pollutant dispersions and ambient air monitoring data
based on information provided in the City of Carlsbad General Plan EIR and other applicable
environmental documents on file with the City. CAA will contact the San Diego Air Pollution
Control District (SDAPCD) to solicit information on any concerns they may have with air
emissions associated with future development in the Project Area. We will discuss
consistency of the Plan adoption with both the State and Federal Air Quality Management
Plans which are known to the SDAPCD as the Regional Air Quality Strategy (RAQS) and
the State Implementation Plan (SIP), respectively. Information on current air management
efforts which can be related to the proposed project will be provided with’particular emphasis
on the State and Federal AQMP’s. Sensitive air receptor areas within the project vicinity will
also be identified.
The potential air quality impacts associated with future development in the Project Area can
be divided into short-term construction emissions and long-term regional air pollution
increases,
Short-term construction emissions include dust generated during grading of projects and
exhaust emissions due to the operation of diesel and gasoline powered engines during
construction. Since specific projects are not proposed as part of the proposed redevelopment
Plan at this time, potential short-term air emission impacts will be discussed from a general
standpoint. General measures to reduce dust and engine exhaust emissions will be listed as
mitigation measures.
Long-term air emissions generated by future development in the Project Area will also be
addressed from a general standpoint since specific projects are not proposed at this time. The
greatest source of new long-term air emissions associated with the adoption and
implementation of the Plan will be due to increased trafftc. In addition, there will also be
long-term emissions associated with the combustion of natural gas for space and water
heating for new development in the Project Area. The emissions generated by these sources
will be assessed and compared to potential regional air quality impacts. Since future
development in the Project Area will be based on land use designations proposed by the
Carlsbad General Plan, the discussion of long-term air emission impacts will largely be based
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March 12, 1999
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on the existing analysis in the General Plan EIR and supplemented with updated data from
SDAPCD when necessary to comply with CEQA.
When required by CEQA and SDAPCD, CAA will list mitigation measures that can be
incorporated into future redevelopment projects in the Project Area to reduce air emissions.
The mitigation measures will be selected specifically from measures generally accepted by
SDAPCD to reduce impacts and any other measures deemed appropriate by CAA based on
our extensive experience mitigating air emission impacts.
The air quality section will also include readily available information on the existing Encina
Power Plant and the existing emissions generated from the Plant. CAA will contact the San
Diego APCD to gather existing air emission data for the Plant and incorporate the information
in the EIR.
b. Noise: The noise section will describe the existing noise levels in the Project Area which
are due primarily to the operation of the existing power plant and includes noise associated
with the operation of equipment needed to generate electricity, on-site maintenance,
employees commuting to and from the site, etc. While there are other noise sources in the
Project Area associated with dredging, agricultural operations, trafftc, etc., the largest noise
generator is the on-going operations of the power plant.
The potential noise impacts associated with future development within the Project Area will
be addressed in this section. At this time, the anticipated future land uses in the Project Area
include the continued operation of the power plant and commercial land uses as designated
by the General Plan, The potential noise impacts associated with these uses can be divided
into both short-term noise during construction and long-term noise associated with the
operation of the uses. The noise associated with the long-term operation of future uses will
be due mostly to the operation of the power plant and trafftc associated with the development
of commercial uses.
Existing noise sensitive land uses adjacent to the Project Area will be identified. The types
of construction equipment that would likely be used during construction of future projects in
the Project Area will be identified and the potential construction noise impacts to noise
sensitive land uses adjacent to the Project Area will be assessed. The application of the City’s
Noise Ordinance to control noise during project construction will be discussed and mitigation
measures recommended when required by CEQA to mitigate potential noise impacts.
The largest source of noise level increase in the Project Area will be due to trafftc associated
with new development. The potential traffic noise impacts due to new development in the
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March 12, 1999
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Project Area will be assessed in general terms based on projected future noise levels estimated
to occur as identified in the General Plan EIR and other environmental documents applicable
to the Project Area. All noise sensitive land uses either adjacent to or within the Project Area
expected to experience a significant noise level increase due to new development in the
Project Area will be identified with particular emphasis on existing residential neighborhoods
both adjacent to and in close proximity of the Project Area.
A second source of noise which could impact future development in the Project Area is
aircraft operations at the McClellan-Palomar Airport. The Comprehensive Land Use Plan,
McClellan-Palomar Airport and Carlsbad General Plan show noise levels associated with
operations of the airport. An exhibit of the noise levels associated with air traffic flights at
the airport in relation to the Project Area will be presented in the Program EIR. The noise
section will address whether existing and future operations of the airport, based on
information in the adopted master plan for the airport, will impact future land uses in the
Project Area.
A third noise source that could impact future land uses in the Project Area is train traffic
associated with the AT & SF railroad tracks that extend through the Project Area. The noise
section will address whether or not the operation of train traffic along the existing railroad
tracks will have the potential to impact future land uses in the Project Area. CAA will contact
AT & SF railroad to find out if they have future plans to increase the number or mix (i.e.
passenger or freight) of trains passing through the Project Area. Based upon their response,
CAA will determine whether or not the continued operation of the AT & SF railroad tracks
could impact &ture uses in the Project Area.
Although unlikely, the operation of power boats in the Aqua Hedionda lagoon could impact
future land uses in the Project Area. Since recreational boat speeds in the lagoon are
regulated, it is unlikely this source of noise will impact future development in the Project
Area. However, this source of potential noise impacts will be addressed in the EIR.
Noise mitigation measures will be provided as required by CEQA to mitigate potential
significant noise level impacts due to new development in the Project Area.
c. Aesthetics, Light & Glare: A narrative description, along with supporting surface level
photographs and a photo key map, will describe the aesthetics of the existing land uses in the
Project Area. The impact section will address the potential aesthetic impacts of future
development in the Project Area in relation to the aesthetic goals and policies of the general
plan. While no specific development plans will be processed in conjunction with the Plan,
future development within the Project Area and how new development must meet and comply
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with the City’s development design guidelines will be discussed. When potential aesthetics
impacts are identified, general mitigation measures will be provided when required by CEQA
to reduce potential adverse aesthetic impacts to a level of insignificance.
Potential light and glare impacts associated with increased development will also be
addressed. The City’s requirements regarding the projection of off-site lighting will be
included in the Program EIR. Feasible mitigation measures to reduce light and/or glare
impacts will be provided accordingly.
d. Land Use: The setting section will describe the existing land uses within the Project Area.
In addition, CAA will provide surface level photographs of those existing land uses, Exhibits
showing the land use and zoning designations of the property within the Project Area as
designated by the general plan and zoning code will also be provided.
The Program EIR will include a detailed discussion of the types of land uses allowed in the
Project Area based on the Land Use Element of the City of Carlsbad General Plan. Included
in this discussion will be an analysis of the goals and policies of the types of land uses
proposed for the Project Area and how adoption of the proposed Redevelopment Plan will
assist the City in meeting those land use goals and policies. A thorough discussion and
evaluation of potential land use impacts that may occur with future development in the Project
Area will be provided. Building heights and densities based on the general plan and zoning
code will also be presented.
The Project Area is located in the Aqua Hedionda Local Coastal Plan. Although the City has
adopted a LCP for the Project Area, the City does not have the authority to issue Coastal
Development Permits for development in Aqua Hedionda. The Land Use section of the EIR
will address potential land use impacts with the adopted LCP, if any, associated with future
development and/or redevelopment in the Project Area.
The Project Area is located within the environs of the McClellan-Palomar Airport
Consistency of future development in the Project Area in relation to the adopted Master Plan
for the airport will be thoroughly discussed and evaluated in the land use section.
The existing and future operation of the Encina Power Plant will be discussed including the
short and long-term viability and need for the plant. Unless information is readily available
from the City, CA4 will contact the Public Utilities Commission and obtain information on
the status of the plant and the need for the plant to continue to operate into the future.
Depending upon the results of this information, the EIR will discuss the potential for the
existing plant to continue to operate into the future, or the possibility the plant could be
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March 12, 1999
Page 9
reduced in size and/or output. This information is important to the future land uses that can
be expected to occur in the Project Area over the life of the Plan.
Mitigation measures will be presented accordingly to mitigate potential significant land use
impacts as required by CEQA.
e. Traffic and Circulation: The traffic study prepared for the General Plan EIR will be
referenced for this section. When available, traffic data in the General Plan EIR traffic study
will be updated with current traffic counts on file with the City Public Works Department for
those major roadways in the Project Area. Cross-sections of the major roadways in the
Project Area as shown in the General Plan will be provided. The existing traffic and
circulation system serving the Project Area based on information in the general plan and
general plan EIR will be described in general terms. Any known circulation system
deficiencies in the Project Area will be identified. This section will also discuss the public
transportation system that serves the Project Area and discuss how the public transportation
system will be able to meet i%ture needs of the Project Area as it develops in the future.
The traffic impact section will discus potential traffic and circulation system impacts that can
be anticipated in the future based upon future growth in and around the Project Area. CAA
will contact Caltrans to solicit their comments or concerns regarding the project. When
possible, needed transportation improvements will be listed and discussed. Based upon the
conclusion of the traffic analysis, measures wiil be listed to mitigate potential traffic impacts
and system deficiencies associated with titure development in the Project Area.
f Hvdroloa: This section will identify the existing storm drain facilities that presently serve
the Project Area and the adequacy of those facilities to serve f%ture development. Since much
of the Project Area is vacant and surrounds the Aqua Hedionda lagoon, it appears that most
of the surface water runoff generated within the Project Area flows into the lagoon. The
hydrology section of the EIR will reference existing hydrology information on file with the
City as to the types of hydrology improvements, if any, that will be needed to serve new
development in the Project Area and protect the quality of runoff going into the lagoon. This
section will also identie if any existing stormwater collection facilities that are inadequate and
identify &ture improvements needed in the Project Area to handle increased developed runoff
quantities.
Based on existing information available from the City, CAA will identifjl whether or not there
are any known existing storm drain deficiencies serving the Project Area and list
improvements as mitigation measures to correct those deficiencies. However, if there are no
identified public improvements identified to correct deficiencies, CAA will present general
Ms. Debbie Fountain
March 12, 1999
Page 10
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mitigation measures to mitigate identified hydrology impacts.
p. Public Services and Utilities: This section will reference the City of Carlsbad Growth
Management Program documents for Zones 3 and 13 regarding existing and future
infrastructure. These documents provide existing information on the public services and
utilities that will be needed to serve development in the Project Area in the future. CAA will
send service letters to each respective public agency Eerving the Project Area to determine
whether or not approval of the proposed Plan will impact their ability to serve the Project
Area. The information gathered from the agencies will be presented in the Program EIR to
identify whether or not each agency has the capacity to serve future development that may
occur in the Project Area with adoption of the Plan. Existing documents on file with the City
that contain public service and utility information applicable to the Project Area will be
referenced to provide additional information in the analysis of determining potential impacts
on public services and utilities with adoption of the Plan.
When required by CEQA, mitigation measures will be provided to reduce potential public
service and utility impacts to a level of insignificance.
h. Population and Housing: This section will describe the existing population and housing
numbers in the City based on current data from both the State Department of Finance and the
San Diego Association of Governments.
The City of Carlsbad Housing Element guides the development of housing in the city. The
population and housing setting section will present information from the housing element
relative to housing goals and policies and housing needs in the City. Based on information
in the housing element, this section will identify any housing deficiencies and needs, and
determine whether or not any of those needs exist in the Project Area.
The impact section will discuss how the proposed Plan will impact or help the goals and
policies of the housing element to improve housing in the City. This section will also present
information on how tax increment financing from the Project Area can be used to upgrade and
improve low and moderate housing needs of the community. The population and housing
section will also address how future development in the Project Area will affect population
and housing projections for the City. CAA will work with the City to identify any existing
housing needs and determine whether or not the proposed Plan will impact or assist the City
in meeting those housing needs. When applicable, the Program ElR will list measures that
can be incorporated into the project to mitigate any housing impacts that may occur with
adoption and implementation of the Plan.
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i. Geologic: The geologic section of the EIR will reference existing geologic and
geotechnical information on file with the City relative to the Project Area. This section will
identifjl any known geologic constraints that may exist either within or adjacent to the Project
Area that may, from a geotechnical standpoint, impact future development. This section will
include existing exhibits and/or maps that show existing faults in relation to the Project Area.
When required to comply with CEQA, the EIR will list mitigation measures to mitigate
potential geotechnical impacts associated with future development in the Project Area.
j. Biologv: A large portion of the Project Area is undeveloped which consists of the Aqua
Hedionda lagoon and vacant agricultural land. Some of the vacant land contains important
biological resources. The existing biological resources present in the Project Area as
identified by the City’s HCP will be described. An exhibit showing the existing habitat as
identified by the City’s HCP will be provided in the EIR.
It is CAA’s intent to provide as much existing biological information in the Program EIR as
possible based upon biological studies presently on file with the City. Since there is a large
amount of existing biological information available for the Project Area, no new biological
site surveys or special studies will be conducted as part of the preparation of the biological
section of the Program EIR. Because there are no specific development plans proposed at
this time, none of the existing biological resources present in the Project Area will be
impacted by the Plan. However, future development could impact resources depending upon
the type and location of a project. CAA will contact the various resource agencies regarding
the Project. Information received from any of the resource agencies regarding the protection
of biological resources will be presented in the EIR. General biological mitigation measures
will be recommended, when required by CEQA, to mitigate biological resource impacts that
may occur with future development in the Project Area.
k. Hazards and Hazardous Materials: This section will discuss any known hazards or
hazardous materials that exist within the Project Area especially the Encina Power Plant. It
is likely that some hazardous materials used at the power plant have been spilled in the past
and are present in the soil. Based on our review of existing documents on file with the City
CAA will identify any documented hazardous materials spilled at the plant. CAA will not
conduct a Phase 1 study as part of our analysis, but rather rely on information present in
existing environmental documents on file with the City.
The existing power lines that extend through the Project Area emit electromagnetic fields
(EMF’s). M. Andriette Culbertson, President of Culbertson, Adams & Associates, has
extensive knowledge and experience with the environmental issues associated with
development near power lines and the effects of EMF’s on development. CAA will provide
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March 12, 1999
Page 12 ’
detailed EMF information and its effects on development proposed for the Project Area based
on the land uses proposed for the Project Area by the Carlsbad General Plan. CAA will
suggest measures when required by CEQA to mitigate potential significant hazardous impacts
with adoption and implementation of the Plan.
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1. Alternatives: As required by CEQA, the Program EIR will provide a discussion of project
alternatives. This section will include the “No Project”, as required by CEQA, and up to two
additional alternatives for a total of three project alternatives. This section will discuss those
alternatives that can either reduce or eliminate any significant environmental effects that are
identified in the EIR with adoption of the proposed Plan. The alternative section will discuss
those alternatives that can result in the reduction of potential significant effects while still
accomplishing the project objectives. The discussion of the project alternatives will not be
as detailed as the proposed project, however, each environmental discipline discussed in the
EIR for the project will also be discussed in each project alternative. The project alternatives
will be selected in conjunction with Agency staff and the Agency’s redevelopment consultant.
m. Cumulative Impact Analysis: This section will provide a discussion of the potential
environmental effects that could occur with approval and implementation of the Plan in
conjunction with other planned and entitled projects in the area. The list of cumulative
projects will be compiled based on a review of projects on tile with the City of Carlsbad
Planning Department. Since the City has evaluated the potential impacts associated with
cumulative development of the city based on the land uses of the General Plan, it is our intent
to review with the planning department staff the build-out analysis conducted in the General
Plan and incorporate that analysis into the Program EIR.
In addition, CAA will contact the City of Oceanside to identity any cumulative projects in
Oceanside that could, in conjunction with cumulative projects in Carlsbad, result in
cumulative impacts. The cumulative impact analysis will be more general than the project
evaluation, however, there will be sufficient cumulative analysis to comply with CEQA.
n. Growth Inducing Impacts of the Proposed Action: This section will discuss the ways the
adoption of the proposed Plan could foster economic or population growth or the
construction of additional development, either directly or indirectly, within the Project Area.
o. Anv Significant Effect on the Environment That Cannot be Avoided if the Proiect is
Implemented: This section will discuss any significant effects that can not be avoided should
the Plan be approved and implemented.
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Page 13
p. The Relationship Between Local Short-Term Uses of Man’s Environment and the
Maintenance and Enhancement of Long-Term Productivity: This section which will describe
the cumulative and long-term effects of the Plan which adversely affect the state *of the
environment.
o. 0rg;anizations and Persons Contacted: A list of all public and private organizations,
agencies and individuals contacted during preparation of the DEIR will be provided.
5. Screen Check Copy of the Draft Program EIR:
Once the Draft Program EIR is completed, CAA will submit six (6) screen check copies to staff for
review and comment. Once staff has completed its review, CAA will meet to discuss staffs
comments and changes. CAA will then incorporate all applicable comments by staff into the Program
EIR and print the required number of copies for public review.
6. Print and Mail The Draft Program EIR:
For the purposes of this proposal, CAA will print thirty (30) copies of the Draft Program EIR. The
Program Draft EIR will be mailed to all agencies and individuals on the contact list. Included within
the 30 copies, eleven (11) copies will be sent to the State Clearinghouse. In addition, one copy will
be mailed to the County Clerk as required by CEQA. Should additional copies be needed they will
be printed and billed at cost.
7. Complete and File The Notice of Completion:
In conjunction with mailing the Draft Program EIR , CAA will complete a Notice of Completion
(NOC) for submittal to the State Clearinghouse and the County Clerk. CAA will prepare the NOC
and submit two (2) copies to City staff for review and signature. Once signed, CAA will file the NOC
with the State Clearinghouse and the County Clerk.
8. Prepare The Response to Comments and Final Program EIR:
After the Draft EIR required 45 day public review period has ended, CAA will provide a written
response to all written comments received by the Agency. The responses will be in the form of a
Response to Comment section either separately or as part of the Draft EIR. The Response to
Comment section in conjunction with the Draft EIR will comprise the Final Program EIR. CAA will
present the Final EIR in a format acceptable to the Agency.
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March 12, 1999
Page 14
Once the Response to Comments document is completed, six (6) copies will be submitted to City staff
for review and comment. After staff completes its comments, CAA will incorporate their comments
into the final Response to Comments document. CAA will mail a copy of the Response to Comments
to all agencies and/or individuals that submitted written comments to the Draft EIR. The responses
will be sent by certified mail at least ten days prior to the Agency/City certifying the Final Program
HR. For purposes of this proposal, thirty (30) copies of the Final EIR will be printed.
9. Attend Project Meetings:
CAA will attend up to four (4) project meetings with City staff during preparation of the Program
EIR. This includes the kick-off meeting, scoping meeting and staff meetings to review comments to
the EIR. Additional meetings requested by staff will be billed at our standard billing rates based upon
the personnel from CAA in attendance.
10. Attend Public Hearings:
CAA will attend two (2) public hearings in support ofthe Program EIR. Attendance at additional
public hearings will be billed at our standard billing rate based upon the person from CAA in
attendance.
11. Fife The Notice of Determination and Pay The Fish and Game Fee:
Once the Final Program EIR is certified by the City, CAA will file a Notice of Determination (NOD)
with the State Clearinghouse and the County Clerk as required by CEQA. The project will require
the payment of a Fish and Game Fee to the County Clerk. Prior to the filing of the NOD, CAA will
request a check from the Agency to pay the required Fish and Game fee to the County Clerk. CAA
will submit the City’s check for payment of the required Fish and Game fee at the time the NOD is
filed with the County Clerk. Once the NOD is filed there is a 30 day statue of limitation period the
public has to file legal challenges to the Final EIR. If no legal challenges are filed to the adequacy
of the EIR within this 30 day period the certification of the EIR is final.
12. Mitigation Monitoring Plan:
CAA will prepare a Mitigation Monitoring and Reporting Plan (MMRP) as required by CEQA for
those measures listed in the EIR to mitigate potential significant impacts. The Mitigation Monitoring
Plan will list all mitigation measures suggested in the EIR and identify the City department and
contact person responsible for monitoring the implementation of the mitigation measure. CAA will
follow a MMRP format acceptable to the City. CAA will submit three (3) copies of the MM.RP to
City staff for review and comment. Once staff has completed its review, CAA will incorporate staffs
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March 12, 1999
Page 15
comments and submit six (6) final copies to the City for its use.
13. Findings of Fact and Statement of Overriding Considerations:
Should the EIR identify unavoidable adverse impacts with adoption of the Plan, CAA will prepare
a draft resolution, finding of fact and statement of overriding considerations for use by the Agency.
CAA will submit three (3) copies of each document to staff for review and approval. Upon staffs
review, CAA will incorporate their comments into the documents and submit six (6) copies of each
document to staff for its use.
14. Schedule:
CA4 is prepared to begin preparation of a Program EIR immediately upon signature of a contract
and can have an EIR ready for certification by late September or early October, 1999 as presented
below:
*March 22, 1999-Notice to proceed and sign contract
April 1, 1999-Submit Initial Study and Notice of Preparation to Agency for review
*April 19 1999-Mail Initial Study and Notice of Preparation for a thirty (30) day review
May 6, ;999-Conduct Scoping Meeting
June 14, 1999-Submit Screen Check Draft EIR to Agency for review
*July 7 1999-Mail Draft Program EIR for 45 day public review
September 6, 1999-Submit Screen Check Final EIR to Agency for review
*September 15, 1999-Mail Response to Comments/Final EIR
*September 27, 1999-date City/Agency can certitj, Final Program EIR
* Milestones
15. Proposed Fee:
The proposed cost not to exceed based on the above scope of work is $70,200.00. This fee includes
all reimbursable expenses including printing, mileage, meals, etc. This proposal is valid for a period
of 30 days.
16. Payment:
CA4 will submit monthly invoices that will include work completed up to the day of the invoice for
work completed the previous thirty days.
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17. Needed Information:
CAA will need the following information in order to begin preparation of the Initial Study and Draft
Program EIR:
a. Complete project description
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Copy of the City of Carlsbad General Plan, General Plan EIR and General Plan EIR
Addendum and Technical Appendix
Copy of the City of Carlsbad zoning and land use maps
Copy of HCP
Copy of Comprehensive Land Use Plan, McClellan-Palomar Airport, October 1986
Copy of EIR for Encina Power Plan Site GPA (not certified)
Copy of PUC Initial Study and Negative Declaration, October 13, 1998
Copy of Title 19 of the Municipal Code regarding CEQA procedures
Copy of Zone 3 and 13 Local Facilities Management Plan
18. Reimbursable Expenses:
All reimbursable expenses are included in this proposal, including reimbursable expenses such as
mileage, postage, printing, etc.
19. Deliverables:
Culbertson, Adams & Associates is prepared to provide the City of Carlsbad Housing and
Redevelopment Department with all deliverables as identified in the above scope of work.
20. Billing Rate: .
Culbertson, Adams & Associates rate schedule for this project is attached as Appendix C
21. Coordination With Consultants
CAA will coordinate preparation of the Program EIR with the City’s redevelopment consultant and
special legal counsel. We will work closely with the City’s consultants to prepare an ElR that can
be certified as quickly as possible to meet the City’s schedule constraints.
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March 12, 1999
Page 17
22. Coastal Issues:
In addition to preparing the Program EIR for the project, you also asked us to provide a scope of
work and cost estimate to process the Plan with the California Coastal Commission. Below is a
proposed scope of work and range of cost associated with that effort should the City want
Culbertson, Adams & Associates, Inc. (CAA) to assist them with this effort.
Mr. David Neish of CAA has over 30 years experience processing development plans with the
Coastal Commission. In addition, Ms. Andi Culbertson, President of Culbertson. Adams &
Associates, Inc. has over 20 years experience processing projects with the Coastal Commission.
Several of the more controversial projects Mr. Neish and Ms. Culbertson have successfully processed
include:
l Balsa Chica, located in Orange County
0 Newport Coast, located in Orange County between Laguna Beach and Newport
Beach
0 Soka University, located in the Santa Monica Mountains of Los Angeles County
Due to the unique and potential controversy associated with this project, it will be vital for someone
with extensive experience to help the City process this project with the Coastal Commission. Mr.
Neish and Ms. Culbertson both have the unique experience and legal expertise needed to process your
Plan with the California Coastal Commission.
Due to several unknowns of the project at this time including a complete project description, a project
schedule, and the current political climate of the Coastal Commission, it is speculative to give the City
a fixed fee proposal. Projects such as this are typically contracted on a time and materials or monthly
retainer basis.
Based on our knowledge of the proposed project at this time, we feel the Coastal process would take
approximately nine (9) to twelve (12) months once the Plan is approved by the City/Agency. We
estimate the cost for processing the Plan could range between $100,000 - $200,000. However,
please keep in mind this is an estimate only at this point.
Ifthe City would consider CA4 to assist them with obtaining approval of the Plan with the Coastal
Commission, we suggest we meet and discuss a specific strategy in addition to a thorough schedule
and budget.
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March 12, 1999
Page 18
If you have any questions regarding this proposal, please call Phil Martin at (949) 58 l-2888. Our fax
number is (949) 581-3599 and our e-mail address is mail@caaplanning.com. We look forward to
hearing from you.
Sincerely,
Culbertson, Adams & Associates, Inc.
Andriette Culbertson
President
MAC/PCM:db (242-1338
APPENDIX A - Resumes
APPENDIX B - References
APPENDIX C - Schedule of Fees
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APPENDIX A
RESUMES
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Background
and Company
Philosophy
Established in 1981, Culbertson, Adams & Associates, Inc.
was organ&d with the philosophy that the process of obtaining
planning approvals is best carried out by a management team
which devises aggressive, yet workable, instruments for
carrying out a planning project. Our extensive experience in
the public sector enab!es us to establish an instant and effective
relationship with staff and decision makers. This close
relationship allows immediate translation of client goals into the
general planning and/or entitlement framework, with
considerable cost and time savings for the project. Trends in
municipal approaches and changes in planning philosophy are
transmitted directly to the municipal client. Our years of
experience working both at and with the municipal agencies is
unique and facilitates our early and complete participation in
the realization of planning objectives.
A further aspect of our organizational philosophy relates to cost
control. It is our belief that clients should be offered a product
at a fixed cost for its production, management and processing.
Therefore, all costs associated directly with Culbertson, Adams
& Associates, Inc. for project management, meetings, liaison
and consultant coordination are included in our fee, regardless
of the hours necessary to accomplish these tasks. We believe
that this approach represents our commitment to a project and
its successfnl completion, assuring the client of our professional
responsibility in discharging the duties of a project.
Abilities Culbertson, Adams & Associates, Inc. is capable of generating
and presenting a wide range of planning documents. Our
firm’s principals have extensive experience in the preparation
of general plans, community plans and specific supportive
studies, such as for transit, school or trails sub-components.
Other areas of experience and expertise include selective
ordinance revision (i.e., zoning codes, planning procedures),
land use suitability analyses and coastal planning. In
connection with these plans and analyses, our firm has
encountered a broad spectrum of planning issues and concerns.
The innovative approaches and strong planning support
provided by the principals of our firm are particularly
appreciated by clients.
Our firm also specializes in environmental documents subject
to the California Environmental Quality Act (CEQA). Our
outstanding reputation in the timely preparation of complete
documents, as well as our expert knowledge of the Act, its
guidelines and influential case law, are key assets in our firm’s
abilities.
One of the significant advantages of our firm is our principals’
knowledge of, and experience with, the entire planning
process, from general plans to building permits. Having spent
an accumulated total of nearly 35 years in public agency
planning organizations, we are keenly aware of the various
opportunities and constraints in such organizations. Our
understanding of these elements, combined with our extensive
experience in planning, enable us to offer a municipal client the
best planning services available.
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M. ANDRIETTE CULBERTSON
President .
?hcipal
----- Resume Abstract --
M. Andriette Culbertson has worked professionally in the &Id ofplannin,, ~1 zi>ni;re and errvironmenta! c
matters in both the public and private sectors since 1973 and has maintairle~_l a separate law praciiee
in those areas since 1987.
Education Undergraduate Uni*Jersity of &lifornia, INine
Work B.A., Political Science, 1974
Gradnate Work Cal Poly Pomcna
School of Urixn andI?.egional.Planning
1975-i975
Graduate
Member
Guest Lecturer
Class Instructor
Western State University School of Law
J.D., cum laude, December 1986
State Ear of California
ktorney at Law
o University of California, brvine
University Extension
o California State University, Fullerton
University of California, b-vine
Experience 1996 - present Culbertson, Adams & Associates, Inc.
President
1987 - 1996
1981 - 1987
1979 - 1981
1977 - 1979
1973 - 1977
Culbertson, Adams Rc Associates, Inc.
Executi;re Vice President and Principal
Culbertson, Adams & Associates, Inc.
Vice President altd Frincipal
Jack G. Raub Company
Manager, Environmental Analysis
City of b-vine, Environmental Analysis and Current
Planning Divisions. Positions held: Chief,
Environmental Analysis Division, Senior Planner
Section Head, Chairman of the Subdivision
Committee. -8
County of Orange, Zoning and Environmental
Analysis Divisions. Positions held: Student Intern,
Junior Planner, Planner I, Planner II.
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&I-. ANDRIETTE CULBERTSO,rv Resume Abstract ---
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~Idrni:.-iistmtion of the Califcrnia Environmental Quality Act and
National Environmental Policy Act.
Ck!rdination of general plan amendments, special studies nr;d zi;ne
changes.
Trchnical supPort in CEQA%EPA litigation matters.
CEQA and Land Use Counsel.
,Member, ‘CEQA Steering Committee of Assemblywoman Coris Allen.
Expert witness, CEQA, general planning, and coastal planning
matters,
Ms. Culbertsorlhas had extensive experience in project management and planning activities in a
variety ofjurisdictions since 1973. These projects included all phases of planning approvals, from
general plan amendments to subdivisions. Her ability to effectively coordinate client objectives,
consultant team response to deadlines is a specific attribute in the successful completion of her
projects.
Ms. Culbertson brings a special background to the planning process through her knowledge of
Planning and Zoning law, the California Environmental Quality Act (CEQA), and the National
Environmental Policy Act (N-EPA). As the author of over 300 environmental documents, Ms.
Culbertson is a recognized expert in these areas, often being called upon by legislators, state agencies,
local agencies, and attorneys to provide interpretation and expertise. Ms. Culbertson has prepared
statutory and regulatory amendments to CEQA and its Guidelines on a regular basis since 1977, and
has worked extensively on major liti gation matters pertaining to CEQA and NEPA ccmpliance. Ms.
Culbertson’s richbackground and acute awareness in this field is the foundation for environmental
documents :l,vhose integrity and compliance with applicable regulation is above reproach.
Ms. Cuibertson has participated in the preparation of major Feature Plans and Area Plans, and also
organized and managed general pl an amendments and community plan .studies for clients in the public
and private sectors.
A more detailed resume is available on request.
PHIZIP C.‘. MART’IN - -------_
!/ice .%.siden? of Envirom~ertial Wc~mrirt~~
Rwm~ A.!HWW~ UL u . ., ----_lp--y- _-
Xr. FV.2artin has vzorkcd professionally in the g:lvirc”:;cent~~.i c.>:~si~lfi,~lY fin3 _ . h .,.d for bd: the p~l!lic and
private sectors since 1973.
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----- --A --.---------- e---m-_-__
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b&cation Kznsas State University - Bachc!or of Science-Life Science
~3ni\~@i$i~~ ~:r”Ca!il’or::i~:-Ir~~~e - &$ifi<a(;!: in!,Jjban~T)i~r;;~jng
‘Univr;fsity of Cshfotia-?kvke - Enroifcd in fi&t Const;~;t& &
%eveIopment Certi%ate Program
.Wversity cf CeIiforfik-irvke - Enroi!ed in Erwironmenta! Site Assessment
and Remedktion Certificate Program
-es .-----.__-._ ._._ .----- -_-.-.--_-_-___ .--..--._- - --s--v
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Experience 1?94- 1993 %I M-al-tin $2 Associates
khwxr
1390- 1994 Stevenstin, Pot to & Pierce, Jnc.
Project Administrator
1933 - 1990 johnson ~onstru&rr, inc.
Sctior koject Manager
1935 - 19sa f:rd Estate Sales
1973 -. 1935 Uh.sysi.enis, Inc.
Senior Project Manager
---- --.-.--- -- --
Expertise
Expertise includes the preparation of envi:onmentrJ impact reports for comphance with the
California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA)
for both the public and private sectors for a wide variety of projects,
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PHILIP C. MARTIN Resume Abstract -.-m-----m----
Trincipie responsibilities include the prepara!ion of en-,4ronmental documents from the beginning of
project conception through project entitlen!ents Mr. ‘biar;in also assists clie:r:ts with obtaining needed
entitlements from various federaland state jurisdictions including permits from U.S. Fish and Wildlife
Service, California Fish and Game, Army CGrps o fEngineers and Regiona! Water Quality Control
Board. Mr. Martin also has extensive experience preparing environmental documents for
redevelopment plan adoptions, amendments, and !nergess, as well as redevelopment projects.
Professional
Affiliations Associatjon ofEnvironmen!al Professioirals
Lisi of‘ Clients Arena Corporate Center-City of Anaheim
-,-j
3 :$..a Vigilantes Baseba!l Team Stadium at Saddleback College -
City of Mission Viejo
The Lakes Condominium Project - City of Costa Mesa
Home Place Shopping Center - City of Santa Ana
Sheraton Hotel - City of Santa Ana
Mission Viejo Redevelopment Agency - Redevelopment
Plan Adoption
Santa Ana Redevelopment Agency - South Main Street
Redevelopment Plan Amendment
Garden Grove Redevelopment Agency - Redevelopment Plan
Merger
La Quinta Redevelopment Agency - Redevelopment Plan
Amendment
San Marcos Redevelopment Agency - Redevelopment Plan
Amendment
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PHILIP C. MARTIN Resume Abstract
City of Santa An a Fashion Square (Main Place) - Redevelopment
Project
Burbank Redevelopment Agency - Extension of the Use
of Eminent Domain
Delta Cove Residential Project - City of Antioch -
Hazardous Waste Development Project
Delta Dunes Residential Project - City of Antioch -
Hazardous Waste Development Project
Santa Margarita Water District-Mitigated Negative
Declaration - Construction of Two 10 Million Gallon
Water Tanks
City of Ranch0 Palos Verdes - Mitigated Negative
Declaration - Expansion of the Point Vicente
Interpretive Center
City of Colton - Mitigated Negative Declaration -
Wastewater Treatment Plant Expansion
City of Santa Ana - Shell Car Wash, Gas Station,
Convenience Store - Project Approval including General
Plan Amendment, Zone Change, Conditional Use Permit
Conducting due diligence for a senior citizen housing
developer for eight (8) projects located throughout
southern California
33
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DIANE L. BATHGATE, AICF
Senior Planner
Resume Abstract
h4s. Bathgate has worked professionally in the field of planning since 1987.
Education University of California, Santa Barbara
B.A., Environmental Studies and Psychology
California State University, Long Beach
Maste-rs in Public Administration (currently enrolled) 4.0 GPA
University of California, Ix-vine (Extension)
Course work in planning law, environmental design, and architecture
Experience 1995 - present Culbertson, Adams & Associates, Inc.
Senior Planner
1989 - 1995 City of Irvine
Performed a wide range of duties in the Advance
Planning and Current Planning Divisions
1987 - 1989 City of San Juan Capistrano
Assistant Planner - Current Development
Expertise l Development and Design Review Processes
. Intergovernmental Relations
. Preparation of CEQA compliance documentation
l Development Monitoring and Reporting Programs
. Excellent written and verbal skills
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? DIANE L. BATHGATE, AICP Resume Abstract
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Professional
Affiliations
American Institute of Certified Planners
American Planning Association
Association of Environmental Professionals
In her six years at the City of Irvine Community Development Department, Ms. Bathgate was
assigned various tasks with increasing levels of responsibility. These positions included: Assistant
Planner - Commercial/Industrial Section; Associate Planner - Advance Planning; and finally Senior
‘Planner - Advance Planning:- Major projects which Ms. Bathgate managed include two municipal
annexations (900 acres); Development Agreement between the University of.California, h-vine, and
the City; and San Joaquin Marsh Enhancement Plan and EIR. In addition, Ms. Bathgate managed
the City Development Monitoring Program and developed the first annual reporting documentwhich
provided status and recommendations on General P!an programs. Within the Commercial/Industrial
Section, Ms. Bathgate reviewed comn~ercial, retail, and industrial development applications, prepared
environmental analysis, and provided updates of various planning and development code sections.
As an Assistant Planner at the City of San Juan Capistrano, Ms. Bathgate managed development
projects including zone changes, tentative maps, zone variances, conditional use permits, and
architectural reviews with associated environmental documentation. She prepared numerous written
and oral reports to City Council and various commissions.
Ms. Bathgate presently serves as a member of the City of San Juan Capistrano Planning Commission,
and has since 1990. In the capacities of Chairman and Vice Chairman, Ms. Bathgate conducted many
public meetings and hearings. Ms. Bathgate also serves as a representative to the Design Review
Committee.
i -2 ..Through her varied work experiences, Ms. Bathgate has honed the ability to resolve issues
cooperatively and diplomatically with property owners, developers, agencies, citizens, homeowners
associations, and city staff.
I v ,‘. ,,‘. ** ,::: & a__ - A
CHHSTOPHER J. HARRISON
Assistant Planner
Resume Abstract *--
Mr. Harrison has been involved in public sector planning since -1994, and has worked as a
professional planner in the private sector since 1997.
Fducation California State Polytechnic Universi;yt Pomona
B.S., Urban and Regional Planning, 1996
f&c?crience 1997 - present Culbertson, .Adams & Associates,. Inc.
Assistant Planner
1994 - 1996 Individual projects for the Cities of Los
Angeles, Ontario, and Baldwin Park
July, 1994 City of Huntington Beach
Planning Department (Intern)
Ekpertise l Planning and entitlement processing . Preparation of documents pursuant to the
California Environmental Quality Act
PI
3 . Zoning and Specific Plan Regulations
. Costal Development Permit Processing
Mr. ,Harrison’s public sector work includes “Operation Ciean Sweep Alley Project” for the City of
Los Angeles, Redevelopment of the Holt Boulevard Transportation Corridor in the City of Ontario,
‘and the preparation of a “Downtown Specific Plan” for the City of Baldwin Park.
As a professional he has assisted in the preparation and processing of area plans, site plans, specific
plans, coastal development permits, tentative tract and parcel maps, and substantial compliance
exhibits. Other projects Mr. Harrison is responsible for include affordable housing programs (for the
Aliso Viejo and Coto de Caza planned communities), population and housing reports, land use
surveys, photo surveys, CEQA documentation, bond exonerations, fuel modification exhibits and
other documents pursuant to the Uniform Fire Code, and many other projects. Mr. Harrison has
quickly established himself at CAA as a talented and versatile planner.
36
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APPENDIX B
“I .b , i REFERENCES
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1. Ms. Susan Evans
Assistant Community Development Director
City of Burbank
275 East Olive Avenue
Burbank, CA 91510-6459
(818) 238-5180
2. Ms. Maya DeRosa
City of Santa Ana
P.O. Box 1988 M20
Santa Ana, CA 92702
(7 14) 667-2792
3. Mr. Clinton Sherrod
Planning Director
City of Mission Viejo
25909 Pala, Suite 150
Mission Viejo, CA 92691
(949) 470-3000
4. Mr. Paul Desrochers
Community Development Director
City of National City
140 E. 12th Street
Suite B
National City, CA 91950-33 12
(619) 336-4254
5. Mr. Jerry Herman
Community Development Director
City of La Quinta
P.O. Box 1504
La Quinta, CA 92253
(6 19) 777-7000
37
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APPENDIX C
SCHEDUL,E OF FEES
‘1 j --l 1 UT I I I 5 i,
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CULBERTSON, ADAMS &ASSOCIATES
PLANNING CONSULTANTS
GENERAL PROVISIONS AND
SCHEDULE OF FEES FOR PROFESSIONAL SERVICES
Standard Billing Rates Effective January 1, 1999
Billing rates are subject to revision effective January 1 of each year
Classification Hourlv Rates
Partner $190.00
Firm Principal 150.00
Principal Planner 135.00
Senior Planner 100.00
Project Manager 90.00
Engineering Coordinator 80.00
Graphics Technician 60.00
Associate Planner 50.00
Assistant Planner 45.00
Clerical 35.00
GENERAL CONDITIONS
1.
2.
3.
4.
Reimbursable expenses (travel accommodations including rental vehicles and
regularly scheduled commercial airline flights, food and lodging, blueprinting and
reproduction, delivery/courier, supplies, extensive mailing postage, etc.) are billed at
cost plus. 10% and are in addition to the estimated fee for the project.
Automobile mileage outside Orange County will be billed at $0.31 per mile.
Hourly rates apply to work time as well as travel time and waiting time which occur
at public hearings, depositions or court testimony.
Statements will be submitted monthly for work in progress or upon completion of
work. Statements are payable upon receipt. Any statement unpaid after thirty (30)
days shall be subject to the maximum monthly interest charge provided by law on
amounts thirty (30) days past due. If Client fails to pay Consultant within sixty (60)
days after invoice is rendered, client agrees Consultant shall have the right to
consider such default in payment a material breach of the entire agreement, and,
upon written notice, the duties, obligations, and responsibilities of Consultant under
this agreement are terminated.
(Continued next page)
85 Argonaut, Suite 220, Aliso Viejo, California 92656-4105 l (949) 581-2888 l Fax (949) 581-3599
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GENERAL PROVISIONS AND
SCHEDULE OF FEES FOR PROFESSIONAL SERVICES
(Continued)
5. Client hereby agrees that the balance in a billing statement is correct and binding
unless the Client notifies the Consultant in writing within ten (10) days of the date
of billing and informs consultant of alleged incorrect item; provided however, the
foregoing shall apply only to the description of work performed as set forth in the
billing statement and if after such ten (10) day period Client discovers a
mathematical error in the billing statement, Client shall not be bound by the
erroneous balance which Consultant hereby agrees to correct.
6. Consultant makes no warranty as to his findings, except that the work is performed
using generally accepted methods.
7. Consultant makes no warranty that the project will be approved by any governmental
agency, nor endorsed by any citizens group.
8. The Client agrees to limit the Consultant’s liability to the Client and to all
Contractors and Subcontractors on the project due to Consultant’s material, willful
and grossly negligent acts, errors, or omissions, to the sum of $50,000 or to the
Consultant’s fee, whichever is less.
9. In the event either party commences legal action to enforce this Agreement of the
General Conditions, the prevailing party shall be entitled to recover its reasonable
attorney’s fees and costs incurred in the action, in addition to all other relief to which
the prevailing party is entitled.
10. In the event of a mid-phase contract suspension, billings will be prorated to reflect
tasks in progress, except where a task was completed early, in which case it will be
billed as if the task were complete.
11. Client agrees and concurs that Consultant is obligated to only Client to perform
and/or receive direction or instructions on the project, and that Consultant is not
obligated to perform and/or take direction or instructions from Client’s other
Consultants or Sub-consultants without prior written notification and concurrence by Consultant.
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- EXHIBIT 3
Keeton Kreitzer Consulting
17910 Sky Park Circle, Suite 108
Irvine, CA 92614
March lo,1999
Ms. Debbie Fountain
Housing and Redevelopment Director
Carlsbad Redevelopment Agency
City of Carlsbad
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008-2389
SUBJECT: Carlsbad Redevelopment Project Area II/Redevelopment Plan
Dear Ms. Fountain:
I am pleased to present you with this proposal for environmental consulting services, specifically
to prepare a Draft Program Environmental Impact Report (EIR) for Redevelopment Project Area
II currently being contemplated by the Carlsbad Redevelopment Agency. As you will see, I have
provided you with a comprehensive scope of work that encompasses all aspects of the work
program necessary to complete the-environmental review process. The nine tasks identified in the
work program/scope of work address project management, environmental analysis, coordination
with the public and responsible agencies, and public hearings.
I have also identified the potential need for preparing one or more technical studies (e.g., traffic
and circulation, noise, air quality, biological resources, and/or cultural/scientific resources);
however, until the redevelopment project area is delineated by the redevelopment consultant and
Agency, it is difficult to provide you with specific scopes of work for those studies. Therefore, I
have included budget ranges which will give you an idea of additional costs, should it be necessary
to undertake one or more of these studies. As I have indicated, a refined scope of work and budget
can be prepared once the project has been clearly defined.
Please note that KKC (Environmental Perspectives prior to 1997) has been responsible for
preparing environmental clearance documents for approximately 20 redevelopment projects
and/or amendments to redevelopment projects for redevelopment agencies in Riverside, San
Bernardino, Orange, and Los Angeles Counties. Several of these EIRs and environmental
documents were prepared for redevelopment plans prepared by RSG, Inc., the City’s
redevelopment consultant We are currently preparing a Draft EIR for which RSG, Inc. is preparing
the Amended Redevelopment Plan and Project Area in the City of Bell Gardens. I believe we can
provide the environmental consulting service necessary to support the Carlsbad Redevelopment
Agency and RSG, Inc., during the preparation and adoption of the proposed redevelopment project
plan and project area.
17910 S~J Park Circle, Suite 108 - hine, CA 92614 - (949) 756-2202 - Fax (949) 756-2207
Ms. Debbie Fountain, Director
Carlsbad Redevelopment Agency
March lo,1999
Page Two
Thank you for the opportunity to provide the enclosed proposal for environmental consulting
service to the City of Carlsbad Redevelopment Agency. I am looking forward to hearing from you
and, if necessary, meeting with you and representatives of the City to discuss the proposed project
and scope of work presented in my proposal.
If you have any questions as you review the proposal, please don’t hesitate to call me.
Very sincerely,
KEETON KREITZER CONSULTING i
Principal
KKKxjr
Enclosure
17910 Sky Park Circle, Suite 108 - Imine, CA 92624 - (949) 756-2202 - Fax (949) 756-2207
Proposal for the
Preparation of a Draft
Program Environmental Impact Report
Redevelopment Project Area II
Redevelopment Plan
Carlsbad, CA
Submitted to:
Carlsbad Redevelopment Agency
2965 Roosevelt Street, Suite B Carlsbad, CA 92008
ATTN: Debbie Fountain, Housing and Redevelopment Director
Submitted by:
Keeton Kreitzer Consulting 17910 Sky Park Circle
Suite 108
h-vine, CA 92614
March 10, 1999
I.
II.
HI.
IV.
V.
VI.
VII.
VIII.
IX.
X.
Proposal for the
Preparation of a Draft Program EIR
Redevelopment Project Area II/Redevelopment Plan
Table of Contents
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A. Approach ................................................ 1
B. Understanding of the Project ................................... 2
SCOPEOFSERVlCES.............................................3
A.
B.
C.
D.
E.
F.
G.
H.
I.
Task One . Project Management ................................. 3
Task Two . Initial Study/Notice of Preparation ....................... 3
Task Three . Sub-Consultant Studies .............................. 4
Task Four . Screencheck PEIR ................................... 4
Task Five . Draft Project PEIR .................................. 12
Task Six . Response to Public Comments .......................... 12
TaskSeven- FinalPElR ...................................... 13
Task Eight . Mitigation Monitoring and Reporting Program .............. 13
Task Nine . Public Hearings ................................... 13
PROJECT SCHEDULE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . 14
ESTIMATEDBUDGET . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
PROJECT MANAGEMENT AND PERSONNEL .......................... 17
STATEMENT’OF QUALIFICATIONS ................................ 18
RESPONSIBILITY OF THE CARLSBAD REDEVELOPMENT AGENCY . . . . . . . . . . 20
FIRM LOCATION/TAX INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
INSURANCE.................................................. 22
STATEMENT OF OFFER/TERMS OF AGREEMENT . . . . . . . . . . . . . . . . . . . . . . 23
PROPOSAL FOR THE PREPARATION
OF A DRAFT
PROGRAM ENVIRONMENTAL IMPACT REPORT
REDEVELOPMENT PROJECT AREA II/REDEVELOPMENT PLAN
CARLSBAD, CA
I. INTRODUCTION
A. APPROACH
Keeton Kreitzer Consulting (KKC) regards the environmental review process as a critical one because
if a project is ever going to be challenged, it will be done so first through the environmental review
process. Due to the nature of the proposed project and the potential for significant effects upon the
existing environment wherein the project is located, it is important that an environmental impact report
(EIR) be prepared that adequately and thoroughly addresses the issues that may be identified by the
City of Carlsbad at such time as the initial study is prepared for Redevelopment Project Area II that
will be identified by the redevelopment consultant for consideration by the Carlsbad Redevelopment
Agency.
In accordance with Section 15 168 of the California Environmental Quality Act (CEQA) Guidelines,
a “program” EIR will be prepared by KKC that will analyze the adoption of the redevelopment project
area and redevelopment plan accordingly to ensure that each of the significant issues that may be
identified in the initial study when it is prepared are thoroughly and adequately addressed. The
analysis included in the program EIR will address potential impacts associated with the “program” (i.e.,
Redevelopment Plan/General Plan) and, to the extent more detailed information is available, “project”
level impacts associated with implementation of specific projects (e.g., roadway improvements, sewer
mains, water facilities, etc.), if proposed for implementation, will also be analyzed in the document.
Where necessary, appropriate mitigation measures shall be recommended to reduce potential impacts
to a less than significant level. In this way, the “program” EIR can be used as the basis in conducting
subsequent initial studies for determining whether a later activity (e.g., site plan) may have any
potentially significant effects or whether the program EIR adequately describes and analyzes the
subsequent activity for the purposes of CEQA. Specifically, the “program” EIR will facilitate the
environmental review process for future projects pursuant to the adoption of the Redevelopment
Project Area and Redevelopment Plan.
As presented in the scope of work that follows, we have presented a step-by-step approach to respond
to the mandated environmental review process. Coordination with both City Redevelopment Agency
and Planning Department staff, Redevelopment Consultant, and technical consultants is also a
significant element of the scope of work proposed by KKC. Finally, KKC also recognizes the need to
meet with the City and the community as an integral component of the environmental review process
to provide necessary support to the Carlsbad Redevelopment Agency when describing the need for,
as well as the nature and extent of, the environmental analysis to be undertaken. Other important
components of the scope of work may include the preparation of several technical studies, preparation
of the environmental analysis, attendance at public hearings, and completion of the required findings
and other related documents to support the environmental analysis.
1
B. UNDERSTANDING OF THE PROJECT
The scope of work presented in this proposal represents our understanding of the proposed project
as described in the Request for Proposal (RFP) dated February 22, 1999. It is important to note that
although a general geographic area/properties have been initially identified for inclusion into
Redevelopment Project Area II, the boundaries of the “contemplated” Redevelopment Project Area
II have not yet been identified. Any potential redevelopment project area proposed for adoption by
the City’s Redevelopment Agency may include all or a portion of the survey area. For this reason,
the scope of work and estimated budget to undertaken the environmental analysis for the adoption of
a redevelopment project area is necessarily general. Several technical studies are identified in the scope
of work that may be required; a range of costs for such studies, if determined necessary when the
redevelopment project area and plan are defined, has also been included to provide a frame of
reference for the nature and extent of the analysis that may be required. Once the survey area is
defined and the specific Redevelopment Project Area II boundaries are established, a refined scope and
budget can be developed that addresses the environmental review process.
2
II. SCOPE OF SERVICES
As indicated above, the scope of services for the Draft Program Environmental Impact Report (Draft
PEIR) comprises several discrete steps that implement both the State and City of Carlsbad CEQA
guidelines. The major objective to be achieved is the certification of the Draft PEIR that will require
the implementation of several tasks to be undertaken that include, but not limited to, the following:
(1) project management and coordination; (2) review of technical studies prepared by the applicant’s
consultant team; (3) preparation of additional technical studies; (4) preparation of the Draft PEIR; (5)
PEIR processing and public participation; (6) preparation of the Final PEIR; and (7) preparation of the
legal documents that support the Final EIR, including the Mitigation Monitoring Program, Findings of
Fact, and Statement of Overriding Consideration, if necessary. Each work task to be undertaken is
identified and described below.
Task One - Proiect Management
Project management will be an integral part of the planning process. As a result, this task will involve
management and coordination of all work to be undertaken to prepare the Draft PEIR. In order to
ensure that work associated with the preparation of the Draft EIR is progressing in accordance with the
schedule, meetings as determined necessary will be conducted that include representatives of the EIR
consultant, Carlsbad Redevelopment Agency staff, RSG, Inc. (i.e., the redevelopment consultant),
and/or other agencies having an interest in the proposed project. Specifically, this task will
accommodate up to ten (10) such meetings, including one ( 1) scoping meeting, if determined to be
necessary by the Carlsbad Redevelopment Agency acting as “lead agency”. If it is determined that
a scoping meeting is necessary, it will be conducted during the Notice of Preparation (NOP) public
comment period.
In summary, this task will include:
. Management and supervision of the EIR consultant team;
. Coordination of the proposed project and environmental document with the City of
Carlsbad staff to ensure that City policy is incorporated into the Draft PEIR;
. Consultation with the City of Carlsbad Redevelopment and Planning staffs and other
responsible agencies as determined necessary; and
. Attendance at up to ten (10) meetings with City staff and the consultant team,
including a scoping meeting, as identified above.
Task Two - Preparation of the Initial Study/Notice of Preparation
KKC will prepare an initial study utilizing the environmental assessment form prescribed by the City
of Carlsbad. If the environmental assessment form has not been updated, KKC will utilize form
recommended in the 1998 CEQA Guidelines revisions.
The purpose of the initial study is twofold: (1) to identify those issues that will be the subject of the
analysis contained in the Draft EIR; and (2) to eliminate from further analysis those environmental
issues, if any, where it can be shown that potential impacts resulting from project implementation will
3
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be less than significant. The information included in the initial study will be based on the existing data
base as well as technical studies, if any, prepared either for the proposed project or those that may
contain information that relates to the proposed redevelopment project area. Where applicable, the
analysis will quantify potential impacts and determine their significance. Where potentially significant
impacts are identified, based on appropriate significance criteria established by or acceptable to the
City of Carlsbad, the issues will be further evaluated in the Draft EIR.
Once the initial study is completed and the environmental determination made, a Notice of
Preparation will be prepared by KKC. The NOP, together with the initial study, will be distributed
via certified mail (return receipt) to all recipients included on a master distribution list compiled by
the Carlsbad Planning Department, Redevelopment Agency and RSC, the redevelopment consultant.
The recipients will include all responsible and trustee agencies, including affected taxing agencies, as
well as interested organizations and individuals as determined by the City of Carlsbad.
Task Three - Sub-Consultant Studies
Although Redevelopment Project Area II has not yet been identified and the nature and extent of
potential impacts identified, several technical studies may be required to support the environmental
analysis contained in the Draft PEIR. Specifically, these technical studies may include: (1) traffic
analysis; (2) acoustical study; (3) air quality assessment; (4) biological assessment; and (5)
cultural/scientific resource survey.
Traffic Analysis
Acoustical Analysis
Air Quality Assessment
Biological Resources Assessment
Cultural/Scientific Resources Assessment
Task Four - Screencheck Program EIR
The most significant task to be undertaken as part of the proposed work program is that of preparing
the Draft PEIR. A Screencheck PEIR will be the precursor to the Draft document and will be
submitted to the City for review and comment prior to the preparation of the Draft PEIR. This work
effort will encompass both primary and secondary research to establish the ambient environmental
conditions, understand in detail the environmental impacts associated with the proposed project,
evaluate proposed mitigation measures and/or recommend additional mitigation measures to eliminate
or reduce environmental impacts to an acceptable level.
The scope of the Draft PEIR will be determined by the information presented in the initial study to be
conducted by KKC in Task Two. In order to anticipate a “maximum” budget, the scope of the Draft
PEIR reflects a full range of issues. Therefore, a complete Draft PEIR outline is presented below,
followed by a brief discussion of the information that will be included in each section of the document.
As indicated previously, however, should the analysis conducted in Task Two (initial study) conclude
that potential project-related impacts to one or more of the issues identified below be less than
significant, the scope and budget can be refined and revised.
4
Draft Program EIR
Table of Contents
Redevelopment Project Area II/Redevelopment Plan
Carlsbad Redevelopment Agency
Carlsbad, CA
CHAPTER 1 .O - EXECUTIVE SUMMARY
1.1 Description of the Proposed Project
1.1.1 Project Location
1.1.2 Project Description
1.1.3 Project Phasing
1.1.4 Project Objectives
1.2
1.3
1.4
1.5
Alternatives
1.2.1 Summary of Alternatives
1.2.2 Environmental Superior Alternative
Areas of Controversy
Issues to be Resolved
Impact Summary Table
CHAPTER 2.0 - INTRODUCTION
2.1 Purpose of the Draft EIR
2.1.1 Authority
2.1.2 Incorporation by Reference
2.1.3 Intended Uses of the Draft EIR
2.1.4 Related Approvals
2.1.5 Agencies Having Jurisdiction
2.1.6 Availability of the Draft EIR
2.2
2.3
Methodology
2.2.1 Existing Environmental Setting
2.2.2 Significance Criteria
2.2.3 Project Design Features/Standard Conditions
2.2.4 Environmental Impact Analysis
2.2.5 Mitigation Measures
2.2.6 Level of Significance After Mitigation
Definitions
CHAPTER 3.0 - PROJECT DESCRIPTION
3.1 Project Location
3.2 Definition of the Project Site
3.3 Environmental Setting
3.4 History and Evolution of the Proposed Project
3.5 Project Description
3.6 Project Phasing
3.7 Project Objectives
CHAPTER 4.0 - ENVIRONMENTAL ANALYSIS
4.1 Topography/Soils and Geology
4.2 Biological Resources
4.3 Cultural/Scientific Resources
4.4 Drainage/Hydrology
4.5 Hazards
4.6 Traffic and Circulation
4.7 Noise
4.8 Air Quality
4.9 Land Use/Relevant Planning
4.10 Population and Housing
4.1 1 Aesthetics
4.12 Mineral Resources
4.13 Public Services and Facilities
4.13.1 Police Protection
4.13.2 Fire Protection
4.13.3 School Facilities and Service
4.13.4 Library Facilities
4.13.5 Recreation Facilities and Service
6
4.14 Utilities
4.14.1 Water Facilities and Service
4.14.2 Sewer Facilities and Service
4.14.3 Solid Waste Facilities and Service
CHAPTER 5.0 - CUMULATIVE IMPACTS
5.1 Description of Cumulative Projects
5.2 Cumulative Impacts Analysis
5.2.1 Soils and Geology
5.2.2 Biological Resources
5.2.3 Cultural/Scientific Resources
5.2.4 Drainage/Hydrology
5.2.5 Hazards
5.2.6 Traffic and Circulation
5.2.7 Noise
5.2.8 Air Quality
5.2.9 Land Use/Relevant Planning
5.2.10 Population and Housing
5.2.11 Aesthetics
5.2.12 Mineral Resources
5.2.13 Public Services and Facilities
52.14 Utilities
CHAPTER 6.0 - ALTERNATIVES TO THE PROPOSED PROJECT
6.1
6.2
6.3
6.4
Introduction
6.1.1 Purpose and Scope
6.1.2 Criteria of Alternatives
6.1.3 Identification of Alternatives
Analysis of Alternatives
6.2.1 No Project Alternative
6.2.2 Alternative Redevelopment Project Area (if appropriate)
6.2.3 Alternative to be Determined
6.2.4 Alternative to be Determined
6.2.5 Alternative to be Determined
Summary of Alternatives
Identification of Environmentally Superior Alternative
CHAPTER 7.0 - SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES WHICH
WOULD BE INVOLVED IN THE PROPOSED ACTION SHOULD IT BE
IMPLEMENTED
CHAPTER 8.0 - GROWTH-INDUCING IMPACTS
CHAPTER 9.0 - INVENTORY OF MITIGATION MEASURES
CHAPTER 10.0 - INVENTORY OF UNAVOIDABLE SIGNIFICANT ADVERSE IMPACTS
CHAPTER 11 .O - ORGANIZATIONS AND PERSONS CONSULTED
CHAPTER 12.0 - BIBLIOGRAPHY
TECHNICAL APPENDIX
A.
B.
C,
D.
E.
F.
G.
H.
Notice of Preparation/Initial Study
Correspondence
Biological Assessment*
Cultural Resources Assessment*
Paleontological Resources Assessment*
Traffic Analysis*
Acoustical Analysis*
Air Quality Analysis*
*If required, based on refined scope of work.
A summary of the information and analyses to be included in each of the sections identified in the
preceding table of contents is presented below.
1 .o Executive Summary
A summary of the project location, description and objectives will be presented in this section as well
as a summary of the potential impacts, mitigation measures, and unavoidable environmental
consequences, presented in a matrix or table format. This section will also include a brief description
of each alternative (including identification of the “environmentally superior” alternative), a list of
potential areas of controversy, and issues to be resolved as required by the State CEQA Guidelines.
2.0 Introduction
This introductory section will identify the purpose and scope of the Draft PEIR, the contents of the
document, the authority by which it has been required, the agencies having jurisdiction over the
project, and the intended uses of the document (i.e., subsequent discretionary and/or permit
approvals).
3.0 Project Description
A complete description of the project, including its history and evolution, location, parameters,
phasing (if available), and all actions necessary to implement the proposed project will be presented
8
in this section. The description will include a narrative component and statistical tables as necessary
and appropriate to adequately describe the nature, scope and intensity of the project. This section will
also include a brief presentation of background information necessary to provide a context for the
proposed redevelopment project.
4.0 Environmental Analysis
The purpose of this chapter of the Draft PEIR is to describe the existing environmental conditions on
the subject property and in the environs and to identify the potential impacts or consequences that
may result from implementation of the proposed project. This section will contain the environmental
analysis for each issue which has been determined to be the subject of the Draft PEIR. As previously
indicated, the nature and extent of the analysis and documentation for each issue will be identified in
the initial study undertaken in Task Two. In addition, comments received during a scoping meeting,
if determined necessary by City and/or Agency staff, and NOP comments received during the public
comment period must also be addressed in the Draft PEIR, if not already identified in the initial study.
In some cases, the discussion included in the environmental analysis will be a summary of a technical
study prepared by a member of the EIR consultant’s team. In each case where a technical study will
be the basis for the environmental analysis contained in the EIR, the technical report will be condensed
to present the existing environmental conditions, provide an assessment of the potential project-related
impacts, and identify/recommend appropriate mitigation measures to ensure that the environmental
consequences are eliminated or reduced to a less than significant level, if feasible.
The nature and extent of the analysis that will be conducted for each of the issues identified in the
table of contents is presented in the initial study. In addition, information presented at the public
scoping meeting, if determined necessary, could also result in the need to address concerns that were
not previously identified during the preparation of the initial study. Finally, the environmental analysis
will also address all of the specific concerns and issues identified in comments received not only from
“responsible” and/or other public agencies but also those issues and concerns expressed in other
comments received from the public during the NOP comment period.
It should be noted that a standard format will be employed to analyze each issue identified in this
proposal thoroughly. This format is presented below with a brief discussion of the information
included within each topic.
. Existing Environmental Setting
This introductory section describes the existing environmental conditions related to each issue
analyzed in the Draft PEIR. In accordance with the State CEQA Guidelines, both the local and
regional settings are discussed as they exist prior to implementation of the proposed project.
This documentation will serve as the baseline upon which the project-related impacts will be
evaluated.
. Significance Criteria
Specific criteria will be identified and presented in this section of the Draft PEIR upon which
the significance of the project-related potential impacts are determined. The significance
criteria which are the basis of the environmental analysis contained in the Draft PEIR will be
derived from the significant effects presented in the State CEQA Guidelines, adopted local
9
53
(i.e., City of Carlsbad, County of San Diego, etc.), State and/or federal policies and programs
that may apply; and other commonly accepted technical and non-technical standards
determined to be appropriate by the lead agency (i.e., City of Carisbad).
. Environmental impact Analysis
The environmental analysis for each issue which has been determined to be the subject of the
Draft PEIR is contained in this section of the document. The extent of the analysis and
documentation for each issue will be documented in the initial study. In some cases, the
discussion will be a summary of a technical study prepared by the EIR consultant’s project
team. In such case, the technical report will be condensed to present the existing
environmental conditions, provide an assessment of the potential project-related impacts, and
identify/recommend appropriate mitigation measures to ensure that the environmental
consequences are eliminated or reduced to a less than significant level, if feasible. All project-
related impacts, including those associated with all phases of the proposed project, will be
clearly and adequately analyzed in accordance with the State CEQA Guidelines. It should be
noted that any previous land use studies and/or other technical documentation prepared
by/for the City of Carlsbad and/or Carlsbad Redevelopment Agency will be utilized to the
extent it is applicable to the proposed project.
The land uses prescribed in the redevelopment plan must be consistent with those reflected in
the adopted General Plan. Therefore, to the extent that the Carlsbad General Plan and
General Plan EIR have current and relevant information and analysis, those documents will be
utilized to evaluate the proposed redevelopment plan and project area. Other technical
documents prepared not only for the Carlsbad General Plan but also for other projects within
or in the vicinity of the proposed redevelopment project area boundaries will also be used as
reference documents in the environmental analysis.
. Mitigation Measures
Where a potential significant environmental effect has been identified based on the criteria
identified in analysis and that impact cannot be avoided, mitigation measures will be identified
and included in this section of the document which ‘I... minimize significant adverse impacts . . .
for each significant environmental effect identified in the EIR”, as prescribed in the State CEQA
Guidelines.
. Level of Significance after Mitigation
Unavoidable significant adverse impacts are those effects that either cannot be mitigated or
they remain significant even after mitigation is incorporated into the proposed project. These
significant effects will be identified in this section of the Draft PEIR. Prior to approval of the
proposed project, the Carlsbad City Council and Redevelopment Agency will be required to
adopt a Statement of Overriding Considerations that identifies and describes the public
benefit(s) associated with project implementation that offset the significant impacts.
5.0 Cumulative Impacts
This section of the Draft PEIR will focus on other projects that are proposed or approved in the project
environs that would create demands on servicing agencies and affect the ability of those agencies to
10
continue to provide an adequate level of service. The City of Carlsbad will identify any projects that
have been proposed or are approved in the vicinity of the proposed project within its jurisdiction. In
addition, KKC will query adjacent jurisdictions in an effort to identify additional projects in the vicinity
of the subject property, also based on the City’s criteria. These cumulative projects will be evaluated
with the proposed project to determine project-related cumulative impacts. Where possible, impacts
included in the cumulative analysis will be quantified, including those related to traffic, noise, and air
quality. This section of the Draft PEIR will also provide a discussion of these cumulative projects and
their potential impacts on the several issues analyzed in Chapter 4.0 of the document.
6.0 Alternatives to the Proposed Project
Chapter 6.0 will provide a qualitative impact analysis of the alternatives identified by the City of
Carlsbad. The type and number of alternatives to be analyzed in this Chapter of the Draft PEIR will
be determined through discussions with the both Planning Department and Agency staff. The
alternatives that will be identified and included for analysis will be those that are determined to be
feasible and are capable of achieving (some of) the goals of the Carlsbad Redevelopment Agency. It
will be necessary to evaluate the “No Project” Alternative (i.e., no redevelopment project area),
among others.
7.0 Significant Irretrievable Environmental Changes Which Would Be Involved in the Proposed
Action Should It Be Implemented
Those impacts which cannot be avoided, even with the implementation of mitigation measures, will
be identified and summarized from the discussions contained in Chapter 4.0.
8.0 Growth-Inducing Impacts
The manner in which the project could foster economic and/or population growth, either directly or
indirectly, in the surrounding area will be thoroughly discussed. The analysis presented in this section
will be particularly important given the potential significance of the proposed redevelopment plan that
would, if approved, allow for potentially significant urbanization. The implications of such an action
would affect not only the proposed redevelopment project area but also the remainder of the City as
a result of potential infrastructure extensions, etc., into the area to serve future development and/or
redevelopment within the proposed project area. Therefore, the analysis must necessarily consider the
more far-reaching effects associated with the extension of infrastructure. Specifically, these effects
could include future development within the City of Carisbad where none had previously been
anticipated. As a result, the characteristics of the project which may encourage and facilitate such
other development activities that could significantly affect the environment, either individually or
cumulatively, will also be discussed in this chapter and their potential effects identified.
9.0 Inventory of Mitigation Measures
This chapter of the document will include a comprehensive listing of the mitigation measures that will
be required as a result of project implementation. This listing of mitigation measures will be used to
create the mitigation monitoring and reporting program that will stipulate the timing and responsibility
for each mitigation measure.
11
55
10.0 Inventory of Unavoidable Significant Adverse Impacts
A comprehensive listing of the potential unavoidable adverse impacts (i.e., those that cannot be
mitigated to a less than significant level) that are anticipated as a result of project implementation will
be presented in this section of the Draft PEIR. In addition, cumulative impacts that are significant and
unavoidable will also be identified and listed.
11 .O Organizations and Persons Consulted
A comprehensive listing of each individual and the organization with which the individual is associated
will be included in this Chapter of the Draft PEIR to document the source of the information utilized
in the environmental analysis.
12.0 Bibliography
Each document used as a reference or source of information will also be identified and presented in
the Bibliography which will serve as a reference to those reviewing the Draft PEIR. In accordance with
current CEQA requirements, the location(s) where each of the bibliographic references are maintained
will be identified in this--chapter to facilitate the review should the reference materials be needed.
Upon completion of the Screencheck PEIR, the EIR consultant will print ten (10) copies of the
document and submit them to the Carlsbad Redevelopment Agency and City Planning Department
for review and comment.
Task Five - Draft Program EIR
All comments on the information and analysis contained in the Screen check PEIR made by
Redevelopment Agency and Planning Department staffs during their review will be forwarded to KKC
for incorporation into the Draft PEIR. It is anticipated that the City’s review will be completed within
a four-week period. The City will review the document to ensure that the information contained
within it is adequate and complete before the Draft PEIR is printed and distributed. A total of one
hundred (100) copies of the Draft PEIR will be printed once it is approved by the Redevelopment
Agency and/or City Planning Department staff. Once released by City staff, KKC will distribute the
Draft PEIR with the Notice of Completion (NOC) for a 45-day public review and comment period.
The document will be mailed via certified mail (return receipt) to the entities identified on the master
distribution list that also received the NOP.
Task Six - Response to Public Comments
At the end of the State-mandated 45-day public review period, all comments received by the City
from local, State and other responsible agencies and interested parties will be forwarded to the EIR
consultant. Each comment will be addressed as it relates to the adequacy of the Draft PEIR. An
appendix to the Draft PEIR will be prepared that includes a listing of each agency/individual
commenting on the Draft PEIR, the correspondence received from the commentator, and the
responses prepared for each comment. A total of one hundred (100) copies of the responses to
public comments appendix will be submitted to the Carlsbad Redevelopment Agency.
12
56
Task Seven - Final Program EIR
Once the Draft PEIR is certified, the Final PEIR will be prepared. That document will consist of the
response to comments appendix and all necessary testimony and minutes of the public hearings. If
necessary, the Final PEIR will include “redline/strikeout” revisions that reflect changes resulting from
comments received during the public review and comment period. A total of one hundred (100)
copies of the Final PEIR will be printed and submitted to the Carlsbad Redevelopment Agency.
Task EiPht - Mitigation Monitoring ProPram
KKC will prepare the Mitigation Monitoring and Reporting Program (MMRP) for the proposed
project. This document will be presented to the City of Carlsbad and will identify each mitigation
measure to be carried out if the project is implemented, the entity that will be responsible for
implementing the mitigation measure(s), and when each measure will be implemented. The MMRP
will be presented in to the City in a form that is acceptable to the City of Carlsbad. In addition, KKC
will be responsible for preparing the Findings of Fact, Statement of Overriding Considerations (if
determined necessary), Notice of Completion, Notice of Determination and De Minim! Findings.
Task Nine - Public Hearines
KKC will also attend all required public hearings, including those of the Carlsbad Planning Commission
and City Council/Redevelopment Agency. The estimated budget proposed for this task will
accommodate up to six (6) public hearings, including three (3) before the Planning Commission and
three (3) before the City Council/Redevelopment Agency. The Project Manager will attend each and
be responsible for making all presentations, if directed by City staff, and responding to questions raised
during the public hearings. Should additional hearings be required, they will be charged at the
approprlate hourly rate.
13
57
Ill. PROJECT SCHEDULE
The scope of services through Task Four (i.e., submittal of the Screencheck PEIR) presented in this
proposal can be accomplished in approximately 16 weeks. This schedule is presented below.
Project Schedule - Draft Program EIR
Redevelopment Project Area II
Carlsbad Redevelopment Agency
Carlsbad, CA
Schedule
1 Project Management As Required
2 Initial Study/Notice of Preparation 4 Weeks
3 Sub Consultant Studies 8 Weeks
4 Screencheck PEIR 16 Weeks (including 8
Weeks in Task 3)
5 Draft PEIR 2 Weeks
6 Response to Comments 4 Weeks
7 Final PEIR 4 Weeks
8 Mitigation Monitoring Program 4 Weeks
9 Public Hearings As Required
A detailed tentative project schedule reflecting meetings with staff, a scoping meeting, anticipated
completion of technical studies and reports, completion of the Screencheck and Draft PEIRs,
attendance at public hearings and preparation of the Final PEIR will be developed once the proposed
project area and redevelopment plan have been established.
14
58
IV. ESTIMATED BUDGET
The scope of services and work project described in Section II of this proposal will be undertaken and
completed for a fee of $98,780.00, not including printing and reproduction. This fee includes
project management, preparation of several technical studies, the environmental impact analysis
(including the Draft and Final PEIRs), and attendance at public hearings. In addition to the
professional fees identified above, a fee of $9,900.00 has been estimated to be necessary for printing
and reproduction. The total estimated budget, including printing and reproduction is $108,680.00.
Estimated Budget - Draft Program EIR
Redevelopment Project Area II
Carlsbad Redevelopment Agency
Carlsbad, CA
E&c
1
2
3
Project Management
Initial Study/Notice of Preparation
Sub-Consultant Studies
Traffic Analysis
Acoustical Analysis
Air Quality Assessment
Biological Resources Assessment
Cultural/Scientific Resources Assessment
Estimated Budget
$ 6,OOO.OO
$ 3,ooo.oo
TBD’
Screen check PEIR 25,OOO.OO
Draft PEIR 4,ooo.oo
Response to Comments 5,000.002
Final PEIR 2,500.OO
‘To Be Determined. The need and scope and budget for these technical studies will be
identified after the project area boundaries are defined. For budget planning purposes, costs
for the technical studies identified above may range as follows:
Traffic Analysis
Noise Analysis
Air Quality Analysis
Biological Assessment
Cultural Resources Assessment
$10,000.00 - !§25,000.00
$ 2,500.oo - $ 5,ooo.oo
$ 1,500.OO - $ 2,500.OO
$ 5,ooo.oo - $15,000.00
$ 5,ooo.oo - $15,000.00
*Estimated Budget. A revised budget will be prepared, if necessary, upon a thorough
review of all public comments received during the 45-day public review period.
15
Task Estimated Budpet
8 Mitigation Monitoring Program 2,500.OO
9 Public Hearings 2,500.OO
Sub-Total Professional Fees $ 50,500.OO
Printing and Reproduction $ 5,000.003
Screen check Draft PEIR ( 10 Copies)
Draft PEIR (100 Copies)
Response to Comments (100 Copies)
( 500.00)
( 4,000.00)
( 500.00)
Miscellaneous (Postage and Supplies)
Certified Mail for NOC and Draft PEIR
Supplies
$ 500.00
( 400.00)
( 100.00)
Sub-Total Printing and Miscellaneous $ 5,500.OO
TOTAL ESTIMATED BUDGET $ 56,OOO.OO
Although the estimated budget identifies the costs anticipated to prepare the Draft PEIR as stipulated
in the Request for Proposal, some of the fees are estimates only, including project management,
response to public comments, attendance at public hearings, and printing costs. In addition, estimated
budgets for the preparation of technical studies, if determined to be necessary, are not included in the
budget estimate presented above. Should it be determined that additional efforts are required that
were not anticipated and/or that exceed the total estimated budget stipulated above, the City of
Carlsbad will be notified in writing immediately and a supplemental budget proposed and approved
to undertake the additional work efforts.
3Estimated Budget. Subject to revision based on actual printing and reproduction
requirements.
16
V. PROJECT MANAGEMENT AND PERSONNEL
Keefon Kreirzer Consulting
Keeton K. Kreitzer, Principal/Project Manager
Keeton K. Kreitzer, Principal of Keeton Kreitzer Consulting, will serve as Project Manager for
the scope of work presented in this proposal for environmental consulting services. Mr.
Kreitzer has over 25 years of environmental planning experience and has served as project
manager for several similar projects. He has been personally responsible for the preparation
of over 100 environmental documents required pursuant to the California Environmental
Quality Act and has also prepared environmental studies mandated under the National
Environmental Policy Act. He has recently reestablished his own environmental consulting tirm
(Keeton Kreitzer Consulting) in order to provide public and private sector clients with high
level, personalized environmental consulting services, including the preparation of
environmental documents pursuant to CEQA and NEPA. He is currently managing the
preparation of several environmental documents, including those for the Newport Banning
Ranch Local Coastal Program in the County of Orange, West Coyote Hills in the City of
Fullerton, the Emery Ranch residential development plans in the Cities of La Mirada and
Fullerton, and for the Central City Redevelopment Project Area in the City of Bell Gardens.
Mr. Kreitzer will be assisted in the preparation of the Draft PEIR by Mr. John Douglas, AICP.
Mr. Douglas also has over 20 years of experience in urban and regional planning,
environmental analysis, community revitalization, and project management. Together, Messrs.
Kreitzer and Ryan have an impressive array of experience and both understand CEQA and the
importance of the environmental review process.
John H. Douglas, AICP, Consultant
Mr. Douglas has extensive land use planning and environmental analysis experience in both the
public and private sectors, including development processing environmental analysis, general
plans, specific plans, zoning ordinances, public works and infrastructure, housing and
community development, downtown revitalization, and land use conflict resolution. He has
prepared environmental impact reports and conducted planning studies as a planner with the
County of Orange Environmental Management Agency and City of Newport Beach Planning
Department.. Mr. Douglas has participated in the preparation of General Plans for both of
those agencies as well as the preparation of planned community zoning ordinances for several
planned communities, including the Ford/Loral, Fashion Island, and Balboa Bay Club PC
District Regulations in the City of Newport Beach, Rolling Hills PC District Regulations in San
Clemente, and Marina Hills PC District Regulations for Area D-4 in Laguna Niguel.
17
VI. STATEMENT OF QUALIFICATIONS
Keeton Kreitzer Consulting is a small, individual owned environmental consulting firm in h-vine, CA.
The firm was established in March 1998 by Keeton K. Kreitzer. Mr. Kreitzer was the owner and
principal of Environmental Perspectives from 1984 to 1997 and has conducted environmental analysis
for a myriad of projects throughout southern California. A partial list and description of these projects
are presented below.
Miscellaneous Program ElRs for Various Redevelopment Projects
KKC, in particular Keeton K. Kreitzer, has prepared over 20 environmental clearance
documents for redevelopment projects, including those required for the establishment of new
redevelopment project areas/plans and amended redevelopment plans and/or project areas.
Mr. Kreitzer has prepared Draft Program ElRs for the Cities of Riverside, Hemet, South Gate,
Placentia, Downey, Corona, and Fontana. KKC has been retained by RSC, Inc., to prepare
a Draft EIR for Amendment No. 2 to the Central City Redevelopment Project Area.
Balsa Chica Local Coastal Program EIR, Orange County, CA
The Bolsa Chica Local Coastal Program (LCP) comprised the largest coastal project remaining
in southern California. The LCP proposed development of the nearly 1,600-acre Bolsa Chica
property in unincorporated Orange County (within the sphere of influence of the City of
Huntington Beach). The Draft EIR analyzed potential environmental consequences associated
with development of a maximum of 2,500 residential dwelling units on approximately 235
acres on the Bolsa Chica Mesa, up to 900 residential dwelling units in the lowlands, a non-
navigable tidal inlet, restoration and creation of wetlands, and the provision of infrastructure
to serve the subject property. On this project, Mr. Kreitzer served as extension of staff during
a three-year planning and environmental review process for this program. He was responsible
for coordinating and directing all work efforts associated with the environmental review process
on behalf of the County of Orange. He represented the County at meetings with local,
regional, state and federal agencies and reviewed the environmental documents prepared by
both the applicant’s and County’s technical consultants. Major issues analyzed in the Draft
Program EIR included traffic and circulation, biological resources, cultural resources, the
provision of public services and facilities, soils and geology, hydrology and water quality,
consistency with the California Coastal Act, noise and air quality. The Bolsa Chica LCP was
approved by the Orange County Board of Supervisors in 1996, culminating over 25 years of
planning and consideration. Mr. Kreitzer continues to provide the County of Orange with
contract environmental consulting services in this on-going project.
Portola Hi/Is Residential Conversion Draft EIR, Orange County, CA
Mr. Kreitzer served as project manager for the preparation of the Draft EIR for the Portola
Hills project that included a General Plan Amendment and Zone Change on property designed
for a major business park and commercial center. The applicant requested a tentative tract
map approval for over 600 dwelling units and a park on a 245-acre property that was located
within a Natural Communities Conservation Program sub-region. Significant issues analyzed
in the Draft EIR included land use and relevant planning, population and housing, traffic and
circulation, noise associated with El Toro MCAS the provision of adequate public services and
facilities, and biological resources.
18
Marblehead - Coastal Local Coastal Program, San Clemente, CA
The Marblehead - Coastal LCP was recently approved by the City of San Clemente (August
1998). The environmental analysis conducted for this last major coastal project in the City
required extensive technical analysis in the areas of traffic and circulation, biological resources,
hydrology and water quality and noise and air quality. The applicant proposed the
development of approximately 60 acres of regional commercial along the l-5 corridor. In
addition, the majority of the remainder of the property included nearly 500 single-family
residential dwelling units. Other land uses proposed for the site were a 1 O-acre public park,
a 2.5-acre habitat preservation area, l-acre coastal serving commercial site, and public and
private open space. The Draft EIR analyzed a full range of issues, including the consistency of
the project with the City’s Local Coastal Program. Mr. Kreitzer provided extensive
coordination between the City, the applicant, the applicant’s planner and several responsible
agencies (i.e., California Department of Fish and Game, U.S. Fish and Wildlife Service,, etc.).
Newport Banning Local Coastal Program, Orange County, CA
Keeton Kreitzer Consulting has been selected to prepare the Draft Program EIR for the
Newport Banning LCP. This 412-acre coastal project proposes the development of
approximately 1,700 mixed residential dwelling units, a coastal inn, visitor-serving commercial,
a potential school site, public and private open space, and wetlands restoration. Although the
County of Orange is the “lead agency”, a portion of the site is within the City of Newport
Beach corporate limits and the City will play an important role in the planning and
environmental review processes. Several technical studies must be completed in order to
adequately evaluate this significant project in the County and City of Newport Beach. These
studies include soils and geology, traffic and circulation, noise, air quality, biological resources,
cultural and scientific resources, and aesthetics. Mr. Kreitzer will be responsible for complete
project management and preparation of the Draft Program EIR that will be considered by both
the County of Orange and City prior to each agency taking action on the project.
Various ElRs, Southern California
As project manager, Mr. Kreitzer has prepared the ElRs for the Lacouague Ranch, a large
residential and commercial/recreation project and Pacific Point, a residential and commercial
project in the City of San Juan Capistrano; Via Vista Townhomes, a planned residential
development in the City of Riverside; Green Valley Ridge, a large-lot residential subdivision
in Poway; and numerous environmental documents for the Los Angeles Unified School District,
including those for the Ambassador Hotel and Upper Reservation of Forth MacArthur sites
on which the District proposed major new educational facilities. Mr. Kreitzer was responsible
for the preparation, processing, and successful completion of each environmental document
certified by those public agencies.
19
63
VII. RESPONSIBILITY OF THE CARLSBAD REDEVELOPMENT AGENCY
The following information shall be provided to the consultant in order to complete the analysis
described in this proposal.
1. All previous environmental documents prepared within or in the vicinity of the
proposed redevelopment project area.
2. All technical analyses prepared within or in the vicinity of the proposed redevelopment
project area, including, but not limited to: (1) soils and geology; (2) hydrology and
engineering; (3) infrastructure; (4) noise; (5) traffic and circulation; (6) Phase I and
(if necessary) Phase II Assessments; (7) biological resources; (8) cultural/scientific
resources; (9) air quality; and ( 10) fiscal impact analysis.
3. A large-scale topographic map (i.e., 1” = 100’) of the subject property (in
reproducible form).
4. Aerial photograph, if available.
5. A complete project description, including a statistical summary of the proposed project
and plans reflecting the proposed redevelopment plan and project area.
6. The Carlsbad General Plan (all elements), Final EIR for the General Plan, and Master
Plans of Flood Control, Sewer and Water.
7. Listing of agencies and/or organizations providing public services and utilities within the
City of Carlsbad and, in particular, the project environs.
8. Listing of “cumulative” projects that will be included in the cumulative impacts analysis
of the Draft PEIR.
20
-
VIII. FIRM LOCATION/TAX INFORMATION
Keeton Kreitzer Consulting is an individually owned environmental consulting firm located in the City
of lrvine, CA. For tax reporting purposes, the address, telephone number, and Taxpayer Identification
Number (TIN) for Keeton Kreitzer Consulting are:
Keeton K. Kreitzer Consulting (TIN: 562-64-3916)
179 10 Sky Park Circle, Suite 108
h-vine, CA 92614
(949) 756-2202
(949) 756-2207 (Fax)
kreitzer@earthlink.net (e-mail)
21
IX. INSURANCE
Keeton Kreitzer Consulting maintains the following insurance coverages, in accordance with the
insurance requirements and specifications mandated in most jurisdictions.
Workers’ Compensation:
Not required. Keeton Kreitzer Consulting does not have any employees.
Comprehensive General and Automobile Liability Insurance:
Business Owner Policy No. 7JW304898-00, Effective May 5, 1998
Business Liability and Medical Expenses
General Aggregate Limit
Products - Completed Operations Aggregate
Fire Legal Liability
Hired and non-owned auto
Architects/Engineers Professional Liability
Policy No. 797/P18398, Effective May 6, 1998
Limit of Liability
Self-Insured Retention
$1 ,OOO~OOO.OO (any 1 occurrence)
$ lO,OOO.OO (per person medical)
$2,000,000.00
$2,000,000.00
$ 100,000.00 (any one fh-e, etc.)
$1 ,OOO,OOO.OO (any one occurrence)
!yooo,ooo.oo
2,500.OO
22
66
X. STATEMENT OF OFFER/TERMS OF AGREEMENT
KKC is prepared to begin work on the Draft PEIR for the proposed Redevelopment Project Area II
immediately upon delineation of the proposed project area. You may be assured that should we be
selected to provide the environmental services described in this proposal, we shall devote our full
resources to the project and will approach it with the highest degree of enthusiasm, objectivity, and
professionalism possible.
We shall perform all work described in this proposal for an estimated budget of $50,500.00. In
addition, a printing and reproduction budget of $5,500.00 has been estimated for the proposed
project. A total estimated budget of $56,000.00 includes professional fees, and printing and
reproduction. However, these fees do not include the preparation of any of the technical studies that
may be required to adequately analyze the potential environmental consequences associated with the
proposed project. As indicated previously, once the redevelopment project area is delineated, a
determination can be made as to the need for and scope for any such technical analysis. A range of
potential fees was identified in Section IV (Estimated Budget) for the purpose of budgetary planning.
This offer is valid for a period of sixty (60) days. It should be emphasized that these costs are based
upon the assumptions made on the scope of the project; should the scope change significantly,
necessitating a change to the work program, we will contact you immediately and amend both the
scope of services and estimated budget accordingly.
Keeton K. Kreitzer, Principal, is the individual authorized on behalf of Keeton Kreitzer Consulting to
bind the offer made above to the Carlsbad Redevelopment Agency.
Offer Presented By:
u Date: March 10, 1999
23
61
AGREEMENT
THIS AGREEMENT is made and entered into as of the 14 th day of .
September , 1999, by and between the CITY OF CARLSBAD, a municipal
corporation, hereinafter referred to as “City”, and CULBERTSON. ADAMS &
ASSOCIATES, a CORPORATION , hereinafter referred to as “Contractor.”
RECITALS
City requires the services of a qualified, professional service Contractor to
provide the necessary consultant services for preparation and processinq of the
Proaram Environmental Impact Report (EIR) ‘and related documents for establishment
of a second redevelopment proiect area within the Citv of Carlsbad to include the
Encina Power Plant and surroundinq properties as well as properties south to the area
commonlv referred to as the “Ponto Area”; and Contractor possesses the necessary
skills and qualifications to provide the services required by the City;
NOW, THEREFORE, in consideration of these recitals and the mutual covenants
contained herein, City and Contractor agree as follows:
1. CONTRACTOR’S OBLIGATIONS
The Contractor shall be responsible for completing the scope of work which is set forth
in “Exhibit A” to this Agreement which is the approved Work Program and Budget for
the proposed Program Environmental Impact Report, dated March 12, 1999 and as
-1 -
rev. 2126199
updated on August 20, 1999. This scope of work sets forth the work program that the
Contractor will implement to assist City Staff with establishment of a second
. redevelopment project area within the City of Carlsbad to include the existing Encina
Power Plant and related properties, surrounding properties, and properties to the south
to the area commonly known as the “Ponto Area”, through preparation and processing
of the Program Environmental Impact Report and related documents. The Contractor
will provide a comprehensive service portfolio for this engagement of service which will
require the Contractor to provide the following services: 1) preparation of initial study
and Notice of Preparation consistent with CEQA guidelines; 2) conducting a public
scoping meeting to identify potential environmental issues; 3) preparation of the
Program Environmental Review Report; 4) print and mail the draft Program
Environmental Impact Report to all appropriate reviewing agencies and individuals; 5)
complete a Notice of Completion for submittal to the State Clearinghouse and the
County Clerk; 6) provide written responses to all written comments on the Draft
Environmental Impact Report; 7) prepare and present the final Environmental Impact
Report; and 8) Prepare a Mitigation Monitoring and Reporting Plan as required by
CEQA for those measures listed in the Report to mitigate potential significant impacts.
2. CITY OBLIGATIONS
The City shall provide the documents requested within the.scope of work, Exhibit “A”
and provide the noticing for meetings as set forth within the scope of work. The City will
rev. 2/26/99
-2 -
also assist with other tasks, as appropriate, to coordinate completion of the Program
Environmental Impact Report for the second redevelopment area.
3. PROGRESS AND COMPLETION
The work under this contract will begin within ten (10) days after receipt of
notification to proceed by the City and be completed bv Auqust I, 2000. Extensions of
time may be granted if requested by the Contractor and agreed to in writing by the Ci&
Manaqer. The Citv Manaaer will give allowance for documented and substantiated
unforeseeable and unavoidable delays not caused by a lack of foresight on the part of
the Contractor, or delays caused by City inaction or other agencies’ lack of timely
action.
4. FEES TO BE PAID TO CONTRACTOR
The total fee payable for the professional consultant services to be performed
shall be $79.900. No other compensation for services will be allowed except those
items covered by supplemental agreements per Paragraph 8, “Changes in Work.” The
City reserves the right to withhold a ten percent (10%) retention until the project has
been accepted by the City.
Incremental payments, if applicable, should be made as outlined in attached
Exhibit “A.”
5. DURATION OF CONTRACT
This agreement shall extend for a period of one (I) vear from date thereof. The
contract may be extended by the City Manager for one (I) additional one (1) year
-3 -
rev. 2/26/99
period or parts thereof, based upon a review of satisfactory performance and the City’s
needs. The parties shall prepare extensions in writing indicating effective date and
length of the extended contract.
6. PAYMENT OF FEES
Payment of approved items on the invoice shall be mailed to the Contractor
’ within 30 days of receipt of the invoice.
7. FINAL SUBMISSIONS
Within the timelines noted within the Scope of Work. Exhibit “A”, and upon
approval of the City’s Housincl and Redevelopment Director, the Contractor shall
deliver to the City the following items: Initial Studv and Notice of Preparation, Draft
Proqram Environmental Impact Report, Notice of Completion, Final Proqram
Environmental Impact Report, Notice of Determination, Mitiqation Monitorinq Plan and
draft resolution for findinq of fact and statement of overridinq considerations for use by
the Aqencv. if necessary and as appropriate.
8. CHANGES IN WORK
If, in the course of the contract, changes seem merited by the Contractor or the
City, and informal consultations with the other party indicate that a change in the
conditions of the contract is warranted, the Contractor or the City may request a change
in contract. Such changes shall be processed by the City in the following manner: A
letter outlining the required changes shall be forwarded to the City by Contractor to
inform them of the proposed changes along with a statement of estimated changes in
rev. 2/26/99
charges or time schedule. A Standard Amendment to 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 Amendment to Agreement shall not render
ineffective or invalidate unaffected portions of the agreement.
9. COVENANTS AGAINST CONTINGENT FEES
The Contractor warrants that their firm has not employed or retained any
company or person, other than a bona fide employee working for the Contractor, to
solicit or secure this agreement, and that Contractor has not paid or agreed to pay any
company or person, other than a bona fide employee, any fee, commission,
percentage, brokerage fee, gift, or any other consideration contingent upon, or resulting
from, the award or .making of this agreement. For breach or violation of this warranty,
the City shall have the right to annul this agreement without liability, or, in its discretion,
to deduct from the agreement price or consideration, or otherwise recover, the full
amount of such fee, commission, percentage, brokerage fees, gift, or contingent fee.
10. NONDISCRIMINATION CLAUSE
The Contractor shall comply with the state and federal laws regarding
nondiscrimination.
11. TERMINATION OF CONTRACT
In the event of the Contractor’s failure to prosecute, deliver, or perform the work
as provided for in this contract, the City Manager may terminate this contract for
nonperformance by notifying the Contractor by certified mail of the termination of the
rev. 2126199
-5 -
Contractor. The Contractor, thereupon, has five (5) working days to deliver said
documents owned by the City and all work in progress to the Citv’s Housinq and
Redevelopment Director. The Citv’s Housina and Redevelopment Director shall make
a determination of fact based upon the documents delivered to City of the percentage
of work which the Contractor has performed which is usable and of worth to the City in
having the contract completed. Based upon that finding as reported to the City
Manager, the Manager shall determine the final payment of the contract.
.
This agreement may be terminated by either party upon tendering thirty (30)
days written ‘notice to the other party. In the event of such suspension or termination,
upon request of the City, the Contractor shall assemble the work product and put same
in order for proper filing and closing and deliver said product to City. In the event of
termination, the Contractor shall be paid for work performed to the termination date;
however, the total shall not exceed the lump sum fee payable under paragraph 4. The
City Manager shall make the final determination as to the portions of tasks completed
and the compensation to be made.
12. CLAIMS AND LAWSUITS
The Contractor agrees that any contract claim submitted to the City must be
asserted as part of the contract process as set forth in this agreement and not in
anticipation of litigation or in conjunction with litigation. The Contractor acknowledges
that if a false claim is submitted to the City, it may be considered fraud and the
Contractor may be subject to criminal prosecution. The Contractor acknowledges that
rev. 2126199
-6 -
California Government Code sections 12650 et seq., the False Claims Act, provides for
civil penalties where a person knowingly submits a false claim to a public entity. These
‘provisions include false claims made with deliberate ignorance of the false information
or in reckless disregard of the truth or falsity of information. If the City of Carlsbad seeks
to recover penalties pursuant to the False Claims Act, it is entitled to recover its
litigation costs, including attorney’s fees. The Contractor acknowledges that the filing of
a false claim may subject the Contractor to an administrative debarment proceeding
wherein the Contractor may be prevented to act as a Contractor on any public work or
improvement for a period of up to five years. The Contractor acknowledges debarment
by another jurisdiction is grounds for the City of Carlsbad to disqualify the Contractor
from the selection process. -(Initial)
The provisions of Carlsbad Municipal Code sections
3.32.027 and 3.32.028 pertaining to false claims are incorporated
W+(lnitial)
13. JURISDICTION
3.32.025, 3.32.026,
herein by reference.
The Contractor agrees and hereby stipulates that the proper venue and
jurisdiction for resolution of any disputes
agreement is San Diego County, California.
14. STATUS OF THE CONTRACTOR
between the parties arising out of this
The Contractor shall perform the services provided for herein in Contractor’s own
way as an independent Contractor and in pursuit of Contractor’s independent calling,
rev. 2/26/99
-7 -
and not as an employee of the City. Contractor 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 persons used by the C,ontractor to provide services under this
agreement shall not be considered employees of the City for any purposes whatsoever.
The Contractor is an independent Contractor of the City. The payment made to
the Contractor pursuant to the contract shall be the full and complete compensation to
which the Contractor is entitled. The City shall not make any federal or state tax
withholdings on behalf of the Contractor or its employees or subcontractors. The City
shall not be required to pay any workers’ compensation insurance or unemployment
contributions on behalf of the Contractor or its employees or subcontractors. The
Contractor agrees to indemnify the City within 30 days for any tax, retirement
contribution, social security, overtime payment, unemployment payment or workers’
compensation payment which the City may be required to make on behalf of the
Contractor or any employee or subcontractor of the Contractor for work done under this
agreement or such indemnification amount may be deducted by the City from any
balance owing to the Contractor.
The Contractor 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.
rev. 2/26/99
-8 -
15. CONFORMITY TO LEGAL REQUIREMENTS
The Contractor shall cause all drawings and specifications to conform to all
applicable requirements of law: federal, state and local. Contractor shall provide all
necessary supporting documents, to be filed with any agencies whose approval is
necessary.
The City will provide copies of the approved plans to any other agencies.
16. OWNERSHIP OF DOCUMENTS
All plans, studies, sketches, drawings, reports, and specifications as herein
required are the property of the City, whether the work for which they are made be
executed or not. In the event .this contract is terminated, all documents, plans,
specifications, drawings, reports, and studies shall be delivered forthwith to the City.
Contractor shall have the right to make one (1) copy of the plans for its records.
17. REPRODUCTION RIGHTS
The Contractor agrees that all copyrights which arise from creation of the work
pursuant to this contract shall be vested in City and hereby agrees to relinquish all
claims to such copyrights in favor of City.
18. HOLD HARMLESS AGREEMENT
Contractor agrees to indemnify and hold harmless the City of Carlsbad and its
officers, officials, employees and volunteers from and against all claims, damages,
losses and expenses including attorneys fees arising out of the performance of the
work described herein caused by any willful misconduct, or negligent act, or omission of
rev. 2/26/99
-9 -
the contractor, any subcontractor, anyone directly or indirectly employed by any of them
or anyone for whose acts any of them may be liable.
19. ASSIGNMENT OF CONTRACT
The Contractor shall not assign this contract or any part thereof or’any monies
due thereunder without the prior written consent of the City.
20. SUBCONTRACTING
If the Contractor shall subcontract any of the work to be performed under this
contract by the Contractor, Contractor shall be fully responsible to the City for the acts
and omissions of Contractors subcontractor and of the persons either directly or
indirectly employed by the subcontractor, as Contractor is for the acts and omissions of
persons directly employed by Contractor. Nothing contained in this contract shall
create any contractual relationship between any subcontractor of Contractor and the
City. The Contractor shall bind every subcontractor and every subcontractor of a
subcontractor by the terms of this contract applicable to Contractor’s work unless
specifically noted to the contrary in the subcontract in question approved in writing by
the City.
21. 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 take part in negotiating, making, accepting, or
approving of this agreement, shall become directly or indirectly interested personally in
this contract or in any part thereof. No officer or employee of the City who is authorized
rev. 2/26/99
-10 -
h
in such capacity and on behalf of the City to exercise any executive, supervisory, or
similar functions in connection with the performance of this contract shall become
directly or indirectly interested personally in this contract or any part thereof.
22. 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 entitle the Contractor to any
additional payment whatsoever under the terms of this contract.
23. SUCCESSORS OR ASSIGNS
Subject to the provisions of Paragraph 18, “Hold Harmless Agreement,” all
terms, conditions, and provisions hereof shall inure to and shall bind each of the parties
hereto, and each of their respective heirs, executors, administrators, successors, and
assigns.
24. EFFECTIVE DATE
This agreement shall be effective on and from the day and year first written
above.
25. CONFLICT OF, INTEREST
The City has determined, using the guidelines of the Political Reform Act and the
City’s conflict of interest code, that the Contractor will not be required to file a conflict of
interest statement as a requirement of this agreement. However, Contractor hereby
acknowledges that Contractor has the legal responsibility for complying with the
rev. 2/26/99
-11 -
Political Reform Act and nothing in this agreement releases Contractor from this
responsibility.
.26. INSURANCE
The Contractor shall obtain and maintain for the duration of the contract and any
and all amendments insurance against claims for injuries to persons or damage to
property which may arise out of or in connection with performance of the work
hereunder by the Contractor, his agents, representatives, employees or subcontractors.
Said insurance shall be obtained from an insurance carrier admitted and authorized to
do business in the State of California. The insurance carrier is required to have a
current Bests Key Rating of not less than “A-Y and shall meet the City’s policy for
insurance as stated in Resolution No. 91-403.
A. Coveranes and Limits.
Contractor shall maintain the types of coverages and minimum limits
indicated herein, unless a lower amount is approved by the City Attorney or City
Manager:
1. Comprehensive General Liability Insurance. $1 ,OOO,OOO ,combined
single-limit per occurrence for bodily injury, personal injury and property damage. If the
submitted policies contain aggregate limits, general aggregate limits shall apply
separately to the work under this contract or the general aggregate shall be twice the
required per occurrence limit.
-12 -
rev. 2/26/99
2. Automobile Liability (if the use of an automobile is involved for
Contractor’s work for the City). $1 ,OOO,OOO combined single-limit per accident for bodily
injury and property damage.
3. Workers’ Compensation and Employer’s Liability. Workers’
Compensation limits as required by the Labor Code of the State of California and
Employer’s Liability limits of $1 ,OOO,OOO per accident for bodily injury.
B. Additional Provisions.
Contractor shall ensure that the policies of insurance required under this
agreement contain, or are endorsed to contain, the following provisions.
1. The City shall be named as an additional insured on all policies
excluding Workers’ Compensation and Professional Liability.
2. The Contractor shall furnish certificates of insurance to the City
b:fore commencement of work.
3. The Contractor shall obtain occurrence coverage, excluding
Professional Liability which shall be written as claims-made coverage.
rev. 2/26/99
-13 -
4. This insurance shall be in force during the life of the agreement and
any extension thereof and shall not be canceled without 30 days prior written notice to
the City sent by certified mail.
5. If the Contractor fails to maintain any of.the insurance coverages
required herein, then the City will have the option to declare the Contractor in breach, or
may purchase replacement insurance or ‘pay the premiums that are due on existing
policies in order that the required coverages may be maintained. The Contractor is
responsible for any payments made by the City to obtain or maintain such insurance
and the City may collect the same from the Contractor or deduct the amount paid from
any sums due the Contractor under this agreement.
27. RESPONSIBLE PARTIES
The name of the persons who are authorized to give written notices or to receive
written notice on behalf of the City and on behalf of the Contractor in connection with
the foregoing are as follows:
For City: Title
Name
Address
For Contractor: Title
Name
Housina and Redevelooment Director
Debbie Fountain
2965 Roosevelt Street, Suite B
Carlsbad. Ca. 92008
President
M. Andriette Culbertson
-14 -
rev. 2126199
28.
Address
Architect/License Number:
Architect/License Number:
BUSINESS LICENSE
85 Argonaut, Suite 220
Aliso Vieio, Ca. 926564105
N/A
N/A
Contractor shall obtain and maintain a City of Carlsbad Business License for the
duration of the contract.
29. ENTIRE AGREEMENT
This agreement, together with any other written document referred to or
contemplated herein, embody the entire agreement and understanding between the
parties relating to the subject matter hereof. .Neither this agreement nor any provision
hereof may be amended, modified, waived or discharged except by an instrument in
writing executed by the party against which enforcement of such amendment, waiver or
discharge is sought.
Executed by Contractor.this HL;c day of &e-- Lwi227L. I19 97.
CONTRACTOR:
Culbertson, Adams & Associates
(name of Contractor)
CITY OF CARLSBAD, a municipal
corporation of the State of California
BY. .
h-w
(sign here)
M. Andriette Culbertson, President
(print name/title) ATTEST:
KAREN R. KUNDTZ, Assistant City Clerk
rev. 2126199
-
(Proper notarial acknowledgment of execution by Contractor must be attached.
Chairman, president or vice-president and secretary, assistant secretary, CFO or
assistant treasurer must sign for corporations. Otherwise, the corporation must attach a
resolution certified by the secretary or assistant secretary under corporate seal
empowering the officer(s) signing to bind the corporation.)
APPROVED AS TO FORM:
RONALD R. BALL, City Attorney
BY:
Ass@ant City Attorney J
rev. 2/26/99
-16 -
A
CALIFORNIA ALL-PURPOSi ACKNOWLEDGMENT
State of
County of
On t Date
personally appeared
Lkmh%t+c* l3zLzd mm#d Rhk
hme and Ttle of Officer (e.g., “Jane&e, Notary PubId A
&/&O! ,
Name(s) of Signer(s)
known to me - OR - 0 proved to me on the basis of satisfactory evidence to be the person@
whose name@ is&subscribed to the within instrument
and acknowledged to me that be/she-executed the
same in.&i&er&eir authorized capacity@+, and that by
bi&her&atr signature@+ on the instrument the person@,
or the entity upon behalf of which the personwacted,
executed the instrument.
WITNESS my hand and official seal.
OPTIONAL
c 2sxmd- .
Signature of Notary Public
Though the infonnafion below is not required by law, it may prove valuable to persons re/ying on the document and could prevent
fraudulent removal and reattachment of this form to another document.
Description of Attached Document
Title or Type of Document: sr;lsu#~ftyYfli6 w&w
Document Date: d/M? &@I WbJlNumber of Pages: /&7 %%a
Signer(s) Other Than Named Above:
Capacity(ies) Claimed by Signer(s)
Signer’s Name: Signer’s Name:
0 Individual
0 Corporate Officer
Title(s):
0 Partner - 0 Limited 0 General
U Attorney-in-Fact
q Trustee
0 Guardian or Conservator
q Other:
Signer Is Representing: I I
q Individual
0 Corporate Officer
Title(s):
0 Partner - 0 Limited 0 General
0 Attorney-in-Fact
•i Trustee- *
c3 Guardian or Conservator
0 Other:
Signer Is Representing:
6 1994 National Notary Association * 6236 Remmet Ave., P.O. Box 7164 l Canoga Park, CA 91309.7164 Prod. No. 5907 Reorder: Call Toll-Free 1-600-676-6627
EXtilBlT A
CULBERTSON, ADAMS &ASSOCIATES
PLANNING CONSULTANTS
August 20, 1999 $$y%-&
,:t CA’%, 3 + A / ,. ? q&~~.;*~f?~Q G’ 1 _t /? $&,~ $J!
1. : 2. c’- /’
~ ._ .’ .-,.. .,._. .* <‘* Ly;” -- _.___.- *-
SUBJECT: Program Environmental Impact Report for Adoption of a Redevelopment Project
Area-Update To March 12, 1999 Proposal
Dear Ms. Fountain:
Culbertson, Adams & Associates, Inc. (CAA) appreciates the opportunity to submit this updated
proposal. It is our understanding based on your letter of August 2, 1999, that the City Council on
July 20, 1999 authorized staff to proceed with efforts to establish a second redevelopment project
area. As a result, the project area identified in the City’s February 22, 1999 Request For Proposal
has been revised to include this additional area.
We have visited the new project area and spoken with planning staff regarding planning issues that
may be associated with the new area. We have also discussed with staff those planning documents
which are associated with the additional area. Based on these discussions and our site visit, additional
effort will be required on our part to evaluate the new area in the EIR. The additional effort will
include a discussion and evaluation of the Local Coastal Plan that covers the new area, additional site
photographs, updated land use and zoning maps and other exhibits, etc. The new area will also be
included in the evaluations in each environmental discipline identified in our March 12, 1999 proposal.
Due to the additional effort required to adequately address the new area we propose to increase our
March 12, 1999 proposed fee by $9,700.00 for a revised total fixed fee of $79,900.00. This updated
proposal is valid for a period of 30 days from the date of this letter. All other terms and conditions
stated in our March 12, 1999 proposal remain valid.
In addition to those materials requested in our March 12, 1999 proposal, we will also need a copy
of the local coastal plan associated with the new project area to begin preparation of the Initial Study
and Dr& Program EIR.
85 Argonaut, Suite 220, Aliso Viejo, California 92656-4105 l (949) 581-2888 l Fax (949) 581-3599
Ms. Debbie Fountain
Page 2
Coastal.Issues:
As stated in our March 12, 1999 proposal, in addition to preparing the Program EIR for the project
CAA is also prepared to process the adopted Redevelopment Plan for the City with the California
Coastal Commission.
As you are aware, special expertise is required to process projects with the Coastal Commission.
CAA has the expertise necessary to process unique and controversial projects with the Coastal
Commission. Mr. David Neish of CAA has over 30 years experience processing development plans
with the Coastal Commission. In addition, Ms. M. Andriette Culbertson, President of Culbertson,
Adams & Associates, Inc. has over 20 years experience processing projects with the Coastal
Commission. Several of the more controversial projects Mr. Neish and Ms. Culbertson have
successfully processed include:
0 Bolsa Chica, located in Orange County a Newport Coast, located in Orange County between Laguna Beach and Newport Beach 0 Soka University, located in the Santa Monica Mountains of Los Angeles County
Due to the unique and potential controversy associated with this project, it will be vital for someone
with extensive experience to help the City process this project with the Coastal Commission. Both
Mr. Neish and Ms. Culbertson have this unique procedural and legal expertise needed to process your
Plan with the California Coastal Commission.
Due to several unknowns of the project at this tiie including a complete project description, a project
schedule, and the current political climate of the Coastal Commission, it is speculative to give the City
a fixed fee proposal for processing the Redevelopment Plan with the Coastal Commission at this time.
Projects such as this are typically contracted on a time and materials or monthly retainer basis.
Based on our knowledge of the proposed project at this time, we feel the Coastal process could take
approximately nine (9) to twelve (12) months once the Plan is approved by the City/Agency. We
would estimate the cost for processing the Plan could range between $100,000 - $200,000.
However, please keep in mind this is an estimate only at this point.
If the City is considering hiring a consultant to assist them with obtaining approval of the Plan with
the Coastal Commission, we would highly suggest a meeting with Mr. Neish and Ms. Culbertson to
discuss a specific strategy, schedule and budget to process the project with the Commission. We
would highly recommend a meeting to answer your questions and discuss the project.
If you have any questions regarding this proposal, please call Phil Martin at (949) 58 l-2888. Our fax
number is (949) 581-3599 and our e-mail address is pmartin@caaplanning.com. We look forward
to hearing from you soon.
Ms. Debbie Fountain
Page 3
Sincerely,
Culbertson, Adams & Associates, Inc.
M. Andriette Culbertson
President
’ /
MAC/PCM:db (242-1338
CULBERT~~N,ADA~VW~~~~OCL~TES
PLANNING CONSULTANTS
March 12, 1999
Ms. Debbie Fountain
Housing and Redevelopment Director
City of Carlsbad
2965 Roosevelt Street
Suite B
Carlsbad, CA 92008-2389
SUBJECT: Program Environmental Impact Report for Adoption of a Redevelopment Project
Area
Dear Ms. Fountain:
Culbertson, Adams & Associates, Inc. (CAA) appreciates the opportunity to submit this proposal to
prepare a Program EIR for the above project. It is our understanding the City of Carlsbad is
proposing to adopt a redevelopment plan for a new project area in the City that includes the Encina
Power Plant and property owned by San Diego Gas and Electric.
Mr. Phil Martin of CAA will be the project manager for this project. Mr. Martin has prepared over
fourteen Program EIR’s and Mitigated Negative Declarations for redevelopment plan adoptions,
amendments, mergers, and the extension of the authority to use eminent domain. Mr Martin’s
resume along with resumes of other key individuals of CAA that will work on this project are
presented in Appendix A. Also included in Appendix A is information on the firms qualifications.
Appendix B of this proposal contains a list of five references. The references presented have worked
with Mr. Martin on previous redevelopment plan adoptions, amendments and/or merger Program
EIR’s.
We read the February 22, 1999 Request For Proposal, visited the project site, visited with City staff,
reviewed the City’s General Plan, General Plan EIR, Local Coastal Plan and other city documents
relevant to the Project Area. Based upon our understanding of the project, review of city documents
and experience preparing Program EIR’s for redevelopment plan adoptions, CAA submits the
following proposal.
85 Argonaut, Suite 220, Aliso Viejo, California 92656-4105 l (949) 581-2888 l Fax (949) 581-3599
Ms. Debbie Fountain
March 12, 1999
Page 2
Scoue of Work:
1. Kick-Off Meeting
Upon authorization to proceed, CAA will meet with you and the Agency’s redevelopment consultant
to obtain a complete project description and finalize a project schedule for preparation of the EIR.
At this meeting we will also obtain copies of requested documents listed in #17 of this proposal and
gather any other information available from the City that will be useful in the preparation of the EIR
for the project.
2. Prepare The Initial Study and Notice of Preparation
Within one week after the kick-off meeting and receiving the project description, CAA will submit
a completed Initial Study (IS) and Notice of Preparation (NOP) to Agency staff and the
redevelopment consultant for review and comment. The IS will follow the new CEQA Guidelines
format presented in Appendix G of the Guidelines. Once staff has reviewed and commented on the
Initial Study and Notice ofpreparation, CAA will incorporate staffs comments into the documents
and print copies for mailing. For purposes of this proposal, CAA will print thirty (30) copies of the
Initial Study. Additional copies will be printed and billed at cost.
The NOP and IS will be mailed by certified mail to the State Clearinghouse, County Clerk,
responsible agencies, taxing agencies and interested individuals for a 30 day review period as required
by CEQA. CAA will prepare a list of agencies and individuals that will receive a copy of all CEQA
documents. The contact list will include agencies and individuals that must be contacted in
accordance with CEQA as well as other agencies, groups or individuals that City staff feels should
be contacted during the environmental certification process for this project. The list of taxing
agencies that must be contacted will be provided to CAA by the Agency.
3. Scoping Meeting
CAA proposes to conduct a public scoping meeting for this project as allowed by CEQA. The intent
of the scoping meeting is to allow both the general public and business’ community an opportunity to
obtain project information and discuss potential environmental issues they feel should be addressed
in the Program EIR that may not be listed in the Initial Study.
The scoping meeting will be held at a public facility to be determined by the Agency approximately
two to three weeks after the Initial Study and Notice of Preparation are mailed for public review.
Agency staff will be responsible for providing proper noticing of the meeting. CAA will be
responsible for providing copies of the Initial Study and Notice of Preparation as handouts and
Ms. Debbie Fountain
March 12, 1999
Page 3
conduct the scoping meeting as far as fielding comments from those in attendance regarding the
Program EIR. Agency staff members will be present to provide a brief introduction of the proposed
plan adoption process and answer questions related strictly to the redevelopment plan. Mr. Phil
Martin of CAA will answer questions regarding environmental issues’and preparation of the Program
EIR.
After the scoping meeting, CAA will discuss with you any new environmental issues raised at.the
scoping meeting that should be addressed in the Program EIR. If new environmental issues not
included in this proposal are determined to be evaluated in the Program EIR, CAA will discuss with
you the additional cost, if any, to address those new environmental issues.
4. Prepare The Draft Program EIR
Once the IS and NOP are mailed, but prior to the scoping meeting, CAA will begin preparation of
the Program EIR. Based upon our experience preparing Program EIR’s for redevelopment plans,
plan amendments and mergers for compliance with CEQA and my meeting with you, CAA proposes
to address the following environmental issues:
Introduction:
Overview: This section will provide a brief description of the project and the purpose of the Program
EIR.
Statutory Authority: This section will cite the sections of CEQA that require the Program EIR and
the section of CEQA to which the Program EIR must comply.
Issues To Be Addressed: This section will list the issues to be addressed in the EIR based on the
completion of the Initial Study checklist, scoping meeting and responses received to the Notice of
Preparation.
Ornanizations Affiliated With The Project: The Lead Agency, project applicant and the
environmental consultant names, addresses, telephone numbers and contact persons will be listed in
this section.
Proiect Summary:
Summary: A brief description of the purpose of the Project Summary will be provided
Ms. Debbie Fountain
March 12, 1999
Page 4
Proiect Alternatives: This section will briefly describe the project alternatives that will be discussed
in the Program EIR and identity the preferred project alternative.
Areas Of Controversvksues To Be Resolved: This section will summarize the issues that were
raised by those agencies/individuals responding to the Notice of Preparation and identify the
agency/individual that made each respective comment.
Executive Summarv Table: A table will summarize the potential project impacts, mitigation measures
and the impacts after incorporation of the recommended mitigation measures for each environmental
discipline evaluated in the EIR.
Project Description:
Proiect Location and Boundaries: This section will provide a description of the project area both
narratively and graphically. A regional and vicinity map will be provided, a U. S.G.S map as
recommended by CEQA and a current aerial photograph will depict the boundary of the proposed
Project Area.
This section will describe the setting of the City of Carlsbad as well as the Environmental Setting:
Project Area. Included in this description will be a genera1 overview of the City, its population,
geographic location, and existing land uses in the Project Area.
Proiect Description: A complete and detailed project description will be provided. The information
for the project description will be provided by the Agency based upon information provided in, the
proposed plan adoption.
The Intended Use of this Prosram EIR: This section will list and describe in detail the intended use
of the Program EIR, and the discretionary approvals the Program EIR will be referenced in the future
in conjunction with discretionary project approvals of ikture redevelopment projects within the
Project Area.
Environmental Setting. Project Impacts. Mitigation Measures and Unavoidable Adverse Imnacts:
Each environmental discipline listed below will consist of an environmental setting, project impact,
mitigation measures and unavoidable adverse impact section. CAA will not prepare new technical
reports for any of the environmental disciplines listed below. Rather, we will reference existing
planning document information and technical reports on file with the City. As recommended by
CEQA, the project impact section will state threshold criteria that will be used to evaluate significant
environmental effects with adoption of the Plan. CAA will use threshold criteria listed in existing
City of Carlsbad certified EIR’s. If existing threshold criteria is not available for any environmental
Ms. Debbie Fountain
March 12, 1999
Page 5
discipline to be addressed in the Program EIR, CAA will suggest threshold criteria to City staff for
approval prior to incorporating the threshold criteria into the EIR.
At this time, it is anticipated that the following environmental disciplines will be addressed in the
Program EIR for this project:
a. Air Qualitv: The air quality section will discuss the existing air environment in terms of
meteorology, local topography affecting pollutant dispersions and ambient air monitoring data
based on information provided in the City of Carlsbad General Plan EIR and other applicable
environmental documents on file with the City. CAA will contact the San Diego Air Pollution
Control District (SDAPCD) to solicit information on any concerns they may have with air
emissions associated with future development in the Project Area. We will discuss
consistency of the Plan adoption with both the State and Federal Air Quality Management
Plans which are known to the SDAPCD as the Regional Air Quality Strategy (RAQS) and
the State Implementation Plan (SIP), respectively. Information on current air management
efforts which can be related to the proposed project will be provided with particular emphasis
on the State and Federal AQMP’s. Sensitive air receptor areas within the project vicinity will
also be identified.
The potential air quality impacts associated with future development in the Project Area can
be divided into short-term construction emissions and long-term regional air pollution
increases.
Short-term construction emissions include dust generated during grading of projects and
exhaust emissions due to the operation of diesel and gasoline powered engines during
construction. Since specific projects are not proposed as part of the proposed redevelopment
Plan at this time, potential short-term air emission impacts will be discussed from a genera!
standpoint. General measures to reduce dust and engine exhaust emissions will be listed as
mitigation measures.
Long-term air emissions generated by fbture development in the Project Area will also be
addressed from a general standpoint since specific projects are not proposed at this time. The
greatest source of new long-term air emissions associated with the adoption and
implementation of the Plan will be due to increased traffic. ln addition, there will also be
long-term emissions associated with the combustion of natural gas for space and water
heating for new development in the Project Area. The emissions generated by these sources
will be assessed and compared to potential regional air quality impacts. Since future
development in the Project Area will be based on land use designations proposed by the
Carlsbad Genera! Plan, the discussion of long-term air emission impacts will largely be based
Ms. Debbie Fountain
March 12, 1999
Page 6
on the existing analysis in the Genera! Plan EIR and supplemented with updated data from
SDAPCD when necessary to comply with CEQA.
When required by CEQA and SDAPCD, CAA will list mitigation measures that can be
incorporated into future redevelopment projects in the Project Area to reduce air emissions.
The mitigation measures will be selected specifically from measures generally accepted by
SDAPCD to reduce impacts and any other measures deemed appropriate by CAA based on
our extensive experience mitigating air emission impacts.
The air quality section will also include readily available information on the existing Encina
Power Plant and the existing emissions generated from the Plant. CAA will contact the San
Diego APCD to gather existing air emission data for the Plant and incorporate the information
in the EIR.
b. Noise: The noise section will describe the existing noise levels in the Project Area which
are due primarily to the operation of the existing power plant and includes noise associated
with the operation of equipment needed to generate electricity, on-site maintenance,
employees commuting to and from the site, etc. While,there are other noise sources in the
Project Area associated with dredging, agricultural operations, traffic, etc., the largest noise
generator is the on-going operations of the power plant.
The potential noise impacts associated with future development within the Project Area will
be addressed in this section. At this time, the anticipated future land uses in the Project Area
include the continued operation of the power plant and commercial land uses as designated
by the General Plan. The potential noise impacts associated with these uses can be divided
into both short-term noise during construction and long-term noise associated with the
operation of the uses. The noise associated with the long-term operation of future uses will
be due mostly to the operation of the power plant and traffic associated with the development
of commercial uses.
Existing noise sensitive land uses adjacent to the Project Area will be identified. The types
of construction equipment that would likely be used during construction of future projects in
the Project Area will be identified and the potential construction noise impacts to noise
sensitive land uses adjacent to the Project Area will be assessed. The application of the City’s
Noise Ordinance to control noise during project construction will be discussed and mitigation
measures recommended when required by CEQA to mitigate potential noise impacts.
The largest source of noise level increase in the Project Area will be due to traffic associated
with new development. The potential traffic noise impacts due to new development in the
Ms. Debbie Fountain
March 12, 1999
Page 7
Project Area will be assessed in genera! terms based on projected future noise levels estimated
to occur as identified in the General Plan EIR and other environmental documents applicable
to the Project Area. A!1 noise sensitive land uses either adjacent to or within the Project Area
expected to experience a significant noise level increase due to new development in the
Project Area will be identified with particular emphasis on existing residential neighborhoods
both adjacent to and in close proximity of the Project Area.
A second source of noise which could impact future development in the Project Area is
aircraft operations at the McClellan-Palomar Airport. The Comprehensive Land Use Plan,
McClellan-Palomar‘ Airport and Carlsbad General Plan show noise levels associated with
operations of the airport. An exhibit of the noise levels associated with air traffic flights at
the airport in relation to the Project Area will be presented in the Program EIR. The noise
section will address whether existing and future operations of the airport, based on
information in the adopted master plan for the airport, will impact future land uses in the
Project Area.
A third noise source that could impact future land uses in the Project Area is train traffic
associated with the AT & SF railroad tracks that extend through the Project Area. The noise
section will address whether or not the operation of train traffic along the existing railroad
tracks will have the potential to impact future land uses in the Project Area. CAA will contact
AT & SF railroad to find out if they have future plans to increase the number or mix (i.e.
passenger or freight) of trains passing through the Project Area. Based upon their response,
CAA will determine whether or not the continued operation of the AT & SF railroad tracks
could impact future uses in the Project Area.
Although unlikely, the operation of power boats in the Aqua Hedionda lagoon could impact
future land uses in the Project Area. Since recreational boat speeds in the lagoon are
regulated, it is unlikely this source of noise will impact future development in the Project
Area. However, this source of potential noise impacts will be addressed in the EIR.
Noise mitigation measures will be provided as required by CEQA to mitigate potential
significant noise level impacts due to new development in the Project Area.
c. Aesthetics, Light & Glare: A narrative description, along with supporting surface level
photographs and a photo key map, will describe the aesthetics of the existing land uses in the
Project Area. The impact section will address the potential aesthetic impacts of future
development in the Project Area in relation to the aesthetic goals and policies of the genera!
plan. While no specific development plans will be processed in conjunction with the Plan,
future development within the Project Area and how new development must meet and comply
Ms. Debbie Fountain
March 12, 1999
Page 8
with the City’s development design guidelines will be discussed. When potential aesthetics
impacts are identified, general mitigation measures will be provided when required by CEQA
to reduce potential adverse aesthetic impacts to a level of insignificance.
Potential light and glare impacts associated with increased development will also be
addressed. The City’s requirements regarding the projection of off-site lighting will be
included in the Program EIR. Feasible mitigation measures to reduce light and/or glare
impacts will be provided accordingly.
d. Land Use: The setting section will describe the existing land uses within the Project Area.
In addition, CAA will provide surface level photographs of those existing land uses. Exhibits
showing the land use and zoning designations of the property within the Project Area as
designated by the genera! plan and zoning code will also be provided.
The Program EIR will include a detailed discussion of the types of land uses allowed in the
Project Area based on the Land Use Element of the City of Carlsbad General Plan. Included
in this discussion will be an analysis of the goals and policies of the types of land uses
proposed for the Project Area and how adoption of the proposed Redevelopment Plan will
assist the City in meeting those land use goals and policies. A’thorough discussion and
evaluation of potential land use impacts that may occur with mture development in the Project
Area will be provided. Building heights and densities based on the genera! plan and zoning
code will also be presented.
The Project Area is located in the Aqua Hedionda Local Coastal Plan. Although the City has
adopted a LCP for the Project Area, the City does not have the authority to issue Coastal
Development Permits for development in Aqua Hedionda. The Land Use section of the EIR
will address potential land use impacts with the adopted LCP, if any, associated with future
development and/or redevelopment in the Project Area.
The Project Area is located within the environs of the McClellan-Palomar Airport.
Consistency of future development in the Project Area in relation to the adopted Master Plan
for the airport will be thoroughly discussed and evaluated in the land use section.
The existing and future operation of the Encina Power Plant will be discussed including the
short and long-term viability and need for the plant. Unless information is readily available
from the City, CAA will contact the Public Utilities Commission and obtain information on
the status of the plant and the need for the plant to continue to operate into the future.
Depending upon the results of this information, the EIR will discuss the potential for the
existing plant to continue to operate into the future, or the possibility the plant could be
Ms. Debbie Fountain
March 12, 1999
Page 9
reduced in size and/or output. This information is important tothe future land uses that can
be expected to occur in the Project Area over the life of the Plan.
Mitigation measures will be presented accordingly to mitigate potential significant land use
impacts as required by CEQA. ’
e. Traffic and Circulation: The traffic study prepared for the General Plan EIR will be
referenced for this section. When available, traffic data in the Genera! Plan EIR traffic study
will be updated with current traffic counts on file with the City Public Works Department for
those major roadways in the Project Area. Cross-sections of the major roadways in the
Project Area as shown in the Genera! Plan will be provided. The existing traffic and
circulation system serving the Project Area based on information in the general plan and
general plan EIR will be described in general terms, Any known circulation system
deficiencies in the Project Area will be identified.. This section will also discuss the public
transportation system that serves the Project Area and discuss how the public transportation
system will be able to meet future needs of the Project Area as it develops in the future.
The traffic impact section will discus potential traffic and circulation system impacts that can
be anticipated in the future based upon future growth in and around the Project Area. CAA
will contact Caltrans to solicit their comments or concerns regarding the project. When
possible, needed transportation improvements will be listed and discussed. Based upon the
conclusion of the traffic analysis, measures will be listed to mitigate potential traffic impacts
and system deficiencies associated with future development in the Project Area.
f. Hvdrology: This section will identify the existing storm drain facilities that presently serve
the Project Area and the adequacy ofthose facilities to serve future development. Since much
ofthe Project Area is vacant and surrounds the Aqua Hedionda lagoon, it appears that most
of the surface water runoff generated within the Project Area flows into the lagoon. The
hydrology section of the EIR will reference existing hydrology information on file with the
City as to the types of hydrology improvements, if any, that will be needed to serve new
development in the Project Area and protect the quality of runoff going into the lagoon. This
section will also identity if any existing stormwater collection facilities that are inadequate and
identify future improvements needed in the Project Area to handle increased developed runoff
quantities.
Based on existing information available Tom the City, CAA will identify whether or not there
are any known existing storm drain deficiencies serving the Project Area and list
improvements as mitigation measures to correct those deficiencies. However, if there are no
identified public improvements identified to correct deficiencies, CAA will present general
Ms. Debbie Fountain
March 12, 1999
Page 10
mitigation measures to mitigate identified hydrology impacts.
g. Public Services and Utilities: This section will reference the City of Carlsbad Growth
Management Program documents for Zones 3 and 13 regarding existing and fLture
infrastructure. These documents provide existing information on the public services and
utilities that will be needed to serve development in the Project Area in the titure. CAA will
send service letters to each respective public agency serving the Project Area to determine
whether or not approval of the proposed Plan will impact their ability to serve the Project
Area. The information gathered from the agencies will be presented in the Program EIR to
ident@ whether or not each agency has the capacity to serve future development that may
occur in the Project Area with adoption of the Plan. Existing documents on file with the City
that contain public service and utility information applicable to the Project Area will be
referenced to provide additional information in the analysis of determining potential impacts
on public services and utilities with adoption of the Plan.
When required by CEQA, mitigation measures will be provided to reduce potential public
service and utility impacts to a level of insignificance.
m~opulation This section will describe the existing population and housing
numbers in the City based on current data from both the State Department of Finance and the
San Diego Association of Governments.
The City of Carlsbad Housing Element guides the development of housing in the city. The
population and housing setting section will present information from the housing element
relative to housing goals and policies and housing needs in the City. Based on information
in the housing element, this section will identifjl any housing deficiencies and needs, and
determine whether or not any of those needs exist in the Project Area.
The impact section will discuss how the proposed Plan will impact or help the goals and
policies of the housing element to improve housing in the City. This section will also .present
information on how tax increment financing from the Project Area can be used to upgrade and
improve low and moderate housing needs of the community. The population and housing
section will also address how f%ture development in the Project Area will affect population
and housing projections for the City. CAA will work with the City to identify any existing
housing needs and determine whether or not the proposed Plan will impact or assist the City
in meeting those housing needs. When applicable, the Program ElR will list measures that
can be incorporated into the project to mitigate any housing impacts that may occur with
adoption and implementation of the Plan.
Ms. Debbie Fountain
March 12, 1999
Page 11
i. Geologic: The geologic section of the EIR will reference existing geologic and
geotechnica! information on file with the City relative to the Project Area. This section will
identify any known geologic constraints that may exist either within or adjacent to the Project
Area that may, from a geotectica! standpoint; impact future development. This section will
include existing exhibits and/or maps that show existing faults in relation to the Project Area.
When required to comply with CEQA, the EIR will list mitigation measures to mitigate
potential geotechnical impacts associated with future development in the Project Area.
j. Biolosv: A large portion of the Project Area is undeveloped which consists of the Aqua
Hedionda lagoon and vacant agricultural land. Some of the vacant land contains important
biological resources. The existing biological resources present in the Project Area as
identified by the City’s HCP will be described. An exhibit showing the existing habitat as
identified by the City’s HCP will be provided in the EIR.
It is CAA’s intent to provide as much existing biological information in the Program ElR as
possible based upon biological studies presently on file with the City. Since there is a large
amount, of existing biological information available for the Project Area, no new biological
site surveys or special studies will be conducted as part of the preparation of the biological
section of the Program EIR. Because there are no specific development plans proposed at
this time, none of the existing biological resources present in the Project Area will be
impacted by the Plan. However, future development could impact resources depending upon
the type and location of a project. CAA will contact the various resource agencies regarding
the Project. Information received from any of the resource agencies regarding the protection
of biological resources will be presented in the ElR. General biological mitigation measures
will be recommended, when required by CEQA, to mitigate biological resource impacts that
may occur with future development in the Project Area.
k. Hazards and Hazardous Materials: This section will discuss any known hazards or
hazardous materials that exist within the Project Area especially the Encina Power Plant. It
is likely that some hazardous materials used at the power plant have been spilled in the past
and are present in the soil. Based on our review of existing documents on file with the City
CAA will identify any documented hazardous materials spilled at the plant. CAA will not
conduct a Phase 1 study as part of our analysis, but rather rely on information present in
existing environmental documents on file with the City.
The existing power lines that extend through the Project Area emit electromagnetic fields
(EMF’s). M. Andriette Culbertson, President of Culbertson, Adams & Associates, has
extensive knowledge and experience with the environmental issues associated with
development near power lines and the effects of EMF’s on development CAA will provide
Ms. Debbie Fountain
March 12, 1999
Page 12
detailed EMF information and its effects on development proposed for the Project Area based
on the land uses proposed for the Project Area by the Carlsbad General Plan. CAA will
suggest measures when required by CEQA to mitigate potential significant hazardous impacts
with adoption and implementation of the Plan.
1. Alternatives: As required by CEQA, the Program EIR will provide a discussion of project
alternatives. This section will include the “No Project”, as required by CEQA, and up to two
additional alternatives for a total of three project alternatives. This section will discuss those
alternatives that can either reduce or eliminate any significant environmental effects that are
identified in the EIR’tith adoption of the proposed Plan. The alternative section will discuss
those alternatives that can result in the reduction of potential significant effects while still
accomplishing the project objectives. The discussion of the project alternatives will not be
as detailed as the proposed project, however, each environmental discipline discussed in the
EIR for the project will also be discussed in each project alternative. The project alternatives
will be selected in conjunction with Agency staff and the Agency’s redevelopment consultant.
m. Cumulative lmnact Analysis: This section will provide a discussion of the potential
environmental effects that could occur with approval and implementation of the Plan in
conjunction with other planned and entitled projects in the area. The list of cumulative
projects will be compiled based on a review of projects on file with the City of Carlsbad
Planning Department. Since the City has evaluated the potential impacts associated with
cumulative development of the city based on the land uses of the General Plan, it is our intent
to review with the planning department staff the build-out analysis conducted in the General
Plan and incorporate that analysis into the Program ElR.
In addition, CAA will contact the City of Oceanside to identify any cumulative projects in
Oceanside that could, in conjunction with cumulative projects in Carlsbad, result in
cumulative impacts. The cumulative impact analysis will be more general’than the project
evaluation, however, there will be sufficient cumulative analysis to comply with CEQA.
n. Growth Inducing Imoacts of the Proposed Action: This section will discuss the ways the
adoption of the proposed Plan could foster economic or population growth or the
construction of additional development, either directly or indirectly, within the Project Area.
o. Anv Significant Effect on the Environment That Cannot be Avoided if the Proiect is
Implemented: This section will discuss any significant effects that can not be avoided should
the Plan be approved and implemented.
Ms. Debbie Fountain
March 12, 1999
Page 13
p. The Relationshin Between Local Short-Term Uses of Man’s Environment and the
Maintenance and Enhancement of Long-Term Productivity: This section which will describe
the cumulative and long-term effects of the Plan which adversely affect the state of the
environment.
q. Organizations and Persons Contacted: A list of all public and’private organizations,
agencies and individuals contacted during preparation of the DEIR will be provided.
5. Screen Check Copy of the Draft Program EIR:
Once the Draft Program EIR is completed, CAA will submit six (6) screen check copies to staff for
review and comment. Once staff has completed its review, CAA will meet to discuss staffs
comments and changes. CAA will then incorporate all applicable comments by staff into the Program
EIR and print the required number of copies for public review.
6. Print and Mail The Draft Program EIR:
For the purposes of this proposal, CAA will print thirty (30) copies of the Draft Program EIR. The
Program Draf? EIR will be mailed to all agencies and individuals on the contact list. included within
the 30 copies, eleven (11) copies will be sent to the State Clearinghouse. In addition, one copy will
be mailed to the County Clerk as required by CEQA. Should additional copies be needed they will
be printed and billed at cost.
7. Complete and File The Notice of Completion:
In conjunction with mailing the Draft Program EIR , CAA will complete a Notice of Completion
(NOC) for submittal to the State Clearinghouse and the County Clerk. CAA will prepare the NOC
and submit two (2) copies to City staff for review and signature. Once signed, CAA will file the NOC
with the State Clearinghouse and the County Clerk.
8. Prepare The Response to Comments and Final Program EIR:
After the Draft EIR required 45 day public review period has ended, CAA will provide a written
response to all written comments received by the Agency. The responses will be’in the form of a
Response to Comment section either separately or as part of the Draft EIR. The Response to
Comment section in conjunction with the Draft EIR will comprise the Final Program EIR. CAA will
present the Final EIR in a format acceptable to the Agency.
Ms. Debbie Fountain
March 12, 1999
Page 14
Once the Response to Comments document is completed, six (6) copies will be submitted to City staff
for review and comment. After staff completes its comments, CAA will incorporate their comments
into the final Response to Comments document. CAA will mail a copy of the Response to Comments
to all agencies and/or individuals that submitted written comments to the Draft EIR. The responses
will be sent by certified mail at least ten days prior to the Agency/City certieing the Final Program
EIR. For purposes of this proposal, thirty (30) copies of the Final EIR will be printed.
9. Attend Project Meetings:
CAA will attend up to four (4) project meetings with City staff during preparation of the Program
EIR. This includes the kick-off meeting, scoping meeting and staff meetings to review comments to
the EIR Additional meetings requested by staff will be billed at our standard billing rates based upon
the personnel from CAA in attendance.
10. Attend Public Hearings:
CAA will attend two (2) public hearings in support of the Program EIR. Attendance at additional
public hearings will be billed at our standard billing rate based upon the person from CAA in
attendance.
11. File The Notice of Determination and Pay The Fish and Game Fee:
Once the Final Program EIR is certified by the City, CAA will file a Notice of Determination (NOD)
with the State Clearinghouse and the County Clerk as required by CEQA. The project will require
the payment of a Fish and Game Fee to the County Clerk. Prior to the filing of the NOD, CAA will
request a check from the Agency to pay the required Fish and Game fee to the County Clerk. CAA
will submit the City’s check for payment of the required Fish and Game fee at the time the NOD is
filed with the County Clerk. Once the NOD is filed there is a 30 day statue of limitation period the
public has to file legal challenges to the Final EIR. If no legal challenges are tiled to the adequacy
of the EIR within this 30 day period the certification of the EIR is final.
12. Mitigation Monitoring Plan:
CAA will prepare a Mitigation Monitoring and Reporting Plan (MMRP) as required by CEQA for
those measures listed in the EIR to mitigate potential significant impacts. The Mitigation Monitoring
Plan will list all mitigation measures suggested in the EIR and identity the City department and
contact person responsible for monitoring the implementation of the mitigation measure. CAA will
follow a MMRP format acceptable to the City. CAA will submit three (3) copies of the MMRP to
City stafffor review and comment. Once staff has completed its review, CAA will incorporate staffs
Ms. Debbie Fountain
March 12, 1999
Page 15
comments and submit six (6) final copies to the City for its use.
13. Findings of Fact and Statement of Overriding Considerations:
Should the EIR ident@ unavoidable adverse impacts with adoption of the Plan, CAA will prepare
a draft resolution, finding of fact and statement of overriding considerations for use by the Agency.
CAA will submit three (3) copies of each document to staff for review and approval. Upon staffs
review, CAA will incorporate their comments into the documents and submit six (6) copies of each
document to staff for its use.
14. Schedule:
CAA is prepared to begin preparation of a Program EIR immediately upon signature of a contract
and can have an EIR ready for certification by late September or early October, 1999 as presented
below:
*March 22 1999-Notice to proceed and sign contract
April 1, 1;99-Submit Initial Study and Notice of Preparation to Agency for review
*April 19 1999-Mail Initial Study and Notice of Preparation for a thirty (30) day review
May 6, ;999-Conduct Scoping Meeting
June 14, 1999-Submit Screen Check Draft EIR to Agency for review
*July 7 1999-Mail Draft Program EIR for 45 day public review
Septekber 6, 1999-Submit Screen Check Final EIR to Agency for review
*September 15, 1999-Mail Response to Comments/Final ElR
*September 27, 1999-date City/Agency can certify Final Program EIR
* Milestones
15. Proposed Fee:
The proposed cost not to exceed based on the above scope of work is $70,200.00. This fee includes
all reimbursable expenses including printing, mileage, meals, etc. This proposal is valid for a period
of 30 days.
16. Payment:
CAA will submit monthly invoices that will include work completed up to the day of the invoice for
work completed the previous thirty days. +
-
(I . . ,c’ s .’ -
Ms. Debbie Fountain
March 12, 1999
Page 16
17. Needed Information:
CAA will need the following information in order to begin preparation of the Initial Study and Draft
Program EIR:
a. Complete project description
b. Copy of the City of Carlsbad General Plan, General Plan EIR and General Plan EIR
Addendum and Technical Appendix
i:
Copy of the City of Carlsbad zoning and land use maps
Copy of HCP
e. Copy of Comprehensive Land Use Plan, McClellan-Palomar Airport, October 1986
f. Copy of EIR for Encina Power Plan Site GPA (not certified)
g. Copy of PUC Initial Study and Negative Declaration, ‘October 13, 1998
h. Copy of Title 19 of the Municipal Code regarding CEQA procedures
i. Copy of Zone 3 and 13 Local Facilities Management Plan
18. Reimbursable Expenses:
All reimbursable expenses are included in this proposal, including reimbursable expenses such as
mileage, postage, printing, etc.
19. Deliverables:
Culbertson, Adams & Associates is prepared to provide the City of Carlsbad Housing and
Redevelopment Department with all deliverables as identified in the above scope of work.
20. Billing Rate:
Culbertson, Adams & Associates rate schedule for this project is attached as Appendix C
21. Coordination With Consultants
CAA will coordinate preparation of the Program EIR with the City’s redevelopment consultant and
special legal counsel. We will work closely with the City’s consultants to prepare an ElR that can
be certified as quickly as possible to meet the City’s schedule constraints.
.
Ms. Debbie Fountain
March 12, 1999
Page 17
22. Coastal Issues:
In addition to preparing the Program EIR for the project, you also asked us to provide a scope of
work and cost estimate to process the Plan with the California Coastal Commission. Below is a
proposed scope of work and range of cost associated with that effort should the City want
Culbertson, Adams & Associates, Inc. (CAA) to assist them with this effort.
Mr. David Neish of CAA has over 30 years experience processing development plans with the
Coastal Commission. In addition, Ms. Andi Culbertson, President of Culbertson, Adams &
Associates, Inc. has over 20 years experience processing projects with the Coastal Commission.
Several of the more controversial projects Mr. Neish and Ms. Culbertson have successfully processed
include:
* Bolsa Chica, located in Orange County
a Newport Coast, located in Orange County between.Laguna Beach and Newport
Beach
l Soka University, located in the Santa Monica Mountains of Los Angeles County
Due to the unique and potential controversy associated with this project, it will be vital for someone
with extensive experience to help the City process this project with the Coastal Commission. Mr.
Neish and Ms. Culbertson both have the unique experience and legal expertise needed to process your
Plan with the California Coastal Commission.
Due to several unknowns of the project at this time including a complete project description, a project
schedule, and the current political climate of the Coastal Commission, it is speculative to give the City
a fixed fee proposal. Projects such as this are typically contracted on a time and materials or monthly
. retainer basis.
Based on our knowledge of the proposed project at this time, we feel-the Coastal process would take
approximately nine (9) to twelve (12) months once the Plan is approved by the City/Agency. We
estimate the cost for processing the Plan could range between $100,000 - $200,000. However,
please keep in mind this is an estimate only at this point.
If the City would consider CAA to assist them with obtaining approval of the Plan with the Coastal
Commission, we suggest we meet and discuss a specific strategy in addition to a thorough schedule
and budget.
Ms. Debbie Fountain
March 12, 1999
Page 18
If you have any questions regarding this proposal, please call Phil Martin at (949) 58 I-2888. Our fax
number is (949) 581-3599 and our e-mail address is mail@caaplanning.com. We look forward to
hearing from you.
Sincerely,
Culbertson, Adams & Associates, Inc.
President
MAC/PCM:db (242-1338
APPENDIX A - Resumes
APPENDIX B - References
APPENDIX C - Schedule of Fees
APPENDIX A
RESUMES
-
v _I- ;. .~ &
Background
and Company
Philosophy
Established in 1981, Culbertson, Adams & Associates, Inc.
was organized with the philosophy that the process of obtaining
planning approvals is best carried out by a management team
which devises aggressive, yet workable, instruments for
carrying out a planning project. Our extensive experience in
the public sector enables us to establish an instant and effective
relationship with staff and decision makers. This close
relationship allows immediate translation of client goals into the
general planning and/or entitlement framework, with
considerable cost and time savings for the project. Trends in
municipal approaches and changes in planning philosophy are
transmitted directly to the municipal client. Our years of
experience working both at and with the municipal agencies is
unique and facilitates our early and complete participation in
the realization of planning objectives.
A further aspect of our organizational philosophy relates to cost
control. It is our belief that clients should be offered a product
at a fixed cost for its production, management and processing.
Therefore, all costs associated directly with Culbertson, Adams
& Associates, Inc. for project management, meetings, liaison
and consultant coordination are included in our fee, regardless
of the hours necessary to accomplish these tasks. We believe
that this approach represents our commitment to a project and
its successful completion, assuring the client of our professional
responsibility in discharging the duties of a project.
Abilities Culbertson, Adams & Associates, Inc. is capable of generating
and presenting a wide range of planning documents. Our
firm’s principals have extensive experience in the preparation
of general plans, community plans and specific supportive
studies, such as for transit, school or trails sub-components.
Other areas of experience and expertise include selective
ordinance revision (i.e., zoning codes, planning procedures),
land use suitability analyses and coastal planning. In
connection with these plans and analyses, our firm has
encountered a broad spectrum of planning issues and concerns.
The innovative approaches and strong planning support
provided by the principals of our firm are particularly
appreciated by clients.
Our firm also specializes in environmental documents subject
to the California Environmental Quality Act (CEQA). Our
outstanding reputation in the timely preparation of complete
documents, as well as our expert knowledge of the Act, its
guidelines and influential case law, are key assets in our firm’s
abilities.
One of the significant advantages of our firm is our principals’
knowledge of, and experience with, the entire planning
process, from general plans to building permits. Having spent
an accumulated total of nearly 35 years in public agency
planning organizations, we are keenly aware of the various
opportunities and constraints in such organizations. Our
understanding of these elements, combined with our extensive
experience in planning, enable us to offer a municipal client the
best planning services available.
M. ANDRIETTE CULBERTSON
President
?;incipal
---._ Resume Abstract --.- =___--
M. Andriette Culbertson has worked professiwally in the Sold iif plar?niq.*l , J, z;jniilg and environments!
matters in both the public and private sectors since 1?73 and h3s m3inidit~e~.l ii separate ;dw praciict-
in those areas since 1987.
E&cation Undergraduate
Work
Grad1 late Work
G! advate
Member
Guest Lecturer
Class Instructor
-- ----
Experience 1996 - present
1987 - 1996
1981- 1987
1979 - 1981
1977 - 1979
1973 - 1977
Uni*ter:ity of ?3zzlifornia, IF&w
B.A., Pnlitical Science, 1974
Cal Poly Pomcna
S&w! cfUr&tt! md Regional Plar;_lling 1975 j 975
Western State University School of Law
3.D., cvm laude, December 1986
State Ear of California
Aztot?ley at Law
o UniveiSity of Califotia, Irvine
Xiliversity Extension
0 Ca!ifornia State Uriwrsily, Fullerton
Uniwxsitjj of California, Irvin::
Calbexon, Adams & Associates, Inc.
President
Culbertson, Adrms & Asso&tes, Inc.
Exe&-/e Vice President and Prixipal
Ctilbertson, Adams dz Associates, Inc.
Vice Pi&dent alx! Principal
Jack CT. R.aub Corny&y
Manager, Environmental Analysis
City of lrvine, Environmental Analysis and Current
Planning Divisior.5. Positiws held: Chiec
Environmental Analysis Division, Senior Planner
Section Head, Chairman of the Subdivision
Committee.
County of Orangs, Zoning and Environmental
Analysis Divisions. Positions held: Seddent Intern,
junior Planner, Planner I, Planner II.
.M A NDRIETTE CULBERTSO~V Reswne Rbs:ract ----_-
&Ix-pt?i?ise s i4.dni;:istraticn of the California Environmental Quality Ao: and
?uTailorIal Et-!vironmental Policy Act.
* Ci?+rdinat;on of general plan amendments, special studier ,~,;,d zolle
chanoes. 3
. Trzhnical sup;‘ort in CEQABEPA litigation matters.
. CEQA and Land Use Counsel.
. Mi:~nl:el-, CEC,C, Steering Committee of Assemblywoman Coris Ah
. Exi;ert witness, CXQA, gen cral planning, and coastal planting
!iMt?ers.
Ms. Culbcrtson has had extensive experience in project management and planning activities in. a
variety ofjurisdictions since 1973. These projects included all phases of planning approvals, from
general plan amendments to subdivisions. Her ability to effectively coordinate client objectives.
cunsultit-t team response to dendlines is a specific attribute in the successtil completion of her
piOajCtS.
Ms. Cuibertson brings a st~ial backgrollnd to the planning process through her knowledge of
Planning and Zoning !asv, the California Erlvironmental Quality Act (CEQA), and the National
Environr;icntal Poiicy Act (?JEPA). As ti;c author of over 300 environmental documents, Ms.
Culbertson is a recognized expert in these areas, often being called upon by legislators, state agencies,
local agencies, and attorneys to proy,*ide interpretation and expertise. Ms. Culbertscn has prepared
statutor)? and regulatory amendments to CEQA and its Guidelines on a regular basis since 1977, and
has worked cxtecsive!y on major litigation matters pertaining to CEQA and NEPA compliance. Ms.
Culbertson’j rich backgro~d and acute awarcncss in this field is the foundation for err.4ronmental
dccumen!: ~.vh~e integrity and compliance with appiicable regulation is above reproach.
Ms. C1&erts:)n has participated in the preparation of major Feature Plans and Area Plzlns, and also
organizcd ard msr.a;od seneral p!ar? amendments and com.munity plan studies for ciients in the public
and priva: e sectors.
A more detailed resume is available on request.
P"ffI,I.. Ca ilIAR T'iV ------
?‘ice !%siderz! of ,?%?$~o??me?li~ P!cuarir~~;
zesa<f)e !h!J$fI ,qit ----__ -vm.---_--” .-
Xr. ?wIartin has work& professionally in the envirc~::~e~t~ti-:i c<:diing 6e!? 5x bxI: !he pr&Iic ani!
private sectors &ce 1973.
iWucution Kznszs State Universiy - Ba$!or cf Science-Life Science
‘CJ:;iy&;y %T< (^:i$if;-.j+-!>tr& - Earai:Cd in Li&?. COXXXJtiCXk 2:
i~~,~elcpme:ki Cerrikte Progr5.m
Uziverzity cf Cali&&-irvlze -’ Src)i!ed in s.. . . , T+-v2:ne:I:Lzi.l Site Assessment
and Remedi&;io.n CCi?ifil:att .PWI~GXI
Experir?nce ]?9fj- 199Q -- a J?:il I%-tin :It: AS9JCi&CS
ih-iixr
1988 - 1990
Skve:wq Pwto & P&e, Jnc.
Priject Administra; or
khns:on ;.:onmlct:c:~l!, Iw,
SCi;iCT !J;‘c.ject ~lLh-iagt--r
1978 . . isg5 Wrtisysl.en3, Inc..
Se;lior Project Manager
.----. -------- ._-..- ------.- _______--_-_--_
Expertise
Expertise includes the preparation of environmcntd impact reports for comp!iance with the
California E.nvironmen&ai Quality Act (C&A) and Nationai Environmer,tal kdicy Act (NEPA)
for both the public and private sel.::ors for a wide variety of projects
-
l
PHILIP C. MARTIN Resunie AbstracS -- .--------.------PI_. -
Principle responsibilities include the prepararion of en-tircnmental documents Fom the beginning of
project conception through project entitlentents X. ihfaltin aim ,;tcsists cliersis with obtaining needed
entitlements from various federal and state jurisdictions including permits from U.S. Fish and Wildlife
Service, California Fish and Game, Army Ccrps o f Engineers and F.egiona! Water Quaiity Control
Board. Mr. Martin also has extensive experience preparing environmental documents for
redevelopment plan adoptions, amendmen&, and mergers, as w-e11 as redevelopment projects.
Professional
Affirinlions Associat&n ofEnvironmental Pr&ssioaals
LiSi oj Clients Arena Corpcrate Center-Ci!y of Anahelxn
Vigilantes Base&!1 Team Stadium at Saddleback College -
City of Mission Viejo
The Lakes CorrdomIniuln Froject - City of Costa Mesa
Home Place Shopping Center - City of Santa Ana
Sheraton I-lctel - City of Santa Ana
Mission Viejo Redevelopment Agency - Redevelopment
Plan Adoption
Santa Ana Redevelopment Agency - South Main Street
Redevelopment Plan Amendment
Garden Grove Redevelopment Agency - Redevelopment Plan
Merger
La Quinta Redevelopment Agency - Redevelopment Plan
Amendment
San Marcos Redevelopment Agency - Redevelopment Plan
Amendment
PHILIP C. MARTIN Resume Abstraci
City of Santa An*> b Fsshion Square (Main P1lc.e) - Redevelopment
Project
Burbank Redevelopment Agency - Extensicin of the IJse
of Eminent Domain
Delta Cove Residential Project - City of Antioch -
Hazardous Waste Development Project
Delta Dunes Residential Project - City of Antioch -
Hazardous Waste Development Project
Santa Margarita Water District-Mitigated Negative
Declaration - Construction of Two 10 Million Gallzn
Water Tanks
City of Ranch0 Pales Verdes - Mitigated Negative
Declaration - Expansion of the Point Vicente
Interpretive Center
City of Colton - Mitigated Negative Declaration -
Wastewater Treatment Plant Expansion
City of Santa Ana - Shell Car Wash, Gas Station,
Convenience Store - Project Approval including General
* Plan Amendment, Zone Change, Conditional Use Permit
Conducting due diligence for a senior citizen housing
developer for eight (8) projects located throughout
southern California
.DIANE L. BATHGATE, AICP
Senior Phnner
Resume Abstract
1~4s. Bathgate has worked professionally in the field of planning since 1987.
Eciuccition University of California, Santa Barbara
B.A., Environmental Studies and Psychology
California State University, Long Beach
Masters in Public Administration (currently enrolled) 4.0 GPA
University of California, h-vine (Extension)
Course work in p?anning law, environmental design, and architecture
Experience 1995 - present Culbertson, Adams & Associates, Inc.
Senior Planner
1989 - 1995 City of Irvine
Performed a wide range of duties in the Advance
Planning and Current Planning Divisions
1987 - 1989 City of San Juan Capistrano
Assistant Planner - Current Development
-. --
Expertise l Development and Design Review Processes
. Intergovernmental Relations
. Preparation of CEQA compliance documentation
. Development Monitoring and Reporting Programs
. Excellent written and verbal skills
- -.
DIANE L. BATHGATE, AICP Resume Abstract
Professional
AfJiliations
American Institute of Certified Planners
American Planning Association
Association of Environmental Professionals
In her six years at the City of h-vine Community Development Department, Ms. Bathgate was
assigned various tasks with increasing levels of responsibility. These positions included: Assistant
Planner - Commercial/Industrial Section; Associate Planner - Advance Planning; and finally Senior
Planner - Advacce.Planning. Major projects which Ms. Bathgate managed include two municipal
annexations (900 acres); Development Agreement between the University of California, Irvine, and
the City; and San Joaquin Marsh Enhancement Plan and EIR. Tn addition, Ms. Bathgate managed
the City Development Monitoring Program and developed the first annual reporting document which
provided status and recommendations on General P!an programs. Within the Commercial/Industrial
Section, Ms. Bathgate reviewed commercial, retail, and industrial development applications, prepared
environmental analysis, and provided updates of various planning and development code sections.
As an Assistant Planner at the City of San Juan Capistrano, Ms. Bathgate managed development
projects including zone changes, tentative maps, zone variances, conditional use permits, and
architectural reviews with associated environmental documemation. She prepared numerous written
and oral reports to City Council and various commissions.
Ms. Bathgate presently serves as a member of the City of San Juan Capistrano Planning Commission,
and has since 1990. In the capacities of Chairman and Vice Chairman, Ms. Bathgate conducted many
public meetings and hearings. Ms. Bathgate also serves as a representative to the Design Review
Committee.
Throlugh her varied work experiences, Ms. Bathgate has honed the ability to resolve issues
cooperative!y and diplomatically with pro.perty owners, developers, agencies, citizens, homeowners
associations, and city staff.
-
CHHSTOPHER J. HARRISON
Assistant Planner
-- Resume Abstract ------
Mr. Harrison has been involved in public sector planning since 1994, and has worked as a
professional planner in the private sector since 1997.
-- ---.-- ------ ---..-- .---
FJucation California State Polytechnic TJniversiiy, Pomona
B.S., Urban and Regional Plannirtg, 1996
Eqwie me 1997 - present Culbertson, Adams & Associates, Inc.
Assistant Planner
1494 - 1996 Individual projects for the Cities of Los
Angeles, Ontario, and Ba!dwin Park
,ruly, 1994 City of Huntington Beach
Planning Department (Intemj
Fxperfise l Planning and entitlement processing
c Preparation of documents pursuant to ihc
California Envircnmental Quality Act
. Zoning and Specific Plan Regulations
. Costal Development Permit Processing
Mr. Harrison’s public sector work includes “Operation Clean Sweep Alley Project” for the City of
Los Angclcs, Redevelopment of the Hoit Boulevard Transportation Corridor in the Ciiy of Ontario,
and the preparation of a “Downtown Specific Plan” for the City of Baldwin Park.
As a professional he has assisted in the preparation and processing of area plans, site plans, specific
plans, coastal development permits, tentative tract and parcel maps, and substantial compliance
exhibits. Other projects Mr. Harrison is responsible for include affordable housing programs (for the
Aliso Viejo and Coto de Caza planned communities), population and housing reports, land use
surveys, photo surveys, CEQA documentation, bond exonerations, fuel modification exhibits and
other documents pursuant to the Uniform Fire Code, and many other projects. Mr. Harrison has
quickly established himself at Cm as a talented and versatile planner.
APPENDIX B
REFERENCES
-
1. Ms. Susan Evans
Assistant Community Development Director
City of Burbank
275 East Olive Avenue
Burbank, CA 9 15 1 O-6459
(818) 238-5180
2. Ms. Maya DeRosa
City of Santa Ana
P.O. Box 1988 M20
Santa Ana, CA 92702
(7 14) 667-2792
‘3. Mr. Clinton Sherrod
Planning Director
City of Mission Viejo
25909 Pala, Suite 150
Mission Viejo, CA 92691
(949) 470-3000
4. Mr. Paul Desrochers
Community Development Director
City of National City
140 E. 12th Street
Suite B
National City, CA 91950-33 12
(6’19) 336-4254
5. Mr. Jerry Herman
Community Development Director
City of La Quinta
P.O. Box 1504
La Quinta, CA 92253
(619) 777-7000
APPENDIX C
SCHEDULE OF FEES
CULBERTSON, ADAMS &ASSOCIATES
PLANNING CONSULTANTS
GENERAL PROVISIONS AND
SCHEDULE OF FEES FOR PROFESSIONAL SERVICES
Standard Billing Rates Effective January 1, 1999
Billing rates are subject to revision effective January 1 of each year
Classification Hourlv Rates
Partner $190.00
Firm Principal 150.00
Principal Planner 135.00
Senior Planner 100.00
Project Manager 90.00
Engineering Coordinator 80.00
Graphics Technician 60.00
Associate Planner 50.00
Assistant Planner 45.00
Clerical 35.00
GENERAL CONDITIONS
1. Reimbursable expenses (travel accommodations including rental vehicles and
regularly scheduled commercial airline flights, food and lodging, blueprinting and
reproduction, delivery/courier, supplies, extensive mailing postage, etc.) are billed at
cost plus 10% and are in addition to the estimated fee for the project.
2. Automobile mileage outside Orange County will be billed at $0.31 per mile.
3. Hourly rates apply to work time as well as travel time and waiting time svhich occur
at public hearings, depositions or court testimony.
4. Statements will be submitted monthly for work in progress or upon completion of
work. Statements are payable upon receipt. Any statement unpaid after thirty (30)
days shall be subject to the maximum monthly interest charge provided by law on
amounts thirty (30) days past due. If Client fails to pay Consultant within sixty (60)
days after invoice is rendered, client agrees Consultant shall have the right to
consider such default in payment a material breach of the entire agreement, and,
upon written notice, the duties, obligations, and responsibilities of Consultant under
this agreement are terminated.
(Continued next page)
8.5 Argonaut, Suite 220, Aliso Viejo, California 92656-4105 l (949) 581-2888 l Fax (949) 581-3599
-. --
City of Carlsbad
September 23, 1999
Culbertson, Adams & Associates
M. Andriette Culbertson
85 Argonaut, Suite 220
Aliso Viejo, CA 926564105
AGREEMENT TO PFWARE PROGRAM ENVIRONMENTAL IMPACT REPORT FOR
ESTABLlSiiMENT‘OF REDEVELOPMENT PROJECT AREA It
Enclosed for your reference are copies of Carlsbad City Council Agenda Bill No. 15,379
and Resolution No. 99-307. These documents went before the Carlsbad City Council on
September 14,1999, where the enclosed Resolution was adopted, approving the
agreement referenced above.
Also enclosed is a copy of the fully executed agreement for your files.
If you have questions concerning the agreement, please call Debbie Fountain, in
Housing & Redevelopment Department at (760) 434-2811.
Kathleen D. Shoup
Sr. Office Specialist
1200 Carlsbad Village Drive - Carlsbad, CA 92008-l 989 0 (760) 434-2808 49