HomeMy WebLinkAbout1998-06-16; City Council; Resolution 98-189b 1 0 0
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RESOLUTION NO. 98-189
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA AUTHORIZING THE MAYOR TO
EXECUTE A CONSULTANT AGREEMENT CONTRACT WITH
WOODWARD-CLYDE INTERNATIONAL-AMERICAS FOR THE
DEVELOPMENT OF THE CARLSBAD BOULEVARD REALIGN-
MENT STUDY, AND THE APPROPRIATION OF $193,655 FROM
THE GENERAL FUND CONTINGENCY ACCOUNT.
CASE NAME: CARLSBAD BOULEVARD REALIGNMENT
STUDY
The City Council of the City of Carlsbad, California, does hereby resolve
follows:
WHEREAS, it is desirable and in the public interest to explore the realignmenf
Carlsbad Boulevard from Manzano Drive to the mouth of Batiquitos Lagoon, to increase put
access and use of beach front properties; and
WHEREAS, the development of the study will include: (1) an environmer
constraints analysis for the Carlsbad Boulevard realignment study area; (2) an analysis of '
environmental impact of the selected Palomar Airport Road intersection realignment and '
conceptual eastern roadway realignment of Carlsbad Boulevard; and, (3) a corridor land I
study. to evaluate potential land use alternatives for the surplus public right-of-way created
the realignments.
WHEREAS, Woodward-Clyde International-Americas is the most qualified fl
considered to develop the study.
WHEREAS, the city has complied with Section 3.58.150 of the Municipal Cc
regarding selection procedure for professional services.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
Carlsbad, California as follows:
1. That the above recitations are true and correct.
2. That the consultant fee of $193,655 will be allocated from General FL
contingency account and transferred to the Planning Department Miscellaneous Professio
Services account.
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3. That the consultant agreement contract (attached) with Woodward-CI)
International-Americas is hereby approved and the Mayor and City Clerk are hereby authoriz
and directed to execute said agreement. Following the Mayor’s signature, the City Clerk
further authorized and directed to forward two (2) executed copies of said agreement and 1
resolution to Woodward-Clyde International-Americas attention Mr. Scott S. Moorhouse, Proj
Manger, Pacific Center 11, Suite 1000, 1615 Murray Canyon Road, San Diego California 9211
431 4.
PASSED AND ADOPTED at a regular meeting of the City Council of the Cit)
Carlsbad on the 16 day of June , 1998, by the following vote, to wit:
AYES: Council Members Lewis, Finnila, Nygaard, Hall & Kulchin
NOES: None
ABSENT: None
15 I ATTEST:
i I? //-j 16 j OAfl+& ,u p , p &.;*/&&- 1 -
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ALETHA L. RAbTENKRANZ, City Clerk f
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AGREEMENT
THIS AGREEMENT is made and entered into as of the 16 (sixteenth) day of
June , 1998, by and between the CITY OF CARLSBAD, a municipal
corporation, hereinafter referred to as "City1', and WOODWARD-CLYDE
INTERNATIONAL-AMERICAS, a corporation of the State of Nevada 1970,.
hereinafter referred to as "Contractor."
RECITALS
City requires the services of WOODWARD-CLYDE INTERNATIONAL-
AMERICAS Contractor to provide the necessary Engineering, Planning, and
Environmental services for preparation of the Carlsbad Boulevard Realignment
Study; and Contractor possesses the necessary skills and qualifications to provide the
services required by the City;
NOW, THEREFORE, in consideration of these recitals and the mutual covenants
contained herein, City and Contractor agree as follows:
I. CONTRACTOR'S OBLIGATIONS
Investigate, prepare, and submit a Feasibility Study for the proposed realignment
of Carlsbad Boulevard between Manzano Drive and the mouth of Batiquitos
Lagoon in accordance with the attached Exhibit "A" which includes the Revised
Scope of Work (Pages 5-1 through 5-16).
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Professional Responsibilitv. Contractor shall be obligated to comply with
applicable standards of professional care in the performance of the Services.
City recognizes that opinions relating to environmental, geologic, and
geotechnical conditions are based on limited data and that actual conditions may
vary from those encountered at the times and locations where the data are
obtained, despite the use of professional care.
Responsibility of Others. Contractor shall be responsible to City for its
Services and the services of its subcontractors. Contractor shall not be
responsible for the acts or omissions of other parties engaged by City nor for
their construction means, methods, techniques, sequences, or procedures, or
their health and safety precautions and programs.
2. CITY OBLIGATIONS
The City shall provide the following:
1. One (1 ) copy of the General Plan and Master General Plan EIR;
2. One (1) copy Zoning Ordinance;
3. One (1) copy of the Local Coastal Program;
4. One (1) of the GIS Biological Habitat Map:
5. One (1 ) copy of the Open Space and Conservation Resource Management Plan;
6. One (1 ) copy of the City’s Noise Guidelines Manual and General Plan noise
contour map;
7. One (1 ) copy of the City’s Cultural Resource Guidelines;
8. One (1 ) of the City Council Agenda bill authorizing the study;
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9. One (1) copy of the Preliminary Carlsbad Boulevard eastern realignment exhibit;
10. One (1 ) copy of the Boyle Engineering Study for the PAR intersection
realignment;
1 1. One (1 ) copy of the Poinsettia Shores Master Plan;
12. One (1 ) copy of the Poinsettia Properties Specific Plan;
13. One (1 ) copy of the Engineering Department standards, and;
14. One (1) copy of the South Carlsbad State Beach General Plan.
15. One (1 ) electronic copy of project area orthographic map.
3. PROGRESS AND COMPLETION
The work under this contract will begin within ten (IO) days after receipt of
notification to proceed by the City and be completed within two hundred and seventy
(270) days of that date. Extensions of time may be granted if requested by the
Contractor and agreed to in writing by the Project Manager. The Project Manager will
give allowance for documented and substantiated unforeseeable and unavoidable
delays not caused by a lack of foresight on the part of the Contractor, or delays caused
by City inaction or other agencies' lack of timely action.
4. FEES TO BE PAID TO CONTRACTOR
The total fee payable for the services to be performed shall be $193,665.00 as
shown on Table 1 of Exhibit "A". No other compensation for services will be allowed
except those items covered by supplemental agreements per Paragraph 8, "Changes in
Work." The City reserves the right to withhold a ten percent (10%) retention until the
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project has been accepted by the City.
Incremental payments, if applicable, should be made as outlined in attached
Exhibit "A."
5. DURATION OF CONTRACT
This agreement shall extend for a period of one (1) year from date thereof. The
contract may be extended by the City Manager for one (I) additional one (1) year
periods or parts thereof, based upon a review of satisfactory performance and the City's
needs. The parties shall prepare extensions in writing indicating effective date and
length of the extended contract.
6. PAYMENT OF FEES
Payment of approved items on the invoice shall be mailed to the Contractor
within 30 days of receipt of the invoice. The contract is a flat fee contract and
billings will be paid monthly based on work performed during that month as
agreed on by the Contractor and the City.
7. FINAL SUBMISSIONS
Within five (5) days of completion and approval of the Final Project Study
Report the Contractor shall deliver to the City the following items:
A. 25 bound copies of the Final Project Study Report including text,
graphics, and reduced plans;
B. I camera ready master for black and white copies;
C. 1 set of full-size mylar reproducible base map and constraints
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exhibit, and ;
D. 1 computer disk with the Final Project Study Report text, charts,
graphics, and applicable photographs.
8. CHANGES IN WORK
If, in the course of the contract, changes seem merited by the Contractor or the
City, and informal consultations with the other party indicate that a change in the
conditions of the contract is warranted, the Contractor or the City may request a change
in contract. Such changes shall be processed by the City in the following manner: A
letter outlining the required changes shall be forwarded to the City by Contractor to
inform them of the proposed changes along with a statement of estimated changes in
charges or time schedule. A Standard Amendment to Agreement shall be prepared by
the City and approved by the City according to the procedures described in Carlsbad
Municipal Code Section 3.28.172. Such Amendment to Agreement shall not render
ineffective or invalidate unaffected portions of the agreement.
9. COVENANTS AGAINST CONTINGENT FEES
The Contractor warrants that their firm has not employed or retained any
company or person, other than a bona fide employee working for the Contractor, to
solicit or secure this agreement, and that Contractor has not paid or agreed to pay any
company or person, other than a bona fide employee, any fee, commission,
percentage, brokerage fee, gift, or any other consideration contingent upon, or resulting
from, the award or making of this agreement. For breach or violation of this warranty,
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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.
IO. NONDISCRIMINATION CLAUSE
The Contractor shall comply with the state and federal laws regarding
nondiscrimination.
11. TERMINATION OF CONTRACT
In the event of the Contractor’s failure to prosecute, deliver, or perform the work
as provided for in this contract, the City Manager may terminate this contract for
nonperformance by notifying the Contractor by certified mail of the termination of the
Contract. The Contractor, thereupon, has five (5) working days to deliver said
documents owned by the City and all work in progress to the Project Manager. The
Project Manager shall make a determination of fact based upon the documents
delivered to City of the percentage of work which the Contractor has performed which is
usable and of worth to the City in having the contract completed. Based upon that
finding as reported to the City Manager, the Manager shall determine the final payment
of the contract.
This agreement may be terminated by either party upon tendering thirty (30)
days written notice to the other party. In the event of such suspension or termination,
upon request of the City, the Contractor shall assemble the work product and put same
in order for proper filing and closing and deliver said product to City. In the event of
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termination, the Contractor shall be paid for work performed to the termination date;
however, the total shall not exceed the lump sum fee payable under paragraph 4. The
City Manager shall make the final determination as to the portions of tasks completed
and the compensation to be made.
12. 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 Contractor or the City
Project Manager. A copy of such documented dispute shall be forwarded to both
parties involved along with recommended methods of resolution which would be of
benefit to both parties. The City Project Manager or principal receiving the letter shall
reply to the letter along with a recommended method of resolution within ten (1 0) 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 problem. In such cases, the action of the City Council shall be binding upon the
parties involved, although nothing in this procedure shall prohibit the parties seeking
remedies available to them at law.
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13. CLAIMS AND LAWSUITS
The Contractor agrees that any contract ctaim submitted to the City must be
asserted as part of the contract process as set forth in this agreement and not in
anticipation of litigation or in conjunction with litigation. The Contractor acknowledges
that if a false claim is submitted to the City, it may be considered fraud and the
Contractor may be subject to criminal prosecution. The Contractor acknowledges that
California Government Code sections 12650 et sea., the False Claims Act, provides for
civil penalties where a person knowingly submits a false claim to a public entity. These
provisions include false claims made with deliberate ignorance of the false information
or in reckless disregard of the truth or falsity of information. If the City of Carlsbad seeks
to recover penalties pursuant to the False Claims Act, it is entitled to recover its
litigation costs, including attorney's fees. The Contractor acknowledges that the filing of
a false claim may subject the Contractor to an administrative debarment proceeding
wherein the Contractor may be prevented to act as a Contractor on any public work or
improvement for a period of up to five years. The Contractor acknowledges debarment
by another jurisdiction is grounds for the City of Carlsbad to disqualify the Contractor
from the selection process. \w (Initial)
55M
The provisions of Carlsbad Municipal Code sections 3.32.025, 3.32.026,
3.32.027 and 3.32.028 pertaining to false claims are incorporated herein by reference. 5s - &' (Initial)
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14. STATUS OF THE CONTRACTOR
The Contractor shall perform the services provided for herein in Contractor's own
way as an independent Contractor and in pursuit of Contractor's independent calling,
and not as an employee of the City. Contractor shall be under control of the City only
as to the result to be accomplished, but shall consult with the City as provided for in the
request for proposal. The persons used by the Contractor to provide services under this
agreement shall not be considered employees of the City for any purposes whatsoever.
The Contractor is an independent Contractor of the City. The payment made to
the Contractor pursuant to the contract shall be the full and complete compensation to
which the Contractor is entitled. The City shall not make any federal or state tax
withholdings on behalf of the Contractor or 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. The Contractor agrees to indemnify the City within 30 days for any tax,
retirement contribution, social security, overtime payment, unemployment payment or
workers' compensation payment which the City may be required to make on behalf of
the Contractor or any employee or subcontractor of the Contractor for work done under
this agreement or such indemnification amount may be deducted by the City from any
balance owing to the Contractor.
The Contractor shall be aware of the requirements of the Immigration Reform
and Control Act of 1986 and shall comply with those requirements, including, but not
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limited to, verifying the eligibility for employment of all agents, employees,
subcontractors and Consultants that are included in this agreement.
15. CONFORMITY TO LEGAL REQUIREMENTS
The Contractor shall cause all drawings and specifications prepared under this
agreement to conform to all applicable requirements of law: federal, state and local.
To the extent contemplated by the scope of services, Contractor shall provide all
necessary supporting documents, to be filed with any agencies whose approval is
necessary.
The City will provide copies of the approved plans to any other agencies.
16. OWNERSHIP OF DOCUMENTS
All plans, studies, sketches, drawings, reports, and specifications as herein
required are the property of the City, whether the work for which they are made be
executed or not. In the event this contract is terminated, all documents, plans,
specifications, drawings, reports, and studies shall be delivered forthwith to the City.
Contractor shall have the right to make one (1) copy of the plans for hidher records.
17. REPRODUCTION RIGHTS
The Contractor agrees that all copyrights which arise from creation of the work
pursuant to this contract shall be vested in City and hereby agrees to relinquish all
claims to such copyrights in favor of City.
18. HOLD HARMLESS AGREEMENT
Contractor agrees to indemnify and hold harmless the City of Carlsbad and its
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officers, officials, employees and volunteers from and against all claims, damages,
losses and expenses including attorneys fees arising out of the performance of the
work described herein to the extent caused by any willful misconduct, or negligent act,
or omission of the Contractor, any of its subcontractors, anyone directly or indirectly
employed by any of them or anyone for whose acts any of them may be liable.
19. ASSIGNMENT OF CONTRACT
The Contractor shall not assign this contract or any part thereof or any monies
due thereunder without the prior written consent of the City.
20. SUBCONTRACTING
If the Contractor shall subcontract any of the work to be performed under this
contract by the Contractor, Contractor shall be fully responsible to the City for the acts
and omissions of Contractor's subcontractor and of the persons either directly or
indirectly employed by the subcontractor, as Contractor is for the acts and omissions of
persons directly employed by Contractor. Nothing contained in this contract shall
create any contractual relationship between any subcontractor of Contractor and the
City. The Contractor shall bind every subcontractor and every subcontractor of a
subcontractor by the terms of this contract applicable to Contractor's work unless
specifically noted to the contrary in the subcontract in question approved in writing by
the City.
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21. PROHIBITED INTEREST
No official of the City who is authorized in such capacity on behalf of the City to
negotiate, make, accept, or approve, or take part in negotiating, making, accepting, or
approving of this agreement, shall become directly or indirectly interested personally in
this contract or in any part thereof. No officer or employee of the City who is authorized
in such capacity and on behalf of the City to exercise any executive, supervisory, or
similar functions in connection with the performance of this contract shall become
directly or indirectly interested personally in this contract or any part thereof.
22. VERBAL AGREEMENT OR CONVERSATION
No verbal agreement or conversation with any officer, agent, or employee of the
City, either before, during or after the execution of this contract, shall affect or modify
any of the terms or obligations herein contained nor entitle the Contractor to any
additional payment whatsoever under the terms of this contract.
23. SUCCESSORS OR ASSIGNS
Subject to the provisions of Paragraph 18, "Hold Harmless Agreement," all
terms, conditions, and provisions hereof shall inure to and shall bind each of the parties
hereto, and each of their respective heirs, executors, administrators, successors, and
assigns.
24. EFFECTIVE DATE
This agreement shall be effective on and from the day and year first written
above.
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25. CONFLICT OF INTEREST
The Contractor shall file a conflict of interest statement with the City Clerk in
accordance with the requirements of the City's conflict of interest code incorporating
Fair Political Practices Commission Regulation 18700 as it defines a consultant. The
disclosure category shall be categories 1,2,3, &, 4.
26. INSURANCE
The Contractor shall obtain and maintain for the duration of the contract and any
and all amendments insurance against claims for injuries to persons or damage to
property which may arise out of or in connection with performance of the work
hereunder by the Contractor, his agents, representatives, employees or subcontractors.
Said insurance shall be obtained from an insurance carrier admitted and authorized to
do business in the State of California. The insurance carrier is required to have a
current 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. Coverages and Limits.
Contractor shall maintain the types of coverages and minimum limits
indicated herein, unless a lower amount is approved by the City Attorney or City
Manager:
1. Comprehensive General Liability Insurance. $1,000,000 combined
single-limit per occurrence for bodily injury, personal injury and property damage. If the
submitted policies contain aggregate limits, general aggregate limits shall apply
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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'
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.
4. Professional Liability. Errors and omissions liability. appropriate to
the Contractor's profession with limits of not less than $1,000,000 per claim. Coverage
shall be maintained for a period of five years following the date of completion of the
work.
B. Additional Provisions.
Contractor shall ensure that the policies of insurance required under this
agreement contain, or are endorsed to contain, the following provisions.
1. The City shall be named as an additional insured on all policies
excluding Workers' Compensation and Professional Liability.
2. The Contractor shall furnish certificates of insurance to the City
before commencement of work.
3. The Contractor shall obtain occurrence coverage, excluding
Professional Liability which shall be written as claims-made coverage.
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4. This insurance shall be in force during the life of the agreement and
any extension thereof and shall not be canceled without 30 days prior written notice to
the City sent by certified mail.
5. If the Contractor fails to maintain any of the insurance coverages
required herein, then the City will have the option to declare the Contractor in breach, or
may purchase replacement insurance or pay the premiums that are due on existing
policies in order that the required coverages may be maintained. The Contractor is
responsible for any payments made by the City to obtain or maintain such insurance
and the City may collect the same from the Contractor or deduct the amount paid from
any sums due the Contractor under this agreement.
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27. RESPONSIBLE PARTIES
The name of the persons who are authorized to give written notices or to receive
written notice on behalf of the City and on behalf of the Contractor in connection with
the foregoing are as follows:
For City: Title: Plannina Director, Michael J. Holzmiller
Attn: Associate Planner/Proiect Manaser
Name Jeff Gibson
Address Citv Of Carlsbad/Plannina Department
2075 Las Palmas Drive, Carisbad CA 92009-1 576
For contractor: Title Woodward-Clvde Operations Manaaer
Name Scott S. Moorhouse
Address Sunroad Plaza 3, Suite 1000
1615 Murrav Canvon Rd.. SD. CA 92108
ArchitectlLicense Number:
ArchitecVLicense Number:
28. BUSINESS LICENSE
Contractor shall obtain and maintain a City of Carlsbad Business License for the
duration of the contract.
29. ENTIRE AGREEMENT
This agreement, together with any other written document referred to or
contemplated herein, embody the entire agreement and understanding between the
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parties relating to the subject matter hereof. Neither this agreement nor any provision
hereof may be amended, modified, waived or discharged except by an instrument in
writing executed by the party against which enforcement of such amendment, waiver or
discharge is sought.
S" Executed by Contractor this / day of J-u- 1 194 0.
CONTRACTOR:
hoecp-4- clyL1d-,,c'ow-l-
(name of Contractor) ' dc4ew *
S" Executed by Contractor this / day of J-u- 1 194 0.
CONTRACTOR: CITY OF CARLSBAD, a mwipal
hoecp-4- clyL1d-,,c'ow-l-
(name of Contractor) ' dc4ew *
- (sign here) '
m,r - 5, mO-kQ,,u/ vq-cc P*ej\a-T
(print nameltitle) I ATTEST:
By: 0Jm;o g3-b (sign here)
- VG-LFH (I35 'S+lU"l ALETHA L. RAUTENKF?ANZ (print rarne!ti?le) City Clerk
(Proper natariai acknowledgment of execution by Contractor must be attached.)
(Presidant or vice-president and secretary or assistant secretary must sign for
corporations. If only one officer signs, the corporation must attach a resolution certified
by the secretary or assistant secretary under corporate seal empowering that Officer to
bind the corporation.)
APPROVED AS TO FORM:
RONALD R. BALL
City Attorney
BY -&J./"&&Z City orney
45&.
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STATE OF CALIFORNIA
COUNTY OF SAN DIEGO
On June 1, 1998 before me, Sonya Damian, Notary Public
Notary Public, personally appeared Scott Moorhouse , [x] personally
known to me - or [ ] proved to me on the basis of satisfactory evidence to be the person(s) whose
name(s) idare subscribed to the within instrument and acknowledged to me that he/she/they
executed the same in his/her/their authorized capacity(ies), and that by hishedtheir 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.
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. i .:;?$? ,,;a* PYA DAMIAN k Cornm. # 1083279
t .,%$&, go NOTAW ?l;B:ic. CALIFORNIA I ul
. :5. i $i- $ . ' x. &>. .- ..: :.., 5>/ 'T, '?" . ..*"..s.* e::r-arrcnro
8
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STATE OF COLORADO
COUNTY OF DENVER
On May 29, 1998 before me, Leslie S. Hahn, Notan/ Public
personally appeared Valorie B. Feher [&ersonally known to me - or [ ]
proved to me on the basis of satisfactory evidence to be the person(s) whose names(s)
islare subscribed to the within instrument and acknowledged to me that he/she/they
executed the same in his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s), or the entity upon behalf of which the
person(s) acted, executed the instrument.
WITNESS my hand and official seal. .-Mc.,n -I nature -& of Notary)
My Commission Expires DECEMBER 22,1999
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Exhibit A
Agreement for Professional Consultant Services on
Impacts from the Realignment of Carlsbad Boulevard
and the Palomar Airport Road Intersection
and Utilization of the Excess Public Right-of-way
Contractor will begin work within ten (10) calendar days after receipt of notification to proceed
by the City. Upon the 1st working day of each month Contractor will provide to the City detailed
progress reports of work completed in accordance with the Scope of Work.
Woodward-Clyde will invoice the City monthly to reflect work performed that month in accor-
dance with the Scope of Work. Monthly payments will continue until ninety (90%) percent,
$174,298.50, has been paid by the City.
A final ten percent (10%) of the contract $19,366.50, will be retained pending acceptance of the
final product in accordance with the Scope of Work and any change orders approved by the City.
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Task 1 - Mapping, Resource inventory and Physical Constraints Analysis
1.1
1.2
1.3
1.4
1.5
1.6
I .7
1.8
1.9
1.10
1.11
1.12
1.13
1.14
Meet with City staff to initiate the project and obtain relevant existing information
Review relevant planning documents
Prepare base map of project area
Inventory surplus land and identify land ownership
Identify slope and geologic hazards
Conduct biological resources survey and prepare report documenting results
Conduct cultural and paleontology resources survey and prepare report documenting
results
Conduct acoustical survey and prepare report documenting results
Conduct visual analysis and prepare report documenting results
Prepare comprehensive constraints map
Prepare Draft Phase I Report
Conduct presentation to City staff
Prepare Final Phase I Report
Conduct presentation to City Council
Task 2 - Land Use and Economic Feasibility Analysis
2.1 Implement publidagency and citizen involvement program consisting of a public
2.2 Conduct land use and economic analysis to address land use alternatives and economic
2.3 Evaluate alternative financing opportunities
2.4 Prepare Draft Phase II Report
2.5 Conduct presentation to City staff
2.6 Prepare Final Phase II Report
2.7 Conduct presentation to City Council
2.8 Prepare Final Project Study Report in the form of an addendum to the Final Phase IT
meeting, issues analysis, fact sheets, and an informal presentation
feasibility
Report
Deliverables
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
Base map of the project study area including proposed project and grading limits
Biological resources survey draft and final reports
Cultural and paleontology resources draft and final reports
Acoustic analysis draft and final reports
Visual analysis draft and final reports
Comprehensive constraints map in hard copy and digital version
Draft Phase I Report
Final Phase I Report
PublidAgency and Citizen Involvement program materials
Draft Phase IIStudy Report
Final Phase II Study Report
Final Study Report Addendum
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5.1 PHASE I - MAPPING, RESOURCE INVENTORY AND PHYSICAL
CONSTRAINTS ANALYSIS
Our team’s overall objective for this proposed scope of work is to
provide the City and other stakeholders with an objective
assessment of the viability of the project. We will focus on
constraints to the project and the opportunities available that may
result from the project. We will conduct a thorough and
comprehensive study of the topics discussed in this scope of work.
Our studies will not be studies for the sake of studying the issue.
Rather, they will be focused on the City’s goals and objectives
articulated in the Request for Proposal. Our work products will be
produced so that they will become valuable resources for use in
further project study, or as the basis for future regulatory required
approvals (e.g., EIR, 404 Permit, LCP Amendment, etc.).
A conceptual schematic of our approach to this project is provided
in Figure 5-1. This figure provides a graphical representation of
the interrelated nature of the various project studies proposed for
this project. As viewed in the figure, the three broad types of
evaluations (environmental, physical, and economic) proceed on
what appear to be independent pathways. However, as can be seen
in the figure, they all converge at the box titled Economic Viability
Analysis. The economic viability of the project can be seen as the
linchpin for the project because without a financially sound project
no further progress can be made. However, all of the seemingly
divergent disciplines must complement each other for each
pathway to ultimately support the chosen development plan. One
analysis feeds off another, and that one feeds into another, and so
on. That is why all of the technical analyses need to be completed
with the overall objective of the project in mind and not completed
for the sake of that particular study. Our project management
. approach has been assembled to provide the appropriate level of
interaction necessary to keep the overall goal of the project at the
forefront of the analysis. Our proposed scope of work contained in
the following sections is based on this philosophy and will be
reinforced throughout the execution of this project.
5.1.1 Project initiation
Within one week of notice to proceed, we will meet with City staff
to fine tune the scope of work presenied in this proposal. We will
work closely with the City to prepare a work plan that clearly
describes the scope of work for this project. We have budgeted for
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two meetings during this work task. Detailed information to be
discussed at the project initiation meeting will include:
Communication procedures within the City and between
consultants, City staff, and other public agencies;
0 Stakeholder participation;
Project schedule including milestones, meetings, and
deliverables;
0 Data available from the City and other agencies;
Presentation format and methodology for various public and
agency meetings; and
0 Area of Potential Affect (APE) to be evaluated in the
environmental studies.
5.1.2 Existing Planning Context
The team will review relevant planning documents including the
City General Plan and Elements, Growth Management Plan,
Cultural Resource Guidelines, Noise Guidelines, Local Coastal
Program, the South Carlsbad State Beach General Plan, and other
relevant documents such as the Carlsbad Opportunistic Sand
Program. Relevant information will be utilized by the team
members in carrying our their studies and incorporated into the
Phase I Report. We have budgeted for one staff clarification
. meeting during this work task.
5.1.3 Base Mapping
A base map of the project area, extending 100 feet beyond the
study area, will be prepared using the City’s existing orthographic
mapping data flown in 1988. Because little change has occurred
since 1988, we believe this mapping data will be adequate for this
planning-level study. We have budgeted for a three-day
verification survey of areas that may have changed since 1988
(e.g., Seapointe Timeshare Resort). The base map will be provided
in hard copy and digital format.
The Carlsbad BoulevardPalomar Airport Road interchangehnter-
section realignment (Alternative 3) and the City Engineering
Department’s eastern realignment of Carlsbad Boulevard will be
reviewed and refined, as necessary, for input into the geometry
layer of the base map. The profiles will be analyzed and grading
limits established to determine the locations of cut-and-fill slope
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limits. These grading limits will establish boundaries of distur-
bance for use in environmental studies.
5.1.4 Surplus Land Acreage and Ownership Inventory
Following the production of the base map with the alternative
alignment plotted, an inventory of the surplus right-of-way will be
prepared. This inventory will be prepared in tabular format with
surplus land quantified and identified by owner. This interim work
product will be delivered to the City upon completion and will be
included in the Phase I Report.
5.1.5 Slope Analysis
Slope analyses will be performed in general conformity to the
Coastal Commission Geologic Stability and Bluff .Top Guidelines.
to assess natural inclinations and overall stability. Slope
conditions along the project area including the adjacent shoreline
bluffs will be evaluated with respect to relative erosion rates and
susceptibility to instability. Recommendations for construction
setbacks and safety factors (static and dynamic) will be addressed.
A general site reconnaissance and delineation of landslide prone
geologic formations will be performed. A slope analyses map with
associated development constraints will be prepared and incorpo-
rated into the comprehensive constraints map. In addition, a
geotechnical hazards map will be prepared. This map will indicate
areas of faulting, potential liquefaction, lateral spreading,
settlement prone areas, and other geologic instability conditions
within the project area. A qualitative assessment of the suitability
of bluff top cut slopes to be used for beach nourishment will be
completed. Although the color of the bluff top sand may contrast
with existing sand, recent projects (Ponto Beach) in the area
successfully used this material for beach nourishment.
5.1.6 Biological Resources Review and Analysis
We will conduct a 2-day reconnaissance of the study corridor
consisting of the route and the APE (assumed to be up to 100 feet
on either side of the route). Sensitive and general biological
resources will be mapped using route plans and aerial photographs.
While the majority of the project area is composed of non-native
vegetation (primarily ice plant), selected areas may be considered
sensitive biological habitats (e.g., Encinas Creek). Sensitive
species and habitats will be mapped based on existing databases of -
known locations or on habitats that may support these species.
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Based on our understanding of the project, we do not anticipate the
need to conduct any protocol-level surveys for specific threatened
or endangered species as part of this proposed work.
We will prepare a report of our findings consisting of a draft report
for review and comment by the City, followed by a final report.
This report will describe biological resources found along .the
route, and potential opportunities and constraints for the project.
This report will also identify appropriate permits and authoriza-
tions that would be required for the project relevant to biological
resources.
5.1.7 Cultural and Paleontology Resources Review and
Analysis
This scope of work for a Phase I cultural resource study will
include a literature review and record search and a field survey of
approximately 63 acres for the proposed Carlsbad Boulevard
realignment project. All work will be completed in accordance
with guidelines of the California Environmental Quality Act
(CEQA), City of Carlsbad, and Federal Section 106 requirements.
Field personnel will survey using 10- to 12-meter-wide transects.
High probability areas, such as those adjacent to a known site or on
top of a knoll or ridge, will be intensively surveyed for cultural
resources.
All previously recorded sites within the survey area will be
relocated, carefully examined, and site forms updated. Should
additional sites be encountered, they will be recorded on site record
forms and recommended for testing. In the course of the survey,
diagnostic artifacts will be collected. These artifacts will be
mapped by provenience. A site map will be prepared for each site
. showing location of features (should any be present), provenience
of collected diagnostic surface artifacts, and. significant landform
andor landmarks.
Results will be provided in the State of California report format. A
draft report will be prepared for City review followed by a final
report incorporating City comments. Any cultural resources
identified during this study will be recommended for testing to
determine site significance/importace under State guidelines.
Testing to determine site significance is required under CEQA, and
is not a part of this scope of work.
The scope of work described above reflects our current under-
standing of project requirements. Amendments to the scope of
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work and cost will be necessary if there are modifications to the
project or the required services; or should testing to determine site
significance be requested; or extensive number of sites encountered
(over six sites); or burials/ cremations andor other features be
encountered; or extensive revisions be requested by agencies, or
meetings with agencies, or Native Americans be required.
Existing studies and published reports will be reviewed to
determine if any previously identified paleontological sites exist
within the project study area. Geologic maps will be reviewed to
determine if the geologic formations within the study area are
likely to contain fossils of scientific importance. A field
reconnaissance will be completed to confirm the information
ascertained during the literature review phase. The results will be
presented in a letter report and will discuss the paleontological
sensitivity of the geologic formations found within the project area.
If significant impacts to sensitive paleontological resources are
likely from the project, mitigation measures will be recommended.
5.1.8 Acoustical Analysis
The City's Noise Guidelines Manual and the Noise Element update
were prepared under contract by our proposed Noise Task Manager
in cooperation with City staff as part of the update of the City's
General Plan. He will be assisted by the same noise engineer who
conducted field measurements and traffk noise modeling for the
Noise Element revision. Thus, the noise assessment team is very
familiar with acoustical conditions in the project area.
Existing relevant documentation will be reviewed. This will
include City and state agency planning documents and previous
environmental analyses. Following the review, we plan to meet
with City Planning Staff to verify our mutual understanding of the
project, the objectives of the noise study, including project
viability/significance criteria and preferred mitigation methods, and
sensitive receptor and proposed noise measurement locations. A
one-day field investigation will be conducted, including an
informal "audibility" survey of existing traffic or other ambient
noise. Ambient noise will be measured along the project alignment
to characterize the existing noise environment and to calibrate the
noise model. The field measurements will consist of up to eight
(8) short-term (<1 hr) measurements obtained with a precision,
digital, integrating, Type 1 Sound Level Meter (SLM).
Project-related changes in traffk noise will be modeled and
compared with existing and future traffk noise without the .
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proposed project. The traffic noise model will be Sound32, v1.41,
a personal computer version of the FHWA STAMINA 2.0
program. Additionally, our extensive computer aided design and
drafting (CADD) capabilities can accommodate a wide range of
geometric and topographic project data that may be available from
the City’s ARCINFO GIS system. The potential noise effects of
the project on nearby noise-sensitive receptors will be evaluated.
Significance criteria, and mitigation measures if necessary, will be
consistent with the City of Carlsbad Noise Element and the City’s
Noise Guidelines Manual. The results of our noise impact assess-
ment study will be summarized in a draft report for City review
followed by a final report incorporating City comments.
5.1.9 Visual Analysis
Visual analysis will be prepared using two methods: a stationary
method and a sequential comparative method. The stationary
method will analyze particular viewpoints through illustrative
means. This analysis will establish foreground, middle-ground and
background visible areas, qualitatively assess the elements viewed,
based on the city’s criteria for valuable views; and graphically
depict them. Visual analysis exhibits of the significant scenic
viewsheds in the study areas will be prepared. Up to ten exhibits,
approximately 8.5 inches by 11 inches, will be prepared, using
existing condition photographs as the base. These exhibits can also
be printed in a larger format or incorporated into a slide
presentation for publidagency meeting and meetings before the
City Council. Following the stationary method, Highway Stan-
dards sequential visual quality analysis techniques for assessing the
quality of the views for both southbound and northbound traffk
will be used. Sequential visual quality analysis revolves around
comparative assessment of various viewpoints and how they relate
to previously viewed or anticipated viewsheds.
A draft visual Analysis Report summarizing the visual analysis and
address potential impacts will be prepared for City review.
Diagrams will be prepared that illustrate first priority and second
priority viewsheds that could be protected; pockets of areas that
are not in significant viewsheds and therefore will not have
constraints to development; and, areas that should be developed or
improved to screen undesirable or inconsistent views. Diagrams
will be presented in three dimension wherever possible. Mitiga-
tions for viewshed enhancement, protection or alteration will be
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summarized. A final report will be prepared for incorporating City
comments.
5.1.1 0 Comprehensive Constraints Map
Woodward-Clyde will prepare a Comprehensive Constraints Map
(CCM) for the project area using a GIS methodology. Data will be
accumulated from existing City GIS databases and CADD
drawings developed in Task 5.1.3 and combined with the results of
this study to develop the CCM. The map will include themes for
biological habitats, cultural resources, floodplains, intermittent
drainage courses, slope percentages, beaches, permanent bodies of
water, major easements, railroad track beds, bluff areas,
geotechnical hazards, significant viewsheds as well as base map
features and topography. The process of creating this map will
result in the accumulation of an extensive GIS database which will
be transferred to the City in electronic format. The primary soft-
ware system to be used for the project will be Arckfo and
Arcview.
Following completion of the map, large format displays of
different elements of the project will be created for public meetings
and presentations. It is assumed that approximately 5 of these
products will eventually be generated. If requested by the City, we
will supply a GIS operator and computer hardware necessary to
demonstrate the GIS database to City. staff.
5.1.1 1 Draft Phase I Report
A Draft Phase I Report will be prepared that presents the findings
of the technical studies conducted in Phase I of the project. As
described in the City’s Request for Proposal, the report will include
the following sections: (a) executive summary; (b) project
description, history, and environmental setting; (c) Phase I goals
and objectives; (d) a summary of the findings of Phase I and their
implications for the land use analysis; and (e) summary tables,
maps, exhibits, and figures.
We recommend adding a chapter evaluating the cost for con-
structing the project in order to update and account for any changes
in project design. Cost estimates from the Carlsbad Boulevard
Palomar mort Road interchangehntersection realignment study
and the City Engineering Department’s eastern realignment of
Carlsbad Boulevard will be reviewed and updated, as applicable.
Areas for construction cost savings will be considered. New cost
estimates for previously unidentified project components will be
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developed which may include reduced or additional costs. These
cost estimates will be utilized for comparison to land use revenue
generation alternatives in Phase II to determine financial
feasibility.
We also recommend a chapter dealing with environmental per-
mitting of the project. -From our experience worlung on coastal
projects in California, environmental permitting issues can often be
overlooked and later become significant impediments to project
success. The recommended chapter on environmental permitting
will provide an overview of the environmental permits and
approvals likely required for the project. The specific agency
issuing the permitlapproval, typical processing time, and ability of
the project to obtain the permitlapproVal will be discussed.
Examples of permits/approvals that may be required for the project
include an Environmental Impact RepodEnvironmental Impact
Statement, Clean Water Act 404 permit, California Fish and Game
Section 1603 Streambed Alteration Agreement, and California
Coastal Commission Coastal Development Permit.
Fifteen copies of the Draft Phase I Report including maps and
technical studies will be delivered to the City for review and
comment. We have budgeted for two technical study progress
meetings prior to the preparation of the Draft Phase I Report.
5.1.12 Staff Presentation
Our Project Manager and selected discipline leaders will meet with
City staff to present the findings of our Phase I studies. If deemed
appropriate by the City, we will bring our GIs data file to the
meeting and present the information on constraints in real time on
a portable computer, or using the City’s computer facilities. This
will allow City staff to view the project and make modifications to
the data files instantaneously.
5.1.13 Final Phase I Report
A Final Phase I Report will be prepared based on comments and
recommendations provided by City staff. A response matrix indi-
cating the response to the comment and where the response can be
found in the document will be developed to ensure that each
comment is addressed to the City’s satisfaction in the final report.
We have budgeted for one meeting during this work task to clarify
City comments as necessary. Twenty copies of the Final Phase I
Report will be prepared and submitted to the City.
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5.1.14 City Council Meeting
Our Project Manager and selected discipline leaders will present
the findings of our Phase I studies and the process for Phase II to
the City Council. We will utilize GIS maps, visual simulations,
and other exhibits to illustrate the results of the Phase I studies.
We will provide color copies of any overhead or slide presentation
materials to each member of the City Council.
5.2 PHASE I1 - LAND USE AND ECONOMIC FEASIBILITY ANALYSIS
Following the Phase I study and presentation to the City Council,
the team will commence with Phase II. Prior to beginning work on
Phase II, the project scope of work, budget, and schedule will be
reviewed with all team members as well as the City. No work will
begin on Phase II until authorized by the City.
5.2.1 PubliclAgency and Citizen Involvement
The following discussion provides our overall conceptual approach
for public and agency involvement. Because a wide range in the
level of effort exists with regard to this issue, we have presented a
conceptual approach to this task followed by our specific scope of
work which corresponds to our level of effort contained in our cost
proposal. We can modify our approach based on discussion with
the City during final contract negotiations.
Conceptual Approach
We believe public involvement will be an important part of the
project. The key to securing the public’s confidence in the project
is to conduct a public involvement program that informs stake-
holders early in the process and provides opportunities for
meaningful input into the project.
Based on these goals and our experience, we propose a simple,
direct, and cost-effective program. First, we will establish. a single
point-of-contact for citizen inquiries and a central repository where
citizens can go to review project documents (this could be at the
Planning Department’s office). The primary components our
program will be conducting a public meeting, preparing and
distributing fact sheets, and conducting informal presentations.
These activities will focus on reaching those most likely affected
by the project, namely residents adjacent to the northbound side of
Carlsbad Boulevard, including residents of the Ponto Road
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neighborhood, and the Lanikai Lane and Soiimar Estates Mobile
Home Parks. This group may be impacted by construction
disturbances and obstructed views. Adjacent property owners
(e.g., Poinsettia Properties and Poinsettia Shores) will also be very
interested in the project. Fact sheets will give them an overview of
the project, who to contact and where to go for more information,
and a return mailer to provide comments. We will contact local
officials to get their input and keep them updated on the project.
Informal presentations to groups such as the California Department
of Parks and Recreation, Seapointe Resort, Carlsbad Chamber of
Commerce, and the City of Carlsbad Beach Erosion Committee
will also be valuable in disseminating information and obtaining
interested parties' concerns.
The public meeting will be the main component of the program. It
will include preparation of a press release, newspaper advertise-
ments, handouts, and visual materials. This will give stakeholders
their most effective opportunity to meet with the project officials
and to provide direct input. We will work with the City of
Carlsbad to encourage participation in the meeting by the
appropriate government agencies (e.g., State Department of Parks
and Recreation, California Coastal Commission, California
Department of Fish and Game, Caltrans, U.S. Army Corps of
Engineers, and US. Fish and Wildlife Service). Once the meeting
is complete, we will provide an analysis of the stakeholders
concerns identified. We will follow up with another fact sheet to
inform the public of what concerns were identified and how they
were addressed.
A well-run public involvement program will lead to improved
decision-making and save the City time and effort. Stakeholders
will be educated about the project benefits and will have taken part
in its creation. The program will provide the City with a solid
foundation of information to be used if the project continues to
proceed.
Proposed Scope of Work
Public Meeting. We will schedule, coordinate, facilitate, and pre-
pare presentation materials for one community meeting to discuss
the Carlsbad Boulevard Realignment project. Activities needed to
complete this task will include:
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Preparation of the following items:
- sign-in sheets
- meeting agenda
- mailers
- other handouts
- Powerpoint slide presentation
- presentation boards
- public notice for publication in local newspapers (i.e.,
North County Times)
- news release
- any related notification materials as needed to notify the
public of meeting date, time and location
Organization of a dry-run meeting
Meeting facilitation.
Issues Analysis. After completion of the public meeting, we will
provide an analysis of the issues and concerns of the stakeholders
identified. The results will be summarized and analyzed in a report
to the City of Carlsbad. The report will include recommendations
on future public involvement activities.
Fact Sheets. We will prepare one fact sheet for distribution to the
stakeholders prior to the public meeting and one after the meeting.
The fact sheet will be two-page, two-color and will be written,
designed, printed, and distributed with oversight/ approval by the
City of Carlsbad. One round of draft editorial review is assumed
prior to submission for approval, with one final editing prior to
printing. It is assumed that approximately 500 copies of the fact
sheet will be produced on 70 pound recycled paper and mailed to
stakeholders by the City. Stakeholders will be identified and a
mailing list developed for distribution.
Informal Presentations. We will design and conduct one short
presentation for a stakeholder group selected by the City (Home-
owner Group, Public Agency, or Community Organization). We
will assist in writing the presentation and producing any maps,
graphics, slides or other materials that are appropriate. The
presentation can be derived from the public meeting presentation.
We will attend a dry run with the project team to help polish the
presentation. Members from our project team will participate in
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SECTIONFIVE Revised Scope of Work
~~
the presentation to describe and answer questions about the work
being conducted.
5.2.2 Land Use and Economic Analysis
As this phase of the study is an iterative one, we have budgeted for
two meetings with City staff at selected points during this work
task.
Land Use Analysis: After evaluating the surplus land in each
separate planning area, we will derive up to three alternatives (per
planning area).
Land Use Alternatives: After evaluating the surplus land in each
separate planning area, we will derive a minimum of three logical
alternatives per planning area, at this initial stage. These alter-
natives would be addressed schematically in terms of their impacts
and economic feasibility for further assessment.
The land use alternatives will be reviewed for conformance with
traffic design criteria such as intersection spacing, signalization
requirements and traffic impacts on Carlsbad Boulevard and the
connecting streetts). Potential for connections to bike and
pedestrian facilities will be considered, particularly beach access
connections and continuity with the proposed coastal Rail Trail
project. Traffic volumes for individual land use alternatives will
be based upon existing traffic count data and projected traffic
growth attributable to the revised land use. Traffk data from
surrounding development project including the Poinsettia Shores
Master Plan, Poinsettia Properties Specific Plan, the Hotel Project
and the Leg0 project near Palomar Airport Road will be utilized
extensively.
Refmement with Economic Feasibility: The land use specialists
will work with the economists and the team to refine the land use
alternatives based upon the economic feasibility of the area. At a
maximum, three alternatives will be put forward that emphasize a
particular land use direction: an open space/recreational alter-
native; a maximizing commercial revenue alternative; and an
undetermined alternative (possibly a balance between maximum
revenue/maximum open space.)
Evaluation Matrix and Assessment: We will prepare an evalua-
tion matrix to analyze and communicate the alternatives
evaluation. Evaluation criteria will be reviewed and ranked with
staff input. It is suggested that evaluation criteria also include
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impact upon surrounding areas, including benefit from “spin-off”
development.
Public Evaluation: Land use concepts will be presented at the
public meeting discussed in Task 5.2.1.
Refmed Alternative: Following public and staff evaluations, we
will refine the preferred alternative in order to define a Draft
Project for the financing opportunities.
Market Analysis: We will prepare a market overview as part of
the existing planning context, and will describe the market context
in which new development will take place. This review will
include a description of projected demographic and tourism growth
in various defined market areas, attendance and pricing trends at
the State and local beaches and campgrounds, general real estate
trends and value factors, general base economic characteristics in
the region that could affect development in the project area, and
relevant planned and proposed projects in the market areas.
Building on the general market analysis we will prepare a focused
market analysis of three alternative land use plans for the surplus
site. Our economists will participate in the team meetings to
establish the scenarios to analyze, including an open spacehecre-
ational land use alternative, a commercial revenue generating land
use alternative, and a mixed land use alternative.
The market analysis will focus on projecting absorption for each
use under consideration at recommended competitive price-points.
This will involve the following steps:
0 definition of the specific market area for each land use
0 estimation of the market size and potential buying power
within each market area, per land use
. 0 projection of regional market support for each ’ land use,
annually and seasonally
0 evaluation of existing and planned competition for each land
use
0 evaluation of the site’s potential penetration rate or capture rate
of potential regional market support (as measured by captured
sales, units sold, room-nights, or attendance depending on the
use)
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0 estimation of the supportable size, price-point, and market
orientation of each-land use
0 recommended configuration and planning parameters for each
land use from an economic perspective
Financial Feasibility: After evaluating the market potential for
each use and refining the alternatives based on market considera-
tions with the project team, we will prepare financial feasibility
assessments for each development scenario. Specifically, we will
analysis technique for each scenario from the developer/operator's
perspective. This involves projecting revenue over time, less
operating and maintenance costs, to estimate net operating income
over time. Based on development costs and phasing assumptions
that the design team will provide, we will estimate the residual
value of the land at a given annual rate of return (discount rate)
consistent with the uses analyzed. Based on this estimate of land
value, we will determine how much a developer/operator would be
willing to pay for the land (through sale or lease) for the
opportunity to develop the property and operate the given land use.
The model will be prepared for each scenario, with sub-tables for
each land use component within each scenario in order to
determine which elements are potentially attractive to private
developer/operators and which components are more suitable as
public facilities.
. Based on an evaluation of each scenario and their components, we
will recommend a disposition strategy to the City of Carlsbad for
the preferred scenario. We will then prepare a net revenue cash
flow to the City of Carlsbad. Based on this projected revenue cash
flow (including sensitivity analysis to test the conclusions
. sensitivity to key assumptions), we will determine the amount of
capital improvement costs the City can finance given this cash
flow, either through sales proceeds, lease revenue bonds,
certificates-of-participation, or other mechanisms.
The capital investment that revenue from land disposition proceeds
can finance will be compared to the projected development costs to
implement the plan. Based on this comparison, the plans may be
modified to improve economic performance. We assume that one
set of iterations will be prepared at this point.
prepare residual land value models using the net present value
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5.2.3 Alternative Project Financing Opportunities
We will contact regional, state, and federal agencies to identify
potential additional sources of financing, including criteria for
receiving funds, application schedules, and the relative qualitative
likelihood of receiving funds. After conducting this research, we
will present alternative financing scenarios for the project for
future consideration.
5.2.4 Draft Phase II Study Report
A Draft Phase II Report will be prepared that presents the findings
of the technical studies conducted in Phase II of the project. As
described in the City's Request for Proposal, the report will include
the following sections: (a) executive summary; (b) project
description, history, and environmental setting; (c) project goals
and objectives; (d) a summary of the applicable adopted policies
and plans; (e) a summary of the findings of Phase I and their
implications for the land use analysis; (f) land use alternatives and
economic feasibility analysis; (g) project financing; and (h)
summary tables, maps, exhibits, and figures. As suggested in the
Phase I Report, a summary chapter on environmental permitting
and construction cost will be included in the Draft Phase 11 Report.
Fifteen copies .of the Draft Study Report will be submitted to the
City for review and comment. We have budgeted one meeting
with City staff during this work task.
Using the base mapping generated in Task 5.1.3 and the GIS
constraints map developed in Task 5.1.10, a land use map will be
prepared showing existing zoning, General Plan and Local Coastal
Program land use designations, and existing land uses for the
surplus public right-of-way and land adjacent to the right-of-way.
This map will appear as a separate layer on the GIS map for the
project. Another map that divides the project area into logical land
use planning areashnits will also be developed. This map will
appear as a separate layer on the GIs map for the project. Upon
City approval of the GIS maps, hard copy and an electronic copy of
the data files will be transmitted to the City. Our GIS system is
compatible with the City's so these data files should be useful to
the City for future projects in the project study area.
5.2.5 Staff Presentation
Our Project Manager and selected discipline leaders will meet with
City staff to present the findings of our Phase II studies. If deemed
appropriate by the City, we will bring our GIS data file to the
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meeting and present the information on land use in real time on a
portable computer, or using the City’s computer facilities. This
will allow City staff to view the project and make modifications to
the data files instantaneously.
5.2.6 Revised Draft Project Study Report
A Final Phase II Report will be prepared based on comments and recommendations provided by City staff. A response matrix
indicating the response to the comment and where the response can
be found in the document will be developed to ensure that each
comment is addressed to the City’s satisfaction in the final report.
We have budgeted for one meeting during this work task to clarify
City comments as necessary. Twenty copies of the Final Phase II
Report will be prepared and submitted to the City.
5.2.7 City Council Meeting
Our Project Manager and selected discipline leaders will present
the findings of our Phase II studies to the City Council. We will
utilize GIS maps, visual simulations, and other exhibits to illustrate
the results of the Phase II studies. We will provide color copies of
any overhead or sIide presentation materials to each member of the
City Council
5.2.8 Final Project Study Report
After receiving comments from City staff on the City Council
meeting, we will prepare an addendum to the final report. Upon
City approval of the addendum, we will submit twenty-five copies
of the final report and addendum, one camera ready master, and
electronic copies of project deliverables.
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