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New Urban West Inc; 2018-01-29;
City Attorney Approved Version 1/30/13 1 AMENDMENT NO. 2 TO AMEND AGREEMENT BETWEEN CITY AND APPLICANT FOR PAYMENT OF EIR CONSULTANT This Amendment No. 2 is entered into and effective as of the _______ day of ___________________________, 2020, amending the agreement dated January 29, 2018 (the “Agreement”) by and between the City of Carlsbad, a municipal corporation, ("City"), and New Urban West., Inc, (“Applicant") (collectively, the “Parties”) for payment of EIR consultant. RECITALS A.The Parties have negotiated and agreed to a supplemental scope of work and feeschedule, to be performed by Contractor which is attached to and incorporated in by this reference as Exhibit “A”. NOW, THEREFORE, in consideration of these recitals and the mutual covenants contained herein, City and Applicant agree as follows: 1.In addition to those services contained in the Agreement, as may have beenamended from time to time, Applicant agrees to pay for those services described in Exhibit "A". With this Amendment, the total Agreement amount shall not exceed two hundred twenty-seven thousand nine hundred eighty-five dollars ($227,985). 2. The Applicant shall pay to the City the actual cost of the Contractor’s services. Such cost shall be based on the costs set forth in Exhibit “A”. the Applicant has advanced the sum of forty-three thousand five hundred dollars ($43,500) as payment on account for the actual costs of the Contractor’s services. 3.All other provisions of the Agreement, as may have been amended from time totime, will remain in full force and effect. 4.All requisite insurance policies to be maintained by the Contractor pursuant to theAgreement, as may have been amended from time to time, will include coverage for this Amendment. /// /// DocuSign Envelope ID: 8551B048-E006-4D48-90F8-4786AD76EF04 8thJuly 5.The individuals executing this Amendment and the instruments referenced in it on behalf of Contractor each represent and warrant that they have the legal power, right and actual authority to bind Contractor to the terms and conditions of this Amendment. APPLICANT: New Urban West, Inc. By: NUWI Carlsbad, LLC, a Delaware limited liability company, its Managing Member By: Jonathan Frankel, Vice President (print name/title) By: (sign here) (print name/title) CITY OF CARLSBAD, a municipal corporation of the State of California ATTEST: Don Neu City Planner Tammy McMinn for BARBARA ENGLESON City Clerk If required by City, proper notarial acknowledgment of execution by Contractor must be attached. If a corporation, Agreement must be signed by one corporate officer from each of the following two groups: Group A Chairman, President, or Vice-President Group B Secretary, Assistant Secretary, CFO or Assistant Treasurer Otherwise, the corporation must attach a resolution certified by the secretary or assistant secretary under corporate seal empowering the officer(s) signing to bind the corporation. APPROVED AS TO FORM: CELIA A. BREWER, City Attorney BY: -------------Assistant City Attorney City Attorney Approved Version 1 /30/13 2 DocuSign Envelope ID: 8551B048-E006-4D48-90F8-4786AD76EF04 City Attorney Approved Version 1/30/13 2 5.The individuals executing this Amendment and the instruments referenced in it onbehalf of Contractor each represent and warrant that they have the legal power, right and actual authority to bind Contractor to the terms and conditions of this Amendment. CITY OF CARLSBAD, a municipal corporation of the State of California APPLICANT: New Urban West, Inc. By: NUWI Carlsbad, LLC, a Delaware limited liability company, its Managing Member By: Adam Browning By: (sign here) City Planner (print name/title) ATTEST: By: (sign here) BARBARA ENGLESON City Clerk (print name/title) If required by City, proper notarial acknowledgment of execution by Contractor must be attached. If a corporation, Agreement must be signed by one corporate officer from each of the following two groups: Group A Group B Chairman, President, or Vice-President Secretary, Assistant Secretary, CFO or Assistant Treasurer Otherwise, the corporation must attach a resolution certified by the secretary or assistant secretary under corporate seal empowering the officer(s) signing to bind the corporation. APPROVED AS TO FORM: CELIA A. BREWER, City Attorney BY: _____________________________ Assistant City Attorney Adam Browning / Managing Member DocuSign Envelope ID: 8551B048-E006-4D48-90F8-4786AD76EF04 EXHIBIT "A" SCOPE OF SERVICES AND FEE Consultant to provide the following additional scope of services: Task 1 Prepare revised Greenhouse Gas Emissions/Climate Change Section of the EIR HDR will prepare and/or otherwise revise (whatever method is more appropriate based on the new GHG technical study) Draft EIR Section 5.7 Greenhouse Gas Emissions/ Climate Change. This task would allow for one draft of the revised GHG section for review and comment by the project team. We assume only one round of revision to address/incorporate project team comments. HDR would provide the revised section to the team for review and confirmation that appropriate revisions have been made to address the project team's comments on the first draft. This task assumes that Ascent Environmental would peer review/approve the GHG technical study on behalf of the city prior to HDR incorporating the technical study into the EIR section. Deliverables: •Recirculated Draft EIR Section (electronic copy)•Revised Recirculated Draft EIR Section (electronic copy) Task 2 Prepare revised Transportation/Circulation Section of the EIR HDR will prepare and/or otherwise revise (whatever method is more appropriate based on the new traffic technical study) Draft EIR Section 5.14 Transportation/Circulation. This task would allow for one draft of the revised Transportation/Circulation section for review and comment by the project team. We assume only one round of revision to address/incorporate project team comments. HDR would provide the revised section to the team for review and confirmation that appropriate revisions have been made to address the project team's comments on the first draft. This task assumes that the city would peer review/approve the TIA prior to HDR incorporating the technical study into the EIR section. Deliverables: •Recirculated Draft EIR Section (electronic-copy)•Revised Recirculated Draft EIR Section (electronic copy) DocuSign Envelope ID: 8551B048-E006-4D48-90F8-4786AD76EF04 Task 3 Prepare Recirculated Draft EIR HOR will prepare a Recirculated Draft EIR that incorporates the revised GHG and Traffic technical studies. The Recirculated Draft EIR would be prepared pursuant to CEQA Guideline 15088.5(c), limited to only those portions of the EIR that require change. As a first step, HOR would prepare a Recirculated Draft EIR outline, which would define the chapters that would be included in the Recirculated Draft EIR, for project team concurrence. The Recirculated Draft EIR would then be compiled for project team review. HOR would incorporate one round of project team comments and prepare the public review Recirculated Draft EIR. Deliverables: •Twenty (20) spiral-bound hard copies of the Recirculated Draft EIR for City distribution. •Five (5) hard copies of the technical appendices. •Twenty-five (25) digital copies of the Recirculated Draft EIR on CD. •Twenty-five (25) digital copies of the Recirculated Draft EIR Technical Appendiceson CD. •One (1) digital copy in a format suitable for posting on the City's website. •One (1) digital copy of Recirculated Draft EIR in Word. Task 4 CEQA Notices HOR will prepare and transmit the Notice of Completion (NOC) to the State Clearinghouse, along with an electronic submittal of the Recirculated Draft EIR. HOR will also prepare the Notice of Availability (NOA) which would explain the Recirculated Draft EIR and request that reviewers limit their comments to the revised chapters or portions of the recirculated EIR (CEQA Guideline 15088.5(2). HOR will be responsible for publishing the NOA in a newspaper of general circulation. HOR would also be responsible for mailing the NOA to appropriate parties (assumes the same mailing as was done for the Draft EIR), and would post the NOA at the County Clerk's office. Deliverables: •Notice of Completion (electronic copy and 1 hard copy for transmittal to State Clearinghouse)•Notice of Availability (electronic copy and printed as part of Recirculated Draft EIR distribution and noticing) DocuSign Envelope ID: 8551B048-E006-4D48-90F8-4786AD76EF04 Task 5Screencheck Responses to Comments/EIR Revisions HOR will prepare responses to comments received on the Recirculated Draft EIR. We will revise the EIR in response to comments, if applicable. HOR will provide the responses to comments (and any required EIR revisions) for project team review. Because these sections are new, we assume two rounds of revisions to address project team comments. As a component of this task, HOR will make changes to the existing Screen check Final EIR (which includes existing responses to comments that may require updates to reflect the Recirculated Draft EIR). Deliverables: •Screencheck Response to Comments on Recirculated Draft EIR (electronic copy)•Revised Response to Comments on Recirculated Draft EIR (electronic copy)•Final Response to Comments on Recirculated Draft EIR (included as part of Final EIR digital and printed copies) Task 6 Update CEQA Findings of Fact and Mitigation Monitoring and Reporting Program (MMRP) HOR will update the draft CEQA Findings of Fact and MMRP to incorporate the Revised Draft EIR as appropriate. Deliverables.: •Updated CEQA Findings of Fact and MMRP (electronic copy)•Hard copies to be provided in accordance with original contract Task 7 Meetings/Coordination and Project Management HOR will attend up to three additional meetings with the city and project team during the preparation of the Revised Draft EIR and Final Revised Draft EIR in order to discuss and resolve issues, etc. This task will also include additional project team coordination and project management activities. Fee: $43,500 Total Fee for original Agreement and all Amendments: $227,985 DocuSign Envelope ID: 8551B048-E006-4D48-90F8-4786AD76EF04 AGREEMENT BETWEEN CITY AND APPLICANT FOR PAYMENT OF EIR CONSULTANT THIS AGREEMENT is made thisd:3.___il3ay al-,Jl p ! l.i.cj-1&? between the CITY OF CARLSBAD, a municipal corporation of the State of California, hereinafter referred to as CITY, and New Urban West, Inc., hereinafter referred to as "APPLICANT". RECITALS WHEREAS, the APPLICANT has filed with the CITY a request for approval of a proposed project identified as Marja Acres Specific Plan EIR 2017-0001 requiring an Environmental Impact Report; and WHEREAS, CITY has determined that its current staff is inadequate in number to process the Environmental Impact Report in a timely and thorough manner; and WHEREAS, APPLICANT in order to ensure the expeditious processing of said Environmental Impact Report desires to pay to CITY the amount necessary to hire a CONSUL TANT. NOW, THEREFORE, in consideration of the covenants and conditions, it is agreed as follows: 1. The CITY will engage the firm of HOR Engineering, Inc., hereinafter referred to as "CONTRACTOR" to perform the necessary work in the processing and monitoring of the Environmental Impact Report for that area more particularly depicted upon a site map attached as Attachment 1 and made a part of this agreement. 2. It is understood that the CONTRACTOR services-shall conform to the Proposal attached as Attachment 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 Rev. 01/31/2013 project as directed by the City Planner. 3. It is understood that the CITY will direct the CONTRACTOR to complete a draft and final Environmental Impact Report at the earliest feasible time. The CITY will advise the APPLICANT in writing of any impacts which may render the proposed project infeasible within a reasonable time after CITY has received the CONTRACTOR's conclusions in writing. 4. The APPLICANT shall pay to the CITY the actual cost of the CONTRACTOR's services. Such cost shall be based on the costs set forth in Attachment 3. The APPLICANT has advanced the sum of $154,802 (One hundred fifty four thousand eight hundred two dollars) as payment on account for the actual cost of the CONTRACTOR's services. In the event it appears, as the work progresses, that said sum will not be 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 CONTRACTOR incurring an obligation beyond the amount advanced without an appropriate amendment to this Agreement. If the actual cost of preparing the report is less than the APPLICANT'S advance, any surplus will be refunded to APPLICANT by CITY. 5. It is understood that the CONTRACTOR shall be an independent contractor of the CITY and CITY shall not be liable for any negligent acts or omissions of the CONTRACTOR. The APPLICANT agrees to permit the CONTRACTOR to enter upon his property and to perform all work thereon as the CONTRACTOR deems necessary to complete the Environmental Impact Report. It is agreed that the APPLICANT will not interfere with the CONTRACTOR in the performance of such work or attempt to influence such CONTRACTOR during the course of his investigation and report. 6. It is understood that the CONTRACTOR's responsibility will be solely to the CITY, and that the CONTRACTOR's accountability will be solely to the CITY, and not the APPLICANT, who is not an intended beneficiary of the CITY's agreement with the CONTRACTOR for the processing and monitoring of the Environmental Impact Report. 2 Rev. 01/31/2013 7. It is understood that the CITY will attempt to bring the Environmental Impact Report to Planning Commission and City Council as soon as possible, barring no delays from the APPLICANT. 8. The City shall not be required to defend any third party claims and suits challenging any action taken by the City with regard to any procedure or substantive aspect of the City's environmental process and approval of development of the property. If the City, in its sole and absolute discretion defends such action or proceeding, the Applicant shall be responsible and reimburse the City for whatever legal fees and costs, in their entirely, may be incurred by the City in defense of such action or proceeding. The City shall have the absolute right to retain such legal counsel as the City deems necessary and appropriate. Applicant shall reimburse the City for any award of court costs or attorney fees made against City in favor of any third party challenging either the sufficiency of a negative declaration or EIR or the validity of the City's approval of the application. This obligation survives until all legal proceedings have been concluded and continues even if the City's approval is not validated. 3 Rev. 01/31/2013 IN WITNESS WHEREOF, the parties hereto have executed this agreement on the day and year first above written. Executed by APPLICANT this i-1-~ay of :)ii l4U°?J APPLICANT: New Urban West, Inc. (NUWI Carlsbad LLC) (Name of Applicant) By: see attached (sign here) (print name here/title) By: (sign here) (print name here/title) CITY OF ,20B. (Proper notarial acknowledgment of execution by Contractor must be attached.) (Chairman, president or vice-president and secretary, assistant secretary, CFO or assistant treasurer must sign for corporations. Otherwise, the corporation must attach a resolution certified by the secretary or assistant secretary under corporate seal empowering the officer(s) signing to bind the corporation.) (If signed by an individual partner, the partnership must attach a statement of partnership authorizing the partner to execute this instrument). APPROVED AS TO FORM: CELIA A. BREWER, Ci Attorney 4 Rev. 01/31/2013 Applicant's Signature: NUWI Carlsbad LLC, a Delaware limited liability company By: NUWI 2 -Marja Acres LLC, a Delaware limited liability company, its Managing Member, /1 By: A CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE§ 1189 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of Los AA.16ELES ) ) On 5-e-pf -(:,{,+1/w ~h, 2t)tJefore me, L. AA) H/.,JE:/ Cf/&U. AJ/Jr/Jg_y PU.BL/ C- oate Here Insert Name and Title of the Officer ' personally appeared _ ____,_/2____._D---'--',4'-M------'"B"~'------"-=-tv,"-'¾)'------'-V_,,U---=6z------------- Name~ of Signer¢ who proved to me on the basis of satisfactory evidence to be the person-'8J whose name~ is/are subscribed to the within instrument and acknowledged to me that hc/sl:lelthey. executed the same in his{her/th9+1" authorized capacity(~). and that by his/ReFAhe1r signature-'8? on the instrument the person¢), or the entity upon behalf of which the perso~ acted, executed the instrument. a LAN HUEI CHEN comml111Gn ti 2089187 < Notary Pulllc • Clllfomll ' LOI --County I U O C O O J'J ffli l:CI ft t\l1t Place Notary Seal Above I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature___..~~~-~~-- Signature of Notary Public ---------------OPTIONAL--------------- Though this section is optional, completing this information can deter alteration of the d~ment or fraudulent reattachment of this form to an unintended document..,✓-/- Description of Attached Document Title or Type of Document: _____________ Do9ument Date: _______ _ Number of Pages: ___ Signer(s) Other Than Named_~: ____________ _ Capacity(ies) Claimed by Signer(s) • Signer's Name: -----------~~"/Signer's Name: ____________ _ □ Corporate Officer -Title(s): □ Corporate Officer -Title(s): ______ _ □ Partner -□ Limited □ General □ Partner -□ Limited □ General □ Individual □ Attorney in F □ Individual □ Attorney in Fact □ Trustee □ Guardian Conservator □ Trustee □ Guardian or Conservator □ Other: □ Other: _____________ _ Signer Is Representin · _________ _ Signer Is Representing: ________ _ ,x,~~~.::·' ·~~~~~~~'<,,(;.'§!¾'<X,~~~~~~~~~~~'§'i(,,~~"e:(,-'¼,~'G<'>,'§!¾'g,.~ ©2014 National Notary Association • www.NationalNotary.org • 1-800-US NOTARY (1-800-876-6827) Item #5907 Applicant's Signature: NUWI Carlsbad LLC, a Delaware limited liability company By: NUWI 2 -Marja Acres LLC, a Delaware limited liability company, its Managing Member, ~;::~, By: ·------~ \j Suet Ling Mak, its Secretary CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE§ 1189 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California J County of LJ,5 -4nJeJ..t> On ,,kt.£~ !'7, Ulf before me, L A!J /tlJ.€J et/EtJ1 NfJTA~ pt,LBUC.--, ate , Here Insert Name and Title of t e Officer personally appeared s u.e-t lt'Klj Mak- • Namer,f of Signerf,$! who proved to me on the basis of satisfactory evidence to be the person-'81'" whose name(er is/aFa subscribed to the within instrument and acknowledged to me that lile/she/tMey executed the same in FttS/her/~ authorized capacity~, and that by .b-ie/her/~ signature~ on the instrument the person~ or the entity upon behalf of which the person~ acted, executed the instrument. Place Notary Sea/ Above I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature_~~,___,...-~__,.l,{;a__,__----+__..~A::Y'=::-:::~----- Signature of Notary Public ----------------oPTIONAL---------------- Though this section is optional, completing this information can deter alteration of the document or fraudulent reattachment of this form to an unintended doc ent. Description of Attached Document Title or Type of Document: ------------~ Number of Pages: ___ Signer(s) Other Than Na Capacity(ies) Claimed by Signer(s) Signer's Name: _____________ _ Signer's Name: ____________ _ □ Corporate Officer -Title(s): ---~"'----□ Corporate Officer -Title(s): ______ _ □ Partner -□ Limited □ General □ Partner -□ Limited □ General □ Individual □ Attorney in F □ Individual □ Attorney in Fact □ Trustee □ Guardian Conservator □ Trustee □ Guardian or Conservator □Other:----------,,<---------□ Other: _____________ _ Signer Is Representing: _________ _ ©2014 National Notary Association • www.NationalNotary.org • 1-800-US NOTARY (1-800-876-6827) Item #5907 City of Carlsbad Marja Acres Specific Plan GPA 16-05 I ZC 16-04 I SP 16-03 I LCPA 16-05 / CT 16-07 / PUD 16-09 / CDP 16-33 / HOP 16-02 / SUP 16-02 N A 0 150 300 900 •-c::==----c::======i Feet 600 Map created by the City of Carlsbad GIS. Portions of the DERIVED PRODUCT contain geographic information copyrighted by SanGIS. All Rights Reserved Scope of Work & Deliverables HDR will prepare a Project EIR that addresses all project components. We understand that the CEQA document must ultimately be certified as reflecting the independent judgment of the City. We understand that City staff will review screencheck documents and provide comments, and our work will be responsive to the guidance provided by the City. HDR will work closely with the City throughout the CEQA process and follow the City Environmental Review Procedures. HDR will prepare environmental documents that comply with the criteria, standards and procedures of the California Environmental Quality Act of 1970 (Public Resources Code Section 21000 et seq.), the State CEQA Guidelines (California Code of Regulations Section 15000 et seq.) as amended, the Carlsbad Environmental Protection Ordinance (Title 19 of the Carlsbad Municipal Code), and the regulations, requirements and procedures of any other responsible public agency or any agency with jurisdiction by law over the project. If there are any conflicts between the City of Carlsbad's requirements and those of any other agency, the City's shall prevail because the City is the CEQA Lead Agency. We will maintain a proper administrative record and file keeping as it relates to our tasks, from project start-up through certification of the Final EIR by the City Council. The EIR will assemble all available data, provide an independent evaluation of any existing data, originate new studies (where applicable), and provide an assessment of Attachment 2 City of Carlsbad I Marja Acres EIR I-)~ the probable short and long-term significant impacts and cumulative impacts of the project. The EIR will provide an evaluation of all feasible mitigation measures that could be carried out to reduce or eliminate adverse impacts of the proposed project. HDR will work closely with City staff to identify project alternatives, which avoid or reduce project-related impacts and provide a quantitative, comparative analysis of each alternative. The following provides a detailed description of our proposed scope of services: Task 1 Project Initiation Project initiation will involve attendance at a kick-off meeting (see Task 10), initial data collection, and a site visit. In preparation for the kick-off meeting, HDR will prepare a list of data needs and a refined project schedule (based on the actual notice to proceed date). We will review and discuss the schedule at the kickoff meeting and make any further refinements as necessary. As an outcome of the meeting, the project team will have a clear understanding of the roles of each team member. Project goals and objectives will be identified as well as potential alternatives to be evaluated in the EIR. AB 52 Consultation Pursuant to the RFP, we understand that the City will manage the mandated agency consultation(s) with the San Luis Rey Band of Mission Indians under AB 52 for this project. 63 SUBTASK 1.1 DATA COLLECTION AND SITE VISIT HOR will conduct initial data collection for the project and review the existing environmental database, including the Applicant-provided technical studies. We will conduct a site visit to obtain a full understanding of the existing environmental setting of the project site and surrounding land uses. Site photos will also be taken of the project area. SUBTASK 1.2 PROJECT DESCRIPTION HOR will prepare a Project Description of the proposed project, suitable for inclusion in the EIR. The purpose of this task is to ensure that we have a complete understanding of the project prior to commencing environmental analysis. We will prepare a Draft Project Description for review by the project team. We will finalize the Project Description based on project team review comments. Notice of Preparation and Scoping As part of the Project Initiation effort, HOR will review the Notice of Preparation prepared by City staff and provide comments and/or edits if warranted. (Because an EIR will be prepared, preparation of a CEQA Initial Study Checklist is not required). Our scope of work assumes that the City will be responsible for the distribution of the Notice of Preparation (NOP). The HOR Project Manager will prepare for, and attend, one EIR scoping meeting for the project (see Task 10). We will assist City staff with the presentation, including preparation of a PowerPoint. Our scope assumes that the City would be responsible for securing the appropriate venue for the scoping meeting (e.g., community center or library meeting room). Task 1 Deliverables: • One (1) digital copy of the Draft Project Description for City/project team review and comment. • One (1) digital copy of refined project schedule. • Administrative Record. Task 2 First Screencheck Draft EIR HOR will prepare a First Screencheck Draft EIR for the project. We understand the need for the environmental analysis to follow the thread of logic from beginning to end (i.e., setting, threshold of significance, impact, mitigation and conclusions) and that conclusions must be supported by fact. We understand that the role of City of Carlsbad I Marja Acres EIR I-)~ an El Risto identify substantial evidence that there may be a significant effect and where there is disagreement among experts, disclose the disagreement and state the lead agency's position. The EIR will include the sections listed below. Table of Contents The EIR will begin with a list of its contents including identification of all tables, figures and Technical Appendices. Introduction The Introduction will define the purpose, scope and legislative authority of the El R, requirements of CEQA and other pertinent environmental rules and regulations. This section will also describe the EIR process, structure, intended uses of the EIR, required contents and its relationship to other potential responsible or trustee agencies. Supporting maps and figures will be provided. Executive Summary The Executive Summary will be prepared in accordance with CEQA Guideline §15123. This section will summarize the proposed project including the project's technical and economic characteristics. This section will identify each significant effect of the project, with proposed mitigation measures which would reduce that effect; known areas of controversy including issues raised by agencies and the public; and, issues to be resolved including the choice among alternatives and whether or how to mitigate significant effects. The Executive Summary will also include a list of required discretionary approvals and corresponding agency with approval authority. Project Description The Project Description will be prepared in accordance with CEQA Guideline §15124, and provide the project location, including project location maps, within the regional context, and a description of the proposed project, including the proposed site plan and other types of infrastructure improvements. This section will provide an overview of the project's background and history. The Project Description will list the basic goals and objectives of the project. In addition, the section will identify the scope of the proposed project that will serve as the basis of the environmental analysis. Lastly, the Project Description will include a discussion of the environmental procedures and intended uses of the EIR, as well as list the discretionary permits and approvals required for project implementation. Maps and figures will be provided to support text descriptions as necessary. 64 Environmental Setting The Environmental Setting will be prepared in accordance with CEQA Guideline §15125. The section will provide an overview of the local and regional physical environmental conditions. This section will describe the existing site conditions, and importantly the planning context of the proposed project, including the LFMP, Local Coastal Plan, and HMP. Relevant plans and policies will also be discussed including the City's Housing Element, Density Bonus Ordinance and regulations such as the City's hillside development ordinance. The Environmental Setting section will be detailed enough to constitute the baseline physical conditions by which impact significance can be determined. Environmental Impact Analysis As discussed under Task 1, a CEQA Initial Study checklist is not proposed to be prepared as part of the initial steps in the environmental review process. Therefore, the Environmental Impact Analysis section is ctmently anticipated to address all the environmental topics listed in the CEQA Checklist; however, several of these topics are expected to be addressed in the "Effects Found Not to be Significant" Section (CEQA Guidelines §15128), such as Mineral Resources. Each of the environmental topics with the potential for significant impacts will be fully addressed pursuant to CEQA Guideline §15126, with the EIR analysis including a description of the relevant environmental setting, criteria for determining significance of environmental impacts, potential environmental impacts, level of significance of environmental impacts, recommended mitigation measures to significantly reduce or avoid the significant impacts, and an analysis of City of Carlsbad I Marja Acres EIR CEQA Guidelines §15091(a). Mitigation measures will be discussed in sufficient detail to provide the basis for the Mitigation Monitoring and Reporting Program, and comply with CEQA Guideline §15126.4. Environmental Issues to be Analyzed in the EIR. The following section summarizes the HOR Team approach to the primary technical analyses for the EIR. All text will be supported by figures, tables, and charts as appropriate. HOR will perform all EIR analyses. Technical support would be provided for preparation of the Visual simulations (to be prepared by Planning Systems), and the Phase I Environmental Assessment (to be prepared by Leighton and Associates). Third-party review of Applicant-provided technical studies will be conducted, as appropriate, identifying any flaws/inadequacies in the analysis, and we will work with the applicable technical consultant who prepared the study to revise the analysis/ report so that it is suitable for the EIR analysis and inclusion as a technical appendix. Aesthetics/Grading. The project site is readily visible from surrounding locations, including residential neighborhoods in the vicinity of the project site, and public roadways such as El Camino Real. Topography of the site is varied, and slopes meet the City's criteria for a Hillside Development Permit. The project will involve mass grading, and retaining walls will be required to create a terraced development and to address circulation and drainage. Also, the project will involve import of fill. The grading plan would be reviewed and described in more detail as part of the EIR scope of work. significance or residual impacts after ______________ ,_..,':"'.'".......,...,....,~~~!l""'""----::-:-:::'\':I mitigation measures are applied. The EIR will provide an evaluation of feasible mitigation measures that could be carried out to reduce or eliminate adverse impacts of the proposed project. Where several mitigation measures are available, the basis for selection from among these measures will be discussed. The discussion of mitigation measures will provide the background for findings under This photo shows the flatter portion of the site and the hillsides in the southern portion of the site subject to Hillside Development Permit regulations. 65 In order to address, and convey to the general public and decision-makers, the change from existing conditions that will occur as a result of the project, and to substantiate the evaluation of potential impacts associated with Aesthetics/Grading, the HOR Team will prepare visual simulations of the proposed project. HOR will utilize Planning Systems to prepare the visual simulations, the work to be conducted by a licensed landscape architect. Planning Systems has prepared visual simulations for several El Rs in the City, including Quarry Creek and Poinsettia 61. The following approach is envisioned: 1. The existing aesthetic setting will be described in terms of public viewsheds, elevations, and topography, and existing views onto the site, landscape features, and applicable plans and ordinances related to visual aesthetics and grading (e.g., General Plan policies, Hillside Development Regulations, El Camino Real Corridor Development Standards). 2. Visual simulations of the proposed project will be prepared by Planning Systems, under the direction of HOR which will depict existing conditions, graded pads, and proposed maximum building heights and mass. A total of three visual simulations/viewpoints is proposed, which will be determined through coordination with the City to ensure the appropriate viewpoints for the simulations are established. The visual simulations will show existing conditions and the proposed development conditions including proposed graded pads and graded pads with the proposed maximum building heights depicted, and retaining walls. The visual modeling effort associated with the visual simulations is anticipated to be greater as compared to other recent projects due to the numerous buildings and building types proposed. We assume the Applicant's project engineer will provide existing and proposed topographical information to HOR in CAD format. HOR will also conduct a visual simulation technical review which will involve identification of any flaws in the methodologies and/or conclusions presented in the visual simulations. If any flaws or technical inaccuracies are identified, HOR will work with Planning Systems to revise the simulations as appropriate. 3. Thresholds to determine the significance of impact will be identified. 4. The potential impact of the project grading design will be evaluated including compliance with the City of Carlsbad I Marja Acres EIR City's General Plan, Zoning Ordinance, and Hillside Development Ordinance. 5. Mitigation measures will be identified and recommended for any significant aesthetic impacts. 1-)~ 6. The level of significance after implementation of mitigation measures (if applicable) will be clearly stated. Agriculture. The project site is not zoned for any agricultural use. However, based on the California Department of Conservation (DOC) Farming, Mapping and Monitoring Program (2014), portions of the site are mapped as Important Farmlands including Farmland of Statewide Importance, Unique Farmland, and Farmland of Local Importance; however, the Local Coastal Plan considers the site not important for coastal agriculture. CEQA Guidelines Appendix G includes these DOC mapped farmland categories as categories that must be considered as part of potential project impacts to agricultural resources (i.e., Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use. Certain agricultural land is subject to a mitigation fee as determined by the City of Carlsbad according to Table 3 of the Guidelines for Biological Studies (City of Carlsbad 2008). HOR will evaluate whether this mitigation fee is applicable to the proposed project as part of the El R analysis in this section. 1. Thresholds to determine the significance of impact will be identified. 2. The potential impact of the project to agricultural resources will be evaluated. 3. Mitigation measures will be identified and recommended for any significant agricultural resources impacts. 4. The level of significance after implementation of mitigation measures (if applicable) will be clearly stated. Air Quality. The proposed project will involve site grading, including import of fill material, and other construction activities that will be a source of short-term air emissions. Operational emissions will be associated with traffic and energy use. HOR will utilize the Air Quality and Greenhouse Gas Analysis Report (LSA Associates) to support preparation of this section of the EIR. 66 We have assumed that the Air Quality and Greenhouse Gas Analysis Report will include an evaluation of construction emissions, off-site vehicle emissions, on-site mobile and stationary equipment emissions, and GHG emissions. The study should also include an analysis of the off-site CO hotspots. The project will also need to be reviewed for consistency with the City's updated CAP project checklist (GHG report review and CAP consistency to be conducted by Ascent Environmental). (Note: HDR will also use the energy calculations to support the preparation of an energy analysis for the proposed project in accordance with CEQA Guidelines Appendix F: Energy Consumption, which would be provided in a separate section of the EIR). The project is located in the City of Carlsbad which is within the jurisdiction of the San Diego Air Pollution Control District (SDAPCD). The San Diego Air Basin (SDAB) is attainment or unclassified for all federal standards except the 2008 8-hour ozone standard and nonattainment for the State standards of ozone, PM10, and PM2.5. The project's consistency with the State Implementation Plan would also be analyzed. 1. The existing air quality and GHG regulatory setting will be described. 2. HOR will utilize the Air Quality and Greenhouse Gas Analysis Report (prepared by LSA) as the basis of preparing the Air Quality and GHG section(s) of the EIR. Our scope assumes that Ascent would be responsible for the peer review of the GHG portion of the combined Air Quality/Greenhouse Gas Emissions Report. 3. HDR would conduct a peer review of the Air Quality portion of the Air Quality/Greenhouse Gas Emissions report. This effort would involve a review for adequacy of methodology and conclusions related to the report's evaluation of construction emissions, off-site vehicle emissions, and on-site mobile and stationary equipment emissions. We will review the reports presentation of applicable federal, State, and local rules and regulations regarding criteria pollutants; local ambient air quality conditions; meteorological and topological influences of local climate; existing nearby emission sources, odor analysis, and air toxics, including diesel particulate matter during construction. 4. Thresholds to determine the significance of impact will be identified. City of Carlsbad I Marja Acres EIR I-)~ 5. The potential impact of the project will be evaluated including construction and operational project emissions of criteria pollutants, compliance with the City's Climate Action Plan, federal and state air quality standards, and regional air quality plans. 6. Mitigation measures will be identified and recommended for any significant air quality/ GHG impacts. 7. The level of significance after implementation of mitigation measures (if applicable) will be clearly stated. Biological Resurces. According to the City's HMP, the project is identified as a "developed area." This designation will considerably reduce the level of effort typically needed to prepare the biology resources section of the EIR, as HMP Compliance issues are not anticipated to play a factor into the EIR analysis. The approximately 20 acre site is largely disturbed due to historic use of the site for agriculture, as well as the development of existing commercial and residential uses, and including the nursery and pottery store. HOR will utilize the Biological Resources Letter Report (Helix Environmental Planning) as the basis of preparation of this section of the EIR. HDR biologists will conduct a third party review of the Biological Resources Letter Report as part of this effort, and will identify any data or analysis gaps that are needed in order to complete the Biological Resources section of the EIR. The following tasks are envisioned: 1. HOR will conduct a third-party technical review of the Helix letter report in accordance with the "City of Carlsbad Guidelines for Biological Studies." This review would involve a brief field review of the vegetation mapping and wetland delineation (if applicable, although not expected) prepared by Helix. HDR will briefly survey the project site and confirm the vegetation mapping. If any inaccuracies are identified, revisions will be in a brief e-mail. 2. We will assess the project's consistency with the HMP, including direct and indirect impacts and mitigation measures, performance standards, etc. 3. Criteria used to determine significance, and significant, less than significant, direct, and indirect impacts resulting from the project will be identified. The level of significance after implementation of mitigation measures (if applicable) would be clearly stated. 67 Cultural and Paleontological Resources. A cultural resources evaluation has been conducted for the project site and no previously-recorded archaeological resources have been identified within the project although a shell scatter, identified as not significant was located during the cultural survey. The site is highly disturbed as a result of previous, and current uses of the site. HOR recognizes that the general project area is known for the sensitivity for containing cultural resources, and understands that sites have been identified within a one- mile radius of the project site as part of the records search for the project. The two potentially historic structures located on-site have been identified as non-significant. HOR will utilize the cultural resources study prepared by Brian F. Smith and Associates for preparation of the Cultural Resources section of the EIR. HOR cultural resource specialists will conduct a third party review of the Brian F. Smith and Associates cultural resources technical report as part of this effort, and will identify any data or analysis gaps that are needed in order to complete the Cultural Resources section of the EIR. In addition, HOR will conduct an evaluation of the potential for paleontological resources to be on the site based on the geological formations that underlay the site (e.g., the paleontological-sensitive Santiago Formation). We will utilize geological information available from the geotechnical report to assess the sensitivity of the formations that underlie the site. Mammoth fossils were uncovered during the grading of the adjacent Robertson Ranch Master Plan project, and more recently, the Quarry Creek Master Plan project located further north. In both of those cases, EIR mitigation measures had been prescribed to address the potential to encounter significant fossils during construction based on the evaluation of the potential paleontological sensitivity of the geologic formations. These measures to ensure the proper recovery and preservation of these paleontological resources. AB 52. As stated in the RFP, the City will be responsible for the AB 52 consultation for this project. The following approach is envisioned for Cultural and Paleontological Resources Section of the EIR: 1. HOR will conduct a third-party technical review of the cultural resources report prepared by Brian F. Smith and Associates. HOR will evaluate the adequacy and accuracy of the information prepared for the reports to City of Carlsbad I Marja Acres EIR I-)~ ensure that all work was conducted in accordance with the "City of Carlsbad Cultural Resources Guidelines" (December 1990), and that AB 52 requirements are met. The third-party review will evaluate the methodologies and conclusions for legal and scientific adequacy and accuracy. If any inadequacies are identified, these will be conveyed to the City so that the appropriate revisions can be made to the technical report. Any finalized technical report (if applicable) would be incorporated into the EIR section. 2. HOR will utilize existing geotechnical information for the project site to assess the potential for paleontological resources to be encountered as part of grading activities. 3. Criteria used to determine significance, and significant, less than significant, direct, and indirect impacts resulting from the project will be identified. 4. The level of significance after implementation of mitigation measures (if applicable) would be clearly stated. Geology/Soils. Implementation of the proposed project will involve mass grading, import of fill, manufactured slopes, and retaining walls. A geotechnical investigation has been prepared for the project (GeoSoils, Inc.). This report is anticipated to address an overview of the overall geotechnical constraints of the project site, and provide geotechnical recommendations for mass grading and preliminary design of proposed structures, pavements and surface improvements. The recommendations would typically be based on subsurface exploration, laboratory testing and engineering and geologic analysis. H DR will utilize the geotechnical report prepared by GeoSoils, Inc. to prepare the Geology/Soils section of the EIR. HOR engineering geologist will conduct a third-party peer review of the report to evaluate the methodologies and conclusions for and scientific adequacy and accuracy. The following approach is envisioned: l The geologic setting will be described, and an evaluation will be conducted in terms of potential impacts related to unstable soils, remedial earthwork, landslides, rocky soils, fault rupture, seismic ground shaking, subsidence, settlement, surcharging, liquefaction, slope stability and groundwater impacts. 2. Criteria used to determine significance, and significant, less than significant, direct, and indirect impacts resulting from the project will be identified. The level of significance after implementation of mitigation measures (if applicable) would be clearly stated. 68 3. HOR will ensure that the mitigation measures identified in the geotechnical report are included in the EIR. Greenhouse Gas Emissions/Climate Change. The proposed project will result in Greenhouse Gas Emissions as a result of construction and operation of the proposed project. GHG emissions associated with the project will need to be quantified, and an analysis of potential climate change impacts assessed. The project would also be evaluated with respect to applicable regulatory setting including plans and laws that address climate change. This includes Senate Bill (SB) 375 and SAN DAG regional growth/sustainable community strategies. Potential climate change impacts would be addressed including effects to public health, water resources, agriculture, ecosystems/habitats, wildland fires, and rising sea levels. HOR will utilize the Air Quality and Greenhouse Gas Analysis prepared by LSA for preparation of this section of the EIR. Ascent Environmental will conduct the peer review of this analysis. The following components of the analysis are envisioned: 1. Identify, characterize, and inventory any applicable GHG emissions currently being generated at the proposed project site. Evaluate applicable local, federal and state regulatory requirements (i.e., the City's CAP, AB 32). The CAP is a plan for the reduction of GHG emissions in accordance with CEQA Guidelines Section 15183.5. 2. Evaluate applicable GHG emissions associated with heavy-duty construction equipment combustion that will likely occur during the various phases of construction. Evaluate net increase in applicable GHG emissions associated with long-term mobile source activity. Data available from the project team and technical air quality analysis will be utilized in characterizing GHG-generating activities. 3. On-site stationary and area source activity will also be evaluated for GHG emissions, the primary source of GHG emissions on-site will occur from natural gas combustion. 4. The emissions evaluation for short-term construction, long-term mobile source, and long-term stationary source activity will consider project design, and mitigation measures that have the potential to reduce GHG emissions. The critical component of this task is to review the project's proposed GHG mitigation reduction measures for consistency with the City's new CAP project checklist (P-30) and CAP consistency guidance (P-31). City of Carlsbad I Marja Acres EIR I-)~ 5. The Air Quality/Greenhouse Gas Emission Technical Report will be included as an Appendix to the EIR. Hazards and Hazardous Materials. HDR will utilize Leighton and Associates to prepare a Phase I Hazardous Materials Site Assessment for the project. Historical uses of the site include various agricultural related activities, including a chicken farm, and present uses such as the retail and restaurants, nursery and pottery business. The Phase I report would address the potential for contaminated soils to be present on the project site or other potentially hazardous materials conditions. Further, although not in an Airport Hazard Zone, the site is located in McClellan-Palomar Airport Influence Area 2 and Overflight Notification Area. A Fire Suppression Plan would also normally be prepared for the project if such conditions warrant (such as an interface with natural vegetation), which would establish fuel modification zones. The following approach is envisioned: 1. The existing data base regarding remediation activities will be reviewed and presented in the El Ras it relates to the proposed project and findings of the Phase I analysis. 2. It is anticipated that fuel management zones will need to be reviewed and approved by the fire Marshal. Any changes would need to be reflected in the proposed landscape plans. 3. Thresholds to determine the significance of impact will be identified. 4. Criteria used to determine significance, and significant, less than significant, direct, and indirect impacts resulting from the will be identified. The level of significance after implementation of mitigation measures (if applicable) would be clearly stated. Hydrology and Water Quality. The proposed project would involve significant reconfiguration of the topography of the site and an increase in impervious surfaces. Several technical studies have been prepared for the project including a hydrology report, stormwater pollution prevention plan, and stormwater quality management plan (Howes Weiler & Associates). HDR would conduct a third-party technical peer review of these studies, and utilize these studies to support the preparation of the hydrology and water quality section of the EIR. As an optional task (see Task 12), REC Consultants would perform the third-party technical review of these 69 studies, including the Potential Critical Coarse Sediment Yield Area analysis. REC performed this analysis for the Poinsettia 61 EIR, under contract to HDR, at the request of the City Engineer. HDR will conduct a third-party technical review of the Applicant provided technical reports to ensure that all requirements of the latest City of Carlsbad's Drainage Master Plan, the Storm Water Management and Discharge Control Ordinance, and Municipal Storm Sewer System are met. The following approach is envisioned: 1. HDR will review the hydrology report/preliminary drainage study and the preliminary storm water quality management plan, and stormwater pollution prevention plan, including the hydro modification management plan and Potential Critical Coarse Sediment Yield Analysis, for compliance with City of Carlsbad standards and CEQA requirements. H DR engineer will conduct a third-party peer review of the report to evaluate the methodologies and conclusions for legal and scientific adequacy and accuracy. This review will include an evaluation of the proposed drainage system adequacy in regulating the discharge volumes and rates from the project site as it relates between pre-and post-development conditions. 2. HOR will review and comment on the hydraulic analysis for compliance with City of Carlsbad Floodplain Regulations and CEQA requirements. This includes review of City regulations and available floodplain mapping documents. 3. HDR will review and comment on the Storm Water Management Plan for compliance with City of Carlsbad standards and CEQA requirements. The scope of work will include analysis of Low Impact Design features incorporated into the project to evaluate whether the proposed features will, to the maximum extent practicable, allow the post-development hydrologic and hydraulic characteristics to mimic pre-development conditions. The scope would also include review of maintenance requirements for permanent BMPs, identified pollutants of concern, and potential impacts to receiving water bodies such as the Agua Hedionda lagoon and the Pacific Ocean. 4. We will describe the existing hydrological setting of the project area. 5. HDR will evaluate the proposed drainage systems adequacy in regulating the discharge volumes and rates of drainage from the project site as it relates between pre and post-development conditions. City of Carlsbad I Marja Acres EIR I-)~ 6. HDR will, based on a review of the Tentative Map, site plans, and Storm Water Management Plan, verify if sufficient Low Impact Design features have been incorporated into the project, to the maximum extent practicable, to ensure the post-development scenario mimics the hydraulic characteristics of the project as compared to pre-development conditions. 7. HDR will either verify that the project qualifies as exempt from hydromodification requirements in accordance with the Final Hydromodification Management Plan (FHMP), or that the proposed hydromodification best management practices are adequate to meet the FHMP and SUSMP requirements. 8. HOR will evaluate all available floodplain mapping and source documents to determine the boundaries of the floodplain as they apply to the project site. Grade alterations proposed by the development shall be reviewed to determine their impact on the floodplain. The consultant shall also review the City of Carlsbad Floodplain Regulations to determine if the project is in compliance with the requirements contained within the ordinance. 9. HDR will evaluate the degree to which the project will alter existing drainage patterns to determine if a significant impact will be created. Potential impacts will be evaluated to applicable water ways such as the Agua Hedionda Lagoon and the Pacific Ocean. 10. HDR will address and recommend appropriate mitigation measures to reduce erosion potential onsite. 11. HDR will evaluate the proposed project for National Pollutant Discharge Elimination System permit compliance. 12. HDR will ensure that maintenance of any permanent detention/pollution control basins is included in the EIR. 13. HOR will identify maintenance requirements of the structural BMP measures being implemented with this project. 14. HDR will ensure that all required mitigation measures identified in the Hydraulic Analysis, Drainage Study, and Storm Water Management Plans are included in the EIR. 15. Criteria used to determine significance, and significant, less than significant, direct, and indirect impacts resulting from the project will be identified. The level of significance after implementation of mitigation measures (if applicable) would be clearly stated. 70 Land Use Planning. Land uses surrounding the project site consist primarily of residential uses, public right of way and an SDG&E easement. From a planning and environmental perspective, the project site is located within Local Facilities Management Zone 1, and the Mello 11 Segment of the Local Coastal Program. According to the City's Habitat Management Plan, the site is identified as a "developed area." The site is located within the McClellan-Palomar Airport Influence Area 2 and Overflight Notification Area. Existing General Plan land uses of the site include General Commercial, R-15 Residential (8-15 dwelling units per acre), with a Growth Management Control Point of not less than 12 dwelling units per acre, and R-4 (the one residential lot along Park Drive proposed to redeveloped into a trail connection). The project site is currently used for a variety of commercial uses, including a nursery, pottery store, flower stand, restaurant, bike shop, guitar repair and liquor store. The project will require the approval of several discretionary actions as identified in our Project Understanding section of this proposal. The following approach is envisioned: 1. The land use setting will be described in terms of all applicable land use plans and policies, existing on-site and off-site land uses, and planned on-site and off-site land uses. Exhibits will be provided depicting the location of existing and planned land uses, and the project's context to other applicable plans. City of Carlsbad I Marja Acres EIR I-)~ 2. Compatibility between the proposed project uses and surrounding land uses will be evaluated. This compatibility analysis will include assessment of land uses, proposed density, height, light/glare, and other factors. 3. The project's consistency with land use plans will be analyzed. This analysis will include a detailed project analysis with respect to the project's consistency with the General Plan, Carlsbad Habitat Management Plan, Carlsbad Zoning Ordinance (Title 21) including the Growth Management and inclusionary housing regulations, Carlsbad Subdivision Regulations (Title 20) and Hillside Development Chapters, the McClellan- Palomar Airport Land Use Compatibility Plan, Open Space and Conservation Resource Management Plan, and SANDAG regional plans. 4. Criteria used to determine significance, and significant, less than significant, direct, and indirect impacts resulting from the project will be identified. The level of significance after implementation of mitigation measures (if applicable) would be clearly stated. Noise. The project site is located immediately adjacent to El Camino Real , which carries a high volume of traffic. Also, the project is located within the McClellan-Palomar Airport Influence Area 2 and Overflight Notification Area. HDR will utilize the applicant-provided noise technical report to support preparation of this section of the EIR. HDR noise specialist will conduct a third-party peer review of the report to evaluate the methodologies and conclusions for legal and scientific adequacy and accuracy. We envision that the noise report would include the following elements (to be verified as part of the third- party review of the technical report): 1. Ambient noise measurements. 2. Future Traffic noise modeling for all proposed noise sensitive receptor locations. 3. An analysis of aircraft noise associated with McClellan-Palomar Airport. The McClellan-Palomar Airport Land Use Compatibility Plan will be reviewed to assess the project's proposed land use compatibility, and requirements of the Plan (e.g., notification) will be incorporated into the EIR. 4. Noise mitigation will be designed per the procedures outlined within the City's Noise Element of the General Plan and City of Carlsbad Noise Guidelines Manual. The acoustical design will be based upon both economic and functional goals set by the City. 71 The project site Is located immediately adjacent to El Camino Real, with high traffic volumes. New residential development as part of the Robertson Ranch Master Plan (West Village) is located immediately northeast of the site. 5. Criteria used to determine significance, and significant, less than significant, direct, and indirect impacts resulting from the project will be identified. The level of significance after implementation of mitigation measures (if applicable) would be clearly stated. Analysis of the project's direct contributions by comparing the "with" and "without" project noise contours on the study area roadway segments. The anticipated construction grading activities noise levels will be identified to determine if short term or cumulative impacts will occur at the adjacent property lines. Population/Housing. The proposed project would increase the residential density of the project site under the Density Bonus Ordinance by 768 units above the number of units currently contemplated for the site in the General Plan. Specifically, the current General Plan allocates 136 dwelling units, whereas, 304 residential dwelling units are proposed. The following approach is envisioned for this section of the EIR: 1. The existing population/housing setting will be described in terms of existing population and housing on- site, housing/populations for the project area and the City and region as a whole. We will utilize information in the City's existing database and supplement this information with census data as appropriate. 2. The potential impact of the project will be evaluated. This will include quantification of the increase of housing and population on the project site, and a comparison to the General Plan, LFMP Zone 1 unit allowances, and how the project will draw from the City's Excess Dwelling Unit Bank per the City's Growth Management Plan and Density Bonus Ordinance. 3. The potential for the project to induce growth either directly, or indirectly will be analyzed. City of Carlsbad I Marja Acres EIR I-)~ 4. An analysis will be provided of the project's compliance with the City's Housing Element and State and regional housing needs, including inclusionary housing requirements, and Density Bonus Ordinance. 5. Criteria used to determine significance, and significant, less than significant, direct, and indirect impacts resulting from the project will be identified. The level of significance after implementation of mitigation measures (if applicable) would be clearly stated. Public Services. The project site is located within Local Facilities Management Zone 7. The Zone 7 LFMP would evaluate the existing and future development potential for the zone and the anticipated public services and infrastructure necessary to support the proposed project, including fire protection, police protection, schools, parks, and other services. The following approach is envisioned: 7. The existing public services and facilities setting will be described in terms of existing services and facilities serving the site, and within the broader LFMP Zone 7. 2. The potential impact of the project on services will be evaluated. This will include quantification of the increase of demand on the various public services and facilities, the ability to meet the demand, and any expansion or new construction of facilities created by this demand that may cause a physical impact to the environment. 3. The City's emergency response plans will be evaluated in conjunction with the proposed project to determine if the project will interfere with existing plans. 4. Criteria used to determine significance, and significant, less than significant, direct, and indirect impacts resulting from the project will be identified. The level of significance after implementation of mitigation measures (if applicable) would be clearly stated. Transportation/Circulation. The development of 304 residential units and commercial uses would result in an increase in trip generation at the project site. Primary access to the Project site will be provided via El Camino Real. HOR will conduct a third-party review of the traffic study (Linscott, Law, and Greenspan Engineers) to ensure it's adequacy for incorporation into the EIR. The traffic operations of the project must meet the provisions of the City of Carlsbad's Growth Management Program. 72 The following approach is envisioned: 1. HDR will utilize the Linscott, Law, and Greenspan traffic report as the basis of preparing the transportation/ circulation section of the El R. Updates will be provided (if necessary) based on City and third-party technical review. 2. HDR will conduct a third-party review of the study for technical accuracy and to confirm the findings of the report in accordance with applicable standards (City Guidelines, SANTEC/ITE Guidelines). The third-party review will consider consistency, as applicable, with the 2030 buildout model, Growth Management Program, confirm study limits, confirm compliance with applicable congestion management requirements, confirmation of trip generation, sighting distance, etc. 3. HDR will review the traffic impact report for consistency/compliance with the City's Growth Management Plan. 4. The traffic section of the EIR will also address public transportation, bike and pedestrian traffic in accordance with MM LOS, and construction traffic. 5. Criteria used to determine significance, and significant, less than significant, direct, and indirect impacts resulting from the project will be identified. The level of significance after implementation of mitigation measures (if applicable) would be clearly stated. Utilities and Service Systems. A LFMP Zone 1 Plan has been prepared, and development of the project site is considered in this plan. The Zone 1 LFMP will be utilized as a basis of evaluating the existing and future development potential for the zone and the anticipated infrastructure necessary to support the proposed project. We have assumed that infrastructure information will be available from the Zone 1 LFMP and project engineers to utilize in the preparation of this section. The project is not subject to the provisions of Senate Bill 610; therefore, an SB 610 Water Supply Assessment is not technically required for the project. If selected, HOR would discuss this further with the City project manager as drought conditions have improved. City staff did request a water supply analysis as part of the Uptown Bressi Ranch project due to the severe drought condition at that time and the potential increase in residential density associated with that project. The following approach is envisioned: 1. The existing public services and facilities setting will be described in terms of utilities serving the site and shall City of Carlsbad I Marja Acres EIR 1-)~ determine the demands of the project for water facilities, wastewater treatment facilities, solid waste facilities, and gas and electric service. Stormwater drainage facilities will be addressed in the Water Quality/Hydrology section of the EIR. 2. The potential impact of the project will be evaluated. This will include quantification of the increase of demand on the various utilities, the ability to meet the demand, and any expansion or new construction of facilities created by this demand that may cause a physical impact to the environment. 3. The City's emergency response plans will be evaluated in conjunction with the proposed project to determine if the project will interfere with existing plans. 4. Criteria used to determine significance, and significant. less than significant, direct, and indirect impacts resulting from the project will be identified. The level of significance after implementation of mitigation measures (if applicable) would be clearly stated. Other CEQA Mandated EIR Sections The EIR will contain the following CEQA mandated sections: Significant Irreversible Environmental Changes -In accordance with Article 9 of the State CEQA Guidelines, the El R will contain a discussion of the irreversible environmental changes that will result from the proposed project and unavoidable significant impacts. This section will discuss uses of nonrenewable resources, long-term commitments of resources, and potential irreversible environmental damage that may result from environmental accidents associated with the project. Impacts Found Not To Be Significant -Areas of no significant impact identified in the EIR analysis are summarized in this section. The justification for such findings will be based on the results of the Draft EIR analysis. Cumulative Impacts -The discussion of cumulative effects is an increasingly important analysis in El Rs. The Cumulative Impacts section will evaluate whether individual project impacts are cumulatively significant when viewed in combination with other projects. The section will discuss the potential of the proposed project to compound or increase adverse environmental impacts when added to other closely related past, present and reasonably foreseeable future projects and project 73 impacts. HOR will work closely with City staff to identify cumulative projects, which should correlate with the assumptions in the traffic study. This section will discuss any indirect, cumulative impacts and evaluate compliance with adopted threshold standards and applicable policies and programs. Growth-Inducing Impacts -The Growth Inducement section will assess the potential of the proposed project to induce economic or population growth and the construction of additional housing, either directly or indirectly, in the surrounding environment. The analysis will evaluate the project relative to the phasing of community services and facilities to serve new development. An analysis of the LFMP/Growth Management Plan and its ability to provide adequate infrastructure to meet the demand as the project builds out will also be included. The section will discuss the potential for the use of large amounts of fuel or energy and evaluate the project's compliance with regional and local growth management policies. Alternatives The Alternatives section of the El R will identify a reasonable range of alternatives that could feasibly attain the basic objectives of the project, but reduce significant impacts. Alternatives evaluation will be a critical component of the environmental review and mandated by CEQA. The alternatives will be fully defined and analyzed in the First Screencheck Draft EIR submitted to the City. The Alternatives section of the EIR will include, at a minimum, four project alternatives, including the "No Project" Alternative. The following preliminarily identifies four alternatives to be analyzed in the EIR. The fourth alternative would be developed based on discussion with City staff and scope of comments received on the NOP and scoping process: • The "No Project" which analyzes the existing conditions at the time the NOP is published as well as what would be reasonably expected to occur in the foreseeable future if the project were not approved, based on the current General Plan and consistent with available infrastructure and community services; • An "Approved Project" Alternative which would comprise a project consistent with the existing General Plan land uses and zoning of the site (6.26 acres of General Commercial use and 14.39 acres of R-15 Residential use totaling 136 dwelling units). City of Carlsbad I Marja Acres EIR 1-)~ • An "Alternative Site Analysis" which would analyze the same or similar project at an alternative location within the City based on consultation with City staff; and, • "Reduced Project Alternative" Alternative which would involve a reduced level of development intensity. The analysis for each alternative will include a qualitative and qualitative comparative analysis for the relative environmental impacts and merits of each. References, Persons and Agencies Contacted and EIR Preparation This section will include lists of all references and persons and agencies contacted in the preparation of the El R. This section will also list all persons involved in the preparation of the document, their title and role. HOR will maintain electronic copies and/or website links to all references in this section so that access will be readily available to the public if requested. Technical Appendices The EIR Appendices will include the NOP, public comments on the NOP and those received during the scoping meeting, and the supporting El R technical studies prepared for the project. Task 2 Deliverables: • Five (5) spiral-bound hard copies of the First Screencheck Draft EIR (including Appendices) for City review and comment. • Five (5) digital copies of the First Screencheck Draft EIR on CD Task 3 Second Screencheck Draft EIR HOR will prepare a Second Screencheck Draft EIR which incorporates the City's comments on the First Screencheck Draft El R. The Second Screencheck Draft EIR will include the main EIR text, figures, and EIR technical appendices, as revised to reflect all City edits, comments, and recommendations. Certain comments may involve discussing options for addressing them in the environmental document, and our scope of work provides for a meeting with the City to discuss the First Screencheck Comments (see Task 10). Additionally, we will prepare the draft CEQA Findings of Fact and Statement of Overriding Considerations (if required) (see Task 8), and Mitigation Monitoring and Reporting Program (MMRP) (see Task 9) in concert with the Second Screencheck Draft EIR submittal. This approach is very helpful in ensuring that all significant impacts are clearly 74 linked to recommended mitigation measures and provides a valuable consistency of the El R document. Task 3 Deliverables: • Five (5) spiral-bound hard copies of the Second Screencheck Draft EIR (including Appendices) for City review and comment. • Five (5) digital copies of the Second Screencheck Draft EIR on CD. Task 4 Draft EIR HOR will prepare a Draft EIR for public review. The Draft EIR will incorporate City comments on the Second Screencheck Draft El R, and all figures and appendices. We will also include the Draft Mitigation Monitoring and Reporting Program as part of the public review documentation. Our scope of work assumes the City will be responsible for the preparation and posting of the Notice of Completion and Notice of Availability of the Draft El R, and distribution of the El R to the appropriate agencies and individuals. Task 4 Deliverables: • Twenty (20) spiral-bound hard copies of the Draft EIR for City distribution. • Five (5) hard copies of the technical appendices. • Twenty-five (25) digital copies of the Draft El Ron CD. • Twenty-five (25) digital copies of the Draft EIR Technical Appendices on CD. • One (1) digital copy in a format suitable for posting on the City's website. • One (1) digital copy of Draft EIR in Word. Task 5 1st Screencheck Response to Comments/Screencheck Final EIR H DR will prepare five (5) copies of the 1st Screencheck Final El R including Responses to Public Comments for City review and comment. Upon close of public review of the Draft EIR, HOR understands our role will be to review all comments and prepare a summary of general comment categories. We will meet with City staff to discuss the general approach to responding to public comments. After agreeing to the approach, HOR will number each individual comment and prepare corresponding responses, including identification of responses that affect or supplement information contained in the Draft EIR. HOR will modify the text of the Draft EIR or add footnotes to the margins identifying relevant responses to comments. For this task, we also assume that City of Carlsbad I Marja Acres EIR 1-)~ technical support would be provided (e.g., traffic) where appropriate, in preparation responses to comments. Our cost estimate (provided under separate cover) assumes a total of 100 individually numbered comments will be received on the Draft EIR. Please note a single comment letter may contain numerous numbered comments. HOR also assumes that technical support in responding to comments would be provided by the applicant's consultants that were responsible for preparing the various technical studies that are utilized in the El R. Task 5 Deliverables: • Five (5) spiral-bound hard copies of the 1st Screencheck Responses to Comments/Screencheck Final EIR (including amendment technical appendices, if necessary) Task 6 2nd Screencheck Response to Comments/Draft Final EIR HOR will prepare a 2nd Screencheck Response to Comments/Draft Final El R that incorporates City comments on the 1st Screencheck Responses to Comments/Screencheck Final EIR. The Draft Final EIR would provide the City an opportunity to conduct a final review of the documentation prior to finalizing the document and producing the Final EIR for distribution to the Planning Commission, and subsequently, the City Council. The CEQA Findings of Fact/SOC (if necessary) and MMRP would be submitted in conjunction with this task (see Tasks 8 and 9 below). Task 6 Deliverables: • Five (5) spiral-bound hard copies of the 2nd Screencheck Response to Comments/Draft Final EIR (including technical appendices). Task 7 Final EIR HOR will incorporate City comments on the Draft Final EIR and prepare the Final EIR and all supporting CEQA documentation necessary for preparing the staff report and other agenda items as part of the Planning Commission and City Council hearings for the project. The Final EIR would be distributed to the Planning Commission and City Council, and would be provided to any public agencies the commented on the Draft EIR. Also, this document would be made available to the general public for review. Task 7 Deliverables: • Twenty-five (25) spiral-bound hard copies of the Final EIR 75 • Twenty-five (25) digital copies of the Final EIR on CD • One (1) un-bound reproducible copy of the Final El R • One digital copy of all documents in a format suitable for posting on the City's website. Note: Certified Final EIR (reflecting any final changes/edits to be provided under Task 11) Task 8 CEQA Findings of Fact/ Statement of Overriding Considerations SUBTASK 8.1 SCREENCHECK CEQA FINDINGS/ soc H DR will prepare a screencheck set of the Candidate CEQA Findings pursuant to CEQA Guideline §15091. HDR will prepare draft Candidate Findings to be submitted for City staff review at the Second Screencheck Draft EIR. HDR will identify project changes, alterations and required mitigation identified in the Draft EIR, which avoid or substantially lessen significant environmental effects. If there are mitigation measures or alternatives to the project identified in the EIR which could reduce the adverse consequences of the project but which are determined infeasible, HDR will provide the required CEQA findings, giving the specific economic, social or other conditions which render the mitigation measure or alternatives infeasible. Please note that development of these findings of infeasibility will likely require the active participation of the City and/or applicant to provide sufficient facts to support the findings. HDR will coordinate development of the necessary arguments to support CEQA Findings. In addition, the Candidate Findings will identify any changes or alterations that are within the jurisdiction of another public agency. Should the EIR conclude an impact is significant and unmitigable, HDR will prepare a Statement of Overriding Considerations (SOC) in accordance with CEQA Guidelines §15093. HDR will work closely with the City to identify the specific economic, legal, social, technological, or other benefits of the project, which outweigh the unavoidable environmental effects. HDR will coordinate with the City to establish the evidence in the record to support overriding considerations. The Findings will follow the format and style specified by the City. SUBTASK 8.2 DRAFT CEQA FINDINGS/SOC HDR will prepare a revised draft set of CEQA Findings/ City of Carlsbad I Marja Acres EIR 1-)~ SOC based on City review and changes to the screencheck CEQA Findings/SOC, as well as, any adjustments that are necessary as part of the public review process of the Draft El R, responses to comments, and preparation of the Final EIR. SUBTASK 8.3 FINAL CEQA FINDINGS/SOC HDR will prepare a final set of CEQA Findings/SOC based on City review and comment on the Draft CEQA Findings/ SOC. This document will be the version that is ultimately included in the Planning Commission and City Council staff reports/agendas. Task 8 Deliverables: • One (1) digital copy of Screencheck Findings/SOC • One (1) digital copy of Draft CEQA Findings/SOC • One (1) digital copy of Final CEQA Findings/SOC Task 9 Mitigation Monitoring and Reporting Program (MMRP) SUBTASK 9.1 SCREE NCH ECK MMRP HDR will prepare a screencheck MMRP in accordance with Public Resources Code Section 21081.6(a)(1) and California Code of Regulations Section 15091. The screencheck MMRP will be prepared and submitted to the City in conjunction with the submittal of the Second Screencheck Draft EIR. The MMRP will include a brief summary of the environmental impact; however, the associated mitigation measure will be included verbatim from the EIR in order to provide sufficient detail to address impacts at the project level. Each mitigation measure will reference the appropriate implementing permits to facilitate mitigation monitoring. For each project change, condition, or mitigation measure the program will include the following: • Specific monitoring activities; • Implementation phase or milestone; • Identification of the party responsible for implementation; •Identification of the party responsible for monitoring; • Criteria for evaluating the success of each mitigation measure; and, • Compliance verification criteria. SUBTASK 9.2 DRAFT MMRP HDR will prepare a Draft MMRP incorporating City comments on the screencheck MMRP. The Draft MMRP 76 will be available for public review with the public-review Draft El R. SUBTASK 9.3 FINAL MMRP HOR will prepare a Final MMRP based on any changes to mitigation measures as a result of public review and comment on the Draft EIR. Task 9 Deliverables: • One (1) digital copy of Screencheck MMRP • One (1) digital copy of Draft MMRP • One (1) digital copy of Final MMRP Task 10 Meetings and Hearings H DR commits attendance of our Principal-in-Charge/ Project Manager, Mr. Tim Gnibus, for up to twelve (12) meetings. The following meetings are anticipated: • One (1) kick-off meeting with City staff to initiate the project, discuss work products and overall project schedule. • One (1) public scoping meeting to solicit input from the public on the scope and content of the EIR. • Two (2) staff meetings to discuss and resolve issues related to preparation of the screencheck Draft El R • Two (2) staff meetings to review comments on the screencheck Draft El Rs (first and second screencheck). • Two (2) staff meetings to review the responses to comments and Final Draft El R. • Up to three (3) public hearings with presentations as necessary as determined by City staff. • One (1) additional meeting as necessary. Task 11 Certified Final EIR Certified Final El Rand supporting CEQA documentation. HOR will also prepare a final copy of the Certified Final EIR. The Certified Final EIR would be prepared after the project approval/El R certification process, and would consist of a clean (no strikeout, underlines, etc.) version of the document and all supporting CEQA documentation (i.e., CEQA Findings, MMRP). Task 11 Deliverables • Certified Final EIR, MMRP, CEQA Findings -Five (5) spiral-bound hard copies -One Master CD Digital Copy City of Carlsbad I Marja Acres EIR Task 12 -Optional Task - Hydrology/Water Quality Review (REC Consultatants) As an optional task, REC Consultants would: 1-)~ a) Perform a Third party review of the Hydraulic Analysis/ Drainage Study (OS), and Storm Water Management Plan (SWMP, which in this case includes Hydromodification Calculations). b) Identify flaws/ errors and work with consultant to correct them. If no errors/ flaws are found, or once those are corrected, the reviewer will prepare a letter stating that the documents satisfy current requirements. c) REC will perform up to two (2) rounds of comments for the OS and up to three (3) rounds of comments for the SWMP. Additional reviews (if needed) will be performed until the not allocated budget is used. Task 1 -Drainage Study Review -The drainage study review includes checking the assumptions related with contributing areas, rating curves, and discharge curves, and insure that the comparison between pre- development and post-development peak flows is adequate. Recommendations will be given if necessary to insure that no hydrologic conditions of concern arise as a consequence of flooding design inadequacies. Task 2 -Storm Water Management Plan Review -The SWMP review includes 2 aspects: (1) review of the calculations associated with hydromodification tables under the assumption that points of compliance and their contributing areas have been properly defined, and (2) review that the report satisfy current local conditions for NPDES compliance, including but not limited to maintenance requirements, impacts to receiving watersheds, proper design of Best Management Practices, proper identification of pollutants of concerns, and proper documentation and design information adequate at EIR level. Task 12 Deliverables: • Third-party peer review memo. SUMMARY OF DELIVERABLES The following summarizes the deliverables to be submitted to the City as part of this scope of services: 77 Task 1 Deliverables: • One (1) digital copy of the Draft Project Description for City/project team review and comment • One (1) digital copy of refined project schedule • Administrative Record Task 2 Deliverables (First Screencheck Draft EIR): • Five (5) spiral-bound hard copies of the First Screencheck Draft EIR (including Appendices) for City review and comment. • Five (5) digital copies of the First Screencheck Draft EIR on CD Task 3 Deliverables (Second Screencheck Draft EIR): • Five (5) spiral-bound hard copies of the Second Screencheck Draft El R (including Appendices) for City review and comment. • Five (5) digital copies of the Second Screencheck Draft EIR on CD. Task 4 Deliverables (Draft EIR): • Twenty (20) spiral-bound hard copies of the Draft EIR for City distribution. • Five (5) hard copies of the technical appendices. • Twenty-five (25) digital copies of the Draft EIR on CD. • Twenty-five (25) digital copies of the Draft EIR Technical Appendices on CD. • One (1) digital copy in a PDF format suitable for posting on the City's website. • One (1) digital copy of Draft El R in Word. Task 5 Deliverables (1st Screencheck Responses to Comments/Screencheck Final EIR): • Five (5) spiral-bound hard copies of the 1st Screencheck Responses to Comments/Screencheck Final EIR (including amended technical appendices, if necessary) Task 6 Deliverables (2nd Screencheck Responses to Comments/Draft Final EIR): • Five (5) spiral-bound hard copies of the 2nd Screencheck Responses to Comments/Draft Final EIR (including technica I appendices). City of Carlsbad I Marja Acres EIR Task 7 Deliverables (Final EIR): • Twenty-five (25) spiral-bound hard copies of the Final EIR • Twenty-five (25) digital copies of the Final EIR on CD • One (1) unbound reproducible copy of the Final EIR • One digital copy of the CEQA Findings of Fact/SOC on CD • One digital copy of the MMRP on CD • One digital copy of all documents in a format suitable for posting on the City's website. Task 8 Deliverables (CEQA Findings/SOC): • One (1) digital copy of Screencheck Findings/SOC • One (1) digital copy of Draft CEQA Findings/SOC • One (1) digital copy of Final CEQA Findings/SOC Task 9 Deliverables (MMRP): • One (1) digital copy of Screencheck MMRP • One (1) digital copy of Draft MMRP • One (1) digital copy of Final MMRP Task 10 Deliverables: • Meetings Task 11 Deliverables (Certified Final EIR): • Certified Final EIR, MMRP, CEQA Findings -Five spiral-bound hard copies One Master CD Digital Copy Task 12 Deliverables: • Third-party peer review memo 78 Schedule This section presents HDR's proposed task-by-task work schedule to complete the services requested by the City. The attached schedule assumes a start-date on May 22, 2017; however, this date will be revised upon receipt of the actual notice to proceed from the City. HDR's proposed schedule to complete the CEQA process according to our proposed scope of work is provided on the following page. As discussed under Task 1 Project Initiation, we expect to refine this schedule as part of the initial start-up tasks and kick off meeting for the project. As shown on the following schedule, HDR is committed to completing the CEQA process in less than one year. We have a demonstrated track record of successfully completing projects within the timeframes desired by the City and Applicants on many major projects in City. We will maintain this commitment to the City of Carlsbad for this very important project. Our commitment is demonstrated most recently by the recently completed Uptown Bressi Ranch and Poinsettia 61 El Rs . We are committed to delivering the EIR work program within the timeframes requested by the City. This schedule will be adjusted and otherwise maintained during the course of the EIR process to ensure milestones are being met and the project schedule stays on track. City of Carlsbad I Marja Acres Specific Plan EIR t-)~ 79 City of Carlsbad I Marja Acres Specific Plan EIR f-)~ Schedule Dr.ft5dl«luletD"'-:Jlffl~4atss,Klfit""I! £111 --·-·------·--ID itulr.N.1M11: -· -nu;-·1 .... fil'-idt I ., l!!l , .. , 5/22/17 ;;! D .... l/21/17 ... S/2J/17 , .. 5/2J/l7 5/27/1 .. ..,. '.t,/21111 6/2"/l ...... S/W17 1/)/1 Comp&euooofTedlnblll.epoftS .... S/ll/17 6/Wl • I .._."'""" .... 5/lJ/17 1/lA/l~ • 1 OtvRIMew .... 1/1!,/ll '"'' 10 ml:Sac:ond~kDnftllR ...... 1/4/17 1/ll/l RNll!!Dr-1\0R , ... 1/4/17 I/U/1~ CltyR....,_ , ... 8/14/17 1/23/11 .. 4:DnlftElltbPulllc:llltNw 51.Sd.,a I/M/17 J»/19/17i HNlllteDraftl:Ut , ... 1/24111 ,1211,I Dr.,._EII\P\IIKlc:Re.iewPeriod 46.SdfYI 1/J/l:J l0{19/1~ ..._S:lltSctatdledl~RMlllll ...... ~d/17 U/U/11 i"1 lst~toCon~lMILIR , ... UJ/11/11 ~1/1~ ·-l~_j QvflMew ,_ lJJ/31)/11 11/13/1 -~~-r Hkl: ladlow.MM!tli t.po--.{RllalllR 16SU)'I U/U/17 U/S/1 ;ri ::~~[· ....... tml/11 11/'JA/1" ,..,, lJ/27/17 U/S/1~ ·22··ir•*7:FlnalUII ..... U/1117 =~ .. hwllttlnaltlK '"" "'"'' Pt1ntFINIEIR ,..,. 12/13/17 12/15/1~ SI.Diftt'Rnal[lltoOty ,..., 12/11/17 12/11/171 .. laQltAndqr,/SOC ....... I/IA/17 12/21/1~ 1.1 ~ CEQI, flrdr,p/ SOC , .. 1/14/17 1/11/l l Qty ...... , .. 1/11/17 1/15/1' l.loraftF~ , .. 12/U/17 12/19/lfi Qty ...... , .. U/20/17 12/26/1~ 1.3 FlniilCEa.~SOC , . .,. U/11/l:1 12/21/1 " ......... ....... I/JA/17 1/1/1~ 9.1 SaMncheck MMl!.P , .. 8/14/17 1/11/17' Qty ....... , .. 1/11/17 1/2>/l~ l.2DhftMM~ , .. U/14/11 12120/11 atyR,,,iow , .. U/21/17 ~ 9.lflnalMMRP ..... U/21/17 ll :flltlO,.....MdHNri,,p ....... S/D/17 ... .,._ ldoy 5/UIU kGfllrcMl.«irc , .. , 6/21/17 =j ..,._!JI UiNff 5/21/11 St.affMeetqsonScreenchediOr.ttDftl2) ldoy 7/17/17 7/17/11 SblffMNtlnponllT(/Sa'Nrlchlldt FINI CIR(ll 11 .... lJ/lJ/17 U/6/U -131 ...... l/1/11 ·~ TMlcUCl!ttlflNfl...i alll , ... J/ll/11 J/:U , ... --· _ ... ♦ --..... 4/U/11 80 8690 Balboa Avenue, Suite 200 San Diego, CA 92123-1502 858.712 8400 hdrinc.com We practice increased use of sustainable materials and reduction of material use. © 2017 HOR. Inc., all rights reserved. HDR Engineering, Inc. COST ESTIMATION WORKSHEET-SO CAL Environmental Fully Burdened Rates, Including Profit Rev 01/2017 -2017 Rates PROJECT: Marja Acres Specific Plan EIR LOCATION: City of Carlsbad PARTI -DIRECT SERVICES ITEM --....... Gnibus,Tim -Pnvate Development Market Sector Lead Meyer, Clint-Senior Environmental Planner Del Rosano, Sharyn -Environmental Planner Lee, Elaine -Environmental Planner Santos, Ronnel -Biologist Burvall, Anders -GIS Analyst Black, Carrie -Sr Project Coordinator Lay, Keith -Sr Air Quality Specialist Barrera, Sarah -Sr Biologist Smith, Doug -Senior Program Manager Kading, Kelly -Hazardous Waste Specialist 3 Delu, Nina -Environmental Planner Bnm, Natalie Hyles, Jacob -water Resources EIT Stanek, James Duan, June -Senior Traffic Engineer/ Analyst Moyer, Janelle Czechowski, Kelly -Sr Environmental Planner Varela, Karen -Environmental Planner Glenny, wayne -Archaeology Program Manager Ko, Kent -Sr Traffic Eng Prj Mgr Petree, David Eich, lngnd -Senior Biologist Helsens Sharon - Business Grouo Accountant !SUBTOTAL DIRECT LABOR FFP/HR adllWll',lit 335.00 $335.00 217.00 $217.00 131.00 $131.00 100.00 $100.00 78.00 $7800 0.00 $0.00 0.00 $0.00 128.00 $128.00 80.00 $80.00 229.00 $229.00 147.00 $147.00 324.00 $324.00 0.00 $0.00 234.00 $234.00 159.00 $159.00 115-00 $95.00 146.00 $146.00 159.00 $159.00 181.00 $191.00 197.00 $197.00 147.00 $147.00 94.00 $94.00 147.00 $147.00 198.00 $198.00 118.00 $118.00 200.00 $200.00 flliM $151.00 PART 11-SUPPORT SERVICES -ITEMIZED ON SUPPLEMENT SHEETS ITEM Pnnting/Mailing "rravel Subconsultant (Planning Systems -Visual Simulations) Subconsultant (Leighton -Phase I ESA) Subconsultant Mark-Up SUBTOTAL SUPPORT SERVICES TASK SUBTOTAL HOR Engineering -Conf'Klential DATE OF ESTIMATE· Task 1 PROJECT INITIATION HRS I COST 8 $2,680 2 $434 4 $524 $0 $0 $0 $0 2 $256 4 $320 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 4 $604 24 I 4,818 AMT I COST $100 I $100 $4,918 Task 2 Task 3 Task 4 FIRST SECOND DRAFT EIR SCREENCHECK SCREENCHECK DRAFT EIR DRAFTEIR HRS I COST HRS I COST HRS I COST 16 $5,360 12 $4,020 8 $2,680 8 $1,736 2 $434 2 $434 116 $15,196 72 $9,432 24 $3,144 36 $3,600 32 $3,200 8 $800 8 $624 $0 $0 $0 $0 $0 $0 $0 $0 8 $1,024 4 $512 2 $256 26 $2,080 16 $1,280 16 $1,280 6 $1,374 $0 $0 $0 $0 $0 2 $648 $0 $0 $0 $0 $0 $0 $0 $0 4 $636 $0 $0 23 $2,185 $0 $0 $0 $0 $0 2 $318 $0 $0 8 $1,528 $0 $0 $0 $0 $0 12 $1,764 4 $588 $0 24 $2,256 16 $1,504 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 2 $400 $0 $0 4 $604 2 $302 2 $302 305 I 41,333 160 I 21,272 62 I 8,896 AMT I COST AMT I COST AMT I COST SEIRs $335 SEIRs $300 DEIRs $2,500 $16,000 $4,500 $2,050 I $22,885 I $300 I $2,500 $64,218 $21,572 $11,396 5/17/2017 A-E FIRM: CONTRACT NO · Task 5 Task 6 Task 7 1ST SCREENCHECK 2ND SCREENCHECK FINAL EIR RESPONSE TO RESPONSE TO COMMENTS/FEIR COMMENTS/FEIR HRS I COST HRS I COST HRS I COST 12 $4,020 8 $2,680 4 $1,340 $0 $0 2 $434 32 $4,192 16 $2,096 16 $2,096 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 4 $512 2 $256 6 $480 16 $1,280 8 $640 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 2 $302 2 $302 2 $302 52 I 8994 46 I 6,870 34 I 5068 AMT I COST AMT I COST AMT I COST $300 $300 FEIRs $2,000 I $300 I $300 I $2,000 $9,294 $7,170 $7,068 ATTACHEMENT 3 H DR Engineering NA TOTAL THIS PAGE HRS COST 68 $22,780 16 $3,472 280 $36,680 76 $7,600 8 $624 0 $0 0 $0 22 · $2,816 92 $7,360 6 $1,374 0 $0 2 $648 0 $0 0 $0 4 $636 23 $2,185 0 $0 2 $318 8 $1,528 0 $0 16 $2,352 40 $3,760 0 $0 0 $0 0 $0 2 $400 18 $2,718 683 $97,251 THIS PAGE AMT I COST $5,835 $0 $16,000 $4,500 $2,050 $0 $0 I $28,385 $125,636 PAGE1 TOTAL PAGE 1 TO 2 HRS COST 88 $29,480 16 $3,472 296 $38,776 100 $10,000 8 $624 0 $0 0 $0 24 $3,072 104 $8,320 6 $1,374 0 $0 2 $648 0 $0 0 $0 4 $636 23 $2,185 0 $0 2 $318 8 $1,628 0 $0 16 $2,352 40 $3,760 0 $0 0 $0 0 $0 2 $400 22 $3,322 761 $110,267 PAGE 1 TO 2 AMT B TOTAL $6,285 $300 $30,000 $5,900 $2,050 $0 $0 I $44,535 761 $154,802 Page 1