HomeMy WebLinkAbout1986-06-24; City Council; Resolution 8631c .
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RESOLUTION NO. 8631
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING AN AGREEMENT BETWEEN THE CITY OF
CARLSBAD AND THE LA COSTA LAND COMPANY FOR PREPARATION OF
AN ENVIRONMENTAL IMPACT REPORT FOR THE REVIEW OF THE LA
COSTA MASTER PLAN.
The City Council of the City of Carlsbad, California, doe!
hereby resolve as follows:
1. That certain agreement between the City of Carlsbad
and the La Costa Land Company for the prepartion of an
environmental impact report for the review of the La Costa Master
Plan, a copy of which is attached hereto, marked Exhibit "2", and
incorporated herein by reference, is hereby approved.
2. The Mayor of Carlsbad is hereby authorized and
directed to execute said agreement for and on behalf of the City 01
Car 1 sb ad.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
City of Carlsbad held the 24th day of June, 1986, by the
following vote, to wit:
AYES: Council Members Casler, Lewis, Kulchin, Chick and Pettine
NOES: "-E
9ii k/oiL/&?+
MARY Hi CASLER, Mayor
ATTEST:
(SEAL)
EXHIBIT '2'
AGREEMENT
THIS AGREEMENT is made this day of , 1986,
between the CITY OF CARLSBAD, a municipal corporation of the
State of California, hereinafter referred to as CITY, and the LA
COSTA RANCH COMPANY hereinafter referred to as APPLICANT.
RECITALS
WHEREAS, the APPLICANT has filed with CITY a request for
approval of a proposed project identified as review of the La
Costa Master Plan requiring an Environmental Impact Report (EIR);
a ti d
WHEREAS, CITY has determined that its current staff is&
inadequate in number to process the proposed EIR in a timely and
thorough manner; and
WHEREAS, CITY has determined that to proceed with the
processing of the EIR it will be necessary to hire a consultant
to aid staff with the monitoring and processing of such EIR; and
WHEREAS, APPLICANT in order to ensure the expeditious
processing of said EIR desires to pay to CITY the amount neces-
sary to hire Consultant.
NOW, THEREFORE, in consideration of the covenants and
conditions, it is agreed as follows:
1. The CITY will engage the firm of SANCHEZ TALARICO
ASSOCIATES hereinafter referred to as the
"Consultant" to perform the necessary work in the
processing and monitoring of the EIR for that area
more particularly depicted upon a site map attached
as Exhibit "1" and made a part of this agreement.
2. It is understood that the Consultant services shall
conform to the Proposal attached as Exhibit "2" and
made a part of this agreement, and may require:
(a) Field exploration;
(b) Weekly communication with the CITY staff;
(c) Written reports; and
(d) Such other work necessary to properly evaluate
the proposed project as directed by the
Planning Director.
3. It is understood that the CITY will direct the Con-u
sultant to complete a draft and final EIR at the
earliest feasible time. The CITY will advise the
APPLICANT in writing of any impacts which may render
the proposed project unfeasible within a reasonable
time after CITY has received the Consultant's con-
clusions in writing.
4. The APPLICANT shall pay to the CITY the actual cost
of the Consultant's services. Such cost shall be
based on the costs set forth in Exhibit "2". The
APPLICANT has advanced the sum of $35,325.00 as
payment on account for the actual cost of the
Consultant's services; in the event it appears, as
the work progresses, that said sum will not be
-2-
sufficient to cover the actual cost, the CITY will
notify the APPLICANT of the difference between the
amount deposited and the new estimated cost. CITY
will ensure, to the extent feasible, that no further
work will be performed by the Consultant incurring
an obligation beyond the amount advanced without an
appropriate amendment to this Agreement. If the
actual cost of preparing the report is less than the
APPLICANT'S advance, any surplus will be refunded to
APPLICANT by CITY.
5. It is understood that the Consultant shall be an
independent contractor of the CITY. The APPLICANT it
agrees to permit the Consultant to enter upon his
property and to perform all work thereon as the Con-
sultant deems necessary to complete the EIR. It is
agreed that the APPLICANT will not interfere with
the Consultant in the performance of such work or
attempt to influence such Consultant during the
course of his investigation and report.
6. It is understood that the CITY will attempt to bring
the EIR to Planning Commission and CITY Council as
soon as possible, barring no delays from the
APPLICANT.
-3-
this
IN
reem
ATTEST :
0
WITNESS WHEREOF, the parties hereto have executed
nt-on the day and ye r first above written.
CITY OF CARLSBAD, a Municipal Corporation of the State of California
BY RY H. CASLtR, Mayor
APPLICANT:
BY u
ALtTHA RAUTtNKRANZ, City C1 er k
APPROVED AS TO FORM:
VINCENT 1-• BIONDO, JR*
City Attorney
-4-
PRO PO SAL
LA COSTA MASTER PLAN
ENVIRONMENTAL IMPACT REPORT
CARLSBAD. CALIFORNIA
,
SUBMITTED TO:
CITY OF CARLSBAD
DEVELOPMENT SERVICES
LAND USE PLANNING OFFICE
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008-1989
PREPARED BY:
SANCHEZ TALARICO ASSOCIATES
359 SAN MIGUEL DRIVE, SUITE 200
NEWPORT BEACH, CALIFORNIA 92660
(714) 640-1700
APRIL 21, 1986
ii
TABLE OF CONTENTS
I . INTRODUCTION ...................................................... 1
Statement of Interest ........................................... 1
Understanding of the Project and Major Issues ................... 2
General Approach and Philosophy ................................. 3
Specific Approach ............................................... 3
I1 . SCOPE OF SERVICES ................................................. 5
Introduction .................................................... 5
Environmental Impact Report ..................................... 5
Attendance at Meetings and Hearings ............................. 11
Schedule of Performance and Deliverables ........................ 11
I11 . STATEMENT OF QUALIFICATIONS ....................................... 12
Sanchez Talarico Associates ..................................... 12
Project Support Team ............................................ 15
IV . PROPOSED FEE SCHEDULE ............................................. 19
Environmental Impact Report ..................................... 19
V . STAFF ASSIGNMENT .................................................. 20
VI . STATEMENT OF NON-CONFLICT OF INTEREST ............................. 21
VI1 . STATEMENT OF OFFER ................................................ 22
APPENDICES
Appendix A . Sanchez Talarico Associates
Appendix B . Weston Pringle & Associates
Appendix C . Steven G . Nelson
Appendix D . William H . Breece
Appendix E . Mestre Greve Associates
Appendix F . Hans Giroux
Appendix G . Tom Demere
Appendix H . Newport Economics Group
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I. INTRODUCTION
STATEMENT OF INTEREST
Sanchez Talarico Associates is pleased to submit this proposal for the
preparation of the Environmental Impact Report (EIR) 86-2 for an amendment
to the La Costa Master Plan. Completion of the environmental consulting
services outlined in this proposal will provide the City of Carlsbad with
an environmental document that is sensitive to the issues and concerns of
the City and community in a comprehensive, technically accurate, and easily
understood format. The analysis and presentation of information will be
thorough, objective, and cost-effective.
We believe that the staff of Sanchez Talarico Associates is ideally suited
to prepare the environmental impact report for several key reasons. First,
our staff has extensive knowledge of the major planning, environmental, and
political issues which will affect the community as the La Costa Master
Plan Amendment is considered.
Second, the principals of Sanchez Talarico Associates have considerable
experience managing projects of a similar scope and nature. These pro-
jects include Rancho Carrillo Planned Community in Carlsbad, Bayview
Planned Community in Orange County, Banning Ranch in Newport Beach, and
Eastlake Planned Community in Chula Vista.
Third, Annette Sanchez Baesel, who will serve as project manager, has pre-
pared a number of EIRs in the City of Carlsbad and is familiar with the
planning and political issues facing the City staff and decisionmakers. Ms.
Sanchez has prepared EIRs for Macario Canyon Park, Carlsbad Research Cen-
ter, and Rancho Carrillo.
Fourth, we have assembled a team of professionals with extensive experience
with similar scale projects conducted for both the public and private sec-
tors. These include projects in the vicinity of the project site and pro-
jects of a similar nature. Their experience includes traffic studies for
the City of Carlsbad, biological resource inventories, noise assessments,
and archaeological assessments in the Carlsbad vicinity.
Fifth, we propose to prepare the Environmental Impact Report in a cost-
effective manner within the proposed schedule. to
provide the report on time will allow City staff the opportunity to review,
comment, and analyze all information in the most effective manner.
The ability of the team
Sixth, a Principal of the firm will be directly involved in the preparation
of the EIR and will serve as project manager. This provides the staff with
an opportunity to work directly with an experienced project manager to
solve problems in the most reasonable manner. It further gives the staff
the opportunity to draw on the experiences of the project manager on simi-
lar projects.
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Finally, we are well aware of all recent changes in the California Environ-
mental Quality Act, CEQA Guidelines, and current court rulings pertaining
to the interpretati0.n of CEQA. We regularly incorporate these changes into
the preparation and processing of our environmental documents. We have the
experience to prepare a legally defensible document of the highest quality
which adequately addresses all potential impacts of the project.
UNDERSTANDING OF THE PROJECT AND MAJOR ISSUES
The EIR is to address the issues and environmental impacts associated with
approval and implementation of an amendment to the La Costa Master Plan
Land Use Plan. The amendment will comprise a comprehensive revision to the
Master Plan for four areas of the La Costa community. These areas are
vacant and are designated predominantly for residential uses. The residen-
tial designations vary from Residential Low Medium (0-4 units/acre) to Res-
idential Medium High (8 - 15 units/acre). The four areas are located in
the northwest, southwest, and southeast sectors of La Costa.
The amendment is a result of a City Council mandate to review the existing
La Costa Master Plan which was adopted in 1972. This review is to entail
studying existing land use designations and densities for compatibility and
availability of public .facilities and recommending changes where necessary
to avoid conflicts or impacts. The land use amendment to be analyzed in
the EIR will be the staff-recommended alternative resulting from the above
analysis and with input from the property owner. The EIR will also analyze
and compare several alternative land use plans which will at a minimum
include the existing plan and the property owner’s recommended concept.
It is recognized that this project will be a highly visible in the La Costa
area. We are aware of the growing concern amongst La Costa residents as to
increased traffic on roadways and increased demand for public facilities
such as schools and park/recreational facilities. We understand that the
EIR will need to clear, concise, and easily understood by the layperson.
Also, we believe that it will need to be very thorough and objective.
The major environmental issues that have been identified are as follows:
Land Use Compatibility Paleontology
Traffic/Circulation Biological Resources
Aesthetics Archaeological Resources
Noise Public Facilities and Services
Airport Impact/Compatibility Drainage
Earth Resources Air Quality
Fiscal Impact
Of these issues, we perceive land use compatibility/aesthetics, traf-
fic/circulation, and public facilities and services to be the most controv-
ersial.
3
GENERAL APPROACH AND PHILOSOPHY
Our approach to preparing environmental assessments and land use planning
documents could best be described by three key concepts: "Extension of
Staff, I' "Problem-Solving, " and "Legal Defensibility. ''
The first concept, "Extension of Staff," expresses our desire to operate
closely It has been our experience that the
only way to produce a document which contains an accurate and useful analy-
sis is to develop a close working relationship with all interested staff
members and consultants. Remaining strictly an "outside" consultant most
often produces a document which does not adequately reflect the existing
conditions, project issues, and planning goals of the jurisdiction. It is
our primary goal to work productively with staff and its retained consul-
tants to prepare a document that is accurate, useful, and cost-effective.
with the public agency staff.
The second concept, "Problem-Solving,l' represents what we believe should be
the true value of the environmental process. The real benefit of the envi-
ronmental process is its ability to modify a project so that it reflects
the desire of the agency staff, decisionmakers, and community. Formulating
and evaluating mitigation measures should serve as a mechanism for problem
solving. Measures should be specifically tailored to the unique problems
of the project and its environs. Therefore, the evaluation, recommend-
ation, and incorporation of mitigation measures and alternatives are very
important to the successful development of a project and its ultimate suc- cess in the political arena.
The third concept, "Legal Defensibility,*q is often a very important concept
to an agency engaged in large-scale sensitive and controversial projects.
We take pride in our knowledge and experience related to preparing and pro-
cessing environmental documents that discourage and/or withstand legal
challenge. There is no greater frustration than to complete a lengthy and
controversial political and planning process only to lose a project in the
courts. We prepare and process an EIR which meets every requirement of
CEQA and all recent court interpretations of CEQA. We also make sure that
all supporting documents in the public record are also sufficient to with-
stand a legal challenge.
SPECIFIC APPROACH TO THE PROJECT
The La Costa Master Plan Amendment EIR will be prepared in a manner which
will meet all requirements of the California Environmental Quality Act
(CEQA), State CEQA Guidelines (as most recently interpreted by the State
Resources Agency, legislature and courts), and the Carlsbad Environmental
Guidelines.
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We propose to prepare a Screencheck, Draft, and Final EIR and all support-
ing documents. We will utilize, to the fullest extent possible, all previ-
ous environmental and planning documentation for the project site and the
surrounding area. The analysis in the EIR will be at a level of detail
sufficient to fully analyze "plan-to-ground" impacts. We will also provide
a comparative analysis with the potential level of development inherent in
the existing Master Plan. We will provide an environmental analysis which
will thoroughly discuss all potential adverse project-related impacts and
cumulative impacts. miti-
gation measures are fully identified and addressed, our staff will confer
with all interested and affected City staff members.
In order to assure that all adverse impacts and
It is our intent to work closely with the City staff to assure that the
document prepared in a manner and time frame acceptable to all parties
involved. We will also consult with any other possibly affected public
interests (e.g. California Department of Fish and Game, Palomar Airport).
is
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11. SCOPE OF SERVICES
INTRODUCTION
Our scope of services is based on the City of Carlsbad's Request for Pro-
posal dated April 1, 1986, a visit to the site, discussions with Mr. Mike
Howes, review of existing biological, geological, and archaeological
studies, review of existing land use plans and environmental documentation
for surrounding properties.
As we propose the scope of services, there are two basic tasks. These
tasks are as follows:
1. Preparation of Environmental Impact Report
2. Attendance at Meetings and Hearings
We also understand that it is important to prepare environmental and eco-
nomic documents and support material which:
1. meets all requirements and court interpretations of CEQA;
2. identifies and analyzes all important issues in a responsible and
comprehensive manner;
3. provides for efficient use of City staff time;
4. recommends a comprehensive package of mitigation measures which will
resolve controversial issues and reduce the need for future environ-
mental documentation;
5. is reflective of City policies and goals; and,
6. is prepared in a timely and cost-effective manner.
Our team is prepared to assign staff and resources sufficient to implement
the scope of services from contract authorization to plan approval. We
have sufficient staffing and production capabilities for all work tasks.
The following is a discussion of our understanding of the three major
tasks.
work
ENVIRONMENTAL IMPACT REPORT
The EIR will address the project and associated discretionary actions that
will be involved with the project's implementation. The EIR will focus on
the issues identified in the City's Request For Proposal. The document
will be prepared in accordance with the California Environmental Quality
Act of 1970, as amended (Public Resources Code, Section 21000, et. seq.),
the State Guidelines for the Implementation of the California Environmental
Quality Act of 1970, as amended (California Administrative Code, Division
6, Title 14, Section 15000, et. seq.), and the California Environmental
Quality Act Procedures adopted by the City of Carlsbad.
6
The following discussion provides a brief description of each section of
the EIR with regards to general content, key issues and level of detail,
methodology, and assumptions to be used in our analysis.
GENERAL SUMMARY OF MITIGATION MEASURES;
SUMMARY OF ALTERNATIVES TO THE PROPOSED PROJECT
Two summaries will be provided in front of the text of the EIR. The Gen-
eral Summary of Mitigation Measures provides the reader with a brief
description of all potential impacts of the project, recommended City Poli-
cies and mitigation measures, and the resulting significance of impacts
after implementation of mitigation. The Summary of Alternatives to the
Proposed Project compares the impacts of all alternatives to the proposed
project in a matrix format.
INTRODUCTION
The Introduction section briefly describes the project location, previous
environmental documentation and background for proposed project, purpose of
the project, format and content of the EIR, and contact persons for the
proposed project .
PROJECT DESCRIPTION
This section describes in a narrative and graphic manner the characteris-
tics of the proposed project. The section will also identify the project
proponent, define the purpose and objectives of the project, and list the
applicable discretionary actions.
DESCRIPTION OF LOCAL AND REGIONAL LAND USES RELATING TO THE PROJECT
The intent of this section is to give the reader a brief overview of the
development and planning activities for the area. The section will describe
existing land uses and applicable land use plans onsite and adjacent to the
project area. The section will also list and illustrate the location of
approved and proposed projects in the vicinity of the project. Addition-
ally, we will discuss other relevant planning and circulation consider-
ations in the community.
ENVIRONMENTAL SETTING, IMPACTS, AND MITIGATION MEASURES
Land Use Comvatibilitv/Aesthetics
The project site is vacant. The majority of the land is designated for
residential. General Plan land use designations varying from Residential
Low Medium to Residential Medium High.
7
Much of this section will be based on information provided by the staff as
a result of the compatibility review and formulation of the proposed amend-
ment. will be placed on compatibility with adjacent existing and
approved development. The range of possible visual/aesthetics impacts will
be discussed. Mitigation will be proposed which will serve to reduce future
visual impacts occurring with implementation.
Emphasis
TransDortation and Circulation
The transportation analysis will be prepared by Weston Pringle of Weston
Pringle Associates. The study will consist of analyzing traffic factors
related to the proposed La Costa Master Plan Amendment. The recent Barton
Aschmen traffic analysis of the La Costa area will be used as base data for
the study. Traffic reports conducted for previous projects in the vicinity
will also be reviewed.
Mr. Pringle has conducted several recent studies in the area and is famil-
iar with the existing and projected conditions along the existing and pro-
posed roads in the vicinity. The traffic analysis will study what the dif-
ferences are between the proposed land use plan and the existing land use
plan.. Beneficial impacts will be identified. Areas of impact will be
identified and discussed in light of the Barton Aschman findings. Mitiga-
tion measures consistent with the Barton Aschman findings will be discussed
and recommended.
We will also prepare a comparison of traffic impacts for each of the alter-
natives to be analyzed. At this time we expect there will be at least the
existing Master Plan (covered by the Barton Aschman study), the property
owner's preferred concept, and possibly one or two variations.
Biolonical Resources
A biological analysis is being conducted for the developer. The study is
to be submitted to the City for use in the EIR. Steven G. Nelson will
review the study and aerial photographs to determine if it will serve as an
adequate base for our analysis. We will review the study and use it to
shape recommendations for mitigation strategies.
Archaeolonical Resources
Considerable documentation has been prepared over the last 10 years cover-
ing many of the sites. At least 13 sites are expected to occur within the
study area. We propose to conduct a records and literature search to review
all known documentation. Based on this review, we will identify the sites
which have been identified within the four project areas. A mitigation
strategy will be recommended that will guide the City during project imple-
menting in reducing impacts to this resources.
8
Air Oualitv
Mr. Hans Girow, consulting meteorologist, will prepare the Air Quality
analysis for the EIR. The proposed project is expected to be consistent
with the population projections used in the Regional Air Quality Strategies - Revised (RAQS-R). This section will discuss the consistency of the
project with the RAQS-R and identify the expected regional impact.
Mitigation measures will be proposed where necessary and feasible.
Earth Resources/Geolonv
We will review the geotechnical information previously prepared and
summarize the findings and recommendations. In addition, our analysis will
identify any apparent areas where further examination may be necessary.
Paleontolonical Literature Search/Assessment
Because there is potential for subsurface paleontological resources, we are
proposing a records and literature review. The EIR will summarize the
results of the investigations to be conducted by Mr. Tom Demere of
Paleo Services. Mitigation measures will be recommended, if necessary.
These measures will most likely include recommendations for monitoring
during grading and provisions for expedient salvage of uncovered materials.
Public Facilities and Services
This is a very important issue for the La Costa area. We expect to receive
base data from the City as a result of their review of the area. We will
where necessary personally contact impacted agencies for additional infor-
mation where necessary, We expect that the full range of public facilities
and services will need to be addressed. Schools and parks/recreation are
expected to be critical issues.
Water Resources/Drainane
All existing drainage courses will be identified. Flooding hazards will be
identified based on existing data. It is not expected that unmitigable
flood hazards exist in the project area. However, all four areas drain to
the Batiquitos Lagoon. The potential for impacting this resources from sed-
imentation during construction and from urban runoff will be analyzed.
Mitigation for effective management of the potential impacts will be recom-
mended.
The majority of project area is located in a relatively quiet environment.
The only anticipated major noise source for most of the site is onsite and
nearby major arterials. The assessment of roadway noise will be based on
the ultimate traffic projections for onsite and adjacent roadways and
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review of the location of onsite sensitive land uses based on the Master
Plan. An assessment of airport flight paths will be conducted. The poten-
tial noise levels from overflights will be discussed.
Airport Impacts
A small portion of the area in the northwest is within the influ-
ence area. Potential noise impacts from this close proximity to the air-
port will be discussed in the noise section. Potential for crash hazards
and other land use incompatibilities will be discussed. We will contact
appropriate County planners and airport officials for input into this sec-
tion.
airport
ALTERNATIVES
We will discuss and evaluate up to five alternatives. These will include
No-Project/No-Development; the property owner's alternative concept; the
existing Master Plan; and up to two other variations.
We will meet with the City staff to determine whether or not there are any
other feasible and economically viable alternatives which could serve to
reduce or eliminate any significant adverse impacts. Emphasis will be
placed on design modifications to avoid sensitive or hazardous areas, if
necessary.
GROWTH-INDUCING IMPACTS
Implementation of the Master Plan will essentially be the build out of the
La Costa community. It is expected to occur over a number of years. The
property already has an adopted land use plan and guidelines for it. This
amendment will effect any property which is not in the Master Plan area.
Adoption of the Master Plan amendment, itself, is not expected to be sig-
nificantly growth-inducing. The relationship of the project and its imple-
mentation with the surrounding area will be analyzed. Any potential for
growth inducing impacts will be identified.
INVENTORY OF UNAVOIDABLE ADVERSE IMPACTS OF THE PROPOSED PROJECT
Sanchez Talarico Associates will prepare a summary of all unavoidable
adverse impacts associated with implementation of the proposed project.
This summary will provide the City with the necessary data for preparation
of the Statement of Facts and Findings.
INVENTORY OF CUMULATIVE IMPACTS
Project implementation, in conjunction with other past, present, and xea-
sonably foreseeable future projects, may result in various adverse impacts
in addition to project-specific impacts. These potential effects will be
J7
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fully analyzed for each environmental topic and briefly summarized in
section.
SUMMARY OF IMPACTS FOUND NOT TO BE SIGNIFICANT;
FURTHER ENVIRONMENTAL DOCUMENTATION AND ACTIONS NEEDED
this
Based upon the information prepared and analyzed for the La Costa Master
Plan EIR, we will provide a summary of those impacts which were determined
to be insignificant or were reduced to a level of insignificance through
mitigation.
A list of further environmental documentation and actions that may be
needed if the project is implemented will also be prepared by Sanchez Tal-
arico Associates. This list will be carefully structured so that it can be
used as a checklist to limit and/or focus further documentation as may be
appropriate.
SUMMARY OF APPLICABLE MITIGATION MEASURES;
SUMMARY OF CITY POLICIES AND REQUIREMENTS
In addition to the discussion of applicable mitigation measures presented
in each environmental topic section, we will compile a summary list of all.
proposed mitigation measures for the project and a summary list of all pro-
posed City policies and requirements.
PREPARERS OF AND CONTRIBUTORS TO THE REPORT
This section is provided in accordance with the requirements of the City of
Carlsbad and California State law. It will list individual contributors
from Sanchez Talarico Associates and the City of Carlsbad, as well as tech-
nical subconsultants involved in the preparation of the EIR.
ORGANIZATIONS AND PERSONS CONSULTED
This section is provided in accordance with the requirements of the City
and State laws, and will list all individuals and agencies that were con-
tacted during the preparation of the La Costa Master Plan EIR.
REFERENCES
All documents used during the preparation of the EIR will be listed in the
bibliography for the report. These reference documents will be made avail-
able to the City of Carlsbad during the official review period for the EIR.
References will be held at the office of Sanchez Talarico Associates and
will be delivered to the City within twenty-four hours of request.
11
APPENDICES
Sanchez Talarico Associates will include the following appendices in the La
Costa Master Plan Amendment EIR:
Appendix A - Public Participation and Review
Appendix B - Traffic and Circulation Analysis
Appendix C - Archaeological Assessment
Appendix D - Biological Assessment
Appendix E - Noise Analysis
Appendix F - Fiscal Impact Report
Appendix G - Paleontology Literature Search
Appendix H - Correspondence
RESPONSES TO COMMENTS
Sanchez Talarico Associates will prepare all responses to comments received
on the EIR. It is our intent to respond to each written comment and to
oral made at public hearings relating to the environmental docu-
ment and process. Responses to comments will be presented in a separate
attachment to the EIR.
comments
FINAL EIR
We will provide one reproducible copy of the Final EIR to the City. The
Certified Final EIR will incorporate all items required by CEQA and neces-
sary to the City staff to provide a record of the project and its approval
history. The document will include the Draft EIR and appendices, responses
to comments, staff reports, correspondence, public hearing minutes, and all
notices and resolutions.
ATTENDANCE AT MEETINGS AND HEARINGS
The project manager from Sanchez Talarico Associates will attend up to four
public hearings as requested by the City staff. We will be prepared to
make all necessary presentations. We have included in our project budget
attendance at four public hearings/meetings over the course of the project.
Additional public hearings will be attended on a time and materials basis.
Since we recognize the need for project team meetings on a regular basis
with the City and applicant, we will attend two such meetings as requested
by the City.
Fiscal ImDact ReDOrt
Mr. Robert Dunham of the Newport Economics Group will prepare a Fiscal
Impact Analysis associated with the La Costa Master Plan Amendment. The
analysis will, based upon proposed land uses and alternatives, forecast the
12
fiscal costs imposed and reviews returned to the City of Carlsbad resulting
from the La Costa Master Plan Amendment, Costs and revenues will account
for both direct and,secondary fiscal variables.
SCHEDULE OF PERFORMANCE AND DELIVERABLES
The proposed time frame for preparing the EIR is acceptable. We are pre-
pared to begin work immediately upon authorization.
The
pose to provide consistent with the Request for Proposals.
following is a list of deliverables with the number of copies we pro-
Deliverables Number of Copies
Screencheck EIR
Revised Screencheck EIR
Draft EIR
Draft Response to Comments
Response to Comments
Final EIR
5 copies
2 copies
2 copies
30 copies
60 copies 1
1 copy2
Provided in 3-ring loose leaf binders and including one reproducible
COPY *
We will provide 1 complete reproducible copy of the Final EIR.
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111. STATEMENT OF OUALIFICATIONS
SANCHEZ TALARICO ASSOCIATES
Sanchez Talarico Associates provides a full-range of environmental and
planning services to its clients. Our primary focus is on the preparation
of environmental impact analyses, community planning, development process-
ing, and project and resource management. Annette Sanchez Baesel and Fred
Talarico of Sanchez Talarico Associates have been personally responsible
for the preparation of literally hundreds of environmental documents over
the past 13 years. Our firm is recognized as being comprised of profes-
sionals respected by clients and professional peers. The firm is dedicated
to providing objective and fair appraisals of every project. The manage-
ment of the La Costa Master Plan Amendment EIR will be the direct responsi-
bility of Annette Sanchez Baesel with assistance from Fred Talarico and
Karlee Nevil. It is our belief that the direct involvement of a principal
as manager is essential in providing our clients with the highest
degree of professional service.
project
Annette Sanchez Baesel, Principal, has over ‘seven years experience in the
field of environmental planning. Prior to forming Sanchez Talarico Associ-
ates, she worked for a private environmental and land planning consulting
firm providing environmental impact assessment services to numerous public
agencies and private development firms. Her expertise is in the management
of multi-disciplinary project teams designed to provide impact assessments
and feasibility studies to governmental agencies and private firms. Ms.
Sanchez has managed studies in Orange, San Diego, Los Angeles, and Ventura
Counties.
Ms. Sanchez Baesel has prepared several environmental assessments for pro-
jects in the City of Carlsbad. These projects included Macario Canyon
Regional Park, Rancho Carrillo Planned Community, Carlsbad Research Center,
and the Palomar Airport Satellite Treatment Plant and Pipeline. Throughout
the preparation of environmental documents for these projects, Ms. Sanchez
Baesel has gained insight into the planning and political issues and con-
straints which are of concern to the City staff and decisionmakers.
She has recently completed an EIR for a 150-unit senior citizen planned
community in Ojai. This very controversial project involves the following
issues: increased traffic on local and regional roadways; density and land
use compatibility; view impacts; adequacy of public services; availability
of water; noise; and onsite flood hazards. She and Mr. Talarico have
prepared an EIR for a project in the County of Orange on the Upper Newport
Bay which included 250 dwelling units, 600,000 square feet of office, 300
hotel rooms, and a regional park. Issues involved were land use
compatibility between park, residential, and commercial uses; increased
traffic and noise levels; destruction of significant archaeological sites
and biological habitat; potential grading siltation impacts on the Upper
15
the City of Newport Beach’s Sphere of Influence, the project is being pro-
cessed through the County of Orange for approval of development rights. It
is also within the influence area of the John Wayne Airport/ Orange County.
Significant issues involved traffic impacts on local arterials, aesthetics,
compatibility with adjacent residential uses, impacts on biological and
archaeological resources, recreation, and water and wastewater service.
Oiai Valley Inn and Country Club ExDansion EIR. This project involved the
expansion of the existing Inn from 110 units to 218 units, the addition of
meeting and banquet facilities, the expansion of tennis courts, the reloca-
tion of onsite employee housing. Prepared for the City of Ojai, the major
issues of the EIR involved compatibility with adjacent semi-rural residen-
tial uses, traffic impacts, increase traffic-related noise, and aesthetics.
Jasmine Park and Brisa del Mar EIRs. These projects involved 48 and 120
medium-density residential projects, respectively. Located in the Corona
del Mar area of Newport Beach, these projects raised issues involving traf-
fic impacts on already congested intersections, parking, aesthetics, and
compatibility with adjacent lower density residential areas.
Vacation Valley EIR. This EIR involved development of a recreational
vehicle park in Aguanga, Riverside County. The project involved construc-
tion of 800 recreational vehicle spaces on 250 acres of land included
two man-made fishing lakes, a swimming pool, and recreational facilities.
Major issues included hydrology and flooding, land use compatibility with
the adjacent Cleveland National Forest, and access and internal circula-
tion.
and
Rancho Cucamonna.’ The project consisted of a General Plan Amendment for
13.5 acre site in the City of Rancho Cucamonga re-designating the site‘s
land use from Low Density Residential to Medium-High Residential on the
General Plan. Major issues included land use compatibility, socio-economic
considerations, public services/public safety, drainage/flood control,
traffic/circulation, parks and recreation, air quality, and alternatives.
Macario Canyon Renional Park. An EIR for a 502-acre regional park in Carls-
bad. Hedionda
Lagoon included a 100-unit resort conference facility, playing fields, nat-
ural habitat areas, picnic facilities, and two restaurant areas. Major
issues included grading, flooding, sensitive plant species and habitat
areas, archaeological resources, lagoon water quality, traffic, aircraft
noise and operation concerns.
The project set in a hilly canyon area adjacent to the Agua
Rancho Carrillo. An EIR for a 546-acre residential community in Carlsbad,
California. Major issues were circulation, noise, loss of agricultural
lands, archaeological resources and provision of services.
14
Newport Bay; provision of sufficient recreational opportunities; and aes-
thetics.
Fred Talarico, Principal, has 14 years experience in the areas of land and
environmental planning. He has worked for both the City of Newport Beach
and the County of Orange during periods of intensive and influential plan-
ning and development efforts. Mr. Talarico served as Environmental Coordi-
nator and Project Planner at the City of Newport Beach for five years. In
this position, he was responsible for the preparation, review, and process-
ing of environmental documents for all projects processed through the City.
These projects included residential planned communities, private recre-
ational facilities, officefiusiness centers, residential hillside develop-
ment, major hotel developments, light industrial/office parks, major road-
way improvements, waterfront redevelopment, and affordable housing.
Karlee Nevil, Assistant Planner, will assist Ms. Sanchez Baesel and Mr.
Talarico in preparing the EIR. She has worked four years in the field of
environmental planning. Prior to joining Sanchez Talarico Associates, Ms.
Nevil worked with Ms. Sanchez Baesel at an environmental and land planning
firm providing environmental impact assessment and historic resource
assessment services. She has contributed to the preparation of environmen-
tal assessments, specific plans, and redevelopment planning programs in
Orange, San Diego, Riverside, and San Bernardino counties. Locally, Ms..
Nevil has worked on the Centennial Square Specific Plan and EIR in San Mar-
cos. This project included a civic center plaza and office complex cen-
tered around a man-made lake and park facility.
As a result of our experience, we have gained the expertise necessary to
not only prepare environmental documents, but also to guide them through
the often complex and time-consuming environmental process. This process
includes interacting with governmental agencies, coordinating public par-
ticipation, issuing legal notices, and incorporating the document into the
overall planning process. Sanchez Talarico Associates prides itself on
preparing environmental documents that are useful as planning tools and
often resolve complex and controversial planning issues.
Related ExDerience
Below we have provided you with brief descriptions of projects which the
principals of Sanchez Talarico Associates have been involved with. These
projects were either of a similar scope and nature or involved issues
expected with the La Costa EIR.
Bawiew EIR. This controversial project involved the development of
600,000 square feet of office in two mid-rise towers, a 300-room resort
hotel, support commercial, 250 medium-density residential units, and por-
tions of a regional park. The project is located on the Upper Newport Bay
in unincorporated Orange County adjacent to incorporated City of Newport
Beach and near incorporated Costa Mesa and Irvine. Although located within
16
Turtle Rock Enclave VII. An environmental assessment of a 120-acre resi-
dential project in Imine comprised of an apartment complex and terraced
single-family homes.in a hillside area of Imine. Issues included hillside
development design guidelines, traffic, noise, and hydrology.
North Ford. An EIR for a 117-acre planned community in Newport Beach,
California including 888 residential units, a 12-acre community park,
395,000 square feet of office, and a transfer of 295,000 square feet to
another development site. Key issues included traffic, affordable housing,
compatibility of the proposed community park on existing and planned resi-
dential uses, and noise.
Eastlake Planned Community. An environmental constraint analysis for a
3,000-acre planned community comprised of residential, commercial, recre-
ational, and business park uses. Issues involved growth, annexation, traf-
fic, hydrology, and water quality.
Bannina-Nemort Ranch. A 500-acre undeveloped parcel in Newport Beach. Key
issues included master planning the first phase of residential (400+ units)
and industrial/office development. Project was eventually approved by
referendum. Mr Talarico was responsible for preparation of the General
Plan, Specific Plan, Environmental Impact Report, and pre-annexation zon-
ing.
PROJECT SUPPORT TEAM
In addition to the expertise of our own staff at Sanchez Talarico Associ-
ates, we are proud of the team of professionals we have assembled to assist
in the preparation of the La Costa EIR. Each member of the team is a
recognized leader in his field. Further, each member of the team brings to
this project extensive experience with projects involving similar issues to
those related to proposed La Costa Master Plan.
Their association with the principals of Sanchez Talarico Associates has
been a long and successful one. We believe that the team assembled will
work in a cohesive and supportive manner providing their technical analyses
on time and within budget. The following subconsultants will prepare the
technical analyses for the La Costa EIR:
Weston Pringle Associates, Inc.
Steven G. Nelson
William H. Breece
Mestre Greve Associates
Hans Giroux
Tom Demere
Newport Economics Group
Transportation Analysis
Review of Biological Assessment
Archaeological Assessment
Noise Assessment
Air Quality Analysis
Paleontology
Fiscal Impact
17
Weston Pringle of Weston Pringle Associates, Inc. (WPA) will prepare the
transportation analysis. Mr. Pringle has extensive experience in the
Carlsbad area. WPA.prepared the traffic studies for the following pro-
jects: Macario Canyon Regional Park, La Costa Racquet Club, La Costa
Southwest General Plan Amendment, La Costa Southwest-Phase I, Vista Santa
Fe, Rancho Carrillo, Bressi Ranch, and Carlsbad Research Center.
Steve Nelson will review the biological assessment. Over the past eleven
years, Mr. Nelson has been responsible for a wide variety of biological
studies ranging from technical wildlife and vegetation inventories to
regional constraint analyses and impact assessments. He has conducted
numerous biological assessments in Carlsbad which involved significant bio-
logical resources. These projects included Macario Canyon Regional Park,
Rancho Carrillo, Bressi Ranch, Coast Waste, and Carlsbad Research Center.
He has also prepared other studies in the North San Diego County region
including assessments for the Centennial Square project in San Marcos and
the North County Fair Regional Shopping Center in Escondido.
William H. Breece will provide the archaeological assessment for this pro-
ject. Mr. Breece is a consulting archaeologist with over seven years expe- .
rience in the field. He is certified by the Society of Professional
Archaeologists (SOPA) and has conducted many studies for Sanchez Talarico
Associates. These included a survey of an 80-acre project site above Upper
Newport Bay containing three significant archaeological sites and a 30-acre
site in Newport Beach. He also has conducted an archaeological survey .in
Escondido, a 23-mile survey of proposed alignments for the Foothill Freeway
in Orange County, a 3,300-acre survey of a portion of the San Bernardino
National Forest, and an 800-acre survey of a ranch in San Clemente.
Mestre Greve Associates will prepare the noise analysis. MGA Is a full
service acoustical engineering consulting firm. The firm has cofiducted
numerous studies within the Carlsbad and San Diego area. These have
included noise studies for Bressi Ranch, Carlsbad Research Center, Macario
Canyon in Carlsbad; North County Fair Regional Shopping Center in Escon-
dido; and, Eastlake Planned Community in Chula Vista.
Tom Demere of PaleoServices will conduct the paleontological assessment.
Mr. Demere has been a consultant for four years. He also serves as
Assistant Curator at the San Diego Natural History Museum. He has
conducted assessments, monitoring and salvage projects in Carlsbad, the
Penasquitos area, Del Mar, and Chula Vista, He conducted monitoring and
salvage operations at Carlsbad Research Center and an assessment of the
adjacent Kelly Ranch properties.
Hans Giroux Mr. Hans Giroux will prepare the air quality/odor analysis for
the project. Mr. Giroux has over 15 years experience in the field of
meteorology and is well qualified to address the air quality and odor
issues associated with this project. His work is well known to public
agency staff such as SCAG, the AQMD and the California Air Resources Board.
18
He has completed numerous environmental studies throughout Orange County
and Southern California.
Robert Dunham, President of the Newport Economics Group, Inc., has over 20
years experience in economic analysis and market research. Mr. Dunham
formed the Newport Economics Group, Inc. in 1971 as a professional research
and consulting firm offering general economic analysis on a national and
regional basis, market research, development planning, financial analysis
and real estate appraisal services. Prior to forming the firm, Mr. Dunham
was manager of Economic Research for The Irvine Company. In that capacity,
he directed economic research and market planning.
REFERENCES
Sanchez Talarico Associates is currently under contract to the City of New-
port Beach, City of San Clemente, City of Culver City, City of Claremont,
and County of Orange to prepare a wide variety of planning, environmental,
and feasibility studies. We believe that first hand conversations with the
persons we have worked with is the most valuable source of insight into our
professional capabilities.
Therefore, we encourage you to contact the individuals listed below.
Mr. Dain Anderson
Senior Planner
City of Imine
(714) 660-3784
Ms. Patricia Temple
Environmental Coordinator
City of Newport Beach
(714) 644- 3225
Ms. Joan Kus
Director of Planning
City of Ojai
(805) 646-5581
Ms. Cheri Leslie
Project Manager
Culver City Redevelopment Agency
(213) 202-5777
Mr. Mike Ruane Mr . Jim Barnes
Chief, Public Projects Senior Planner
County of Orange City of San Clemente
Environmental Management Agency (619) 361-8333
(714) 834-5550
19
IV. PROPOSED FEE SCHEDULE
Sanchez Talarico Associates will complete the Environmental Impact Report
scope of services described herein on a time-and-materials basis for a
not-to-exceed fee of $35,325.00. In order to fully meet the needs of the
City Carlsbad and the applicant, we are willing to negotiate our scope
of services, project schedule, and budget. An itemized budget for the La
Costa Master Plan EIR is shown below.
of
ENVIRONMENTAL IMPACT REPORT
SCREENCHECK EIR
Management and Analysis ,
Technical Studies
Traffic Study $6,700 .OO Archaeological Assessment 800.00
Biological Assessment 720.00
Noise Study 1,760.00
Air Quality Study 400.00
Paleontological Literature 320.00
Search/Assessment ’
Graphics
Productionflord Processing
Printing
Expenses
DRAFT EIR
Management and Analysis
Productionflord Processing
Printing/Binders
Expenses
RESPONSES TO COMMENTS
Management and Analysis
Productionflord Processing
Printing
Expenses
$ 8,795.00
18,200.00
800.00
700.00
100.00
140.00
$21,235.00
1,000.00
240.00
1,300.00
150.00
2,690 .OO
1,000.00
200.00
175.00
50.00
1,425 .OO
ATTENDANCE AT FOUR PUBLIC HEARINGS/TWO SCOOPING SESSIONS
Project Manager 2,475.00
Fiscal Impact Report 7.500.00 TOTAL $35,325.00
20
V. STAFF ASSIGNMENT
The following is a breakdown by percentage of the contribution of each
Sanchez Talarico Associates staff member to the completed project.
Annette Sanchez 50%
Fred Talarico 10%
Karlee Nevi1 40% 100%
e 21
VI. STATEMENT OF NON-CONFLICT OF INTEREST
Sanchez Talarico Associates is not under contract (or expects to be under
contract) to the project applicant on this or any other project.
22
VII. STATEMENT OF OFFER
This proposal for the La Costa Master Plan EIR shall constitute a firm
offer to perform the work under the terms and conditions described herein.
This offer will remain valid for a period of 60 days.
The principal of Sanchez Talarico Associates authorized to enter into and
negotiate amendments to this contract is:
Annette M. Sanchez Baesel
Principal
Sanchez Talarico Associates
359 San Miguel Drive, Suite 200
Newport Beach, CA 92660
(714) 640-1700