HomeMy WebLinkAbout2003-03-04; City Council; 17085; Agreements for EIR preparationCITY OF CARLSBAD -AGENDA BILL
AB# 17,085 TITLE: I REQUEST FOR APPROVAL OF AGREEMENTS FOR THE MTG. 3:;:30 PREPARATION OF AN ENVIRONMENTAL IMPACT
REPORT FOR THE PROPOSED LA COSTA TOWN
DEPT. SQUARE - EIR 01 -02 CITY MGR
RECOMMENDED ACTION:
That the City Council ADOPT Resolution No. 2003-052 , APPROVING agreements with
La Costa Town Square, LLC and Cotton Bridges Associates for the preparation of an Environmental
Impact Report (EIR 01-02) for the La Costa Town Square commercial/residentiai project.
ITEM EXPLANATION:
Request for Proposals for the preparation of an EIR for the La Costa Town Square project were sent
to four (4) consulting firms, three (3) of which submitted formal proposals to the Planning
Department. The Planning Department conducted a thorough review of all three (3) of the
proposals, the responses to the scope of work, the experience of the individuals involved and the
firm itself, performance and product delivery schedules, and costs submitted.
After reviewing all of the proposals, staff recommends that Cotton Bridges Associates be hired to
prepare the EIR for this project. The Cotton Bridges Associates proposal was well prepared,
exhibited a thorough understanding of the scope of work, and included a schedule and cost proposal
that was acceptable to staff and the applicant given the complexities of the project. The firm, and the
individuals who will conduct the La Costa Town Square EIR are experienced with this type of work.
Therefore, staff recommends the attached consulting agreement with Cotton Bridges Associates and
the agreement with La Costa Town Square, LLC as the applicant be approved.
FISCAL IMPACT:
The total cost of the consulting services to prepare the EIR is $155,465.00. The funds will be
provided by the applicant, La Costa Town Square, LLC, per the attached applicant agreement.
EXHIBITS:
1. City Council Resolution No. 2003-052 , with Exhibit 1 : Agreement with Consultant for
the Preparation of an EIR, and Exhibit 2: Agreement between City and La Costa town
Square, LLC for Payment of the EIR Consultant.
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A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING CONSULTING
AGREEMENTS WITH COTTON BRIDGES ASSOCIATES FOR
THE PREPARATION OF AN ENVIRONMENTAL IMPACT
REPORT FOR THE LA COSTA TOWN SQUARE PROJECT AND
AN AGREEMENT WITH LA COSTA TOWN SQUARE, LLC FOR
PAYMENT OF THE PREPARATION OF THE EIR
The City Council of the City of Carlsbad, California, does hereby resolve as
follows:
1. That a consulting agreement with Cotton Bridges Associates for
consulting services to prepare an Environmental Impact Report (EIR) for the La Costa Town
Square project (Exhibit I), and an agreement with La Costa Town Square, LLC for the payment
of the EIR consultant (Exhibit 2) are hereby approved and the Mayor is authorized to execute
said agreements.
2. Following the mayor's execution of said agreements, the City Clerk is
directed to forward copies of this resolution and said agreements to Cotton Bridges Associates,
attention Tim Gnibus, 8954 Rio San Diego Drive, Suite 610, San Diego, CA 92108; La Costa
Town Square, LLC,.8799 Balboa Avenue, Suite 270, San Diego, CA 92123; and the Planning
Department. *'
PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Carlsbad on the 4th day of mrch 2003, by the following vote, to wit:
*, AYES: Council ilembers L?wisr Firmila, Kulchin. Hall and Pzckard
ABSENT:
ATTEST:
b- (SEAL) d
AGREEMENT WITH COTTON BRIDGES ASSOCIATES FOR THE PREPARATION
OF AN ENVIRONMENTAL IMPACT REPORT (EIR 01-02)
THIS AGREEMENT, made this .b" day of f33B@H ,2063, between the
CITY OF CARLSBAD, a municipal corporation of the State of California, hereinafter
referred to as "CITY", and Cotton Bridges Associates, a Division of P & D Consultants,
Inc. hereinafter referred to as "CONTRACTOR".
RECITALS
WHEREAS, the CITY has entered into an agreement with La Costa Town
Square LLC. hereinafter called applicant, wherein the CITY agrees to prepare an
Environmental impact Report (EIR) for the proposed project identified as La Costa
Town Square (CT 01-09 et.al) which is located on the northeast corner of Rancho
Santa Fe Road and La Costa Avenue and more precisely shown on the plat marked
Attachment 1, attached hereto and made a part hereof; and
WHEREAS, the CONTRACTOR has the qualifications to prepare the required
Environmental Impact Report; and
WHEREAS, it is understood that the CONTRACTOR shall be an independent
contractor of the CITY;
NOW, THEREFORE, in consideration of their mutual covenants and conditions,
the parties hereto agree as follows:
I. CONTRACTOR OBLIGATIONS
CONTRACTOR shall prepare an Environmental Impact Report on the subject
project in accord with the California Environmental Quality Act as implemented by the
State Guidelines and by CITY in Title 19 of the Carlsbad Municipal Code and its
1 Rev. 08-08-97
implementing resolutions. In carrying out this obligation the CONTRACTORS duties
shall include the following:
(a) The CONTRACTOR shall, consistent with the Work Program contained in
Attachment 2, (1) make all necessary and required field explorations, reviews and tests;
(2) make all necessary and required laboratory tests and analyses; (3) appear and be
prepared to answer questions and prepare testimony on the final Environmental Impact
Report at all public hearings before the Plannirlg Commission and the City Council prior
to the certification of the report; (4) make 'aft r@ports necessary to comply with the
requirements of this section. Before preparing the draft report, the CONTRACTOR
shall submit five copies of a preliminary report (screen chesk EIR) tu the Planning
Director for staff review. The CONTRACTOR shall revise the preliminary report as
requested by Staff in order to make it suitable for draft EIR review.
(b) CONTRACTOR shall prepare a draft report in compliance with the Work
Program contained in Attachment 2 on file at the Planning Department (unless
otherwise stated in this agreement), attached hereto and made a part hereof and with
applicable state law and CITY ordinances. The CONTRACTOR shalt submit to CITY
fifty copies plus a reproducible master of the draft Environmental Impact Report to the
CITY.
(c) CONTRACTOR shall attempt to determine as soon as possible in the
study of the area involved, those factors which could severely inhibit or prohibit the
proposed project. If it appears that such factors are present, CONTRACTOR shall so
inform the Planning Director who in turn will discuss with the applicant the feasibility of
continuing with the report. The objective of this subsection of the agreement is to
minimize the cost if these adverse factors exist.
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(d) CONTRACTOR shall prepare and file with the CITY written responses to
all comments received subsequent to public notice that the draft Environmental Impact
Report has been filed. CONTRACTOR shall also prepare any response necessary to
matters raised at the public hearings. The written responses shall be prepared in a form
that will permit the responses to be incorporated into the final Environmental Impact
Report.
2. CITY OBLIGATIONS
(a) The CITY will make payment to the CONTRACTOR as provided for in this
agreement.
(b) The CITY wilt make available to the CONTRACTOR any documents,
studies, or other information in its possession related to the proposed project.
(c) The CITY will review the Preliminary Report presented by the
CONTRACTOR within fourteen working days of their receipt and make written
comments to the CONTRACTOR within that time period.
(d) The CITY shall provide the CONTRACTOR with copies of all written
comments received on the draft Environmental Impact Report subsequent to public
notice that the draft Environmental Impact Report has been fiied and is available for
public review.
3. TIME OF COMPLETION
Time is of the essence in carrying out the terms of this agreement. It is
understood that inclement weather conditions may delay the completion of field work.
The CONTRACTOR will be allowed as many additional days as are necessary to
compensate for days lost due to inclement weather. The CONTRACTOR shall submit
to the CITY five copies of the Preliminary Environmental Impact Report within six weeks
3 Rev. 08-08-97
of the signing of this agreement by both concerned parties. The CONTRACTOR shall
submit to the CITY fifty copies of the draft Environmental Impact Report within ten
working days of the completed staff review of the Preliminary Environmental Impact
Report.
4. PAYMENT
The CONTRACTOR will be paid a maximum of One Hundred Fifty-five
Thousand Four Hundred $ixty-flve dollars ($155,465) Cor all wmk necessary to carry out
the requirements of thh agmement. Actuaf payment shall be baW ~n the cost of the
report based on the east$ as set forth in Attwhmeilt 3 On fife at the Planning
Department. The CONTRACTOR shall be paid within 30 days, in response to monthly
invoices based on the percentages of the tasks completed according to Attachment 3.
The final 18 percent will be paid, not to exceed the maximum amount provided in its
agreement, within 30 days after receipt of invoice, to be submitted after the certification
of the Environmental trnpact Report by the City Council.
5. LIMITS OF THE,,O&WGA'FION
The limits of the obiigation of the CITY under this agreement is the sum of One
Hundred Fifty-five thousand Four Hundred sixty-five dollars ($ "t6,465) which amount
is estimated to be sufficient to compensate the CONTRACTOR for all services
performed hereunder during the terms of this agreement. In the event at any time it
appears to the CONTRACTOR that said sum may not be sufficient, he shall
immediately so notify the Planning Director. He will not perform any work or incur any
obligation beyond said sum of One Hundred Fifty-five Thousand Four Hundred sixty-
five dollars ($ 155,465) without appropriate amendment to this agreement.
4 Rev. 08-08-97
6. CHANGES IN WORK
If, in the course of this contract, changes seem merited by the CONTRACTOR or
the CITY and informal consultations indicate that a change in the conditions of the
contract is warranted, the CONTRACTOR or the CITY may request a change in the
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 or CONTRACTOR
to inform them of the proposed changes along with a statement of estimated changes
in charges or time schedule. After @aching mutual agreement on the proposal, a
supplemental agreement shall be prepared by the CITY and approved by the CITY
according to the procedures described in Carlsbad Municipal Code Section 3.28.172.
Such supplemental agreement shalt not render ineffective or invalid unaffected portions
of the agreement. Changes requiring immediate action by the CONTRACTOR or the
CITY shall be ordered by the Planning Director who will inform a ptinclpal of the
CONTRACTORS firm of the necessity of such action and follow up with a supplemental
agreement covering such work.
The lump sum amounts detailed in this agreement shall be adjusted for changes,
either additive or deductive, in the scope of work, provided such changes are processed
according to the procedures in this paragraph.
7. 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
5 Rev. 08-08-97
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.
8. &
The CONTRACTOR shall comply with the state and federal laws regarding
nondiscrimination.
9. TERMINd$J!$2N ,Q,F.@QWRACT
The CITY may terminate this agreement at any time by giving w#Wn notice to
the CONTRACTOR of such termination and- specifying the effective data thereof, at
least fifteen days prior to the effective date of the termination. In the event of
termination, all finished or unfinished documents and other materiats pr@pa@$ pursuant
to this agreement shall become its property. Upon termination for rea~ons other than
breach of this agreement CITY shall pay CONTRACTOR the r@asonable value of the
services completed to the date of notice of dsterminatkn.
IO. DISPUTES
If a dispute should arise regarding the performance of work under this
agreement, the following procedure shall be used to resolve any question of fact or
interpretation not otherwise settled by agreement between parties. Such questions, if
they become identified as a part of a dispute among persons operating under the
provisions of this contract, shall be reduced to writing by the principal of the
CONTRACTOR or the CITY Planning Director. A copy of such documented dispute
shall be forwarded to both parties involved along with recommended methods of
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resolution which would be of benefit to both parties. The CITY Planning Director or
principal receiving the letter shall reply to the letter along with a recommended method
of resolution within ten (IO) days. If the resolution thus obtained is unsatisfactory to the
aggrieved party, a letter outlining the dispute shall be forwarded to the City Council for
their resolution through the office of the City Manager. The City Council may then opt
to consider the directed solution to the probtem. In such cases, the action of the City
Council shall be binding upon the parties involved, although nothing in this procedure
shall prohibit the paMes seeking remedtss avaifabb to them at law.
11.
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 CONTWCTOR may be subject to criminal prosecution. The CONTRACTOR
acknowledges that California Government Code Sections 12850 ,et ,ma., 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 (5)
years. The CONTRACTOR acknowledges debarment by another jurisdiction is
7 Rev. 08-08-97
grounds for the Fity of Carlsbad to disqualify the CONTRACTOR from the selection
(Initial)
The provisions of Carlsbad Municipal Code Sections 3.32.025, 3.32.026,
12. STATUS OF THE CONTRA-
The CONTRACTOR shall perform the service$ prpvided for herein in
CONTRACTORS own way as an ~~~~~0~~~~ corrtra&m and in pursuit of
CONTRACTOR's indqmndent callirtg, and not as a8 empfayees of the CITY.
CONTRACTOR shafl be under control of the CITY only as to th0 result to be
accomplished, but shaft consult with the ClfY as provided for in the request for
proposal. The persons used by the CONTRACTOR to provide sdcm under this
agreement shall not be considered employees of the CITY far any purposes
whatsoever,
The CONTRACTOR is an independent contractor of the CJT'Y. The payment
made to the CONTRACTOR ptrmuant to the contra& shall be the full and complete
compensation to which the CONTRACTQR is entitied, The CITY shall not make any
federal or state tax withholdings on kholf of the CONTRACTOR or hidher employees
or subcontractors. The CITY shall not be required to pay any workers' compensation
insurance or unemployment contributions on behalf of the CONTRACTOR or hidher
employees or subcontractors, on behalf of the CONTRACTOR. The CONTRACTOR
agrees to indemnify the CITY for any tax, retirement contribution, social security,
overtime payment, or workers' compensation payment which the CITY may be required
to make on behalf of the CONTRACTOR or any employee of the CONTRACTOR for
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work done under this agreement.
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 CONTRACTORS that are included in this agreement.
13. 2
All documents and mahiats prepared pursuant to this agreement are the
property of the CITY. The CITY shall have the unrestrichxi autbority to publish,
disclose, distribute and otherwise use, in whet@ of in part, any report$, data, or other
materials prepared under this agreement.
14. REPRQ&lUCTfBM RIGHTS
The CU~TRACTOR agrees that all copyrights which arise from creation of the
work pursuant to this contract shall be vested in CITY and hereby agree8 to relinquish
all claims to such copyrights in favor of CITY.
15. RELEASE QF IPSFQRWTCON BY CONTRACTOR
Any reports, information or other data, prepared or assembled by the
CONTRACTOR under this agreement shall not be made maitable to any individual or
organization by the CONTRACTOR without prior wr*itten approval of the CITY.
16. 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 attorney fees arising out of the performance of the work
described herein caused in whole or in part by any willful misconduct or negligent act or
omission of the CONTRACTOR, any subcontractor, anyone directly or indirectly
9 Rev. 08-08-97
employed by any of them or anyone for whose acts any of them may be liable, except
where caused by the active negligence, sole negligence, or willful misconduct of the
City of Carlsbad.
CONTRACTOR shall at its own expense, upon written request by the City,
defend any such suit or action brought against the City, its officers, officials, employees
and volunteers. CONTRACTOR'S indemnification of City shall not be limited by any
prior or subsequent declarathn by the CONTRACTOR.
17. ASSIGNMEN3 GQMTRAc7'
CONTRACTOR shdf not assign #IL contract or any part hereof Or any monies
due or to become due thereunder without prior written consent of the CITY.
18. SUBG.Q@JJJMCTING
If the C0Nfl;lACTOR shall subcontract any of the work to be performed under
this contract by CQM"I'CTOR, the CONTRACTOR shall be fully mspansible to the
CITY for the acts and omissions of its subcontractor and of the pers~nq either directly
or indirectly employed by its subcontractor, as it is for the ads and omissions of
persons directly employed by it. Nuthing contained in this contract shall create any
employee or contractual relationship between any subcuntractor of CONTRACTOR and
the CITY. The CONTRACTOR shaft bind every subcontractor and every subcontractor
of the subcontractor by their terms of this contract applicable to its work unless
specifically noted to the contrary in the subcontract in question approved in writing by
the CITY.
19. PROHIBITED INTEREST
No official of the CITY who is authorized in such capacity on behalf of the CITY
to negotiate, make, accept or approve, or to take part in negotiating, making, accepting
10 Rev. 08-08-97
or approving any architectural, engineering, inspection, construction, or material supply
contract or subcontract in connection with the construction of the project, shall become
directly or indirectly interested personally in this contract or in any part thereof. No
officer, employee, architect, attorney, engineer or inspector of or for the CITY who is
authorized in such capacity and on behalf of the CITY to exercise any executive,
supervisory or other similar functions in lcronnectlon with the performance of this contract
shall become directly or indirectly interested personally in this contract or any part
hereof.
20.
No verbal agreement or conversation with any officer, agent clf employee or 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 shall such verbal agreement or
conversation editle the CONTRACTOR to any additional payment vuhatsasver under
the terms of this cuntmd.
21. SUCCE$#$Q&QR RSiFlGEJS
Subject to the provision of Paragraph IO, "Hold Harrnle$s Agreement", all terms,
conditions, and provisions hereof shalt inure to and shall bind each of the parties
hereto, and each of their respective heirs, executors, wtministrators, successors, and
assigns.
22. EFFECTIVE DATE
This agreement shall be effective on and from the day and year first written
above .
23. CONFLICT OF INTEREST
The CONTRACTOR shall file a Conflict of Interest Statement with the City Clerk
11 Rev. 08-08-97
in accordance with the requirements of the City of Carlsbad Conflict of Interest Code.
The CONTRACTOR shall report investments or interests in all four categories.
24. 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, its agents, reprwmtatives, employees or
subcontractors. Sa@ fn$uranie;e shall he aM@ined fram an ~~~~~~~~~ carrier admitted
and authorized to do busimss in the: St@@ of CTalEfornb. fha insumnce carrier is
required to have a current Best's Key Rating of not less than "A-V" and shall meet the
City's policy for insurance as stated in Resolution No. 91-403.
A. Coveraqas and Limits.
CQNTWCTOR shall maintain the types of coverages and mtnimum limits
indicated herein, unless a lower amount is approved by the Cky Attorney or City
Manager:
1. Cornprehenslvs Genera! Liability In@atrance. $2,080,000 combined
single-limit per occurrencfa 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.
2. Automobile Liability (if the use of an automobile is involved for
CONTRACTOR'S work for the City). $1,000,000 combined single-limit per accident for
bodily injury and property damage.
3. Workers' Compensation and Employer's Liability. Workers'
12 Rev. 08-08-97
Compensation limits as required by the Labor Code of the State of California and
Employer's Liability limits of $1,000,000 per accident for bodily injury.
B. Additional Provisions.
CONTRACTOR shall ensure that the policies of insurance required under
this agreement contain, or are endorsed to contain, the following provisions.
1. The City shall be named as an additional insured on all policies
excluding Workers' CornpentPation.
2. The CQNTWCTOR shall fmish c%rtifiw&s a% insurance to the
City before commencaf*nent ~f work.
3. The CONTRACTOR shall obtain occurrenw coveraQ8.
4, This insurance shall be in force during the fife of tie agreement
and any extension thereof and shall not be canceled without 30 days prior written notice
to the City sent by csrtified mail.
6. If the CONTRACTOR fails to maintain ;"my of the insurance
coverages required herein, then the City will have the option to declare the
CONTRACTOR in breach, or may purchase re@&%rnent insurance or pay the
premiums that are due on existing policies in order that the required coverages may be
maintained. The CONTRACTOR is responsible for any payments made by the City to
obtain or maintain such insurance and the City may collect the same from the
CONTRACTOR or deduct the amount paid from any sums due the CONTRACTOR
under this agreement.
25. RESPONSIBLE PARTIES
The name of the persons who are authorized to give written notices or to receive
written notice on behalf of the City and on behalf of the CONTRACTOR in connection
13 Rev. 08-08-97
For Contractor:
with the foregoing are as follows:
For City: Title: Planning Director
Name: Michael J. Molzmiller
Address: 1635 Faradav Avenue
Carlsbad CA 92008
Title: "&&gqt Mart@ger
Name: Tim @nibus
Address:
Sm Q&$Q CA 92W8 -
ArchitWtfLieBnbe3 Number: N/A
LicenM Number: N/A
26. BUS&fjESe LICENSE
CONTRACTOR shall obtain and maintain a City of Carisbad E3uSiniess License
for the duration uf the? mntract.
27.
This agreement, together with any other written dQcun8nt- referred to or
contemplated herein, embody the entire agreemefit and understanding between the
parties relating to the subject rnat€er Reresf. Neither this agreement nor any provision
hereof may be amended, modified, waived or discharges except by an instrument in
writing executed by the party against which enforcement of such amendment, waiver or
discharge is sought,
...
...
...
I4 Rev. 08-08-97
Executed by CONTRACTOR this 6Y% day of
CONTRACTOR:
Cotton Bridges Associates,
A Division of P & D Consultants, Inc.
(Name of Contractor)
(sign herb)
(prinf narneltitle)
CITY OF CARLSBAD, a municipal
corDoration of the State of California
r
(Proper notarid acknowtedgment of execution by CONTRACTOR must be aWed).
(Chairman, pmt$cf@f?t or vice-president and secretary, assistant secret&$& CI=o f$' assistant
treasurer must sign &r corpafations. Otherwise, the corporation must Ma@& & redolution
certified by the secr&@ly or assfstmt secretary under corporate seal erHp@tYsriq the ofices(s)
signing to bind the curpwa#on.)
(If signed by an in&v@u%t paffner, the partnership must attach a st&m@f?t of partnership
authorizing the pa&x?r to exec&& this instrument).
APPROVED AS TO FORM:
RONALD R. PALL, City Attorney
15 Rev. 08-08-97
CT .
au.4 5" JOU 3 before me, 6h &&.-A +I-. &X.
Notary Public, pdsonally appeared /$JI.&~ 6.~2~~6 P
[ ] personally known to me - or [ ] proved to me on de basis of satisfactory evidence to
be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that helshelthey executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
STATE OF CALIFORNIA
COUNTY OF SAN DIEGO
Notary Public, personally appeared
[ ] personally known to me - or [A prodd to me on th
be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in hislherltheir authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
ATTACHMENT I
\
SITE
LA COSTA TOWN SQUARE
EIR 01-02
Our scope of work assumes that the technical studies listed in the City’s November 25, 2002 Request for Proposals will be
provided to CBA in a timely manner. These studies include, but are not limited to the following key reports:
Hydrology and Hydraulic Study (O’Day)
Biological Resources Study and Focused Survey (RECON)
Noise Assessment (Pacific Noise Control)
Traffic Study (WPA Traffic Engineering)
Cultural Resources Study (RECON)
Paleontological Resources Study (San Diego Natural History Museum)
GeotechnicaVSoils Study (GeoSoils)
Final Program EIR for the Villages of La Costa Master Plan (T&B Planning Consultants)
Other reference documents cited in the November 25,2002 RFP
For purposes of our scope, we assume that the technical reports have been prepared to the satisfaction of the City of Carlsbad
and CBA for purposes of preparing the EIR. We also assume that the technical consultants will be responsible for making
revisions (if required) as a result of City comments on screencheck ElRs and/or CBA review of the documents. We will provide
third-party technical review of key studies; however, our scope of work does not include revising these technical reports or
supplementing the information contained within these reports to make them adequate. We will obtain signed statements of
responsibility for each of the technical reports prepared for the EIR and include these statements in the appendices.
Task 1.0 Project Initiation
The purpose of this task is to initiate preparation of the EIR with the City and prepare a project description for the proposed
project which will provide the foundation of the EIR analysis.
Subtask 1.1 Kickoff Meeting
CBA will meet with the City to initiate preparation of the EIR. The purpose of the meeting is to discuss the scope and definition
of the project, status of technical report completion (if applicable), and overall project schedule.
Cotton/Bridges/Associates
999756.01 80 1
City of Carlsbad
La Costa Town Square EIR
Subtask 1.2 Inspect Project Area
CBA will survey the project area and surrounding vicinity to generally identify the existing environmental conditions including
land use, infrastructure, drainage, vegetation and topography, as well as other environmental issues directly applicable to the
project site. For this task, we assume that arrangements can be made to obtain access to the site.
Subtask 1.3 Review Documents
CBA will review necessary information related to the project available from the City of Carlsbad as identified in the Request for
Proposal. These documents include project plans, previous environmental documents, technical studies prepared for the
project, and other available studies relevant to the project area.
Subtask 1.4 Cumulative Related Projects
To identify cumulative impacts, related projects must be defined early in the EIR process. CBA will work with the City to prepare
a draft and final list of related projects that will need to be considered in the curnulatiye analysis. CBA will also identify
assumptions regarding regional growth forecasts and General Plan buildout, absorption rates, and other factors important in
estimating cumulative impacts.
Subtask 1.5 Project Description
A detailed draft project description will be prepared by CBA based on the proposed project plans and submitted for review by
the City. This step is to ensure that we understand all aspects of the project before beginning detailed environmental analyses
of the project in the EIR. The project description will include the project location, potential interaction with nearby projects,
related actions associated with the project, the relationship of the project to local and regional plans, and a list of the agencies
required to act on the project proposals and their necessary approvals.
The project description will also include the project objectives, a statement of benefits that may accrue, and what needs are
met by the project. The project objectives and statement of justification will be prepared by CBA after consultation with the City
staff. A final project description will be prepared which incorporates revisions based on City review of the draft project
description. Maps and figures will be provided as applicable to support the textual descriptions of the project.
Subtask 1.6 Initial Study/ Notice of Preparation (HOP)
The City of Carlsbad will be responsible for preparation and distribution of the Initial Study and Notice of Preparation for the
EIR. CBA will review a draft of each of these documents to ensure issues are properly identified and discussed and the
documents are prepared consistent with CEQA requirements.
Task 1 .O Work Products:
Draft Project Description (3 copies)
0 Final Project Description (3 copies)
0 Draft Cumulative Projects List (3 copies)
0 Final Cumulative Projects List (3 copies)
Cotton/Bridges/Associates
999756.0180 2
City of Carlsbad
La Costa Town Square EIR
Task 2.0 First Screencheck EIR
The purpose of this task is to prepare a complete screencheck EIR for review by the City. The document organization
described is designed to meet the requirements of CEQA,’ the CEQA Guidelines, the Carlsbad Environmental Protection
Ordinance, and the City of Carlsbad “Required Format and Contents of an Environmental Impact Report for the City of
Carlsbad.” The screencheck ElRs will be complete documents, providing all text, tables, and figures.
The following structure and content will be used for the EIR:
Introduction/Summary
The Introduction/Summary will include: 1) project synopsis; 2) summary of significant impacts and mitigation measures that
reduce the significant impacts; 3) project alternatives; 4) areas of controversy; 5) issues to be resolved by the decision making
body.
The Summary will be formatted to clearly identify appropriate agency findings with regard to mitigation measures and
significant effects of the project in each environmental issue area analyzed. This will be accomplished by providing the
summary of impacts and mitigation measures in a tabular format listing the environmental impacts identified for each
environmental issue area, recommended mitigation measures, and level of significance after mitigation. (Exhibits: Project
Maps, Project Description Table, Environmental Impacts and Mitigation Measures Table, and Comparison of Alternatives Table.)
Section 1 .O Project Description
The project description will provide a detailed desciiption of the proposed project. This section will include a description of the
project location in a local and regional perspective, project objectives, intended uses of the EIR and discretionary actions
associated with the project, environmental setting, and availability of reports. (Exhibits: Regional Setting Map, Project Location
and Boundaries Map, Project Plans and Figures, Aerial Photograph, others as appropriate)
Section 2.0 Environmental Setting
Section 2.0 will provide a general environmental setting of the proposed project. This section will describe baseline conditions,
resources unique to the region, and consistency with regional plans. A more detailed environmental setting will be provided
within each impact section.
Section 3.0 Significant Environmental Impacts
Section 3.0 of the EIR will provide the detailed environmental analysis for each of the environmental issues examined in the
EIR. The format of each environmental section (e.g., land use, traffic, air quality) will be: existing conditions, thresholds of
determining significance, analysis of project effects and determination as to significance, mitigation measures, and conclusions.
The following issues will be analyzed in the EIR:
Section 3.1 Land Use. The project site is located in an area of the City that is presently experiencing the effects of a major
capital improvement project - the realignment and widening of Rancho Santa Fe Road. The proposed project involves
approval of a General Plan Amendment, Amendment of the La Costa Master Plan, Zone I1 local Facilities Management Plan
Amendment, Tentative Map, Site Development Plan, and Hillside Development Permit. The area is partially surrounded by
developed land and property which has project applications on file that are being reviewed/have been approved. The adoption
of a Habitat Conservation Plan/Open Space Management Plan for the property has established the areas to be preserved and
those areas which may be developed. Existing General Plan Land Use Map designated Open Space will be realigned to
maintain an open space buffer between the commercial and residential land uses.
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La Costa Town Square EIR
Land use impacts will be described in terms of existing and proposed land uses on the site with a focus on: a) land use
compatibility (i.e., types of uses and scale, development intensity, infrastructure, and pattern of development) between the
proposed use and surrounding uses, either existing or planned; b) consistency with existing plans and policies for the site; and
c) consistency with other adopted plans, ordinances and policies as applicable. The land use compatibility evaluation will focus
on the compatibility of the project with adjacent residential development to the west and south. The land use section will
provide an evaluation of the project’s consistency with the General Plan, HCPlOSMP and implementation agreement, Zoning
Ordinance including Hillside Development regulations, Planned Community Zone and Growth Management Chapter; Landscape
Manual, Open Space and Conservation Resource Management Plan, La Costa Master Plan, and Subdivision Regulations.
Section 3.2 Transportation/Circulation. The proposed project will result in the generation of additional traffic in the
area. CBA will use the traffic report prepared by WPA Traffic Engineering for the project (La Costa Town Center Traffic Study,
dated February 26, 2001) and reviewed for adequacy by RBF under separate contract to the City, to address: a) project-
specific traffic generation; b) impacts to intersections and street segments in the vicinity of the project site; and c) cumulative
traffic impacts to street segments and intersections potentially impacted by the proposed project. CBA will, in close
coordination with City Staff, utilize the WPA report and develop the traffic section of the EIR to:
a) Analyze project impacts to the point of the street network where project related traffic is 20% or more of total traffic;
b) Identify LOS for the road segments and intersections for the current, near-term and build-out scenarios as it relates
c) Ensure conformance against SANTEUITE Guidelines (including CMP analysis) for traffic impact studies in the San
d) Coordinate the traffic section with the assumptions made within the City’s latest build-out traffic model;
e) Review the TM and site plan exhibits and identify any potential conflicts for intersection sight distance and vehicular
f) Identify any potential project impacts to areas outside the City and if the project requires any mitigation measures;
g) Ensure that all required mitigation measures identified in the report, TM and site plan are included in the EIR for the
h) Include vehicular traffic, public transportation, bike and pedestrian circulation system potential hazards and parking
to the proposed project;
Diego region;
decisions associated with the project, using Caltrans standards;
project; and
analysislissues in the EIR.
Section 3.3 Air Quality. Development of the project site can be expected to result in an incremental increase in local and
regional air pollution. Short-term and long-term impacts to air quality will result from project implementation. Impacts to air
quality will be described and analyzed in terms of a) project emissions from vehicular (short-term, long-term and buildout)
and stationary sources; b) construction-related emissions; c) impacts on sensitive receptors; and, d) relation tolcompliance
with existing state and federal standards, and SDAPCD Regional Air Quality Strategy and existing land use assumptions.
CBA will utilize the URBEMIS2001 for air quality modeling program to estimate vehicular and energy emissions. Vehicle trip,
electricity and gas emissions will be projected. Emissions after implementation of mitigation measures will be estimated to
address significant air quality impacts by selecting appropriate mobile and stationary source mitigation measures. The
environmental setting will discuss criteria pollutants regulated by the San Diego Air Pollution Control District (SDAPCD) and the
Environmental Protection Agency (EPA), as well as monitored ambient levels of criteria pollutants in the project vicinity. CBA
will also evaluate the potential for carbon monoxide “hot spots” and their potential impacts to nearby existing and future
sensitive receptors. Our scope includes preparing CO “hot spot” analysis for up to six intersections for one traffic scenario
(e.g., buildout conditions). Potential mitigation measures will vary by criteria pollutant and emission source, but could include
actions such as dust control measures during construction, local transit improvements to enhance station access, and
amenities to encourage non-motorized or electric vehicle access modes.
Section 3.4 Noise. Future development of the project site will result in short-term construction noise and long-term noise
associated with traffic generation and urban uses. Vehicular noise generated from Rancho Santa Fe Road and La Costa
Avenue is likely to be the primary noise source affecting the project, although the proposed amphitheater may also create
Cotton/Bridges/Associates
999756.01 80 4
City of Carlsbad
La Costa Town Square EIR
noise impacts. CBA will conduct a third-party review, and will utilize the noise analysis and findings prepared by Pacific Noise
Control for preparation of this section of the EIR. CBA will also assess the relationship between project noise impacts and
policies of the Gty’s Noise Element to ensure that proposed mitigation measures do not conflict with the General Plan.
Section 3.5 Paleontological Resources. The project site is underlain by geological formational materials that have a
potential to contain fossils. We will utilize the paleontological resources study prepared by the Natural History Museum
(February 20, 2001) in order to prepare this section of the EIR. CBA will complete a third party review of the report for
accuracy and incorporate its findings into the EIR.
Section 3.6 Biological Resources. The project site is located within an area that contains sensitive biological habitat that
will be impacted by proposed development. Additionally, an HCP and implementation agreement were approved for the
property in 1995. CBA will utilize the biological resources reports and focused surveys prepared by RECON (March 16, 2001
and July 6, 2001) to prepare this section of the EIR, if no flaws are found. We will conduct a third-party review of the biological
resources report and focused surveys to ensure that potential biological impacts have been properly addressed, including
evaluating the methodologies and conclusions, and mitigation measures. This third-party review will include one field visit (one
day) by an in-house biologist to verify field conditions are correctly identified on the biological resources maps, but does not
include any additional protocol surveys or permitting.
We will also review the approved HCP and implementation agreement and evaluate potential impacts to endangered,
threatened or rare species and their habitat, with special focus on any which were not evaluated under the HCP and could
require additional mitigation. Light and glare impacts on the preserve areas will also be analyzed.
Section 3.7 Hydrology/Water Quality. The proposed project will result in additional surface runoff as a result of the
creation of impervious surfaces including commerciaVoffice development, residential home sites and roadways. CBA will
conduct a third-party review of the technical studies prepared by O’Day Consultants (February 12, 2001). CBA will review all
reports prepared for the site and surrounding area and discuss impacts to hydrology describing: a) increased runoff
associated with proposed development and the corresponding impact to off-site facilities and the downstream watershed (Le,,
Batiquitos Lagoon); b) impacts of increased runoff on existing drainage improvements; c) physical improvements to control
runoff proposed within the project; d) impacts to groundwater, if any, related to the proposed detention basin; and e) surface
water quality impacts associated with construction and long-term conditions and NPDES permit compliance.
Section 3.8 Geology and Soils. The project will result in development on currently vacant land. While no major
geotechnical issues are known within the project site, there may be localized geological and/or soils conditions that will need to
be evaluated. CBA will perform a third-party review of and utilize the two geotechnical evaluations prepared by GeoSoils, Inc.
as the basis of the geology and soils section of the EIR if no flawslinadequacies are found. In particular, CBA will examine the
report in terms of unstable soils, remedial earthwork, landslides, rocky soils, fault rupture, seismic ground shaking, subsidence,
settlement, surcharging, liquefaction, proposed slope stability, and groundwater impacts. Evaluation will also include the need
for blasting and its effect on adjacent properties.
Section 3.9 Hazards. The project site is located in an area subject to wildland fire, flooding from failure of the Mahr
Reservoir Dam, electromagnetic fields related to high voltage electrical transmission lines, and blasting for site grading. The
EIR will address the potential impacts of those hazards on the project. To complete this section, CBA will review the Village of
La Costa Master Plan and its EIR for discussion of dam failure, contact the City’s Fire Marshall to identify level of wildland fire
risk, review and analyze the GeoSoils geotechnical evaluations for blasting effects, and contact San Diego Gas & Electric and
EPA sources for assessment of electromagnetic field impacts.
Section 3.10 Visual AestheticdGrading. The proposed project involves cut and fill slopes in an area of changing
topography. Computer-modeled visual simulations will be prepared of the project site that depict the existing conditions,
proposed graded pads, and the graded pads with the proposed maximum building heights depicted. A total of three view
locations will be modeled. Impacts associated with landform alteration will be analyzed for compliance with the City’s Hillside
Cotton/Bridges/Associates
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City of Carlsbad
La Costa Town Square EIR
Development Ordinance. Development of the site will also generate new sources of light and glare and CBA will also analyze
such impacts.
Section 3.1 1 Public Services and Utilities. Development of the proposed project may result in an increase in demand
for public services and utility systems, including: a) water; b) reclaimed water; c) sewer; d) gas and electric; e) police
protection; f) fire protection; g) schools; and h) solid waste. The EIR will address project impacts on the above public services
and utilities in terms of the increase in demand the project places on services and utilities, as well as the environmental impact
associated with the expansion or construction of new facilities required to serve the project.
For purposes of our scope of work, we have assumed that we can rely on the public services and facilities information that is
provided in the LFMP 11 plan for preparation of this section. We assume that the hydraulic model and sewer study will be
provided in the LFMP 1 1.
Section 4.0 Project Alternatives
As described in the CEQA Guidelines, CBA will prepare an EIR that describes a reasonable range of alternative to the project,
focusing on alternatives capable of eliminating any significant adverse environmental effects or reducing them to a level of
insignificance. CBA will examine up to four alternatives within the EIR. These alternatives are tentatively defined as the “No
Project” alternative, an Existing General Plan+Existing Master Plan+HCP alternative, an environmentally superior/reduced
impact alternative, and an alternative sites analysis. The specific description of alternatives will be based on discussion and
agreement between the Cii and CBA.
(Exhibits: Matrix comparing environmental effects of alternatives, graphic exhibits of alternatives as appropriate) To allow
decision makers to easily weigh the advantages and disadvantages of the alternatives compared to the proposed project, CBA
will include a matrix comparing the relative impacts of each alternative and a narrative description of the environmental
advantages and disadvantages of each alternative.
Section 5.0 long-Term Environmental Impacts
This section will identify the potential cumulative effects resulting from this project, and other known projects identified by City
staff. All cumulative effects will be discussed in this section to clearly separate the project effects from effects which are only
significant when combined with effects of other projects.
This section will also address growth-inducing impacts, significant irreversible environmental changes resultant from project
implementation, and significant environmental effects which cannot be avoided if the proposed project is implemented. The
growth-inducing section will address the potential of the proposed project to either directly or indirectly induce economic or
population growth in the surrounding environment. The phasing of community services and facilities to serve the new
development and the potential for the development to use large amounts of fuel or energy are also discussed. Potential
growth inducing impacts will be assessed in terms of the project’s compliance with local and regional growth management
policies. The EIR will also address significant irreversible environmental changes associated with implementation of the project,
such as the use of nonrenewable resources and the irretrievable commitment of the resources. A subsection of this section of
the EIR will also identify areas of significant impact that based on the analysis contained within the EIR cannot be reduced to a
less than significant level.
Section 6.0 Environmental Impacts Found to be Not Significant
This section will address the impacts found to be not significant as part of the EIR process and the impacts found not to be
significant during the Initial Study. I
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City of Carlsbad
La Costa Town Square EIR
Section 7.0 References
This section will identify organizations, persons and documents consulted in preparation of the EIR.
Section 8.0 list of Persons who Prepared the EIR
Firms and individuals involved in the preparation of the document will be identified in this section.
Task 2.0 Work Products:
First Screencheck EIR and Appendices (5 copies)
Task 3.0 Second Screencheck EIR
The City will review the first screencheck EIR and Appendices and identify revisions in the form of a single marked-up copy of
the documentlappendices indicating all desired changes, corrections and areas for expansion, etc. CBA will prepare a second
City screencheck EIR and appendices incorporating City's comments on the first screencheck EIR, as well as a first draft of the
Mitigation Monitoring and Reporting Program. A separate draft Mitigation Monitoring and Reporting Program will be prepared
and will include monitoring team qualifications, specific monitoring activities, and a reporting system for evaluating the success
of mitigation measures.
Task 3.0 Work Products:
Second Screencheck EIR, Appendices and Mitigation Monitoring and Reporting Program (5 copies)
Task 4.0 Draft EIR
The City will review the second screencheck EIR/appendices/MMRP and prepare revisions in the form of a single marked-up
copy of the document indicating all desired changes, corrections and areas for expansion, etc.
CBA will incorporate City comments on the second screencheck EIR, appendices and MMRP into a public review Draft EIR. The
public review Draft EIR, including appendices and MMRP, will be printed and copies will be prepared for distribution. The City
will be responsible for the distribution of the Draft EIR to public agencies and other interested parties.
CottonlBridgeslksociates
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City of Carlsbad
La Costa Town Square EIR
Task 4.0 Work Products:
Draft EIR, Appendices and Mitigation Monitoring and Reporting Program
25 copies 3-ring binders
20 copies spiral bound
1 unbound reproducible copy
5 copies CD ROM*
*We assume the technical reports can be provided to CBA in an electronic format.
Task 5.0 Responses to Comments and Screencheck Final EIR
CBA will prepare responses to comments received on the Draft EIR during the 45-day public review period. We have provided
a budget estimate for preparation of responses to comments that assumes a moderate amount of controversy with respect to
this project based on the size and location of the project. This estimate will need to be refined based on the actual volume and
complexity of the comments received on the Draft EIR. A final set of responses to comments incorporated in a screencheck
Final EIR will be prepared incorporating revisions identified by the City.
Task 5.0 Work Products:
Screencheck response to comments (1 0 copies)
Final responses within a Screencheck Final EIR (1 0 copies)
Task 6.0 Final EIR
Based on comments received by City staff on the screencheck Final EIR, CBA will prepare the Final EIR document for
consideration by the Planning Commission and City Council.
Following receipt of City direction for any modification to the screencheck Final EIR, the Final EIR will be prepared including the
following changes to the Draft EIR:
Revised cover page;
Introduction to Final EIR;
Revised table of contents;
Project Overview;
Revised text of ElRs incorporating changes;
List of Comments Received on the Draft EIR; and,
Comments received and responses to comments on the Draft EIR.
Task 6.0 Work Products:
Final EIR and Appendices
25 copies 3-ring binders
20 copies spiral bound
1 unbound reproducible copy
5 copies CD ROM'
Cotton/Bridges/Associates
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City of Carlsbad
La Costa Town Square EIR
Task 7.0 Findings of Fact (FF) and Statement of Overriding Considerations (SOC)
This task will involve the preparation of draft Findings of Fact pursuant to the CEQA Guidelines for significant environmental
effects of the project, and a draft Statement of Overriding Considerations, if required, for Ciy Council action. Based on
comments received by City staff on the draft Findings of Fact and Statement of Overriding Considerations, CBA will prepare the
Final Findings and Fact and Statement of Overriding Considerations document for consideration by the City Council.
Task 7.0 Work Products:
Draft Findings/SOC (1 0 copies)
Final Findings/SOC (1 0 copies)
Task 8.0 Meetings and Hearings
Subtask 8.1 City Staff Meetings
CBA will attend meetings with the City staff to facilitate preparation of the EIR, resolve issues, and review screencheck
documents. The attached budget spreadsheet identifies the hours assumed for this task. We have budgeted for 7 staff
meetings and one public scoping meeting.
Subtask 8.2 Hearings
The CBA project manager and/or principal will also attend hearings before the Planning Commission and City Council to provide
expert testimony on the EIR. Our cost estimate assumes a total of two (2) Planning Commission and two (2) City Council
meetings. The attached budget spreadsheet identifies the hours assumed for this task.
Cost Estimate
A detailed cost estimate is attached indicating project personnel, hours by task, labor cost and estimated expenses. Our
budget estimate is $1 55,465, For all items described in the scope of work with the exception of changes in project description
unanticipated and unbudgeted effort in responding to Draft EIR comments, additional meetings and document copies, services
will be provided within the budget shown.
Cotton/Bridges/Associates
999756.01 80 9
City of Carlsbad
La Costa Town Square EIR
ATTACHMENT 3
AGREEMENT BETWEEN CITY AND APPLICANT
FOR PAYMENT OF EIR CONSULTANT
THIS AGREEMENT is made this d2't' day of /'lh%??fl ,20[3,
between the CITY OF CARLSBAD, a municipal corporation of the State of California,
hereinafter referred to as CITY, and La Costa Town Square LLC. hereinafter referred to
as "APPLICANT".
RECITALS
WHEREAS, the APPLICANT has filed with the CITY a request for
approval of a proposed project identified as La Costa Town Square requiring an
Environmental Impact Report; and
WHEREAS, CITY has determined that its current staff is inadequate in
number to process the Environmental Impact Report in a timely and thorough manner;
and
WHEREAS, APPLICANT in order to ensure the expeditious processing of
said Environmental Impact Report desires to pay to CITY the amount necessary to hire
a CONSULTANT.
NOW, THEREFORE, in consideration of the.covenants and conditions, it
is agreed as follows:
1. The CITY will engage the firm of Cotton Bridges Associates
hereinafter referred to as "CONTRACTOR" to perform the necessary work in the
processing and monitoring of the Environmental Impact Report for that area more
particularly depicted upon a site map attached as Attachment I and made a part of this
agreement.
2. It is understood that the CONTRACTOR services shall conform to
1 Rev. 07/31/00
the Proposal attached as Attachment 2 and made a part of this agreement, and may
require:
sed
a) Field exploration;
b) Weekly communication with the City staff;
c) Written reports; and
d) Such other work necessary to properly evaluate the
project as direct& by the Planning Director.
3. It is understood that the CITY will direct the CONTRACTOR to
complete a draR and final Environmental trnpact Report at the eaarlitltst feasible time.
The CITY will advise the APPLICANT in writing of any impacts which may render the
proposed project infeasible within a reasonable time after CITY has received the
CONTRACTOR 's conclusions in writing.
4. The APPLICANT shall pay to the CITY the actual wst of the
CONTRACTOR 's services. Such cost shall be based on the costs set forth in
Attachment 3. The APPLICANT has advanced the sum of One Hundred Fifty-five
thousand Four Hundred sixty-five dollars ($ 155,465) as payment on account for the
actual cost of the CONTRACTOR'S services. In the event it appears, as the work
progresses, that said sum will not be su#fkient to cover the actual cost, -the CITY will
notify the APPLICANT of the difference between the amount deposited and the new
estimated cost. CITY will ensure, to the extent feasible, that no further work will be
performed by the CONTRACTOR incurring an obligation beyond the amount advanced
without an appropriate amendment to this Agreement. If the actual cost of preparing
the report is less than the APPLICANT'S advance, any surplus will be refunded to
APPLICANT by CITY.
2 Rev. 07/31 100
5. It is understood that the CONTRACTOR shall be an independent
contractor of the CITY and CITY shall not be liable for any negligent acts or omissions
of the CONTRACTOR. The APPLICANT agrees to permit the CONTRACTOR to enter
upon his property and to perform all work thereon as the CONTRACTOR deems
necessary to complete the Environmental Impact Report. It is agreed that the
APPLICANT will not interfere with the CONTRACiOR in the performance of such work
or attempt to influence such CONTRACTOR during the COUWB of his investigation and
report.
6. It is understood that the CITY will attempt to bring the
Environmentat fmpact Report to Planning Commission and City Council as soon as
possible, barring no delays from the APPLICANT.
7. The City shall not be required to defend any third party cfaims and
suits challenging any action taken by the City with regard to any procedure or
substantive aspect of the City’s environmental process and approval of development of
the property. If the City, in its sole and absolute discretion defends such action or
proceeding, the Appficant shatl be responsible and reimburse the City for whatever
legal fees and costs, in their entirelyi may be incurred by the City in defense of such
action or proceeding. The City shatl have the absolute right to retain such legal counsel
as the City deems necessary and appropriate. Applicant shall reimburse the City for
any award of court costs or attorney fees made against City in favor of any third party
challenging either the sufficiency of a negative declaration or EIR or the validity of the
City’s approval of the application. This obligation survives until all legal proceedings
have been concluded and continues even if the City’s approval is not validated.
3 Rev. 07/3 1 /00
IN WITNESS WHEREOF, the parties hereto have executed this agreement on
the day and year first above written.
Executed by APPLICANT this 3eo day of
APPLICANT:
La Costa Town Square LLC.
CITY OF CARLSBAD, a municipal
corporation of the State of California
(Name of Applicant)
Bv:
(sign here)
(print name herdtie)
(Proper notarial tickno"ment of execution by Contractor must be a&dirsd.)
(Chairman, president or vice-president and secretary, assistant secretary, CFO or assistant
treasurer must sign for corporations. Othenvise, the corporation must %ttach a resolution
certified by the secretary or assistant secretary under corporate seal empowering the officer(s)
signing to bind the corportitl'on.)
(If signed by an individual partner, the partnership must attach a statement of partnership
authorizing the partner to execute this instrumen$).
APPROVED AS TO FORM:
RONALD R. BALL, City Attorney
4 Rev. 07/3 1/00
STATE OF CALIFORNIA
COUNTY OF SAN DEGO
before me,
Notary Public, personally appeared tu p'2F(" p2 e,. y , [dpersonally
known to me - or [ ] proved to me on the basis of satisfactory e$dence to be the person& whose
name@)@are subscribed to the within instrument and acknowledged to me that he/-
executed the same in his/he&h& authorized capacity(-&), and that by his/h&tk& signature&)
on the instrument the persono(), or the entity upon behalf of which the person@ acted, executed
the instrument.
WITNESS my hand and official seal.
ATTACHMENT I
LA COSTA TOWN SQUARE
EIR 01-02
:. %* rn .”. q 8 ‘t. c ~,. ,**a:w*,&?\ .pt..;
This scope of work des&%% the speciktasg $&ton/&ridges/Associates (CBA) proposes to perform in preparing the EIR for
the proposed La Costa TovqSqPare projeq (herein after referred to as “the project”) based on our current understanding of
the project and scope of ,eri&or@jgntal issiies. .This.scope of services has been tailored to meet the processing requirements
and level of effort ?rpicatly;r&uirgd’)or preparing Elk for the City of Carlsbad. The EIR will be prepared in accordance with
CEQA, the Carlsbad Environmental Protection Ordinance, and the Ci of Carlsbad “Required Format and Contents of an
.Environmental Impact Reportfor the Cii of Carlsbad.” Task objectives, work products, and methods are described for each
.. . ..task ..
Technical Studies
Our scope of work assumes that the technical studies listed in the City’s November 25, 2002 Request for Proposals will be
provided to CBA in a timely manner. These studies include, but are not limited to the following key reports:
Hydrology and Hydraulic Study (O’Day)
Biological Resources Study and Focused Survey (RECON)
Noise Assessment (Pacific Noise Control)
Traffic Study (WPA Traffic Engineering)
Cultural Resources Study (RECON)
Paleontological Resources Study (San Diego Natural History Museum)
Geotechnical/Soils Study (GeoSoils)
Final Program EIR for the Villages of La Costa Master Plan (T&B Planning Consultants)
Other reference documents cited in the November 25, 2002 RFP
For purposes of our scope, we assume that the technical reports have been prepared to the satisfaction of the City of Carlsbad
and CBA for purposes of preparing the EIR. We also assume that the technical consultants will be responsible for making
revisions (if required) as a result of City comments on screencheck ElRs and/or CBA review of the documents. We will provide
third-party technical review of key studies; however, our scope of work does not include revising these technical reports or
supplementing the information contained within these reports to make them adequate. We will obtain signed statements of
responsibility for each of the technical reports prepared for the EIR and include these statements in the appendices.
Task 1 .O Project Initiation
The purpose of this task is to initiate preparation of the EIR with the City and prepare a project description for the proposed
project which will provide the foundation of the EIR analysis.
Subtask 1.1 Kickoff Meeting
CBA will meet with the City to initiate preparation of the EIR. The purpose of the meeting is to discuss the scope and definition
of the project, status of technical report completion (if applicable), and overall project schedule.
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999756.01 80 1
City of Carlsbad
La Costa Town Square EIR
Subtask 1.2 Inspect Project Area
CBA will survey the project area and surrounding vicinity to generally identify the existing environmental conditions including
land use, infrastructure, drainage, vegetation and topography, as well as other environmental issues directly applicable to the *
project site. For this task, we assume that arrangements can be made to obtain access to the site.
Subtask 1.3 Review Documents
CBA will review necessary information related to the project available from the City of Carlsbad as identified in the Request for
Proposal. These documents include project plans, previous environmental documents, technical studies prepared for the
project, and other available studies relevant to the project area.
Subtask 1.4 Cumulative Related Projects
To identify cumulative impacts, related projects must be defined early in the EIR process. CBA will work with the City to prepare
a draft and final list of related projects that will need to be considered in the cumulative analysis. CBA will also identify
assumptions regarding regional growth forecasts and General Plan buildout, absorption rates, and other factors important in
estimating cumulative impacts.
Subtask 1.5 Project Description
A detailed draft project description will be prepared by CBA based on the proposed project plans and submitted for review by
the City. This step is to ensure that we understand all aspects of the project before beginning detailed environmental analyses
of the project in the EIR. The project description will include the project location, potential interaction with nearby projects,
related actions associated with the project, the relationship of the project to local and regional plans, and a list of the agencies
required to act on the project proposals and their necessary approvals.
The project description will also include the projed objectives, a statement of benefits that may accrue, and what needs are
met by the project. The project objectives and statement of justification will be prepared by CBA after consultation with the City
staff. A final project description will be prepared which incorporates revisions based on CI review of the draft project
description. Maps and figures will be provided as applicable to support the textual descriptions of the project.
Subtask 1.6 Initial Study/ Notice of Preparation (NOP)
The City of Carlsbad will be responsible for preparation and distribution of the Initial Study and Notice of Preparation for the
EIR. CBA will review a draft of each of these documents to ensure issues are properly identified and discussed and the
documents are prepared consistent with CEQA requirements.
Task 1.0 Work Products:
Draft Project Description (3 copies)
final Project Description (3 copies)
0 Draft Cumulative Projects List (3 copies)
Final Cumulative Projects List (3 copies)
CottonlBridgeslhsociates
999756.01 80 2
City of Carlsbad
La Costa Town Square EIR
Task 2.0 First Screencheck EM
The purpose of this task is to prepare a complete screencheck EIR for review by the City. The document organization
described is designed to meet the requirements of CEQA, the CEQA Guidelines, the Carlsbad Environmental Protection
Ordinance, and the City of Carlsbad “Required Format and Contents of an Environmental Impact Report for the City of
Carlsbad.” The screencheck ElRs will be complete documents, providing all text, tables, and figures.
The following structure and content will be used for the EIR:
Introduction/Summary
The Introdudion/Summary will include: 1) project synopsis; 2) summary of significant impacts and mitigation measures that
reduce the significant impacts; 3) project alternatives; 4) areas of controversy; 5) issues to be resolved by the decision making
body.
The Summary will be formatted to clearly identify appropriate agency findings with regard to mitigation measures and
significant effects of the project in each environmental issue area analyzed. This will be accomplished by providing the
summary of impacts and mitigation measures in a tabular format listing the environmental impacts identified for each
environmental issue area, recommended mitigation measures, and level of significance after mitigation. (Exhibits: Project
Maps;Project Description Table, Environmental Impacts and Mitigation Measures Table, and Comparison of Alternatives Table.)
Section 1 .O Project Description
The project description will provide a detailed description of the proposed project. This section will include a description of the
project location in a local and regional perspective, project objectives, intended uses of the EIR and discretionary actions
associated with the project, environmental setting, and availability of reports. (Exhibits: Regional Setting Map, Project Location
and Boundaries Map, Project Plans and Figures, Aerial Photograph, others as appropriate)
Section 2.0 Environmental Setting
Section 2.0 will provide a general environmental setting of the proposed project. This section will describe baseline conditions,
resources unique to the region, and consistency with regional plans. A more detailed environmental setting will be provided
within each impact section.
Section 3.0 Significant Environmental Impacts
Section 3.0 of the EIR will provide the detailed environmental analysis for each of the environmental issues examined in the
EIR. The format of each environmental section (e.g., land use, traffic, air quality) will be: existing conditions, thresholds of
determining significance, analysis of project effects and determination as to significance, mitigation measures, and conclusions.
The following issues will be analyzed in the EIR:
Section 3.1 Land Use. The project site is located in an area of the City that is presently experiencing the effects of a major
capital improvement project - the realignment and widening of Rancho Santa Fe Road. The proposed project involves
approval of a General Plan Amendment, Amendment of the La Costa Master Plan, Zone 1 1 Local Facilities Management Plan
Amendment, Tentative Map, Site Development Plan, and Hillside Development Permit. The area is partially surrounded by
developed land and property which has project applications on file that are being reviewed/have been approved. The adoption
of a Habitat Conservation Plan/Open Space Management Plan for the property has established the areas to be preserved and
those areas which may be developed. Existing General Plan Land Use Map designated Open Space will be realigned to
maintain an open space buffer between the commercial and residential land uses.
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Land use impacts will be described in terms of existing and proposed land uses on the site with a focus on: a) land use
compatibility (i.e., types of uses and scale, development intensity, infrastructure, and pattern of development), between the
proposed use and surrounding uses, either existing or planned; b) consistency with existing plans and policies for the site; and
c) consistency with other adopted plans, ordinances and policies as applicable. The land use compatibility evaluation will focus
on the compatibility of the project with adjacent residential development to the west and south. The land use section will
provide an evaluation of the project’s consistency with the General Plan, HCP/OSMP and implementation agreement, Zoning
Ordinance including Hillside Development regulations, Planned Community Zone and Growth Management Chapter; Landscape
Manual, Open Space and Conservation Resource Management Plan, La Costa Master Plan, and Subdivision Regulations.
Section 3.2 TransportationKircuIation. The proposed project will result in the generation of additional traffic in the
area. CBA will use the traffic report prepared by WPA Traffic Engineering for the project (La Costa Town Center Traffic Study,
dated February 26, 2001 ) and reviewed for adequacy by RBF under separate contract to the Ci, to address: a) project-
specific traffic generation: b) impacts to intersections and street segments in the vicinity of the project site; and c) cumulative
traffic impacts to street segments and intersections potentially impacted by the proposed project. CBA will, in close
coordination with City Staff, utilize the WPA report and develop the traffic section of the EIR to:
a) Analyze project impacts to the point of the street network where project related traffic is 20% or more of total traffic;
b) Identify LOS for the road segments and intersections for the current, near-term and build-out scenarios as it relates
c) Ensure conformance against SANTEC/ITE Guidelines (including CMP analysis) for traffic impact studies in the San
d) Coordinate the traffic section with the assumptions made within the City’s latest build-out traffic model;
e) Review the TM and site plan exhibits and identify any potential conflicts for intersection sight distance and vehicular
9 Identify any potential project impacts to areas outside the City and if the project requires any mitigation measures;
g) Ensure that all required mitigation measures identified in the report, TM and site plan are included in the EIR for the
h) Include vehicular traffic, public transportation, bike and pedestrian circulation system potential hazards and parking
to the proposed project;
Diego region;
decisions associated with the project, using Caltrans standards;
project; and
analysislissues in the EIR.
Section 3.3 Air Quality. Development of the project site can be expected to result in an incremental increase in local and
regional air pollution. Short-term and long-term impacts to air quality will result from project implementation. Impacts to air
quality will be described and analyzed in terms of a) project emissions from vehicular (short-term, long-term and buildout)
and stationary sources; b) construction-related emissions; c) impacts on sensitive receptors; and, d) relation tolcompliance
with existing state and federal standards, and SDAPCD Regional Air Quality Strategy and existing land use assumptions.
CBA will utilize the URBEMIS2001 for air quality modeling program to estimate vehicular and energy emissions. Vehicle trip,
electricity and gas emissions will be projected. Emissions after implementation of mitigation measures will be estimated to
address signifcant air quality impacts by selecting appropriate mobile and stationary source mitigation measures. The
environmental setting will discuss criteria pollutants regulated by the San Diego Air Pollution Control District (SDAPCD) and the
Environmental Protection Agency (EPA), as well as monitored ambient levels of criteria pollutants in the project vicinity. CBA
will also evaluate the potential for carbon monoxide “hot spots” and their potential impacts to nearby existing and future
sensitive receptors. Our scope includes preparing CO “hot spot” analysis for up to six intersections for one traffic scenario
(e.g., buildout conditions). Potential mitigation measures will vary by criteria pollutant and emission source, but could include
actions such as dust control measures during construction, local transit improvements to enhance station access, and
amenities to encourage non-motorized or electric vehicle access modes.
Section 3.4 Noise. Future development of the project site will result in short-term construction noise and long-term noise
associated with traffic generation and urban uses. Vehicular noise generated from Rancho Santa Fe Road and La Costa
Avenue is likely to be the primary noise source affecting the project, although the proposed amphitheater may also create
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noise impacts. CBA will conduct a third-party review, and will utilize the noise analysis and findings prepared by Pacific Noise
Control for preparation of this section of the EIR. CBA will also assess the relationship between project noise impacts and
policies of the City's Noise Element to ensure that proposed mitigation measures do not conflict with the General Plan.
Section 3.5 Paleontological Resources. The project site is underlain by geological formational materials that have a
potential to contain fossils. We will utilize the paleontological resources study prepared by the Natural History Museum
(February 20, 2001) in order to prepare this section of the EIR. CBA will complete a third party review of the report for
accuracy and incorporate its findings into the Elf?.
Section 3.6 Biological Resources. The project site is located within an area that contains sensitive biological habitat that
will be impacted by proposed development. Additionally, an HCP and implementation agreement were approved for the
property in 1995. CBA will utilize the biological resources reports and focused surveys prepared by RECON (March 16, 2001
and July 6, 2001) to prepare this section of the EIR, if no flaws are found. We will conduct a third-party review of the biological
resources report and focused surveys to ensure that potential biological impacts have been properly addressed, including
evaluating the methodologies and conclusions, and mitigation measures. This third-party review will include one field visit (one
day) by an in-house biologist to veri field conditions are correctly identified on the biological resources maps, but does not
include any additional protocol surveys or permitting.
We will also review the approved HCP and implementation agreement and evaluate potential impacts to endangered,
threatened or rare species and their habitat, with special focus on any which were not evaluated under the HCP and could
require additional mitigation. Light and glare impacts on the preserve areas will also be analyzed.
Section 3.7 Hydrology/Water Quality. The proposed project will result in additional surface runoff as a result of the
creation of impervious surfaces including cornrnercialloffice development, residential home sites and roadways. CBA will
conduct a third-party review of the technical studies prepared by O'Day Consultants (February 12, 2001). CBA will review all
reports prepared for the site and surrounding area and discuss impacts to hydrology describing: a) increased runoff
associated with proposed development and the corresponding impact to off-site facilities and the downstream watershed (i.e.,
Batiquitos Lagoon); b) impacts of increased runoff on existing drainage improvements; c) physical improvements to control
runoff proposed within the project; d) impacts to groundwater, if any, related to the proposed detention basin; and e) surface
water quality impacts associated with construction and long-term conditions and NPDES permit compliance.
Section 3.8 Geology and Soils. The project will result in development on currently vacant land. While no major
geotechnical issues are known within the project site, there may be localized geological and/or soils conditions that will need to
be evaluated. CBA will perform a third-party review of and utilize the two geotechnical evaluations prepared by GeoSoils, Inc.
as the basis of the geology and soils section of the EIR if no flawslinadequacies are found. In particular, CBA will examine the
report in terms of unstable soils, remedial earthwork, landslides, rocky soils, fault rupture, seismic ground shaking, subsidence,
settlement, surcharging, liquefaction, proposed slope stability, and groundwater impacts. Evaluation will also include the need
for blasting and its effect on adjacent properties.
Section 3.9 Hazards. The project site is located in an area subject to wildland fire, flooding from failure of the Mahr
Reservoir Dam, electromagnetic fields related to high voltage electrical transmission lines, and blasting for site grading. The
EIR will address the potential impacts of those hazards on the project. To complete this section, CBA will review the Village of
La Costa Master Plan and its EIR for discussion of dam failure, contact the City's Fire Marshall to identify level of wildland fire
risk, review and analyze the GeoSoils geotechnical evaluations for blasting effects, and contact San Diego Gas & Electric and
EPA sources for assessment of.electromagnetic field impacts.
Section 3.10 Visual AesthetMGrading. The proposed project involves cut and fill slopes in an area of changing
topography. Computer-modeled visual simulations will be prepared of the project site that depict the existing conditions,
proposed graded pads, and the graded pads with the proposed maximum building heights depicted. A total of three view
locations will be .modeled. Impacts associated with landform alteration will be analyzed for compliance with the City's Hillside
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Development Ordinance. Development of the site will also generate new sources of light and glare and CBA will also analyze
such impacts.
Section 3.1 1 Public Services and Utilities. Development of the proposed project may result in an increase in demand
for public services and utility systems, including: a) water; b) reclaimed water; c) sewer; d) gas and electric; e) police
protection; 4 fire protection; g) schools; and h) solid waste. The EIR will address project impacts on the above public services
and utilities in terms of the increase in demand the project places on services and utilities, as well as the environmental impact
associated with the expansion or construction of new facilities required to serve the project.
For purposes of our scope of work, we have assumed that we can rely on the public services and facilities information that is
provided in the LFMP 1 1 plan for preparation of this section. We assume that the hydraulic model and sewer study will be
provided in the LFMP 1 1.
Section 4.0 Project Alternatives
As described in the CEQA Guidelines, CBA will prepare an EIR that describes a reasonable range of alternative to the project,
focusing on alternatives capable of eliminating any significant adverse environmental effects or reducing them to a level of
insignificance. CBA will examine up to four alternatives within the EIR. These alternatives are tentatively defined as the “No
Project” alternative, an Existing General Plan+Existing Master Plan+HCP alternative, an environmentally superiorlreduced
impact alternative, and an alternative sites analysis. The specific description of alternatives will be based on discussion and
agreement between the City and CBA.
(Exhibits: Matrix comparing environmental effects of alternatives, graphic exhibits of alternatives as appropriate) To allow
decision makers to easily weigh the advantages and disadvantages of the alternatives compared to the proposed project, CBA
will include a matrix comparing the relative impacts of each alternative and a narrative description of the environmental
advantages and disadvantages of each alternative.
Section 5.0 long-Term Environmental Impacts
This section will identify the potential cumulative effects resulting from this project, and other known projects identified by City
staff. All cumulative effects will be discussed in this section to clearly separate the project effects from effects which are only
significant when combined with effects of other projects.
This section will also address growth-inducing impacts, significant irreversible environmental changes resultant from project
implementation, and significant environmental effects which cannot be avoided if the proposed project is implemented. The
growth-inducing section will address the potential of the proposed project to either directly or indirectly induce economic or
population growth in the surrounding environment. The phasing of community services and facilities to serve the new
development and the potential for the development to use large amounts of fuel or energy are also discussed. Potential
growth inducing impacts will be assessed in terms of the project’s compliance with local and regional growth management
policies. The EIR will also address significant irreversible environmental changes associated with implementation of the project,
such as the use of nonrenewable resources and the irretrievable commitment of the resources. A subsection of this section of
the EIR will also identify areas of significant impact that based on the analysis contained within the EIR cannot be reduced to a
less than significant level.
Section 6.0 Environmental Impacts Found to be Not Significant
This section will address the impacts found to be not significant as part of the EIR process and the impacts found not to be
significant during the Initial Study.
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Ci of.Carisbad
La Costa Town Square EIR
Section 7.0 References
This section will identify organizations, persons and documents consulted in preparation of the EIR.
Section 8.0 List of Persons who Prepared the EIR
Firms and individuals involved in the preparation of the document will be identified in this section.
Task 2.0 Work Products:
First Screencheck EIR and Appendices (5 copies)
Task 3.0 Second Screencheck EIR
The City will review the first screencheck EIR and Appendices and identify revisions in the form of a single marked-up copy of
the document/appendices indicating all desired changes, corrections and areas for expansion, etc. CBA will prepare a second
City screencheck EIR and appendices incorporating City’s comments on the first screencheck EIR, as well as a first draft of the
Mitigation Monitoring and Reporting Program. A separate draft Mitigation Monitoring and Reporting Program will be prepared
and will include monitoring team qualifications, specific monitoring activities, and a reporting system for evaluating the success
of mitigation measures.
Task 3.0 Work Products:
Second Screencheck EIR, Appendices and Mitigation Monitoring and Reporting Program (5 copies)
Task 4.0 Draft EIR
The Ci will review the second screencheck EIR/appendices/MMRP and prepare revisions in the form of a single marked-up
copy of the document indicating all desired changes, corrections and areas for expansion, etc.
CBA will incorporate Ci comments on the second screencheck EIR, appendices and MMRP into a public review Draft EIR. The
public review Draft EIR, including appendices and MMRP, will be printed and copies will be prepared for distribution. The City
will be responsible for the distribution of the Draft EIR to public agencies and other interested parties.
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City of Carlsbad
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Task 4.0 Work Products:
Draft EIR, Appendices and Mitigation Monitoring and Reporting Program
25 copies 3-ring binders
20 copies spiral bound
1 unbound reproducible copy
5 copies CD ROM*
*We assume the technical reports can be provided to CBA in an electronic format.
Task 5.0 Responses to Comments and Screencheck Final EIR
CBA will prepare responses to comments received on the Draft EIR during the 45-day public review period. We have provided
a budget estimate for preparation of responses to comments that assumes a moderate amount of controversy with respect to
this project based on the size and location of the project. This estimate will need to be refined based on the actual volume and
complexity of the comments received on the Draft EIR. A final set of responses to comments incorporated in a screencheck
Final EIR will be prepared incorporating revisions identified by the City.
Task 5.0 Work Products:
Screencheck response to comments (1 0 copies)
Final responses within a Screencheck Final EIR (1 0 copies)
Task 6.0 Final EIR
Based on comments received by City staff on the screencheck Final EIR, CBA will prepare the Final EIR document for
consideration by the Planning Commission and City Council.
Following receipt of City direction for any modification to the screencheck Final EIR, the Final EIR will be prepared including the
following changes to the Draft EIR:
Revised cover page;
Introduction to Final EIR;
Revised table of contents;
Project Overview;
Revised text of ElRs incorporating changes;
List of Comments Received on the Draft EIR; and,
Comments received and responses to comments on the Draft EIR.
Task 6.0 Work Products:
Final EIR and Appendices
25 copies 3-ring binders
20 copies spiral bound
1 unbound reproducible copy
5 copies CD ROM*
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La Costa Town Square EIR
Task 7.0 Findings of Fact (FF) and Statement of Overriding Considerations (SOC)
This task will involve the preparation of draft Findings of Fact pursuant to the CEQA Guidelines for significant environmental
effects of the project, and a draft Statement of Overriding Considerations, if required, for City Council action. Based on
comments received by City staff on the draft Findings of Fact and Statement of Overriding Considerations, CBA will prepare the
Final Findings and Fact and Statement of Overriding Considerations document for consideration by the City Council.
Task 7.0 Work Products:
Draft FindingJSOC (1 0 copies)
Final Findings/SOC (1 0 copies)
Task 8.0 Meetings and Hearings
Subtask 8.1 City Staff Meetings
CBA will attend meetings with the City staff to facilitate preparation of the EIR, resolve issues, and review screencheck
documents. The attached budget spreadsheet identifies the hours assumed for this task. We have budgeted for 7 staff
meetings and one public scoping meeting.
Subtask 8.2 Hearings
The CBA project manager and/or principal will also attend hearings before the Planning Commission and City Council to provide
expert testimony on the EIR. Our cost estimate assumes a total of two (2) Planning Commission and two (2) City Council
meetings. The attached budget spreadsheet identifies the hours assumed for this task.
Cost Estimate
A detailed cost estimate is attached indicating project personnel, hours by task, labor cost and estimated expenses. Our
budget estimate is $1 55,465. For all items described in the scope of work with the exception of changes in project description
unanticipated and unbudgeted effort in responding to Draft EIR comments, additional meetings and document copies, services
will be provided within the budget shown.
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